17-105334FiLE
CITY OF
Ak Federal Way
December 18, 2017
Mr. Diljit Sethi
124 239" Way SE
Sammamish, WA 98074
Re: File #17-105334-PC, PREAPPLICATION CONFERENCE SUMMARY
Khalsa Gurmat Center, 2835 South 344"' Street, Federal Way
Dear Mr. Sethi:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway, com
Jim Ferrell, Mayor
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held November 30, 2017. We hope that the information discussed at that
meeting was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the city's Planning and Building
Divisions and Public Works Department, and representatives from L.akehaven Water &.Sewer District
and South King Fire & Rescue. This proposal is subject to the provisions of the 1994 Weyerhaeuser
Company Concomitant Pre -Annexation Development Agreement (CZA), and Corporate Park Zone (CP-
1) zoning regulations in effect on August 23, 1994. Any procedural requirements must meet today's codes
(Federal Way Revised Code [FWRC] Title 19).
The key contact for your project is Senior Planner Stacey Welsh, AICP. She may be contacted at 253-
835-2634, or Stacey.welsh&ityoffederalwa-com. For specific technical questions about your project,
please contact the appropriate DRC representative as listed below. Otherwise, any general questions about
the preapplication and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
The proposal is to use and add oil to an existing building for a "church community center" with
classrooms, enrichment classes, workshops/courses, library, computer lab, meeting rooms, office spaces,
daycare, after school care, prayer hall/multi-purpose hall, commercial kitchen, gymnasium, outdoor play
area, legal clinic, medical screening, parking and other events/related uses on a 3.9-acre site.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for the preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Mr. Sethi
December 18, 2017
Page 2
Planning Division
1. The proposal is located in the Corporate Park (CP-1) zone. Department of Community
Development Interpretation #17-01 was issued on December 15, 2017 (copy enclosed), which
stated that a "church community center" is an allowed use in the CP-1 zone.
2. If the use of the building is the only planned change, with no additions or site modifications,
then the required land use application is "Zoning Compliance Review -Change of Use".
Building additions and/or site modifications such as adding parking trigger a Use Process
application and SEPA review.
s Public Works Development Services Division
1. The Change of Use does not appear to meet the requirements of FWRC 19.30.120, and
therefore, the project will not require any improvements for the stormwater system, so long as
additional parking is not required.
2. Should more than 5,000 square feet be disturbed then the design is to meet Conservation Flow
Control.
3. Water Quality Treatment must meet the Enhanced Basic treatment standard in accordance with
2016 King County Surface Water Design Manual (KCSWDM).
i Public Works Traffic Division
■ Transportation Concurrency Management (FWRC 19.90) —Transportation conc�srrency
permit with application fee of $4,650.00 is required for the proposed project. (2017 Fee)
■ Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required and will be assessed at
building permit or change of use.
■ Frontage Improvements (FWRC 19.135.040) —Improve private loop road to public street
standard and provide accessible pedestrian path.
■ Access Management (FWRC 19.135.260) — Provide documentation for access easement.
Lakehaven Water & Sewer
The site has an existing, 2" domestic water service connection/meter. This meter should be evaluated
under UPC & Lakehaven standards to determine if it's adequate for the proposed new use.
• South King Fire and Rescue
1. An NFPA 13 fire sprinkler system is required.
2. A fire alarm system is required.
3. Additional exits will be required in this occupancy.
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 (Stacey Welsh, 253-835-2634, stacev.welsbCu7ci offederalwa1-com
1. Zoning Designation and Use — The subject property is designated Corporate Park (CP-1). Section VII
of Exhibit "C" of the CZA is "Permitted Uses on Those Portions of the CP-1 Zoned Property Lying
Outside the Managed Forest Buffer" and Section VIII is "Uses on Those Portions of the Property
Doc ID: 76910
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Mr. Sethi
December 18, 2017
Page 3
Lying Within the Managed Forest Buffer". Department of Community Development Interpretation
# 17-01 was issued on December 15, 2017, which stated that a "church community center" is an
allowed use in the CP-I zone.
For reference, the following uses and spaces are proposed for the facility: community center with
classrooms, enrichment classes, workshops/courses, library, computer lab, meeting rooms, office
spaces, daycare, after school care, prayer hall/multi-purpose hall, commercial kitchen, gymnasium,
outdoor play area, legal clinic, medical screening, parking and other events/related uses.
