16-100794 (2)4AL CITY OF
,�� F;4deml Vft
Terry Smith
TDSA Architecture
29607 4"' Avenue South
Federal Way, WA 98003
Re: File #16-100794-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Safaeian Office Development, 32812 Pacific Highway South, Federal Way
L L,�_a
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'�Oevdormient
Review Committee (DRC) held March 3), 2016. We hope that tile information discussed at that inectiog
was helpful, in understanding the general requirements for your project as submitted.
The key contact for your project is Jim Harris, 253-8')5-2652,jli-n.halTls@qltyoffedei-alway.coi-n. For
speofficUefinical quest'
rons about Your project, please contact the�approprlate DRC representative as
listed below 0therwi* ally general questions about the %LLafflt.4atibn and
ref4o�o yontkoy contact.
During the mee-tl'n& you noted that the-owfter may bib mvising plans, and be looking at adding additional
buildirigareamid/or parking stall 6otfift, if yPLI W014d like4o have an additional follow-up meeting as the
site &sIgn progressek contact ilin Karrj��to arrango that meeting- :D
PROJECT DESCRIPTION
Construction of a new 5,840 square -foot single -story shell building for medical office tenants. The
proposal also includes a new parking lot for 26 vehicles including revisions to the existing parking lot. A
portion of the site is currently developed with all existing 1,632 square -foot off -ice building and a small
parking lot.
Mr. Smith
March 9. 2016
Page 2
MAJOR ISSUES
Outlined below is a summary of the major issues Of Your project based on the plans and
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 projec)
and do not include the majority of the comments provided. The major issues section is only provided as a
rneans to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Public Works Development Services Division
I . There is an existing storm drain system that discharges from the north that crosses this property,
and appears to be in conflict with the current proposed building location. This system will have t#
be re-routed across the development site. This system can bypass any detention and water quality
facilities that are required as part of this development.
2. The current, City -adopted storinwater design manual is the 2009 King County Surface Water
Design Manual, and City Addendum (KCSWDM). The City will be adopting the new 2016
KCSWDM sometime in the next several months. If the applicant Submits a'complete' land use
application before adoption of the new manual, then all stormwater design criteria are vested to
the 2009 manual; otherwise, the 2016 manual requirements will apply to the project.
Public or Traffic Division
1. A Transportation Concurrency permit is required per FWRC Chapter 19.90.
2. Street frontage improvements and right-of-way dedication may be required along, the property
frontage on SR 99 per FWRC 19.135.040.
3. The current proposal needs to meet access management standards per FWRC 19.135.280.
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
Jim Harris9'253-835-2652, jim.harris@cityoffederalway.com
1. Land Use Designation — The subject property is within the Community Business (BC) zone. The
proposed new single -story medical office shell building is considered a medical and dental office and
is permitted in the BC zone under FWRC 19.220.0 10.
2. Land Use Application — The proposed improvements will require a Process 11 Master Land Use
application. Process 11 is an administrative site plan review conducted by city staff with a final
decision issued by the Director of Community Development.
The Process 11 application would be increased to a Process III application if the building size and
parking exceed the SEPA thresholds of buildings larger than 12,000 square feet and parking for more
than 40 vehicles.
16-100794
Doc I D. 723 , 76
3. Environmental Review —As proposed, the project is exempt from review under the State
Environmental Policy Act (SEPA) as the proposal does not exceed flexible thresholds (buildings
larger than 12,000 square feet, parking for more than 40 vehicles).
4. Application Fees — The fori-nal application must be prepared in accordance with the City's
Development Requirements checklist (enclosed) and must be accompanied by the appropriate fees.
As fees change annually, please contact Development Specialist staff for the current application fees
for Use Process 11 and other perinits/reviews identified in this letter. Development Specialists can be
reached at 253-835-2607 or p iqhy�.
erm it&entq&�der
5. Key Development Regulations — FWRC 19.220.010, Officelretail, provides specific design and use
requirements for the proposed office building. The fori-nal site plan must include the following:
a. Required Setback and Lot Coverage —There are zero required setback requirements from the
north, South, east and west property lines. No maximum lot coverage applies. The buildable area
will be determined by other requirements for landscaping, building and site design, surface water
facilities, etc.
b. Building Height — Under FWRC 19.220.010, the outright allowed height for an office building is
35 feet above average building elevation (AABE), with the potential ability to increase building
Z:I
height to 55 feet AABE. Elevations in conjunction with topography inforrnation on a grading plan
will need to be submitted with the Process 11 submittal to verify building height.
c. Parking— Parking requirements from the BC zone use chart require aminimum of one parking
stall for each 300 square feet of gross floor area for the Office use. As proposed, the 5,840 square -
foot office building plus the existing1,632 square -foot building would require a minimum of 25
parking stalls.
Shared parking with adjacent properties is a potential option and is permitted pursuant to FWRC
19.130.120.
