23-103808-PreappConfSummary92523CITY OF
'.. Federal Way
July 18, 2023
TESHIA FLOWERS
1426 SW DASH POINT RD
FEDERAL WAY, WA 98023
COMMUNITY DEVELOPMENT DEPARTMENT
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www. cityoffede ra Iway. com
Jim Ferrell, Mayor
Re: File #23-102964-00-PC, PREAPPLICATION CONFERENCE SUMMARY
PLANTING FLOWERS LEARNING CENTER, 30819 14TH AVE S, Federal Way
Dear Ms. Flowers:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC). 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 me, Natalie Kamieniecki, 253-835-2635,
natalie.kamienieckiC&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
Proposed conversion of existing commercial building to child care center with outdoor play area.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. The major issues section is only provided as a means to highlight critical requirements or issues.
Please be sure to read the comments made by all departments in the following section of this letter.
Planning Division
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July 18, 2023
Page 2
1. Storage containers are not permitted in the Multi -Family zone designation and must be removed
from the site prior to final occupancy.
• Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) — A Transportation concurrency
permit with application fee of $6,002 (11 - 50 Trips) is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) - Traffic impact fees payment will be calculated and paid
based on the impact fee schedule in effect at the time a building permit is issued.
3. Frontage Improvements (FWRC 19.135.040) - Construct street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on S 3081h Street and 14t' Avenue S.
4. Access Management (FWRC 19.135.260) — The development shall meet access management
standards.
• Building Division
Rated floor ceiling assembly for occupancy separation between A and E occupancy required.
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
Natalie Kamieniecki, 253-835-2638, natalie.kamieniecki(a:citvoffederalway.com
1. Land Use Designation — The subject property is within a Multi -Family Residential (RM 1800)
zone. Day care facility uses are subject to regulations set forth in FWRC 19.205.120.
2. Land Use Application — The proposed cay care facility will require a Process IV Master Land Use
application with an environmental checklist. The Planning Division will notify the applicant of
application status within 28 days of submittal. If the application is determined complete, staff will
issue a Letter of Complete Application. Process IV land use decisions are rendered by the City's
Hearing Examiner following a public hearing. Please be advised that any request for corrections
and/or additional information must be provided within 180 days of written notification or the land
use application shall expire.
3. Environmental Review —The proposed development does not require environmental review
pursuant to the State Environmental Policy Act (SEPA)
4. Public Notification — Process IV applications require public notice. Within 14 days of issuing the
Letter of Complete Application, a Notice of Application will be published in the Federal Way
Mirror, mailed to persons within 300 feet of the subject property, posted on the subject property, and
posted to the city website. Notice will be given in the same format and 14- days prior to the public
hearing. The city will prepare notice boards that the applicant is responsible to post on site. Please
see enclosed handout with instructions for posting the site.
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Zoning Regulations - The use zone chart of FWRC 19.205.120 and Special Regulations and
Notes 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. A detailed narrative of the how
the proposal is consistent with regulations shall be submitted with the Process IV Master
Land Use Application. The following are highlights of the zoning regulations governing the
proposed use in the RM zone:
a. Front / Side / Rear Setback: 20 feet
b. Lot Coverage: 7,200 square feet
c. Required Parking: 1 for each 300 square feet of gross floor area
d. Building Height: 35 feet above average building elevation.
e. Outdoor Play Area: The subject property must contain an outdoor play area with at least 75 sq. ft.
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 ft. in height. Play equipment and structured play areas may
not be in required yards.
f. Gross floor area: Per FWRC 19.125.170 an outdoor use or activity, such as the play area, will be used
in calculating the gross floor area of a use or development if this area will be used for outdoor use or
activity for at least two months out of every year.
6. Landscaping —
FWRC 19.125.060 Landscaae requirements by zoning district:
• Type III landscaping 10 feet in width shall be provided along all perimeter lot lines,
• Type III landscaping 20 feet in width shall be provided along all public rights -of -way
FWRC 19.125.070 Parking lot landscaping.
