Nasawang Preap Summary
August 30, 2021
Mr. Lawrence Houston
10002 17th Avenue NE
Seattle, WA 98125
lawrencehouston@comcast.net
Re: File #21-102723-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Nasawang – Restaurant/New Office Building, 35109 Pacific Highway South, Federal Way
Dear Mr. Houston:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC). 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, Becky Chapin, am the key contact for your project and may be contacted at 253-835-2641 or
becky.chapin@cityoffederalway.com. For specific technical questions about your project, please contact the
appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication
and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
Construction of a new 9,300 square foot gross floor area office building with an existing restaurant and
parking to remain. The two existing homes on site are to be demolished.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the plans.
The major issues section is only provided as a means to highlight critical requirements or issues. Please be
sure to read the comments made by all departments in the following section of this letter.
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
1. Process III “Project Approval” land use application and SEPA review are required. Unless parking
spaces are reduced to 40 parking spaces or less, then a Process II “Site Plan Review” review is required.
2. All nonconforming aspects of the site must be brought into conformance, including parking requirements
for the restaurant use.
3. In order to subdivide the property, a Binding Site Plan (BSP) is required.
• Public Works Development Services Division
1. If the owner/applicant wishes to subdivide the property via a BSP, the detention facility (and
potentially the water quality treatment facility) will be required to be within a separate tract, with the
ownership and maintenance responsibilities of the tract/facility equally shared by the owners of each
lot within the BSP.
2. It should be noted that with subdivision projects, it’s our experience that it’s less likely that the
required street frontage improvements will be waived or modified. However, as with any project, the
final decision on street frontage modification requests lies with the Public Works Director.
• Public Works Traffic Division
1. 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.
2. Traffic Impact Fees (FWRC 19.91) – Traffic impact fees are required and will be assessed at the building
permit stage.
3. 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
Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com
1. Zoning Designation and Use – Zoning for the subject property is Commercial Enterprise (CE). The CE zone
permits office and restaurant uses pursuant to FWRC 19.240.080 and 19.240.110. The following
information is based on the materials submitted for the preapplication meeting.
2. Land Use Application – The proposed improvements will require a Process III “Project Approval” Master
Land Use Application. Process III is an administrative site plan with Community Design Guideline
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review conducted by city staff and a final decision issued by the Director of Community Development.
The Process III decision criteria are contained in FWRC 19.65.100(2).
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.
Please note, the original application fee collected at submittal of your land use application covers the
initial review and one resubmittal only. Commencing September 1, 2021, the city will begin charging
applicants for any additional staff time necessary to complete each review following the first resubmittal.
The building permit process is separate from land use review and is subject to fees, procedures, and
review timeframes. Process III (or Process II) land use approval is required prior to submitting the
building permit application to avoid delay in project review. No clearing, grading, or demolition may
occur on site in advance of the land use approval; building or grading permit; demolition permits; or
other approval process as required by the city.
Meeting Follow-Up – If the existing and proposed parking is revised to stay at 40 stalls or fewer, no SEPA
review will be required. As such, the proposed improvements will require a Process II “Site Plan Review”
Master Land Use Application. Process II is an administrative site plan review conducted by city staff with
a final decision issued by the Director of Community Development Completeness is determined at
intake. Refer to FWRC 19.60.050, for decision criteria for a Process II review.
3. Binding Site Plan (BSP) –Pursuant to FWRC 18.20.010, division of any land for sale or lease that is classified
for commercial, business, office, or industrial development, shall be required to obtain an approved BSP.
The BSP is reviewed and processed under the provisions of short subdivisions and will require a separate
Master Land Use Application. BSP review is administrative with a decision rendered by the Director of
Community Development within 120 days of complete application. The approved BSP shall be recorded
with the King County Recording Department with all recording fees paid by the applicant. Please see the
enclosed short subdivision bulletin and checklist regarding submittal requirements.
Refer to the traffic section for comments regarding access management for the BSP.
4. State Environmental Policy Act (SEPA) Environmental Review – Pursuant to FWRC 14.15.030(1), the project is
subject to environmental review under the State Environmental Policy Act (SEPA). As the proposal exceeds
the flexible thresholds “For office, commercial, recreational, service or storage buildings up to 12,000
square feet gross floor area, and up to 40 parking spaces”. 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.
5. Public Notice & Mailing – Process III applications and SEPA determinations require public notice and
comment periods. 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 and 14.10.040.