Discussed at meeting: A formal code interpretation will be issued regarding the use. Also discussed
phased development, initial occupancy with operation on the weekends only.
2. State Environmental Policy Act (SEPA) — Pursuant to FWRC 14.15.030(1), the project is subject to
environmental review under the State Environmental Policy Act (SEPA), if the proposal exceeds the
flexible thresholds. The existing building is 10,578 square feet in size; if additional development
pushes the size of the building to more than 12,000 square feet that is one item that would trigger
SEPA. More than 40 parking spaces is another SEPA trigger. An environmental threshold
determination would have to be issued by the Director of Community Development and the
associated appeal period concluded prior to issuance of a land use decision. Public notice will be
required as established in FWRC Title 14.
Land Use Application — If the use of the building is the only planned change, with no additions or site
modifications, then the required land use application is "Zoning Compliance Review -Change of Use".
This must be issued before the City Business License or any building permits can be issued (see
FWRC 19.15.025). A Zoning Compliance Review -Change of Use is an administrative review.
Building additions and/or site modifications such as adding parking trigger a Use Process application
and SEPA review (see FWRC 19.15.030). If the project requires Use Process III, that is a review
process conducted by city staff with a final decision issued by the Community Development Director.
The Process III decision criteria are contained in FWRC 19.65.100(2).
4. Land Use Review Timeframes — For Use Process III and SEPA, 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. 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 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.
a. Discussed at meeting: A Zoning Compliance Review -Change of Use application is
typically processed in a shorter time frame.
5. Public Notice — No public notice is required for a Zoning Compliance Review -Change of Use
application. Process III applications require a public notice and comment period. Within 14 days of
issuing the Letter of Complete Application, a Notice of Application will be published in the Federal
Way Mirror, posted on the subject property, and placed at the city's three designated notice boards.
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6. Land Use Application Submittal Requirements — Please refer to the enclosed Bulletin #168, "Zoning
Compliance Review -Change of Use" or Bulletin #001, "Submittal Requirements for Process III or
IV," to determine what materials must be submitted with the land use application. Include a site plan,
floor plan, and project narrative with a Bulletin #168 submittal. In addition, any application must be
accompanied by applicable fees.
Effect of Use Process Decision — In accordance with FWRC 19.15.100, "Lapse of Approval -
Generally," the applicant must substantially complete construction for the development activity, use
of land, or other actions approved, and complete the applicable conditions listed in the Use Process
decision within five years after the final decision of the city on the matter, or the decision becomes
void. Provisions for extension of time are contained within FWRC 19.15.110, "Lapse of Approval —
Time Extension."
8. Key Codes and Development Regulations
a) Applicability — The project is subject to the CZA, the CP-I Zoning Regulations, and with certain
exceptions, the city code and development regulations in effect at that time. Unless noted
otherwise, the following comments and code citations pertain to 1994 development regulations.
b) Critical Areas —A portion of the site's asphalt driveway is located within a wetland buffer for
critical areas located off -site to the east. Development within wetland buffers is subject to the
current code (Federal Way Revised Code Chapter 19.145.440). Any required city review of
critical areas reports may employ peer review at the applicant's cost.
a. Discussed at meeting: The wetlands to the east are proposed to be filled as part of the
Greenline Warehouse "A" & `B" projects. As long as the wetlands exist they are
regulated and buffers must be adhered to.
c) Building Height —Per Section IX of the CP-1 Zoning Regulations, maximum building height is
six stories. If approved through Process IV Hearing Examiner's Review, the height of the
structure may exceed six stories if certain conditions outlined in that section are met.
d) Building Setbacks from Property Lines — Per Section III.B of the CP-I Zoning Regulations, no
setbacks are specified except for the continuous Managed Forest Buffer, which states that a
continuous Managed Forest Buffer shall be provided around the entire perimeter of the CP-I
property. The required depth of the setback is 100 feet when abutting SR-18. Most of the building
and some of the parking area are estimated to be within the MFB, and it is a significant limiting
factor for site development. In accordance with Section IV.B of the CP-I Zoning Regulations, the
property owner shall designate a Forester, and a General Maintenance Plan for the buffer must be
submitted with the Use Process application.
e) Number of Parking Spaces — Off-street parking shall comply with the 1994 zoning code as
modified by the provisions of Section XIII of the CP-I Zoning Regulations. The 1994 code has the
following parking requirements:
• Office —one for every 300 square feet of gross floor area.
