15-105403 (2)51h-,
November 23, 2015 Jim Ferrell, Mayor
Mike Hovland
Hovland Architects
900 Meridian Avenue East, Suite 408
Milton, WA 98354
RE: File #15-105403-00-AD; ZONING COMPLIANCE REVIEW
New Lumber and Hardware - Change of Use, 30854 Pacific Hwy South, Federal Way
Dear Mr. Hovland:
The City is in receipt of your request for a Change of Use Analysis at the above -mentioned property. The
subject property consists of six parcels, 785360-0226, -0220, -0146, -0141, -0140, and -0145. The request
is to locate a metal stud sales, assembly, storage, and office business within the existing development. As
proposed, this will be a phased project. The future owner wants to utilize the building as -is for temporary
storage of the metal studs while plans are prepared to remodel the site. Phase 1 will include re -clad
exterior, added storefront windows, new entry, new roof, updated canopies, fence, and improved
landscaping and drainage. Phase 2 will include remodel of the upper floor offices.
ANALYSIS
In a previous letter, dated October 20, 2015, City staff concluded that retail sales, office, storage, and
assembly of metal studs (manufacturing and production, limited) is a new use at this site and is permitted
pursuant to Federal Way Revised Code (FWRC) 19.220.010. As such, zoning compliance review is
required to determine compliance with the use zone chart standards that directly relate to the new use.
Use -Specific Regulations and Notes — Manufacturing and production, limited or similar uses may be
approved by the Director, if the proposed use is determined to be consistent with adopted comprehensive
plan policies for this zone.
The proposed use is consistent with the Federal Way Comprehensive Plan'(FWCP), specifically with
regards to promoting redevelopment, sustaining the economy and providing jobs - EDP8, EDP9 and
EDP13. In addition, within the Community Business designation, the use will provide a range of retail
and supported uses to meet the needs of residents and employees in the area, LUP40.
Parking— Parking requirements for limited manufacturing and production are 1 parking stall for each
1,000 sq. ft. of gross floor area. Office space requires 1 parking stall for each 300 sq. ft. of gross floor
area. The total area of office, including I" and 2"d floor is 7,175 sq. ft., which requires 24 parking stalls.
The total area for the manufacturing/storage is 11,427 sq. ft., which requires 12 parking stalls, for a total
of 36 parking stalls required on site. The submitted site plan does not depict a sufficient amount of
parking. As part of the land use review process for Phase I the applicant must provide 15 additional
parking stalls.
33325 8th Avenue South, Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com
Mr. Hovland
November 23.2015
Page 2
Setbacks— Required minimum setbacks for the proposed use in the Community Business (BC) zone are 0
ft. in the front, side, and rear, except 20 ft. along residential zones. The main building on the site that is
proposed to be remodeled meets the setback requirements. There is a Multi -Family Residential (RM
1800) zoned property to the north, which requires a 20-foot setback along a portion of the north property
line. The existing out -building located along the north property line, within the 20-ft setback, can remain
as the new use is not making the building more nonconfonning.
LAND USE REVIEW PROCESS
The proposed improvements under Phase I and Phase 2 will require additional land use review. Per
FWRC 19.15.030, Review process for improvements and additions to developed site, improvements
and/or additions to existing developed sites are subject to land use review processes as follows:
Minor improvements, modifications and additions. Minor improvements, modifications and
additions to a site such as parking lot and landscape area modifications and improvements, and/or
additions to an existing developed site that are exempt from SEPA shall be processed using
Process I, provided the improvements and/or additions do not exceed either of the following
thresholds:
a. Twenty-five percent of the gross floor area of the existing use; or
b. Two thousand square feet of new gross floor area.
Substantial improvements. Improvements and/or additions to an existing developed site that are
exempt from SEPA and exceed the thresholds in subsection (1) of this section, but do not exceed
100 percent of the square footage of the gross floor area of the existing use, shall be reviewed
using Process II.
Depending on the scope of work for Phase II, if the remodeling work does not involve an increase in
gross floor area, building pen -nit approval may be all that is necessary. Planning would do land use review
under the building pen -nit application. More information will be needed to verify. At the time Phase II is
proposed, feel free to contact me to discuss exact review process that will be required.
Please Note: Additions to any of the buildings that cross property lines will require a Boundary Line
Adjustment to be completed before a building permit can be issued.
OTHER DEPARTMENT REQUIREMENTS
The following comments are provided as information for use in preparing subsequent permit submittals.
Surface Wetter Quality Intprovements
Based on the plans and narrative submitted for this proposed change of use, Public Works Development
Services has no comments or requirements for this particular request.
