16-10345211�kCIT
Federal Way
September 9, 2016
Belmor Park Golf & Country Club
2101 S 324`' St.
Federal Way, WA 98003
RE: File #16-103452-00-UP; USE PROCESS II SITE PLAN APPROVAL
Belmor Park Clubhouse Addition, 2101 S 324`h St., Federal Way
To Whom It May Concern:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityofiederalway.. com
Jim Ferrell, Mayor
The City of Federal Way's Community Development Department has completed administrative review of
Your proposal for an addition to the existing clubhouse building at Belmor Park Golf and Country Club
located at 2101 South 324"' Street. The Process Il land use application submitted on July 18, 2016, and
subsequent resubmittal on August 23, 2016, is hereby approved with conditions. The proposal meets site
plan and community design guideline criteria set forth in Federal Way Revised Code (FWRC) 19.60.050
as found in the enclosed Exhibit - Findings for Process II Site Plan Approval and incorporated into this
decision by reference. The remainder of this letter outlines the zoning and development review process
required for this proposal and a summary of appeal procedures.
REQUIRED REVIEW PROCESS
The proposed improvements to the site are subject to Process II Site Plan Review pursuant to community
clubhouse use requirements set forth in FWRC 19.205.150. The proposal does not exceed the city -
adopted flexible thresholds set forth in FWRC 14.15.030(c) and therefore is exempt from review under
the State Environmental Policy Act.
APPEALS
The effective date of this decision is September 12, 2016, or three days from the date of this letter.
Pursuant to FWRC 19.60.080, any person who received notice of this administrative decision may appeal
the decision to the Federal Way Hearing Examiner by September 26, 2016. Any appeal must be in the
form of a letter delivered to the Department of Community Development with the established fee. The
appeal letter must contain a clear reference to the matter being appealed and a statement of the alleged
errors in the Director's decision, including the identification of specific findings and conclusions made by
the Director disputed by the person filing.
However, in that you are the only party of record, your appeal period is waived (assuming you do not
wish to appeal this decision). Waiver of the right to appeal does not affect the effective date of this
decision.
APPROVAL DURATION
Unless modified or appealed, the Process 11 decision is valid for five years from the date of issuance of
the decision. Time extensions to the decision may be requested prior to the lapse of approval following
the provisions listed in FWRC 19.15.110. The improvements must be substantially completed within the
five-year time period or the land use decision becomes void.
Belmor Park Clubhouse
September 9, 2016
Page 2
CLOSING
This land use decision does not waive compliance with future City of Federal Way codes, policies, and
standards relating to this development. This Process II approval does not constitute approval of a building
permit, authorization to clear and grade, or demolish the existing building. If you have any questions
regarding this decision, please contact Dave Van De Weghe, Senior Planner, at 253-835-2638, or
david.vandeweghe@cityoffederalway.com.
S1
Acting Community Development Director
enc: Approved Site Plan and Elevations
Exhibit A `Findin,s for Process 11 Site Plan Review Approval'
c: Jennifer Danison, AKS Architects, 1011 SW Klickitat Way. Suite 102, Seattle. WA 98134
Dave Van De Weghe, Senior Planner
Cole Elliott, Development Services Manager
Kevin Peterson. Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Peter Lawrence. Plans Examiner
Vince Faranda_ South King Fire & Rescue
Brian Asbury, Lakehaven Utility District
I6-103452 Doc I.D. 74634
CITY OF y
Federal Way
EXHIBIT A
Findings for Process II Site Plan Approval
Belmor Park Golf & Country Club Addition
File #16-103452-00-UP
FILE,
The Director of Community Development hereby makes the following findings pursuant to content
requirements of the Process II written decision as set forth in Federal Way Revised Code (FWRC) 19.60.070.
These findings are based on review of existing city documents and submitted items by the applicant received
July 18, 2016 and August 23, 2016.
Proposal — The applicant proposes a 3,709 square -foot addition to the existing clubhouse
building to include fitness, circulation, storage, activity office, restrooms, billiards room and
card room spaces.
Existing Conditions — The subject site is located off South 324"' Street, adjacent to Interstate 5. The
site is bordered by the Commons Mall to the north, single-family residential to the south, Interstate 5
to the east and a water tower to the west.
Comprehensive Plan & Zoning Designation — The subject property is located within the Multi -
Family (RM) comprehensive plan and zoning designation. The property's use as a community
clubhouse is a permitted use within the RM 3600 zoning designation pursuant to FWRC
19.205.150.
4. Review Process — Community clubhouse uses located in the RM 3600 zone are subject to
development review procedures of Process II `Site Plan Review' set forth in FWRC Chapter 19.60,
Process II review requires no public notice period and concludes with a written decision issued by
the Director of Community Development. Appeals of the Director's decision are conducted by the
city's Hearing Examiner.
Environmental Review — The proposed improvements are exempt from environmental review. The
addition is less than 12,000 square feet; the improvements are consistent with the State
Environmental Policy Act (SEPA) definition of "minor new construction" as set forth in WAC 197-
11-800(2)(e).
6. Height — The height of the existing building will remain 22 feet, 1 inch. The height of the structure
is below the 30-foot height maximum, per FWRC 19.205.150.
7. Setbacks — The required yard for the community clubhouse use is 20 feet front, side, and rear
setbacks, per FWRC 19.205.150. The proposed improvements are shown to be set back more than
190 feet from the front yard, more than 100 feet from the side yards, and more than 1,000 feet from
the rear yard.
Lot Coverage —No maximum lot coverage applies. Instead, the buildable area will be determined
by other site development regulations, i.e., required yards, landscaping, surface water facility, etc.
