Jacobs Preap Summary SignedCOMMUNITY DEVELOPMENT DEPARTMENT
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Imad Bahbah March 9, 2021
IHN Architects
21620 84th Avenue South, Suite 200
Kent, WA 98032
imad@ihbarchitects.com
Re: Folder #20-104277-00-PC; PREAPPLICATION CONFERENCE SUMMARY
Jacobs Plat, Parcel #152104 9003, Off Military Road South, Federal Way
Dear Imad Bahbah:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC) held on February 4, 2021. 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 Water & Sewer District and
South King Fire & 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 Chaney Skadsen, and she may be contacted at 253-569-1772, or
chaney.skadsen@cityoffederalway.com. For specific technical questions, 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
A proposed subdivision of 36 lots on an existing 7.34-acre lot. The subject property is zoned Single-Family
Residential (RS) 9.6.
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 considers 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.
Planning Division
• Proposed lot sizes do not meet the minimum size requirement of 9,600 square feet per the zoning
designation.
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Meeting Follow Up: The applicant is interested in subdividing the property into 5,000 square
foot lots. This would require a rezone of the subject property to change from Single-Family
Residential 9.6 to Single-Family Residential 5.0 zoning designation. However, according to the
Zoning Map, the subject property and adjacent properties are zoned RS 9.6. Therefore, it is
clear that a proposal to rezone the subject property from RS 9.6 to RS 5.0 would effectively
create a spot zone. Spot zones are not supported by the decision criteria for quasi-judicial
rezones per FWRC 19.75.130(3).
• An application proposing 10 lots or more is a preliminary plat, a proposal with 9 lots or fewer is a short
plat. This summary letter includes provisions for both applications.
• The property contains wetland, stream, landslide, and erosion hazard areas. As such, critical area reports must
be prepared by qualified professionals and submitted per FWRC Chapter 19.145 to address the following:
o A wetland delineation, rating, and associated buffer – FWRC Chapter 19.145, Article IV.
o A stream delineation, classification, and associated buffer – FWRC Chapter 19.145, Article III.
o A geotechnical report – FWRC Chapter 19.145 Article II; must address any proposed intrusion into
such areas.
Public Works Traffic Division
▪ Transportation Concurrency Management (FWRC 19.90) – A transportation concurrency permit with an
application fee of $5,167 (11 - 50 trips), is required for the proposed project.
▪ Traffic Impact Fees (FWRC 19.91) – Traffic impact fees are required for single-family residential dwelling
units and will be assessed at the building permit stage.
▪ Frontage Improvements (FWRC 19.135.040) – Construct street frontage improvements and dedicate right-of-
way along the property frontage on Military Road South.
▪ Transportation Impact Analysis (TIA) – A TIA prepared by a licensed engineer in Washington is required to
assess other significant project impacts and determine traffic and safety mitigation measures not
identified in the concurrency analysis.
▪ Access Management (FWRC 19.135.260) – The development shall meet access management standards.
▪ Intersection Sight Distance – Submit an intersection sight distance analysis consistent with the AASHTO
standard.
▪ Block Perimeter (FWRC 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.
Public Works Development Services Division
• FWRC Chapter 19.96 requires that a system development charge (SDC) be paid before connection of
private stormwater infrastructure to the city’s public drainage system. This charge is $981.00 per
Equivalent Service Unit (ESU). One ESU is 3,200 square feet of impervious surface area. For
subdivisions, this fee is calculated based upon the total amount of new impervious surface area of the plat
infrastructure improvements and where the ultimate discharge point occurs; the City of Federal Way or
another jurisdiction. Individual lots will be charged a separate system development charge before
connection of stormwater at the time of a building permit application if applicable.
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• The Peasley Canyon Road South right-of-way falls within unincorporated King County. Any stormwater
discharge into Peasley Canyon Road will require coordination with King County’s Surface Water
Management Division for connection requirements and existing infrastructure.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the preapplication
conference. Each section should be read thoroughly. If you have questions, please contact the representative
listed for that section.
COMMUNITY DEVELOPMENT – PLANNING DIVISION
Chaney Skadsen, chaney.skadsen@cityoffederalway.com, 253-569-1772
1. Comprehensive Plan and Zoning Designation – The city’s comprehensive plan designation for the subject
property is Single-Family Residential – High Density. The property is zoned Single-Family Residential
(RS) 9.6. The required minimum lot size is 9,600 square feet per FWRC 19.200.010. The proposal shows
smaller lot sizes, which would require a rezone of the property.