At the time the owner/applicant submits plans for a Building Pen -nit and/or demolition permit, a site plan,
showing all on -site storm drainage structures, shall be submitted. This site plan should show temporary
catch basin protection measures (filter fabric inserts) as a means to protect from demolition and/or
construction -related debris from entering the storm drainage system.
15-10540 3-00-AD
Doc, I. D. 71280
Mr. Hovland
November 23, 2015
Page 3
Public Works Development Services should be involved in the review of any future proposals to further
redevelop the site, as it may trigger the need for additional improvements to the on -site storm drainage
systems.
Tra is
If no additional square footage is added, then no transportation impact fee (TIF) or concurrency is
required. Traffic may have additional comments when plans for Phase I and/or Phase II are submitted.
Builrlina Divisions
1. All tenant improvement related to this building shall be by the appropriate building permit and no
work requiring permits is to commence without first obtaining the applicable permits and approvals.
2. Five sets of plans along with 2 sets of engineering and 2 sets of energy calculations shall be required
when applying for the building permit portions of this project.
3. All site development shall include all ADA requirements consistent with 2009 ANSI 1 17.1.
4. No fabrication of panels using metal studs shall take place until the completed permits and approvals
have been issued.
5. ' Any future woodworking that may be applicable will require a sprinkler system under 2012 IBC
section 903.2.4.1.
6. All applicable codes will be the 2012 IBC, IMC, UPC, IFGC, IFC, Washington State Energy Code,
2009 ANSI 117.1 and all state amendments.
7. Plans shall be prepared by a licensed registered Architect and any engineering shall bear the
engineer's stamp and include all calculations.
8. Plan review is on a first come first serve basis and we are currently 4 weeks out for Commercial
tenant improvement comment letter to be issued.
9. Mechanical, energy, and lighting compliance forms shall be required to accompany any submittals for
pen -nits.
10. 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 Department of Community Development.
11. 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.
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.
.Lakehaven Utility District
Water
•A Certificate of Water Availability issued separately by Lakehaven may be required to be submitted with
any land use and/or building permit applications (check with land use agency for requirement). The
certificate is valid for one (1) year from date of issuance. If a certificate is needed, allow one to two work
days to issue for typical.
1 i-1 O540 3-00-AD Doc I D 71280
Mr. Hovland
November 23. 2015
Page 4
-Fire flow at no less than 20 psi available within the water distribution system is a minimum of 2,500 gpm
(approximate) for two hours or more. This flow figure depicts the theoretical performance of the water
distribution system under high demand conditions. If more precise available fire flow figures are required
or desired, applicant can request Lakehaven perform a system hydraulic model analysis (separate from, or
concurrent with, an application for availability). Current 2015 cost for a hydraulic model analysis is
$200.00.
,The site has one existing water service connection: Service No. 4684, W x 3/4" domestic meter.
•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 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 and meters.
-The existing water main along the east side of Pacific Highway South is approximately in the center of
the northbound HOV lane. The existing water main along the east side of 18th Avenue South is
approximately 3+/- feet east of the east edge -of -pavement. Impact to the existing asphalt pavement in
public right-of-way areas can require significant asphalt restoration requirements in certain areas,
especially Pacific Highway South. Site development plans should avoid new water service connections to
the existing water main in Pacific Highway South. There are no non -typical pavement cut/restoration
requirements for 18th Avenue South.
-Depending on the final parcels/lots configuration, reservation of a private water easement may be
required from 18th Avenue South west to the `subject' site property.
-Installation and satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to
each domestic, irrigation, and fire -protection service meter is required pursuant to WAC 246-290-490 and
Lakehaven standards regarding premise isolation. As low cross -connection hazards, either a double check
valve assembly (DCVA) or a reduced pressure backflow assembly (RPBA) is required (for domestic or
irrigation); either a double check detector assembly (DCDA) or reduced pressure detector assembly
(RPDA) is required (for fire protection). Contact Lakehaven's Cross -Connection Control Program
Manager (Chris Zoepfl, CZoepfl@Lakehaven.org, 253-946-5427) for additional information on premise
isolation and BPA testing coordination.
Sewer
-The site has one existing sewer service connection (SSCP No. 1195, enclosed).
-Capping of any existing sewer service connection at/near the property line is required for any on -site full
building demolition; a sewer service connection permit from Lakehaven is required for this. For partial
building demolition, protection of any existing sewer service connection will be required. Please contact
Lakehaven for further infonnation regarding these issues.
