17-105258OF
4W tedeml AA*
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CITY HA
33325 8th Avenue Sou
�Aki�ral W WA 98003-63
(253) 835-70
www. cityoffederalway. cl
Z-71AFTEM
Mr. Randy Brown
Synthesis Architects
12503 Bel -Red Rd, Suite 101
Bellevue, WA 98005
P1441!
Re: File #17-105258-00-PC; PREAPPLICATION CONFERENCE SummARY LETTER
Federal Way Property, 1019 South 351s, Street, Federal Way
Thank you for participating in the preapplication conferencewith the City of Federal Way's Development
Review Committee (DRC) held December 7, 2017. We hope that the information discussed at that meed
was helpful in understanding the general requirements for your project as submitted. I
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 Va y Fevised 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 Senior Planner Dave Van De Weghe (253-835-2638, or
david vAnd 6ad -yo ff6deralwavx M.016__j. For specific technical questions about your project, pleas
contact the appropriate DRC representative as listed below. Otherwise, any general questions about -
preapplication and permitting process can be referred to your key contact. I
PROJECT DESCRIPTION
On a 16.18-acre parcel, the application proposes to demolish the existing single-family homes and build a
,*4 The subiect.Uro2ertv abul
wi�ml 9 1
Pacific mIgn7way 33077 ar
the west zoned Suburban Estate (SE) and Single -Family Residential (RS 35).
MAJOR ISSUES
Outlined below is a sunim2u-y 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 DC 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.
309MMMM�■
A warehouse/distribution, tei~ in the CE zone may not be located on property that adjoins a low
or medium densit residential zone,
,V identia
3. The property contains two critical areas and/or associated buffers: wetland and streams. Pursuant to
FVVRC 19.145.080, a critical areas report that adequately evaluates the proposal and probable impacts
is required.
MMMMME•�
1. Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water Design Manual J<,CSWDM). This project meets the requirements for a Full Drainage
Review.
I
1. Transportation Concurreng Manag
ement 471r/RC 19.90) — A transportation concurrency permit with the
application fee of $4,650.00 is required for the proposed project.
2. Tra Impact Fees a7IFIRC 19.91) — Traffic impact fees are required for commercial developments.
Iffic
3. Frontag
e Improvements a7WRC 19.135.040) — Construction of street frontage improvements and
dedication of right-of-way for a non -motorized path are required.
4. Access Manag
ement g7WRC 19.135.260) — The development shall meet access management standards.
5. Block Perimeter 07W/RC 18.55.010 & FWRC 19.135.251) — The development shall meet block
perimeter requirements of 1,320 feet for non -motorized access and 2,640 feet for streets.
1. A Lakehaven Developer Extension PE) Agreement will be required to construct new (onsite hydrants)
and/or abandon existing water distribution system facilities for the proposed development.
The emergency apparatus access road as proposed is in excess of 150 feet and lacks an approved turn
around.
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.
File 917-105258-00-PC Doe. LD.76819
Page 3 of 20
DEVELOPMENT
COMMUNITY a A.
davi
GeownlZonhg Regulations —The subject property is located in the Commercial Enterprise (CE) zo a g'
district. Pursuant to FWRC 19.240.010, a manufacturing facility is permitted and per F C 1 .240,020 a
warehouse/distribution facility is permitted. The following is onl y a portion of the zoning regulations
governing these proposed uses in the CE zone. The applicant should consult the referenced use zone chart
prior to subrnifting a Master Land Use application;
(a) A warehouse/distribution facility in the CE zone may not be located on property that adjoins a low
or medium density residential zone, per FWRC 1 .240,020(I). The subject property adjoins ►wo low
or medium density residential zones: Suburban Estate (SE) and Single -Family Residential ' 35).
The approval of a short plat or boundary line adjustment (BLA) to create separation between the
subject property and the low to medium density residential parcels must be approved before the city
can grant land use approval, See comment #6 for short plat requirements and comment #7 for pr
LA
requirements.
(b) Required Yards,, jot Cots -age, BuiUing He gbt — Required yards, lot coverage, and building height for
manufacturing, , warehouse, truck stop, and commercial vehicle facilities are:
* Minimum setbacks are: front — 20 feet; side and rear — 20 feet along the residential zone to the west,
and 15 feet along all other zones.
Maximum lot coverage: none; the buildable area will be determined by other site development
requirements (i.e., required buffers, parking lot landscaping, surface water facilities, etc.).
Max urn building height; is 40 feet above average building elevation ( Al Ei), or if approved
by the Community DevelopmentDirector, the Height of the structure may exceed 40 feet -above
the building elevation, to a rnaxnnurn of 55 feet, if all of the following four criteria are met:
i) The increased height is necessary to accorru-nodate the structural, equipment, or
operational needs of the use conducted in the building, and/or all ground floor spaces
have a n-d i um floor -to -ceiling height of 13 feet and a rninitnum, depth of 15 feet;
ii) Height complies with note 4 (building height may not exceed 30 feet AABE when located
within 100 feet of a residential zone);
iii) Height over 40 feet is set back from nonresidential zones by one additional foot for each
one foot of height over 40 feet; and
iv) 1t.00flnes are designed to avoid a predominantly flat and featureless appearance through
variations in roof height, forms, angles, and materials.
