17-100199FILE
AkCITY OF
Federal Way
February 13, 2016
Lisa Klein
AHBL, Inc.
2215 North 30"' Street, Suite 300
Tacoma, WA 98403
1k1ein@ahh1. corn
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
Re: File #17-100199-00-PC, PREAPPLICATION CONFERENCE SUMMARY
FWPS New Elementary School, Parcel's 042104-9100, 042104-9119, 042104-9123, 042104-
9039, 042104-9084, and 042104-9162, Federal Way
Dear Ms. Klein:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held February 2, 2017. 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 and Public Works Department, and representatives fi-om Lakehaven Water and Sewer District
and South King Fire and Rescue. Some sections of the Fecleral lVay Remised 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 Becky Chapin, 253-835-2641, beck_y.chapin@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
Proposal to construct new elementary school, including approximately 50,000 square -foot building,
parking, and multi -purpose play field.
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. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Ms. Klein
February 13.2017
Pace 2
• Planning Division
1. The proposed site contains critical areas: wetland, wetland buffer, and geologically hazardous
areas. A Critical Areas Report including wetland and geotechnical analysis will be required.
2. Process IV 'Hearing Examiner' review required for intrusions into the wetland and building
setback/height variance request.
Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency
permit with application fee of S8.505.50 is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required for elementary schools.
3. Transportation Impact Analysis (TIA) — A TIA prepared by a licensed engineer in Washington
is required to assess other significant project impacts and determine traffic and safety mitigation
measures not identified in the concurrency analysis. The TIA shall also include trip generation to
determine the number of trips generated by the development.
4. Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements along
the property frontage on Military Road S.
5. Access Management (FWRC 19.135.260) — The development shall meet access management
standards.
DEPARTMENT COMINIENTS
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
Becky Chapin, 253-835-2641, Becky.Cha )in(&cityoffederalway.com
1 _ Land Use Review Process — The zoning of the subject site is Neighborhood Business (BN) and
Multi -family Residential (RM3600). Both the BN and RM zoninQ districts permit school uses
pursuant to FWRC 19.215.040 and 19205.130, respectively. The required review process for the
project is Process Ill; Project Approval. However, proposed development within wetlands must be
reviewed through Process IV, Hearing Examiner.
in addition, any building'height or setback variance request will be reviewed and decided upon
through Process IV, with the exception of an administrative variance which requires Process Ill
review, see FWRC Chapter 19.45, Variances.
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 19.70.1502(a)-(f). Development within wetlands decision criteria is contained in FWRC
19.145.430(2) and variance decision criteria are contained in FWRC 19.45.030.
Prior to the Process iV public hearing, the Director of Community Development Services will issue a
decision under FWRC Chapter 19.1 15. Community Design Guidelines; related to building and site
design, and the CPTED (Crime Prevention through Environmental Design) principles in conjunction
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February 13.2017
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with the Process Ill land use decision. The Director's design decision is appealable to the Federal
Way Hearing Examiner.
State Environmental PolicvAct (SEPA) review is processed concurrently with Process Ill and Process
IV applications, with initial public notice of application being issued after determination of complete
applications. Following issuance of a SEPA decision and the Process III and design guideline
decision, the Hearing Examiner conducts a public hearing for a Process IV application(s) and issues a
written decision(s).
A Process III and Process IV development submittal requirements checklist and master land use
application are enclosed. Building permits can be issued after land use approval is granted and appeal
periods concluded.
Aleeting Follow-up: At the meeting the question as to whether a Comprehensive Plan
Amendment/Rezone is required was mentioned. The City is not requiring that the site be rezoned as
both the BN and RM zones allow schools.
State Environmental Police Act (SEPA) — The project is subject to environmental review under the
Stale Environmental Policy Act (SEPA) as the proposed development is larger than 12,000 sq. ft. and
located on lands covered by water pursuant to Washington Adininistrative Code (WAC) 197-1 1-
800(1). The school district may act as Lead Agency for SEPA purposes, or may request the City to
assume Lead Agency. The City recommends consultation early in the process to determine Lead
Agencv. If the City serves as the Responsible Official for the environmental review, an environmental
checklist must be submitted and reviewed prior to the City issuing an environmental threshold
determination. All property owners within 300 feet of the site are notified of that decision. The
notification includes a 14-day comment and 21-day appeal period. SEPA review must be concluded
before land use approval may be granted.
if the school district acts as Lead Agency, the City must agree and recommends consultation between
staff and the district to identify any mitigation that may be needed prior to issuing a threshold
determination. In any case, the SEPA checklist must be submitted for review with the land use
application. However, SEPA review fees would not be required if the City is not the lead agency.
Boundary Line Adjustment— As proposed, the site plan depicts a building over property lines.
Buildings cannot be built over property lines. Therefore, a Boundary Line Adjustment (BLA) is
required to eliminate the interior property lines due to building and zoning codes. 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 runs concurrently with the land use process; however, the BLA must be approved by the
Director of Community Development and recorded at King County before issuance of any new
building permits.
4. Public Notification — The Use Process applications and SEPA determinations require three separate
notices (Notice of Application, SEPA, and Notice of Public Hearing). Within 14 days of issuing the
Letter of Complete Application, a Notice of Application will be published in the Federal Way 1111i1'ror,
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 a public
notification sign prepared by the City (if Process IV is involved). Notice will be given in the same
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ivls. Klein
February li_ 2017
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format for the Citv's SEPA determination and Notice of Public Hearing 14 days prior to the public
hearing date.
The applicant is required to submit three (3) sets of stamped mailing envelopes to persons receiving
tax statements within 300 feet of the subject property. The City's GIS Division provides this service
for a nominal fee or the applicant may provide their own mailing envelopes via King County
Assessor records or title company. Please find the enclosed mailingglabels bulletin for further
information.
Application Fees — Please contact the Permit Center at 253-835-2607 for the following review fees
applicable for your project:
• Process III Project Approval
■ Process iV Hearing Examiner Decision
• Process IV Variance
• SEPA w/ project (if City is Lead Agency)
• Boundary Line Adjustment
• Notice board and
• Concurrency
This list does not include building permit, engineering review, inspection, traffic impact, and other
fees that may be applicable prior, concurrent, or following building construction.
