20-100554CITY OF
A�k Federal Islay
Centered on Opf)ortunity
March 31, 2020
Ms. Neetha Rao
EN Studio
2691 168Lh Avenue SE
Bellevue, WA 98008
neethanto@ensnidialkam
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Re: File No. 20-100554-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Pacific Way Community Center Mixed Use, 27905 Pacific Highway South, Federal Way
Dear Ms. Rao:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC). The preapplication meeting was cancelled due to Covid 19 social distancing
requirements and per the department directives. Therefore, I am providing you this written summary, and you
are able to contact the appropriate staff and/or agency person identified below with further questions. We
hope that this information is helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments by 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.
I, Jim Harris, am the key contact for your project and may be contacted at 253-835-2652, or
.harris ff = .c m. For specific technical questions about your project, please contact the
appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication
and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
The proposal is to add approximately 3,200 square feet to an existing building; expand and remodel the
building; and expand parking lot and site for mixed use development including religious facility, office use,
and three multi -family units.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the plans.
The major issues section is only provided as a means to highlight critical requirements or issues. Please be
sure to read the comments made by all departments in the following section of this letter.
Ms. Neeflia Rao
Page 2of18
March 31, 2020
• Planning Division
1. Process II land use review is required.
2. School impact fees for multi -family units are required.
3. Nonconforming aspects of the site and building are to be upgraded per the FWRC, including parking
stall count, landscaping, trash enclosure, and Community Design Guideline as applicable.
• Public Works Development Services Division
1. FWRC 19.130.210 requires that the applicant shall surface the parking areas, driveways and other
vehicular circulation areas with a material comparable or superior to the surface material of the right-
of-way providing direct vehicle access to the parking area.
2. For most projects resulting in 2,000 square feet or more of new plus replaced impervious surface,
water runoff control and water quality treatment will be required per the 2016 King County Surface
Water Design Manual (KCSWDM). This project meets the requirements for a Drainage Review.
0 Public Works Traffic Division
1. Tran.rporlalion Concurrency Management (FWRC 19.P0) — A transportation concurr6ncy permit with the
application fee of $5,086.00 is required for the proposed project.
2. Tra�c Impact Fees (Fl C 19.91) — Traffic impact fees are required for a multi -use community center
and will be assessed at the building permit stage.
3. Frontage Improvements (FWRC 19.135.040) — Contact the City of Des Moines to construct street
frontage improvements and right-of-way dedication along the property frontage on South 279th
Street and 150, Avenue South.
4. Access Managaent (FWRC 19.135.260) —The development shall meet access management standards.
• South King Fire and Rescue
1. A fire hydrant shall be within 50 feet of the new Fire Department Connection (FDC). If the hydrant
exceeds that distance from the FDC, a hydrant will be required to be installed to meet the reach
requirements.
2. Fire sprinklers ARE required due to the added square footage and the change of use that increases the
hazard from a mercantile/residential occupancy to an assembly, business, and residential occupancy.
3. A building fire alarm system is required due to the size of the commercial building. Since fire sprinklers
are required, automatic detection is not required. Notification and minimum requirements of NFPA 72
shall be met.
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.
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COMMUNITY DEVELOPMENT — PLANNING DIVISION
Jim Harris, 253-835-2652, 'im.harrici offede a .com
1) Zoning Designation and Land Use — The subject property is located in a Community Business (BC) zoning
district. The proposed use is a mixed use building with a religious assembly in the bottom floor (FWRC
19.220.130), office space on the main level (F\XIRC 19.220.010), and three residential units on the top floor
(FWRC 19.220.050). All of these uses are permitted in the BC zone, subject to the requirements of the
applicable zone use charts for each use identified above.
The following portions of the BC zoning regulations apply to your proposal. The applicant should
consult the referenced Use Zone Charts prior to submitting the Process II Master Land Use application.
General Zoning Code Dimensional Standards Overview
i. Setbacks — The existing building and proposed addition appear to meet setback requirements for the
applicable use zone charts, when using the South 270 Street as the front property line as permitted
by FWRC, with a 20-foot minimum building setback. 'the remaining, east, west, and south building
setbacks meet minimum F\X7KC requirements as proposed and existing.
ii. Maximum flc�gbt— Building height is limited to 30 feet maximum above average building elevation
(ABE) when within 100 feet of the south property line (residential zone F\X7RC 19.220.130 note 2).
Based on the preliminary elevation plan sheet At 4.01, using an average building elevation of 346.0,
it appears the building as proposed is slightly over the 30 foot maximum allowed height. However,
it appears that the ABE is 347, which is five feet above the lowest point, and therefore, the top of
the flat roof could be at elevation 377. You will need to re -verify this building height calculation
with the Process II application.
iii. Lot Coverage —No maximum.
2) Land UseApp#xrian — Use Process 11— As proposed, with the expansion of 3,200 square feet, the
development requires a Process II Master Land Use application pursuant to FWRC 19.60. Use Process II
is an administrative land use review conducted by city staff with a final decision by the Community
Development Director. Process 11 applications do not require public notice. Please see Bulletin #013 Use
Process II submittal requirements.
Building permit applications can be submitted to the City after issuance of a Process II decision.
3) Land Use Review Tim frames' — The Planning Division will notify the applicant of the application status
within 28 days of submittal. If the application is determined complete, staff will issue a Letter of
Complete Application. The FWRC limits the administrative review to 120 days from the date of a
complete application. The 120-day review period will stop any time the applicant has been requested by
the city to correct plans, perform required studies, or provide additional information needed to issue a
decision. The review period will begin within 14 days following submittal of the requested items. 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 will expire.
4) State Environmental Policy Act (SEPA) Environmental Review — As submitted, the proposal to add approximately
3,200 square feet of additional floor area, upgrade the existing parking area, and create additional parking
area and associated improvements, will not require environmental review. The proposal does not exceed
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the State Environmental Policy Act (SEPA) exemptions set forth in WAC 197-11-800(2), and the flexible
thresholds of FWRC 14.15.030.
