21-100869 WBF Preapplication Summary Letter21-100869 WBF Business Center Page 1 of 16 Doc ID 81264
April 30, 2021
Israel Alvarez
31511 2nd Avenue SW
Federal Way, WA 98023
israel@washingtonbestfinishes.com
RE: File # 21-100869-PC; Preapplication Conference Summary
WBF BUSINESS CENTER, 35855 Pacific Hwy S, Federal Way
Dear Mr. Alvarez:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC) held April 15, 2021. We hope that the information discussed at that meeting was
helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members who
reviewed your project and provided comments include staff from the city’s Planning and Building Divisions,
Public Works Department, and representatives from Lakehaven Water and Sewer District and South King Fire
and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information handouts are
enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your
formal application, please refer to the complete FWRC and other relevant codes for all additional requirements
that may apply to your project.
I am the key contact for your project. You may contact me at 253-569-1772 or
chaney.skadsen@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
Construct two multi-tenant buildings on a .97-acre site for office, retail, event space, and warehouse use zoned
Office Park (OP). Building A proposes a two-story building including ground level office/retail space and the
second level to host events, Building B proposes a two-story office building.
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 sections of this letter.
Planning Division
1. The project requires a Process III land use application with SEPA.
2. The proposal did not specifically define the intended uses that align with the use table descriptions.
COMMUNITY DEVELOPMENT DEPARTMENT
33325 8th Avenue South
Federal Way WA 98003
253-835-2607; Fax 253-835-2609
www.cityoffederalway.com
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• The office and retail uses for the proposal must meet the description of office use, medical and
dental office, and/or retail providing banking and related financial services and retail office
supplies, printing and duplicating per FWRC 19.235.010.
• Banquet hall event space is not defined in FWRC 19.05. Pursuant to FWRC 19.235.030 Limited
commercial use for conventions, conferences and trade centers are allowed.
• Warehouse uses are permitted as an accessory to conventions, conferences, and trade centers
but are not permitted outright per FWRC 19.235.030(5).
Public Works, Development Services Division
• Federal Way Revised Code Chapter 19.96 requires that a system development charge (SDC) be paid
prior to connection of private storm water infrastructure to the City’s public drainage system.
• Federal Way Revised Code 19.145.440 Development within wetland buffers. Stormwater management
facilities. The director may provide written approval for stormwater management facilities limited to
stormwater dispersion outfalls and bioswales within the outer 25 percent of the buffer of category III
and IV wetlands if the location of such facilities will not degrade the functions or values of the wetland.
• In 2018, the City completed the Pacific Highway South HOV Lanes, Phase V Project. Your site is at the
very south end of this project area, so you are abutting new pavement less than 5 years old.
Public Works, Traffic Division
▪ Transportation Concurrency Management (FWRC 19.90) – Transportation concurrency permit
with application fee estimate at $5,167.00 (11-50 PM Trips) is required for the proposed project.
▪ Traffic Impact Fees (FWRC 19.91) - Traffic impact fees payment is required and will be assessed prior
to building permit issuance.
▪ Frontage Improvements (FWRC 19.135.040) - Frontage improvements and right-of-way (ROW)
along the property frontage on SR 99.
▪ Access Management (FWRC 19.135.260) – The development shall meet access management
standards.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the preapplication
conference. Each section should be read thoroughly. If you have questions, please contact the representative
listed for that section.
COMMUNITY DEVELOPMENT – PLANNING DIVISION
Chaney Skadsen, chaney.skadsen@cityoffederalway.com, 253-569-1772
1. Zoning Designation and Use – The subject property is designated Office Park (OP). The proposed uses for
the property include office, retail, event space, and warehouse.
Office use, medical and dental office and or retail providing banking and related financial services and
retail office supplies, printing and duplicating is permitted per FWRC 19.235.010. To be an allowed use,
the proposed office and retail uses must meet these descriptions.
Event spaces for the use of conventions, conferences and trade centers are permitted per FWRC
19.235.030 limited commercial use. To be an allowed use, the banquet hall event space must meet these
descriptions.
Warehouse use is not a use permitted outright in the OP zone. However, accessory uses to an event
space used for conventions, conferences, and trade centers, such as a warehouse, may be allowed per
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FWRC 19.235.030 note 5. The warehouse use, accessory to the event space, shall meet the definition for
accessory per 19.05.010:
“Accessory” means a use or structure which is subordinate and incidental in size, scale, design, or
purpose to the principal use or structure on the subject property, and supports the principal use
or structure without displacing or dominating it.
