24-100687-Pre-Ap Conference Summary - 23-104274-PC-02.22.24COMMUNITY DEVELOPMENT DEPARTMENT
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Scott Clark October 4, 2023
Larson and Associates
9027 Pacific Avenue Suite 4
Tacoma, WA, 98444
sclark@rrlarson.com
Re: File #23-104274-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Dash Point Palisades, 5101 SW 316TH Pl, Federal Way
Dear Mr. Clark:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC) held September 21, 2023. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City’s Planning and Building
Divisions, Public Works Department, and representatives from Lakehaven Water and Sewer District and
South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In
preparing your formal application, please refer to the complete FWRC and other relevant codes for all
additional requirements that may apply to your project.
The key contact for your project is me, Wynstan Larsen, 253-835-2652,
wynstan.larsen@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
Larson and Associates, on behalf of JKM Holdings, submitted a request for a proposed 13-lot subdivision of
approximately 3.86 acres. The subject property includes Parcel #102103-9016, -9001, & -9040 and is locally
addressed as 5101 SW 316th Pl, Federal Way, WA.
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
▪ The project will require a Preliminary Plat, Final Plat, SEPA Environmental Checklist, Forest
Practices, and Tree Unit Calculation application.
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▪ The Council adopted an updated residential open space code via Ordinance No. 23-968 which will
become effective on October 8, 2023. The proposed changes include a change in the calculation
method, exemption of requiring open space for 5-lots or less, and clarifying definitions and types of
open space.
▪ The subject property is located in the Tacoma Smelter Plume detect area containing 20-40 ppm
arsenic concentration. The City will require soil testing and soil cleanup as a component of the
preliminary plat review and site development.
▪ Meeting Follow Up:
A) Please send the smelter plume report to Ecology to start Ecology’s review. Send documents to
Diana Ison at diana.ison@ecy.wa.gov.
B) The provisions under FWRC 19.145 Environmentally Critical Areas shall apply to all designated
critical areas located within the city, including those critical areas not identified on a map or
inventory, therefore, the city will require wetland reconnaissance reports for all long plats. A
wetland critical areas site assessment and report, based on a site reconnaissance to identify the
presence or not of wetlands, must be submitted with the preliminary plat application.
C) Under FWRC 18.35.200(2), the section specifies the effect of a preliminary plat decision, states
that, “[p]rior to construction of improvements pursuant to preliminary plat approval, engineering
drawings for public improvements shall be submitted for review and approval.” Therefore,
engineering plans submittal must happen after preliminary plat approval.
▪ Land use applications and informational handouts can be accessed at City of Federal Way’s Planning
Division web page - https://www.cityoffederalway.com/node/1547.
• Public Works Development Services Division
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 $6,002 (11 - 50 Trips) is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) - Traffic impact fees payment will be calculated and paid based
on the impact fee schedule in effect at the time a building permit is issued.
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3. Frontage Improvements (FWRC 19.135.040) - Construct street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on SW 316th Place and 51st Avenue SW.
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.
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
Wynstan Larsen, 253-835-2652, Wynstan.Larsen@cityoffederalway.com
1. Comprehensive Plan & Zoning Designations – The city’s comprehensive plan designation for the
subject property is Single-Family Residential – High Density. The property is zoned Single-Family
Residential RS 9.6. The required minimum lot size is 9,600 square feet per lot (FWRC 19.200.010).
2. Review Process – A subdivision of ten or more lots requires review and decision on the preliminary
plat application by the city’s Hearing Examiner following a public hearing. In summary, following
application, 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.
After the final decision on the preliminary plat, engineering plans must be submitted and reviewed by
the City Public Works Department. Following review and approval of engineering plans, construction
of plat infrastructure may begin. Substantial completion of plat improvements is required prior to
final plat review and decision by the Community Development Director per FWRC 18.40.050.
The final plat fee, in effect at the time of the final plat applicati on, and items identified in FWRC
18.40.020, are required to process the final plat. The City allows bonding of only minor
improvements such as sidewalks, street lighting, landscaping, or similar improvements as determined
by the Departs of Community Development and Public Works. Within 30 days of a complete final
plat application, the Director of Community Development will take action on the plat and upon
approval the applicant must record the plat with the King County Recorder’s Office.
For an itemized list of required information to be included in the preliminary plat submittal, please
refer to the enclosed preliminary plat submittal checklist.
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3. 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.