Average Building Elevation (FWRC 19,05.010 Definitions W)—The average of the hiodstarid lowest existing or proposed
Doc. LD 76819
Fite # 17-105258-00-PC
Mt. Randy Brown
Page 4 of 20
January 3, 2018
1 Land Use Applications —A warehouse/distribution center is subject to a Use Process III (Project Approval)
review pursuant to 19.240.020, as SEPA review is required.
The Planning Division will notify the applicant of the application status wid-lin 28 days of submittal. A
determination of completeness is based upon satisfaction of the items on the submittal checklist
(enclosed). If the application is determined complete, staff will. issue a Letter of Complete Application. If
deemed incomplete, the review period of these new items will be within 14 days following submittal of
requested items.
The FWRC limits the administrative review to 120 days from the date of a complete application. The
120-day review period will stop any time the applicant has been requested by the city to correct plans,
perform required studies, or provide additional information needed to issue a decision. Please be advise4
that any request for corrections and/or additional information must be provided within 180 days of
written notification, or the land use application will expire. After 180 days, the application shall be
deemed null and void and the city shall have no duty to process, review, or issue any decisions with
respect to such an application.
Process III, Project Approvals, are valid for five years after the date of the final land use decision made by
the Community Development Director.
Please refer to the enclosed Use Process III Development Submittal Requirements Checklist hen preparing
your plans and associated documents.
3. Public Noo*n (Use Process 111) — Within 14 days of issuing a letter of completeness on the application,
Notice of Application will be published in the Federal Vay Mirror, mailed to property owners wid-lin 300
feet of the subject property, posted on the subject property, and placed on the city's three designated
notice boards. The applicant is required to submit two sets (for one Notice of Application and one SE
notice) 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 a tide company. Refer to the enclose
mailinlabels bulletin for further information. SEPA notificationswill be m done in copliance with
FWRC 14.10.040. 1
g
4. State Environmental Policy Act (SEPA) Environmental Review — The proposal is subject to environmental
review under the State Environmental Policy Act (SEPA), as the proposal exceeds the flexible thresholds
(buildings up to 12,000 square feet and 40 parking spaces) pursuant to FWRC 14.15.030(1)(c). The city
may utilize the optional Determination of Nonsignificance (DNS) method of combining the land use and
SEPA notifications when environmental checklists are thoroughly completed. An environmental
threshold determination made by the Director of Community Development must be issued prior to land
use approval.
OificalAreas — As shown on the city's critical areas maps, the property contains two critical areas and/or
associated buffers: wetland and streams. Pursuant to FVVRC 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 FVVRC 19.145.130 "Nfitigation 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).
File #17-105258-00-PC D— LD- 76819
Page 5 of 20
January 3, 2018
'k, W-i quired tdetermine thexact imacts to
--site wetland will be rc o e p
7077" aigg7ettana anci weuanCl DUrrer. See Fyf A==4T-V1 —
Pursuant to FWRC 19,145.430, any intrusion into the wedand will require Hearing Examiner approval
administered via Process IV M"ter Land 70se' -application, pOlic hearing, and decision by the dty�s:
lieuitig Examiner. The appli�ht will havetfib burden of 46xig the intrusion to meet the fblleiWing
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 wedand 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
g) The applicant is committed to monitoring the project and to making corrections if the
project fails to ineet projected goals.
I'' x trdner a roval of a mitil•ation 11
I IN I T
k aprove 7nG prQywe auexu7n7u, p7ITC797 M 70-7-
used in ebinbfnationwith Theappficant must demonstrate how the buffer intrusion will
meet the following criteria:
a) It will not adversely affect water quality;
b) It wM not adversely affect the existing quality of the wetland or buffer wildlife habitat;
c) It will not adversely affect drainage or stormwater retention capabilities;
d) ' It will not lead to unstable earth conditions nor create erosion hazards;
e) It will not be materially detrimental to any other property or the city as a whole; and
A buffer enhancement plan, prepared by a qualified pro Fessional, shall be incorporated into the critical
die h vharge
area report. The plan shall, assess d habitat, water quality, star retention, grouncixater recharge
and erosion protection functions of the existing buffer; assess the effects of the proposed modification
on those functions; and address the six approval criteria of this section.
Stream — The stream that bisects the property will need to be classified and buffer width established
pursuant to FWRC 19.145.260 — 270.
D.., LD, 76819
File #17-105258-00-PC
A request for an intrusion into a stream buffer will be reviewed and decided upon using Process III in
Chapter 19.65 FWRC. Responses to decisional criteria and design requirements in this section shall be
included in the critical areas report. The applicant shall demonstrate that the remaining and enhanced
reduced buffer will function at an equivalent or higher level than the standard buffer. The plan shall
provide an assessment of the following existing functions and conditions of the buffer and the effects of
the proposed modification on those functions:
a) Habitat;
b) Water quality;
c) Stormwater retention capabilities;
d) Groundwater recharge; and
e) Erosion protection.