2. Rezone Proposal – Meeting Follow Up: The applicant expressed interest in rezoning the subject property from
RS9.6 to RS5.0. According to the Zoning Map, the subject property and adjacent properties are zoned
RS9.6. Therefore, it is clear that a proposal to rezone the subject property from RS9.6 to RS5.0 would
effectively create a spot zone. Spot zones are not supported by the decision criteria for quasi-judicial
rezones per FWRC 19.75.130(3).
Pursuant to FWRC 19.75.020(1)(b), a quasi-judicial rezone will be treated as non-project-related if the
proposed rezone is from one single-family residential zone classification to another single-family
residential zone classification. A quasi-judicial rezone is completed through a Use Process V application
review. The Hearing Examiner will hold a public hearing and based on the record of that hearing make a
recommendation to City Council, which will then decide upon the application. The applicant has the
burden of proof of and responsibility of persuading the hearing examiner by a preponderance of the
evidence that, under the provisions of FWRC 19.75, the applicant is entitled to the requested decision.
The Hearing Examiner shall use the decision criteria for quasi-judicial rezones per FWRC 19.75.130(3):
“(a) The city may approve an application for a quasi-judicial nonproject rezone only if it finds that:
(i) The proposed rezone is in the best interest of the residents of the city; and
(ii) The proposed rezone is appropriate because either:
(A) Conditions in the immediate vicinity of the subject property have so significantly
changed since the property was given its present zoning and that, under those changed
conditions, a rezone is within the public interest; or
(B) The rezone will correct a zone classification or zone boundary that was inappropriate
when established;
(iii) It is consistent with the comprehensive plan;
(iv) It is consistent with all applicable provisions of the title, including those adopted by reference
from the comprehensive plan; and
(v) It is consistent with the public health, safety, and welfare.”
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Meeting Follow Up: The parcels zoned RS9.6 to the southwest of the subject property that has lots sizes
that do not meet the minimum lot size of 9,600 square feet belong to the Northlake Ridge Division 3 Plat
(enclosed). This Northlake Ridge Division 3 plat application was initiated in unincorporated King County
under county zoning and was part of the North Lake annexation to Federal Way that became effective
January 1, 2005. King County and the City of Federal Way examined and recommended the vested plat
application for approval July 5, 2006, and recorded July 13, 2006.
3. Parcel History – The parcel is split between jurisdictions, the City of Federal Way and the City of Auburn.
The subject property was part of the North Lake annexation from unincorporated King County
jurisdiction and approved by-election on November 2, 2004, through ordinance 04-479, effective: January
1, 2005 (enclosed). The proponent will need to resolve this parcel matter.
4. Preliminary Plat Process – A subdivision of ten or more lots requires review and decision on the preliminary
plat application by the city’s Hearing Examiner following a public hearing. In summary, following the
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
the 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 the engineering plans, construction of
plat infrastructure may begin. Substantial completion of plat improvements is required before final plat
review and the decision by the City Council.
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. The city allows the bonding of only minor improvements,
such as sidewalks, street lighting, landscaping, or similar improvements. Within 30 days of a complete final
plat application, the City Council will act on the plat and upon approval, the applicant must record the plat
with the King County Recorder’s Office.
For an itemized list of the required information to be included in the preliminary plat submittal, please
refer to the enclosed preliminary plat submittal checklist.
Critical areas are present on-site and may trigger additional land use process reviews depending on the
scope of the project. See the applicable sections below.
Per FWRC 19.15.060, “Optional Consolidated Permit Process,” where the code requires more than one
application for a given project, all applications required for the project may be submitted for review at
one time. Where more than one application is submitted for a given development, and those applications
are subject to different levels of the process, then all of the applications shall be subject to the highest
level of process that applies to any of the individual applications, and procedures for issuance of a letter
of completeness, notice of application, notice of the decision, open review record hearing, and/or appeal
hearing, if applicable, shall be applied to all applications as if they were part of a single application.
5. Short Plat Process – A subdivision of nine lots or fewer is a short plat. Pursuant to FWRC 18.30.010, short
plat applications are administratively processed through the Department of Community Development.
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The administrative review process requires that the Director of Community Development issue a
decision on the short subdivision request and confirm conformance with FWRC 18.30.110(2). Public
notice of the complete short plat proposal is required per FWRC 18.30.080, and a 15-day public
comment period is provided. However, no public hearing will be required unless an appeal is filed. A
master land use application and short plat submittal requirements handout are enclosed; relevant code
sections can be accessed from www.codepublishing.com/WA/FederalWay.
Before the construction of short plat improvements, engineering approval must be granted by the Public
Works Department. Please see Kerry Murdock’s comments for specific information regarding
engineering requirements.
