23-106056-SU-pre-app summary-01-19-24COMMUNITY DEVELOPMENT DEPARTMENT
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
September 15, 2023
Applicant
Prospect Development, LLC
2913 5th Ave NE, Ste. 201
Puyallup, WA 98372
Owner
Saghalie Heights, LLC
PO Box 692
Kirkland, WA 98083
Re: File #23-103931-PC, PREAPPLICATION CONFERENCE SUMMARY
1525 SW 341st Pl.; Parcel #192104-9024, -9026, -9018, -9019
Dear Saghalie Heights subdivision pre-application team:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC) held August 31, 2023. We hope 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 DRC members. The members who
reviewed your project and provided comments include staff from the City’s Planning Division, 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 Senior Planner Evan Lewis, 253-835-2646,
evan.lewis@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
Proposed subdivision of four lots into 25 single-family residential lots.
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.
• Planning Division
1. A wetland and wildlife critical areas assessment and report is required to be submitted with the
preliminary plat application to verify the location, categories and buffers of wetlands (see details
within).
2. A buffer enhancement plan would be required for any proposed reduction from the required
wetland buffers, and mitigation sequencing requirements from Federal Way’s critical areas code
would need to be followed for any proposed intrusions into required wetland buffers.
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3. Special requirements apply for stormwater facilities within wetland buffers and discharging to
wetlands; see details within.
4. An arborist report and tree retention plan is required to verify tree density and retention
requirements are met and for the Forest Practices permit.
5. See other planning comments within.
• 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 currently $1,139.54 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) – A Transportation concurrency
permit with application fee of $6,200 (11-50) is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) - Traffic impact fees payment will be calculated based on
the impact fee schedule in effect at the time a completed building permit application is filed and
paid prior to permit issuance.
3. Frontage Improvements (FWRC 19.135.040) - Construct street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on SW 344th Street.
4. Access Management (FWRC 19.135.260) – The development shall meet access management
standards.
5. 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.
6. Intersection Sight Distance - Submit intersection sight distance analysis consistent with
AASHTO.
• Building, Water, Sewer, Fire: See comments within
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
Evan Lewis, 253-835-2646, evan.lewis@cityoffederalway.com
1. Comprehensive Plan and Zoning Designation – The city’s comprehensive plan designation for
the subject property is Single-Family Residential – High Density. The property is currently zoned
Residential Single-Family (RS 7.2). The minimum lot area for residential lots in RS 7.2 zones is 7,200
square feet. According to FWRC 19.05.120 “lot area,” “means the minimum lot area per dwelling
unit based on the underlying zone. For single-family lots, the area of a vehicular access easement,
private tract, flagpole, or access panhandle shall not be credited in the calculation of minimum lot
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area.” As a result, any preliminary plat must demonstrate compliance with the minimum lot size of
7,200 square feet net area outside the access easement or tract for each lot.
2. Preliminary Plat Process – Preliminary plat requirements are found in FWRC 18.35 and complete
subdivision requirements are in FWRC Title 18. A subdivision of ten or more lots, and/or tracts,
requires review and a public hearing on the preliminary plat application by the city’s Hearing
Examiner. Following application submittal, the city will review the application for completeness and
technical comments. The first procedural decision point is the State Environmental Policy Act
(SEPA) review and determination. Following conclusion of the SEPA review, city staff will present
the staff report and recommendation on the preliminary plat to the Hearing Examiner, who then
makes the final decision on the preliminary plat application. The Hearing Examiner’s written decision
on the preliminary plat is based on the applicant satisfying criteria pursuant to FWRC 18.35.170(3).
The decision of the Hearing Examiner may be appealed pursuant to FWRC 18.35.210. For an
itemized list of required information to be included in the preliminary plat application submittal,
please refer to the attached preliminary plat submittal checklist.
After the final decision on the preliminary plat, engineering plans must be submitted and reviewed by
the city’s Public Works Department. Following review and approval of engineering plans,
construction of plat infrastructure may begin. Substantial completion of plat improvements is
required prior to final plat review. Final plats are approved consistent with requirements of FWRC
18.40.050.
