Preapplication Conference Summary,~ Federal Way
Centered on Opportunity
May 3, 2018
Mr. John Everett
ESM Consulting Engineers, LLC
33400 8th Avenue South, Suite 250
Federal ~ay, ~A 98003
john.evere tt@es mcivil.coll'l
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Re: File #19-101438-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Danilchik Plat, *No Site Address*, Parcels 042104-9221 & 9012, Federal Way
Dear Mr. Everett:
Thank you for participating in the preapplication conference with the City of Federal ~ay's Development
Review Committee (DRC) held April 25, 2019. ~e 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 ~orks Department, and representatives from Lakehaven ~ater and Sewer District and
South King Fire and Rescue. Some sections of the Federal Wcry Revised Code (F'W'RC) 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 F'W'RC and other relevant codes for all
additional requirements that may apply to your project.
I, Becky Chapin, am the key contact for your project (253-835-2641, bcck),.chapin @ ci ty offederalway .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 me.
PROJECT DESCRIPTION
Proposal to subdivide two lots, approximately 18 acres, into 63 single-family lots, with a stormwater pond,
public roads, and right-of-way improvements. The subject property contains Geologically Hazardous Areas
(GHA), stream, wetland, and associated buffers. The southeast portion of the property has a shoreline
associated wetlands, with a shoreline residential designation.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the plans .
The major issues section is only provided as a means to highlight critical requirements or issues. Please be
sure to read the comments made by all departments in the following section of this letter.
Mr. John Everett
Page 2 of 18
May 3, 2019
• Planning Division
1. The project requires submittal of the following land use applications: Preliminary Plat, SEPA
Checklist, and Forest Practices.
2. Critical areas are present on site and may trigger a use process review depending on the scope of the project.
• Public Works Development Services Division
1. Flow control and water quality treatment is required as outlined in the 2016 King County Suifaa; Water
Design Manual (KCSWDM) and the City of Federal Way Addendum to that manual. Conservation Flow
Control and Enhanced Basic Water Quality Treatment standards must be met. The applicant is advised
to review facility requirements for facilities on steep slopes and within geologically hazardous areas.
• Public Works Traffic Division
1. Transportation Concurrenry Management (FlVRC 19.90) -A transportation concurrency permit with an
application fee of 19,032 (51 -500 trips) is required for the proposed project.
2. TraJlicImpad .Fees (FlVRC 19.91) -Traffic impact fees are required and will be assessed at the building
permit stage.
3. Frontage Improvements (FlVRC 19.135.040) -Construct street frontage improvements and dedicate
right-of-way along the property frontage on South 304th Street and SR99. Internal streets shall be
public streets and constructed to a Type "U" and Type 'W" street cross section.
4. Block Perimeter (FlVRC 18.55.010 & FlVRC 19.135.251) -The development shall meet block
perimeter requirements of 1,320 feet for non-motorized access and 2,640 feet for streets. A second
access is required.
5. Intersedion Sight Distam'e -Submit intersection sight distance analysis consistent with AASHTO standards.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact the
representative listed for that section.
COMMUNITY DEVELOPMENT -PLANNING DIVISION
Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com
1. Zoning Designation and Density -The subject property has three different zoning designations. Parcel
042104-9012 has split zoning, a portion is zoned Single Family Residential (RS 5.0) and has a
comprehensive plan designation of Single Family, High Density, and a portion is zoned Multifamily
Residential (RM1800) and has a comprehensive plan designation of Multi-Family. Parcel 042104-9221 is
zoned Single Family Residential (RS7.2) and has a comprehensive plan designation of Single Family, High
Density. Lots in both the RS 5.0 and RM zone must be a minimum lot size of 5,000 square feet. Lots in
the RS7.2 zone must be a minimum lot size of 7,200 square feet.
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Mr. John Everett
Page 3 of 18
May 3, 2019
2. Review Process -A subdivision of ten or more lots requires review and decision on the preliminary plat
application by the city's Hearing Examiner following a public hearing. In summary, following application,
the city will review the application for completeness and technical comments . The first procedural decision
point is the State Environmental Poliry Ad (SEPA) review and determination. Following conclusion of the
SEPA review, city staff will present the staff report and recommendation on the preliminary plat to the
Hearing Examiner, who then makes the final decision on the preliminary plat application. The Hearing
Examiner's written decision on the preliminary plat is based on the applicant satisfying criteria pursuant to
FWRC 18.35.170(3). The decision of the Hearing Examiner may be appealed pursuant to FWRC 18.35.210.
After the final decision on the preliminary plat, engineering plans must be submitted and reviewed by the
city's Public Works Department. Following review and approval of the engineering plans, construction of
plat infrastructure may begin. Substantial completion of plat improvements is required prior to fmal plat
review and decision by the City Council.
