HomeMy WebLinkAbout23-100607-Pre-Application Summary Letter-06.22.23COMMUNITY DEVELOPMENT DEPARTMENT
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Patrick Taitano, PE May 5, 2022
1735 Pointe Woodworth Dr NE
Tacoma, WA 98422
ptaitano@j3np.com
Re: File #22-101127-PC, PREAPPLICATION CONFERENCE SUMMARY
Josan Short Plat, 29644 18th Ave South, Federal Way
Dear Patrick Taitano:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC) held April 21, 2022. 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 & Sewer District. Some
sections of the Federal Way Revised Code (FWRC) and relevant information handouts are enclosed with this
letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal
application, please refer to the complete FWRC and other relevant codes for all additional requirements that
may apply to your project.
I, Stacey Welsh, am the key contact for your project. You may contact me at 253-835-2634, or
stacey.welsh@cityoffederalway.com. For specific technical questions about your project, please contact the
appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication
and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
The proposal is for a 4-lot short plat of a 0.71-acre lot.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the plans.
The major issues section is only provided as a means to highlight critical requirements or issues. Please be
sure to read the comments made by all departments in the following sections of this letter.
Planning Division
The project requires Short Plat and Forest Practices applications with SEPA.
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Tracts and access easements cannot be included in calculating the minimum lot area of 7,200 square feet
per the FWRC 19.05.120 “lot area” definition.
All residential subdivisions are required to provide open space in the amount of 15 percent of the gross
land area of the subdivision site or request to provide and pay a fee-in-lieu per FWRC 18.55.060(2).
Public Works Development Services Division
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.
FWRC Section 19.30.120, “Nonconforming Water Quality Improvements” applies to this site.
Public Works Traffic Division
Transportation Concurrency Management (FWRC 19.90) – A transportation concurrency permit
with an application fee of $1,900 is required for the proposed project.
Traffic Impact Fees (FWRC 19.91) - Traffic impact fees are required for the single-family residential
dwelling units and will be assessed at the building permit stage.
Frontage Improvements (FWRC 19.135.040) - Construct street frontage improvements along the
property frontage on 18th Ave S.
Access Management (FWRC 19.135.260) – The development shall meet access management
standards.
South King Fire & Rescue:
Fire sprinklers are required for all homes due to narrow access road and lack of an approved turnaround.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the preapplication
conference. Each section should be read thoroughly. If you have questions, please contact the representative
listed for that section.
COMMUNITY DEVELOPMENT – PLANNING DIVISION
Stacey Welsh, 253-835-2634, stacey.welsh@cityoffederalway.com
1. Comprehensive Plan & Zoning Designations – The city’s comprehensive plan designation for the
subject property is Single-Family Residential – High Density. The property is zoned Single-Family
Residential RS 7.2. The required minimum lot size is 7,200 square feet per lot (FWRC 19.200.010).
According to FWRC 19.05.120 “lot area,” “means the minimum lot area per dwelling unit based on the
underlying zone. For single-family lots, the area of a vehicular access easement, private tract, flagpole, or
access panhandle shall not be credited in the calculation of minimum lot area.” As a result, any short plat
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must demonstrate compliance with the minimum lot size of 7,200 square feet net area outside the access
easement or tract for each lot.
2. Prior Expired Application - Prior short plat preliminary approval issued February 15, 2017, has expired
(file #15-104971-SU). Any future short plat application will be reviewed as a new application.
3. Short Plat Process – A subdivision of nine lots or fewer is a short plat. Pursuant to FWRC 18.30.010,
short plat applications are administratively processed through the Department of Community
Development. The administrative review process requires that the Director of Community Development
issue a decision on the short subdivision request and confirm conformance with FWRC 18.30.110(2).
Public notice of the complete short plat proposal is required per FWRC 18.30.080, and a 15-day public
comment period is provided. However, no public hearing will be required unless an appeal is filed. A
Master Land Use application and Short Plat Submittal Requirements handout are enclosed; relevant code
sections are available at www.codepublishing.com/WA/FederalWay/.