The city may approve a stream buffer intrusion based on the following criteria, per FWRC 19.145.330:
a) It not adversely affect water quality;
b) It will not adversely affect the existing quality of wildlife habitat within the stream or
buffer area;
c) It will not adversely affect drainage or stormwater retention capabilities;
d) It will not lead to unstable earth conditions nor create erosion hazards;
e) It will not be materially detrimental to any other property in the area of the subject
property nor to the city as a whole; and
It is necessary for reasonable development oft e subject property.
Short Plat— Pursuant to FWRC 18.30.010, short plat applications are administratively processed throu
the Department of Community Development. The administrative review process requires that the
Director of Community Development issue a decision on the short subdivision request and confirm
. . . . . . . . . #wilce of the com lete short %lat poo�osal is rewuired
FVVRC 18.30.080, and a 15-dav public comment period is provided. However, no public hearing will
required unless an appeal is filed. A master land use application and short plat handout are enclosed;
relevant code sections can be accessed from www;Xo&bqb4��/WA/Fgdero)�$p
The city will prepare and post a notice board or boards on the subject property for the short plat
application. Copies of the Notice of Application will also be posted at the city's designated public notice
areas and published in the Federal Way Mirror.
T .Boundary Line Adjustment (BI-A) —A boundary line adjustment application is subject to administrative review
conducted by city staff, with a final decision made by the Director of Community Development.
Applications are reviewed for conformity with FWRC Title 18 'Subdivisions," FWRC 18.10 "Boundary Line
Adjustments," and FWRC 18.55 "Design Criteria." Boundary line adjustments do not require public notice.
8. 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 use process review. The
principal applicable guidelines for the project are noted below. However, this does not necessarily include
all applicable guidelines and project designers must consult the guidelines in their entirety in preparing an
application. The application must include a written narrative identifying how the proposal complies with
the applicable design guidelines, as detailed.
File #I 7-105258-00-PC Doc. I.D. 76819
1717=17-MM"
Page 7 of 20
January 3, 2018
Alil -0 to IF
a Ownersho — Reduce perception of areas as ownerlel
b. FWIRC 19.115.050, Site Design —Refer to all sections of this chapter for site design standards. Key
sections include:
i. (1) General criteria (d), (Q, and (g);
1 (2) Surface parking lots (a), (b), (c), and (e);
a (4) Pedestrian circulation and public spaces (a) and (b);
iv. (5) Landscaping;
v, (6) Commercial services (a); and
vi. (7) Miscellaneous (a).
C. FWRC 19.115.060, Building Desig
n — Refer to all sections of this chapter for building design standards.
Key sections include:
i, (1) General criteria (c); and
it. (2) Building facade modulation and screening options (a), (b), and (c).
or zone and theretore, snat 111COrporaLe 'ART' -#14LI IS M
incorporate at least two of the four options on each f*de. Options intended to break up the mass of
large buildings includc (a) i�ade modulation (hu'nithurn of six &&t in width by Ned f�et in 40th). (b)
1andkVe stre6mog; �0 caoqy or; jrcaciel and A pedestrian plaza.
Building facades visible from riglits-of-way should incorporate methods of articulation and accessory
elements in the overall architectural design; for example display windows, �,vindow openings �Nith visible
trim material, vertical trellis, artwork, decorative masonry or metat patterns or grillwork, relief., material
variations, etc.
9. Landscaping — Landscape requirements are contained in FWRC Chapter 19.125 "Outdoors, Yards, and
Landscaping." Folloliving are the key landscape requirements for the project.
a) A landscape plan prepared bya Washington State licensed landscape architect shall be sijbinitted with the
formal application. Please follow general guidelines oudined in FWRC 19,125.040(1) through (28) when
preparing the site plan and planting schedule, especially subsection (22), screening of blank building walls.
Building walls which are uninterrupted by �,viridow, door, or other architectural, feature(s) listed in FNIRC
19.115.060(3)(b), that are 240 square feet or greater in area, and not located on a property line, shall be
screened by landscaping. Such planting shall include trees, shrubs, and groundcover appropriate for the
area proposed. And subsection (24): all loading areas shall be fully screened from public right-of-way or
nonindustrial/manuf-,tctLi.Litig use-, with Type I landscaping.
Doc. I.D. 76819
File#17-105258-00-PC
Page 8 of 20
January 3, 2018
b) Per FWRC 19.125.060(6)(c), for properties witlim the CE zone, Type III landscaping a minimum of five
feet in width shall be provided along all property lines.
c) Parking
Lot Landscapin ,g —Twenty square feet of interior lot landscaping, per parking space, must be
provided in accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type IV parking lot
landscaping is required to be installed at the ends of all rows of parking (including RV and boat storage)
and disbursed throughout the interior parking area. The site plan must list the specific size of each
landscape island proposed for interior parking lot landscaping in order to verify the required calculation is
provided. Landscape islands must be a minimum widdi of six feet between stalls and at the ends of rows.
Lighting fixtures shall not replace any required interior parking lot landscaping.
