18-102692 (2)7
ACITY OF
�. Federal Way
rrza��_�
Centered on Opportunity
August 13, 2018
Eric Labrie
ESM Consulting Engineers
33400 8t" Avenue SW
Federal Way, WA 98003
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
Eric.Labrie@esmcivil.com
Re: File #18-102692-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Kitts Corner — Urbanform Multi -family and Commercial Development,
33800 Pacific Highway South, 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 July 19, 2018. 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 L.akehaven 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, Jim Harris, 253-835-2652, jim.liarris@cityoffederalway.com. For
specific technical questions about your project, please contact the appropriate DRC representative as
listed below. Otherwise, any general questions about the preapplication and permitting process can be
referred to your key contact.
PROJECT DESCRIPTION
Proposal to construct a mixed use development consisting of approximately 216 apartment units, plus 200
townhornes and 16,000 square feet of ground floor retail. The development is proposed at the eastern
portion of the Kitts Corner "Federal Way Village" Master Plan site at the SW Comer of the intersection of
Pacific Highway South and South 336t" Street, on King County tax parcels 202104-9001, 202104-9004,
202104-9069 & 202104-9072.
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.
Mr. LaBrie
August 13, 2018
Page 2 .
Planning Division
1. The proposed site plan is primarily a multi -family proposal and does not appear to meet the intent
of the BC multi -family use chart or the standards of the chart. Revisions to the site plan and
development proposal are required to meet the applicable zone use chart requirements including
but not limited to mixed use development standards, parking requirements, open space, critical
areas, community design guideline compliance and several other FWRC components.
2. In summary, the site plan and uses proposed in the preapplication submittal do not meet the
adopted Master Plan.
3. There are two known small wetlands (No. 3 and 4) on the eastern portion of the property. The
preapplication site plan does not account for these wetlands or their buffers. In order to displace
and fill these wetlands, a Process IV Hearing Examiner approval is required subject to the Process
IV procedural requirements in FWRC 19.70, and substantive provisions of FWRC 19.145.
4. Due to the proposed use and site plan layout not meeting the use zone chart, City staff is not
providing substantive comments on the site plan layout and design.
■ Public Works Development Services Division
Flow control and water quality treatment must be provided meeting regulations in place at the time of
development.
• Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency
permit with application fee of $8,760.00 is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required and will be assessed at
building permit issuance.
3. Transportation Impact Analysis (TIA) — A TIA prepared by a licensed engineer in Washington
is required to assess other significant project impacts and determine traffic and safety mitigation
measures not identified in the concurrency analysis.
4. Frontage Improvements (FWRC 19.135.040) — Construct improvement and dedicate right-of-
way along SR 99 and S 33e St. Internal roads shall be improved as specified in the agreement.
5. Intersection Sight Distance — Verify intersection sight distance analysis is consistent with
AASHTO standard.
6. Access Management (FWRC 19.135.260) — The development shall meet access management
standards.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
COMMUNITY DEVELOPMENT —PLANNING DIVISION
Jim Harris, 253-835-2652, jim.harris@cityoffederalway.com
cityoffederalway.com
Zoning Designation, Conditional Rezone of Site, and Master Plan — The subject property is
within the Community Business (BC) zone, and is subject to rezone conditions which were adopted
and imposed by the City Council by Ordinance 05-490, as subsequently amended by Ordinances 07-
558, 08-581, 09-614 and City Council Resolution 13-641.
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The subject property has an approved Master Plan which includes a site plan and accompanying
Master Development Plan named: "Village at Federal Way."
2. Zoning Regulation Overview and Summary
A. Multi -family zone use chart FWRC 19.220.050. Multi -Family - The proposed multi-
family/mixed use development is required to meet the development standards on zone use chart
FWRC 19.220.050 in addition to meeting all other applicable sections of the FWRC. In
summary, several significant elements of the preapplication proposal do not meet the zone use
chart standards as identified below. Please note that due to the proposal not meeting several
significant key zoning and master plan requirements, City staff is not providing a thorough
evaluation and technical comment of the proposal for compliance with the zone use chart
standards and zoning code requirements.
L Note 4 of the zone use 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 uses)
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 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. " The submitted site plan shows concentration of ground floor
commercial in only a small portion of the buildings. Ground floor commercial is required
in additional buildings, as many buildings have no ground floor retail/office or other non-
residential uses proposed, and many of the buildings are fronting on a future public
roadway (13"1 Avenue South and SW 340`h Street). The proposed site plan is primarily a
multi -family proposal and does not appear to meet the intent of the BC multi -family use
chart or the standards of the chart.
II. 200 townhome units are proposed on the preapplication site plan, in addition to 216
apartment units. By definition, townhomes are not permitted in the BC zoning district and
therefore do not meet applicable FWRC requirements.
III. Due to the proposed use and site plan layout not meeting the use zone chart, City staff is
not providing substantive comments on the site plan layout and design.
IV. Revisions to the site plan and development proposal are required to meet the applicable
zone use chart requirements including but not limited to mixed use development standards,
parking requirements, designation of open space and critical areas, community design
guideline compliance, and several other FWRC components.