4. State Environmental Policy Act (SEPA) – The proposed subdivision is not categorically exempt
from environmental review pursuant to Washington Administrative Code (WAC) 197-11-800 and is
subject to a threshold determination. A completed environmental checklist must be submitted with the
Master Land Use application. A thoroughly completed checklist that gives comprehensive answers to
each item will expedite the review process. The public, government agencies, and tribes will be
invited to comment on the checklist during a 14-day comment period. An environmental threshold
determination made by the director must be rendered prior to the public hearing on the preliminary
plat application.
5. Public Notice – The preliminary plat and SEPA review require notices of application and public
hearing. The applicant will also be required to post City supplied notice boards at the appropriate
times and pay the notice board fee.
6. Lot Size – The zoning for the subject site is Single -Family Residential (RS9.6). The required
minimum lot size for each lot is 9,600 square feet. Per 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
calculation of minimum lot area.”
7. Setbacks – Future residences must conform to the following structural setback requirements of
FWRC 19.200.010, “Detached Dwelling Units”: front yard – 20 feet; side yard – 5 feet; and rear yard
– 5 feet; corner lot side street yard – 10 feet.
8. Miscellaneous Single-Family Residential Regulations – Per FWRC 19.200.010:
a. Maximum height of structures – 30 feet above average building elevation (AABE).
b. Maximum lot coverage – 60 percent.
c. Required parking spaces – two per dwelling unit.
9. Design Criteria and Improvements – Short Plats and Preliminary Plats are subject to the
subdivision design and improvements criteria set forth in FWRC Chapters 18.55 and 18.60. It is the
responsibility of the applicant to identify how the proposed subdivision meets applicable design and
improvements criteria and is therefore entitled to the land division.
10. Open Space – Please note that the Council adopted an updated residential open space code via
Ordinance No. 23-968 which will become effective on October 8, 2023. The proposed amendments
include a change in the calculation method for required usable open space, fee in lieu calculation
method, exemption for 5-lots or less, and clarifying definitions and types of open space.
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Per Ordinance No. 23-968, all residential subdivisions over 5 lots are required to provide open space
of 150 sq. ft per unit of usable open space with 50% of which mu st be active open space. Open
space, active means usable open space that allows for and encourages recreation with the primary
activity or focus requiring physical effort. Active opens spaces include but is not limited to paved or
unpaved trails, sports courts, swimming pools, splash parks, sports fields (marked) not exceeding
slopes of 2 percent, playground equipment, community gardens, dog parks.
In addition, for conventional subdivisions (not cluster subdivisions), applicants may request a fee -in-
lieu of providing the on-site usable open space subject to the provisions of FWRC 18.55.060(3), as
specified in the above ordinance.
11. Environmentally Critical Areas – A wetland critical areas site assessment and report, based on a
site reconnaissance to identify the presence or not of wetlands, must be submitted with the
preliminary plat application. The report must comply with critical area report requirements of FWRC
19.145.080 and wetland-specific requirements of FWRC 19.145.410. If wetlands are identified they’ll
need to be delineated and categorized, with buffers identified, consistent with requirements of FWRC
19.145.410-440.
Critical area reports must be prepared by qualified professionals. “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.
If wetlands are identified, the critical areas report delineating and cat egorizing such wetlands will 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.
12. Clearing and Grading – The preliminary plat is subject to the provisions of FWRC 19.120,
“Clearing, Grading, and Vegetation and Tree Retention.” It is recommended that FWRC 19.120 be
reviewed carefully in reference to the proposed plat. A clearing and grading plan that meets FWRC
19.120.020 and FWRC 19.120.040 must be submitted with the formal plat application, if clearing and
grading work is proposed.
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Any retaining walls and rockeries can be a maximum of six feet in height and must comply with
standards in FWRC 19.120.120. Preliminary designs for retaining walls shall be submitted with the
preliminary plat application, and include cross sections, and visual depictions of retaining walls.
13. Tree Retention/Replacement Requirements– The plat will be subject to tree density requirements
of FWRC 19.120.130(1); Note that 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. The tree and vegetation plan must clearly show where
the tree units are to be located and what trees are to be removed. The tree and vegetation retention/
replacement plan must be prepared by a certified arborist or certified landscape architect.
Based on the gross area of the 3.86-acre site, approximately 97 tree units are required. Tree unit
credits are in Table 2 of FWRC 19.120.130(2). Per FWRC 19.120.130(3), the t otal number of tree
units required to be provided is calculated by multiplying gross site acreage, minus any proposed
public or private streets. If an applicant cannot provide for the minimum tree units per acre on site,
off-site mitigation, or a fee-in-lieu payment to the city’s urban forestry account, may be approved by
the director, see FWRC 19.120.140.
