20-102338-Pre-application Meeting Summary-11-08-2018-V1CITY OF
Federal Way
Centered on Opportunity
November 8, 2018
Teresa Fortino
Helix Design Group
6021 12"' Street East
Tacoma, WA 98424
teresaf@helixdesigngroup.net
Re: File #18-104532-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Lakehaven Main Campus, 31627 1" Avenue South, Federal Way
Dear Ms. Fortino:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held October 25, 2018. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions, Public Works Department, and representatives from Lakehaven Water and Sewer District and
South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant
information handouts are enclosed with this letter. Please be advised, this letter does not represent all
applicable codes. In preparing your formal application, please refer to the complete FWRC and other
relevant codes for all additional requirements that may apply to your project.
The key contact for your project is me, Becky Chapin, becky.chapin@cityoffederalway.com, 253-835-
2641. For specific technical questions about your project, please contact the appropriate DRC
representative as listed below. Otherwise, any general questions about the preapplication and permitting
process can be referred to your key contact.
PROJECT DESCRIPTION
Proposal to construct and modify 10 buildings at the existing Lakehaven Water and Sewer District Main
Campus. The subject property contains on -site critical areas.
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.
w Planning Division
1. The project requires a Process III land use application and SEPA review.
Teresa Fortino
November 8, 2018
Page 2
2. Per Design Guidelines (FWRC 19.115.100.3), building facades that exceed 120 feet in length and
are visible from an adjacent residential zone, right-of-way or public park or recreation area shall
incorporate a significant structural modulation (offset). The minimum depth of the modulation
shall be approximately equal to 10 percent of the total length of the subject facade and the
minimum width shall be approximately twice the minimum depth. The modulation shall be
integral to the building structure from base to roofline.
3. The site contains environmentally critical areas per the city's critical areas maps and inventories;
see comments below for required reports and review processes ensuring no development is
proposed within the critical area or buffers.
• Public Works Development Services Division
1. Surface Water runoff control and water quality treatment will be required. Currently, the 2016
King County Surface Water Design Manual and the City of Federal Way Addendum to that
manual apply. Level 3 Flood Problem Flow Control and Enhanced Basic Water Quality Treatment
are required.
+ Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) — A Transportation concurrency
permit with application fee of $8,760 (51 - 500 Trips) is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fees payment will be assessed at building
permit issuance.
3. Frontage Improvements (FWRC 19.135.040) — Construct half -street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on I" Ave S and 2°a Ave SW.
4. Block Perimeter (FWRC 18.55.010 & FWRC 19.135.251) — The development shall meet block
perimeter requirements of 1,320 feet for non -motorized access, and 2,640 feet for streets. This
requirement may be modified by the Public Works Director if connections cannot be made for
reasons outlined in the FWRC.
5. Access Management (FWRC 19.135.260) — The development shall meet access management
standards.
6. Transportation Impact Analysis (TIA) — A TIA prepared by a licensed engineer in Washington
is required to assess other significant project impacts and determine traffic and safety mitigation
measures not identified in the concurrency analysis. The TIA shall also include trip generation to
determine the number of trips generated by the development.
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
Land Use Review Process — The zoning of the subject site is Single Family Residential (RS 9.6). The
RS zoning district permits Public Utility uses pursuant to FWRC 19.200.140. The required review
process for the project is Process III, Project Approval.
18-104532-00-PC Doc ID: 78346
Teresa Fortino
November 8, 2018
Page 3
Process III is a review process conducted by city staff with a final decision issued by the Community
Development Director. The Process III decision criteria are contained in FWRC 19.65.100(2).
The Director of Community Development will issue a decision under FWRC Chapter 19.115,
Community Design Guidelines, related to building and site design, and the CPTED (Crime Prevention
through Environmental Design) principles in conjunction with the Process III land use decision. The
Director's design decision is appealable to the Federal Way Hearing Examiner.
State Environmental Policy Act (SEPA) review is processed concurrently with Process III applications,
with initial public notice of application being issued after determination of complete application.
A Process III development submittal requirements checklist and master land use application are
enclosed. Building permits can be submitted after land use decision is issued and appeal periods
concluded.