10. Rockeries and Retaining Walls — The following standards from FWRC 19.120.120 shall apply:
a) Rockeries and retaining walls shall be a maximum of six feet in height as measured from finished
grade at base of wall to top of wall.
b) There shall be a minmium three-foot landscaped setback at the base of each rockery or retaining wall.
c) The width of the terrace between any two vertical rockeries and/or retaining walls shall be a
minimum of five horizontal feet to allow for landscaping and maintenance.
d) Terraces created between rockeries and/or retaining walls shall be permanently landscaped and
revegetated with Type III landscaping as specified in FWRC 19.125.050(3).
e) Rockeries and retaining walls shall be set back a minimum of three feet from adjacent public rights -
of -way. The area between the right-of-way and the retaining wall shall be landscaped and maintained
per applicable standards in Chapter 19.125 FWRC, Article I, "Landscaping." If private agreements
are reached with utility companies and written documentation is provided to the city, and a minimum
three-foot wide planting buffer can be established and maintained to screen the wall from view,
retaining walls can be located to the back of the right-of-way as determined by the community
development services and public works directors.
Rockeries and retaining walls visible from a public right-of-way or adjacent property shall be
composed of rock, brick, or other textured/patterned wall styles as approved by the planning and
Public Works Director, Rockeries and retaining walls shall be landscaped in accordance with the
applicable standards in Chapter 19.125 FWRC,,6aticle I, "Landscaping."
10, Cleaning
and Grading
— The applicant is required to obtain clearing and grading plan approval as a
component of the land use approval. Please consult FWRC 19.120.040(1) for items that are required to be
included on the plan. Approval and notice to proceed shall be required prior to commencing clearing and
grading activities on site. Please reference FWRC 19.120.060(2).
11. Tree and Veg
etation Reqidrrnients
A tree and vegetation retention plan as required under FWRC 19.120.040(2) must also be submitted with
the Process III land use application. The tree and vegetation retention/replacement plan must be
prepared by a certified arborist or certified landscape architect. The standards require each development
to maintain a minimurn tree unit density. As required under FWRC 19,120.130(2), the minimum tree
density in the CE zone is 20 tree units per acre.
A tree unit is a value assigned to existing trees retained on the property or replacement trees. The larger
the tree, the greater value it is assigned. Required tree density can be composed of retained trees and
Rc #17-105256-00-PC Doc, LD. 76819
Mr. Randy Brown
Page 9 of 20
January 3, 2018
replacement plantings p&t FWRC'l9J20.1M The tree and vegetationplan must cloxly�showwhdre the
etc. The 4brmd lancls-.lan
must detail information about tree unit credits and replacement.
12. Roqto, tlfechanical EqUO,77e)lt— Per RVRC 19,110,070, vents and similar appurtenances that extend above
the, roofline must be surrounded by a solid sight -obscuring screen that is integrated into the architecture
of the building and obscures the view of the appurtenances from adjacent streets and properties. Please
provide screening details on the elevation drawings.
13. figb6g — In addition to CPTED lighting,
onto adjacent properties (RXIRC M105-0
circulation are -as (FVfRC 19.115,050[711[i)-[
landscaping required for die project (FW'1
standards of the Blurninating Engineering
with the Process III application.
lighting shall be provided in all loading, storage, and
and fighting standards shall not reduce the amount of
19.115-050). A'Photornetric lighting Plan that meets the
14. Fees — Please contact the Permit Center at 253-835-2607, or to
confirm application fees.
I M-1
Please note that the building permit process is separate from land use review and is subject to fees,
procedures, and review timeframes. You can submit a building permit application any time, However, no,
building permits can be issued until a SEPA determination is inade by the SEPA official and [and use
approval is granted, and the appeal period completed. No clearing, grading, or filling actions may occur or,
site in advance of the SERA, larid use pea` n-tits, building or grading permit, or other approval processes as
required by the city.
Land Use Issues — Star water
1. Surface water runoff control and water quality treatment will be required per the 2016 Kin
g County Surface
Water Desigit Manual CSWDIVI), This project meets the requirements for a Full Drainage Review. At the
time of land use site Galan. submittal, a preLinuriary'l7echnical Information Report (1-IR), addressing the
relevance of the project to the eight core and five special requirements of the KCSIXDM will be required,
A Level 1 downstream analysis shall also be provided in the preliminary TIR. The city has 1" = 100', five-
foot contour planimetric as in CIS format that may be used for basin analysis.
3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must
be provided to verify infiltration suitability.
Doc.LD� 76619
File#17-105258-00-PC
Page 10 of 20
January 3, 2018
4. Detention and water quality facilities must be above ground (i.e. open pond). Underground facilities
allowed onlywith approval from the City of Federal Way Public Works Department. I
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 360-407-6048, or
httmJZ�m�tgy�xca�gQy/pL2g___J A/stormwaterZgon�tru�21MZind�n,htnil.
7. If work is to be done below the ordinary high watermark, a Hydraulic Project Approval (HPA) permit
may be required. Information regarding this permit can be obtained from the Washington Department of
Fish and Wildlife.
1. See the Traffic Division comments from Senior Traffic Engineer Erik Preston for traffic related items.
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the city. Engineering review fees are $2430.00 for the first 12 hours of review,
and $135,00 per hour for additional review time. Fees may increase. A final TIR shall be prepared for the
project and submitted with the engineering plans. Both the TIR and the plans will require the signature/
seal of a professional engineer registered/licensed in the State of Washington.