6. Environmentally Critical Areas — The subject property contains critical areas and/or associated
buffers: wetland and geologically hazardous areas (GHA). Pursuant to FWRC 19.145.080, a critical
areas report that adequately evaluates the proposal and probable impacts is required. The report must
also demonstrate that all reasonable efforts have been examined with the intent to avoid and minimize
impacts to the critical areas per FWRC 19.145.130 "Mitigation Sequencing." The applicant is
responsible for covering the cost of the City's consultants who may review the reports per FWRC
19.145.080(3).
Wetlands — Delineation and rating of the on -site wetland will be required to determine the exact
impacts to the wetland and wetland buffer. See FWRC 19.145.410-420 for wetland delineation and
rating standards.
Pursuant to FWRC 19.145.430. any development or improvement within a wetland will require
Hearing Examiner approval administered via Process IV Master Land Use application, public
hearing, and decision by the City's Hearing Examiner. The applicant will have the burden of
designing the development within the wetland to meet the following decisional criteria:
a) It will not adversely affect drainage or stormwater retention capabilities;
b) It will not lead to unstable earth conditions nor create erosion hazards;
c) It will not be materially detrimental to any other property in the area of the subject property
nor to the City as a whole, including the loss of open space;
d) It will result in no net loss of wetland area, function or value upon completion of
compensatory mitigation;
e) The project is in the best interest of the public health, safety or welfare;
f) The applicant has demonstrated sufficient scientific expertise and supervisory capability to
carry out the project; and
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Ms. Klein
February 13. 2017
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g) The applicant is committed to monitoring the project and to making corrections if the project
fails to meet projected goals.
Any development within the wetland will require Hearing Examiner approval of a mitigation plan
encompassing the items listed in FWRC 19.145.140 and FWRC 19.145.430(3-7). Acceptable
methods to mitigate wetland impacts include creation, re-establishment, rehabilitation, and
enhancement of in -kind wetland types within the sarne drainage basin. Alternative mitigation methods
including an approved in -lieu fee program or mitigation bank, and/or advanced migration, are
discretionary and may become an option following an operating agreement between the City and
mitigation receiving area.
Meeling Follovv-vp: You may choose to work with King County to establish alternative mitigation
methods as outlined in FWRC. I've included a contact for King County's Mitigation Reserves
Program; see attached handouts.
Geologically Hnzardotrs Arens —Geologically Hazardous Areas (GHA), landslide hazard areas, exist
on site. Per FWRC 19.05.070, G definition, landslide hazard areas are those areas potentially subject
to episodic downslope movement of a mass of soil or rock including but not limited to, the following
areas:
a) Any area with a combination of-
i. Slopes greater than 15 percent;
ii. Permeable sediment, predominately sand and gravel, overlying relatively
impermeable sediment or bedrock, typically silt and clay; and
ill. Springs or groundwater seepage.
b) Any area that has shown movement during the Holocene epoch, from 10,000 years ago to the
present, or that is underlain by mass wastage debris of that epoch.
c) Any area potentially unstable as a result of rapid stream incision, stream bank erosion or
undercutting by wave action.
d) Any area located in a ravine or on an active alluvial fan, presently or potentially subject to
inundation by debris flows or flooding.
e) Those areas mapped as Class U (unstable), UOS (unstable old slides), and URS (unstable
recent slides) by the Department of Ecology's Coastal Zone Atlas.
f) Areas designated as quaternary slumps, earthflows, mudflows, lahars, or landslides on maps
published by the U.S. Geological Survey or Washington State Department of Natural
Resources.
g) Slopes having gradients greater than 80 percent subject to rockfall during seismic shaking.
h) Any area with a -slope of 40 percent or steeper and with a vertical relief of 10 or more feet
except areas composed of consolidated rock. A slope is delineated by establishing its toe and
top and is measured by averaging the inclination over at least 10 feet of vertical relief.
The Director may permit development activities on or within 50 feet of a geologically hazardous
area 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. Pursuant to FWRC 19.145.250, a
geotechnical report prepared by a geotechnical engineer or engineering geologist licensed with the
state is required in addition to the critical areas report. The report must describe how each of the
proposed developments will impact or be impacted by the following on the property and nearby
properties:
i. Slope stability, landslide hazard, and slouzhing;
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Ms. Klein
February 13, 2017
Pace 6
ii. Seismic hazards;
Ili. Groundwater;
iv. Seeps, springs and other surface waters; and
V. Existing vegetation.
7. 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 Department of
Ecology regarding the Voluntary Soil Clean -Up Program.
The City will require soil testing and soil cleanup (if applicable) as a component of the SEPA and
land use review and site development.
8. Key Development Regulations — All site improvements must comply with the applicable FWRC
development regulations. The following general regulations apply to the different geographic portions
of the proposal.
Zone
BN
RM
Required Yards,
50 ft.
50 1t.
Front, Side, Rear
30 ft. for structures located less than
100 ft. from a residential zone.
55 ft. above average building
elevation for gyms if located 100
55 ft. above average building
ft. or more fi-om an adjacent
Height of
elevation for gyms if located 100 ft.
residential zone.
Structure
or more from an adjacent residential
zone.
For all other structures, in RM 3.6
zones, 30 ft. above average
35 ft. above average building
building elevation.
elevation for all other structures.
Elementary/Middle: 1 parking
Elementary/Middle: 1 parking
Parking
space for each employee
space for each employee
Maxinnan Lot
None
75%
Coverage
Special Regulations and Notes: BN Zone
■ School may include one accessory living facility.
• Schools must comply with the requirements of the State Department of Social and Health
Services and/or the State Superintendent of Public Instruction.
• All activities pertaining to schools, such as auto repair or other uses that may impact adjacent
properties, must take place within an enclosed building.
• If any portion of a structure on the subject property is located less than 100 ft. from an adjacent
residential zone, then that portion of the structure shall not exceed 30 ft. above average building
elevation and the structure shall be set back a minimum of 20 ft. from the property line of the
residential zone.
• For schools, with the exception of gyms, the height of a structure may exceed 35 ft. above
average building elevation to a maximum of 40 ft., if all of the following criteria are met:
a) The structure is located 100 ft. or more from an adjacent residential zone.
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Ms. Klein
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b) The additional height is necessary to accommodate the particular use conducted in the
building; and,
c) Each required yard abutting the structure is increased five ft. for each one ft. the structure
exceeds 35 ft. above average building elevation; and
d) The increased height is consistent with goals and policies for the area of the subject property
as established by the comprehensive plan.
