22-105973-PreApp Summary Letter-01-12-23Department of Community Development
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-2607
www.cityoffederalway.com
Jim Ferrell, Mayor
July 11, 2022
Tom Barghausen
Barghausen Consulting Engineers
18215 72nd Avenue S.
Kent, WA 98032,
tbarghausen@barghusen.com
Re:File #22-102372-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Creekwood Subdivision, 31000 block of 22nd Avenue SW, Tax parcel 122103 9037
Dear Mr. Barghausen:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC) held June 16, 2022. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City’s Planning and Building
Divisions, Public Works Department, and representatives from Lakehaven Water and Sewer District and
South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant
information handouts are enclosed with this letter. Please be advised, this letter does not represent all
applicable codes. In preparing your formal application, please refer to the complete FWRC and other
relevant codes for all additional requirements that may apply to your project.
The key contact for your project is me, Jim Harris, 253-835-2652, 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 your key contact.
PROJECT DESCRIPTION
Proposed 20-lot subdivision on 19.86 acres.
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
If the proposal is designed as a cluster subdivision, then additional FWRC cluster plat
requirements apply regarding design, open space, etc.
Any exploratory site reconnaissance work requires prior city review and approval.
Several environmentally critical areas are present on the site and must be evaluated.
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Mass clearing and grading of the site is not supported by FWRC.
Public Works Development Services Division
AD-Administration determination for the proposed CIP vault is required because the project is
outside the City Core.
AD-Administration determination for the CMP box culvert is required. This concept is proposed
instead of a solider pile wall crossing a ravine.
:Any storm pipe run at 15% or above require pipe anchors (2021 Surface Water Design Manual -
Pipe Anchors).
A new review from Wetland/Fish and Game may be require for the proposed box culvert ( if
excepted) the last review was in 2017.
Public Works Traffic Division
Transportation Concurrency Management (FWRC 19.90) – A transportation concurrency
permit with application fee of $5,451 (11-50 Trips) is required for the proposed project.
Traffic Impact Fees (FWRC 19.91) - Traffic impact fees are required for single family
residential dwelling units and will be assessed at building permit stage. The estimated total traffic
impact fee is $156,281.37.
Frontage Improvements (FWRC 19.135.040) – Construct street frontage improvements and
dedicate right-of-way (ROW) for two (2) new streets within the property.
Access Management (FWRC 19.135.260) – The development shall meet access management
standards.
Building Division
A geo report shall be submitted with each building permit application.
Any retaining walls will require third party review which is additional cost to the developer.
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, 253-835-2652, jim.harris@cityoffederalway.com
1.Zoning Designation and Density – The site is zoned RS-15.0 (Single-Family Medium-Density
Residential, one unit/15,000 square feet.). Lots in the RS 15.0 zone must be a minimum lot size of
15,000 square feet.
The conceptual preliminary plat map drawing submitted with the preapplication materials includes
lot cluster per Federal Way Revised Code (FWRC 18.55.040). See cluster plat comments below.
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2.Review Process – A subdivision of ten or more lots and/or tracts requires review and public hearing
on the preliminary plat application by the city’s Hearing Examiner. In summary, following
application submittal, the City will review the application for completeness and technical comments.
The first procedural decision point is the State Environmental Policy Act (SEPA) review and
determination. Following conclusion of the SEPA review, City staff will present the staff report and
recommendation on the preliminary plat to the Hearing Examiner, who then makes the final decision
on the preliminary plat application. The Hearing Examiner’s written decision on the preliminary plat
is based on the applicant satisfying criteria pursuant to FWRC 18.35.170(3) and all Title 18
requirements. The decision of the Hearing Examiner may be appealed pursuant to FWRC 18.35.210.
After the final decision on the preliminary plat, engineering plans must be submitted and reviewed
by the City Public Works Department. Following review and approval of engineering plans,
construction of plat infrastructure may begin. Substantial completion of plat improvements is
required prior to final plat review and decision.
A preliminary plat informational bulletin and Master Land Use application are enclosed. The
application must be prepared in accordance with the submittal requirements listed in the enclosed
informational bulletin and in accord with FWRC standards.
3.State Environmental Policy Act (SEPA) – The proposed subdivision is not categorically exempt
from environmental review pursuant to Washington Administrative Code (WAC) 197-11-800 and is
subject to a threshold determination. A completed environmental checklist must be submitted with
the Master Land Use application. A thoroughly completed checklist that gives comprehensive
answers to each item will expedite the review process. The public, government agencies, and tribes
will be invited to comment on the checklist during a 14-day comment period. An environmental
threshold determination made by the director must be rendered prior to public hearing on the
preliminary plat application.
The City issued a SEPA environmental threshold determination for a subdivision on the subject
property several years ago, and this previous threshold determination must be reviewed and
addressed.
4.Application / Review Fees – Contact staff at the Permit Center at City Hall to inquire about
application fees in place at the time of application submittal.
Also, any third party reviews by City consultants for review and assistance with geologically
hazardous area soils reports, and wetland/stream consultants must be pre-funded and paid by the
applicant.
5.Environmentally Critical Areas – The city’s critical area inventory shows the subject property
impacted by several environmental constraints. The application must include the appropriate critical
area studies standards per FWRC 19.145.080 and necessary permitting applications related to each
critical area feature as they are applicable to the preliminary plat.
In summary, any intrusion into critical areas and buffers must meet the mitigation sequencing
standards of FWRC 19.145.130. Avoidance of impacts is the first priority, and minimization of
impacts is the second priority. Applicants must demonstrate all reasonable efforts have been made to
avoid and minimize critical area impacts. as required by FWRC.
