21-102484 Morales MultiFamily Summary Letter
August 16, 2021
Mr. Vlad Sirbu
2 East Main Street, #416
Auburn, WA 98002
svsarchitecture@gmail.com
Re: File #21-102484-PC, PREAPPLICATION CONFERENCE SUMMARY
Morales Multifamily, 2519 South 288th Street, Federal Way
Dear Mr. Sirbu:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC) held July 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 & 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, Stacey Welsh, am the key contact for your project. You may contact me at 253-835-2634, or
stacey.welsh@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
The proposal is to convert the existing single-family residential into a duplex and construct a fourplex on a
.41-acre lot.
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.
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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Planning Division
The project requires a Process II land use application.
Public Works Development Services Division
In addition to the King County Surface Water Design Manual (KCSWDM), initial review suggests that
FWRC 19.30.120, “Nonconforming Water Quality Improvements” applies to this site. Specifically, the
following item is applicable “1.a. Redevelopment which involves the creation or addition of impervious
surfaces having an 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.
Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) – A transportation concurrency permit with the
application fee of $1,801 (fewer than 10 trips) is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) – Traffic impact fees are required for multi-family residential units
and will be assessed at the building permit stage. The estimated total traffic impact fee is $13,471.50.
3. Frontage Improvements (FWRC 19.135.040) – Construct street frontage improvements and dedicate
right-of-way along the property frontage on South 288th Street.
4. Access Management (FWRC 19.135.260) – The development shall meet access management standards.
The existing driveway on the subject parcel is less than the minimum 150 feet required to access an
arterial (FWRC 19.135.280).
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
Stacey Welsh, 253-835-2634, stacey.welsh@cityoffederalway.com
1. Zoning Designation and Use – The subject property is designated Multifamily Residential (RM-2400). The
proposed use of attached dwelling units is a permitted use in the RM zone subject to regulations set forth
in FWRC 19.205.010.
2. State Environmental Policy Act (SEPA) – Pursuant to FWRC 14.15.030(1), the project is not subject to
environmental review under the State Environmental Policy Act (SEPA), as the proposal does not exceed
the flexible thresholds.
3. Land Use Application – The project requires Use Process II, which is a review process conducted by city
staff with a final decision issued by Community Development Director. The Process II decision criteria
are contained in FWRC 19.60.050(2) & (3).
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4. Land Use Review Timeframes –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 written notification, or the land use application will expire.
5. Public Notice – Process II applications do not require a public notice and comment period per FWRC
19.15.010(3).
6. Land Use Application Submittal Requirements – Please refer to the enclosed Bulletin #054, “Submittal
Requirements for Use Process I or Process II,” to determine what materials must be submitted with the
land use application.
7. Effect of Use Process Decision – In accordance with FWRC 19.15.100(2), “Lapse of Approval - Generally,”
the applicant must substantially complete construction for the development activity, use of land, or other
actions approved; and complete the applicable conditions listed in the Use Process decision within five
years after the final decision of the city on the matter, or the decision becomes void. Provisions for
extension of time are contained within FWRC 19.15.110, “Lapse of Approval – Time Extension.”
8. Key Development Regulations – The use zone chart of FWRC 19.205.010 (enclosed) provides regulations for
the proposed use. The applicant should consult the referenced use zone chart prior to submitting a
Master Land Use Application to verify all site components and proposed uses will comply with city code.
The following is only a portion of the zoning regulations governing the proposed use in the RM zone:
Attached Dwelling Units (FWRC 19.205.010)
Requirements for lot size, density, yards, lot coverage, building height, parking, and open space are:
i. Minimum Lot Size – 7,200 square feet.
ii. Allowable Density – 18 units per acre (43560/18=2420) (2420*6=14520).
a. Per Note #3: Each building shall consist of a minimum of two units and a maximum of
eight units in each grouping.
iii. Front/Side/Rear Setback – 20'/5'/5'.
a. Per FWRC 19.05.160, “property line” means those lines enclosing the subject property and
those lines defining a recorded vehicular access easement or tract. The following are
categories of property lines:
(1) The front property line is any property line that is adjacent to a primary vehicular access.
If the subject property is adjacent to more than one primary vehicular access, the
applicant shall designate which of the adjacent property lines is the front property line
and the remainder of such adjacent property lines will be considered as either a rear
property line or side property line, based on the definition in this section, except the
property line adjacent to an arterial or primary collector shall not be designated as a
primary vehicular access.
