Federal Way 5 Preap SummaryCOMMUNITY DEVELOPMENT DEPARTMENT 33325 8th Avenue South Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
April 21, 2021
Mr. Nathan Chapman
Novelty Hill Development LLC
PO Box 816
Redmond, WA 98073
nathanchapman@hotmail.com
Re: File #21-100833-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Federal Way 5, 34210 33rd Place SW, Parcel #536020-0007, Federal Way
Dear Mr. Chapman:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC) held on April 1, 2021. We hope that the information discussed at that meeting
helped 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.
I, Becky Chapin, am the key contact for your project and I may be contacted at 253-835-2641 or
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 me.
PROJECT DESCRIPTION
The proposal is to subdivide one single-family residential lot into five single-family residential lots.
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.
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• Planning Division
1. 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). All or some of the open space
requirements may be satisfied by a fee-in-lieu payment.
• Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) – A transportation concurrency permit with an
application fee of $1,801 (1 - 10 trips) is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) – Traffic impact fees are required and will be assessed at the building
permit for each lot.
3. Frontage Improvements (FWRC 19.135.040) – Construct street improvement and dedicate right-of-way
along SW 342nd Street and 33rd Place SW. SW 342nd Street may need to be extended to connect the
two existing street stub outs to meet block perimeter and maximum cul-de-sac length standards.
4. 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.
5. No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (FWRC
18.55.010). It appears the SW 342nd Street stub outs already exceed the maximum allowable 600 feet.
6. The private easement (33rd Place SW) shall be improved to a Type W street (¾ street improvement).
7. Per FWRC 18.55.020, all lots shall be accessed by a public street right-of-way. 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.
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. Comprehensive Plan and Zoning Designation – The city’s comprehensive plan designation for the subject
property is Single-Family Residential – High Density. The property is currently zoned Residential Single-
Family (RS) 7.2. The minimum lot area for residential lots in RS 7.2 zones is 7,200 square feet.
Note that any area established as an ingress/egress easement, flagpole, access panhandle, or access tract
for each property must be deducted from the underlying parcel lot size per FWRC 19.05.120, definition
of “Lot Area.” Please include this “net” lot area on the lot closure calculations and short plat document.
2. Short Plat Process – Short plats are the division or re-division of land into nine or fewer lots, tracts, parcels,
sites, or divisions for sale, lease, or transfer as defined in FWRC 18.05.010.
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According to FWRC 18.30.010, short plat applications are administratively processed through the
Department of Community Development. The administrative review process requires that the Director
of Community Development issue a decision on the short subdivision request and confirm 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 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 Kevin Peterson’s
comments for specific information regarding engineering requirements.
3. State Environmental Policy Act (SEPA) – Short subdivision applications and associated permits for less than
20 residential dwelling units are exempt from state environmental review according to FWRC 14.15.030,
“Categorical Exemptions, Flexible Thresholds.” No environmental checklist is required.
4. 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, posted on the city’s website, and
mailed to property owners within 300 feet of the subject property, per FWRC 18.30.080(2). The city will
prepare notice boards for the subject property to be posted by the applicant.
5. Critical Areas – The city’s Critical Areas Map does not identify any wetlands, fish and wildlife habitat
resource areas, or geologically hazardous areas on the subject property. The city’s map is for planning
level purposes and not all critical areas within the city have been identified. The department will require a
critical areas report if evidence is found of an apparent critical area located on the subject property, or
within proximity of the subject property, during the development application review process.
6. Single-Family Residential Regulations – Future and existing 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. Please refer to the FWRC 19.05.160, “Property Line,” definition
for the flag lot setbacks illustration to see how the building setbacks should be applied.
No improvements may be located in a required yard except those specified in FWRC 19.125.160.
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.
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.
7. 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). All or some of the open space
requirements may be satisfied by a fee-in-lieu payment at the discretion of the Parks Director, after
consideration of the city’s overall park plan, quality, location, and service area of the open space that
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would otherwise be provided with the project. If the fee-in-lieu option is chosen, a written request to
Parks Director John Hutton is required. A copy of this request is a required component of the short plat
application. Open space fees-in-lieu shall be paid before recording the plat. Refer to FWRC 19.100.070,
“Timing of Fee Payments.”