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a.Stream – Lakota Creek and a tributary are located on the property. The streams on site must be
classified per the City’s stream rating system in FWRC 19.145.260.
A stream delineation, classification and associated stream report prepared by a qualified stream
biologist in accord with FWRC Chapter 19.145, Article III must be provided.
b.Wetlands – Several wetlands are on the property. The wetlands and buffers on site must be
classified per the City’s wetland rating system in FWRC 19.145.420.
A wetland delineation, classification and associated wetland report prepared by a qualified
wetland biologist in accord with FWRC Chapter 19.145, Article IV must be provided.
Intrusions into the wetland buffer are reviewed and decided upon using Process III land use
review. Refer to FWRC 19.145.440(5) for buffer averaging, and FWRC 19.145.440(6) for
buffer reduction with enhancement. Buffer reductions may not be used in combination with
buffer averaging.
c.Geologically Hazardous Area (GHA) – The city’s inventory identifies the subject property
contains erosion hazard soils, which are defined as geologically hazardous areas. The site also
appears to meet the definition of landslide hazard and steep slope hazard. The city regulates
these areas and a corresponding 50-foot buffer pursuant to FWRC 19.145.220.1. A geo-
technical engineering report must be submitted in accord with FWRC Chapter 19.145 Article
II, and must address any proposed intrusion into such areas. Any intrusion within 50 feet of a
geologically hazardous area may be granted by the director if: the development will not be at
risk of damage due to the geologic hazard and will not lead to or create any increased slide,
seismic or erosion hazard.
6.Public Notice – The preliminary plat and SEPA review require notice of application, SEPA
threshold determination, and public hearing notice. City staff prepares and mails the notices. The
applicant will also be required to pay for and post City supplied large notice boards at the
appropriate times.
7.Subdivision Design Criteria and Improvements – Subdivisions are subject to the design and
improvements criteria set forth in FWRC Chapters 18.55 and 18.60, respectively. It is the
responsibility of the applicant to identify how the proposed subdivision meets applicable design and
improvements criteria and is therefore entitled to the land division.
8.Miscellaneous Residential Regulations -
a)Maximum height of structures – 30 ft. above average building elevation.
b)Setbacks for structures are minimum 20-foot front yard and 5-foot side and rear.
c)Maximum lot coverage – 50 percent.
d)Required parking spaces – minimum of two per dwelling unit.
e)Driveway and/or parking pad may not be closer than five feet to any side property line.
9.Open Space – All residential subdivisions are required to provide open space in the amount of 15
percent of the gross land area of the subdivision site per FWRC 18.55.060(2). A minimum 10
percent of the open space is required to be usable open space, i.e. appropriate for active recreation
areas. Additionally, any onsite open space must be set aside in a tract and owned in common
undivided interest by all property owners within the subdivision. All or some of the open space
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requirement may be satisfied by a fee-in-lieu payment at the discretion of the City Parks Director,
after consideration of the city’s overall park plan, quality, location, and service area of the open
space that would otherwise be provided with the project. The fee in lieu of open space is calculated
on 15 percent of the most recent assessed land value of the property. If the fee-in-lieu option is
chosen, a written request to Parks Director John Hutton is required. A copy of this request is a
required component of the preliminary plat application. Fee in lieu is not permissible for a cluster
plat (FWRC18.55.060(2)).
Usable open space design, size and location options, along with provisions for access,
improvements, ownership, and maintenance, will be reviewed in conjunction with review of the
preliminary plat.
Critical areas and buffers, conservation tracts, slopes, storm pond tracts, etc. do not qualify as usable
open space.
Typically, a narrow (3 – 5 foot wide) landscape buffer strip is required between streets and above
ground stormwater facilities and may be counted toward buffer open space.
Buffers are not required between residential uses, and are not typically supported by code standards.
However, if a road connection is made to 21st Avenue SW, City staff may support the buffering of
the adjacent residential lots. This landscape area may qualify as a buffer open space under FWRC
18.55.060.
To my knowledge, open space and recreation open space on top of a storm drainage facility has
never been approved by the City, and if proposed, then ownership, usage, maintenance, etc of the
open space / recreation area would need to be evaluated and clearly addressed as part of the plat
review.
For a cluster subdivision (as proposed), additional open space and subdivision and residential design
requirements apply, please see FWRC and additional comments below. Please consult FWRC
18.55.060 for specific open space requirements that apply to the proposal. Fee in lieu of on site open
space is not permissible in a cluster plat.
The City’s adopted Bicycle and Pedestrian Master Plan shows a future trail segment in the general
location of the subject property. The Master Plan can be found at :
http://www.cityoffederalway.com/DocumentCenter/Home/View/1757.
The map on page 33 of the Bicycle and Pedestrian Plan shows the future trails. Additional comments
on the Bicycle and Pedestrian Plan are in the Public Works Traffic Division comments below.
We encourage you to consult the Bicycle and Pedestrian Plan and implement the trail plan as a
component of the open space for the proposed subdivision. Trail improvements would qualify as
usable open space.
10.Cluster Subdivision – Under the cluster subdivision provisions in FWRC 18.55.040, lots can be
reduced in size to half the size of the underlying zoning requirement, but in no case smaller than 7,500
square feet per lot (1/2 of underlying zoning); provided the minimum setback requirements are met.
When the cluster subdivision abuts a single-family zoned neighborhood, the lots in the proposed
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development immediately adjacent shall be no less than the neighboring lot size, or the underlying
zoning minimum lot size minus 10 percent, whichever is smaller. Cluster lots are not eligible for
accessory dwelling units (ADU) under FWRC 19.195.180 or 19.200.180. At the time of the final plat,
a note on the face of the plat regarding ADUs will be required.