•A separate Lakehaven sewer service connection permit is required for each new connection to the
sanitary sewer system, or any modification (re -align, abandon, etc.) to an existing sewer service
connection, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'.
15-10W3-00-AD Doc I D. 71280
Mr. Hovland
November 23, 2015
Page 5
Minimum pipe slope for gravity sewer service connections is two percent. In addition to all other sewer
service installation standards, installation of a Type 1, 48 inch monitoring manhole is typically required
on the private building sewer line, for all new or modified non-residential connections. Also, installation
of an externally -located grease interceptor is required for all new restaurants and food service
establishments, size to be determined by the applicant's engineer.
CONCLUSION
In summary, the proposed zoning change of use for this developed site is acceptable. This letter is not
intended to identify all issues, as modifications to the site and its buildings require additional review
processes, including, but not limited to, land use application and building permit review. Also, as a
reminder, the new tenant will need to obtain a city business license through the City Clerk's Office before
occupying the building. If you have any questions regarding this letter, please contact me at 253-835-
2641 or becky.chapin@cityoffederalway.com.
Sincerely,
649\�__
Becky Cha
Associate Planner
enc: Master Land Use Application
Submittal Requirements for Process I
Building Permit Application
Business Registration Form
c: Peter Lawrence. Plans Examiner
Kevin Peterson. Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Brian Asbury, Lakehaven Utility District
Doc I. D. 71280
15-10540 3-00-AD
15 November 2105
al
Becky Chapin
Associate Planner
City of Federal Way
Re:
Letter fr Peter Lawrence
Dear Ms Chapin,
NOV
CITY OF FEDERAL. wAY
CDS
Follvwin are our responses to the Letter from Peter Lawrence.
1) ...provide existing Floor Plans..
We ha ve attached current .Schematic Design/Plans that sow both the existing conditions AND the
proposed work per Phase. A legend is on the Plans that sow existing work to remain, existing work to
be removed and new work.
We are proposing two phases at this time:
Phase 1 - a Tenant Improvement to al/ow the (new) Owner to move his business into the First Floor of
the 6uildinq. This includes ice, 'Shop' and StoragelWarehouse.
2) Type of materials ..quantities,..
As stated earlier, materials stored will be meta/ studs and accessories for building pre-fab metal stud
wallpanels Panels are assembled mechanically - no we/ding. Panels have to have some flexibilityso
they can be 'racked' Into place on site. If welding is necessary /t occurs at the building site.
Metal studs are 'flat racked' That is, they are on pallets that set directly on the floor. Typical, height
is three to four feet. The exact quantity is difficult to assess as the products are in constant motion,
moving from 103 - Storage to 102 - Shop to loading for delivery to building sites
NOTE,
The products used in assembly is ordered pre-cut. That being said, there are and will be occasions
when meta/ has to be cut. In their current location they have a "cutting room"- a small room that has
multiple layers of GWB, fire taped, to contain any metal heated due to cutting. They intend on
building a similar room at the New Lumber building, however, we don't have the exact location or size
yet. Additionally, I need to discuss this with the Building Department and/or the Fire Marshall to make
we construct itpmper/y — _
3) Where will materials be stored...
Materials will be stored in 103 - Storage (see attached First Floor P/an. Lesser quantities will 'stored'in
102 - 'Shop' as fequ1W for buildinpanels, -
4) Will there be racks for storage?
No. Materials are 'flat racked'on the ffoor(s). _
5) Will there be any fabrication taking place on site prior to applying for permits .. ?
No. The (new) Owner intends on obtaining a Federal Way Business License upon possession of the
PM220t His immediate need is stars e.
6) Based on the occupant load factors..
A preliminary Building Code Analysis in provided for each Floor Plan on the Sheet 1 & 2. It is based on
the proposed uses as indicated in on information submitted earlier and the propose Schematic Design
_attached. A final ana will be developed when we submit for Tenant Imao vement Buildin Permits,
7 What is the current configuration of accessible parking?
There is currently no 'marked/signed'accessib/e parking. On Sheet 1 - First Floor Plan, we have
indicated where we intend on placing the accessible spaces and curb cut & ramp.
8) Are there accessible bathrooms?
Not in the building at this time. When we build out the tenant improvement will provide the necessary
accessible restrooms, travel, etc. This is indicated on Sheet 1 - First Floor Plan.
page one of Two - Becky Chapin - New Lumber
Page One of Two - Becky Chapin - New Lumber
"3411.4.2 Complete Change of Occupancy"
We do not consider this a `complete change ofoerupancy: The existing business is similar. The F-2 Low
Hazard space (102 'Shop) is added, however, allowed in this zone,. The OfFicL- space proposed will 6e larger
(used for bidding, sales and accounting). The existing business offered similar uses and were located on both
the first floor (sale and general business) and the second floor (which also has accounting, general office and
a bidding/plan room).