B. Approved Master Plan —A Master Plan for this property was required as a condition of the
year 2005 City Council rezone approval. A master site plan and development plan "Village at
Federal Way" was approved by the City on January 25, 2008. In summary, the site plan and
uses proposed in the preapplication submittal do not meet the adopted Master Plan.
The Master Plan for the site was approved by the City on January 25, 2008, via file number 07-
10285 1 -UP. Extensions to the duration of the master plan approval were granted by the City on
February 24, 2009 (09-100599-AD); February 2, 2010 (09-104582-AD); February 1, 2012 (11-
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104758-AD); April 15, 2014 (13-105307-AD); April 14, 2016 (16-101824-AD); and April 10,
2018 (18-101282-AD). The Master Plan approval expires on April 10, 2020.
The existing approved Master Plan for this easterly portion of the Kitts Corner site is approved
to include 14 buildings, containing 55 multi -family housing units, and approximately 326,450
square feet of commercial space. The preapplication proposal recently submitted includes 200
townhome units, 216 multi -family units and roughly 16,000 square feet of commercial space.
The preapplication site plan does not meet the approved Master Plan.
The original 2005 conditional rezone ordinance and subsequent amendments included rezoning
and development of the westerly property of the Kitts Corner site. The westerly portion of the
site was a part of the original "Village" concept, and includes approximately 216 residential
dwelling units. This westerly portion of the site was intended to be the primary residential
portion of the rezone area.
An applicant could build out the existing Master Plan, as approved. Alternatively, the approved
Master Plan could be withdrawn and a new Master Plan could be submitted and reviewed by
the City. If a new Master Plan is submitted, it would be required to comply with applicable
standards of the BC zone. In addition, any new or revised Master Plan must meet the conditions
of the rezone in Ordinance 05-490 as amended.
A new Master Plan meeting all applicable regulations and rezone conditions could be submitted
and reviewed under Process III site plan review combined with an application for land use
Process III site plan review.
The Master Plan applies to all of the geographic area contained in the conditional rezone
ordinance, including the properties adjacent to Pacific Highway South which are surrounded on
three sides by the preapplication proposal. Specifically, King County Parcels 202104-9080,
202104-9086 and 202104-9090 need to be included in any revised or new master site plan.
C. Rezone Conditions —The subject property received conditional approval of a rezone to BC in
2005. There are several conditions of approval of the rezone that apply to any development of
the property.
If an applicant were to pursue or request any changes to the conditions of the rezone and
subsequent ordinance amendments identified, then a Process V Quasi -Judicial Rezone
application and review under FWRC Chapter 19.75 would be required. Process V applications
require Hearing Examiner public hearing and recommendation to the City Council for final
review and decision.
D. Critical Area Intrusions — There are two known small wetlands (No. 3 and 4) on the eastern
portion of the property. The preapplication site plan does not account for these wetlands or their
buffers. In order to displace and fill these wetlands, a Process IV Hearing Examiner approval is
required subject to the Process IV procedural requirements in FWRC 19.70, and substantive
provisions of FWRC 19.145. Based in part on prior written agreement, City staff would
recommend approval of filling these wetlands in this very unique circumstance, as identified in
the staff report and Hearing Examiner decision for file 07-10285 1 -UP. Filling these wetlands
will require Process IV Hearing Examiner approval even though such action was previously
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approved in 2008 by the Hearing Examiner under the above -referenced file. However, that
approval has since expired.
FWRC-required mitigation of impacts resulting from filling wetlands No. 3 and 4 has already
been completed as identified in file 07-102851-UP. However, the applicant is responsible for
identifying and fulfilling any state and federal requirements and regulations for wetland
impacts, with any new application, or revision to the Master Plan or rezone conditions.
As specified in FWRC Chapter 19.145 Article IV, either Process III or IV review meeting
current critical area code requirements is required for any impacts to wetlands. 1 and 2 or their
buffers along the westerly side of the site. Wetland buffer intrusions and/or averaging of this
wetland buffer may be necessary to accommodate alignment and construction of 13"' Avenue
SW. City staff is unable to determine the applicable review process based on the generalized
nature of the preapplication materials. Avoidance and minimization of all wetland and wetland
buffer impacts is emphasized by FWRC 19.145.
Wetland studies and evaluation prepared by a qualified consultant is required for any wetland
and/or wetland buffer intrusion. City review of any wetland study is conducted by a third party
consultant working for the City. The project applicant is responsible for all review costs of all
third party reviews conducted on behalf of the City.
The remaining comments are general comments applicable to a multi -family mixed use
development land use proposal in the BC zoning district.
3. State Environmental Policy Act (SEPA) -- The project is subject to environmental review under
SEPA for the proposed actions. The environmental review is typically a component of the Process
III, IV or V land use application and a complete environmental checklist with notice materials will
be required. An environmental threshold determination made by the Director of Community
Development must be issued prior to land use or building permit approval.
4. Public Notification — Process III, IV and V applications and SEPA determinations require a public
notice and public comment periods. Within 14 days of issuing the Letter of Complete Application, a
Notice of Application will be published in the Federal Way Mirror, mailed to persons within 300
feet of the subject property, posted on the subject property, and placed at the City's three designated
notice boards.
