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17-103957
Federal Way September 22, 2017 F I L Fly 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway. com Jim Ferrell, Mayor Steve Coulston Email SteveCoulston(a)Imueller.com Lance Mueller & Associates 130 SW Lakeside Ave, Suite 250 Seattle, WA 98122 RE: File #17-103957-00-PC; PREAPPLiCATION SUMMARY LETTER DiagnosTechs, 840 S 333"" St, Federal Way Dear Mr. Coulston: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held September 14, 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 fi-om Lakehaven Utility 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. The key contact for your project is Dave Van De Weghe, 253-835-2638, david.vandeweghe@cityoffederaIway.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 applicant proposes tenant improvements to the existing 76,600 sq. ft. office and warehouse building for a medical diagnostic testing business with associated office, warehouse and medical manufacturing uses. The scope of the work includes adding 10,751 sq. ft. of floor area in an interior mezzanine, two new skylights, new windows, extending a new sanitary sewer line, and widening of the existing eastern loading zone with an accompanying new rockery. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a Mr. Coulston Septemher 22. 2017 Pave 2 means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section ofthis letter. ■ Planning Division 1. The proposed change of use is subject to Process 11 approval. 2. Nonconforming aspects of a development must be brought into conformance. + Public Works Development Services Division 1. It appears this proposal will disturb more than 2,000 square feet of impervious surfacing; therefore, a Technical Information Report (TIR) will be required. 2. The project does not appear to disturb 5,000 square feet of impervious surface; therefore, upgrade of the water quality treatment will not be required. • Public Works Traffic Division 1. Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency permit with application fee of $4,650.00 is required for the proposed project. 2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required and will be assessed at a completed building permit submittal and paid prior to building permit issuance. • Lakehaven Water and Server District Applicant will be required to complete and submit to Lakehaven a Water Use Questionnaire and a Sewer Use Survey. * South King Fire and Rescue The building shall be designed for High Piled Combustible Storage in accordance with chapter 32 of the 2015 IFC. 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. COMMUNITY DEVELOPMENT —PLANNING DIVISION Dave Van De Weghe, 253-835-2638, david.vandewep_lierr?city-offederalway.com Land Use Designation — The subject property is located within the Office Park (OP) zone. The site was previously occupied as an office and warehouse for the Weyerhaeuser Corporation. As proposed, the Diagnostechs facility is classified as a "Research development and testing facility," per FWRC 19.235.030. The medical manufacturing element of the project is classified as an accessory use; permitted under FWRC 19.235.030.5. The following information is based on the materials submitted for the preapplication meeting. 2. Land Use Application —The proposed research development and testing facility constitutes a change of use, subject to Process I1 approval (19.235.030). Process 11 requires site plan review conducted by city staff with a final decision issued by the Director of Community Development. 17-I0;e 7-00-11C Doc 1D 7,AIS Mr. coulsto+, September 22. 2017 Pa(,e 3 3. Environmental Review — As proposed, the project would not require review under the State Environmental Policy Act (SEPA). Per FWRC 19.15.030, the exempt levels for minor new construction are buildings up to 12,000 square feet gross floor area and up to 40 parking spaces. 4_ Nonconformance — The existing site is nonconforming with regard to site development standards. All nonconforming aspects of a development must be brought into conformance. Per FWRC 19.30.090(2)(b), "For a building... greater- than or equal to 50,000 square feet, conformance ... ofthis section is not required unless the applicant proposes to add 4,900 square feet of new gross floor area to the subject property or 10 percent of the gross floor area of the building(s) on the subject property, whichever is greater, within any consecutive 36-month time period commencing at the time of building permit issuance." See comments regarding nonconforming development regulations under notes #5-10 below. 5. Key Development Regulations — FWRC 19.235.030, "Research development and testing facilities," provide specific design and use requirements for the proposed facility. The formal site plan must include the following: Required Setback — Front: 50 ft. if parking and driving areas are located in the front yard. Side: 20 ft. Rear: 20 ft. Lot Coverage —No maximum lot coverage applies. The buildable area will be determined by other requirements for landscaping, required yards, etc. C. Parking— Parking requirements from the OP zone use chart for research development are 1 parking stall for each 1,000 sq. ft. of gross floor area. The 87,700 sq. ft. facility requires 88 parking spaces. 