18-101538CITY OF
Federal Way
Cent reaa r4' tj `i"r Y
July 16, 2018
Fernando Alarcon
16405 Sylvester Rd SW
Burien, WA 98166
innovartplus@hotmail. com
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
RE: File #18-101538-00-UP; PROCESS I `DIRECTOR'S APPROVAL' & CHANGE OF USE APPROVAL
El Cuento Preschool, 2201 SW 356th Street, Federal Way
Dear Mr. Alarcon,
The Community Development Department has completed review of your Process I Master Land Use
application and change of use for a proposed commercial day care facility with playground and parking
lot improvements. The Process I application and change of use are hereby approved per the findings and
conclusions noted below.
FINDINGS OF FACT
1. Proposal — The applicant proposes a commercial daycare facility in an existing building at the above -
mentioned site. A new playground and parking area are proposed south of the building. Ground cover
for the playground will consist of wood chips and rubber tiles. Five new parking stalls will be located
behind the playground area. The building was previously occupied by a medical office. As part of the
Process I review, a change of use zoning compliance review was completed.
2. Comprehensive Plan & Zoning Designation — The comprehensive plan and zoning designation for the
property is Neighborhood Business (BN). Commercial day care facilities are permitted in the BN
zone, per 19.215.040.
3. Review Process —Per FWRC 19.15.030(1), minor improvements, modifications and additions to a
site such as parking lot and landscape area modifications and improvements, and/or additions to an
existing developed site that are exempt from SEPA shall be processed using Process I.
The existing and proposed uses are located in different zoning charts; therefore, a zoning compliance
review is required. Per FWRC 19.15.025(1), any new use shall comply with only those standards of
the use zoning charts that are directly related to the new use as determined by the director. Examples
include parking, use -specific setbacks, use -specific special regulations and notes, and nonconforming
surface water quality improvements identified in FWRC 19.30.120. Other nonconforming aspects of
the site which are not made nonconforming as a result of the change of use are not required to be
brought into conformance as a result of this subsection.
4. Setbacks — Required minimum setbacks for the proposed use in the BN zone are 20 ft. in the front,
side, and rear. The existing building on the site does not meet these setback requirements. The
Mr. Alarcon
July 16, 2018
Page 2
building can remain as no addition is being proposed and the new use is not making the building more
nonconforming.
The required setback for the playground is five feet from all property lines. As proposed, the
playground meets this standard.
5. Screening— Play areas must be completely enclosed by a solid fence or other screen at least six feet in
height. The applicant proposes a six -foot -tall chain link fence with privacy slats, thereby meeting the
screening requirement.
6. Community Design Guidelines — Pursuant to FWRC 19.115.090(1), chain -link fences visible from
public rights -of -way or adjacent properties, and not screened by landscaping, must be vinyl -coated
mesh, powder -coated poles, dark color(s), and architectural elements, such as pole caps. As proposed,
the fence will be black vinyl -coated mesh, powder coated poles, and pole caps; meeting the code
requirement.
7. Parking — One parking space for each 300 square feet of gross floor area is required. Based upon the
submitted floor plan (2,800 square feet / 300 = 9.33 spaces), 10 parking spaces are required. There are
five parking spaces in the front that back into an arterial street which is prohibited pursuant to FWRC
19.130.190, and will be removed. Five additional stalls will be located behind the playground area. A
total of 10 parking spaces will be provided, thereby meeting the parking requirement.
CONCLUSIONS OF LAW
1. The proposed improvements are not exempt from use process review as they do not meet criteria
set forth in FWRC 19.15.020, "Exceptions."
2. Process I "Director's Decision" is the appropriate Master Land Use application as the
improvements are to a developed site and do not exceed thresholds set forth in FWRC
19.15.030(1).
3. The proposed improvements are exempt from State Environmental Policy Act review as the scope
of work meets categorical exemption WAC 197-11-800(1) and FWRC 14.15.030(c).
4. The proposed improvements meet Community Design Guidelines in the Commercial Enterprise
zone set forth in FWRC 19.115.090.
5. The proposed zoning Change of Use for this developed site is acceptable pursuant to FWRC
19.15.025.
