24-100901-Summary Letter from Pre-App-13-24 COMMUNITY DEVELOPMENT DEPARTMENT
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
May 27, 2020
Ivana Halvorsen
Barghausen Consulting Engineers
18215 72nd Avenue South
Kent, WA 98032
ihalvorsen@barghausen.com
Re: File #22-101516-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Penwell Property, *No Site Address*, Parcel # 119600-3800, Federal Way
Dear Ivana Halvorsen:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC) held May 12, 2022. We hope that the information discussed at that meeting was
helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City’s Planning and Building
Divisions, Public Works Department, and representatives from Lakehaven Water and Sewer District and
South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In
preparing your formal application, please refer to the complete FWRC and other relevant codes for all
additional requirements that may apply to your project.
The key contact for your project is me, Becky Chapin, 253-835-2641, becky.chapin@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
Construction of one single family home on 0.94 acres to be accessed via improvements to an existing private
driveway.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the plans.
The major issues section is only provided as a means to highlight critical requirements or issues. Please be
sure to read the comments made by all departments in the following section of this letter.
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• Planning Division
1. The proposed site contains several critical areas: wetland buffer, stream/stream buffer, and
geologically hazardous areas. A Critical Areas Report including geotechnical analysis will be required.
The report is subject to a third-party review at the expense of the application.
2. Process III ‘Project Approval’ review required for intrusions into critical area buffers or stream
crossing.
3. If any portion of the project crosses the stream, SEPA environmental review will be required.
• Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) – A Transportation concurrency
permit with application fee of $1,900 (1 - 10 Trips), $5,451 (11 - 50 Trips) 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. 2022 Impact Fee is $7,441.97 for one single-family home.
3. Right of Way Improvement/Dedication (FWRC 19.135.040) – City code requires street frontage
improvement and the dedication of a public right of way to extend the existing local street of 2nd Ave
SW into and through the property. 2nd Ave SW is a Type W street, consisting of a 28-foot street with
curb and gutter, four-foot planter strips with street trees, five-foot sidewalks and street lights in a 52-
foot right-of-way (ROW). A modification is recommended per FWRC 19.135.070 to eliminate the
ROW dedication and improvement requirement and instead improve the existing private street and
extend the public access easement to meet the city standard for 3-4 lots as illustrated in drawing 3-
2DD of the city’s Public Works Development Standards.
4. Block Perimeter (FWRC 18.55.010 & FWRC 19.135.251) – No street, or combination of streets,
shall function as a cul-de-sac longer than 600 feet. The development shall meet block perimeter
requirements of 1,320 feet for non-motorized access, and 2,640 feet for streets. However, due to the
presence of existing surrounding developments, no additional street connections appear feasible.
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
Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com
1. Zoning – The site is zoned Single-Family High-Density Residential (RS 9.6); the minimum lot size is
9,600 square feet. A single-family residence (detached dwelling unit) is a permitted use in this zone
pursuant to FWRC 19.200.010.
2. Setbacks – The new residence 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.
The location of the front yard would be along the eastern side of the property. Setbacks from the
roadway on the southern side of the site would be 5 feet.
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3. Height – Maximum height of structures is 30 feet above average building elevation (ABE). Height of a
structure is measured from the ABE around the building segment to the highest point of a flat roof, or to
the deck line of a mansard roof; or to the mid-point between eave and ridge of the highest principal roof
of a gable, hip, gambrel, or similar sloped roof. For single-family residential structures where the total
area of dormers exceeds 35 percent of the total area of the underlying sloped roof, height will be
measured to the ridge of the highest principal gable. See Height Measurement handout enclosed.
4. Lot Coverage – Maximum lot coverage is 60 percent. Pursuant to FWRC 19.110.020, the area of all
structures, pavement, and any other impervious surface on the subject property will be calculated as a
percentage of total lot area in determining compliance with maximum lot coverage required in this title.
The following are exceptions from lot coverage:
a) A vehicular access easement, private tract, or that portion of a private driveway located within the
“flag pole” or “access panhandle” part of the lot will not be used or considered in determining
compliance with the maximum lot coverage requirement of this title.
5. Driveway Requirements – 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.
6. Land Use Application – Depending on the scope of work and impacts to the critical areas the following
review process may be required:
• Intrusions into a stream buffer and/or stream crossing require Process III Land Use review. Process
III is an administrative review conducted by city staff with a final decision issued by the Director of
Community Development. The Process III decision criteria are contained in FWRC 19.65.100.2(a).