9. Parking — Pursuant to FWRC 19.205.150, community clubhouses shall provide 1 parking stall for
each 300 square feet of gross floor area. The building will measure 12,694 square feet after the
addition is complete, requiring 43 parking stalls. The 24 existing parking spaces provided along with
other nearby parking areas on the site satisfy the requirement considering Belmor is a retirement
community where residents primarily walk from their homes to the clubhouse and the golf course is
not open to the public.
10. Landscaping — The RM 3600 zoning district landscaping standards set forth in FWRC
19.125.060(3) require Type III landscaping 20 feet in width along all public rights -of -way and
ingress/egress easements. Type II landscaping 20 feet in width shall be provided along the common
boundary abutting single-family zoning districts. Type III landscaping 10 feet in width shall be
provided along all perimeter lot lines. Screening of site utilities applies in the front yard.
No changes to the existing landscaping are required for the proposed addition.
11. Tree Retention — The RM 3600 zoning district requires 30 tree units per acre (FWRC 19.120.130).
Planting locations for replacement trees (if needed) must be shown on the Use Process site plan or
make a note. Planting locations must be shown on plans at the Building Permit stage.
12. Community Design Guidelines — The proposed addition complies with the provisions of FWRC
Chapter 19.115. Subject applications for remodeling or expansion of existing developments shall
meet only those provisions of this chapter that are determined by the director to be reasonably
related and applicable to the area of expansion or remodeling, per 19.115.030.
Building Design — The north building fagade will not change. The south and west facades are not
visible from the right-of-way or single-family residential zoning districts. The eastern fagade is
primarily a swimming pool, which will not change. The proposed addition matches the existing
architecture.
Screening of blank building walls — Building walls which are uninterrupted by window, door, or
other architectural feature(s) listed in Chapter 19.115 FWRC, Community Design Guidelines,
FWRC 19.1 15.060(3)(b), that are 240 square feet or greater in area, and not located on a property
line, shall be screened by landscaping. Such planting shall include trees, shrubs and groundcover
appropriate for the area proposed, per FWRC 19.125.040(22).
13. Rockeries— For commercial and multifamily 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. There shall be a
minimum three-foot landscaped setback at the base of each rockery or retaining wall, per FWRC
19.120.120(3).
14. Transportation —Based on the submitted materials to add 3,709 square feet to the existing
community clubhouse, the Institute of Transportation Engineers (ITE) Trip Generation - 8"' Edition,
the proposed project is not expected to generate any net new trips.
A concurrency permit is not required for this development project because no new trips are
generated during the PM peak hour.
Based on the submitted materials for no additional square footage, no traffic impact fee is required.
Findings for Process Il Site Plan Approval Page 2
Belmor Park Golf & Country Club Addition File # I6-103452-00-UP/Doc. I.D. 74638
15. Stormwater - The project was reviewed by the Development Services Division of the Public Works
Department for compliance with the stormwater requirements of the 2016 King County Surface
Water Design Manual (KCSWDM), and City addendum to the manual. No additional stormwater
facilities or water quality treatment are required. The project is subject to Full Drainage Review.
Temporary erosion and sediment control (TESC) measures will be required during construction of
the addition.
16. Fire Protection — The required fire flow for this project is 1,500 gallons per minute. A Certificate of
Water Availability shall be provided indicating the fire flow available at the site. A hydraulic fire flow
model shall be requested from the water district.
a. Fire Hydrants: This project will require one fire hydrant. Existing fire hydrants on the property are
available for this project. Fire hydrants shall be in service prior to and during the time of
construction.
b. Fire Lanes: Designated fire lanes may be required for emergency access. This may be done during
the plans 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.
C. Fire Sprinkler System: An automatic fire sprinkler system shall be installed per NFPA 13. The
system demand pressure (to the source) required in a hydraulically designed automatic fire
sprinkler system shall be at least 10 percent less than the correlative water supply curve pressure.
d. Fire Alarm: 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 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.
e. Fire Department Lockbox: A Knox box is required for this project. Approved boxes can be
ordered from www.knoxbox.com
17. Water — Lakehaven Utility District
a. Lakehaven issued a Certificate of Water Availability for the proposed project/property on
12/10/15; Certificate is valid for one-year from date of issuance.
b. Hydraulic model results (FF #148) indicate that Lakehaven's standard maximum allowable
velocity of 10 ft/s is exceeded at a fire flow rate above 1,600 gpm. Fire flow rates greater than
available in the existing distribution system may be accommodated through water distribution
system improvements. Please contact Lakehaven for further detail.
C. A new hydrant (as indicated on the preliminary Drainage, Grading & Utility Plan) is not
required.
d. A new Double Check Detector Assembly is not required (as indicated on the preliminary
Drainage, Grading & Utility Plan), because the water main proposed for the new fire -protection
service connection is an existing private water main with an existing DCDA at the point -of -
connection to Lakehaven's water distribution system.
18. Sewer— Lakehaven Utility District
a. Lakehaven issued a Certificate of Sewer Availability for the proposed project/property on
12/10/15; Certificate is valid for one-year from date of issuance.
b. The preliminary plans do not indicate any sewer service line work, implying that new plumbing
drains in the new building addition will connect to existing building plumbing (contact building
official for requirements &/or additional information).
C. If any sewer service line work (i.e., underground work outside of the building) is proposed, a
separate Lakehaven sewer service connection permit would be required. Minimum pipe slope
for gravity sewer service connections is 2%.