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Pursuant to a 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.
Process II review does not require public notice. The BSP will require a notice, comment, and appeal period.
6. Wellhead Protection Zone –The subject property is located within a six-month wellhead protection zone and
wellhead protection regulations apply pursuant to FWRC Chapter 19.145, “Environmentally Critical
Areas.” The development must comply with Chapter 19.145, specifically Article V, “Critical Aquifer
Recharge Areas.” Key portions of the FWRC Critical Aquifer Recharge Areas are summarized below.
Please consult the FWRC for all portions of the code.
(1) Any proposed development located in critical aquifer recharge areas shall submit a hazardous
materials inventory statement with a permit, land use, or business license application.
(2) Pursuant to FWRC 19.145.490(2)(c), if hazardous materials are involved and the proposal has the
potential to significantly impact critical aquifer recharge areas, the city may require a hydrogeologic
assessment with a critical area report to be prepared by a qualified professional in order to determine
the potential impacts of contamination on the aquifer.
(3) A spill containment and response plan may be required to identify equipment and/or structures that
could fail, and shall include provisions for inspection as required by the applicable state regulations.
(4) A groundwater monitoring plan may be required to monitor quality and quantity of groundwater,
surface water runoff, and/or site soils. The city may require the owner of a facility to install one or
more groundwater monitoring wells to accommodate the required groundwater monitoring. Criteria
used to determine the need for site monitoring shall include, but not be limited to, the proximity of
the facility to production or monitoring wells, the type and quantity of hazardous materials on site,
and whether or not the hazardous materials are stored in underground vessels.
(5) The city may employ an outside consultant at the applicant’s expense for third-party review of the
critical areas report, hydrogeologic assessment, the spill containment and response plan, and the
groundwater monitoring plan.
7. Nonconformance – According to FWRC 19.030.090, all nonconforming aspects of development must be
brought into conformance if:
a) An applicant proposes to add to the subject property either 2,500 square feet of new gross
floor area, more or 25 percent of the gross floor area, or more of the building(s) on the subject
property, whichever is less, within any consecutive 36-month time period commencing at the
time of the building permit issuance.
The applicant shall comply with all development regulations applicable to the entire site on which the
new structure and any related improvements are to be constructed. The nonconforming conditions that
must be addressed are as follows:
• Required parking stalls.
• Perimeter landscaping.
• Interior parking lot landscaping.
• Pedestrian connections.
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8. General Zoning Regulations – The Use Zone Charts of FWRC 19.240.080 and 19.240.110 provide regulations
for the proposed uses in the CE zone. The following is only a portion of the zoning regulations governing
the proposed uses in the CE zone. The applicant should consult the referenced use zone charts prior to
submitting a Master Land Use Application:
(a) Required Yard/Building Setbacks – Front, side, and rear yard setback is five feet. Per FWRC 19.05.80,
required yard means the area adjacent to and interior from a property line of a lot, as prescribed by
regulations, and is the minimum required distance between a structure and a specific line, such as a
property line or vehicular access easement that is required to remain free of structures.
(b) Maximum Building Height – The maximum height allowed outright is 40 feet above average building
elevation, with possible height increases as identified in note 2 of the Use Zone Charts. No building
heights were provided with the preapplication site plan. A formal application must demonstrate how
the height requirement is met.
(c) Parking – The parking requirement for the proposed office is one parking stall per 300 square feet of
gross floor area. For the proposed restaurant one parking stall per each 100 square feet of gross floor
area is required.
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.
As proposed, the existing parking count for the restaurant is insufficient. Per the above section regarding
nonconformance, the entire site must be brought into conformance and the required parking for the
existing restaurant use must be met, unless a BSP is granted and the restaurant is on a separate parcel.
9. Clearing, Grading, and Tree and Vegetation Retention – The land use application must include a clearing and
grading plan consistent with FWRC 19.120.040(1). 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).
A tree and vegetation retention plan as required under FWRC 19.120.140(2) must also be submitted- with
the land use 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. The minimum tree density in the CE zone is 20 tree units per acre. The tree
density will be 29 tree units (20 tree units x 1.43 acres).
A tree unit is a value assigned to existing trees retained on the property or replacement trees. The larger
the tree, the greater value it is assigned. Required tree density can be composed of retained trees and
replacement plantings per FWRC 19.120.130. (Note: required landscaping trees may be counted in the
tree density.) 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.
