15-103334 (2)JC Marble Showroom, 296aci c Highway South, Pederal Way
Dear Mr.
. Kislyak:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held August 6, 2015. We hope that the information discussed at that meeting was
helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments" include staff from the city's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Utility District and South I
ing
Fire and Rescue. Some sections of the Federal lrlay Revised Cade C) 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 Senior platnier Stacey Welsh. She may be contacted at 253-835-26,34, or
state ^ vel' � .ci raf ederal vay.ctant. For specific technical questions about your project, please contact the
appropriate DRC representative as listed below7therwi e, any general questions about the preapplicition
and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
The proposal is to develop approximately 20,000 square feet of retail showroom for cabinets, assembly shop;
office, warehouse, and loading dock on a vacant parcel.
33325 8th Avenue South, Federal +*tt s lit www.cityoffederalway.com
Mr. Peter Kislyak
Page 2
August 18, 2015
not include the majority of the comments provided. The major issues section is only provided as a means to
highlight critical requirements or issues. Please be sure to read the entire department comments made in the
next section of this letter.
• Public W6ik§ DeViIN"e#t Services Division
L This ibf6mlatidowa h4l"
, ", discussed at the preapplication conference; however, it is important for the
applicant, tca= deAtandlhat if any utility connections (gas, power, etc.) to the site require that Pacific
FEghway South (PHS) be open -cut for that connection or extension, then the city will require that
PHS be overlaid for a distance of 50 feet on each side of the utility trench, for the full width of the
affected lanes. According to the Lakehaven Utility District, water and sewer can be extended and/or
connected to the site without open -cutting PHS. The applicant should check other utility main
locations and/or potential connection points, to verify if this condition will apply.
2. All stotmwater systems shall be designed to the 2009 King CSurface Dater Design Ma ua ou S no mr f eW i sg n I
(K_CSWDM) and City Addendum to the manual.
• Public Works Traffic Division
1. A Transportation Concurrency permit is required per FWRC Chapter 19.90.
2. A Traffic Impact Fee (TIF) payment is required per FWRC 19.91.
3. Street frontage improvements and right-of-way dedication are required per FVRC 19.135.040.
4. The current proposal needs to meet access management standards per FWRC 19.135.280.
Lakehaven Utility District
1. A Developer Extension (DE) Agreement will be required to construct new onsite water distribution
facilities (and hydrant) for the proposed development. Additional detail and/or design requirements
can be obtained from Lakehaven by completing and submitting a separate application to Lakehaven
for a DE Agreement (application form enclosed). Lakehaven encourages the owners /developers/
applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-
design/planning phase to avoid delays in overall project development.
2. Utility conflicts should be identified and coordination (if necessary) and should occur as early as
possible in the planning process. The project will need to of encroachment within existing
Lakehaven Water facilities and casements (Lakehaven records indicate an existing eight inch water
main on/along the northern property line for the site, with an accompanying five-foot easement on
the site). New perimeter landscape requirements may conflict with existing or new easement terms
and conditions, and if so, the owner should coordinate any required revisions with the city and
Lakehaven early in the pre-design/planning phase to avoid delays in overall project development.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department, division, and agency
present at the preapplication conference. Each section should.be read thoroughly. If you have questions,
please contact the representative listed for that section.
1. Zonin ,g Dexi ,gnafion and Use — The subject property is designated Community Business (BC); the propos
use is office, retail, and limited manufacturing and production, which are perinitted uses in the BC zo
,as listed within and subject to the regulations set forth in the Use Zone Chart of FWRC 19-220-010. 1
file 913-103334-00-PC Doc ID 70243
1 . Peter Kislyak
Page 3
August 18, 2015
2. Land Use Application T- As the project triggers SEPA per the zone chart, the project requires a Process III
Land Use Application. Process III is an administrative review conducted by city staff with a final decision
issued by the Director of Community Development.
3. State Environmental Act (SEPA) F indron entcal Review Tl e project is subject to environs rental review
under the State Ent4r naandal Polig Act (SEPA), as the proposal exceeds the flexible thresholds (20,000
square foot building) pursuant to F\VRC 14w15.030.1(c). The city does utilize the optional Determination
of l' onsi nidcance (DIMS) method of combining the land use and SEPA notifications when
all
environmental checklists are thoroughly completed. Tbe optional ITS process will expedite the over
land use application process. An enviro `mental threshold determination tirade by the Director of
Community Development must be issued prior to laud use orbuilding permit approval.