6. Cluster Subdivision –The purpose of cluster subdivisions is to provide design flexibility, sensitivity to the
surrounding environment, and innovation consistent with the site and comprehensive plan; promote
compatibility with housing on adjacent properties through lot size and design; promote affordable
housing; promote the reduction of impervious surface; promote usable open space; and promote the
retention of native vegetation.
Meeting Follow Up: The applicant requested information on alternative opportunities for subdividing the
property into lot sizes smaller than the underlying zoning designation. Pursuant to FWRC 18.55.040(2)(b),
lots created in a cluster subdivision may be reduced in size below the minimum required in FWRC Title
19, up to one-half of the size of the underlying zoning requirement, but in no case smaller than 5,000
square feet per lot; provided, that minimum setback requirements are met. This provision cannot be used
together with FWRC 19.110.010(4)(a) (affordable housing bonus).
When the cluster subdivision abuts a single-family zoned neighborhood, the lots in the proposed
development immediately adjacent shall be no less than the neighboring lot size, or the underlying zoning
minimum lot size minus 10 percent, whichever is smaller. Refer to FWRC 18.55.040 for applicable cluster
subdivision provisions and standards.
7. State Environmental Policy Act (SEPA) – The proposed subdivision is not categorically exempt from
environmental review pursuant to Washington Administrative Code (WAC) 197-11-800 and is subject to a
threshold determination. A completed environmental checklist must be submitted with the Master Land
Use application. A thoroughly completed checklist that gives comprehensive answers to each item will
expedite the review process. The public, government agencies, and tribes will be invited to comment on
the checklist during a 14-day comment period. An environmental threshold determination made by the
director must be rendered before the public hearing on the preliminary plat application. Short subdivision
applications and associated permits for less than 20 residential dwelling units are exempt from
environmental review pursuant to Washington Administrative Code (WAC) 197-11-800(6)(d). See #14
(Forest Practices) below for the potential for SEPA to be required if forest practices are conducted.
8. Public Notice – Within 14 days of issuing the Letter of Complete Application, a Notice of Application will
be published in the Federal Way Mirror, posted on the subject property, placed at the city’s designated
notice boards, and mailed to property owners within 300 feet of the subject property. The city will
prepare notice boards for the subject property to be posted by the applicant.
9. Critical Areas – The city’s critical area inventory shows the subject property contains several environmentally
critical areas, specifically, wetland areas, a stream, and geologically hazardous areas were identified.
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The application must include the appropriate critical area studies and required land use application(s)
related to each critical area. Critical area reports may be reviewed by the city’s third-party consultant at
the applicant’s expense per FWRC 19.145.080.
a. Wetlands – Wetlands are present on the property. Wetland rating and associated buffers are contained
within FWRC 19.145.420.
Intrusions into the wetland buffer will be reviewed and decided upon using Process III land use
review. Pursuant to FWRC 19.145.440, buffers may be reduced by up to 25 percent on a case-by-case
basis if the project includes a buffer enhancement plan that substantiates that an enhanced buffer will
improve and provide additional protection of wetland functions and values. Buffer reductions may
not be used in combination with buffer averaging per FWRC 19.145.440.
Development into a wetland will be reviewed and decided upon using Process IV land use review.
Pursuant to FWRC 19.145.430, the specific location and extent of development within a wetland
must constitute the minimum necessary encroachment as determined through the application of
mitigation sequencing outlined in FWRC 19.145.130. The city will review and decide upon
development within a wetland based on the following 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 the city as a whole, including the loss of open space;
(d) It will result in no net loss of wetland area, function, or value upon completion of
compensatory mitigation;
(e) The project is in the best interest of the public health, safety, or welfare;
(f) The applicant has demonstrated sufficient scientific expertise and supervisory capability
to carry out the project; and
(g) The applicant is committed to monitoring the project and to making corrections if the
project fails to meet projected goals.
b. Streams – Any streams on site must be classified per the city’s stream rating system in FWRC
19.145.260. As such, critical area reports must be prepared and submitted to address stream
delineation, classification, and an associated stream report prepared by a qualified professional in
accord with FWRC Chapter 19.145, Article III.
c. Geologically Hazardous Area (GHA) – The city’s inventory identifies that the subject property contains an
Erosion Hazard Area and Landslide Hazard Area which are categorized as geologically hazardous areas.