For schools, including gyms, an increase in height above 35 ft. shall not block views designated
by the comprehensive plan.
No maximum lot coverage is established. Instead, the buildable area will be determined by other
site development requirements, i.e., required buffers, parking lot landscaping, surface water
facilities, etc.
Site design, including the location of parking and passenger loading areas shall be designed to
reduce impacts on nearby residential areas.
Special Regarlotions ono' Motes: RM Zone
• This use may locate on the subject property only if it will not be detrimental to the character of
the nei;hborhood in which it is located and:
a) it will serve the immediate area in which it is located; or
b) The subject property is adjacent to a collector or arterial right-of-way.
• if the use will serve children, the subject property must contain an outdoor play area with at least
75 sq. ft. for each child using the area at any one time. This play area must be completely
enclosed by a solid fence or other screen at least six ft. in height. Play equipment and structured
play areas may not be in required yards.
• Hours of operation and maximum number of attendees may be limited by the City to reduce
impact on nearby residential uses.
• The City may require an on -site passenger loadin,g area, depending on the number and nature of
attendees and the extent and nature of existing street improvements.
• Site design, including the location of parking and passenger loading areas shall be designed to
reduce impacts on nearby residential uses.
• All activities pertaining to schools, such as auto repair or other uses that may impact adjacent
properties, must take place within an enclosed building.
• For all structures except gyms, if any portion of a structure on the subject property is located less
than 100 ft. from an adjacent low density zone, then either:
a) The height of that portion of the structure shall not exceed 15 ft. above average building
elevation; or
b) The facade of that portion of the structure parallel to the low density zone shall not exceed 50
ft. in length.
:• For all structures except gyms, if the structure is located 100 ft. or more from an adjacent low
density zone, the maximum height may be increased to 40 ft. if all of the following criteria are
m et:
a) The additional height is necessary to accommodate the particular use conducted in the
building-, and
b) Each required yard abutting the structure is increased five ft. for each one ft. the structure
exceeds 30 ft. above average building elevation.
• For any structure, including gyms, an increase in height above 30 ft. in RM 3.6 shall not block
views designated by the comprehensive plan.
■ May include accessory living facilities for one staff person.
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Ms. Mein
February 13. 2017
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This use must comply with the requirements of the State Department of Social and Health
Services and/or the State Superintendent of Public Instruction.
Minor and supporting structures constructed as a functional requirement of schools may exceed
the applicable height limitation provided that the director of community development determines
that such structures will not significantly impact adjacent properties.
Variance Request— As depicted on the proposed site plan, the building intrudes into the required yard
setbacks. In addition, it was mentioned at the meeting that the building height may exceed the
maximum height of structure allowed. As such, the applicant may apply for a variance pursuant to
FWRC Chapter 19.45 `Variances.' It is the applicant's responsibility to demonstrate how the criteria
set forth in FWRC 19.45.030, will be met.
9. Landscaping — A landscape plan prepared by a Washington State licensed landscape architect shall
be submitted with the formal application. It must depict perimeter and interior parking lot landscaping
requirements under FWRC Chapter 19.125 as follows:
a. Perimeter Lancniseaping— Pursuant to FWRC 19.125.060(3), Multifcznnily Residential, RM Type
IiI landscaping 20 feet in width shall be provided along all public rights -of -way and
ingress/egress easements; and Type III landscaping 10 feet in width shall be provided along all
perimeter lot lines.
Pursuant to FWRC 19.125.060(5), Neighborhood Bznsi7ness, BN, Type Iii landscaping five feet in
width shall be provided along all properties abutting public rights-of-��-ay and ingress/egress
easements; Type I landscaping 15 feet in width shall be provided along the perimeter of property
abutting a residential zoning district; and Type 111 landscaping five feet in width along all
perimeter lot lines except as noted in subsections (5)(a) and (b) of this section.
For your information, per FWRC 19.125.50, Type III landscaping is a mixture of evergreen and
deciduous trees, large shrubs, and groundcover, spaced to provide a visual buffer creating a
partial visual separation and Type 1 landscaping shall consist of evergreen trees, tall shrubs, and
groundcover, which will provide a 100 percent sight obscuring screen within three years from the
time of planting.
b. Interior Parking Lot Landscaping— Interior lot landscaping per parking space is required in
accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type IV landscaping is required
to be installed at the ends of all rows of parking and disbursed throughout the interior parking
area, in the amount of twenty square feet per parking stall when up to 49 parking stall area
provided and twenty-two square feet per parking stall when 50 or more parking stalls are
provided. The square footage of each interior parking lot landscaping must be depicted on the
landscape plan. Only those landscape areas that are adjacent to a parking stall will qualify as
interior parking lot landscaping. Light standards may not take the place of required trees in
parking lot landscape islands.
Pursuant to FWRC 19.125.50(4), Type IV landscaping shall consist of trees planted with
supporting shrubs and groundcover. Shrubs shall be pruned at 40 inches in height, and the lowest
tree branches shall be pruned to keep an eight -foot clearance from the ground. One tree per
landscape island up to 150 square feet shall be planted.
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10. Clearing, Grading, Tree and Vegetation Retention — The proposal is subject to the provisions of
FWRC 19.120, "Clearing, Grading, and Vegetation and Tree Retention." A clearing and grading plan
that meets FWRC 19.120.020 and FWRC 19.120.040 must be submitted with the formal land use
applications.
The site is subject to tree density requirements of FWRC 19.120.130(l ); note that 20 tree -units per
acre are required for BN zoned site and 30 tree units per acre for multi -family zoned sites, minus any
proposed public or private streets and regulated critical areas. Trees located within critical area
buffers (but not within the wetland itselt) can be credited towards satisfying the tree units per acre
requirement. Tree unit credits are in table 2 of FWRC 19.120.130-2.
A tree unit is a value assigned to existing trees retained on the property or replacement trees. The
larger the tree, the greater value it is assigned. Required tree density can be composed of retained
trees and replacement plantings per FWRC 19.120.130. (Note: required landscaping trees may be
counted in tree density.) The tree and vegetation plan must clearly show where the tree units are to be
located. The tree and vegetation retention/replacement plan must be prepared by a certified arborist or
certified landscape architect and must include information about tree unit credits and replacement.