5) Non -Conforming Development — As proposed, the building floor area expansion triggers all nonconforming
aspects of a development to be brought into conformance with the zoning and development code
regulations per FWRC 19.30.090(1)(a), as the proposed expansion exceeds the size thresholds. The
nonconforming aspects include:
■ Perimeter landscape buffers;
• Parking stall count, and parking lot landscape;
■ Trash enclosure; and
■ Community Design Guidelines
Each of these development improvement requirements are discussed individually further below.
Nonconforming aspects of the building and site may not be increased or expanded.
6) Parking — Parking for each of the proposed uses will need to be determined, and the aggregate total of the
parking stall count must be provided on site. The parking stall count evaluation in the submitted Project
Narrative by EN Studio appears correct in concept; however, verification of the religious facility count/
demand based on seats needs to be further evaluated and confirmed with the Process II application.
Office Use -- One stall for every 300 square feet of gross floor area office use is required.
Muld-Fambf — See FWRC 19.220.050 (note 6) for parking space requirements for multi -family units, as
stall count depends on the type of units.
Religious Facility — Requires one parking stall for each five seats.
7) Landscaping— Landscape requirements are contained in FWRC Chapter 19.125 "Outdoors, Yards, and
Landscaping." Following are the key landscape requirements for the project:
a) A landscape plan prepared by a Washington State licensed landscape architect shall be submitted
with the formal application. Please follow the general guidelines outlined in FWRC 19.125.040(1)
through (28) when preparing the site plan and planting schedule.
b) Per FWRC 19.125.060(6)(c), for properties within the Community Business (BC) zone, Type III
landscaping a minimum of five feet in width shall be provided along all perimeter property lines,
except when abutting residential zones. Therefore, a minimum five foot wide type III landscape
buffer must be provided along the east, west, and north property lines.
Type III landscaping is intended to provide partial visual separation of uses from streets and main
arterials, and between compatible uses so as to soften the appearance of parking areas and building
elevations per FWRC 19.125.050(3). Type III landscaping shall be a mixture of evergreen and
deciduous trees planted at a maximum of approximately 20 feet on center, interspersed with large
shrubs and groundcover. Tree, shrub, and groundcover spacing shall be appropriate for the species
type, and the intent of this section.
c) Per FWRC 19.125.060(6)(b), for properties within the BC zone, Type I landscaping a minimum of 15
feet in width shall be provided along all property lines abutting residential zones. Therefore, a
minimum 15 foot wide type I landscape buffer must be provided along the south property line.
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Type I landscaping is intended to provide a solid sight barrier to totally separate incompatible land
uses. This landscaping is typically found between residential and incompatible nonresidential land
uses. Type I landscaping shall consist of evergreen trees, large shrubs, and groundcover, which will
provide a 100 percent sight -obscuring screen within three years from the time of planting. Or a
combination of approximately 75 percent evergreen and 25 percent deciduous trees, with an
allowable five percent variance, with large shrubs, and groundcover backed by a 100 percent sight -
obscuring fence. Tree, shrub, and groundcover spacing shall be appropriate for the species type, and
consistent with the intent of this section.
d) Pay -king Lot Landscnptn,&— Twenty square feet of interior lot landscaping, per parking space, must be
provided in accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type IV parking lot
landscaping is required to be installed at the ends of all rows of parking and disbursed throughout the
interior parking area. The site plan must list the specific size of each landscape island proposed for
interior parking lot landscaping in order to verify the required calculation is provided. Landscape
islands must be a minimum width of six feet between stalls and at the ends of rows. Lighting fixtures
shall not replace any required interior parking lot landscaping.
The preliminary plan for the preapplication does not show several of the required parking lot planter
islands and must be revised accordingly.
8) Tree Density Requirements — A tree and vegetation retention plan as required under FWRC 19-120.040 must
also be submitted with the Process II land use application. The tree and vegetation retention replacement
plan must be prepared by a certified arborist, or certified landscape architect. The standards require each
development to maintain a minimum tree unit density. As required under FWRC 19.120.130, the
minimum tree density in the BC zone is 20 tree units per acre. The subject property's density would be 12
tree units (20 tree units x 0.57 acres).
A tree unit is a value assigned to existing trees retained on the property or replacement trees. The larger
the tree, the greater value it is assigned. Requited tree density can be composed of retained trees and
replacement plantings per FWRC 19.120.130. The tree and vegetation plan must dearly show where the
21 tree units are to be located. The formal landscape plan must detail information about tree unit credits
and replacement.
If an applicant cannot provide for the minimum tree units per acre on site, off -site mitigation or a fee -in -
lieu payment to the city's urban forestry account may be approved by the director. See FWRC 19.120.140
for off -site mitigation and fee -in -lieu payment requirements.
9) Community Den4n Guidelines —The proposed addition is subject to an administrative design review as a
component of the Use Process II application. Expansion of exirli+vg developments mHst meet those provisions
reasonably related and applicable to the area of expansion (FWRC 19.115.030). The Following items reflect this
provision; however, be advised the site plan submitted for preapplication review is limited and additional
design guidelines may need to be implemented with a Process II application.
Per FWRC 19.115.020, unlike development standards in the zoning code, this chapter contains guidelines
that are intended to serve as performance objectives for developing the appropriate siting and design
solution for each development on each unique site. Decisions under this chapter will consider proposals
on the basis of individual merit and will encourage creative design alternatives in order to achieve the
stated purpose and objectives of this chapter. To further such creative design alternatives, and in
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recognition of site -specific opportunities and constraints, decisions under this chapter may allow for
departure from any specific or numeric provisions contained in these guidelines, provided the end result is
consistent with the purpose statement of this chapter.
The principal applicable guidelines for the project are noted below. However, this does not necessarily
include all applicable guidelines and project designers must consult the guidelines in their entirety 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' 19.115.050, `Site De ign"— Refer to all sections of this chapter for site design standards. Key
sections include:
i. (1) General criteria (a-g).
ii. (2) Surface parking lots (a), (b), (c), and (e).
iii. (4) Pedestrian circulation and public spaces (a -fl.
iv. (5) Landscaping.
v. (6) Commercial services (a) and (b).
vi. (7) Miscellaneous (a).
b. FWRC 19.115.060, `Bttildia Deri,gn"— Key design requirements of this section apply to the project as
follows.