Preliminary plat approval expires five years from the date of approval, per FWRC 18.35.220.
Engineering plans must be approved, improvements constructed, and the plat must be recorded within
the five years from the date of approval. According to FWRC 18.05.090, no less than 60 days before the
lapse of approval, the applicant may request a time extension for the plat approval.
3. State Environmental Policy Act (SEPA) – SEPA environmental review is required consistent with
requirements of FWRC Title 14 and a completed environmental checklist must be submitted with
the Master Land Use Application. The public, government agencies, and tribes will be invited to
comment on the checklist during a comment period. An environmental threshold determination
made by the director must be rendered prior to the public hearing on the preliminary plat
application.
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 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. Per
FWRC 18.05.080(1), if an applicant fails to provide additional information to the city within 180 days
of being notified by mail that such information is requested, the application shall be deemed null and
void and the city shall have no duty to process, review, or issue any decision with respect to such an
application.
5. Public Notice – Within 14 days of issuing the Letter of Complete Application, a Notice of
Application will be published in the Federal Way Mirror, posted on the subject property, posted on
the city’s website, and mailed to property owners within 300 feet of the subject property, per FWRC
18.35.090. The city will prepare notice boards for the subject property to be posted by the applicant.
6. Single-Family Residential Regulations – Future residences must conform to the following bulk
and dimensional requirements of FWRC 19.200.010, “Detached Dwelling Units,” for the RS 7.2
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zone including a front yard of 20 feet; side yard of 5 feet; rear yard of 5 feet, and street-side yard (for
corner lots) of 10 feet. No improvements may be located in a required yard (setback) except those
specified in FWRC 19.125.160.
For reference, per FWRC 19.05.180, required yard “…means the area adjacent to and interior from a property
line…as prescribed by regulations, and is the minimum required distance between a structure and a specific line, such as a
property line, edge of private tract, or vehicular access easement that is required to remain free of structures.” Also, the
“required yard” definition from FWRC 19.05.180 includes setbacks from access easements.
If the proposed Lot 15 on the conceptual site plan with the pre-app materials functions as a flag lot,
then any proposed future structures on that lot would need to meet our flag lot/panhandle lot setback
requirements from FWRC 19.05.060 (see drawing in that code definition).
Per 19.200.010(6), lot coverage for residential uses is limited to 60 percent and includes all impervious
surfaces, such as driveways, walkways, patios, and roof overhangs. Required parking spaces is two (2)
per dwelling unit. Maximum height of structures is 30 feet above average building elevation per FWRC
19.200.010.
Per FWRC 19.130.240(1)(a), a driveway and/or parking pad in a required front yard may not exceed 20
feet in width (except as specified in FWRC 19.130.240(1)(b)) and may not be closer than five feet to any
side property line.
7. Open Space – Federal Way’s preliminary plat open space requirements are found in FWRC
18.55.060. Effective October 8, 2023, several residential open space code amendments will go into
effect, as passed by Council on 9/5/2023 in Ordinance #23-968. For the time being refer to that
linked ordinance for the updated code requirements.
Once in effect on October 8, 2023, single family subdivisions will be subject to usable open space in
the amount of 150 sq. ft/unit. At least 50% of that useable open space must be ‘active’ open space
as defined in the ordinance. Based on the # of proposed single-family lots, 3,750 sq. ft. of usable
open space is required; at least 1,875 sq. ft. of that usable open space must be ‘active’ open space.
For conventional subdivisons (not cluster subdivisions), applicants may request a fee-in-lieu of
providing the on-site usable open space subject to requirements of FWRC 18.55.060(3) as specified
in ordinance #23-968 linked above.
8. Tree Retention/Replacement Requirements – The preliminary plat will be subject to tree density
requirements of FWRC 19.120.130(1). 25 tree units per acre are required for single-family zoned sites.
A tree unit is a value assigned to existing trees retained on the property or replacement trees. The
larger the tree, the greater value it is assigned. Required tree density can be composed of retained trees
and replacement plantings per FWRC 19.120.130.