Twenty square feet per parking stall when up to 49 parking stalls are provided
Landscape islands. Landscape islands shall be a minimum size of 64 square feet and a maximum of 305
square feet, and a minimum width of six feet at the narrowest point for islands at the end of 90-degree
parking rows, three feet at the end of rows with angled parking, and eight feet in width for islands used to
separate head -to -head parking stalls and shall be provided at the following locations:
(a) At the end of all rows of parking; and
(b) For separation buffering between loading doors or maneuvering areas and parking areas or
stalls; and
(c) Any remaining required landscaping shall be dispersed throughout the interior parking area in a
manner to reduce visual impact of the parking lot;
(d) Deciduous trees are preferred for landscape islands within interior vehicle use areas
7. Tree retention requirements — Expansion of existing uses. Expansion of existing commercial,
industrial, and multifamily properties which do not conform to the tree density requirements of this
chapter shall be subject to the following tree conservation requirements whenever such expansion would
result in a greater than a 10 percent or 500 square foot increase in the size of the existing building
footprint or associated impervious areas (parking lots, storage areas, etc.), whichever is less:
(a) A minimum of one tree unit shall be provided for each 500 square feet of building expansion or
new construction; and
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(b) A minimum of three tree units shall be provided for each tree unit removed, up to a maximum
of 25 tree units per acre.
8. Critical Areas - The subject property is located within a 10-year capture zone as designated
by the Lakehaven Water & Sewer District. Capture zones are designated as critical aquifer
recharge areas in the City of Federal Way. A Hazardous Materials Inventory Statement —
Critical Aquifer Recharge and Wellhead Protection Areas (enclosed) must be submitted
with the formal application. The city will review the Hazardous Materials Inventory
Statement to determine whether hazardous materials will be used, stored, transported, or
disposed of in connection with the proposed activity.
9. Community Design Guidelines —Review of the proposal under the City's design
guidelines, Chapter 19.115 of the FWRC, is required for the project and will occur in
conjunction with the use process review. The principal applicable design guidelines for
the project are noted below. However, this does not necessarily include all applicable
guidelines, and project designers must consult the guidelines in their entirety in
preparing an application. The application must include a written narrative identifying
how the proposal complies with the applicable design guidelines, as detailed.
a. FWRC 19.115.010(2), CPTED — Implement Crime Prevention through
Environmental Design (CPTED) principles to reduce opportunities for
criminal activities. The City's Police Department and Planning Division will
evaluate the formal application and review for compliance with CPTED
principles. A completed CPTED checklist must be submitted with your
application.
i. Natural Surveillance — Promote visibility of public spaces and areas.
ii. Access Control — Identify techniques that deter unauthorized access
and/or inappropriate access.
iii. Ownership — Reduce perception of areas as ownerless.
b. FWRC 19.115.050, Site Design — Refer to all sections of this chapter for site
design standards. Key sections include:
i. (1) General Criteria (b)-(g)
ii. (4) Pedestrian circulation and public spaces (b), (c), (e)
iii. (5) Landscaping
iv. (6) Commercial Service (a)-(b)
v. (7) Miscellaneous (a)
10. Application Fees & Submittal — Contact the Permit Center at
permitcenterCdcityoffederalway.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(a)citvoffederalway.com
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will not be required since property
owner/applicant will not add or replace 2,000 square feet of impervious soil and will not disturb over
7,000 square feet of land.
Right -of -Way Improvements
See the Traffic Division comments from Kathy Davis, P.E., Senior Traffic Engineer, 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
Engineered plans are required for clearing, grading, road construction, and utility work. Plans must
be reviewed and approved by the City. Engineering review fees are $3,661.00 for the first 12 hours
of review, and 5203.00 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 on the City's website at
http://www.ci!yoffederalway.com/index.aspx?nid=171 to assist the applicant's engineer in preparing
the plans and TIR.
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, or cost overruns for inspections. 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.
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.