(2) All building facades that are both longer than 60 feet and are visible from either a right-of-way or
residential use must incorporate a minimum of two out of four design options intended to break up
the mass of large buildings. These design options include facade modulation, landscaping, canopy or
arcade, and associated pedestrian plazas.
(3) Building facades shall ak-o include methods of arl mlalion and accessory elements, for example display
windows, window openings with visible trim material, vertical trellis, artwork, decorative masonry or
metal patterns or grillwork, relief, etc.
c. Entrance Facades — Per FWRC 19.115.070(1)(a), building entrances shall front on, face, or be clearly
recognizable from the right-of-way, and incorporate windows and other methods of articulation. The
building entrances shall be architecturally emphasized and shall include transparent glass.
d. Pedestrian Pathways — Per FWRC 19.115.050(4) separate pedestrian pathways from public right-of-way
to building entrances, and from parking lots to building entrances, shall be provided. All pedestrian
pathways shall be delineated by separate paved routes using a variation in paved texture and color.
Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or
stamped and colored concrete. Paint striping on asphalt is not an encouraged form of delineation.
e. CPTED — Implementation of Crime Prevention Through Environmental Design (CPTED)
principles (natural surveillance, access control, and ownership, FWRC 19.115.010) must be
incorporated into the design of the addition. Please thoroughly review the enclosed CPTED checklist
for conformance. The checklist must be completed and submitted with the land use application.
A written narrative must be submitted with the Process II application identifying how the building and
site design complies with the Community Design Guidelines. I would be glad to further discuss the
design guideline applicability and compliance as your plans are further developed.
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10) Trash and Recycling Area Enclosure —Trash and recycling area enclosure must be provided on -site.
■ Garu+age/Reong— Trash and recycling facilities are not shown on the prelinvnary site plan.
■ The garbage enclosure shall be screened by an enclosure and solid screen landscaping.
■ Per FWRC 19.125.150(4)(a) and (b), the garbage enclosure may not locate within the required
yards, and should be located away from adjacent residential use.
FWRC 19.125.150 requires screened receptacles for all new commercial developments. The design of
the enclosure area should be consistent with the architectural design of the primary structures on the
site. Per FWRC 19.125.040(4), all trash enclosures shall be screened from abutting properties and/or
public rights -of -way by a 100 percent sight -obscuring fence or wall, and appropriate landscape
screen. Review the minimum trash area size requirements for garbage and recycling storage area in
FWRC 19.125.150 and the Public Works Solid Waste and Recycling comments below.
K"
100% Site Obscuring Enclosure
11) Lightissg — In addition to CPTED lighting standards, the following shall apply: lighting -levels shall not spill
onto adjacent properties (FWRC 19.105.030); lighting shall be provided in all loading, storage, and
circulation areas; and lighting standards shall not reduce the amount of landscaping required for the
project (FWRC 19.115.050). A photometric lighting plan that meets the standards of the Illuminating
Engineering Society JES) minimum outdoor light levels will be required with the Process II application.
12) Clearing & Grading — The applicant is required to submit a clearing and grading plan as a component of
the Process II review. Consult FWRC 19.120.010—19.120.120 for items that are required to be included
on the plan, including the anticipated amounts of cut and fill, rockeries and retaining walls, etc.
13) Rooftop Mechanical Equ pment. — Per FWRC 19-110.070, vents and similar appurtenances that extend above
the roofline must be surrounded by a solid sight -obscuring screen that is integrated into the architecture
of the building and obscures the view of the appurtenances from adjacent streets and properties. Please
provide screening details on the elevation drawings.
14) School Impact Fee — School impact fees for the residential units are required at the time of the building
permit issuance and are discussed in FWRC 19.95. Early in your design and feasibility phase, contact the
permit tenter at Vem-titcenter(@ci oFcityoffederalwal,.com, or 253-835-2607, regarding impact fees.
15) Si�ua.ge — Please apply for a separate sign permit with the Permit Center at 253-835-2607, or
ermit.cente rit ffederal�va .com. Signs are regulated by Chapter 19.140 FWRC.
16) Term ofApproval— FWRC 19.15.100(2) states that the applicant must substantially complete construction
for the development activity, use of land, or other actions approved; and complete the applicable
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conditions listed in the Use Process II decision within five years after the final decision of the city on the
matter, or the decision becomes void.
17) Application Tees — The formal application must be prepared in accordance with the city's Submittal
Requirements for Process II (marked up version enclosed) and must be accompanied by the appropriate fees.
Please contact the Permit Center staff for the current application fees for Use Process II, right-of-way
modification requests, transportation concurrency, school impact, and other permits/review fees. The
Permit Center can be reached at 253-835-2607, or, permitcenicrCu�e Mpffederahygy.enrn.
PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION
Kerry Murdock, 253-835-2746, Kcr .Murdoe a Cit •ofl;edera]\Va .c mm
Land Use Issues — Stormwater
For most projects resulting in 2,000 square feet or more of new plus replaced impervious surface, water
runoff control, water quality treatment will be required per the 2016 King County Surface Water Design
Manual (KCSWDM). This project meets the requirements for a Drainage Review. At the time of land use
site plan (remodel/redevelopment) submittal, a preliminary Technical Information Report (TIR),
addressing the relevance of the project to the nine core and five special requirements of the KCSWDM,
will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The city
has 1" = 100', five-foot contour planimetric maps in GIS format that may be used for basin analysis.
2. The project lies within a conservation flow control area; thus, the applicant must -design the flow control
facility to meet these performance criteria. In addition to flow control facilities, Best Management
Practices (BMP's) are required as outlined in the KCSWDM. The project also lies within an enhanced
basic water quality area. Water quality treatment shall be designed to meet the treatment criteria of the
Enhanced Basic Water Quality Menu.
3. In addition to the KCSWDM, our initial review suggests that FWRC 19.30.120, "Nonconforming Water
Quality Improvements," applies to this site. Specifically, the following items are applicable:
1.a. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
1.b. Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square feet of surface area or more;
1.c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
1.d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 5,000 square feet or more;
Lf. Redevelopment which involves a change in use, and the changed use has a potential to release a new
pollutant(s) to surface water systems within the city. For the purposes of this subsection, "new
pollutant(s)" means a pollutant that was not discharged at that location immediately prior to the change
in use, as well as a pollutant that was discharged in less quantities immediately prior to the change in use.
