Olympic View Preap SummaryCOMMUNITY DEVELOPMENT DEPARTMENT 33325 8th Avenue South Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
March 11, 2021
Mr. Kris Stamon
McGranahan Architects
2111 Pacific Avenue, Suite 100
Tacoma, WA 98402
kris.stamon@mcgranahan.com
Re: File #21-100104-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Olympic View Elementary, 2626 SW 327th Street, Federal Way
Dear Mr. Stamon:
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
helped you understand the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the city’s Planning and Building
Divisions, Public Works Department, and representatives from Lakehaven Water & 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 me, Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com.
For specific technical questions about your project, please contact the appropriate DRC representative as
listed below. Otherwise, any general questions about the preapplication and permitting process can be
referred to your key contact.
PROJECT DESCRIPTION
A proposal to demolish and replace an elementary school with a new 62,000 square-foot K-8 school building,
landscaping, stormwater facilities, and parking lot improvements.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the plans.
The major issues section is only provided as a means to highlight critical requirements or issues. Please be
sure to read the comments made by all departments in the following section of this letter.
Mr. Kris Stamon
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• Planning Division
1. The project requires a Process III land use application and SEPA.
2. Per design guidelines (FWRC 19.115.100.3), building facades that exceed 120 feet in length and are
visible from an adjacent residential zone, right-of-way, or public park or recreation area shall
incorporate a significant structural modulation (offset). The minimum depth of the modulation shall
be approximately equal to 10 percent of the total length of the subject facade and the minimum
width shall be approximately twice the minimum depth. The modulation shall be integral to the
building structure from the base to the roofline.
• Public Works Development Services Division
1. FWRC 11.05.110 requires that overhead utility lines be relocated underground if over 500 feet or
three or more spans are affected by the construction of street frontage improvements. This condition
will apply to 26th Avenue SW.
2. Public Works will apply similar conditions to this project’s building permit as were applied to the
other recently reconstructed elementary schools. For example, no Temporary Certificate of
Occupancy (TCO) or Certificate of Occupancy (CO) will be issued until all stormwater and street
frontage improvements are installed, inspected, and given final approval by the City of Federal Way.
Additionally, as-built drawings shall be submitted to the city for review, before issuance of a TCO or
CO. Please note that other, additional conditions may apply that are specific to this project.
• Public Works Traffic Division
1. 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.
2. Traffic Impact Fees (FWRC 19.91) – Traffic impact fees are required for a K-8 school and will be
assessed at the building permit stage. The estimated total traffic impact fee is $176,404.
3. Frontage Improvements (FWRC 19.135.040) – Construct street frontage improvements and dedicate
right-of-way along the property frontage on SW 327th Street and 26th Avenue SW.
4. Access Management (FRC 19.135.270) – The maximum driveway width is 30 feet for a two-lane two-
way driveway and 40 feet for a three-lane two-way driveway.
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
Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com
1. Land Use Review Process – The zoning of the subject site is Single Family Residential 7.2 (RS 7.2). The RS
zoning district permits school uses according to FWRC 19.200.090. The required review process for the
project is Process III, Project Approval.
Mr. Kris Stamon
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Process III is a review process conducted by city staff with a final decision issued by the Community
Development Director. The Process III decision criteria are contained in FWRC 19.65.100(2).
The Director of Community Development will issue a decision under FWRC Chapter 19.115,
Community Design Guidelines, related to building and site design, and the CPTED (Crime Prevention
through Environmental Design) principles in conjunction with the Process III land use decision. The
director’s design decision is appealable to the Federal Way Hearing Examiner.
State Environmental Policy Act (SEPA) review is processed concurrently with Process III applications, with
initial public notice of application being issued after determination of a complete application.
A Process III development submittal requirements checklist and master land use application are enclosed.
Building permits can be submitted after the land-use decision is issued and appeal periods are concluded.
2. State Environmental Policy Act (SEPA) – The project is subject to environmental review under SEPA as the
proposed development is larger than 12,000 square feet according to Washington Administrative Code
(WAC) 197-11-800(1). If the school district acts as the lead agency, the city must agree and recommends
consultation between staff and the district to identify any mitigation that may be needed before issuing a
threshold determination. In any case, the SEPA checklist must be submitted for review with the land use
application. However, SEPA review fees will not be required if the city is not the lead agency.
Discussed at the Meeting: FWPS indicated they would be the lead agency and have retained AHBL, Inc. to
assist. A Notice of Consultation SEPA Environmental Checklist was received by the city on January 29,
2021. City staff provided initial SEPA Checklist comments to FWPS on February 12, 2021.
3. Public Notification – The Use Process application requires public notice. Within 14 days of issuing the
Letter of Complete Application, a Notice of Application will be published in the Federal Way Mirror,
mailed to persons within 300 feet of the subject property, posted on the subject property, and posted on
the city’s website as required by FWRC 19.65.070. The applicant is responsible for posting the on-site
notice board prepared by the city.