8. Tree Retention/Replacement – The short subdivision will be subject to tree density requirements of FWRC
19.120.130(1); note that 25 tree units per acre are required for single-family zoned sites. 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.
In the case of the 1.10-acre site, 28 tree units are required (25 x 1.10 = 27.5). Per FWRC 19.120.130(3),
the total number of tree units required to be provided is calculated by multiplying gross site acreage.
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. The tree and vegetation
plan must clearly show where the tree units are to be located. The formal application must indicate what
trees are to be removed.
Table 19.120.130-2 – Tree Unit Credits
Existing Tree Category Tree Unit Credit
Existing Tree 1" to 6" d.b.h. 1.0 tree units per tree retained
Existing Tree > 6" to 12" d.b.h. 1.5 tree units per tree retained
Existing Tree > 12" to 18" d.b.h. 2.0 tree units per tree retained
Existing Tree > 18" to 24" d.b.h. 2.5 tree units per tree retained
Existing Tree > 24" d.b.h. 3.0 tree units per tree retained
Replacement Tree Category
Replacement Tree, Small Canopy Species
(Mature canopy area < 450 SF)
.50 tree units per tree planted
Replacement Tree, Medium Canopy Species
(Mature canopy area 450 to 1,250 SF)
1.0 tree units per tree planted
Replacement Tree, Large Canopy Species
(Mature canopy area > 1,250 SF)
1.5 tree units per tree planted
9. Clearing & Grading – A clearing and grading plan addressing items listed in FWRC 19.120.040(1)(a)
through (i) 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.
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10. Design Criteria and Improvements – Short plats are subject to the subdivision 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.
11. School Access Analysis – According 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, Federal Way Public Schools, at 253-945-2071 for information about the school access analysis
requirements and assignment information.
12. 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. Please check with the Permit Center at 253-835-2607, or permitcenter@cityoffederalway.com,
for up-to-date fees.
13. 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), and King County recording fees.
14. 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 five years. According 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.
15. Recording – The applicant will record the short plat with the King County Recorder’s Office after the
Public Works Department approves the submitted as-built plans. Before recording the short 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 – 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 preliminary short plat submittal, a preliminary Technical Information
Report (TIR), addressing the relevance of the project to the nine core and five special requirements of the
KCSWDM, will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR.
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
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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.
3. 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,
impervious surfaces are expressed as an Equivalent Service Unit: 1 ESU = 3,200 square feet of
impervious surface added. Therefore, the SDC equals the total of all square footage of the new
impervious surface added divided by 3,200 and times the current SDC fee. The SDC for subdivisions is
assessed in two separate phases: the first SDC is based on the new impervious surfaces added for all
subdivision improvements (public and private roadways, sidewalks, and other impervious surfaces); and
the second phase is assessed at the time of the building permits for the individual single-family homes.
Single-family residences are assumed to be equal to one ESU. A five percent administration fee will be
added to the total SDC for all permits. The current (2021) SDC is $981.00 per ESU. All SDC fees are
payable at permit issuance.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must
be provided to verify infiltration suitability.
5. Detention and water quality facilities for short plats must be above ground (i.e. open pond). Detention/
water quality ponds for short plats shall be in a separate tract, with ownership and maintenance
responsibilities assigned to the plat owners on the face of the plat.
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
7. 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.
Right-of-Way Improvements
1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long 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 19.135.280 requires that driveways serving residential uses may not be located closer than 25 feet
to any street intersection. Lots and intersections within new subdivisions or short plats must be designed
to meet this standard.
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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 $2,105.00 for the first 12 hours of
review for short plats and $175.00 per hour for additional review time. A final TIR shall be prepared for
the project and submitted with the engineering plans. Both the TIR and the plans will require the
signature/seal of a professional engineer registered/licensed in the State of Washington.
2. In addition to engineering approval, projects that will be filling or grading in the area of the future
building pads are required to obtain a separate grading permit from the Building Division.
3. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the city’s website to assist the applicant’s engineer in
preparing the plans and TIR at http://www.cityoffederalway.com/index.aspx?nid=171.
4. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the improvements,
and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original
amount and held for a two-year maintenance period.
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 submitted for plan review shall be printed on 24″ x 36″ or 22″ x 34″ paper. Site plans shall be
drawn at a scale of 1″ = 20′, or larger. Architectural scales are not permitted on engineering plans.