11.Cluster Subdivision Open Space – All residential subdivisions are required to provide open space in
the amount of 15 percent of the gross land area of the subdivision site per FWRC 18.55.060(2). Open
space created through cluster subdivisions shall be protected from further subdivision or development
by covenants filed and recorded with the final plat of the subdivision. All open space on-site must be
usable, except up to five percent can be buffer. Therefore, a minimum of 10 percent of the gross land
area is required to be on-site usable open space. All usable open space must be readily identifiable with
the development and easily accessible by the residents. Usable open space should be the central focus
and an amenity for the project. The open space areas shown on the conceptual preliminary plat may not
meet this FWRC standard.
Usable open space design, size, amenities, and location options, along with provisions for access,
improvements, ownership, and maintenance, will be reviewed in conjunction the with review of the
preliminary plat and shall be commensurate with the size, scale, density, and design of the cluster
subdivision. Critical areas and buffers, conservation tracts, slopes, storm pond tracts, etc. do not
qualify as usable open space.
12.Cluster Subdivision Community Design Guidelines – Concepts emphasized in a cluster
subdivision include plat design and residential design standards. Pursuant to FWRC 19.115.120, a
written narrative identifying how the proposal complies with the following criteria must be submitted
with the preliminary plat application:
•Garages shall be provided for all residential lots.
•Front entryways should be the prominent feature of the home.
•Attached garages should not compose more than 40 percent of the front facade of the
single-family home if the garage doors are flush with the front facade, or will be set back
a minimum of five feet from the rest of the front facade. Detached garages should also be
set back a minimum of five feet from the facade.
•If garage access is provided from alleys, the front yard setback can be reduced to 15 feet.
•Each dwelling unit shall be intended for owner occupancy.
13.Cluster Subdivision Approval Criteria – The innovative or beneficial overall quality of the proposed
development shall be demonstrated by the following criteria per FWRC 18.55.040:
a)The subdivision provides innovative development, otherwise not allowed, but which
promotes the goals of the comprehensive plan for architectural compatibility with single-
family housing on adjacent properties.
b)The subdivision results in 15 percent common open space of which at least 10 percent of
the gross land area must be usable on-site open space, which is identified with the
development and easily accessible to residents.
c)Provide native tree retention in accordance with FWRC 19.120.130, et seq.
d)Cluster lots immediately adjacent to existing neighborhoods have incorporated design
elements through lot size and architecture to be compatible, as approved by the director.
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e)The cluster subdivision will not result in destruction or damage to natural, scenic, or
historic features.
f)Each dwelling unit shall meet the design standards in the FWRC community design
guidelines for cluster subdivisions.
14.Tree Retention/Replacement – The city’s tree standards require each development/redevelopment
to maintain a tree unit density. The minimum tree density requirements for RS zones are 25 tree
units per acre. The required density for the subject property will be determined by multiplying the
gross site acreage, minus streets and critical areas, by 25. A tree retention plan detailing how the
subject property will meet tree unit density requirements shall be submitted with the preliminary plat
application. Items required to be included in the plan are itemized in FWRC 19.120.040(2)(a)
through (e). The table below identifies tree unit values for retained and replacement trees.
FWRC 19.120.130-2 – Tree Unit Credits
Retained Trees Tree Unit Credit
Existing Tree 1" to 6" d.b.h.1.0
Existing Tree > 6" to 12" d.b.h.1.5
Existing Tree > 12" to 18" d.b.h.2.0
Existing Tree > 18" to 24" d.b.h.2.5
Existing Tree > 24" d.b.h.3.0
Replacement Trees
Replacement Tree - Small (Mature canopy area < 450 SF).50
Replacement Tree - Medium (Mature canopy area 450 to 1,250 SF)1.0
Replacement Tree - Large (Mature canopy area > 1,250 SF)1.5
For this project site, we would allow a tree inventory which uses three representative one acre
sample areas, rather than conducting a tree inventory for the entire 20-acre site.
15.Clearing & Grading – With the preliminary plat application, a clearing and grading plan
addressing items listed in FWRC 19.120.040(1)(a) through (j) is required. Prior to beginning
clearing and grading activities, all critical areas and buffers, and trees/vegetation that are to be
preserved within and adjacent to the construction area shall be clearly marked and protected per
guidelines prescribed within FWRC 19.120.160.
Removal of all trees and vegetation is contrary to the objectives of the FWRC clearing and grading
regulations under FWRC Chapter 19.120 Articles II and III. Pursuant to FWRC 19.120.080 and
19.120.130(1), permitted clearing and grading areas should minimize removal of existing trees and
minimize the disturbance or compaction of native soils, except as needed for building purposes. For
any clearing beyond that necessary for required infrastructure, provide a written request and
justification as part of the preliminary plat application. The FWRC policies encourage retention of
existing trees and vegetation in good health, to the maximum extent possible in all developments.
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Any retaining walls and rockeries can be a maximum of six feet in height and must comply with the
standards in FWRC 19.120.120. Preliminary designs for retaining walls shall be submitted with the
preliminary plat application, and include cross sections and visual depictions of the retaining walls.
Retaining walls are not permitted in the critical area building setback.
16.Forest Practices – A Forest Practices Class IV- General Application is required if more than 5,000
board feet of merchantable timber will be harvested from the property in conjunction with the
development activity. The city will review the proposed Class IV-General Forest Practices in
conjunction with SEPA review, and review of associated development permits or approvals.
