Pre-Application Conference Summary Letter 33325 8th Avenue South Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
March 19, 2020
Ms. Savanna Nagorski
ESM Consulting Engineers
33400 8th Avenue South, Suite 205
Federal Way, WA 98003
savanna.nagorski@esmcivil.com
Re: File #20-100609-PC, PREAPPLICATION CONFERENCE SUMMARY
Sokalskyy Reasonable Use, Parcels 292104-9060 & 292104-9091, Federal Way
Dear Ms. Nagorski:
Thank you for applying for a preapplication conference with the City of Federal Way’s Development Review
Committee (DRC). This letter summarizes comments from members of the DRC. The members who
reviewed your project and provided comments include staff from the city’s Planning and Building Divisions
and Public Works Department, and representatives from Lakehaven Water and Sewer District and South
King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In
preparing your formal application, please refer to the complete FWRC and other relevant codes for all
additional requirements that may apply to your project.
The key contact for your project is Principal Planner Stacey Welsh. You can 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 me.
PROJECT DESCRIPTION
The proposal is for Reasonable Use of two single-family properties encumbered by a wetland/buffer. The
project is proposed on King County tax parcels 292104-9060 and 292104-9091.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the plans.
The major issues section is only provided as a means to highlight critical requirements or issues. Please be
sure to read the comments made by all departments in the following section of this letter.
• Planning Division: The project requires a Process III land use application for each property.
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• Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) – A transportation concurrency permit with the
application fee of $1,773.00 is required.
2. Traffic Impact Fees (FWRC 19.91) – A traffic impact fee will be assessed at building permit stage for
each lot.
3. Frontage Improvements (FWRC 19.135.040) – Construct street frontage improvement along the property
frontage on South 359th Street.
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 properties are designated Single-Family Residential (RS 15.0); the
proposed use is single-family residential, which is a permitted use in the RS zone as listed within and
subject to the regulations set forth in the Use Zone Chart of FWRC 19.200.010.
2. State Environmental Policy Act (SEPA) – As long as no work is proposed within wetlands, then SEPA will
not be triggered.
3. Land Use Application – Per FWRC 19.45.090(2), an applicant may apply for a modification or waiver of the
provisions of Chapter 19.145 for projects on single-family residential lots using process III. Process III is
a review process conducted by city staff with a final decision issued by the Community Development
Director. The Process III decision criteria are contained in FWRC 19.65.100(2). A Reasonable Use
proposal must also meet the criteria contained in FWRC 19.145.090(3).
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.
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.
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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. General Zoning Regulations – The use zone chart of FWRC 19.200.010 (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 RS zone:
Detached dwelling unit (FWRC 19.200.010)
Required Yards, Lot Coverage, Building Height, Parking – Required yards, lot coverage, building height,
and parking are:
i. Front/side/rear setback – 20'/5'/5', Street side setback on a corner lot is 10’; see FWRC
19.05.160 “P definitions” for definition of “property line” and item (2), yard setbacks, for flag
lots; South 359th Street is a minor collector.
ii. Maximum lot coverage –50%
iii. Maximum building height – 30' above average building elevation
iv. Parking – Two spaces per dwelling unit
9. Wetlands/Reasonable Use – The properties have previously gone through a wetland report peer review.
Under city file no. 16-105771-AD it was determined as documented in a September 18, 2017, letter that
there is a Category II wetland on-site (Wetland A) with a 165-foot buffer and a Category I wetland off-
site (Wetland B) with a 225-foot buffer, and that both parcels were completely encumbered by the
buffers from Wetland A and B. The two lots were later reconfigured via a Boundary Line Adjustment
(city file no. 18-102925-SU) approved on December 11, 2018, and recorded under King County
recording number 20190208900013.
The current proposal is for reasonable use of two single-family properties encumbered by wetlands/
buffers. Per FWRC 19.45.090(2), an applicant may apply for a modification or waiver of the provisions of
Chapter 19.145 for projects on single-family residential lots using process III. Each property must apply
for an receive approval of a Use Process III land use application. A single Use Process III cannot cover
both lots because they are two individual project requests on separate pieces of property that must stand
on their own. Also, Reasonable Use is to grant the ability to build one home, not two.
