Preapplication Summary Letter33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
January 27, 2022
George Schweikart
Clark Barnes
1401 West Garfield Street
Seattle, WA 98119
gschweikart@clarkbarnes.com
Re: File #21-105176-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Alta Federal Way, 32500 17th Avenue South, Federal Way
Dear Mr. Schweikart:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC) held January 13, 2022. 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 and Sewer District and
South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In
preparing your formal application, please refer to the complete FWRC and other relevant codes for all
additional requirements that may apply to your project.
The key contact for your project is me, Becky Chapin, becky.chapin@cityoffederalway.com, 253-835-2641.
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
Proposal to construct 3 multi-family residential buildings with commercial and amenity space, 1 leasing
structure, with associated surface and covered parking. Landscaping and site improvements are included.
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.
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Planning Division
1. SEPA and Process III land use review required.
2. Community Design Guideline review required in conjunction with Process III review.
Public Works Development Services Division
1. Federal Way Revised Code Chapter 19.96 requires that a system development charge (SDC) be paid
prior to connection of private storm water infrastructure to the City’s public drainage system. This
charge is $1035.00 per Equivalent Service Unit (ESU). One ESU is 3,200 square feet of impervious
surface area. For subdivisions, this fee is calculated based upon the total amount of new impervious
surface area of the plat infrastructure improvements and where the ultimate discharge point occurs;
the City of Federal Way or another jurisdiction. Individual lots will be charged a separate system
development charge prior to connection of storm at the time of building permit application if
applicable.
Public Works Traffic Division
1.Transportation Concurrency Management (FWRC 19.90) – Transportation concurrency permit
with application fee of $9,972.00 is required for the proposed project.
2.Traffic Impact Fees (FWRC 19.91) - Traffic impact fees payment will be assessed and paid at
building permit issuance.
3.Frontage Improvements (FWRC 19.135.040) - Construct street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on 20th Way S.
4.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.
5.Access Management (FWRC 19.135.260) – The development shall meet access management
standards. Proposed north site access need to meet spacing requirement.
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 – The subject property is designated Community Business (BC). The proposed
use of multi-family housing, which includes other ground floor retail/office/amenities/mixed use, is a
permitted use in the BC zone subject to regulations set forth in FWRC 19.220.050.
Note 4 of the FWRC 19.220.050 use zone chart states: “Multi-unit housing and accessory living facilities
may be located on the ground floor of a structure only as follows: (a) ground level space that spans at
least 60 percent of the total length of the principal commercial facade of all buildings, as determined by
the director, is occupied with one or more other use(s) allowed in this zone; and (b) ground level space
that spans at least 40 percent of the total length of all other street-facing facades of all buildings is
occupied with one or more other use(s) allowed in this zone. Parking in conjunction with other uses
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allowed in this zone may also be located on the ground floor of the structure if non-visible from the
right-of-way or public areas.”
Note 1 of FWRC 19.220.050 states: “All nonresidential ground floor spaces must have a minimum floor-
to-ceiling height of 13 feet and a minimum depth of 15 feet.”
2.State Environmental Policy Act (SEPA) – 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. 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.
3.Land Use Application – The project requires Use Process III, which is a review process conducted by city
staff with a final decision issued by the Community Development Director. The Process III decision
criteria are contained in FWRC 19.65.100(2).
Please note, the original application fee collected at submittal of the land use application covers the initial
review and one resubmittal only. The City will be 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 land use approval is recommended prior to submitting the building permit
application to avoid delay in project review. If this is not feasible, please provide details on timing needs.
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.
4.Land Use Review Timeframes – 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 written notification, or the land use application will expire.
5.Public Notice – Process III applications and SEPA determinations require a 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. The applicant will be required to post city supplied notice boards at the
appropriate times. City staff will prepare the 300-foot mailing.
6.Application Fees & Submittal – Refer to the enclosed, “Submittal Requirements for Use Process III or IV,”
to determine what materials must be submitted with the land use application. 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.
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7.Effect of Use Process Decision – In accordance with FWRC 19.15.100(2), “Lapse of Approval - Generally,”
the applicant must substantially complete construction for the development activity, use of land, or other
actions approved; and complete the applicable conditions listed in the Use Process decision within five
years after the final decision of the city on the matter, or the decision becomes void. Provisions for
extension of time are contained within FWRC 19.15.110, “Lapse of Approval – Time Extension.”