According to the recent policy change, city staff will prepare the 300-foot mailing. The applicant will be
required to post city-supplied notice boards at the appropriate times.
4. Application Fees – Please contact the Permit Center at permitcenter@cityoffederalway.com or 253-835-
2607 for the following review fees applicable for your project:
• Process III Project Approval
• Concurrency
This list does not include a building permit, engineering review, inspection, traffic impact, and other fees
that may be applicable prior, concurrent, or following building construction.
5. Environmentally Critical Areas, Critical Aquifer Recharge Area – The subject property is within the ten-year
wellhead capture zone, which is designated as a critical aquifer recharge area under the provisions of the
Growth Management Act (Chapter 36.70A RCW). Areas are established based on proximity to and travel
time of groundwater to the city’s public water source wells. Per FWRC 19.145.490, any proposed
development located in critical aquifer recharge areas shall submit a hazardous materials inventory
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statement with a permit, land use, or business license application. Per FWRC 19.145.510, proposed
developments with maintained landscaped areas greater than 10,000 square feet in area shall prepare an
operations and management manual using best management practices (“BMPs”) and integrated pest
management for fertilizer and pesticide/herbicide applications. The BMPs shall include recommendations
on the quantity, timing, and type of fertilizers applied to lawns and gardens to protect groundwater quality.
6. Tacoma Smelter Plume – The subject property is located in the Tacoma Smelter Plume detect area containing
20 ppm to 40 ppm arsenic and lead concentration. It appears that soil sampling has already been tested
and the results provided. Please include a summary report with the Process III application submittal.
7. Key Development Regulations – All site improvements must comply with the applicable FWRC development
regulations. The following general regulations apply to the proposal.
Required Yards,
Front, Side, Rear 50 feet
Height of Structure
55 feet above average building elevation for gyms if located 100
feet or more from an adjacent residential zone.
For all other structures, 30 feet above average building elevation.
(see enclosed Height Measurement Handout)
Parking
Elementary/Middle: one parking space for each employee.
(see enclosed Parking Lot Design Criteria Handout)
Maximum Lot
Coverage 75 percent
For reference, FWRC 19.110.020 (calculating lot coverage) specifies that “the area of all structures,
pavement, and any other impervious surface on the subject property will be calculated as a percentage of
total lot area, exclusive of the area of any recorded access easements, in determining compliance with
maximum lot coverage required in this title.”
Special Regulations and Notes, FWRC 19.200.090:
• This use may locate on the subject property only if it will not be detrimental to the character of the
neighborhood in which it is located and:
a) It will serve the immediate area in which it is located; or
b) The subject property is adjacent to a collector or arterial right-of-way.
• If the use will serve children, the subject property must contain an outdoor play area with at least 75
square feet for each child using the area at any one time. This play area must be completely enclosed
by a solid fence or other screens at least six feet in height. Play equipment and structured play areas
may not be in the required yards.
• Hours of operation and the maximum number of attendees may be limited by the city to reduce the
impact on nearby residential uses.
• The city may require an on-site passenger loading area, depending on the number and nature of
attendees and the extent and nature of existing street improvements.
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• Site design, including the location of parking and passenger loading areas, shall be designed to reduce
impacts on nearby residential uses.
• All activities of schools, such as auto repair or other uses that may impact adjacent properties, must
take place within an enclosed building.
• For all structures except gyms, if the structure is located 100 feet or more from an adjacent low-
density zone, the maximum height may be increased from 30 feet to 40 feet if all of the following
criteria are met:
a) The additional height is necessary to accommodate the particular use conducted in the building;
and
b) Each required yard abutting the structure is increased five feet for each one foot the structure
exceeds 30 feet above average building elevation.
• For any structure, including gyms, an increase in height above 30 feet shall not block views designated
by the comprehensive plan.
• May include accessory living facilities for one staff person.
• This use must comply with the requirements of the State Department of Social and Health Services
and/or the State Superintendent of Public Instruction.
• Minor and supporting structures constructed as a functional requirement of schools may exceed the
applicable height limitation; provided, that the Director of Community Development determines that
such structures will not significantly impact adjacent properties.
8. Landscaping – A landscape plan prepared by a landscape architect licensed in the state of Washington, a
nursery professional certified according to the Washington Certified Nursery Professional program, or a
Washington State certified landscape technician shall be submitted with the formal application. It must
depict perimeter and interior parking lot landscaping requirements under FWRC Chapter 19.125 as follows:
a. Perimeter Landscaping – According to FWRC 19.125.060(2), “Single-Family Residential, RS,” Type III
landscaping 10 feet in width shall be provided along all property lines of nonresidential uses, except
as provided in FWRC 19.125.070.