If the proposal is refined, we can determine the appropriate number of sets of mailing envelopes
required by the FWRC.
5. band Use Review Timeframes —'The city makes every effort to issue land use decisions within 120
days of a complete application. However, the review timeframe is suspended at any time that
additional information is requested by the city. The applicant must submit requested information
within a 180-day timeframe, unless an extension is granted pursuant to FWRC 19.15.050(2).
6. Application Fees — Please contact the Permit Center at 253-835-2607 for updated fee schedules for
land use applications, SEPA checklist, concurrency, engineering review, school and transportation
impact fees and building permit.
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7. Key Development Regulations — All site improvements must comply with the applicable FWRC
development regulations. The following general regulations will apply to the proposal.
(a) Required Yard and Lot Coverage — Required yards must meet applicable standards on the
appropriate use zone chart. The buildable area will be determined by other requirements for
landscaping, required yards, etc.
(b) 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).
(c) 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 19.220.050.
(d) 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. With your application,
please provide a site plan graphic detailing the open space areas and include a written
description of those areas intended as common open space, and identify all amenities in each of
the individual common open space areas. Include on submittal drawings the size and location of
each recreation area, the intended users, and indicate whether it is internal or external.
In addition, the rezone conditions and master plan also contain specific requirements for open
space on this site.
8. Clearing, Grading, and Tree and Vegetation Retention — The land use application must include a
clearing and grading plan consistent with FWRC 19.120.040(1). Clearing and grading plans are
reviewed and approved in conjunction with land development permit associated with the proposed
development. Approval and Notice to Proceed shall be required prior to commencing clearing and
grading activities on the site. Reference FWRC 19.120.060(2).
A tree and vegetation retention plan as required under FWRC 19.120.140(2) must also be submitted
with the land use application. The tree and vegetation retention/replacement plan must be prepared
by a certified arborist or certified landscape architect. The standards require each development to
maintain a minimum tree unit density. The minimum tree density in the BC zone is 20 tree units per
acre. The formal landscape plan must detail information about tree unit credits and replacement.
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. Type III landscaping consists of a mixture of
evergreen and deciduous trees, large shrubs a minimum of 24 inches in height at the time of
planting, and groundcover; spaced to provide a visual buffer creating a partial visual separation.
(b) Interior Parking Lot Landscaping — Twenty-two square feet of interior lot landscaping per
parking stall must be incorporated into any surface parking areas.
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(c) Rockeries, Retaining Walls, and Fencing — Rockeries, retaining walls, and any proposed
fencing must be shown on site and landscape plans, as well as on civil engineering 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 adjacent property shall be
composed of brick, rock, or other textured/pattemed styles as approved by the planning and
public works directors.
10. Community Design Guidelines — Review of the proposal under the city's design guidelines, FWRC
Chapter 19.115, is required for the project and will occur in conjunction with the land use review
and decision. 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. Special consideration to incorporate principles to all
pedestrian routes of travel, courtyard or plaza areas, and the parking garage is strongly
encouraged. A completed CPTED checklist must be submitted with your application.
i. Natural Surveillance — Promote visibility of public spaces and areas.
ii. Access Control — Identify techniques that deter unauthorized access and/or inappropriate
access.
iii. Ownership — Reduce perception of areas as ownerless.
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 (b), (c), (e), (f), and (g)
ii. (3) Parking Structures (a), (b), (c), (d), and (f)
iii. (4) Pedestrian Circulation and Public Spaces (a), (b), (c), and (e)
iv. (7)(a) Lighting
C. FWRC 19.115.060 Building Design — Key design requirements of this section apply to the project
as follows. Note that the requirements of this section apply to all sides of the buildings.
i. (1)(a) As the site is sloped, this section could be applied to building design.
ii. (2) All building facades are both longer than 60 feet and are visible from a right-of-way,
and therefore, must incorporate a minimum of two out of four design options intended to
break up the mass of large buildings. These design options include fagade modulation,
landscaping, canopy or arcade, or associated pedestrian plazas.
iii. (3) Building facades shall also include methods of articulation and accessory elements,
for example display windows, window openings with visible trim material, vertical
trellis, artwork, decorative masonry or metal patterns or grillwork, relief, material
variations, etc.
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d. FWRC 19.115.080 Mixed Use Buildings in Commercial Zones.
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)-(r)). (Following is a more specific discussion of
each guideline.).
FWRC 19.115.090(1)(b)&(c) Entrance Fagades —Entrance facades shall front on, face,
or be clearly recognizable from the right-of-way; and shall incorporate windows and
other methods of articulation. Building entrances must also be architecturally emphasized
and shall incorporate transparent glass.
ii. FWRC 19.115.090 Subsections (1)(g) through (r) apply to residential uses. Please
provide a design narrative with the formal application to detail how the multi -family
housing project addresses these requirements.
11. 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. Locations for the recycling and garbage facilities must be depicted
on the formal site plan. Include the square footage of each facility provided, depict routes of travel
for staff and service providers, including vertical clearance and turning radius of each.
12. 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 Department of Records and Elections at the expense of the
applicant.