17.Tacoma Smelter Plume – The subject property is located in the Tacoma Smelter Plume detect area
containing 20.1 ppm to 40.0 ppm arsenic and lead concentration. Please contact Eva Barber,
Technical Assistance Coordinator, Department of Ecology, at Eva.Barber@ecy.wa.gov or 360-407-
7094 regarding the Voluntary Soil Clean-Up Program. Additional information on the smelter plume
testing and cleanup requirements can be found at
http://www.ecy.wa.gov/programs/tcp/sites_brochure/tacoma_smelter/2011/ts-hp.htm.
The City will require soil testing and soil cleanup (if applicable) as a component of the preliminary
plat and SEPA applications, review and site development. The applicant shall provide preliminary
soil testing data in compliance with Washington State Department of Ecology guidelines with the
preliminary plat application.
18.School Access Analysis – A school access analysis is required to be submitted to the City with the
preliminary plat application, to assure that safe walking routes to schools or bus stops are provided
as required by RCW 58.17. If there are not safe and adequate walking routes available, walking
route improvements may be required as part of the plat review process. Contact Jen Thomas at
jthomas@fwps.org for information about the school access analysis requirements.
19.Exploratory Site Reconnaissance Work – Please provide City staff written notice before any site
reconnaissance work occurs. If any geo-technical exploration, boring work, or any work in critical
areas is to occur, this activity must be approved by City staff prior to this work as identified in
FWRC 19.145.120(2).
20.Approval Duration – Per FWRC 18.35.220, preliminary plat approval shall expire five years from
the date of hearing examiner approval, unless the applicant requests an extension as provided in
FWRC 18.05.090.
21.Final Plat – The final plat fee, in effect at the time of the final plat application, and items identified
in FWRC 18.40.020, are required to process the final plat. Substantial completion of the plat
infrastructure must occur prior to submittal and processing of the final plat application. The City
allows bonding of only minor improvements. The Director of Community Development makes a
written decision and action on the final plat. After final plat approval and signatures, the final plat
map is recorded at the King County Recorder’s Office.
22.School Impact Fees – School impact mitigation fees are to be paid at the time of individual single
family building permit.
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23.Recording – Following substantial completion of subdivision improvements and Director review
and approval of the final plat, the applicant will record the plat with the King County Recorder’s
Office. The applicant is responsible for the plat recording fees. Prior to recording the plat, all
surveying and monumentation must be complete. In addition, all other required improvements must
be substantially completed as determined by the departments of Community Development and
Public Works.
PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION
Brent Cummings, 253-835-2734, Brent.Cummings@cityoffederalway.com
Land Use Issues – Stormwater
1.Surface water runoff control and water quality treatment will be required per the 2021 King County
Surface Water Design Manual (KCSWDM). This project meets the requirements for a Full Drainage
Review. At the time of land use site plan preliminary short plat 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 has 1″ = 100′, five-foot contour planimetric maps in GIS
format that may be used for basin analysis.
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.
3.In addition to the KCSWDM, our initial review suggests that FWRC Section 19.30.120,
“Nonconforming Water Quality Improvements” applies to this site
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 treatment facilities for subdivisions are required to be above ground (i.e.
an open pond), within a separate storm drainage tract, and dedicated to the City for future
maintenance. Detention and water quality facilities may be within the same tract. Underground
facilities are allowed only with approval from the City of Federal Way Stormwater Management
Division.
6.Detention and water quality facilities for 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
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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.If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA)
permit may be required. Information regarding this permit can be obtained from the Washington
Department of Fish and Wildlife.
10.Federal Way Revised Code chapter 19.96 requires that a system development charge (SDC) be paid
for 2022 prior to connection of private storm water infrastructure to the public drainage system.
This charge is $1035.00 per Equivalent Service Unit (ESU). One ESU is 3,200 square feet of
impervious surface area.
11.Please remember there will be a ESU charge for impervious surface ( road, sidewalk ect) created
under the Engineer Permit for the plat and each house will be assessed a ESU at the time of building
permit.
Right-of-Way Improvements
1.See the Traffic Division comments from Jason Kennedy for traffic related items.
2.If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
3.All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
4.FWRC Section 11.05.110 requires that overhead utility lines be relocated underground if over 500
feet, or three spans are affected by a project.
5.FWRC Section 19.135.280 requires that driveways serving residential uses may not be located closer
than 25 feet to any street intersection. Lots and intersections within new subdivisions or short plats
must be designed to meet this standard.
Building (or EN) Permit Issues
1.In addition to engineering approval, projects that will be filling or grading in the area of the future
building pads are required to obtain a separate grading permit from the Building Department.
2.The Federal Way Public Works Development Standards Manual (including standard detail drawings,
standard notes, and engineering checklists) is available on the City’s website at
http://www.cityoffederalway.com/index.aspx?nid=171 to assist the applicant’s engineer in preparing
the plans and TIR.
3.Bonding is required for all street improvements and temporary erosion and sediment control
measures associated with the project. The bond amount shall be 120 percent of the estimated costs of
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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, or cost overruns for inspections. Upon
completion of the installation of the improvements, and final approval of the Public Works
Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year
maintenance period.
4.The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer’s compliance with the maintenance requirements. Upon satisfactory completion of the
two-year maintenance period, the remainder of the bond will be released. Maintenance for public
roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for
private roads and drainage facilities, including short plats, remain the responsibility of the individual
property owners.
5.When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase “DATUM: N.G.V.D.-29” or “DATUM: K.C.A.S.,” on all sheets where vertical
elevations are called out.
6.Drawings shall be submitted electronically for plan review. If you have questions about this process,
please contact the permit center at 253-835-2607 or ElectronicSubmittal@cityoffederalway.com.
7.Provide cut and fill quantities on the clearing and grading plan.
8.Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2016
KCSWDM, must be shown on the engineering plans.