Per FWRC 19.125.050, Type III landscaping is a mixture of evergreen and deciduous trees, large
shrubs, and groundcover, spaced to provide a visual buffer creating a partial visual separation.
b. Interior Parking Lot Landscaping – Interior lot landscaping per parking space is required per FWRC
19.125.070, “Parking Lot Landscaping.” Type IV landscaping is required to be installed at the ends of
all rows of parking and disbursed throughout the interior parking area, in the amount of 22 square
feet per parking stall when 50 or more parking stalls are provided. The square footage of each
interior parking lot landscaping must be depicted on the landscape plan. Only those landscape areas
that are adjacent to a parking stall will qualify as interior parking lot landscaping. Light standards may
not take the place of required trees in parking lot landscape islands.
According to FWRC 19.125.050(4), Type IV landscaping shall consist of trees planted with
supporting shrubs and groundcover. Shrubs shall be pruned at 40 inches in height, and the lowest
tree branches shall be pruned to keep an eight-foot clearance from the ground. One tree per
landscape island up to 150 square feet shall be planted.
Mr. Kris Stamon
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9. Clearing, Grading, Tree and Vegetation Retention – The proposal is subject to the provisions of FWRC 19.120,
“Clearing, Grading, and Vegetation and Tree Retention.” A clearing and grading plan that meets FWRC
19.120.020 and 19.120.040 must be submitted with the formal land use applications.
The site is subject to tree density requirements of FWRC 19.120.130(2); note that 25 tree units per acre
for single-family zoned sites, minus any proposed public or private streets are required. Tree unit credits
are in table 2 of FWRC 19.120.130(2).
A tree unit is a value assigned to existing trees retained on the property or replacement trees. The larger
the tree, the greater value it is assigned. Required tree density can be composed of retained trees and
replacement plantings per FWRC 19.120.130. (Note: required landscaping trees may be counted in tree
density.) The tree and vegetation plan must clearly show where the tree units are to be located. The tree
and vegetation retention/replacement plan must be prepared by a certified arborist or certified landscape
architect and must include information about tree unit credits and replacement.
10. Rockeries, Retaining Walls, and Fencing – If provided, rockeries, retaining walls, and any proposed fencing
must be shown on the site, landscape, and civil plans. Per FWRC 19.120.120, the height of rockeries and
retaining walls associated with commercial development is limited to six feet. Retaining walls and
rockeries shall be set back a minimum of three feet from adjacent public rights-of-way, and where
retaining walls are terraced, there shall be a minimum five feet distance between terraces to accommodate
landscaping and its maintenance. Walls that are visible from the public right-of-way or adjacent property
shall be composed of brick, rock, or other textured/patterned styles as approved by the planning and
public works directors. Please refer to FWRC 19.120.120 for retaining wall standards in their entirety.
According to FWRC 19.125.160, no improvement or structure may be in a required yard except as follows:
(5) Fences and railings not over six feet in height may be located in required yards.
The fence height cannot exceed six feet in height unless located outside the required yard setbacks. Refer
to FWRC 19.115.090(1)(f) if a chain-link fence will be provided. Provide fence details, including materials
and height.
11. Community Design Guidelines – The new school is subject to an administrative design review as a component of
the Use Process application according to FWRC Chapter 19.115, “Community Design Guidelines.” Project
designers shall strive for overall design continuity by using similar elements throughout the project, such as
architectural style and features, materials, colors, and textures. Building and site design for institutional uses
is guided by FWRC 19.115.100. Please include a written narrative identifying how the project complies with
all applicable design guidelines. Several guidelines applicable to your project are below.
A. Site Design For All Zoning Districts, FWRC 19.115.050 –
• Vehicle turning movements shall be minimized. Parking aisles without loop access are
discouraged. Parking and vehicle circulation areas shall be delineated using directional signage.
• Driveways shall be located to be visible from the right-of-way but not impede pedestrian
circulation on-site or to adjoining properties. Driveways should be shared with adjacent
properties to minimize the number of driveways and curb cuts.
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• Primary entrances to buildings should be visible or recognizable from the right-of-way.
Pedestrian pathways from rights-of-way and bus stops to primary entrances, from parking lots to
primary entrances, and pedestrian areas shall be accessible and should be delineated.
• Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a
variation in paved texture and color and protected from abutting vehicle circulation areas with
landscaping. Approved methods of delineation include stone, brick, or granite pavers; exposed
aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of delineation
is not encouraged.
