21-104105-Preapplication Summary-10-06-2021-V1COMMUNITY DEVELOPMENT DEPARTMENT 33325 8th Avenue South Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
March 15, 2021
Mr. Justin Holland
Prospect Development LLC
22913 5th Avenue NE, Suite 201
Puyallup, WA 98372
justin@prospectdevelop.com
Re: File #21-100434-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Twin Lakes Cluster Subdivision, 342XX 21st Avenue SW, Federal Way
On a portion of KC Parcel 242103-9008
Dear Mr. Holland:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC) held on February 25, 2021. We hope that the information discussed at that
meeting helped you understand 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 & Sewer District and South
King Fire & 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, Jim Harris, am the key contact for your project and may be contacted at jim.harris@cityoffederalway.com
or 253-350-9283. For specific technical questions about your project, please contact the appropriate DRC
representative as listed below. Otherwise, any general questions about the preapplication and permitting
process can be referred to your key contact.
PROJECT DESCRIPTION
Proposal to subdivide 7.56 acres into a 30-lot cluster subdivision with open space and proposed underground
stormwater detention on a portion of King County parcel 242103-9008.
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. Justin Holland
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• Planning Division
1. A boundary line adjustment (BLA), or other legal segregation, is required between parcels 242103-
9048 and 242103-9008 to isolate the park and ride area from the proposed subdivision.
2. Possible critical areas are adjacent to the site.
3. Cluster plat requires ten percent minimum usable open space and a minimum five percent other
open space no fee in lieu option
• Public Works Development Services Division
1. There is a known off-site, downstream stormwater conveyance restriction. The applicant may choose
to fix the conveyance restriction OR provide a Level 3 Flow Control pond on-site.
• Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) – A transportation concurrency permit with an
application fee of $5,167 (11 - 50 trips) is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) – Traffic impact fees are required for single-family residential
dwelling units and will be assessed at the building permit stage.
3. Frontage Improvements (FWRC 19.135.040) - Construct street frontage improvements and dedicate
right-of-way along the property frontage on SW 344th Street.
4. Access Management (FWRC 19.135.260) – The development shall meet access management standards.
5. Block Perimeter (FWRC 18.55.010 & FWRC 19.135.251) – The development shall meet block
perimeter requirements of 1,320 feet for non-motorized access and 2,640 feet for streets.
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
Jim Harris, 253-350-9283, jim.harris@cityoffederalway.com
1. Zoning Designation and Comprehensive Plan – The site is zoned Single-Family Residential (RS 7.2), and the
comprehensive plan designation is High-Density Residential. Lots in the RS 7.2 zone must be a minimum
lot size of 7,200 square feet (except cluster subdivisions as discussed below).
The conceptual preliminary plat map drawing submitted with the preapplication materials proposes a
cluster subdivision per FWRC 18.55.040.
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2. Review Process – A subdivision of ten or more lots, and/or tracts, requires review and public hearing on the
preliminary plat application by the city’s Hearing Examiner. In summary, following application submittal,
the city will review the application for completeness and technical comments. The first procedural
decision point is the State Environmental Policy Act (SEPA) review and determination. Following the
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. For an itemized list of the required information to be included in
the preliminary plat application submittal, please refer to the enclosed preliminary plat submittal checklist.
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 engineering plans, construction of
plat infrastructure may begin. Substantial completion of plat improvements is required before final plat
review and the decision by the City Council as described below.
Critical areas are present adjacent to the 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 FWRC 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 the 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.
3. State Environmental Policy Act (SEPA) – The proposed subdivision is not categorically exempt from
environmental review pursuant to Washington Administrative 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 SEPA 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 before the public hearing on the preliminary plat application.
4. Application / Review Fees – Contact staff at the Permit Center at City Hall (253-835-2607, or
permitcenter@cityoffederalway.com) to inquire about application fees in place at the time of application
submittal. Also, any third-party reviews by city consultants for review and assistance with geologically
hazardous and wetland/stream consultants must be pre-funded and paid by the applicant.
