21-104847_pre-app Meeting Summary_11-16-2021_v1COMMUNITY DEVELOPMENT DEPARTMENT 33325 8th Avenue South Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
November 2, 2020
Ms. Mancong Lin
Bumgardner Architects
2111 3rd Avenue
Seattle, WA 98121
mancongl@bumgardner.biz
Re: File #20-103454-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Redondo Heights Mixed Use, 27614 Pacific Highway South, Federal Way
Dear Ms. Lin:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC) held October 8, 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.
The key contact for your project is Becky Chapin, 253-835-2641, becky.chapin@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
A new mixed-use building on a vacant 1.4-acre site, including 11,000 square foot daycare/office use on street
level, three-stories, about 75 dwelling units above, and one level of below-grade 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 section of this letter.
Ms. Mancong Lin
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• 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.
• 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 multi-family residential
dwelling units and day care center.
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. The TIA shall also include trip generation to
determine the number of trips generated by the development.
4. Frontage Improvements (FWRC 19.135.040) – Construct street frontage improvements along the
property frontage on Pacific Highway South (SR-99).
5. Access Management (FWRC 19.135.260) – The development shall meet access management standards.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the preapplication
conference. Each section should be read thoroughly. If you have questions, please contact the representative
listed for that section.
COMMUNITY DEVELOPMENT – PLANNING DIVISION
Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com
1. Zoning Designation and Use – The subject property is designated Community Business (BC). The proposed
use of multi-family housing, which includes ground floor daycare/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.” Pacific Highway South is established as the principal commercial façade.
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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.”
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).
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 the written notification, or the land use application will expire.
5. Public Notice – Process III applications and SEPA determinations require a public notice and comment
periods. Within 14 days of issuing the Letter of Complete Application, a Notice of Application (NOA)
will be published in the Federal Way Mirror, posted on the subject property, and distributed as required by
FWRC 19.65.070 and 14.10.040.
Pursuant to recent policy change, city staff will prepare the 300-foot mailing. The applicant will be
required to post city supplied notice boards at the appropriate times.
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. Boundary Line Adjustment: A Boundary Line Adjustment (BLA) is required to remove the 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. You are not required to remove lot lines if buildings do not cross over the
property line.
Meeting Follow-U p: There are a few options proceeding forward with regards to the Redondo Heights
Mixed Use, TOD, and Sliver Shadows Apartments proposal.
Option #1: Since all three properties are under the same ownership, they can be reviewed as a subject
property per the FWRC (“Subject property” means the entire lot or parcel, or series of lots or parcels, on
which a development, activity, or use exists or will occur, or on which any activity or condition subject to
development regulations exists or will occur.). If the proposal is submitted as one development, then
landscaping is not required along interior lot lines within a development where paring is being shared,
FWRC 19.125.040(27). However, Silver Shadows will need to be brought into compliance per FWRC
19.30.090, “Nonconforming Development.”
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Option #2: If there are proposed improvements needed for Silver Shadows (garbage enclosure or site
work) the applicant can combine the TOD project (or mixed-use) with Silver Shadows, resulting in two
separate land use submittals.
Option #3: The applicant can treat all lots independently, which means three separate land use submittals,
if you are going to be doing improvements on Silver Shadows as well.
Once it’s decided how to proceed with each project, we can discuss review process in more detail when
you are ready to submit the formal applications.
8. 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.”
9. 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. See the FWRC use zone charts for applicable standards.
Meeting Follow-U p : The proposed day care use has a front yard setback of 20 feet per FWRC
19.220.040. If a day care is being proposed on the ground floor, the building must meet that setback
requirement. Day care facilities must contain an outdoor play area with at least 75 square feet for
each child using the area at any one time. This play area must be completely enclosed by a solid
fence, or other screen, at least six feet in height. Play equipment and structured play areas must be set
back at least five feet from each property line. This is in addition to the require open space for the
multifamily dwelling units described below under “e.”
(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, and 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).
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.
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M eeting Follow-U p : Staff is open to considering an 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.
• (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.
The applicant must provide details on the number of units by bedroom, and other uses on the ground
floor to ensure code compliant parking is provided as part of formal Process III application.
(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.
10. 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). Landscaping types are described in FWRC
19.125.050.
However, per FWRC 19.125.040(27) and (28), landscaping is not required along interior lot lines
within a development where parking is being shared and 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.”
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(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.
11. 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 FWRC 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.
12. 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).
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 when
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
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Department and Planning Division will evaluate the formal application and review it 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).
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 and therefore, the 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.
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Note: Per FWRC 19.115.020, unlike development standards in the zoning code, FWR 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 non-directable 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, 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.
Per FWRC 19.110.060, “Exceptions,” rooftop appurtenances may exceed the applicable height limitation
by a maximum of four feet, if the area of all appurtenances and screening does not exceed 10 percent of
the total area of the building footprint. These appurtenances must be located in such a way as to minimize
view blockage.
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
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 the routes of
travel for staff and service providers, including vertical clearance and turning radius of each.
17. 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.
18. 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
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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.
19. 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.