In addition, the accessory warehouse to the event space must meet the following criteria per FWRC
19.265.010:
(1) Generally. As limited by this section, accessory uses, buildings, and structures normally
associated with a permitted use, building, or structure are permitted as part of that use,
building, or structure. Accessory uses, buildings, or structures must be clearly secondary to
the permitted principal uses, buildings, or structures.
(2) Authority of director. The director of community development is authorized to determine
if a particular accessory use, building, or structure is normally associated with, clearly
secondary to, and actually accessory to the particular permitted principal use, building, or
structure.
(3) Accessory building size limits. Both the total gross floor area and footprint of an
accessory building must be less than the total gross floor area and footprint of the principal
building on the subject property, respectively.
(4) Exceptions and limitations. Where more specific limitations and regulations apply under
this title to particular accessory uses or structures, those limitations and regulations
supersede the general statements in subsection (1) of this section.
2. Land Use Application – Construction of two multi-tenant buildings, site improvements and 46 parking
spaces requires a Use Process III project approval and will trigger SEPA review. Under Process III, the
director will make the land use decision. Appeals will be decided by the hearing examiner after a public
hearing.
3. Land Use Review Timeframes – The Planning Division will notify the applicant of the application status
within 28 days of submittal. If the application is determined complete, staff will issue a Letter of
Complete Application. The FWRC limits the administrative review to 120 days from the date of a
complete application. The 120-day review period will stop any time the applicant has been requested by
the city to correct plans, perform required studies, or provide additional information needed to issue a
decision. The review period will begin within 14 days following submittal of requested items. Please be
advised that any request for corrections and/or additional information must be provided within 180 days
of the written notification, or the land use application will expire.
The building permit process is separate from land use review and is subject to fees, procedures, and
review timeframes. Process III land use approval is recommended prior to submitting the building
permit application to avoid delay in project review. If this is not feasible, please provide details on timing
needs. No clearing, grading, or demolition may occur on-site in advance of the land use approval,
building or grading permit, demolition permit, or other approval process as required by the City.
4. Public Notice – Process III applications require public notice and a comment period. Within 14 days of
issuing the Letter of Complete Application, a Notice of Application (NOA) will be published in the
Federal Way Mirror, posted on the subject property, and distributed as required by FWRC 19.65.070.
Pursuant to 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.
5. Land Use Application Submittal Requirements – Please refer to the enclosed Bulletin #001, “Submittal
Requirements for Use Process III or IV,” to determine what materials must be submitted with the land
use application.
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6. Time Limitations – Per FWRC 19.15.100(2), the applicant must substantially complete construction for
the development activity and complete the applicable conditions listed in the decision within five years
after the final decisions. Requests for time extensions may be granted by the Director of Community
Development if criteria set forth in FWRC 19.15.110 can be met.
7. State Environmental Policy Act (SEPA) Environmental Review – The project includes two buildings, Building
A with the gross floor area of 11,000 square feet and Building B with the gross floor area of 6,300 square
feet for a total gross floor area of 17,300 square feet and 46 parking spaces. The proposal exceeds the
categorical exemption level for office, commercial, recreational, service or storage buildings up to 12,000
square feet gross floor area, and up to 40 parking spaces for minor new construction and will trigger
SEPA per Washington Administrative Code (WAC) 197-11-800 and FWRC 14.15.030(1)(c). An environmental
threshold determination made by the Director of Community Development must be issued, and the associated
appeal period concluded, prior to issuance of a land use decision. Public notice will be required as established in
FWRC Title 14.
8. Critical Areas - The City’s critical area inventory shows the subject property may be within an
environmentally critical area buffer. There are identified wetlands to the south and east of the subject
property. Wetland ratings and associated buffers are contained within FWRC Section 19.145.420. The
applicant submitted a critical area report. Critical area reports are reviewed during the formal application
process and may be reviewed by the City’s third-party consultant, at the applicant’s expense per FWRC
19.145.080.
9. General Zoning Regulations – The Use Zone Charts, noted above, provides regulations for the office, retail,
convention/conference/trade center uses in the OP zone. For multi-tenant buildings with multiple uses
the most restrictive provisions for the use are applied.
The applicant should consult the referenced use zone charts prior to submitting a Master Land Use
Application. The following is only a portion of the zoning regulations governing the proposed uses in
the OP zone.
• Required Yard – The required yard setbacks for office/retail and
convention/conference/trade centers have the same regulations for required yard setbacks.