115 parking spaces are currently provided. 6. Community Design Guidelines — Projects subject to Process II review must comply with the provisions of FWRC Chapter 19.115, "Community Design Guidelines." A written narrative provided in conjunction with the formal Use Process application must identify how the proposal complies with the applicable design guidelines, as outlined in the FWRC and as summarized below. (a) Building Facade Modulation and Screening Options — Pursuant to FWRC 19.1 15.060(2), all building facades that are both longer than 60 feet and visible from either a right-of-way or residential use or zone shall incorporate at least two of the four following options for - modulating and/or screening: Fagade Modulation —A minimum depth of two feet, minimum width of six feet, and maximum width of 60 feet. Alternative methods to shape a building such as angled or curved facade elements, offset planes, wing walls, and terracing will be considered, provided that the intent of the section is met. Landscape Screening— Eight -foot -wide Type 1i landscape screening along the base of the facade, except Type IV may be used in place of Type 11 for facades that are comprised of 50 percent or more window area, and around building entrances. Canopy or Arcade — Minimum length is 50 percent of the length of the facade using this option. Canopy must extend a minimum of six feet outward from the building with at least 10 feet of clearance as shown below. 17-1039>74110-C Doc 1.13 7041s Mr. COUdston September 22. 2017 Pace 4 Peclestrian Plaza— Plaza square footage is equal to one percent of the gross floor area of the building, but it must be a minimum of 200 square feet. "Playa" means a pedestrian space that is available for public use and is situated near a main entrance to a building or is clearly visible and accessible from the adjacent right-of-way. Typical features and furnishings include special paving, landscaping, pedestrian -scale lighting, seating areas, weather protection, water features, art, trash receptacles, and bicycle racks_ The above -referenced "two of four" options shall be incorporated along the entire length of the front fagade, in any approved combination. The following standards apply to development in the OP district, per FWRC 19.1 15.090(2): • Surface parking may be located behind the building, to the side(s) of the building, or adjacent to the right-of-way; provided, however, that parking located adjacent to the right- of-way maximizes pedestrian access and circulation pursuant to FWRC 19.1 15.050(4). • Entrance facades shall front on, face, or be clearly recognizable from the right-of-way. • Building entrances shall be architecturally emphasized and shall incorporate transparent glass. • Ground -level mirrored or reflective glass is not allowed adjacent to a public right-of-way or pedestrian area. ■ If utilized, chain -link fences visible from public rights -of -way or adjacent properties, and not screened by Type 1 landscaping as defined in Chapter 19.125 FWRC, shall utilize vinyl -coated mesh, powder -coated poles, dark color(s), and architectural element(s) such as pole caps and/or decorative grid pattern. 7. Landscaping —All nonconforming landscaping must be brought into conformance. The Process 11 application must include a preliminary landscape plan in accordance with the landscape requirements contained in FWRC Chapter 19.125 "Outdoors, Yards, and Landscaping. " Following are the key landscape requirements for the project. a. Perimeter —Type III landscaping five feet in width shall be provided along all perimeter lot lines. Aerial photos show an abundance of landscaping along the eastern and western lot lines. Some additional plantings will likely be required along the property frontage. The rear lot line faces the BPA trail; therefore, additional landscaping will likely not be required along the rear. b. Interior Parking Lot Landscaping— Pursuant to FWRC 19.125.070, commercial developments shall provide twenty-two (22) square feet of Type IV interior lot landscaping per parking space when 50 or more parking stalls are required. The square footage of interior lot landscaping must be listed on the landscape plan, and the interior landscape areas used for this calculation must be identified on the plan. For 115 parking spaces, 2,530 sq. ft. of interior landscaping is required. Aerial photos show more than 2,530 sq. ft. of existing interior landscaping. Landscape islands shall be a minimum size of 64 square feet and a maximum of 305 square feet, and a minimum width of six feet at the narrowest point for islands at the end of 90-degree parking rows, three feet at the end of rows with angled parking, and eight feet in width for islands used to separate head -to -head parking stalls and shall be provided at the following locations: 17-1019>7-00-PC Du I U 764IS Mr. Coulston September 22. 