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Therefore, water quality treatment will be required for the entire site, including new and existing pollution
generating impervious surfaces. Treatment options must be selected from the Enhanced Basic Water
Quality Menu provided in the KCSWDM.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must
be provided to verify infiltration suitability.
5. Detention and water quality facilities for private commercial developments outside the City Center Core
must be above ground (i.e. open pond). Underground facilities are allowed only with approval from the
City of Federal Way Public Works Department.
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
7. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination
System (NPDES) construction stormwater permit may be required. Information regarding this permit
can be obtained from the Washington State Department of Ecology at 360-407-6048, or
ht -,►R�,�.v.c _,,v& r s w s water c nstruction index.html.
8_ If work is to be done below the ordinary high-water mark, a Hydraulic Project Approval (HPA) permit
may be required. Information regarding this permit can be obtained from the Washington Department of
Fish and Wildlife.
Right -of -Way Improvements
1. See the Traffic Division comments from Transportation Engineer Soma Chattopadhyay, PE, 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.
4. FWRC 11.05.110 requires that overhead utility lines be relocated underground if over 500 feet, or three
spans are affected by a project. This condition may be required on South 297h Street.
5. FWRC 19.135.280 requires that driveways serving residential uses may not be located closer than 25 feet
to any street intersection. Lots and intersections within new subdivisions or short plats must be designed
to meet this standard. There may be no more than one driveway for each 330 feet of lot frontage. The
city may further limit or prohibit access to or from driveways onto arterial streets.
Building (or El) 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 $2,064.00 for the first 12 hours of review,
and ,$172.00 per hour for additional review time. A final TIR shall be prepared for the project and
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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. In addition to engineering approval, projects that will be filling or grading in the area of the future
building pads are required to obtain a separate grading permit from the Building Division.
3. To assist the applicant's engineer in preparing the plans and TIR, 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 htttE z: rrfivu�.ci offederalxvay.com/index.aspx?nid=I 71.
4. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the improvements,
and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original
amount and held for a two-year maintenance period.
5. 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. 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.
9. Temporary Erosion and Sediment Control (l"ESC) measures, per Appendix D of the 2016 KCSWDM,
must be shown on the engineering plans.
10. 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, PE, 253-835-2731, soma.chattopadhyav{a, @cityo€fede-ralway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for multi -use community center, and using the Institute of
Transportation Engineers (ITE) Trip Generation -10th Edition, land use code 220 (Multifamily Housing
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Low Rise), 562 (Mosque), and 710 (General Office), the proposed project is estimated to generate
approximately 13 new weekday PM peak hour trips. Alternatively, the applicant may submit a site -
specific trip generation study for the proposed development.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Pleasc note that supplemental transportation analysis
and concurrency mitigation may be required if the proposed project creates an impact not anticipated in
the six -year Transportation Improvement Plan (TIP).
3. The estimated fee for the concurrency permit application is $5,086.00 (11 - 50 trips). This fee is an estimate
and based on the materials submitted for the preapplicadon meeting. The concurrency application fee must
be paid in full at the time the concurrency permit application is submitted with the land use application_
The fce 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.
Transportation Impact Fees (TIF) (FWRC 19.91)
1. Based on the submitted materials for a multi -use community center, the estimated total traffic impact fee
is $10,443.36. The actual fee will be assessed and collected from the applicant when the building permit is
issued, using the fee schedule then in effect (FWRC 19.100.070p][c]).
Street Frontage Improvements (FWRC 19.135)
The applicant/owner will be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-6 of the Federal Way Comprebensive Plan (FWCP) and Capital
Improvement Program (CIP) shown as Table III-19 (FWRC 19.135.046). Based on the materials
submitted, staff conducted a limited analysis to determine the required street improvements. The
applicant will be expected to construct improvements on the following streets to the city's planned
roadway cross -sections:
Pacific Highway is a Principal Arterial, planned as a Type "A" street, consisting of a 90-foot street
with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and streetlights in a 124-
foot right-of-way. Pacific Highway is improved with six lanes, including curb/gutter, sidewalks,
streetlights, etc., on both sides of the street. No further street widening or right-of-way dedication is
necessary. However, the driveway and curb ramps are not ADA compliant and are required to be
ADA compliant.
The City of Des Moines has jurisdiction over South 279th Street and 15th Avenue South. Any street
improvements, right-of-way dedication, and access management requirements shall be coordinated
through the City of Des Moines. Separate design submittal for street improvements and driveway
location shall also be submitted to the City of Des Moines.
2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about right-of-way modification requests
are available through the Public Works Development Services Division. These modification requests
currently have a nominal review fee of $344.
20-100554-00-PC Da ID:801 iJ
Ms. Neetha Rao
Page 12of18
March 31, 2020
3. 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 per Drawing 3-1A in the Public Works Development Standards.
2. Please show all neighboring driveways within 250 feet of the proposed driveway(s).
3. Driveway giving direct access onto the arterial street (Pacific Highway) should be emergency access only
as alternate accesses are available from lower classified streets; South 27911, Street and 151h Avenue South.
4. WAC 468-52-040 limits access on state highways to access spacing of 250 feet with only one access per
parcel. Pacific Highway South is access class "1" where left access may be permitted every 330 feet and
left -out access is only permitted at signalized intersections (FWRC 19.135.280)_
5. City staff recommends driveway spacing on South 2791h Street shall be 150 feet from Pacific Highway
South. However, South 2791h Street is in the City of Des Moines jurisdiction and shall be coordinated to
the City of Des Moines spacing standard.
6. For driveways that serve uses other than single-family residential and zero lot line townhouse
developments; the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a
three -lane two-way driveway (FIYIRC 19.135.270). Driveway widths may be increased in order to provide
adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the
Public Works Director.
