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08-101346CITY OF L Federal Way May 9, 2008 David Thorstad 406 289'b Street Federal Way, WA 98003 CITY HAI-t. 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www, cftyoflederaAvay. cam Re. File #08-1O0SUMMARY Steel Lake Plaza,29020 Military Road South: Federal way Dear Mr. Thorstad: ederal Thank you for participating in the preappiicationWe heTnfece with the s that the informty of at onFdcussedaat't Iat m eeveloP gent Review Committee {DRC} held April I0, 2Q0$. oPe 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 t1 from Lakcbavcn Utility istrict and Divisions and Public Works Department, and represent i�aCi Code {)WGC) and relevant D formationh King Fire and Rescue. Some sections of the Federal y leadvised, this tter handouts are enclosed with. this letter. Please be codes. In preparing your formal application, pica se refer to the complete FWGC and otherrelevantcodes for all additional requirements that may apply to your project. your project is David Lee, 253-835-2622, david.lee c@cityoffederal',vay.com. For The key contact for y P j ect. lease contact the appropriate DRC representative as specific technical questions about your prof p process can be listed below. Otherwise, any general questions about the preapplication and permitting referred to your key contact. PROJECT DESCRIPTION Proposal is for a new 18,628sgft commercial center with 64 parking spaces. MAJOR ISSUES our ro ect based on the plans and information Outlined below is a summary of the major issues of y p j submitted for preapplication review. These issues cathat the DRC consider moschange due to t significant to your project plans. These major issues only represent comments 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_ Planning Division I . Land Use Process III W/ SEPA Checklist Review 2. Binding Site Plan 3. Steep Slope Intrusion 4. Office/Retail Uses Only Due To Parking Mr. Thorstad Page 2 May 9, 2008 • Public Works Development Services Division Level 1 flow control and basic water quality treatment will be required. The applicant should review discharge requirements as outlined in the 1998 King County Surface Water Design Manual, as this site does not appear to have a way to connect directly to the public storm drainage system. • Public Works Traffic Division 1 • A Concurrency Analysis report is required in order to assess project traffic and safety mitigation measures. impacts and determine 2. Street frontage improvements and right-of-way dedication are required along Military Road South. 3. The current proposal needs to meet access management standards. Building Division South exterior wall located 5' from the property line and fire resisti this wall. ve construction is required for 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 (David Lee, 253-835-2622, david.lee@cityoffederalway.com) General Planning Information: Zoning: BN (Neighborhood Business)/Allowed use per FWCC Section 22-721 "Retail, General & Specialty" & "Office Use". Land Use Review: 1. Land Use Process III 2. State Environmental Policy Act (SEPA) checklist review 3. Binding Site Plan (Removal of interior lot line) 4. Administrative Steep SIope Buffer Intrusion Setbacks: 0' Front; 10' Side; 20' Rear (east property line) Height: 35' Above Average Building Elevation (AABE) Required Parking: General Office & Retail: 1 Parking Space Per 300sgft. Planning Issues: 1 • Landscaping: a- Type I landscaping fifteen feet in width shall be provided along the northern property line due to the residential zoning district (RM2400) to the east. b- Type III landscaping five feet in width shall be provided along the perimeter tot lines. C. Parking lot must contain a minimum of 22 square feet of Type IV landscaping per parking stall when 50 or more parking stalls provided per FWCC 22-1567. Required perimeter landscaping os-ioi?46 Doc 1 D 44744 Mr. Thorstad Page 3 May 9, 2008 may not be included within the calculation of parking lot landscaping. When submitting for land use approval, please show how the parking lot landscaping was calculated. d. Landscape islands are to be incorporated into parking lot site design at the ends of all rows of parking. Landscaping islands are to be a minimum of 64 square feet and a maximum of 305 square feet, and a minimum of six feet in width. Several parking landscaping islands exceed the 305 square feet maximum. e. Permanent curbing shall be provided in all landscape areas within or abutting parking areas. Based upon appropriate surface water considerations, other structural barriers may be substituted for curbing, such as concrete wheel stops. f. Per FWCC Section 22-1567, parking areas adjacent to public right-of-way shall incorporate berms at least three feet in height within perimeter landscape areas; or alternatively, add substantial shrub plantings to the required perimeter landscape type, and/or provide architectural features of appropriate height with trees, shrubs and groundcover, in a number sufficient to act as efficient substitute for the three-foot berm, to reduce the visual impact of parking areas and screen automobiles, and subject to approval by the Director of Community Development. g. All trash enclosures shall be screened from abutting properties and/or public rights -of -way by a 100% sight -obscuring fence or wall and implement Type I landscaping around the area per FWCC Section 22-1564(d). 