17-100355low 10, A D.0 I h A h7q g i A R � D Aq
RECEIVED
MAR 13 2017
To: Cole Elliott, City of Federal Way
Re: Permit #17-100355-00-AD; Change of Use Analysis
We appreciate the work that was done to complete the referenced Change of Use for the property at
35100 Pacific Highway South. Ed McManamna, the Architect for South King Fire& Rescue (SKF&R)
contacted you on or about March 1, 2017, by phone regarding the intended use of this property.
We want to add more information for you to consider in the analysis of this Change of Use Permit.
SKF&R intends to utilize portions of both buildings for maintenance operation and that no exterior
maintenance activities are anticipated. The Maintenance bay floor drains would discharge to oil/water
separators and then out to sanitary sewer. The only exterior activities anticipated would be vehicle
parking as is currently allowed on the site. In the future, should SKF&R make permit required exterior
to include additional
storm water improvements.
a ffil, I
Deputy Chief
South King Fire & Rescue
3 16 17 1st AVENUE SOUTH - FEDERAL WAY, WASHINGTON 98003-520)
Seattle. 253/839-6234 Tacoma. 253/927-3118 Lax. 253/529- 7204
An Equal Opporlunity Employer
FILE
Cl" OF
F6dera I VV�y
Deputy Dave Mataftin
IQ&
•"I•
Iff-71INKIKIM,
AE - Permit #17-100355-00-AD; CHANGE OF USE ANALYSIS
South Mug Fire & Rescue, 35100 Pacific Hwy South, Federal Way
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway. com
Jim Ferrell, Mayor
I
ceipt oT yoll TTJ-t1T'M- iul 1117 SIS U1 1 .11 Ly. I
subject property consists of two tax parcels, 202104-9148 and 202104-9059. The request is to locate a fire
district maintenance shop and admin office within the existing development. As proposed, the
administrative office, vehicle maintenance, fueling station, and storage facilities will serve the Fire
District's current operational needs and a future fire station is anticipated at a later date.
ZONING COMPLIANCE REVIEW
Federal Way Revised Code (FWRQ 19.15.025 addresses a change of use at a developed site as
follows:
19.15.025 Zoning and use review processfor new tenants — Change of use at a developed site.
The purpose of this section is to review and determine compliance with applicable zoning and
development code requirements when a new use is proposed to occuy an existing building or
site. When a land use changesftom one use catego�y in the zoning charts to another use
category, a zoning compliance review shall be pe7formed as part of the use process review, when
re, e_d or in coniunction with the re4uired ation andlor buildinffijerinit review.
Each paragraph in a zoning chart is a use category. If the new use is in the same use category as
anyprevious legal use of the site, no zoning compliance review is required.
TY10
an equipment rental facility and contractor's yard/equipment storage facility pursuant to FWRC
19.240.050 and 19.240.020, respectively. A new use is proposed to occupy the site and is permitted
determine compliance with the use zone chart standards that directly relate to the new use.
Use -Specific Regulations and Notes — The subject property must be designed so that truck parking,
lo areas; areas where noise i eneratin i out oor uses and activities in occur;and
verns anci similar teatures are 1QUULUU US 1aF US PUS6111r, I 1 (1111 allY LeSIGOuLla"I"10
use, natural system, and public rights -of -way.
No changes to the existing building or outdoor storage area are proposed. The location of the outdoor
I., 2 -q f2 r 2.s; *-u, A!e -iidtt-sf-way. There are no residential zones or uses nearby.
klAun_ �a= E
Parking — Parking requirements for government facilities is determined on a case -by -case basis. No more
than ten employees will work at this site. The general public will not visit the site except on occasion
where a small group would need to meet for fire department business. The existing 30 parking stalls on
site are sufficient. Therefore, the Change of Use does not trigger any additional parking requirements.
Deputy Mataftin
March I . 2017
Page 2
Setbacks — Required minimurn setbacks for the proposed use in the CE zone are 20 ft. front, 10 ft. side,
and 10 ft. rear. The existing building on the site meets the setback requirements. Parking areas and
driveways inay be located within required setback; however, all outdoor storage area iteirts must comply
with required setbacks noted above.
LAND USE REVIEW PROCESS
The proposed new fire station will require additional land use review if a new building, addition, or site
modifications are proposed. Per FWRC 19.15.030, Review process for improvements and additions to
developed site, improvements and/or additions to existing developed sites are subject to land use review
processes as follows:
I . Minor improvements, modifications and additions. Minor improvements, modifications and
additions to a site such as parking lot and landscape area modifications and improvements, and/or
ID
additions to an existing developed site that are exempt from SEPA shall be processed using
Process 1, provided the improvements and/or additions do not exceed either of the following
thresholds:
a. Twenty-five percent of the gross floor area of the existing use; or
b. Two thousand square feet of new gross floor area.
Z. Substantial improvements. Improvements and/or additions to an existing developed site that are
exempt from SEA and exceed the thresholds in subsection (1) of this section, but do not exceed
100 percent of the square footage of the gross floor area of the existing use, shall be reviewed
using Process II.
At the time a new fire station is proposed, feel free to contact me to discuss the exact review process that
will be required.