13. School Mitigation Fees — School impact mitigation fees are required for multi -family residential
dwelling units per FWRC 19.95. Current multi -family mitigation fee is $21,090.00 per unit. The
school mitigation fee is adjusted annually by the City Council.
PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION
Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com
Land Use Issues — Stormwater
14. Surface water runoff control and water quality treatment will be required per the regulations in place
at the time of development, currently the 2016 King County Surface Water Design Manual
(KCS)VDM). This project meets the requirements for a Full Drainage Review. At the time of land
use site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance
of the project to the nine core and five special requirements of the KCSWDM will be required. A
Level 1 downstream analysis shall also be provided in the preliminary TIR. The City has V = 100',
five-foot contour planimetric maps in GIS format that may be used for basin analysis.
15. 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
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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.
16. As outlined in a concomitant agreement with Gateway Associates, recording number 9704211043,
detention can be provided for a portion of this property's initial development in the adjacent 336"
Regional Storage Facility (RSF). The parcels that are eligible for this are shown as Parcels B, C, and
D in the City of Federal Way Boundary Line Adjustment 13-104506-SU, recording
920140915900025, totaling approximately 37.9 acres. Parcels A and E, totaling approximately 5.4
acres are not a part of the agreement; therefore, a separate detention facility must be provided for
those (fonner) parcels.
17. The project's outfall cannot cause any breach or damage to the banks of the RSF, nor can it raise the
water surface elevation of the RSF constructed wetland by one tenth (1/10) of one (1) foot or more.
Water quality treatment and BMP's are not covered by the agreement and must be provided onsite.
1
18. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
19. Detention and water quality treatment facilities are required to be above ground (i.e. an open pond).
Underground facilities are allowed only with approval from the City of Federal Way Stormwater
Management Division.
20. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
21. 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
h :Ilwww.ec .wa. avl ro amslw Istormwaterlconstructionlindex-html or by calling 360-407-
6048.
22. 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
23. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for
traffic related items.
24. Dedication of additional right-of-way is required and shall be conveyed to the City through a
statutory warranty deed. The dedicated area must have clear title prior to recording.
25. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
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Building (or EN) Permit Issues
26. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must
be reviewed and approved by the City. 2018 engineering review fees are $2,503.00 for the first 12
hours of review, and $139.00 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.
27. 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.
28. The Federal Way Public Works Development Standards Manual (including standard detail drawings,
standard notes, and engineering checklists) is available on the City's website at
http:/hvww.ciiyoffederalway.comlindex.gVx?nid=171 to assist the applicant's engineer in preparing
the plans and TIR.
29. 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.
30. The developer will be responsible for the maintenance of all storin 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.
31. 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.
32. 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.
33. Provide cut and fill quantities on the clearing and grading plan.
34. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2016
KCSWDM, must be shown on the engineering plans.
35. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
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PUBLIC WORKS TRAFFIC DIVISION
(Sarady Long, 253-835-2743, Barad .lon a�?ci ❑ffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
36. Based on the submitted materials for 216 apartment units, 200 town -homes and 16,500 square feet
retail, the Institute of Transportation Engineers (ITE) Trip Generation - le Edition, land use code
220 (Low -Rise Multifamily Housing), land use code 221 (Mid -Rise Multifamily Housing), and land
use code 8I4 (Variety Store), the proposed project is estimated to generate approximately 320 new
weekday PM peak hour trips and 3,686 weekday trips.
37. A eoncurrency permit is required for this development project. The PW Traffic Division will
perform eoncurrency 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 eoncurrency mitigation may be required if the proposed project creates
an impact not anticipated in the six -year Transportation Improvement Plan (TIP).
38. The estimated fee for the eoncurrency permit application is $8,760 (51 - 500 Trips). This fee is an
estimate and based on the materials submitted for the pre -application meeting. The eoncurrency
application fee must be paid in full at the time the eoncurrency 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 eoncurrency analysis consistent with City procedures-, however, the fee
remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
39. Based on the submitted materials, the estimated traffic impact fee is $1 1�00. The total amount of
the impact fees will be assessed and collected from die applicant when the building permit is issued,
using the fee schedule then in effect.
Transportation Impact Analysis (TIA) (FWRC 19.135)
40. 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:
a. A specialized land use trip generation study for the mixed use proposal;
b. Analysis of intersections impacted by 100 trips in the weekday morning and Saturday peak
hours;
C. LOS analysis at site access including turn lane analysis;
d. Intersection Sight distance analysis per AASHTO;
e. Queuing analysis of access points for morning, evening, and Saturday peak hours if applicable.
Street Frontage Improvements (FWRC 19.135)
41. The applieantlowner 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
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August 13, 2018
Page 12
Plan (FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (F)AIRC 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:
S 336"' Street is planned as a Type "G" street, consisting of a 66' street with curb and gutter, 6'
planter with street trees, 8' sidewalks and street lights in a 100-foot right-of-way (ROW).
Assuming a symmetrical cross section, the applicant would be required to widen the road to
provide at least additional 16' of pavement from the existing curb, 6' planter with street trees,
8' sidewalk and streetlight. To accommodate the improvements, additional ROW dedication is
required as measured from street centerline. Additionally, the signal may need to be modified to
accommodate pavement widening.
