Pre-Application Summary LetterCOMMUNITY DEVELOPMENT DEPARTMENT
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Keith Smith January 13, 2022
603 Stewart Street, Suite 610
Seattle, WA 98029
ksmith@smithco.org
Re: File #21-104744-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Dash Point Village Tenants, 1618 SW Dash Point Road, Federal Way
Dear Keith Smith:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC) held December 30, 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. 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.
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 at 253-835-2634 or stacey.welsh@cityoffederalway.com.
PROJECT DESCRIPTION
The proposal is to take the existing tenant space (former Metropolitan Market) and divide it into two spaces,
one for Grocery Outlet (19,574 sq. ft.) and the other for Dollar Tree (10,964 sq. ft.). An entrance will also be
added to the south side of the building for Grocery Outlet.
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 sections of this letter.
Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) – A transportation concurrency
permit with an application fee of $9,972.00 is required for the proposed project.
Keith Smith
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South King Fire & Rescue
1. Separate permits are required for the modification of the fire alarm system and fire sprinkler system.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the preapplication
conference. Each section should be read thoroughly. If you have questions, please contact the representative
listed for that section.
COMMUNITY DEVELOPMENT – PLANNING DIVISION
Stacey Welsh, 253-835-2634, stacey.welsh@cityoffederalway.com
1. Zoning Designation and Use – The subject property is designated Neighborhood Business (BN). The
proposed use of retail is permitted in the BN zone subject to regulations outlined in FWRC 19.215.010.
2. State Environmental Policy Act (SEPA) – According to FWRC 14.15.030(1), the project is exempt from
environmental review under the State Environmental Policy Act (SEPA), as the proposal does not exceed
the flexible thresholds.
3. Land Use Application – The project does not require a land use application. Per FWRC 19.15.025, if the new
use is in the same use category as any previous legal use of the site, no zoning compliance review is
required. Also per FWRC 19.15.020(3):
“The director of community and economic development may exempt minor additions from the
requirements of this chapter such as but not limited to additions necessary to house mechanical
equipment such as coolers, heating, ventilation, and air conditioning type of equipment, minor
exterior building facade modifications such as awnings and canopies, installing or relocating windows
or doors. The director may exempt other similar improvements, for example improvements not
visible from rights-of-way or residential uses or zones. Projects exempted from process I through IV
shall be reviewed for zoning compliance with the associated building, mechanical or other permit.”
4. Public Notice – Not required per FWRC 19.15.010(3).
5. Key Development Regulations – The use zone chart of FWRC 19.215.010 provides regulations for the
proposed use. The use zone chart can be reviewed here:
https://www.codepublishing.com/WA/FederalWay/#!/FederalWay19/FederalWay19215.html#19.215.
010. The applicant should consult the referenced use zone chart before submitting a building permit to
verify all site components and the proposed use will comply with the zoning code. The following is only a
portion of the zoning regulations governing the proposed use in the BN zone:
Retail (FWRC 19.215.010)
Required Yards, Lot Coverage, Building Height, Parking:
i. Front/Side/Rear Setback – 0'/10'/20' (see Note #3—the rear yard is adjacent to a residential zone).
ii. Maximum Lot Coverage – None; the buildable area will be determined by other site development
requirements, i.e., required buffers, parking lot landscaping, surface water facilities, etc.
Keith Smith
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iii. Maximum Building Height – Per Note #3, any portion of the structure within 100 feet of a residential
shall not exceed 30 feet above average building elevation (AABE), otherwise 35 feet AABE.
iv. Parking – One space for each 300 square feet of gross floor area.
a. No parking analysis is required or has been conducted by the city at this time, as the former
use of the space was retail and the proposed use of the space is retail, which has the same
parking requirement. Overall site compliance with required parking is not triggered by the
proposed action.
v. Additional requirements – Per Note #1, the hours of operation of retail uses may be limited to reduce
impacts on nearby residential areas. Per Note #4, no outdoor use, activity or storage is permitted
except as follows: Nursery stock for sale on the subject property may be stored outside. Seasonal
items such as Christmas trees, pumpkins and locally grown produce may be stored or sold outside;
provided, that this activity is located on the subject property as far as possible from any residential
zones and does not unreasonably interfere with nearby residential uses.
6. Landscaping – Based on the project scope, code required site perimeter and parking lot landscaping
requirements are not triggered/affected.
7. Critical Areas – None known on the area proposed for development.
8. Community Design Guidelines –A review of the proposal under the city’s design guidelines, Chapter 19.115
FWRC, will occur in conjunction with the building permit review. The principal applicable design
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.
a. FWRC 19.115.020 – Subject applications for remodeling of existing developments shall meet only
those provisions of this chapter that are determined by the director to be reasonably related and
applicable to the area of expansion or remodeling.
b. FWRC 19.115.090(1), District guidelines – See (1)(c)-(e):
i. Building entrances shall be architecturally emphasized and shall incorporate transparent
glass.
ii. Ground floor entrances to retail sales or services shall incorporate plaza features or
furnishings, and/or streetscape amenities, in a context-sensitive amount and
combination, considering the scale of the retail use(s) and entrance(s) to the overall
building or development, and the proximity and access to other existing plaza or
streetscape features.
iii. Ground-level mirrored or reflective glass is not allowed adjacent to a public right-of-way
or pedestrian area.