The previous, June 13, 2016, wetland delineation prepared by Habitat Technologies is valid for a five-year
period. The city updated the wetland buffer requirements in the FWRC via Ordinance No. 19-873,
adopted in July 2019. As part of the Use Process III submittal, provide a memorandum or report
addendum to update the Wetland A and B buffer widths to reflect current code, FWRC 19.145.420. A
buffer enhancement/mitigation plan prepared by a qualified professional for development within the
wetland buffers will also need to be submitted. In addition, provide a written narrative addressing the
Reasonable Use criteria contained within FWRC 19.145.090(3).
Regarding Reasonable Use, per FWRC 19.145.090:
“(4) If the city grants a request under this section, it shall grant the minimum necessary to provide
the applicant with some reasonable use of the subject property, considering the factors described in
subsections (3)(a) through (e) of this section. Any approval or waiver of requirements shall result in
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the minimum possible impacts to the function and values and/or risks associated with proposed
improvements on affected critical areas. The city may impose limitations, mitigation under an
approved mitigation plan, conditions and/or restrictions it considers appropriate to reduce or
eliminate any undesirable effects or adverse impacts of granting a request under this section.”
In response to questions listed by the applicant in the preapplication meeting request submittal:
• A reasonable size house has been deemed to be a building footprint up to 1,600 square feet,
including garage, and the building height as allowed in the use zone chart.
• The applicant’s wetland consultant will need to put together a buffer enhancement/mitigation
plan for city review.
• A 24' x 24' driveway is too large, as driveway width is limited to 20' per FWRC 19.130.140(1).
• If the applicant chooses to use a septic system rather than connect to sewer, that will have to be
considered as part of the reasonable use request and may impact the overall proposal and
required mitigation. See FWRC 19.145.090(4).
10. Outside Agency Permits – It is the applicant’s responsibility to identify and obtain all required state, federal,
or other agency permits as may be required.
11. 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. At the time of the land use application, a drainage plan shall be submitted that shows how stormwater
runoff from all new impervious surfaces will be managed. Currently, the city requires stormwater Best
Management Practices (BMP’s) to be per the requirements of Appendix C of the 2016 King County Surface
Water Design Manual (KCSWDM).
2. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must
be provided to verify infiltration suitability.
3. Show the proposed location and dimensions of any flow control BMP’s on the preliminary plans.
Right-of-Way Improvements
1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long for
traffic related items.
2. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the private easements or public right-of-way.
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Building Permit Issues
1. The building permit materials will be reviewed under the city’s single-family residential (SFR) permit
process. Submittal requirements for SFR permits are available under the city’s website for Building
Division handouts, or can be picked up at the Permit Center.
2. A stormwater System Development Charge will be added to the building permit fees.
3. 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.
4. When topographic survey information is shown on the plans, the vertical datum block shall include the
phrase “DATUM: N.G.V.D.-29” or “DATUM: K.C.A.S.,” on all sheets where vertical elevations are
called out.
5. 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.
6. Provide cut and fill quantities on the clearing and grading plan.
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 one lot 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 one new weekday PM peak hour trip and nine daily trips.
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 $1,773.00 (1 - 10 trips). This fee is an
estimate and based on the materials submitted for the preapplication meeting. The concurrency 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, the estimated traffic impact fee is $4,251 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]).
Ms. Savanna Nagorski
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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-section:
South 359th Street shall be a Type “R” street, consisting of a 40-foot street with curb and
gutter, 4-foot planter strips with street trees, 6-foot sidewalks, and street lights in a 66-foot
right-of-way. Assuming a symmetrical cross section, half street improvements and a three-
foot right-of-way dedication are required. The applicant will be expected to construct these
improvements at such time a permit application is submitted.
A private easement serving two lots shall be per Dwg No. 3-2CC (16-foot minimum paved
road within a 20-foot easement). It appears that the existing trees/vegetation to the west
may need to be removed to meet sight distance requirements. Verify intersection sight
distance analysis at the private road easement on South 359th Street.
2. 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
request are available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $344.
COMMUNITY DEVELOPMENT – BUILDING DIVISION
Scott Sproul, 253-835-2621, scott.sproul@cityoffederalway.com
1. Building Codes. The structure will be treated as a new building permit application and must meet all current
codes.