The director may grant a modification administratively to reduce spacing standards by up to 20 percent of the
tabular values with supporting documentation (FWRC 19.135.290). Please note that these modification
requests have a nominal review fee of $344. Once preliminary traffic queuing analysis has been completed,
the applicant's traffic engineer may submit a written request for access modification if desired.
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, or biohazard collection containers is required. Minimum recycling space allocation is
established by FWRC 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring
10 feet deep by 20 feet 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.
20-100554-00-PC Doc ID:80154
r-�
Ms. Neetha Rao
Page 13 of 18
March 31, 2020
■ 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).
• PIan 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 FWRC 19.125.040[4] & [5]).
• 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
ser6ces provider, Waste Management. Contact Senior Route -Manager John Davis at 206-786-4530 (cell).
COMMUNITY DEVELOPMENT — BUILDING DIVISION
Scott Sproul, 253-835-2621, scort.sproul@cityoffederalway.com
1- Bruldir�g Codes. The structure will be treated as a new building permit application and must meet all current
codes, including:
• International Brlrldin,& Code (IBC), 2015
Washington State Amendments WAC 51-50
• International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
• Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-
56 & WAC 51-57
• National Electric Code (NEC), 2014
• International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
• Washington State Energy Code, 2015 WAC 51-11
• Aeeesribi#.* Code (ICC/ANSI Al17.1), 2009
• International Fesidential Code, 2015
Washington State Amendments WAC 51-51
2. Brrildeig Criteria. The following applies to the proposed structure:
Doc ID:80154
20400554-00-PC
Ms. Neetha Rao
Page 14 of 18
March 31, 2020
• Occupancy Classification: A-3/B/R-3
0 Number of Stories: 3 Including basement
• Type of Construction: Unknown at this time
• Fire Protection: Sprinklers required
■' Floor Area: 9525
• Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
3. l3irildin,g PermitApplication 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 the land use
approval. Copies of application and checklist may be obtained on our web site at %v,,vw.rdtyoffederalway.com.
Appointments are required for intake of new commercial building permit submittals. Please contact the
Permit Center to schedule an intake appointment at (253) 835-2607, or»ermireenter @f ciW)ffederaiwaY.coin.
Some projects may require a third party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs.
Please note, land use approval is recommended prior to submitting the building permit application to
avoid delay in project review. If the project has not received land use approval, it may be placed on hold
until the land use review is completed.
4. Review Tiwhg 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 four to five 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.
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
Division can final the structure for occupancy. Building final must be approved prior to the issuance of a
Certificate of Occupancy.
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or representative,
20-100554-00-PC Doc ID:80154
a
Ms. Neetha Rao
Page 15 of 18
March 31, 2020
electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the
Building Division and will be scheduled by the inspector of record for the project.
6. Site -Specific Requirments.
• Please be advised that the construction code will be changing to the 2018 version in July 2020.
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 WATER AND SEWER DISTRICT
Brian Asbury, 253-946-5407, BAsbury@lakebaven.org
Water
• A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit applications (check with land use agency for requirement). The certificate is
valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to issue
for typical processing. The 2020 cost for a Water Certificate of Availability is $80.00.
• Fire flow at no less than 20 psi available within the existing water distribution system is a minimum of
1,000 GPM (approximate) for two hours or more. This flow figure represents Lakehaven's adopted
minimum level of service goals for residential areas regarding performance of the existing water
distribution system under high demand conditions. If more precise available, and/or estimated onsite,
fire flow figures are required or desired, the applicant can request Lakehaven perform a system hydraulic
model analysis (separate from, or concurrent with, an application for availability). The 2020 cost for a system
hydraulic model analysis is $240.00.
■ If additional hydrant/s is/are required or indicated, a Lakehaven Developer Extension (DE) Agreement will be
required to construct new water distribution facilities necessary for the proposed development. Additional detail
and/or design requirements can be obtained from Lakehaven by completing and submitting a separate
application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement.
Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven,
and sufficiently early in the pre-design/planning phase to avoid delays in overall project development.
• The site has one existing water service connection (WirSvc 20913, domestic, 5/a" x 3/a" meter). This existing
meter needs to be evaluated under UPC and Lakehaven standards to determine if it's adequate for the
proposed new use.
0 A water service connection application submitted separately to Lakehaven is required for each new service
connection to the water distribution system, or any modification to an existing water service connection (e.g.,
larger metes/service, irrigation, abandonment of existing servicefs], re -activation, etc.), in accordance with
standards defined in Lakehaven's current "Fees and Charges Resolution." Non -single-family properties
require separate domestic (per building, typically, some exceptions allowed), irrigation (if irrigated landscaped
areas are incorporated into the site development), and fire protection (if required or installed) water service
connections and meters.
20-100554-00-PC D- 1D:tl0154
Ms. Neetha Rao
Page 16 -of 18
March 31, 2020
To satisfy premise isolation requirements, the installation and satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each service meter (domestic, irrigation, and fire -protection) is
required pursuant to WAC 246-290-490 and Lakehaven standards regarding premise isolation. Because the
potential cross -connection hazard(s) cannot be determined at this time, Lakehaven cannot specify the
minimum required BPA device. Contact Lakehaven's Cross -Connection Control Program Manager (Chris
Zoepfl, czogpfl@L1akehaven.o or 253-946-5427) for additional information on premise isolation/BPA
installation and testing coordination. Typically, required location(s) for any BPA is outside of a building
(fire -protection typically aboveground, RPBA/RPDA devices always aboveground), and as close to the
main as possible, but no further than 50-feet maximum from the main. There are some reasons/
situations for some case -by -case exceptions that are allowed by Lakehaven, most of these in Federal
Way's City Center area. Applicants may submit a modification request (include plan/sketch) to
Lakehaven for non -typical location(s).
■ Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees, charges,
and/or deposits (2020 schedule) will be as follows. Actual connection charges will be determined upon submittal
of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees, charges,
and/or deposits and are due at the time of application for service. All Lakehaven fees, charges, and deposits are
typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
o Water Service/Meter Installation, 1" irrigation: $5,480.00 deposit. Actual size to be determined by
Lakehaven based on the applicant's estimated maximum irrigation GPM usage rate.
o Water Service/Meter Installation, fire -protection (if required), 5/B" x 3/4" flow -detection meter. $592.63
drop -in meter fee.
o Capital Facilities Charge(s)-Water: $4,503.95. The actual amount due will be determined by Lakehaven
based on the applicant's estimated annual total water usage rate. Water system capacity credits are
available for this property from system capacity charges previously assessed, paid directly to Lakehaven,
and/or credited to the property, for 1.00 Equivalent Residential Units (ERU). Please contact Lakehaven
for further detail.
o Right -of -Way Permit Fee (Federal Way): $980.00.
Sewer
■ A Sewer Certificate of Availability issued separately by Lakehaven maybe required to be submitted with any
land use and/or building permit applications (check with land use agency for requirement). The certificate is
valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to issue
for typical processing. The 2020 cost for a Sewer Certificate of Availability is $80.00.
• The site has one existing sewer service connection (SSCP 13551).
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 (i.e., work outside of building/foundation), in accordance with standards defined in Lakehaven's
current "Fees and Charges Resolution." The minimum pipe slope for gravity sewer service connections is
two percent. In addition to all other sewer service installation standards, installation of a Type 1, 48-inch
monitoring manhole is typically required on the private building sewer line, for all new or modified non-
residential connections. Also, if applicable, see the Lakehaven Trash/Recycling Enclosure Standards.
■ Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges,
and/or deposits (2020 schedule) will be as follows. Actual connection charges will be determined upon submittal
20-100554-00-PC Doc ID:80151
Ms. Neetha Rao
Page 17 of 18
March 31, 2020
of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees, charges,
and/or deposits and are due at the time of application for service. All Lakehaven fees, charges, and deposits are
typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
o Sewer Service Connection Permit (if required): $517.20 fee.
o Capital Facilities Charge(s)-Sewer: $0.00. The actual amount due will be determined by Lakehaven based
on the applicant's estimated annual total domestic water usage rate. Sewer system capacity credits are
available for this property from system capacity charges previously assessed, paid directly to Lakehaven,
and/or credited to the property for 3.00 ERU. Please contact Lakehaven for further detail.
General
• All Lakehaven development engineering related application forms, and associated standards information,
can be accessed atLakehaven's .web pages: http:l/www. akehaven.oM/2Q4 Development -Engineering.
■ All comments herein are valid for one year and are based on the proposal(s) submitted and Lakehaven's
current regulations and policies. Any change to either the development proposal(s), or Lakehaven's
regulations and policies, may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE
Sean Nichols, 253-946-7242, sean.nichols@southlungfire.org
Water Supply
Fire Flow
The required fire flow for this project is 1375 gallons per minute for a Type VB building with fire sprinklers.
A Cs gale of WaterAvadabih_*, including a hydm#&fi►nflow model, shall be requested from the water district and
provided at the time of the building permit application.
Fire Hydrants
A fire hydrant shall be within 50 feet of the new Fire Department Connection (FDC). If the hydrant exceeds
that distance from the FDC, a hydrant will be required to be installed to meet the reach requirements.
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006:
l�ttn:lls igfirc.a�T]ncumentCCencer Homc�Vi�v 24.
Designated and marked fire lanes may be required for emergency access. This may be done during the plans
check, or prior to the building final. Requirements and marking options can be found in FWRC Title 8 at
hqp.l xvivtv.cnd ublishin .cnm W 1 Feder lWa .
Vehicle Access Gates (if installed)
All vehicle access gates shall comply with gate policy: h soutlikin fire.or DocumentCcntgE l4onie View 21.
20-100554-00-rc Doc ro:80154
Ms. Neetha Rao
Page 18 of 18
March 31, 2020
Fire Sprinkler System
Fire sprinklers ARE required due to the added square footage and the change of use that increases the hazard
from a mercantile/residential occupancy to an assembly, business and residential occupancy.
Fire Alarm System
A building fire alarm system is required due to the size of the commercial building. Since fire sprinklers are
required, automatic detection is not required. Notification and minimum requirements of NFPA 72 shall be met.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for the formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to climinate 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 li-\X/RC 19.40.070(4).
This is a preliminary review only and does not take the place of the full review that will follow submission of
a formal application. Comments provided in this letter are based on preapplication materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the
codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department representative
noted above. Any general questions can be directed towards me, the key project contact, Jim Harris, at 253-
835-2652, or jim.harris@cityoffederalway.com. We look forward to working with you.
Sincerel
% *
l I
Jim s
Senior Planner
enc: Process II Submittal Checklist (marked up) Bulletin 13
CPTED Checklist Bulletins 21 & 22
Tree Unit Worksheet Bulletin 73
Parking Lot Design Bulletin 42
Lakehaven facility Map
e Kerry Murdockk, kerry.murdoc3ckr�titnffcderaivaa.rnm
Soma Chattopadhyay, PE, anma.c , �r hit ri citXoffcdcralway.cnm
Sean Nichols, acan.nichols r xo>uhkingfirc-art
Brian Asbury, 13A-byq@kikrhavcn.,o
20-100554-00-Pc Doc 11):HH154
13
Pacific Way
RECEIVED
FEB 10 2020
CITY OF FEDERAL WAY
COMMUNrTY ME EIAPMENT
Community Center
27905 PACIFIC HIGHWAYS
FEDERAL WAY WA 98198
Project Narrative
Prepared By,
Neetha Rao
En Studio, LLC
3�?
PROPERTY INFORMATION:
Project Address: 27905 Pacific Highway S Federal Way WA 98198
Parcel #: 720540-0125
Legal Description: Redondo on the Highway Lots 1 & 2 Blk 2 Exc Portion Condemned in King Co
Superior Court No 531275 for Highway; And Exc Portion Conveyed to State of
Washington by Deed under Recording No 20051230003188.
Plat Block: # 2
Plat Lot: Portion 1 & 2
Site Area: 24,676 sft (0.57 acres)
Site Zoning: BC
EXISTING STRUCTURES ON SITE:
Existing Building: Basement: 2348 ft
Main Floor: 2363 sft
Second Floor: 1575 sft
Total Area of Building: 6286 sft
Main Floor Covered Deck: 906 sft
Basement Covered Deck: 723 sft
Gross Area of Building: 7915 sft
Main Floor Open Deck: 272 sft
Adjacent Properties :
South : Single Family Residence (RA 3600 zone)
West: 15th Ave S, then RS-7200 zone residential
PROPOSED DEVELOPMENT:
Current building is a mixed use building with residential units/ retail store.