5. Public Notice – The preliminary plat and SEPA review require a notice of application, the notice of SEPA
determination, and Notice of Public Hearing. Pursuant to a recent policy change, city staff will prepare
the 300-foot mailing. The applicant will be required to pay for and post city-supplied large notice boards
at the appropriate times.
6. Boundary Line Adjustment – A boundary line adjustment (BLA), or other legal segregation, is required
between parcels 242103-9048 and 242103-9008 to isolate the park-and-ride area from the proposed
subdivision.
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BLA applications are reviewed for conformity with FWRC Title 18 Subdivisions,” FWRC 18.10 “Boundary
Line Adjustments,” and FWRC 18.55 “Design Criteria.” A BLA is a minor alteration to the location of lot
boundaries on existing lots. A BLA is subject to an administrative review conducted by city staff, with a
final decision made by the Director of Community Development. No public notice is required.
City staff will evaluate the WSDOT memo you emailed to city staff on March 1, 2021, regarding the
WSDOT property segregation process. It may take a few weeks to get this evaluation completed with the
City Attorney's office consultation.
7. Environmentally Critical Areas – The project site has wetlands adjacent to the site. The application must
include a report confirming the presence or absence of regulated critical areas on-site and adjacent to the
site in all directions. If regulated critical areas are present on or adjacent to the site, appropriate critical area
studies standards of FWRC 19.145.080, and necessary permitting applications related to each critical area
feature, apply to the preliminary plat. Any third-party reviews by city consultants for review and assistance
with geologically hazardous and wetland/stream consultants must be pre-funded and paid by the applicant.
The application must include the appropriate critical area studies per FWRC 19.145.080, and necessary
permitting applications related to the critical area feature as they apply to the preliminary plat. A current
wetland delineation, classification, and associated wetland report prepared by a qualified wetland biologist
in accord with FWRC Chapter 19.145, Article IV, must be provided. Pursuant to FWRC 19.145.080(3),
the critical area report will be reviewed by the city’s third-party consultant at the applicant’s expense.
a. Wetlands – The wetland report must identify the presence of any on-site and off-site wetlands within
300 feet of the subject property. City maps indicate the likely presence of several wetlands on and
near the subject property, which could impact the development of the site.
In summary, any intrusion into critical areas and buffers must meet the mitigation sequencing
standards of FWRC 19.145.130. Avoidance of impacts is the priority, and minimization of impacts is
the second priority. Applicants must demonstrate all reasonable efforts have been made to avoid and
minimize critical area impacts and intrusions as required by the FWRC.
Intrusions into the wetland buffer are reviewed and decided upon using Process III land use review.
Refer to FWRC 19.145.440(5) for buffer averaging, and FWRC 19.145.440(6) for buffer reduction
with enhancement. Buffer reductions may not be used in combination with buffer averaging. The
identified wetland buffer classifications and buffer reductions are shown on the conceptual
preliminary plat are not supported by any evidence at this time. Any buffer reductions must meet
applicable FWRC standards and criteria for reduction. Buffer reductions and/or buffer averaging
may not be feasible for off-site critical areas.
8. Design Criteria and Improvements – Subdivisions are subject to the subdivision design and improvements
criteria outlined 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.
9. Cluster Subdivision – Under the cluster subdivision provisions in FWRC 18.55.040, lots can be reduced in
size to half the size of the underlying zoning requirement, but in no case smaller than 5,000 square feet per
lot; provided the minimum setback requirements are met. When the cluster subdivision abuts a single-
family zoned neighborhood, the lots in the proposed development immediately adjacent shall be no less
than the neighboring lot size, or the underlying zoning minimum lot size minus 10 percent, whichever is
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smaller. Cluster lots are not eligible for accessory dwelling units (ADU) under FWRC 19.195.180 or
19.200.180. At the time of the final plat, a note on the face of the plat regarding ADUs will be required.
Lots 1 – 4 must be at least 6,480 square feet due to the existing lots to the north (FWRC 18.55.040).
Based on the acreage calculation, it appears a maximum of 29 cluster lots could be achieved, not 30 lots as
shown on the concept drawing (FWRC 18.55.030). Lot count cannot be rounded up.