2. Community Design Guidelines: a. Elevation plans were not submitted for preapplication conference review. Fagade designs are subject to FWCC Article XIX "Community Design Guidelines." b. Pedestrian pathways from right-of-way and bus stops to primary entrances, from parking lots to primary entrances, and pedestrian areas, shall be accessible and should be clearly delineated. C. Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a variation in paved texture and color, and protected from abutting vehicle circulation areas with landscaping. Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete. d. Pedestrian walkways, a minimum of six -foot -wide, shall be provided between the interior of the project and the public sidewalk. e. Bicycle racks to be provided. f. Outdoor furniture, fixtures, and streetscape elements such as lighting, freestanding signs, trellis, arbors, raised planters, benches and other forms of seating, trash receptacles, bus stops, phone booths, fencing, etc., should be incorporated into the site design. g. Building entrances shall be architecturally emphasized and shall incorporate transparent glass per FWCC Section 22-1638(a)(3). h. Ground floor entrances to retail sales or services shall incorporate plaza features or furnishings and/or streetscape furnishings. 3. Other Planning Issues: a. The parking ratio is based on Office/Retail use of I parking space per 300sgft of gross floor area as prescribed by FWCC Section 22-721.Other uses such as restaurants (1:300sgft) or fast food (1:80sgft), although an allowed use in the zone, require a higher amount of parking. Therefore. any future tenants must be an office/retail use unless more parking is provided or a parking study is done showing there are adequate parking spaces available. b. The southern portion of the building encroaches into the 10-foot side yard setback. 08-101346 Doc 1 D 44744 Mr. Thorstad Page 4 May 9, 2008 C. The eastern property line setback is 20' per FWCC Section 22-721(Note 3). An RM2400 (Multi -family Residential) zone is located adjacent to the subject property to the east. d. An interior lot line must be removed prior to the approval of any development permits. A Binding Site Plan may be submitted in tandem with UP III & SEPA Review. e. A steep slope exists with a grade of approximately 53% in the northwest corner of the proposed project. The City of Federal Way defines a steep slope as an area with a slope of 40% or more. Per FWCC Section 22-1286, a steep slope requires a 25' setback from the tip or toe. The intrusion into the setback is reviewed administratively and can be included as part of your SEPA checklist review. The applicant must begin construction or submit to the City a complete building permit application for the development activity, use of land or other actions approved under the land use decision within one year after the final decision on the matter, or the decision becomes void. The applicant must substantially complete construction for the development activity, use of land, or other actions approved under this article and complete the applicable conditions listed in the decision within five years after the final decision of the City on the matter, or the decision becomes void. g. Process and Land Use Review Fees. A Master Land Use Application Form and the handouts for Process III and the SEPA Checklist are enclosed. The applicable 2008 fees are as follows. These fees include review by Community Development, the Fire Marshal's Office, and the Public Works Department. Process III fee $2 2� 80.0� SEPA checklist fee $903.50 Administrative Steep Slope Intrusion Request $75.50 Binding Site Plan $2,14I.00 For Process III review, the City has 28 days after the submittal of the application to determine if the project is complete. If it is complete, the notice is prepared. The review could take up to 120 days: not counting any time during which the City is awaiting requested information from you. Public notice is required for Process III and SEPA. SEPA checklist review will require you to submit two sets of stamped and addressed envelopes. (Refer to the enclosed handout for mailing labels.) PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com) Land Use Issues — Stormwater Surface water runoff control and water quality treatment will be required per the 1998 King County Surface lVater Design Manual (KCSWDM) and the City of Federal Way Addendum to the 1998 KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use 08-101346 Doc 1 D 44744 Mr. Thorstad Page 5 May 9, 2008 site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the eight 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 has 1"= 100', five-foot contour planimetric maps that may be used for basin analysis. 