IT U*11S L4. any cr=11, . _ , , Ily — 111K�� '71/111 fCtUlre a . OLTIUary
Line Adjustment to be completed before a building permit can be issued.
InIFTNUTY M2
s4Ekg� Ml!kc ougAt�PIMEgM6
Change in Use will require an update of the stormwater system to meet the most recent King County
Surface Water Design Manual (KCSWDM) standards in accordance with FWRC 19.3 0.120. I.f. The
improvements must be designed to meet Conservation Flow Control and Enhanced Basic Water Quality
treatment standards.
Not enough information is provided for staff to determine if the site meets the most recent KCSWDM. If
the site does not meet the 2016 KCSWDM and improvements are required, the applicant will be required
to submit an Engineering (EN) pen -nit application to the City for review and approval. For more
infon-nation please contact Development Services Manager Cole Elliott at 253-835-2730 or
cole.elliott@cityoffederalway.com.
Lraffic
The proposed change of use is expected to generate additional p.m. trips. As such, a concurrency pen -nit
application and $4,650 application fee is required for this change of use.
17-100355-00-AD Doc, LD 7596
Deputy 'Mataffin
March 1, 2017
Page 3
Also, it appears that the applicant will be required to pay a traffic impact fee as well. Prior to occupying
the site the above -mentioned fees must be paid to the Permit Center. Please contact Senior Transportation
Planning Engineer Sarady Long at 253-835-2743 or sarady.long@cityoffederalway.com if you have any
questions.
Bt
Building has no comments on the Change of Use. Any tenant improvement/addition related to this
building will require submittal of a building permit application to the Pen -nit Center. For infortnation
regarding building permit application process please contact the Permit Center at 253-835-2607 or
permitcenter@cityoffederalway.coi-n.
Lakehaven trUIRL,* District
Lakehaven has no comment on the proposed Change of Use action, as based on the submittal it appears
no existing /or future Lakehaven water or sewer system facilities will be adversely impacted if
approved.
General
All Lakehaven Development Engineering related application forms, and associated standards information,
can be accessed at Lakehaven's Development Engineering web pages
All comments herein are valid for one (1) year arid are based on the proposal(s) submitted and
v zo Iicies. Akuy change to either the develogment pro�_! �al( ) or
Lakehaven's regulations and policies may affect the above comments accordingly.
Water - Technical (future fire station/development)
A Certificate of Water Availability issued separately by Lakehaven may be required to be submitted with
any land use arid/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.
Hydraulic model results (FF #206) indicate that Lakehaven's standard maximum allowable system liquid
velocity of 10 ft/s is exceeded at a fire flow rate above 3,000 GPM in this area. This flow figure depicts
the calculated perfon-nance of the water distribution system under high demand conditions. Fire flow rates
greater than available in the existing distribution systern may be accommodated through water
distribution system improvements. Please contact Lakehaven for further detail.
The site has two (2) existing dornestic water service connections (SvcNo 3552 [1.5" meter] & 3553 [2"
1�
meter]), and one (1) existing fire -protection service connection (SvcNo 23121, 6").
C�
If additional hydraDt/s is/are required or indicated, or if any existing water distribution facilities are
required to be relocated, a Lakehaven Developer Extension (DE) Agreement will be required. Additional
detail and/or design requirements can be obtained from Lakehaven by completing & cornpleting &
submitting a separate application to Lakehaven for either a Developer Pre-Desigir Meeting or a Developer
Extension Agreement. Lakehaven encourages owners/developers/applicants to apply for Lakehaven
processes separately to Lakebaven, and sufficiently early in the pre-design/planning phase to avoid delays
in overall project development.
RJURNINEMM
Deputy Mataftin
March 1, 2017
Page 4
To satisfy prernise isolation requirements, the installation & satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each domestic & irrigation service meter is required pursuant to
WAC 246-290-490 & Lakehaven standards regarding premise isolation. As low health cross -connection
• . . . . . . . . . . . . . . . . . . . e check valve assembl. IDCVA.), or a reduced yressure backflow assemblv—(RPBA)
etector assemblkufl)CDA�, or
a reduced pressure detector assembly (RPDA) is required for 3 " & larger fire protection service
connections. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl,
C 253-946-5427) for additional information on premise isolation/BPA
installation & testing coordination.
Sewer- Technical (future fire station/development)
A Certificate of Sewer Availability issued separately by Lakehaven may be required to be submitted with
any land use and/or building pen -nit 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.
A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the
sanitary sewer systern 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'.
Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other sewer service
installation standards, installation of a Type 1, 48 monitoring manhole is typically required on the
private building sewer line, for all new or modified non-resideritial connections. Also, installation of an
extemally-located oil/water interceptor is required for all new vehicle maintenance/wash facilities, size t*
be determined by applicant's engineer.
CONCLUSION
In summary, the proposed zoning Change of Use for this developed site is acceptable. This letter is not
intended to identify all issues, as modifications to the site and its buildings require additional review
ivrocesses. includin., but not limited to. land use a-widication and buildina-wiermit review on will __.Also 1i
need to obtain a city business license through the City Clerk's Office before occupying the building. If
g/ou have any questions regarding this letter, please contact me at 253-835-2641 or
becky.chapin@cityoffederalway.coi-n.
