21-101125-UP-Preap Summary Notes-03-23-21-V1COMMUNITY DEVELOPMENT DEPARTMENT 33325 8th Avenue South Federal Way, WA 98003-6325 253-835-7000 www.cityoffederalway.com
Jim Ferrell, Mayor
Mr. Ben Childs July 24, 2020 Graves & Associates 3110 Ruston Way, Suite E
Tacoma, WA 98402 bchilds@gravesassoc.com
Re: File #20-102047-PC, PREAPPLICATION CONFERENCE SUMMARY
Federal Way Mixed Use, Parcels 912940-0010, -0020, -0030, -0040, & -TR-A, Federal Way
Dear Mr. Childs:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development Review Committee (DRC) held July 2, 2020. 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.
I, Stacey Welsh, am the key contact for your project. You may contact me at 253-835-2634, or
stacey.welsh@cityoffederalway.com. For specific technical questions about your project, please contact the
appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
The proposal is to construct a mixed-use development with 240 residential units, commercial retail space, and associated parking.
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 sections of this letter.
• Planning Division
1. The project requires a Process III land use application with SEPA.
2. A Boundary Line Adjustment (BLA) is required to remove interior lot lines if buildings are proposed
to be built across property lines.
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• Public Works Development Services Division
1. The existing stormwater detention pond does not meet current standards. All stormwater facilities
(detention, water quality, conveyance, etc.) for this project shall meet the design standards of the city-adopted stormwater design manual (currently the 2016 King County Surface Water Design Manual
[KCSWDM]). Refer to additional Public Works Development Services Division comments, below.
2. The engineer will need to keep in mind that the original stormwater pond was designed to a peak-flow matching standard, which also allowed for existing site conditions to be used to analyze the pre-
developed peak flows. The current standard is a duration-matching standard, and requires historic site conditions be used to analyze the pre-developed conditions. See additional information under
Development Services comments, below.
3. Depending on current pavement condition ratings for 1st Avenue South and South 348th Street, there will likely be some form of overlay requirement, or mitigation payments due, if open-cutting of those
streets is necessary. The applicant is encouraged to verify existing utility main locations (through the review of utility company provided as-built plans or by utility-locate companies), and/or if utilities have already been stubbed to the property, in order to determine if any open-cuts would be necessary
for extending utilities to the site. Final determination of overlay and mitigation fees will occur at the time of application for right-of-way permits.
4. Effective January 1, 2020, the city implemented a stormwater System Development Charge (SDC).
The SDC is based on the amount of new impervious surfaces added for any development project. The applicant should be aware that the SDC will be assessed on this project whether as previously
designed, or in this revised configuration. See additional information under Development Services comments, below.
• Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) – A transportation concurrency permit with the application fee of $9,032 (51 – 500 trips) is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) – Traffic impact fees are required for the proposed project.
3. 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.
4. Frontage Improvements (FWRC 19.135.040) – Construct street frontage improvements and dedicate right-of-way along the property frontage on South 348th Street and 1st Avenue South.
5. Access Management (FWRC 19.135.260) – The development shall meet access management standards.
• Building Division The podium building will require third party review.
• Lakehaven Water & Sewer
• Hydraulic model results, and presuming a 12-inches onsite water main system, indicate that Lakehaven’s standard maximum allowable system liquid velocity, at no less than 20 psi, will be
exceeded at a fire flow rate above 5,000 GPM (for two hours or more).
• These properties are currently within Lakehaven’s “PS 37” basin (per the comprehensive plan), indicating
new sewer main/service connections must be made to existing sewer main in 1st Avenue South.
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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 Stacey Welsh, 253-835-2634, stacey.welsh@cityoffederalway.com
1. Zoning Designation and Use – The subject property is designated Community Business (BC). The proposed use of multi-family housing, which includes other ground floor retail/office/mixed use, is a permitted use in the BC zone subject to regulations set forth in FWRC 19.220.050.
Note 4 of the FWRC 19.220.050 use zone chart states: “Multi-unit housing and accessory living facilities may be located on the ground floor of a structure only as follows: (a) ground level space that spans at
least 60 percent of the total length of the principal commercial facade of all buildings, as determined by the director, is occupied with one or more other use(s) allowed in this zone; and (b) ground level space
that spans at least 40 percent of the total length of all other street-facing facades of all buildings is occupied with one or more other use(s) allowed in this zone. Parking in conjunction with other uses allowed in this zone may also be located on the ground floor of the structure if non-visible from the
right-of-way or public areas.” During review of the previous project, South 348th Street was established as the principal commercial façade.
Note 1 of FWRC 19.220.050 states: “All nonresidential ground floor spaces must have a minimum floor-to-ceiling height of 13 feet and a minimum depth of 15 feet.”