Tree unit credits are in Table 2 of FWRC 19.120.130(2). Per FWRC 19.120.130(3), the total number
of tree units required to be provided is calculated by multiplying gross site acreage, minus any
proposed public or private streets and regulated critical areas (excluding buffers). Trees located
within critical area buffers shall be credited towards satisfying the tree units per acre requirement.
Tree units must be retained and/or planted on the site as a whole and lot-specific tree density must
will be determined by the 25 tree units/acre noted above and verified at the time of building permit.
A tree retention plan prepared by a professional forester, certified arborist, or a certified landscape
architect, detailing how the subject property will meet tree unit density requirements shall be
Doc ID: 83265
submitted with the preliminary plat application. Items required to be included in the plan are itemized
in FWRC 19.120.040(2)(a) through (e). The table below identifies tree unit values for retained and
replacement trees. The tree and vegetation plan must clearly show where the tree units are to be
located. The formal application must indicate what trees are to be removed.
Table 19.120.130-2 – Tree Unit Credits
Existing Tree Category Tree Unit Credit
Existing Tree 1" to 6" d.b.h. 1.0 tree units per tree retained
Existing Tree > 6" to 12" d.b.h. 1.5 tree units per tree retained
Existing Tree > 12" to 18" d.b.h. 2.0 tree units per tree retained
Existing Tree > 18" to 24" d.b.h. 2.5 tree units per tree retained
Existing Tree > 24" d.b.h. 3.0 tree units per tree retained
Replacement Tree Category
Replacement Tree, Small Canopy Species
(Mature canopy area < 450 SF)
.50 tree units per tree planted
Replacement Tree, Medium Canopy Species
(Mature canopy area 450 to 1,250 SF)
1.0 tree units per tree planted
Replacement Tree, Large Canopy Species
(Mature canopy area > 1,250 SF)
1.5 tree units per tree planted
9. Forest Practices: Removal of 5000 or more board feet or merchantable timber requires forest
practices permit (permit information is attached). A professional forester or certified arborist’s report,
along with the previously mentioned tree retention plan, would have to confirm if the proposal would
result in removal of timber that exceeds the forest practices permit threshold, however for a plat this
large forest practices is likely required. A forest practices handout and application form are attached.
10. Clearing & Grading – The preliminary plat is subject to the provisions of FWRC 19.120, “Clearing,
Grading, and Tree and Vegetation Retention.” A clearing and grading plan that meets FWRC
19.120.020 and FWRC 19.120.040 must be submitted with the preliminary plat application.
11. Environmental Critical Areas – A wetland and wildlife assessment and report is required with the
preliminary plat application since city maps show likely wetlands on the site. A wetland/wildlife
critical areas assessment and report must be completed by a qualified professional and is subject to
requirements of FWRC 19.145.080 and FWRC 19.145.410-440. Any proposed reduction in wetland
buffers, such as those proposed with the pre-application materials, would require a buffer
enhancement plan consistent with FWRC 19.145.440(6).
Any intrusion into critical area buffers must meet the mitigation sequencing standards of FWRC
19.145.130. Avoidance of impacts is the first priority, and the second priority is minimization of
impacts. Applicants must demonstrate all reasonable efforts have been made to avoid and minimize
critical area impacts and intrusions as required by the FWRC.
As your pre-application materials indicate discharging stormwater to wetland(s), note requirements
for stormwater management facilities in wetlands from FWRC 19.145.440:“The director may provide
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written approval for stormwater management facilities limited to stormwater dispersion outfalls and bioswales within the
outer 25 percent of the buffer of category III and IV wetlands if the location of such facilities will not degrade the
functions or values of the wetland.”
The submitted critical areas report must demonstrate the discharge to wetlands will not degrade the
functions or values of wetlands. Requirements for discharge to wetlands, in relation to impacts on
the functions and values of wetlands, are also addressed in the 2021 King County Surface Water
Design manual and must be addressed in the wetlands critical areas report. Further study on the
impacts of stormwater discharge to wetlands may be needed after review of the wetland and
stormwater reports submitted with the preliminary plat application.