8.Key Development Regulations – The use zone chart of FWRC 19.220.050, provides regulations for the
proposed use. The applicant should consult the referenced use zone chart prior to submitting a Master
Land Use Application to verify all site components and proposed uses will comply with city code. The
following is only a portion of the zoning regulations governing the proposed use in the BC zone:
Multifamily dwelling units (FWRC 19.220.050)
(a)Required Yards – The required minimum yard setbacks are the same as the regulations for the ground
floor use. See FWRC use zone charts for applicable standards.
(b)Lot Coverage –No maximum lot coverage applies; the buildable area will be determined by other site
development requirements, e.g., required buffers, parking lot landscaping, surface water facilities,
among others.
(c)Maximum Building Height – The height permitted for a multi-family/mixed use development in the BC
zone is a maximum of 65 feet above average building elevation (AABE). Use zone chart Note #3
also states that all buildings, except for related parking structures up to 65 feet in height (six stories),
must be gabled with pitched roofs, unless the building is taller than 35 feet (three stories) with a
rooftop that contributes to the multifamily open space requirements. A building height handout is
enclosed.
Per FWRC 19.110.060 “Exceptions,” rooftop appurtenances may exceed the applicable height
limitation by a maximum of four feet, if the area of all appurtenances and screening does not exceed
10 percent of the total area of the building footprint. These appurtenances must be located in such a
way as to minimize view blockage.
(d)Parking – Parking requirements for multi-family development in the BC zoning district varies by the
unit type and use, and is identified on the multi-family use zone chart FWRC 19.220.050:
(Note 5) For 100 dwelling units or more on a subject property, 25 percent of parking
shall be underground, or on the first floor within the building footprint, except for
visitor parking, which can be surface parking.
(Note 6) Parking spaces shall be provided as follows: efficiency dwelling units – 1.0 per
unit; studio dwelling units – 1.25 per unit; one-bedroom dwelling units – 1.5 per unit;
and dwelling units with two bedrooms or more – 2.0 per unit.
(Note 7) Dwelling unit parking stalls are in addition to required parking for all non-
residential ground floor uses. (Parking for commercial/office use must also be provided
per the applicable use zone chart.)
(Note 8) The applicant may choose to submit a parking study in accordance with FWRC
19.130.080(2).
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Per FWRC 19.130.020(2), guest parking for residential uses may be required in excess of the required
minimum parking spaces.
Meeting Follow-up: If a parking reduction is proposed, it must be submitted with the formal Process
III application for review with the project. Submittal of a request for parking reduction is reviewed on a
case-by-case basis and is tied to the land use proposal. The applicant shall provide a study that identifies
why the City should grant a reduction in parking requirements. Factors for reviewing a parking study
include, but are not limited to, ITE parking evaluation, a proposed Transportation Demand Management
plan, access to transit, the project containing income-restricted housing, and a review of other similar
projects in the region. Comments on the requested parking reduction will be included in the first round
of technical comments received from the city.
(e)Open Space – Under FWRC 19.220.050 note 11, open space requirements for multi-unit housing is a
minimum of 150 square feet of usable open space per unit. Review note 11 for more specifics about
the requirement and with your application, please provide a site plan graphic and narrative detailing
the open space areas and those portions of areas intended as common open space, private open
space; also identify all amenities in each of the individual common open space areas. Include on the
submittal drawings the size and location of each recreation area, the intended users, and indicate
whether it is internal or external.
9.Landscaping – The land use application must include a preliminary landscape plan, prepared by a licensed
landscape architect, in accordance with the landscape requirements contained in FWRC Chapter 19.125,
“Outdoors, Yards, and Landscaping.” Following are the key landscape requirements for the project:
(a)Perimeter Landscape Buffers – Type III perimeter landscape buffers a minimum of five feet in width are
required along all property lines per FWRC 19.125.060(6), except along the perimeter of property
abutting a residential zoning district, where 15 feet of Type I landscaping is required. Landscaping
types are described in FWRC 19.125.050.
However, per FWRC 19.125.040(28), landscaping is not required along perimeter lot lines abutting
rights-of-way where the building is constructed so that the building’s side(s) rest directly on the lot
line and no yards can be provided pursuant to Division VI, “Zoning Regulations.”
(b)Interior Parking Lot Landscaping –Per FWRC 19.125.070, Type IV landscaping shall be provided within
surface parking areas as follows: required interior lot landscaping. Landscape areas shall be provided
at the following rate within paved areas: commercial developments shall provide the following: 20
square feet per parking stall when up to 49 parking stalls are provided; and 22 square feet per parking
stall when 50 or more parking stalls are being provided. Residential developments with common
parking areas, including multifamily, shall provide landscape areas at a rate of 15 square feet per
parking stall. In addition, per FWRC 19.125.070(6), vehicular overhang into any landscaping area
shall not exceed two feet.