Discussed at Meeting: The applicant’s proposal is for market rate apartments, with two-bedroom units being the largest. The commercial space in the podium building is planned to be flexible to include the leasing
office, amenity space, and/or leasable commercial space. No project phasing is proposed. 2. State Environmental Policy Act (SEPA) – Pursuant to FWRC 14.15.030(1), the project is subject to
environmental review under the State Environmental Policy Act (SEPA), as the proposal exceeds the flexible thresholds. An environmental threshold determination made by the Director of Community
Development must be issued, and the associated appeal period concluded, prior to issuance of a land use decision. Public notice will be required as established in FWRC Title 14.
3. Land Use Application – The project requires Use Process III, which 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). Please provide a letter requesting withdrawal of the existing
project submittal (city files 16-100875-UP and 16-100877-SE).
4. Land Use Review Timeframes – The Planning Division will notify the applicant of the application status within 28 days of submittal. If the application is determined complete, staff will issue a Letter of Complete Application. The FWRC limits the administrative review to 120 days from the date of a
complete application. The 120-day review period will stop any time the applicant has been requested by the city to correct plans, perform required studies, or provide additional information needed to issue a decision. The review period will begin within 14 days following submittal of requested items. Please be
advised that any request for corrections and/or additional information must be provided within 180 days of written notification, or the land use application will expire.
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5. Public Notice – Process III applications require a public notice and comment period. Within 14 days of issuing the Letter of Complete Application, a Notice of Application will be published in the Federal Way Mirror, posted on the subject property, placed at the city’s three designated notice boards, and mailed to
property owners within 300 feet of the subject property. 6. Land Use Application Submittal Requirements – Please refer to the enclosed Bulletin #001, “Submittal Requirements
for Use Process III or IV,” to determine what materials must be submitted with the land use application.
7. Effect of Use Process Decision – In accordance with FWRC 19.15.100(2), “Lapse of Approval - Generally,” the applicant must substantially complete construction for the development activity, use of land, or other actions approved; and complete the applicable conditions listed in the Use Process decision within five
years after the final decision of the city on the matter, or the decision becomes void. Provisions for extension of time are contained within FWRC 19.15.110, “Lapse of Approval – Time Extension.”
8. Key Development Regulations – The use zone chart of FWRC 19.220.050 (enclosed) provides regulations for the proposed use. The applicant should consult the referenced use zone chart prior to submitting a
Master Land Use Application to verify all site components and proposed uses will comply with city code. The following is only a portion of the zoning regulations governing the proposed use in the BC zone:
Multifamily dwelling units (FWRC 19.220.050)
(a) Required Yards – The required minimum yard setbacks are the same as the regulations for the ground floor use, except 20 feet is required abutting single-family residential zones (applies to the Suburban
Estate [SE] zoned land to the east of the site). See FWRC use zone charts for applicable standards.
(b) Lot Coverage –No maximum lot coverage applies; the buildable area will be determined by other site development requirements, e.g., required buffers, parking lot landscaping, surface water facilities,
among others.
(c) Maximum Building Height – The height permitted for a multi-family/mixed use development in the BC zone is a maximum of 65 feet above average building elevation (AABE), except building height may
not exceed 30 feet above average building elevation for the portion of the building located within 100
feet from a single-family residential zone (applies to the SE zoned land to the east of the site). Use zone chart Note #3 also states that all buildings, except for related parking structures up to 65
feet in height (six stories), must be gabled with pitched roofs, unless the building is taller than 35 feet (three stories) with a rooftop that contributes to the multifamily open space requirements.
Discussed at Meeting: For the smaller buildings proposed on site, staff is open to considering alternative roof design that meets the intention of the gabled roof code requirement as much as possible. While it is
a zoning requirement rather than a design guideline, staff is open to continued discussion on this issue.
(d) Parking – Parking requirements for multi-family development in the BC zoning district varies by the
unit type and use, and is identified on the multi-family use zone chart FWRC 19.220.050:
• (Note 5) For 100 dwelling units or more on a subject property, 25 percent of parking
shall be underground, or on the first floor within the building footprint, except for visitor parking, which can be surface parking.
• (Note 6) Parking spaces shall be provided as follows: efficiency dwelling units – 1.0 per
unit; studio dwelling units – 1.25 per unit; one-bedroom dwelling units – 1.5 per unit;
and dwelling units with two bedrooms or more – 2.0 per unit.
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• (Note 7) Dwelling unit parking stalls are in addition to required parking for all non-
residential ground floor uses. (Parking for commercial/office use must also be provided
per the applicable use zone chart.)
• (Note 8) The applicant may choose to submit a parking study in accordance with FWRC 19.130.080(2).
Per FWRC 19.130.020(2), guest parking for residential uses may be required in excess of the required
minimum parking spaces.
Discussed at Meeting: Staff asked the applicant to provide details on the number of units by bedroom to ensure code compliant parking is provided. The garage parking is intended for residential use.
(e) Open Space – Under FWRC 19.220.050 note 11, open space requirements for multi-unit housing is a
minimum of 150 square feet of usable open space per unit. Review note 11 for more specifics about the requirement and with your application, please provide a site plan graphic and narrative detailing the open space areas and those portions of areas intended as common open space, private open
space; also identify all amenities in each of the individual common open space areas. Include on the submittal drawings the size and location of each recreation area, the intended users, and indicate
whether it is internal or external.