2017 Page 5 a) At the end of all rows of parking; and b) For separation buffering between loading doors or maneuvering areas and parking areas or stalls; and c) Any remaining required landscaping shall be dispersed throughout the interior parking area in a manner to reduce visual impact of the parking lot; d) Deciduous trees are preferred for landscape islands within interior vehicle use areas. Permanent curbing shall be provided in all landscape areas within or abutting parking areas. Based upon appropriate surface water considerations, other structural barriers may be substituted for curbing, such as concrete wheel stops. Aerial photos show existing landscape islands at the ends of parking rows. However, some of them lack required plantings. Lighting — 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 19.1 15.050). A photometric lighting plan that meets the standards of the Illuminating Engineering Society (IES) minimum outdoor light levels will be required with the Process iI application. Rooftop Mechanical Equipment— Per FWRC 19.110.070, vents and similar appurtenances that extend above the roofline must be surounded by a solid sight -obscuring screen that is integrated into the architecture of the building and obscures the view of the appurtenances fi-om adjacent streets and properties. Existing rooftop equipment is properly screened. 10. Garbage and Recycling— The new building must provide trash and recycling facilities as described in FWRC 19.125.040(4) and FWRC 19.125.150. The trash enclosure area may not be located within required setback areas or landscape buffer areas, must be screened according to the landscape chapter, and must be architecturally consistent with the design of the primary structure on site. 11. Rockeries — For commercial projects, rockeries and retaining walls shall be: a) A maximum of six feet in height as measured from finished grade at base of wall to top of wall, b) There shall be a minimum three-foot landscaped setback at the base of each rockery or retaining wall (FWRC 19.120.120(3)). Rockeries and retaining walls visible from a public right-of-way or adjacent property shall be composed of rock, brick, or other textured/patterned wall styles as approved by the Planning and Public Works Directors. Rockeries and retaining walls shall be landscaped in accordance with the applicable standards in Chapter 19.125 FWRC, Article 1, Landscaping (FWRC 19.120.120(7)). 12. Application Fees — The formal application must be prepared in accordance with the Cit_v's Development Requirements checklist (enclosed) and must be accompanied by the appropriate fees. As fees change annually, please contact the Permit Center staff for the current application fees for Use Process I1 and other perrnits/reviews identified in this letter. The Permit Center can be reached at 253-835-2607 or permitcenter@cityoffederaIway.com. 17-111.' Doc 1 U 76418 Vlr. COUIStOn September 22, 2017 Pane 6 PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Cole Elliott, PE, 253-835-2730, tole.elliottra;cih'offe(leralway.corn ) Land Use Issues — Stormwater Surface water runoff control and water quality treatment will be required per the 2016 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual. This project meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance'ofthe project to the nine core and five special requirements of the KCSWDM will be required. A Level I downstream analysis shall also be provided in the preliminary TIR. The City Addendum can be found at the following website: www.citvoffederalway.com/iiode/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 (BMP's) are required as outlined in the KCSWDM. The project also lies within an Enhanced Basic Water Quality Area. Water Quality Treatment (if necessary) shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. 3. In addition to the KCSWDM, based upon the submitted packet, our initial review suggests that FWRC 19.30.120, "Nonconforming Water Quality Improvements" does not apply to this site. 4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. It appears that this site is part of the West Campus Business and Office Park pond (IS' Way S and S 333"1 St.). Therefore, any additional detention due to site modifications can be done either on the site or through expansion of the pond. 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. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 8. 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 http://.vw«•,ecv.«a.�-Tovlpragramshvqlstormwater/constrtictioii/itidex,litml or by calling 360-407- 6048. 9. 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. 174031; 7aw.K• Duc I U 7641s Mr. Coul;ton Septemher 22. 2017 Pace 7 Right -of -Way Improvements See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic related items. Building or EN Permit Issues 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 $2,430.00 for the first 18 hours of review for Commercial building permits or EN 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. In addition to engineering approval, short plats and subdivisions are required to obtain a separate permit for grading. Details and fees may be obtained from the Building Department. 3. 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: ww�v,cilvciffedei-alway.coin/itode/1467 to assist the applicant's engineer in preparing the plans and TI R. 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. 