APPEALS
The effective date of this decision is July 19, 2018, or three days from the date of this letter, per FWRC
19.05.360. Pursuant to FWRC 19.55.050, the applicant, any person who submitted written comments or
information, any person who has specifically requested a copy of the decision, or the city may appeal this
decision to the Federal Way Hearing Examiner by August 2, 2018. Any appeal must be in the form of a
letter delivered to the Community Development Department 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. You may waive your right to appeal, if desired, by writing the City a letter
to this effect.
18-101538-00-UP Doc. LD. 77715
K
Mr. Alarcon
July 16, 2018
Page 3
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 I approval does not constitute approval of a building
permit. This Process I approval is valid for one year from the effective date of this decision. If no further
action is taken within one year, this decision will expire.
If you have any questions regarding this decision, please contact Becky Chapin, Associate Planner, at
(253) 835-2641, or Becky.chapin@cityoffederalway.com.
Sincerely,
Brian Davis
Community Development Director
enc: Approved Plans
c: Becky Chapin, Associate Planner
Doc, I.D. 77715
18-101538-00-UP
I-) FILE
CITY OF
L Federal Way
Centered on Opportunity
May 10, 2018
Fernando Alarcon
16405 Sylvester Rd SW
Burien, WA 98166
RE: File #18-101538-00-UP; TECHNICAL COMMENT LETTER
El Cuento Preschool, 2201 SW 356" Street, Federal Way
Dear Mr. Alarcon:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
City of Federal Way staff has reviewed your April 10, 2018, land use application and proposed change of use
request. The proposal includes a change of use of the existing building from medical office to daycare facility.
Associated site improvements include installing a 6-foot fence to enclose an outdoor playground area. No
changes are proposed to the exterior of the existing building.
TECHNICAL REVIEW
Prior to land use approval, please address the following items. If you have questions, please contact the
representative listed.
Bechy Chapin, Planning Division beck .cha in ei offederalwa .com 253-835-2641
• Pursuant to Federal Way Revised Code (FWRC) 19.115.090(1)(f), chain -link fences visible from
public rights -of -way or adjacent properties, and not screened by Type I landscaping, shall utilize
vinyl -coated mesh, powder -coated poles, dark color(s), and architectural element(s) such as pole caps
and/or decorative grid pattern.
As proposed, the chain link fence is not a dark color vinyl coated mesh nor does it have powder -
coated poles. Please provide fence details meeting this requirement.
Soma ChattopadhnL Traffic Division soma.chatto adh a ci offederalwa .com 253-835-2734
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 2800 square feet day care center, the Institute of Transportation
Engineers (ITE) Trip Generation - 10t' Edition, land use code 710, the proposed project is estimated
to generate approximately 20 new weekday PM peak hour trips after giving credit for previous use of
Medical Dental Office land use code 720.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. 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).
Mr. Alarcon
May 10, 2018
Page 2
The estimated fee for the concurrency permit application is $4,790 (11 - 50 Trips). This fee is an
estimate and based on the materials submitted. The concurrency application fee must be paid in full at
the time the concurrency permit application is submitted. 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.
Transportation Impact Fees (TIF) (FWRC 19.91)
4. Based on the submitted materials for 2800 sq. ft. day care center, the estimated total traffic impact fee
is $25,956. Please note, the actual impact fee will be calculated based on the fee schedule in effect at
the time a completed building permit application is filed and paid prior to permit issuance (FWRC
19.100.070 3(a)). For a change in use for which no building permit is required, the fee shall be
calculated and paid based on the impact fee schedule in effect on the date of an approved change of
use.
Misc. Safety Related Comments
5. City code prohibits backing onto any street (FWRC 19.130.190). Please note SW 356t" St is an
Arterial Street. Please show cars will be in and out without encroaching sidewalk for safety reason.
Peter Lawrence, Building Division eter.lawrence ci offederal►var,.com 253-835-2621
1. This building will undergo a complete change of occupancy. This building will now be classified as
an E occupancy. A separate building permit application must be submitted for the change of
occupancy. Please contact the Permit Center if you have questions regarding the building permit
submittal process, 253-835-2607 or permitcenter@cityoffederalway.com. The remaining building
division comments are applicable to the building permit application submittal.