Critical area reports must be prepared by qualified professionals. Per code, “Qualified professional” means a
person with experience and training in the pertinent scientific discipline, and who is a qualified scientific expert with
expertise appropriate for the relevant critical area subject in accordance with WAC 365-195-905(4). A qualified
professional must have obtained a B.S. or B.A. or equivalent degree in biology, engineering, environmental studies,
fisheries, geomorphology, or related field, and two years of related work experience.
1. A qualified professional for habitats or wetlands must have a degree in biology and professional experience
related to the subject species.
2. A qualified professional for a geological hazard must be a professional engineer or engineering geologist, licensed
in the state of Washington.
3. A qualified professional for critical aquifer recharge areas means a hydrogeologist, geologist, geotechnical engineer,
or other scientist with experience in hydrogeologic assessments.
Wetland critical area report(s) need to be peer reviewed by the city’s wetland/stream biologist at the
applicant’s cost per FWRC 19.145.080(3). 3rd party review is also needed for any other required critical
area reports.
Critical area tracts shall be used to delineate and protect critical area buffers for subdivision
proposals. The tracts shall be recorded on all documents of title of record for the affected lots.
Critical area tracts shall be designated on the plat per FWRC 19.145.150. Permanent survey stakes,
signage, and fencing are required around critical area tracts per FWRC 19.145.180. Pursuant to
FWRC 19.145.160 structures are required to be set back a distance of five (5) feet from the edge of
the critical area buffer.
As a possible wetland and buffer appears to extend onto your proposed stormwater Tract D, if the
wetland and its reduced buffer are found to exist and be allowed as shown on your site plan, the
wetland and its buffer would have to be in their own tract separate from the stormwater tract, and
intrusion into the wetland buffer would be subject to mitigation sequencing standards noted above.
In relation to the critical areas review as well as the overall plat review, the applicant should also
clarify the presence of any existing structures in or near the wetland buffers and whether demolition
or removal of those structures is proposed. On the conceptual site plan there appears to be the
outlines of two structures shown but they’re not labeled.
12. Design Criteria and Improvements – Preliminary plats are subject to the subdivision design and
improvements criteria outlined in FWRC Chapters 18.55 and 18.60, respectively. It is the
responsibility of the applicant to identify how the proposed preliminary plat meets applicable design
and improvements criteria and is therefore entitled to the land division.
13. School Access Analysis – According to FWRC 18.55.070(1), pedestrian and bicycle access should be
Doc ID: 83265
provided for established or planned safe school routes, bikeways, trails, transit stops, and general
circulation. A school access analysis is required to be submitted to the City with the preliminary plat
application. The analysis will be routed to Federal Way Public Schools to determine 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 the Federal Way School District
at 253-945-2071 or jthomas@fwps.org for information about the school access analysis requirements
and assignment information.
14. Park Impact Fee – Effective June 14, 2023, the City of Federal Way began charging a Park Impact Fee
in the amount of $2,200 for every new residential unit, subject to requirements of FWRC 19.92. Per
FWRC 19.92.060(5), the Park Impact Fee is determined at the time of complete application and will be
collected at the time of building permit issuance for any new residential unit. The impact fee amount
determined at the time of complete application is established for building permits issued within two
years of the time of the complete preliminary plat application, after which the amount is based on the
impact fee schedule in effect at the time of building permit issuance. An extension to that two-year limit
may be granted under FWRC 19.92.060(6). Exemptions from this impact fee are listed in FWRC
19.92.080.
15. Application Fees –The formal application must be prepared in accordance with the city’s Preliminary
Plat Submittal Requirements (attached) and must be accompanied by the appropriate fees. 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.
All application 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.
16. Approval Duration – Per FWRC 18.35.260, preliminary plat preliminary approval expires five years
from the date of approval. Engineering plans must be approved, improvements constructed, and the
preliminary plat must be recorded within the five-year time period. Per FWRC 18.05.090, no less than
60 days prior to the lapse of approval, the applicant may request a time extension for the preliminary
plat approval.
