05-106325 • FILE
CITY OF CITY HALL
Fed ra Way 33325 8th Avenue South•PO Box 9718
Federal Way, nu 9 South•718
PO
(253)835-7000
www.cityoffedera iwa y.com
January 24, 2006
Michael Donne
Summit Properties
10618 Kent Kangley Road, Suite 104
Kent,WA 98031
Re: File#05-106325-00-PC,PREAPPLICATION CONFERENCE SUMMARY
Steel Lake Presbyterian Church Short Plat, 1820 South 308th Street,Federal Way
Dear Mr.Donne:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee(DRC)held January 5,2006.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 and Public Works Department, and representatives from Lakehaven Utility District and Federal
Way Fire Department. Some sections of the Federal Way City Code(FWCC)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 FWCC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Jim Harris,253-835-2641,jim.harris@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
Subdividing one lot into two separate lots resulting in an existing single-family residential structure on
one lot and the existing church and parking lot on the second 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. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided.The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
•
January 24,2006
Page 2
• Building Division
Any change to the occupancy(use)of the existing single-family residence will require approval by
the Building Official based upon a submitted proposal,and may require alterations to the existing
structure to comply with accessibility,ventilation, fire and life safety codes.
If there is documentation that the building was brought up to code at the time the house was
converted to an office/church use,please submit it to the City for review.
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.
PLANNING DIVISION (Jim Harris,Senior Planner,253-835-2641,jim.harris@cityoffederalway.com)
The intent of the proposed short plat is to create a separate lot in order to use the existing residential
structure for administrative offices for Young Life. As discussed at the meeting and in an email dialogue
with Ms.Tonya Coffey following the meeting,the proposed Young Life use is permitted on the site as the
property is currently configured(without the proposed short plat). However, subdividing the property
raises a number of issues related to the use and compliance with the City's subdivision requirements.
To overcome these issues,as an alternative to subdividing the property, the City suggested leasing the
existing building on the site.Based on dialogue I had with Ms. Coffey,it appears that leasing the
residence is a workable solution that can meet the objective of Young Life,while meeting applicable
Federal Way City Code(FWCC)requirements.
With a lease arrangement now being the proposal,the City will not address issues related to subdividing
the property. In the event plans for the property change and the church wishes to subdivide the property,
the City will address use and subdivision requirements at that time.
BUILDING DIVISION (Michael Lee,253-835-2639,michael.lee@cityoffederalway.com)
If occupancy of the single-family residence is to be changed then the following applies:
A change of occupancy classification or use of any building requires approval of the Building
Official. In order to secure that approval, several areas of the building may need structural changes,
additional fire protection,or zoning code upgrades as required by the code for the proposed
occupancy. This occurs most frequently when a residence is converted to a commercial use, or any
other commercial use is converted to an assembly occupancy(churches,restaurants,classroom
facilities, offices,etc.).
If there is documentation that the building was brought up to building codes at the time the house was
converted to an office/church use,please submit it to the City for review. If no such documentation
exists, the following analysis may be required.
Proponent Responsibilities
1. The proponent must secure the services of a person or firm familiar with the IBC, IMC,UPC, IFC,
(including pertinent state amendments) and the Washington State Energy and Ventilation Codes to
05-106325 Doc.1.D.34489
Mr.Donne
January 24,2006
Page 3
inspect the building and prepare plans(or a report) showing compliance with current code
requirements for the proposed use.
2. The proponent will request,in writing, an approval for the proposed change of use. If no
construction is required for the conversion, a report of the findings from item one above must be
submitted with the written request. If construction is required to convert the building for the
proposed change of use, a permit application must be submitted. A complete set of construction
drawings demonstrating compliance with all current codes for the proposed use must be submitted
with the permit application.
City Process
1. A written request and/or permit application for a change of use will be routed to all City departments
normally involved in processing permit applications.The change of use must be compatible with
land use requirements of the zone in which it is located and must comply with all building code
requirements. The City will review the request and issue a determination based on information
provided.
2. If appropriate,permits will be issued for improvements required by the change of occupancy. When
all work conducted under such permits has been inspected and approved,the Building Official will
issue a new certificate of occupancy for the new use.
A change in occupancy requires the building to comply with all current codes if the proposed use is more
hazardous(as determined by the Building Official)than that of the existing use.