Meeting Follow-up: If the project will be phased, include a phasing plan as part of the Process III
submittal.
2. State Environmental Policy Act (SEPA) — The project is subject to environmental review under the
State Environmental Policy Act (SEPA) as the proposed development is larger than 12,000 sq. ft. and
located on lands covered by water pursuant to Washington Administrative Code (WAC) 197-11-
800(1). Lakehaven Water & Sewer District may act as Lead Agency for SEPA purposes, or may
request the City to assume Lead Agency. The City recommends consultation early in the process to
determine Lead Agency. If the City serves as the Responsible Official for the environmental review,
an environmental checklist must be submitted and reviewed prior to the City issuing an environmental
threshold determination. All property owners within 300 feet of the site are notified of that decision.
The notification includes a 14-day comment and 21-day appeal period. SEPA review must be
concluded before land use approval may be granted.
If Lakehaven acts as Lead Agency, the City must agree and recommends consultation between staff
and Lakehaven to identify any mitigation that may be needed prior to issuing a threshold
determination. In any case, the SEPA checklist must be submitted for review with the land use
application. However, SEPA review fees would not be required if the City is not the lead agency.
Public Notification — The Use Process application and SEPA determination require two separate
public notices (Notice of Application and SEPA determination). Within 14 days of issuing the Letter
of Complete Application, a Notice of Application will be published in the Federal Way Mirror, mailed
to persons within 300 feet of the subject property, posted on the subject property, and placed at the
City's three designated notice boards. The applicant is responsible for posting the notice board
prepared by the City. Notice will be given in the same format for the City's SEPA determination.
The applicant is required to submit two (2) sets of stamped mailing envelopes to persons receiving tax
statements within 300 feet of the subject property. Only one (1) set of stamped mailing envelopes is
required if Lakehaven is Lead Agency for SEPA. The City's GIS Division provides this service for a
fee or the applicant may provide their own mailing envelopes via King County Assessor records or a
title company. Please find the enclosed mailing labels bulletin for further information.
18-104532-00-PC Doc ID: 78346
Teresa Fortino
November 8, 2018
Page 4
4. Environmentally Critical Areas — The subject property contains critical areas: wetland and critical
aquifer recharge area. 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 report per FWRC 19.145.080(3).
Stream — Per the City's Critical Areas map, it appears there is a stream on the property. The stream
will need to be classified and buffer width established pursuant to FWRC 19.145.260-270.
Wetland — Delineation and rating of the on -site wetland will be required to determine the exact impacts
to the wetland and wetland buffer. See FWRC 19.145.410-420 for wetland delineation and rating
standards.
Any wetlands and/or buffer must be delineated on the Process III site plan. The applicant may submit
the wetland report for third party peer review prior to submitting the formal Process III application to
establish wetland rating and buffers. No development within a wetland buffer shall be approved unless
mitigated and approved by the Community Development Director. FWRC 19.145.440 addresses
development within wetland buffers. The applicant must demonstrate the criteria of this section are
met in order to develop within wetland buffers.
Critical Aquifer Recharge Area — The subject property is within the six-month and one-year wellhead
capture zone, which is designated as a critical aquifer recharge area under the provisions of the Growth
Management Act (Chapter 36.70A RCW). Areas are established based on proximity to and travel time
of groundwater to the city's public water source wells. Per FWRC 19.145.490, any proposed
development located in critical aquifer recharge areas shall submit a hazardous materials inventory
statement with a permit, land use, or business license application.