17. Recording – The applicant will record the plat with the King County Recorder’s Office after:
preliminary approval is granted, substantial completion of required infrastructure improvements;
Public Works Department approval of as-built plans; fee payments; deed approvals if applicable;
water and sewer substantial completion letters, etc. Before recording the plat, all surveying and
monumentation must be complete. Also, all other required improvements must be substantially
completed as determined by the departments of Community Development and Public Works.
PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION
Samir 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 preliminary plat
submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to
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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 1″ = 100′, five-foot contour
planimetric maps in GIS format that may be used for basin analysis.
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 2021 KCSWDM. The project also lies within an
Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the treatment
criteria of the Enhanced Basic Water Quality Menu.
3. 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 subdivisions are required to be above ground (i.e. an
open pond), within a separate storm drainage tract, and dedicated to the City for future maintenance.
Detention and water quality facilities may be within the same tract. Underground facilities are allowed
only with approval from the City of Federal Way Stormwater Management Division.
5. Show the final 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.
Right-of-Way Improvements
1. See the Traffic Division comments from Soma Chattopadhyay, P.E.; Traffic Engineer for traffic related
items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
4. FWRC Section 19.135.280 requires that driveways serving residential uses may not be located closer
than 25 feet to any street intersection. Lots and intersections within new subdivisions or preliminary
plats must be designed to meet this standard.
Building or EN 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 $3,661.00 current fee for the first 12
hours of review, and $203.00 per hour for additional review time. A final TIR shall be prepared for the
project and submitted with the engineering plans. A geotechnical report , the TIR and the plans will
require the signature/seal of a professional engineer registered/licensed in the State of Washington.
Doc ID: 83265
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
http://www.cityoffederalway.com/index.aspx?nid=171 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 preliminary plats, remain the responsibility of the individual property
owners.
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. If you have questions about this process,
please contact the permit center at 253-835-2607 or ElectronicSubmittal@cityoffederalway.com.
8. Provide cut and fill quantities on the clearing and grading plan.
9. Provide the total impervious area proposed.
10. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2021 KCSWDM,
must 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
Soma Chattopadhyay, PE., 253-835-2748, soma.chattopadhyay@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 25 single-family homes, using the Institute of Transportation
Engineers (ITE) Trip Generation - 11th Edition, land use code 210 (single-family detached home), the
proposed project is estimated to generate approximately 27 new weekday PM peak hour trips.
Alternatively, the applicant may submit a site-specific trip generation study for the proposed
development.
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2. A concurrency permit is required for this development project. The PW Traffic Division will perform a
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation analysis
and concurrency mitigation may be required if the proposed project creates an impact not anticipated in
the six-year Transportation Improvement Plan (TIP).
3. The estimated fee for the concurrency permit application is $6,002.00 (11 - 50 Trips). This fee is an
estimate and is based on the materials submitted for the pre-application meeting. The concurrency
application fee must be paid in full at the time the concurrency permit application is submitted with the
land use application. The fee may change based on any changes in the estimated weekday PM peak hour
trips as identified in the concurrency application. 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 25 single-family lots, the estimated total traffic impact fee is
$215,082.24 (2023 fee schedule). The actual fee will be assessed and collected from the applicant when
the building permit is issued, using the fee schedule then in effect (FWRC 19.100.070 3(c)). At any time
prior to building permit issuance, the applicant may request to defer to the final building inspection the
payment of a transportation impact fee for a single-family residential dwelling unit (FWRC 19.100.075). If
this option is selected, a covenant prepared by the City to enforce payment of the deferred fees will be
recorded at the applicant’s expense. Refer to defer payment of impact fee code for process.
Transportation Impact Analysis (TIA) (FWRC 19.135)
1. A Traffic Impact Analysis (TIA) prepared by an 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:
• Intersection Sight distance analysis per AASHTO
Street Frontage Improvements (FWRC 19.135)
1. Percent threshold criteria for requiring street frontage improvements as identified in the FWRC
19.135.030. The applicant/owner may submit an appraisal for the subject property, or the King County
Assessor’s records may be used. The Public Works Development Services Division will evaluate the
submitted appraisal data to determine if the project actually meets the City’s 25 percent threshold for
requiring street frontage improvements.
