18-101223FILLA---*
CITY OF
� Federal Way
tered o-rn Opportunity
April 17, 2018
Hans Korve
DMP
726 Auburn Way N.
Auburn, WA 98002
Re: File #18-101223-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Everwell Townhouses, 29200 Military Rd S, Federal Way
Dear Mr. Korve:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
pans@dmp-inc.us
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held April 12, 2018. 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 from Lakehaven Utility 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 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
Proposal for a 26-lot preliminary plat, zero lot line townhome development.
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.
Hans Korve
April 17, 2018
Page 2
• Planning Division
1. The project requires submittal of the following land use applications: Preliminary Plat, SEPA
Checklist, and Forest Practices.
2. Critical areas are present on site and may trigger a use process review depending on the scope of
the project.
is Public Works Development Services Division
Stormwater
1. Water Quality Treatment will be Enhanced Basic in accordance with the 2016 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2016
KCSWDM.
2. The project will be required to design a storm water detention system to meet Conservation Flow
Control in accordance with the 2016 King County Surface Water Design Manual (KCSWDM)
and the City of Federal Way Addendum to the 2016 KCSWDM.
■ Public Works Traffic Division
• Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency
permit with application fee of $4,790.00 is required for the proposed project.
■ Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required for each residential
dwelling unit assessed at building permit issuance.
■ Frontage Improvements (FWRC 19.135.040) — Construct improvement and dedicate right-of-
way along Military Road South.
• Intersection Sight Distance — Submit intersection sight distance analysis consistent with
AASHTO standard.
• Access Management (FWRC 19.135.260) — The development shall meet access management
standards.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
Planning Division (Jim Harris, 253-835-2652, 'im.harris citvoffederalwa .com
1. Zoning Designation and Use — The subject property is designated Multifamily Residential (RM3600);
the proposed use is a subdivision for zero lot line townhouse units, which is a permitted use in the
RM zone as listed within and subject to the regulations set forth in the Use Zone Chart of FWRC
19.205.010. Per FWRC 18.05.010, the definition of "zero lot line townhouse development" is the
division of land to create attached residential units with common (or "party") walls. Each unit is
located on a lot in such a manner that one or more of the dwelling's sides rests on a lot line. Each unit
has its own entrance opening to the outdoors (to the street, alley, or private tract) and, typically, each
house is a complete entity with its own utility connections. Although most townhouses have no side
yards, they have front and rear yards. The land on which the townhouse is built, and any yard, is
owned in fee -simple.
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2. Land Use Application —Per FWRC 19.205.010 and FWRC 18.25.020, the project requires a
subdivision; however, see the Critical Areas Section below for details on requirements for use process
applications. A subdivision of ten or more lots requires review and public hearing on the preliminary
plat application by the city's Hearing Examiner. In summary, following application, 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). 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's 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 by the City Council as described
below. 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.
Final plat application is a separate required submittal and also requires accompanying review fees.
3. State Environmental Policy Act (SEPA) — Pursuant to FWRC 14.15.030(1), the project is subject to
environmental review under the State Environmental Policy Act (SEPA), as the proposal exceeds the
flexible thresholds (development of more than 20 dwelling units). An environmental threshold
determination made by the Director of Community Development must be issued prior to subdivision
approval. Public notice will be required as established in FWRC Title 14.
4. Public Notice — Pursuant to FWRC 18.35 and 14.10, the preliminary plat and SEPA review require
notices of application, SEPA decision, and public hearing. The applicant will be responsible for
supplying a map and list of all properties within 300 feet of the subject property. Three sets of
stamped mailing envelopes for each property owner with the department's return address must
accompany the map and list. The city's GIS Department provides this service for a nominal fee (less
the postage and envelopes). Please see the enclosed bulletin for further information. The applicant
will also be required to post city supplied notice boards at the appropriate times and pay the notice
board fee.
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. The city allows bonding of only minor
improvements as determined by the Public Works Department. Pursuant to FWRC 18.40.050, the City
Council will review and take action on the final plat. If the final plat is approved by the City Council,
the final plat map will be recorded at 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.
6. 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.