Per FWRC 19.145.480, development that poses a significant hazard to the city's groundwater
resources resulting from storing, handling, treating, using, producing, recycling, or disposing of
hazardous materials or other deleterious substances shall be prohibited in six-month and one-year
capture zones, except as specified in FWRC 19.30.170. These land uses and activities include, but are
not limited to:
a) On -site community sewage disposal systems as defined in Chapter 248-272 WAC;
b) Hazardous liquid pipelines as defined in Chapter 81.88 CW;
c) Solid waste landfills;
d) Solid waste transfer stations;
e) Liquid petroleum refining, reprocessing, and storage;
f) The storage or distribution of gasoline treated with the additive methyl tertiary butyl ether;
g) Hazardous waste treatment, storage, and disposal facilities (except those defined under permit
by rule for industrial wastewater treatment processes per WAC 173-303-802(5)(c));
h) Chemical manufacturing, including but not limited to organic and inorganic chemicals,
plastics and resins, pharmaceuticals, cleaning compounds, paints and lacquers, and agricultural
chemicals;
i) Dry cleaning establishments using the solvent perchloroethylene;
j) Primary and secondary metal industries that manufacture, produce, smelt, or refine ferrous and
nonferrous metals from molten materials;
k) Wood treatment facilities, including wood preserving and wood products preserving;
18-104532-00-PC DOc ID: 78346
Teresa Fortino
November 8, 2018
Page 5
1) Mobile fleet fueling operations;
m) Mining (metal, sand, and gravel); and
n) Other land uses and activities that the city determines would pose a significant groundwater
hazard to the city's groundwater supply.
5. 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. Please contact Department of Ecology
regarding the Voluntary Soil Clean -Up Program.
The City will require soil testing and soil cleanup (if applicable) as a component of the SEPA and land
use review and site development.
6. Key Development Regulations — All site improvements must comply with the FWRC 19.200.140
`Public Utility' development regulations. The following general regulations apply to the proposal.
Required Yards,
20 ft.
Front, Side, Rear
Height of
30 ft. above average building elevation.
Structure
see enclosed Height Measurement Handout)
Determined on a case -by -case basis.
Parking
see enclosed Parking Lot Design Criteria Handout)
Maximum Lot
75%
Coverage
Per FWRC 19.110.060 `Exceptions', rooftop appurtenances may exceed the applicable height
limitation by a maximum of four feet, if the area of all appurtenances and screening does not exceed
10 percent of the total area of the building footprint. These appurtenances must be located in such a
way as to minimize view blockage.
Appurtenances that do not meet the standards of this section may be permitted if the director
determines that, based on accurate graphic representations provided by the applicant, views from
adjacent properties will not be significantly affected. A written modification request to the height
limitation is required to be submitted with the Process III application.
Pursuant to FWRC 19.130.030, if this title does not specify a parking space requirement for a
particular use in a particular zone, the director of community development shall determine a parking
requirement on a case -by -case basis. The director shall base this determination on review of an
applicant's written narrative of expected parking need, comparison of similar uses, a thorough parking
study in accordance with FWRC 19.130.080(2), or other means.
For reference, FWRC 19.110.020 (calculating lot coverage) specifies that, "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, exclusive of the area of any recorded access easements, in determining compliance
with maximum lot coverage required in this title."
7. Landscaping — A landscape plan prepared by a landscape architect licensed in the state of
Washington, a nursery professional certified pursuant to the Washington Certified Nursery
Professional program, or a Washington State certified landscape technician shall be submitted with the
18-104532-00-PC Doc 1D: 78346
Teresa Fortino
November 8, 2018
Page 6
formal application. It must depict perimeter and interior parking lot landscaping requirements under
FWRC Chapter 19.125 as follows:
a. Perimeter Landscaping — Pursuant to FWRC 19.125.060(2), Single -Family Residential, RS, Type
III landscaping 10 feet in width shall be provided along all property lines of nonresidential uses,
except as provided in FWRC 19.125.070.
Per FWRC 19.125.050, Type III landscaping is a mixture of evergreen and deciduous trees, large
shrubs, and groundcover, spaced to provide a visual buffer creating a partial visual separation.
b. Interior Parking Lot Landscaping — Interior lot landscaping per parking space is required in
accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type IV landscaping is required
to be installed at the ends of all rows of parking and disbursed throughout the interior parking area,
in the amount of twenty-two square feet per parking stall when 50 or more parking stalls are
provided. The square footage of each interior parking lot landscaping must be depicted on the
landscape plan. Only those landscape areas that are adjacent to a parking stall will qualify as
interior parking lot landscaping. Light standards may not take the place of required trees in parking
lot landscape islands.
Pursuant to FWRC 19.125.050(4), Type IV landscaping shall consist of trees planted with
supporting shrubs and groundcover. Shrubs shall be pruned at 40 inches in height, and the lowest
tree branches shall be pruned to keep an eight foot clearance from the ground. One tree per
landscape island up to 150 square feet shall be planted.