20. 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 city addendum to the manual. This project meets the requirements
for a full drainage review. At the time of land use site plan submittal, a preliminary Technical Information
Report (TIR), addressing the relevance of the project to the nine core and five special requirements of the
KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR.
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. In addition to those water quality treatment systems identified in the KCSWDM, the
city will 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. 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
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.
4. Additional storm drainage systems may apply to the solid waste and recycling enclosure(s). Refer to the Solid
Waste and Recycling Division comments below, and the applicable city code sections for further information.
5. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer, or septic designer, must
be provided to verify infiltration suitability.
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6. Detention and water quality facilities for private 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 plans.
8. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination
System (NPDES) construction storm water permit may be required. Information regarding this permit
can be obtained from the Washington State Department of Ecology at 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 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 (2020) are $3,096.00 for the first 18 hours of
review for plats or commercial building permits, 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. 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.
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.
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.
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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 2016 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, 253-835-2731, soma.chattopadhyay@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for a 72 unit multifamily mid-rise residential and 11,000 square feet day
care center, and the Institute of Transportation Engineers (ITE) Trip Generation - 10th Edition, land use
code 221 (mid-rise building), and 565 (day care center), the proposed project is estimated to generate
approximately 154 new weekday PM peak hour 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
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 is 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 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 a 72 unit mid-rise multifamily residential and 11,000 square feet day
care center, the estimated traffic impact fee is approximately $371,816. Please note, the actual impact fee
will be calculated 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]).
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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. 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 actually 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:
SR-99 is a Principal Arterial planned as a Type “A” street, consisting of a 90-foot street with curb
and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights in a 124-foot
right-of-way. Right-of-way is available. The applicant is required to install a curb, gutter,
sidewalk, and planter strip on project frontage. However, if it is not feasible to install planter
strip because of conflict with overhead utility lines, please apply for a modification request.
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
have a nominal review fee currently at $345.00.
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 the planned roadway cross-sections. Please note that
access classifications are per Drawing 3-1A in the Public Works Development Standards.
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2. WAC 468-52-040 limits access on state highways to access spacing of 250 feet with only one access per
parcel. Pacific Highway South 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. The city will limit access to right-in and right-out at Pacific Highway South. Additionally, the driveway
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 proposed new driveway spacing for the south side property driveway
does not meet the city standard.
4. Please show all neighboring driveways within 250 feet of the proposed driveway(s).
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 $345. Once preliminary traffic queuing analysis has been completed,
the applicant’s traffic engineer may submit a written request for access modification if desired.
6. For driveways that serve uses other than single-family residential 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 Comment
1. The application should be forwarded to King County METRO for any transit requirements.
PUBLIC WORKS – SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com
Solid Waste & Recycling Design Considerations
• Provide adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, and/or biohazard collection containers. Minimum enclosure area is established
by FWRC 19.125.150(7)(a). The FWRC requires that plans allow access to containers for both occupants
and haulers.
• Basic solid waste and recycling services typically include two “dumpster” containers situated side-by-side
within a single trash enclosure. With gate doors open, 18 feet of clearance width is required; no structures
(such as gate posts) are allowed across the enclosure opening. Gate pins/holes are preferred to hold gates
closed or open (to allow service access and preserve gate hardware).
• Plan unobstructed access for service vehicles, in-line with enclosure openings. Allow an appropriate
paved turning area for service vehicles, minimizing “blind spots” during ingress and egress.
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• Per FWRC 19.125.150(7)(e), sites may require a larger enclosure, or multiple enclosures, to accommodate
on-site user access and/or additional waste types and containers.
• Per FWRC 19.125.150(6)(d), depending on enclosure size, surface water run-off must be managed via an
oil-water separator; while large enclosures require a roof combined with a drain to the sanitary sewer. A
related Spill Prevention Plan is required.
• Landscaping and screening requirements are established in FWRC 19.125.040(4) and (5).
COMMUNITY DEVELOPMENT – BUILDING DIVISION
Greg Kirk, 253-835-2621, greg.kirk@cityoffederalway.com
1. Building Codes. The structure 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(s).
• Occupancy Classification: Multiple
• Type of Construction: Not known at this time
• Floor Area: Not known at this time
• Number of Stories: 1, 2, and 3 story buildings
• Fire Protection: Sprinklers
• 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 land use
approval. Copies of the application and checklist may be obtained at www.cityoffederalway.com.
Appointments are required for intake of new commercial building permit submittals. Please contact Permit
Center staff to schedule an intake appointment at 253-835-2607, or permitcenter@cityoffederalway.com.
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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. You will need to obtain approval from the Director of Community Development
to proceed with submitting building permits prior to land use approval. If the project has not received
land use approval, it may be placed on hold until land use review is completed.
4. Review Timing. Federal Way reviews plans on a first in, first out basis; however, there are some small
projects with inconsequential review requirements that may be reviewed out of order.
The first comment letter can be expected within five to seven weeks of submittal date. Re-check of plans
will occur in one to three weeks after re-submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. 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 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 Requirements.
• A separate building permit is required for each building.
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.