See FWRC Chapter 19.145 for additional requirements and critical area decision criteria.
A Process III Submittal Requirement checklist and Master Land Use application are enclosed
Please note, the original application fee collected at submittal of the land use application covers the initial
review and one resubmittal only. The City will be charging applicants for any additional staff time
necessary to complete each review following the first resubmittal.
The single-family building permit process is separate from land use review and is subject to fees,
procedures, and review timeframes. Process III land use approval is recommended prior to submitting
the single-family building permit application to avoid delay in project review. No clearing, grading may
occur on site in advance of the land use approval; building or grading permit; or other approval process
as required by the City.
7. State Environmental Policy Act (SEPA) – Single-family building permits for less than 20 residential
dwelling units are exempt from SEPA review pursuant to FWRC 14.15.030, “Categorical Exemptions,
Flexible Thresholds.” However, if any proposed development is wholly or partially located on lands
covered by water pursuant to Washington Administrative Code (WAC) 197-11-800(1)(a)(i), environmental
review is required.
WAC 19-11-756, Lands covered by water:
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(1) "Lands covered by water" means lands underlying the water areas of the state below the ordinary high
water mark, including salt waters, tidal waters, estuarine waters, natural water courses, lakes, ponds,
artificially impounded waters, and wetlands. As specified in Part Nine certain categorical exemptions do
not apply when a portion or all of a project or proposal is undertaken on lands covered by water.
(3) "Lands covered by water" does not include adjacent lands and designated buffers above the ordinary
high water mark.
8. Public Notification – Process III applications and SEPA determinations require a 15-day comment
period. Within 14 days of issuing the Letter of Complete Application, a Notice of Application will be
published in the Federal Way Mirror, posted at the subject property, and posted on the city’s website.
Mailed notice to all property owners within 300 feet of the subject property is also required. The City will
provide the mailing envelopes for property owners within 300 feet of the subject property. The applicant
is responsible for posting a public notification sign prepared by the City. If required, Notice will be given
in the same format for the City’s SEPA determination.
9. Environmentally Critical Areas – As shown on the City’s critical areas maps, the property contains a
stream, associated stream buffer, wetland buffer, and geologically hazardous areas (GHA).
Pursuant to FWRC 19.145.080, a critical areas report that adequately evaluates the proposal and probable
impacts is required. The report must also demonstrate that all reasonable efforts have been examined
with the intent to avoid and minimize impacts to the critical areas per FWRC 19.145.130 “Mitigation
Sequencing.” The applicant is responsible for covering the cost of the city’s consultants who may review
the reports per FWRC 19.145.080(3).
Stream – A critical area report will be required to determine the Washington Department of Natural
Resources water typing and stream buffer on the property (FWRC 19.145.260-275). Any development
crossing the stream shall be considered as development on lands covered by water.
Stream Buffer Intrusion – A request for an intrusion into a stream buffer will be reviewed and decided
upon using Process III per FWRC 19.145.330. Responses to decisional criteria and design requirements
in this section shall be included in the critical areas report. The applicant shall demonstrate that the
remaining and enhanced reduced buffer will function at an equivalent or higher level than the standard
buffer. The plan shall provide an assessment of the following existing functions and conditions of the
buffer and the effects of the proposed modification on those functions:
a) Habitat;
b) Water quality;
c) Stormwater retention capabilities;
d) Groundwater recharge; and
e) Erosion protection.
The City may approve a stream buffer intrusion based on the following criteria:
a) It will not adversely affect water quality;
b) It will not adversely affect the existing quality of wildlife habitat within the stream or buffer area;
c) It will not adversely affect drainage or stormwater retention capabilities;
d) It will not lead to unstable earth conditions nor create erosion hazards;
e) It will not be materially detrimental to any other property in the area of the subject property nor
to the city as a whole; and
f) It is necessary for reasonable development of the subject property.