I
Community Design Guidelines — Projects subject to Process 11 review must comply with the
provisions of FWRC Chapter 19, 115, "Community Design Guidelines."The proposed office building
must comply with applicable portions of the COMMUnity Design Guideline standards, including the
BC zone specific guidelines. This correspondence highlights the primary applicable design guidelines
for the project, but does not necessarily identify all applicable design requirements. The formal
Process 11 application must include preliminary building elevation plans, and a written narrative that
identifies how the proposal complies with the applicable design guidelines, as outlined in the FWRC
and Summarized below.
FWRC 19.115.050(1) Pedestrian areas and amenities Should be incorporated in the overall site
design. Pedestrian areas include but are not limited to outdoor plazas, arcades, courtyards, seating
areas, and amphitheaters. Pedestrian amenities include but are not limited to outdoor benches,
tables and other furniture, balconies, gazebos, transparent glass at the ground floor, and
ZD
landscaping.
16-100794 Doc I D 72376
FWRC 19-115.050(4) Pedestrian pathways from rights -of -way and bus stops to primary
entrances, frorn parking lots to primary entrances, and pedestrian areas, shall be accessible and
should be clearly delineated. At a minimum, a pedestrian pathway Must be provided to connect
the proposed building entrance and Pacific Hwy South. Pedestrian pathways and pedestrian areas
should be delineated by separate paved routes using a variation in paved texture and color, and
protected from abutting vehicle circulation areas with landscaping. Approved methods of
delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored
concrete. Paint striping on asphalt as a rnethod of delineation is not encouraged. Bicycle racks
should be provided for all commercial developments.
FWRC 19.115.060(2) 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:
• Faqade 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 all -led or Curved
fagade 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 It landscape screening along the base of the
fagade, 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 fagade 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. 1�
• Pedestrian Plaza — Plaza square footage is equal to one percent of the gross floor area of the
building, but it must be a rninirnurn of 200 square feet. If this treatment is chosen, the plaza
should be clearly visible and accessible from South 348"' Street.
As the proposed new building has some visibility frorn Pacific Highway South, the above-
ZD
referenced "two of four" building modulation and screening options shall be incorporated
along the length of the north fagade, in any approved combination. Options used must rneet
the dimensional standards as specified above, but if more than two are used, dirnens I onal
requirements for each option may be modified. The City staff will be flexible on this
modulation and screening as the building is the second row off the right-of-way, but tile
:D I tp
des]gn must incor-,torate some of these J`a�*ade/rnodu'W&smwwrw. the design guidelines.
137337, visib- =erorn rignts-ot-way and other public areas (north, South,
east and west facades) Must include articulation and scale requirements of FWRC
19.115.060(3 )). As such, the architectural design of the entire building Is required to consist of
architectural features and/or materials variation that create a sense of architectural
articulation, and reduce the scale of the structure. Designs should strive to incorporate all
architectural base, middle and top of building. Please refer to the list of methods to articulate
blank walls Identified in FWRC 19.115.060('3)(b). Elevation plans submitted with the Process
11 application shall identify exterior Uulldlng fagade colors and materials.
FWRC 19.115.090(l)(b) Entrance facades shall front oil, face, or be clearly recognizable troin the
right-of-way and must incorporate windows and other methods of articulation.
)6-100794
Doc 1 17 723M,
Mr. Smith
March 9. 2016
Noe 5
FWRC 19.115.090(1)(c) Building entrances shall be architecturally emphasized and shall
incorporate transparent glass.
FWRC 19.115.090(l)(d) Ground floor entrances to retail sales or services shall incorporate plaza
features or furnishings, and/or streetscape amenities, in a context -sensitive amount and
combination, considering the scale of the retail use and entrance to the overall building.
Crime Prevention through Environmental Design (CPTED) — FWRC 19.115.010(2) CPTED,
requires minimum standards for design review to reduce the rate of crime associated with persons an�
property, thus providing for the highest standards of public safety. CPTED principles are: 1) natural
surveillance; 2) access control; and 3) ownership. The CPTED checklist (enclosed) must be
completed and submitted with the formal application, and CPTED principles should be incorporated
into the project as applicable.
8. Landscaping— The Process 11 application must include a preliminary landscape plan prepared by
licensed landscape architect in accordance with the landscape requirements contained in FWRC
Chapter 19.125 "Outdoors, Yards, andLandscaping. " Following are the key landscape reqUirerne
for the project. I
Perimeter Landscape Buf .fers — FWRC 19.125.060(6) Coninninit - v Business, BC, requires a minirnum
of Type III landscaping five feet in width along all perimeter lot lines. If exiting of the proposed
not diminish the width of the rninirmLIM five feet of landscapione, ng al• the south property line.
1� C,
Rockeries and/or retaining walls in perimeter landscape areas cannot dirmnish the width of required
perimeter landscape areas.
FWRC 19.125.070(5) requires parking areas to be screened with either a three -foot -tall berm installed
within the perimeter landscaping buffer, architectural features, or substantial plantings added to the
landscaping.
Type HI landscaping consists of a mixture of evergreen and deciduous trees, large shrubs a minn-num
of 24 inches in height at the tirne of planting, and groundcover; spaced to provide a visual buffer
s
creating a partial visual separation.