2. Plans are required for review to include scaled site plans compliant with the 2015 IBC section 107.5.
a. W 107.2.1 Information on construction documents.
Construction documents shall be dimensioned and drawn Von suitable material. Electronic
media documents are permitted to be submitted where gperoved by the building official.
Canso action documents shall be o su tcient clari to indicate the location nature and extent o
the work proposed and show in detail that it will conform to the provisions of this code and
relevant laws ordinances. rules and re lations as determined hy the building a cial.
Complete egress plans required in compliance with section 107.2.3. 2015 IBC.
a. (Al 107.2.3 Means of egress.
The construction documents shall show in sufficient detail the location, construction, size and
character of all portions of the means of egress including the path of the exit discharge to the
public way in compliance with the provisions ofthis code. In other than occupancies in Groups
R-2, R-3, and I-1, the construction documents shall designate the number o occupants to be
accommodated on evea floor,and in all rooms ands aces.
4. Provide details that demonstrate compliance with the 2015 IBC section 1104.1 — accessible routes,
and the 2015 IEBC section 1012.8.2.
1012.8.2 Complete change of occupancy.
Where an entire building undergoes a chanze of occupancy, it shall comply
_with Section 1 012-8.1
and shall have all of the falIowirig accessible, eatures:
18-101538-00-UP Doc. I,D. 77716
Mr. Alarcon
May 10, 2018
Page 3
a. At least one accessible building entrance.
b. At least one accessible route from an accessible building entrance to Pri?rzaru fanzction areas.
c. Si na e coingIvinz with Section I11l o the .International Building Code.
d. Accessible naL&n where arkin is provided
e. At least one accessible passenger loading zone where loadin zones are provided
f. At least one accessible route connecting accessible parking and accessible passenger loadin
zones to an accessible entrance.
5. Provide drinking fountain location.
6. Provide detailed plumbing fixture count based on occupant loads in table 2902 2015 IBC.
7. Tamperproof receptacles required per the 2017 NEC for E occupancies (separate electrical permit
required.)
8. Complete floor plans drawn to scale with each room labeled and the ages of the children in these
rooms.
9. Manual fire alarm system required if the occupant load is over 50 per section 907.2.3 IFC.
Note: these comments are based on the limited information provided and other codes may be required
Brian Asbury, Lakehaven Water & Server District BAshu iakehaven.cow 253-946-5447
■ If a fire protection system is required or proposed, a water service connection application submitted
separately to Lakehaven will be required for a new fire -protection service connection to the water
distribution system. Otherwise, Lakehaven has no comment on this application/project, as based on the
submittal it appears no existing and/or future Lakehaven water/sewer system facilities will be required,
desired, or affected by the proposed land use action. If any water or sewer utility conflicts are
encountered, applicant should promptly contact Lakehaven for additional information.
CLOSING
Please submit three copies of the revised plan sheets and requested materials with a brief written
response, along with the enclosed resubmittal form. If you have any questions regarding this letter please
contact me at 253-835-2641, or becky.chapin@cityoffederalway.com.
Sincerely,
61�
Becky Chap'
Associate Planner
enc: Resubmittal Handout
c: Soma Chattopadhyay, Traffic Operation Engineer
Riley Bushnell, Planning Intern, email
Peter Lawrence, Plans Examiner, email
Brian Asbury, Lakehaven Water & Sewer District, email
18-101538-00-UP Doc. I.D- 77716
Becky Chapin
From: Peter Lawrence
Sent: Wednesday, April 25, 2018 9:47 AM
To: Becky Chapin
Cc: Gordon Goodsell; Scott Sproul
Subject: El Cueto Preschool comments 18-101538
Becky,
Here are my comments:
1. This building will undergo a complete change of occupancy. This building will now be classified as an E
occupancy.
2. Plans and permits are required for review to include scaled site plans compliant with the 2015 IBC section 107.5
a.[Al107.2.1 Information on construction documents.