Our 103 - Storage is the same size as the current, but we will not have the tall wood storage racks
1) At least one accessible entry
The current main entry is accessible, but there is not accessible parking. Our Phase 1 proposal will add
one accessible entry for the pub/i%ustomers and use the existing entry employees The existing
double doors will be reduced to one door and a sidelight.
2) An accessible route from outside from an accessible entrance to primary function areas,
As the existing building was used, this was provided, The Owners have sold all of the fixtures leaving
an open floor area.
Our proposal provides access per code.
3) signage complying with Section ma
The building as it existed, clearly did not comply with Section 1110.
Our proposal will. At this stage of design, I can only reference compliance by indicating that we will
romp with the code. That will be fully detailed with the permit submittal.
4) Accessible parking.,,
The new accessible spaces and curb cut/ramp are indicated on the Sheet 1 - First Floor Plan as part of
the Phase Tenant Improvement.
5) At least one accessible passenger loading zone-..
It appears that our accessible spaces comply. We are proposing two spaces nine feet wide separated
by a nine foot wide load/ng space
6) At least one accessible route..
Included in ourproposal
Section 3411.7.•
At this level of design, we are looking to provide enough Information to the City and the (new) Owner to give
us confidence that we can occupy and use the existing building as we have discussed thus far. Assuming we
move forward and buy the property, our permit submittals w//l address accessibility.
Should you have any question or need any further /nformadon please let me know as soon as possible.
Informal ema/l queries are acceptable to me - we are up against a deadline to either purchase or walk away.
Sincerely,
ichae 1. Ho land, Arch'
_Michael E. Hovland Architect
900 Meridian East (421)
Milton, Washington 98354
253.737.8775 - -Lhovl2dgagail. coin - officeemail421 §gmail. com
TranSnVftal
date: 10.22.2015
to.
Rebecca Chapin
Associate Planner City of Federal Way
re:
'New Lumber & Hardware'
The
are transmitted:
for Change of Use
Description of Propos
Preliminary Drawings
Preliminary Zoning & Use Summary
Description of Proposed uses
King County Assessors info
Notes Comments:
RECEIVED
OCT 2 2 2015
CITY OF FEDERAL WAY
CDS
Remarks
1 —
_3 1 -
3 Site Plan, First Floor Plan, Second Floor Plan, Exterior
Elevation (North & West)
-� 3
3 Parcel with Building info only
I can provide access to the site and building. Please let me know if like to walk the site and building. The
building is locked and the east port of the site secured as well
Parking
Phase fe
Office @ First Floor - 4,000 s f /300 = 14 Spaces
Shop & Storage @ First Floor - Shop/Storage .14,112 s f. / 1,000 = 14 Spaces
Other Storage on Site - 5,075s f. / 1,000 = 55talls
Total for Phase 1= 33 Spaces
Phase 2.-
Second Floor Offices - 2,700 s.f, / 300 = 9 spaces
Total for Phase 1 & Phase 2 = 42 Spaces
Michael E, Hovland, Architect
900 Meridian East #421
Milton, Washington 98354
25.3 737,8775 • architect meh@aol.com - officeemai1421.com@gmail.com
RECEIVED I-)
Ak OCT 2 2 ZWQUEST FOR CHAim GE OF USE ANALYSIS
CITY OF DEPARTMENT OF COMMUNITY DEVELOPMENT
Federal Way CITY OF FEDERAL WAY 33325 8`h Avenue South
CDS Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
www.citvoffederalway.com
FILE NUMBER/ - V
Applicant
NAME
M I C-Ahe- -- e-. H ail L�-iu�J
HUSMESS/ORGANIZATION
A c-mcr
MAMING ADDRESS
CITY STATE ZIP
t4l0bm yVh �03 5
Site Address: 0 O$ 5+ 9kcI r-1 L WC C-I4 5 6 U T K
Date 1 (2 / Y
PRIMARY PHONE
2 GS .14S IT ,
ALTERNATE PHONE
E-MAM
li ec-T. Mrt4 a AOL .CoM
FAX
25
Parcel#: r�,536 60 4( l 11 o
Proposed Use: S'FFfS E'fK SNfl SP�c.ES A�+10I�1G��C ��¢icE
5S �r OV ffgt F►`.* E[ S ftib Vs�r �pl�' h ST'�� arc �� METi4c. tads
5S o K1 S5
Current/Previous Uses: LqPV396 5H-t-Cl bf:ti "� Apo STdgPZe
Proposed Modifications to Site or Building Exterior: 6' CC-M I -Re ml 1 oF— AtPLO '5TOP-f-ff'-niT
1Npns ..s Q xercm-& h c a Jr 5
NMI
ipik�0*6 ! . ft" 0:' L- u R°E R- Ft-doiz r Fr+�S
For Staff Use
Use-SDecific Notes/Regulations
Surface Water ^ r '
VjZ, rNf4v--G tF Nf-GE4'S A4-'
1 I46
Bulletin #168 — October 5, 2015 Page 1 of I k:\HandoutsThange of Use Analysis Form
Becky Chapin
From: Michael Hovland <meh.architect@yahoo.com>
Sent: Wednesday, October 14, 2015 4:32 PM
To: Becky Chapin
Subject: Re: New Lumber AD
Becky,
The (new) Owner wants to update/redo the exterior as part of Phase 1, including the storefront. We don't have design yet, however as
you and I discussed today, we will get you Floor Plan(s) and at least two Elevations (the West/Pac Highway and the North Elevations).