Before site clearing and the construction of short plat improvements, engineering approval must be
granted by the Public Works Department. Please see Public Works comments below for specific
information regarding engineering requirements.
Following construction of any required improvements and completion of any conditions of approval and
code compliance, the short plat is then processed for final approval and City signatures before recording
at King County.
Short plat approval expires five years from the date of approval, per FWRC 18.30.260. Engineering plans
must be approved, improvements constructed, and the plat must be recorded within the five years from
the date of approval. According to FWRC 18.05.090, no less than 60 days before the lapse of approval,
the applicant may request a time extension for the plat approval.
4. State Environmental Policy Act (SEPA) – The short plat is exempt from environmental review
pursuant to Washington Administrative Code (WAC) 197-11-800(6)(d). However, due to the tree removal
activity proposed for the site, a Forest Practices Application is required. Forest Practices Applications
require SEPA. 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 short
plat decision. Public notice will be required as established in FWRC Title 14.
5. 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 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. Per FWRC
18.05.080(1), if an applicant fails to provide additional information to the city within 180 days of being
notified by mail that such information is requested, the application shall be deemed null and void and the
city shall have no duty to process, review, or issue any decision with respect to such an application.
6. Public Notice – Short plat applications require a public notice and 15-day comment period. Within 14
days of issuing the Letter of Complete Application, a Notice of Application will be published in the
Federal Way Mirror, posted on the subject property, posted on the city website, and mailed to persons
receiving the property tax statement for all property within 300 feet of the subject property.
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7. Lot Size – The zoning for the subject site is Single-Family Residential (RS) 7.2. The required minimum
lot size for each lot is 7,200 square feet. While the proposed lots are all shown as meeting the minimum
lot size, property set aside in access easements or tracts (access and/or open space) cannot count towards
the minimum lot area per FWRC 19.05.120 “lot area”. As a result, it is unlikely that a short plat with four
lots can be achieved.
The King County Assessor shows the lot as being 30,960 square feet in size. The combined lot areas
shown on the submittal totals slightly more than the existing parcel’s size.
Also, all residential subdivisions are required to provide open space in the amount of 15 percent of the
gross land area of the subdivision site per FWRC 18.55.060(2). If open space is provided on-site, it shall
be provided in its own tract, see item #11, below.
8. Setbacks – The existing house must meet setbacks from any newly created property lines. Future
residences must conform to the following structural setback requirements of FWRC 19.200.010,
“Detached Dwelling Units”: front yard – 20 feet; street side yard – 10 feet; side yard – 5 feet; and rear
yard – 5 feet.
a. The submitted drawing shows all the homes too close to some property lines. There is a 20’ front
yard setback off the access easement/tract for Lots 1-4. A 10’ street side setback is required for Lot 1
off of 18th Ave S.
b. For reference, per FWRC 19.05.180, required yard “…means the area adjacent to and interior from a
property line…as prescribed by regulations, and is the minimum required distance between a
structure and a specific line, such as a property line, edge of private tract, or vehicular access
easement that is required to remain free of structures.”
9. Miscellaneous Single-Family Residential Regulations – Per FWRC 19.200.010:
c. Maximum height of structures – 30 feet above average building elevation.
d. Maximum lot coverage – 60 percent.
e. Required parking spaces – two per dwelling unit.
10. Design Criteria – Short plats are subject to the 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 short subdivision meets applicable design and improvements criteria and is therefore entitled to
the land division.