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5. Drawings shall be submitted electronically for plan review. If you have questions about this process,
please contact the permit center at 253-835-2607 or ElectronicSubmittal(i�cityoffederalway.com.
6. Provide cut and fill quantities on the clearing and grading plan.
7. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2021
KCSWDM, must be shown on the engineering plans.
8. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION
Kathy Davis, P.E., PTOE, 253-835-2731, kathy.davis@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
Based on the submitted materials for 7,959 square feet of day care, with a maximum capacity of 50
students, using the Institute of Transportation Engineers (ITE) Trip Generation - 110, Edition, land
use code 565 (Day Care Center), and credit for the existing use (land use code 712 (Small Office
Building)), the proposed project is estimated to generate approximately 23 new weekday PM peak
hour trips. Alternatively, the applicant may submit a site -specific trip generation study for the
proposed development. If the applicant is successful with a zoning change in the future, additional
fees and analysis will be required for any additional student capacity.
2. A concurrency permit is required for this development project. The Public Works 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 Program (TIP).
The estimated fee for the concurrency permit application is $6,002 (11 - 50 Trips). This fee is an
estimate and 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
land use application. The fee may change based on any changes in the estimated weekday PM peak
hour trips as identified in the concurrency application. The applicant has the option of having an
independent traffic engineer prepare the concurrency analysis consistent with City procedures;
however, the fee remains the same.
Traffic Impact Fees (TIF) (FWRC 19.91)
Commercial - Based on the submitted materials for 7,959 square feet day care center, including the
City's interpretation of the fee reduction for House Bill 1331 and taking into account the current
maximum capacity of the center is 50 students, the estimated traffic impact fee is $108,359.71 plus
administrative fees (2023 Fee Schedule). This estimated fee may be further reduced if the applicant
can provide documentation showing that the mitigation fee was paid when the building was permitted
while under King County's authority. 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
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permit issuance (FWRC 19.100.070 3(a)). For a change in use for which no building permit is
required, the fee shall be calculated and paid based on the impact fee schedule in effect on the date of
an approved change of use. If the applicant is successful with a zoning change in the future,
additional fees will be required for additional student capacity.
Street Frontage Improvements (FWRC 19.135)
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 the 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 Plan (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:
■ 14th Avenue S is a Minor Collector 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 ROW (see City of Federal Way Drawing Number 3-2R for
additional details). Assuming a symmetrical cross section, a 3-foot ROW dedication and
half street improvements are required as measured from the street centerline.
■ S 308th Street is a Minor Collector 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 ROW (see City of Federal Way Drawing Number 3-2R for
additional details). Assuming a symmetrical cross section, a 3-foot ROW dedication and
half street improvements are required as measured from the street centerline.
3. Depending on the timing of frontage improvements, pavement restoration may be required in
accordance with City of Federal Way Development Standards.
4. Accessibility guidelines shall be met during construction and at the completion of the project for all
public facilities.
5. Property corner radius ROW dedication will likely be required.
6. 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 ROW modification requests is
available through the Public Works Development Services Division. These modification requests
currently have a nominal review fee of $1,621 for non-residential (plat, multi -family, and
commercial).
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7. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes. The taper rate shall be WS2/60 or as directed by the Public Works Director.
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 in accordance with Drawing Number 3-1A in the Public Works
Development Standards.
2. In accordance with FWRC 19.135.280, there may be only one driveway for each 330 feet of lot
frontage. This property does not have the 660 feet minimum street frontage to allow a second access
on 14th Avenue S. Additionally, driveways must be located no closer than 150 feet to any street
intersection or to any other driveway, whether on or off the subject property.
3. Access may be further restricted if such access would interfere with the 951h percentile queue lengths
from any existing traffic control device.
Driveways that serve uses other than single-family residential uses and zero lot line townhouse
developments, the driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a three -
lane two-way driveway (City of Federal Way Drawing Number 3-6A). 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. It appears the existing driveways meet these
requirements.