2. The applicant/owner 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 in 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:
o SW 344th Street shall be constructed to a Type “K” street, consisting of a 44-foot street with
curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights in the
78-foot right-of-way. 28 to 50-foot ROW dedication is required for half-street improvement
depending on street design and alignment.
Doc ID: 83265
o The internal local North-South Street connection between SW341st St and SW 344th Street
shall be required to satisfy the block perimeter requirement. Also, the East and West Street
connection (SW 343rd St) shall be required. The streets shall be Type “W” Local streets,
consisting of a 28-foot street with side parking, curb, and gutter, four-foot planter strips with
street trees, five-foot sidewalks, and street lights in a 52-foot right-of-way (ROW).
3. The applicant may be required to dedicate additional right-of-way (ROW) to accommodate additional
turn lane improvements if identified in the transportation impact analysis and/or property corner radius.
4. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about right-of-way modification
requests is available through the Public Works Development Services Division. These modification
requests currently have a nominal review fee of $580.
5. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes. The taper rate shall be WS2/60 or as directed by the Public Works Director.
Access Management (FWRC 19.135)
1. Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280
provides access standards for streets based on planned roadway cross-sections. Please note that access
classifications are per Drawing 3-1A in the Public Works Development Standards.
2. Please show all neighboring driveways within 150 feet of the proposed driveway(s).
3. Per FWRC 19.135.280, driveways that serve only residential use may not be located closer than 25 feet
to any street or driveway intersection. Separation distances shall be measured from the centerline to the
centerline of roadways and driveways.
Submit an intersection sight distance analysis for the design vehicle used at the plat access
driveway/intersection. The analysis shall be conducted in accordance with 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.
The sight distance triangle shall be depicted on the plan set.
4. 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 with 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.
Design Criteria (FWRC 18.55)
1. Block perimeters shall be no longer than 1,320 feet for non-motorized trips, and 2,640 feet for streets
(FWRC 18.55.010 and FWCP Policy TP4.2). Therefore, an east/west connection and a north/south
street connection (Roadway cross-section W) would be required.
2. No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (FWRC
18.55.010). Therefore, a second access point is required for this proposed development project.
Doc ID: 83265
3. The proposed development exceeds 25 lots or 250 daily traffic volume equivalents, as such secondary
second access should be provided.
4. All lots shall be accessed by a public street right-of-way (FWRC 18.55.020). In certain cases, lots may be
accessed by an ingress/egress and utilities easement or alley subject to the requirements established in the
city of Federal Way public works development standards. Residential lots should not have access to
arterial streets.
5. City standards allow only access to 4 lots through the private tract. 5 lots on Tract F need to be accessed
through type W street and turnaround is required according to city standards.
6. Driveways serving a single-family dwelling unit abutting two streets should be at least 25 feet from the
beginning of the street radius.
7. The application should be forwarded to King County METRO and Pierce Transit for any transit
requirements.
COMMUNITY DEVELOPMENT – BUILDING DIVISION
Andrew Norton, 253-835-2639, Andrew.Norton@cityoffederalway.com
Building Division did not have comments at this time. However, contact the Building point of contact above
if you have building code-specific questions. The information below is generic building permit information.
1. 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 contact the permit center at 253-835-2607 or
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.
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.
2. Review Timing. Federal Way reviews plans on a first in, first out basis; however, there are some small
projects with inconsequential review requirements that may be reviewed out of order.
The first comment letter can be expected within 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
Doc ID: 83265
https://www.cityoffederalway.com/node/4588 to request a link to upload your resubmittal documents. If
you have questions about this process, please contact the permit center at 253-835-2607 or
ElectronicSubmittal@cityoffederalway.com.
3. Other Permits & Inspections. Separate permits may be required for electrical, mechanical, plumbing,
fire suppression systems, and signs. Applicants may apply for separate permits at any time 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.