8. Clearing, Grading, Tree and Vegetation Retention — The proposal is subject to the provisions of
FWRC 19.120, "Clearing, Grading, and Vegetation and Tree Retention." A clearing and grading plan
that meets FWRC 19.120.020 and FWRC 19.120.040 must be submitted with the formal land use
applications.
The site is subject to tree density requirements of FWRC 19.120.130(2); note that 25 tree units per acre
for single-family zoned sites, minus any proposed public or private streets are required. Tree unit
credits are in table 2 of FWRC 19.120.130(2).
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. (Note: required landscaping trees may be counted in
tree density.) The tree and vegetation plan must clearly show where the tree units are to be located.
The tree and vegetation retention/replacement plan must be prepared by a certified arborist or certified
landscape architect and must include information about tree unit credits and replacement.
9. Community Design Guidelines — The project is subject to an administrative design review as a
component of the Use Process application pursuant to FWRC Chapter 19.115, `Community Design
Guidelines.' Project designers shall strive for overall design continuity by using similar elements
throughout the project such as architectural style and features, materials, colors, and textures. Building
and site design for institutional uses is guided by FWRC 19.115.100. Please include a written narrative
identifying how the project complies with all applicable design guidelines. Several guidelines
applicable to your project are below.
18-104532-00-PC Doc ID: 78346
Teresa Fortino
November 8, 2018
Page 7
A. Site design for all zoning districts — [FWRC 19.115. 050]
• Pedestrian areas and amenities should be incorporated in the overall site design. Pedestrian
areas include but are not limited to outdoor plazas, arcades, courtyards, seating areas, and
amphitheaters. Pedestrian amenities include but are not limited to outdoor benches, tables and
other furniture, balconies, gazebos, transparent glass at the ground floor, and landscaping.
■ Vehicle turning movements shall be minimized. Parking aisles without loop access are
discouraged. Parking and vehicle circulation areas shall be clearly delineated using directional
signage.
■ Driveways shall be located to be visible from the right-of-way but not impede pedestrian
circulation on site or to adjoining properties. Driveways should be shared with adjacent
properties to minimize the number of driveways and curb cuts.
• Primary entrances to buildings should be clearly visible or recognizable from the right-of-way.
Pedestrian pathways from rights -of -way and bus stops to primary entrances, from parking lots
to primary entrances, and pedestrian areas, shall be accessible and should be clearly
delineated.
• Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using
a variation in paved texture and color, and protected from abutting vehicle circulation areas
with landscaping. Approved methods of delineation include: stone, brick or granite pavers;
exposed aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of
delineation is not encouraged.
• Commercial services relating to loading, storage, trash and recycling should be located in such
a manner as to optimize public circulation and minimize visibility into such facilities.
B. Building design for all zoning districts — [FWRC 19.115.060]
■ Building fagade modulation and screening. Building facades longer than 60 feet that are
visible from either a right-of-way or a residential use/zone must provide two of four specific
design treatments: (1) fagade modulation, (2) landscape screening, (3) canopy or arcade, and
(4) pedestrian plaza. Please note that if three fagade treatment options are incorporated,
dimensional flexibility can be provided.
• Building articulation and scale. Please refer to the various options for building fagade
articulation. Provide additional treatment for the facades to eliminate the large sections of wall
devoid of wall treatment.
C. Institutional Uses —[FWRC 19.115.100]
• Building facades that exceed 120 feet in length and are visible from rights -of -way, adjacent
residential zones, public park, or recreation area shall incorporate a significant structural
modulation (offset). The minimum depth of the modulation shall be approximately equal to 10
percent of the total length of the subject fagade and the minimum width shall be approximately
twice the minimum depth. The modulation shall be integral to the building structure from base
to roofline.
• Roof design shall utilize forms and materials that avoid the general appearance of a "flat" roof.
Rooflines with an integral and obvious architectural pitch are an approved method to meet this
guideline. Alternative distinctive roof forms such as varied and multiple stepped rooflines,
architectural parapets, articulated cornices and fascias, arches, eyebrows, and similar methods
will be considered by the director, provided, that the roof design minimizes uninterrupted
horizontal planes and results in architectural and visual appeal.