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. Provide cut and fill quantities on the clearing and grading plan. 9. Temporary Erosion and Sediment -control (TESC) measures; per Appendix D of the 2016 KCSWDM, just be shown on the engineering plans. 17-10:957-00-PC Due ID 7n418 vtr. Coulston September 22. 2017 Noe 8 10. 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, sara(lv.lon citvoffe(leralway.com) Transportation Concurrency Analysis (FWRC 19.90) Based on the submitted materials to renovate the existing building and 10,571 new square feet addition, the Institute of Transportation Engineers (ITE) Trip Generation - 8"' Edition, land use code 710 (General Office), the proposed project is estimated to generate approximately 16 new weekday PM peak hour- trips. 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). 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) Based on the submitted materials for 10,571 square feet office addition, the estimated traffic impact fee is S64,775. 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)). Street Frontage Improvements (FWRC 19.135) Per FWRC 19.135.030, the applicant shall construct frontage improvements and dedicated right-of- way along S 333'd St. if the proposed improvements in any 12-months exceeds 25 percent of the assessed value of all structures on the subject property. The applicant/owner will need to submit an appraisal for all structures on the subject property, or King County Assessor's records may be used, The Public Works Development Services Division will evaluate the submitted appraisal data to determine if the project actually meets the City's 25 percent threshold for requiring street frontage improvements. 2.. If the 25 percent threshold is met, the applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map 111-4 in Chapter III of the Federal Wav Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table i1I-10 (FWRC 19.135.040). Based on the materials submitted, staff conducted a 17- 1 03957-00-PC Doc 1 D 7641s Mr. COUlsron September 22. 2017 Pace 9 limited analysis to determine the required street improvements. The applicant would be expected to construct improvements on the following streets to the City's planned roadway cross -sections: S 333"r Street is a Minor Arterial planned as a Type "M" street, consisting of a 36-foot street with curb and gutter, six-foot planter, 8-foot sidewalks with street trees and street lights in a 70-foot right-of-way (ROW). Assuming a symmetrical cross section, 5-foot ROW dedication and half -street improvements are required as measured from the street centerline. 3. 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). These modification requests have a nominal review fee currently at $290 ($270.00 plus $20 recording fee). Access Management (FWRC 19.135) 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 3-1 A in the Public Works Development Standards. 2. Per FWRC 19.135.280, there may be only one driveway for each 330 feet of lot frontage. This property does not have the 660 feet minimum street frontage to allow a second access. Additionally, driveway must be located no closer than 150 feet to any street intersection or to any other driveway, whether on or off the subject property. The current proposal does not meet access management standards and should be modified. The city may further limit or prohibit access to or from driveway onto arterial streets as deemed appropriate for safety. 3.. 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 $290. Once preliminary traffic queuing analysis has been completed, the applicant's traffic engineer may submit a written request for access modification if desired. 4. For driveways that serve uses other than single-family residential uses 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 (FWRC 19.135270). 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. PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, rob),-ra,'.eitvo€'re(lerizl►►'aV.co111) Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations include: ■ Adequate space allocation for interior and exterior garbage; recycling, food waste, waste oil, yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by FWRC 19.125.150. 17-10;957-00-PC Doc I D 764IS Mr. COUISLO11 September 22. 2017 Pace 10 ■ For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring 10' deep by 20' across are recommended, along with a two -door swing open or roll - open gate that spans the front width of the enclosure. When gate doors are opened, no structure or hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in closed and open positions to ease service access and maximize the life of gate hardware. • Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or additional waste types and containers. ■ Plan for user access to interior waste and recycling storage areas/containers, and to exterior containers screened by enclosure(s). • Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential 'blind spots' during ingress and egress. • Consider landscaping, setbacks and screening requirements [based on FWRC Section 19.125.040 (4) & (5)]. • Note that larger -scale commercial or multi -unit housing developments may see longterm savings from the use of