Based on comments and code requirements from Public Works, which does not allow below ground
stormwater vaults, the proposed open space plan will need to be reevaluated and reconfigured, as much
of the usable open space is proposed on top of the stormwater facility, which is not permissible for a
single-family subdivision.
10. Cluster Subdivision Open Space – All residential subdivisions are required to provide on-site open space in
the amount of 15 percent of the gross land area of the subdivision site per FWRC 18.55.060(2). Open
space created through cluster subdivisions shall be protected from further subdivision or development by
covenants filed and recorded with the final plat of the subdivision. All open space on-site must be usable,
except up to five percent can be buffer. Therefore, a minimum of 10 percent of the gross land area is
required to be on-site usable open space. All usable open space must be readily identifiable with the
development and easily accessible by the residents. Usable open space should be the central focus and an
amenity for the project.
Usable open space design, size, amenities, and location options, along with provisions for access,
improvements, ownership, and maintenance, will be reviewed in conjunction with the review of the
preliminary plat and shall be commensurate with the size, scale, density, and design of the cluster
subdivision. Critical areas and buffers, conservation tracts, slopes, storm pond tracts, etc. do not qualify
as usable open space.
A portion of the usable on-site open space should be developed with usable recreation features such as
but not limited to tot-lot, sport court, seating, etc., and should be commensurate with the size of the
development.
The meandering sidewalk along the frontage is redundant to the required sidewalk in the public right-of-
way, and would likely not qualify as usable open space. Although not required as the site is not adjacent
to an arterial, the applicant could implement a quality landscape buffer in this area that would qualify as
buffer open space (not usable). This would require a landscape plan if proposed.
Any proposed tree retention open space would need to be evaluated by an arborist. An arborist would
need to document the viability of preserved trees and vegetation.
Typically, a narrow (three to five-foot-wide) landscape buffer strip is required between streets and above-
ground stormwater facilities and may be counted toward the buffer open space.
Please consult FWRC 18.55.060 for specific open space requirements that apply to the proposal.
11. Cluster Subdivision Community Design Guidelines – Consult FWRC 18.55.040 for cluster subdivision
standards. Concepts emphasized in a cluster subdivision include plat design and residential structure
design standards, pursuant to FWRC 19.115.120. A written narrative identifying how the proposal
complies with the following criteria must be submitted with the preliminary plat application:
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• Garages shall be provided for all residential lots.
• Front entryways should be the prominent feature of the home.
• The attached garages should not compose more than 40 percent of the front facade of the
single-family home if the garage doors are flush with the front facade, or will be set back a
minimum of five feet from the rest of the front facade. Detached garages should also be set
back a minimum of five feet from the facade.
• If garage access is provided from alleys, the front yard setback can be reduced to 15 feet.
• Each dwelling unit shall be intended for owner occupancy.
12. Cluster Subdivision Approval Criteria – The innovative or beneficial overall quality of the proposed
development shall be demonstrated by the following criteria per FWRC 18.55.040:
a) The subdivision provides innovative development, otherwise not allowed, but which
promotes the goals of the comprehensive plan for architectural compatibility with single-
family housing on adjacent properties.
b) The subdivision results in 15 percent common open space of which at least 10 percent of
the gross land area must be usable on-site open space, which is identified with the
development and easily accessible to residents.
c) Provide native tree retention per FWRC 19.120.130 et seq.
d) Cluster lots immediately adjacent to existing neighborhoods have incorporated design
elements through lot size and architecture to be compatible, as approved by the director.
e) The cluster subdivision will not result in destruction or damage to natural, scenic, or
historic features.
f) Each dwelling unit shall meet the design standards in the FWRC community design
guidelines for cluster subdivisions.
13. Miscellaneous Residential Regulations –
a) The maximum height of structures is 30 feet above average building elevation.
b) Setbacks for structures are a minimum 20-foot front yard and 5-foot side and rear yards.
c) Maximum lot coverage is 60 percent in the RS 7.2 zone.
d) Required parking spaces are a minimum of two per dwelling unit.
e) A driveway and/or parking pad may not be closer than five feet to any side property line.
14. 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.
15. Tree Retention/Replacement – The city’s tree standards require each development/redevelopment 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, by 25. A tree retention plan detailing how the subject property
will meet tree unit density requirements shall be submitted with the preliminary 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.