4. Land Use .pea>ieu� :FhNramea- — The Planning Division will notify the applicant of the application status
within 28 days of subntt 1. If the application is determined complete, staff will issue a Letter of
Complete Apphcafmm The ..0 limits the administrativereview to 120 days from the date of a
complete applications The 120-day review period will stop any time the applicant bas been requested by
the city to correct plans, perform required studies, or provide additional information weeded to issue a
decision. The review `env period will begin witl n 14 days;. following submittal of requested iteul. s. Please be
advised that any request for corrections and/or additional information must be provided within 180 days'
of written notification, or the land use application will expire.
5e Public Notice — Process III applications and SEPA detettitinations require it public notice and 15-day
comment petard. Within 14 days of issuing the Letter of Complete Application, a notice ofApplication
and Optional DNS will be published in the FederalIrlay.AVI- r, mailed to persons within 300 feet of the
subject property* posted on the subject property , and placed 'at the city's three designated notice boards.
6. General Zoning Regulations — The Use Zone Chart of FWRC 19.220.010 provides regulations for the
proposed use of office, retail, and litruted manufacturing and production, lien fitted -uses is the BC zone.
e following is only a portion of the zoning regulations governing the'proposed uses in the PC zone. The
applicant should consult the referenced use zone chart prior' to submitting a Master Land Use Application:
a. Required Yards, Lot Coverage, Buit`c i g Height - Required yards; lot coverage and building height for
office, retail, and limited manufacturing & production are:
i. Front/side/rear — 0 feet.
ii. Maximum lot coverage — none, the buildable area will be determined by other site development
requirements (i.e., required buffers, parking lot landscaping, surface water facilities, etc.).
iii. Maximum building height — 35 feet above average building elevation.
_
Doc 7D 70243
File # 8 5-9 03334-00-PC
Communio Desi ,gn Guidelines — Review of the proposal under the city's design guidelines, F\,VRC Chapter
19.115, is required for the project and will occur in conjunction with the Use Process review. The principal
applicable guidelines for the project are noted below. However, this does not necessarily include all
applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an
application. The application must include a written narrative identifying how the proposal complies with
the applicable design guidelines, as detailed.
a. FWIRC 19.115.010(2) CPTED — Implement Crime Prevention through Environmental Design
(CPTED) principles to reduce opportunities for criminal activities to occur. The city's Police
Department and Planning Division will evaluate the formal application and review for compliance
with CPTED principles. A completed CPTED checklist must be submitted with your application.
i. Natural Surveillance —Promote visibility of public spaces and areas.
ii. Acress Control— Identify techrLiques that deter unauthorized and/or inappropriate access.
iii. Ownersho — Reduce perception of areas as ownerless.
b. FTC 19.115.050 Site Dexi ,gn — Refer to all sections of this chapter for site design standards. Key
sections include:
i. (1) General criteria (d), (f , and (g)
ii. (2) Surface parking lots (a), (b), (c), and (e)
iii. (4) Pedestrian circulation and public spaces (a) and (b)
iv. (5) Landscaping
v. (6) Commercial services (a)
via (7) Mscellaneous (a)
c. F77RC 19.115.060 Builditg Designuildin — Refer to all sections of this chapter for b g design standards.
Key sections 'include:
i. (1) General Criteria (c)
ii. (2) Building fiicade modulation and screening options —(a), (b), and (c)
1. All building facades are both longer than 60 feet and visible from either a right-of-way
or residential use or zone and shall incorporate facade treatment according to this
section. Subject facades shall incorporate at least two of the four options on each facade.
Options intended to break up the mass of large buildings include: (a) facade modulation;
(b) landscape screening; (c) canopy or arcade; and (d) pedestrian plaza.
2. Building facades visible from rights -of -way should incorporate methods of articulation
and accessory elements in the over architectural design, for example display windows,
window openings with visible trim material, vertical trellis, artwork, decorative masonry
or metal patterns or grillwork, relief, material variations, etc.
d. FWRC 19.115.070 Buildhtg and Pedestrian Orientation —Requirements of this section apply to the
project (FVVRC 19.115.070[1][a]).
e. I. 19.115.090(1) District Guidelinesfortbe Communio Business (BC) Zone —Requirements of this
section apply to the project (FWRC
8. Lan — Landscape requirements are contained in FWRC Chapter 19.125 "Outdoors, Yards, and
Landscaping." Following are the key landscape requirements for the project.
File #15-103334-00-PC Doc ID 70243
Mr. Peter Kislyak
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August 18, 2015
t
(b) Per FWRC 19.125,0 0(6a)(c)for properties N%itbin the Cone unity Business, BC zone:
a) Type III landscaping hie feet in width shall be provided along all propertylines. -
Per FWRC 19.125.040.28, landscaping is not reel " ed. along perinieter lot litres abutting
rights -of -way where no required yards (setbacks) apply.,Therefore, perimeter landscaping is
only required on the north and south property lines.