8. Provide cut and fill quantities on the clearing and grading plan.
9. Temporary Erosion and Sediment Control (TESC) measures, per Appendix D of the 2016 KCSWDM,
must be shown on the engineering plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
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PUBLIC WORKS – TRAFFIC DIVISION
Sarady Long, 206-604-7783, Sarady.Long@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for five lots, and the Institute of Transportation Engineers (ITE) Trip
Generation - 10th Edition, land use code 210 (Detached Single Family Residential), the proposed project is
estimated to generate approximately four new weekday PM peak hour trips.
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 $1,801 (1 - 10 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 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 five new lots, the estimated total traffic impact fee is $7,054 per lot
(2021 TIF Rate). 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]). Before building permit
issuance, the applicant may request to defer the payment of a transportation impact fee to the final
building inspection. Refer to the deferred payment of impact fee code for process.
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.
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 on 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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Thirty-third Place SW (private easement) shall be Type a “W” local street, 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 applicant will be expected to construct ¾ street
improvement consisting of a 28-foot paved road, 4-foot planter, 5-foot sidewalk on one side
with a 3-foot utility strip along the entire property frontage (Proposed Lot 1). The improved
road shall be dedicated as a right-of-way or set aside as tract “X” for the future road as deemed
appropriate by the Public Works Director.
SW 342nd Street shall be a Type “S” street, consisting of a 36-foot street with curb and gutter,
4-foot planter strips with street trees, 5-foot sidewalks, and street lights in a 60-foot right-of-
way. As part of this development, SW 342nd Street will need to be extended by connecting the
two existing stub-out streets. However, since the final alignment cannot be determined at this
time, a conceptual plan of the street connection must be designed to determine the appropriate
right-of-way and improvement necessary for this development.
Alternatively, the applicant may request (See #2 comment below for modification request) to
improve SW 342nd Street along the frontage of proposed lots 3, 4, and 5 to a type S street and
extend the SW 342nd Street stub-out to the west, connecting to Lot 1. The remaining portion
of SW 342nd Street fronting Lot 2 will need to be set aside as Tract X for future right-of-way.
A temporary turnaround will need to be provided at the end of each stub-out.
2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about right-of-way modification requests
is available through the Public Works Development Services Division. These modification requests have
a nominal review fee currently at $500.00.
3. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes; the taper rate shall be WS^2/60, or as directed by the Public Works Director.
Access Management (FWRC 19.135)
1. No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (FWRC
18.55.010). The applicant will meet this code requirement by either extending SW 342nd Street connecting
the two street stub outs and constructing ¾ improvements on 33rd Place SW (private easement) or
submitting an alternative option for the Public Works Director’s consideration.
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.
3. Block perimeters shall be no longer than 1,320 feet for non-motorized trips, and 2,640 feet for streets
(FWRC 18.55.010 and FWCP Policy TP4.2). See comment #1 addressing SW 342nd Street and 33rd Place
SW street extension.
4. Traffic calming devices such as speed humps, traffic circles, chicanes, etc. may need to be incorporated in the
residential street design to control speed and any potential cut-through traffic with SW 342nd Street extension.
Please note, a neighborhood traffic safety meeting may be needed with the SW 342nd Street extension.
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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.
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, abandon, and/or
modify existing sanitary sewer system facilities necessary for the proposed development, including extend-to-
far-edge(s) following long-standing Lakehaven policy (see enclosed sewer map). 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, 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 Sewer Service Connection Permit: $377.13 fee (per lot).
o Capital Facilities Charge(s)-Sewer: $4,614.93 per Equivalent Residential Units (ERU).
TACOMA WATER
Heather Croston, 253-331-3830, hcroston@cityoftacoma.org
• Extension of the public road or a new fire hydrant will require an extension of the main. Contact Shelly
Shaffer at (253) 502-8740 or sshaffer@cityoftacoma.org.
• New water services will be required: contact Chris Hicks at (253) 396-3057 office, (253) 377-6040 cell, or
chicks@cityoftacoma.org.
• Tacoma Water crews complete all work on Tacoma Water facilities.
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• City ordinance 12.10.045 requires a separate water service and meter for each parcel. New water services
and meters will be placed directly in front of each parcel.