Findings for Process II Site Plan Approval Page 3
Belmor Park Golf & Country Club Addition File #16-103452-00-UP/Doc. I.D. 74638
19. Building Permit— Prior to building construction, the applicant must obtain building permit
approval. This Use Process II site plan approval decision does not grant building permit approval.
20. Decision Criteria — Staff finds the proposal is consistent with applicable site plan approval criteria
required for Process II as set forth in FWRC 19.60.050. The proposal is consistent with the city's
comprehensive plan; applicable provisions of FWRC Title 19 Zoning and Development Code; public
health, safety, and welfare; and streets and utilities in the area are adequate to serve the anticipated
demand from the proposal. The proposal is consistent with Community Design Guideline decisional
criteria set forth in FWRC Chapter 19.115.
Final construction drawings will be reviewed for compliance with specific regulations, conditions of
approval, and other applicable city requirements. These findings shall not waive compliance with�future
City of Federal Way codes, policies, and standards relating to this development.
Prepared by: Dave Van De Weghe, Senior Planner
Findings for Process II Site Plan Approval
Belmor Park Golf& Country Club Addition
Date: September 9, 2016
Page 4
File # 16-103452-00-U P/Doc. 1. D. 74638
RESUBMITTED
AUG, 2 3 2016
CITY OF FEDERAL WAY
CDS
August 11, 2016
Robert Koch
1011 Klickitat Way, Suite 102
Seattle, WA 98134
RE: File #16-103452-00-UP; TECHNICAL REVIEW COMMENTS
Belmor Park Clubhouse Addition, 2101 S 324tb St, Federal Way
Dear Mr. Koch:
South King Fire and Rescue and Lakehaven Utility District have reviewed the information submitted on
July 18, 2016. The following comments must be addressed before the City can provide approval.
SOUTH KING FME AND RESCUE (Vince Faranda, 253-946-7242, Vince.Faranda@southkingfire.org)
The required fire flow for this project is 1,500 gallons per minute. A Certificate of Water Availability shall be
provided indicating the fire flow available at the site. A hydraulic fire flow model shall be requested from the
water district.
Fire Hydrants:
This project will require one fire hydrant. Existing fire hydrants on the property are available for this project.
Fire hydrants shall be in service prior to and during the time of construction.
Fire Lanes:
Designated fire lanes may be required for emergency access. This may be done during the plans 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.
Fire Sprinkler System:
An automatic fire sprinkler system shall be installed per NFPA 13.
The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler
system shall be at least 10 percent less than the correlative water supply curve pressure.
Fire Alarm:
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 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.
Fire Department Lockbox:
A Knox box is required for this project. Approved boxes can be ordered from.www.knoxbox.com
Mr. Koch
August 11, 2016
Page 2
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, BAsbury@lakehaven.org)
WATER
• Lakehaven issued a Certificate of Water Availability for the proposed project/property on 12/10/15;
Certificate is valid for one-year from date of issuance.
• Hydraulic model results (FF #148) indicate that Lakehaven's standard maximum allowable velocity
of 10 ft/s is exceeded at a fire flow rate above 1,600 gpm. Fire flow rates greater than available in the
existing distribution system may be accommodated through water distribution system improvements.
Please contact Lakehaven for further detail.
■ A new hydrant (as indicated on the preliminary Drainage, Grading & Utility Plan) is not required.
■ A new Double Check Detector Assembly is not required (as indicated on the preliminary Drainage,
Grading & Utility Plan), because the water main proposed for the new fire -protection service
connection is an existing private water main with an existing DCDA at the point -of -connection to
Lakehaven's water distribution system.
SEWER
• Lakehaven issued a Certificate of Sewer Availability for the proposed project/property on 12/10/15;
Certificate is valid for one-year from date of issuance.
• The preliminary plans do not indicate any sewer service line work, implying that new plumbing
drains in the new building addition will connect to existing building plumbing (contact building
official for requirements &/or additional information).
• If any sewer service line work (i.e., underground work outside of the building) is proposed, a separate
Lakehaven sewer service connection permit would be required. Minimum pipe slope for gravity
sewer service connections is 2%.
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.
Sincerely,
Dave Van De Weghe
Senior Planner
enc: Lakehaven Utility Map
16-103452 Doc. I D. 74369
RESUBMITTED
AUG 2 3 2016
CITY OF FEDERAL WAY
CDS
July 27, 2016
Robert Koch
1011 Klickitat, Suite 102
Seattle, WA 98134
RE; Selmor Park Clubhouse Addition; Permit # 16-103452-00-UP;
2101 S 3241h St
Dear Mr. Koch:
Development Services has reviewed the information submitted on July 18, 2016. The following
comments must be addressed before the City can provide approval:
Plans
Prior to land use approval, the following comments must be addressed:
Sheet Al
1. Cover sheet indicates a Geotechnical Engineer but no report has been provided with
plan set.
Sheet C1
1. Provide some indication of clearing limits on plan sheet.
2. Because portions of the retaining wall (southwest side of the building) exceed 4-feet in
height, a separate building permit will be required.
3. Additional structural details must be provided for the retaining wall.
4. Existing CB #2 indicates a 6-inch storm main which may be affected by retaining wall
and new addition. If necessary, provide additional information about relocation of the
main or cutting and capping.
5. No erosion protection or concrete cleanout is shown on the plan sheets. Provide
additional information on both of these items.
6. Provide additional information on Stormwater L.I.D. being proposed on southern storm
main.
7. On the southern storm main, a catch basin is proposed but no information has been
provided for the rim and pipe inverts.