The front yard setback is 25 feet if entry is visible from ROW and front façade is 15% glass;
35 feet if landscape buffer and stormwater facilities are located in the front yard; or 50 feet
if parking and driving areas are located in the front yard. The required sides and rear yard
setbacks are 20 feet from the property line.
• Lot Coverage – The lot coverage regulations for office/retail and
convention/conference/trade centers are the same. No maximum lot coverage applies; the
buildable area will be determined by other site development requirements, e.g., required
buffers, parking lot landscaping, surface water facilities, among others.
• Maximum building height
o Office/retail - 55 ft. above average building elevation. If any portion of a structure on
the subject property is within 100 ft. of a residential zone, then that portion of the
structure shall not exceed 30 ft. above average building elevation. This regulation
applies to the west property line abutting the SE residential zone.
o Convention/conference/trade centers - 35 ft. above average building elevation. If any
portion of a structure on the property is within 100 ft. of a residential zone, then
that portion of the structure shall not exceed 30 ft. above average building
elevation. This regulation applied to the west property line abutting the SE
residential zone.
• Parking
• Office/retail – requires one parking space for each 300 sq. ft. of gross floor area.
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• Convention/conference/trade centers – parking space requirements are determined on a
case-by-case basis.
Parking lot design criteria are based on the enclosed Parking Lot Design handout. Typical 90-
degree design standards are 9 x 18-foot stalls with 25-foot-wide 2-way drive aisles. Compact 8
x 15 foot with 25.5-foot-wide drive aisles. Per FWRC 19.130.170, up to 25 percent of the
number of parking spaces may be designated for compact cars.
• Special Regulations and Notes – Pursuant to FWRC 19.235.030 note 5, warehouse facilities may
be allowed as an accessory use to the limited commercial convention/conference/trade
centers use subject to the following criteria:
a. The placement, orientation, design and other site design and architectural features
of the proposed building and site plan demonstrate that this use will not detract
from the principal character of the subject property as an office park.
b. The exterior appearance of the warehouse facility will be comparable to the
exterior appearance of other buildings on the subject property.
10. Parking Area Surface – Pursuant to FWRC 19.130.210, the applicant shall surface the parking areas,
driveways, and other vehicular circulation areas with a material comparable or superior to the surface
material of the right-of-way providing vehicle access to the site.
11. Landscaping – Landscape requirements are contained in FWRC Chapter 19.125 “Outdoors, Yards, and
Landscaping.” Following are the key landscape requirements for the project.
A landscape plan prepared by a Washington State licensed landscape architect shall be submitted with the
formal land use application. Please follow general guidelines outlined in FWRC 19.125.040(1) through (28)
when preparing the site plan and landscape plan, especially (22), screening of blank building walls. Building
walls which are uninterrupted by window, door, or other architectural feature(s) listed in FWRC
19.115.060(3)(b); that are 240 square feet or greater in area; and are not located on a property line, shall be
screened by landscaping. Such planting shall include trees, shrubs, and groundcover appropriate for the
area proposed.
Per FWRC 19.125.060(8)(a-c), for properties within the OP zone, Type III landscaping a minimum of 10
feet in width shall be provided along all property lines abutting public rights-of-way and access easements.
Type III landscaping is a visual buffer intended to provide a partial visible separation between streets and
uses, and between compatible uses. Type III landscaping is a combination of trees, shrubs, and
groundcover.
The west property line of the subject property abuts the residential zone Suburban Estate (SE).
Properties abutting a residential zoning district require Type I landscaping a minimum of 15 feet. Type I
landscaping is a solid screen intended to provide a solid sight barrier to totally separate incompatible
land uses. Type I landscaping shall consist of evergreen trees, large shrubs and groundcover, which will
provide a 100 percent sight-obscuring screen within three years from the time of planting; or a
combination of approximately 75 percent evergreen and 25 percent deciduous trees, with an allowable
five percent variance, with large shrubs, and groundcover backed by a 100 percent sight-obscuring fence.
Type III landscaping a minimum of five feet in width is required along all perimeter lot lines except as
noted above.
Parking Lot Landscaping – Twenty square feet of interior lot landscaping, per parking space, must be
provided in accordance with FWRC 19.125.070, “Parking Lot Landscaping.” Type IV parking lot
landscaping is required to be installed at the ends of all rows of parking and disbursed throughout the
interior parking area. The site plan must list the specific size of each landscape island proposed for interior
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parking lot landscaping and in order to verify, the required calculation is provided. Landscape islands must
be a minimum width of six feet between stalls and at the ends of rows. Lighting fixtures shall not replace
any required interior parking lot landscaping.