B. Building Design For All Zoning Districts, FWRC 19.115.060 –
• Building Façade Modulation and Screening. Building facades longer than 60 feet that are visible from the
right-of-way and residential zones must provide two of four specific design treatments: (1) façade
modulation, (2) landscape screening, (3) canopy or arcade, and (4) pedestrian plaza. Please note
that if three façade treatment options are incorporated, dimensional flexibility can be provided.
• Building Articulation and Scale. Please refer to the various options for building façade articulation.
Provide additional treatment for the facades to eliminate the large sections of the wall devoid of
wall treatment.
C. Institutional Uses, FWRC 19.115.100 –
• Building façades that exceed 120 feet in length and are visible from rights-of-way and residential
zones shall incorporate a significant structural modulation (offset). The minimum depth of the
modulation shall be approximately equal to 10 percent of the total length of the subject façade
and the minimum width shall be approximately twice the minimum depth. The modulation shall
be integral to the building structure from the base to the roofline.
• Roof design shall utilize forms and materials that avoid the general appearance of a “flat” roof.
Rooflines with an integral and obvious architectural pitch are an approved method to meet this
guideline. Alternative distinctive roof forms such as varied and multiple stepped rooflines,
architectural parapets, articulated cornices and fascias, arches, eyebrows, and similar methods will
be considered by the director; provided, that the roof design minimizes uninterrupted horizontal
planes and results in architectural and visual appeal.
• FWRC 19.115.100(2), which references FWRC 19.115.090(1)(a), (b), (e), (f), (h), and (i):
(a) Surface parking may be located behind the building, to the side(s) of the building, or adjacent
to the right-of-way; provided, however, that parking located adjacent to the right-of-way
maximizes pedestrian access and circulation according to FWRC 19.115.050(4).
(b) Entrance facades shall front on, face, or be recognizable from the right-of-way, and shall
incorporate windows and other methods of articulation.
(e) Ground-level mirrored or reflective glass is not allowed adjacent to a public right-of-way or
pedestrian area.
(f) [For new fencing.] If utilized, chain-link fences visible from public rights-of-way or adjacent
properties, and not screened by Type I landscaping as defined by Chapter 19.125 FWRC, shall
utilize vinyl-coated mesh, powder-coated poles, dark color(s), and architectural element(s) such as
pole caps and/or decorative grid pattern.
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(h) Parking lots should be broken up into rows containing no more than 10 adjacent stalls,
separated by planting areas.
(i) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of the
project and the public sidewalk.
D. Crime Prevention through Environmental Design (CPTED) – According to FWRC 19.115.010(2), the
implementation of CPTED principles (natural surveillance, access control, and ownership) is
required for all new development projects. The enclosed CPTED checklist must be submitted with
the formal land use application.
E. Lighting – Proposed lighting must be shown on the site plan or a separate sheet. In addition to
CPTED lighting standards, the following shall apply per FWRC 19.115.050(7) and 19.115.100(7):
lighting levels shall not spill onto adjacent properties; lighting shall be provided in all loading, storage,
and circulation areas; lighting standards shall not reduce the amount of landscaping required for the
project; and lighting fixtures should not exceed 30 feet in height and shall include cutoff shields.
12. Loading, Storage, Trash, and Recycling Facilities – These shall be located, designed, and screened for minimal
noise and aesthetic impacts to vehicle and pedestrian circulation areas. FWRC 19.125.040 contains
general landscaping requirements for loading areas. Exterior trash receptacles and recycling are subject to
architectural and/or landscape screening requirements and total area requirements per FWRC 19.125.150.
Trash facilities may not be located in required yards (setback areas) or required landscape buffers. Refer
to comments in the Public Works section of this letter.
13. Mechanical Equipment – FWRC 19.110.070 requires vents, mechanical and elevator equipment, and similar
appurtenances that extend above the roofline to be architecturally screened from public view, with a
corresponding elevation detail provided with the formal application.
FWRC 19.110.060 allows modifications for rooftop appurtenances that may exceed the applicable height
limitation by a maximum of four feet if the area of all appurtenances and screening does not exceed 10
percent of the total area of the building footprint. These appurtenances must be located in such a way as
to minimize view blockage.
FWRC 19.115.050(6)(b) states, site utilities including transformers, fire standpipes, and engineered
retention ponds (except biofiltration swales) should not be the dominant element of the front landscape
area. When these must be located in a front yard, they shall be either undergrounded or screened by walls
and/or Type I landscaping, and shall not obstruct views of tenant common spaces, public open spaces,
monument signs, and/or driveways.
14. Temporary Construction Trailers – Per FWRC 19.275.080, temporary trailers, buildings, or other structures used
for construction offices, or outdoor storage containers used temporarily to store construction materials, and
normally associated with the construction of a building or development, are permitted on the subject
property during building or development subject to Process I approval, or integration into the land use
process applicable to the underlying project. To avoid requiring a separate Process I application, staff
recommends including a plan that depicts the location of temporary trailers and/or construction materials
with the Process III submittal.