(c)Rockeries, Retaining Walls, and Fencing – Rockeries, retaining walls, and any proposed fencing must be
shown on the site, landscape, and civil plans. Per FWRC 19.120.120, the height of rockeries and
retaining walls associated with commercial development is limited to six feet. Retaining walls and
rockeries shall be set back a minimum of three feet from adjacent public rights-of-way, and where
retaining walls are terraced; there shall be a minimum five feet distance between terraces to
accommodate landscaping and its maintenance. Walls that are visible from the public right-of-way or
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adjacent property shall be composed of brick, rock, or other textured/patterned styles as approved
by the planning and public works directors.
(d)Modification – Per FWRC 19.125.100, any proposed landscape modifications will be reviewed and
decided upon in conjunction with the Process III application. A request for a landscape modification
must include a written narrative of how the proposal meets the applicable modification criteria.
Meeting Follow-up: Type III landscaping five feet in width would be required along the south property
line abutting the proposed new east-west road (right-of-way). If a building is abutting the right-of-way, no
landscaping is required per FWRC 19.125.040(28).
10.Tree Retention/Replacement Requirements – A tree and vegetation retention plan as required under FWRC
19.120.040(2) must be submitted with the Process III application. The tree and vegetation retention/
replacement plan must be prepared by a certified arborist or certified landscape architect. The standards
require each development to maintain a minimum tree unit density. Per FWRC 19.120.130(3), the total
number of tree units required to be provided by a regulated activity shall be calculated by multiplying gross
site acreage, minus any proposed public or private streets by the required tree density (in tree units per acre)
set forth in Table 19.120.130(1). The result of the calculation will be the total number of tree units required
for the activity. If the calculation results in a fractional quantity, it shall be rounded up to the next higher
whole number. As required under FWRC 19.120.130(2), the minimum tree density in BC zones is 20 tree
units per acre. A tree unit is a value assigned to existing trees retained on the property, or replacement trees.
The larger the tree, the greater value it is assigned. The formal landscape plan must detail information about
tree unit credits and replacement.
11.Clearing & Grading – The applicant is required to obtain clearing and grading plan approval as a component
of the Process III approval. Consult FWRC 19.120.040(1) for items that are required to be included on the
plan, including the anticipated amounts of cut and fill. Clearing and grading plans are reviewed and
approved in conjunction with the land development permit associated with the proposed development.
Approval and notice to proceed shall be required prior to commencing clearing and grading activities on
the site. Reference FWRC 19.120.060(2).
12.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.
Include details of such activity in the environmental checklist as well. The city will review the proposed
Class IV-General Forest Practices in conjunction with SEPA review, and review of associated
development permits or approvals.
13.Community Design Guidelines –Review of the proposal under the city’s design guidelines, Chapter 19.115
FWRC, is required for the project and will occur in conjunction with the use process 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.
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 the formal application and review for compliance
with CPTED principles. A completed CPTED checklist must be submitted with your application.
i. Natural Surveillance – Promote visibility of public spaces and areas.
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ii. Access Control – Identify techniques that deter unauthorized access and/or inappropriate access.
iii. Ownership – Reduce perception of areas as ownerless.
b.FWRC 19.115.040, Security Program. – Provides a list of general strategies that are encouraged to be
addressed in a security program for new stacked multifamily dwelling units.
c.FWRC 19.115.050, Site Design – Refer to all sections of this chapter for site design standards. In
addition to ensuring that pedestrian accessible routes of travel are provided to the right-of-way from
each building, other key sections are:
i. (1) General Criteria (a)-(g)
ii. (2) Surface Parking Lot (a)-(c), (e)
iii. (3) Parking Structures (a)-(g)
iv. (4) Pedestrian Circulation and Public Spaces (a)-(f)
v. (5) Landscaping
vi. (6) Commercial Service (a)-(b)
vii. (7) Miscellaneous: (a) Lighting.
d.FWRC 19.115.060, Building Design – Refer to all sections of this chapter for design standards. Note that
the requirements of this section apply to all sides of the buildings. Key sections include:
i. (1) Topography (a), (c)
ii. (2) Façade modulation (a)-(d); there are facades that are both longer than 60 feet and visible from a
right-of-way or residential use and/or zone, and therefore, applicant must incorporate a minimum
of two out of four design options intended to break up the mass of large buildings. These design
options include façade modulation, landscape screening, canopy or arcade, and 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.
iii. (3) Building articulation and scale (a)-(b); (a) applies to facades visible from rights-of-way and
other public areas.
e.FWRC 19.115.070, Building and Pedestrian Orientation – See (a)-(d).
f.FWRC 19.115.080, Mixed-Use Residential Buildings in Commercial Zoning Districts – See (1)-(5).
i. (2) Commercial component(s) shall contain individual or common ground-level entrances to
adjacent public sidewalks.
g.FWRC 19.115.090(1), District Guidelines for BC – Key design requirements of this section apply to the
project (FWRC 19.115.090[1][a]- [m] and [o]-[r]):
i. FWRC 19.115.090 Subsections (1)(g)-(m) and (o)-(r) apply to residential uses. Please provide a
section in the design narrative with the formal application to detail how the multi-family housing
project component addresses these requirements.