The final plat fee, in effect at the time of the final plat application, and items identified in FWRC
18.40.020, are required to process the final plat. The city allows bonding of only minor improvements,
such as sidewalks, street lighting, landscaping, or similar improvements. Within 30 days of a complete
final plat application, the City Council will take action on the plat and upon approval, the applicant must
record the plat with the King County Recorder's Office.
For an itemized list of required information to be included in the preliminary plat submittal, please refer
to the enclosed preliminary plat submittal checklist.
Critical areas are present on site and may trigger additional land use process reviews depending on the
scope of the project. See the applicable sections below.
Per FWRC 19.15.060, "Optional Consolidated Permit Process," where the code requires more than one
application for a given project, all applications required for the project may be submitted for review at one
time. Where more than one application is submitted for a given development, and those applications are
subject to different levels of process, then all of the applications shall be subject to the highest level of
process that applies to any of the individual applications, and procedures for issuance of a letter of
completeness, notice of application, notice of decision, open review record hearing, and/ or appeal
hearing, if applicable, shall be applied to the several applications as if they were part of a single application.
3. State Environmental Poliry Ad (SEPA) -The proposed subdivision is not categorically exempt from
environmental review pursuant to Washington Admimstrative Code (WAC) 197-11-800 and is subject to a
threshold determination. A completed environmental checklist must be submitted with the Master Land
Use application. A thoroughly completed checklist that gives comprehensive answers to each item will
expedite the review process. The public, government agencies, and tribes will be invited to comment on
the checklist during a 14-day comment period. An environmental threshold determination made by the
director must be rendered prior to the public hearing on the preliminary plat application.
4. PubliC' NotiC'e -The preliminary plat and SEPA review require notices of application and public hearing.
The applicant will be responsible for supplying a map and list of all properties within 300 feet of the
subject property. Three sets of stamped mailing envelopes for each property owner with the department's
return address must accompany the map and list. The city's GIS Department provides this service for a
nominal fee (less the postage and envelopes). Please see the enclosed bulletin for further information.
The applicant will also be required to post city supplied notice boards at the appropriate times and pay
the notice board fee .
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Mr. John Everett
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May 3, 2019
5. Applitation / Review Fees -As development fees change annually, please contact the Permit Center at 253-
835-2607, or pCl'mi tcentet@cityoffed ra lway.com, for an updated fee list prior to submitting your
applications. Also, any third party reviews by city consultants for review and assistance with geotechnical
reports and wetland/stream reports must be paid by the applicant.
6. Crttita/ Areas & Shoreline l?.egulations -The city's critical area inventory shows the subject property
impacted by several environmental constraints. The application must include the appropriate critical area
studies standards of FWRC Chapter 15.10 (critical areas, within shoreline jurisdiction) and FWRC
19.145.080 (environmentally critical areas, outside shoreline jurisdiction) and necessary permitting
applications related to each critical area feature as they are applicable to the preliminary plat. See the
meeting follow-up note below for proposed changes to the FWRC.
a . Wetlands -Wetlands are present on the property and are considered an "associated wetland" of Steel
Lake due to its hydrologic connection via a seasonal stream that flows under South 304,h Street to the
lake. The wetland rating is contained within FWRC Title 15. FWRC Chapter 15.05.040(4) contains
the shoreline management regulations and Chapter 15.10 contains the application critical areas
regulations for the wetlands. The applicable shoreline designation is Shoreline Residential.
The city reached out to ecology for guidance on the wetland and associated buffer. The shoreline
jurisdiction ends at the edge of the associated wetland. The buffer for this wetland is regulated by
FWRC Chapter 19.145. A wetland delineation, classification, and associated buffer report prepared
by a qualified wetland biologist in accord with FWRC Chapter 15 .10 and Chapter 19 .145, Article IV
must be provided.
Pursuant to FWRC 15.10.260, any intrusion into the wetland, including the proposed new right-of-
way improvements, will require Hearing Examiner approval administered via a Process IV Master
Land Use application, public hearing, and decision by the city's Hearing Examiner. The applicant will
have the burden of designing the intrusion to meet the following decisional criteria:
a. It will not adversely affect water quality.
b. It will not adversely affect the existing quality of the wetland's or buffer's wildlife habitat.
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, including the loss of open space.
f. I t will result in no net loss of wetland area, function, or value.
g. The project is in the best interest of the public health, safety, or welfare.
h. The applicant has demonstrated sufficient scientific expertise and supervisory capability to
carry out the project.
i. The applicant is committed to monitoring the project and to making corrections if the
project fails to meet projected goals.
Any needed intrusion into the wetland will require Hearing Examiner approval of a mitigation plan
encompassing the items listed in FWRC 15.10.260(5)(a).
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:Mr. John Everett
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May 3, 2019
Intrusions into the wetland bu.fferwill be reviewed and decided upon using Process III land use
review. Pursuant to FWRC 19.145.440, buffers may be reduced by up to 25 percent on a case-by-case
basis if the project includes a buffer enhancement plan that clearly substantiates that an enhanced
buffer will improve and provide additional protection of wetland functions and values. Buffer
reductions may not be used in combination with buffer averaging.