2. In addition to engineering approval, projects that will be filling or grading in the area of the future building
pads are required to obtain a separate grading permit from the Building Division.
3. The Federal Wlay Public Works Development Standardr Manual (including standard detail drawings, standard
notes, and engineering checklists) to assist the appEcant's engineer m preparing the plans and TIR is
available on the city's website at
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 fora 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. •
that time, the Public Works Inspector will make periodic visits • 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 -wU 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.
File #17-105258-00-PC D LD76819
Page 11 of 20
January 3, 2018
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 noted.
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. IV
.claitectural 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 KCSNVDM,
must be shown on the engineering plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction.
• 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
FVvTRC 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring
10 feet deep by 20 feet across are recommended, along with a two -door swing -open or roll -open gate
that spans the front width of the enclosure. When gate doors are opened, nostructure or hardware
should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates
in 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/cont ers, and to exterior containers
screened by enclosure(s).
• Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minirnize potential "blind
spots" during ingress and egress.
• Consider landscaping, setbacks, and screening requirements (based on FWRC 19.125.040[4] & [5]).
• 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 for this equipment may require larger enclosure
dimensions, defined overhead clearances, consideration of power utiEty access, and drainage management.
• Mixed -use developments may also benefit from on -site waste compaction equipment. Additional tnixed-
use development considerations include:
• Designated chutes and/or internal facility maintenance areas or services for tenants;
• Moving waste and recycling streams from interior units to collection areas; and
• Access by business tenants and/or residents to exterior waste and recycling areas.
File #1 Doc. I.D. 76819
Page 12 of 20
January 3, 2018
7, I
services provider, Waste Management. Contact: Senior Route Manager John Davis at 206-786-4530 (ceill
SZ�MWIMMI I
1. Based on the submitted materials for 76,933 square feet of warehouse, the Institute of Transportation
Engineers (ITE) Tri p Generation — 10th Edition, land use code 150 (Warehousing), the proposed project is
estimated to generate approximately 15 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'WU 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 $4,650.00 (11 — 50 trips). This fee is an
estimate and based on the materials submitted for the preapplication meeting, The concurrency applicant
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,
1. Based on the submitted materials for a 76,933 square feet warehouse building, the estimate traffic impact
fee is $111,5003.3. Please note, the actual impact fee will be calculated based on the fee schedule in effect
at the time a completed building permit application is filed and paid prior to permit issuance (f`WRC
19.100.070[3] [a]). For a change in use for which no building permit is required, the fee shall be calculated
and paid based on the impact fee schedule in effect on the date of an approved change of use.
mzmjams�
The applicant/owner will be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map 111-4 in Chapter III of the Federal Way Comprehensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on
the materials submitted, staff conducted a limited analysis to determine the required street improvements.
The applicant will be expected to construct improvements on the following streets to the city's planned
roadway cross -sections:
Is SR-99 is a Principal Arterial planned as a Type "A" street, consisting of a 90-foot street with curb
and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights in a 124-foot
right-of-way. The current Phase 5 of the SR 99 HOV project is currently under construction, having
already acquired the necessary right-of-way and full funding for construction of the frontage
improvements. No further improvements on SR 99 are required at this time.
Fk #17-105258-00-PC D LD, 76819
Page 13 of 20
January 3, 2018
The FWCP shows a conceptual alignment for a planned shared -use (pedestrian and bicycle) paved trail
between the 9th Avenue South intersection with South 348th Street, and SR 99 at South 352nd Street that
curves through the subject property. The applicant will be required to construct a Non -Motorized Path,
Type "AA", consisting of a 12-foot sidewalk with 4-foot planter strips and street lights in a 20-foot
right-of-way. A 20-foot right-of-way dedication and full path improvements are required.
3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135,070). Information about a right-of-way mocation
requests are available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $290.00 ($270.00 plus $20 recording
sippill III IIII
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-IA in the Public Works Development Standards.
2. WAC 468-52-040 limits access on state highways to access spacing of 250 feet with only one access per
parcel. Pacific Highway South is access class "1" where left access may be permitted every 330 feet and
left -out access is only permitted at signalized intersections (FWRC 19.135,280).
3. Please show all neighboring driveways within 250 feet of the proposed driveway(s).
4. Per FVVRC 19.135.280, there may be only one driveway for each 330 feet of lot frontage. This property
does not have the 660 feet minimum street frontage to allow a second access. The city may further lirnit
or prohibit access to or from driveways onto arterial streets as deemed appropriate for safety.
5. 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
daree-lane two-way driveway (F\VRC 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. The applicant must widen the driveway to a minimum of 40 feet, or demonstrate
that the design vehicle can enter the site while another vehicle exits the site.
6. Driveways that serve any use other than detached dwelling units may not be located closer than 150 feet to
any street intersection, or to any other driveway, whether on or off the subject property. Driveways that
serve only residential uses may not be located closer than 25 feet to any street intersection or driveway.
Separation distances shall be measured from centerline to centerline of roadways and driveways.