11. Open Space – All residential subdivisions are required to provide open space in the amount of 15
percent of the gross land area of the subdivision site per FWRC 18.55.060(2). All or some of the open
space requirement may be satisfied by a fee-in-lieu payment at the discretion of the Parks Director, after
consideration of the city’s overall park plan, quality, location, and service area of the open space that
would otherwise be provided with the project. The fee-in-lieu of open space is calculated on 15 percent
of the most recent assessed land value of the property at the time of plat recording. If the fee-in-lieu
option is chosen, a written request to Parks Director John Hutton is required. Open space fees shall be
paid prior to recording the short plat. If the applicant chooses to provide on-site open space, it shall be
provided in its own tract(s) and include a combination of the following types:
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Open Space Category % of Gross Land Area
Usable 10% minimum
Conservation No maximum or minimum
Buffer 2% maximum
Constrained 2% maximum
Per FWRC 18.55.060(5), open space, “…shall be owned in common undivided interest by all property
owners within the land division as members of a homeowners’ association or corporation as set out in a
declaration of covenants and restrictions, and approved by the city.” As with other tracts, an open space
tract cannot count towards the minimum lot area of any lot.
12. Tree Retention/Replacement Requirements – The short plat will be subject to tree and vegetation
retention standards in FWRC 19.120.130. Note that 25 tree-units per acre are required for single-family
zoned sites. 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. Required tree density can be composed of retained trees
and replacement plantings per FWRC 19.120.130. The tree and vegetation plan must clearly show where
the tree units are to be located and what trees are to be removed. The tree and vegetation retention/
replacement plan must be prepared by a certified arborist or certified landscape architect.
Tree unit credits are in Table 2 of FWRC 19.120.130(2). Per FWRC 19.120.130(3), the total number of
tree units required to be provided is calculated by multiplying gross site acreage, minus any proposed
public or private streets.
If an applicant cannot provide for the minimum tree units per acre on site, off-site mitigation, or a fee-in-
lieu payment to the city’s urban forestry account, may be approved by the director, see FWRC
19.120.140.
13. 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.
14. Clearing & Grading – The short plat is subject to the provisions of FWRC 19.120, “Clearing, Grading,
and Tree and Vegetation Retention.” A clearing and grading plan that meets FWRC 19.120.020 and
FWRC 19.120.040 must be submitted with the formal short plat application, as clearing and grading work
is proposed.
15. Critical Areas – The subject property is located within an Erosion Hazard Area, which is a geologically
hazardous area. Preparation of a geotechnical report is required, see FWRC 19.145.080, 19.145.240, and
19.145.250. The report may be peer reviewed at the applicant’s cost per FWRC 19.145.080(3). Erosion
hazard areas do not contain standard buffers. All proposed improvements within an erosion hazard area
shall follow the recommendations within the critical area report to ensure the improvements will not
adversely affect geologic hazards and the improvements are at minimal risk by the geologic hazard.
16. Tacoma Smelter Plume – The subject property is located in the Tacoma Smelter Plume detect area
containing 20.0 ppm to 40.0 ppm arsenic concentration. Initial soil testing must be provided in accord
with Department of Ecology (DOE) standards and submitted to the City and State DOE with the short
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plat application. The City will require soil testing and soil cleanup (if applicable) as a component of the
short plat review and site development. Contact Eva Barber, Technical Assistance Coordinator,
Department of Ecology, at Eva.Barber@ecy.wa.gov or 360-407-7094 regarding the Voluntary Soil Clean-
Up Program. Additional information on the smelter plume testing and cleanup requirements can be
found at https://ecology.wa.gov/Spills-Cleanup/Contamination-cleanup/Cleanup-sites/Tacoma-
smelter/Technical-assistance.
17. Sewage Disposal – The applicant must provide documentation that each lot in the subdivision will
either connect to the sanitary sewer system or provide an on-site septic system. The city does not have
any code provision requiring connection to the sanitary sewer system at this time. The continued use of
the existing septic system for one of the lots or for new lots to have septic systems must be approved by
Public Health-Seattle & King County. Provide a copy of their Subdivision Pre-Application Report. If on-
site septic systems are provided, prior to short plat recording, the applicant must obtain the Public
Health-Seattle & King County signature on the short plat document and provide a copy of their signed
Application for Final Subdivision.
18. School Access Analysis – According to FWRC 18.55.070(1), pedestrian and bicycle access should be
provided for established or planned safe school routes, bikeways, trails, transit stops, and general
circulation. A school access analysis is required to be submitted to the City with the short plat application.