on -site waste compaction equipment. Planning for this equipment may require larger enclosure dimensions, defined overhead clearances, consideration of power utility access, and drainage management. • Mixed -use developments may also benefit from on -site waste compaction equipment. Additional mixed -use development considerations include: o Designated chutes and/or internal facility maintenance areas or services for tenants, o Moving waste and recycling streams from interior units to collection areas, and o Access by business tenants and/or residents to exterior waste and recycling areas. Help with many design parameters related to service access is available via the City's contracted solid waste services provider, Waste Management. Contact: Dian Young, Route Manager, at 253-804-6815 (office) or 206-786-4530 (cell). BUILDING DIVISION (Peter Lawrence, 253-835-2621, Peter.Lawrencea-citvoffederalway.conx) I77te197atio77al Building Cocle (IBC), 2012 Washington State Amendments WAC 51-50 Inlernalional Mechanical Code (IMC), 2012 Washington State Amendments WAC 51-52 Ur7if0l•777 Plannbing Code (UPC), 2012 Washington State Amendments WAC 51-56 & WAC 51-57 Inlernational Fire Code (IFC), 2012 Washington State Amendments WAC 51 -54 National Electric Code (NEC), 2012 Accessibilily Code, ]CC/ANSI A 117.1 - 2009 17-��1;n57-00-PC Doc ID 76419 Mr_ C1111StOn September 22 2017 NEC I I Washington State Energy Code, 2012 WAC 51- I I Building Criteria Occupancy Classification: S-1, F-1, A-3, B Type of Construction: I11B Floor Area: 76,000 Number of Stories: 3 Fire Protection: NFPA 13 existing Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1 A complete building permit application and commercial checklist. (Additional copies of application and checklists may be obtained on our web site at wtvw.cityoufl'edei-alway.cotn.) Submit 5 sets of drawings and specifications. Specifications shall include: 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 area 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 5 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 drawin<gs 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. 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. 17-103957-00-1'C Doc ID 764 18 Mr. Coulslon September 22- 2017 Pave 12 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: • Separate perm its for racks over 5'-9". • Separate permit for Rock retaining wall w/geotech information. • MEP can be deferred. The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at time of building permit plan review. LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, BA%burvQlakehaven.or) 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. • Hydraulic model results (FF #190) indicate that Lakehaven's standard maximum allowable system liquid velocity of 10 ft/s, at no less than 20 psi, is exceeded at a fire flow rate above 4,200 GPM. This flow figure depicts the calculated performance of the water distribution system under high demand conditions. Fire flow rates greater than available in the existing distribution system may be accommodated through water distribution system improvements. Please contact Lakehaven for further detail. • The site has the following existing water service connections: o Domestic: I Y" meter, SvcNo 27038. o Irrigation: 1" meter, SvcNo 27115. o Fire Protection: 8" size, SveNo 27093. • 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'. • To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to the service meter is required pursuant to WAC 246- 290-490 & Lakehaven standards regarding premise isolation. For the domestic service/meter, and as a high health cross -connection hazard, a reduced pressure backflow assembly (RPBA) is required. The 17-1 0.+057-UO-PC Doc I D 76a 18 Mr. COUIStOn September 22- 2017 Paac 13 existing irrigation & fire -protection services have satisfactory premise isolation devices. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZ_geDfltr Lakehqven.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). ■ Based on the proposal submitted, no additional Lakehaven water service connection fees/charges/deposits are anticipated to be required. 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 23.00 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 anv 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 has an existing sewer service connection (SSCP 19379). ■ 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. Lakehaven recommends connecting any new sewer service pipe to the existing sewer service connection/line on property, to avoid public ROW pen-nit/restoration/etc. • 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. 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 Fee: $210.00. o Capital Facilities Charge(s)-Sewer: Actual amount due TBD by Lakehaven based on applicant's estimated annual domestic/commercial/industrial only 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 15.00 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://N ww.lakeltake_n.o3-L/204/Development-Ejigi)ieerin). • 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-IO3e57-00-11(' Doc 1 D 7641S Mr, COUISt(m September 22. 2017 PaL,e 14 SOUTi-i KING FIRE AND RESCUE (Chris Cahan, 253-946-7243, cliris.c:ilian rr.