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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 Tree Unit Credit
Replacement Tree - Small (Mature canopy area < 450 SF) .50
Replacement Tree - Medium (Mature canopy area 450 to 1,250 SF) 1.0
Replacement Tree - Large (Mature canopy area > 1,250 SF) 1.5
16. Clearing & Grading – With the preliminary plat application, a clearing and grading plan addressing
items listed in FWRC 19.120.040(1)(a) through (j) is required. Before 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 marked and protected per guidelines prescribed within
FWRC 19.120.160.
Removal of all trees and vegetation is contrary to the objectives of the FWRC clearing and grading
regulations under FWRC Chapter 19.120 Articles II and III. Pursuant to FWRC 19.120.080 and
19.120.130(1), permitted clearing and grading areas should minimize the removal of existing trees and
minimize the disturbance or compaction of native soils, except as needed for building purposes. For any
clearing beyond that necessary for required infrastructure, provide a written request and justification as
part of the preliminary plat application. The FWRC policies encourage the retention of existing trees and
vegetation in good health, to the maximum extent possible in all developments.
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 the retaining walls.
17. Buildable Lands Calculation – For required city reporting purposes, please provide the following information in
tabular form on the preliminary plat map plan:
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Information for Buildable Lands Calculation
(Please provide this information in tabular form on the site plan.)
Category #Acres
Gross Land Area – Acreage of the site prior to any dedications or set-asides.
Critical Areas – Acreage precluded from development due to wetlands and buffers;
streams and buffers; regulated lakes and buffers; shoreline setbacks; flood hazard areas;
erosion hazard areas; and landslide hazard areas.
Rights-of-Way – Acreage dedicated for public rights-of-way (e.g. street widening). Do not
include private access easements and private roadways internal to multi-family and/or
senior housing, commercial, or industrial complexes.
Public Purpose – Acreage of site to be used for retention/detention/drainage facilities;
open space and parks, or other on-site public facilities. Do not include public utilities
easements or landscaping.
Net Land Area – Gross land area minus critical areas, rights-of-way, and public purpose.
18. Tacoma Smelter Plume – The subject property is mapped in the Tacoma Smelter Plume detect area for lead
and arsenic levels greater than 20 ppm. Therefore, preliminary soil testing information in accord with the
Department of Ecology Guidelines is required and must be submitted with the preliminary plat
application. Find information about the soil sampling process on the DOE website:
https://ecology.wa.gov/Spills-Cleanup/Contamination-cleanup/Cleanup-sites/Tacoma-smelter
19. School Access Analysis – A school access analysis is required to be submitted to the city with the plat
application, to assure that safe walking routes to schools and/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 Tanya Nascimento, Federal Way Public Schools, at
253-945-2071 for information about the school access analysis requirements.
20. School Impact Fee – School impact fees are paid at the time of the building permit for each house, as
discussed in FWRC 19.95.
21. Exploratory Site Reconnaissance Work – Please provide city staff with written notice before any site
reconnaissance work occurs. If any geotechnical exploration, boring work, or any work in critical areas is
to occur, this activity must be approved by city staff before this work as identified in FWRC 19.145.120(2).
22. 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.
23. 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 before the submittal and processing of the final plat application. The city allows the bonding
of only minor improvements. The City Council will act on the final plat application during a City
Council public meeting and upon approval, the final plat drawing will be recorded with the King County
Recorder’s Office.
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24. Recording – Following substantial completion of subdivision improvements and City Council review of the
final plat, the plat will be recorded with the King County Recorder’s Office. The applicant is responsible
for the plat recording fees. Before recording the plat, all surveying and monumentation must be
completed. Also, all other required improvements must be substantially completed as determined by the
departments of Community Development and Public Works.
PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION
Kevin Peterson, 253-293-6577, kevin.peterson@cityoffederalway.com
Preliminary Plat Issues – Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2016 King County Surface
Water Design Manual (KCSWDM). This project meets the requirements for a full drainage review. At the
time of 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.