Meeting Follow-up: Per FWRC 19.115.020, unlike development standards in the zoning code, Chapter
19.115 contains guidelines that are intended to serve as performance objectives for developing the
appropriate siting and design solution for each development on each unique site. Decisions under this
chapter will consider proposals on the basis of individual merit and will encourage creative design
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alternatives in order to achieve the stated purpose and objectives of this chapter. To further such creative
design alternatives, and in recognition of site-specific opportunities and constraints, decisions under this
chapter may allow for departure from any specific or numeric provisions contained in these guidelines,
provided the end result is consistent with the purpose statement of this chapter.
14.Lighting – FWRC 19.105.030 contains lighting regulations. The applicant shall select, place, and direct
light sources both directable and nondirectable so that glare produced by any light source, to the
maximum extent possible, does not extend to adjacent properties or to the right-of-way. A lighting plan
will be required with the land use submittal.
15.Mechanical Equipment – FWRC 19.110.070 requires vents, mechanical, and elevator equipment, and similar
appurtenances that extend above the roofline, to be architecturally screened from public view, with a
corresponding elevation detail provided with the formal application.
FWRC 19.115.050(6)(b) states that site utilities, including transformers, fire standpipes, and engineered
retention ponds (except biofiltration swales) should not be the dominant element of the front landscape
area. When these must be located in a front yard, they shall be either undergrounded or screened by walls
and/or Type I landscaping, and shall not obstruct views of tenant common spaces, public open spaces,
monument signs, and/or driveways.
16.Garbage and Recycling Receptacles – FWRC 19.125.150 requires that storage areas for garbage and recycling
receptacles be required for each project. The formal application must note the specific size and location of
each facility on the site plan. Include the square footage of each facility provided, and depict routes of
travel for staff and service providers, including vertical clearance and turning radius of each.
17.Critical Areas – The City’s Critical Areas Map indicates a stream on the adjacent parcel to the east. The
city received a Wetland and Habitat Study, prepared by The Watershed Company, dated December 13,
2019, from a previous applicant. The Study indicated that no wetlands or streams were identified on the
subject property. The ponded feature on the adjacent property to the east is the Belmor Regional
Detention Facility and no above-ground stream channel is present (or appears to have historically been
present) and these features would not be regulated. The city concurs with the Study and no additional
critical areas report is needed.
Per the Study, the site does appear to be used by pileated woodpecker, a state priority species. The site
has not been identified as a priority habitat by Washington State Department of Fish and Wildlife
(WDFW). It is recommended that the applicant consult with the Washington Department of Fish and
Wildlife and other appropriate federal or state agencies prior to development of the site.
18.Affordable Units – A minimum of five percent of new dwelling units must be considered affordable as
defined by FWRC 19.110.010. “Affordable units” for rental affordable housing means dwelling units that are
offered for rent at a rate that is affordable to those individuals and families having incomes that are 50
percent or below the median county income. The formal application must reflect the affordable housing
requirement and provide details of how it will be accomplished. Note that prior to issuance of a certificate
of occupancy for any building, an agreement in a form approved by the city requiring affordable dwelling
units to remain as affordable housing for the life of the project must be recorded with the King County
Recorder’s Office by the applicant.
19.School Access Analysis – A school access analysis is required to be submitted to the city with the Process III
review and SEPA application. The analysis will be routed to Federal Way Public Schools to determine
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whether off-site improvements are needed for safe walking routes, and/or to determine where an
appropriate bus stop should be located within the development. Contact Jen Thomas with Federal Way
Public Schools at 253-945-2071 or jthomas@fwps.org for information about the school access analysis
requirements.
20. School Impact Fees – School impact fees are required for multi-family residential dwelling units per FWRC
19.95. School impact fees are due at the time of building permit issuance for new dwelling units and are
subject to the fee schedule in effect at that time. This fee amount is subject to change as determined
annually by the Federal Way School District and City Council.
PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION
Sam Basmeh, 253-835-2746, samir.basmeh@cityoffederalway.com
Land Use Issues – Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2021 King County Surface
Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual. This project
meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a
preliminary Technical Information Report (TIR), addressing the relevance of the project to the nine core
and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall
also be provided in the preliminary TIR. The City Addendum can be found at the following website:
www.cityoffederalway.com/node/1467.
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. The City will accept treatment systems which are listed on the
Department of Ecology’s General Use Level Designation (GULD) for the required level of water quality
treatment.
3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must
be provided to verify infiltration suitability.
4.Detention and water quality treatment facilities for this site is required to be above ground (i.e. an
open pond), within a separate storm drainage tract, and dedicated to the City for future
maintenance. Detention and water quality facilities may be within the same tract. Underground
facilities are allowed only with approval from the City of Federal Way Stormwater Management Division.
5. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
6. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination
System (NPDES) construction storm water permit may be required. Information regarding this permit
can be obtained from the Washington State Department of Ecology at
http://www.ecy.wa.gov/programs/wq/stormwater/construction/index.html or by calling 360-407-
6048.
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7. If work is to be done below the ordinary high-water mark, a Hydraulic Project Approval (HPA) permit
may be required. Information regarding this permit can be obtained from the Washington Department
of Fish and Wildlife.
Right-of-Way Improvements
1. See the Traffic Division comments from Sarady Long, Traffic Engineer for traffic related items.
2. A right-of-way permit is required to install any frontage improvement requirements along with a
temporary traffic control plan as described in Chapter 6 of the Manual on Uniform Traffic Control
Devices.
3. 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.
4. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way including street frontage improvements.
Building/Engineering Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the City. Engineering review fees are currently $3,325.00 for the first 18
hours of review for subdivision EN permits. Additional review time is charged at $184.00 per hour. A
final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and
the plans will require the signature/seal of a professional engineer registered/licensed in the State of
Washington.
2. In addition to engineering approval, projects that will be filling or grading in the area of the future
building pads are required to obtain a separate grading permit from the Building Department.
3. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City’s website at:
www.cityoffederalway.com/node/1467 to assist the applicant’s engineer in preparing the plans and TIR.
4. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called, or cost overruns for inspections. Upon completion of
the installation of the improvements, and final approval of the Public Works Inspector, the bond will be
reduced to 30 percent of the original amount and held for a two-year maintenance period.
5. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period. During
that time, the Public Works Inspector will make periodic visits to the site to ensure the developer’s
compliance with the maintenance requirements. Upon satisfactory completion of the two-year
maintenance period, the remainder of the bond will be released. Maintenance for public roads and
subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads
and drainage facilities, including short plats, remain the responsibility of the individual property owners.
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6. When topographic survey information is shown on the plans, the vertical datum block shall include the
phrase “DATUM: N.G.V.D.-29” or “DATUM: K.C.A.S.,” on all sheets where vertical elevations are
called out.
7. Drawings shall be submitted electronically for plan review, please contact the Permit Center for details.
8. Site plans shall be drawn at a scale of 1″ = 20′, or larger. Architectural scales are not permitted on
engineering plans.
9. Provide cut and fill quantities on the clearing and grading plan.
10. Temporary Erosion and Sediment-control (TESC) measures, per Appendix D of the 2016 KCSWDM,
just be shown on the engineering plans.
11. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
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 251units Multifamily Housing and 6,480 SF retail, the Institute of
Transportation Engineers (ITE) Trip Generation - 11th Edition, land use code 221 (Multifamily Housing –
Mid-Rise) and land use code 814 (Variety Store), the proposed project is estimate to generate 142 new
weekday PM peak hour trips and 1,565 daily trips.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation analysis
and concurrency mitigation may be required if the proposed project creates an impact not anticipated in
the six-year Transportation Improvement Plan (TIP).
3. The estimated fee for the concurrency permit application is $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
applicant fee must be paid in full at the time the concurrency permit application is submitted with land
use application. The fee may change based on 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 251unit senior apartment and 6,480 SF Retail, the estimate traffic
impact fee is $1,006,405.00. 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)).
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Street Frontage Improvements (FWRC 19.135)
1. The applicant/owner would 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 would be expected to construct improvements on the following streets to the City’s
planned roadway cross-sections:
17th Ave S/20th Way S is a Minor Collector planned as a Type “R” street, consisting of a 40’
street with curb and gutter, 4’ planter with street trees, 6’ sidewalks, and street lights in a 66’
right-of-way (ROW). The frontage on 20th Ave S has been improved with two lanes,
including vertical curb/gutter, and sidewalks. However, the street was not improved to
current adopted standard. As such, the applicant would be expected to construct half street
improvement as measured from the street centerline and dedicate approximately 3’ right-of-
way.