The city regulates these areas and a corresponding 50-foot buffer pursuant to FWRC 19.145.220. A
geotechnical report must be submitted in accord with FWRC Chapter 19.145 Article II and must
address any proposed intrusion into such areas. Any intrusion within 50 feet of a geologically
hazardous area may be granted by the director if the development will not be at risk of damage due to
the geologic hazard and will not lead to or create any increased slide, seismic, or erosion hazard per
FWRC 19.145.220(3).
d. Critical Area Tracts – Critical area tracts shall be used to delineate and protect critical areas and buffers
for subdivision proposals. Critical area tracts shall be designated on the plat (FWRC 19.145.150).
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Permanent survey stakes, signage, and fencing are also required around critical area tracts (FWRC
19.145.180).
10. Single-Family Residential Regulations – Future residences must conform to the following bulk and
dimensional requirements of FWRC 19.200.010, “Detached Dwelling Units:” front yard – 20 feet;
side yard – 5 feet; and rear yard – 5 feet.
Per FWRC 19.200.010(6)(c), lot coverage for residential uses is limited to 60 percent and includes all
impervious surfaces, such as driveways, walkways, patios, and roof overhangs. The maximum height of
structures is 30 feet above average building elevation per FWRC 19.200.010.
Per FWRC 19.130.240(1)(a), a driveway and/or parking pad in a required front yard may not exceed 20
feet in width (except as specified in FWRC 19.130.240[1][b]) and may not be closer than five feet to any
side property line.
11. Open Space – All residential subdivisions are required to provide open space in the amount of 15 percent
of the gross land area of the subdivision site per FWRC 18.55.060(2). A minimum 10 percent of the open
space is required to be usable open space, i.e., appropriate for active recreation areas. Additionally, any
on-site open space must be set aside in a tract and owned in common undivided interest by all property
owners within the subdivision.
All or some of the open space requirements may be satisfied by a fee-in-lieu payment at the discretion of
the city’s Parks Director, after consideration of the city’s overall park plan, quality, location, and service
area of the open space that would otherwise be provided with the project. The fee-in-lieu of open space
is calculated on 15 percent of the most recent assessed land value of the property. If the fee-in-lieu option
is chosen, a written request to Parks Director John Hutton is required.
Open space design size and location options, along with provisions for access, improvements, ownership,
and maintenance, will be reviewed in conjunction with the review of the short plat. On-site open space
may include any combination of the following types:
(a) Usable open space. Areas that have appropriate topography, soils, drainage, and size to be
considered for development as active recreation areas.
(b) Conservation open space. Areas containing special natural or physical amenities or
environmentally sensitive features, the conservation of which would benefit surrounding
properties or the community as a whole. Such areas may include, but are not limited to,
stands of large trees, view corridors or viewpoints, creeks and streams, wetlands and
marshes, ponds and lakes, or areas of historical or archaeological importance. Conservation
open space and usable open space may be, but are not always, mutually inclusive.
(c) Buffer open space. Areas that are primarily intended to provide separation between properties
or between properties and streets. Buffer open space may, but does not always, contain
usable open space or conservation open space.
(d) Severely constrained open space. Areas not included in any of the above categories which, due to
physical characteristics, are impractical or unsafe for development. Such areas may include
but are not limited to steep rock escarpments or areas of unstable soils.
Any combination of open space types may be used to accomplish the total area required to be reserved:
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12. Tree Retention/Replacement – The city’s tree standards require each development/redevelopment to
maintain a tree unit density. The minimum tree density requirements for RS zones are 25 tree units per
acre. A tree retention plan prepared by a certified arborist, or a certified landscape architect, detailing
how the subject property will meet tree unit density requirements shall be submitted with the short
subdivision 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
13. Clearing & Grading – A clearing and grading plan addressing items listed in FWRC 19.120.040(1)(a)
through (j) is required with a short subdivision application. Before beginning clearing and grading
activities, all trees/vegetation that are to be preserved within and adjacent to the construction area shall
be marked and protected per guidelines prescribed within FWRC 19.120.160.
14. Forest Practices - If more than 5000 board feet of merchantable timber is harvested from an area or property
a Class IV-General Forest Practices permit is required in conjunction with the SEPA review and review of
the associated City of Federal Way development permits or approvals. Forest practices are reviewed
subject to the requirements of FWRC Chapter 19.120 “Clearing, Grading, and Tree and Vegetation
Retention.” A copy of the forest practices application form is also routed to the Washington State
Department of Revenue (DOR), as forest practices are subject to a forest excise tax at the time of harvest.
Forest practices are approved as part of the applicable building or land development permit. No forest
practices can commence before engineering approval of proposed clearing grading and tree and
vegetation retention activities.
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15. Tacoma Smelter Plume – The subject property is located in the Tacoma Smelter Plume detect area
containing less than 20 ppm arsenic and lead concentration. The city will not require soil testing and or
soil cleanup as a component of the short plat application, review, and site development.