Inlerior ParkingLot Landscaping— Parking lot landscaping is to break up large areas of impervious
Surfaces, gat`a - pacts created by vehicle use areas, facilitate the movement of traffic, and
improve the physical appearance of vehicle use areas. Twenty square feet of interior lot landscaping
per parking space Must be provided in accordance with FWRC 19.125.070. Type IV parking lot
landscaprig is relLlired to be installed at the endQwsl --Ake mwxYji;n9i&Lg
interior parking area. Landscape islands must be a inimmurn size of 64 square feet and a width of six
feet between stalls and at the ends of rows. Several areas on the preliminary site plan do not provide
required end of row landscape islands, and will need to be revised accordingly to meet FWRC
�Iwd2rds.
I an I sudp�e af Cas Lmes 1191 L111S t�;UICLIIUL I Of I If ILI-', LUC I I CI ILI I I CU L)I I LIIC P I dIr.-TCI If I d1lellf, LAII-1) In - snall De
ID
provided in all landscape areas within or abutting parking areas.
I
16- B 00794 Doc ID 72376
Mr. Smith
March 9, 2016
Noe 6
9. Clearing, Grading, and Tree and Vegetation Retention — The applicant is required to provide a
preliminary clearing and grading plan as a component of the Process 11 application. Please consult
FWRC 19.120.040(l) for iterns that are required to be Included on the plan. Approval and Notice to
Proceed shall be required prior to commencing clearing and grading activities on the site. Reference
FWRC 19.120.060(2).
Per FWRC 19.120.130(1), )0(l), existing trees and vegetation in good health, and not considered to be
to
invasive species, shall be retained on the subject property to the maximum extent possible in all
developments.
A tree and vegetation retention plan as required under FWRC 19.120. 1 3 is Must also be submitted
with the Process 11 application. The tree and vegetation retention/replacement plan must be prepared
by a certified arborist or certified landscape architect. The standards require each development to
maintain a mimmurn tree unit density. The ininirnurn tree density in the BC zone is 20 tree units per
acre. The subject property's density would be 14 tree units (20 tree units x .68 acres). A tree unit is a
value assigned to existing trees retained on the pro Nertp or re�clacernent trees. The larger the tree. the
greater value it is assigned. Required tree density can be cornposed of retained trees and replacemen'i
plantings per FWRC 19.120.130. (Note: required landscaping trees may be counted in tree density).
The tree and vegetation plan must clearly show where the 14 tree units are to be located. The forinal
landscape plan must detail information about tree unit credits and replacement.
10. Garbage/Recycling — The conceptual site plan provided for the preapplication does not include a
trash and recycling enclosure. A new enclosure area will need to be included on the site plan for the
Process 11 application. The design of tire enclosure area should be consistent with the architectural
design of the primary structures on the site. The enclosure shall be screened frorn abutting properties
by a 100 percent sight-obSCUring fence or wall and appropriate landscape screen. Additionally, a
minimum of five square feet of recycling storage space, with a maximum of 1,000 square feet for
every 1,000 square feet gross floor area, with a minimum of 65 square feet, must be provided. Pleass
refer to FWRC 19.125.150 for additional reqU irernents.
Also refer to Public Works Department Solid Waste and Recycling Division comments below by Rob
VanOrsow.
11. Non -Conformance — As proposed, construction of the proposed new building will trig i ger non-
conformance review and compliance for the whole site as the proposed building exceeds the
thresholds of FWRC 19.30.090(l)(a). In summary, this ineans that all landscaping and parking on the
whole site (stall Count and design) will need to be retrofitted as necessary to comply with FWRC
development standards outlined above.
19.30.090 Nonconforming development.
(1) All nonconforming aspects of a development must be brought into conformance
ZD
(a) An applicant proposes to add to the Subject property either 2,500 square feet of new gross floor
area or more, or 25 percent of the gross floor area or more of the building(s) on the subject
I
property, whichever is less, within any consecutive 36-month time period commencing at the time
of building permit Issuance. 0
12. Signage — See FWRC 19.140 for specifics about sign requirements. Separate sign permits will be
required.
16-100794 Doc I D 723 76
Mr. Smith
March 9. 2016
Page 7
PUBLIC WORKs DEVELOPMENT SERVICEs Divis[ON
253-235-ZZJJL,&r rW e eraway.oiar
Land Use Issues — for ter
1. See comment under Major Issues Section for information regarding stormwater design requirements
C�
and vesting to the 2009 King County Surface Water Design Manual (KCSWDM).
2. Surface water runoff control and water quality treatment will be required per the 2009 KCSWDM and
the City of Federal Way Addendum to the 2009 KCSWDM. 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 of the project to the eight core and five special
requirements of the KCSWDM will be required. A Level I downstrearn analysis shall also be
provided in the preliminary TIR. The City has I 100', five-foot contour planimetric maps that may
be used for basin analysis.
3 ign the flw
3. The project lies within a Conservation flow control area, thus the applicant Must des" o
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 shall be designed to meet
the treatment criteria of the Enhanced Basic Water Quality Menu.