A buffer enhancement plan, prepared by a qualified professional, shall be incorporated into the
critical area report. The plan shall assess the habitat, water quality, stormwater retention, groundwater
recharge, and erosion protection functions of the existing buffer; assess the effects of the proposed
modification on those functions; and address the six approval criteria of this section.
b. Streams -Any streams on site must be classified per the city's stream rating system in FWRC
19.145.260. The stream flowing though the wetland is not a shoreline waterbody. A stream
delineation, classification, and associated stream report prepared by a qualified stream biologist in
accord with FWRC Chapter 19.145, Article III must be provided.
New stream crossings may be allowed and may encroach on the required stream buffer only if the
critical areas report demonstrates they meet the criteria of FWRC 19.145.320(2).
c. Geologit'6ll!J Hazardous Area (GHA) -The city's inventory identifies the subject property contains
erosion hazard soils, which are defined as geologically hazardous areas. The city regulates these areas
and a corresponding 50-foot buffer pursuant to FWRC 19.145.22(1). A geotechnical engineering
report must be submitted in accord with FWRC Chapter 19.145 Article II, and must address any
proposed intrusion into such areas . Any intrusion within 50 feet of a geologically hazardous area may
be granted by the director if: the development will not be at risk of damage due to the geologic
hazard and will not lead to or create any increased slide, seismic, or erosion hazard.
d. Shoreline Residential -Per Ecology's guidance, as long as all work which could meet the definition of
development, temporary or otherwise, occurs outside the shoreline wetland boundaries, no
substantial development permit will be required. As such, a substantial development permit is
required for tl1e portion of right-of-way improvements within the shoreline jurisdiction, per FWRC
15.05.150. Shoreline substantial development permits are reviewed under the provisions of Process
III, Pro/eel Approval.
e. Gitit'ol A rea Trads -Critical area tracts shall be used to delinea te and protect critical areas and buffers
for subdivision proposals. The tracts shall also be recorded on all documents of title of record for the
affected lots. Critical area tracts shall be designated on the plat (FWRC 19.145.150). Permanent
survey stakes, signage, and fencing ar e required around critical area tracts (FWRC 19.145.180).
Meeting l'ollOJJJ-Up -As discussed in the meeting, the city is undergoing the periodic update to the
Shoreline Master Program (SMP). FWRC Title 15 and FWRC Chapter 19.145, "Environmentally Critical
Areas," will be amended as part of the SMP update. The estimated timeline for approval of the SMP is
July 2019. The city's website contains a link to the Shoreline Master Program Periodic Update, including
draft amended code language, which can be found at https://www.cityoffcde ralway.cm /n d e /3819.
The draft code language is still subject to change. The updates are not finalized until approved by City
Council. Please refer to the website above for current status and updates to the proposed shoreline and
critical area codes.
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Mr. John Everett
Page 6 of 18
May 3, 2019
7. Design Criteria and Improvements -Subdivisions are subject to the subdivision design and improvements
criteria set forth in FWRC Chapters 18.55 and 18.60, respectively. It is the responsibility of the applicant
to identify how the proposed subdivision meets applicable design and improvements criteria, and is
therefore entitled to the land division.
8. Mist:ellaneous Residential Regulations -Refer to the following use zone charts for 'Detached Dwelling Unit"
use regulations, FWRC 19.200.100 for RS zones, and FWRC 19.205.030 for the RM zone.
a) Maximum height of structures -30 feet above average building elevation.
b) Setbacks for structures are a minimum 20-foot front yard and 5-foot side and rear yard. Then corner
lot side yard for that portion of the lot not adjacent to the primary vehicular access is 10 feet.
c) Maximum lot coverage -60 percent.
d) Required parking spaces -minimum of two per dwelling unit.
e) Driveway and/ or parking pad may not be closer than five feet to any side property line and may not
exceed 20 feet in width when in a required front yard. See FWRC 19.130.240(1)(b) for exceptions.
9. Landscape Buffers -Pursuant to FWRC 18.60.030, preliminary plats adjacent to a city designated arterial
(pacific Highway South) must provide a 10-foot-wide Type III landscape strip along the arterial street.
The landscape strip shall be provided in a separate tract, equally owned and maintained by the
homeowners; and up to two percent can be credited to the open space buffer requirements.
Perimeter fencing in subdivisions shall be located on the interior side of landscape strips planted along
arterial streets. Type III landscape consists of a mixture of evergreen and deciduous trees interspersed
with large shrubs and groundcover.
10. Open Spat'e -All residential subdivisions are required to provide open space in the amount of 15 percent
of the gross land area of the subdivision site per FWRC 18.55.060(2). A minimum 10 percent of the open
space is required to be usable open space, i.e., appropriate for active recreation areas. Additionally, any
on-site open space must be set aside in a tract and owned in common undivided interest by all property
owners within the subdivision.