■' Depending on the site layout chosen, if parldrig is located near the right of -way, then despite
the exerription noted above, perimeter landscaping is required as follows. fWRC
19.125.070(5)(a) .requires that a three -font tall bean, (or increased plantings) be installed in
perimeter landscaping buffers screening parking areas from the adjacent right-of-way.
(c) Parking Lot Landscaping — Twenty square feet of interior lot landscaping, per par i g space, must be
provided in: accordance with ]- C 19.125.070, "Parking Lot Landscaping." Type IV parking lot
landscaping is requited to be installed at the ends of all roNvs of parking and disbursed throughout the -
interior parking area. The site plan irrust list the specific size of each landscape island proposed for
interior parking lot landscaping in order to v ,` the required calculation is provided_ Landscape
islands must be a r um kNidth of six feet between stalls and at the ends of rows. Fighting fixtures
shall not replace any required interior parking lot landscaping.
9. Tree Denx ty Re uimm nts — A tree and vegetation retention plan as required tender P" ' C 1 ,120�040(2)
must also be submitted with the Process III 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 tmuntain a minimum tree unit density. As required under C 19.120.130(2), the
minim tree density in the BC zone is 20 tree units per acre. The subject property's density would be 21
tree urdts (20 tree units x 1.05 acres).
A tree unit is a value assigned to existing trees retained on the property or replacement trees. The larger;
the tree, the greater value it is assigned. Required tree density can be composed of retained trees and
replacement plantings per FWRC 19.120.130. The tree and vegetation plan rnust clearly show where the
21 tree units are to be located. The formal landscape plan must detail information about tree unit' credits
and replacement.
If an applicant cannot provide for the rates; tree units per acre on site,; off -site mitigation or a fee -in -
lieu payment to the city's urban forestry account may be approved; by the director.: See r7WRC 19.120.140
for off -site mitigation and fee -in -lieu payment requirements.
10. eola fcaly a�Zyrdo sA lreas — There is a significant grade difference between 161h venue South and the
project site. The western portion of the site may met the definition of a geologically hazardous area. per
FWRC 19.05.070. Provide a topographical survey of the site and geotecnical report with your
Doc SD 70243
File #15-103334-00-PC
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application submittal. Development activity must satisfy the requirements of R_VRC 19.145,
"Environmentally Critical Areas."
11. RockerieslRelaining Walls —See FWRC 19.120.120(3)-(7) for specifics about retaining wall requirements of
height, location, landscaping, and material composition.
a. For commercial lots, rockeries and retaining walls shall be a maximum of six feet in height as measured
from finished grade at base of wall to top of wall.
12. Rooftop Mechanical Equoment —Per FWRC 19.110.070, vents and similar appurtenances that extend above
the roofline must be surrounded by a solid sight -obscuring screen that is integrated into the architecture
of the building and obscures the view of the -appurtenances from adjacent streets and properties. Please
provide screening details on the elevation drawings.
13. Ligbfin g —,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 (F\VRC 19.115.050). A photometric lighting plan that meets the standards of the Illuminating
Engineering Society JES) minimum outdoor light levels will be required with the Process III application.
14. GOO and Regefing — The new building niust provide trash and recycling facilities as described in FWRC
19-125.04.0(4) and FWRC 19.125.150. The trash enclosure area may not be locatedxithin landscape buffer
areas, must be screened according to the landscape chapter, and must be architecturally consistent with th,*
design of the primary structure on site.
15. Clearing & Gradin applicant is required to obtain clearing and grading plan approval as a
component of Use Process III approval. Consult FWRC 19.120.040.1 for items that are required to
included on the plan, including the anticipated amounts of cut and fill. I
16, Time L�ns — Per FWRC 19.15.100(2), the applicant must substantially complete construction for thii
development activity and complete the applicable conditions listed in the decision within five years after
the final decisions. Requests for time extensions may be granted by the Director of Community
Development if criteria set forth in FWRC 19.15.110 can be met.
17. Application Fees & Submittal— Please contact the Permit Center at 253-835-2607 for updated fee schedules
for applications and permits.