• Daycare & schools — determined on a case -by -case basis.
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Surface parking and driving areas shall be designed to meet the city's Parking Lot Design
Criteria. With the project submittal, detail the number of existing parking spaces and any
proposed additional spaces.
f) Lot Coverage — Section III of the CP-1 Zoning Regulations states, "The aggregate impervious
surface coverage by all permitted uses, primary and accessory, shall not exceed 70 percent of the
total CP-I zoned property." The formal application must provide lot coverage calculations to
ensure compliance with this condition.
g) Landscaping— Section XI of the CP-1 Zoning Regulations states that the provisions of this
section shall modify application of Chapter 22 XVII (Landscaping) of the 1994 Code. Refer to
the CZA for specific modification language. To summarize, this modification language requires
that all portions of the property not used for buildings, parking, storage, accessory uses, and/or
landscaping be retained in a "native" or pre -developed state.
The following landscaping requirements of the 1994 Code must be met:
(i) Per FWCC Section 22-1564(u), building walls which are uninterrupted by window, door, or
other architectural feature; that are 240 square feet or greater in area; and not located on a
property line, shall be screened by landscaping. Such planting shall include trees, shrubs,
and groundcover appropriate for the area proposed.
(ii) Interior Parking Lot Landscaping— Section XI.D of the CP-I Zoning Regulations states that
new parking areas shall comply with minimum standards of the 1994 Code, except that
selection and distribution of plant material conforming to existing development shall be
preferred. Based on Section 22-1567(b)(1)(a)(ii) of the 1994 Code, interior parking lot
landscaping is required at the rate of 22 square feet of Type IV landscaping per parking stall
when 50 or more parking stalls are provided. The submitted landscaping plan must identify
the location and square footage of all areas being included as interior lot landscaping.
Landscape islands must be provided at the ends of all rows of parking and must meet the
dimensional requirements of Section 22-1567(c).
(iii) Parking Lot Landscape Screening — Per Section 22-1567(e)(1) of the 1994 Code, parking
areas adjacent to public rights -of -way shall incorporate berms at least three feet in height
within perimeter landscape areas; or alternatively, if approved by the Community
Development Director, substantial shrub plantings must be added to the required perimeter
landscaping, 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.
h) Design Guidelines — Section X of the CP-I Zoning Regulations states that provisions of the 1994
Code relating to fagade measurement, modulation, distance between structures, materials, except
as those specified, shall not apply to this zone. However, the 1994 Code states that one of the
purposes of site plan review is, "To encourage proposals that embody good design principles that
will result in high quality development on the subject property." The city adopted non-residential
guidelines in 1996, after the effective date of the Concomitant Agreement. The purpose of the
design guidelines is to maintain and protect property values and enhance the general appearance
of the city. We encourage you to meet the design guidelines in order to complement the other
buildings in the area. Please provide a design narrative with the land use application submittal
that identifies which design guidelines have been incorporated into the project.
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i) Trash Receptacles, Ground Mounted Mechanical Equipment, and Rooftop Mechanical
Equipment — Provide details on location and screening with the submittal.
j) Land Surface Modification — Per Section 10 of the 1994 Concomitant Agreement, a Land Surface
Modification Permit (grading permit or equivalent) may be reviewed by the city in advance of a
development permit; provided, the development permit application has been made and all
information required by Article XIII, "Land Surface Modifications" of the 1994 Code has been
provided to the city. Issuance of a grading permit for the Land Surface Modification may also be
contingent upon meeting the requirements of the adopted surface water design manual, and only
after approval of the required Use Process.
Significant Trees — Tree management and removal is regulated under FWCC Section 22-1568. Refer
to FWCC Section 22-1568(b) for the definition of a significant tree. A tree retention plan is required
to be submitted with the first permit application for development, pursuant to FWCC Section 22-
1568(c)(2). Submit a tree retention plan prepared by a qualified professional that includes a tree
survey, or cluster survey, that identifies the location, size, number, and species of all significant trees
on the site, and a development plan identifying the proposed trees to be retained, removed,
transplanted, or replaced, including a final report on percentage retained. If development will require
the removal of more than 75 percent of the significant trees on site, significant trees are required to be
replaced in an amount equal to 25 percent of the significant trees that existed on the subject property
prior to commencing any development activity pursuant to FWCC Section 22-1568(c)(1)(a).
