Qureshi Preap SummaryCOMMUNITY DEVELOPMENT DEPARTMENT
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
September 17, 2021
Faisal Qureshi
33076 41st Place South
Federal Way, WA 98023
faisalqureshi99@yahoo.com
Re: File #21-1023865-00-PC; PREAPPLICATION CONFERENCE SUMMARY
Qureshi Short Plat, Parcel #5360200031, 34114 35th Avenue SW, Federal Way
Dear Faisal Qureshi:
The City of Federal Way’s Development Review Committee (DRC) met on August 5, 2021. An updated site
plan that clearly demonstrates the subdivision of the subject property was requested but not received.
Multiple attempts were made by staff by phone and email to discuss the proposal with the applicant.
Ultimately no preapplication conference was held.
This letter summarizes the comments by the members of the DRC using the submitted proposal documents.
The members who reviewed your project and provided comments include staff from the city’s Planning and
Building Divisions and Public Works Department, and representatives from Lakehaven Water & Sewer
District and South King Fire & Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant
information handouts are enclosed with this letter. Please be advised, this letter does not represent all
applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant
codes for all additional requirements that may apply to your project.
The key contact for your project is Associate Planner Chaney Skadsen at chaney.skadsen@cityoffederalway.com
or 253-569-1772. For specific technical questions about your project, please contact the appropriate DRC
representative as listed below. Otherwise, any general questions about the preapplication and permitting process
can be referred to your key contact.
PROJECT DESCRIPTION
A proposed two-lot short plat of a .48-acre lot developed with an existing single-family home. The subject
property is zoned Single Family Residential (RS) 7.2.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for the preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC considers most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Faisal Qureshi
Page 2 of 10
September 17, 2021
21-102386-PC Doc ID 81578
Planning
• The submitted documents did not demonstrate the proposed subdivision of the lot. Given the site
conditions, it appears that as a result of subdividing the property, some of the existing structures
depicted on the site plan may be located across a proposed lot line or within the required yard
setbacks which is not permitted.
Public Works Traffic Division
• Transportation Concurrency Management (FWRC 19.90) – A transportation concurrency permit with the
application fee of $1,801 (1 - 10 trips) is required for the proposed project.
• Traffic Impact Fees (FWRC 19.91) – Traffic impact fees are required for single-family residential
dwelling units and will be assessed at the building permit stage.
• Access Management (FWRC 19.135.260) – The development shall meet access management standards.
Public Works Development Services
• Frontage Improvements – Based upon King County Assessor’s map, the subdivision will require frontage
improvements along 35th Avenue SW.
• Private Access Easement – In accordance with Public Works Standard Drawing 3-2 DD, the minimum
width for access to three lots is 25-feet wide with 20-feet paved.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the preapplication
conference. Each section should be read thoroughly. If you have questions, please contact the representative
listed for that section.
COMMUNITY DEVELOPMENT PLANNING DIVISION
Chaney Skadsen, chaney.skadsen@cityoffederalway.com, 253-569-1772
1. Comprehensive Plan and Zoning Designation – The city’s comprehensive plan designation for the subject
property is Single-Family Residential – High Density. The property is zoned Single-Family Residential
RS7.2. The required minimum lot size is 7,200 square feet per FWRC 19.200.010. According to FWRC
19.05.120, “ ‘lot area’ means the minimum lot area per dwelling unit based on the underlying zone. For
single-family lots, the area of a vehicular access easement, private tract, flagpole, or access panhandle shall
not be credited in the calculation of minimum lot area.” As a result, the proposed two-lot short plat must
demonstrate compliance with the minimum lot size of 7,200 square feet for each lot.
2. Short Plat Process – A subdivision of nine lots or fewer is a short plat. 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
Faisal Qureshi
Page 3 of 10
September 17, 2021
21-102386-PC Doc ID 81578
comment period is provided. However, no public hearing will be required unless an appeal is filed. A
master land use application and short plat submittal requirements handout are enclosed; relevant code
sections can be accessed at www.codepublishing.com/WA/FederalWay.