4. In addition to the KCS, our initial review suggests that FWRC Section 19.30.120,
"Nonconforining Water Quality Improvements" applies 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;
I.b. Redevelopment which involves the construction or replacernent of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves tile expansion of a
building footprint or other structure by 5,000 square feet of surface area or rnore;
l.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 rnore;
I.'-. Redevelopment, other than normal maintenance or other than the tenant improvements, but
including any increase in gross floor area, in any one consecutive 12-n-ionth period which exceeds 50
percent of the assessed or appraised value (whichever is greater) of the structure or improvernent
being redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must
be frorn a source acceptable to the City. The Director may require the applicant to provide an
appraisal from a second source acceptable to the City if the assessed valuation appears to be
inaccurate or inappropriate. If more than one appraisal is provided by the applicant or required by the
City, the greater of the two arnOLIntS shall be used. For purposes of this determining value Linder this
section, improvements required pursuant to FWRC 19.30.090 (nonconforming development),
19.30.110 (street/sidewalk improvements), 19.30.120 (nonconforming water quality Improvements)
and 19.135.030 (street/sidewalk improvements) shall not be Counted towards the 50 percent threshold
which Would trigger application Of this Subsection;
16-100794 Doc I D 72376
Mr. Smith
March 9. 2016
Noe 8
Therefore, water quality treatment will be required forthe entire site, including new and existing
�ollution ieneratiap, impervious surfaces. Treatmini intions-ttilst 4ie "ram
5. Detention and water quality facilities for commercial developments outside the City Center Core must
be above ground (i.e. open pond). Underground facilities are allowed only with approval from tile
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.
Right -of -Way Improvements
See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic
related items.
I - 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 $1,125.00 for the first 12 hours of
review, and $93.75 per hour for additional review time. 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/sea]
of a professional engineer registered/licensed in the state of Washington.
C�
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
171 to assist the applicant's engineer in preparing
the plans and TIR.
'LTCCL_flT1PFQVe1JfUHtS R71-0-Trilporary erosion and sediment control measures
associated with the project. The bond arnount 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 cornpletion of tile 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 storin drainage facilities (including the
detention and water quality facilities) and street systerns during the two-year maintenance period.
During that tirne, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirernents. Upon satisfactory cornpletion of tile two-
year maintenance period, the remainder of the bond will be released. Maintenance for public roads
and subdivision drainage facilities then becorne the responsibility of the City. 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.
R1_1007N Doc 11) 7237Y,
Mr. Smith
March 9, 2016
Page 9
6. Drawings submitted for plan review shall be printed on 24" x 36" or22" x 34" paper. Site plans shall
be drawn at a scale of 1 20', or larger. Architectural scales are not permitted on engineering plans.
7. Provide cut and fill quantities on the 11�
clearing and grading plan.
ZD
8. Temporary Erosion and Sediment -control (TESC) measures, per Appendix D of the 2009 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
fal fnldv I'l ��AaradjLt=r iLy f
concurrency permit is required for this development project. The concurrency analysis will
determine if adequate roadway capacity exists during the weekday PM peak period to accommodate
the proposed development project. 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).
2. Based on the submitted materials for 5,840 square feet Medical Office, the Institute of Transportation
Engineers (ITE) Trip Generation - 8"' Edition, land use code 720 (Medical — Dental Office Building),
the proposed project is estimated to generate approximately 20 new weekday PM peak hour trips.
The estimated fee for the concurrency permit application is S2,055.00 (11 - 50 Trips). This fee is an
estimate and based on the materials submitted during the preapplication meetincy. 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 identifiei
in the concu,rrency trip generation. The applicant has the option of having an independent traffic
engineer vreyare the concurrency, analwsis consistent witL
the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for 5,820 square feet medical office bU I Iding, the estimated traffic
zn
impact fee is $65,4�At5. Please note, the actual impact fee will be calculated based on the fee schedule in
effect at the time a building permit application is filed and must be paid prior to permit issuance.
Street Frontage Improvements (FWRC 19.135)
The applicant/owner Would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map 111-4 of the FWCP and Capital Improvement Program (CIP)
shown as Map-19 (FWRC 19.135.040). Based on the materials Submitted, staff conducted a limited
analysis to determine the required street improvements. The applicant Would be expected to construct
improvements along the property frontage on SR 99 to a Type "A" street cross section. However, since
SR 99 has been improved to current standard, no additional improvement or right-of-way dedication will
be required.
16-100794 Doc I D 723,76
Mr, Smith
March 9, 2016
Page 10
1. Access management standards are based on roadway safety and capacity requirements. FWRC
19. 13 5.280 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. WAC 468-52-040 limits access on state highways to access spacing of 250 feet with only one access
per parcel. The existing driveways do not meet the 250 feet spacing requirement. The applicant
sho'uld pursue a shared driveway with the property north of the site. If a shared access agreement
cannot be obtained, the City would support allowing the northerly driveway to rernam. However, the
city would condition the land use approval that a reciprocal access agreement be granted for the
property to the north, when that property is redeveloped.
3. SR 99 (Pacific Highway South) is a state route, which limits access to one access per parcel. To me
this requirement, the existing driveway Curb cut at the southern property shall be removed and
replaced with sidewalk and planter strip matching existing.