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Stream Crossings – If for any reason the driveway/culvert needs to be widened within the stream bed, or
utilities cross the stream, then the proposal is subject to FWRC 19.145.320, Stream Crossings. The City
will review and decide upon the stream crossing using Process III land use review. Responses to
decisional criteria and design requirements shall be included in the critical area report. New stream
crossings may be allowed and may encroach on the required stream buffer if:
a) Bridges, stream simulation culverts, or other appropriate methods demonstrated to provide
fisheries protection shall be used for stream crossings and the applicant shall demonstrate that
such methods and their implementation will pose no harm to the stream habitat or inhibit
migration of fish;
b) All crossings are constructed during the summer low flow and are timed to avoid stream
disturbance during periods when use is critical to salmonids, if present;
c) Crossings do not occur over spawning areas used by salmonids unless the City determines that
no other possible crossing site exists;
d) Bridge piers or abutments are not placed within the ordinary high-water mark;
e) Crossings do not diminish the flood-carrying capacity of the stream;
f) Crossings are consistent with design requirements of the Washington Department of Fish and
Wildlife (WDFW, 2013, Water Crossing Design Guidelines, as amended);
g) Underground utility crossings are laterally drilled and located at a depth of four feet below the
maximum depth of scour for the base flood predicted by a civil engineer licensed in the state of
Washington. Temporary bore pits to perform such crossings may be permitted within the stream
buffer established in this chapter;
h) The number of crossings is minimized and consolidated to serve multiple purposes and
properties whenever possible;
i) Disturbances to the stream buffer are adequately compensated by a stream buffer enhancement
plan; and
j) No reasonable alternative exists to access the subject property.
Outside Agency Review – Additional outside agency review and permits will be required; please contact
WDFW directly for permit requirements.
Wetlands – There is an off-site wetland to the southeast, on parcel # 720531-0090, and associated wetland
buffers may extend on to the subject property. The property owner of the adjacent parcel submitted a
Final Critical Areas Restoration Program for Recent Action, prepared by Habitat Technologies, for
stream and wetland buffer impacts, which is attached for your reference.
Permanently Altered Buffer – Pursuant to FWRC 19.145.440(4), the director may provide written
approval for a buffer reduction when existing conditions are such that portions of the required buffer
exist in a permanently altered state (e.g., roadways, paved parking lots, and permanent structures) and do
not provide any buffer function. The buffer may be reduced up to the area where the altered conditions
exist.
In order to verify the buffer is in an altered state, the applicant will need to submit documentation from a
qualified expert, which may include site photos, site plans, etc. that provide justification that the buffer is
in a permanently altered state. The City may utilize our wetland consultant for third party peer review at
the applicant’s expense. After review, staff will evaluate the request and provide a response.
Geologically Hazardous Area –Pursuant to FWRC 19.145.230, landslide hazard areas shall have a standard
buffer of 50 feet. Buffers shall be measured from the top and toe, and along the sides of the slope.
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Buffers and setbacks may be reduced or improvements may be located in a landslide hazard area when a
qualified professional demonstrates to the director’s satisfaction that the improvements will not lead to or
create any increased slide hazard or be at risk of damage by the landslide hazard.
Geotechnical Report – Before approving any development on this site, the following information in
required in addition to the critical areas report:
a) A geotechnical report prepared by a geotechnical engineer or engineering geologist licensed in the
state that describes how the proposed development will impact or be impacted by each of the
following on the subject property and nearby properties:
(i) Slope stability, landslide hazard, and sloughing;
(ii) Seismic hazards;
(iii) Groundwater;
(iv) Seeps, springs and other surface waters; and
(v) Existing vegetation.
b) A site plan, in two-foot contours, that identifies the type and extent of geologically hazardous areas
on site and off site that are likely to impact or be impacted by the proposal.
c) Recommended foundation design and optimal location for roadway improvements.
d) Recommended methods for mitigating identified impacts and a description of how these mitigating
measures may impact adjacent properties.
Other requirements –
• Site Reconnaissance – Site reconnaissance necessary for preparing land use or building permit
applications requires Partial Exemption approval per FWRC 19.145.120(2). Any disturbance of the
critical area shall be the minimum necessary to conduct the site reconnaissance and the area shall be
restored to its previous condition immediately. A written request must be submitted to the City for
review and approval prior to commencing the exploratory work. There is no fee associated with the
partial exemption request.
• Setbacks: Unless otherwise approved, structures shall be set back a distance of five feet from the
edges of a critical area buffer.
• Notice on title: The owner of any property containing critical areas or buffers on which a
development proposal is submitted or any property on which mitigation is established as a result of
development, except a public right-of-way or the site of a permanent public facility, shall file a notice
approved by the City with the King County recorder’s office. The required contents and form of the
notice shall be determined by the City’s Director of Community Development (director). The notice
shall inform the public of the presence of critical areas, buffers, or mitigation sites on the property,
and that limitations on actions in or affecting such critical areas or buffers may exist. The notice shall
run with the land.
• Timing: The City may limit development activities that involve any clearing and grading to specific
months of the year and to a maximum number of continuous days or hours in order to minimize
adverse impacts.