Before the construction of short plat improvements, engineering approval must be granted by the Public
Works Department.
Short plat approval expires five years from the date of approval, per FWRC 18.30.260. Engineering plans
must be approved, improvements constructed, and the plat must be recorded within the five years as
well. According to FWRC 18.05.090, no less than 60 days before the lapse of approval, the applicant may
request an extension for the plat approval.
3. 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 website, and
mailed to property owners within 300 feet of the subject property. The city will prepare a notice board
for the subject property to be posted by the applicant per FWRC 18.30.080(2).
4. Single-Family Residential Regulations – Existing and future residences must conform to the following bulk
and dimensional requirements of FWRC 19.200.010, “Detached Dwelling Units”: front yard – 20 feet;
side yard – 5 feet; and rear yard – 5 feet. Therefore, the existing house depicted on the site plan must be
located outside of the yard setbacks per FWRC 19.125.160.
Per FWRC 19.200.010(6)(d), lot coverage for residential uses is limited to 60 percent and includes all
impervious surfaces, such as driveways, walkways, patios, and roof overhangs.
Per FWRC 19.200.010, the maximum height of structures is 30 feet above average building elevation.
Per FWRC 19.130.240(1)(a), a driveway and/or parking pad in a required front yard may not exceed 20
feet in width, except as specified in FWRC 19.130.240(1)(b), and may not be closer than five feet to any
side property line.
5. Open Space – All residential subdivisions are required to provide open space in the amount of 15 percent
of the gross land area of the subdivision site per FWRC 18.55.060(2). A minimum of 10 percent of the
open space is required to be usable open space, i.e., appropriate for active recreation areas. Additionally,
any on-site open space must be set aside in a tract and owned in common undivided interest by all
property owners within the subdivision.
All or some of the open space requirements may be satisfied by a fee-in-lieu payment at the discretion of
the city’s Parks Director, after consideration of the city’s overall park plan, quality, location, and service
area of the open space that would otherwise be provided with the project. The fee-in-lieu of open space
is calculated on 15 percent of the most recent assessed land value of the property. If the fee-in-lieu option
is chosen, a written request to Parks Director John Hutton is required.
6. Tree Retention/Replacement – The city’s tree standards require each development/redevelopment to
maintain a tree unit density per FWRC 19.120.130. The minimum tree density requirements for RS zones
are 25 tree units per acre. A tree retention plan prepared by a certified arborist or a certified landscape
architect detailing how the subject property will meet tree unit density requirements shall be submitted
with the short subdivision application. Items required to be included in the plan are itemized in FWRC
19.120.040(2)(a) through (e). The table below identifies tree unit values for retained and replacement trees.
Faisal Qureshi
Page 4 of 10
September 17, 2021
21-102386-PC Doc ID 81578
FWRC 19.120.130(2) – Tree Unit Credits
Retained Trees Tree Unit Credit
Existing Tree 1" to 6" d.b.h. 1.0
Existing Tree > 6" to 12" d.b.h. 1.5
Existing Tree > 12" to 18" d.b.h. 2.0
Existing Tree > 18" to 24" d.b.h. 2.5
Existing Tree > 24" d.b.h. 3.0
Replacement Trees
Replacement Tree - Small (Mature canopy area < 450 SF) .50
Replacement Tree - Medium (Mature canopy area 450 to 1,250 SF) 1.0
Replacement Tree - Large (Mature canopy area > 1,250 SF) 1.5
7. Clearing & Grading – A clearing and grading plan addressing items listed in FWRC 19.120.040(1)(a)
through (j) is required with a short subdivision application. Before beginning clearing and grading
activities, all trees/vegetation that are to be preserved within and adjacent to the construction area shall
be marked and protected per guidelines prescribed within FWRC 19.120.160.
8. Critical Areas – The city’s critical area inventory shows the subject property does not contain any
environmentally critical areas.
9. Tacoma Smelter Plume – The subject property is mapped in the Tacoma Smelter Plume detection area for
lead and arsenic levels less than 20 ppm. The city will not require soil testing and or soil cleanup as a
component of the short plat application, review, and site development.