I I
10 1
I'' 1.1M1111 I - I•I
am-MIRMEME=
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.
• 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 oil -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 long-term savings
from the use of on -site waste compaction equipment. Planning for this equipment may require
116-100794 Doe I D 72376
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,
0 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: John Davis — Senior Route Manager at 206-786-
4530 (cell).
BUILDING DIVISION
Peter Lawrence, 253-835-2621, ILeter.lawi-enetk.eitNoffe(teralwavcom
International Building Code (IBC), 2012
Washington State Amendments WAC 51-50
International Mechanical Code (IC), 2012
Washington State Amendments WAC 51-52
Uniforn? Plumbing Code (UPC), 2012
Washington State Amendments WAC 51-56 & WAC 51-57
International Fire Code (I FC), 2012
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2014
Accessibility Code, ICC/ANSI A] 17.1 - 2009
Washington State Amendments WAC 51-51
Washington State Energy Code, 2012 WAC 5 1 -11
Building Criteria
Occupancy Classification: unk
Type of Construction: V-B ( rear wall and east side wall will be required to be rated due to its proximity
to the property lines)
Floor Area: 5 840
Number of Stories: I
Fire Protection: yes
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
16- 1 00794 Doe ID 72376
A complete building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at
Submit - 5 - sets of drawings and specifications. Specifications shall include: -2- Soils report, -2—
Structural calculations, and — 2 - Energy calculations, — 2 - Ventilation calculations. Note: A Washington
State Registered architects' stamp is required for add ons/alterations (new or existing) of 4,000 gross
floor area or greater unless specifically listed as an "exernpt" 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 sorne small projects with
inconsequential review requirements that may be reviewed out of order.
Review Timing
The first comment letter can be expected within 4 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 -,tlans. Revised/resubmitted drawinl2s shall indicate bri means of cloudin or written res�Lsmse_
what changes have been rnade from the original drawings. Plans for all involved departments will be
forwarded frorn the Community Development Department.
Other Permits & Inspections
Seiarate iermits ma auired for electrical- mechanical- �hmbmg fire SUDDressionijiitem and ei
I Im'A mw I I p-540 Ud pro Inv 11 UJ I I wMIJ M Lei ---------
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
reiresentative i electrical contractor and ani other interested iarti ould attend this ineetini. Meetings sh
Site -Specific Requirements:
Location of the rear wall and east wall shall be protected with a I hour listed wall assembly due to its
proximity to the property line per table 602 of the 2012 IBC.
16-100794 Doc I D. 71376
Mr. Smith
March 9. 2016
Noe 13
Openings in that wall may be required to have protected openings per table 716.5 of the 2012 IBC.
Projections from these walls shall comply with section 705 of the 2012 IBC as follows:
705.2.3 Combustible pr2j�ctiopq
Combustible projections extending to within 5 feet (1524 mm) of the line used to determine the fire
separation distance, or located where openings are not permitted, or where protection of some
openings is required shall be of at least I -hour fire -resistance -rated construction, Type IV
construction, fire -retardant -treated wood or as required by Section 1406.3.
Exit discharge from the building may require additional exits in the rear or side of the building and
will require a minimum width of 44" egress path to a public way per section 1027 of the 2012 IBC.
C)
The information provided is based on limited plans and information. The comments provided arl
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
LAKEHAVEN UTILITY DISTRICT
--*SiTa-i, �.- � �.Y&. 1
Lakehaven's comments below, regarding the proposed 5,820 square -foot, shell building for future
medical tenant(s) on tax parcel 7978800020. Let me know if you have any questions or need additional
information.
Water
• A Certificate of Water Availability (application form enclosed) 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
to
is needed, allow 1-2 work days to issue for typical.
• The site has one (I) existing, domestic water service connection (SvcNo. 199, 5/8"x' )/4" meter).
• A water service connection application (form enclosed) 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 & meters,
• Installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to
each service meter (existing & new) is required pursuant to WAC 246-290-490 & Lakehaven
standards regarding premise isolation. Contact Lakehaven's Cross -Connection Control Program
Manager (Chris Zoepfl, CZoepfl(@Lakghavenoro, 253-946-5427) for additional information on
premise isolation & BPA testing coordination.
• Existing domestic service for existing building: As a low cross -connection hazard, either a double
check valve assembly (DCVA) or a reduced pressure backflow assembly (RPBA) will be
required.
• New domestic service for new building: Because specific tenant/use is unknown at this time,
Lakehaven cannot provide the related requirement. But presuming a high health cross -connection
hazard, a reduced pressure backflow assembly (RPBA) will be required.
• New irrigation service for the property: As a low cross -connection hazard, either a double check
valve assembly (DCVA) or a reduced pressure backflow assembly (RPBA) will be required.
16- 1 00794 Doc I D. 72376
0 New fire -protection service for new building: As a low cross -connection hazard, a double check
detector assembly (DCDA) or a reduced pressure detector assembly (RPDA) is required for 3" &
larger connections; for 2" & smaller connections a separate full -flow meter with a Double Check
Valve Assembly (DCVA) or RPBA is typical.