10. Forest Practices — A Forest Practices Class fV-General Application is required if more than 5,000
board feet of merchantable timber will be harvested from the property in conjunction with the
development activity. The city will review the proposed Class IV -General Forest Practices in
conjunction with SEPA review, and review of associated development permits or approvals.
11. Outside Agency Permits — It is the applicant's responsibility to identify and obtain all required state,
federal, or other agency permits as may be required.
12. Application Fees & Submittal — Please contact the Permit Center at
permitcenter(g7cityoffederalway.corn, or 253-835-2607 for updated fee schedule information for
applications and permits.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Cole Elliott, PE, 253-835-2730,
cole.elliott(4ci!yoffederalway.com )
Land Use Issues — Stormwater
Again, the current proposal does not appear to meet the requirements of FWRC 19.30.120; therefore,
no stormwater improvements are required so long as no additional parking is required. For future
phases, the surface water runoff control and water quality treatment will be required per the adopted
King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to
the manual. This project will require a Drainage Review. Based upon a quick review of the submitted
phasing plan it appears that a Full Review will be required. At the time of land use site plan 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
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shall also be provided in the preliminary TIR. The City Addendum can be found at the following
website: www.ciiyoffederalway.com/node/1467.
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. In addition to flow control facilities, Best
Management Practices (BMPs) 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 the future (Phase II, Phase III) in addition to the KCSWDM, it appears that FWRC 19.30.120,
"Nonconforming Water Quality Improvements" will apply to this site. Specifically, the following
items are applicable:
] .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;
Le. 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;
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 storm water permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
hup://www.ecy.wa gov/programs/wq/stonnwater/construction/index.html or by calling 360-407-
6048.
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.
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Right -of -Way Improvements
1. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for
traffic related items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
Building Permit Issues
Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the City. Engineering 2017 review fees are $2,430 for the first 18 hours of
review for Commercial building permits. Additional review time is charged at $135.00 per hour. A
final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and
the plans will require the signature/seal of a professional engineer registered/licensed in the state of
Washington.
2. The Federal Way Public Works Development Standards Manual (including standard detail drawings,
standard notes, and engineering checklists) is available on the City's website at:
www,cilyoffederalway.corn/iiode/1467 to assist the applicant's engineer in preparing the plans and
TIR.
Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. 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.
4. 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 private roads
and drainage facilities, including short plats, remain the responsibility of the individual property
owners.
5. 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.
6. 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.
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7. Provide cut and fill quantities on the clearing and grading plan.
8. Temporary Erosion and Sediment -control (TESC) measures, per Appendix D of the 2016 KCSWDM,
just 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
(Sarady Long, 253-835-2743, saradW.long(a)cityoffederalway.com}
Transportation Concurrency Analysis (FWRC 19.90)
Based on the submitted materials for 10,578 square feet Community Center, the Institute of
Transportation Engineers (ITE) Trip Generation - 10"' Edition, land use code 495 (Recreational
Community Center) with trips credit for the existing use (General Office), the proposed project is
estimated to generate approximately 12 new weekday PM peak hour trips. This ITE land use may not
be applicable for the proposed development. The applicant should 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. 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).
Staff is unable to determine trip generation for the proposed development using the Institute of
Transportation Engineers ITE's Trip Generation. Therefore, the applicant's traffic engineer needs to
submit a trip generation study to determine the number of trips generated by the proposed
development. At a minimum, the trip generation study shall include three (3) studies for similar land
use and settings. The methodology for determining the trip generation shall be based upon the
guidelines established in the most recent edition of the ITE Trip Generation Handbook.
The estimated fee for the concurrency permit application is $4,650.00 (11 - 50 Trips). This fee is an
estimate and based on the materials submitted for the preapplication meeting. The concurrency
application fee must be paid in full at the time the concurrency permit application is submitted with
land use application. The fee may change based on the new weekday PM peak hour trips as identified
in the concurrency trip generation. 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)
Staff is unable to provide the estimated impact fee for the development without the trip generation. For
estimation purposes, the traffic impact fee for office building with similar square footage is around
$56,000. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the
time a completed building permit application is filed and paid prior to permit issuance (FWRC
19.100.070 3(a)). For a change in use for which no building permit is required, the fee shall be calculated
and paid based on the impact fee schedule in effect on the date of an approved change of use.