The analysis will be routed to Federal Way Public Schools to determine whether off-site improvements are
needed for safe walking routes, and/or to determine where an appropriate bus stop should be located
within the development. Contact Jen Thomas with the Federal Way School District at 253-945-2071 or
jthomas@fwps.org for information about the school access analysis requirements and assignment
information.
19. School Impact Fees – School impact fees (currently $1,845, plus an administrative fee of $92 per single-
family home) are due at the time of the building permit issuance 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.
20. Approval Duration – Per FWRC 18.30.260, short plat preliminary approval expires five years from the
date of approval. Engineering plans must be approved, improvements constructed, and the short plat
must be recorded within the five-year time period. Per FWRC 18.05.090, no less than 60 days prior to the
lapse of approval, the applicant may request a time extension for the short plat approval.
21. Recording – The applicant will record the plat with the King County Recorder’s Office after:
preliminary approval is granted, substantial completion of required infrastructure improvements; Public
Works Department approval of as-built plans; fee payments; deed approvals if applicable; letter of
approval from DOE on soil remediation cleanup if applicable; water and sewer substantial completion
letters, etc. Before recording the plat, all surveying and monumentation must be complete. Also, all other
required improvements must be substantially completed as determined by the departments of
Community Development and Public Works.
22. Application Fees & Submittal – Contact the Permit Center at permitcenter@cityoffederalway.com, or
253-835-2607, for updated fee schedule information for applications and permits.
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PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION
Sam Basmeh, 253-835-2746, samir.basmeh@cityoffederalway.com
Land Use Issues – Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2021 King County Surface
Water Design Manual (KCSWDM) and the City of Federal Way 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. The City Addendum can be found at the following website:
www.cityoffederalway.com/node/1467.
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 (BMPs) 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. The City will accept treatment systems which are listed on the
Department of Ecology’s General Use Level Designation (GULD) for the required level of water quality
treatment.
3. In addition to the 2021 KCSWDM, our initial review suggests that FWRC Section 19.30.120,
“Nonconforming Water Quality Improvements” applies to this site. Specifically, the following items are
applicable:
a) Redevelopment which involves the creation or addition of impervious surfaces having an area of
2,000 square feet or more;
b) Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 2,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 2,000 square feet of surface area or more;
c) Redevelopment which involves the repair or replacement of 2,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
d) Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 2,000 square feet or more;
e) Redevelopment which contains or directly discharges to a floodplain, stream, lake, wetland, or closed
depression, groundwater recharge area, or other water quality sensitive area determined by the
Public Works Director, based on a written map, policy, water quality monitoring data or plan in
existence or implemented by the Director prior to submission of a redevelopment application which
is determined to trigger application of this subsection, or based on information developed during
review of a particular redevelopment application;
f) Redevelopment, other than normal maintenance or other than the tenant improvements, but
including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50
percent of the assessed or appraised value (whichever is greater) of the structure or improvement
being redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must
be from a source acceptable to the City. The Director may require the applicant to provide an
appraisal from a second source acceptable to the City if the assessed valuation appears to be
inaccurate or inappropriate. If more than one appraisal is provided by the applicant or required by
the City, the greater of the two amounts shall be used. For purposes of this determining value under
this section, improvements required pursuant to FWRC Sections 19.30.090 (nonconforming
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development), 19.30.110 (street/sidewalk improvements), 19.30.120 (nonconforming water quality
improvements) and 19.135.030 (street/sidewalk improvements) shall not be counted towards the 50
percent threshold which would trigger application of this subsection.
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. Treatment options must be selected from the Enhanced Basic
Water Quality Menu provided in the KCSWDM.
4. Show the proposed location and dimensions of the detention and water quality facilities on the civil
plans.
5. If work is to be done below the ordinary high-water mark, a Hydraulic Project Approval (HPA) permit
may be required. Information regarding this permit can be obtained from the Washington Department
of Fish and Wildlife.
