Milton Road Preap SummaryCOMMUNITY DEVELOPMENT DEPARTMENT 33325 8th Avenue South Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
September 27, 2021
Mr. Eric LaBrie
ESM Consulting Engineers LLC
33400 8th Avenue South, Suite 205
Federal Way, WA 98003
eric.labrie@esmcivil.com
Re: File #21-103217-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Milton Road Assemblage, 1515 South 372nd Street, Federal Way
Dear Mr. LaBrie:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC) held September 2, 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, Jim Harris, am the key contact for your project and may be contacted at jim.harris@cityoffederalway.com
or 253-835-2652. For specific technical questions about your project, please contact the appropriate DRC
representative as listed below. Otherwise, any general questions about the preapplication and permitting
process can be referred to me.
PROJECT DESCRIPTION
A proposed 85-lot residential cluster subdivision of nine parcels. King County parcel numbers: 322104-9011,
-9036, -9045, -9050, -9064, -9136, -9138, -9157, and -9063.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for the preapplication review. These issues can change due to modifications and revisions in the
plans. 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.
Mr. Eric LaBrie
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• Planning Division
1. City staff is conducting this preapplication review as if the referenced (future) Boundary Line
Adjustments (BLA) shown on the preapplication map do not exist. City staff cannot assume the
pending and future BLAs will be approved by both governing jurisdictions, the City of Federal Way
and King County. The plat design and design and permitting requirements could be impacted by
BLA decisions, which may result in design and permitting implications.
2. BLAs are minor alterations of property lines.
3. Critical areas are present on the site.
4. There is a pending zoning violation on one of the parcels, which must be remediated prior to
processing any land use permit applications for the site.
5. The City Council has directed city staff to evaluate the need for the South 376th Street connection,
which is currently shown in the city’s comprehensive plan.
• Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) – A transportation concurrency permit with the
application fee of $9,452.00 is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) – Traffic impact fees are required for each residential dwelling unit
to be assessed at the building permit issuance.
3. Frontage Improvements (FWRC 19.135.040) – Construct street improvements and dedicate right-of-way
along Milton Road South, South 372nd Street, and South 376th Street.
4. Internal Road – Internal roads shall be constructed to a Type W, U, or S based on the expected traffic
using the road.
5. Comprehensive Plan Road – Extend South 376th Street to connect with the existing stub-out in the
Regency Wood neighborhood. The applicant may propose alternative alignments meeting the intend
of the comprehensive plan road extension.
6. Block Perimeter (FWRC 18.55.010 & FWRC 19.135.251) – The development shall meet block
perimeter requirements of 1,320 feet for non-motorized access and 2,640 feet for streets. This
requirement may be modified by the Public Works Director if connections cannot be made for
reasons outlined in the FWRC.
7. Intersection Sight Distance – Submit intersection sight distance analysis consistent with AASHTO.
8. Transportation Impact Analysis (TIA) – A TIA prepared by a professional engineer in Washington is
required to assess other significant project impacts and determine traffic and safety mitigation
measures not identified in the concurrency analysis.
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.
Mr. Eric LaBrie
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COMMUNITY DEVELOPMENT – PLANNING DIVISION
Jim Harris, jim.harris@cityoffederalway.com
1. Zoning Designation and Comprehensive Plan – The site is zoned Single-Family Residential (RS 7.2), and the
comprehensive plan designation is High-Density Residential. Lots in the RS 7.2 zone must be a
minimum lot size of 7,200 square feet (except cluster subdivisions as discussed below). The conceptual
preliminary plat map drawing submitted with the preapplication materials propose a cluster subdivision
per FWRC 18.55.040.
2. Review Process – A subdivision of ten or more lots, and/or tracts, requires review and public hearing on the
preliminary plat application by the city’s Hearing Examiner. In summary, following application submittal,
the city will review the application for completeness and technical comments. The first procedural
decision point is the State Environmental Policy Act (SEPA) review and determination. Following conclusion
of the SEPA review, city staff will present the staff report and recommendation on the preliminary plat to
the Hearing Examiner, who then makes the final decision on the preliminary plat application. The
Hearing Examiner’s written decision on the preliminary plat is based on the applicant satisfying criteria
pursuant to FWRC 18.35.170(3). The decision of the Hearing Examiner may be appealed pursuant to
FWRC 18.35.210. For an itemized list of required information to be included in the preliminary plat
application submittal, please refer to the enclosed preliminary plat submittal checklist.
After the final decision on the preliminary plat, engineering plans must be submitted and reviewed by the
city’s Public Works Department. Following review and approval of engineering plans, construction of
plat infrastructure may begin. Substantial completion of plat improvements is required prior to final plat
review and decision by the City Council as described below.