-southking ii-e.nr) Emergency Access Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006 http://soutlikingfii-e.oi-g/Docu metitCentei-/HomeN iew/24. Designated and marked fire lanes may 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: http://www.codepublisliing.com/WA/Fedei-alWay/. Vehicle Access Gates All vehicle access gates shall comply with Gate Policy (enclosed). Fire Department Lock Box A recessed fire department "Knox" brand key box shall replace the existing Supra Box. Location(s) will be approved by the plan reviewer or Deputy Fire Marshal onsite. Fire Sprinkler System A separate permit is required for modifications to the fire alarm system. Fire Alarm A separate permit is required for modification to the existing fire alarm system. High Piled Storage The building shall be designed for High Piled Combustible Storage in accordance with chapter 32 of the 2015 IFC. This code offers options for fire protection based on the intended use of the building. Some options will limit the commodity and height of storage in the warehouse. 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 You] - 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 F W RC 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. 17-1039�7-00-1'C Doc I U 764IS Mr. CDUlston September 22, 2017 Page 15 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, Dave Van De Weghe, 253-835-2638, david.vandeweghe@cityoffederalway.cotn- We look forward to working with you. Sincerely, Dave Van De Weghe, AICP Senior Planner enc: Master Land Use Application Design Requirements for Solid Waste Enclosures and Receptacles Lakehaven Map c: Weyerhaeuser NR Company, PO Box 9777, Federal Way, WA 98063 Sarady Long. Senior Traffic Engineer Cole Elliott, Development Services Manager Chris Cahan, South King Fire & Rescue Brian Asbury. Lakehaven Water & SeNver District Peter Lawrence, Plans Examiner 17-103"7-00-PC Doc ID 76J IS HECEIVE® Ak, Federal Way AUG 15 2017 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8`h Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www.cityoffederalway.com APPLICATION NO(S) 7 r I V 3 1 5!` 0 —/C Date Project Name ^rr / 1 1%�c �1I 1� ECkat Property Address/Location 9W6 �� S� Parcel Number(s) 00 - 61 Project Description 1,W4W4X AV67 �Lwa� rXot.-LS �ii/irl��� .ravv PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director's Approval) Process 11 (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SERA w/Project SERA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information O Q Zoning Designation Comprehensive Plan Designation 7 9D 540 Value of Existing Improvements i' f j ,o0e)Value of Proposed Improvements International Building Code (IBC): 'Rim `7 • �i �' 1 , .� - 3 Occupancy Type Construction Type Applicant Name: S�EY� C'OGGS7GLLl Address: 130 �►KE�i/D� -lr2hd City/State: $EcE�wA Zip: 9 $ l%z Phone: 206 _'4 ZS. Z56 Fax: z46. ZZ8• dffq Email: Sea 4AWGEuJk- • e-d"i Signature: Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: PA • EG KtkX KY Address: !11 I(b 691E1,gver S , ►*-47*, b City/State: YZA17 w/f} Zip: 78o1,7_ Phone: yZS -251 • a5?G Fax: Email: w a,Ec, 1<Nou Ry Q Signature: Bulletin #003 —January 1, 2011 Page 1 of 1 k:\Handouts\Ivlaster Land Use Application H ECEIVED DEC 0 4 2017 November 8, 2017 CrrY OF FEDERAL WAY COMMUNITY DEVELOPMENT DiagnosTechs 840 S. 333,d Street Community Design Guidelines Narrative File #17-103957-00-PC The following is a discussion of how the proposed project complies with the provisions of FVVRC Chapter 19.115, "Community Design Guidelines" as required in Planning Division comments of the Preapplication Summary Letter. (a) Building Facade Modulation and Screening Options. Facade Modulation — The existing building is unusual in the office park as it has much more modulation than most buildings. There is a bold projected entry element that is stepped back at each floor. There is a recess at the 2nd and 3rd floors between the entry element and the main office floors. The office floors are stepped back above the ground floor at the 2nd floor deck and the 3rd floor deck. In addition, at the east end of the office frontage, the first floor is set back from the east face of the warehouse to the north, the 2nd and 3rd floors have large setback areas at that east end that may be upgraded to outdoor decks for employee recreation. Pedestrian Plaza — The existing pedestrian plaza which features a fountain, is over 1,400 s.f. which exceeds 1% of the gross floor area of the building. It is in front of the main entry and clearly visible from the street. A bicycle rack is existing and seating will be provided in the plaza area. There is also an existing flagpole. OP district standards, per FVVRC 19.115.090 (2): Surface parking is existing in the front yard but currently does not have an accessible route to the sidewalk. The proposal provides for a new ramp from the sidewalk, past the accessible parking stalls and to the entry plaza. The new ramp will comply with accessibility and ADA requirements. The entrance facade fronts to the right-of-way and is clearly visible from the street. The building entrance is very bold as it is both projecting from the