• If you have fire sprinklers, contact the Tacoma Water Permit Counter at (253) 502-8247 for policies related
to combination fire/domestic water service connections. If fire service is required, it will be sized by your
fire consultant and installed by Tacoma Water. Approved fire plans must be submitted to Tacoma Water.
• New water services will be installed by Tacoma Water after payment of the Service Construction Charge
and the Water Main Charge. New meters will be installed by Tacoma Water after payment of the System
Development Charge.
• New water services and meters will be placed outside of paved areas and sidewalks.
• If a new fire hydrant is required at a location with an existing water main, the hydrant will be installed by
Tacoma Water after payment of the construction charge. Contact Chris Hicks at (253) 396-3057 office,
(253) 377-6040 cell, or chicks@cityoftacoma.org for pricing.
• Tacoma Water facilities must remain accessible at all times. Any damage to Tacoma Water facilities will
be repaired by Tacoma Water crews at the expense of the developer.
Landscaping
• No structures, retaining walls, fences, or trees are permitted within five feet of water facilities. Light
landscaping with grass and/or small shrubbery is permitted.
• If an extension of a permanent water main is required, it shall be constructed by a private contract.
Contact Shelly Shaffer at (253) 502-8740 or sshaffer@cityoftacoma.org. Private contract timeline:
Four to six weeks to begin the design.
An additional four to six weeks to complete the design.
• When the extension of a permanent water main is required, it will be constructed by a private contract.
The developer of the privately financed project will be responsible for all costs and expenses incurred by
Tacoma Water for the preparation of plans and specifications, construction inspection, testing, flushing,
sampling of the mains, and other related work necessary to complete the new water main construction to
Tacoma Water standards and specifications. The engineering charge for the preparation of plans and
specifications will be estimated by Tacoma Water. The developer will be required to pay a deposit in the
amount of the estimated cost. The actual costs for the work will be billed against the developer’s deposit.
The new mains will be installed by and at the expense of the developer. The developer will be required to
provide a 20-foot wide easement over the entire length of the water main, fire hydrant, service laterals,
and meters. The developer's Professional Land Surveyor shall prepare and submit the legal description of
the easement to Tacoma Water for review and processing. Before construction, a second deposit in the
estimated amount for construction inspection, testing, and sampling will be due to Tacoma Water. Upon
completion of the project, the developer will either be refunded the unused amount of the deposit or
billed the cost overrun. The approximate design time is ten weeks. Contact Shelly Shaffer at (253) 502-
8740 or sshaffer@cityoftacoma.org.
General Utility Clearances
• Sanitary sewer mains and side sewers shall maintain a minimum horizontal separation of 10 feet from all
water mains and water services. When extraordinary circumstances dictate the minimum horizontal
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separation is not achievable, the methods of protecting water facilities shall follow the most current State
of Washington Department of Ecology, “Criteria For Sewage Works Design.” Vertical separation of 18
inches from Tacoma Water facilities.
• For utilities other than sanitary sewer and large diameter water mains, the proposed facilities shall have a
minimum horizontal separation of 5 feet and vertical separation of 12 inches from Tacoma Water facilities.
• For aerial utilities, Tacoma Water requires a minimum of 20 feet above our water facilities.
• Please call 1-800-424-5555 and request underground utility locates at least 48 hours before the
commencement of digging.
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 1000 gallons per minute for residences not exceeding 3600 square
feet, including the garage and covered areas. 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
The existing fire hydrants are 200 to 350 feet from each new proposed home.
• 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 Sprinkler System
Fire sprinklers ARE required due to the limited access and no approved turnaround. If the lot layout
changes, sprinkler determination will be made upon the submittal of building plans.
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.
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,
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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, Becky Chapin, the key project contact, at
253-835-2641, or 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: Handout #003, Master Land Use Application
Handout #010, Short Subdivision Submittal Requirements
Handout #073, Tree Unit Calculation
2021 Concurrency Application
Lakehaven Water & Sewer District Map
c: Kevin Peterson, Senior Engineering Plans Reviewer
Sarady Long, Senior Transportation Planner
Sean Nichols, South King Fire & Rescue
Brian Asbury, Lakehaven Water & Sewer District
Heather Croston, Tacoma Water, hcroston@cityoftacoma.org