As part of Phase 1, the (new) Owner had intended on replacing the siding, redesigning and installing new canopies, the storefront,
taking care of the of the roofing, etc.
I am going to get you the New New Lumber concepts early next week.
I appreciate your quick look at our proposal and thank you for taking the time to talk with me.
Mike
Sent from my iPad
> On Oct 14, 2015, at 3:25 PM, Becky Chapin <Becky. Chapin@ccityoffederalway.com> wrote:
> Hi Mike,
> I was looking over the materials you submitted for the zoning verification/allowed use question. Phase 1 states - use the existing
building and site for storage of steel studs and related construction materials. There is no mention of the sales of the steel or office use.
> For the use to be allowed as manufacturing and production, limited, it must be a retail establishment with small-scale manufacturing,
production, and on -site sales of custom products. Will there be an obvious storefront and retail aspect under Phase 1? Do you by
chance have preliminary site plan/floor plan?
> If the Phase 1 use is strictly storage of the steel and no retail sales, then the use would not be allowed in the BC zone. Storage of
bulk building materials is only allowed in Commercial Enterprise (CE) zones.
> Thanks,
> Becky Chapin
> Associate Planner
> 33325 8th Avenue South
> Federal Way, WA 98003-6325
> Phone: 253-835-2641 Fax: 253-835-2609
> www.cityoffederalway.com
> -----Original Message -----
> From: Michael Hovland mailto:meh.architect ahoo.com
> Sent: Thursday, October 08, 2015 4:24 PM
> To: Becky Chapin
> Subject: Re: New Lumber AD
> Good news! If you any more let know.
> Michael Hovland
>> On Oct 8, 2015, at 12:44 PM, Becky Chapin <Beck .Cha in ci offederalwa .com> wrote:
>> Good news... I was just assigned the AD. I need to do a little more research and talk with Isaac. I should be able to get a response
to you by next week.
>> Becky Chapin
>> Associate Planner
>> 33325 8th Avenue South
>> Federal Way, WA 98003-6325
>> Phone: 253-835-2641 Fax: 253-835-2609
>> www.cityoffederalway.com
>> -----Original Message -----
>> From: Michael Hovland froailto:meh.architec!@Yahoo.com
>> Sent: Thursday, October 08, 201510:55 AM
>> To: Becky Chapin
>> Subject: Re: New Lumber AD
>> I thought I assigned it to you!
>> Sent from my iPad
>>> On Oct 8, 2015, at 10:35 AM, Becky Chapin <8eck .Cha in cit offederalwa .com> wrote:
>>> Hi Mike,
>>> The request still needs to be assigned to a Planner. Once it's been assigned it shouldn't take more than a week or so for a
response.
>>> Becky Chapin
>>> Associate Planner
>>> 33325 8th Avenue South
>>> Federal Way, WA 98003-6325
>>> Phone: 253-835-2641 Fax: 253-835-2609
>>> www,cityoffederalway.com
>>> -----Original Message -----
>>> From: Michael Hovland mailto:meh.architect ahoo.com]
>>> Sent: Thursday, October 08, 2015 9:14 AM
>>> To: Becky Chapin
>>> Subject: New Lumber AD
>>> Rebecca,
2
>>> I forgot to ask how long a decision or response should take. Or I forgot the answer.
>>> At any rate, how long should we expect it to take?
>>> Mike Hovland
»> Sent from my Pad