15. Work Hour Variance – FWRC 19.105.040 regulates work hours for development activities and heavy
equipment operations. Exceptions to these timeframes require the application and approval of a Work
Hour Variance, which must be submitted in advance (see enclosed handout).
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PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION
Kevin Peterson, 253-293-6577, kevin.peterson@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 city addendum to the manual. This project meets the requirements
for a full drainage review. At the time of land use site plan submittal, a preliminary Technical Information
Report (TIR), addressing the relevance of the project to the nine core and five special requirements of the
KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR.
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.
3. 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. In addition to those
water quality treatment systems identified in the KCSWDM, the city will also accept those systems that
have been approved for enhanced basic treatment under the Washington State Department of Ecology
(WADOE) General Use Level Designation (GULD) criteria.
4. Refer to FWRC 19.125.150 for information regarding storm drainage requirements for all Solid Waste
and Recycling (SWR) enclosures.
5. The city has adopted a stormwater System Development Charge (SDC). The SDC is based on the
amount of new impervious surfaces added for any development project. For calculating the SDC for
commercial and multi-family development, the impervious surface is expressed as an Equivalent Service
Unit: 1 ESU = 3,200 square feet (SF) of impervious surface added. Therefore, the SDC = SF of new
impervious surface added ÷ 3,200 x current SDC fee. A five percent administration fee will be added to
the total SDC. All SDC fees are payable at permit issuance. The current (2021) SDC is $981.00 per ESU.
6. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must
be provided to verify infiltration suitability.
7. Detention and water quality facilities for private commercial developments outside the City Center Core
must be above ground (i.e. open pond). Underground facilities are allowed only with approval from the
City of Federal Way Public Works Department. If an underground vault is proposed and approved for
use and is under a parking lot or other vehicular circulation area, the vault shall support the imposed load
as described in South King Fire and Rescue Guideline 10.006.
8. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
9. 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.
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Right-of-Way Improvements
1. See the Traffic Division comments from Senior Traffic Engineer Jason Kennedy, for traffic-related items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication
shall be conveyed to the city through a statutory warranty deed. The dedicated area must have a clear title
before recording.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
4. FWRC 11.05.110 requires that overhead utility lines be relocated underground if over 500 feet or three
spans are affected by a project. This condition will be applied to 26th Avenue SW.
Building (or Engineering [EN]) 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 (2021) are $3,158.00 for the first 18 hours of
review for commercial building permits, and $175.00 per hour for additional review time (an automation
fee may be applied to these fees, check with the Permit Center at the time of application).
2. 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.
3. The owner/applicant may opt to submit for a site development (EN) permit, separate from the building
permit; however, review of any permit will not commence until a final land use decision is issued.
4. 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 Development Services website https://www.cityoffederalway.com/development-services.
5. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the improvements,
and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original
amount and held for a two-year maintenance period.
6. 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.
7. 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.
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8. Drawings submitted for plan review shall be printed on 24″ x 36″ or 22″ x 34″ paper. Site plans shall be
drawn at a scale of 1″ = 20′, or larger. Architectural scales are not permitted on engineering plans.
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.
PUBLIC WORKS – TRAFFIC DIVISION
Jason Kennedy, 253-835-2744, jason.kennedy@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for the K-8 school using the Institute of Transportation Engineers
(ITE) Trip Generation - 10th Edition, land use code 522 (middle school), the proposed project is estimated
to generate approximately 12 new weekday PM peak hour trips and 153 daily weekday trips.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation analysis
and concurrency mitigation may be required if the proposed project creates an impact not anticipated in
the six-year Transportation Improvement Plan (TIP).
3. The estimated fee for the concurrency permit application is $5,167 (11 – 50 trips). This fee is an estimate and
based on the materials submitted for the preapplication meeting. The concurrency application fee must be
paid in full at the time the concurrency permit application is submitted with the land use application. The fee
may change based on any changes in the estimated weekday PM peak hour trips as identified in the
concurrency application. The applicant has the option of having an independent traffic engineer prepare the
concurrency analysis consistent with city procedures; however, the fee remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
1. Based on the submitted materials for the 64,000 square foot GFA K-8 school, the estimated total traffic
impact fee is $176,404. 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]).
Street Frontage Improvements (FWRC 19.135)
1. The applicant/owner will be expected to construct street improvements consistent with the planned
roadway cross-sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on
the materials submitted, staff conducted a limited analysis to determine the required street improvements.