Design Criteria (FWRC 18.55)
1. Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets
(FWRC 18.55.010 and FWCP Policy TP4.2). Block perimeter appears to be met by the proposal.
The proposed development exceeds 250 daily traffic volume equivalents. As such a secondary
second access shall be provided, which appears to be met by the proposal.
Miscellaneous Safety -Related Comments
1. The City will limit access to right -in and right -out for the northern driveway on 141" Avenue S. For
the driveway on S 308th Street, that determination will be made after the site circulation is reviewed
(see #2 below). The applicant will be responsible for any signing and pavement markings for the
driveway restrictions.
2. The applicant shall provide additional information regarding the onsite vehicle circulation for drop-
off and pick-up times and queueing to ensure no spillback onto public streets. For instance, will staff
park in the front lot and clients use the larger parking area? Is there anticipated to be one-way or two-
way circulation through the site? This information will be used to determine whether or not a
passenger loading zone will be required.
3. Minimum throat length for non -single-family driveways shall be 40 feet minimum, 50 feet desirable.
Throat length is measured from the face of curb (or edge of traveled way if no curb exists) on the
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public street to the first conflicting drive aisle or parking movements that would conflict with entering
and exiting traffic. The proposal does not appear to meet this requirement.
4. Intersection sight distance, stopping sight distance, sign visibility, etc. shall be considered in the
applicant's design and shall be subject to review by the City of Federal Way.
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com
Solid Waste & Recycling Design Considerations
• 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). 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 appropriate
paved turning area for service vehicles, minimizing `blind spots' during ingress and egress.
• 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 sanitary sewer. A related Spill Prevention Plan is also required.
• Landscaping and screening requirements are established in FWRC 19.125.040 (4) and (5).
COMMUNITY DEVELOPMENT — BUILDING DIVISION
Andrew Norton, 253-835-2639, adrew.norton@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), 2018
Washington State Amendments WAC 51-50
• International Mechanical Code (IMC), 2018
Washington State Amendments WAC 51-52
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• Uniform Plumbing Code (UPC), 2018
Washington State Amendments WAC 5 1 -56 & WAC 51-57
• International Fire Code (IFC), 2018
Washington State Amendments WAC 51 -54
• National Electric Code (NEC), 2020
• Accessibility Code (ICC/ANSI A117.1), 2009
• International Residential Code, 2018
Washington State Amendments WAC 51-51
• Washington State Energy Code, 2018 WAC 5 1 -11
2. Building Criteria. The following applies to the proposed structure:
• Occupancy Classification: A-3, R-2, B, and E
• Type of Construction: assumed V-B
• Floor Area: upper floor 4815 sq ft lower floor 3144
• Number of Stories: two
• Fire Protection: owner is proposing fire sprinkler systems and comment base on such
• Wind/Seismic: Basic wind speed 858 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 filled out by staff and provided at the time of
Land Use Approval. Copies of application and checklist may be obtained on our web site at
www.citvoffederalway.com.
Submittal of the building permit is by electronic submittal only. Please use this link
https://www.ciiy ffederalway.com/node/4588 to request a link to upload your submittal documents. If
you have questions about this process, please contact the permit center at 253-835-2607 or
ElectronicSubmittal,�a,,cityoffederalway.com. Please note, the application fee collected at initial
submittal of the permit application covers the initial review and one resubmittal only. The City will be
charging applicants for any additional staff time necessary to complete each review following the first
resubmittal.
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.
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Please note, Land Use Approval is recommended prior to submitting the building permit application
to avoid delay in project review. If the project has not received Land Use Approval, it may be placed
on hold until Land Use review is completed.
4. Review Timing. Federal Way reviews plans on a first in, first out basis; however, there are some
small projects with inconsequential review requirements that may be reviewed out of order.
The first comment letter can be expected within 5-7 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. Plans for all involved
departments will be forwarded from the Community Development Department to all review staff.