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Transportation Impact Analysis (TIA) (FWRC 19.135)
A Traffic Impact Analysis (TIA) prepared by an engineer licensed in the state of Washington is required
for this development project. The engineer should contact the Traffic Division for a scoping sheet in the
initial stages of their study. The TIA may include the following analysis:
A specialized land use trip generation study (ITE LUC 495 could be used with supporting
documentation by the applicant).
Analysis of intersections impacted by 100 trips in the weekday morning and Saturday peak hours.
Street Frontage Improvements (FWRC 19.135)
1. The private loop road must be improved to public standard per FWCC 22-1496. The applicant may
make a written request to the Public Works Director to modify, defer, or waive the required street
improvements (FWCC 22-1477).
2. Accessible pedestrian path/connection along the private loop road to the nearest public right-of-way
should be provided.
Access Management (FWRC 19.135)
Provide access easement documentation that permits the property to utilize the loop road for access.
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
ro bv(a),c i tyoffe d e ra 1 wa,.,y.co m)
Review FWRC 19.125.150 for solid waste and recycling design requirements; also see the enclosed
checklist. Help with many design parameters related to service access is available via the city's contracted
solid waste services provider, Waste Management.
COMMUNITY DEVELOPMENT — BUILDING DIVISION (Peter Lawrence, 253-835-2621,
Peter.Lawrence()cityoffed a r-.i iNN:.! v.c+, rii)
International Building 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
International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2017
Accessibility Code, ICC/ANSI A117.1 - 2009
Washington State Energy Code, 2015 WAC 5 1 -11
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Building Criteria
Occupancy Classification: A-3& E
Type of Construction: V-B (allowable area for A-3=6000 sf NS. The building would have to have a full
NFPA 13 system installed or the designer can provide an analysis for increase of allowable areas under
chapter 5 of the 2015 IBC.)
Floor Area: 10,500
Number of Stories: 1
Fire Protection: Full NFPA 13 systems shall be required due to the existing building being over the
allowable area for the type of construction.
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
A completed building permit application and commercial checklist required. (Additional copies of
application and checklists may be obtained on our web site at www.61yoffederalway.com.)
Submit _5_ sets of drawings and specifications. Specifications shall include: _ Soils report, _2_
Structural calculations, and _2_ Energy calculations, _2_ Ventilation calculations. Note: A Washington
State Registered architects' stamp is required for additions/alterations (new or existing) of 4,000 gross
floor areas or greater unless specifically listed as an "exempt" structure per the Revised Code of
Washington (RCW).
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.
Some project 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.
Review Timing
The first comment letter can be expected within 668 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.
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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.
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
Site -Specific Requirements:
• Label each room and describe the use of each room.
• Provide ages of all children and designate where toddlers will be located.
• Possible Type I hood required.
• Separate permit required for plumbing and mechanical system.
• Mechanical system shall meet the requirements of chapter 4 of the IMC and the WSEC.
• A grease interceptor may be required as required by Lakehaven Utility.
■ Phase Il and Phase III shall require soils reports.
• Provide a code compliant egress plan.
• Provide sprinkler riser room location.
• Provide water availability letter for fire flow.
• This is a change of occupancy. Accessibility shall be required.
■ Additional bathroom fixtures may be required per table 2902 of the 2015 IBC; designer to provide
code compliant fixture count.
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(a,lakehaven.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).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to
issue for typical. Current/2017 cost for a Water Certificate of Availability is $90.00.
• If additional hydrant/s is/are required or indicated, or if any existing water distribution facilities are
required to be relocated, 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
17-105334-00-PC Doc ID: 76810
Mr. Sethi
December 18, 2017
Page 13
requirements can be obtained from Lakehaven by completing & completing & 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 an existing, 2" domestic water service connection/meter. This meter should be evaluated
under UPC & Lakehaven standards to determine if it's adequate for the proposed new use.
■ 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 meter/service, irrigation, abandonment of existing service(s), 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), irrigation (if irrigated landscaped areas are
incorporated into the site development), and fire protection (if required or installed) water service
connections & meters.