9.The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
ADDED COMMENTS;
1: AD-Administration determination for the proposed CIP Vault and CMP box culvert is required because
the project is out of the City Core.
2: Any storm pipe runs at or exceed 15% need pipe anchors.
3: A new review from wetland /fish and game may be required for the proposed box culvert (if excepted).
The last review was in 2017.Check with city standards.
PUBLIC WORKS TRAFFIC DIVISION
Jason Kennedy, 253-835-2744, jason.kennedy@cityoffederalway.com
_____________________________________________________________________________________
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Transportation Concurrency Analysis (FWRC 19.90)
1.Based on the submitted materials for the 20 single family residential dwelling units using the Institute
of Transportation Engineers (ITE) Trip Generation - 11th Edition, land use code 210 (Single-Family
Detached Housing), the proposed project is estimated to generate approximately 20 new weekday PM
peak hour trips and 189 daily weekday trips.
2.A concurrency permit is required for this development project. The PW Traffic Division will perform
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation
analysis and concurrency mitigation may be required if the proposed project creates an impact not
anticipated in the six-year Transportation Improvement Plan (TIP).
3.The estimated fee for the concurrency permit application is $5,451 (11-50 Trips). This fee is an
estimate and based on the materials submitted for the pre-application meeting. The concurrency
application fee must be paid in full at the time the concurrency permit application is submitted with
land use application. The fee may change based on 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 20 new single family residential lots, the estimated total traffic
impact fee is $156,281.37. The actual fee will be assessed and collected from the applicant when the
building permit is issued, using the fee schedule then in effect (FWRC 19.100.070 3(c)). At any time
prior to building permit issuance, the applicant may request to defer to final building inspection the
payment of a transportation impact fee for a single-family residential dwelling unit (FWRC
19.100.075). If this option is selected, a covenant prepared by the city to enforce payment of the
deferred fees will be recorded at the applicant’s expense. Refer to defer payment of impact fee code
for process.
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:
The new street west of 22nd Ave SW (Road A) shall be a Type “W” Local street, consisting of a
28-foot street with curb and gutter, four-foot planter strips with street trees, five-foot sidewalks
and street lights in a 52-foot right-of-way (ROW). The cul-de-sac terminus bulb shall have a
cross-section Type “Z” with 90-foot diameter pavement, 5-foot sidewalk, 3-foot utility strip and
street lights in a 106-feet of ROW.
Tom Barghausen
July 11, 2022
Page 13
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The new street between 21st and 22nd Ave SW (Road B) shall be a Type “W” Local street,
consisting of a 28-foot street with curb and gutter, four-foot planter strip with street trees, five-
foot sidewalks and street lights in a 52-foot right-of-way (ROW).
1.Street lighting in the right-of-way is required (FWRC 19.135.190) on the two (2) new streets.
Provide the conceptual illumination plan for roadway lighting on Road A and Road B on its own plan
sheet. The illumination plan shall be designed by a professional engineer and be submitted as part of
the engineering plan submittal.
2.The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about 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.
3.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.Driveways that serve only residential use may not be located closer than 25 feet to any street
intersection or driveway. Separation distances shall be measured from centerline to centerline of
roadways and driveways.
Design Criteria (FWRC 18.55)
1.Block perimeters shall be no longer than 1,320 feet for non-motorized trips, and 2,640 feet for streets
(FWRC 18.55.010 and FWCP Policy TP4.2). Therefore, an east/west connection along the north side
of the property would be required. The proposed roadway connection satisfies this perimeter
requirement for motorized trips and brings the non-motorized perimeter closer to compliance.
2.No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (FWRC
18.55.010).
3.Traffic calming devices such as speed humps, raised crosswalks, traffic circles, chicanes, etc. should
be incorporated in the residential street design to control speed and any potential cut-through traffic.
The devices may be located on the new east-west street, or on 22nd Ave SW in the existing
neighborhood. Further coordination with the neighborhood and City may be required.
4.The City’s adopted Bicycle and Pedestrian Master Plan shows a future trail segment (paved trail) on
or near the subject property that appears to follow the sewer and surface water easements on the
southern portion of the property. The applicant should show a proposed trail or propose an alternative
solution to satisfy the requirements of the Master Plan.
5.All public improvements such as sidewalks and ADA ramps should be in public ROW.
Tom Barghausen
July 11, 2022
Page 14
22-102372-00-PC Doc ID:
6.All lots shall be accessed by a public street right-of-way (FWRC 18.55.020).
Misc. Safety related Comments
1.Driveways serving a single family dwelling unit abutting two streets should be at least 25 feet from
the beginning of the street radius.
2.The application should be forwarded to King County METRO for any transit requirements.
1.A sight distance analysis must be conducted and the results submitted with plans that show sufficient
sight distance at the intersections of Road B @ 21st Ave SW and Road A / 22nd Ave SW @ Road B.
COMMUNITY DEVELOPMENT – BUILDING DIVISION
Scott Sproul 253 835 2633 scott.sproul@cityoffederalway.com
_____________________________________________________________________________________
1.Building Codes. The structure will be treated as a new building permit application and must meet all
current codes including:
International Building Code (IBC), 2018
Washington State Amendments WAC 51-50
International Mechanical Code (IMC), 2018
Washington State Amendments WAC 51-52
Uniform Plumbing Code (UPC), 2018
Washington State Amendments WAC 51-56 & WAC 51-57
International Fire Code (IFC), 2018
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2020
Accessibility Code (ICC/ANSI A117.1), 2009
International Residential Code, 2018
Washington State Amendments WAC 51-51
Washington State Energy Code, 2018 WAC 51-11
2.Building Criteria. The following applies to the proposed structure:
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.