Please use this link htWs://www.citvoffederalway.conVnode/4588 to request a link to upload your
resubmittal documents. If you have questions about this process, please contact the permit center at
253-835-2607 or ElectronicSubmittal(a)citvoffederalway.com.
5. Other Permits & Inspections. Separate permits maybe 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 Department 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 Department and will be scheduled by the inspector of record for
the project.
Site -Specific Requirements.
• All comment based on applicant staring building to be fully
• This is change of us per the EIBC 2018
• Type I hood is required for the kitchen
• Plumbing fixture counts will be based on the 2018 IBC
• Assessable restrooms shall be provided for office staff and all assembly areas ICC1109.2 . Many
restrooms appear to be not accessible, if restroom were group 50% but not less than one would be
required to be accessible but since restrooms are spread out each shall be accessible
• Drinking fountains are required per ICC 2902.5
• Project will need to meet the WSEC 2018 for ventilation and heat.
• Egress lighting will be required thought the building IBC 1008.
• Assessible parking stalls shall be provide at upper and low parking areas per ICC table 1106.1
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• Required occupancy separation with a fire barrier wall between the assembly hall and living units
table 508.4
• A floor ceiling fire barrier shall be installed between the living units and assembly hall on second
floor IBC table 508.4.
• Option would be to remove the living units, but if the lower area is changed to storage the
requirement stays the same.
• The living units shall not be occupied as they are un permitted work.
• All door hardware shall accessible compliant, assembly halls shall be provided with signal
monition door ware.
• Doors may not overlap into required clearance of the water closet such may be the case in the
ADA restrooms in each class room. ICC 604.3.1
• Occupancy separation required between floors to separate the A and E occupancy's
• Please not code change this year on 10/31/23 and new code will the 2021 codes.
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.
LAKERAVEN 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 Development Engineering web pages
(kitty://www.lakehaven.ora,/204/Development-En ing eering).
• 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.
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. Current/2023 cost for a Water Certificate of Availability is S64.65.
• If additional/onsite hydrant is required or indicated, either a Lakehaven Developer Extension (DE)
Agreement (developer installed) or Facilities Installation (FI) Agreement (Lakehaven installed) will be
required to construct new water distribution facilities necessary for the proposed development.
Lakehaven does not have a record of a forcnal/offsite water easement on adjacent parcel 4015400000, so
connection to existing water main on this adjacent parcel would require the applicant to acquire such
easement. Contact Lakehaven for additional detail, design &/or construction (DE Agr or FI Agr)
requirements. Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes
separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall
project development.
• The site has an existing 2" domestic water service connection/meter.
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Service pressure(s) less than 40 psi indicated, Lakehaven Service Agreement required, booster pump
recommended, contact Lakehaven for requirements &/or additional information.
To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each service meter is required pursuant to WAC 246-290-490 &
Lakehaven standards regarding premise isolation. Either a double check valve assembly (DCVA) or a
reduced pressure backflow assembly (RPBA) is required for the existing service/meter. As a low cross -
connection hazard, an aboveground double check detector assembly (DCDA) or an aboveground reduced
pressure detector assembly (RPDA) is required for 3" & larger fire protection service connections. For 2"
& smaller fire protection service connections a separate full -flow meter with an aboveground Double
Check Valve Assembly (DCVA) or an aboveground reduced pressure backflow assembly (RPBA) is
typical. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl,
CZoepfl@Lakehaven.org, 253-946-5427) for additional information on premise isolationBPA
installation & testing coordination.
Based on the proposal submitted (and presuming the new/onsite hydrant installation will be managed
under Lakehaven's DE Agreement process), preliminary estimated Lakehaven water service connection
fees/charges/deposits (2023 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 (if applicable) & are due at the time of application for service.
o Water Meter Installation, 3" or larger fire -protection service presumed, flow/detection: $646.50
5/8"3/4" drop -in meter charge.
o Water Meter Installation, Irrigation (if site landscape irrigation is indicated), 1" preliminary
meter size: $7,200.00 dig service/meter deposit. Actual size TBD by Lakehaven based on
applicant's estimated maximum GPM usage rate
o ROW Permit Fee (City of Federal Way): $1,059.30.