Applicant will be required to complete and submit a Water Use Questionnaire (WUQ, copy
enclosed).
assessed, paid directly to Lakehaven, and/or credited to the property for 1.00 Equivalent Residential
Units (ERU). Please contact Lakehaven for further detail.
To estimate connection charges associated with the additional water services for the property, the
applicant will need to provide Lakehaven annual water usage (dornestic & irrigation, separately) &
maximurn usage rates (GPM, dornestic & irrigation, separately). All dornestic & irrigation
service/meter sizing is deten-nined by Lakehaven, based on applicant's estimated usage rate
information provided; fire -protection sizing is exclusively determined by the applicant's system
design consultant.
Sewer
• A Certificate of Sewer Availability (application form enclosed) 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.
• The site has one (1) existing sewer service connection (SSCP 5526, copy attached).
• A separate Lakehaven sewer service connection permit (application form attached) 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'. Minimurn 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. If trash/recycling enclosure area is proposed to have a drain, such drain shall
connect to sewer & the.enclosure area shall be covered. See attached design guidelines.
• Applicant will be required to complete and submit a Sewer Use Survey (SUS, copy enclosed).
Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements
(if any).
• 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 2.72 U. Please contact
Lakehaven for further detail.
• To estimate connection charges associated with the additional sewer service for the property, the
applicant will need to provide Lakehaven annual domestic water usage.
General
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.
16-100794 Doc 1 1) 7'376
SOUTH KING FIRE AND RESCUE
Vi-rcp F,?ra-fJ.9.,, 253-
The required fire flow for this project is 1,500 gallons per minute. A (��rtiTic—aTe—of-IT—afe-r—fiv—ailability sna e
provided indicating the fire flow available at the site. A hydraulic fire flow model shall be requested from the
water district.
This project will require one (1) fire hydrant. An existing fire hydrant is available for this project on the
public the street.
JJJJJ J1J
an approved route around the exterior of the building or facility.
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler
system the distance can be increase 20 percent.
Fire apparatus access roads:
1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of
not less than 13 feet 6 inches.
2) Shall be designed and maintained to support the imposed load of a 75,000 pound fire apparatus and
shall be provided with a surface so as to provide all-weather driving capabilities.
3) Shall be not less than a 32 foot inside turning radius and not less than a40 foot Outside turning
radius.
4) With a dead-end in excess of 150 feet in length shall be provided with a Cul-de-sac or Fire
Department approved alternative such as a hammerhead.
Designated fire lane marking may be required for emergency access. This may be done during the plans
t� r�
check or after the facility is in operation.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
1i W Mil MA-ii ii 11
be 70
incluacu WIL11111 LIM Mil-u-Inuing Metill 'TTaJJS I'll all 11#111 ICVCI�i, 111ULLIVIIIS
feet. Fire walls shall not considered to separate a building to enable deletion of the required autornatic fire -
extinguishing systern.
The system demand pressure (to the source) required in a hydraulically designed aUtOn-iatic fire sprinkl
systern shall be at least 10 per cent less than the correlative water Supply curve pressure. I
A Fire Alarm System is required. An automatic fire detection system shall be installed in all buildings
exceeding 3,000 square feet gross floor area. This fire detection systern shall be monitored by a central and/or
remote station confon-ninc, to the current requirements of the National Fire Protection Association standards
and/or the fire chief or designee.
16-100704 Doc I D 723,76
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for fori-nal land use 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
z� 'WrQateliff � ?AuyT-c?rtixn. The com� ' w-letion of th lication ( ' crocess 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 preapplicatiori
-itaterials submitted.
Moan- icaTions ana rei igCiTig-
T
inforination 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, Jun
Harris, J'im.harrls@cityoffederalway.coi-n or 253-83 5-2652. We look forward to working with You.
Sincerely,
im Harris
Planner
enc: Master Land Use Application
Use Process 11 Submittal Requirements
FWRC 19.220.010
Parking Lot Design Criteria
CPTED checklist and handout
Concurrency Application
Lakehaven Utilities Handouts
c: Kevin Peterson. Engineering Plans Reviewer
Sarady Long, Senior Traffic Engineer
Peter Lawrence, Building Plans Examiner
Brian Asbury, Lakehaven Utility District
Vince Faranda. South King Fire and Rescue
116-100794 Doc I D 72376
CITY OF it
r • r'
Preapplication Conference Sign-InSign-In Sheet
CITY OF FEDERAL Y
CODMUNITY DEVELOPMENT T
DEVELOPMENTI
February 16, 2016
TO:
E.J. Walsh, Development Services Manager
Rick Perez, City Traffic Engineer
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District
South King Fire & Rescue
Lindsey Tiroux, Public Safety Officer
O:
Jim Harris
FOR DRC MTG. ON:
February 25, 2016 - Internal
March 3, 2016 - 9:00 AM - with applicant
FILE R(s) e
16-100794-00-PC
RELATED FILE NOS.:
None
PROJECT NAME:-SAFAEIAN
DEVELOPMENT
PROJECT ADDRESS:
32812 PACIFIC HWY S
ZONING DISTRICT:
BC
PROJECT DESCRIPTION:
Proposal to construct a 5820 square foot single story
shell building for future medical tenants.