9. Landscaping – The land use application must include a preliminary landscape plan, prepared by a licensed
landscape architect, in accordance with the landscape requirements contained in FWRC Chapter 19.125, “Outdoors, Yards, and Landscaping.” Following are the key landscape requirements for the project:
(a) Perimeter Landscape Buffers – Type III perimeter landscape buffers a minimum of five feet in width are
required along all property lines per FWRC 19.125.060(6), except along the perimeter of property
abutting a residential zoning district, where 15 feet of Type I landscaping is required. Landscaping types are described in FWRC 19.125.050.
However, per FWRC 19.125.040(28), landscaping is not required along perimeter lot lines abutting rights-of-way where the building is constructed so that the building’s side(s) rest directly on the lot line and no yards can be provided pursuant to Division VI, “Zoning Regulations.”
(b) Interior Parking Lot Landscaping –Per FWRC 19.125.070, Type IV landscaping shall be provided within surface parking areas as follows: required interior lot landscaping. Landscape areas shall be provided at the following rate within paved areas: commercial developments shall provide the following: 20
square feet per parking stall when up to 49 parking stalls are provided; and 22 square feet per parking stall when 50 or more parking stalls are being provided. Residential developments with common
parking areas, including multifamily, shall provide landscape areas at a rate of 15 square feet per
parking stall. In addition, per FWRC 19.125.070(6), vehicular overhang into any landscaping area shall not exceed two feet.
(c) Rockeries, Retaining Walls, and Fencing – Rockeries, retaining walls, and any proposed fencing must be
shown on the site, landscape, and civil plans. Per FWRC 19.120.120, the height of rockeries and retaining walls associated with commercial development is limited to six feet. Retaining walls and
rockeries shall be set back a minimum of three feet from adjacent public rights-of-way, and where
retaining walls are terraced; there shall be a minimum five feet distance between terraces to accommodate landscaping and its maintenance. Walls that are visible from the public right-of-way or
adjacent property shall be composed of brick, rock, or other textured/patterned styles as approved by the planning and public works directors.
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10. Tree Retention/Replacement Requirements – A tree and vegetation retention plan as required under FWRC 19.120.040(2) must be submitted with the Process III application. The tree and vegetation retention/ replacement plan must be prepared by a certified arborist or certified landscape architect. The standards
require each development to maintain a minimum tree unit density. Per FWRC 19.120.130(3), the total number of tree units required to be provided by a regulated activity shall be calculated by multiplying gross site acreage, minus any proposed public or private streets and regulated critical areas (excluding buffers)
determined by Federal Way to be undesirable for tree planting (e.g., certain wildlife habitat and wetlands), and by the required tree density (in tree units per acre) set forth in Table 19.120.130(1). The result of the
calculation will be the total number of tree units required for the activity. If the calculation results in a fractional quantity, it shall be rounded up to the next higher whole number. As required under FWRC 19.120.130(2), the minimum tree density in BC zones is 20 tree units per acre. 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. The formal landscape plan must detail information about tree unit credits and replacement.
11. Clearing & Grading – The applicant is required to obtain clearing and grading plan approval as a component of the Process III approval. Consult FWRC 19.120.040(1) for items that are required to be included on the
plan, including the anticipated amounts of cut and fill. Clearing and grading plans are reviewed and approved in conjunction with the land development permit associated with the proposed development. Approval and notice to proceed shall be required prior to commencing clearing and grading activities on
the site. Reference FWRC 19.120.060(2). 12. Forest Practices – A Forest Practices Class IV-General Application is required if more than 5,000 board feet
of merchantable timber will be harvested from the property in conjunction with the development activity. The city will review the proposed Class IV-General Forest Practices in conjunction with SEPA review,
and review of associated development permits or approvals. 13. Community Design Guidelines –Review of the proposal under the city’s design guidelines, Chapter 19.115
FWRC, is required for the project and will occur in conjunction with the use process review. The principal applicable guidelines for the project are noted below. However, this does not necessarily include all applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an
application. The application must include a written narrative identifying how the proposal complies with the applicable design guidelines, as detailed.
a. FWRC 19.115.010(2), CPTED – Implement Crime Prevention through Environmental Design (CPTED) principles to reduce opportunities for criminal activities to occur. The city’s Police Department and Planning Division will evaluate the formal application and review for compliance
with CPTED principles. A completed CPTED checklist must be submitted with your application.
i. Natural Surveillance – Promote visibility of public spaces and areas.
ii. Access Control – Identify techniques that deter unauthorized access and/or inappropriate access.
iii. Ownership – Reduce perception of areas as ownerless.
b. FWRC 19.115.040, Security Program. – Provides a list of general strategies that are encouraged to be
addressed in a security program for new stacked multifamily dwelling units.