11. Forest Practices Permit — The City has assumed jurisdiction over the review and approval of Class
IV -General Forest Practices permits. A forest practices application form must be completed if more
than 5,000 board feet of merchantable timber is harvested from the subject property. This is
approximately equal to one log truck of timber. The City will review the proposed Class IV -General
Forest Practices in conjunction with the Land Use application. Please include details of such activity
in the environmental checklist as the Class IV permit is not exempt from SEPA review.
12. Community Design Guidelines — The new school is subject to an administrative design review as a
component of the Use Process application pursuant to FWRC Chapter 19.115, `Co717n1Z/77iry Design
Guidelines.' Project designers shall strive for overall design continuity by using similar elements
throughout the project such as architectural style and features, materials, colors; and textures. Building
and site design for institutional uses is guided by FWRC 19.1 15.100. Please include a written narrative
identifying how the project complies with all applicable design guidelines. Several guidelines
applicable to your project are below.
A. Site Design for all zoning districts — [Fi;VRC 19.115.050]
• Vehicle turning movements shall be minimized. Parking aisles without loop access are
discouraged. Parking and vehicle circulation areas shall be clearly delineated using
directional signage.
• Driveways shall be located to be visible from the right-of-way but not impede pedestrian
circulation on site or to adjoining properties. Driveways should be shared with adjacent
properties to minimize the number of driveways and curb cuts.
• Primary entrances to buildings should be clearly visible or recognizable from the right-of-
way. Pedestrian pathways from rights -of -way and bus stops to primary entrances, from
parking lots to primary entrances, and pedestrian areas, shall be accessible and should be
clearly delineated.
• Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using
a variation in paved texture and color, and protected from abutting vehicle circulation areas
with landscaping. Approved methods of delineation include: stone, brick or granite pavers;
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exposed aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of
delineation is not encouraged.
B. Bzrilding design for all zoning clisiricts — [FWRC 19.115. 060]
• Bzd1dingfagade rnodzrlation anarscreening. Building facades longer than 60 feet that are
visible from the right-of-way and residential zones must provide two of four specific design
treatments: (1) facade modulation, (2) landscape screening, (3) canopy or arcade, and (4)
pedestrian plaza. Please note that if three facade treatment options are incorporated,
dimensional flexibility can be provided.
■ Building articulation ancI scale. Please refer to the various options for building facade
articulation. Provide additional treatment for the facades to eliminate the large sections of
wall devoid of wall treatment.
C. Zone Specific Reyzrirements: [FWRC 19.115.090 (1)(a), (h), (e), (f . (11), and (i)J
• Surface parking may be located between the building and the right-of-way provided that
parking located between the building and the right-of-way maximizes pedestrian access and
circulation.
• Entrance facades shall front on, face, or be clearly recognizable from the right-of-way, and
shall incorporate windows and other methods of articulation.
• Ground level mirrored or reflective glass is not allowed adjacent to ROW or pedestrian area.
• If utilized, chain link fences visible from public ROW or adjacent properties and not screened
by Type I landscaping shall be vinyl coated mesh with architectural pole caps and decorative
grid pattern.
Parking lots should be broken up into rows containing no more than 10 adjacent stalls,
separated by planting areas.
• Pedestrian walkways (minimum six feet wide) shall be provided bet�vveen the interior of the
project and the public sidewalk.
D. 177stilLrtiOnLrl Uses — [FWRC 19.115.1001
■ Building facades that exceed 120 feet in length and are visible from rights -of -way and
residential zones shall incorporate a significant structural modulation (offset). The minimum
depth of the modulation shall be approximately equal to 10 percent of the total length of the
subject facade and the minimum width shall be approximately twice the minimum depth. The
modulation shall be integral to the building structure from base to roofline.
• Roof design shall utilize forms and materials that avoid the general appearance of a "flat"
roof. Rooflines with an integral and obvious architectural pitch are an approved method to
meet this guideline. Alternative distinctive roof forms such as varied and multiple stepped
rooflines, architectural parapets, articulated cornices and fascias, arches, eyebrows, and
similar methods will be considered by the director; provided, that the roof design minimizes
uninterrupted horizontal planes and results in architectural and visual appeal.
E. Crime Prevention through Environmental Design (CPTED) — Pursuant to FWRC 19.1 15.010(2),
the implementation ofCPTED principles (Natural Surveillance, Access Control, and Ownership)
is required for all new development projects. The enclosed CPTED checklist must be submitted
with the formal land use application.
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F. Livhling— Proposed lighting must be shown on the site plan or a separate sheet. In addition to
CPTED lighting standards, the following shall apply per FWRC 19.115.050(7) and FWRC
19.1 15.100(7): lighting levels shall not spill onto adjacent properties; lighting shall be provided in
all loading, storage, and circulation areas; lighting standards shall not reduce the amount of
landscaping required for the project; and lighting fixtures should not exceed 30 feet in height and
shall include cutoff shields.
13. Loading, Storage, Trash, and Recycling Facilities — These shall be located, designed, and screened
for minimal noise and aesthetic impacts to vehicle and pedestrian circulation areas. FWRC
19.125.040 contains general landscaping requirements for loading areas. Exterior trash receptacles
and recycling are subject to architectural and/or landscape screening requirements and total area
requirements per FWRC 19.125.150. Trash facilities may not be located in required yards (setback
areas) or required landscape buffers. Solid waste and recycling facilities must be provided in the
amount of three square feet of storage space for every 1.000 square feet of gross floor area, with a
minimum area of 65 square feet. and a maximum of 1,000 square feet. Entry gates for garbage and
recycling facilities are typically 20 feet in width to allow for service pickup. Refer to comments in the
Public Works section of this letter.
14. Rooftop Mechanical Equipment — FWRC 19.1 10.070 requires vents, mechanical and elevator
equipment, and similar appurtenances that extend above the roofline to be architecturally screened
from public view, with a corresponding elevation detail provided with the formal application.
PUBLIC WORKS —DEVELOPMENT SERVICES DIVISION
Kevin Peterson, 253-835-2734, Kevin.Petersonocityouffederalway.com
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Wales' Desig» Manual (KCSWDM) and the City of Federal Way Addendum to the manual.