18-104532-00-PC Doe 1D: 78346
Teresa Fortino
November 8, 2018
Page 8
• FWRC 19.115.100(2), which references FWRC 19.115.090(1)(a), (b), (e), (f), (h), and (i):
(a) Surface parking may be located behind the building, to the side(s) of the building, or
adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-
way maximizes pedestrian access and circulation pursuant to FWRC 19.115.050(4).
(b) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way, and
shall incorporate windows and other methods of articulation.
(e) Ground -level mirrored or reflective glass is not allowed adjacent to a public right-of-way
or pedestrian area.
(f) If utilized, chain -link fences visible from public rights -of -way or adjacent properties, and
not screened by Type I landscaping as defined by Chapter 19.125 FWRC, shall utilize vinyl -
coated mesh, powder -coated poles, dark color(s), and architectural element(s) such as pole
caps and/or decorative grid pattern.
(h) Parking lots should be broken up into rows containing no more than 10 adjacent stalls,
separated by planting areas.
(i) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of the
project and the public sidewalk.
D. Crime Prevention through Environmental Design (CPTED) — Pursuant to FWRC 19.115.010(2),
the implementation of CPTED principles (Natural Surveillance, Access Control, and Ownership)
is required for all new development projects. The enclosed CPTED checklist must be submitted
with the formal land use application.
E. Lighting — Proposed lighting must be shown on the site plan or a separate sheet. In addition to
CPTED lighting standards, the following shall apply per FWRC 19.115.050(7) and FWRC
19.115.100(7): lighting levels shall not spill onto adjacent properties; lighting shall be provided in
all loading, storage, and circulation areas; lighting standards shall not reduce the amount of
landscaping required for the project; and lighting fixtures should not exceed 30 feet in height and
shall include cutoff shields.
10. Loading, Storage, Trash, and Recycling Facilities — These shall be located, designed, and screened
for minimal noise and aesthetic impacts to vehicle and pedestrian circulation areas. FWRC 19.125.040
contains general landscaping requirements for loading areas. Exterior trash receptacles and recycling
are subject to architectural and/or landscape screening requirements and total area requirements per
FWRC 19.125.150. Trash facilities may not be located in required yards (setback areas) or required
landscape buffers. Refer to comments in the Public Works section of this letter.
11. Mechanical Equipment — FWRC 19.110.070 requires vents, mechanical and elevator equipment, and
similar appurtenances that extend above the roofline to be architecturally screened from public view,
with a corresponding elevation detail provided with the formal application.
FWRC 19.115.050.6.b states, site utilities including transformers, fire standpipes and engineered
retention ponds (except biofiltration swales) should not be the dominant element of the front landscape
area. When these must be located in a front yard, they shall be either undergrounded or screened by
18-104532-00-PC Doc ID: 78346
Teresa Fortino
November 8, 2018
Page 9
walls and/or Type I landscaping, and shall not obstruct views of tenant common spaces, public open
spaces, monument signs, and/or driveways.
12. Work Hour Variance — FWRC 19.105.040 regulates work hours for development activities and
heavy equipment operations. Exceptions to these timeframes require application and approval of a
Work Hour Variance, which must be submitted in advance (see enclosed handout).
13. Application Fees — Please contact the Permit Center at permitcenter@cityoffederalway.com or 253-
835-2607 for the following review fees applicable for your project:
■ Process III Project Approval
■ SEPA (if City is lead agency)
• Concurrency
This list does not include building permit, engineering review, inspection, traffic impact, and other
fees that may be applicable prior, concurrent, or following building construction.
14. Intake Appointment— An intake appointment is required when submitting more than one application:
Process III, SEPA, and Concurrency applications. Please contact the Permit Center at
permitcenter@cityoffederalway.com or 253-835-2607 to schedule your intake appointment.
PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION
Ann Dower, 253-835-2732 ann.dower@cityoffederalway.com
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2016 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 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 Flood Problem 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. Special Requirement #5 Oil Control
may also apply to this site due to fleet storage.