10. Landscaping – Landscape requirements are contained in FWRC Chapter 19.125 “Outdoors, Yards, and
Landscaping.” Following are the key landscape requirements for the project:
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a) A landscape plan prepared by a Washington State licensed landscape architect shall be submitted with
the land use application. Please follow general guidelines outlined in FWRC 19.125.040(1)-(28) when
preparing the site plan and landscape plan, especially (22) “Screening of blank building walls.” Building
walls which are uninterrupted by a window, door, or other architectural feature(s) as listed in FWRC
19.115.060(3)(b); that are 240 square feet or greater in area; and not located on a property line shall be
screened by landscaping. Such planting shall include trees, shrubs, and groundcover appropriate for
the area proposed.
b) Per FWRC 19.125.060(9), Type III landscaping a minimum of five feet in width shall be provided
along all property lines. Type III landscaping is intended to provide partial visual separation and to
soften the appearance of parking areas and building elevations. Type III landscaping is mixture of
evergreen and deciduous trees interspersed with large shrubs and groundcover, spaced to provide a
visual buffer creating a partial visual separation.
c) FWRC 19.125.070(5)(a) requires that a three-foot-tall berm (or increased plantings) be installed in
perimeter landscaping buffers screening parking areas from the adjacent right-of-way. At this time, the
parking lot is not proposed along the right-of-way, but if there is a site redesign, keep this in mind.
d) Interior lot landscaping must be provided in accordance with FWRC 19.125.070, “Parking Lot
Landscaping.” Type IV landscaping shall pe provided within surface parking areas as follows:
• Twenty square feet per parking stall when up to 49 parking stalls are provided; or
• Twenty-two square feet per parking stall when 50 or more parking stalls are being provided.
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 parking lot landscaping 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. Permanent curbing shall be provided in all landscape areas within or abutting
parking areas. Based upon appropriate surface water considerations, other structural barriers may be
substituted for curbing, such as concrete wheel stops. Lighting fixtures shall not replace any required
interior parking lot landscaping.
11. Retaining Walls – No retaining walls are being proposed, this is for your information. Rockeries and
retaining walls are limited to a maximum of six feet in height as measured from the finished grade at the
base of the wall to the top of the wall, and there shall be a minimum three-foot landscaped setback at the
base of each rockery or retaining wall. The width of the terrace between any two vertical rockeries and/or
retaining walls shall be a minimum of five horizontal feet to allow for landscaping and maintenance.
Rockeries and retaining walls visible from a public right-of-way or adjacent property shall be composed
of rock, brick, or other textured/patterned wall styles as approved by the planning and public works
directors. Please refer to FWRC 19.120.120 for retaining wall standards in their entirety.
12. 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 as part of the land use review. The principal applicable
guidelines for the project are noted below. However, this 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.
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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), (c), (d), (f), and (g)
(2) Surface parking lots (a), (b), (c), and (e)
(4) Pedestrian circulation and public spaces (a) through (f)
(5) Landscaping
(6) Commercial services (a) and (b)
(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 facades 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 facades 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. Options used must meet the dimensional standards as specified, but if more
than two are used, dimensional requirements for each option may be modified.
(3) Building Articulation and Scale – Building facades 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.
e. FWRC 19.115.090(2), District Guidelines for the Commercial Enterprise (CE) Zone – Requirements of this
section apply to the project (FWRC 19.115.090[2][a] through [f]).
13. Lighting – Lighting levels shall not spill onto adjacent properties (FWRC 19.105.030); lighting shall be
provided in all loading, storage, and circulation areas; and lighting standards shall not reduce the amount
of landscaping required for the project (FWRC 19.115.050). A photometric lighting plan that meets the
standards of the Illuminating Engineering Society (IES) minimum outdoor light levels will be required
with the Process II or III application.
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14. 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.
15. Garbage/Recycling – The formal application must note the specific size, design, location, and screening of
garbage receptacles as required by FWRC 19.125.150 and 19.125.040. Locations for the recycling and
garbage facilities, and any fencing or screening details, must be depicted on the formal site plan. See the
enclosed Solid Waste and Recycling Design Considerations handout for more information.
16. 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 decision. 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.