2. The project lies within a Level 1 flow control area, thus the applicant must design the flow control facility to meet this performance criteria. The project also lies within a Basic Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Basic Water Quality Menu. 3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 4. Detention and water quality facilities must be above ground (i.e. open pond). Underground facilities are allowed only with approval from the City of Federal Way Stormwater Management Division. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. Also show discharge points and identify any setbacks, easements, etc. that may be required. 6_ If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at ht1p://,w­ww.ecy.wa.Roy/pro ams/sea/ ac/index.html, or by calling 360-407-6437. Right -of -Way Improvements 1. See the Traffic Division comments from Soma Chattopadhyay, 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. All stormwater treatment and detention requirements outlined above will be applied to new impervious area within the public right-of-way. 4. FWCC Section 16-47 requires that overhead utility lines be relocated underground if over 500 feet, or three spans are affected by a project. This condition will be applied to Military Road South. Building (or EN) Permit Issues 1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are $782.00 for the first 12 hours of review, and $65 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. 08-101346 Doc I D 44744 Mr. Thorstad Page 6 May 9, 2008 2. The Federal Way Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.,cilofedemlwa .com to assist the applicant's engineer in preparing the plans and TIR. The applicant shall provide a geotechnical report that addresses design pavement thickness for the roadways. 4. Bonding is required for all improvements 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. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. 6. When topographic survey information is shown on the plans, the vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are called out. 7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black ink_ Site plans shall be drawn at a scale of 1 "= 20', or larger. Architectural scales are not permitted on engineering plans. 8. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per Appendix D, 1998 KCSWDM, must be shown on the engineering plans. 9. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKs TRAFFIC DIVISION (Soma Chattopadhyay, 253-835-2745, soma.chattopadhyay@cityoffederalway.com) Transportation Impact Analysis A Concurrency Analysis is required and concurrency analysis fee will depend on how much trip the project would generate (please see the handout). In addition to that, the applicant would be expected to contribute pro-rata shares towards TIP projects impacted by 1 or more peak hour trips. Mitigation improvements necessary beyond those identified in the TIP to meet the City's adopted level -of -service standard are required to be provided by the applicant to meet concurrency requirements of the Growth Management Act. Please provide more information about what type of retail or office and the floor area to 08-101346 Doc 1 D 44744 Mr. Thorstad Page 7 May 9, 2008 calculate the trip generation appropriately. Institute of Transportation Engineers Trip Generation 7`h Edition is used to calculate the trip generation. Street Frontage Improvements Per FWCC Section 22-1474, the applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map III-6 of the FWCP and Capital Improvement Program (CIP) shown as Table 111-19. Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements in meeting the FWCC. Based on the analysis and FWCC, the applicant would be expected to construct improvements on the following streets to the City's planned roadway cross -sections: Military Road S is planned as a Type "G" street, consisting of a 66-foot street with curb and gutter, six-foot planter strips with street trees, 8-foot sidewalks, and street lights in a 100-foot right-of-way (ROW). Assuming a symmetrical cross section, 8-foot ROW dedication and half street improvements are required and should be measured from the street centerline. 