8. The slope and pipe size has not been provided on the southern storm main.
Technical Inforination Report
Prior to land use approval, the following comments must be addressed:
1. Provide a small site Surface Water Pollution Protection (SWPP) plan in accordance with
King County Surface Water Design Manual Appendix D 3.2.
2. Provide additional information on Stormwater L.I.D. being proposed on southern storm
main.
Sincerely,
Cole Elliott, PE
Development Services Manager
CE: su
cc: David VanDeWeghe, Senior Planner
Project File
Day File
4\AKS ARCHITECTURE
22 August 2016 RESUBMITTED
From: Robert Koch, AKS Imo'"' AUG, 2 3 2016
To: Dave Van De Weghe, Senior Planner CITY OF FEDERAL WAY
CDS
Subj: RESPONSE TO COMMENTS 02
Permit # 16-103452-00-UP
BELMOR PARK CLUBHOUSE ADDITION
Ref: (a) Dave Van De Weghe Letter dtd 11 August 2016
Encls: (1) Email — General Fire Flow Information (3 pages)
(2) Water and Sewer Availability (4 pages)
(3) Fire Flow Information (2 pages)
The following are the responses to the comments dated August 11 th, 2016 from the
Federal Way Development Services on the Belmor Park Clubhouse Use Process II
Submittal:
SOUTH KING FIRE AND RESCUE (Vince Faranda
1. The required fire flow for this project is 1,500 gallons per minute. A Certificate
of Water Availability shall be provided indicating the fire flow available at the
site. A hydraulic fire flow model shall be requested from the water district.
Response:
1.1 The Certificate of Water Availability as well as the Hydraulic Fire Flow
Model has been provided by Lakehaven Utility District. Please see
Enclosures (1), (2), and (3).
Fire Hydrants:
2. This project will require one fire hydrant. Existing fire hydrants on the property
are available for this project. Fire hydrants shall be in service prior to and
during the time of construction.
Response:
2.1 This project will be utilizing the existing private hydrant on the northern
end of the property. The hydrant is currently and will remain in service.
Fire Lanes:
3. Designated fire lanes may be required for emergency access. This may be
done during the plans check or after the facility is in operation.
Response:
3.1 Designated fire lane locations/proposals will be included during the
building permit phase of the project.
AKS, P. S.. Inc
1011 SW Klickitat Way, Suite 102 1 Seattle, WA 98134 1 206.623.6832 1 f 206.682.3484
4. Fire apparatus dCcess roads shall be installed and n.cide serviceable prior to
and during the time of construction.
Response:
4.1 The Existing Fire apparatus access road (Pebble Beach Cir.) will remain
serviceable.
Fire Sprinkler System:
5. A new automatic fire sprinkler system shall be installed per NFPA 13.
Response:
5.1 An NFPA 13 compliant automatic fire sprinkler system is to be installed.
All necessary documents will be submitted at the time of the building
application.
6. The system demand pressure (to the source) required in a hydraulically
designed automatic fire sprinkler system shall be at least 10 percent less than
the correlative water supply curve pressure.
Response:
6.1 Acknowledged.
Fire Alarm:
7. 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 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.
Response:
7.1 A Fire Alarm System and its associated monitoring station will be installed
per NFPA requirements and requirements of the Federal Way Fire
Marshal. All necessary drawings & documents are to be submitted at the
time of the building permit application.
Fire Department Lockbox:
8. A Knox box is required for this project. Approved boxes can be ordered from
www.knc)xl)ox.com.
Response:
8.1 Acknowledged. The Knox box location will be provided during the building
permit phase.
AKS, P.S., Inc 2
1011 SW Klickitat Way, Suite 102 1 Seattle, WA 98134 1 206.623.6832 1 f 206.682.3484
LAKEHAVEN UTI LITY L,,STRICT Brian Asbu
Water:
Lakehaven issued a Certificate of Water Availability for the proposed
project/property on 12/10/15; Certificate is valid for one-year from date of
issuance.
Response:
1.1 Acknowledged. Enclosure (2) - The Lakehaven issued Certificate of Water
Availability is attached.
2. Hydraulic model results (FF #148) indicate that Lakehaven's standard
maximum allowable velocity of 10 ft/s is exceeded at a fire flow rate above
1,600 gpm. Fire flow rates greater than available in the existing distribution
system may be accommodated through water distribution system
improvements. Please contact Lakehaven for further detail.
Response:
2.1 AKS contacted Lakehaven on 8116116 for clarification. Lakehaven
confirmed that the existing hydrant meets the required standards
pertaining to the scope of this project and no further action is required.
Please see Enclosure (1) - attached email from Brian Asbury, Lakehaven
Development Engineering Supervisor.
3. A new hydrant (as indicated on the preliminary Drainage, Grading & Utility
Plan) is not required.
Response:
3.1 The proposed new hydrant located on drawing C1 has been removed.
See Response to Comments 02, letter to Cole Elliott dated 819116.
4. A new Double Check Detector Assembly is not required (as indicated on the
preliminary Drainage, Grading & Utility Plan), because the water main
proposed for the new fire -protection service connection is an existing private
water main with an existing DCDA at the point -of -connection to Lakehaven's
water distribution system.
Response:
4.1 UPDATE. Per subsequent phone conversation with Brian Asbury,
Lakehaven Development Engineering Supervisor, on 8116116 a new
Double Check Detector Assembly WILL BE REQUIRED. The Double
Check Detector Assembly indicated on the Drainage, Grading, & Utility
Plan is to remain. Please see attached email from Brian - Enclosure (1).