Construct east-west public road along the southerly property to a Type R street. At a
minimum, the improvement shall include 40’ street with curb and gutter, 4’ planter with
street trees, 6’ sidewalks and street lights along the north side of the street. The east-west
road shall extend the entire length of the property with a turnaround at the end of the street.
2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about a right-of-way modification
requests are available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $1,472.
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. 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 road along the south side of the
property with a turnaround at the end is required to meet this code section. Additionally, a compact
roundabout or other alternative may be needed at 20th Ave S for safe access.
3. The proposed private access would be permitted along the northerly property line if access spacing can
be met.
4. 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.
5. Submit an intersection sight distance analysis at the plat access driveway/intersection with 20th Ave S.
The analysis shall be conducted in accordance to the latest AASHTO guidelines (3.5 ft object height, 3.5
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ft driver’s eye height, 14.5 ft back from the edge of the traveled way for passenger vehicles). The analysis
must bear the seal of a licensed engineer in the state of Washington. The sight distance triangle shall be
depicted on the plan set.
6. Provide photo documentation within the appendix of the sight distance analysis. A minimum of one
photo looking to the left and one looking to the right will show the location of the viewer in accordance
to AASHTO guidelines. The Site Plan with plan and profile sheets should also be incorporated into the
report to provide the site distance documentation. Indicate if there are any street trees, landscaping
requirements, or any other objects existing or proposed to be within the sight distance triangle. State if
the sight distance requirements are met or not and provide any traffic safety mitigation measures.
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 enclosure openings. Allow appropriate
paved turning area for service vehicles, minimizing ‘blind spots’ during ingress and egress.
Per FWRC 19.125.150 (7)(e), sites may require a larger enclosure, or multiple enclosures, to
accommodate on-site user access and/or additional waste types and containers
Per FWRC 19.125.150 (6)(d), depending on enclosure size, surface water run-off must be managed
via an oil-water separator, while large enclosures require a roof combined with a drain to sanitary
sewer. A related Spill Prevention Plan is 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
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International Mechanical Code (IMC), 2018
Washington State Amendments WAC 51-52
Uniform Plumbing Code (UPC), 2018
Washington State Amendments WAC 51-56 & WAC 51-57
International Fire Code (IFC), 2018
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2020
Accessibility Code (ICC/ANSI A117.1), 2009
International Residential Code, 2018
Washington State Amendments WAC 51-51
Washington State Energy Code, 2018 WAC 51-11
2.Building Criteria. The following applies to the proposed structure:
Occupancy Classification: R-2, B
Type of Construction: V-B (per applicant)
Floor Area: 212,597 of R-2, 6,480 of commercial, 4150 leasing office
Number of Stories: 4
Fire Protection: sprinklers
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
3.Building Permit Application Process. A completed building permit application and commercial
checklist are required. The commercial checklist will be filled out by staff and provided at the time of
Land Use Approval. Copies of application and checklist may be obtained on our web site at
www.cityoffederalway.com.
Submittal of the building permit is by electronic submittal only. Please use this link
https://www.cityoffederalway.com/node/4588 to request a link to upload your submittal documents. If
you have questions about this process, please email the permit center at
ElectronicSubmittal@cityoffederalway.com. Please note, the application fee collected at initial submittal
of the permit application covers the initial review and one resubmittal only. The City will be charging
applicants for any additional staff time necessary to complete each review following the first resubmittal.
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.
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Please note, Land Use Approval is recommended prior to submitting the building permit application to
avoid delay in project review. If the project has not received Land Use Approval, it may be placed on
hold until Land Use review is completed.
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 5-7 weeks of 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, by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from the Community Development Department to all review staff. Please use this link
https://www.cityoffederalway.com/node/4588 to request a link to upload your submittal documents. If
you have questions about this process, please email the permit center at
ElectronicSubmittal@cityoffederalway.com.
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
Department 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 Department and will be scheduled by the inspector of record for the project.
6.Site-Specific Requirements.
A separate permit is required for each building on the site.
When designing building A pay close attention to the distance to the property line, it appears that the
building will be right on the line. If this is the case it will dictate the type of construction, the number
of openings allowed and the protection required for such openings.
Accessible parking is required on site
An accessible route will be required from the accessible parking to each building and from each
building to the common amenity building.
Accessible units (type B) will be required in each of the R-2 buildings.
Vertical separation is required between all dwelling units by the use of fire partitions.
Horizontals separation is required between each level of the R-2 buildings.
1 hour occupancy separation is required between the R-2 and the B occupancies.
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An automatic fire sprinkler system is required in all buildings.
A fire alarm system is required in the R-2 buildings.