1 W I (AZ-Vin Peterson, 1-01, _'�_FETELOP11T1EATZ5EWf10ES )rnsion'
1. Surface water runoff control and water quality treatment will be required per the 2009 KnS Couny Su?J�ce
Water Deri gn Manual �<CSWDM) and the City of Federal Way Addendum to the 2009 KCSV,/DM. This
project meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a
preliminary Technical Information Report (FIR), addressing the relevance of the project to the eight core
File #15-103334-00-PC Doc ID 70243
Mr. Peter Kislyak
Page 7
August 18,2015
and five special requirements of the KCSVvDM will be required, A Level 1 downstre-amanalysis, shall also
be provided in the preliminary TIR. The City has 1" = 10Y, five-foot contour planimetric maps that may
be used for basin analysis.
1 The project lies within a Conservation Flow Control Area, thus, the applic-mt must design the flow
control facility to in, eet these performance criteria. In addition to flow control facilities, Best Management
Practices (BMPs) are requited as outlined in the KCSWI)M. The project also lies withinan Enhanced
Basic Water Quality Area. Water quality treatment shall be designed to meet die treatment criteria of the
Enhanced Basic Water Quality Menu.
3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must
be provided to verify infiltration suitability.
4. Detention and water quality facilities for private commercial developments outside the City, Center Core
niust be above ground (i.e. open pond). Underground facilities are allowed only with approval from the
City of Federal Way Public Works Department.
5. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
6. 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 by calling 360-407-6048, or at
w,ww.ecy.wa.gov/programs/wq/stormw-ater/consction/index.htn-il.
1. See the traffic Division comments from Senior Transportation Planning Engineer Sarady Long for
traffic related items.
2. The applicant is encouraged to utilize the existing driveway approach to the PrOP"7, in order to avoid
hav ing to disturb any improvements within Padfic Flighkxtay South - If a new driveway location is
necessary, the overlay requirement mentioned under the Major Issues section does nol, apply:
Building Permit Issues
1. Engiriecred plans are required for clearing, grading, road construction, and utility work: Plans must be
reviewed and approved by the city. Engineering review fees are $8224.50 for the first 12 hours of review,
and $68.50 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/seal of a
professional engineer registered/licensed in the State of Washington.
2. The Federal Way NbAe Works Development Standards Afanual (including standard detail drawings, standard
notes, and engineering checUsts) to assist the applicant's engineer in preparing the plans and TIR is
available on the city's website at -,mx,w.citvoffederi—l-,kav,.coiii index.aspLeni-d=171.
3. Bonding is t6qdired f6t all street impto"uieuts and temporary emsion and seditnent control measures
assochitedwith thtproject. The b6bd4m6uht shallbe 120p�rcvntof the estimated costs of the
Doc ID 70243
He #15-103334-00-PC
Mi. Peter Kislyak
Page 8
August 18, 2015
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 fora two-year. maintenance period.
4. The developer will be responsible for the maintenance of all storm drainage facilities (including, the
detention and water quality facilities) and street systems during the two-year maintenance period. D
that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's
I
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 proper,
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 sho-lam.
6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be
drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
S. Provide cut and fill quantities on the clearing and grading plan.
9. Temporary Erosion and Sediment Control (TESL) measures, per Appendix D of the 2009 KCSWDM,
must be shown on the engineering plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
2,011'11111illilii lli 111111 7ENVIT-17THWE 111 1 a . .. 211,111MEMR 117111
1. A 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 20,000 square feet marble retail shop, office, and warehouse, the
Institute of Transportation Engineers JTE) Tri p Generation 8th Edition, land use code 140 (Manufacturing),
the proposed project is estimated to generate approximately 15 new weekday PM peak hour trips.
3. The estimated fee for the concurrency permit p application is $1,584.50 (11 - 50 tri s). s fee is an Thi
estimate and based on the materials submitted during the preapplication conference. The concurrency fi
must be paid in full at the time the concutrency permit application is submitted with the 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.
F& M 5-103334-00-PC Doc ID 70243
Mr. Peter Kislyak
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August 18, 2015
Based on the submitted materials for the approximately 20,000 square feet retail/manufacturing buil &
the estimated traffic impact fee is approximately $70,362. 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.
The applicant/owner will be expected to construct street improvements consistent with the planned
road,,vay cross -sections as shown in Map 111-4 of the Fedend Irlay CO)V?-ebensive Plan (FWCP) and Capital
Improvement Program (CIP) shown as Table III-10 TWRC 19.135.040). Based on the materials
submitted, staff conducted a limited analysis to determine the required street improvements. The
frontage along SR 99 has been improved to the current standard and as such, the applicant will not be
required to construct the improvement.
The applicant is expected to construct half -street improvements on 16th Avenue South to meet Type 'T!'
street cross section. However, since this project would not create significant impacts (no direct access
onto 16thAvenue South) the Public Works Department will waive frontage improvement.