2. Per FWCC Section 22-1477, the applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements. Information about right-of-way modification requests is available through the assigned planner. Such requests have a set review fee. Access and Traffic Circulation Access management standards are based on roadway safety and capacity requirements. FWCC Section 22-1543 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_ Military Road South is Access Class "4", which permits full access as close as 150 feet to any other street intersection or driveway, whether on or off the subject property. The current proposal should meet access management standards. City staff would prefer proposed access to align with the development westside of the street. Please show all neighboring driveways within 250 feet of the proposed driveway(s). Other Comments The width of the driveway to Military Road S should be minimum 30 feet. 2. Please note that the maximum allowable grade for city streets/access driveways is 15 percent or as approved by South King Fire & Rescue. PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, robv@citvoffederalway.com) Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations include: 08-101346 Doc 1 D 44744 Mr. norstad Page 8 May 9, 2008 • Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by FWCC 22-949. • For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -open gate that spans the front width of the enclosure. When gate doors are opened, no structure or hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in closed and open positions to ease service access and maximize the life of gate hardware. • Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or additional waste types and containers. • Plan for user access to interior waste and recycling storage areas/containers, and to exterior containers screened by enclosure(s). • Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind spots' during ingress and egress. • Consider landscaping, setbacks and screening requirements [based on FWCC Section 22-1564 (d) & (e)J- • Note that larger -scale commercial or multi -unit housing developments may see long-term savings from the use of on -site waste compaction equipment. Planning for this equipment may require larger enclosure dimensions, defined overhead clearances, consideration of power utility access, and drainage management. • Mixed -use developments may also benefit from on -site waste compaction equipment. Additional mixed -use development considerations include: o Designated chutes and/or internal facility maintenance areas or services for tenants, o Moving waste and recycling streams from interior units to collection areas; and o Access by business tenants and/or residents to exterior waste and recycling areas_ Help with many design parameters related to service access is available via the City's contracted solid waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786- 4530 (cell). BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com) International Building Code (IBC), 2006 edition Washington State Amendments WAC 51-50* International Mechanical Code (IMC), 2006 edition Washington State Amendments WAC 51-52* Uniform Plumbing Code (UPC), 2006 edition Washington State Amendments WAC 51-56 & WAC 51-57* International Fire Code (IFC), 2006 Washington State Amendments* WAC 51 -54 National Electric Code (NEC), 2005 edition 08-101346 Doc I D 44744 Mr. 'Morstad Page 9 May 9, 2008 Accessibility Code ICC/ANSI Al 17.1-2003 International Residential Code 2006 Washington State Amendments* WAC 51-51 Washington State Energy Code 2007 WAC 51-11 Washington State Ventilation and Indoor Air Quality Code 2007 WAC 51-13* *Current State Amendments are dated: July 1, 2007 ** As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch circuits serving sleeping rooms in dwelling units (R-l's). Building Criteria Occupancy Classification: B and M Type of Construction: V-B Floor Area: 18628 Number of Stories: one Fire Protection:: Buildings 5,000 sq. ft. and greater require fire sprinkler systems per FWCC, and buildings 3,000 sq. ft. and greater require fire alarm system. Wind/Seismic: Basic wind speed 85 Mph, Exposure_; 25# Snow load, Seismic Zone D-1 A complete building permit application and commercial checklist. (Additional copies of application and checklists may be obtained on our web site at: www.cityoffederalway.com.) Submit five sets of drawings and specifications. Specifications shall include: x Soils report x Structural calculations x_Energy calculations x_Ventilation calculations. Note: A Washington State Registered architects stamp is required for additions/alterations (new or existing) of 4,000 gross floor area or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW). Submit n/a copies with King County Health Department approval stamp for all projects that include food service facilities, septic systems or other elements within the project that require health department approval. Energy code compliance worksheets are required to be completed and included with your permit application. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations submitted. 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. 