17. Application Fees & Submittal – The formal application must be prepared in accordance with the city’s
Development Requirements Checklist (enclosed) and must be accompanied by the appropriate fees. All project
submittals must be submitted electronically. Please visit the city’s website to request a document upload
link for submittal: www.cityoffederalway.com/node/4588. Please contact the Permit Center at
permitcenter@cityoffederalway.com or 253-835-2607 for updated fee schedules for applications and
permits, or for help with the submittal process.
PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION
Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com
Land Use Issues – Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2016 King County Surface
Water Design Manual (KCSWDM), and city addendum to the manual. This project meets the requirements
for a Full Drainage Review. At the time of land use site plan submittal, a preliminary Technical Information
Report (TIR) addressing the relevance of the project to the nine core and five special requirements of the
KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR.
2. Detention and water quality treatment are required for the new building and parking lot. 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. In addition to those water quality treatment systems identified in the KCSWDM,
the city will accept those systems that have been approved for Enhanced Basic Treatment under the
Washington State Department of Ecology (WADOE) General Use Level Designation (GULD) criteria.
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3. 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;
“1.b. Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square feet of surface area or more;
“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;
“1.e. Redevelopment which contains or directly discharges to a floodplain, stream, lake, wetland, or
closed depression, groundwater recharge area, or other water quality sensitive area determined by the
Public Works Director, based on a written map, policy, water quality monitoring data or plan in
existence or implemented by the Director prior to submission of a redevelopment application which is
determined to trigger application of this subsection, or based on information developed during review
of a particular redevelopment application;
“1.g. Redevelopment, other than normal maintenance or other than the tenant improvements, but
including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50
percent of the assessed or appraised value (whichever is greater) of the structure or improvement being
redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must be from
a source acceptable to the City. The Director may require the applicant to provide an appraisal from a
second source acceptable to the City if the assessed valuation appears to be inaccurate or inappropriate.
If more than one appraisal is provided by the applicant or required by the City, the greater of the two
amounts shall be used. For purposes of this determining value under this section, improvements
required pursuant to FWRC Sections 19.30.090 (nonconforming development), 19.30.110
(street/sidewalk improvements), 19.30.120 (nonconforming water quality improvements) and
19.135.030 (street/sidewalk improvements) shall not be counted towards the 50 percent threshold
which would trigger application of this subsection;”
Therefore, water quality treatment will be required for the existing pollution-generating impervious
surfaces associated with the existing restaurant entire site. Treatment options must be selected from the
Enhanced Basic Water Quality Menu provided in the KCSWDM.
4. The applicant is encouraged to review FWRC 19.125.150 for storm drainage requirements associated
with the solid waste and recycling enclosure.
5. The city has adopted a stormwater System Development Charge (SDC). The SDC is based on the
amount of new impervious surfaces added for any development project. For calculating the SDC,
impervious surfaces are expressed as an Equivalent Service Unit: 1 ESU = 3,200 square feet (SF) of
impervious surface added. Therefore, the SDC = the total of all SF of new impervious surface added ÷
3,200 x current SDC fee. A 5% administration fee will be added to the total SDC for all permits. The
current (2021) SDC is $981.00 per ESU. All SDC fees are payable at permit issuance.
6. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must
be provided to verify infiltration suitability.
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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. 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.
9. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
10. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination
System (NPDES) construction stormwater permit may be required. Information regarding this permit
can be obtained from the Washington State Department of Ecology at 360-407-6048 or
http://www.ecy.wa.gov/programs/wq/stormwater/construction/index.html.
Right-of-Way Improvements
1. See the Traffic Division comments from Traffic Engineer Soma Chattopadhyay 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 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 (2021) are $3,158.00 for the first 18 hours of
review for commercial building permits, and $175.00 per hour for additional review time. A final TIR
shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans
will require the signature/seal of a professional engineer registered/licensed in the State of Washington.
2. In addition to engineering approval, projects that will be filling or grading in the area of the future
building pads are required to obtain a separate grading permit from the Building Division.
3. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) to assist the applicant’s engineer in preparing the plans and TIR is
available on the city’s website at http://www.cityoffederalway.com/index.aspx?nid=171.
4. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the improvements,
and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original
amount and held for a two-year maintenance period.
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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. 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.
7. Provide cut and fill quantities on the clearing and grading plan.
8. Temporary Erosion and Sediment Control (TESC) measures, per Appendix D of the 2016 KCSWDM,
must be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction.