AKS. P.S., Inc
1011 SW Klickitat Way, Suite 102 1 Seattle, WA 98134 1 206.623.6832 1 f 206.682.3484
Sewer:
5. Lakehaven issued a Certificate of Sewer Availability for the proposed
project/property on 12/10/15; Certificate is valid for one-year from date of
issuance.
Response:
5.1 Acknowledged. The Lakehaven issued Certificate of Sewer Availability is
attached. Please refer to Enclosure (2).
6. The preliminary plans do not indicate any sewer service line work, implying
that new plumbing drains in the new building addition will connect to existing
building plumbing (contact building official for requirements &/or additional
information). If any sewer service line work (i.e., underground work outside of
the building) is proposed, a separate Lakehaven sewer service connection
permit would be required. Minimum pipe slope for gravity sewer service
connections is 2%.
Response:
6.1 Acknowledged. If any new sewer service line work is deemed necessary
in the future, a Lakehaven Sewer Service Connection Permit will be
obtained.
AKS, PS., Inc
4
1011 SW Klickitat Way, Suite 102 1 Seattle, WA 98134 1 206.623.6832 1 f 206.682.3484
ENCL (1): EMAIL - r--NERAL FIRE FLOW & SEWER IN")RMATION. (3 Pages)
Jennifer Danison
From: Brian Asbury <BAsbury@lakehaven.org>
Sent: Tuesday, August 16, 201610:42 AM
To: Jennifer Danison
Subject: FW: Belmor Park Clubhouse Addition (16-103452-00-UP)
Attachments: 16-103452-00-UP.pdf, Belmore Park joint 3839446099.pdf, K9 S 324 St & 22 Ave
S.pdf
Jennifer,
Some clarification on Lakehaven's comments & additional info, for the subject proposed project. Let me
know if you've any questions or need additional information.
• The Certificates of Availability indicated below (copies attached) are actually for Lot/Site 11 of the mobile
home park. However, except for distance reference to nearest hydrant, all other comments would be the
same for Certificates issued specifically for this clubhouse project. Apologies for any confusion here.
• The nearest existing hydrant is the hydrant located approximately 70+/- feet north of the clubhouse
building. This hydrant was installed in 2003 under a Lakehaven Developer Extension Agreement. The
hydrant is supplied directly from the adjacent Lakehaven tank site, with 12" diameter water main that
reduces to 8" diameter water main into the mobile home park property. This would be standard
construction for a hydrant 'run' of this length (>500') & that required/needed >1,000 GPM of available fire
flow.
• The attached Hydraulic Model report, performed specifically to determine what size mains would be
needed for the previously indicated 2003 water main work, indicates that the available fire flow from the
hydrant indicated in the above bullet -point would be approximately 1,600 GPM at 20 psi for 2 hours or
more duration.
• To my knowledge, no new onsite hydrant is required.
• While the new Double Check Detector Assembly (DCDA) for the new fire -protection system for the
clubhouse building will be connected to private water main (which is 'master' metered for the entire
mobile home park site), installation of the DCDA & initial device testing needs to be coordinated with
Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoepfl@Lakehaven.orq). Premise
isolation devices should be located as close to the supplying water main/source as possible, but no further
than 50-feet from such main/source. This is Lakehaven's typical requirement, where the device is directly
connected to Lakehaven's water system; coordinate actual DCDA location with Lakehaven's CCCP
Manager.
• While this won't technically be a new Lakehaven water service connection, it is a water service connection.
But because the supplying private water main is already monitored for water use (not metered, just
whether water was used or not), no new Lakehaven service connection application is required. Just
coordinate with Lakehaven's CCCP Manager as noted directly above.
• Any sewer service work performed outside of the building/foundation walls will require a Lakehaven Sewer
Service Connection Permit (application form attached). However, if the intent is to simply extend plumbing
into any new building addition, then a Lakehaven SSCP is not required (all such work would be managed
under a City plumbing permit).
Brian Asbury
Development Engineering Supervisor
Lakehaven Utility District
Lakehaven DE Website
From: Brian Asbury
Sent: Thursday, August 11, 2016 1:32 PM
RESUBMITTED
AUG. 2 3 2016
CITY OF FEDERAL WAY
CDS
ENCL (1)- EMAIL - -NERAL FIRE FLOW & SEWER IN'-)RMATION. (3 Pages)
To: 'David VanDeWeghe'
Subject: RE: Belmor Park Clubhouse Addition (16-103452-00-UP)
Dave,
Confirming that the comments below are correct for the subject project, I'd just attached an incorrect GIS
map initially. Let me know if you've any questions or need additional information.
Brian Asbury
Development Engineering Supervisor
Lakehaven Utility District
Lakehaven DE Website
From: Brian Asbury
Sent: Thursday, August 04, 2016 11:10 AM
To: 'David VanDeWeghe'
Subject: Belmor Park Clubhouse Addition (16-103452-00-UP)
Dave,
Lakehaven's comments below, regarding the proposed private golf course clubhouse addition on tax parcel
1621049037. Let me know if you've any questions or need additional information.
WATER
• Lakehaven issued a Certificate of Water Availability for the proposed project/property on 12/10/15;
Certificate is valid for one-year from date of issuance.
• Hydraulic model results (FF #148) indicate that Lakehaven's standard maximum allowable velocity of 10
ft/s is exceeded at a fire flow rate above 1,600 gpm. Fire flow rates greater than available in the existing
distribution system may be accommodated through water distribution system improvements. Please
contact Lakehaven for further detail.
• A new hydrant (as indicated on the preliminary Drainage, Grading & Utility Plan) is not required.