All or some of the open space requirement may be satisfied by a fee-in-lieu payment at the discretion of
the city Parks Director, after consideration of the city's overall park plan, quality, location, and service
area of the open space that would otherwise be provided with the project. The fee-in-lieu of open space
is calculated on 15 percent of the most recent assessed land value of the property. If the fee-in-lieu option
is chosen, a written request to Parks Director John Hutton is required. A copy of this request is a
required component of the preliminary plat application.
Open space design size and location options, along with provisions for access, improvements, ownership,
and maintenance, will be reviewed in conjunction with review of the preliminary plat. Per the note above,
the landscape buffer can be credited for up to two percent of the open space buffer requirement. On-site
open space may include any combination of the following types:
19-101438-00-PC Poe 10, 7899<
Mr. John Everett
Page 7 of 18
May 3, 2019
Open Space Category
Usable
Conservation
Buffer
Constrained
% of Gross Land Area
10% minimum
No maximum or minimum
2% maximum
2% maximum
11. Tree Retention/Replao'ement -The city's tree standards require each development to maintain a tree unit
density. The minimum tree density requirements for RS zones are 25 tree units per acre. The required
density for the subject property will be determined by multiplying the gross site acreage, minus streets
and critical areas (excluding buffers), by 25 tree units per acre. A tree retention plan detailing how the
subject property will meet tree unit density requirements shall be submitted with the preliminaty plat
application. Items required to be included in the plan are itemized in FWRC 19.120.040(2)(a) through (e).
The table below identifies tree unit values for retained and replacement trees.
FWRC 19.120.130-2 -Tree Unit Credits
Retained Trees Tree Unit Credit
Existing Tree 1" to 6" d.b .h. 1.0
Existing Tree> 6" to 12" d .b.h. 1.5
Existing Tree > 12" to 18" d.b.h. 2.0
Existing Tree> 18" to 24" d.b.h. 2.5
Existing Tree> 24" d.b.h. 3.0
Replacement Trees
Replacement Tree -Small (Mature canopy area < 450 SF) .50
Replacement Tree -Medium (Mature canopy area 450 to 1,250 SF) 1.0
Replacem ent Tree -Large (Mature canopy area> 1,250 SF) 1.5
For heavily forested sites, the director may allow a tree survey sample to be submitted that may be
applied to the forested portions of a site in order to satisfy the ttee survey requirement. Trees located
within ctitical atea buffers shall be credited towards satisfying the tree units per acre requirement.
12. Clearing & Grading -With the preliminary plat application, a clearing and grading plan addressing items
listed in FWRC 19.120.040(1)(a) through G) is requited. Prior to beginning clearing and grading activities, all
critical areas and buffers, and trees/vegetation that are to be preserved within and adjacent to the
construction area shall be clearly marked and protected per guidelines prescribed within FWRC 19 .120.160.
Refer to FWRC 19.120.110, for clearing and grading provisions that may apply to development in areas
with slopes of 15 percent or greater and with a vertical relief of six or more feet and a vertical rise of six
feet or more for every 40 feet of horizontal distance.
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Mr. John Everett
Page 8 of 18
May 3, 2019
Any retaining walls and rockeries can be a maximum of six feet in height and must comply with standards
in FWRC 19.120.120. Preliminary designs for retaining walls shall be submitted with the preliminary plat
application, and include cross sections and visual depictions of retaining walls.
13. Forest Pradices Permit -The city has assumed jurisdiction over the review and approval of Class IV-
General Forest Practices permits. A forest practices application form must be completed if more than
5,000 board feet of merchantable timber is harvested from the subject property. This is approximately
equal to one log truck of timber; your site development includes the potential removal of trees on more
than two acres. As such, please calculate the board feet of timber to be removed shown on your
preliminary clearing and grading plan. Pursuant to FWRC 19.120.200, the city will review the proposed
Class IV-General Forest Practices in conjunction with the land use application. Please include details of
such activity in the environmental checklist as the Class IV permit is not exempt from SEPA review.
General forest practice approval shall be valid for two consecutive years following the date of issuance,
unless a longer time period has been established through an associated approval (e.g., preliminary plat
approval, land use approval, building permit, etc.); in which case the time limits applicable to the
associated approval shall apply.
14. Tacoma Smelter Plume -The subject property is located in the Tacoma Smelter Plume detect area containing
20.1 ppm to 40.0 ppm arsenic and lead concentration. The city will require soil testing and soil cleanup (if
applicable) as a component of the preliminary plat and SEPA applications, review, and site development.
The applicant shall provide preliminary soil testing data in compliance with Washington State Department
of Ecology guidelines with the preliminary plat application. Additional information on the smelter plume
testing and cleanup requirements can be found on Ecology's website.
15. Sl'hool A.·l'ess Ana!ysis -A school access analysis is required to be submitted to the city with the plat
application, to assure that safe walking routes to schools or bus stops are provided as required by RCW
58.17. If there are not safe and adequate walking routes available, walking route improvements may be
required as part of the plat review process. Contact Jennifer Wojciechowski at 253-945-2071, or
jwo,icicc@fwps.org, for information about the school access analysis requirements.