3. In addition to the KCSWDM, our initial review suggests that FWRC 19.30.120, "Nonconforming
Water Quality Improvements" applies to this site. Specifically, the following items are applicable:
1.a. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
18-104532-00-PC Doc ID: 78346
Teresa Fortino
November 8, 2018
Page 10
l.b. Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square feet of surface area or more;
Le. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
1.d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 5,000 square feet or more;
Le. Redevelopment 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.g. Redevelopment, other than normal maintenance or other than the tenant improvements, but
including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50
percent of the assessed or appraised value (whichever is greater) of the structure or improvement being
redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must be from
a source acceptable to the City. The Director may require the applicant to provide an appraisal from a
second source acceptable to the City if the assessed valuation appears to be inaccurate or inappropriate.
If more than one appraisal is provided by the applicant or required by the City, the greater of the two
amounts shall be used. For purposes of this determining value under this section, improvements
required pursuant to FWRC Sections 19.30.090 (nonconforming development), 19.30.110
(street/sidewalk improvements), 19.30.120 (nonconforming water quality improvements) and
19.135.030 (street/sidewalk improvements) shall not be counted towards the 50 percent threshold
which would trigger application of this subsection;
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. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability. Wellhead protection requirements will apply. Please
review p. 5-53 Infiltration Near Water Supply Wells and other applicable sections of the KCSWDM.
Detention and water quality facilities must be above ground (i.e. open pond). Underground facilities
are allowed only with approval from the City of Federal Way Public Works Department.
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
7. The fuel island must drain to sanitary sewer.
8. High Use Site menu in the KCSWDM may apply to this site due to fleet storage.
18-104532-00-PC Doc ID: 78346
Teresa Fortino
November 8, 2018
Page 11
9. 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
hgpJ/www.ecy.wa.gay/programs/wq/stormwater/construction/index.fitmi or by calling 360-407-6048.
10. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA) permit
may be required. Information regarding this permit can be obtained from the Washington Department
of Fish and Wildlife.
Right -of -Way Improvements
1. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for
traffic related items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
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 $2,503 for the first 18 hours of
review, and $139.80 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.ciiyoffederalwgy.com/index.asW. nid=171 to assist the applicant's engineer in preparing
the plans and TIR.
Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the
improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30
percent of the original amount and held for a two-year maintenance period.
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-
18-104532-00-PC Doc ID: 78346
Teresa Fortino
November 8, 2018
Page 12
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 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 submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall
be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
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 2016 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
Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for approximately 47,185 square -foot government office building
with associated supporting structures, the Institute of Transportation Engineers (ITE) Trip Generation
- 10"' Edition, land use code 730 (Government Office Building), the proposed project is expected to
generate 79 new PM peak hour trip.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation
analysis and concurrency mitigation may be required if the proposed project creates an impact not
anticipated in the six -year Transportation Improvement Plan (TIP).
The estimated fee for the concurrency permit application is $8,760 (51 - 500 Trips). This fee is an
estimate and based on the materials submitted for the preapplication 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)
Based on the submitted materials for 47,185 Sq. Ft. GFA new office building, the estimated traffic impact
fee is $364,322. Please note, the actual impact fee will be calculated at the time a completed building
permit application is filed and must be paid prior to permit issuance.
18-104532-00-PC Doc 1D: 78346
Teresa Fortino
November 8, 2018
Page 13
Transportation Impact Analysis (TIA) (FWRC 19.135)
A Traffic Impact Analysis (TIA) prepared by engineer licensed in the state of Washington is required for
this development project. The TIA would be limited to specialized land use trip generation study for the
proposal.
Street Frontage Improvements (FWRC 19.135)
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 111-10 (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:
I" Ave S a Minor Arterial planned as a Type "G" street, consisting of 66-foot street with
curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights in a
100-foot right-of-way (ROW). Assuming a symmetrical cross section, 10-foot right-o-way
dedication and half street improvements are required as measured from the street centerline.