10. Design Criteria and Improvements – Subdivisions are subject to the design and improvements criteria outlined
in FWRC Chapters 18.55 and 18.60, respectively. It is the responsibility of the applicant to identify how
the proposed short subdivision meets applicable design and improvements criteria and is therefore
entitled to the land division.
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 with Federal Way Public Schools at jthomas@fwps.org or 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 Public
Schools and the city. Please check with the Permit Center for current fees at 253-835-2607 or
permitcenter@cityoffederalway.com.
Faisal Qureshi
Page 5 of 10
September 17, 2021
21-102386-PC Doc ID 81578
13. Administrative Fees – Please contact the Permit Center for current short subdivision review fees. The
applicant will also be responsible for the 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 the five years. According to FWRC 18.05.090, no less than 60 days before the lapse of
approval, the applicant may request an extension for the plat approval.
15. Recording – The applicant will record the plat with the King County Recorder’s Office after the Public
Works Department approves the submitted as-built plans. Before recording the plat, all surveying and
monumentation must be complete. Also, all other required improvements must be substantially
completed as determined by the departments of Community Development and Public Works.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION
Cole Elliott, PE, 253-835-2730, cole.elliott@cityoffederalway.com
Land Use Issues – Stormwater
1. Currently the King County Assessors map indicates that the proposed subdivision is associated with the
parcel that fronts 35th Avenue SW. As part of this subdivision, frontage improvements along 35th Avenue
SW will be required.
2. With three houses gaining access to the private easement, the minimum easement width is 25-feet with
no less than 20 feet paved. Stormwater improvements for the access easement will be required as part of
the subdivision.
3. 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 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. The city addendum can be found at the following
website: www.cityoffederalway.com/node/1467.
4. 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 (BMPs) 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.
5. In addition to the KCSWDM, our initial review suggests that FWRC 19.30.120, “Nonconforming Water
Quality Improvements” applies to this site. Specifically, the following items are applicable:
1.a. Redevelopment which involves the creation or addition of impervious surfaces having
an area of 5,000 square feet or more;
Faisal Qureshi
Page 6 of 10
September 17, 2021
21-102386-PC Doc ID 81578
1.d. Redevelopment which involves the collection and/or concentration of surface and/or
stormwater runoff from a drainage area of 5,000 square feet or more;
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. Treatment options must be selected from the Enhanced Basic
Water Quality Menu provided in the KCSWDM.
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 treatment facilities for subdivisions are required to be above ground (i.e. an
open pond), within a separate storm drainage tract, and dedicated to the city for future maintenance.
Detention and water quality facilities may be within the same tract. Underground facilities are allowed
only with approval from the City of Federal Way Stormwater Management Division.
8. Detention and water quality facilities for private commercial developments within the City Center Core
may be placed underground.
9. Detention and water quality facilities for short plats must be above ground (i.e. open pond). For short
plats, the detention and water quality facilities shall be within a separate tract that will be owned and
maintained by the owners of the platted lots. Underground facilities are allowed only with approval from
the City of Federal Way Public Works Department.
10. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
11. 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.
12. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA) permit
may be required. Information regarding this permit can be obtained from the Washington Department of
Fish and Wildlife.
Right-of-Way Improvements
1. See the Traffic Division comments from Traffic Engineer Soma Chattopadhyay, PE, 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.
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.
Faisal Qureshi
Page 7 of 10
September 17, 2021
21-102386-PC Doc ID 81578
EN Permit Issues
1. Engineering 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 for the first 18 hours of review for
commercial building permits and full subdivision EN permits. Short plats are charged $2,105 for the first
12 hours of review. 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. In addition to engineering approval, short plats and subdivisions are required to obtain a separate permit
for grading. Details and fees may be obtained from the Permit Center.
3. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available to assist the applicant’s engineer in preparing the plans and
TIR on the city’s website at: www.cityoffederalway.com/node/1467.
4. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. 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 become the responsibility of the city. Maintenance for private roads
and drainage facilities, including short plats, remain 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
called out.
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.