08-101346 Doc. ID 44744 Mr. Thorstad Page 10 May 9, 2008 Review Timing The first comment letter can be expected within 6 to 8 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 Community Development Services. Federal Way has an expedited review process. Information is available at our front counter. Other Permits & Inspections Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by WABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. All concerned departments (Planning, Public Works, Electrical, Fire) must sign off before the Building Department can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of Occupancies. All construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, all subs, the general or representative, 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 Building department does not have any specific comments at this time due to the limited information provided for the preapplication meeting. 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, 253-941-1516, basbury@lakehaven.org) Water ■ A Developer Extension Agreement will be required to construct new mainline water distribution facilities, including new fire hydrant(s), for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement (application copies enclosed). Lakehaven encourages the owner to apply for either of these processes early in the pre-design/planning phase to avoid delays in overall project development. 08-1013a6 Doc ID 44744 Mr. Thorstad Page 11 May 9, 2008 A separate water service connection application submitted 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 service, abandonment of existing service(s), etc.), in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Owner will be required to complete and submit a Water Use Questionnaire (WUQ, copy enclosed). Information in the WUQ will be used by Lakehaven to determine specific backflow prevention requirements. The associated Developer extension Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven prior to activating any new domestic/commercial or irrigation service connection(s). Sewer • A separate 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 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 required on the private building sewer line, for all new or modified non-residential connections. ■ Owner will be required to complete and submit a Sewer Use Survey (SUS, copy enclosed). Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements. General • Charges -payable -in -lieu -of -extension, and/or latecomer and/or earlycomer charges may be assessable against the property for facilities either previously constructed or to be constructed that provide direct benefit to the property. Please contact Lakehaven for further detail by obtaining & submitting a separate application for a Developer Pre -Design Meeting or a Developer extension Agreement (application copies enclosed). • Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for non-residential connections will be estimated based on anticipated water use (1 ERU = 255 gallons per day for water and 220 gallons per day for sewer). Owner will be required to provide a reliable estimate of proposed water consumption (commercial and irrigation) for the property (information from a similar facility may be submitted in lieu of a new estimate). Lakehaven's 2008 Capital Facilities Charges are $3,000/ERU for water and $2,891/ERU for sewer. • Currently, system capacity may be available for this property from system capacity charges previously assessed for water and/or sewer. Please contact Lakehaven for further detail. ■ 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. SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org) Water Supplies for Fire Protection The required fire flow for this project is 2000 gallons per minute. A Certificate of Water Availability shall be provided indicating the fire flow available at the site. A hydraulic fire flow model shall be requested from the water district. 08-101346 Doc. I D 44744 Mr. Thorstad Page 12 May 9, 2008 This project will require 2 fire hydrant(s). Existing fire hydrants on public streets are available for this project Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus access roads extend between properties and easements are established to prevent obstructions of such roads. When any portion of the facility or building protected is in excess of 400 feet from a water supply on a public street, as measured by an approved route around the exterior of the facility or building, on -site fire hydrants and mains capable of supplying the required fire flow shall be provided. Fire hydrants shall not be located closer than 50 feet to any building and shall not be obstructed by any structure or vegetation, nor shall the visibility of the fire hydrant be impaired for a distance of 50 feet in the direction of vehicular approach to the fire hydrant. When exposed to vehicular damage, fire hydrants shall be suitably protected. Fire hydrants shall be in service PRIOR to and during the time of construction Fire Apparatus Access Roads The fire apparatus access exceeds the travel distance allowed. Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. Designated fire lanes may be required for emergency access. This may be done during the plans check or after the facility is in operation. When required, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction by parking and other obstructions. Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of construction. Fire -Extinguishing Systems An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire flow or 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. The system demand pressure (to the source) required in a hydraulically designed automatic }ire sprinkler system shall be at least 10 percent less than the correlative water supply curve pressure. Fire Alarm System A complete Fire Alarm System is required. An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central and/or remote station conforming to the current requirements of the National Fire Protection Association standards and/or the fire chief or designee. Fire Department Access to Buildings An approved access walkway leading from fire apparatus access roads to exterior openings required by the International Building Code and/or the International Fire Code shall be provided when required by the Chief. O8-101346 Doc ] D 44744 Mr. Thorstad Page 13 May 9, 2008 An approved key box shall be installed in an approved Iocation. South King Fire and Rescue utilizes the Knox Box system for access to buildings. Boxes can be ordered online at www.knoxbox.com or obtain an application form from the Fire Marshal's Office. 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, David Lee, 253-835-2622. We look forward to working with you. Sincerely, David Lee Associate Planner enc: Master Land Use Application Land Use Process III Checklist SEPA Checklist Article XIX "Community Design Guidelines" Article XVII "Landscaping" Lakehaven Utilities Handout c: Ann Dower, Engineering Plans Reviewer Soma Chattopadhyay, Traffic Analyst Chris Ingham, South King Fire Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District 08-101346 Doc 1 D 44744 MASTER LAl ,J USE APPLICATION RECEIVE[ }.� ECE V E[ DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 1 r. 33530 First Way South CITY OF"'4' == PO Box 9718 MAR 2 0 2008 Federal Way WA 98063-9718 FederalWay,,,Ty 253-661-4000; Fax 253-661-4129 OF FEDERAL WAY wwa & citVnffPrleralw�.__ay com CDS ,p APPLICATION No S r (0l 3 q(-' U v ` C- Date :n APPL ( ) Project Name Property Address/Location Parcel Number(s) -_ Project Description Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Directors Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information � Zoning Designation Comprehensive Plan Designation — Value of Existing Improvements of Proposed Improvements Building Code (IBC): Occupancy Type ction Type Applicant Name: HY7, 4 �F"r-?, �1.� L7 �L l�� Address: 1�7 City/State:, , Zip: �Lcv Phone.a��� Fax: Email: Signature: Agent (if different than Applicant) Name: 17A. 7 - � Address: �p� City/State: Zip: C112;1 Phone: Z_Z �. Fax: Email: e: Signature: Owner Name: Address: City/State: Zip: Phone: Fax: Email: Signature: BUIlctin #003 — March 3, 2003 Pa-e I oC I k:\Handouts — Revised\Master Land Use Application IMIM TMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`" Avenue South CITY OF `�]A � � Z008 PO Box 9718 Federal Way WA 98063-9718 CI�y (-)ID PERAL 253-835-2607; Fax 253-835-2609 Federal BUILDING� a�pww.cityoffederalway.com r �v RESUBMITTAL INFORMATI N This completed form MUST accompany all resubmittals. **Please note: Additional or revised plans or documents for an active project will not be accepted unless accompanied by this completed form. Mailed resubmittals that do not include this form or that do not contain the correct number of copies will be returned or discarded. You are encouraged to submitall items in person and to contact the Customer Service Counter prior to submitting if you are not sure about the number of copies required. ** Project Number. - 1 —o- ( .3 Ll 657 6 0 - Project Name: Se L4 Ce�4 �� Project Address: 02 • 1�' .oaf✓ So. 6I✓,* � �d Project Contact: llrco (a 44a Phone: i " / ^ MOO RESUBMITTED ITEMS: # of Copies ** j Detailed Description of Item F14 0 1 a /FLU ^/ .7LV1A1r-1.A13 X e T ** Always submit the same number of copies as required for your initial application. ** Resubmittal Requested by: F're a . — - Letter Dated: Is—/ emn r OFFICE USE OK V �� RESUB #.• Distribution Date: c BY.-- Dept/Div Name # bescription Buildingr Plannin YCA.