building mass and stepped back at the 2nd and 3rd floor levels. The glass is transparent with a blue tint, which contrasts nicely with the lightly colored concrete walls, adding more color and variation to the building. Ground level reflective glass is not used adjacent to the right-of-way nor at the pedestrian plaza area. There are no plans for adding chain link fence to the project. End of Design Narrative LANCE MUELLER & ASSOCIATES/ARCHITECTS (LMA 17-050) DiagnosTechs Narrative 4ik Fed10OF '::ttt=P eral Way June 6, 2017 Department of Community Development 33325 8 Avenue South Federal Way, WA 98003 253-835-2601 — Fax: 253-835-2609 www.c0offed era Iway.com Dr. Maroun El Khoury DiagnosTechs 19110 66t" Ave S., Bldg. G , DO Kent, WA 98032 1 RE: Verification to Allow the DiagnosTechs Facility at 840 South 333rd Street Dr. El Khoury; Per our discussion this morning, you are examining the potential for locating a research and lab testing facility at 840 South 333rd Street in the City of Federal Way. The project was described as one which provides primarily lab testing of saliva for assessing health issues and providing health research and development. You also indicated that an accessory activity of producing supplements for sale to doctors is also proposed. Such a facility is permitted at this site. The property is zoned "Office Park" (OP) which allows for office use and research and development. Within our code office use is defined as "a place of employment providing services other than production, distribution, sale or repair of goods or commodities, and includes but is not limited to: medical, dental or other health care;... " The zone also allows research development and testing facilities which would involve a "change of use" of the building. This would not involve any public involvement or public hearing, only a review by the Department to insure that all fire, building and traffic standards are adequate regarding the proposed use. This would not preclude you from beginning work such as tearing up existing carpets for the new activity. A business license and a building permit will be necessary prior to tenant improvement. As Director Brian Davis suggested at our meeting, it is highly recommended that you have Mueller Architects get in touch with us to arrange a Preliminary Application meeting so that you have full understanding of any building issues that may exist. I have attached a Change of Use application, a Pre - application Conference request, and a Master Land Use application for your review and completion. We are excited about the potential for you establishing the business within the professional campus area since it was designed for activities such as that you propose. Please contact me with any questions. Thank you. Sincerely, �r Robert "Doc" Hansen Planning Manager Dr. Matthew Stoner, DiagnosTechs Brian Davis, Director of Community Development Stacey Welsh, Senior Planner Tim Johnson, Director of Economic Development LANCE MUELLER & ASSOCIATES A R C H I T E C T S A I A Memorandum Date: 08-15-2017 To: Stacy Welsh City of Federal Way Planning Dept. 33325 8th Ave. S. Federal Way, WA 98003 SECEI ED j;a SG 15 2V C,OMMU14ITY pE�! From: Steve Coulston, Architect — Lance Mueller & Associates Job No. 17-050 Re: Tenant Improvement for Diagnostechs: Pre -Application Conference 840 South 333rd Street Federal Way WA Supplemental Statement of Architectural Design and Statement of Existing and Proposed Use The project in question is an existing office building and warehouse approximately 76,600 sf. The scope of work will be to expand the interior in order to accommodate the office, warehouse and manufacturing needs of Diagnostechs. Diagnostechs is a company that specializes in non-invasive diagnostic testing. The interior renovation will be the addition of an interior mezzanine to house office and research space as well as manufacturing space on the first floor. The existing structure will not be modified, however new structural support will be added internally to support the mezzanine. Interior finishes, equipment layout and MEP items will be under separate permits. The exterior architectural features of the building will remain unchanged for the most part. Two additional skylights are being added to the roof to provide natural light to the office areas within the new mezzanine. New windows along the east and west side of the building will also be cut into the existing concrete tilt panels to provide natural lighting to labs and other work spaces. Site work will be minimal. A new sanitary line will be run from the street into the site along the east side of the building to service future equipment and facilities within the building. The existing east drive will be widened for a short interval to allow a firetruck to pass by if a delivery truck is offloading. Existing landscape buffers will not be modified or impacted with the exception of the firetruck widened drive. In summary, the project is primarily an interior renovation. The exterior modifications are slight and will have no impact on the existing neighborhood fabric. We are looking forward to discussing this project further with the City of Federal Way. Best Regards, Steve Coulston 130 Lakeside Ave. • Suite 250 0 Seattle, WA 0 98122 (206) 325-2553 . Fax (206) 328-0554 CITY OF FEDERAL WAY DEVELOPMENT REVIEW COMMITTEE (DRC) Preapplication Conference Sign -In Sheet DisgnosTechs — Weyerhauser NW Plaza 17-103957-00-PC September 14, 2017 NAME WITH PHONE 'w D-1Ai 4S" iec*; 3, [nJ-),ovLt:m Ctt {� E �L►E --878 -3787 - 2sl- oS a+kpjj f 4t vier >(A �o -fie, � a IPLAIJ -S'3S- 2&ZG 0 .40 owl P 0 ��� $ $� � s � � . i?