LAND USE "PERMITS:
TBD
PROJECT CONTACT:
TDSA ARCHITECTURE
TERRY -SMITH
296074TH AVE S.-Federal Way, WA
MATERIALS SUBMITTED:
Preliminary Site Plan conceptual drawing
W�r !M
Terry Smith tsmith@tdsaarchitecture.corn
TDSA Architecture
29607 4"' Avenue South
Federal Way, WA 98003
RIE: File 16-100794-00-PC; NOTICE OF PREAPPLICATION CONFERENCE MEETING
Safaeian Development, 32812 Pacific Hiahway South, Federal Way
�n
FA -
The Community Development Department is in receipt Of Your preapplication conference request. The
application has been routed to members of the Development Revieu, Committee and the meeting has been
scheduled as follows:
9:00 a.m. — Thursday, March 3, 2016
Hylebos Conference Room
Federal Way City Hall, 2 d Floor
33325 8"' Avenue South
Federal Way, WA 98003
Planner
33325 8th Avenue South, Federal Way, WA 98003-6325 - (253) 835-7000 - www.cityoffederalway.com
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMEJ
DATE: February 16, 2016
TO: E.J. Walsh, Development Services Manager
Rick Perez, City Traffic Engineer
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District
, South King Fire & Rescue
Lindsey Tiroux, Public Safety officer
FROM: Jim Harris
FOR DRC MTG. ON: February 25, 2016 - Internal
March 3, 2016 - 9:00 AM - with applicant
................ ......... -- ......
FILE NUMBER (5) 16-100794-00-PC
RELATED FILE NOS.: None
PROJECT NAME: SAFAEIAN DEVELOPMENT
PROJECT ADDRESS: 32812 PACIFIC HWY S
ZONING DISTRICT: BC
PROJECT DESCRIPTION: Proposal to construct a 5,820 square foot single story
shell building for future medical tenants.
LARD USE PERMITS: TBD
PROJECT CONTACT: TDSA ARCHITECTURE
TERRY SMITH
296074T" AVE S. Federal Way, WA
MATERIALS SUBZ41TTED: Preliminary Site Plan conceptual drawing
t, 0 M 10
vu z 0 z z :4 H 0 0
j v " 0 r ft r-
lu tv Q
w 0 m
mo 0
rt to
(D
P)
V V P- �i ,i
rt H rr F- H
�n , :4
0 cr 4�
�i
�l M
rt iD m (t 0 to p WQ Lq 10
0 v F1
ko
ol CD ct (D fD
(D �i H- H- rr
0
(D P
0
ft rr rt
(D 0
ft H. .1 1-- [a (a
(D (D
0 rt 7H�P
(D P-
(D
fl
:4
F,- M r
0 0 rl rA
rt
(D
(D A 9D
10
cQ rr rt
00 0 :1
P)
rr
L" rt
rr
rt ft
(D
rt
0 FT fT
la 10 rr
14
0 v
(D
0 0 W Pi
0 0
H Hi 0 (D
LQ rt
z
rt
0 LQ LP
F,
LQ 0
(D (D
0
(D �3
"I rr
rt R� m
W
O
to
mt4
z z(Nn
r-n E-0
q z. N3
CD
41 LA 0 F-
W
N) W
ol
"3 Ln 00 c b N) C7,
m
CD
ul 0) Ul F,
Vi
K)
z z z
M
z z z
0
z z z z
0 0 o
(D
a
ti y
H 0
(D
cn
rt m
co
h ,
(D
(D
a0o
rt
a
FM tj
�n
2 F'
PV
w 01 11
CD
dlzop�
06,040.
w m m w n w m w w w N w m
VI
rt rt ct a ct Ct rr rt ft rT ft ft rr rr
Ct
rt Ct rt a
rt
(D
m m m 0 m m m m m m M m
m
m m m m
vi
F� N " vi �i H ti F1 H �i
>4 F4 rt rr rt tq rt rt rt (T rtz z 0
H
H H L, 0
10
Pi
(D t:r p1 0 ° f � P, :y � r; 0
H- 0 0
5 0
rD
I I Q (D (D ID CD M & W
(D Pi a 0
(D P,
O
0 0 0 o Q It w pd 10 m m C,
0 F1 F1 0 0 0 P- rr P (D F" 0 H 11 F"
m
P)
rt w rt Fi to :4 rr
t-h w " V 0 (D 0 rY (DO 0
d (D M Cr
P)
rt " 5 a m m w " "
0
(D
0
H-
ci 0
1- 0) F- P- 0 0 m CT
0 0 o 0 vi rt rr 0
rt
P, - (D " I-- rr P- 0 0 r_ rt
(D LQ tj 0 ct
(D
v
0 z 0 p G (D P Cr F'
(D rt W P- P.