For water use during site construction/development, the existing water service(s) must be utilized for this
purpose. Please contact Lakehaven for further detail.
■ Depending on the ultimate configuration of the proposed new parcel/lot, reservation of private, water
easement may be required `new offsite' property, for the benefit of water supply line (meter -to -building)
for the site.
To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each domestic & irrigation service meter is required pursuant to
WAC 246-290-490 & Lakehaven standards regarding premise isolation. As low health cross -connection
hazards, either a double check valve assembly (DCVA) or a reduced pressure backflow assembly
(RPBA) is required. If a fire protection system is required or proposed, a separate fire protection service
connection is required, and installation & satisfactory testing of a separate approved BPA is required. As
a low cross -connection hazard, a double check detector assembly (DCDA) or a reduced pressure detector
assembly (RPDA) is required for 3" & larger fire protection service connections; for 2" & smaller fire
protection service connections a separate full -flow meter with a DCVA or RPBA is typical. Contact
Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoepfl�ehaven.org, 253-
946-5427) for additional information on premise isolation/BPA installation & testing coordination.
■ Applicant will be required to complete and submit to Lakehaven a Water Use Questionnaire (WUQ).
■ If applicable, the associated DE Agreement must achieve a point of either Substantial Completion or
Acceptance, as determined by Lakehaven, prior to activating any new domestic or irrigation water
service connection(s).
Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2017 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from
any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees,
charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change
without notice.
17-105334-00-PC Doc ID: 76810
Mr. Sethi
December 18, 2017
Page 14
o Water Service/Meter Installation, Irrigation, 1" preliminary size estimated: $4,230.00 deposit. Actual
size TBD by Lakehaven based on applicant's estimated maximum irrigation GPM usage rate.
o Water Service/Meter Installation, Fire -Protection, 4" preliminary size estimated: $10,000.00 deposit.
If applicable, actual size TBD by applicant's fire -protection system design consultant.
o Capital Facilities Charge(s)-Water: $0.00. Actual amount due TBD by Lakehaven based on
applicant's estimated annual total water usage rate. Water system capacity credits are available for
parcel 2121049052 from system capacity charges previously assessed, paid directly to Lakehaven,
and/or credited to the property for 165.60 Equivalent Residential Units (ERU). Please contact
Lakehaven for further detail.
Sewer
■ A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with
any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to
issue for typical. Current/2017 cost for a Sewer Certificate of Availability is $90.00.
■ The site/building has an existing sewer service connection.
A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the
sanitary sewer system or any modification (disconnect, re -align, abandon, etc.) to an existing sewer
service connection, in accordance with standards defined in Lakehaven's current `Fees and Charges
Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other
sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically
required on the private building sewer line, for all new or modified non-residential connections.
• Applicant will be required to complete and submit a Sewer Use Survey (SUS). Information in the SUS
will be used by Lakehaven to determine specific pretreatment requirements (if any).
Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2017 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from
any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees,
charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change
without notice.
o Sewer Service Connection Permit (for any new/modified service connection): $210.00 fee.
o Capital Facilities Charge(s)-Sewer: $0.00. Actual amount due TBD by Lakehaven based on
applicant's estimated annual total domestic water usage rate. Sewer system capacity credits are
available for parcel 2121049052 from system capacity charges previously assessed, paid directly to
Lakehaven, and/or credited to the property for 165.60 ERU. Please contact Lakehaven for further
detail.
General
■ All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(littp://www.lakeliaven.orOO4/Developinent-Erigineeriii ).
• 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.
17-105334-00-PC
Doc ID: 76810
Mr. Sethi
December 18, 2017
Page 15
SOUTH KING FIRE & RESCUE (Chris Cahan, 253-946-7243, chris.cahan(a7sauthkingfirc.at e}
Water Supply
Fire Flow
The required fire flow for this project is 1,500 gallons per minute. A Certificate of Water Availability
including a hydraulic fire flow model shall be requested from the water district and provided at the time of
building permit application.
Fire Hydrants
This project will require 1 fire hydrant in an approved* location. There is 1 existing fire hydrant on public
streets that are available for this project.
Fire hydrants shall be in service prior to and during the time of construction.
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006
lit[pllsouthkingfire.or�lDocumentCenterlHomelV iewl24.