Engineering Permit Issues
6. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the City. Engineering review fees currently are $3,325.00 for the first 18
hours of review for Commercial building permits and full subdivision EN permits. Short plats are
charged $2,216.00 for the first 12 hours of review. Additional review time is charged at $184.00 per
hour. 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.
7. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City’s website at:
www.cityoffederalway.com/node/1467 to assist the applicant’s engineer in preparing the plans and TIR.
8. 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.
9. 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.
10. When topographic survey information is shown on the plans, the vertical datum block shall include the
phrase “DATUM: N.G.V.D.-29” or “DATUM: K.C.A.S.,” on all sheets where vertical elevations are
called out.
11. Temporary Erosion and Sediment-control (TESC) measures, per Appendix D of the 2021 KCSWDM,
just be shown on the engineering plans.
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12. As of Jan 1 2022, A Surface and Stormwater Utility System Development Charge is required. System
development charges (SDCs) are one-time fees that will be paid at the time of development and are
intended to recover a share of the cost of system capacity needed to serve growth. The SDC is based on
the amount of new impervious surfaces added for any development project so depending on the final
impervious length of the new access road, we can calculate the initial SDC. They are expressed as one
ESU per 3200 square feet of new impervious which amounts to $1,035.00 per ESU.
PUBLIC WORKS – TRAFFIC DIVISION
Soma Chattopadhyay, PE, 253-835-2731, soma.chattopadhyay@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 3 new and 1 existing single-family detached home, the Institute of
Transportation Engineers (ITE) Trip Generation - 11th Edition, land use code 210 (Single Family Detached
Housing) the proposed project is estimated to generate approximately 3 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 $1,900 (1 - 10 Trips). This fee is an estimate
based on the materials submitted for the Pre-Application meeting. The concurrency application fee must
be paid in full at the time the concurrency permit application is submitted with the land use application.
The fee may change based on the new weekday PM peak hour trips as identified in the concurrency trip
generation. The applicant has the option of having an independent traffic engineer prepare the
concurrency analysis consistent with City procedures; however, the fee remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
1. Based on the submitted materials for 3 new single-family lots and 1 existing single-family lot, the
estimated total traffic impact fee is $23,442.21. The actual fee will be assessed and collected from the
applicant when the building permit is issued, using the fee schedule then in effect (FWRC 19.100.070
(3)(c)). At any time prior to building permit issuance, the applicant may request to defer to final building
inspection the payment of a transportation impact fee for a single-family residential dwelling unit (FWRC
19.100.075). If this option is selected, a 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.
Street Frontage Improvements (FWRC 19.135)
1. The applicant/owner would 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 would be expected to construct improvements on the following streets to the City’s
planned roadway cross-sections:
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18th Ave S is planned as a Type “R” street, consisting of a 40-foot street with curb and
gutter, four-foot planter strips with street trees, six-foot sidewalks, and street lights in a
66-foot right-of-way (ROW). Assuming a symmetrical cross-section, half street
improvements are required as measured from the street centerline It appears that 3 ft.
ROW dedication and half street improvements are required.
2. The internal street shall be Type “W” Local street in the future, consisting of a 28-foot street with both
sides parking curb and gutter, four-foot planter strips with street trees, five-foot sidewalks, and street
lights in a 52-foot right-of-way (ROW).
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 $527.00.
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. Driveways that serves only residential use may not be located closer than 25 feet to any driveway.
3. A vehicular access easement or tract will be required for access to three/four lots with a minimum 32-
foot-easement and 20-foot- paved roadway with curb gutter sidewalk and planter strip on one side to
serve emergency vehicles (FWRC 19.135.100). This tract/easement will be a “Type W” public street
when the property on the north will be developed. The turnaround will be required.
4. Internal street shall be aligned with the driveway on the opposite side of the street
5. Please show all neighboring driveways within 25 feet of the proposed driveway(s) and then the Type W
internal street.
6. Please see South King Fire & Rescue’s requirements for a turnaround at the end of the future Type W
internal street.
7. 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 $527.00.