This project meets the requirements for a Full Drainage Review. At the time of land use site plan
submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project
to the nine core and five special requirements of the KCSWDM will be required. A Level i
downstream analysis shall also be provided in the preliminary TIR. The City Addendum can be found
at the following website: www.cityoffederalway.com/node/1467.
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to rneet 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. if infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
4. Detention and water- quality facilities for private commercial developments outside the City Center
Core should be above ground (i.e. open pond).
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5. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
6. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction storm waterpermit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
http://www.ecy.wa.gov/programs/wq/stormwater/construction/index.litml or by calling 360-407-
6048.
Right -of -Way Improvements
1. See the Traffic Division comments from Erik Preston, Senior Traffic Engineer, for traffic related
items.
2. if dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
Building Permit Issues
Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the City. Engineering review fees are S2,430.00 for the first 18 hours of
review for Commercial building permits and full subdivision EN permits. Additional review time is
charged at $135.00 per hour. 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.
The Federal Way Palblic Works Developrnenl Stuncicnrcis Mcanral (including standard detail drawings,
standard notes, and engineering checklists) is available on the City's website at:
www.citvoffederalway.com/node/1467 to assist the applicant's engineer in preparing the plans and
TI R.
3. 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.
4. 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 I" = 20', or larger. Architectural scales are not permitted on engineering plans.
5. Provide cut and till quantities on the clearing and grading plan.
6. Temporary Erosion and Sediment -control (TESL) measLII-CS, per Appendix D of the KCSWDM, just
be shown on the engineering plans.
7. The site plan shall show the location of any existing and proposed utilities in the areas affected by
COI1Stl-LIC6011.
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vls. Klein
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PUBLIC WORKS —TRAFFIC DIVISION
Erik Preston, 253-835-2744, erik.preston@citvoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
Based on the submitted materials for 50,000 square feet of elementary school and credit for one
single-family residential home. the Institute of Transportation Engineers (I.TE) Trip Generation - 8"'
Edition, land use code 520 (Elementary School), and 210 (Single -Family Detached Housing), the
proposed project is estimated to generate approximately 60 new weekday PM peak hour trips.
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
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 $8.505.50 (51 — 500 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 frill at the time the concurrency permit application is submitted with
land use application. The fee may change based on the new weekday PM peak hour trips as identified
in the concurrency trip generation. 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)
Based on the submitted materials for 50,000 square feet of elementary school and credit for 1 single-
family home, the estimated traffic impact fee is S88,995.78. Please note, the actual impact fee will be
calculated based on the fee schedule in effect at the time a completed building perm -nit application is tiled
and paid prior to permit issuance (FWRC 19.100.070 3(a)).
Transportation Impact Analysis (TIA) (FWRC 19.135)
I . A Traffic Impact Analyses (TIA) to identify transportation impacts of development projects and
provide appropriate mitigation measures is required. The TIA shall assess additional project impacts
beyond those that were identified under the concurrency permit process conducted by the City.
Mitigation improvements necessary beyond those identified in the TIP to meet the City's adopted
level -of -service standards shall be provided by the applicant.
2. A Traffic Impact Analysis (TIA) prepared by engineer licensed in the state of Washington is required
for tills development project. The engineer should contact the Traffic Division for a scoping sheet in
the initial stages of their study. The TIA should include the following analysis:
■ A specialized land use trip generation study
■ Analysis of intersections impacted by 100 trips in the weekday morning and weekday
afternoon peak hours
■ Signal warrant analysis
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February 13. 2017
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Turn lane warrant analysis at site accesses
Queuing analysis of access points for morning and afternoon peak hours.
Street Frontage Improvements (FWRC 19.135)
The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-4 in Chapter IiI of the Federal Way Comprehensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based
on the materials submitted, staff conducted a limited analysis to determine the required street
improvements. The applicant would be expected to construct improvements on the following streets
to the City's planned roadway cross -sections:
■ Military Road S is a Minor Arterial planned as a Type "G" street, consisting of a 66-foot
street with curb and gutter, six-foot planter strips with street trees, 8-foot sidewalks, and
street lights in a 100-foot right-of-way (ROW). Assuming a symmetrical cross section, no
ROW dedication and half -street improvements are required as measured from the street
centerline OR far side edge of travel way.
2. The applicant may be required to dedicate additional right-of-way (ROW) to accommodate additional
turn lane improvements if identified in the transportation impact analysis and/or property corner
radius.
3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.1 35.070). 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 $290 ($270.00 plus $20 recording fee).
4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes, taper rate shall be WS^2/60 or as directed by the Public Works Director.
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 3-1 A in the Public Works Development Standards.
Please show all neighboring driveways within 150 feet of the proposed driveway(s) on both sides of
the street.
Per FWRC 19.135 280, there may be only one driveway for each 330 feet of lot frontage. This
property does not have the 990 feet minimum street frontage to allow a third access. Additionally,
driveways must be located no closer than 150 feet to any street intersection or to any other driveway,
whether on or off the subject property. Driveways may be aligned with driveways on the opposite
side of the street. The city may further limit or prohibit access to or from driveways on arterial streets
as deems appropriate for safety.
4. Military Road S is Access Class " 3", which permits full access as close as 150 feet to any other street
intersection or driveway, whether on or off the subject property. It cannot be determined if the current
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Ms. Klein
February 13. 2017
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proposal meets access management standards. Additional detail is required to make a determination;
the proposal may need to be modified.
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 $290. Once preliminary traffic queuing
analysis has been completed, the applicant's traffic engineer may submit a written request for access
modification if desired.
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.
Misc. Safety related Comments
l . Locating elementary schools adjacent to arterial streets is not recommended due to the high traffic
volumes of arterials. Military Road S poses additional concerns with a posted speed limit of 40 mph
and no existing turn lanes. In particular, the chances of serious injury or death increase exponentially
for -pedestrians involved in collisions with vehicles traveling over 20 mph, let alone 40 mph.
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: Bus, Garbcg e Truck) can enter,
maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb.
3. A pedestrian crossing treatment such as an RRFB or full pedestrian signal may be required along the
school frontage to facilitate safe pedestrian crossing, especially if the attendance area will include
areas west of Military Road S and south of S 288°i Street.
4. Sidewalk or other frontage improvements may be required offsite on Military Road S or other streets
to provide safe walking routes to the school. Such sidewalks would need to be constructed in the
ultimate location for the planned cross-section of that street.