14. Forest Practices Permit – The City has assumed jurisdiction over the review and approval of Class
IV -General Forest Practices permits. A forest practices application form must be completed if more
than 5,000 board feet of merchantable timber is harvested from the subject property. This is
approximately equal to one log truck of timber. The City will review the proposed Class IV -General
Forest Practices in conjunction with the Preliminary Plat application. Please include details of such
activity in the environmental checklist as the Class IV permit is not exempt from SEPA review.
15. Tacoma Smelter Plume – The subject property is located in the Tacoma Smelter Plume detect area
containing 20 ppm to 40 ppm arsenic and lead concentration. Additional information on the smelter
plume testing and cleanup requirements can be found at
http://www.ecy.wa.gov/programs/tcp/sites_brochure/tacoma_smelter/2011/ts-hp.htm.
The City will require soil testing and soil cleanup (if applicable) as a component of the preliminary
plat and SEPA applications, review and site development. The applicant shall provide preliminary
soil testing data in compliance with Washington State Department of Ecology guidelines with the
preliminary plat application.
16. Water & Sewer – The applicant must provide a certificate of water (Tacoma Water) and sewer
(Lakehaven Water & Sewer District) availability. If the project is to be served by an on -site septic
system, the applicant must provide a King County Health Department approval.
17. School Access Analysis – According to FWRC 18.55.070(1), pedestrian and bicycle access should be
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
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and assignment information. If it is determined that an analysis is not required, provide
documentation from the District to that effect.
18. School Impact Fees – Per FWRC 19.95.050, school impact fees (currently $0, plus an administrative
fee of $0 per single-family home) are determined at the earliest complete application for a
development approval required for the development activity, using the impact fee schedule then in
effect, and shall be collected when each building permit is issued.
If the associated building permits are not issued within two (2) years of the earliest complete
application, the total amount of the impact fee shall be calculated and collected at the time each
building permit is issued. An applicant may submit a written request for an extension of the two -year
period for up to one (1) additional year, per FWRC 19.95.050(3).
19. Park Impact Fees – Per FWRC 19.92.060, park impact fees (currently $2,200 per dwelling unit) are
determined at the earliest complete application for a development approval required for the
development activity, using the impact fee schedule then in effect, and shall be collected when each
building permit is issued.
If the associated building permits are not issued within two (2) years of the earliest complete
application, the total amount of the impact fee shall be calculated and collected at the time each
building permit is issued. An applicant may submit a written request for an extension of the two -year
period for up to one (1) additional year, per FWRC 19.92.060(6).
20. Approval Duration – Per FWRC 18.35.220, preliminary plat approval expires five years from the
date of heaing examiner approval. Engineering plans must be approved, improvements constructed,
and the plat must be recorded within the five-year time period. Pursuant to FWRC 18.05.090, no less
than 60 days prior to the lapse of approval, the applicant may request a two-year time extension for
the plat approval.
21. Recording – The applicant is responsible for recording 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. Prior to recording the plat, all
surveying and monumentation must be complete. In addition, all other required improvements must
be substantially completed as determined by the departments of Community Development and Public
Works.
22. Application Fees & Submittal – The formal application must be prepared in accordance with the
city’s Preliminary Plat Subdivision Submittal Requirements (enclosed) 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.
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PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION
Sam Basmeh, 253-835-2746, Samir.Basmeh@cityoffederalway.com
Land Use Issues – Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2021 King
County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the
manual . This project meets the requirements for a Full Drainage Review. At the time of pre-
application 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 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 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.
5. Proposed storm water drainage under sidewalk with ballast is not allowed. An Administrative
Decision Permit will be reviewed and the Public Works Director will make the final decision.
6. Property at located at 5100 SW 316th Place does have some drainage issues as mentioned in the
meeting.
7. Show the final proposed location and dimensions of the detention and water quality facilities on
the preliminary plans.
8. 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 Kathy Davis, PE, Senior Traffic Engineer for traffic
related items.
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2. Dedication of 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
short 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 $2,400.00 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. Both the TIR and the plans will require the
signature/seal of a professional engineer registered/licensed in the State of Washington.
2. In addition to engineering approval, projects that will be filling or grading in the area of the future
building pads are required to obtain a separate grading permit from the Building Department.
3. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City’s website at
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 short plats, remain
the responsibility of the individual property owners.
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6. When topographic survey information is shown on the plans, the vertical datum block shall include the
phrase “DATUM: N.G.V.D.-29” or “DATUM: K.C.A.S.,” on all sheets where vertical elevations are
called out.