16. School Impad Fees -School impact mitigation fees are to be paid at the time of individual single-family
building permit issuance.
17. Approval Duration -Per FWRC 18.35.220, preliminary plat approval shall expire five years from the date
of hearing examiner approval, unless the applicant requests an extension as provided in FWRC 18.05.090.
18. Final Plat -The final plat fee, in effect at the time of the final plat application, and items identified in
FWRC 18.40.020, are required to process the final plat. Substantial completion of the plat infrastructure
must occur prior to submittal and processing of the final plat application. Required improvements must
be substantially completed as determined b y the departments of Community Development and Public
Works. The City Council will take final action on the plat.
19. Recording -Following substantial completion of subdivision improvements and City Council review of the
final plat, the applicant will record the plat with the King County Recorder's Office. The applicant is also
responsible for the plat recording fees. Prior to recording the plat, all surveying and monumentation must
be complete.
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Mr. John Everett
Page 9 of 18
May 3, 2019
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION
Ann Dower, 253-835-2732, ann.dower@cityoffe d er a lway .com
Land Use Issues -Stormwa ter
1. Surface water runoff control and water quality treatment will be required per the 2016 Ki ng Coun(y Surfat'e
Water Design Manual (KCSWDM). This project meets the requirements for a Full Drainage Review. At the
time of land use site plan preliminary plat submittal, a preliminary Technical Information Report (TIR),
addressing the relevance of the project to 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 these performance criteria. In addition to flow control facilities, Best Management
Practices (BMP's) are required as outlined in the KCSWDM. The project also lies within an Enhanced
Basic Water Quality Area. Water quality treatment shall be designed to meet the treatment criteria of the
Enhanced Basic Water Quality Menu.
3. Soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify
infiltration suitability.
4. Detention and water quality treatment facilities for subdivisions are required to be above ground (i.e. an
open pond), within a separate storm drainage tract, and dedicated to the city for future maintenance.
Detention and water quality facilities may be within the same tract. Underground facilities are allowed
only with approval from the City of Federal \Vay Stormwater Management Division. Since the facilities
will become the city's responsibility to maintain, underground vaults and tanks are not typically approved.
5. The applicant is advised to review the KCSWDM, Section 5, for design and access requirements for
stormwater facilities. Steep slope and geologically hazardous areas requirements may apply. The applicant
is also advised to review Reference 5, Wetland Hydrology Protection Guidelines. Coordination with the
wetland hydrologist will be required to provide appropriate wetland buffer protection and recharge.
6. Third-party review, at the developer'S expense, may be required for underground vaults, tanks, box
culverts, pond walls, or bridges.
7. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
8 . If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination
System (NPDES) construction stormwater pertuit may be required. Information regarding this permit
can be obtained from the Washington State Department of Ecology at 360-407-6048, or
h ttp://www.ecy.wa.gov/p1.Ogl.ams/wq/stol.mwatel./constructionli ndex.html.
9 . 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 .
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Mr. John Everett
Page 10 of 18
May 3, 2019
Right-of-Way Improvements
1. See the Traffic Division comments from Sarady Long for traffic related items .
2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication
shall be conveyed to the city through a statutory warranty deed. The dedicated area must have clear title
prior to recording.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
4. FWRC 19.135.280 requires tl,at driveways serving residential uses may not be located closer than 25 feet
to any street intersection. Lots and intersections within new subdivisions or short plats must be designed
to meet this standard.
Building (or EN) Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by ilie city. Engineering review fees are $3,004.00 for the first 18 hours of review,
and $167.00 per hour for additional review time. A final TIR shall be prepared for the project and
submitted with the engineering plans. Both the TIR and the plans will require the signature/ seal of a
professional engineer registered/licensed in the State of Washington. When preparing the downstream
analysis, please contact Paul Heller, 253-835-2754, for city information regarding downstream complaints
and as-built information.
2. In addition to engineering approval, projects that will be fllling or grading in the area of the future
building pads are required to obtain a separate grading permit from the Building Division.
3. The Federal Wtry Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) to assist the applicant's engineer in preparing the plans and TIR is
available on the city's website at htrp:l!www.ctrvoffcdcl.:dwily.comlindclr.aspx?ni 1=171.
4. Bonding is required for all street improvements, public stormwater facilities, 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 fmal 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 ilie site to ensure the developer's
compliance with the maintenance requirements. Upon satisfactory completion of the two-year
maintenance period, the remainder of the bond will be released. Maintenance for public roads and
subdivision drainage facilities then become the responsibility of the city. Maintenance for private roads
and drainage facilities, including short plats, remain the responsibility of the individual property owners.