Critical areas are present on site and may trigger additional land use process reviews depending on the
scope of the project. See the applicable sections below.
Per FWRC 19.15.060, “Optional Consolidated Permit Process,” where the FWRC requires more than one
application for a given project, all applications required for the project may be submitted for review at one
time. Where more than one application is submitted for a given development, and those applications are
subject to different levels of process, then all of the applications shall be subject to the highest level of
process that applies to any of the individual applications and procedures for issuance of a letter of
completeness, notice of application, notice of decision, open review record hearing, and/or appeal.
3. State Environmental Policy Act (SEPA) – The proposed subdivision is not categorically exempt from
environmental review pursuant to Washington Administrative Code (WAC) 197-11-800, and is subject to a
threshold determination. A completed environmental checklist must be submitted with the Master Land
Use Application. A thoroughly completed SEPA checklist that gives comprehensive answers to each item
will expedite the review process. The public, government agencies, and tribes will be invited to comment
on the checklist during a 14-day comment period. An environmental threshold determination made by
the director must be rendered prior to the public hearing on the preliminary plat application.
4. Application / Review Fees – Contact staff at the Permit Center at City Hall (253-835-2607, or
permetcenter@cityoffederalway.com) to inquire about application fees in place at the time of the
application submittal. Also, any third-party reviews by city consultants for review and assistance with
geologically hazardous and wetland/stream consultants must be pre-funded and paid by the applicant.
Mr. Eric LaBrie
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5. Environmentally Critical Areas – The project site has wetlands present on and adjacent to the site. The
application must include a report confirming the presence or absence of regulated critical areas on site. If
regulated critical areas are present on site, appropriate critical area studies standards of FWRC 19.145.080,
and necessary permitting applications related to each critical area feature, are applicable to the preliminary
plat. Any third-party reviews by city consultants for review and assistance with geologically hazardous and
wetland/stream consultants must be pre-funded and paid by the applicant.
6. Public Notice – The preliminary plat and SEPA review require a notice of application, notice of SEPA
determination, and Notice of Public Hearing. Pursuant to recent policy change, city staff will prepare the
300-foot mailing. The applicant will be required to pay for and post city supplied large notice boards at
the appropriate times.
7. Environmentally Critical Areas – The application must include the appropriate critical area studies per
FWRC 19.145.080, and necessary permitting applications related to the critical area feature as they are
applicable to the preliminary plat. There are known wetlands on the site. A current wetland delineation,
classification, and associated wetland report prepared by a qualified wetland biologist in accord with
FWRC Chapter 19.145, Article IV, must be provided. Pursuant to FWRC 19.145.080(3), the critical area
report will be reviewed by the city’s third-party consultant at the applicant’s expense.
a. Wetlands – The wetland report must identify the presence of any on-site and off-site wetlands within
300 feet of the subject property. City maps indicate the likely presence of several wetlands on and
near the subject property, which could impact development of the site.
In summary, any intrusion into critical areas and buffers must meet the mitigation sequencing
standards of FWRC 19.145.130. Avoidance of impacts is the first priority, and the second priority is
minimization of impacts. Applicants must demonstrate all reasonable efforts have been made to
avoid and minimize critical area impacts and intrusions as required by the FWRC.
Intrusions into the wetland buffer are reviewed and decided upon using Process III land use review.
Refer to FWRC 19.145.440(5) for buffer averaging, and FWRC 19.145.440(6) for buffer reduction with
enhancement. Buffer reductions may not be used in combination with buffer averaging. The identified
wetland buffer reductions shown on the conceptual preliminary plat are not supported by any evidence
at this time that the buffer reductions meet applicable FWRC standards and criteria for reduction.
Pursuant to FWRC 19.145.440(3), the director may provide written approval for stormwater
management facilities limited to stormwater dispersion outfalls and bioswales within the outer 25
percent of the buffer of category III and IV wetlands, if the location of such facilities will not
degrade the functions or values of the wetland. Please include any impacts by the stormwater facility
in the critical areas report if applicable.
b. Violation – There is an active violation on parcel #322104-9036 (file #17-103384-00-VO). The owner
signed a Voluntary Correction Agreement (VCA) on August 29, 2017, for clearing, grading, and
vegetation removal within the wetland and wetland buffer. Per the VCA, the owner must implement
all mitigation recommendations per the February 15, 2019, Ellingson Corrective Action Wetland and
Buffer Restoration Plan prepared by Perteet. To date, the violation has not been mitigated and a lien
has been placed on the property (King County Recorder’s #20191015000336). This violation must
be corrected by the property owner before any application for proposed development can be
submitted to the city.