A smoke alarm system is required in the R-2 buildings.
Please provide clear details and listings of all rated assemblies.
Please provide clear details and listings of all rated assembly penetrations.
Provide complete plumbing details and riser diagram for the project
Provide complete stamped engineered mechanical plans for the project
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
LAKEHAVEN WATER AND SEWER DISTRICT
Brian Asbury, 253-946-5407, BAsbury@lakehaven.org
General
All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven’s Development Engineering web pages
(http://www.lakehaven.org/204/Development-Engineering).
All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven’s current regulations and policies. Any change to either the development proposal(s) or
Lakehaven’s regulations and policies may affect the above comments accordingly.
Water
A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with
any land use and/or building permit applications (check with land use agency for requirement); LWSD
issued a Water Certificate for this property on 12/21/21. Certificate is valid for one (1) year from date of
issuance.
Fire Flow at no less than 20 psi available within the existing water distribution system is a minimum of
2,500 GPM (approximate) for two (2) hours or more. This flow figure represents Lakehaven’s adopted
minimum level of service goals for non-residential areas regarding performance of the existing water
distribution system under high demand conditions. If more precise available, &/or estimated onsite, fire
flow figures are required or desired, Applicant can request Lakehaven perform a system hydraulic model
analysis (separate from, or concurrent with, an application for Availability). 2022 cost for a system
hydraulic model analysis is $258.60.
A Lakehaven Developer Extension (DE) Agreement will be required to construct new and/or abandon
and/or modify existing water distribution system facilities for the proposed development, including
extend-to-far-edge(s) in accordance with long-standing Lakehaven policy. Additional detail and/or
design requirements can be obtained from Lakehaven by completing & submitting a separate application
to Lakehaven for either a Developer Pre-Design Meeting or a DE Agreement. Lakehaven encourages
owners/developers/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.
A water service connection application submitted separately to Lakehaven is required for each new
service connection to the water distribution system, in accordance with standards defined in Lakehaven’s
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current ‘Fees and Charges Resolution’. Non-single-family properties require separate domestic (per
building, typically, some exceptions allowed), irrigation (if irrigated landscaped areas are incorporated into
the site development &/or property has a sewer service connection), and fire protection (if required or
installed) water service connections & meters.
To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each service meter is required pursuant to WAC 246-290-490 &
Lakehaven standards regarding premise isolation. Because the potential cross-connection hazard(s)
cannot be determined at this time, Lakehaven cannot specify the minimum required BPA device.
Typically required location(s) for any BPA is outside of a building (fire-protection typically aboveground,
RPBA/RPDA devices always aboveground), & as close to the main as possible, but no further than 50-
feet maximum from the main. There are some reasons/situations for some case-by-case exceptions that
are allowed by Lakehaven, most of these in Federal Way’s City Center area. Applicants may submit a
modification request (include plan/sketch) to Lakehaven for non-typical location. Contact Lakehaven’s
Cross-Connection Control Program Manager (Chris Zoepfl, CZoepfl@Lakehaven.org, 253-946-5427) for
additional information on premise isolation/BPA installation & testing coordination.
Service pressure(s) less than 40 psi indicated, Lakehaven Service Agreement required, booster pump(s)
recommended, contact Lakehaven for requirements &/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/deposits (2022 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/deposits & are due at the time of application for service.
o Water Service/Meter Installation, Domestic, 3” preliminary size per MFR building: $45,770.00
installation deposit (each). Actual size TBD by Lakehaven based on applicant’s estimated
maximum GPM usage rate or MFR-only UPC plumbing fixture count.
o Water Service/Meter Installation, Irrigation, 1½” preliminary size: $818.90 drop-in meter fee.
Actual size TBD by Lakehaven based on applicant’s estimated maximum irrigation GPM usage
rate.
o Water Service/Meter Installation, Fire-Protection/Flow-Detection, 5/8”x3/4” size: $474.10
drop-in meter fee (each).
o Capital Facilities Charge(s)-Water: $5,097.65 per Equivalent Residential Units (ERU). One (1)
MFR dwelling unit = 0.75 ERU. Actual non-residential & irrigation amounts due TBD by
Lakehaven based on applicant’s estimated annual non-residential & irrigation water usage rate.
o Service Agreement Charge(s): $129.30.
o County Document Recording Fees: $210.00+/-.
Sewer
A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with
any land use and/or building permit applications (check with land use agency for requirement); LWSD
issued a Sewer Certificate for this property on 12/21/21. Certificate is valid for one (1) year from date of
issuance.