(2) South 288th Street is a minor arterial.
iv. Maximum Lot Coverage – None; buildable area will be determined by other site development
requirements.
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v. Maximum Building Height – 35 feet above average building elevation (AABE).
vi. Parking – Two spaces per unit.
vii. Open Space – Per Note #6: The subject property must contain at least 400 sq. ft. of open space
per dwelling unit. This includes a minimum of 200 sq. ft. of private open space for each unit
and the remainder as usable common open space. Private open space may include yards, patios,
and balconies. Type III landscaping 10 feet in width shall be provided along all arterial rights-
of-way. Said landscaping shall be in a separate tract and shall be credited to the common open
space requirement. At least 10 percent of the public open space must be developed and
maintained with children’s play equipment, except for housing for the exclusive use of persons
over 55 years of age, in which case the open space shall be developed with age-appropriate
equipment. If the subject property contains four or more units, this required public open space
must be in one or more pieces, each having both a length and width of at least 25 feet.
9. Landscaping – The land use application must include a preliminary landscape plan, prepared by a licensed
landscape architect, in accordance with the landscape requirements contained in FWRC Chapter 19.125,
“Outdoors, Yards, and Landscaping.” Following are the key landscape requirements for the project:
(a) Perimeter Landscape Buffers – Type III perimeter landscape buffers a minimum of 20 feet in width is
required along all public rights-of-way and ingress/egress easements, and Type III landscaping 10 feet
in width shall be provided along all other perimeter lot lines per FWRC 19.125.060 (3). Landscaping
types are described in FWRC 19.125.050. Incorrect landscaping types and insufficient widths are
shown on several areas of the site perimeter on the submitted site plan.
10. Tree Retention/Replacement Requirements – A tree and vegetation retention plan, as required under FWRC
19.120.040(2), must be submitted with the Process II 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, and by the required tree density (in tree
units per acre) set forth in FWRC Table 19.120.130(1). 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. As required under FWRC 19.120.130(2), the minimum tree
density in the RM zone is 30 tree units per acre. 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. The formal
landscape plan must detail information about tree unit credits and replacement.
11. Clearing & Grading – The applicant is required to obtain clearing and grading plan approval as a
component of the Process II approval. Consult FWRC 19.120.040(1) for items that are required to be
included in 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).
12. Critical Areas – None known.
13. Community Design Guidelines –Review of the proposal under the City’s design guidelines, Chapter 19.115 of
the FWRC, is required for the project and will occur in conjunction with the use process review. The
principal applicable design guidelines for the project are noted below. However, this does not necessarily
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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.
a. FWRC 19.115.010(2), CPTED – Implement Crime Prevention through Environmental Design
(CPTED) principles to reduce opportunities for criminal activities. The City’s Police Department and
Planning Division will evaluate the formal application and review 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 access 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:
i. (1) General Criteria (b)-(g)
ii. (5) Landscaping
iii. (6) Commercial Service (a)-(b)
iv. (7) Miscellaneous (a)
c. FWRC 19.115.060, Building Design – Refer to all sections of this chapter for design standards. Note
that the requirements of this section apply to all sides of the buildings. Key sections include:
i. (2) Façade modulation (a)-(d); for all façades that are both longer than 60 feet and visible from
either a right-of-way, residential use, and/or zone. On the east side of the fourplex the applicant
must incorporate a minimum of two out of four design options intended to break up the mass of
large buildings. Options include façade modulation, landscape screening, canopy or arcade, and
pedestrian plaza.
ii. (3) Building articulation and scale (b).
d. FWRC 19.115.090, District Guidelines – See (1)(j), (l)-(m), (o), and (r).
14. Lighting – FWRC 19.105.030 contains lighting regulations. The applicant shall select, place, and direct
light sources both directable and nondirectable 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.
Discussed at meeting – A photometric analysis is only necessary if parking lot lighting is planned,
otherwise lighting plan details can be shown on the site plan or on a stand-alone sheet.
15. 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.
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16. Garbage and Recycling Receptacles – FWRC 19.125.150 requires that storage areas for garbage and recycling
receptacles be provided for each project. The formal application must note the specific size and location
of the facility on the site plan. Include required screening and depict routes of travel for service providers,
including vertical clearance and turning radius.
See FWRC 19.125.150(5)(b): Storage areas shall not interfere with the primary use of the site. The area
shall be located so that collection of materials by trucks shall not interfere with pedestrian or vehicular
movement to the minimum extent possible. The storage area shall not be located in areas incompatible
with noise, odor, and frequent pedestrian and vehicle traffic.