• A new Double Check Detector Assembly is not required (as indicated on the preliminary Drainage, Grading
& Utility Plan), because the water main proposed for the new fire -protection service connection is an
existing private water main with an existing DCDA at the point -of -connection to Lakehaven's water
distribution system.
SEWER
Lakehaven issued a Certificate of Sewer Availability for the proposed project/property on 12/10/15;
Certificate is valid for one-year from date of issuance.
The preliminary plans do not indicate any sewer service line work, implying that new plumbing drains in
the new building addition will connect to existing building plumbing (contact building official for
requirements &/or additional information).
If any sewer service line work (i.e., underground work outside of the building) is proposed, a separate
Lakehaven sewer service connection permit would be required. Minimum pipe slope for gravity sewer
service connections is 2%.
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.
ENCL (1): EMAIL - r 7NERAL FIRE FLOW & SEWER 1Nr")RMATION. (3 Pages)
<< File: 16-103542-00-AD.pdf >>
Brian Asbury
Development Engineering Supervisor
Lakehaven Utility District
Cakehaven ❑E Website
The contents of this email may be determined to be a public record and subject to disclosure pursuant to RCW
42.56 regardless of any expectations or claims of confidentiality or privilege asserted.
ENCL (, INATER & SEWER AVAILABILITY PAGES
RESUBMITTED
nAUG, 2 3 2016
bli1TT Dlsri'",,,�+j
CITY OF FEDERAL WAY
_ F AV ABILITY CDS
Lakehaven Utility District - Development Engineering Section
31623 - 1st Ave S * PO Box 4249 * Federal Way, WA 98063-4249
Telephone: 253-945-1581 * Email: cjenkinshouse@Lakehaven.org
This certificate is intended to provide the applicant, land use agencies &/or public health departments with
information necessary to evaluate development proposals. Lakehaven Utility District, at its sole discretion,
reserves the right to delay, or deny, water service based upon capacity &/or supply limitations in
Lakehaven's or Other Purveyor's system facilities.
Proposed Land Use: ® Building Permit-SFR ❑ Building Permit-MFR ❑ Building Permit -Other
❑ Subdivision ❑ Short Subdivision ❑ Binding Site Plan
❑ Rezone ❑ Boundary Line Adjustment
❑ Other (specify/describe)
Tax Parcel Number(s): 3839446099 Site Address: 2101 S 32411 St. Lot 11 Lakehaven Grid: K-09
Ex. Bldg. Area to Remain: UNKNOWN New Bldg. Area Proposed: 1.836 +/- sf
Applicant's Name: Belmor Park Golf & Country Club
WSYSTEM INFORMATION
1. ® Water service can be provided by service connection to an existing private 2 diameter water main that is on the site.
2. ❑ Water service for the site will require an improvement to Lakehaven's water distribution system of:
❑ a. feet of " diameter water main to reach the site; and/or
❑ b. The construction of a water distribution system on the site; and/or
❑ c. A major portion of Lakehaven's comprehensive water system plan would need to be implemented and/or
constructed; and/or
❑ d. Other (describe):
3. ® a. The existing water system is in conformance with Lakehaven's Comprehensive Water System Plan.
❑ b. The existing water system is not in conformance with Lakehaven's Comprehensive Water System Plan and an
Amendment to this Plan will be required. This may cause a delay in issuance of land use approvals or permits.
4. ® a. The subject property is within the corporate limits of Lakehaven Utility District, or has been granted
Boundary Review Board approval for extension of water service outside of Lakehaven's water service area.
❑ b. Annexation or Boundary Review Board approval will be necessary to provide service.
S. Water service is subject to:
❑ a. Payment of connection charges (to be determined by Lakehaven);
❑ b. Proof or reservation of easement(s) as required by Lakehaven;
❑ c. Other
Comments/special conditions: The Belmor Mobile Home Park is sunplied wit water via a nrivate water system o[3.eratgd by the
Mobile Horne Park Water feeding the private water system is suppli-ed by Lakehayen.
The nearest fire hydrant is approximately 405+ - feet from the site's Lot 11 (as marked on map on the back of this page).
Fire Flow at no less than 20 psi available within the water distribution system is 1.000+ gpm (approximate) for two (2) hours or
more. This flow figure depicts the theoretical performance of the water distribution system under high demand conditions. Fire flow
rates greater than this may be accommodated through water distribution system improvements, contact Lakehaven for additional
information.
538 Pressure Zone Property Elevations (GIS): High 405+/-, Low 400+/- Est. Pressures (psi): Min. 48, Max. 59
I hereby certify that the above water system information is true. This certification shall be valid for one (1) year from the date of
signature.
Name: BRIAN ASBURY , Title: DEVELOPMENT ENGINEERING SUPERVISOR
Signature:
Date: !�
Belmor Park wtr 3839446099.docx (9/21/15)
Page 1 of 2
4 ;;".
ENCL (r WATER & SEWER AVAILABILITY 'A) PAGES
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Belmor Park wtr 3839446099.docx (9/21/15) Page 2 of 2
?✓
ENCL (r WATER & SEWER AVAILABILITY 'A) PAGES
"1.1ITY DIS'V'y
Lakehaven Utility District - Development Engineering Section
31623 - 1st Ave S * PO Box 4249 * Federal Way, WA 98063-4249
Telephone: 253-945-1581 * Email: cjenkinshouse@Lakehaven.org
This certificate is intended to provide the applicant, land use agencies &/or public health departments with
information necessary to evaluate development proposals. Lakehaven Utility District, at its sole discretion,
reserves the right to delay, or deny, sewer service based upon capacity &/or supply limitations in
Lakehaven's or Other Purveyor's system facilities.