Access Management (FWRC 19.135)
1. Access onto SR 99 (state highway) shall be limited to one driveway per parcel and shall meet WAC 468-
52-040, which is access on state highways to access spacing of 250 feet. The previous submitted plan
depicted the project will ufflize the exiting curb cut on SR 99, which is acceptable. If the applicant is
proposing a new driveway cut, additional improvements on along SR 99 will be required.
2. Please verify that the driveway is adequate to accommodate vehicles expected to utilize the site access by
providing a -Vehicle Turning Diagrew to the Public Works Traffic Division. This diagram will show how the
appropriate design vehicle such asgarbag�, delivery true, etc. can enter, maneuver, and leave the site without
encroaching onto opposing traffic lanes or mounting a curb.
0 Adequate space allocation for interior and exterior garbage, recycling, foodwaste,'%wistc oil, yard debris;hazardous waste, or biohazard collection containers. Nfinimurn 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 feet deep by 20 feet 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.
File # 15- 1 03334-00-PC Doc ID 70243
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 F\VRC 19.125.040[4] & [51
0 Note that larger -scale commercial or multi -unit housing developments may see long-term. savinRs from the
use of on -site waste compaction equipment. Planning for this equipment may require larger enclosure g
dimensions, defined overhead clearances, consideration of power utility access, and drainage management.
Help with many design parameters related to service access is available via the city's contracted solid waste
services provider, Waste Management. Contact: Senior Route Manager John Davis at 206-786-4530 (cell).
BuiLDING DrvisioN (Peter Lawrence, 253-835-2621, peter.lawrence weit Bedetalwa cmom)
lnternalionalBuildiig Code JBC), 2012
Washington State Amendments WAC 51-50
International Mechanical Code (IC), 2012
Washington State Amendments WAC 51-52
Un�forin Plumbing Code (UPC), 2012
Washington State Amendments WAC 51-56 & WAC 51-57
International Fire Code JFC), 2012
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2012
Acwsibili!y Code, ICC/ANSI Al 17.1, 2009
Va,rhijfon State Energ
y Code, 2012 WAC 51-11
International Fuel and Gas Code, 2012 WAC 51- 52
Building Criteria
Occupancy Classification: Mixed use M, B, S-1, F-2
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Mr. Peter Kislyak
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August 18, 2015
Type of Construction: UNK
Floor Area: 20,000 sq. ft.
Number of Stories: 1
Fire Protection: yes
Wind/Seismic: Basic wind speed 85 M 11, Exposure, 25# Snow load, Seismic Zone D-1
Vj_
A completed building permit application and commercial checklist. (Additional copies of the application and
checklists may be obtained on our web site at mmLwci�,offedc�ralxvay-�coii�.)
Submit five sets of drawings and specifications. Specifications shallmichide: Soils report,
two Structural calculations, two Energy calculations, and two Ventilation calculations.
Note; A Washington State Registered architect's stainp, is required for additions/alterations (new orexisting)
of 4,000 gross floor areas or greater unless specifically -listed as an "exerript" structure per the Revised Code of
Wasbitgton (RCW)_
Energy co . do compliance worksheets are required to be completed and included with your'permit
application to include fenestration/building envelope, mechanical compliance forms, fighting
aRowance forms, and energy forms.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations subtrtitted.
Items required on the plans will include:
IBC Chapter 8 Interior Finishes
IBC Chapter (Fin Protection Systems [reviewed by
Sj)
IBC Chapter 10 Means of Egress;
0 Occupant load will be table 1004.1.1
0 1005 - Means of egress
0 1006 - Means of egress illumination and
emergency power
0 1007 - Accessible means of egress
0 1008 - Doors and gates
1. Size of doors
2. Door swing
3. Security grills
4. Floor elevations at each side of
the door
5. Landings
6. Thresholds
7. Door arrangements
8. Door operations
9. Locks and latches
10. Stairways doors
0 1009 Stairways
1. Interior exit stairways
2. Where required
3. Width
4. Headroom\we\stair tread
and risers
5. Stairway construction
6. 'Vertical rise
7. Handrails
0 1011 - Exit signs
* 1012 - Handrails
0 1013 - Guards
0 1014 - Exit access
0 1015 - Exit and exit access doorways
0 1018 - Corridor walls
0 1021 - Number of exits and
configuration
0 1022 -,Interior exit stairway
construction
a 1027 - Exit discharge
IBC Chapter 11 Avesfibikt l ANSI 117. 1:
D- ID 70243
mum"W"Um
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August 18, 2015
# 1104 - Accessible route
• Site arrival Points
• Within the site
• Employee work area
• Accessible entrances
0 1109 Other features
• Toilets and lava in restrooms
• Point of sale and service counter
• Signage
2012 InternationalMechanical Code:
Chapter 3 General regulations:
Listed and labeled
* Protection of structures
* Equipment and appliance
location
* Access and service
• Exhaust systems
• Duct Systems
• Combustion air
2012 International Fuel and Gas Code
• Chapter 3 general regulations
• Gas piping installations
2012 Uniform Plumbing Code
• Chapter 3 - General regulation
• Chapter 4 - Plumbing fixtures and
fixture fittings
• Chapter 5 - Water heaters
• Chapter 6 - Water distribution
• Chapter 7 - Sanitary drainage
• Chapter 8 - Indirect waste
• Chapter 9 - Vents
• Chapter 10 -"Wraps and Vents
Federal; Way reviews plans on a first come, first served basis; -however, there are somesmall projects with
inconsequential review requirements that may be reviewed out of order.