Sincerely,
B e&?y C�Ji ' i i
Associate Planner
eDC: Concurrency Application Lakehaven Map
C Gordy Goodsell, South King Fire & Rescue, Gordon.GoodselI@southkingfire.org
Peter Lawrence, Plans Examiner
Cole Elliott, Development Services Manager
Sarady Long, Senior Transportation Planning Engineer
Brian Asbury, Lakehaven Utility District
17-100355-00-AD Doc ID 75396
Becky Chapin
From:
Goodsell, Gordon
Sent:
Wednesday, February 08,2O178:I]AK6
To:
Becky Chapin
Cc:
P|um|ee' Ed
Subject:
FV: Change of useappUcadon35IUOPHS
Here is the data that I requested from our fleet and facilities division. Please let me know if additional information is
needed.
Thank you
Gordy
From: PlumleeEd
Sent: Wednesday, FebruaryD8, 30178:54AM
To: Goodsell, Gordon; Boe,Lence
Cc: Mataftin, Dave
Subject: RE: Change of use application 35100 PHS
Hello D[Gordy. Can you relay the following to Becky making sure this meets her needs for the Change of Use planning
to move forward?
South King Fire & Rescue will have staff at the 35100 PHS Property of no more than six toten employees. There are 30
+- parking stalls onthe parcels Most ofthe work atthe property isfor repairing fire apparatus and storage for the
facilities division along with storage space for other fire department items. The general public will not as a rule visit this
t i h U group There vxiUbe
property except onoccasmnsvv where �rmu .
delivery trucks on site from time to time to provide parts for the shop and other equipment deliveries. VVewould like to
keep the parking spaces ayisfor now.
With regards,
Fro
Ed P|um|ee
Assistant Chief
South King Fire &Rescue
CeU2S3-347-1SS7
From: Goodsell, Gordon
Sent: Wednesday, February O1,2O171:4OPM
To: 8oe,Lance
Cc: Metaftin, Dave; P|unmlee, Ed
Subject: Change of use application 35100 PHS
FI
Lance,
Becky, our assigned planner onthis application asked mefor additional detail related tnparking. The number ofon-site
parking and the anticipated need for our proposed use is needed for her review. Some of the parking appears to be
striped and designated and other areas appear to be open. I told Becky that the site would not be frequented by visitors
beyond parts vendors and fire department employees.
A parking study isn't needed —just count up the spots and calculate what you expect the demand to be.
Please reply here with the numbers and I will get it to Becky.
Gordon Goodsell
Fire Marshal / Deputy Chief
South King Fire &Rescue
253.946.7241
This email was scanned by Bitdefender
CITY OF FEDERAL WAY
919112 11116AINM 10 11
DATE: January 26, 2017
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District
Rick Perez, City Traffic Engineer
FROM. Becky Chapin, Associate Planner
FOR DRC MTG. ON.• Please email any comments/concerns with proposed change of use.
..........
FILE NUMBER(s): 17-100355-00-AD
RELATED FILE NOS.: None
PROJECTNAME: South King Fire & Rescue Office/Maintenance Bldg.
PROJECTADDRESS: 35100 Pacific Hwy South
PROJECT DESCRIPTION, Change of Use Analysis to allow for offices, storage and maintenance facilities.
LAND USE PERMITS: Administrative Decision, Change of Use Analysis
5T'7nT77MW0j5 �10
SKF&R
31617 l't Avenue South
Federal Way, WA 98003
MA TERLILS SUBMITTED:
• Request for Change of Use Analysis
• Aerial Photos
• Proposed Plans
s
viDREQUEST FOR CHANGE OF UsF, ANALYsis
MY OF DEPARTNIEtff OF CoNtImuNiTY DEVELOPMEW
33325 8'5 Avenue South
Federal Way j,4 federal Way, WA 98003-6325
253-835-2607; Fax 253-835-2609
i"A" t .cityoffederalway.com
FILE NUMBER Date 1 /23/16
Applicant
K"Is PRTUARY PHONE
Deputy Chief Dave Mataftin 253-347-1557
B1J8 ALTERNATE PRONE
South King Fire and Rescue
IIAHMG ADDPY-IM E49AM
31617 1st Avenue South d ave. matafti n @south ki ngfi re.org
cm BTATE zrn PAX
Federal Way WA 98003
Site Address: 35100 Pacific Highway S. and 1351 S 351 st St., Federal Way, WA 98003
Parcel 4: 2021049148 and 2021049059
Pronosed Use: Admi�.gi�strative-offiqeayehicle maintenancefueling station, and storage facilities to
serve the fire district's operational needs. A future fire station is also anticipated on the site.
Curren t/Previons Uses: Office, sjorage,, and maintenance facilities related to previous
equipment rental tenant and drilling contractor,
ProT,osed Modifications to Site or Buildino Exterior: None anticigated at this time other than maintenance
or cosmetic work.
Bulletin #168 - October 5,2015 Page 1 of I k:\Handouts\Change of Use Analysis Form