Proposed Land Use: ® Building Permit-SFR ❑ Building Permit-MFR ❑ Building Permit -Other
❑ Subdivision ❑ Short Subdivision ❑ Binding Site Plan
❑ Rezone ❑ Boundary Line Adjustment
❑ Other (specify/describe)
Tax Parcel Number(s): 3839446099 Site Address: 2101 S 3 e St. Lot Lakehaven Grid: K-09
Ex. Bldg. Area to Remain: UNKNOWN New Bldg. Area Proposed: 1.836 +/- sf
Applicant's Name: B Im r P If & Country lute
SEWER SYSTEM INFORMATIOL�I
1. ® Sewer service can be provided by service connection to an existing private 8" diameter sewer main that is on the site and
the sewer system has the capacity to serve the proposed land use.
2. ❑ Sewer service for the site will require an improvement to Lakehaven's sanitary sewer system of:
❑ a. feet of " diameter sewer main or trunk to reach the site; and/or
❑ b. The construction of a sanitary sewer collection system on the site; and/or
❑ c. A major portion of Lakehaven's comprehensive wastewater system plan would need to be implemented and/or
constructed; and/or
❑ d. Other (describe):
3. ® a. The existing sewer system is in conformance with Lakehaven's Comprehensive Wastewater System Plan.
❑ b. The existing sewer system is not in conformance with Lakehaven's Comprehensive Wastewater System Plan and an
Amendment to this Plan will be required. This may cause a delay in issuance of land use approvals or permits.
4. ® a. The proposed site land use is within the corporate limits of Lakehaven Utility District, or has been granted
Boundary Review Board approval for extension of sewer service outside of Lakehaven's sewer service area.
❑ b. Annexation or Boundary Review Board approval will be necessary to provide service.
S. Sewer service is subject to:
® a. Payment of connection charges (to be determined by Lakehaven);
❑ b. Proof or reservation of easement(s) as required by Lakehaven;
® c. Other: Sewer Service Connection Per it r aired on ❑ isconnect I i & t onn new.
Comments/special conditions:
I hereby certify that the above sewer system information is true. This certification shall be valid for one (1) year from the date of
signature.
Name: BRIAN ASBURY Title: DEVELOPMENT N INEER G SUPEBV FOR
011
Signature: - Date: _
Belmor Park swr 3839446099.docx (4/6/15)
Page 1 of 2
ENCL (r WATER & SEWER AVAILABILITY '?) PAGES
Belmor Park swr 3839446099.docx (4/6/15) Page 2 of 2
r�
ENC' 3): FIRE FLOW INFORMATION. (2' ''AGES
LAKEHAVEN UTILITY DISTRICT
Hydraulic Model Fire Flow Estimate
Request/Reporting Form
Requested By:
Mary Young
Date:
102/13/01
Hydrant Location:
Section
K- 9
Intersection:
S 324 St & 22nd Ave S
Additional Description:
see attached map
Results By:
Date:
102/15/01
Model Run No.:
Bert Rois Z
195LUDSFF.INP FF#148
Condition
Pressure (psi)
Flow (gpm)
Static
52
0
Fire Flow
(terminus of prop. 12" pipe)
20
8,600
(terminus of prop. 8" pipe)
20
3,000
NOTE:
The fire flow analysis was performed at the terminus of a proposed
450-foot water main extension (utilizing a 12-inch size pipe and
an 8-inch size pipe) that would start at the inlet/outlet of the
SeaTac Tank at S 324th St and 22nd Ave. S. On -site fire flow
estimates would have to be determined during design of the water
system improvements.
This fire flow rate will cause velocities in excess of 10 f/s
within the water distribution system. For a proposed 12-inch
pipe, a fire flow rate less than 3,500 gpm will maintain flow
velocities below 10 f/s. For a proposed 8-inch pipe, a fire flow
rate less than 1,600 gpm will maintain flow velocities below 10
f/s.
A maximum fire flow rate of 1000 gpm is available at the terminus
of a proposed 450-foot water main extension utilizing 8-inch pipe.
A maximum fire flow rate of 2500 gpm is available at the terminus
of a proposed 450-foot water main extension utilizing 12-inch
pipe.
There is no guarantee that the Hydraulic Model results will
represent actual system performance. Model results depict the
theoretical performance of the system under high demand
conditions. Field measurements should always be obtained for
design purposes.
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Page 1 of 1
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FILE
1�k Federal Way
August 11, 2016
Robert Koch
1011 Klickitat Way, Suite 102
Seattle: WA 98134
RE: File #16-103452-00-UP; TECHNICAL REVIEW COMMENTS
Belmor Park Clubhouse Addition, 2101 S 324`h St, Federal Way
Dear Mr. Koch:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
South King Fire and Rescue and Lakehaven Utility District have reviewed the information submitted on
July 18, 2016. The following comments must be addressed before the City can provide approval.
SOUTH KiNG FiRE AND RESCUE (Vince Faranda, 253-946-7242, Vince.Faranda@southkingfire.org)
The required fire flow for this project is 1,500 gallons per minute. A Certificate of Water Availability shall be
provided indicating the fire flow available at the site. A hydraulic fire flow model shall be requested from the
water district.
Fire Hydrants:
This project will require one fire hydrant. Existing fire hydrants on the property are available for this project.
Fire hydrants shall be in service prior to and during the time of construction.