SR 99 is a Principal Arterial planned as a Type "A" street, consisting of a 90-foot street with
curb and gutter, six-foot planter strips with street trees, 8-foot sidewalks, and street lights in a
124-foot right-of-way (ROW). Assuming a symmetrical cross section, half street improvements
are required as measured from the street centerline. Alternatively, the applicant may submit
justification report outlining to the Public Works Director on how the existing facilities meet
ADA standards and current City standards.
130' Place South from South 336 h Street to SR 99 shall be constructed to a Type "R" street,
consisting of 40-foot street with curb and gutter, 4-foot planter strips with street trees, 6-foot
sidewalks, and street lights in a 66-foot right-of-way (ROW). Please refer to the agreement for
specific road improvement.
The existing interim private berm road (Road C) connecting the multifamily private road to 13"'
PI S shall become public road per Condition 7 of the agreement.
Interim private Road F from 13th Pl S to SR 99 may remain private; however, it must be
constructed to public street standards.
42. 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 $278.
43. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes, taper rate shall be WS^2/60 or as directed by the Public Works Director.
44. The existing signal at 13th PIS and S 336"' St. would need to be modified.
45. Traffic calming devices such as speed humps, traffic circles, chicanes, etc. should be incorporated in
the internal street design to control speed and any potential cut -through traffic.
46. Verify intersection sight distance analysis at the main driveway/intersection with SR 99. The
analysis shall be conducted in accordance to the latest AASHTO guidelines (3.5 ft object height, 3.5
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.
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August 13, 2018
Page 13
47. Please 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
48. Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil,
yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space
allocation is established by FWRC 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions
measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -
open gate that spans the front width of the enclosure. When gate doors are opened, no structure
or hardware should remain above grade across the enclosure opening. Gate pins/holes are
preferred for holding gates in closed and open positions to ease service access and maximize
the life of gate hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user
access and/or additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/containers, and to exterior
containers screened by enclosure(s).
• Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line
with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize
potential `blind spots' during ingress and egress.
• Consider landscaping, setbacks and screening requirements [based on FWRC 19.125.040 (4) &
(5)]•
• Note that larger -scale commercial or multi -unit housing developments may see long-term
savings from the use of on -site waste compaction equipment. Planning for this equipment may
require larger enclosure dimensions, defined overhead clearances, consideration of power
utility access, and drainage management.
• Mixed -use developments may also benefit from on -site waste compaction equipment.
Additional mixed -use development considerations include:
o Designated chutes and/or internal facility maintenance areas or services for tenants,
o Moving waste and recycling streams from interior units to collection areas, and
o Access by business tenants and/or residents to exterior waste and recycling areas.
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786-
4530 (cell).
Doc ID: 77938
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Mr. LaBrie
August 13, 2018
Page 14
COMMUNITY DEVELOPMENT — BUILDING DIVISION
Scott Sproul, 253-835-2621, scoff.sproul@cityoffederalway.com
49. Building Codes. The structure will be treated as a new building permit application and must meet all
current codes including:
■ International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
• International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
• Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 & WAC 51-57
■ International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
/ National Electric -Code (NEC), 2014
• Accessibility Code (ICC/ANSI Al 17.1), 2009
0 International Residential Code, 2015
Washington State Amendments WAC 51-51
• Washington State Energy Code, 2015 WAC 5 1 -11
50. Building Criteria. The following applies to the proposed structure:
• Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
51. 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.ciVoffederalway.com.
Appointments are required for intake of new commercial building permit submittals. Please call or
email to schedule an intake appointment with the Permit Center staff at (253)835-2607 or
12ennitcenLer&r-ityoffederalKay.com.
Some projects may require a third party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs.
Please note, Land Use Approval is recommended prior to submitting the building permit application
to avoid delay in project review. If the project has not received Land Use Approval, it may be placed
on hold until Land Use review is completed.
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Page 15
52. 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 8-9 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.
53. Other Permits & Inspections. Separate permits maybe 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 WA O 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.
54. Site -Specific Requirements
Plans are very preliminary; no building comment at this time.
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
Water
55. A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted
with any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (I) year from date of issuance. If Certificate is needed, allow 1 2 work days
to issue for typical processing. 2018 cost for a Water Certificate of Availability is $60.00.
56. Hydraulic model results (FF #85, copy attached) indicate that Lakehaven's standard maximum
allowable system liquid velocity of 10 ftls, at no less than 20 psi, is exceeded at a fire flow rate
above 5,300 GPM. This flow figure depicts the calculated performance of the existing water
distribution system under high demand conditions. Fire flow rates greater than available in the
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Mr. LaBrie
August 13, 2018
Page 16
existing distribution system may be accommodated through water distribution system improvements.
Onsite hydraulic system calculations may need to be determined during design of the onsite water
distribution system improvements. Please contact Lakehaven for further detail.
57. 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. 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.
58. 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 current `Fees and Charges Resolution'. Non -single-family properties require separate
domestic (per building, typically, some exceptions allowed), irrigation (if irrigated landscaped areas are
incorporated into the site development), and fire protection (if required or installed) water service
connections & meters.