c. FWRC 19.115.050, Site Design – Refer to all sections of this chapter for site design standards. Key sections include:
i. (1) General Criteria (a)-(g)
ii. (2) Surface Parking Lot (a)-(c), (e)
iii. (3) Parking Structures (a)-(g)
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iv. (4) Pedestrian Circulation and Public Spaces (a)-(f)
v. (5) Landscaping
vi. (6) Commercial Service (a)-(b)
vii. (7) Miscellaneous: (a)-(b)
d. FWRC 19.115.060, Building Design – Refer to all sections of this chapter for design standards. Note that the requirements of this section apply to all sides of the buildings. Key sections include:
i. (1) Topography (a), (c)
ii. (2) Façade modulation (a)-(d); there are facades that are both longer than 60 feet and visible from a
right-of-way or residential use and/or zone (1st, 348th, adjacent SE zone to the southeast, on-site proposed residential use), and therefore, applicant must incorporate a minimum of two out of four design options intended to break up the mass of large buildings. Options include façade
modulation, landscape screening, canopy or arcade, and pedestrian plaza.
iii. (3) Building articulation and scale (a)-(b); (a) applies to facades visible from rights-of-way.
iv. (4) Methods to reduce building massing (a)-(b)
e. FWRC 19.115.070, Building and Pedestrian Orientation – See (a)-(d).
f. FWRC 19.115.080, Mixed-Use Residential Buildings in Commercial Zoning Districts – See (1)-(5).
i. (2) Commercial component(s) shall contain individual or common ground-level entrances to adjacent public sidewalks.
g. FWRC 19.115.090(1), District Guidelines for BC – Key design requirements of this section apply to the
project (FWRC 19.115.090[1][a]- [m] and [o]-[r]):
i. FWRC 19.115.090 Subsections (1)(g)-(m) and (o)-(r) apply to residential uses. Please provide a section in the design narrative with the formal application to detail how the multi-family housing
project component addresses these requirements.
Discussed at Meeting: Per FWRC 19.115.020, unlike development standards in the zoning code, Chapter
19.115 contains guidelines that are intended to serve as performance objectives for developing the appropriate siting and design solution for each development on each unique site. Decisions under this chapter will consider proposals on the basis of individual merit and will encourage creative design
alternatives in order to achieve the stated purpose and objectives of this chapter. To further such creative design alternatives, and in recognition of site-specific opportunities and constraints, decisions under this chapter may allow for departure from any specific or numeric provisions contained in these guidelines,
provided the end result is consistent with the purpose statement of this chapter. Decisions under this chapter are appealable using the appeal procedures of the applicable land use process.
14. Lighting – FWRC 19.105.030 contains lighting regulations. The applicant shall select, place, and direct light sources both directable and nondirectable so that glare produced by any light source, to the
maximum extent possible, does not extend to adjacent properties or to the right-of-way. A lighting plan will be required with the land use submittal.
15. 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 that site utilities, including transformers, fire standpipes, and engineered
retention ponds (except biofiltration swales) should not be the dominant element of the front landscape
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area. When these must be located in a front yard, they shall be either undergrounded or screened by walls and/or Type I landscaping, and shall not obstruct views of tenant common spaces, public open spaces, monument signs, and/or driveways.
16. Garbage and Recycling Receptacles – FWRC 19.125.150 requires that storage areas for garbage and recycling receptacles be required for each project. The formal application must note the specific size and location of
each facility on the site plan. Include the square footage of each facility provided, and depict routes of travel for staff and service providers, including vertical clearance and turning radius of each.
17. Critical Areas – The recorded Binding Site Plan (Recording #20100414000337) indicates a wetland with a 100-foot buffer on the southeast corner of the property within Tract A. Pursuant to FWRC
19.145.420(6), all lots approved in a recorded binding site plan that contain wetlands and their associated buffer in a tract may be improved pursuant to tract boundaries established in the plat regardless of
subsequent regulatory buffer increases or natural migration. Therefore, the 100-foot buffer will apply to
the proposed development.
The subject property is located within a ten-year capture zone as designated by the Lakehaven Water & Sewer District. Capture zones are designated as critical aquifer recharge areas in the City of Federal Way. A Hazardous Materials Inventory Statement – Critical Aquifer Recharge and Wellhead Protection Areas
(enclosed) must be submitted with the formal application. The city will review the Hazardous Materials Inventory Statement to determine whether hazardous materials will be used, stored, transported, or
disposed of in connection with the proposed activity.
18. Affordable Units – A minimum of five percent of new dwelling units must be considered affordable as
defined by FWRC 19.110.010. “Affordable units” for rental affordable housing means dwelling units that are offered for rent at a rate that is affordable to those individuals and families having incomes that are 50 percent or below the median county income. The formal application must reflect the affordable housing
requirement and provide details of how it will be accomplished. Note that prior to issuance of a certificate of occupancy for any building, an agreement in a form approved by the city requiring affordable dwelling
units to remain as affordable housing for the life of the project must be recorded with the King County
Recorder’s Office by the applicant.
19. School Access Analysis – A school access analysis is required to be submitted to the city with the Process III review and SEPA application. The analysis will be routed to Federal Way Public Schools to determine whether off-site improvements are needed for safe walking routes, and/or to determine where an
appropriate bus stop should be located within the development. Contact Jen Thomas with Federal Way Public Schools at 253-945-2071 for information about the school access analysis requirements.