The applicant will be expected to construct improvements on the following streets to the city’s planned
roadway cross-sections:
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Twenty-sixth Avenue SW and SW 327th Street are both classified as Minor Collector streets and both
are planned as a Type “S” street, consisting of a 36-foot street, 8-foot parking lane, 4-foot planter
strip, 5-foot sidewalk, and street lights in a 60-foot right-of-way. Assuming a symmetrical cross-
section, half street improvements are required as measured from the street centerline. It appears the
existing right-of-way on 26th Avenue SW will be adequate to accommodate the improvements.
However, an additional 30 feet of right-of-way will need to be dedicated on SW 327th Street.
2. Street lighting in the right-of-way is required for frontage improvements (FWRC 19.135.190).
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, plus the recording fee.
4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes. The taper rate shall be WS2/60, or as directed by the Public Works Director.
Access Management (FWRC 19.135)
1. Per FWRC 19.135.270, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40
feet for a three-lane two-way driveway. The three-lane two-way driveway shown on the submitted plans
on 26th Avenue SW appears to be wider than 40 feet. Driveway widths may be increased to provide
adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the
Public Works Director.
Miscellaneous Safety Related Comments
1. Traffic recommends the applicant consider incorporating bulb-outs into the street design, especially at all
pedestrian crossings, including the designated school crossing at the intersection of 26th Avenue SW and
SW 327th Street to reduce the crossing distance scholars are exposed to oncoming traffic.
2. The applicant must submit a Vehicle Turning Diagram to the Public Works Traffic Division for a school
bus for the driveway on SW 327th Street. This diagram will show how the appropriate design vehicle
(such as bus, garbage truck, and WB-62) can enter, maneuver, and leave the site without encroaching onto
opposing traffic lanes or mounting a curb.
3. The application should be forwarded to King County Metro for any transit requirements.
PUBLIC WORKS – SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com
Solid Waste & Recycling Design Considerations
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris,
hazardous waste, and/or biohazard collection containers. The minimum enclosure area is established by
FWRC 19.125.150(7)(a). FWRC requires that plans allow access to containers for both occupants and haulers.
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• Basic solid waste and recycling services typically include two “dumpster” containers situated side-by-side
within a single trash enclosure. With gate doors open, 18 feet of clearance width is required; no structures
(such as gate posts) are allowed across the enclosure opening. Gate pins/holes are preferred to hold gates
closed or open (to allow service access and preserve gate hardware).
• Plan unobstructed access for service vehicles, in-line with enclosure openings. Allow appropriate paved
turning area for service vehicles, minimizing “blind spots” during ingress and egress.
• Per FWRC 19.125.150(7)(e), sites may require a larger enclosure, or multiple enclosures, to accommodate
on-site user access and/or additional waste types and containers.
• Per FWRC 19.125.150(6)(d), depending on enclosure size, surface water run-off must be managed via an
oil-water separator, while large enclosures require a roof combined with a drain to a sanitary sewer. A
related Spill Prevention Plan is also required.
• Landscaping and screening requirements are established in FWRC 19.125.040(4) and (5).
COMMUNITY DEVELOPMENT – BUILDING DIVISION
Greg Kirk, 253-835-2621, greg.kirk@cityoffederalway.com
1. Building Codes. The structure will be treated as a new building permit application and must meet all current
codes including:
• International Building Code (IBC), 2018
Washington State Amendments WAC 51-50
• International Mechanical Code (IMC), 2018
Washington State Amendments WAC 51-52
• National Electric Code (NEC), 2017
• Accessibility Code (ICC/ANSI A117.1), 2009
• Washington State Energy Code, 2018 WAC 51-11
• Uniform Plumbing Code (UPC), 2018
Washington State Amendments WAC 51-56
& WAC 51-57
• International Fire Code (IFC), 2018
Washington State Amendments WAC 51 -54
• International Residential Code, 2018
Washington State Amendments WAC 51-51
2. Building Criteria. The following applies to the proposed structure:
• Occupancy Classification: E
• Type of Construction: II-B
• Floor Area: 64,000
• Number of Stories: 2
• Fire Protection: Sprinklers
• Wind/Seismic: Basic wind speed 85 Mph,
Exposure, 25# Snow load, Seismic Zone D-1
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3. Building Permit Application Process. A completed building permit application and commercial checklist are
required. The commercial checklist will be completed by staff and provided at the time of the land use
approval. Copies of the application and checklist may be obtained at www.cityoffederalway.com.
All project submittals must be submitted electronically. Please visit the city’s website to request a
document upload link for submittal at www.cityoffederalway.com/node/4588. Please contact the Permit
Center staff at (253) 835-2607 or electronicsubmittal@cityoffederalway.com if you need assistance.
Some projects may require a third-party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third-party fee is in addition to regular permit fees and costs.
