21-101715-Technical Review Comment Response-06-28-2021-V1File #21-101715-00-UP; TECHNICAL REVIEW COMMENTS
Goddard School, 33310 1st Way South, Building B, Federal Way
Community Development Planning Division
1. Subject to meeting other city requirements discussed below, the proposed change of use from
office to daycare meets the general requirements of FWRC 19.15.025. A written decision on the
Process I application will be issued following response to comments in this technical review.
2. For the record, the proposed outdoor use expansion requires Use Process I per FWRC 19.125
.170. The proposed new outdoor play areas meet the general requirements of FWRC 19.125.170
and do not trigger a solid screen landscape area around the outdoor use area, as the outdoor
use area is not visually obtrusive.
3. The plans and landscape plan do not depict the existing four large trees along the west façade of
the existing building. It appears these trees will be removed to accommodate the outdoor play
areas. If these trees are removed, then the property becomes (more) nonconforming with the
FWRC Community Design Guidelines façade modulation and screening section in FWRC
19.115.060(2). If these trees are removed, then additional façade treatment as discussed in
FWRC 19.115.060(2) must be implemented along the west facade, to not increase or intensify
(or create) a nonconforming development. Additional new trees could be planted along the
west elevation, somewhere between the building and the west property line. Alternatively, you
can implement other screening and façade options for the west façade as discussed in FWRC
19.115.060(2).
Response: The four existing trees along the west facade of the existing building are now depicted
on the landscape plan as trees to be removed; a legend has been added to clarify the symbols for
those trees; four trees have been added between the building and west property line; and the
plant schedule has been revised to reflect these additional trees. These revisions have been
clouded in the set as delta-1.
4. Other than the comment in item number three above regarding façade modulation and
screening, the proposal is exempt from zoning nonconformance development review and site
compliance per FWRC 19.30.090, as the proposed improvements are below the thresholds in
FWRC 19.30.090.
Response: The project is not subject to nonconformance review by the city and does not require
any action on our part.
5. On the site plan sheet G1.1, change the zoning use category to daycare use.
Response: Updated G1.1 to have the zoning use category state ‘daycare’ use.
6. On sheet C1.1 change the parking requirement to daycare at a ratio of 1 space per 300 square
feet of gross floor area per FWRC 19.235.050.
Response: Updated parking requirements to 1 space per 300 square feet of gross floor area on
sheet C1.1 and C1.1A.
7. Provide a detail of the proposed play area fence on sheet L-1. If chain link or steel fencing is
proposed, then the fence shall be coated with black or another dark color. Show the distance of
the proposed fence from existing property lines on the site plan. The fence must be a minimum
of ten feet from the property lines along both 1st Way South and South 333rd Street, so as not to
be in the required perimeter landscape areas. Any fences over six feet in height must comply
with required yard building setbacks in FWRC 19.235.050.
Response: Reference is added on sheet L-1 to reference the civil plans for fencing detail. Fencing
color will be black. Dimensions from fencing to property lines are added on sheet C1.1A.
8. For the Community Development Department to issue the Process I approval and change of use,
all the comments in this review must be addressed and the transportation concurrency
application discussed below in the Traffic Division section must be submitted by the applicant
and reviewed and approved by the city.
Response: All city comments have been addressed and responded to.
Public Works Traffic Division
1. Based on the submitted materials for 14,511 square feet change of use from Office to Day Care
Center, and the Institute of Transportation Engineers (ITE) Trip Generation - 10th Edition, land
use code 710 (Office) and land use code 565 (Day Care Center), the proposed project is
estimated to generate approximately 144 new weekday PM peak hour trips. Alternatively, the
applicant may submit a site-specific trip generation study for the proposed development.
A concurrency permit is required for this development project. The estimated fee for the
concurrency permit application is $9,452.00 (51 – 500 PM trips). The PW Traffic Division will
perform a concurrency analysis to determine if adequate roadway capacity exists during the
weekday PM peak period to accommodate the proposed development. Please note that
supplemental transportation analysis and concurrency mitigation may be required if the
proposed project creates an impact not anticipated in the six-year Transportation Improvement
Plan (TIP).
Response: Please see attached Independent Transportation Impact Fee Calculation.
2. Based on the proposed change of use from Office to Day Care Center, the estimated fee is
approximately $370,466. Please note, the impact fee will be calculated based on the fee
schedule in effect at the time a completed building permit application is filed and paid before
permit issuance (FWRC 19.100.070[3][a]).
2021 Estimated Traffic Impact Fee
Existing Office Use Impact Fee (Credit): 14,511 GFA x $8.43 per SF = $122,327.73
Proposed Day Care Center Use Impact Fee: 14,511 GFA x $33.96 per SF = $492,753.56
Response: Please see attached Independent Transportation Impact Fee Calculation.
3. Identify the drop-off and pick-up area on the plan.
Response: Note is added on sheet C1.1 and C1.1A stating that there will be no pick up or drop off
location on the site. The children will be walked into the building and checked in by a parent at the
main entry door.
4. Based on the available records and the submitted materials for tenant improvements, it appears
this proposal will not meet the 25 percent threshold criteria for requiring street frontage
improvements as identified in the FWRC 19.135.030.
Public Works Development Services
1. At this time, the project does not trigger any formal stormwater or water quality treatment
requirements. This is based on the submitted materials and the project scope to remodel an
existing 1975, two-story masonry office building, into a two-story Goddard School with exterior
playgrounds. Onsite drainage has been provided for the playground areas, most of which are
permeable.
2. A title report is required as indicated on the Process I Checklist. Please provide a copy of the
current title report for the subject property.
Response: Title Report attached.
Lakehaven Water and Sewer District
The building has an existing one-inch meter. Lakehaven will need to evaluate it to make sure it is
still adequate to serve its needs. If the building needs sprinklers or if they want irrigation, a new
separate meter is required. The applicant will need to apply for certificates of availability.
Response: This project has received certificates of availability for water and sewer and they are
included with this submittal for reference.