Review Timing
The first comment letter can be expected within six weeks of submittal date. Re -check of plans will occur
in one to three weeks after re -submittal.
Revised or resubmi'tted 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 I'll, "I a](' '
the Department of Community Development.
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 permlit issuance. Construction must be approved by all revie-wing
departments prior to final building division inspection.
All concerned departments (planning, public works, electrical, and fire) must sign off before the Building
Division can final the structure for occupancy. Building final must be approved prior to the issuance of a
Certificate of Occupancy.
All 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 Division and will be scheduled by the inspector of record for the project.
Fk # 1 5-103334-00-11C Doc TD 70243
Mr. Peter Kislyak
Page 2
August 18, 2015
Site -Specific Requirements;
• A accessibility to and from the building, as well as into the building, shall be required.
• Complete plumbing riser diagram.
• Truss specifications stamped by a truss engineer.
• Gas piping riser plan if applicable.
• Mechanical Ducting and RTU specifications and locations.
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan`revie and further comments are possible at time of building
permit plan review.
LA.KEHAVEN UTILITY DISTRICT (Brian Asbury, 25-96-57, BAsbxtr_'tlakehaven org
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 rase
agency for requirement). Certificate is valid for one (1) year from date of issuance. if Certificate is
needed, al.ow 1- work days to issue for typical.
• Fire flow at no less than 20 psi available within the water distribution, system is a minimum of 5,000 gpm
(approximate) for two () hours or more, This flow figure depicts the theoretical performance of the
water distribution system under high demand conditions, Hydraulic model results (FF 20) indicate that
Lakehave .'s standard maximum allowable velocity of 10 feet/s is exceeded at a fire flow rate above 5,000
gpm. Tire; floe, rates greater than available in the existing distribution system may be accommodated
through water distribution system improvements. `please contact: Lakehaven for fry ther detail.
o The estimated static water pressure range available to/at the site is 42-70 psi. The ate static water
pressure at the new service meter(s) location (approximately south-central side of the site) is 60+/- psi.
• A Developer Extension (DE) Agreement will be required to construct new onsite water distribution
facilities (and hydrant) for the proposed development. Additional detail and/or design requirements can
be obtained from Lakehaven by completing and submitting a separate application to Lakebaven for a DE
for Lakehaven processes separately to Lakehaven, acid sufficiently early in the pre-design/planning phase'
to avoid delays in overall project development.
• The site has no existing or previous water service connection(s).
• A water service connection application sub tted separately to Lakehaven is required for; each new
service connection to the water distribution system, in accordance with standards defined in Lak haven'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); fire
protection (if required or installed); water service connections; and meters.
Doc ID 70243
Fik #15-103334-00-PC
Page 3
August 18, 2015
i # & sa ,,, acLoTy 7 Ifig It an a ow trFrEnuon 71=877b-7-A-7-ri
domestic service meter is required pursuant to WAC 246-290-490 and Lakehaven standards regarding
premise isolation. The separate domestic and irrigation water service connections, as low cross -
connection hazards, wU separately require either a double check valve assembly (DCVA) or a reduced
pressure backflow assembly (RPBA) located directly adjacent to the Lakehaven service meter. For the
0 r e t rd
du in
e
g
:a
d
-r- For e
fire -protection service connection, a double check detector assembly PCDA) of a reduced pressure,
: ur detector assembly (RPDA) is req=' ed for three inches and larger connections. For two inches and
P
smaller connections, a separate full -flow meter with a Double Check Valve Assembly (DCVA) or RPWA,
is typical. Contact Lakehaven's Cross -Connection Control Program Manager Chris Zoepfl,
11 11 P
(CZoepfl@Lakehaven.org or 253-946-5427), for additional information on Prenuse. isolation and BPA
testing coordination.