2. The project lies within a conservation flow control area. However, due to the downstream conveyance
issue noted under the Major Issues section, above, the applicant can choose to either fix the conveyance
problem or provide a Level 3 Flow control pond for the project. 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. Besides those water quality treatment
systems identified in the KCSWDM, the city will also accept those systems that have been approved for
enhanced basic treatment under the Washington State Department of Ecology (WADOE) General Use
Level Designation (GULD) criteria.
3. The city has implemented a stormwater System Development Charge (SDC). The SDC is based on the
amount of new impervious surfaces added for any development project. The SDC for subdivisions is
assessed in two separate phases: the first SDC is based on the new impervious surfaces added for all
short plat improvements (all public and private roadways, sidewalks, and other impervious surfaces). The
second phase occurs at the time of the future building permits for the individual single-family homes. For
calculating the SDC for the subdivision improvements, impervious surfaces are expressed as an
Equivalent Service Unit: 1 ESU = 3,200 square feet (SF) of impervious surface added. Therefore, the
SDC = SF of new impervious surface added ÷ 3,200 x current SDC fee. For future building permits, the
SDC = 1 ESU. A five percent administration fee will be added to the total SDC for all permits. The
current (2021) SDC is $981.00 per ESU. All SDC fees are payable at permit issuance.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer, or septic designer, must
be provided to verify infiltration suitability.
5. 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.
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
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7. 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 Engineer Soma Chattopodhyay for traffic-related items.
2. Dedication of right-of-way is required to be conveyed to the city through a statutory warranty deed. The
dedicated area must have a clear title before 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 that driveways serving residential uses may not be located closer than 25 feet
to any street intersection. Lots and intersections within new subdivisions or short plats must be designed
to meet this standard.
Engineering (EN) Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the city. Engineering review fees (2021) are $3,158.00 for the first 18 hours of
review for plats and $175.00 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. In addition to engineering approval, projects that will be filling or grading in the area of the future
building pads are required to obtain a separate grading permit from the Building Division.
3. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available to assist the applicant’s engineer in preparing the plans and
TIR on the city’s website at http://www.cityoffederalway.com/index.aspx?nid=171.
4. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the improvements,
and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original
amount and held for a two-year maintenance period.
5. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period. During
that time, the Public Works Inspector will make periodic visits to the site to ensure the developer’s
compliance with the maintenance requirements. Upon satisfactory completion of the two-year
maintenance period, the remainder of the bond will be released. Maintenance for public roads and
subdivision drainage facilities then become the responsibility of the city. Maintenance for private roads
and drainage facilities, including short plats, remains the responsibility of the individual property owners.
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6. When topographic survey information is shown on the plans, the vertical datum block shall include the phrase
“DATUM: N.G.V.D.-29” or “DATUM: K.C.A.S.,” on all sheets where vertical elevations are noted.
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
Soma Chattopadhyay, PE, soma.chattopadhyay@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 36 new single-family dwelling units, and the Institute of
Transportation Engineers (ITE) Trip Generation - 10th Edition, land use code 210 (Single Family Detached
Housing), the proposed project is estimated to generate approximately 32 new weekday PM peak hour
trips and 348 daily weekday trips. Alternatively, the applicant may submit a site-specific trip generation
study for the proposed development.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform 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 $5,167 (11 - 50 trips). This fee is an estimate
and is based on the materials submitted for the preapplication meeting. The concurrency applicant 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 the proposed 36 new single-family lots the estimated total traffic
impact fee is $222,201 ($7407/single-family). 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 before building permit issuance, the applicant may request to defer to the 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 covenant 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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Street Frontage Improvements (FWRC 19.135)
1. Based on the available records and the submitted materials, it appears that this proposal meets the 25
percent threshold criteria for requiring street frontage improvements as identified in FWRC 19.135.030.
The applicant/owner may submit an appraisal for the subject property, or King County Assessor’s
records may be used. The Public Works Development Services Division will evaluate the submitted
appraisal data to determine if the project meets the city’s 25 percent threshold for requiring street
frontage improvements.