Tom Barghausen
July 11, 2022
Page 15
22-102372-00-PC Doc ID:
Submittal of the building permit is by electronic submittal only. Please use this link
https://www.cityoffederalway.com/node/4588 to request a link to upload your submittal documents. If
you have questions about this process, please contact the permit center at 253-835-2607 or
ElectronicSubmittal@cityoffederalway.com. Please note, the application fee collected at initial
submittal of the permit application covers the initial review and one resubmittal only. The City will be
charging applicants for any additional staff time necessary to complete each review following the first
resubmittal.
Some projects may require a third-party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third-party fee is in addition to regular permit fees and costs.
Please note, Land Use Approval is recommended prior to submitting the building permit application
to avoid delay in project review. If the project has not received Land Use Approval, it may be placed
on hold until Land Use review is completed.
4.Review Timing. Federal Way reviews plans on a first in, first out basis; however, there are some
small projects with inconsequential review requirements that may be reviewed out of order.
The first comment letter can be expected within 5-7 weeks of submittal date. Re-check of plans will
occur in one to three weeks after re-submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate, by means of clouding or written
response, what changes have been made from the original drawings. Plans for all involved
departments will be forwarded from the Community Development Department to all review staff.
Please use this link https://www.cityoffederalway.com/node/4588 to request a link to upload your
resubmittal documents. If you have questions about this process, please contact the permit center at
253-835-2607 or ElectronicSubmittal@cityoffederalway.com.
5.Other Permits & Inspections. Separate permits may be required for electrical, mechanical,
plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time
prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the
Building Department can final the structure for occupancy. Building final must be approved prior to
the issuance of a Certificate of Occupancy.
Construction projects may be required to have a pre-construction conference. If a pre-con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party, should attend this meeting.
Meetings will occur at the Building Department and will be scheduled by the inspector of record for
the project.
Tom Barghausen
July 11, 2022
Page 16
22-102372-00-PC Doc ID:
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
LAKEHAVEN WATER AND SEWER DISTRICT
Brian Asbury, 253-946-5407, BAsbury@lakehaven.org
GENERAL
All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven’s Development Engineering web pages
(http://www.lakehaven.org/204/Development-Engineering).
All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven’s current regulations and policies. Any change to either the development proposal(s) or
Lakehaven’s regulations and policies may affect the above comments accordingly.
WATER
Lakehaven issued a Water Certificate of Availability for the proposed project/property on 5/13/22;
Certificate is valid for one-year from date of issuance.
A Lakehaven Developer Extension (DE) Agreement will be required to construct new water distribution
system facilities for the proposed development. Additional detail and/or design requirements can be
obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a
Developer Pre-Design Meeting or a DE Agreement. Lakehaven encourages
owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently
early in the pre-design/planning phase to avoid delays in overall project development.
All water service connection stubs (all components except the service meter) must be installed &
approved by Lakehaven, prior to subdivision approval & recording.
A water service connection application submitted separately to Lakehaven is required for each new
service connection to the water distribution system, in accordance with standards defined in Lakehaven’s
current ‘Fees and Charges Resolution’. 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/deposits (2022 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from
any DE fees/charges/deposits & are due at the time of application for service.
o Water Service/Meter Installation, 1” preliminary sizes: $560.30 fee (each). Actual size TBD by
Lakehaven based on UPC plumbing fixture count.
o Capital Facilities Charge(s)-Water: $5,097.65 per Equivalent Residential Units (ERU).
SEWER
Lakehaven issued a Sewer Certificate of Availability for the proposed project/property on 5/13/22;
Certificate is valid for one-year from date of issuance.
A Lakehaven Developer Extension (DE) Agreement will be required to construct new sanitary sewer
system facilities necessary for the proposed development. Additional detail and/or design requirements
can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for
Tom Barghausen
July 11, 2022
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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.
All sewer service connection stubs (main-to-lot) must be installed & approved by Lakehaven, prior to
subdivision approval & recording.
The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven prior to activating any new sewer service connection(s).
Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/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 sewer facilities previously constructed that provide
direct benefit to the property. If a DE Agreement is required, CPILOE charges are due prior to & as a
condition of scheduling the Lakehaven preconstruction meeting. Connection charges are separate from
any DE fees/charges/deposits & are due at the time of application for service.
o Sewer Service Connection Permit: $441.78 fee (each).
o Capital Facilities Charge(s)-Sewer: $5,039.47 per ERU.
o CPILOE (ULID 17 [30” trunk] & ULID 22 [8” main]: $49,672.51.
SOUTH KING FIRE AND RESCUE
Sean Nichols, 253-946-7242, Sean.Nichols@southkingfire.org
Water Supply:
Fire Flow:
A Certificate of Water Availability shall be requested from the water district and provided at the time of
building permit application.
Fire Hydrants:
Hydrants shall be within 350’ of all lots.
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 Sprinkler System:
Fire sprinkler determination will be made upon submittal of building plans.
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
Tom Barghausen
July 11, 2022
Page 18
22-102372-00-PC Doc ID:
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.
Please be aware that this review does not preclude the city from requesting additional
information related to any of the topics discussed above. Note that as a result of redesigning
and/or revising the preliminary plans, other city and agency comments and conditions may result
in a request for additional or revised information.
Please note, the original plan review fee collected at submittal of a land use or subdivision
application covers the initial review and one resubmittal. Commencing September 1, 2021, the
city has begun charging applicants for any additional staff time necessary to complete each
review following the first resubmittal.
The FWRC can be reviewed in its entirety at http://www.codepublishing.com/wa/federalway/
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards me, the key project contact,
Jim Harris, at 253-835-2652, or jim.harris@cityoffederalway.com. We look forward to working with you.