17. School Access Analysis – A school access analysis is required to be submitted to the City with the Process II
application. The analysis will be routed to Federal Way Public Schools to determine whether off-site
improvements are needed for safe walking routes, and/or to determine where a bus stop should be located
near the development. Contact Jen Thomas with Federal Way Public Schools at 253-945-2071 for
information about the school access analysis requirements.
18. School Impact Fees – School impact fees are required for multi-family residential dwelling units per FWRC
19.95. School impact fees are due at the time of building permit issuance for new dwelling units and are
subject to the fee schedule in effect at that time (current fees shown below for reference, varies by
number of bedrooms in a unit). This fee amount is subject to change as determined annually by the
Federal Way School District and City Council. Also see FWRC 19.95.070 regarding appeals and
independent calculations.
19. Application Fees & Submittal – Please contact the Permit Center at permitcenter@cityoffederalway.com, or
253-835-2607, for updated fee schedule information for applications and permits.
PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION
Cole Elliott, 253-835-2730, cole.elliott@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). 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 has 1″ = 100′,
five-foot contour planimetric maps in GIS format that may be used for basin analysis.
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 (BMPs) are required as outlined in the KCSWDM. The project also lies within Enhanced Basic
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Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the
Enhanced Basic Water Quality Menu.
3. In addition to the KCSWDM, initial review suggests that FWRC Section 19.30.120, “Nonconforming
Water Quality Improvements” applies to this site. Specifically, the following item is applicable:
1.a. Redevelopment which involves the creation or addition of impervious surfaces having an 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.
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 outside the City Center Core zone must be above ground (i.e. open
pond). Underground facilities are allowed only with approval from the City of Federal Way Public Works
Department.
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
7. 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 public drainage system. This charge is $981.00
per Equivalent Service Unit (ESU). One ESU is 3,200 square feet of impervious surface area.
8. 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 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.
9. 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 Jason Kennedy, Sr. Traffic 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. A right-of-way permit is required to install any frontage improvement requirements along with a
temporary traffic control plan as described in Chapter 6 of the Manual on Uniform Traffic Control
Devices.
4. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
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Building/Engineering Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the City. Engineering review fees are $3,193 for the first 18 hours of review
for EN 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. 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 Department.
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 at
http://www.cityoffederalway.com/index.aspx?nid=171 to assist the applicant’s engineer in preparing the
plans and TIR.
4. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called, or cost overruns for inspections. Upon completion of the
installation of the improvements, and final approval of the Public Works Inspector, the bond will be
reduced to 30 percent of the original amount and held for a two-year maintenance period.
5. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period. During
that time, the Public Works Inspector will make periodic visits to the site to ensure the developer’s
compliance with the maintenance requirements. Upon satisfactory completion of the two-year
maintenance period, the remainder of the bond will be released. Maintenance for public roads and
subdivision drainage facilities then 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 shall be submitted electronically for plan review, please contact the Permit Center for details.
8. Site plans shall be drawn at a scale of 1″ = 20′, or larger. Architectural scales are not permitted on
engineering plans.
9. Provide cut and fill quantities on the clearing and grading plan.
10. Temporary Erosion and Sediment Control (TESC) measures, per Appendix D of the 2016 KCSWDM,
must be shown on the engineering plans.
11. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
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PUBLIC WORKS – TRAFFIC DIVISION
Jason Kennedy, 253-835-2744, jason.kennedy@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for the six multi-family units using the Institute of Transportation
Engineers (ITE) Trip Generation - 10th Edition, land use code 220 (Multi-Family), the proposed project is
estimated to generate approximately 3 new weekday PM peak hour trips and 37 daily weekday trips.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation analysis
and concurrency mitigation may be required if the proposed project creates an impact not anticipated in
the six-year Transportation Improvement Plan (TIP).
3. The estimated fee for the concurrency permit application is $1,801 (fewer than 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 land
use application. The fee may change based on any changes in the estimated weekday PM peak hour trips
as identified in the concurrency application. The applicant has the option of having an independent
traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee
remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for six new multi-family units, the estimated total traffic impact fee is
$13,471.50. The actual fee will be assessed and collected from the applicant when the building permit is
issued, using the fee schedule then in effect (FWRC 19.100.070(3)(c)).
Street Frontage Improvements (FWRC 19.135)
1. The applicant/owner will be expected to construct street improvements consistent with the planned
roadway cross-sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on
the materials submitted, staff conducted a limited analysis to determine the required street improvements.