7. Drawings shall be submitted electronically for plan review. 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 total area of impervious surface.
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
Kathy Davis, P.E., PTOE, 253-835-2731, kathy.davis@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 13 single-family homes, using the Institute of Transportation
Engineers (ITE) Trip Generation - 11th Edition, land use code 210 (Single-Family Detached Housing), the
proposed project is estimated to generate approximately 15 new weekday PM peak hour trips.
2. A concurrency permit is required for this development project. The Public Works Traffic Division will
perform concurrency analysis to determine if adequate roadway capacity exists during the weekday PM
peak period to accommodate the proposed development. Please note that supplemental transportation
analysis and concurrency mitigation may be required if the proposed project creates an impact not
anticipated in the six-year Transportation Improvement Plan (TIP).
3. The estimated fee for the concurrency permit application is $6,002 (11 - 50 Trips). This fee is an estimate
and based on the materials submitted for the pre-application meeting. The concurrency application fee
must be paid in full at the time the concurrency permit application is submitted 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.
Traffic Impact Fees (TIF) (FWRC 19.91)
1. Single-Family Residential - Based on the submitted materials for 13 single-family lots, the estimated
total traffic impact fee is $115,000 (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
final building inspection the payment of a traffic 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
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deferred fees will be recorded at the applicant’s expense. Refer to the code section for the process to
follow.
Street Frontage Improvements (FWRC 19.135)
1. The applicant/owner will be expected to construct street improvements consistent with the planned
roadway cross-sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on
the materials submitted, staff conducted a limited analysis to determine the required street improvements.
The applicant will be expected to construct improvements on the following streets to the City’s planned
roadway cross-sections:
▪ 51st Avenue SW shall be a Type “W” Local street, consisting of a 28-foot street with curb and
gutter, four-foot planter strips with street trees, five-foot sidewalks, utility strips, and street
lights (see City of Federal Way Drawing Number 3-2W for additional details). It appears
utilities will need to be undergrounded as a part of this proposal.
▪ For the segment of the street from the proposed temporary cul-de-sac to the
southern end of the existing public street and assuming a symmetrical cross
section, 26-foot ROW dedication and three-quarter street improvements are
required as measured from the street centerline. This includes full-width
pavement (28 feet) and curb/gutter on the non-project side of the street.
(Sidewalk, street lighting, and street trees will not be required on the non-project
side.)
▪ For the segment of the street from the southern end of the existing public street
to the new intersection with SW 316th Place and assuming a symmetrical cross
section, 26- to 52-foot ROW dedication and full street improvements are required
as measured from the street centerline.
▪ SW 316th Place shall be a Type “W” Local street, consisting of a 28-foot street with curb and
gutter, four-foot planter strips with street trees, five-foot sidewalks, utility strips, and street
lights (see City of Federal Way Drawing Number 3-2W for additional details). Assuming a
symmetrical cross section, 26-foot ROW dedication and half street improvements are required
as measured from the street centerline.
▪ A temporary cul-de-sac will be required at the south end of the development. This will consist
of a minimum of 26 feet of ROW on the project side, asphalt ramps to connect the sidewalk to
the cul-de-sac bulb, a minimum cul-de-sac bulb radius of 42 feet, with street lights and signing
(see City of Federal Way Drawing Number 3-16 for additional details). The temporary cul-de-
sac shall not preclude future extension to the south for the public roadway. In the short term,
it shall allow access to the private driveway that is located in unopened ROW to the south of
the proposed development.
▪ The intersection of 51st Avenue SW and SW 316th Place will need to be reconfigured.
▪ The concept shown in the pre-application materials is generally acceptable.
▪ Note that the existing roadway will need to be considered with the design: some
will need to be removed in a manner that is acceptable to the City of Federal Way
and some may remain or be modified to meet current standards (see above for
more details).
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▪ The curb, gutter, sidewalk, street trees, and street lighting for 51st Avenue SW will
need to be extended to SW 316th Place (both sides of the roadway). Curb ramps
will be required at the new intersection.
▪ Existing signing will need to be updated for the new intersection.
▪ The applicant shall clearly indicate the intended ROW dedication and any
remnants of parcels at the triangle of land created to the north of the new
intersection.
▪ As indicated in the proposed site plan, existing driveways will be affected by this
reconfiguration. The new driveways/extensions shall meet current City of Federal
Way standards, including, but not limited to, sight distance and spacing.