12. Tree and Vegetation Retention - A tree and vegetation retention plan as required under FWRC 19.120.040(2)
must also be submitted with the Process III application. The tree and vegetation retention/replacement
plan must be prepared by a certified arborist or certified landscape architect. The standards require each
development to maintain a minimum tree unit density. Per FWRC 19.120.130(3), the total number of
tree units required to be provided by a regulated activity shall be calculated by multiplying gross site
acreage, minus any proposed public or private streets, by the required tree density (in tree units per acre)
set forth in Table 19.120.130-1. The minimum tree density in the OP zone is 20 tree units per acre. The
result of the calculation will be the total number of tree units required for the activity. If the calculation
results in a fractional quantity, it shall be rounded up to the next higher whole number.
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. The tree and vegetation plan must clearly show where the
required tree units are to be located. The formal landscape plan must detail information about tree unit
credits and replacement.
13. Forest Practices – A Forest Practices Class IV-General Application is required if more than 5,000 board
feet of merchantable timber will be harvested from the property in conjunction with the development
activity. The City will review the proposed Class IV-General Forest Practices in conjunction with SEPA
review, and review of associated development permits or approvals.
14. Community Design Guidelines – Review of the proposal under the City’s design guidelines, FWRC Chapter
19.115, is required for the project and will occur in conjunction with the Process III review. The
principle applicable guidelines for the project are noted below. However, this list does not necessarily
include all applicable guidelines and project designers must consult the guidelines in their entirety in
preparing an application. The application must include a written narrative identifying how the proposal
complies with the applicable design guidelines, as detailed. Preliminary building elevations complying
with the Community Design Guidelines must be submitted with the land use application.
a. FWRC 19.115.010(2), CPTED – Implement Crime Prevention through Environmental Design
(CPTED) principles to reduce opportunities for criminal activities to occur. The City’s Police
Department and Planning Division will evaluate and review the Process III application for
compliance with CPTED principles. A completed CPTED checklist must be submitted with
your application.
i. Natural Surveillance – Promote visibility of public spaces and areas.
ii. Access Control – Identify techniques that deter unauthorized and/or inappropriate access.
iii. Ownership – Reduce perception of areas as ownerless.
b. FWRC 19.115.050, Site Design – Refer to all sections of this chapter for site design standards.
Key sections include:
(1) General criteria (b), (d), (f), and (g)
(2) Surface parking lots (a-e)
(4) Pedestrian circulation and public spaces (a) and (b)
(5) Landscaping
(6) Commercial services (a)
(7) Miscellaneous (a)
c. FWRC 19.115.060, Building Design – Refer to all sections of this chapter for building design
standards. Key sections include:
(1) General Criteria (c).
(2) Building façade modulation and screening options – (a), (b), (c), and (d). All building
façades that are both longer than 60 feet and visible from either a right-of-way or
residential use or zone shall incorporate facade treatment according to this section. Subject
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façade shall incorporate at least two of the four options on each façade. Options intended
to break up the mass of large buildings include: (a) façade modulation; (b) landscape
screening; (c) canopy or arcade; and (d) pedestrian plaza.
(3) Building façades visible from rights-of-way should incorporate methods of articulation and
accessory elements in the overall architectural design; for example, display windows,
window openings with visible trim material, vertical trellis, artwork, decorative masonry,
metal patterns, or grillwork, relief, material variations, etc.
d. FWRC 19.115.070, Building and Pedestrian Orientation – All requirements of this section apply to
the project, FWRC19.115.070(a-d).
e. FWRC 19.115.090(2), District Guidelines for the Office Park (OP) Zone – All requirements of this
section apply to the project, FWRC 19.115.090(2)(a-f) particularly:
(b) Entrance façades shall front on, face, or be clearly recognizable from the right-of-way.
(c) Building entrances shall be architecturally emphasized and shall incorporate transparent
glass.
(d) Ground floor entrances to retail sales or services shall incorporate plaza features or
furnishings, and/or streetscape amenities, in a context-sensitive amount and combination,
considering the scale of the retail use(s) and entrance(s) to the overall building or
development, and the proximity and accessibility from the building to other existing plaza
or streetscape features.
15. Lighting – FWRC 19.105.030 contains lighting regulations. The applicant shall select, place, and direct
light sources both directable and non-directable so that glare produced by any light source, to the
maximum extent possible, does not extend to adjacent properties or to the right-of-way. A lighting plan
will be required with the land use submittal.