Proposed Use: Mixed Use Community Center.
Owner wants to remodel existing building ad adds uar atage to the existing first and second floors.
The Building would continue being a mixed use building with different uses on each floor.
Basement would be a mosque (religious assembly) space.
Main floor would be offices. Office space would be rented out to non profits/ B occupancies
(professional/ business occupancies)
Second Floor would be residential units. The residential units would be a mix of units used as an
accessory to the mosque (short term residence for visiting priests/ scholars) and rental units.
PROPOSED AREAS:
Proposed area of basement: 3090 sft
Proposed area of Main Floor: 3273 sft
Proposed area of Upper Floor: 3162 sft
Total Gross Area of Building: 9525 sft
OCUPANT LOAD:
Basement Religious Assembly area:
Central Hall seating ara: 622 sft
Occupant load: 622/7 = 89
Main Floor Offices
3273 sft/ 100 gross: 33
Residences:
2/ Efficiency Unit: 6
Total occupants: 128
AVERAGE BUILDING ELEVATION:
Lowest Elevation: 342 ft
Highest Elevation: 350 ft
Average Building Elevation: 342+350/2= 346 ft. 5�
PARKING PROVIDED:
Required Spaces for Multi -family:
Efficiency Units: 3 units 3 spots V
Required Spaces for Office/ Professional Services /
Gross area: 3273 sft/ 300 11 spots
Required Spaces for Church/ Religious Assembly:
5 seats/ 1 space: 89/5
Total parking required:
Total provided:
18 spots VI/
32 spots
34 spots
GUIDELINES USED IN PRELIMINARY PLAN:
Per Federal Way Municipal Code (FWRC) Section 19.220.010, for office spaces
1. Setbacks
Front : 0
Side : 20 ft (since it abuts residence)
Rear: 20 (or 0 ft if Paci ighway S is considered front yard)
Max building height: IWAABE (within 100 ft of residential zone
Required Parking : 1/300 gross sft
No max. lot coverage restrictions
Per Federal Way Municipal Code (FWRC) Section 19.220.050, for multifamily dwelling
1. Setbacks : Same as for Main floor Office spaces
Front : 0
Side : 20 ft (since it abuts residence)
Rear: 20 (or 0 ft if Pac)f"?hway S is considered front yard)
Max building height:"BE 6E (within 100 ft of a residential zone)
Required Parking :
Efficiency Dwelling Units: 1/unit
Studio Dwelling Units: 1.25/ unit
One bedroom units: 1.5/ unit
2 bedroom units: 2/ unit
No max. lot coverage restrictions.
150 sft/ unit open space required. Can be a combination of private (balconies/ yards/ patios
with min. area 48 sft and min. width 6 ft) and public (plazas/ open terraces/ patio/ balconies).
Min 25% open space to be public open space
Per Federal Way Municipal Code (FWRC) Section 19.220.130, for churches
1. Setbacks :
Front : 20 ft
Side : Oft
Rear: 0 ft.
Structure to be set back 30 ft from residential zone.
Max building height. 30' AABE withi 100 ft of residentl ne)
Required Parking : 1/5 ats or 10 Ift of bench seating
Parking not allowed within 15 ft of residential property line
Per Federal Way Municipal Code (FWRC) Section 19.125.060, Landscaping requirements
- 5 ft width Type III landscaping along public right-of-way & ingress/ egress easements
- 15 ft width Type I landscaping along perimeter of property abutting residential zone
- 5 ft width Type III along perimeter lot lines.
If 279TH Street cannot be considered front yard, then building is non -conforming for a church occupancy
(20 ft front setback not available). Then, per Federal Way Municipal Code (FWRC) Section 19.30.090,
Nonconforming Development
- Nonconforming developments should be brought into compliance if proposal adds the lesser of
2500 sft gross sft or 25% of existing gross floor area �"`� ��� V.
Parking Design:
- 25% parking spots for compact cars (per Federal Way Municipal Code (FWRC) Section
19.130.170)
Standard parking space size: 18' ft x 9 ft
Compact parking space: 9 ft x 16 ft
Questions for Building Officials
1. Can we assume 279th Street as the front yard of the site ?
2. We already have a planter strip and sidewalk along Pacific Highway S. Would any additional
street improvements be required along that side of the site ?
3. If we were to add balconies to the upper floor, would that be allowed in setbacks ?--�
4. Would a traffic study be required ?
5. What would the traffic impact mitigation fees be ?
6. Would this be considered a tear -down or a remodel ? ?
7. Do we have to maintain 13 ft clear height in the main floor for the office space ?
8. Would the building need to be sprinklered ?
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: February 20, 2020
TO: Cole Elliott, Development Services Manager
Scott Sproul, Building Official
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
FROM: Jim Harris, Sr Planner, jim.harris@citoffederalway.com
FOR DRC MTG. ON: March 5, 2020 - Internal
March 12, 2020, 10:00 AM - with applicant
FILE NUMBER(s): 20-100554-00-PC
RELATED FILE NOS.: None
PROJECT NAME: PACIFIC WAY COMMUNITY CENTER
PROJECT ADDRESS: 27905 PACIFIC HWY S
ZONING DISTRICT: BC
PROJECT DESCRIPTION: Proposal to convert multi -use building into community
center.