Mr. Eric LaBrie
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c. Critical Area Tracts – Critical area tracts shall be used to delineate and protect critical areas and buffers
for subdivision proposals. The tracts shall be recorded on all documents of title of record for the
affected lots. Critical area tracts shall be designated on the plat per FWRC 19.145.150. Permanent
survey stakes, signage, and fencing are required around critical area tracts per FWRC 19.145.180.
8. Design Criteria and Improvements – Subdivisions are subject to the subdivision design and improvements
criteria set forth in FWRC Chapters 18.55 and 18.60, respectively. It is the responsibility of the applicant
to identify how the proposed subdivision meets applicable design and improvements criteria and is
therefore, entitled to the land division.
9. Boundary Line Adjustment – The proposal identifies multiple Boundary Line Adjustments (BLA) to adjust
the lot line boundaries. Such applications are reviewed for conformity with FWRC Title 18
“Subdivisions,” FWRC 18.10 “Boundary Line Adjustments,” and FWRC 18.55 “Design Criteria.” A BLA
is a minor alteration to the location of lot boundaries on existing lots. City staff is generally not supportive
of BLAs intended to eliminate and/or reduce street frontages of development proposals. The applicant
should be prepared to develop all of the subject properties and public improvements in accord with
FWRC requirements, and minor BLAs could be considered and reviewed by city staff. A BLA is subject to
an administrative review conducted by city staff, with a final decision made by the Director of Community
Development. No public notice is required.
10. South 376th Street – The City Council has directed city staff to evaluate the need for the South 376th Street
connection, which is currently shown in the city’s comprehensive plan. The city will be initiating this
evaluation in 2021 and reporting back to the City Council.
11. Cluster Subdivision – Under the cluster subdivision provisions in FWRC 18.55.040, lots can be reduced in
size to half the size of the underlying zoning requirement, but in no case smaller than 5,000 square feet per
lot; provided the minimum setback requirements are met. When the cluster subdivision abuts a single-
family zoned neighborhood, the lots in the proposed development immediately adjacent shall be no less
than the neighboring lot size, or the underlying zoning minimum lot size minus 10 percent, whichever is
smaller. Cluster lots are not eligible for accessory dwelling units (ADU) under FWRC 19.195.180 or
19.200.180. At the time of the final plat, a note on the face of the plat regarding ADUs will be required.
12. Cluster Subdivision Open Space – All residential subdivisions are required to provide open space in the amount
of 15 percent of the gross land area of the subdivision site per FWRC 18.55.060(2). Open space created
through cluster subdivisions shall be protected from further subdivision or development by covenants filed
and recorded with the final plat of the subdivision. All open space on-site must be usable, except up to five
percent can be buffer. Therefore, a minimum of 10 percent of the gross land area is required to be on-site
usable open space. All usable open space must be readily identifiable with the development and easily
accessible by the residents. Usable open space should be the central focus and an amenity for the project.
Usable open space design, size, amenities, and location options, along with provisions for access,
improvements, ownership, and maintenance, will be reviewed in conjunction the with review of the
preliminary plat and shall be commensurate with the size, scale, density, and design of the cluster
subdivision. Critical areas and buffers, conservation tracts, slopes, storm pond tracts, etc. do not qualify
as usable open space.
Typically, a narrow (three to five-foot-wide) landscape buffer strip is required between streets and above
ground stormwater facilities, and may be counted toward the buffer open space. Please consult FWRC
18.55.060 for specific open space requirements that apply to the proposal.
Mr. Eric LaBrie
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13. Zero Lot Lines – Cluster subdivisions can be constructed with zero lot lines under the following conditions:
i. No more than two units shall share a common wall.
ii. Zero lot lines cannot occur in zones of RS 9.6 or greater.
iii. Each dwelling unit shall be built to respect the privacy of abutting homes.
iv. Zero lot line development cannot exceed 10 percent of the lots proposed, unless it is in a
multifamily zone.
v. Each unit shall be intended for owner occupancy.
14. Cluster Subdivision Community Design Guidelines – Concepts emphasized in a cluster subdivision include plat
design and residential structure design standards, pursuant to FWRC 19.115.120. A written narrative
identifying how the proposal complies with the following criteria must be submitted with the preliminary
plat application:
• Garages shall be provided for all residential lots.
• Front entryways should be the prominent feature of the home.