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10. Rockeries and Retaining Walls – Rockeries and retaining walls must be shown on the Process III
(stream buffer intrusion) site plan, tree retention plan, and civil plans. Per FWRC 19.120.120(1), the
height of rockeries and retaining walls associated with single family residential is limited to six feet in
height. Any wall must be composed of brick, rockery, textured or patterned concrete, or other masonry
product that complements the proposed building and site development. Other materials may be used
with the approval of the community development services and public works directors. Finally, there shall
be a minimum setback of one foot for every foot in rockery or retaining wall height between the rear of a
residential building and any rockery or retaining wall; provided, that a usable space equal to the rear yard
setback (5 feet) must always be maintained.
11. Tree Density Requirements –The site is 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, minus any proposed public or
private streets and regulated critical areas. Trees located within critical area buffers can be credited
towards satisfying the tree units per acre requirement. Tree unit credits are in table 2 of FWRC
19.120.130-2. The tree density calculation must be depicted on the stream intrusion plan, and single-
family building permit site plan.
12. Clearing and Grading – A clearing and grading plan that meets FWRC 19.120.020 and FWRC
19.120.040 must be submitted with the formal land use application, if clearing and grading work is
proposed. Excavation for any proposed sewer extension that encroaches upon a stream buffer is subject
to review by the city and Lakehaven Water and Sewer District.
13. School Impact Fee – A school impact fee is required for new single-family residential dwelling units per
FWRC 19.95. The school impact fee is due at the time of building permit issuance for the single-family
dwelling unit and is subject to the fee schedule in effect at that time. This fee amount is subject to change
as determined annually by the Federal Way School District and City Council.
14. Application Fees & Submittal –All project submittals must be submitted electronically. Please visit the
city’s website to request a document upload link for submittal: www.cityoffederalway.com/node/4588.
Please contact the Permit Center at permitcenter@cityoffederalway.com or 253-835-2607 for updated fee
schedules for applications, permits, and school impact fee, or for help with the submittal process.
PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION
Brent Cummings, 253-835-2734, brent.cummings@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). This project meets the requirements for a Full Drainage Review. At
the time of land use site plan Single Family Residence 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
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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. In addition to the KCSWDM, our initial review suggests that FWRC Section 19.30.120,
“Nonconforming Water Quality Improvements” applies to this site. Specifically, the following items are
applicable:
1. a. Development which involves the creation or addition of impervious surfaces having an area of
2,000 square feet or more;
1. b. Development which involves the repair or replacement of 2,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
1. c. Development which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 2,000 square feet or more;
1.d. Development which contains or directly discharges to a floodplain, stream, lake, wetland, or closed
depression, groundwater recharge area, or other water quality sensitive area determined by the Public
Works Director, based on a written map, policy, water quality monitoring data or plan in existence or
implemented by the Director prior to submission of a redevelopment application which is determined to
trigger application of this subsection, or based on information developed during review of a particular
redevelopment application;
1. e. Development which involves a change in use, and the changed use has a potential to release a new
pollutant(s) to surface water systems within the City. For the purposes of this subsection, “new
pollutant(s)” means a pollutant that was not discharged at that location immediately prior to the change
in use, as well as a pollutant that was discharged in less quantities immediately prior to the change in use;
1.f. Development of property which drains or discharges to a receiving water that has a documented
water quality problem, as determined by the Public Works Director based on a map, plan, water quality
monitoring data or a written policy in existence or implemented by the Director prior to submission of a
redevelopment application determined to trigger application of this subsection, where the Director
determines that the redevelopment requires additional specific controls to address the documented
water quality problem.
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. Treatment options must be selected from the Enhanced Basic
Water Quality Menu provided in the KCSWDM.
4. Underground facilities are allowed only with approval from the City of Federal Way Stormwater
Management Division.
5. Detention and water quality facilities for private development within the City Center Core may be
placed underground. Since your development is outside of the City Center Core you will be required to
apply for an Administration Request explaining why a vault is requested instead of open pond in a letter
addressed to the Public Works Director, E.J. Walsh, P.E.
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6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
7. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA) permit
may be required. Information regarding this permit can be obtained from the Washington Department
of Fish and Wildlife.
8. 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 public drainage system. This charge is
$1035.00 per Equivalent Service Unit (ESU). One ESU is 3,200 square feet of impervious surface area.