59. Separate water service connections/meters shall be installed for mixed uses within structures that are
incompatible for billing purposes (i.e., single-family residential &/or multi -family residential &/or non-
residential).
60. Service pressure(s) greater than 80 psi indicated, Pressure Reducing Valve(s) indicated, contact local
building official for requirements &/or additional information.
61. 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 cross -connection hazard(s)
cannot be determined at this tune, Lakehaven cannot specify the minimum required BPA device.
Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl,
CZoepf @Lakehaven.org, 253-946-5427) for additional information on premise isolation/BPA
installation & testing coordination.
62. 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).
63. Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service comnection 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.
❑ Water Service/Meter Installation, 4-6 unit MFR buildings, Domestic, 1'/2" preliminary size:
$737.12 meter drop -in fee (per building). Actual size TBD by Lakehaven based on applicant's
estimated maximum domestic GPM usage rate or UPC plumbing fixture count.
❑ Water Service/Meter Installation, 34-40 unit MFR buildings, Domestic, 3" preliminary size:
$2,380.00 meter drop -in deposit (per building). Actual size TBD by Lakehaven based on
applicant's estimated maximum domestic GPM usage rate or UPC plumbing fixture count.
❑ Water Service/Meter Installation, non-residential buildings, Domestic, 2" preliminary size:
$867.20 meter drop -in fee (per building). Actual size TBD by Lakehaven based on applicant's
estimated maximum domestic GPM usage rate.
18-102692-00-PC Doe ID: 77938
Mr. LaBrie
August 13, 2018
Page 17
❑ Water Service/Meter histallation, Irrigation, 1'/2" preliminary size: $737.12 meter drop -in fee (per
meter). Actual size TBD by Lakehaven based on applicant's estimated maximum irrigation GPM
usage rate.
❑ Water Service/Meter Installation, Fire -Protection (flaw -detection), sizes TBD: $TBD meter drop -
in fee (per meter). Actual size TBD by Lakehaven based on applicant's proposed fire supply
system size/demand.
❑ Capital Facilities Charge(s)-Water: $4,018.39 per Equivalent Residential Units (ERU). MFR =
0.75 ERU per MFR unit. Actual amount due TBD by Lakehaven based on applicant's final MFR
unit count + estimated annual irrigation & non-residential water usage rate. Water system capacity
credits are available for this property from system capacity charges previously assessed, paid
directly to Lakehaven, and/or credited to the property for 1.00 ERU. Please contact Lakehaven for
further detail.
Sewer
64. A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted
with any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days
to issue for typical processing. 2018 cost for a Sewer Certificate of Availability is $60.00.
65. A Lakehaven Developer Extension (DE) Agreement will be required to construct new and/or abandon
and/or modify existing sanitary sewer system facilities for the proposed development. 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.
66. A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the
sanitary sewer system, 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.
67. 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).
68. Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2018 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.
❑ Sewer Service Connection Permit: $303.52 fee (per building).
❑ Capital Facilities Charge(s)-Sewer: $3,803.76 per Equivalent Residential Units (ERU). MFR =
0.75 ERU per MFR unit. Actual amount due TBD by Lakehaven based on applicant's final MFR
unit count + estimated annual non-residential domestic water usage rate. Sewer system capacity
credits are available for this property from system capacity charges previously assessed, paid
directly to Lakehaven, and/or credited to the property for 131.75 ERU. Please contact Lakehaven
for further detail.
Doc ID: 77939
18-102692-00-PC
Mr. LaBrie
August 13, 2018
Page 18
General
69. All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(htip://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.
SOUTH KING FIRE AND RESCUE
Chris Cahan, 253-946-7243, Chris Cahan@southkingfire.org
The plan set attached to this application did not include square footage or building construction type. These
figures are needed to calculate required fire flow.
70. Water Supply
Fire Flow
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
Fire hydrants shall be installed in approved locations within the complex to satisfy fire flow and spacing
requirements:
h ://southkin ire.or DocumentCenter/HomeNiew/22
Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus access roads
extend between properties and easements are established to prevent obstructions of such roads.
*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.
71. Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006
h ://southkin ii-e.or ocumentCenter/HomeNiew/24
There are several Fire Lanes that are dead-end without an approved turn -around.
The site plan did not provide detail to verify the following requirements:
• Minimum width, 20 feet
• Turning radiuses
• Maximum grades
• Angles of approach, departure and minimum ground clearance
1 8-102692-00-PC Doc ID: 77938
0
Mr. LaBrie
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Page 19
Designated and marked fire lanes may be 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: haR://www.codepublishiniz.conifWA/Federa]W@y/
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
72. Fire Department Lock Box
A recessed fire department "Knox" brand key box shall be installed on the building near the front
entrance. Location(s) will be approved by the plan reviewer or Deputy Fire Marshal onsite.
73. Fire Sprinkler System
An NFPA 13 fire sprinkler system is required throughout all mixed -use buildings.
An NFPA 13R sprinkler s stem is Leguired in all multi -family buildings constructed under the IBC.
An NFPA 13D system mgy be Muired in townhomes constructed under the IRC depending on the fire -
resistive construction design between the units.
74. Standpipe
A Class 1 Standpipe is required.