- w` ':�Q-4- :",`'. .•.:•i:''_yi•i�'-; :-.. 1. . 3 a c 3 IS EF q�� - "c• G 3•„1:• 3o�mm3 ..sy r m ck '4+ _ DO 5' a 0 o t - d l 'w. wo ml i y IP r,' + w. j Is r �• -} • i4 ` �:.:� l � � S ,� , ; r' � 'y� r�' � ..� ` i 'a Y a � f N I� t • r ' S!. i �,� 1 r.A ,�. '.�'.: ,� l _ i:1� :R� - r E .� `� � N5 •i r�. � � ^ ,�! ,� �� � � I' �; .. �� � � � - � . • � ,rl �~ i � � �Tv i 1 ; �! �. 'ti, , � � ;. �' ., •• ,, � a, _, � , ' '� �. '� f � � u f�. �, t ., f �. — 1 �; �ti ,'t • ■ � -} {tiM � T psi �. 'ti 4 S � 5 � 1��' _jw F 41k CITY Federalo. Way Department of Communit� Development 33325 8 Avenue South Federal Way, WA 98003 253-835-2601 — Fax: 253-835-2609 www.cityoff edera Iwa y. cam June 2, 2017 Fly Dr. Matthew Stoner Director of Research and Development Diagnostechs 19110 66"' Ave S., Bldg. G Kent, WA 98032 RE: Verification to Allow the DiagnosTechs Facility at 840 South 333rd Street Dr. Stoner; Per our discussion this morning, you are examining the potential for locating a research and lab testing facility at 840 South 333rd Street in the City of Federal Way. The project was described as one which provides primarily lab testing of saliva for assessing health issues and providing health research and development. You also indicated that an accessory activity of producing supplements for sale to doctors is also proposed. Such a facility is permitted at this site. The property is zoned "Office Park" (OP) which allows for office use and research and development. Within our code office use is defined as "a place of employment providing services other than production, distribution, sale or repair of goods or commodities, and includes but is not limited to: medical, dental or other health care;..." The zone also allows research development and testing facilities which would involve a "change of use" of the building. This would not involve any public involvement or public hearing, only a review by the Department to insure that all fire, building and traffic standards are adequate regarding the proposed use. This would not preclude you from beginning work such as tearing up existing carpets for the new activity. A business license and a building permit will be necessary prior to tenant improvement. As Director Brian Davis suggested at our meeting, it is highly recommended that you have Mueller Architects get in touch with us to arrange a Preliminary Application meeting so that you have full understanding of any building issues that may exist. I have attached a Change of Use application, a Preapplication Conference request, and a Master Land Use application for your review and completion. We are excited about the potential for you establishing the business within the professional campus area since it was designed for activities such as that you propose. Please contact me with any questions. Thank you. Sincerely, i f Robert "Doc" Hansen Planning Manager C. Brian Davis, Director of Community Development Stacey Welsh, Senior Planner Tim Johnson, Director of Economic Development Use GFA Ratio Parking Spaces office 46884 300 1S6.28 research 40816 1000 40.816 tota 1 197.096 df2- Use =GFA Ratio Parking Spaces research 1 87700 1000 87.7 CITY OF L Federal Way FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor August 22, 2017 Steve COUIston Lance Mueller & Associates 130 SW Lakeside Ave, Suite 250 Seattle, WA 98122 Email: scotclstonacr�lmueller.com RE: File #17-103957-00-PC; PREAPPL[CATION CONFERENCE NOTICE Weyerhaeuser NW Plaza, 840 S 333" St, Federal Way Dear Mr. Coulston: 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: 11:00 a.m. — Thursday, September 14, 2017 Hylebos Conference Room Federal Way City Hall, 2" d Floor 33325 8"' Avenue South Federal Way, WA 98003 We 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 davi.d.vatide%N.-emlhe!ekitvL)Ffederalwav,coin, or 253-835-2638. Sincerely, l f ^.�. i !� Dave Van Delghe Senior Planner Dr. El Khoury, mnc[khnur.++citli �ntislcihs.en=n 17-1039>7-00-PC Doe I D 76414 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: 8/21/2017 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: Dave Van De Weghe, Planning FOR DRC MTG. ON: 9/7/17 - Internal 9/14/17, 10 a.m. - with applicant FILE NUMBER(s): 17-103957-00-PC RELATED FILE NOS.., None PROJECT NAME: WEYERHAEUSER NW PLAZA PROJECT ADDRESS: 840 S 333RD ST ZONING DISTRICT: OP PROJECT DESCRIPTION: Interior renovation of existing 76,600 square foot office/warehouse building, expansion of existing mezzanine and adding exterior doors. LAND USE PERMITS: Preapplication conference PROJECT CONTACT: Steve Coulston, Lance Mueller and Associates scoulston@lmueller.com, 206-323-2533 MATERIALS SUBMITTED: Memo Vicinity Map TI plan set VICINITY MAP (N.T.S.) 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