Sincerely,
Jim Harris
Senior Planner
enc:Pre plat Bulletin
Master Land use Application
c: Barry Margolese, Amalani LLC, barry@amalani.com
Margi Fosdick, mfosdick@barghausen.com
Brent Cummings
Jason Kennedy
Brian Asbury
Sean Nichols
Bulletin #003 – February 14, 2019 Page 1 of 1 k:\Handouts\Master Land Use Application
APPLICATION NO(S) Date _
Project Name _________
Property Address/Location
Parcel Number(s)
Project Description
PLEASE PRINT
Type of Permit Required
____ Annexation
____ Binding Site Plan
____ Boundary Line Adjustment
____ Comp Plan/Rezone
____ Land Surface Modification
____ Lot Line Elimination
____ Preapplication Conference
____ Process I (Director’s Approval)
____ Process II (Site Plan Review)
____ Process III (Project Approval)
____ Process IV (Hearing Examiner’s Decision)
____ Process V (Quasi-Judicial Rezone)
____ Process VI
____ Development Agreement
____ SEPA w/Project
____ SEPA Only
____ Shoreline: Variance/Conditional Use
____ Short Subdivision
____ Subdivision
____ Variance: Commercial/Residential
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-2607; Fax 253-835-2609
www.cityoffederalway.com
Required Information
Zoning Designation
Comprehensive Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Applicant
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Bulletin # 037 – January 20, 2022 Page 1 of 5 k:\Handouts\Preliminary Plat Submittal
PRELIMINARY PLAT SUBMITTAL REQUIREMENTS
PURPOSE
A preliminary plat application allows the division or re-division of land into ten or more lots for the
purpose of sale, lease, or transfer of ownership. A preliminary plat may be a conventional or cluster
subdivision, cottage housing, zero-lot line townhouse development, or small lot detached development of
ten or more lots. A final plat must be approved and recorded before newly created lots may be legally
sold. (Refer to the Final Plats Submittal Requirements handout for information on final plats.)
PROCESSING AND DECISION
The preliminary plat application is processed under the provisions of Federal Way Revised Code (FWRC)
Chapter 18.35, “Preliminary Plat.” Your application will be evaluated on the basis of the information you
provide, the criteria listed in the pertinent sections of the city’s regulations and inspection of the property.
Preliminary plats shall be designed to the standards of Chapter 18.55 FWRC “Design Criteria” and Chapter
18.60 FWRC “Subdivision Improvements.” The city’s Hearing Examiner will hold a public hearing on the
preliminary plat and issue a decision within 10 working days following conclusion of all testimony.
APPEALS
Any decision on a preliminary plat can be appealed to King County Superior Court. See FWRC 18.35.210,
for detailed information regarding appeals of preliminary plat decisions.
PREAPPLICATION CONFERENCE
Applicants are required to schedule a preapplication conference to become familiar with FWRC policies,
requirements, and regulations. It is also an opportunity to coordinate with city departments and obtain their
comments on the proposed subdivision. A preapplication conference is required for all preliminary plats
which are subject to SEPA review. Refer to the city’s preapplication conference handout for information.
COMPLIANCE WITH SEPA
Preliminary plats are subject to State Environmental Policy Act (SEPA) review. For a detailed explanation
of the city’s environmental policy, refer to FWRC Title 14.
ENVIRONMENTALLY CRITICAL AREAS
Projects that involve work within environmentally critical areas may require the applicant to provide
information, mapping, studies, and materials and have the city’s third party consultant review the
information at the applicant’s expense. You will be advised if your project will be subject to these types
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-2607; Fax 253-835-2609
www.cityoffederalway.com
Bulletin # 037 – January 20, 2022 Page 2 of 5 k:\Handouts\Preliminary Plat Submittal
of expenses.
SHORELINES
Subdivisions that are within 200 feet of the ordinary high water mark of Puget Sound, Steel Lake, North
Lake, or Lake Kilarney require review under the city’s Shoreline Master Program. Applicants should talk
with department staff for further information regarding shoreline regulations prior to submitting a formal
application.
TRAFFIC RELATED REQUIREMENTS
All preliminary plats are subject to transportation concurrency and Traffic Impact Fee requirements. Refer
to the concurrency information and Traffic Impact Fee handouts or speak with Public Works staff for
additional information.
HOW TO APPLY
The applicant (owner or owner’s appointed agent) files a complete application with the Community
Development Department using the Master Land Use Application form which can be obtained on the
city’s website (www.cityoffederalway.com).
All application materials must be submitted electronically. Please visit our website at
https://www.cityoffederalway.com/node/4588 to request a document upload link and obtain information
on how to successfully prepare your application materials for electronic submittal and review.
A complete application is required before the city can proceed with technical analysis and make an
informed decision on your application. Following is a list of materials that must be submitted with your
application. Please do not turn in your application until all items on the list that apply to your proposal
have been included. Incomplete applications or improperly named/formatted documents will not be
accepted. Consult with the Community Development Department’s Permit Center (253-835-2607, or
permitcenter@cityoffedealway.com) regarding fees and the application process and/or if you have any
questions. All application materials become public information.
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PRELIMINARY PLAT SUBMITTAL REQUIREMENTS
Project Name:
Project Description:
Applicant/Agent:
File No(s):
Required Submitted
Completed Master Land Use Application, including signatures of persons with ownership
interest in the property. Agent authorization is required if the application is not signed by
owners of all subject parcels.
Application fees, including SEPA fees.
Concurrency Application with associated fee.
Copy of summary letter and checklist from the Preapplication Conference.