16. Design Criteria and Improvements – Subdivisions are subject to the design and improvements criteria outlined
in FWRC Chapters 18.55 and 18.60, respectively. It is the responsibility of the applicant to identify how
the proposed short subdivision meets applicable design and improvements criteria and is therefore
entitled to the land division.
17. School Access Analysis – Pursuant to FWRC 18.55.070, pedestrian and bicycle access should be provided
for established or planned safe school routes, bikeways, trails, transit stops, and general circulation. Please
provide an analysis of access routes for schools serving this proposed short plat. Contact Jennifer
Thomas with Federal Way Public Schools at jthomas@fwps.org, or 253-945-2071, for information about
the school access analysis requirements and assignment information.
18. School Impact Fees – School impact fees are due at the time of the building permit application for new
dwelling units. This fee amount is subject to change as determined annually by the Federal Way School
District and the city. Please check with the Permit Center for current fees.
19. Administrative Fees – Please contact the Permit Center for current short subdivision review fees at 253-
835-2607 or permitcenter@cityoffederalway.com. The applicant will also be responsible for
transportation concurrency, engineering review (EN) fees, King County recording fees, and potentially
SEPA and Forest Practices fees. Enclosed is the 2021 Fee Schedule.
20. Approval Duration – Short plat approval expires five years from the date of approval, per FWRC
18.30.260. Engineering plans must be approved, improvements constructed, and the plat must be
recorded within the five years. Pursuant to FWRC 18.05.090, no less than 60 days before the lapse of
approval, the applicant may request a two-year time extension for the plat approval.
21. Recording – The applicant will record the plat with the King County Recorder’s Office after the Public
Works Department approves of submitted as-built plans. Before recording the plat, all surveying and
monumentation must be complete. Also, all other required improvements must be substantially
completed as determined by the departments of Community Development and Public Works. The open
space fee-in-lieu must be paid in full before recording.
PUBLIC WORKS – TRAFFIC DIVISION
Soma Chattopadhyay, PE soma.chattopadhyay@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 36 new single-family dwelling units, and the Institute of
Transportation Engineers (ITE) Trip Generation - 10th Edition, land use code 210 (Single Family Detached
Housing), the proposed project is estimated to generate approximately 38 new weekday PM peak hour
trips and 406 daily weekday trips. Alternatively, the applicant may submit a site-specific trip generation
study for the proposed development.
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2. A concurrency permit is required for this development project. The PW Traffic Division will perform a
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation analysis
and concurrency mitigation may be required if the proposed project creates an impact not anticipated in
the six-year Transportation Improvement Plan (TIP).
3. The estimated fee for the concurrency permit application is $5,167 (11 - 50 trips), This fee is an estimate
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 the 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)
1. Based on the submitted materials for the proposed 36 new single-family lots, the estimated total traffic
impact fee is $266,642 ($7407/single-family). The actual fee will be assessed and collected from the
applicant when the building permit is issued, using the fee schedule then in effect (FWRC 19.100.070[3][c]).
At any time before building permit issuance, the applicant may request to defer to the final building
inspection the payment of the transportation impact fee for a single-family residential dwelling unit (FWRC
19.100.075). If this option is selected, a covenant prepared by the city to enforce payment of the deferred
fees will be recorded at the applicant’s expense. Refer to defer payment of impact fee code for the process.
Street Frontage Improvements (FWRC 19.135)
1. Based on the available records and the submitted materials, it appears that this proposal meets the 25
percent threshold criteria for requiring street frontage improvements as identified in the FWRC
19.135.030. The applicant/owner may submit an appraisal for the subject property, or King County
Assessor’s records may be used. The Public Works Development Services Division will evaluate the
submitted appraisal data to determine if the project meets the city’s 25 percent threshold for requiring
street frontage improvements.
2. The applicant/owner will be expected to construct street improvements consistent with the planned
roadway cross-sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on
the materials submitted, staff conducted a limited analysis to determine the required street improvements.
The applicant will be expected to construct improvements on the following streets to the city’s planned
roadway cross-sections:
▪ Military Road South is a minor arterial planned as a Type “K” street, consisting of a 44-
foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks,
and street lights in a 78-foot right-of-way. Assuming a symmetrical cross-section, a 9-foot
right-of-way dedication and half street improvements are required as measured from the
street centerline. However, additional 11 feet will be reserved as Tract X to extend the
middle lane for future use. If any direct plat access is granted from Military Road, the
middle lane should be extended as a frontage improvement.