The applicant will be expected to construct improvements on the following streets to the City’s planned
roadway cross-sections:
South 288th Street is classified as a Minor Arterial and is planned as a Type “G” street, consisting of a
66-foot street with curb and gutter, 6-foot planter strip with street trees, 8-foot sidewalks, and street
lights in a 100-foot right-of-way. Assuming a symmetrical cross section, half street improvements and
eight feet of right-of-way dedication are required as measured from the street centerline.
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 review fee currently at $500, plus the recording fee.
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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. Per FWRC 19.135.280, driveways serving attached dwelling units must be located no closer than 150 feet
to any street intersection or to any other driveway, whether on or off the subject property. The existing
driveway accessing South 288th Street is less than 150 feet from another driveway. The City prefers the
driveway on South 288th Street to be closed and the applicant propose a new driveway accessing the
subject parcel via 26th Place South. The applicant should make an earnest attempt (with documentation)
to negotiate an agreement with the property owner to the east (parcel 2698000000) to obtain an easement
prior to the City’s consideration of allowing the existing driveway to remain. The new driveway accessing
26th Place South should be no less than 50 feet from South 288th Street from face of curb.
PUBLIC WORKS – SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com
Solid Waste & Recycling Design Considerations
Adequate space allocation is required for interior and exterior garbage, recycling, food waste, waste oil,
yard debris, hazardous waste, and/or biohazard collection containers. The minimum enclosure area is
established by FWRC 19.125.150(7)(a). The FWRC requires that plans allow access to containers for both
occupants and haulers.
Basic solid waste and recycling services typically include two “dumpster” containers situated side-by-side
within a single trash enclosure. With the gate doors open, 18 feet of clearance width is required; no
structures (such as gate posts) are allowed across the enclosure opening. Gate pins/holes are preferred to
hold gates closed or open (to allow service access and preserve gate hardware).
Plan unobstructed access for service vehicles, in-line with enclosure openings. Allow appropriate paved
turning area for service vehicles, minimizing “blind spots” during ingress and egress.
Per FWRC 19.125.150(7)(e), sites may require a larger enclosure, or multiple enclosures, to accommodate
on-site user access and/or additional waste types and containers.
Per FWRC 19.125.150(6)(d), depending on enclosure size, surface water run-off must be managed via an
oil-water separator, while large enclosures require a roof combined with a drain to sanitary sewer. A
related Spill Prevention Plan is required.
Landscaping and screening requirements are established in FWRC 19.125.040(4) and (5).
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COMMUNITY DEVELOPMENT – BUILDING DIVISION
Greg Kirk, 253-835-2621, greg.kirk@cityoffederalway.com
1. Building Codes. The structure will be treated as a new building permit application and must meet all
current codes including:
International Building Code (IBC), 2018
Washington State Amendments WAC 51-50
International Mechanical Code (IMC), 2018
Washington State Amendments WAC 51-52
Washington State Amendments WAC 51-56 & WAC 51-57
International Fire Code (IFC), 2018
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2019
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
2. Building Criteria. The following applies to the proposed structure:
Occupancy Classification: R-2/R-3
Type of Construction: V-B
Floor Area: R-2 = 4720, R-3 = not provided
Number of Stories: R-2 = 2 stories, R-3 = not provided
Fire Protection: Fire separation walls or 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 at www.cityoffederalway.com.
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.
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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 three to five weeks of submittal date. Re-check of plans
will occur in one to three weeks after re-submittal. Please note, the original plan review fee collected at
submittal of your permit covers the initial review and one resubmittal. Commencing September 1, 2021,
the permit center will begin collecting an hourly plan review fee for the second and any subsequent
resubmitted drawings.
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
Division can final the structure for occupancy. Building final must be approved prior to the issuance of a
Certificate of Occupancy.
Construction projects may be required to have a pre-construction conference. If a pre-con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party, should attend this meeting. Meetings
will occur at the Building Division and will be scheduled by the inspector of record for the project.
6. Site-Specific Requirements.
All dwelling units will need to be provided with a National Fire Prevention Association (NFPA) 13R
sprinkler system or separated by required fire walls.
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
LAKEHAVEN WATER AND SEWER DISTRICT
Brian Asbury, 253-946-5407, basbury@lakehaven.org
General
All Lakehaven Development Engineering related application forms, and associated standards information,
can be accessed at Lakehaven’s web pages (http://www.lakehaven.org/204/Development-Engineering).