Current title report or plat certificate, prepared within the last 90 days, including any
easements or restrictions affecting the properties with a description, purpose, and
reference by auditor’s file number and/or recording number; parties of interest; and any
restrictions or covenants running with the property.
Certificate of water availability, signed within a year of the date of application.
Certificate of sewer availability, signed within a year of the date of application, unless the
site is to be served by an on-site septic system; or
Seattle-King County Health Department approval of the proposed subdivision if the
project is to be served by an on-site septic system.
Preliminary Technical Information Report (TIR) per the King County Surface Water
Design Manual (KCSWDM). The TIR must include a Level I downstream analysis and
must address relevance of the 8 Core and 5 Special Requirements of the KCSWDM.
School Access Analysis.
Critical Area Report, if required per FWRC 19.145.080
Completed, signed, and dated SEPA checklist.
Additional information as required by the Community Development and/or Public Works
Departments.
Proposed preliminary plat drawings as specified below.
· The drawings shall be drawn to scale of 1″ = 100' or larger (1:50 is preferred)
· Minimum plan sheet size shall be 24 x 36 inches.
Bulletin # 037 – January 20, 2022 Page 4 of 5 k:\Handouts\Preliminary Plat Submittal
Required Submitted
Preliminary Plat Drawing including, but not limited to:
· Proposed name of subdivision. (You may wish to check with King County to make
sure that the name has not yet been used.)
· Location by section/township/range and legal description.
· Name, address, and phone number of the developer.
· Name, address, and phone number of each property owner.
· Name, address, and phone number of registered land surveyor.
· Scale of plat, date, & north arrow (subsequent resubmittals must have revision date).
· Existing topography of the land indicated by contours of two-foot intervals for slopes
less than 15 percent and five-foot intervals for slopes of 15 percent or greater. Identify
all slopes 40 percent or greater on or within 25 feet of the site.
· Location and extent of significant natural features on and immediately adjacent to the
site. Such features shall include but are not limited to streams, wetlands, views, stands
of trees, and water bodies to the extent that significant natural features and/or their
associated buffers affect the short subdivision.
· Comprehensive plan and zoning classifications of subject and adjoining properties.
· Adjacent common ownerships and the land or lot divisions of adjoining properties not
in common ownership for a distance of at least 100 feet around the perimeter of the
property proposed for the subdivision. A separate list of names may be used for
clarification purposes.
· Location, widths, and names of existing or prior platted streets; railroad, or utility
rights-of-way or easements; parks or other public spaces; and existing permanent
structures to be retained within and adjacent to the proposed subdivision. Where the
property has been previously subdivided, the original lots, blocks, street easements,
etc., shall be shown in dotted lines in scale with the proposed subdivision. Show
distance between existing structures to be retained and property lines. (Show
pavement widths, planter strips, sidewalks, utility poles, etc.)
· Existing and conceptually proposed water, sewer, and drainage utilities on, under, or
over the land showing size, grades, and location.
· Locations and widths of proposed streets, utility rights-of-way and easements.
· Layout, number, and dimensions of proposed lots. Include square footage of each lot.
· Parcels of land intended to be dedicated for public use, or reserved for the use of
owners of the property in the subdivision.
· Building setback lines.
· The location of all ditches, culverts, catch basins, and other parts of the design for the
control of surface water drainage. Typical roadway sections, existing and proposed,
including streetlights and street trees.
· A statement explaining how open space shall be provided. For conventional
subdivisions, open space in the amount of 15 percent of the gross land area of the
subdivision site is required to be provided. If the city determines that the location,
quality, or extent of the required open space would not fulfill the intent or purpose of
useful common open space, a payment of an equivalent fee-in-lieu of the required
project open space shall be paid pursuant to FWRC 18.55.060(2)1.
· Vicinity map with labeled streets and north arrow showing the proposed subdivision’s
relation to the area.
· List the height of all retaining walls and rockeries existing and proposed.
· The city’s file number will be assigned upon application. Include the file number on
1 Open space requirements for cottage housing, zero-lot line town house development, and small lot detached development can
be found in FWRC 18.55.060.
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subsequent resubmittals.
Landscape Plan
· Must be prepared by a licensed landscape architect, see FWRC 19.125.035(1)(a)
· Identifying existing wooded areas, meadows, rock outcroppings, proposed and
required landscape buffers, open spaces, street trees, ornamental landscaping, other
landscape features, and stands of trees.
Preliminary Clearing and Grading & Tree/Vegetation Retention Plan
· Plan must be consistent with Chapter 19.120.040 FWRC, Clearing, Grading, and
Tree and Vegetation Retention.
Property Survey
· Survey of the proposed subdivision certified by a registered land surveyor that it
is a true and correct representation of the lands actually surveyed.
· Plan must be in stamped by a registered land surveyor.
Phasing Plan
· Phasing plans showing divisions of the plat and proposed time-table for
construction of each division, if applicable.
Information for Buildable Lands Calculation
(Please provide this information in tabular form on the preliminary plat drawing.)
Category #Acres
Gross Plat Area – Acreage of the site to be platted prior to any dedications or set-asides.
Critical Areas – Acreage precluded from development due to wetlands and buffers;
streams and buffers; regulated lakes and buffers; shoreline setbacks; flood hazard areas;
erosion hazard areas; and landslide hazard areas.
Rights-of-way – Acreage dedicated for public rights-of-way (both newly created streets and
expansions of existing streets); private access tracts or easements; alleys.
Public Purpose – Acreage of site to be used for retention/detention/drainage facilities; open
space and parks; or other on-site public facilities. Do not include public utilities easements
or landscaping.
Net Plat Area – Gross plat area minus critical areas, rights-of-way, and public purpose. In
most cases, this will be the sum of the areas of the house lots.