2"d Ave SW is planned as a Type "U" street, consisting of a 32-foot street with curb and
gutter, 4-foot planter strips with street trees, 5-foot sidewalks, and street lights in a 56-foot
right-of-way (ROW). Assuming a symmetrical cross section, 28-foot right-of-way
dedication and half street improvements are required as measured from the street centerline
along the property frontage. This improvement would meet the north -south block perimeter
requirement and shall extend along the entire property.
16 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). These modification requests
currently have a nominal review fee.
2. 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.
Map III-15 and Map III-16 in the Comprehensive Plan depicted north -south pedestrian and bicycle
facilities along the east side of the property. The applicant would be expected to dedicate right-of-way
and construct this trail to City standard. However, given that the trail alignment has not been
established, the applicant may fulfill this requirement by setting aside a 20' width Tract for future trail
along the east side of the property. This 20' wide Tract is in addition to the 10' right-of-way dedication
for street improvements.
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. Access may
be further restricted if such access would interfere with the 95`h percentile queue lengths from any
existing traffic control device.
18-104532-00-PC Doe ID: 78346
Teresa Fortino
November 8, 2018
Page 14
2. Driveways must be located no closer than 150 feet to any street intersection or to any other driveway,
whether on or off the subject property. The city may further limit or prohibit access to or from
driveway onto arterial streets as deemed appropriate for safety. The Public Works director may grant a
modification administratively to reduce spacing standards by up to 20 percent of the tabular values
with supporting documentation (FWRC 19.135.290). Please note that these modification requests have
a nominal review fee.
3. Minimum throat length for non -single-family driveways shall be 40 feet minimum, 50 feet desirable.
Throat length is measured from the face of curb (or edge of traveled way if no curb exists) on the
public street to the first conflicting drive aisle or parking movements that would conflict with entering
and exiting traffic.
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 internal road would need to be
provided to meet this code section. At a minimum, the street would need to be constructed to provide a
minimum of 28' paved surface, 4' planter with street trees, 5' sidewalks and street lights. The east -
west (SW 316"' St.) shall be extended from 2❑d Ave SW to the easterly property line. The east/west
extension may be modified /waived by the Public Works director with supporting documentation.
2. No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (FWRC
18.55.010).
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is
established by FWRC 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions
measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -
open gate that spans the front width of the enclosure. When gate doors are opened, no structure or
hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred
for holding gates in closed and open positions to ease service access and maximize the life of gate
hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access
and/or additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/containers, and to exterior
containers screened by enclosure(s).
• Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential
`blind spots' during ingress and egress.
18-104532-00-PC Doc ID: 78346
Teresa Fortino
November 8, 2018
Page 15
Consider landscaping, setbacks and screening requirements [based on FWRC 19.125.040 (4) &
(5)].
Note that larger -scale commercial or multi -unit housing developments may see long-term savings
from the use of on -site waste compaction equipment. Planning for this equipment may require
larger enclosure dimensions, defined overhead clearances, consideration of power utility access,
and drainage management.
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786-
4530 (cell).
COMMUNITY DEVELOPMENT — BUILDING DIVISION
Greg Kirk, 253-835-2621, greg.kirk@cityoffederalway.com
No building code comments at this time; comments will follow after permit submittal.
1. Building Codes. The structure(s) will be treated as a new building permit application and must meet
all current codes including:
• International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
• International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
• Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 & WAC 51-57
• International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
• National Electric Code (NEC), 2014
• Accessibility Code (ICC/ANSI A117.1), 2009
• International Residential Code, 2015
Washington State Amendments WAC 51-51
• Washington State Energy Code, 2015 WAC 51-11
2. Building Criteria. The following applies to the proposed structure(s). Please include in your permit
submittals:
• Occupancy Classification.
• Type of Construction.
• Floor Area.
I8-104532-00-PC Doc ID: 78346
Teresa Fortino
November 8, 2018
Page 16
• Number of Stories.
• Fire Protection.
• Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
A separate building permit is required for each new structure or addition/remodel.
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.
Appointments are required for intake of new commercial building permit submittals. Please call or
email to schedule an intake appointment with the Permit Center staff at (253)835-2607 or
permitcenter@cityoffederalway.com.
Some projects may require a third party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs.
Please note, Land Use Approval is required 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. Applicants will be required to
affix the city's date stamp on each page of resubmitted plans and to collate loose plans into existing
plan sets. Plans for all involved departments will be forwarded from the Community Development
Department.