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7. General Zoning Regulations — The Use Zone Chart of FWRC 19.205.010 (enclosed) provides
regulations for the proposed zero lot line townhouse dwelling units' use. The applicant should consult
the referenced Use Zone Chart prior to submitting a subdivision application to verify all site components
comply with city code. The following is only a portion of the zoning regulations governing the proposed
use in the RM zone:
a. Lot Size/Width, Required Yards, Lot Coverage, Building Height — Lot size and width, required
yards, lot coverage, and building height for zero lot line townhouse dwelling units are:
i. Minimum lot size — 2,250 square feet and cannot exceed 12 units/acre (RM 3.6 zone)
ii. Minimum lot width — 20 feet for individual lots
iii. Front/side/rear yard setback —see Note #4(c-f) in the use zone chart (enclosed)
iv. Maximum lot coverage —None
v. Maximum building height— 35'
b. Parking — Two off-street parking spaces, including one garage, shall be provided for each unit.
Per FWRC 19.130.240.5, parking areas and driveways for zero lot line townhouse dwelling units
may utilize shared parking and park in required yards as specified in FWRC 19.205.010.
c. Open Space — Under FWRC 19.205.010 (note #6):
The subject property must contain at least 400 square feet of open space per dwelling unit.
This includes a minimum of 200 square feet of private open space for each unit, and the
remainder as useable common open space. Private open space may include yards, patios, and
balconies. Type III landscaping 10 feet in width shall be provided along all arterial rights -of -
way. Said landscaping shall be in a separate tract and shall be credited to the common open
space requirement. At least 10 percent of the useable public common open space must be
developed and maintained with children's play equipment, except for housing for the
exclusive use of persons over 55 years of age, in which case the open space shall be developed
with age -appropriate equipment. If the subject property contains four or more units, this
required public open space must be in one or more pieces, each having both a length and width
of at least 25 feet. In addition, if the subject property contains 20 or more units, at least 50
percent of this required open space must be in one or more pieces, each having a length and
width of at least 40 feet.
With your application, please provide a written description of those areas intended as open space.
Include with the submittal a drawing with the size and location of each open space area and
demonstrate compliance with code requirements.
Landscaping— Landscape requirements are contained in FWRC Chapter 19.125 "Outdoors, Yards, and
Landscaping." Following are the key landscape requirements for the project.
(a) Per FWRC 19.125.060(3), for properties within the RM zone:
a) Type III landscaping 10 feet in width along all arterial rights -of -way. Said landscaping shall
be in a separate tract and shall be credited to the common open space requirement. This 10-
foot landscape buffer applies along the Military Road frontage.
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(b) The plat submittal must include a landscape plan, prepared by a licensed landscape architect that
identifies existing wooded areas, meadows, rock outcroppings, proposed and required buffers,
open spaces, street trees, ornamental landscaping, other landscape features, and stands of trees
and protection techniques as may be required per the FWRC.
9. Clearing & Grading — With the preliminary plat application, a preliminary clearing and grading and
tree/vegetation retention plan addressing items listed in FWRC 19.120.040 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. Any retaining walls and rockeries must comply with
standards in FWRC 19.120.120.
10. Tree Retention/Replacement — The city's tree standards require each development/redevelopment to
maintain a tree unit density. The minimum tree density for RM zones is 30 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 30. 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
Per FWRC 19.120.040.2, the tree/vegetation plan must be prepared by a certified arborist, or a
certified landscape architect, and include a tree survey that identifies the location, approximate size,
species, and number of trees on the site, and also identifies the general location of trees within 50
feet of the site.
11. Community Design Guidelines — Review of the proposal under the city's design guidelines, FWRC
Chapter 19.115, is required for the project and will occur in conjunction with the preliminary plat
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review process. The principal applicable guidelines for the project are noted below. However, this
does not necessarily include all applicable guidelines, and project designers must consult the
guidelines in their entirety in preparing an application. The application must include a written
narrative identifying how the proposal complies with the applicable design guidelines, as detailed.
a. FWRC 19.115.010(2) CPTED — Implement Crime Prevention through Environmental Design
(CPTED) principles to reduce opportunities for criminal activities to occur. The city,'s Police
Department and Planning Division will evaluate the formal application and review for
compliance with CPTED principles. Special consideration to incorporate principles to all
pedestrian routes of travel, courtyard or plaza areas, and the parking garage is strongly
encouraged. A completed CPTED checklist must be submitted with your application.
i. Natural Surveillance — Promote visibility of public spaces and areas.
ii. Access Control — Identify techniques that deter unauthorized access and/or inappropriate
access.
iii. Ownership — Reduce perception of areas as ownerless.
b. FWRC 19.115.050 Site Design — Refer to all sections of this chapter for site design standards.