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. Current/2023 cost for a Sewer Certificate of Availability is S64.65.
• A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the
sanitary sewer system or any modification (disconnect, re -align, abandon, etc.) to an existing sewer
service connection, in accordance with standards defined in Lakehaven's current `Fees and Charges
Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other
sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically
required on the private building sewer line, for all new or modified non-residential connections. Also, if
applicable, see attached Lakehaven Trash/Recycling Enclosure Standards, if drains in trash/recycling bin
areas are proposed. If applicable, current/2023 cost for a Lakehaven Sewer Service Connection Permit is
S571.08.
SOUTH KING FIRE AND RESCUE
Scott Gerard, 253-946-, scott.QerardAsouthkingfiEg4M
Based upon the information provided, South King Fire and Rescue has reviewed permit application 23-
102964 PC in accordance with the 2018 International Fire Code (IFC) and 2018 International Existing
Building Code (IEBC) as amended by the State of Washington, including applicable referenced standards,
and the City of Federal Way development requirements with the following conditions:
Emereencv Access:
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Fire apparatus access roads shall comply with all requirements of Fire Access Policy
hgps://www.southkin re.org/DocumentCenterNiew/779/Access-Roads-for-Fire-Apparatus?bidld=
Designated and marked fire lanes may be required for emergency access. This may be done during the plans
check and/or prior to building final.
Vehicle Access Gates:
All vehicle access gates shall comply with Gate Policy (ifgates are installed
Administrative Policies j South King Fire & Rescue, WA - Official Website
Address Identification:
New and existing buildings shall be provided with approved address identification. The address identification
shall be legible and placed in a position that is visible from the street or road fronting the property in
accordance with IFC Section 505.
Fire Department Lock Box:
A recessed fire department rapid entry "Knox" brand key box shall be installed on the building near the front
main entrance, or the location(s) will be approved by the plan reviewer or Deputy Fire Marshal onsite.
Water Supply:
Fire Flow:
A Certificate of Water Availability including a hydraulic fire flow model shall be requested from the water
district and provided at the time of building permit application.
Fire Hydrants:
Fire hydrants shall not be more than 350 ft., from a building lot. All measurements shall be made as vehicular
travel distance.
Fire hydrants shall be within 100 ft., of Fire Department Connections (FDC's) and shall be on the same side
of the road to prevent roads being obstructed by fire hose.
Fire hydrants shall be in service prior to and during the time of construction.
Fire Sprinklers:
An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included
within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire
walls shall not be considered to separate a building to enable deletion of the required automatic fire -
extinguishing system. Separate construction permit(s) are required for the fire sprinkler underground supply
and above ground system.
The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler
system shall be at least 10 per cent less than the correlative water supply curve pressure.
Fire Department Connection (FDC):
The FDC shall be a 5-inch Stortz connection with a 22.5 degree bend, and equipped with a "Knox" brand
locking cap.
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Fire Alarm System:
City Code requires an automatic fire alarm 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 in accordance with NFPA 72. Complete coverage smoke detection is not required for
this project. This fire alarm system shall be monitored by an approved central and/or remote station. Separate
construction permit is required.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWRC 19.40.070(4).
As you know, 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,
Natalie Kamieniecki, at 253-835-2638, or natal ie.kamieniecki(a)cityoffederalway com. We look forward
to working with you.
Sincerely,
r
Natalie Kamieniecki
Associate Planner
enc: Master Land Use Application
Process IV Submittal Checklist
CPTED Checklist
Hazardous Materials Checklist
Samir Basmeh, Engineering Plans Reviewer
Kathy Davis, Senior Traffic Engineer
Brian Ashbury, Lakehaven Water and Sewer District
Scott Gerard, South King Fire and Rescue
23-I02964.00.PC Doc ID: 83097