2. 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:
SW 344th Street is a Primary 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. It appears that a 50-foot right-of-way is dedicated by
WSDOT in the project frontage according to the turn-back agreement; No. TB 1-0122, July
13, 1999. Street improvement with curb, gutter, planter strip, sidewalk, and streetlights on
the north side and 28-foot minimum pavement is required. The street connection and
alignment are required to be submitted and should be approved by the city.
Nineteenth Avenue SW shall be extended and connected to SW 344th Street. Nineteenth
Avenue SW is a minor collector and shall be Type “S” public street, consisting of a 36-foot
street with curb and gutter, 4-foot planter strips with street trees, 5-foot sidewalks, and
street lights in a 60-foot right-of-way.
Internal street(s) shall be of Type “W” local streets, consisting of a 28-foot street with curb
and gutter, 4-foot planter strips with street trees, 5-foot sidewalks, and street-lights in a 52-
foot right-of-way.
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
is available through the Public Works Development Services Division. These modification requests have
a nominal review fee currently at $500.00.
4. 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.
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. Please show all neighboring streets/driveways within 150 feet of the proposed access points.
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3. SW 344th Street is Access Class “4,” which permits full access as close as 150 feet to any other street
intersection or driveway (whether on or off the subject property) or aligned with those on the opposite
side of the street.
4. Driveways shall be aligned with driveways on the opposite side of the street.
5. Driveways that serve only residential uses may not be located closer than 25 feet to any street intersection or
driveway. Separation distances shall be measured from centerline to centerline of roadways and driveways.
5. 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 these modification
requests have a nominal review fee of $500. Once preliminary traffic queuing analysis has been completed,
the applicant’s traffic engineer may submit a written request for access modification if desired.
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 north/south connection for the proposed Type
“W” street west of 19th Avenue SW is required to extend and connect to SW 344th Street.
2. The temporary cul-de-sac turnaround is required for the Type “W” street, which is extending east from
19th Avenue SW. The city does not have a standard for a temporary cul-de-sac. However, instead of a city
standard, King County Figure 2-008 (Temporary Cul-de-Sac) standards will be accepted subject to
approval by South King County Fire & Rescue.
3. No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (FWRC 18.55.010).
4. All lots shall be accessed by a public street right-of-way (FWRC 18.55.020). In certain cases, lots may be
accessed by an ingress/egress and utility easement or alley subject to the requirements established in the
City of Federal Way Public Works Development Standards. Residential lots should not have access to
arterial streets.
5. The proposed development exceeds 25 lots, or 250 daily traffic volume equivalents, and required at least
two accesses.
COMMUNITY DEVELOPMENT – BUILDING DIVISION
Greg Kirk, 253-835-2621, greg.kirk@cityoffederalway.com
5. Building Codes:
• International Building Code (IBC), 2018
Washington State Amendments WAC 51-50
• International Mechanical Code (IMC), 2018
Washington State Amendments WAC 51-52
• National Electric Code (NEC), 2017
• Uniform Plumbing Code (UPC), 2018
Washington State Amendments WAC 51-56 &
WAC 51-57
• Accessibility Code (ICC/ANSI A117.1), 2009
• International Fire Code (IFC), 2018
Washington State Amendments WAC 51 -54
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• International Residential Code, 2018
Washington State Amendments WAC 51-51
• Washington State Energy Code, 2018 WAC 51-11
6. Building Criteria. The following applies to the proposed structure:
• Occupancy Classification: N/A ● Type of Construction: N/A
• Floor Area: N/A ● Number of Stories: N/A
• Fire Protection: N/A ● Wind/Seismic: Basic wind speed 85 Mph, Exposure,
25# Snow load, Seismic Zone D-1
4. Review Timing. Federal Way reviews plans on a first-in, first-out basis; however, there are some small
projects with inconsequential review requirements that may be reviewed out of order.
The first comment letter can be expected within five to seven weeks of the submittal date. Re-check of
plans will occur in one to three weeks after re-submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate using clouding or written response, what
changes have been made from the original drawings. You or your representatives will be required to affix the
city’s date stamp on each page of resubmitted plans and to collate loose plans into existing plan sets. Plans
for all involved departments will be forwarded from the Community Development Department.