A Class I standpipe system is required in buildings where the floor level of the highest story is located
more than 30 feet above the lowest level of the fire department vehicle access.
Buildings four or more stories in height shall be provided with not less than one standpipe for use
during construction. Such standpipes shall be installed when the progress of construction is not more
than 40 feet (12 192mm) in height above the lowest level of fire department access. Such standpipe
shall be provided with fire department hose connections at accessible locations adjacent to usable
stairs. Such standpipes shall be extended as construction progresses to within one floor of the highest
point of construction having secured decking or flooring.
75. Elevator
The elevator(s) shall be sized to accommodate and ambulance stretcher.
Where elevators are provided in buildings four or more stories above grade plane, at least one
elevator shall be provided for fire department emergency access to all floors. The elevator car shall
be of such a size and arrangement to accommodate a 24-inch by 84-inch ambulance stretcher in the
horizontal position.
76. Fire Alarm
A Fire Alarm _System -is required.
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. This fire detection system shall be monitored by an
approved central and/or remote station. This requirement does not apply to buildings constructed under
the IRC.
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Mr. LaBrie
August 13, 2018
Page 20
77. Fire Suppression System
An approved fire suppression system is required for all type 1 kitchen hoods. This will be required of
the retail spaces that include a restaurant.
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,
Jim Harris, at 253-835-2652, jim.harris@cityoffederalway.com. We look forward to working with you.
Sincerely,
'17", 4 �1� I
Harris
Planner
c: Fred Gast, fred.gastQurbanform devco.co
Sava=LNMrskiQrsmcjvil cam
Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior Transportation Planner
Brian Asbury, Lakehaven Water and Sewer, via email
Chris Cahan, SKFR, via email
enc: FWRC 19.220.050
LUD Hydraulic Model Fire Flow Estimate
LUD Trash and Recycling Enclosure are Drain Standards
LUD Map
18-102692-00-PC Doc ID: 77938
CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE (DRC)
Preapplication Conference Sign -In Sheet
18-102692 -PC, Kitts Corner UrbanForm Preapplication Conference
July 19, 2018
NAME
WITH
PHONE & EMAIL
Jim Harris
FW Planning
253 835-2652
Jim.haiTis@cltyoffederalway.com
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NAME WITH PHONE
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: June 25, 2018
TO: Cole Elliott, Development Services Manager
Scott Sproul, Building Official
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
Jennifer Wojciechowski, Federal Way School District
Lindsey Sperry, Public Safety Officer
Rob Van Orsow, Solid Waste/Recycling Coordinator
FROM: Jim Harris
FOR DRC MTG. ON: July 12, 2018 - Internal
July 19, 2018 9:00 AM - with applicant
FILE NUMBER(s): 18-102692-00-PC
RELATED FILE NOS.: None
PROJECT NAME: KITTS CORNER - Urbanform
PROJECT ADDRESS:
ZONING DISTRICT:
33800 PACIFIC HWY S
RM 2400
PROJECT DESCRIPTION: Proposal to construct mixed use with 215 apartment
units, plus 200 townhomes and 16K retail
LAND USE PERMITS: TBD
PROJECT CONTACT: ERICLABRIE
ESM CONSULTING ENGINEERS LLC
MATERIALS SUBMITTED: Site Plan
Elevations
ESM Cover Letter June 18, 2018
FILE
CITY OF
VZ4�wl
Federal Way
Centered on Opportunity
June 26, 2018
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
Eric LaBrie Eric.labrie esmciyil.com
ESM
33400 86' Avenue South, #205
Federal Way, WA 98003
RE: File # 18-102692-000-00-PC; UrbanForm Preapplication Meeting
Kitts Corner Multi -Family
Dear Mr. LaBrie:
The above -referenced proposal has been assigned to me as project planner. At this time, the application
and preliminary site plan have been routed to the members of the Development Review Committee. A
meeting with the project applicant and Development Review Committee has been scheduled as follows:
Thursday, July 19, 2018 — 9:00 AM
Hylebos Conference Room
City Hall, Second Floor
33325 8th Avenue South
Federal Way, WA 98003
We look forward to meeting with you to discuss your proposal. Contact me at
jim.harris@cityoffederalway.com if you have any questions.
Sincerely,
6
tl '
i m Harris
Senior Planner
c: fredgast@urbanformdevco.com
Doc. I.D. 77932
CONSULTING ENGINEERS PLC
161*1
June 18, 2018
Mr. Robert "Doc" Hansen
Planning Manager
City of Federal Way
Dept. of Community Development
33325 8th Avenue South
Federal Way, WA 98003
RE: Federal Way Village, Pre -Application Meeting Request
Dear Mr. Hansen:
Job No. 1122-006-017
Please accept this letter and accompanying materials as our request to schedule a pre -
application meeting with the City to discuss development of the eastern portion of the
Federal Way Village Master Plan known as Kitts Corner. The subject property is located
at the southwest corner of Pacific Highway S and S 336th Street in Federal Way, and
includes King County tax parcels 202104-9001, -9004, -9069, and -9072.
The property is subject to the Federal Way Village Master Plan, originally approved under
File No. 09-104582-AD, which was recently granted a two-year extension on April 10,
2018. The zoning of this property includes a mix of RM-2400 and BC as a result of City
Ordinances #05-490, #07-556, #08-581 and #09-614.