The information provided is based on limited plans and information.The comments provided are not
intended to be a complete plan review and further comments are possible at time of building permit
plan review.
LAKEHAVEN UTILITY DISTRICT(Brian Asbury,253-946-5400,basbury@lakehaven.org)
Water
The precise location of the existing 5/8 meter(S/N 4688) that currently serves the existing residential
structure is not shown on the proposed short plat map; however, it is presumed to be located along the
north property line. Under this presumption and depending on the precise location of this meter, a private
water easement may or may not be necessary across a portion of the new Lot 1. If the existing meter is
located on the new Lot 1,new private water easement and/or additional public water easement may be
necessary across a portion of the new Lot 1.
Sewer
The precise location of the existing,private building/side sewer(S/N 4688, SSP 337)that currently serves
the existing residential structure is not shown on the proposed short plat map.Applicant will need to
determine the current alignment of the pipeline, and if necessary,reserve private sewer easement across a
portion of the new Lot 1. If the existing pipeline alignment crosses directly onto either of the adjacent lots
to the east(T/L 104 or Lot 1) as shown on the short plat map, Lakehaven strongly recommends that the
applicant acquire any easement(s) necessary to cover all existing off-site pipe.
General
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.
05-106325 Doc.I .34489
Mr.Donne
January 24,2006
Page 4
FEDERAL WAY FIRE DEPARTMENT (Greg Brozek,253-946-7241,greg.brozek@southkingfire.org)
Water Supplies for Fire Protection
A Certificate of Water Availability shall be provided indicating the fire flow available at the site.
Fire hydrants shall be spaced 700 ft.or less apart. Every building lot shall have a fire hydrant within 350 ft.
All measurements shall be made as vehicular travel distance.
Fire hydrants shall be in service PRIOR to and during construction.
Fire Apparatus Access Roadway
Fire apparatus access roadways shall be required for every building when any portion of an exterior wall of
the first story is located more than 150 ft. from fire apparatus vehicle access.Fire apparatus access roads:
1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not
less than 13 feet 6 inches.
2) Shall be designed and maintained to support the imposed load of a 25-ton fire apparatus and shall be
provided with a surface so as to provide all-weather driving capabilities.
3) Shall be not less than a 20-foot inside turning radius and not less than a 40-foot outside turning radius.
4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire
Department approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet
in diameter.
5) Gradient shall not exceed 15 percent.
6) Serving a single residential property which have a dead end in excess of 150 feet in length shall be
provided with a turn around approved by the chief. (KCFD#39 Administrative Policy Guideline No.
1006)
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system,
these provisions may be modified by the chief.
Fire apparatus access road gates shall comply with KCFD#39 Administrative Policy Guideline No.
1001.
Automatic Fire Sprinkler Systems
An automatic fire sprinkler system shall be installed in Group R,Division 3 occupancies:
1) When the occupancy exceeds 2,500 square feet(including attached garages)without adequate fire
flow.
2) Without approved fire department access.
3) When the occupancy exceeds 10,000 square feet.
05-106325 Doc.I.D.34489
Mr.Donne
January 24,2006
Page 5
4) When the building is classified as an over-water structure.
Comments: The minimum fire flow for one-and two-family dwellings shall be 1,000 gallons per minute.
These comments are applicable if the existing building on newly created Lot 2 is utilized as a single-
family residence.If the proposed use of this building constitutes a change of use(office space,etc.)
there would be additional requirements.
THESE COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE
PLANS REVIEWED.
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
FWCC Section 22-1657.
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 FWCC 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 the key project contact,Jim
Harris, 253-835-2641. We look forward to working with you.