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LAKEHAVEN WATER AND 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 Lakehaven’s website: 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). New
perimeter landscape requirements may conflict with existing easement terms and conditions, and if so,
the owner should coordinate any required revisions with the city and Lakehaven early in the pre-design/
planning phase to avoid delays in overall project development.
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 (but presumably less than 2,500 GPM). 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 Lakehaven Developer Extension (DE) Agreement will be required to construct new, abandon, and/or
modify existing water distribution system facilities 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 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.
• 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.” 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.
• Separate water service connections/meters shall be installed for mixed uses within structures that are
incompatible for billing purposes (i.e., multi-family residential and non-residential).
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• Service pressure(s) greater than 80 psi indicated and Pressure Reducing Valve(s) 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. Typically required location(s) for any BPA is outside of a
building (fire-protection typically aboveground, and RPBA/RPDA devices always aboveground), and as
close to the main as possible, but no further than 50-feet maximum from the main. Because the potential
cross-connection hazard(s) cannot be determined at this time, Lakehaven cannot specify the minimum
required BPA devices. 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 connection(s).
• 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, and/or deposits, and are due at the time of application for service. All Lakehaven
fees, charges, and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to
change without notice.
o Water Service/Meter Installation Drop-in Meter Fees, number and sizes to be determined, actual sizes
to be determined by Lakehaven based on the applicant’s estimated maximum GPM usage rate(s):
⅝" x ¾" = $592.63 each.
1" = $689.60 each.
1½" = $948.20 each.
2" = $1,174.48 each.
o Capital Facilities Charge(s)-Water: $4,503.95 per Equivalent Residential Units (ERU), MFR = 0.75
ERU/unit. Actual amount due to be determined by Lakehaven based on final MFR unit count,
plus the applicant’s estimated annual community center and site irrigation water usage rates.
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 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. In addition to all
other sewer service installation standards, installation of a Type 1, 48-inch monitoring manhole is
typically required on the private building sewer line, for all new or modified non-residential connections.
Also, if applicable, see the enclosed Lakehaven Trash/Recycling Enclosure Standards.
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• The associated DE Agreement must achieve a point of either substantial completion or acceptance, as
determined by Lakehaven, prior to activating any new sewer service connection(s).
• 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, and/or deposits, and are due at the time of application for service. All Lakehaven
fees, charges, and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to
change without notice.
o Sewer Service Connection Permit: $517.20 fee (each building/connection).
o Capital Facilities Charge(s)-Sewer: $4,297.07 per ERU; MFR = 0.75 ERU/unit. Actual
amount due to be determined by Lakehaven based on final MFR unit count plus the
applicant’s estimated annual non-residential domestic water usage rates.
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. They 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 the fire hose from obstructing
driving lanes.
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006:
http://southkingfire.org/DocumentCenter/Home/View/24. They shall be installed and made serviceable prior to
and during the time of construction. Additional access or alternatives in lieu of access may be required due to the
building being overhead and extremely limited access. An emergency access easement shall be obtained to ensure
emergency vehicles have the ability to turnaround without backing into or blocking Pacific Highway South.
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.
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 NFPA 13 automatic fire sprinkler system shall be installed throughout the entire building due to the limited
access on the east side of the building. If fire department emergency access is provided on the east side, a 13R
system may be approved for the residential areas. Fire walls shall not be considered to separate a building in order
to enable deletion of the required automatic fire-extinguishing system.
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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.
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 (recommended)
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 building with a roof slope less than 33.3 percent (2015 IFC 504.3).
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 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, Becky Chapin, at
253-835-2641, or becky.chapin@cityoffederalway.com. We look forward to working with you.
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In an effort to take proactive measures to protect the health and safety of the Federal Way community, the
Department of Community Development is implementing safety protocols and modifying our services. As a
result, the Permit Center is closed to in-person interactions and submittals. We urge you to conduct business
with the Permit Center remotely by phone, 253-835-2607, or email permitcenter@cityoffederalway.com, if
you are able to do so. All project submittals must be submitted electronically. Please visit the city’s website to
request a document upload link for submittal: www.cityoffederalway.com/node/4588. This practice is
intended to help protect our citizens, customers, and staff from potential exposure to the COVID-19
(Coronavirus). We thank you for your understanding in this matter.
Sincerely,
Becky Chapin
Senior 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”
Concurrency Application
Lakehaven Map
Lakehaven Trash Recycling Enclosure Standards
c: Kevin Peterson, Senior Engineering Plans Reviewer
Soma Chattopadhyay, Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer
Sean Nichols, South King Fire & Rescue
Robin Corak, Multi-Service Center, robinc@mschelps.org
Mark Simpson, Bumgardner, marks@bumgardner.biz
Nick Simpson, Bumgardner, nicks@bumgardner.biz
Charles Romero, Bumgardner, charlesr@bumgardner.biz
Len Brannen, Shelter Resources, lenb@shelterresourcesinc.com
Matt Chantry, Shelter Resources, mattc@shelterresourcesinc.com
Corey Baldwin, Shelter Resources, coreyb@shelterresourcesinc.com
Tom Jones, KPFF Consulting Engineers, tom.jones@kpff.com
Charlie Chen, KPFF Consulting Engineers, charlie.chen@kpff.com