20. School Impact Fees – School impact fees are required for multi-family residential dwelling units per FWRC 19.95. School impact fees (currently $20,768, plus an administrative fee of $1,038, per multi-family
dwelling unit) are due at the time of building permit application for new dwelling units and are subject to the fee schedule in effect at that time. This fee amount is subject to change as determined annually by the
Federal Way School District and City Council. Also see FWRC 19.95.070 regarding appeals and
independent calculations.
21. Boundary Line Adjustment: A Boundary Line Adjustment (BLA) is required to remove interior lot lines if buildings are proposed to be built across property lines. The BLA will need to be recorded before building permits can be issued.
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22. Application Fees & Submittal – Please contact the Permit Center at permitcenter@cityoffederalway.com, or 253-835-2607, for updated fee schedule information for applications and permits.
PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION Kevin Peterson, 253-835-2734, kevin.peterson@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) and the City of Federal Way Addendum to the 2009 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 eight 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 that may
be used for basin analysis. 2. The project lies within a conservation flow control area; thus, the applicant must design the flow control
facility to meet this performance criteria. In addition to flow control facilities, Best Management Practices (BMP’s) are required as outlined in the KCSWDM. The project also lies within an enhanced basic water
quality area. Water quality treatment shall be designed to meet the treatment criteria of the enhanced basic water quality menu.
3. The flow control analysis procedure for projects that are discharging to an existing detention system that was designed under the “old” standards, but are now under the current (Conservation - Level 2) standard
(2016 KCSWDM):
If a project is subject to the conservation flow control standard, and the existing detention pond was
sized based on an older design standard, and depending on final design and actual as-constructed volume provided, the existing stormwater pond may or may not have adequate capacity and/or outflow release rates for this current proposal. There is no direct (1:1) correlation between the old and new pond sizing
criteria; however, based on city engineering review staff consultation with King County SWDM engineers, the following has been determined to be the appropriate approach in determining the flow
control requirement for this type of project:
a. Analyze the project utilizing the current Level 1 Flow Control standard, and determine the required pond volume under that standard;
b. Analyze the project utilizing the current Level 3 Flow Control standard, and determine the required pond volume under that standard; and
c. The difference in volumes between the Level 1 and Level 3 Flow Control Standards is the
volume that the new project needs to provide, either as an additional on-site flow control facility, OR, modify the existing pond in order to provide the required volume, OR, the
existing pond can remain unaltered, if it’s determined through this analysis that the as-
constructed pond volume has adequate capacity.
4. Effective January 1, 2020, the city implemented a stormwater System Development Charge (SDC). The SDC is based on the amount of new impervious surfaces added for any development project. For
calculating the SDC for commercial and multi-family development, impervious surface is expressed as an
Equivalent Service Unit: 1 ESU = 3,200 square feet (SF) of impervious surface added. Therefore, the
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SDC = SF of new impervious surface added ÷ 3,200 x current SDC fee. A five percent administration fee will be added to the total SDC. All SDC fees are payable at permit issuance. The current (2020) SDC is $981.00 per ESU; however, this fee may increase each year as the city reassesses all fees on a yearly basis.
5. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer must be provided to verify infiltration suitability.
6. Detention and water quality facilities for commercial developments outside the City Center-Core must be
above ground (i.e. open pond). Underground facilities are allowed only with approval from the City of Federal Way Public Works Department.
7. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plan, with two cross-sections cut through the pond at 90-degrees to each other.
8. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) construction stormwater permit may be required. Information regarding this permit
can be obtained from the Washington State Department of Ecology at 360-407-6048, or http://www.ecy.wa.gov/programs/wq/stormwater/construction/index.html.
Right-of-Way Improvements 1. See the Traffic Division comments from Traffic Operation Engineer Soma Chattopadhyay 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 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 $3096.00 for the first 18 hours of review,
and $172.00 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a
professional engineer registered/licensed in the State of Washington.
2. To assist the applicant’s engineer in preparing the plans and TIR, the Federal Way Public Works Development
Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the city’s website at http://www.cityoffederalway.com/index.aspx?nid=171.
3. 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.
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4. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer’s
compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the city. Maintenance for private roads
and drainage facilities, including short plats, remain the responsibility of the individual property owners.
5. 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 noted.
6. 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.
7. Provide cut and fill quantities on the clearing and grading plan.
8. Temporary Erosion and Sediment-Control (TESC) measures, per Appendix D of the 2009 KCSWDM, must be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction.
PUBLIC WORKS – TRAFFIC DIVISION
Soma Chattopadhyay, PE, 253-835-2731, soma.chattopadhyay@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 17,960 square feet retail/commerce, and 240 residential units, using the Institute of Transportation Engineers (ITE) Trip Generation - 10th Edition, land use code 820 (Shopping Center), and land use code 231 (Mid Rise Residential with First Floor Commercial), the proposed project
is estimated to generate approximately 239 new weekday PM peak hour trips. Alternatively, the applicant may submit a site-specific trip generation study for the proposed development. At a minimum, the trip generation study shall include three studies for similar land use and settings. The methodology for
determining the trip generation shall be based upon the guidelines established in the most recent edition of the ITE Trip Generation Handbook.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform a concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in
the six-year Transportation Improvement Plan (TIP).