2. Building Permit Application Process. Copies of the application and checklists may be obtained on our web site
at www.cityoffederalway.com.
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.
3. Review Timing. Federal Way reviews plans on a first in, first out basis; however, there are some small
projects with inconsequential review requirements that may be reviewed out of order.
The first comment letter can be expected within 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. 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.
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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 one to two working days to issue
for typical processing. The 2020 cost for a Water Certificate of Availability is $80.00.
• 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 perform a system hydraulic
model analysis (separate from, or concurrent with, an application for availability). The 2020 cost for a system
hydraulic model analysis is $240.00.
• A water service connection application submitted separately to Lakehaven is required for each new service
connection to the water distribution system, in accordance with standards defined in Lakehaven’s current
“Fees and Charges Resolution.”
• Service pressure(s) greater than 80 psi is indicated, and Pressure Reducing Valve(s) is indicated; contact the
local building official for requirements and/or additional information.
• 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. Charges-Payable-in-Lieu-of-Extension
(CPILOE) are assessable against the property for water facilities previously constructed that provide direct
benefit to the property. 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, 1" preliminary size: $5,480.00 deposit (each). Actual size TBD by
Lakehaven based on UPC plumbing fixture count (or fire-protection system demand, if required).
• Capital Facilities Charge(s)-Water: $4,503.95 (each).
• CPILOE-2921049060: $2,823.19.
• CPILOE-2921049091: $671.96.
• Right-of-Way Permit Fee (Federal Way): $980.00 (each).
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 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.
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• A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary
sewer system, in accordance with standards defined in Lakehaven’s current “Fees and Charges Resolution.”
Minimum pipe slope for gravity sewer service connections is two percent.
• Presuming the service connection for parcel 2921049091 will be to the existing sewer main in South 359th
Street, proof of a recorded private, sewer easement will be required across parcel 2921049060, for the benefit
of the portion of the sewer service connection line across said adjacent property. This private easement shall
cover off-site property along the route of the affected portion of the sewer service connection line from the
edge of public right-of-way to parcel 2921049091.
• 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. Charges-Payable-in-Lieu-of-Extension
(CPILOE) are assessable against the property for sewer facilities previously constructed that provide direct
benefit to the property. 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 (each).
• Capital Facilities Charge(s)-Sewer: $4,297.07 (each).
• CPILOE-2921049060: $15,309.16.
• CPILOE-2921049091: $13,208.80.
• Right-of-Way Permit Fee (Federal Way): $980.00 (each).
General
• All Lakehaven development engineering related application forms, and associated standards information,
can be accessed at Lakehaven’s web pages: 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
Sean Nichols, 253-946-7242, sean.nichols@southkingfire.org
Water Supply
Fire Flow
A Certificate of Water Availability shall be requested from the water district and provided at the time of the building
permit application.
Fire Hydrants
The existing fire hydrant on South 359th Street is sufficient for this project.
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:
http://southkingfire.org/DocumentCenter/Home/View/24.
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Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction.
Access to the north lot is less than 20 feet wide and an approved turnaround is not provided.
Vehicle Access Gates
All vehicle access gates shall comply with the Gate Policy: http://southkingfire.org/DocumentCenter/Home/View/21.
Fire Sprinkler System
Fire sprinklers are required for the north lot, unless an approved turnaround is provided.
The need for a NFPA 13D fire sprinkler system for the south lot will be determined at the time of the building
permit submission.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for the 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@cityofederalway.com. We look forward to working with you.
Sincerely,
Stacey Welsh, AICP
Principal Planner
enc: Bulletin 001 “Process III or IV Submittal Requirements” FWRC 19.200.010
Bulletin 002 “Mailing Labels” Lakehaven Map
Bulletin 003 “Master Land Use Application”
c: Kevin Peterson, Senior Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Scott Sproul, Building Official
Brian Asbury, Lakehaven Water & Sewer District
Sean Nichols, South King Fire & Rescue
Pavlo Sokalskyy, 1210 M Street SE, #33, Auburn, WA 98002
Yuriy Momotyuk, Yumo Construction LLC, 27327 48th Avenue South, Kent, WA, 98032, yuriym@usa.com