Design Criteria (FWRC 18.55)
1. Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets
(FWRC 18.55.010 and FWCP PolicyTP4.2). Therefore, an east/west through the south and west side of
the property (Non -Motorized Path, Type "AA") will be required. However, due to the presence of
Fite #17-105258-00-PC D LD, 76819
Page 14 of 20
January 3, 2018
existing surrounding developments, no additional street connections appear feasible. Therefore, the
applicant may join access driveways to facilitate traffic circulation between adjacent neighboring
properties to the south and the east.
1 A minimum driveway throat length of 40 feet is required as measured from the face of curb to the first
conflicting drive aisle. Driveways accessing roadways with a speed lirnit of 35 mph or more, or
commercial driveways with higher percentages of trucks or large vehicles, may berequired to provide a
50-foot throat length.
RVARIM-1m, I'M 1 V MR, Z 'a I: _11 I 7111!10i i�
1. The applicant must submit a Vebicle Turninga Di to the Public Works Traffic Division. This diagram
will show how the appropriate design vehicle (such as: bgsgarba t k, or -62) can enter, maneuver,
ge rRc WIT
and leave the site without encroaching onto opposing traffic lanes or mounting a curb.
2. The city will limit access to right -in and right -out while Pacific Highway South (SR 99) is under
construction. Site access will also be permanently limited to right -in, right -out by a center median when
construction is complete.
Internaode (113C), 2015
InternafionalMechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 &
WAC 51-57
International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2017
Acressibilio Code, ICC/ANSI Al 17.1 - 2009
lVa,rhinglon State Energy Code, 2012 WAC 51-11
Building Criteria
Occupancy Classification: S-1 or S-2, depending on the types of materials stored in this distribution center.
• Type IV HT, 102,000 sf sprinklered
• Type III -A, 104, 000 sprinklered
• Type III-, 70 000 sf max sprinkled with allowable area increase analysis
• Type V-A, 56,000 sf sprinklered with allowable area increase analysis
RIMMIMMMMEW,
File #17-105258-00-PC D LD. 76819
Page 15 of 20
January 3, 2018
Submit a complete building permit application and commercial checklist. (Additional copies of the application
and checklists may be obtained on our web site at
Submit 5 sets of drawings and specifications. Specifications shall include: 2 soils report, 2 structural
calculations, and 2 energy calculations, 2 ventilation calculations.
Note: A Washington State Registered architect's 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 six to eight weeks of the submittal date. Re -check of plans
will occur in one to three weeks after resubmittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised or 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 peimits 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 WA approved agencies, or by agencies
approved by tlie building official prior to permit issuance. Construction must be approved by all reviewing
departrnents prior to final buff, ding division inspection.
All concerned departments (planning, public works, electrical, & fire) must sign off before the Building
Division can final the structure for occupancy. Building final must be approved prior to the issuance of a
Certificate of Occupancy.
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or repk&sotp�tiV�4 all subs, the architect or representative, the engineer or representative,
electrical contractor, and any 666ribt&ested paMshould attend this meeting. Meetings will occur at the
Building Division and will be scheduled by the inspector of record for the project.
The information provided is based on limited plans and information. The comments provided arlio
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
Re #17-105258-00-PC Doc I.D. 76819
Page 16 of 20
January 3, 2018
13 4'a a iiI Ti1 111111 ligill;I1111111111 11111 MIN
1111VU0:1.0 1! , , F I I 111il Mlllllll�= iiii"11111
• A Water Certificate of Availability (enclosed) was issued by Lakehaven on August 2, 2017, for a not -
significantly different proposed development on this property. The conditions, terms, requirements, etc.
indicated on this August 2, 2017, certificate would be the same for this proposed development.
• Fire flow at no less than 20 psi available within the water distribution system is a minimum of 2,500
GPM (approximate) for two hours or more. This flow figure represents Lakehaven's adopted Minimum
level of service goals for non-residential areas regarding performance of the water distribution system
under high demand conditions. If more precise available fire flow figures are required or desired, the
applicant can request Lakehaven perform a system hydraulic model analysis (separate from, or concurrent
with, an application for availability). The 2017 cost for a system hydraulic model analysis is $210.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new (onsite hydrants)
and/or abandon existing water distribution system facilities for the proposed development. Additional details
and/or design requirements can be obtained from Lakehaven by completing and sub a separate
application to Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement. Lakehaven
encourages owners, developers, and/or applicants to apply for Lakehaven processes separately to Lakehaven,
and sufficiently early in the pre-design/planning phase to avoid delays in over project development.
• The site does not have any current/active water service connections.
• A water service connection application submitted separately to Lakehaven is requited for each new service
connection to the water distribution system, in accordance with standards defined in Lakehaven's current
"Fees and Charges Resolution," Non-single-fy properties require separate domestic (per building
typically, some exceptions allowed), irrigation (if irrigated landscaped areas are incorporated into the site
development), and fire protection (if required or instalied) water service connections and meters,
• For water use during site construction/development, a hydrant meter may be allowed to be rented from
Lakehaven for this purpose. Please contact Lakehaven for further details.
• Service pressure(s) greater than 80 psi and Pressure Reducing Valve(s) are indicated, contact the local building
official for requirements and/or additional information.