Sincerely, yam,
Jim Harris
Senior Planner
c: Tonya Coffey,PO Box 3005,Yelm, WA 98597
Steel Lake Presbyterian Church, 1829 South 308th Street,Federal Way,WA 98003
Tom Touma,6632 South 1915`Place,Suite E102,Kent,WA 98032
Michael Lee,Building Inspector
Kevin Peterson,Engineering Plans Reviewer
Brian Asbury,Lakehaven Utility District
Greg Brozek,South King Fire and Rescue
05-106325 Doc.I .34489
CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE(CDRC)
Preapplication Conference Sign In Sheet
STEEL LAKE PRESBYTERIAN CHURCH SHORT PLAT
File No. 05-106325-PC
January 5, 2006
NAME REPRESENTING TELEPHONE NUMBER
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Alibi CITY OF CITY HALL
Federal
VVay
Avenue South• Box 9718
Federal
Way,WA 98063 97171 8
(253)835-7000
www.cityoffederal wa y.com
December 15,2005
Michael Donne
Summit Properties
10618 Kent Kangley Road, Suite 104
Kent,WA 98031
RE: File No.05-106325-00-PC; PREAPPLICATION MEETING
Steel Lake Presbyterian Church Short Plat, 1820 South 308th Street,Federal Way
Dear Mr.Donne:
The above-referenced proposal has been assigned to me as project planner.At this time,the application
and preliminary site plan have been routed to the members of the Development Review Committee.A
meeting with the project applicant and Development Review Committee has been scheduled as follows:
January 5,2006— 10:00 AM
Hylebos Conference Room
City Hall, Second Floor
33325 8th Avenue South
Federal Way, WA 98003
We look forward to meeting with you to discuss your proposal. Contact me at 253-835-2641 or
jim.harris@cityoffederalway.com if you have any questions.
Sincerely,
gatvilv)-
Ji arris
Senior Planner
05-106325 Doc.I .34409
,
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RECEIVED
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
CITY OF 1vww`''
33325 8eh Avenue South
PO Box 9718
Federal Way DEC 1 2 00 Federal Way WA 98063-9718
253-835-2607;Fax 253-835-2609
www.cityoffe deralway.corn
CITY OF FEDERAL WAY
BUILDING DEPT.
APPLICATION NO(S) C./� l 0 (0 3 2 5 — P e— Date I Z-- I Z -- O
s/ /'L %�by)'M),-/ ,q L
Project Name Ge Q �
Property Address/Location /2299' „C. 308 .4. ��• /,A?4!^Q/4.14., / W. gO 0).•5
Parcel Number(s) 6 9Z/ ff- 9/7i /
Project Description urea•-/ fZeh`,4 • e,v/,57, /7; ‘,7Q/7'e/ /`!fi 0 L D,4 • /aa
s er-e a�e. .9 `'e'D/e.W4�Od/��e /pi/4120:5/y GALitz-4 /7r0/2&/'
PLEASE PRINT
Type of Permit Required Applicant
Annexation
Binding Site Plan Name: Ai./444,e/ 2:)L, /Je
Boundary Line Adjustment Address:/b6/k 5C ,44,4,4/larsleei ,% 571e /d 4/
Comp Plan/Rezone
Land Surface Modification City/State: ,a-1f/W/4.
Zip: 9�3/
Lot Line Elimination tJ ((a V 4
X Preapplication Conference Phone:Z.5 -S-SS-2--!Pc/ a
Process I(Director=s Approval)
Fax: ZS3- SSZ -'6 Y33
Process II(Site Plan Review) Email:
Process III(Project Approval) Signature: ,,
Process IV(Hearing Examiner's Decision) K J
Process V(Quasi-Judicial Rezone) Agent (if different than Applicant)
Process VI
SEPA w/Project Name: 70,E %Z/0142.
SEPA Only Address: 3Z S • /9 " /7 ,5cui/e E/.0Z•
Shoreline: Variance/Conditional Use City/State: Ke7/, /4v4.
Short Subdivision Zip: fazza2
Subdivision Phone: /j/Z,S'-ZS/-OlaG
I r
Variance: Commercial/Residential Fax: ./2S- 7-S/- o GZ S
Email: m4/04/014 40/Lew,
Signature: o. y -
Required Information
Owner
7 Z Zoning Designation / /�� /
�tS/c omprehensive Plan Designation Name: •.g e/L. 1.6 5eS,6y/fe//. W C`!V/"1
Address: /A72p S• 3o8d4S1
Value of Existing Improvements City/State:F40erv/ /Ah. y/ w�'
Value of Proposed Improvements Zip: Z
Phonee:: Z 53-$87-/Z/0
International Building Code(IBC): wit Fax: 1)t.)ii,1 4
Occupancy Type
Email: 6Y ,S�e /,v,� ,*
p YSignature: ! r o
Construction Type ��
Bulletin#003-August 18,2004 Page 1 of 1 k:\t-iandouts\Master Land Use Application
16q°
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: December 15, 2005
TO: 11 Appleton, Development Services Manager (2 copies)
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Greg Brozek, Federal Way Fire Department
FROM: Jim Harris, Senior Planner, 253 835-2641
FOR DRC MTG. ON: December 29, 2005 - Internal
January 5, 2005, 10:00 AM - with applicant
FILE NUMBER(s): 05-106325-00-PC
RELATED FILE NOS. : None
PROJECT NAME: STEEL LAKE PRESBYTERIAN CHURCH SHORT PLAT Pre-app
PROJECT ADDRESS: 1820 S 308TH ST
ZONING DISTRICT: RS 7.2
PROJECT DESCRIPTION: Proposal to create (2) lots from a single lot .