LAKEHAVEN WATER AND SEWER DISTRICT
Brian Asbury, 253-946-5407, basbury@lakehaven.org
All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven’s Development Engineering web pages
(http://www.lakehaven.org/204/Development-Engineering).
All comments herein are valid for one (1) 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.
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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). Certificate is valid
for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical
processing. 2022 cost for a Water Certificate of Availability is $64.65.
The site has one (1) existing water service connection (WtrSvc 4721). The existing meter may need to be
evaluated under UPC & Lakehaven standards to determine if it’s adequate for the proposed new use.
All water service connection stubs (all components except the service meter) must be installed & approved
by Lakehaven, prior to subdivision approval & recording.
A water service connection application submitted separately to Lakehaven is required for each new service
connection to the water distribution system, or any modification to an existing water service connection (e.g.,
larger meter/service, etc.), in accordance with standards defined in Lakehaven’s current ‘Fees and Charges
Resolution’.
Depending on the ultimate layout of the short plat, reservation of private water easement(s) will likely be
required across one of or some of the new lots, for the benefit of other new lot supply lines (meter-to-
building). This private easement shall cover off-site property along the route of the affected portion of the
building supply line(s) from the edge of public right-of-way to the benefited new lot(s).
Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2022 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven.
o Water Service/Meter Installation, 1” preliminary size: $5,750.00 deposit (each). Actual sizes TBD by
Lakehaven based on applicant’s UPC plumbing fixture counts.
o Capital Facilities Charge(s)-Water: $5,097.65 per Equivalent Residential Unit (ERU). Water system
capacity credits are available for this property from system capacity charges previously credited to
the property for 1.00 ERU.
o ROW Permit Fee (City of Federal Way): $1,048.53.
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). Certificate is valid
for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical
processing. 2022 cost for a Sewer Certificate of Availability is $64.65.
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(s) in accordance with long-
standing Lakehaven policy. Additional detail and/or design requirements can be obtained from Lakehaven by
completing & 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.
All sewer service connection stubs (main-to-lot) must be installed & approved by Lakehaven, prior to
subdivision approval & recording.
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).
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 2%.
Patrick Taitano
Page 12 of 13
May 5, 2022
22-101127-00-PC Doc ID: 82193
Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2022 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE
fees/charges/deposits & are due at the time of application for service.
o Sewer Service Connection Permit: $441.78 fee (each lot).
o Capital Facilities Charge(s)-Sewer: $5,039.47 per ERU.
SOUTH KING FIRE AND RESCUE
Sean Nichols, 253-946-7242, sean.nichols@southkingfire.org
Water Supply
Fire Flow: A Certificate of Water Availability shall be requested from the water district and provided at the time
of building permit application.
Fire Hydrants: Hydrants shall be within 350’ of all lots. Existing hydrants in area is adequate.
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006.
http://southkingfire.org/DocumentCenter/Home/View/24.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction.
Road is 12’ wide. No approved turnaround is provided.
Fire Sprinkler System
Fire sprinklers are required for all homes due to narrow access road and lack of an approved turnaround.
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.
Patrick Taitano
Page 13 of 13
May 5, 2022
22-101127-00-PC Doc ID: 82193
If you have questions about an individual comment, please contact the appropriate department representative
noted above. Any general questions can be directed towards me, the key project contact, Stacey Welsh, at
253-835-2634, or stacey.welsh@cityoffederalway.com. We look forward to working with you.
Sincerely,
Stacey Welsh, AICP
Principal Planner
enc: Bulletin 003 “Master Land Use Application”
Bulletin 010 “Short Subdivision Submittal Requirements”
Bulletin 050 “SEPA Environmental Checklist”
Bulletin 071 “Forest Practices Class IV-General”
Bulletin 072 “Forest Practices Application”
Concurrency Application
Lakehaven Map
c: Sam Basmeh, Engineering Plans Reviewer
Soma Chattopadhyay, Traffic Operations Engineer
Brian Asbury, Lakehaven Water & Sewer District
Sean Nichols, South King Fire & Rescue
Sam Josan, info@foreverroofing.net