School Speed Zone Flashers, signals, signage, and markings will likely be required to establish a
school speed zone along Military Road S and would be the responsibility of the applicant to fund and
install.
6. The City will monitor traffic conditions (queuing, collisions, etc.) on Military Road S and shall
reserve the right to limit access to right -in and right -out at such time deemed necessary.
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv(a�cityoffederalway.com
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations include:
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Ms. Klein
February 13. 20 17
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Space Required and Enclosure Basics
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation
is established by FWRC 19.125.150. Note that this typically makes up only about 1/3 of the
combined space needed for solid waste and recycling containers combined.
• In general, per unit services costs are lower for larger containers emptied less frequently. Sites
that do not allow ample space for containers will tend to have higher service costs over the long
term.
• Basic solid waste and recycling services can be accommodated within a single enclosure with
clear interior dimensions measuring 10' deep by 20' across. A two -door swing -open or roll -open
gate should span the front of the enclosure. When gate doors are opened, no structure or hardware
Should remain above Grade across the enclosure opening. Gate pins/holes are preferred for
holding gates in both closed and open positions to ease service access and maximize the life of
gate hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access
and/or additional waste types and containers.
• Plan for user access to interior waste and recycling stora�(ye areas/containers, and convenient
access to exterior containers screened by enelosure(s).
Vehicle and Service Access
• Plan for unobstructed enclosure ingress and egress for service vehicles, preferably in -line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential
'blind spots' during entry and while backing.
Screening Specification for Enclosures
• Consider landscaping, setbacks and screening requirements, based on FWRC 19.125.040 (4) &
(5).
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: Dian Young, Route Manager at 253-804-6815
(office) or 206-786-4530 (cell).
COMNIUNITY DEVELOPMENT —BUILDING DIVISION
Peter Lawrence, 253-835-2621, Peter.Lawrenceocityoffederalway.com
177te07a1i071L11 Building Code (IBC), 2015
Washington State Amendments WAC 51-50
International Mechal ical Code (iMC), 2015
Washington State Amendments WAC 51-52
Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 & WAC 51-57
177te7-17c11i077al Fire Code (iFC), 2015
Washington State Amendments WAC 51 -54
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Ms. Klein
Febaiary 13. 2017
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National Electric Code (NEC), 2014
Accessibility Code, ICC/ANSI A 117.1 - 2009
Washington State Amendments WAC 51-51
Washington State Energy Code, 2015 WAC 5 1 -11
Building Criteria
Occupancy Classification: E
Type of Construction: UNK
Floor Area: UNK
Number of Stories: UNK
Fire Protection: UNK
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
A completed building permit application and commercial checklist is required at the time of submittal.
(Additional copies of application and checklists may be obtained on our web site at
www.cityoffederalway.com.)
Submit _5_ sets of drawings and specifications. Specifications shall include: 2Soils report, _2_
Structural calculations, and _2_ Energy calculations, —2_ Ventilation calculations. Note: A Washington
State Registered architects' stamp is required for additions/alterations (new or existing) of 4,000 gross
floor areas or greater unless specifically listed as an "exempt" structure per the Revised Code of'
Washington (RCW).
Energy code compliance worksheets are required to be completed and included with your permit
application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
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.
Some project 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.
Review Timing
The first comment letter can be expected within 7-9 weeks of submittal date. Re -check of plans will occur
in one to three weeks after re -submittal.
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Ms. Klein
February 13. 2017
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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.
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.
Site -Specific Requirements:
• The land use process and the building application are not tied together for the purpose of the time
limitations for expiration.
• The land use requirements should be satisfied prior to submitting a building permit application.
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 Asbuij,, 253-946-5407, BAsbury@lakehaven.o
Water
• A Certificate of Water Availability issued separately by Lakehaven may be required to be submitted
with any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed; allow 1-2 work
days to issue for typical.
■ Hydraulic model results (FF #101) indicate that Lakehaven's standard maximum allowable system
liquid velocity of 10 ft/s is exceeded at a fire flow rate above 5,300 GPM. This flow figure depicts the
calculated performance of the water distribution system under high demand conditions. Fire flow
rates greater than available in the existing distribution system may be accommodated through water
distribution system improvements. Please contact Lakehaven for further detail.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new and 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
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Februan' 13.2017
Paste 19
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 two (2) existing residential water service connections: SvcNos 12695 & 12696, both
5/8"0/4" meters.
■ For water use during site construction/development, the existing water service(s) may be utilized or a
hydrant meter may be rented from Lakehaven for this purpose. Please contact Lakehaven for further
detail.
■ To satisfy premise isolation requirements, the installation & satisfactory testing of an approved
backflow prevention assembly (BPA) adjacent to each domestic & irrigation service meter is required
pursuant to WAC 246-290-490 & Lakehaven standards regarding premise isolation. As low health
cross -connection hazards, either a double check valve assembly (DCVA) or a reduced pressure
backflow assembly (RPBA) is required. For the fire -protection system for this proposal, a double
check detector assembly (DCDA) or a reduced pressure detector assembly (RPDA) is required for 3"
& larger fire protection service connections. Contact Lakehaven's Cross -Connection Control Program
Manager (Chris Zoepfl, CZoepfl@Lakehaven.org, 253-946-5427) for additional information on
premise isolation/BPA installation & testing coordination.
■ 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 (2017 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. 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 fi-om any DE fees/charges/deposits & are
due at the time of application for service. All Lakehaven fees, charges and deposits are typically
reviewed & adjusted (if necessary) annually, and are subject to change without notice.
o Water Service/Meter installation, Domestic, 2" preliminary size estimate: $720.00 drop -in
meter fee. Actual size TBD by Lakehaven based on applicant's estimated maximum GPM
usage rate.
o Water Service/Meter Installation, Irrigation, 1" preliminary size estimate: $310.00 drop -in
meter fee, presumes converting one of the existing water service connections for this purpose.
Actual size TBD by Lakehaven based on applicant's estimated maximum GPM usage rate.
o Water Service/Meter installation, Fire -Protection, 5/8"x3/4" flow -detection -only meter:
$260.00 drop -in meter fee.
o Capital Facilities Charge(s)-Water, 12.00 Equivalent Residential Units (ERU) preliminary
estimate: $34,760.00. Actual amount due TBD by Lakehaven based on 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 2.00 ERU. Please contact Lakehaven for further detail.