16. 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 19.115.050(6)(b) states that 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.
17. Garbage and Recycling – The new buildings must include provisions for trash and recycling facilities as
described in FWRC 19.125.040(4) and FWRC 19.125.150. The exterior trash enclosure area may not be
located within landscape buffer areas, must be screened according to the landscape chapter, and must be
architecturally consistent with the design of the primary structure on-site.
18. Clearing and Grading – The applicant is required to obtain clearing and grading plan approval as a
component of the Process III approval. Consult FWRC 19.120.040(1) for items that are required to be
included on the plan, including the anticipated amounts of cut and fill. Clearing and grading plans are
reviewed and approved in conjunction with the land development permit associated with the proposed
development. Approval and notice to proceed shall be required prior to commencing clearing and
grading activities on the site. Reference FWRC 19.120.060(2).
19. Application Fees & Submittal – Please contact the Permit Center at permitcenter@cityoffederalway.com,
or 253-835-2607 for updated fee schedules for applications and submittal requirements.
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PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION
Kerry Murdock, kerry.murdock@cityoffederalway.com, 253-835-2746
1. Surface water runoff control and water quality treatment will be required per the 2016 King County Surface
Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual. This project meets
the requirements for a Full Drainage Review. At the time of land use site plan submittal, a preliminary
Technical Information Report (TIR), addressing the relevance of the project to the nine core and five
special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be
provided in the preliminary TIR. The City Addendum can be found at the following website:
www.cityoffederalway.com/node/1467.
2. The project lies within a Conservation Flow Control Area; thus, the applicant must design the flow control
facility to meet this performance criteria. In addition to flow control facilities, Best Management Practices
(BMP’s) are required as outlined in the KCSWDM. The project also lies within an Enhanced Basic Water
Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Enhanced
Basic Water Quality Menu. The City will accept treatment systems which are listed on the Department of
Ecology’s General Use Level Designation (GULD) for the required level of water quality treatment.
3. Effective January 1, 2020, the city implemented 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 development, impervious surface is expressed as an Equivalent Service
Unit (ESU): 1 ESU = 3,200 square feet (SF) of impervious surface added. Therefore, the SDC
4. = 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 2021 SDC is $981.00 per ESU.
5. The Pacific Highway South HOV Lanes, Phase V Project improvements included widening of the existing
five-lane roadway to a six-lane section, including two general-purpose lanes and one HOV lane in each
direction, and a landscaped median with provisions for left turn lanes and U-turns at intersections.
Pedestrian improvements included curb, gutter, and sidewalks incorporated along both sides of the
roadway. So, your project is abutting new pavement that is less than 5 years old just past where we ended
full improvements. Typically, there is a 5-year moratorium for cutting into new pavement, as such,
restoration requirements as part of installing the frontage improvement requirements and new driveway
approach (if applicable) will require a complete reconstruction, grind/inlay, or overlay of the entire paved
surface (all lanes), to at least the median. Grind shall be no less than 2-1/2” on Arterial Roads. Restoration
limits shall be no less than 500 feet on both sides of the pavement or trench cuts per the City’s
Development Standards, Section 3.2.19 Pavement Restoration. You can apply for a variance request to
modify these restoration requirements and that decision will ultimately be made by the Public Works
Director.
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.
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 storm water permit may be required. Information regarding this permit can
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be obtained from the Washington State Department of Ecology at
http://www.ecy.wa.gov/programs/wq/stormwater/construction/index.html or by calling 360-407-6048.
10. If work is to be done below the ordinary high-water mark, a Hydraulic Project Approval (HPA) permit may
be required. Information regarding this permit can be obtained from the Washington Department of Fish
and Wildlife.
Right-of-Way Improvements
1. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic-
related items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication
shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title
prior to recording.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
Building Permit and Engineering Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the City. Engineering review fees are $3,158.00 for the first 18 hours of review
for Commercial building permits. Additional review time is charged at $175 per hour. A final TIR shall be
prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require
the signature/seal of a professional engineer registered/licensed in the State of Washington.
2. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City’s website at:
www.cityoffederalway.com/node/1467 to assist the applicant’s engineer in preparing the plans and TIR.
3. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal
fees in the event the bond must be called, or cost overruns for inspections. Upon completion of the
installation of the improvements, and final approval of the Public Works Inspector, the bond will be
reduced to 30 percent of the original amount and held for a two-year maintenance period.
4. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period. During
that time, the Public Works Inspector will make periodic visits to the site to ensure the developer’s
compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance
period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage
facilities then become the responsibility of the City. Maintenance for private roads and drainage facilities,
including short plats, remain the responsibility of the individual property owners.
5. When topographic survey information is shown on the plans, the vertical datum block shall include the
phrase “DATUM: N.G.V.D.-29” or “DATUM: K.C.A.S.,” on all sheets where vertical elevations are called
out.
6. Drawings shall be submitted electronically for plan review, please contact the Permit Center for details.
7. Site plans shall be drawn at a scale of 1″ = 20′, or larger. Architectural scales are not permitted on
engineering plans.
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8. Provide cut and fill quantities on the clearing and grading plan.
9. Temporary Erosion and Sediment-control (TESC) measures, per Appendix D of the 2016 KCSWDM, just
be shown on the engineering plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS – TRAFFIC DIVISION
Sarady Long, sarady.long@cityoffederalway.com, 253-835-2743
Transportation Concurrency Analysis (FWRC 19.90)
1. Staff is unable to determine trip generation for the proposed development using the Institute of
Transportation Engineers (ITE)’s Trip Generation. Therefore, the applicant’s traffic engineer must submit a
trip generation study to determine the number of trips generated by the proposed development. At a
minimum, the trip generation study shall include three (3) studies for similar land use and settings. The
methodology for determining the trip generation shall be based upon the guidelines established in the most
recent edition of the ITE Trip Generation Handbook.
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 $5,167.00 (11 – 50 PM Trips). This fee is an
estimate based on the materials submitted for the pre-application meeting and staff estimates of the trip
generation. The concurrency application fee must be paid in full at the time the concurrency permit
application is submitted with land use application. The fee may change based on the new weekday PM peak
hour trips as identified in the concurrency trip generation. The applicant has the option of having an
independent traffic engineer prepare the concurrency analysis consistent with City procedures; however, the
fee remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
1. Traffic impact fee will be assessed at building permit stage and will be based on the approved trip generation
study provided by the applicant. Please note, the impact fee will be calculated based on the fee schedule in
effect at the time a completed building permit application is filed and paid prior to permit issuance (FWRC
19.100.070 3(a)).
Street Frontage Improvements (FWRC 19.135)
1. The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross-sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan (FWCP)
and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on the materials
submitted, staff conducted a limited analysis to determine the required street improvements. The applicant
would be expected to construct improvements on the following streets to the City’s planned roadway cross-
sections:
▪ SR 99 (Pacific Highway S.) is a Principal Arterial planned as a Type “A” street, consisting of a 90-
foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street
lights in a 124-foot right-of-way (ROW). The property frontage on SR 99 is not part of the SR 99
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Phase V project, which was not recently completed. As such, the applicant would be expected to
extend the same street cross section to the southerly property line. To accommodate Type “A”
street section, an additional 12’ right-of-way dedication is required.
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 a right-of-way modification requests
are available through the Public Works Development Services Division. These modification requests
currently have a review fee of $500.00.
Access Management (FWRC 19.135)
1. Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280
provides access standards for streets based on planned roadway cross-sections. Please note that access
classifications are per Drawing 3-1A in the Public Works Development Standards.
2. WAC 468-52-040 limits access on state highways to access spacing of 250 feet with only one access per
parcel. Pacific Highway S is access class “1” where left access may be permitted every 330 feet and left-out
access is only permitted at signalized intersections (FWRC 19.135.280). The property does not have adequate
frontage on SR 99 to meet the required 250’ driveway separation. As such, the applicant shall pursue a
shared access with the established curb cut driveway north of the site. Any new driveway must meet the 250’
or an approved deviation from the spacing requirement.
3. Provide adequate storage to accommodate the 95th percentile queue lengths to ensure queues will not block
the main shared driveway or back up onto public streets.
4. Minimum throat length for non-single-family driveways shall be 40 feet minimum, 50 feet desirable. Throat
length is measured from the face of curb (or edge of traveled way if no curb exists) on the public street to
the first conflicting drive aisle or parking movements that would conflict with entering and exiting traffic.
COMMUNITY DEVELOPMENT – BUILDING DIVISION
Greg Kirk, greg.kirk@cityoffederalway 253-835-2621
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
• 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
• National Electric Code (NEC), 2017
• Accessibility Code (ICC/ANSI A117.1), 2009
• International Residential Code, 2018
Washington State Amendments WAC 51-51
• Washington State Energy Code, 2018 WAC 51-11
1.