`)." PW Fire LI Jtl,� Lr - Other Bulletin #129 — August 8, 2006 Page I of I k: lH and outs\Resubmittal Information RESUBM117ED MAY 13 2008 c1Ty of FEDERAL WAY BUILDING DEPT. Dear Mr. Chris Ingham, May 13, 2008 My name is Enrico Galliano and I am writing this letter as a follow up to our Pre -Application meeting regarding our proposed Steel Lake Plaza development located at 29020 Military Rd. So. We were told in the meeting that the Fire Department needs 150 foot access to all sides of our building. Our current site layout falls a little short of that requirement. In lieu of this shortcoming, we our proposing the building be constructed with concrete block, so that in case of a fire, the block wall would hold up a lot longer than wood construction. We will also be sprinkling the whole building. With these two considerations, we are requesting that you and the Fire Marshall review our proposal and allow us to build one continuous building and avoid splitting the building in two. Sincerely, Enrico V. Galliano Evga Iliano@comcast.net 206.229.8998 May 22, 2008 Enrico Galliano 1837 Camas Avenue NE Renton, WA 98056-2702 Dear Mr. Galliano, .... oVTH KrNvr, D1D7/D. d DL(t Ah iJ1 #JiAY. DALE RE: Steel Lake Plaza/08-101346 In response to your letter dated May 13, 2008 we must deny your request to consider construction materials as a substitute for fire apparatus access. The International Fire Code does not consider construction type or materials in order to extend the fire apparatus access travel distance. Section 503.1.1 of the International Fire Code requires that fire apparatus access roads shall extend to within 150 feet of all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. The exception states that buildings equipped throughout with an automatic sprinkler system may have the dimension increased. The International Fire Code does not specify how much an increase may be permitted. The Fire Marshal must establish distances on a case by case basis based on occupancy type, terrain, water supply and response capabilities of emergency response units. In this case the Fire Marshal's Office will allow the required minimum distance to be increased 20% or an additional 30 feet. This is the maximum travel distance increase that the Fire Marshal's Office will allow for any project. If you have any questions you may contact me at 253-946-7244. Sincerely, Chris Ingham Deputy Fire Marshal C: David Lee, City of Federal Way 31617 1st AVENUE SOUTH • FEDERAL WAY, WASHINGTON 98003-5201 Seattle: 253/946-7248 fax: 253/529-7206 An Equal Opportunity Employer To Whom It May Concern, March 20, 2008 My name is Enrico Galliano and I am proposing to build a single story, 18,628 sq. ft. retail plaza. in Federal Way. The addresses for the two parcels are 29020 and 29026 Military Rd. So. It is currently raw land that is located to the east of Military Rd. So. heading north. The building is best situated for retail, although office use could thrive there as well. Both are allotted under the zoning, and our design concept serves both types of uses. This is an excellent area for retail as it's located on a heavily driven road that serves a Safeway, a new Walgreens and large retail development across the street. We feel that our development would serve a great need to the City and to the residents surrounding the property to the north, south and east. As a former resident of the area, I am excited to propose our project for such a great community. If you have any questions, please call me at 206.229.8998 or email at Evgalliano@comcast.net. Sincerely, v Enrico V. Galliano RECEIVED MAR 2 0 Z008 CITY OF FEDERAL V): CDS CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: March 24, 2008 TO: will Appleton, Development Services Manager (x2) Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King County Fire & Rescue FROM: David Lee FOR DRC MTG. ON: Internal - April 3, 2008 W/ Applicant - April 10, 2008 @ 10:00am FILE NUMBER(s): 08-101346-00-PC RELATED FILE NOS.: None PROJECT NAME: STEEL LAKE PLAZA PROJECT ADDRESS: 29020 MILITARY RD S ZONING DISTRICT: BN PROJECT DESCRIPTION: Proposal to construct'a 18,628 sq/ft commercial center w/64 parking spaces. Contains two parcels 042104-9086 & 042104-9039. LAND USE PERMITS: SEPA PROJECT CONTACT: DAVID THORSTAD 406 289TH ST 2539414850 (Work) MATERIALS SUBMITTED: Site Plan/Narrative CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC) Preapplication Conference Sign In Sheet Steel Lake Plaza 08-101346-00-PC April 10. 2008 NAME WITH TELEPHONE NUMBER 27 32- 2s ;5 -kid" M3. P CffF2(5 i C-/-(A.vt S clr 6 2f �2 r3 -qY - zz((y -174 S� MOaL kimr, r2 - CITY OF �. Federal March 25, 2008 Mr. David Thorstad 406 South 2891h Street Federal Way, WA 98003 CITY HALL 33325 8th Avenue South y Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Re: File #08-101346-00-PC; NOTICE OF PREAPPLICATION CONFERENCE Steel Lake Plaza; 29020 Military Road South, Federal Way Dear Mr. Thorstad: 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 Committee has been scheduled as follows: Thursday, April 10, 2008 —10:00 a.m. 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 253-835-2622, or david.lee@cityoffederalway.com, if you have any questions. Sincerely, 7 avid Lee Associate Planner Doc. 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