Key sections include:
i. (1) General criteria (a)-(g)
ii. (4) Pedestrian circulation and public spaces (b)
iii. (5) Landscaping
iv. (7) Miscellaneous (a)
c. FWRC 19.115.090(4)(c) District Guidelines for Residential Zones —Subsections (1)0), (1)
through (o), and (r) apply to zero lot line townhouse residential uses. Please provide a design
narrative with the formal application to detail how the project addresses these requirements,
including but not limited to:
i. FWRC 19.115.090(1)(o), Carports and garages in front yards should be discouraged.
12. 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, including but not limited to:
a. FWRC 18.55.020(5), alley access is encouraged for lots in zero lot line townhouses to avoid a
garage -dominant front yard streetscape.
b. FWRC 18.60.030(1), land divisions, except for commercial binding site plans, should provide a
10-foot-wide Type III landscape strip along all arterial streets (Military Road South is an arterial)
to shield new residences from arterial streets (see FWRC 19.125.050[3]). Said landscape strip
shall be provided in a separate tract to be owned and maintained by the homeowners' association,
and shall be credited to the buffer requirements of FWRC 18.55.060.
13. Affordable Units — Pursuant to FWRC 19.110.010, new projects involving 25 units or more are
required to provide affordable dwelling units as part of the project. Per FWRC 19.110.010(3), as 26
dwelling units are proposed, a minimum of two units must be considered "affordable" as defined by
FWRC 19.110.010. The formal application must reflect the affordable housing requirement and
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provide details of how it will be accomplished. Note that prior to issuance of a certificate of
occupancy for the applicable buildings, an agreement in a form approved by the city requiring
affordable dwelling units to remain as affordable housing for the life of the project must be recorded
with the King County Department of Records and Elections at the expense of the applicant.
14. School Impact Fees — School impact fees are due at the time of building permit application for new
dwelling units and are subject to the fee schedule in effect at that time. This fee amount is subject to
change as determined annually by the Federal Way School District.
15. School Access Analysis — A school access analysis is required to be submitted to the city with the 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 Tanya Nascimento (Federal Way Public
Schools) at 253-945-2071 for information about the school access analysis requirements.
16. Critical Areas — The properties contain wetlands and possibly a stream. The project submittal must
address all listed criteria for applicable FWRC sections. Qualified professionals must be retained to
prepare required reports and provide technical and code support for the proposal. The applicant is
responsible for providing critical areas reports to the city and for covering the cost of the city's
consultants who may peer review the reports per FWRC 19.145.080(3). Due to lack of details at this
time, the applicant is encouraged to contact city staff during the design process if they will have
critical area impacts, in order to discuss the required use process review (if applicable).
a. Stream — There is a stream in the vicinity of the property. This feature and its buffer must be
delineated on the preliminary plat drawing (if the stream and/or its buffer are on the property) and
placed in a tract in conformance with FWRC 19.145.150 and 19.145.260. Requirements related to
impacts to the stream and/or its buffer are contained within FWRC 19.145.260-19.145.340. A
Use Process III or IV application may be required depending on the scope of the project.
b. Wetlands — There are wetlands and/or wetland buffers on the subject property. These features and
their buffers must be delineated on the preliminary plat drawing and placed in a tract in
conformance with FWRC 19.145.150 and 19.145.410. Requirements related to impacts to the
wetlands and/or their buffers are contained within FWRC 19.145.410-19.145.440. A Use Process
III or IV application may be required depending on the scope of the project.
17. 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.
18. Application Fees & Submittal — Please contact the Permit Center at
ermitcenter ci offederaIwa .com, or 253-835-2607, for updated fee schedule information for
applications and permits.