3. The estimated fee for the concurrency permit application is $9,032 (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 the land use application. The fee may change based on any changes in the estimated weekday PM peak hour trips as identified in the
concurrency application. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with city procedures; however, the fee remains the same.
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Transportation Impact Fees (TIF) (FWRC 19.91)
1. Based on the submitted materials for 17,960 square feet retail/commerce, and 240 midrise residential units, the estimated traffic impact fee is $523,159. Please note, the actual impact fee will be calculated when more specific use is known and will be based on the fee schedule in effect at the time a completed
building permit application is filed and paid prior to permit issuance (FWRC 19.100.070[3][a]).
Transportation Impact Analysis (TIA) (FWRC 19.135) 1. A Transportation Impact Analyses (TIA) to identify transportation impacts of development projects and
provide appropriate mitigation measures is required. The TIA shall assess additional project impacts beyond those that were identified under the concurrency permit process conducted by the city. Mitigation improvements necessary beyond those identified in the TIP to meet the city’s adopted level-of-service
standards shall be provided by the applicant.
2. A Traffic Impact Analysis (TIA) prepared by engineer licensed in the state of Washington is required for this development project. The engineer should contact the Traffic Division for a scoping sheet in the initial stages of their study. The TIA should include the following analysis:
Analysis of intersections impacted by 100 trips in the weekday morning and Saturday peak hours.
Queuing analysis of access points for morning, evening, and Saturday peak hours. Street Frontage Improvements (FWRC 19.135)
1. The applicant/owner will be expected to construct street improvements consistent with the planned
roadway cross-sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements.
The applicant will be expected to construct improvements on the following streets to the city’s planned roadway cross-sections:
South 348th Street is a Principal Arterial planned as a Type “E” street, consisting of a 64-foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights in a 98-
foot right-of-way. Assuming a symmetrical cross section, no right-of-way dedication and street improvements are required.
First Avenue South is a Minor Arterial planned as a Type “C” street, consisting of a 72-foot street including 5-foot bike lanes with curb and gutter, 6-foot planter strips with street trees, 8-foot
sidewalks, and street lights in a 106-foot right-of-way. Assuming a symmetrical cross section, a right-
of-way dedication from 3 feet to 8 feet 4-inches, and half street improvements are required as measured from the street centerline.
3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements (FWRC 19.135.070). Information about right-of-way modification requests
are available through the Public Works Development Services Division. These modification requests currently have a nominal review fee of $345.00.
4. 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.
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5. The existing signal at 1st Avenue South and South 348th Street will need to be modified.
Access Management (FWRC 19.135)
1. Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280 provides access standards for streets based on planned roadway cross-sections. Please note that access
classifications are per Drawing 3-1A in the Public Works Development Standards. 2. South 348th Street is access class “1” where left access may be permitted every 330 feet and left-out access
is only permitted at signalized intersections (FWRC 19.135.280). 3. Please show all neighboring driveways within 150 feet of the proposed driveway(s).
4. The driveway on South 348th Street shall be restricted to right-in, right-out.
5. Per FWRC 19.135.280, there may be only one driveway for each 330 feet of lot frontage. This property does not have the 660 feet minimum street frontage on 1st Avenue South to allow a second access. Additionally,
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 the driveway onto arterial streets as deemed appropriate for safety. The applicant may apply for a modification request
with supporting analysis and documents justifying a second driveway on 1st Avenue South.
6. The city will permit full access for 1st Avenue South if access will not interfere with the 95th percentile queue lengths from the signal. However, the city will monitor traffic conditions (queuing, collisions, etc.) and shall limit access to right-in right-out at such time deemed necessary.
7. All the pedestrian access routes should meet current Americans with Disabilities Act (ADA) standards.
8. The 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 modification requests have a nominal review fee of $345. Once the preliminary traffic queuing analysis has been
completed, the applicant’s traffic engineer may submit a written request for access modification if desired.
9. For driveways that serve uses other than single-family residential uses and zero lot line townhouse developments, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a
three-lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order to provide adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the Public Works Director.
Miscellaneous Safety Related Comments
1. The applicant must submit a Vehicle Turning Diagram to the Public Works Traffic Division. This diagram will show how the appropriate design vehicle (such as: bus, garbage truck, and WB-62) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. The site plan
should be modified accordingly.
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PUBLIC WORKS – SOLID WASTE AND RECYCLING DIVISION Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com
Review FWRC 19.125.150 for solid waste and recycling design requirements; also see the enclosed checklist.
Help with many design parameters related to service access is available via the city’s contracted solid waste services provider, Waste Management.