Coordinate with South King Fire and Rescue to ensure that their requirements are
also met for these homes. Coordinate with the affected property owners for the
new driveway alignments.
▪ Many of these details can be addressed in the “EN” or engineering phase of the
project. Please coordinate with the Traffic Division and Development Services
Division if there are questions.
▪ Coordinate with South King Fire and Rescue and Federal Way Public Schools to ensure that
their requirements are also met.
▪ Note that a second access to the proposed development is required. The proposed cul-de-sac
length exceeds the allowable length and block perimeter requirements are not met.
3. Depending on the timing of frontage improvements, pavement restoration may be required in
accordance with City of Federal Way Development Standards.
4. Accessibility guidelines shall be met during construction and at the completion of the project for all
public facilities.
5. Property corner radius ROW dedication may also be required.
6. 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 ROW modification requests are
available through the Public Works Development Services Division. These modification requests
currently have a nominal review fee of $1,621 for non-residential (plat, multi-family, and commercial).
7. 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 in accordance with Drawing 3-1A in the Public Works Development
Standards.
2. Please show all neighboring driveways within 150 feet of the proposed driveway(s) and new intersections.
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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 (Roadway cross section
“R”) would be required to an existing public or private street. This requirement may be modified as
specified in FWRC 19.135.251.
2. The pedestrian connections should be a Type “AA” Non-Motorized path, consisting of a 12-foot
sidewalk with 4-foot planter strips in a 20-foot ROW. This requirement may be modified by the Public
Works Director if connections cannot be made for reasons outlined in the FWRC.
3. 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.
4. All lots shall be accessed by a public street right-of-way (FWRC 18.55.020). In certain cases, lots may be
accessed by an ingress/egress and utilities easement or alley subject to the requirements established in the
city of Federal Way public works development standards. Residential lots should not have access onto
arterial streets.
Miscellaneous Safety-Related Comments
1. Driveways serving a single-family dwelling unit abutting two streets should be at least 25 feet from the
beginning of the street radius.
2. Intersection sight distance, stopping sight distance, sign visibility, etc. shall be considered in the
applicant’s design and shall be subject to review by the City of Federal Way.
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.
Sewer:
• Lakehaven issued a Sewer Certificate of Availability for the proposed project/property on 8/14/23;
Certificate is valid for one-year from date of issuance.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new sanitary sewer
system facilities necessary for the proposed development, including extend-to-far-edge(s) in
accordance with long-standing Lakehaven policy. Additional detail and/or design requirements can
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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.
• 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 connections.
• 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 lot).
o Capital Facilities Charge(s)-Sewer: $5,462.93 per Equivalent Residential Unit (ERU).
o Service Agreement Charge (Private Grinder Pump Agreement): $129.30 (each lot).
o County Document Recording Fees: $209.50 (each lot).
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-
104274 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 Federal Way Revised Code Title 13 -
Chapter 13.31 and Fire Access Roads for Fire Apparatus Policy.
https://www.southkingfire.org/DocumentCenter/View/779/Access-Roads-for-Fire-Apparatus?bidId=
*The proposed road configuration for the sub-division creates a change of Fire Department access conditions
for the existing dwellings to the east. The driveway extensions to the new access road will increase hose reach
dimensions over 150 ft., from their original design.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
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.
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Water Supply:
Fire Flow:
A hydraulic fire flow model shall be requested from the water district and provided at the time of building
permit application.
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. Measurement is by vehicular travel.
Fire hydrants shall be in service prior to and during the time of construction.
Fire Sprinkler System:
Automatic fire sprinklers may be required as a fire protection mitigation if any of the fire access requirements
are not achieved.
Fire sprinkler determination will also be made upon building plans submittal and compared to available fire
flow in accordance with IFC Appendix-B Tables B105.1(1) and B105.1(2).
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, Wynstan Larsen, at
253-835-2652, or wynstan.larsen@cityoffederalway.com. We look forward to working with you.
Sincerely,
Wynstan Larsen
Senior Planner
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September 5, 2023
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enc: Master Land Use Application
Preliminary Plat Submittal Checklist
Forest Practice Application
Environmental Checklist
Tree Unit Calculation
Improvement Widths Exhibit (PW Traffic)
LWSD Map
c: Samir Basmeh, Development Services Reviewer
Kathy Davis, Senior Traffic Engineer
Scott Gerard, Fire Plans Examiner, South King Fire & Rescue
Brian Asbury, Development Engineering Supervisor, Lakehaven Water & Sewer District
Geoff Sherwin, Applicant, geoff@jkmonarch.com