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PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Cole Elliott, P.E., 253-835-2730,
cole.ellioft(ii�cii offederalway.com)
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual.
This project meets the requirements for a Full Drainage Review. At the time of land use site plan
preliminary 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
Addendum can be found at the following website: www.ei!yoffederalwgy.com/node/1467.
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. In addition to flow control facilities, Best
Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies
within Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the
treatment criteria of the Enhanced Basic Water Quality Menu.
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 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:
5. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
6. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction storm water permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
http://www.ea.wa.gQv/programs/wqlstormwater/construction/index.litml or by calling 360-407-
6048.
7. 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.
Right -of -Way Improvements
1. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning 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.
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EN 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 $2,503 for the first 18 hours of
review for full subdivision EN permits. Additional review time is charged at $139 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.
2. In addition to engineering approval, subdivisions are required to obtain a separate permit for grading.
Details and fees may be obtained from the Building Department.
3. 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:
www.ciiyoffederalway.com/node,/ 1467 to assist the applicant's engineer in preparing the plans and
TIR.
4. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the
improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30
percent of the original amount and held for a two-year maintenance period.
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 remain the responsibility of the individual property owners.
6. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall
be drawn at a scale of 1 " = 20', or larger. Architectural scales are not permitted on engineering plans.
8. Provide cut and fill quantities on the clearing and grading plan.
9. Temporary Erosion and Sediment -control (TESC) measures, per Appendix D of the 2016 KCSWDM,
just be shown on the engineering plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
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PUBLIC WORKS — TRAFFIC DIVISION
Sarady Long, 253-835-2743, saradv.long(@,cit-yoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
3. Based on the submitted materials for 26 Single Family Detached Housing, the Institute of
Transportation Engineers (ITE) Trip Generation - 10"' Edition, land use code 210 (Single Family
Detached Housing), the proposed project is estimated to generate approximately 26 new weekday PM
peak hour trips and 260 daily 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).
The estimated fee for the concurrency permit application is $4,790.00 (11 - 50 Trips). This fee is an
estimate and based on the materials submitted for the preapplication meeting. The concurrency
application fee must be paid in full at the time the concurrency permit application is submitted with
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 26 new single family lots, the estimated traffic impact fee is
$103,773. The total amount of the impact fees will be assessed and collected from the applicant when the
building permit is issued, using the fee schedule then in effect. The applicant may request, at any time
prior to building issuance to defer the payment of the impact fee to final building inspection. If this option
is selected, a covenants prepared by the city to enforce payment of the deferred fees will be recorded at
the applicant's expense on each lot. Please refer to defer payment of impact fee code for process.
Street Frontage Improvements (FWRC 19.135)
1. 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 South is planned as a Type "G" street, consisting of a 66-foot street with curb and
gutter, six-foot planter with street trees, eight -foot sidewalks and street lights in a 100-foot right-
of-way (ROW). Assuming a symmetrical cross section, an additional eight -foot ROW dedication
is required and half -street improvements as measured from street centerline is required.
+ Internal road shall be private and constructed to meet DWG. No. 3-2GG (24' paved road with 5'
sidewalks on both sides of the road and street lights).
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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 $278.
3. 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.
3. Verify intersection sight distance analysis at the plat access driveway/intersection with Military Road
South. The analysis shall be conducted in accordance to the latest AASHTO guidelines (3.5 ft object
height, 3.5 ft driver's eye height, 14.5 ft back from the edge of the traveled way for passenger
vehicles). The sight distance triangle shall be depicted on the plan set.
4. Provide an approved turnaround on the internal road preferred at the end of the road. Provide a
Vehicle Turning Diagram to the Public Works Traffic Division. This diagram will show how the
appropriate design vehicle delivery or garbage truck can enter, maneuver, and leave the site without
encroaching onto opposing traffic lanes or mounting a curb. The Site Plan should be modified
accordingly.
5. The proposed development exceeds 25 lots or 250 daily traffic volume equivalents; as such, a
secondary access should be provided.