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▪ Internal streets shall be Type “W” public streets, consisting of a 28-foot street with curb
and gutter, 4-foot planter strips with street trees, 5-foot sidewalks, and street lights in a 52-
foot right-of-way.
▪ The 30-foot road easement (Tract X) south of parcel 1521049101 needs to be connected
to Type W internal street as second access. Installation of curb, gutter, 5-foot sidewalk on
the north side, as well as pavement improvement, shall be required.
• At the northeast side of the property, 44th Avenue South is required to extend and connect
to 30-foot Tract X on the south. However, if the wetland does not allow the road to
extend and use South 326th Place at Military Road as primary access to the property, then
apply for a modification request.
3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about right-of-way modification requests
is available through the Public Works Development Services Division. These modification requests have
a nominal review fee currently at $500.00.
4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes; taper rate shall be WS^2/60, or as directed by the Public Works Director.
Transportation Impact Analysis (TIA) (FWRC 19.135)
1. A Transportation Impact Analyses (TIA) to identify transportation impacts of development projects and
provide appropriate mitigation measures is required. The TIA shall assess additional project impacts
beyond those that were identified under the concurrency permit process conducted by the city. Mitigation
improvements necessary beyond those identified in the TIP to meet the city’s adopted level-of-service
standards shall be provided by the applicant.
2. A Traffic Impact Analysis (TIA) prepared by an engineer licensed in the state of Washington is required
for this development project if direct access from Military Road to the project frontage is granted. The
engineer should contact the Traffic Division for a scoping sheet in the initial stages of their study. The
TIA should include the following analysis:
▪ Left-turn lane warrant analysis.
▪ Intersection sight distance analysis per AASHTO.
Access Management (FWRC 19.135)
1. Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280
provides access standards for streets based on planned roadway cross-sections. Please note that access
classifications are per Drawing 3-1A in the Public Works Development Standards.
2. Please show all neighboring driveways within 150 feet of the proposed driveway(s).
3. Military Road South is an Access Class “3,” which permits full access as close as 150 feet to any other
street intersection or driveway (whether on or off the subject property) or aligned with those on the
opposite side of the street. The current proposal may not meet the required spacing standard with the
existing private street intersection, north of the property, and the proposed driveway, and may need to be
modified. Access may be further restricted if such access contributes to roadway collisions.
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4. Driveways that serve any use other than detached dwelling units may not be located closer than 150 feet
to any street intersection, or any other driveway, whether on or off the subject property. Separation
distances shall be measured from centerline to centerline of roadways and driveways.
5. Driveways shall be aligned with driveways on the opposite side of the street.
6. 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.
7. The director may grant a modification administratively to reduce spacing standards by up to 20 percent of
the tabular values with supporting documentation (FWRC 19.135.290). Please note that these modification
requests have a nominal review fee of $500. Once the preliminary traffic queuing analysis has been
completed, the applicant’s traffic engineer may submit a written request for access modification if desired.
8. Submit an intersection sight distance analysis for the design vehicle used at the plat access driveway/
intersection with Military Road. The analysis shall be conducted following the latest AASHTO guidelines
(3.5 feet object height, 3.5 feet driver’s eye height, and 14.5 feet back from the edge of the traveled way
for passenger vehicles). The analysis must bear the seal of a licensed engineer in the state of Washington.
The sight distance triangle shall be depicted on the plan set.
9. Please provide photo documentation within the appendix of the sight distance analysis. A minimum of one
photo looking to the left and one looking to the right will show the location of the viewer following
AASHTO guidelines. The site plan with plan and profile sheets should also be incorporated into the report
to provide the site distance documentation. Indicate if there are any street trees, landscaping requirements,
or any other objects existing or proposed to be within the sight distance triangle. State if the sight distance
requirements are met or not and provide any traffic safety mitigation measures.
Design Criteria (FWRC 18.55)
1. No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (FWRC 18.55.010).
2. All lots shall be accessed by a public street right-of-way (FWRC 18.55.020). In certain cases, lots may be
accessed by an ingress/egress and utility easement or alley subject to the requirements established in the City of
Federal Way Public Works Development Standards. Residential lots should not have access to arterial streets.
3. The proposed development exceeds 25 lots or 250 daily traffic volume equivalents; as such; secondary
access should be provided.
PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION
Kerry Murdock, kerry.murdock@cityoffederalway.com
Land Use Issues – Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2016 King County Surface
Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual. This project meets
the requirements for a full drainage review. At the time of land use site plan submittal, a preliminary
Technical Information Report (TIR), addressing the relevance of the project to the nine core and five special
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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 www.cityoffederalway.com/node/1467.