The applicant is proposing to develop the property with a variety of townhome units (row
houses) and market -rate apartments above street -level retail, resulting in a total of
approximately 216 apartment units, 200 townhomes, and 16,500 sf of commercial space.
Please refer to the enclosed conceptual site plan and building elevations for additional
information. Parking will be provided within each building, and additional parking will be
provided along internal streets and within a central parking lot in the northern portion of
the site.
I am certain that there will be many additional items to discuss and applicable
regulations to review prior to refining the proposed site plan; however, we wanted to let
the City know of the applicant's intent to move forward with a project of this general size
and scale. The following information is provided to explain the general intent of this
project and solicit constructive feedback for further refinement of the design.
r
33400 Bth Ave S Ste 205 Tel (253) 83B 6113 Everett (425) 297 9900 ivil Engineering Land Planning
Federal Way WA 98003 Fax (253) 83B 7104 Totl Free (800) 345 5694 Land Surveying Landscape Archileclut e
www esmcivil com 3D Laser Scanning GIS le
Mr. Robert "Doc insen
June 18, 2018
Page 2
As required by the Master Plan, 131h Place S is planned to extend through the property as
a public street and connect with the westerly extension of S 341 s' Place at its southern
boundary. In addition to the internal private roads and driveways proposed, a public
street will also connect to Pacific Highway through the center portion of the site. We
anticipate that this intersection with Pacific Highway will be limited to right -in and right -out
movements only. Furthermore, we understand that all perimeter frontage improvements
have previously been constructed, or are currently under construction to meet current
standards, and that no further widening, or frontage improvements will be required for this
project.
We have not planned for above -ground stormwater facilities to serve this development as
we understand that the majority of this site is allowed to release its stormwater directly to
the adjacent, city -owned regional stormwater facility to the southwest of the site. Release
of this water will only occur after being treated to the most current water quality standards
approved by the City. If any stormwater detention is needed for this project, we will
request that the facilities be placed underground as is allowed in the City Center area.
The project is bordered on the west by a previously delineated wetland and a prescribed
buffer that is vested to a specific width. This project intends to respect this wetland buffer
with the exception of the public road intrusions. Buffer averaging is proposed to offset
any impacts to the wetland buffer due to the public road extension. We also understand
that internal wetlands may still exist on site and that they are proposed to be filled and
mitigated for at a location yet to be determined. Due to the recent homeless and vagrant
activity on site, we are unsure if these wetlands still exist, and we plan to have a wetland
biologist review the site prior to completing any further design.
Thank you for your attention to this request and we look forward to meeting with City staff
at the next available pre -application meeting. If you need any further information, please
feel free to contact me at (253) 838-6113.
Very truly yours,
ESM CONSULTING ENGINEERS, LLC
ERIC G. LaBRIE, A.I.C.P.
President
Enc: As Noted
CC: Fred Gast, UrbanForm Development Company
Richard Borsini, Westlake Associates, Inc
11esm81engrlesm-jobs11122100610131documentlletter-007.doc
DocuSign Envelope ID: AAA973DA-F413F '9-973A-79F1 BD840421
CITY OF
Federal
APPLICATION NO(5)
Way
F
RECEIVE®
JUN 19 2018
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 81° Avenue South
Federal Way, WA 98003-6325
253-835-2607, Fax 253-835-2609
►► i►� ev. e: i C}•offs f e ra i iv �y.c n i i i
OZ % G12-00 Pc- 1 S'
Date
Project Name Kitts Corner, UrbanForm
Property Address/Location-_ Southwest corner of S 336th St and Pacific Highway S
ParcelNumber(s) 202104-9001, -9004, -9069, and -9072
Project Description t216_market-rate apartments over t16,500 sf of retail with an
additional ±200 townhomes (row houses).
pgfln�:Fl-i
Type of Permit Required
_ Annexation
_ Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
% Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi-iudicial Rezone)
Process VI
_ SEPA w/Project
_ SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
RM-2400 & BC Zoning Designation
Com . Bus .Compreiieti'sive Plan Designation
0.0 0 Value of Existing Improvements
Unk • Value of Proposed Improvements
International Building Code (IBC):
Unknown occupancy. Type
Unknown Construction Type
Bulletin #003 — January 1, 2011
Applicant
Name:UrbanForm Development Company
Address:
City/State:
Zip:
Phone: 503-314-0807
Fax:
Email: fred.gast@urbanformdevco.com
Signature: _
Agent (ifdikrent than'Applicant)
Name: ESM Consulting Engineers, LLC
Address: 33400 8th Ave S, #205
City/State: Federal Way, WA
Zip: 98003
Phone: 253-838-6113
Fax: 253-838-7114
Email: eric.labrie@esmcivil.com
Signature: J
Owner
Name: Kitts Corner Development, LLC
Address:1026 Bellevue Way SE.
City/State: Bellevue, WA
Zip: 98004
Phone: 206-618-7496
Fax:
Email: borsiniewestlakeassociates.com
Signature: 17 - /-) � Z A
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k:lHandoutsWaster Land Use Application