Designated and marked fire lanes will be required for emergency access. This may be done during the plans
check or prior to building final. Requirements and marking options can be found in Title 8 of the Federal
Way Revised Code: www,codppublishing.com/WA[FederalWay .
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
Fire Department Lock Box
A fire department "Knox" brand key box shall be installed on the building near the front entrance.
Location(s) will be approved by the plan reviewer or Deputy Fire Marshal onsite.
Fire Sprinkler System
An NFPA 13 firesprinkler system is required.
Fire Alarm
A fire alarm system is required.
City code requires an automatic fire detection system in all buildings exceeding 3,000 square feet gross floor
area. The fire alarm system is required to monitor the sprinkler system including water flow. Provide full
notification as required by NFPA 72. Complete coverage smoke detection is not required for this project.
This fire detection system shall be monitored by an approved central and/or remote station.
Fire Suppression System:
An approved fire suppression Ustem is required for all lype 1 kitchen hoods.
Exits
Additional exits will be required in this occupancy.
17-105334-00-PC Doc ID: 76810
Mr. Sethi
December 18, 2017
Page 16
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the city's review
of the formal application. The completion of the preapplication process in the content of this letter does not
vest any future project application. Comments in this letter are only valid for one year as per FWRC
19.40.070(4).
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Senior
Planner Stacey Welsh at 253-835-2634, or stacey.weish@ciiyoffederalway.coin. We look forward to
working with you.
Sincerely,
zl�
Stacey Welsh, AICP
Senior Planner
enc: Bulletin 001 `Process III/IV Submittal Requirements'
Bulletin 002 `Mailing Labels'
Bulletin 003 `Master Land Use Application'
Bulletin 042 `Parking Lot Design Criteria'
Bulletin 050 `SEPA Environmental Checklist'
Bulletin 071 `Forest Practices Application'
Bulletin 072 `Forest Practices Class IV -General'
Bulletin 168 `Zoning Compliance Review -Change of Use'
Department of Community Development Interpretation # 17-01
Solid Waste Design Checklist
Lakehaven Map
c: Peter Lawrence, Plans Examiner, via email
Cole Elliott, Development Services Manager
Sarady Long, Senior Transportation Planning Engineer
Brian Asbury, Lakehaven Water & Sewer District, via email
Chris Cahan, South King Fire & Rescue, via email
Tom Messmer, tmessmer@indusirialrealtyp-rout).com
Eric LaBrie, ESM Consulting Engineers, 33400 81h Ave S., Suite 205, Federal Way, WA 98003
17-105334-00-PC
Doc ID: 76810
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CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE (DRC)
PREAPPLICATION CONFERENCE SIGALIN SHEET
NAME
Stacey Welsh
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Khalsa Gurmat Center
17-1 05344-PC
November 34, 2017
WITH I PHONE
Community Development -Planning 253-835-2634
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CITY OF FEDERAL WAY
CObDUMITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: 11-7-17
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
FROM: Stacey Welsh, Senior Planner i
FOR DRC MTG. ON: 11-16-17 - Internal
11-30-17, 9:00 - with applicant
FILE NUMBER(s): 17-105334-PC
RELATED FILE NOS.: None
PROJECT NAME: KHALSA GURMAT CENTER
PROJECT ADDRESS: 2835 S 344TH ST
PARCEL NUMBER: 212104-9052
ZONING DISTRICT: CP-1
PROJECT DESCRIPTION: Proposal to occupy existing building to create
community center with daycare, classrooms for
cultural, language arts and coding (robotic) classes.
LAND USE PERMITS:
PROJECT CONTACT:
TBD
Diljit Singh Sethi
124 239th Way SE
Sammamish, WA 98074
MATERIALS SUBMITTED: Master Land Use Application
Brochure
Site Plan
Existing Floor Plan
Proposed Floor Plan (TI)
Page 1 of 1
http://gismaps.kingcounty.gov/arcgis/rest/directories/arcgisoutput/Printing/PrintingService... 11 /8/2017
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16 November 2017
To:
Stacey Welsh,
Senior Planner
City of Federal Way
33325 8th Avenue South
Federal Way, WA 98003-6325
Dear Stacey:
Subject: Pre- Application — Project Narrative for Khalsa Gurmat Center (KGC)
This memo is to request a preliminary review of the site located at:
2835 S 344th Street
Federal Way
WA 98003
Introduction and Usage:
KGC (Khalsa Gurmat Center) is a non-profit organization recognized under 501(c)(3) by the IRS. KGC
wishes to establish a Community Center which would provide facilities to people of all ages and
communities.