PUBLIC WORKS – TRAFFIC DIVISION
Soma Chattopadhyay, 253-835-2731, soma.chattopadhyay@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 9,300 square feet office and two existing houses, and the Institute of
Transportation Engineers (ITE) Trip Generation - 10th Edition, the proposed project is estimated to generate
approximately 10 new weekday PM peak hour trips, after giving credit for the two existing buildings.
Alternatively, the applicant may submit a site-specific trip generation study for the proposed development.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform a
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation analysis
and concurrency mitigation may be required if the proposed project creates an impact not anticipated in
the six-year Transportation Improvement Plan (TIP).
3. The estimated fee for the concurrency permit application is $1,801 (1 – 10 trips). This fee is an estimate
and based on the materials submitted for the preapplication meeting. The concurrency applicant 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 a 9,300 square feet general office building, the estimated traffic
impact fee is $68,193.75. Please note, the actual 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]). For a change in use for which no building permit is required, the fee shall be
calculated and paid based on the impact fee schedule in effect on the date of an approved change of use.
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Street Frontage Improvements (FWRC 19.135)
1. Based on the available records and the submitted materials, it appears that this proposal meets the 25
percent threshold criteria for requiring street frontage improvements as identified in FWRC 19.135.030.
The applicant/owner may submit an appraisal for the subject property, or King County Assessor’s
records may be used. The Public Works Development Services Division will evaluate the submitted
appraisal data to determine if the project actually meets the city’s 25 percent threshold for requiring street
frontage improvements.
2. 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:
SR-99 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. No frontage improvement or right-of-way dedication are required.
South 351st Street is a private road, but code says we require private streets be developed
to the same standards as public streets. South 351st Street shall be a Type “R” private
street, consisting of a 40-foot street with curb and gutter, 4-foot planter strips with street
trees, 6-foot sidewalks, and street lights in a 66-foot right-of-way.
3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about right-of-way modification requests
are available through the Public Works Development Services Division. These modification requests
have a nominal review fee currently at $500.00.
4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes; taper rate shall be WS^2/60, or as directed by the Public Works Director.
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 South 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).
3. Please show all neighboring driveways within 150 feet of the proposed driveway(s).
4. Per FWRC 19.135.280, there may be only one driveway for each 330 feet of lot frontage. This property
does not have the 660 feet minimum street frontage to allow a second access. Additionally, the driveway
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 restaurant access spacing is not conforming to the city standard and is
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required to close for safety reason. This is applicable even for the BSP. The restaurant access and office
access should be from South 351st Street. The proposed and existing first eastside access on South 351st
Street is too close to the intersection and should be closed.
5. Access may be further restricted if such access would interfere with the 95th percentile queue lengths
from any existing traffic control device.
6. The city will limit access to right-in and right-out on Pacific Highway South.
7. The director may grant a modification administratively to reduce spacing standards by up to 20 percent of
the tabular values with supporting documentation (FWRC 19.135.290). Please note that these modification
requests have a nominal review fee of $500. Once a preliminary traffic queuing analysis has been
completed, the applicant’s traffic engineer may submit a written request for access modification if desired.
8. For driveways that serve uses other than single-family residential and zero lot line townhouse
developments, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a
three-lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order to provide
adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the
Public Works Director.
Miscellaneous Safety Related Comments
1. The applicant must submit a Vehicle Turning Diagram to the Public Works Traffic Division. This diagram
will show how the appropriate design vehicle (such as: bus, garbage truck, and WB-62) can enter, maneuver,
and leave the site without encroaching onto opposing traffic lanes or mounting a curb.
2. The application should be forwarded to King County METRO and Pierce Transit for any transit requirements.
3. The city may limit access to right-in and right-out with any future development or redevelopment that
would utilize this driveway for access.
PUBLIC WORKS – SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com
Solid Waste & Recycling Design Considerations
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris,
hazardous waste, and/or biohazard collection containers. Minimum enclosure area is established by FWRC
19.125.150(7)(a). FWRC requires that plans allow access to containers for both occupants and haulers.
• Basic solid waste and recycling services typically include two “dumpster” containers situated side-by-side
within a single trash enclosure. With gate doors open, 18 feet of clearance width is required; no structures
(such as gate posts) are allowed across the enclosure opening. Gate pins/holes are preferred to hold gates
closed or open (to allow service access and preserve gate hardware).