2. The project lies within a conservation flow control area; thus, the applicant must design the flow control
facility to meet these performance criteria. In addition to flow control facilities, Best Management Practices
(BMP’s) are required as outlined in the KCSWDM. The project also lies within an enhanced basic water
quality area. Water quality treatment shall be designed to meet the treatment criteria of the enhanced basic
water quality menu. The city will accept treatment systems that are listed on the Department of Ecology’s
General Use Level Designation (GULD) for the required level of water quality treatment.
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. Underground facilities
are allowed only with approval from the City of Federal Way Stormwater Management Division.
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 stormwater permit may be required. Information regarding this permit
can be obtained from the Washington State Department of Ecology at 360-407-6048, or
http://www.ecy.wa.gov/programs/wq/stormwater/construction/index.html.
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 Traffic Engineer Soma Chattopadhyay for traffic-related items.
2. A right-of-way permit is required to install any frontage improvement requirements, along with a
temporary traffic control plan as described in Chapter 6 of the Manual on Uniform Traffic Control Devices.
3. 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 a clear title
before recording.
4. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way, including street frontage improvements.
Building/Engineering Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the city. Engineering review fees are $3,193 for the first 18 hours of review for
subdivision EN permits. Additional review time is charged at $175 per hour. A final TIR shall be
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prepared for the project and submitted with the engineering plans. Both the TIR and the plans will
require the signature/seal of a professional engineer registered/licensed in the State of Washington.
2. In addition to engineering approval, projects that will be filling or grading in the area of the future
building pads are required to obtain a separate grading permit from the Building Division.
3. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available to assist the applicant’s engineer in preparing the plans and
TIR on the city’s website at www.cityoffederalway.com/node/1467.
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 or cost overruns for inspections. Upon completion of the
installation of the improvements, and final approval of the Public Works Inspector, the bond will be
reduced to 30 percent of the original amount and held for a two-year maintenance period.
5. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period. During
that time, the Public Works Inspector will make periodic visits to the site to ensure the developer’s
compliance with the maintenance requirements. Upon satisfactory completion of the two-year
maintenance period, the remainder of the bond will be released. Maintenance for public roads and
subdivision drainage facilities then becomes the responsibility of the city. Maintenance for private roads
and drainage facilities, including short plats, remains 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 noted.
7. Drawings shall be submitted electronically for plan review, please contact the Permit Center for details.
8. Site plans shall be drawn at a scale of 1″ = 20′, or larger. Architectural scales are not permitted on
engineering plans.
9. Provide cut and fill quantities on the clearing and grading plan.
10. Temporary Erosion and Sediment Control (TESC) measures, per Appendix D of the 2016 KCSWDM,
must be shown on the engineering plans.
11. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
LAKEHAVEN WATER & SEWER DISTRICT
Brian Ashbury, basbury@lakehaven.org
General
• All Lakehaven development engineering-related application forms, and associated standards information,
can be accessed at http://www.lakehaven.org/204/Development-Engineering.
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• All comments herein are valid for one year and are based on the proposal(s) submitted and Lakehaven’s
current regulations and policies. Any change to either the development proposal(s) or Lakehaven’s
regulations and policies may affect the above comments accordingly.
Water
• A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit application (check with the land-use agency for requirement). The certificate
is valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to
issue for typical processing. The 2021 cost for a Water Certificate of Availability is $40.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new water distribution
system facilities for the proposed development. Unless restricted by environmental or other land use/
development conflicts, a new eight-inch water main would inter-connect the existing six-inch water main off
the northern side of the subject property to an existing 12-inch water main in Military Road South. Additional
detail and/or design requirements can be obtained from Lakehaven by completing and submitting a separate
application to Lakehaven for either a Developer Pre-Design Meeting or a 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.
• The associated DE Agreement must achieve a point of either substantial completion or acceptance, as
determined by Lakehaven, before activating any new domestic or irrigation water service connection(s).
• Service pressure(s) greater than 80 psi is indicated, and Pressure Reducing Valve(s) is indicated; contact the
local building official for requirements and/or additional information.
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees, charges,
and/or deposits (2021 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven. Charges-Payable-in-Lieu-of-Extension
(CPILOE) are assessable against the property for water facilities either previously constructed (Military Road
South) that provide direct benefit to the property. CPILOE charges are due before and as a condition of
scheduling the Lakehaven DE preconstruction meeting. Connection charges are separate from any DE fees,
charges, and/or deposits and are due at the time of application for service. All Lakehaven fees, charges, and
deposits are typically reviewed and adjusted (if necessary) annually and are subject to change without notice.
o CPILOE (Military/322-328): $1,368.40.
o Water Service/Meter Installation, 1″ preliminary sizes: $592.63 drop-in meter fee (each
lot). Actual sizes to be determined by Lakehaven based on UPC plumbing fixture counts.
o Capital Facilities Charge(s)-Water: $4,764.71 per Equivalent Residential Units (ERU).