LAND USE PERMITS: TBD
PROJECT CONTACT: NEETHA RAO
EN STUDIO
MATERIALS SUBMITTED: Preliminary Site Plan Packet
Project Narrative
RECEIVED
FEB 10 2020
CITY OF FEDEPAL WAY
COMMUNITY ()EVELOPMENT
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Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustraent
Conip Plan/Rczooe
Land Surface Modification
Lot Line Elimination
Preapplicalion Conference
Process I (Ilueetor's Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examinees Decision)
Process V (Quasi -Judicial Reran)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variancx: 'damial
Required Information
C ,_ Zoning Desippation
Comprehensive Plan Designation
Value of Existing Improvemeds
Value ofProposed Improvemeab
baff a owl Building Code (IBQ:
Occupancy Type
Construction Type
Applicant
Name: 143,:: ETTwpr
Address: ZIo,I I t 65 A--VP40
Cityistnte: ec"
Phone: 151boD$
Fax: 2&b -
Ems: In C GJtt Guv a.O �-�t CkJwt
signadrme: 'iL—
Agent (if
Name:
Address:
City/Stste:
Zip:
Phone:
Fat:
Fes:
Signature:
Owner
Name: _l 4< Z 6, U V f,�K. N3 A I- iZfsf�hl
155 2-5 '7 N PTV E:, S
zip: D� S Ill ry rrS , W g i 9�
lam: 650 - 7dg- T$4v
Fi �: C'.�v. �� e paV'C- Comm
Sigmdtre:
(gib
Bulletin #M -January 1, 2011
Page 1 of 1
k:lHaudou & MwAcr Iliad Use Application
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SITE PLAN
TO SCALE: 1:20
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R=573000
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Tan=99.99.50
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SHEETINDEX:
Al-01
SITE PLAN, CODE COMPLIANCE INFORMATION, VICINITY MAP
A2.01
EXISTING BASEMENT FLOOR
A2.02
EXISTING MAIN FLOOR
A2.03
EXISTING UPPER FLOOR
A3.01
PROPOSED BASEMENT PLAN
A3.02
PROPOSED MAIN FLOOR PLAN
A3.03
PROPOSED UPPER FLOOR PLAN
A4.01
PROPOSED ELEVATION
A5, 01
PROPOSED SECTION
5
6
PROJECT ADDRESS:
PROJECT NAME:
FEDERAL WAY COMMUNITY CENTER
PROJECT ADDRESS:
27905 PACIFIC HIGHWAY S FEDERAL WAY WA 98198
TAX ID#
720540-0125
LEGAL DESCRIPTION:
REDONDO ON THE HIGHWAY LOTS T
COURT NO 531275 FORHIGHWAY; K� AND DCPORTIONRTON CONDEMNED IN KING C
CONVEYED TO STATE OF
SUPERIOR
WASHINGTON BY DEED UNDER RECORDING NO 2005123OD63188.
PLAT BLOCK: B 2
PLAT LOT: PORTION 1 & 2
PROJECT DESCRIPTION:
ODE! Ot OF EXISTING BUILDING
PROJECT INFORMATION:
ZONE:
CB
CONSTRUCTION:
TOTAL AREA OF SITE:
V—N
24676 SIFT (0.57 ACRES)
OCCUPANCY
V x
l
4A lj
EXISTING OCCUPANCY:
MIXED USE RETAIL
PROPOSED OCCUPANCY:
MIXED USE (NO CHANGE IN OCCUPANCY)
(� y
}Jn 1L1(7�f
MIXED BASEMENT:
RELIGIOUS CENTER (A-2 OCCUPANCY)
MAIN FLOOR:
OFFICES (B OCCUPANCY)
APARTMENTS (R-2 OCCUPANCY)
Ij LUL rr
UPPER FLOOR:
Ic"
BASEMENT RELIGIOUS CENTER 89
MAIN FLOOR OFFICES
33
EFFICIENCY UNITS
6
OTAL OCCUPANT LOAD
CXISi1NG BUILDING INFDf71IAT
128
ON
EXISTING BASEMENT
2348 SIFT Vy,�
EXISTING MAIN FLOOR
2363 SIFT
EXISTING UPPER FLOOR
1575 SIFT L
TOTAL AREA OF BUILDING
6286 SIFT (y
MAIN FLOOR COVERED DECK
906 SIFT
BASEMENT COVERED DECK
723 SIFT
TOTAL GROSS AREA OF BLDG: 7915 SIFT
MAIN FLOOR OPEN DECK 272 SIFT
Ull DINGINFORMAIION(
BASEMENT FLOOR AREA
��g
j
3090 SIFT; C
MAIN FLOOR AREA
L, Y1
3273 SIFTn Y
UPPER FLOOR AREA
3162 SIFT k -
TOTAL AREA OF BUILDING
9525 SFT -lam V
PARKING CAmALAYIONS
BASEMENT.
1 SPOT/ 5 SEATS = 89/ 5 = 17-8 — 18 SPOTS
MAIN FLOOR:
1 SPOT/ 300 GROSS SIFT = 3273/ 300 = 10.91 - 11
SPOTS
UPPER FLOOR:
1 SPOT/ EFFICIENCY UNIT = 3 SPOTS
TOTAL SPOTS REQUIRED:
32 SPOTS
TOTAL SPOTS PROVIDED:
34 SPOTS
NUMBER OF ADA SPOTS REQUIRED: 2 NUMBER OF ADA SPOTS PROPOSED: 4 RECEIVED
FEB
10 2020
VICINITY MAP:
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fta-tln RV
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XTREME MUFFLERS
JOssi s Bdl:aids /q
ue
945 Paahc
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PROJECT N0.
1907
1 12 I 3 4 5 6 7
MAX HEIGHT-
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UPPER FL PLHT
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s ALL- 11a'at-v
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itit ---
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_--_--- --_
____--.-.—_--
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FIRST FL LVL
-= m
------------------------------------------------
BASE.FFL-
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GGRND. LVL.----______-..-..---__-_---------.----_______-___------_____
+342 00'
DSOUTH ELEVATION
scaL-
MAX. HEIGHT
M9.80'- --1 __
UPPER FI PL RT -- ____-_.-----
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A4.01
PROJECT NO.�
1907
I 4
MAX HEIGHT _
+376.00' — 1
A
UPPER FLR PL HT
+375.00'
F366.5' F. LVL
368.5' —
9
2 3 4 5 6 7
c
FIRST F.F. LVL
OFF
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AVERAGE BUILDING ELEVATION
0
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+342 5'
GROUND LEVEL
—
— —
— —
—
342 0' r
j NEW FOUNDATION
SECTION 1
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A5.01
PROJECT N0.
1907
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