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.
18-104532-00-PC Doc ID: 78346
Teresa Fortino
November 8, 2018
Page 17
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party, should attend this meeting.
Meetings will occur at the Building Department and will be scheduled by the inspector of record for
the project.
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
LAKEHAVEN WATER AND SEWER DISTRICT
Brian Asbury, 253-946-5407, BAsbury@lakehaven.org
Lakehaven's DE staff defers and directs all comments on the subject application/project to Lakehaven's
designated project contact, Ken Miller. Please feel free to contact Ken at 253-946-5405 or
KMiller@lakehaven.org for any/all questions or concerns regarding the subject application/project.
SOUTH KING FIRE AND RESCUE
Chris Cahan, 253-946-7243, Chris Cahanksouthkin2fire.org
Water Supply
Fire Flow
The required fire flow for this project is 2125 gallons per minute. A Certificate of Water Availability
including a hydraulic fire flow model shall be requested from the water district and provided at the time of
building permit application.
Fire Hydrants:
This project will require 8 fire hydrant(s) in approved* locations. There are 8 existing fire hydrants on that
are available for this project. Some of The existing Itydrants will need to be moved to accommodate the new
structures.
*Hydrant(s) spacing along access roads and location in relationship to buildings and sprinkler FDC shall
be approved by Fire Marshal's Office
Fire hydrants shall be in service prior to and during the time of construction.
2. Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006
http://southkingfire.org/DocumentCenter/HomeNiew/24
Designated and marked fire lanes may be required for emergency access. This may be done during the
plans check or prior to building final. Requirements and marking options can be found in title 8 of the
Federal Way Revised Code: http://www.codepublishing.com/WA/FederalWay/
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
18-104532-00-PC Doc 1D: 78346
Teresa Fortino
November 8, 2018
Page 18
3. Vehicle Access Gates
All vehicle access gates shall comply with Gate Policy.
http://southkingfire.org/DocumentCenter/HomeNiew/21
4. Fire Department Lock Box
A recessed fire department "Knox" brand key box shall be installed on buildings; B 1, 132 and 137 near the
front entrance. Location(s) will be approved by the plan reviewer or Deputy Fire Marshal onsite.
5. Fire Sprinkler System
An NFPA 13 fire sprinkler system will be required in buildings B 1, B2 and 137.
An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included
within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet.
Fire walls shall not be considered to separate a building to enable deletion of the required automatic fire -
extinguishing system.
6. Fire Alarm
A Fire Alarm System is required in buildings B 1, 132, 137 and B 10
City Code requires an automatic fire detection system in all buildings exceeding 3,000 square feet gross
floor area. The fire alarm system is required to monitor the sprinkler system including water flow. Provide
full notification as required by NFPA 72. Complete_ coverage_ smoke detection is not required for this
project. This fire detection system shall be monitored by an approved central and/or remote station.
7. Special Consideration
At the time of building permit submittal, special consideration for the storage of hazardous materials and
quantities will need to be reviewed in building 137 to assign the appropriate occupancy type.
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,
18-104532-00-PC Doc 1D: 78346
Teresa Fortino
November 8, 2018
Page 19
Becky Chapin, at 253-835-2641, becky.chapin@cityoffederalway.com. We look forward to working with
you.
Sincerely,
�e Nf\�
Becky Clia n
Senior Planner
enc: FWRC 19.200.140
Master Land Use Application
Process III Submittal Requirements
SEPA Environmental Checklist
Mailing Labels
Hazardous Materials Inventory Statement
Parking Lot Design Criteria
CPTED Checklist
Work Hour Variance
Solid Waste Design Checklist
Concurrency Application
c: Greg Kirk, Plans Examiner, via email
Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior Trans. Planning Engineer
Chris Cahan, South King Fire & Rescue, via email
Brian Asbury, Lakehaven Water & Sewer District, via email
Ken Miller, Lakehaven Water & Sewer District, KMiller@lakehaven.org
Jeff Blachowski, Helix Design Group, jeffb@helixdesigngroup.net
18-104532-00-PC Doc ID: 78346