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2. Building Criteria. The following applies to the proposed structure:
• Occupancy Classification:
Building 1 (B, M, A-3)
Building 2 (S-1/S-2)
• Type of Construction: Not known at this time
• Floor Area:
Building 1 (11,000)
Building 2 (6,300)
• Number of Stories:
Building 1 (2 stories)
Building 2 (2 stories)
• Fire Protection: Sprinklers
• Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
3. Building Permit Application Process. A completed building permit application and commercial checklist
are required. The commercial checklist will be filled out by staff and provided at the time of Land Use
Approval. Copies of application and checklist may be obtained on our web site at
www.cityoffederalway.com.
Permit applications are required to be submitted electronically. Use this link
(https://www.cityoffederalway.com/node/4588) to review electronic submittal requirements.
Some projects may require a third-party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third-party fee is in addition to regular permit fees and costs.
Please note, Land Use Approval is recommended prior to submitting the building permit application to
avoid delay in project review. If the project has not received Land Use Approval, it may be placed on hold
until Land Use review is completed.
4. Review Timing. Federal Way reviews plans on a first in, first out basis; however, there are some small
projects with inconsequential review requirements that may be reviewed out of order.
The first comment letter can be expected within five to seven weeks of submittal date. Re-check of plans will
occur one to three weeks after re-submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from the Community Development Department.
5. Other Permits & Inspections. Separate permits may be required for electrical, mechanical, plumbing, fire
suppression systems, and signs. Applicants may apply for separate permits at any time prior to
commencement of construction.
When required, special inspections shall be performed by WABO-approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all reviewing
departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of a
Certificate of Occupancy.
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Construction projects may be required to have a pre-construction conference. If a pre-con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or representative,
electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the
Building Department and will be scheduled by the inspector of record for the project.
6. Site-Specific Requirements.
• None at this time
LAKEHAVEN WATER & SEWER DISTRICT
Brian Asbury, BAsbury@lakehaven.org, 253-946-5407
GENERAL
• All Lakehaven Development Engineering related application forms, and associated standards information,
can be accessed at Lakehaven’s Development Engineering web pages
(http://www.lakehaven.org/204/Development-Engineering).
• All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven’s
current regulations and policies. Any change to either the development proposal(s) or Lakehaven’s regulations
and policies may affect the above comments accordingly.
WATER
• A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit applications (check with land use agency for requirement). Certificate is valid
for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical
processing. 2021 cost for a Water Certificate of Availability is $40.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new water distribution
system facilities for the proposed development. Looping/interconnecting of the existing adjacent dead-end
water mains will be required; this will require acquisition of an additional 15-foot wide x 7½-foot long
easement from the adjacent church property to the west, as that existing water main’s easement does not
extend to that property’s eastern boundary. Additional detail and/or design requirements can be obtained
from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre-
Design Meeting or a DE Agreement. Lakehaven encourages owners/developers/applicants to apply for
Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid
delays in overall project development.
• A water service connection application submitted separately to Lakehaven is required for each new service
connection to the water distribution system, in accordance with standards defined in Lakehaven’s current ‘Fees
and Charges Resolution’. Non-single-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 & meters.
• Service pressure(s) greater than 80 psi indicated, Pressure Reducing Valve(s) indicated, contact local
building official for requirements &/or additional information.
• To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each service meter is required pursuant to WAC 246-290-490 &
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), & 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, CZoepfl@Lakehaven.org,
253-946-5427) for additional information on premise isolation/BPA installation & testing coordination.
• The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s).
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• Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2021 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE
fees/charges/deposits & are due at the time of application for service. All Lakehaven fees, charges and
deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice.
• Water Service/Meter Installation, Domestic, 1½” preliminary size: $851.23 drop-in meter fee. Actual
size TBD by Lakehaven based on applicant’s estimated maximum domestic/commercial GPM usage
rate.
• Water Service/Meter Installation, Irrigation, 1” preliminary size: $592.63 drop-in meter fee. Actual
size TBD by Lakehaven based on applicant’s estimated maximum irrigation GPM usage rate.
• Water Service/Meter Installation, Fire Protection: $484.88 drop-in meter fee.
• Capital Facilities Charge(s)-Water: $4,764.71 per Equivalent Residential Units (ERU). Actual amount
due TBD by Lakehaven based on applicant’s estimated annual total water usage rate. Please contact
Lakehaven for further details.
SEWER
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit applications (check with land use agency for requirement). Certificate is valid
for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical
processing. 2021 cost for a Sewer Certificate of Availability is $40.00.