6. Show all neighboring driveways within 150 feet of the proposed private road.
7. Per FWRC 19.135.280, driveway must be located no closer than 150 feet to any street intersection or
to any other driveway, whether on or off the subject property. The development should pursue a
shared access with adjacent property to the north.
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robe ci offederal,i-,°ay.com
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations for commercial or multi -unit residential housing include:
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 (attached). 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
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April 17, 2018
Page 12
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 storage areas/containers, and convenient
access to exterior containers screened by enclosure(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).
Large Scale Projects and On -Site Waste Compaction
■ Note that larger -scale commercial or multi -unit housing developments may see long-term savings
from the use of on -site waste compaction equipment. Planning elements for this equipment
includes larger enclosure dimensions, defined overhead clearances, power utility access, and
drainage management.
o For grocery stores, restaurants, or multi -family facilities, "Self -Contained" waste compactors
are preferred over "Stationary" or "Break Away" compactors. Compactors may need to be
covered and connected to the sanitary sewer, since compacted wet wastes can cause leakage
and surface water nuisances.
■ Mixed -use developments may also benefit from on -site waste compaction equipment. Additional
mixed -use development considerations include:
o Designated chutes and/or internal facility maintenance areas or services for tenant use,
o Movement of wastes and recycling items from interior units to collection areas, and
o Enabling access by business tenants and/or residents to exterior waste and recycling
enclosure(s).
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 253-455-0355 (cell).
COMMUNITY DEVELOPMENT — BUILDING DIVISION (Peter Lawrence, 253-835-2621,
Peter.Lawrence(7a,c ityo ffed a ra Tway. co m }
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), 2015
Washington State Amendments WAC 51-50
• Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 & WAC 51-57
18-101223-00-PC Doc ID: 77478
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Page 13
• International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
• National Electric Code (NEC), 2017
■ International Residential Code, 2015
Washington State Amendments WAC 51-51
• Washington State Energy Code, 2015 WAC 5 1 -11
2. Building Criteria. The following applies to the proposed structure:
• Occupancy Classification: R-3
• 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
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.ciMoffederalwa.com.
.com.
Appointments are required for intake of new commercial building permit submittals. Please call or
email to schedule an intake appointment with the Permit Center staff at (253)835-2607 or
permiteentea,�ityoffedet-alwa -cam.
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
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April 17, 2018
Page 14
response, what changes have been made from the original drawings. Plans for all involved
departments will be forwarded from the Community Development Department.
5. Other Permits & Inspections. Separate permits may be required for electrical, mechanical,
plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time
prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the
Building 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.
• One or two hour common wall.
• Provide UL Listed assemblies in their entirety.
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,
BAs bury@lakehaven.org)
Water
• A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with
any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to
issue for typical processing. 2018 cost for a Water Certificate of Availability is $60.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new water distribution
system facilities for the proposed development. Depending on the location of the most westerly hydrant
(as determined by fire marshal), 12" diameter water maul may need to be extended into the site from
existing water main along the east side of Military Rd S. 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.
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be determined
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Page 15
upon submittal of service connection application(s) to Lakehaven. Charges -Payable -in -Lieu -of -Extension
(CPILOE) are assessable against the property for water facilities previously constructed (Military Rd S)
that provide direct benefit to the property. CPILOE charges are due prior to & as a condition of
scheduling the Lakehaven DE preconstruction meeting. 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.
■ Water Service/Meter Installation, 1" prelim. size each lot/townhome: $490.00 fee. Actual size TBD
by Lakehaven based on UPC plumbing fixture count.
• Capital Facilities Charge(s)-Water: $96,382.00 ($3,707 per Equivalent Residential Units (ERU)).
= CPILOE: $1,725.59.
Sewer
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with
any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to
issue for typical processing. 2018 cost for a Sewer Certificate of Availability is $60.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new sanitary sewer
system facilities necessary for the proposed development. It's presumed new gravity sewer cannot be
extended from existing sewer along/off the east side of the site, and new low-pressure sewer (LPS,
individual grinder pump for each lot/townhome) will need to be extended from existing gravity sewer
along the west side of Military Rd S. 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 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.
■ Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2018 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.
■ Sewer Service Connection Permit, each lot/townhome: $490.00 fee.