COMMUNITY DEVELOPMENT – BUILDING DIVISION Greg Kirk, 253-835-2621, greg.kirk@cityoffederalway.com
1. Building Codes. The structures 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
• National Electric Code (NEC), 2014
• Accessibility Code (ICC/ANSI A117.1), 2009
• 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
• 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:
• Occupancy Classification: Unknown at this time
• Type of Construction: Unknown at this time
• Floor Area: Unknown at this time
• Number of Stories: Unknown at this time
• Fire Protection: Unknown at this time
• Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
3. Building Permit Application Process. A completed building permit application and commercial checklist are
required. The commercial checklist will be completed by staff and provided at the time of the land use approval. Copies of application and checklist may be obtained at www.cityoffederalway.com.
Appointments are required for intake of new commercial building permit submittals. Please contact the Permit Center to schedule an intake appointment 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 recommended prior to submitting the building permit application to
avoid delay in project review. If the project has not received land use approval, it may be placed on hold until land use review is completed.
4. Review Timing. Federal Way reviews plans on a first in, first out basis; however, there are some small projects with inconsequential review requirements that may be reviewed out of order.
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The first comment letter can be expected within five to seven weeks of 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. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be forwarded from the Community Development Department.
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 Division can final the structure for occupancy. Building final must be approved prior to the issuance of a
Certificate of Occupancy.
Construction projects may be required to have a pre-construction conference. If a pre-con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or representative, electrical contractor, and any other interested party, should attend this meeting. Meetings
will occur at the Building Division and will be scheduled by the inspector of record for the project. 6. Site-Specific Requirement.
• The podium building will require third-party review. 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
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 0ne to two working days to issue for typical processing. The 2020 cost for a Water Certificate of Availability is $80.00.
• Given hydraulic model results (FF #318, copy enclosed), and presuming a 12-inch onsite water main
system, these indicate that Lakehaven’s standard maximum allowable system liquid velocity, at no less than 20 psi, will be exceeded at a fire flow rate above 5,000 GPM (for two hours or more). This flow figure
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depicts the calculated performance of the existing water distribution system under high demand conditions. Fire flow rates greater than available in the existing distribution system may be accommodated through water distribution system improvements. Please contact Lakehaven for further detail.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new and/or abandon
and/or modify existing water distribution system facilities for the proposed development; previous site/ system review information indicates a 12-inch water main “looped” through the site from South 348th Street to 1st Avenue South will be required. 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.
• The site has one existing irrigation water service connection (SvcNo 34596).
• A water service connection application submitted separately to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g.,
larger meter/service, irrigation, abandonment of existing service[s], re-activation, etc.), in accordance with
standards defined in Lakehaven’s current “Fees and Charges Resolution.” Non-single-family properties require separate domestic (per building typically, some exceptions allowed), irrigation (if irrigated landscaped
areas are incorporated into the site development), and fire protection (if required or installed) water service connections and meters.
• Service pressure(s) greater than 80 psi are indicated, and Pressure Reducing Valve(s) are indicated. Contact the local Building Official for requirements and/or additional information.
• To satisfy premise isolation requirements, the installation and satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each service meter is required pursuant to WAC 246-290-490 and Lakehaven standards regarding premise isolation. Because the potential cross-connection hazard(s) cannot be determined at this time, Lakehaven cannot specify the minimum required BPA device. Typically, required
location(s) for any BPA is outside of a building (fire-protection typically aboveground, RPBA/RPDA devices always aboveground), and as close to the main as possible, but no further than 50-feet maximum
from the main. There are some reasons/situations for some case-by-case exceptions that are allowed by Lakehaven, most of these in Federal Way’s City Center area. Applicants may submit a modification request (include plan/sketch) to Lakehaven for non-typical location(s). Contact Lakehaven’s Cross-
Connection Control Program Manager (Chris Zoepfl, czoepfl@lakehaven.org, 253-946-5427) for additional information on premise isolation/BPA installation and testing coordination.
• 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 (2020 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 the application for service. All Lakehaven fees, charges, and
deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
• Water Service/Meter Installation, Domestic MFR, per building, 2" preliminary size: $1,174.48 charge (each). Actual size to be determined by Lakehaven based on UPC plumbing fixture count.
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• Water Service/Meter Installation, Domestic MFR, per building, 3" preliminary size: $2,560.00 deposit
(each). Actual size to be determined by Lakehaven based on UPC plumbing fixture count.
• Water Service/Meter Installation, Irrigation, 1½" preliminary size: $948.20 charge (each). Actual size to
be determined by Lakehaven based on the applicant’s estimated maximum GPM usage rate.
• Water Service/Meter Installation, Fire-Protection, ⅝" x ¾" flow-detection meter: $592.63 charge (each).
• Capital Facilities Charge(s)-Water, MFR units only, 240 MFR units, 1 MFR unit = 0.75 Equivalent Residential Units (ERU): $797,199.15. Water system capacity credits are available for this property from
system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property
for 3.00 ERU. Please contact Lakehaven for further detail.
Sewer
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). 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 2020 cost for a Sewer Certificate of Availability is $80.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new and/or abandon and/or
modify existing sanitary sewer system facilities necessary for the proposed development. 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.