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May 3, 2019
6. When t opographic survey informatio n is shown on the plans, th e 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 63 lots, and the Institute of Transportation Engineers (ITE) Trip
Generation -10th Edition, land use code 210 (Detached Single Family Residential), the proposed project is
estimated to generate approximately 65 new weekday PM peak hour trips and 630 daily trips.
2. A concurrency permit is required for this development project. The P\V Traffic Division will perform a
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation analysis
and concurrency mitigation may be required if the proposed project creates an impact not anticipated in
the six-year Transportation Improvement Plan (TIP).
3. The estimated fee for the concurrency permit application is $9,032 (51 -500 trips). This fee is an
estimate and based on the materials submitted for the pre application meeting. The concurrency
application fee must be paid in full at the time the concurrency permit application is submitted with the
land use application. The fee may change based on the new weekday PM peak hour trips as identified in
the concurrency trip generation. The applicant has the option of having an independent traffic engineer
prepare the concurrency analysis consistent with city procedures; however, the fee remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
1. Based on the submitted materials for 63 single-family lots, the estimate total traffic impact fee is $259,495
($4,119 per lot). 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.
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Mr. John Everett
Page 12 of 18
May 3, 2019
Transportation Impact Analysis (TIA) (FWRC 19.135)
The TIA must also address the project's traffic impacts on the surrounding neighborhood and recommend
necessary measures such as traffic calming devices to minimize the project's impact. Prior to SEPA approval,
the city may require the applicant to conduct a neighborhood traffic safety meeting to reach consensus with the
affected neighborhood and staff on any proposed traffic calming measures. The applicant should coordinate
with the Traffic Division staff to mediate the meeting; a IS-day minimum advance notice is required.
Street Frontage Improvements (FWRC 19.135)
1. The applicant/owner will be expected to construct street improvements consistent with the planned
roadway cross-sections as shown in Map IlIA in Chapter III of the Federal Wt9' Comprehensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on
the materials submitted, staff conducted a limited analysis to determine the required street improvements .
The applicant will be expected to construct improvements on the following streets to the city's planned
roadway cross-sections:
•
•
•
•
SR-99 is a Principal Arterial planned as a Type "A" street, consisting of a 90-foot street with
curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights in a
124-foot right-of-way. The frontage on SR 99 was improved as part the SR 99 capital project.
Since this is the case, staff would support waiving the required frontage improvements.
South 304th Street is a Principal Collector planned as a Type "K" street, consisting of a 44-
foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and
street lights in a 78-foot right-of-way. Assuming a symmetrical cross section, a 9-foot right-
of-way dedication and half street improvements are required.
20 th Avenue South and internal roads (serving more than 25 lots) shall be a Type "U" Local
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.
Internal roads serving less than 25 lots (less than 250 daily traffic volume) shall be a Type
''W'', consisting of a 28-foot street with curb and gutter, 4-foot planter with street trees, 5-
foot sidewalks, and street lights in a 52-foot right-of-way.
3. The applicant may be required to dedicate additional right-of-way to accommodate additional turn lane
improvements if identified in the transportation impact analysis and/or property corner radius.
4. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about a right-of-way modification
requests are available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $334.00.
5 . Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes; taper rate shall be WS'"'2/60, or as directed by the Public Works Director.
19-10 1438-00-PC Doc ID: 78994
Mr. John Everett
Page 13 of 18
IVlay 3, 2019
Access Management (FWRC 19.135)
1. Submit an intersection sight distance analysis at the proposed plat access/internal road with South 304th
Street and SR 99. The analysis shall be conducted in accordance to the latest AASHTO guidelines (3.5
feet object height, 3.5 feet driver's eye height, and 14.5 feet back from the edge of the traveled way for
passenger vehicles). The analysis must bear the seal of a licensed engineer in the state of Washington. The
sight distance triangle shall be depicted on the plan set.
2. Provide photo documentation within the appendix of the sight distance analysis. A minimum of one
photo looking to the left and one looking to the right will show the location of the viewer in accordance
to AASHTO guidelines. The site plan with plan and prof11e sheets should also be incorporated into the
report to provide the site distance documentation. Indicate if there are any street trees, landscaping
requirements, or any other objects existing or proposed to be within the sight distance triangle. State if
the sight distance requirements are met or not, and provide any traffic safety mitigation measures.
Design Criteria (FWRC 18.55)
1. Block perimeters shall be no longer than 1,320 feet for non-motorized trips, and 2,640 feet for streets
(FWRC 18.55.010 and FWCP Policy TP4.2). Therefore, a new street connection to SR 99 will meet the
block perimeter and a secondary access requirement. However, due to the presence of wetland and
topographic constraints, this option may not be viable. As such, the applicant should explore extending
the internal road to connect with 20 th Avenue South. Additionally, a non-motorize path to SR 99 is
required to meet the block perimeters standard.
2. No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (FWRC
18.55.010). The cul-de-sac road could be extended north connecting with 20 th Avenue South.
Alternatively, the easterly north-south internal road could be extended to the 20 th Avenue South and
South 300th Street intersection.