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). 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. Current/2023 cost for a Water Certificate of Availability is $64.65.
• 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 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.
• All water service connection stubs (all components except the service meter) must be installed & approved
by Lakehaven, prior to subdivision approval & recording.
Doc ID: 83265
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2023 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, 1” preliminary size per lot: $743.18 (each). Actual sizes TBD by
Lakehaven based on UPC plumbing fixture count or (if applicable) fire-protection system demand,
whichever is greater.
o Capital Facilities Charge(s)-Water: $5,430.60 per Equivalent Residential Units (ERU). Water system
capacity credits are available for this property from system capacity charges previously assessed, paid
directly to Lakehaven, and/or credited to the property for 1.00 ERU. Please contact Lakehaven for
further detail.
SEWER
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit 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. Current/2023 cost for a Sewer Certificate of Availability is $64.65.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new sanitary sewer system
facilities necessary for the proposed development. Additional detail and/or design requirements can be
obtained from Lakehaven by completing & submitting a separate application to Lakehaven for 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.
• All sewer service connection stubs (main-to-lot) must be installed & approved by Lakehaven, prior to
subdivision approval & recording.
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2023 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 Sewer Service Connection Permit: $571.08 fee (each building).
o Capital Facilities Charge(s)-Sewer: $5,462.93 per ERU.
SOUTH KING FIRE AND RESCUE
Scott Gerard, 253-946-7244, Scott.Gerard@SOUTHKINGFIRE.ORG
Based upon the information provided, South King Fire and Rescue has reviewed permit application 23-
103931 PC in accordance with the 2018 International Fire Code (IFC) as amended by the State of
Washington, including applicable referenced standards, and the City of Federal Way development
requirements with the following conditions:
Emergency Access:
Fire apparatus access roads shall comply with all requirements of Fire Access Policy
https://www.southkingfire.org/DocumentCenter/View/779/Access-Roads-for-Fire-Apparatus?bidId=
*The proposed Tract E and F access roads with a hammer-head turn around do not meet the required cul-de-sac
criteria with not less than 80 ft., in diameter at the dead-end. However, a hammer-head turn around meeting
minimum required dimensions may be approved when applicable buildings served by the modified turn around
are protected with an automatic fire sprinkler system as a fire protection mitigation.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction.
Doc ID: 83265
Vehicle Access Gates:
All vehicle access gates shall comply with Gate Policy (if gates are installed). Separate construction permit is required
for review and approval. Administrative Policies | South King Fire & Rescue, WA - Official Website
Address Identification:
New and existing buildings shall be provided with approved address identification. The address identification
shall be legible and placed in a position that is visible from the street or road fronting the property in accordance
with IFC Section 505.
Water Supply:
Fire Flow:
A hydraulic fire flow model shall be requested from the water district and provided at the time of building plans
submittal for each lot.
Fire Hydrants:
Hydrants shall be within 350’ of all lots. If fire sprinklers are installed, hydrant distance can increase up to 600’
from the lot line.
Fire hydrants shall be in service prior to and during the time of construction.
Fire Sprinkler System:
*Lots 2, 3, 4, and 25 will require automatic fire sprinkler systems installed throughout the new dwellings if
approved hammer-head turnarounds are provided.
Fire sprinkler determination will also be made upon all building plans submittal and compared to the available fire
flow.
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, Evan Lewis, at 253-
835-2646, or evan.lewis@cityoffederalway.com. We look forward to working with you.
Sincerely,
Doc ID: 83265
Evan Lewis, AICP
Senior Planner
Evan.lewis@cityoffederalway.com
253-835-2646
cc:
Samir Basmeh, Public Works Development Services Reviewer, City of Federal Way
Soma Chattopadhyay, Public Works Traffic Operations Engineer, City of Federal Way
Andrew Norton, Building Inspector/Plans Examiner, City of Federal Way
Brian Asbury, Lakehaven Water & Sewer District
Scott Gerard, South King Fire & Rescue