• Attached garages should not compose more than 40 percent of the front facade of the
single-family home if the garage doors are flush with the front facade, or will be set back a
minimum of five feet from the rest of the front facade. Detached garages should also be set
back a minimum of five feet from the facade.
• If garage access is provided from alleys, the front yard setback can be reduced to 15 feet.
• Each dwelling unit shall be intended for owner occupancy.
15. Cluster Subdivision Approval Criteria – The innovative or beneficial overall quality of the proposed development
shall be demonstrated by the following criteria per FWRC 18.55.040:
a) The subdivision provides innovative development, otherwise not allowed, but which promotes the
goals of the comprehensive plan for architectural compatibility with single-family housing on
adjacent properties.
b) The subdivision results in 15 percent common open space of which at least 10 percent of the gross
land area must be usable on-site open space, which is identified with the development and easily
accessible to residents.
c) Provide native tree retention in accordance with FWRC 19.120.130, et seq.
d) Cluster lots immediately adjacent to existing neighborhoods have incorporated design elements
through lot size and architecture to be compatible, as approved by the director.
e) The cluster subdivision will not result in destruction or damage to natural, scenic, or historic features.
f) Each dwelling unit shall meet the design standards in the FWRC community design guidelines for
cluster subdivisions.
16. Miscellaneous Residential Regulations –
a) Maximum height of structures is 30 feet above average building elevation.
b) Setbacks for structures are minimum 20-foot front yard and 5-foot side and rear yards.
c) Maximum lot coverage is 60 percent in the RS 7.2 zone. Please submit a written inquiry with support
and justification regarding a potential reduction in the percentage of pervious pavement counting as
lot coverage if you want to further pursue this question. Consult and reference both the FWRC lot
coverage standards in FWRC 19.110.020, as well as references to pervious / lot coverage calculations
in the King County Surface Water Design Manual (KCSWDM).
Mr. Eric LaBrie
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d) Required parking spaces are a minimum of two per dwelling unit.
e) A driveway and/or parking pad may not be closer than five feet to any side property line.
17. Forest Practices – A Forest Practices Class IV-General Application is required if more than 5,000 board feet
of merchantable timber will be harvested from the property in conjunction with the development activity.
The city will review the proposed Class IV-General Forest Practices in conjunction with SEPA review,
and review of associated development permits or approvals.
18. Tree Retention/Replacement – The city’s tree standards require each development/redevelopment to
maintain a tree unit density. The minimum tree density requirements for RS zones are 25 tree units per
acre. The required density for the subject property will be determined by multiplying the gross site
acreage, minus streets and critical areas, by 25. A tree retention plan detailing how the subject property
will meet tree unit density requirements shall be submitted with the preliminary plat application. Items
required to be included in the plan are itemized in FWRC 19.120.040(2)(a) through (e). The table below
identifies tree unit values for retained and replacement trees.
FWRC 19.120.130(2) – Tree Unit Credits
Retained Trees Tree Unit Credit
Existing Tree 1" to 6" d.b.h. 1.0
Existing Tree > 6" to 12" d.b.h. 1.5
Existing Tree > 12" to 18" d.b.h. 2.0
Existing Tree > 18" to 24" d.b.h. 2.5
Existing Tree > 24" d.b.h. 3.0
Replacement Trees Tree Unit Credit
Replacement Tree - Small (Mature canopy area < 450 SF) .50
Replacement Tree - Medium (Mature canopy area 450 to 1,250 SF) 1.0
Replacement Tree - Large (Mature canopy area > 1,250 SF) 1.5
19. Clearing & Grading – With the preliminary plat application, a clearing and grading plan addressing
items listed in FWRC 19.120.040(1)(a) through (j) is required. Prior to beginning clearing and grading
activities, all critical areas and buffers, and trees/vegetation that are to be preserved within and
adjacent to the construction area shall be clearly marked and protected per guidelines prescribed
within FWRC 19.120.160.
Removal of all trees and vegetation is contrary to the objectives of the FWRC clearing and grading
regulations under FWRC Chapter 19.120 Articles II and III. Pursuant to FWRC 19.120.080 and
19.120.130(1), permitted clearing and grading areas should minimize removal of existing trees and
minimize the disturbance or compaction of native soils, except as needed for building purposes. For any
clearing beyond that necessary for required infrastructure, provide a written request and justification as
part of the preliminary plat application. The FWRC policies encourage retention of existing trees and
vegetation in good health, to the maximum extent possible in all developments.
Mr. Eric LaBrie
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Any retaining walls and rockeries can be a maximum of six feet in height and must comply with the
standards in FWRC 19.120.120. Preliminary designs for retaining walls shall be submitted with the
preliminary plat application, and include cross sections and visual depictions of the retaining walls.