5. Other Permits & Inspections. Separate permits may be required for electrical, mechanical, plumbing, fire
suppression systems, and signs. Applicants may apply for separate permits at any time before the
commencement of construction.
When required, special inspections shall be performed by WABO-approved agencies, or by agencies
approved by the building official, before permit issuance. Construction must be approved by all
reviewing departments before the final building division inspection.
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.
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 the time of building
permit plan review.
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LAKEHAVEN WATER & SEWER DISTRICT
Brian Asbury, 253-946-5407, basbury@lakehaven.org
General
• All Lakehaven development engineering-related application forms, and associated standards information,
can be accessed at 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.
• Utility conflicts should be identified and coordination (if necessary) should occur as early as possible in the
planning process. The project will need to avoid encroachment with existing Lakehaven system facilities and
easements (including any setbacks necessary for building foundation load zones).
Water
• A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit application (check with the land-use agency for requirements). 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 2021 cost for a Water Certificate of Availability is $40.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new, abandon, and/or
modify existing water distribution system facilities for the proposed development, including extend-to-far-
edge(s) following 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.
• The associated DE Agreement must achieve a point of either substantial completion or acceptance, as
determined by Lakehaven, before 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 (2021 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,
and/or deposits and are due at the time of application. 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: $592.63 drop-in meter fee (each lot).
Actual sizes to be determined by Lakehaven based on UPC plumbing fixture counts.
o Capital Facilities Charge(s)-Water: $4,764.71 per Equivalent Residential Units (ERU).
Sewer
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit application (check with the land-use agency for requirements). 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 2021 cost for a Sewer Certificate of Availability is $40.00.
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• A Lakehaven Developer Extension (DE) Agreement will be required to construct new sanitary sewer system
facilities necessary for the proposed development, including extend-to-far-edge (east-central) following long-
standing Lakehaven policy. A new, separate parallel “service” main is recommended in 19th Avenue SW to
avoid deep sewer service connections to the sewer trunk in the right-of-way area. The minimum horizontal
separation between the new “service” main and other underground utilities (including existing sewer system
trunk) is three feet; however, five-feet or more is preferred by Lakehaven. Terminus depth of easterly sewer
system extension should be a minimum of 10 feet. 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, before activating any new sewer service connections.
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges,
and/or deposits (2021 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 either previously constructed, or to be
constructed, that provide direct benefit to the property. If a DE Agreement is required, CPILOE is due
before and as a condition of scheduling the Lakehaven preconstruction meeting. Connection charges are
separate from any DE fees, charges, and deposits and are due at the time of application. 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: $377.13 fee (each lot).
o Capital Facilities Charge(s)-Sewer: $4,614.93 per ERU.
o CPILOE (19th/21st SW Sewer Trunk): $171,653.34.
SOUTH KING FIRE & RESCUE
Sean Nichols, 253-946-7242, sean.nichols@southkingfire.org
Water Supply
Fire Flow
The required fire flow for this project is 1000 gallons per minute for residences not exceeding 3600 square feet,
including garage and covered areas. A Certificate of Water Availability including a hydraulic fire flow model shall be
requested from the water district and provided at the time of the building permit application.
Fire Hydrants
Additional fire hydrants will be required. Once the final layout is approved, an exact number will be decided.
Currently, two to three additional hydrants are needed.
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 Sprinkler System
Fire sprinklers ARE required due to limited access and no approved turnaround for Lot 26. Since no turnaround
is provided on the Type W road, the hose reach after the engine goes 150 feet and stops; it is an additional 150
feet around all sides of the structure. If this cannot be achieved, fire sprinklers will be required for Lots 25 and 27.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for a 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 the 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 the 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 at jim.harris@cityoffederaway.com or 253-
8350-9283. We look forward to working with you.
Sincerely,
Jim Harris
Senior Planner
enc: Preliminary Plat Checklist
Master Land Use Application
Lakehaven Facilities Map
c: Kevin Peterson, Public Works Senior Engineering Plans Reviewer
Soma Chattopodhyay, Public Works Traffic Engineer
Brian Asbury Lakehaven Water & Sewer
Sean Nichols, SKFR
John Everett, ESM, john.everett@esmcivil.com