Sewer
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit application (check with the land-use agency for requirement). The certificate
is valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to
issue for typical processing. The 2021 cost for a Sewer Certificate of Availability is $40.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new sanitary sewer system
facilities necessary for the proposed development. If the current DE Agreement project (Goldmaur Sewer
Extension [6317003]) proceeds to construction/completion, a new Low-Pressure Sewer (LPS) main will be
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located at the intersection of South 326th Place and 44th Avenue South; otherwise, the point-of-connection to
the existing system for this proposed development will be just north of the property at 4210 South 324th
Place. We have been able to confirm that the addition of the proposed number (or fewer) of new single-
family residential lots will not cause any change to the LPS plans for this area. Additional detail and/or design
requirements can be obtained from Lakehaven by completing and submitting a separate application to
Lakehaven for either a Developer Pre-Design Meeting or a Developer Extension Agreement. Lakehaven
encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and
sufficiently early in the pre-design/planning phase to avoid delays in overall project development.
• The associated DE Agreement must achieve a point of either substantial completion or acceptance, as
determined by Lakehaven, before activating any new sewer service connections.
• Based on the proposal submitted, the preliminary estimated Lakehaven sewer service connection fees,
charges, and/or deposits (2021 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any
DE fees/charges/deposits and are due at the time of application for service. All Lakehaven fees, charges, and
deposits are typically reviewed and adjusted (if necessary) annually and are subject to change without notice.
o Sewer Service Connection Permit: $377.13 fee (each lot).
o Capital Facilities Charge(s)-Sewer: $4,614.93 per Equivalent Residential Units (ERU).
o Service Agreement Charge(s)-Private Grinder Pump Agreement(s): $120.00 (each lot).
o County Document Recording Fees: $111.00 (+/-, each lot).
SOUTH KING FIRE AND RESCUE
Sean Nichols, sean.nichols@southkingfire.org
Water Supply
Fire Flow
A Certificate of Water Availability shall be requested from the water district and provided at the time of building
permit application.
Fire Hydrants
An additional hydrant is required within the short plat. Hydrants shall be within 350’ of any lot line. Fire hydrants
shall be in service before and during the time of construction.
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006:
http://southkingfire.org/DocumentCenter/Home/View/24, Fire apparatus access roads shall be installed and
made serviceable before and during the time of construction. If the road is private and 24 feet wide, both sides
shall be marked as a fire lane.
Fire Sprinkler System
Fire sprinkler determination will be made upon building plans submittal.
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CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for a formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the city’s review of
the formal application. The completion of the preapplication process in the content of this letter does not vest
any future project application. Comments in this letter are only valid for one year as per FWRC 19.40.070(4).
This is a preliminary review only and does not take the place of the full review that will follow the 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 the 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.
COVID-19
In an effort to take proactive measures to protect the health and safety of the Federal Way community, the
Department of Community Development is implementing safety protocols and modifying our services. As a
result, our doors will remain closed for in-person business. Staff will be able to serve customers electronically
by email (permitcenter@cityoffederalway.com), by electronic submittal (Document Upload Link), or by
phone (253-835- 2607). This practice is intended to help protect our citizens, customers, and staff from
potential exposure to the virus. We thank you for your understanding in this matter.
If you have questions about an individual comment, please contact the appropriate department representative
noted above. Any general questions can be directed towards me at chaney.skadsen@cityoffederalway.com, or
253-569-1772. We look forward to working with you.
Sincerely,
Chaney Skadsen
Associate Planner
enc: Handout #003, Master Land Use Application
Handout #001, Process, III & IV Submittal Requirements
Handout #010, Short Subdivision Submittal Requirements
Handout #037, Preliminary Plat
Handout #050, Environmental Checklist
Handout #071/072, Forest Practice Application
Handout #073, Tree Unit Calculation
Handout #084, Process V Submittal Requirements
2021 Fee Schedule
2021 Concurrency Application
Lakehaven Water & Sewer District Map
Annexations to Federal Way Map
North Lake Ridge Division 3 Plat Map
c: Kerry Murdock, Engineering Plans Reviewer Brian Asbury, Lakehaven Water & Sewer District
Soma Chattopadhyay, Traffic Engineer Thomas Jacobs, tjacobs@jacobsandjacobs.net
Sean Nichols, South King Fire & Rescue