H
0
CT to rt
0 Pi P (D CD
P-
P-
0 ft 0 ID
m 10 LQ 0 rn
W Ad a 0 (D
(D
(D rt H 0 tj
rr P- H P- p G CL
(D
P) (D 0 P- 0 ct m 0
rt rt
ID rr
(DM rt rt 5D W
H- P. 0 0 w
0 0 rT rt P. H
D- m �j
(D Ct
F, W ril
(D
IW LQrJ
W (D
0 F. ct
M I (D rr
N tr
(-r 0 m
ty tQ
M P
(D rr
,q rr m
rr
0
0
H
M
4
0
Bj
(D
0
rr
co
ISOiW
cn
CC z
G)
ow
co
33 cn
Er, i J N�o
CD
5
-?-19486-9 XNT
SC
WED TO KING CO. 1-9-63
1-23-14 PACI
--------------------
N 01-12-15 E 330.96 -
16TH. A
--- $-CC." �0-2'--2
130 70
Ml
91-K-
4P
T db w
to I
J.,
t'j r ter
K
CSP 9 6022 76122�0594
Fl CD
41
130
,
N00-14-15E210 fi. 330.B9 N 01-18-18 E (S,
10S 103-58
E 628,50— 5
-6-
yyti
tp
ao '
In•
LU
• 1 •..I ITIMITTIN!,
a:
IMPACT FEE AMOUNT PAID FOR
PRIOR USE
ONE**
residential land divisions and prior to building permit issuance for un-platted single-family residential lots. The fee shall be calculated based on
the impact fee schedule in effect on the date of payment of the impact fee.
i"� zo•
/ M
` t
CB
h
AZ
kn
`5 e i?.,. 4 92
A
j{4
/
7 IV
ll,
fiDl 90 346
I E 266.06
L E '86.11
..E 386.61 (NEm 12 E) /
R
y;34 L,.9
3�
e
SD
KID'..* :4 - i
o
f
�cT=Cll VAULT F.` ai
"` •,•'
T 2 OF
PC LANS
SEE A`-Ei-d.
2{)jv 12 �CCN.0
STAS:CPU DEfPSLS
dd
ROUND LOCKLin MIG
391 1206`
;Bh
RLi=
I.E.= 386.
OVE.�7.0'.' - 389.B9
ORIFICE =SEE DETAIL
32 LE 12 - .:W a S
(DNSTRUCf 25' WIDE STD W S. 0
CUNC. CURB GUMER, 4
CC%S1ERCIAL DRP/EhAy
I B.= 39 �1
!
mai ET 4T ..CL:.I` 2- 4
ELSV.71
I.E.- 195.53 {12. 5)
®I
�
`&.IST. A.C. PAVING
ws
EXIST. 5' CONC. WAIX, CURB a 1=1 4 .�--,^�'^�:;•-•�-.•••'.•14
r
v�
r
@f
I E .p$] dr iT If -air
I E a 16
Le "Blab ¢:2 Ss
sectionGRADING & STORM DRAINAGE PLAN
, Township 21 N., Range 4 E.,
ha„
�ft7-77
390-�.,,_�.
EXISTING 0ONTOURS
NE89 5' 43NC, WALK
NEW STORM DRAIN
----•-----
EXIST. STURM DRAIN
Fn kL spar i l' TONS
6.9 %
SUTTACE FLOW DIRECTION
IdE{q PAVEL"rT
.,.,. .: — 402
8
04"— — \
1 �2
1
1
1
1
1
11
O
z
SEE SHEET 2,,FOP ADDITIONAL NOTES AND DETAILS 3 al
wCL;
m .
(D
KCLL
LLu y L.
o� N
o
p a a
u€ a a L
E cc
n o
wa
0
GG qQq+
®co U-
W
NOTEi
REFER -TO THE ARCHITECT SITE PLAN FOR SPECIFIC SITE DIMENSIONS FOR w.
BUILDING SETBACKS, DRIVEWAYS, PARKING STALLS, AND PLANTER AREAS.
Q
Q L
.a.
Q
LEGAL. DEB":RIP a i N
CO
Lots 63 and 64, State Plat In Section 16, Townsh[p 21 North, a .
Range 4 East, W.1 .0 a 42, page 23, records of KingCaen
BkU OF eEAM—W
Plat $: P '
�9 BENCi4AAFK �%d
About
King County " nw t GI1-34, EL = 414.09 with location described as tol tows:
358 fast a -Ih and 69 foot. east of int�ocrtton of P ific Higheay I
.S4astPh and South 3401h Street, at Century City tRmppdng ."far, 5 feet westco
@f "ol side of 3 rouble standard sign with rotating s{gn ".CENTURY CITY" on a
'all 09ndard, ".`,T fgat south of 'entrance drlva to parking area and 4 feet {i4
i,aLEof curb a1+5a:^g a.st stdil *1 :paved perking arae;
358.6 feet south-southwest of Seotlon Corner 0/9I17/16.
r
u
o.:..
ill
[DA _61111AI
PRQVE8. O
_ U
#A
j�Ts da P. Fix aL ate" $ rd
a
. N "" rot s C+as �,,.✓too
*
Cm W
N Y
VICINITY MAP u" I
a t p