• These properties are currently within Lakehaven’s “PS 37” basin (per the comprehensive plan), indicating new sewer main/service connections must be made to the existing sewer main in 1st Avenue South. Prior to
full/complete plan design, an analysis of the existing sewer system and pump station will need to be undertaken to determine if any upgrades are needed to the existing sewer system facilities. Anticipated, or best-guess estimates of, water/sewer usage rates for the site will be helpful (if available).
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges,
and/or deposits (2020 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 the application for service. All Lakehaven fees, charges, and
deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
• Sewer Service Connection Permit: $517.20 fee (per building).
• Capital Facilities Charge(s)-Sewer, MFR units only, 240 MFR units, 1 MFR unit = 0.75 Equivalent Residential Units (ERU): $773,472.60.15. Please contact Lakehaven for further detail.
General
• All Lakehaven development engineering related application forms, and associated standards information,
can be accessed at http://www.lakehaven.org/204/Development-Engineering.
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• 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 Sean Nichols, 253-946-7242, sean.nichols@southkingfire.org
Fire Hydrants Fire hydrants are required to be within 350 feet of any lot line.
Fire hydrants shall be in service prior to and during the time of construction.
Fire hydrants shall be on the same side as the FDC to prevent fire hose from obstructing driving lanes. Either
move the FDC to a yard FDC, or move the hydrant to the same side as the building.
Emergency Access Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006: http://southkingfire.org/DocumentCenter/Home/View/24
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction.
Vehicle Access Gates All vehicle access gates (including access to an emergency easement) shall comply with the Gate Policy (if gates
are installed), http://southkingfire.org/DocumentCenter/Home/View/21. If a gate is required for the emergency access easement, an Opticom is required on the gate.
Fire Department Lock Box A recessed fire department “Knox” brand key box shall be installed on or near the front entrance. Location(s) will
be approved by the plan reviewer or Deputy Fire Marshal onsite.
Fire Sprinkler System
An NFPA 13 fire sprinkler system is required. 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.
The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 percent less than the correlative water supply curve pressure.
Standpipe A Class 1 Standpipe is required. A Class I standpipe system is required in buildings where the floor level of the
highest story is located more than 30 feet above the lowest level of the fire department vehicle access.
Buildings four or more stories in height shall be provided with not less than one standpipe for use during construction. Such standpipes shall be installed when the progress of construction is not more than 40 feet (12 192mm) in height above the lowest level of fire department access. Such standpipes shall be provided
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with fire department hose connections at accessible locations adjacent to usable stairs. Such standpipes shall be extended as construction progresses to within one floor of the highest point of construction having secured decking or flooring.
Elevator The elevator(s) shall be sized to accommodate an ambulance stretcher. Where elevators are provided in buildings four or
more stories above grade plane, at least one elevator shall be provided for fire department emergency access to all floors. The elevator car shall be of such a size and arrangement to accommodate a 24-inch by 84-inch
ambulance stretcher in the horizontal position. Fire Alarm
A fire alarm system is required. 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.
Emergency Responder Radio Coverage All buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication system at the exterior of the building.
Roof Access Stairway access to the roof shall be provided in buildings with a roof slope less than 33.3 percent (2015 IFC 504.3).
Smoke Control
If a height increase is obtained by using IBC 504.4.1 (decide to go five stories of residential over retail), a smoke control system shall be installed in accordance with IBC/IFC 909. Ensure the smoke control conceptual plan is submitted at the same time as the garage plans are submitted for review as smoke control review may have an
impact on the building design.
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).
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, Stacey Welsh, at 253-835-2634, or stacey.welsh@cityoffederalway.com. We look forward to working with you.
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The Department of Community Development is implementing safety protocols and modifying our services. As a result, our doors will remain closed for in-person business. Staff will be able to serve customers
electronically by email (permitcenter@cityoffederalway.com), by electronic submittal (Document Upload Link or https://www.cityoffederalway.com/node/4588), or by phone (253-835-2607). This practice is intended to help protect our citizens, customers, and staff from potential exposure to the virus. We thank you for your
understanding in this matter.
Sincerely,
Stacey Welsh, AICP Principal Planner
enc: Bulletin 001 “Process III or IV Submittal Requirements”
Bulletin 003 “Master Land Use Application” Bulletin 021 “CPTED Checklist Instructions” Bulletin 022 “CPTED Checklist” Bulletin 042 “Parking Lot Design Criteria” Bulletin 050 “SEPA Environmental Checklist” Bulletin 056 “Hazardous Materials Inventory Statement – Critical Aquifer Recharge and Wellhead Protection Areas” FWRC 19.220.050
Solid Waste/Recycling Enclosures and Receptacles Design Checklist
Lakehaven Map Hydraulic Model Fire Flow Estimate c: Kevin Peterson, Senior Engineering Plans Reviewer Soma Chattopadhyay, Traffic Engineer Brian Asbury, Lakehaven Water & Sewer Sean Nichols, South King Fire & Rescue
X Marks the Spot LLC, Brett Jacobsen, bjacobsen@fnw-inc.com