0 To satisfy premise isolation requirements, the installation and satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each domestic and irrigation service meter is required pursuant to
WAC 246-290-490 and Lakehaven standards regarding premise isolation. As low health cross -connection
hazards (presuming no fixtare more than 30 feet above the service meter elevation), either a double check
valve assembly PCVA) or a reduced pressure backflow assembly (RPBA) is required. For the fire-protecti
system, as a low cross -connection hazard (presuming no sprinkler heads more than 30 feet above the flow -
detection meter elevation), a double check detector assembly PCDA) or a reduced pressure detector
assembly (RPDA) is required for three inches and larger fire protection service connections; for two inches
and smaller fire protection service connections, a separate full -flow meter with a DCVA or RPBA is typical
"I Ztw fl Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, Zb�e fl
253-946-5427) for additional information on premise isolation/BPA installation and testing coordination.
=111101 Y iii IN NON MEN INS E I
File #17-105258-00-PC D LD. 76819
• 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 itrigation water service connection(s).
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees, charges,
and/or deposits (proposed 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, and/or deposits and are due at the time of application for service. All Lakehaven fees,
charges, and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change
without notice.
* Water Service/Meter Installation, domestic, 11/2" preliminary size: $5,350.00 deposit Actual size TBD by
Lakehaven based on the applicant's estimated maximum domestic GPM usage rate.
* Water Service/Meter Installation, irrigation, 11/2" preliminary size: $5,350.00 deposit. Actual size TBD by
Lakehaven based on the applicant's estimated maximum irrigation zone(s) GPM usage rate.
* Water Service/Meter Installation, fire -protection flow -detection, 1/8" X 3 /4": $430.00 charge.
Capital Facilities Charge(s)-Water: $3,707.00 per Equivalent Residential Unit (FRU). Actual amount due
TBD by Lakehaven based on the applicant's estimated annual total water usage rate. Water system
capacity credits are available for this property from system capacity charges previously assessed, paid
directly to Lakehaven, and/or credited to the property for 1.00 ERU. Please contact Lakehaven for
furCher details.
0 A Sewer Certificate of Availability (enclosed) was issued byLakehaven on August 2, 2017, for a not -
significantly different proposed development on this property, The conditions, terms, requirements, etc.
indicated on this August 2, 2017, certificate would be the same for this proposed development.
0 The site does not have any current/active sewer service connections.
• A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary
sewer system, in accordance with standards defined in Lakehaven's ciurrent "Fees and Charges Resolution."
Minimum pipe slope for gravity sewer service connections is two percent. In addition to all other sewer
service installation standards, installation of a Type 1, 48 inch monitoring manhole is typically required on the
private building sewer line, for all new or modified non-residential connections. Also, if applicable, see the
enclosed Lakehaven Trash/Recycling Enclosure Standards.
• The applicant will be required to complete and sub a Sewer Use Survey (SUS). Execution of a Discharge
Agreement may be required.
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges,
and/or deposits (proposed 2018 schedule) will be as follows. Actual connection charges vill be determined
upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any
DE fees, charges, and/o deposits and are due at the time of application for service. All Lakehaven fees,
charges, and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change
without notice.
Capital Facilities Charge(s)-Sewer: $3,509.00 per Equivalent Residential Unit (ERU). Actual amount due
TBD by Lakehaven based on the applicant's estimated annual total domestic -only water usage rate.
File # 17-105258-00-PC Doc, 1,D. 76819
Lakehaven for further details.
[Iff-MT-M
• All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
I ittp.ZZw,,vxxi.lakehnren.org/204/De,,veloi) men t-Engineeging).
• Utility conflicts should be identified and coordination (if necessary) should occur as early as possible in the
planning process. The project vill need to avoid encroachment with existing Lakehaven system facilities and
easements (including any setbacks necessary for building foundation load zones). New perimeter landscape
requirements may con flictwith existing easement terms and conditions, and if so, the owner should
coordinate any required revisions with the city and Lakehaven early in the pre-design/planning phase to
avoid delays in over project development.
• All comments herein are valid for one year and are based on the proposal(s) submitted and Lakehaven's
current regulations and policies. Any change to either the development proposal(s) or Lakehaven's
regulations and policies may affect the above comments accordingly.
WMM=
"BrAw MIT
The required fire flow for this project is 2875 gallons per minute. A Cet*jltale of WaterAvailabili_o, including a
hydrau kefi7efiew model, shall be requested from the water district and provided at the time of building permit
application.
Fire Hydrants
This project will require three fire hydrants in approved* locations.
*Hydrant spacing along access roads and location in relationship to buildings and sprinkler FDC shall be
approved by Fire Marshal's Office
Emergency Access
Fire a aratus access roshall crnt)i e0.00 with all re uirements of Fire Accss Policv 16:
i ads oI E
• 1\/Iaxirnum grades.
• Angles of approach, departure, and minimum ground clearance.
File #17-105258-00-PC Doc LD, 76819
Page 19 of 20
January 3, 2018
rria This may be done during the
.,wreii-L
check or prior to building final. Requirements and marking options can be found in Title 8 of the FWRC:
1 m1peaeriftz, I
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
the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire walls sh
not be considered to separate a building to enable deletion of the required automatic fire-extingui I
I ne system cLemano pressrTE7
shall be at least 10 ■- less than the correlative water supply curve pressure.