The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven, prior to activating any new domestic or irription water service connection(s).
Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/
charges/deposits (2015 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven. Charges -Payable -in -Lieu -of -Extension
(CPILOE) are assessable against the property for water facilities previously constructed that provide
direct benefit to the property. If a DE Agreement is required (see above), CPELOE are due prior to and
as a condition of scheduling the Lakehaven preconstruction meeting. Other connection charges are
separate from any DE fees /charges/deposits and are due at the time of application for service. All
Lakehaven fees, charges, and deposits are typically reviewed and adjusted (if necessary) annually; and are
subject to change without notice.
• Water Meter Installation, Domestic, 2" size: $710.00 Meter Drop -in Fee. Actual size TBD by
Lakehaven based on applicant's estimated maximum GPM usage rate.
• Water Meter Installation, Irrigation, 1" size: $310.00 Meter Drop -in Fee. Actual size TBD by
Lakehaven based on applicant's estimated maximum GPM usage rate.
• Water Meter Installation, Fire -Protection (flow -detection), W x 3/4" size: $250.00 Meter Drop -in
Fee (presumes 3" or larger fire -protection system).
• Capital Facilities Charge(s)-Water: $UNKNOWN. These charges are collected on a per Equivalent
Residential Unit (ERU) method based on the estimated annual water usage (domestic & irrigation)
provided by the applicant. Current 2015 Water Capital Facilities Charge rate is $3,629.00 per ERU.
One (1.00) Water ERU equals 255 gallons -per -day of water consumed (domestic & irrigation) on
an annual average basis. There are no (0) water system capacity credits available for this property.
Please contact Lakehaven for further details.
• CPILOE: $8,830.46. Lakehaven CIP project "91 WMI-16 S/S 296" (existing 12" water main in 16th
Avenue South).
• Other (describe): $None anticipated.
A Certificate of Sewer Availability (application form enclosed) issued separately by Lakehaven may b*
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 the certificate is
needed, allow 1-2 work days to issue for typical..
Fite # I 5- 7 03334-00-PC Doc ID 70243
T\/Ir. Peter Kislyak
Page 4
August 18,2015
The site has no existing or previous sewer service connectioti(s). The site has two (2) existing six inch
sewer service stub lines (see enclosed map, black lines, northeast and southeast areas of site, both
approximately six feet deep when constructed in 1978).
0 A separate Lakehaven sewer service connection permit (contact Lakehaven for the application form) is
required for each new connection to the sanitary sever system in accordance with standards defined in
Lakehaven's current "Fees and Charges Resolution." Mininitim 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 requi red on the private building sewer line, for all new or
modified non-residential connections.
Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees/
charges /deposits (2015 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven. These sewer connection charges are separate
from any DE fees/charges/deposits and are due at the time of application for service. All Lakehavbn
fees, charges, and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to
change without notice.
'o . Sewer Service Connection Permit Fee: $360.00.
o Capital Facilities Charge(s)-Sewer: $UNKNOWN. These charges are collected on a per ERU
method based on the estimated -annual water usage (domestic only) provided by the applicant.
Current 2015 Sewer Capital Facilities Charge rate is $3,206.00 per U. One (1.00) Sewer ERU
equals 220,ga.1lons-per- day of water consumed (domestic only) on an annual average basis. There
are 4.28 ERU of sewer systein capacity credits available for this property from previous Sewer
ULID 35 assessments. Please contact Lakehaven for further details.
o Right-of-way permit fee (City of Federal Way) may or may not be required depending on actual site
location of existing sewer service stub(s): $340.00, if necessary.
o Other (describe): $None anticipated.
General
0 Utility conflicts should be identified and coordination (if necessary) should occur as early as possible in
the planning process. The project will need to avoid encroachment with existing Lakehaven water
facilities and easement (Lakehaven records indicate an existing eight -inch water matin on/along the
northern property line for the site, with an accompanying five-foot casement on the site). New perimeter
landscape requirements may conflict with existing or new easement terms and conditions, and if so, the
owner should coordinate any required revisions with the city and Lakehaven early in the pre -design/
planning phase to avoid delays in overall project development.
• All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's currentregulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND REsCUE (Chris Ingham, 253-946-7244, C �risjnghani t�l
The required fire flow for this project is 1,875 gallons per triinute. This project will. requi.rer one new
onsite fire hydrant. Fire hydrants shall be in service prior to and during the time of construction.