3. The proposed development exceeds 25 lots, or 250 daily traffic volume equivalents, and as such, a
secondary second access should be provided.
4. Traffic calming devices such as speed humps, traffic circles, chicanes, etc . should be incorporated in the
residential street design to control speed and any potential cut-through traffic.
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
Greg Kirk, 253-835-2621, greg.kirk@cityoffederalway.com
1. Buildillg Codes. Building permit applications and must meet all current codes including:
19-101~38 -00-PC 1)0c !l), 7899~
Mr. John Everett
Page 14 of 18
May 3, 2019
• International Buildillg Code (!BC), 2015
Washington State Amendments WAC 51-50
• International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
• International Residential Code, 2015
Washington State Amendments WAC 51 -51
• Washington State Energy Code, 2015 WAC 51-11
2. Buildillg Criteria. The following applies to the proposed structures and must be included on the drawings:
• Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-l
3. Building Permit Applio-ation Process. A completed building permit application and residential checklist are
required. Copies of application and checklist may be obtained on our web site at www.c il¥pffedcf:-tlway .com.
Appointments are required for intake of two or more single family residential building permit submittals.
Please call or email to schedule an intake appointment with the Permit Center staff at (253)835-2607 or
permitcen ter@cityoffederalway.com.
4. Review Timing. Federal Way reviews plans on a first in, first out basis. The first comment letter can be
expected within five to seven weeks of the submittal date. Re-check of plans will occur in one to three
weeks after resubmittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revis ed/ 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.
5. Other Permits & Inspections. 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
a pproved by all reviewing departments prior to final building division inspection.
All concerned departments (planning, public works, electrical, & fire) must sign off before the Building
Division can final the structure for occupancy. Building final must be approved prior to the issuance of a
Certificate of Occupancy.
6. Site-Specific' Requirements.
• Separate permit(s) will be required for retaining walls over four feet in height. One permit may be
applied for if the retaining walls will be constructed prior to final plat approval. If the retaining walls
are constructed at the time each residence is applied for, a separate retaining wall permit for each lot
will be required.
• Geotechnical soils reports will be required for each residential building permit submittal.
1 ~-I OI438-00-PC Doc 10: 78994
Mr. John Everett
Page 15 of18
May 3, 2019
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.
LAKEHA VEN WATER AND SEWER DISTRICT
Brian Asbury) 253-946-5407) BAsbury@lakehaven.org
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). The certificate is
valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to issue
for typical processing. The 2019 cost for a Water Certificate of Availability is $70.00.
• Fire flow at no less than 20 psi available within the existing water distribution system is a minimum of
1,000 GPM (approximate) for two hours or more. This flow figure represents Lakehaven's adopted
minimum level of service goals for residential areas regarding performance of the existing water
distribution system under high demand conditions. If more precise available (and/or estimated onsite)
fire flow figures are required or desired, the applicant can request Lakehaven perfonn a system hydraulic
model analysis (separate from, or concurrent with, an application for availability). The 2019 cost for a system
hydraulic model analysis is $230.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new, abandoned, and/or
modify existing water distribution system facilities for the proposed development, including extend-to-far-
edge(s) in accordance with long-standing Lakehaven policy. Additional detail and/ or design requirements can
be obtained from Lakehaven by completing and submitting a separate application to Lakehaven for either a
Developer Pre-Design Meeting or a DE Agreement. Lakehaven encourages owners/ developers/ applicants
to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning
phase to avoid delays in overall project development (especially if any land/property transfer is proposed).
• Service pressure less than 40 psi is indicated for some higher elevation (490'+) lots. A Lakehaven Service
Agreement is required and -booster pump recommended; contact Lakehaven for requirements and /or
additional infonnation.
• The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven, prior to activating any new domestic or irrigation water service connections .
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees, charges,
and/ or deposits (2019 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven . Connection charges are separate from any DE
fees/ charges/ deposits and are due at the time of application for service. All Lakehaven fees, charges, and
deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
o Water Service/Meter Installation, 1" preliminary size: $571.08 charge . Actual size to be determined by
Lakehaven based on UPC plumbing fixture count.
o Capital Facilities Charge(s)-Water: $4,242.12 per Equivalent Residential Units (ERU).
19-101-l38-00-I'C
Mr. John Everett
Page 16 of 18
May 3, 2019
o Service Agreement Charge(s): $150.00 per lot.
o County Document Recording Fees: $108.00 (+ /-) per lot.
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). The certificate is
valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to issue
for typical processing. The 2019 cost for a Sewer Certificate of Availability is $10.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new, abandoned, and/ or
modify existing sanitary sewer system facilities necessary for the proposed development, including extend-to-
far-edge(s) in accordance with long-standing Lakehaven policy. Additional detail and/or design requirements
can be obtained from Lakehaven by completing and submitting a separate application to Lakehaven for
either a Developer Pre-Design Meeting or a Developer Extension Agreement. Lakehaven encourages
owners/ developers/ applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently
early in the pre-design/planning phase to avoid delays in overall project development.