Retaining walls are not permitted in the critical area building setback.
20. Tacoma Smelter Plume – The subject property is not mapped in the Tacoma Smelter Plume detect area for lead
and arsenic levels greater than 20 ppm. Therefore, soil testing of the site is encouraged but not required.
21. School Access Analysis – A school access analysis is required to be submitted to the city with the plat
application, to assure that safe walking routes to schools and/or bus stops are provided as required by
RCW 58.17. If there are not safe and adequate walking routes available, walking route improvements may
be required as part of the plat review process. Contact Tanya Nascimento, Federal Way Public Schools, at
253-945-2071 for information about the school access analysis requirements.
22. School Impact Fee – School impact fees are paid at the time of the building permit for each individual
house, as discussed in FWRC 19.95.
23. Exploratory Site Reconnaissance Work – Please provide city staff written notice before any site reconnaissance
work occurs. If any geotechnical exploration, boring work, or any work in critical areas is to occur, this
activity must be approved by city staff prior to this work as identified in FWRC 19.145.120(2).
24. Approval Duration – Per FWRC 18.35.220, preliminary plat approval shall expire five years from the date of
Hearing Examiner approval, unless the applicant requests an extension as provided in FWRC 18.05.090.
25. Final Plat – The final plat fee, in effect at the time of the final plat application, and items identified in
FWRC 18.40.020 are required to process the final plat. Substantial completion of the plat infrastructure
must occur prior to submittal and processing of the final plat application. The city allows bonding of
only minor improvements. The City Council will act on the final plat application during a City Council
public meeting and upon approval, the final plat drawing will be recorded with the King County
Recorder’s Office.
26. Recording – Following substantial completion of subdivision improvements and City Council review of the
final plat, the plat will be recorded the with the King County Recorder’s Office. The applicant is
responsible for the plat recording fees. Prior to recording the plat, all surveying and monumentation must
be completed. In addition, all other required improvements must be substantially completed as determined
by the departments of community development and public works.
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 (the 2021 manual is to be adopted by the
end of 2021). This project meets the requirements for a full drainage review. At the time of preliminary
plat submittal, a preliminary Technical Information Report (TIR) addressing the relevance of the project
to the nine core and five special requirements of the KCSWDM will be required. A Level 1 downstream
analysis shall also be provided in the preliminary TIR.
Mr. Eric LaBrie
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2. The project lies within a conservation flow control area: thus, the applicant must design the flow control
facility to meet this performance criteria. In addition to flow control facilities, Best Management Practices
(BMP’s) are required as outlined in the KCSWDM. The project also lies within an enhanced basic water
quality area. Water quality treatment shall be designed to meet the treatment criteria of the enhanced
basic water quality menu.
3. Detention and water quality treatment facilities for subdivisions are required to be above ground (i.e. an
open pond), within a separate storm drainage tract, and dedicated to the city for future maintenance.
Detention and water quality facilities may be within the same tract.
4. The engineer will need to perform a flood plain analysis on the on-site wetlands/closed depressions, as
outlined in Section 3.3.7 of the 2016 (2021 once adopted) KCSWDM.
5. The TIR must also examine the Hylebos Executive Basin Study and the projects impacts upon the East
Hylebos recommendations and the Basin Wide recommendations. Per the KCSWDM, pervious
driveways count as a 50 percent reduction of impervious calculation, but in accordance with the FWRC
planning code. no reduction is given under lot coverage.
6. All topographic and elevation data shall be based on N.G.V.D.-29 Datum and the phrase “DATUM:
N.G.V.D.-29” shall be noted on the plan sheets.
7. 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 equals the total of all SF of new impervious surface added
and divided by 3,200 times the current SDC fee. The SDC for subdivisions is assessed in two separate
phases: the first SDC is based on the new impervious surfaces added for all subdivision improvements
(public and private roadways, sidewalks, and other impervious surfaces), the second phase is assessed at
the time of the building permits for the individual single-family homes. Single-family residences are
assumed to be equal to one ESU. A five percent administration fee will be added to the total SDC for all
permits. The current (2021) SDC is $981.00 per ESU.
8. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer, or septic designer, must
be provided to verify infiltration suitability.
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 Senior Transportation Planning Engineer Sarady Long for
traffic related items.
Mr. Eric LaBrie
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2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication
shall be conveyed to the city through a statutory warranty deed. The dedicated area must have clear title
prior to recording.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
4. FWRC 11.05.110 requires that overhead utility lines be relocated underground if over 500 feet, or three
spans are affected by a project. This condition may apply Milton Road South and South 376th Street.