Please note, land use approval is recommended before submitting the building permit application to
avoid delay in project review. If the project has not received land-use approval, it may be placed on hold
until the land-use review is completed.
4. Review Timing. Federal Way reviews plans on a first-in, first-out basis; however, there are some small
projects with inconsequential review requirements that may be reviewed out of order.
The first comment letter can be expected within five to seven weeks of the submittal date. Re-check of
plans will occur in one to three weeks after re-submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate through 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.
5. Other Permits & Inspections. Separate permits may be required for electrical, mechanical, plumbing, fire
suppression systems, and signs. Applicants may apply for separate permits at any time before the
commencement of construction.
When required, special inspections shall be performed by WABO-approved agencies, or by agencies
approved by the building official before permit issuance. Construction must be approved by all reviewing
departments before the final building 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 before the issuance of a
Certificate of Occupancy.
Construction projects may be required to have a pre-construction conference. If a pre-con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party should attend this meeting. Meetings
will occur at the Building Division and will be scheduled by the inspector of record for the project.
6. Site-Specific Requirements.
a. A separate permit will be required for the covered play area.
b. A separate permit is required for the Type I hood located in the kitchen.
c. Separate electrical permits are required for the project.
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The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at the time of building
permit plan review.
LAKEHAVEN WATER AND SEWER DISTRICT
Brian Asbury, 253-946-5407, basbury@lakehaven.org
General
• All Lakehaven Development Engineering-related application forms and associated standards information
can be accessed at http://www.lakehaven.org/204/Development-Engineering.
• 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.
• Hydraulic model results (FF #417) indicate what onsite and offsite water distribution system development/
re-development will be needed to achieve the required onsite fire flow GPM, and not have liquid pipe
velocity exceed Lakehaven’s standard maximum allowable system liquid velocity of 10 ft/s. This flow figure
depicts the calculated performance of the re-developed water distribution system under high-demand
conditions. Please contact Lakehaven for further detail.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new, abandon, and/or
modify existing water distribution system facilities for the proposed development. 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.
• A water service connection application submitted separately to Lakehaven is required for each new service
connection to the water distribution system, per standards defined in Lakehaven’s current “Fees and Charges
Resolution.” Non-single-family 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 installed) water service connections and meters.
• Service pressure(s) greater than 80 psi is indicated and Pressure Reducing Valve(s) are potentially indicated;
contact the local building official for requirements and/or additional information.
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• To satisfy premise isolation requirements, the installation and satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each service meter is required according to WAC 246-290-490 and
Lakehaven standards regarding premise isolation. Because the potential cross-connection hazard(s) cannot be
determined at this time, Lakehaven cannot specify the minimum required BPA device. Typically required
location(s) for any BPA is outside of a building (fire-protection typically aboveground, RPBA/RPDA
devices always aboveground) and as close to the main as possible, but no further than 50-feet maximum
from the main. Contact Lakehaven’s Cross-Connection Control Program Manager (Chris Zoepfl, 253-946-
5427, czoepfl@lakehaven.org) for additional information on premise isolation/BPA installation and testing
coordination.
• 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).
• Based on the proposal submitted, the 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. Connection charges are separate from any
DE fees, charges, and deposits and are due at the time of application. All Lakehaven fees, charges, and
deposits are typically reviewed and adjusted (if necessary) annually and are subject to change without notice.
o Water Service/Meter Installation, Domestic, 3″ preliminary size: $2,390.00 drop-in meter deposit. Actual
size to be determined by Lakehaven based on applicant’s estimated maximum domestic GPM usage rate.
o Water Service/Meter Installation, Irrigation, 2″ preliminary size: $1,066.73 drop-in meter charge. Actual
size to be determined by Lakehaven based on applicant’s estimated maximum irrigation GPM usage rate.
o Water Service/Meter Installation, Fire-Protection, ⅝″ x ¾″ flow-detection meter: $484.88 drop-in
meter charge.
o Capital Facilities Charge(s)-Water: $0.00. The actual amount due will be determined 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 37.68 Equivalent Residential Units (ERU). Please contact Lakehaven for
further detail.
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.
• Capping of the existing sewer service connection at/near the property line is required for any on-site full
building demolition; a Sewer Service Connection Permit from Lakehaven is required for this. For partial
building demolition, protection of any existing sewer service connection will be required. Please contact
Lakehaven for further information regarding these issues.
• A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary
sewer system, following standards defined in Lakehaven’s current “Fees and Charges Resolution.” The
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
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private building sewer line, for all new or modified non-residential connections. Also, installation of an
externally-located grease interceptor is required for all new restaurants and/or buildings with food
preparation/service establishments, size to be determined by the applicant’s engineer. Also, if applicable, see
the enclosed Lakehaven Trash/Recycling Enclosure Standards.