City code requires an automatic fire detection system in all buildings exceeding 3,000 square feet gross floor area.
--hr kler 4yAstern includinp water flow. Provide full notification
required by NFPA 72. Complete cm� smoke detection is not requiredfor tbisproject. This fire detection system shall be
monitored • an approved central and/or • station.
Emergency Responder Radio Coverage
All buildings shall have approved radio coverage for emergency responders within the building based upon
the existing coverage levels of the public safety communication system at the exterior of the building. This
may be required if the building is in excess of 35 feet high.
High Piled Storage
The building shall be designed for High Piled Combusfibie Storage in accordance with Chapter 32 of the 2015 IFC.
This code offers options for fire protection based on the intended use of the building, Some options will limit the
commodity and height of storage in the warehouse.
CLOSING
This letter reflects the information provided at the preapplication conference and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments use 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 C
19AU70(4).
File #17-105258-00-PC D— LD. 76819
Page 20 of 20
January 3, 2018
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.
lication ma_m influence and mo&)T
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 repreg tatil n
noted above. Any general questions can be directed towards the key project contact, Dave Van De e he
-835-2638). We look forward to working with you.
253
Sincerely,
Dave Van De ieIh',tuc—p
Senior Planner
enc: Master Land Use Application
Environmental Checklist
Use Process III Submittal Checklist
Short Subdivision Submittal Requirements
Boundary Line Adjustment
Environmentally Critical Areas
Parking Lot Design Criteria
Tree and Retention Requirements
CPTED Instructions
CPTED Checklist
Development Requirements Subnrittal Checklist
Mailing Label Handout
Design Requirements for Solid Waste Enclosures and Receptacles
Lakehaven Enclosures
c: Peter Lawrence, Budding Division
Cole Elliott, Development Services Manager
Kevin Peterson, Public Works Development Services
Erik Preston, Senior Traffic Engineer
Chris Ca an, South King Fire & Rescue
Brian Asbury, Lakehaven Water & Sewer District
Jeff Hamilton, Federal Way RI, LLC, Jeffh na, taylorcley.cofn
Tyler Litzenberger, Panattorri Development Co.,
Panattoni Development Co., tvall4in2a6t) �-matt�oni-(
Fk #17-105258-00-PC D- I.D. 76819
RECEIVED
CITY OF FEDERAL WAY
COMMUNFY DEVELOPMENT
ATTN: City of Federal Way
Statement of Architectural Design Intent and Proposed Use
The proposed building is designed to be constructed of concrete tilt -up panels, painted taupe and red.
Currently, there are four residences on the building site, which will all be demolished. Our site proposal
d and stream setbacks�, is an industrial buildin•with a small amount of
office, a truck court, and a pond for drainage. Design features on the Right of Way are included in our
response to various
19.115.060 Building desi n, —,All, zon n districts. .. ...... ...
1a) Stormwater design and site access will be designed around the site's natural contours.
1b) Is this item applicable?
lc) Fences and walls have not yet been designed but will take the building style into account.
fa) There is one 10' horizontal building modulation along the ROW, and an increase in height which
creates a vertical modulations on the North and South comers of the building.
2b) 15 of landscaping is provided along the East property line, meeting the 10' landscaping setback
requirement and also providing building screening. However, due to the 113C requirement for firemen
access every it lineal feet along the exterior of a building which may in the future contain high pile
storage (IBC 2015 3206.6. 1.1 and 3205.4), we must provide a pathway along the building perimeter, and
the landscaping cannot reach the building walls. With the depth of screening we show suffice?
2c) Trellis modulations are shown where building modulations (per 2a). These trellises, shown on
our elevations, will be designed to enclose the 5' walkway adjacent to the building.
2d) Not included in our project.
3b) i) Storefront windows are shown around potential future office areas
ii) Paneling around windows is painted a contrasting color.
iii) Vertical trellises are shown along the R.O.W.
iv) Landscaping is provided along the entire R.O.W., somewhat screening the building.
v) Not included in this project.
vi) Decorative roof overhangs are shown on the comer office nodes. Steel canopies are located at
office entrances.
Mi f E
4a) The building walls are broken into panels of 25' wide or less. The roofline changes at the office
nodes.
12503 Bel -Red Road, Suite 101
Bellevue, WA 98005
425.646.1818
jigNmampm
U4Fk'-IWF.1 "I
October 3 1 2017
Page 2 of 2
19.115.070 Building' and jp edeslrian orientation — A1111 districts.
la) Main building entrance is located at entrance to site. Building features along ROW are described
on previous page.
C 11111111,11
01111 R. 1101
19.115.090 District,gyiqoines. (CIEI)I"I
2b) Main entrance is along the R.O.W.
2c) Entrances use storefront glazing, canopies, and panel reveall
323��
2f) H it is determined that any fences will be visible from R.O.W., their design shall comply.
CITY OF FEDERAL WAY
WEVELOPMENT REVIEW COMMITTEE1
Preapplication Conference Sign -In Sheet