• A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary
sewer system or any modification (disconnect, re-align, abandon, etc.) to an existing sewer service connection,
in accordance with standards defined in Lakehaven’s current ‘Fees and Charges Resolution’. Minimum pipe
slope for gravity sewer service connections is 2%. In addition to all other sewer service installation standards,
installation of a Type 1, 48” monitoring manhole is typically required on the 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 &/or buildings with food preparation/service establishments, size to be
determined by applicant’s engineer. Also, if applicable, see attached Lakehaven Trash/Recycling Enclosure
Standards.
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2021 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven. Charges-Payable-in-Lieu-of-Extension
(CPILOE), are assessable against the property for sewer facilities previously constructed that provide direct
benefit to the property. Connection charges are separate from any DE fees/charges/deposits & are due at the
time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if
necessary) annually, and are subject to change without notice.
• Sewer Service Connection Permit: $377.13 fee.
• Capital Facilities Charge(s)-Sewer: $4,614.93 per Equivalent Residential Units (ERU). Actual amount
due TBD by Lakehaven based on applicant’s estimated annual total domestic/commercial water usage
rate. Please contact Lakehaven for further detail.
• CPILOE (ULID 53): $16,802.90.
SOUTH KING FIRE AND RESCUE
Sean Nichols, sean.nichols@southkingfire.org, 253-946-7242
Water Supply:
Fire Flow:
The minimum required fire flow for this project is 1500 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
building permit application.
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Fire Hydrants:
• This project will most likely require one additional hydrant in an approved location. Hydrant(s)
spacing along access roads and location in relationship to buildings and sprinkler FDC shall be
approved by Fire Marshal’s Office.
• Note: The FDC’s will need to be within 100 feet from a hydrant.
• Fire hydrants shall be in service prior to and during the time of construction.
Emergency Access:
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006
http://southkingfire.org/DocumentCenter/Home/View/24.
Designated and marked fire lanes may be required for emergency access. This may be done during the plans
review or prior to building inspection final. Requirements and marking options can be found in Title 8 of
the Federal Way Revised Code: http://www.codepublishing.com/WA/FederalWay/.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
With the current preliminary layout, the access may not allow the required hose reach. Once fully scaled
plans are submitted, additional information will be provided.
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 on-site.
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. Fire
walls 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 per cent less than the correlative water supply curve pressure.
Fire Alarm:
A 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.
Hood and Duct:
A separate permit is required for the Type I hood (if installed).
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CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your project.
We have made every effort to identify major issues to eliminate surprises during the City’s review of the formal
application. The completion of the preapplication process in the content of this letter does not vest any future
project application. Comments in this letter are only valid for one year as per FWRC 19.40.070 (4).
As you know, this is a preliminary review only and does not take the place of the full review that will follow
submission of a formal application. Comments provided in this letter are based on preapplication materials
submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter, please
examine the complete FWRC and other relevant codes carefully. Requirements that are found in the codes that
are not addressed in this letter are still required for your project.
COVID-19
In an effort to take proactive measures to protect the health and safety of the Federal Way community, the
Department of Community Development is implementing safety protocols and modifying our services. As a
result, our doors will remain closed for in-person business. Staff will be able to serve customers electronically by
email (permitcenter@cityoffederalway.com), by electronic submittal (Document Upload Link), or by phone (253-
835-2607). This practice is intended to help protect our citizens, customers, and staff from potential exposure to
the virus. We thank you for your understanding in this matter.
If you have questions about an individual comment, please contact the appropriate department representative
noted above. Any general questions can be directed towards the key project contact, Chaney Skadsen, 253-569-
1772. We look forward to working with you.
Sincerely,
Chaney Skadsen
Associate Planner
enc: Bulletin 001 “Process III or IV Submittal Requirements”
Bulletin 003 “Master Land Use Application”
Bulletin 021 “CPTED Checklist Instructions”
Bulletin 022 “CPTED Checklist”
Bulletin 042 “Parking Lot Design Criteria”
Bulletin 050 “SEPA Environmental Checklist”
Bulletin 071 “Forest Practices Class IV General”
Lakehaven Map
Lakehaven Trash Recycling Enclosure Standards 2019
cc: Kerry Murdock, Engineering Plans Review
Sarady Long, Senior Transportation Planning Engineer
Brian Asbury, Lakehaven Water & Sewer
Greg Kirk, Plans Examiner
Sean Nichols, South King Fire & Rescue