Fire Lanes:
Designated fire lanes may be required for emergency access. This may be done during the plans 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.
Fire Sprinkler System:
An automatic fire sprinkler system shall be installed per NFPA 13.
The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler
system shall be at least 10 percent less than the correlative water supply curve pressure.
Fire Alarm:
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 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.
Fire Department Lockbox:
A Knox box is required for this project. Approved boxes can be ordered from www.knoxbox.com
Mr. Koch
August 11, 2016
Page 2
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, BAsbury@lakehaven.org)
WATER
• Lakehaven issued a Certificate of Water Availability for the proposed project/property on 12/10/15,
Certificate is valid for one-year from date of issuance.
• Hydraulic model results (FF #148) indicate that Lakehaven's standard maximum allowable velocity
of 10 ft/s is exceeded at a fire flow rate above 1,600 gpm. Fire flow rates greater than available in the
existing distribution system may be accommodated through water distribution system improvements.
Please contact Lakehaven for further detail.
• A new hydrant (as indicated on the preliminary Drainage, Grading & Utility Plan) is not required.
• A new Double Check Detector Assembly is not required (as indicated on the preliminary Drainage,
Grading & Utility Plan), because the water main proposed for the new fire -protection service
connection is an existing private water main with an existing DCDA at the point -of -connection to
Lakehaven's water distribution system.
SEWER
• Lakehaven issued a Certificate of Sewer Availability for the proposed project/property on 12/10/15;
Certificate is valid for one-year from date of issuance.
• The preliminary plans do not indicate any sewer service line work, implying that new plumbing
drains in the new building addition will connect to existing building plumbing (contact building
official for requirements &/or additional information).
• If any sewer service line work (i.e., underground work outside of the building) is proposed, a separate
Lakehaven sewer service connection permit would be required. Minimum pipe slope for gravity
sewer service connections is 2%.
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.
Sincerely,
Dave Van De eghe
Senior Planner
enc: Lakehaven Utility Map
16-1034S2 Doc I D 74369
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: July 19, 2016
TO: E.J. Walsh, Development Services Manager
Cole Elliott, Development Services Manager for PW
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District
Vince Faranda, South King Fire & Rescue
Rick Perez, City Traffic Engineer
FROM: Dave Van De Weghe
FOR DRC MTG. ON: Internal Review on August 4, 2016
FILE NUMBER(s): 16-103452-00-UP
RELATED FILE NOS.: none
PROJECT NAME: Belmor Park Clubhouse Addition
PROJECT ADDRESS:
ZONING DISTRICT:
PROJECT DESCRIPTION:
2101 S 324th St
RM 3.6
Proposed addition to existing golf course
clubhouse building to include fitness,
circulation, storage, activity office, restrooms,
billiards room and card room spaces. A new fire
sprinkler system will be provided throughout the
new addition and existing building.
LAND USE PERMITS: Use Process II
PROJECT CONTACT: AKS Architecture, Robert Koch - Architect
1011 SW Klickitat Way, Suite 102
Seattle, WA 98134
(206)954-9505
Robertkochl@me.com
MATERIALS SUBMITTED: Cover Sheet
Expansive Site Plan
Site Plan
Topographic Survey
Drainage, Grading and Right of Way Plan
Exterior Elevations
Material Board
3D Images
4ik
CITY 40';:tSp
OF
Federal Way
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
RECEWED33325 8"' Avenue South
Federal Way, WA 98003-6325
JUL 18 2016 253-835-2607; Fax 253-835-2609
www.cityoffederalway.com
CITY OF FEDERAL WAY
CDS
APPLICATION NO(s) _ I r ( O V l /,o Date 7.15.16
Project Name Belmor Park Golf & Country Club Addition
Property Address/Location 2101 S 324TH Street
Parcel Number(s) 1621049037
Project Description Addition to existing golf course clubhouse building to include fitness, circulation, storage, activity
office, restrooms, billiards room and card room spaces. A new fire sprinkler system will be provided
throughout the new adiditon and existing building.
PLEASE PRINT
Type of Permit Required
_ Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
_ Land Surface Modification
_ Lot Line Elimination
Preapplication Conference
_ Process I (Director's Approval)
X Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
_ Shoreline: Variance/Conditional Use
_ Short Subdivision
_ Subdivision
Variance: Commercial/Residential
Required Information
RM 3600 Zoning Designation
RM 3600 Comprehensive Plan Designation
$1,250,000 Value of Existing Improvements
$800,000 Value of Proposed Improvements
International Building Code (IBC):
A-3 Occupancy Type
V-B Construction Type
Applicant
Name: Belmor Park Golf & Country Club - Tyler Flint, Manager
Address: 2101 S 324th Street
City/State: Federal Way, WA
Zip: 98003
Phone: (253) 838-0517
Fax: (253)838-6865
Email: tfiint§hynesnet. m
Signature: �
Agent (if different than Applicant)
Name: AKS Architecture, Robert Koch - Architect
Address: 1011 SW Klickitat Way, Suite 102
City/State: Seattle, WA
Zip: 98134
Phone: (206) 954-9505
Fax: (206)682-3484
Email: robertkochl @me.com
Signature: 12.
Owner - Qe fcesz-\6i vc
Name: Belmor Park Golf & Country Club - Tyler Flint, Manager
Address: 2101 S 324th Street
City/State: Federal Way, WA
Zip: 98003
Phone: (253) 838-0517
Fax: (253)838-6865
Email: tflint@hynesnet.com
Signature: �f
Bulletin #003 — January 1, 2011
Page 1 of 1
k:\Handoutsuvlaster Land Use Application