• 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, and deposits and are due at the time of application. 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 (per building).
o Capital Facilities Charge(s)-Sewer: $0.00. The actual amount due will be determined by Lakehaven
based on the applicant’s estimated annual domestic/commercial/industrial only water usage rate.
Sewer 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 37.68 Equivalent Residential
Units (ERU). Please contact Lakehaven for further detail.
SOUTH KING FIRE AND RESCUE
Sean Nichols, 253-946-7242, sean.nichols@southkingfire.org
• Water Supply
Fire Flow
The required fire flow for this project is 2625 gallons per minute. A Certificate of Water Availability
including a hydraulic fire flow model shall be requested from the water district and provided at the time of the
building permit application.
Fire Hydrants
This project will require approximately four fire hydrants in approved* locations. Note: The FDC needs
to be within 100 feet from a hydrant. Fire hydrants shall be in service before and during the time of
construction.
*Hydrant spacing along access roads and location in relationship to buildings and sprinkler FDC shall
be approved by the Fire Marshal’s Office.
• Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006
http://southkingfire.org/DocumentCenter/Home/View/24. Designated and marked fire lanes may be
required for emergency access. This may be done during the plans check or before the building final.
Requirements and marking options can be found at http://www.codepublishing.com/WA/FederalWay/.
Storm/detention vaults on the west side shall be rated for outrigger loading. Fire apparatus access roads
shall be installed and made serviceable before and during the time of construction.
• Vehicle Access Gates
All vehicle access gates shall comply with the Gate Policy. All gates will be fitted with a “Knox” brand
lock. See http://southkingfire.org/DocumentCenter/Home/View/21.
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• Fire Department Lock Box
A recessed fire department “Knox” brand key box shall be installed on the building at the main entrance
and possibly other locations as determined during plan review. Location(s) will be approved by the plan
reviewer or Deputy Fire Marshal onsite.
• Fire Sprinkler System
An NFPA 13 fire sprinkler system is required. An automatic fire sprinkler system shall be installed in all
occupancies where the total floor area included within the surrounding exterior walls on all floor levels,
including basements, exceeds 5,000 square feet. Firewalls shall not be considered to separate a building to
enable deletion of the required automatic fire-extinguishing system. The system demand pressure (to the
source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 percent less
than the correlative water supply curve pressure.
• Fire Alarm
A Voice Evacuation Fire Alarm System is required. City code requires an automatic fire detection system in all
buildings exceeding 3,000 square feet gross floor area. The fire alarm system is required to monitor the
sprinkler system, including water flow. Provide full notification as required by NFPA 72. Complete coverage
smoke detection is not required for this project. This fire detection system shall be monitored by an approved
central and/or remote station. Only one pull station will be allowed. This pull station will be in a staff-
only area not assessable to students or the public.
• Hood and Duct
A separate permit is required for the Type I hood.
• Emergency Responder Radio Coverage
All buildings over 35 feet in height per the IBC, 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, see http://southkingfire.org/DocumentCenter/View/279.
• Door Hardware
Door hardware detail will be required on all doors. Details on the hardware used for “Lock Down
Procedure” will be required.
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).
As you know, 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 the preapplication
materials submitted.
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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.
If you have questions about an individual comment, please contact the appropriate department representative
noted above. Any general questions can be directed towards me, the key project contact, at 253-835-2641,
becky.chapin@cityoffederalway.com. We look forward to working with you.
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, the
Permit Center is closed to in-person interactions and submittals. We urge you to conduct business with the
Permit Center remotely by phone, 253-835-2607 or by email, permitcenter@cityoffederalway.com if you can
do so. All project submittals must be submitted electronically. Please visit the city’s website to request a
document upload link for submittal: www.cityoffederalway.com/node/4588. This practice is intended to help
protect our citizens, customers, and staff from potential exposure to the COVID-19 (Coronavirus). We thank
you for your understanding in this matter.
Sincerely,
Becky Chapin
Senior Planner
enc: FWRC 19.200.090
Master Land Use Application
Process III Submittal Requirements
Hazardous Materials Inventory Statement
Height Measurement
Parking Lot Design Criteria
CPTED Checklist
Work Hour Variance
Solid Waste Design Checklist
Concurrency Application
Lakehaven Map
Lakehaven Trash & Recycling Enclosure Standards
c: Kevin Peterson, Senior Engineering Plans Reviewer
Jason Kennedy, Senior Traffic Engineer
Greg Kirk, Plans Examiner
Brian Asbury, Lakehaven Water & Sewer District
Sean Nichols, South King Fire & Rescue
Mike Kwaske, FWPS, mkwaske@fwps.org