Mr. Vlad Sirbu
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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.
Hydraulic model results (FF #34, copy attached) indicate that Lakehaven’s standard maximum allowable
system liquid velocity of 10 ft/s, at no less than 20 psi, is exceeded at a fire flow rate somewhere above
1,750 GPM (for two (2) hours or more). This flow figure depicts the calculated performance of the
existing water distribution system under high demand conditions. Onsite hydraulic system calculations
may be needed, to determine at what specific GPM Lakehaven’s standard maximum allowable system
liquid velocity of 10 ft/s would be exceeded. Please contact Lakehaven for further detail.
The site has one (1) existing water service connection (Svc# 12767, 5/8”x3/4” meter). This existing
meter needs to be evaluated under UPC & Lakehaven standards to determine if it’s adequate for the
proposed new use.
A water service connection application submitted separately to Lakehaven is required for each new service
connection to the water distribution system, or any modification to an existing water service connection (e.g.,
larger meter/service, irrigation, abandonment of existing service(s), re-activation, etc.), 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.
To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each irrigation & separate fire-protection service meter is required
pursuant to WAC 246-290-490 & Lakehaven standards regarding premise isolation. As low health cross-
connection hazards, either a double check valve assembly (DCVA) or a reduced pressure backflow assembly
(RPBA) is required. 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.
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. All Lakehaven fees, charges and deposits are
typically reviewed & adjusted (if necessary) annually, and are subject to change without notice.
o Water Service/Meter Installation, new 1” DOM: $5,370.00 deposit. Actual size TBD by Lakehaven
based on UPC plumbing fixture count.
o Water Service/Meter Installation, new 1½” DOM: $6,640.00 deposit. Actual size TBD by Lakehaven
based on UPC plumbing fixture count.
o Water Service/Meter Installation, convert ex. DOM to IRR: $0.00. Actual size TBD by Lakehaven based
on applicant’s estimated maximum irrigation-only GPM usage rate.
Mr. Vlad Sirbu
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o Capital Facilities Charge(s)-Water: $21,441.20. Water system capacity credits are available for this property
from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the
property for 1.00 Equivalent Residential Units (ERU). Please contact Lakehaven for further detail.
Sewer
A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit 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.
The site has one (1) existing, “shared-use” sewer service connection (SSCR 22592).
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%. Confirmation that a backwater check valve
is installed on/for the adjacent property’s “shared-use” sewer service connection will be required.
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. All Lakehaven fees, charges and deposits are
typically reviewed & adjusted (if necessary) annually, and are subject to change without notice.
o Sewer Service Connection Permit: $377.13 fee (per building).
o Capital Facilities Charge(s)-Sewer: $20,767.18. Sewer system capacity credits are available for this
property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited
to the property for 1.00 ERU. Please contact Lakehaven for further detail.
SOUTH KING FIRE AND RESCUE
Sean Nichols, 253-946-7242, sean.nichols@southkingfire.org
Water Supply
Fire Flow: A Certificate of Water Availability shall be requested from the water district and provided at the time of
building permit application.
Fire Hydrants: Existing hydrants in the area are adequate. 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
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction.
Fire Sprinkler System
Fire sprinkler determination will be made upon building plans submittal.
Mr. Vlad Sirbu
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August 16, 2021
21-102484-00-PC Doc ID:81466
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for a formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City’s review of
the formal application. The completion of the preapplication process in the content of this letter does not vest
any future project application. Comments in this letter are only valid for one year as per FWRC 19.40.070 (4).
This is a preliminary review only and does not take the place of the full review that will follow 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.
If you have questions about an individual comment, please contact the appropriate department representative
noted above. Any general questions can be directed towards me, the key project contact, Stacey Welsh, at
253-835-2634, or stacey.welsh@cityoffederalway.com. We look forward to working with you.
Sincerely,
Stacey Welsh, AICP
Principal Planner
enc: Bulletin 054 “Submittal Requirements for Use Process I or II”
Bulletin 003 “Master Land Use Application”
Bulletin 021 “CPTED Checklist Instructions”
Bulletin 022 “CPTED Checklist”
Bulletin 151 “Height Measurement”
FWRC 19.205.010
Lakehaven Map
c: Greg Kirk, Plans Examiner
Cole Elliott, Development Services Manager
Jason Kennedy, Senior Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Sean Nichols, South King Fire & Rescue
Sergio Morales, sergione55@gmail.com