5. FWRC 19.135.280 requires that driveways serving residential uses may not be located closer than 25 feet
to any street intersection. Lots and intersections within new subdivisions or short plats must be designed
to meet this standard.
Engineering (EN) Permit Issues
1. Engineering plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the city. Engineering review fees (2021) are $3,158.00 for the first 18 hours of
review for plats, and $175.00 per hour for additional review time. A final TIR shall be prepared for the
project and submitted with the engineering plans. Both the TIR and the plans will require the signature/
seal of a professional engineer registered/licensed in the State of Washington.
2. In addition to engineering approval, projects that will be filling or grading in the area of the future
building pads are required to obtain a separate grading permit from the Building Division.
3. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available to assist the applicant’s engineer in preparing the plans and
TIR at https://docs.cityoffederalway.com/WebLink/Browse.aspx?startid=748626&cr=1.
4. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the improvements,
and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original
amount and held for a two-year maintenance period.
5. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period. During
that time, the Public Works Inspector will make periodic visits to the site to ensure the developer’s
compliance with the maintenance requirements. Upon satisfactory completion of the two-year
maintenance period, the remainder of the bond will be released. Maintenance for public roads and
subdivision drainage facilities then become the responsibility of the city. Maintenance for private roads
and drainage facilities, including short plats, remain the responsibility of the individual property owners.
6. 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.
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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.
10. All fees are payable at permit issuance. Fees are based on the city-adopted fee schedule in place at the
time of the permit issuance.
PUBLIC WORKS – TRAFFIC DIVISION
Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for the 84 single family detached housing and the Institute of
Transportation Engineers (ITE) Trip Generation - 8th Edition, land use code 210 (single family detached
housing), the proposed project is estimated to generate approximately 83 new weekday PM peak hour
trips and 1,342 daily trips.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform a
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation analysis
and concurrency mitigation may be required if the proposed project creates an impact not anticipated in
the six-year Transportation Improvement Plan (TIP).
3. The estimated fee for the concurrency permit application is $9,452.00 (51 - 500 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 84 single family lots, the estimate total traffic impact fee is $622,163
($7,054 per dwelling unit plus five percent administrative fee). The actual fee will be assessed and collected from
the applicant when the individual building permit is issued, using the fee schedule then in effect (FWRC
19.100.070[3][c]). At any time prior to the building permit issuance, the applicant may request to defer to
final building inspection the payment of a transportation impact fee for a single-family residential
dwelling unit (FWRC 19.100.075). If this option is selected, covenants prepared by the city to enforce
payment of the deferred fees will be recorded at the applicant’s expense. Refer to the defer payment of
impact fee code for the process.
Transportation Impact Analysis (TIA) (FWRC 19.135)
1. A Transportation Impact Analyses (TIA) to identify transportation impacts of development projects and
provide appropriate mitigation measures is required. The TIA shall assess additional project impacts
beyond those that were identified under the concurrency permit process conducted by the city. Mitigation
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improvements necessary beyond those identified in the TIP to meet the city’s adopted level-of-service
standards shall be provided by the applicant.
2. A Traffic Impact Analysis (TIA) prepared by engineer licensed in the state of Washington is required for
this development project. The engineer should contact the Traffic Division for a scoping sheet in the
initial stages of their study. The TIA should include the following analysis:
Left-turn lane warrant analysis.
Intersection sight distance analysis per AASHTO.
Neighborhood traffic impacts.
The TIA must also address the project’s traffic impacts on the surrounding neighborhood and
recommend necessary measures to mitigate as appropriate, such as traffic calming devices to minimize the
project’s impact. Prior to SEPA approval, the city may require the applicant to conduct a neighborhood
traffic safety meeting to reach consensus with the affected neighborhood and staff on any proposed traffic
calming measures. The applicant should coordinate with the Traffic Division staff to mediate the meeting;
a 15-day minimum advance notice is required.
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 the 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:
Milton Road South/South 372nd Street is a principal collector planned as a Type “O” street with a
planned bike lane from South 369th Street to South 375th Street. Currently, Milton Road South is at or
near capacity with the traffic volume exceeding the maximum design standard of 5,000 average daily
trips. As such, Milton Road South shall be upgraded to a Type “K” street, consisting of a 44-foot
street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks and street lights in
a 78-foot right-of-way. Assuming a symmetrical cross section, the applicant is expected to construct
half-street to full street improvements and dedicate the necessary right-of-way to accommodate the
Type “K” street.