9. Lighting – FWRC 19.105.030 contains lighting regulations. The applicant shall select, place, and direct
light sources both directable and nondirectable so that glare produced by any light source, to the
maximum extent possible, does not extend to adjacent properties or the right-of-way.
Keith Smith
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10. Mechanical Equipment – FWRC 19.110.070 requires vents, mechanical 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.
a. Discussed at meeting: This requirement pertains to any new equipment.
11. Garbage and Recycling Receptacles – FWRC 19.125.150 requires that storage areas for garbage and recycling
receptacles be provided for each project.
12. Application Fees & Submittal – Please contact the Permit Center at permitcenter@cityoffederalway.com, or
253-835-2607, for updated fee schedule information for permits.
PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION
Sam Basmeh, 253-835-2746, samir.basmeh@cityoffederalway.com
1. No comments based on scope of project.
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, the Institute of Transportation Engineers (ITE) Trip Generation – 11th
Edition, land use code 822 (Strip Retail Plaza), the proposed project is estimated to generate 133 weekday
PM peak hour trips (201 trips with 34% pass-by reduction).
2. A concurrency permit is required for this development project to track and vest project trips that were
not included in the base year traffic count. The PW Traffic Division will perform concurrency analysis to
determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the
proposed development.
3. The estimated fee for the concurrency permit application is $9,972.00 (51 – 500 PM Trips). This fee is an
estimate and based on the materials submitted for the Pre-Application meeting. The concurrency
application fee must be paid in full at the time the concurrency permit application is submitted. 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. Pursuant to FWRC 19.91.060, the development is not expected to pay traffic impact fee.
FWRC 19.91.060 - For a change in use of an existing building or dwelling unit, including any alteration, expansion,
replacement or new accessory building that generates additional trips and permitted after city incorporation, the impact fee
shall be paid for the land use category of the new use, less any impact fee that would have been paid for the land use category
of the existing building or dwelling unit set forth in the current fee schedule (regardless of whether impact fees were paid for
the prior use).
Keith Smith
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COMMUNITY DEVELOPMENT – BUILDING DIVISION
Greg Kirk, 253-835-2621, greg.kirk@cityoffederalway.com
General information is provided below, as a building permit has been submitted: 21-104880-00-CO.
1. 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 land use
approval. Copies of the application and checklist may be obtained at www.cityoffederalway.com.
Appointments are required for the intake of new commercial building permit submittals. Please schedule
an intake appointment with the Permit Center at (253) 835-2607 or permitcenter@cityoffederalway.com.
Some projects may require a third-party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third-party fee is in addition to regular permit fees and costs.
Please note, land use approval is recommended before 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.
2. Review Timing. Federal Way reviews plans on a first-in, first-out basis; however, there are some small
projects with inconsequential review requirements that may be reviewed out of order.
The first comment letter can be expected within five to seven weeks of 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. You or your representatives will be required to affix
the city’s date stamp on each page of resubmitted plans and to collate loose plans into existing plan sets.
Plans for all involved departments will be forwarded from the Community Development Department.
3. 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 before the
commencement of construction.
When required, special inspections shall be performed by WABO-approved agencies, or by agencies
approved by the building official before permit issuance. Construction must be approved by all reviewing
departments before the 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 before 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.
Keith Smith
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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 the time of building
permit plan review.
LAKEHAVEN WATER & SEWER DISTRICT
Brian Asbury, 253-946-5407, basbury@lakehaven.org
General
All Lakehaven development engineering-related application forms, and associated standards information,
can be accessed at http://www.lakehaven.org/204/Development-Engineering.
All comments herein are valid for one year and are based on the proposal(s) submitted and Lakehaven’s
current regulations and policies. Any change to either the development proposal(s) or Lakehaven’s
regulations and policies may affect the above comments accordingly.
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.
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.
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 building
permit application.
Fire Hydrants
Existing fire hydrants are adequate for this project. 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 Alarm System
A separate permit is required for the modification of the fire alarm system.
Keith Smith
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Fire Sprinkler System
A separate permit is required for the modification of the fire sprinkler system.
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 the 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 the development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the
codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department representative
noted above. General questions can be directed to me at 253-835-2634 or
stacey.welsh@cityoffederalway.com. We look forward to working with you.
Sincerely,
Stacey Welsh, AICP
Principal Planner
enc: Lakehaven Map
c: Sam Basmeh, Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Greg Kirk, Plans Examiner
Brian Asbury, Lakehaven Water & Sewer District
Sean Nichols, South King Fire & Rescue