• Plan unobstructed access for service vehicles, in-line with the enclosure openings. Allow appropriate
paved turning area for service vehicles, minimizing “blind spots” during ingress and egress.
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• 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 the sanitary sewer. A
related Spill Prevention Plan is also required.
• Landscaping and screening requirements are established in FWRC 19.125.040(4) and (5).
COMMUNITY DEVELOPMENT – BUILDING DIVISION
Greg Kirk, 253-835-2621, greg.kirk@cityoffederalway.com
1. Building Codes. The structure will be treated as a new building permit application and must meet all current
codes including:
• International Building Code (IBC), 2018
Washington State Amendments WAC 51-50
• International Mechanical Code (IMC), 2018
Washington State Amendments WAC 51-52
• Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56
& WAC 51-57
• International Fire Code (IFC), 2018
Washington State Amendments WAC 51 -54
• Washington State Energy Code, 2018 WAC 51-11
• National Electric Code (NEC), 2021
• Accessibility Code (ICC/ANSI A117.1), 2009
• International Residential Code, 2018
Washington State Amendments WAC 51-51
2. Building Criteria. The following applies to the proposed structure:
• Occupancy Classification: B
• Type of Construction: V-N
• Floor Area: 9,300 total between two floors
• Number of Stories: 2
• Fire Protection: Fire sprinkler system and fire
alarm system required per FWRC Chapter 13
• 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 completed by staff and provided at the time of the land use
approval. Copies of the application and checklist may be obtained at www.cityoffederalway.com.
All project submittals must be submitted electronically. Please visit the city’s website to request a
document upload link for submittal at www.cityoffederalway.com/node/4588. Please contact the Permit
Center staff at (253) 835-2607 or electronicsubmittal@cityoffederalway.com if you need assistance.
Some projects may require a third-party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third-party fee is in addition to regular permit fees and costs.
Please note, land use approval is recommended 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 the 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 six to eight weeks of the submittal date. Re-check of
plans will occur in one to three weeks after re-submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate through clouding or written response, what
changes have been made from the original drawings. Plans for all involved departments will be forwarded
from the Community Development Department.
Please note, the original plan review fee collected at submittal of your permit covers the initial review and
one resubmittal only. Commencing September 1, 2021, the city will begin charging applicants for any
additional staff time necessary to complete each review following the first resubmittal.
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.
• Exterior walls that are five feet from the property line, shall not be less than one-hour fire restive
construction per IBC Table 602.
• Window openings shall comply with IBC Table 705.8 for maximum area of exterior opens based on
fire-separation distance.
• Exterior walls with a one-hour fire restive construction shall be rated for exposure to fire from both
sides per IBC 705.5.
• At least one of the accessible parking stalls shall be van accessible per IBC 1106.
• An accessible route shall be provided between floors per IBC 1104.4.
• If the restaurant parking lot is reconfigured, accessible parking stalls shall be provided per IBC 1106.
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• When required by IBC Chapter 17, special inspections shall be performed by WABO approved
agencies, or by agencies approved by the building official, prior to permit issuance.
• Separate demolition permits will be required for the removal of the homes. Asbestos reports shall be
submitted with the application.
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 & SEWER DISTRICT
Brian Asbury, 253-946-5407, basbury@lakehaven.org
1. 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.
2. 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 the land use agency for the
requirement). The certificate is valid for one year from the date of issuance. If a certificate is needed,
allow one to two working days to issue for typical processing. The 2021 cost for a Water Certificate
of Availability is $40.00.
• The site has the following existing water service connections:
o Domestic-Residential: WtrSvc# 1009, ⅝″ x ¾″ meter.
o Domestic-Non-Residential: WtrSvc# 17902, 1″ meter.
• Service pressure(s) greater than 80 psi are indicated and Pressure Reducing Valve(s) are indicated;
contact local building official for requirements and/or additional information.
• To satisfy premise isolation requirements, the installation and satisfactory testing of an approved
backflow prevention assembly (BPA) adjacent to each domestic and irrigation service meter is
required pursuant to WAC 246-290-490 and 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. For fire-protection, as a low cross-connection
hazard, an aboveground double check detector assembly (DCDA) or an aboveground reduced
pressure detector assembly (RPDA) is required for three-inch and larger fire protection service
connections; for two-inch and smaller fire protection service connections a separate full-flow meter
with an aboveground DCVA or an RPBA is typical. Contact Lakehaven’s Cross-Connection Control
Program Manager (Chris Zoepfl, czoepfl@lakehaven.org, 253-946-5427) for additional information
on premise isolation/BPA installation and testing coordination.