Sewer
■ A Certificate of Sewer Availability issued separately by Lakehaven may be required to be submitted
with any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work
days to issue for typical.
■ The site does not have any previous or existing sewer service connections.
• A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the
sanitary sewer system or any modification (re -alien, abandon, etc.) to an existing sewer service
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Ivls. Klein
Februan- 13. 2017
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connection, in accordance with standards defined in Lakehaven's current `Fees and Charges
Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other
sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically
required on the private building sewer line, for all new or modified non-residential connections.
* Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2017 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. All
Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and
are subject to change without notice.
o Sewer Service Connection Permit Fee: $210.00.
o Capital Facilities Charge(s)-Sewer, 10.00 ERU preliminary estimate: $33,250.00. Actual
amount due TBD by Lakehaven based on applicant's estimated annual domestic only water
usage rate.
General
■ All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(http://WwNv.lakeliaven.oro /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.
SOUTH KING FIRE AND RESCUE
Chris Cahan, 253-946-7243, chris.eahan@southkingfire.org
The required fire flow for this project is up to 3000 gallons per minute depending on type of building
construction. A Certificate of Water Availability shall be provided indicating* the fire flow available at the
site. A hydraulic fire flow model shall be requested from the water district.
Fire Hydrants:
This project will require 3 fire hydrants. Fire hydrants shall be in service prior to and during the time of
construction.
Fire Access Roads:
Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior
wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by
an approved route around the exterior of the building or facility.
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler
system the distance can be increase 20 percent.
Fire apparatus access roads:
1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of
not less than 13 feet 6 inches.
2) Shall be designed and maintained to support the imposed load of a 75,000 pound fire apparatus and
shall be provided with a surface so as to provide all-weather driving capabilities.
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Ms. Klein
February 13.2017
Pa- e 21
3) Shall be not less than a 32 foot inside turning radius and not less than a 40 foot outside turning
radius.
4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire
Department approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet in
diameter.
5) Gradient shall not exceed 12 percent.
Designated fire lanes may be required for emergency access. This may be done during the plans check or
prior to building final.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
Fire Sprinkler System:
An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included
within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire
walls shall not be considered to separate a building to enable deletion of the required automatic fire -
extinguishing system.
The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler
system shall be at least 10 per cent less than the correlative water supply curve pressure.
Fire Alarm:
A Fire Alarm System is required. An automatic fire detection system shall be installed in all buildings
exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central and/or
remote station conforming to the current requirements of the National Fire Protection Association standards
and/or the fire chief or designee.
Fire Department Lock Box:
A recessed fire department "Knox" brand key box shall be installed on the building
Vehicle Access Gates:
All vehicle access gates shall be provided with a "Knox' brand key cylinder for fire department access
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWRC 19.40.070 (4).
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
17-1001 99-00-PC
Doc 11) 75291
NIS. Klein
February 13. 2017
Pa`e 22
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 at 253-835-2641 or
Becky.chapin@cityoffedera]way.com. We look forward to working with you.
Sincerely,
Becky Ch pin
Associate Planner
Me: Master Land Use Application
Process I11/IV Submittal Requirements
Variance Handout
CPTED Checklist
Parking Lot Design Criteria
Environmental Checklist
Mailing Envelopes
Class IV -General Forest Practices Application
King County's Mitigation Reserves Program Handouts
Concurrency Application
Lakehaven Map
c: Calvin Gasawav, Greene Gasavvay Architects PLLC. calvin'u?grcenegasaway.com
Sallv McLean. FWPS. smclean(u.fwps.oro ✓
Kevin Peterson. Engineering Plans Reviewer
Erik Preston. Senior Traffic Engineer
Rob Van Orsow. Solid Waste/Recycling Coordinator
Peter Lawrence. Plans Examiner
Brian Asbury- Lakehaven Water & Sewer District
Chris Cahan- South King Fire & Rescue
17-100199-00-IT Doc IU 7�791
41 k
CITY DF
Federal Way
February 2, 2017
10:00 a.m.
Pre -application Conference Sign in Sheet
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
Project Name: FWPS New Elementary Shool
City Hall
ios Room
Parcel's 042104-9100, 042104-9119, 042104-9123, 042104-9039, 042104-9086, 042104-9162, 042104-9062.
File Number: 17-100199-00-PC
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MASTER LAND USE APPLICATION
91VED DEPARTMENT OF COMMUNITY DEVELOPMENT
�- 33325 8"' Avenue South
CITY OF Federal Way, WA 98003-6325
JAN b 2 201. 253-835-2607; Fax 253-835-2609
Federal Way www.citvoffederalway.cot'n
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_ DD l q q•-- 0 0— PCI Date i 2 l 1
APPLICATION NO(s)
Project Name FWPS New Elementary School
Property Address/Location 29016, 29026, 29020, 29206 and 29200 Military Road So plus vacant land
Parcel Number(s) 042109100, 04210.79119, 0421049123, 0421049039, 0421049084, 0421049162
Project Description Construct a new elementary school, including building, parking and multi -purpose
play fields.
[aRWAN AU."LINI
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 11 (Site Plan Review)
Process III (Project Approval)
_ Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Connnercial/Residential
Required Information
BN and RM3.6 zoning Designation
same Comprehensive Plan Designation
mostlyyacaflue of Existing Improvements
TBD 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: Lisa Klein, AICP
Address: AHBL, 2215 No 30th St, #300
City/State: Tacoma, WA 98403
Zip:
Phone: (253) 383-2422
Fax:
Email: lein�ah Isom
Signature: L-
Owner
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Bulletin #003 - -January 1, 2011 Page I of 1 k:\Handouts\Master Land Use Application
AtECECAD
..BAN
CM OF FED.'
January 12, 2017
City of Federal Way
Department of Community Development
33325 81h Avenue South
Federal Way, WA 98003-6325
Project: FWPS New Elementary Site Evaluation, AHBL No. 2160783.30
Subject: Pre -Application Meeting Request
Dear Staff:
SON
al
Federal Way Public Schools is evaluating property for use as a future elementary school site
and requests a pre -application meeting to review preliminary findings and obtain comments
from staff. The timing of the project is of importance to the District and we request the City
schedule the meeting as soon as possible.