9. Intercepting any pipes discharging into the critical wetlands requires a Jarpa permit.
10. Use the 2021 surface water design manual for pipe anchors and max pipe slopes/materials(4.2.1b and
4.2.1.a)
11. Use the 2021 surface water design manual in regards to Detention Tanks and proper sizing 5.1.2.a
Typical Detention Tanks detail
12. Engineering plans do not show on page 2 of 4 how to slow down the water/energy from CB#4 to
CB#3 (drop manhole) because of the 30% slope. Show how you propose to accomplish this.
13. Development Services needs a new TIR (out dated from 4-18-2001) and updated Geotechnical Report
to compare with the new standards.
Right-of-Way Improvements
1. See the Traffic Division comments from Anthony Avery, Transportation Planner for traffic related
items.
2. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
3. 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.
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 $3325.00 current fee for the first 12
hours of review, and $184.00 current hourly rate 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.
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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.
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. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2021 KCSWDM,
must be shown on the engineering plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION
Anthony Avery, 253-835-2747, anthony.avery@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for a single family detached housing unit 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 one new weekday PM peak hour
trip. Alternatively, the applicant may submit a site-specific trip generation study for the proposed
development.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
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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 $1,900 (1 - 10 Trips) or $5,451 (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 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. Single Family Residential Based on the submitted materials for one single family lots, the estimate
total traffic impact fee is $7,441.97 (2022 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 transportation impact fee for a single-family residential dwelling unit
(FWRC 19.100.075). If this option is selected, a covenants 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 Transportation Impact Analyses (TIA) to identify transportation impacts of development projects and
provide appropriate mitigation measures is not required.
Right-of-Way Improvements/Dedication (FWRC 19.040)
1. Based on the submitted materials, improvements to the existing private drive will be required to serve
additional home sites as identified in the FWRC 19.135.040.
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 as Table III-10 (FWRC 19.135.040). Based on
the materials submitted, staff conducted a limited analysis to determine the required street improvements.
The applicant would be expected to construct improvements on the following streets to the City’s
planned roadway cross-sections:
▪ 2nd Ave SW is a local street planned as a Type “W” street, consisting of a 28-foot street with
curb and gutter, four-foot planter strips with street trees, five-foot sidewalks, and street lights
in a 52-foot right-of-way (ROW). A modification is recommended per FWRC 19.135.070 to
reliminate the ROW dedication and improvement requirement and instead improve the
existing private street and extend the public access easement to meet the city standards for 3-4
lots as illustrated in drawing 3-2DD of the city’s Public Works Development Standards.
3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about a right-of-way modification
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requests are available through the Public Works Development Services Division. These modification
requests currently have a nominal review fee currently of $527 for single family residential. All requested
modifications to any criteria should be included in the same application, as all can be evaluated
simultaneously.
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). However, due to the presence of existing surrounding
developments, no additional street connections appear feasible, and a modification will be required.
2. No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (FWRC
18.55.010). Again, due to the presence of surrounding developments, no additional street connections
appear feasible, and a modification will be required.
3. All lots shall be accessed by a public street right-of-way (FWRC 18.55.020). In coordination with the
recommended street modification above, this requirement will need to be included in the modification
request to permit access from a private access easement.
Misc. 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. The application should be forwarded to King County METRO and Pierce Transit for any transit
requirements.
COMMUNITY DEVELOPMENT – BUILDING DIVISION
Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com
1. Building Codes. The structure will be treated as a new building permit application and must meet all
current codes including:
• International Building Code (IBC), 2018
Washington State Amendments WAC 51-50
• International Mechanical Code (IMC), 2018
Washington State Amendments WAC 51-52
• Uniform Plumbing Code (UPC), 2018
Washington State Amendments WAC 51-56 & WAC 51-57
• International Fire Code (IFC), 2018
Washington State Amendments WAC 51 -54
• National Electric Code (NEC), 2020
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• Accessibility Code (ICC/ANSI A117.1), 2009
• International Residential Code, 2018
Washington State Amendments WAC 51-51
• Washington State Energy Code, 2018 WAC 51-11
2. Building Criteria. The following applies to the proposed structure:
• Occupancy Classification: Single Family R-3
• Floor Area: not provided
• Number of Stories: not provided
• Fire Protection: See SKFR requirements
• Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
3. Building Permit Application Process. A completed building permit application and commercial
checklist are required. The commercial checklist will be filled out by staff and provided at the time of
Land Use Approval. Copies of application and checklist may be obtained on our web site at
www.cityoffederalway.com.