• The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven prior to activating any new sewer service connections.
• Based on tl1e proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges,
and/or deposits (2019 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE
fees/ charges/ deposits and are due at the time of application for service. All Lakehaven fees, charges, and
deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
o Sewer Service Connection Permit: $420.23 fee.
o Capital Facilities Charge(s)-Sewer: $0.00. Sewer system capacity credits are available for dUs property
from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the
property for 87.68 ERU.
General (including responses to applicant's questions in March 23, 2019, letter)
• Is the DistJit10pen to tvnneding to sewer at either South 30410 Street or Patifti' Highwqy South, or both? What are the
District's thoughts on boring under mfzi;al areas to make connet1ion for mver? It appears sewer system extension from
either location indicated would provide gravity sewer service to all proposed lots. It appears extension north
from South 304rl1 Street would have less impact on any proximate sensitive and/or critical areas, and would
not necessarily require bore type construction (pipe casing could be required in this area).
• What are the Distrid's pol ides reganling drop manholes for conneding to ext-eptionaljy deep sewer (South 30410 Street)?
Typically, drop manhole connections are not allowed for either system/mainline extension or service
connections, to allow for maximum access to such manholes. Lakehaven records indicate the presumed
point-of-connection in South 304th Street (ex. MH-l96, Pg. S-24) is only about 15 feet deep, so it's unlikely a
drop manhole connection would be approved at dUs location.
19-10 1~38-00 -PC Doc I[), 7899~
Mr. John Everett
Page 17 of18
May 3, 2019
• Water t'Onnections range from 475'-510'. Please describe Distrid's antidpated requirements regarding pressure zone t'Oncems and
!)lstem Ioopil/g. As indicated above, service pressure less than 40 psi is indicated for some higher elevation
(490'+, at th e meter) lots. Lakehaven will require a Low Pressure Water Service Agreement for each lot with
estimated pressure at the meter less than 40 psi, and recommend owner/applicant consider installation of a
private booster pump for such lots. A new water main would be anticipated in all new public right-of-way,
with connections to existing Lakehaven water systems at South 302nd Place/20th Avenue South, and at the
north side of the proposed plat.
• Does the Distnit have iriformation contrary regarding the 30' amss easement? Lakehaven does not have a record of
private access easement on or across Lakehaven's 20 th Avenue Tank site properties. If the applicant has a
copy of a recorded private easement on Lakehaven property, we would be happy to review that for further
comment and/or requirements.
• What desigll considerations would the District Izke to see int'Orporated in the proposed EVA at'Cess? Based on comments
provided to the applicant at the preapplication meeting on April 25, 2019, this EVA proposal/issue would
appear to be not applicable.
• All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages a t:
http:// www.lakehaven.org/204/Development-Engineering.
• All comments herein are valid for one year and are based on the proposal(s) submitted and Lakehaven's
current regulations and policies. Any change to either the development proposal(s) or Lakehaven's
regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE
Chris Cahan, 253-946-7243, Chris Cahan@southkingfire.org
Water Supply
Fire Flow
This review is based on using the IRC to build the homes. The required fire flow for this project is 1000 gallons
per minute. A Certificate rfWater Availabili!J including a f?ydraulic jire flow model shall be requested from the water
district and provided at the time of building permit application.
Fire Ffydrants
This project will require two fire hydrants in approved* locations.
*Hydrant(s) spacing along access roads and location in relationship to buildings and sprinkler FDe shall be
approved by Fire Marshal's Office.
Fire hydrants shall be in service prior to and during the time of construction.
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006:
hi tp:l/solltbking ftte.org /DoclImem ,en tcr IUomel iew 124.
19-101~38 -00 -PC Doc ID: 78994
Mr. John Everett
Page 18 of 18
May 3, 2019
Designated and marked flXe 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 FWRC Title 8:
h tlP: II \V\vw.codepubli shing.com /\.''A/Fcd 'alWay /.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction .
Fire Sprinkler System
Requirements for an NFPA 13D flXe sprinkler system if any to be determined at time of building permit submittal.
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 at 253-835-2641, or
bccky.chapin@ciryoffcdeJ:alway.com. We look forward to working with you.
Sincerely,
~ £JJvd ·
Becky f!:Jn'tV\afV
Senior Planner
enc: Handout #003, Master Land Use Application
Handout #001 Process, TIl & IV Submittal Requirements
Handout #037, Preliminary Plat Submittalltequirements
Handout #050, Environmental Checklist
Handout #002, Mailing Labels Handout
Handout #071/072, Forest Practice Application
Handout #142, Shoreline Substantial Development Permit
Handout #073, Tree Unit Calculation
2019 Concurrency Application
Lakehaven Handouts
c: Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Greg Kirk, Plans Examiner
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
19-10 1-I3~·OO · PC Doc ID: 7899~