Doc ID 70243
Fik #15-103334-00-PC
14r. Peter Kislyak
Page 5
August 18, 2015
• An automatic Fite sprinkler system shall be installed in all occupancies where the total floor area included
within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet.
Fite walls shall not be considered to separate a building to enable deletion of the requited automatic fire -
extinguishing system.
• A Fire Alarm System is requited. An automatic fire detection system shall be installed in all buildings
exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central
and/or remote station conforming to the current requirements of the National Fire Protection Association
standards, and/or the fire chief or designee. Audible signals in sleeping areas shall produce a low
frequency alarm signal.
• The building and sprinkler design shall be submitted and approved if the building will be used for Nigh
Piled Storage.
CLOSING
This letter reflects the information provided at the preapplication conference and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your project.
We have made every effort to identify major issues to eliminate surprises during the city's review of the formal
application. The completion of the preapplication process in the content of this letter does not vest any future
project application. Comments in this letter are only valid for one year as per FWRC 19.40.070.4.
WIMEXty-rcirew Y 11 . *L I 7"77"T MW11— C I LTIVT
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 requited for your project.
If you have questions about an individual comment, please contact the appropriate department representative
noted above. Any general questions can be directed towards the key project contact, Senior Planner Stacey
Welsh, 253-835-2634, or We look forward to working with you.
Stacey Welsh, AICP
Senior Planner
enc: Bulletin 003 'Master Land Use Application' c: Peter Lawrence, Plans Examiner
Bulletin 001 'Process III Submittal Requirements' Kevin Peterson, Engineering Plans Reviewer
Bulletin 002 'Mailing Labels' Sarady Long, Senior Transportation Planning Engineer
Bulletin 022'CPTED Checklist' Brian Asbury, Lakehaven Utility District
Bulletin 042 `Parking Lot Design Criteria' Chris Ingham, South King Fire & Rescue
Bulletin 050'SEPA Environmental Checklist' JC Marble, Attn: Grace, 2700 11, Ave S, Seattle, WA 98134
Lakehaven Utility District Handouts
rk #15-103334-00-PC Doc ID 70243
reapplication Conference Sign -Sheet
1111MON41M
Mr. Peter Kislyak
PLK Architects
1423 East 2913, Street, Suite 232
Tacoma, WA 98404
Ne: File #15-103334-00-PC PREAPPLICATION CONFERENCE SCHEDULED
JC Marble Showroom, 29600 Pacific Highway South, Federal Way
FILE
The Community Development Departrnentis in receipt of your preapplication conference request -The
application has been routed to members of the Development Review Conunittee and a meeting with the
project applicant has been scheduled as follows:
9:00 a.m. — Thursday, July 30, 202
Hylebos Conference Room
Federal illy
City Hall, 2nd Floor
33325 8th ASouth
Federal Way, WA 98003
linglilAte dikrecdi with an one else Von would tike id like to attend
Sincerely,
Stacey Welsh, AICP
Senior Planner
c: JC Marble, Attn: Grace, 2700 111 Avenue South, Seattle, WA 98134
Doc,LD 70100
t "GRRESPONGE INCE
33325 8th Avenue South, Federal Way, WA 98003-6325 - (253) 835-7000 . www.cityoffederalway-co I
CITY OF 40PIM Estimate of Development Traffic _pact Fees
CITY OF FEDERAL WAI
COMN[UNITY DEVELOPMENT DEPARTMENT
awl JUSlu
FROM:
FOR DRC MTG. ON:
E.J. Walsh, Development Services Manager
Scott Sproul, Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
Rick Perez, City Traffic Engineer
Stacey Welsh, Planning
7-23-15- Internal
7-30-15, 9:00- with applicant
FILE NUMBER (s)
............. ......... .......................
15-103334-00-PC
RELATED FILE NOS.:
None
PROJECT NAME:
JC MARBLE SHOWROOM
PROJECT ADDRESS:
29600 PACIFIC HWY S
ZONING DISTRICT:
BC
PROJECT DESCRIPTION:
Proposal to develop approximately 20,000 sq. ft.
retail showroom, assembly shop, office, warehouse and
loading dock on a vacant parcel.
LAND USE PERMITS:
Pre -Application
PROJECT CONTACT:
PLK ARCHITECTS
PETER KISLYAK
1423 E. 2 9TH ST Suite 232
TACOMA, WA 98404
14ATERIALS SETBMITTED:
Master Land Use Application
Project Narrative
Site Plan
Elevations
W
MR.
SITE PLAN
1:10 U I