Submittal of the building permit is by electronic submittal only. Please use this link
https://www.cityoffederalway.com/node/4588 to request a link to upload your submittal documents. If
you have questions about this process, please 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.
4. Review Timing. Federal Way reviews plans on a first in, first out basis; however, there are some small
projects with inconsequential review requirements that may be reviewed out of order.
The first comment letter can be expected within 5-7 weeks of submittal date. Re-check of plans will
occur in one to three weeks after re-submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate, by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from the Community Development Department to all review staff. Please use this link
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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.
5. Other Permits & Inspections. Separate permits may be required for electrical, mechanical, plumbing,
fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to
commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance
of a Certificate of Occupancy.
Construction projects may be required to have a pre-construction conference. If a pre-con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
6. Site-Specific Requirements.
• A current Geotech report will be required with the building permit application the Geo report date
2001 will not be acceptable as the report is using out date Building Code (1997 UBC)
• The Geo Tech shall review the house drawings and engineering. A letter shall be provided with the
permit application stating the Geo Tech has approved the design and it meet all of the Geo Tech
requirements
• All retaining walls or rock walls will require a separate permit if not associated with the house
foundation.
a. FWRC 13.16.030 IBC Section 105.1.1, Annual permit, is hereby replaced with IBC Section 105.1.1,
Work in Critical Areas, to read as follows:
b. Permit requirements of this code shall not be deemed to grant authorization for any work to be done in
any manner in violation of the provisions of this code or any other laws or ordinances of this
jurisdiction. Permits shall be required for work proposed within critical areas. Work exempt from permit
(IBC Section 105.2) shall not apply to work proposed in critical areas.
• Third party review maybe required do the house close to a step slope. This will be an additional cost
to the applicate.
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.
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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).
• Utility conflicts should be identified and coordination (if necessary) should occur as early as possible in the
planning process. Project will need to avoid encroachment with existing Lakehaven system facilities and
easements.
• 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. 2022 cost for a Water Certificate of Availability is $64.65.
• If the existing hydrant on the property will conflict with proposed site development, a Lakehaven Facilities
Installation (FI) Agreement will be required to manage re-location of the hydrant by Lakehaven staff.
Additional detail and/or design requirements can be obtained from Lakehaven by completing & completing
& submitting a separate application to Lakehaven for a Facilities Installation 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.
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2022 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven.
o Water Service/Meter Installation, 1” preliminary size: $5,750.00 deposit. Actual size TBD by
Lakehaven based on UPC plumbing fixture count.
o Capital Facilities Charge(s)-Water: $5,097.65.
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. 2022 cost for a Sewer Certificate of Availability is $64.65.
• A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary
sewer system, in accordance with standards defined in Lakehaven’s current ‘Fees and Charges Resolution’.
Minimum pipe slope for gravity sewer service connections is 2%.
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2022 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven.
o Sewer Service Connection permit: $441.78 fee.
o Capital Facilities Charge(s)-Water: $0.00. Sewer system capacity credits are available for this property
from system capacity charges previously assessed to the property for 3.76 Equivalent Residential
Units (ERU). Please contact Lakehaven for further detail.
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SOUTH KING FIRE AND RESCUE
Sean Nichols, 253-946-7242, Sean.Nichols@southkingfire.org
1. Water Supply:
Fire Flow:
A Certificate of Water Availability shall be requested from the water district and provided at the time of building
permit application.
Fire Hydrants:
Hydrants shall be within 350’ of all lots.
Fire hydrants shall be in service prior to and during the time of construction.
2. Emergency Access:
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006
http://southkingfire.org/DocumentCenter/Home/View/24
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
No approved turnaround is provided.
3. Fire Sprinkler System:
Fire sprinklers are required due to lack of an approved turnaround
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.
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If you have questions about an individual comment, please contact the appropriate department representative
noted above. Any general questions can be directed towards me, the key project contact, Becky Chapin, at
253-835-2641, becky.chapin@cityoffederalway.com. We look forward to working with you.
Sincerely,
Becky Chapin
Senior Planner
enc: Master Land Use Application
Process III or IV Submittal Requirements
Environmental Checklist
Height Measurement
Final Critical Areas Restoration Program, prepared by Habitat Technologies
Lakehaven Documents
c: Brent Cummings, Engineering Plans Reviewer
Anthony Avery, Transportation Planner
Scott Sproul, Building Official
Brian Asbury, Lakehaven Water & Sewer District
Kathleen Mathena, Lakehaven Water & Sewer District
Sean Nichols, South King Fire & Rescue