South 376th Street is a Minor Collector planned as a Type “S” street, consisting of a 36-foot street
with curb and gutter, 4-foot planter strips with street trees, 5-foot sidewalks, and street lights in a 60-
foot right-of-way. FWCP Map III-3 also depicts South 376th Street extending from Milton Road
South to the existing street stub-out in the Regency Wood neighborhood. The applicant is expected
to construct South 376th Street and dedicate the necessary right-of-way to meet the planned Type “S”
street from Milton Road South to the street stub-out in the Regency Wood neighborhood. This
connection is necessary to enhance traffic circulation and access and is supported by the FWRC and
FWCP policies. The applicant shall conduct a traffic study and meet with the neighborhood to
address concerns by the residents resulting from the street connection.
Alternatively, the north/south road abutting lots 33-35 could be extended south over the proposed
water easement connecting to the existing South 376th Street stub-out. A street modification may be
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requested to reduce the cross section over the wetland. This connection/alignment will meet the
intent of FWCP for the South 376th Street extension.
Internal roads shall be constructed to a Type W, U, or S street, based on the expected traffic using
the street, and shall meet the block perimeter requirement of 1,320 feet for non-motorized trips, and
2,640 feet for streets.
The north/south internal road connecting to Milton Road South/South 372nd Street shall be a 32-
foot street with curb and gutter, 4-foot planter strips with street trees, and a 5-foot sidewalk on one
side only. The parcel to the west will be expected to construct the remaining planter strip and
sidewalk at such time development occurs. Assuming the easterly road will connect to Milton Road
South; a cul-de-sac shall be constructed instead of a connection to Milton Road South.
3. The east-west internal Type U street must be construct to its full width for the entire length.
4. The applicant may be required to dedicate additional right-of-way to accommodate additional turn lane
improvements if identified in the transportation impact analysis and/or property corner radius.
5. 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.
6. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes; the taper rate shall be WS^2/60, or as directed by the Public Works Director.
7. Submit intersection sight distance analysis for the new street connection to Milton Road South/South
372nd Street. The analysis shall be conducted in accordance to the latest AASHTO guidelines. The
analysis must bear the seal of a licensed engineer in the state of Washington and shall be depicted on the
plan set. The proposed easterly north/south internal road with cul-de-sac should be extended to connect
with Milton Road South/South 372nd Street, with a roundabout or other approved intersection
treatment at its intersection with Milton Road South. The roundabout may address sight distance and
safety related concerns.
Access Management (FWRC 19.135)
1. No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (FWRC 18.55.010).
2. Block perimeters shall be no longer than 1,320 feet for non-motorized trips, and 2,640 feet for streets
(FWRC 18.55.010 and FWCP Policy TP4.2).
3. All lots shall be accessed by a public street right-of-way (FWRC 18.55.020). In certain cases, lots may be
accessed by an ingress/egress and utilities easement or alley subject to the requirements established in the
City of Federal Way Public Works Development Standards.
4. The two stub-out for the vacant parcels should be located at an optimum location, such that future
connection is possible.
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5. For driveways that serve uses other than single-family residential uses 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.
6. Traffic calming devices, such as speed humps, traffic circles, chicanes, etc., should be incorporated in the
residential street design to control speed and any potential cut-through traffic.
7. Driveways serving a single-family dwelling unit abutting two streets should be at least 25 feet from the
beginning of the street radius.
Design Criteria (FWRC 18.55)
1. Block perimeters shall be no longer than 1,320 feet for non-motorized trips, and 2,640 feet for streets
(FWRC 18.55.010 and FWCP Policy TP4.2). Therefore, an east/west connection along the north side of
the property and a north/south street connection along the west side (roadway cross section R) will be
required. However, due to the presence of existing surrounding developments, no additional street
connections appear feasible. Therefore, the applicant may join access driveways to facilitate traffic
circulation between adjacent neighboring properties to the south and the east.
2. No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (FWRC
18.55.010). Therefore, a second access point is required for this proposed development project.
3. The proposed development exceeds 25 lots, or 250 daily traffic volume equivalents, and as such, a
secondary second access should be provided.
4. All lots shall be accessed by a public street right-of-way (FWRC 18.55.020). In certain cases, lots may be
accessed by an ingress/egress and utilities easement or alley subject to the requirements established in the City
of Federal Way Public Works Development Standards. Residential lots should not have access onto arterial streets.
5. Traffic calming devices, such as speed humps, traffic circles, chicanes, etc., should be incorporated in the
residential street design to control speed and any potential cut-through traffic.