The property is 6.7 acres located on the east side of Military Road South, south of the
intersection with South 288th Street, and comprises six tax parcels:
0421049100, 0421049119, 0421049123, 0421049039, 0421049084, 0421049162
The project is to construct an approximately 50,000-square foot elementary school, together
with typical improvements such as parking and multi -purpose sports fields. The property is
partially zoned Neighborhood Business (BN) and RM 3.6, both of which allow schools following
a Type III Process.
We have reviewed City files for previous project approvals on the subject property and -have
learned that there is a Category III wetland located on Parcel 0421049062 with what will likely
be a 100-foot buffer. A copy of the wetland study completed for the prior project is enclosed.
The City files also included a geotechnical study, which found the soils to be Class B and
Class C, and generally conducive to development.
At the meeting, we would like to obtain staff feedback on the proposal. Specifically, we have
the following questions:
We understand we will need to obtain a new wetland delineation for the property. It is
highly likely that wetlands will need to be at least partially filled for an elementary school
to be feasible on the property. Please explain the City process for approval of wetland
fill and potential mitigation scenarios. For example, does the City have a wetland
mitigation bank program? We understand we will need to obtain federal and state
permits, so the question is related to City process and requirements.
Civil Engineers
Structural Engineers
Landscape Architects
Community Planners
Land Surveyors
Neighbors
TACOMA
2. What is the likely timeframe for land use, site development, and building permit
2215 North 30th Street
approvals?
Suite 300
Tacoma, WA 98403-3350
253.383.2422
www.ahbi.com
City of Federal Way
January 12, 2017
2160783.30
Page 2 of 2
3. What type of frontage improvements on Military Road will be required?
4. Please describe the intersection spacing requirements that may impact location for
access.
Thank you for the opportunity to meet and review the property's potential. We look forward to
meeting with you.
Sincerely,
Lisa Klein, AICP
Associate Principal
LK/Isk
Enclosures
c: Calvin Gasaway, Greene Gasaway
Sean Comfort, AHBL
Q:\2016\2160783\WORDPROC\Letters\20170110 Ur (PreApp Mtg) 2160783.30.docx
FR HJ BI LJ
FILE,
CITY OF
Federal Way
January 17, 2017
Lisa Klein
AHBL, Inc.
2215 North 30`' Street, Suite 300
Tacoma, WA 98403
lklein@ahbl.com
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
RE: File #17-100199-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
FWPS New Elementary School, 28852 Military Road South, Federal Way
Dear Ms. Klein:
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee and a meeting with the
project applicant has been scheduled as follows:
10:00 a.m. —Thursday, February 2, 2017
Hylebos Conference Room
Federal Way City Hall, 2nd Floor
33325 8d' Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at becky.chapin@cityofFederalway.com, or 253-835-2641.
Sincerely,
Atv"<
Becky C in
Associate Planner
Doc. I.D. 75258
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: January 13, 2017
TO: Cole Elliott, Development Services Manager
Rick Perez, City Traffic Engineer
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Water & Sewer District
South King Fire & Rescue
Lindsey Sperry, Public Safety Officer
FROM: Becky Chapin, Associate Planner
FOR DRC MTG. ON: January 26, 2017 - Internal
February 2, 2017,10:00am - with applicant
FILE NUMBER(s): 17-100199-00-PC
RELATED FILE NOS.: None
PROJECT NAME: FWPS New Elementary School
PROJECT ADDRESS: 28852 Military Rd S.
Parcel #'s 042104-9100, 042104-9119, 042104-9123, 042104-9039,
042104-9084, and 042104-9162
ZONING DISTRICT: BN & RM3600
PROJECT DESCRIPTION. Proposal to construct new elementary school, including building, parking and
multi -purpose play fields. Subject property contains critical areas.
LAND USE PERMITS.
PROJECT CONTACT.
MATERIALS SUBMITTED:
Preapplication Conference
Lisa Klein, AICP
AHBL
2215 N 30'' St, # 300
Tacoma, WA 98403
• Master Land Use Application
• Project Narrative
• Conceptual Site Plan
FWF \'SITE ASSESSMENT ALONG MILITARY ROAD
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OWNER: CIVIL ENGINEER:
FEDERAL WAY PUBLIC SCHOOLS
33330 8th AVENUE SOUTH
FEDERAL WAY, WASHINGTON 98003
CONTACT: TODD KANYER
PH: (253) 945-2000
UTILITIES/SERVICES:
AHBL, INC
2215 NORTH 30th STREET, SUITE 300
TACOMIL WASHINGTON 98403
CONTACT: WILI.1AM FIERST. RE
PH:(253) 3&42422
FAX- (253)363-2572
SITE DATA-
S
WATER: LAKEHAVEN UTILITY DISTRICT
SEWER: LAKEHAVEN UT I LITY DISTRICT
SITE AREA:
667 ACRES
POWER: PUGET SOUND ENERGY (PSE)
ZONING:
BN AND RM3.6
TELEPHONE: CENTURY LINK
PARKING REQUIREMENTS:
MIN. 1 SPACE PER EMPLOYEE
SETBACKS:
FRONT:
50 FEET
PARCEL NUMBERS:
SIDE:
50FEET
REAR
50 FEET
0421049100 0421049039 0421049162
0421049119 0421049086 0421049062
D421049123
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GRAPHIC SCALE
0 30 60 120
1"= 60 FEET
29016, 29026. & 29206 MILITARY ROAD
FEDERAL WAY, WASHINGTON 98003
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.3832422 TEL 2M.3M 2572 FAX W ahbl.eam WEB
Protect Tlfle:
FWPS SITE
ASSESSMENT
ALONG MILITARY
ROAD
FEDERAL WAY
PUBLIC SCHOOLS
333308TH AVENUE SOUTH
FEDERAL WAY, WA 98003
TODD KANYER
Job No.
216078340
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j GeoResources, LLC
APPROXIMATE LOCATION 5007 Pacific Highway East, Suite 20
AND NUMBER OF TEST PIT TP-1 r Pife, Washington 98424
Ph:253-896-1011 Fax:253-896-2633
11'
Site and Exploration Plan
Proposed Steel Lake Plaza
29020 Military Road
Federal Way, Washington, Washington
------------
DadD: StaelLakePlazaMilitaryRd.3P I June 2009 Fgure 2