• Capital Facilities Charge(s)-Sewer: $91,234.00 ($3,509 ERU).
General
• All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(b_V://www.lakehaven.orgj204/Developinent-EnizineeELng).
• 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.cahan@southkingfire.org)
Water Supply
Fire Flow: This review assumes that these townhomes will be built under the IRC. The fire flow would be
1000 gallons per minute.
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Fire Hydrants:
This project will require 2 fire hydrants in approved* locations.
*Hydrant(s) spacing along access roads and location in relationship to buildings and sprinkler FDC shall be
approved by Fire Marshal's Office
Fire hydrants shall be in service prior to and during the time of construction.
Emergency Access
This project does not comply with South King Fire & Rescue Emergency Access Policy.
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006
httl2://soutlikingfire.org/DocumentCenter/HomeNiew/24.
Designated and marked fire lanes may be required for emergency access. This may be done during the plans
check or prior to building final. Requirements and marking options can be found in title 8 of the Federal Way
Revised Code: http://www.codepublishing.com/WA/Federal Way/
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
*Emergency Access lacks an approved turn -around.
Fire Department Lock Box
A recessed fire department "Knox" brand key box shall be installed on the building near the front entrance.
Location(s) will be approved by the plan reviewer or Deputy Fire Marshal onsite.
Fire Sprinkler System
An NFPA 13D fire sprinkler system is required in units 7-12, 13-16, 17-22, and 23-26. This is due to lack of
approved emergency 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.
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.
I8-101223-00-PC Doe ID: 77478
Hans Korve
April 17, 2018
Page 17
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Jim
Harris, 253-835-2652. We look forward to working with you.
Sincerely,
�"`iw�nn,a✓
Jii arris
anner
enc: Master Land Use Application
FWRC 19.205.010 Zone Use Chart
Mailing Label Handout
Lakehaven Water Map
Cole Elliot, Development Services Manager
Erik Preston, Senior Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer, via email
Chris Cahan, South King Fire & Rescue, via email
Surinder Khela, skhela.b t mail.cam
18-101223-00-PC
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CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: March 21, 2018
TO: Cole Elliott, Development Services Manager
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
Tanya Noscimento, Federal Way School District
Rob Van Orsow, Solid Waste/Recycling Coordinator
FROM: Jim Harris
253 835-2652
Jim.harris@cityoffederalway.com
FOR DRC MTG. ON: DATE - April 5, 2018
DATE, April 12, 2018 --- 9:00 AM TIME - with applicant
FILE NUMBER (S): 18-101223-00-PC
RELATED FILE NOS.: None
PROJECT NAME: EVERWELL TOWNHOUSES
PROJECT ADDRESS: 29200 MILITARY RD S
ZONING DISTRICT: RM 3600
PROJECT DESCRIPTION: Proposal for a 26-lot pre plat for 26 zero lot line
townhomes
LAND USE PERMITS: TBD
PROJECT CONTACT:
SURINDERKHELA
MATERIALS SUBMITTED: Application
Conceptual site plan / pre plat map
CITY OF
Federal Way
March 23, 2018
Surinder Khela
13 03 6 SE Kent Kangley Road, Suite 436
Kent, WA 98030
Skhela.bp@gmail.com
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
RE: FILE No.18-101223-00-PC; EVERWELL TOWNHOUSES PREAPPLICATION MEETING
29200 Military Road South, Federal Way
Dear Mr. Khela:
The above -referenced proposal has been assigned to me as project planner. At this time, the application
and preliminary site plan have been routed to the members of the Development Review Committee. A
meeting with the project applicant and Development Review Committee has been scheduled as follows:
Thursday, April 12, 2018 — 9:00 AM
Hylebos Conference Room
City Hall, Second Floor
33325 8t' Avenue South
Federal Way, WA 98003
We look forward to meeting with you to discuss your proposal. Contact me at
jim.harris@cityoffederalway.com if you have any questions.
Sincerely,
?d,J11e,,1
Jim Harris
Senior Planner
c: Hans@dmp-inc.us
W-X��fv-
Doc. I.D. 77480
18-101223-00-PC
RECEIVED
MAR 19 2018
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT ASTER LAND USE APPIACATION
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