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• Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees,
charges, and/or deposits (2021 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees,
charges, and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to
change without notice.
o Water Service/Meter Installation-Irrigation, convert existing Residential service/meter, 1″
preliminary size: $2,500.00 deposit. Actual size/deposit to be determined by Lakehaven based on
applicant’s estimated maximum irrigation GPM usage rate.
o Water Service/Meter Installation-New Non-Residential Domestic, 1″ preliminary size: $5,370.00
deposit. Actual size/deposit to be determined by Lakehaven based on the applicant’s estimated
maximum new/office domestic GPM usage rate.
o Water Service/Meter Installation-Fire Protection, 4″ preliminary size: $12,500.00 (+/-) deposit.
Actual size/deposit to be determined by Lakehaven based on the applicant’s calculated fire-
system design requirements.
o Capital Facilities Charge(s)-Water: $13,531.76. Actual amount due to be determined by
Lakehaven based on the applicant’s estimated annual total site water usage rate. Water system
capacity credits are available for this property from system capacity charges previously assessed,
paid directly to Lakehaven, and/or credited to the property for 1.57 Equivalent Residential Units
(ERU). Please contact Lakehaven for further detail.
3. 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 the land use agency for the
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 three existing sewer service connection: SSCR’s 17901, 17902, & 28855.
• Capping of any existing sewer service connection (typically at/near the property line) is required for
any on-site full building demolition; a Sewer Service Connection Permit from Lakehaven is required
for this. Please contact Lakehaven for further information regarding these issues.
• A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the
sanitary sewer system 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 connection is two percent. In
addition to all other sewer service installation standards, installation of a Type 1, 48-inch monitoring
manhole is typically required on the private building sewer line, for all new or modified non-
residential connections. Also, installation of an externally-located grease interceptor is required for all
new restaurants and/or buildings with food preparation/service establishments, the size to be
determined by the applicant’s engineer. Also, if applicable, see the enclosed Lakehaven
Trash/Recycling Enclosure Standards.
• Based on the proposal submitted, 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.
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o Sewer Service Connection Permit, disconnect existing (2): $377.13 fee (each building).
o Sewer Service Connection Permit, connect new office: $377.13 fee.
o Capital Facilities Charge(s)-Sewer: $0.00. Actual amount due to be determined by Lakehaven
based on the applicant’s estimated annual domestic/commercial/industrial only water usage rate.
Sewer system capacity credits are available for this property from system capacity charges
previously assessed, paid directly to Lakehaven, and/or credited to the property for 6.00 ERU.
Please contact Lakehaven for further detail.
SOUTH KING FIRE & RESCUE
Sean Nichols, 253-946-7242, sean.nichols@southkingfire.org
1. 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 hydrant is adequate. Fire hydrants shall be in service prior to and during the time of
construction.
2. 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.
3. Fire Sprinkler System
Fire sprinklers are required.
4. Fire Alarm System
A fire alarm notification system is required.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for a formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the city’s review of
the formal application. The completion of the preapplication process in the content of this letter does not vest
any future project application. Comments in this letter are only valid for one year as per FWRC 19.40.070(4).
As you know, this is a preliminary review only and does not take the place of the full review that will follow
submission of a formal application. Comments provided in this letter are based on preapplication materials
submitted.
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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 Becky Chapin, at
253-835-2641 or becky.chapin@cityoffederalway.com. We look forward to working with you.
Sincerely,
Becky Chapin
Senior Planner
enc: FWRC 19.240.080 and 19.240.110
Master Land Use Application
Process III Submittal Requirements
Process II Submittal Requirements
Binding Site Plan Submittal Requirements
SEPA Environmental Checklist
Hazardous Materials Inventory Statement
Parking Lot Design Criteria
CPTED Checklist
Solid Waste Design Checklist
Concurrency Application
Lakehaven Map
Lakehaven Trash & Recycling Enclosure Standards
c: Kevin Peterson, Senior Engineering Plans Reviewer
Soma Chattopadhyay, Traffic Engineer
Greg Kirk, Plans Examiner
Brian Asbury, Lakehaven Water & Sewer District
Sean Nichols, South King Fire & Rescue