Faisal Qureshi
Page 8 of 10
September 17, 2021
21-102386-PC Doc ID 81578
PUBLIC WORKS TRAFFIC DIVISION
Soma Chattopadhyay, PE, 253-835-2731, soma.chattopadhyay@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for one new and one existing single-family dwelling unit, and the
Institute of Transportation Engineers (ITE) Trip Generation - 10th Edition, land use code 210 (single family
house), the proposed project is estimated to generate approximately one new weekday PM peak hour trip.
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.
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. 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 one new single-family and one existing single-family, the estimated
total traffic impact fee is $7,406.70. The actual fee will be assessed and collected from the applicant when
the building permit is issued, using the fee schedule then in effect (FWRC 19.100.070[3][c]). At any time
prior to building permit issuance, the applicant may request to defer to final building inspection the
payment of a transportation impact fee for a single-family residential dwelling unit (FWRC 19.100.075). If
this option is selected, a covenant prepared by the city to enforce payment of the deferred fees will be
recorded at the applicant’s expense. Refer to defer payment of impact fee code for process.
Street Frontage Improvements (FWRC 19.135) and Access Management
1. 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 utilities easement or alley subject to the requirements established in the
City of Federal Way Public Works Development Standards.
2. The private street from 35th Avenue SW shall be 25 feet wide; consisting of a 20-foot pavement. An
easement right and improvement is required according to cross section Drawing No. 3-2DD.
3. The private driveway for two lots shall be according to cross section Drawing No. 3-2CC, and the width
shall be 20 feet.
4. 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.
Faisal Qureshi
Page 9 of 10
September 17, 2021
21-102386-PC Doc ID 81578
LAKEHAVEN WATER & 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.
• The site has one existing sewer service connection, and a separate additional sewer service connection stub.
• 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.” The minimum
pipe slope for a gravity sewer service connections is two percent.
• Based on the proposal submitted, 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. 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.
o Capital Facilities Charge(s)-Sewer: $4,614.93, one Equivalent Residential Unit (ERU).
SOUTH KING FIRE & RESCUE
Sean Nichols, 253-946-7242, sean.nichols@southkingfire.org
Water Supply
Fire Flow
A Certificate of Water Availability shall be requested from the water district and provided at the time of the building
permit application.
Fire Hydrants
Existing hydrants are adequate. Fire hydrants shall be in service prior to and during the time of construction.
Faisal Qureshi
Page 10 of 10
September 17, 2021
21-102386-PC Doc ID 81578
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006
http://southkingfire.org/DocumentCenter/Home/View/24. Fire apparatus access roads shall be installed and
made serviceable before and during the time of construction. Access road shall be marked as a fire lane on both
sides. No approved turnaround is provided.
Fire Sprinkler System
The new home will require a NFPA 13D fire sprinkler system due to the lack of an approved turnaround and
hose reach requirements
CLOSING
This letter is intended to assist you in preparing plans and materials for a formal application. We hope you
found the comments useful to your project. We have made every effort to identify major issues to eliminate
surprises during the city’s review of the formal application. The completion of the preapplication process in
the content of this letter does not vest any future project application. Comments in this letter are only valid
for one year as per FWRC 19.40.070(4).
This is a preliminary review only and does not take the place of the full review that will follow the submission
of a formal application. Comments provided in this letter are based on 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,
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.
Please submit applications by electronic submittal (https://www.cityoffederalway.com/node/4588 or
Document Upload Link).
If you have questions about an individual comment, please contact the appropriate department representative
noted above. Any general questions can be directed towards me, your key project contact, at 253-569-1772 or
chaney.skadsen@cityoffederalway.com. We look forward to working with you.
Sincerely,
Chaney Skadsen
Associate Planner
Enc: Bulletin #003, Master Land Use Application
Bulletin #010, Short Subdivision Submittal Requirements
Bulletin #073, Tree Unit Calculation
2021 Concurrency Application
Lakehaven Water & Sewer District Map
c: Cole Elliott, Development Services Manager
Soma Chattopadhyay, Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Sean Nichols, South King Fire & Rescue