LAND USE PERMITS: TBD
PROJECT CONTACT: SUMMIT PROPERTIES
Michael Donne
10618 KENT KANGLEY RD Suite 104
(253) 852-6400
MATERIALS SUBMITTED: Preliminary Plat conceptual drawing by Tom Touma
4 I.dl„t s pvtbt i c_ /u
Q2w�oJ �y Qw k,-) 5pocLs -cOY- k' ) aC.LQ S? —` -Ke- ea,V.;-7
4
�re4_A4,)uik
4411116, ‘..... --...
MASTER LAND USE APPLICATION
`, DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
RECE M[D 33325 8th Avenue South
CITY OF PO Box 9718
Federal Way DEC 1 2 2005 Federal Way WA 98063-9718
253-835-2607;Fax 253-835-2609
www.cityoffederalway.com
OITY OF FEDERAL WAY
BUILDING DEPT.
APPLICATION NO(S) Os — G 0 (o 3 a r Fe- Date IZ 1 Z — 0 c
6y Project Name ,;,4 e/L iee- $ , / / /
Property Address/Location /O2S30 f , '. . 8�'.S/• //c./crQ//-t/•Zy/ A7 gp e)03
Parcel Number(s) 6 f z/ 4/- 9 ,9
//
Project Description 5 / /',i'7 .-e /Sf it gr/'Ce/ /irk h iC9 104 • %a
6 ere,4-4., 4 i,~4'O /dye ip‘prIte.5/ GAv,z--24 ,,,,PPir
PLEASE PRINT
Type of Permit Required Applicant
Annexation
Binding Site Plan Name: Af./444e/ 2)4C2 nC
Boundary Line Adjustment
Comp Plan/Rezone Address:/b6/k 5C i(/94,//.4019, '/rr/ Id y
Land Surface Modification City/State: ,c i'//k/4.
- Lot Line Elimination Zip: 9e3/
A Preapplication Conference Phone:Z- -8'SZ -�yaa
Process I(Director=s Approval)
Fax: ZS,3- B'S2 -�'V33
Process II(Site Plan Review) Email:
Process III(Project Approval) Signature: J
Process IV(Hearing Examiner's Decision) X
Process V(Quasi-Judicial Rezone) Agent(if different than Applicant)
Process VI
SEPA w/Project Name: 70.1,/ %U0f4
SEPA Only I Address: c32 5 . /9/5-f P/. ,..5c."de E/OZ
Shoreline: Variance/Conditional Use City/State: Ke'7/, iv.!.
Short Subdivision Zip: 9. 6342.92.
Subdivision Phone: L�ZS=ZS/-C 6.
Variance: Commercial/Residential Fax: 9' c- zS/ 4' ZS
Email: m4f01/074 P 7O/.eiorfri
Signature: b � >0.4_,,,,
Required Information
Owner
7 Z Zoning Designation / / /
Name: •�9?e/i-Qie gesh / eizo. & 'i`d
4S/de74a.komprehensive Plan Designation Address: /82p S . 3p8'/4.5r1,
Value of Existing Improvements City/State:�c4oer a/ /,fzer ,y, AL)Ai•
6190.5
Value of Proposed Improvements P 2
Phh onee:: 2 5.3-4337;/Z/0
International Building Code(IBC): wil Fax:
Occu c T e Email: GY �� �,p[i(. . ,.y
1 Y Signature: /
Construction Type
f
Bulletin#003-August 18,2004 Page 1 of 1 k:\Handouts\Master Land Use Application