LAKEHAVEN WATER & SEWER DISTRICT
Brian Asbury, 253-946-5407, basbury@lakehaven.org
General
• All Lakehaven development engineering related application forms, and associated standards information,
can be accessed at Lakehaven’s web page: 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.
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Water
• A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit application (check with the land use agency for requirement). The certificate
is valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to
issue for typical processing. The 2021 cost for a Water Certificate of Availability is $40.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new, abandon, and/or
modify existing water distribution system facilities for the proposed development; ideally, existing water
mains in South 372nd Street/Milton Road South and South 376th Street (off the southeast corner of the site)
would be looped/interconnected by this project/development. Additional detail and/or design requirements
can be obtained from Lakehaven by completing and submitting a separate application to Lakehaven for
either a Developer Pre-Design Meeting or a DE Agreement. Lakehaven encourages owners, developers, and
applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/
planning phase to avoid delays in overall project development.
• All water service connection stubs (all components except the service meter) must be installed and approved
by Lakehaven prior to subdivision approval and recording.
• Service pressure(s) greater than 80 psi are indicated and a Pressure Reducing Valve(s) is indicated; contact the
local building official for requirements and/or additional information.
• The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s).
• 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. Connection charges are separate from any DE
fees, charges, and/or deposits and are due at the time of the application for service. All Lakehaven fees,
charges, and deposits are typically reviewed and adjusted (if necessary) annually and are subject to change
without notice.
o Water Service/Meter Installation, 1″ preliminary size: $592.63 drop-in meter fee (each). Actual sizes
to be determined by Lakehaven based on UPC plumbing fixture counts (and/or fire-protection
system requirements, if applicable).
o Capital Facilities Charge(s)-Water: $4,764.71 per Equivalent Residential Units (ERU). 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 12+/- 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 application (check with the land use agency for requirement). The certificate
is valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to
issue for typical processing. The 2021 cost for a Sewer Certificate of Availability is $40.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new, abandon, and/or
modify existing sanitary sewer system facilities necessary for the proposed development. This sewer system
will be a low-pressure sewer (LPS) system, extending south from an existing manhole in Milton Road South
at South 369th Street; this will allow flows to LWSD’s wastewater treatment facilities instead of to another
sewer utility/agency. LPS systems require a separate, private grinder pump (E/One of Keen) for each lot.
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Additional detail and/or design requirements can be obtained from Lakehaven by completing and submitting
a separate application to Lakehaven for either a Developer Pre-Design Meeting or a Developer Extension
Agreement. Lakehaven encourages owners, developers, and applicants to apply for Lakehaven processes
separately to Lakehaven and sufficiently early in the pre-design/planning phase to avoid delays in overall
project development.
• All sewer service connection stubs (main-to-lot) must be installed and approved by Lakehaven prior to
subdivision approval and recording.
• The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven prior to activating any new sewer service connection(s).
• 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 a service connection application(s) to Lakehaven. Regarding Charges-Payable-in-Lieu-of-
Extension (CPILOE), developer latecomer and/or early comer charges are assessable against the property
for sewer facilities either previously constructed or to be constructed that provide direct benefit to the
property. Connection charges are separate from any DE fees, charges, and/or deposits and are due at the
time of application for service. All Lakehaven fees, charges, and deposits are typically reviewed and adjusted
(if necessary) annually, and are subject to change without notice.
o Sewer Service Connection Permit: $377.13 fee (each).
o Capital Facilities Charge(s)-Sewer: $4,614.93 per ERU.
o Service Agreement Charge (Private Grinder Pump Agreement): $120.00 (each).
o County Document Recording Fees: $210.50+/- (each).
SOUTH KING FIRE & RESCUE
Sean Nichols, 253-946-7242, sean.nichols@southkingfire.org
Water Supply
Fire Flow
A Certificate of Water Availability shall be requested from the water district and provided at the time of the building
permit applications.
Fire Hydrants
A minimum of seven to eight fire hydrants will be required. 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. If private roads are added, they shall be marked as
fire lanes.
Fire Sprinkler System
Fire sprinkler determination will be made upon submittal of building plans.
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CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for 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 Jim Harris, at 253-
835-2652 or jim.harris@cityoffederalway.com. We look forward to working with you.
Sincerely,
Jim Harris
Senior Planner
c: Kevin Peterson, Public Works Senior Engineering Plans Reviewer
Sarady Long, Public Works Senior Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer, basbury@lakehaven.org
Sean Nichols, South King Fire & Rescue sean.nichols@southkingfire.org
Ryan Kohlmann, Pulte Group, ryan.kohlmann@pultegroup.com