The probable amenities could include — Day care center, after school care, enrichment classes for kids/
youth/ parents/ elders (Language Arts, computer coding, advanced maths, robotics, music, meditation/
yoga etc). The Center is also expected to hold workshops and courses social issues — Civil Rights, Gender
Equality, Anti -Bullying to name a few. Legal Clinic, Medical screening and other events with experts of
the field are expected to happen regularly.
Description of the site:
The current site is a 3.95 acre lot and is in CP-1 zone with total area of 10,500 sq ft and we would like to
obtain necessary regulatory permissions to open the facility.
Proposed Use of the space:
1. Multiple Class rooms —for functions listed above
2. Library/ media computer lab
3. Day care for kids
4. Prayer Hall/ Multiple purpose Hall (Approx 3000 sq ft)
5. Commercial kitchen with dishwasher, freezer etc
6. Small meeting room/ office spaces
7. Gymnasium (future expansion by enclosing the existing open Basket Ball court west of the
building)
8. Other related uses
We would request the city to help us process the application as expeditiously it can so that we can move
in with compliance to regulatory requirements. Our desire is to move in as early as possible and to serve
the community. Any help in this matter will be appreciated.
Please provide with your review and questions you may have.
Regards
Diljit S Sethi
❑il'it.sethi CRTKL.com
Diljit123@gmail.com
Cell: 206 419 9211
124 239th Way SE
Sammamish WA 98074
Lakehaven
WATER& SEWCR DI$TRICT
GREENLINE
WAREHOUSE
6316012
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District neither warrants nor guarantees
the accuracy of any facility information
provided. Facility locations and conditions
are subject to field verification.
Khalsa Gurmat Center
17-105334-PC
0 400 800
Feet 11/16/2017 BIA
CITY OF
f. Federal
November 7, 2017
NLr. Diljit Sethi
124 239th Way SE
Sammamish, WA 98074
Way
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
FILE
Re: File #17-105334-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
Khalsa Gurmat Center, 2835 South 344th Street, Federal Way
Dear Mr. Sethi:
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee and a meeting with the
project applicant has been scheduled as follows:
9:00 a.m. — Thursday, November 30, 2017
Hylebos Conference Room
Federal Way City Hall, 2na Floor
33325 811, Avenue South
Federal Way, WA 98003
Gti'e look Forward to meeting with you. Please coordinate directly with anyone else you would like to attend
the meeting as this will be the only notice sent by the department. if you have any questions regarding the
meeting, please contact me at sr►ce r.�vels11 wcitc'nffed raltivay.com, or 253-$35-2634.
Sincerely,
Stacey Welsh, AICP
Senior Planner
c: Mr. Jasmit Singh, Khalsa Gurmat C,c'uti:1, lc940 116rh lkvenuc SE , Renton, WA 98058
Uoc. LD, 76809
17-103334-00-N:
/ 1
I
MASTER LAND USE APPLICATION
CITY
Federal Way
APPLICATION NO(s)
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
NG , 33325 8`h Avenue South
Federal Way, WA 98003-6325
CITY OF FEDERAL WAY 253-835-2607; Fax 253-835-2609
w%vW.cit •oFFederalway.com
PC- Date 03 Nov 2.01
Project Name 4f v
Property Address/Location
Parcel Number(s) rot) D F 24t ZI D F ❑ S
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Project Description
PI.VA..gV PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
N,ZPreapplication Conference
Process I (Director's 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
C'P- / Zoning Designation
��nsive Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
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Applicant
Name: 7) /1. 71'r SI A/4 H SM I
Address: j 2/f 2 3g4k WAY S E [,
City/State: �,,AM1j� W,4 _[ fo7
Zip:
Phone: 206 (11 aJ9?_J1
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Signature: ,--
Agent (if different tlian Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
OwnerMy,, J Asmpt S r vff—
Name: J
Address:
CityState:
Zip: _IY C
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Phone:
Fax: Z- 0,651S 3 Oyrs
Email: N►i0, J AyW 0%&rr_ ' 0 D1 @ S}1MON I C�1rw
Signature: (f (f
Bulletin #003 —January 1, 2011
Page 1 of 1
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