A Lakehaven Developer Extension (DE) Agreement will be required to construct new and/or abandon
and/or modify existing sanitary sewer system facilities necessary for the proposed development, including
extend-to-far-edge(s) in accordance with long-standing Lakehaven policy. Additional detail and/or
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design requirements can be obtained from Lakehaven by completing & submitting a separate application
to Lakehaven for either a Developer Pre-Design Meeting or a Developer Extension Agreement.
Lakehaven encourages owners/developers/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.
A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the
sanitary sewer system or any modification (disconnect, re-align, abandon, etc.) to an existing sewer service
connection, in accordance with standards defined in Lakehaven’s current ‘Fees and Charges Resolution’.
Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other sewer service
installation standards, installation of a Type 1, 48” 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 &/or buildings with food
preparation/service establishments, size to be determined by applicant’s engineer. Also, if applicable, see
attached Lakehaven Trash/Recycling Enclosure Standards.
Applicant will be required to complete and submit a Sewer Use Report (SUR). Information in the SUR
will be used by Lakehaven to determine specific pretreatment requirements (if any). Restaurants &/or
commercial food preparation facilities must install & utilize an externally-located, grease interceptor; size
to be determined by applicant’s engineer.
Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2022 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/deposits & are due at the time of application for service. All Lakehaven fees,
charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change
without notice.
o Sewer Service Connection Permit: $303.52 per building.
o Capital Facilities Charge(s)-Sewer: $5,039.47 per Equivalent Residential Unit (ERU). One (1)
MFR dwelling unit = 0.75 ERU. Sewer system capacity credits are available for this property
from system capacity charges previously assessed to the property for 24.40 ERU. Please contact
Lakehaven for further detail.
SOUTH KING FIRE AND RESCUE
Sean Nichols, 253-946-7242, Sean.Nichols@southkingfire.org
Water Supply
Fire Flow:
The minimum required fire flow for this project is 4000 gallons per minute. A Certificate of Water
Availability including a hydraulic fire flow model shall be requested from the water district and provided at the
time of building permit application.
Fire Hydrants:
This project will most probable require 4-5 additional hydrants in an approved* location.
Note: The FDC’s will need to be within 100 feet from a hydrant.
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*Hydrant(s) spacing along access roads and location in relationship to buildings and sprinkler FDC shall
be approved by Fire Marshal’s Office
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
Designated and marked fire lanes are required for emergency access. This may be done during the plans
check or prior to building final. Requirements and marking options can be found in title 8 of the Federal
Way Revised Code: http://www.codepublishing.com/WA/FederalWay/
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
The below grade parking has a driving surface above that fire department will have to use. The driving
surface shall be rated to outrigger ratings per AASHTO HB-17 and load limits shall be posted at all
entrances leading to the elevated surface.
Fire Department Lock Box
A recessed fire department “Knox” brand key box shall be installed on all the buildings at the main
entrance and possibly other locations as determined during plan review/inspection. Location(s) will be
approved by the plan reviewer or Deputy Fire Marshal onsite.
Fire Sprinkler System
An NFPA 13 fire sprinkler system is required for Building A and suggested for Buildings B and C plus
the amenity building.
NFPA 13R is the minimum required fire sprinkler for Buildings B and C. The below grade parking shall
also be a NFPA 13 sprinkler.
An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included
within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet.
Fire walls shall not be considered to separate a building to enable deletion of the required automatic fire-
extinguishing system.
The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler
system shall be at least 10 per cent less than the correlative water supply curve pressure.
Fire Alarm
A Fire Alarm System is required for all buildings.
City Code requires an automatic fire detection system in all buildings exceeding 3,000 square feet gross
floor area. The fire alarm system is required to monitor the sprinkler system including water flow.
Provide full notification as required by NFPA 72. Complete coverage smoke detection is only required in
the amenity building. This fire detection system shall be monitored by an approved central and/or
remote station.
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Standpipes
Standpipes are required in Buildings A, B, and C.
Elevators
Elevator cars shall be sized for ambulance stretchers per the requirements in the IBC.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for 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.
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: Process III or IV Submittal Requirements
Master Land Use Application
CPTED Checklist Instructions/Checklist
Parking Lot Design Criteria
SEPA Environmental Checklist
Forest Practices Information/Application
Height Measurement
Concurrency Application
Lakehaven Map
Lakehaven Trash Recycling Enclosure Standards
c: Sam Basmeh, Development Services Reviewer
Sarady Long, Senior Transportation Planning Engineer
Greg Kirk, Plans Examiner
Brian Asbury, Lakehaven Water & Sewer
Sean Nichols, South King Fire & Rescue
Dave Knight, Wood Partners,
dave.knight@woodpartners.com