Construction documents shall be dimensioned and drawn upon suitable material. Electronic media
documents are permitted to be submitted where approved by the building official. Construction
documents shall be of sufficient clarity to indicate the location nature and extent of the work joroposed
and show in detail that it will conform to the provisions of this code and relevant laws ordinances rules
and regulations- as determined by the building ot iciaL
3. Complete egress plans required in compliance with section 107.2.3.2015 IBC
a. [AT 107.2.3 Means of egress.
The construction documents shall show in sufficient detail the location construction size and character
of all portions of the means of egress including the path of the exit dischar a to the public way in
compliance with the rovisions of this code. In other than occupancies in Groups R-2 R-3 and 1-1 the
construction documents shall desi note the number of occu ants to be accommodated on every floor.
and in all rooms and spaces.
4. Provide details that demonstrate compliance with the 2015 IBC section 1104.1-accessible routes and the 2015
IEBC section 1012.8.2
1012.8.2 Complete change of occupancy.
Where an entire building under oes a change of occupancy, it shall comply with Section 1012.8,1 and
shall have all of the following accessible features:
a. At least one accessible building entrance.
b. At least one accessible route Lrom an accessible building entrance to primoa function areas.
C. Si na a complyLng with Section 1111 of the International Building Code.
d. Accessible parking, where garking is provided.
e. At least one accessible passenger loading zone where loading zones are orovided.
At least one accessible route connecting accessible parking and accessible gassenor loading
zones to an accessible entrance.
5. Provide drinking fountain location
6. Provide detail plumbing fixture count based on occupant loads in table 2902 2015 IBC
7. Tamperproof receptacles required per the 2017 NEC for E occupancies ( separate electrical permit required)
8. Complete floor plans drawn to scale with each room labeled and the ages of the children in these rooms.
9. Manual fire alarm system required if the occupant load is over 50 per section 907.2.3 IFC
These comments are based on the limited_ information provided and other codes may be repaired.
Regards,
Peter Lawrence
Plans Examiner
� r. w
,A Federal Way
33325 8th Avenue South
Federal Way, WA 98003-6325
Phone:253/835-2621 Fax: 253/835-2609
www.ciiyoffederalway.com
04/09 /2018
Narrative description of the project for the building located on:
2201 SW 356th St Federal Way WA 98023
This proposal to open a childcare center in this Building That used to be a
Chiropractor (medical office).
The property building is 2,800 square feet, It already has five parking spaces
assigned in the front and seven spaces on the East side of the building there will be
not change on the existing facades of the building.
And we are expecting to have around 40 children attending.
The outdoor Playground area on the back of the building is about 4,200 ft2. We are
proposing to erect a 6' (six feet high) x 84' long plus a small section on the West side
with Chain link fence and Green privacy slats (see picture attached) The additional
sides are already fenced with 6' (six feet high) wood boards as shown in aerial view
attached.
The play area is flat already and we are going to use wood chips and some rubber
tiles as floor cover for the protection of children.
Fernando Alarcon.
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CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: 4/18/2018
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
FROM: Becky Chapin, Riley Bushnell
FOR DRC MTG. ON: Please email comment
FILE NUMBER (s): 18-101538-00-UP
RELATED FILE NOS.: None
PROJECT NAME: EL CUETO PRESCHOOL
PROJECT ADDRESS: 2201 SW 356TH ST
ZONING DISTRICT: BN
PROJECT DESCRIPTION: Proposal to change the use from a chiropractic office
to a preschool with up to 40 children, and construct a
play area along with a 6' green privacy fence
expanding 84ft.
LAND USE PERMITS: Process I
PROJECT CONTACT: Fernando Alarcon, innovartplus@hotmail.com
MATERIALS SUBMITTED: Land Use Application Cover Letter
Submittal Requirements Letter
Change of Use Application
Project narrative
Aerial view of site with drawings
Fencing material
L NING COMP1JkNCE..REV_ W —CHANGE OF USE
CITY of �� DEPARTMENT OF COMMUNITY DEVELOPMENT
Federal Way 33325 8`h Avenue South
Federal Way, WA 98003-6325
253-835-2607; Fax 253-835-2609
www.cityoffederalway.com
FILE NUMBER 0 { 5 _3 Date B
Fee Collected? Q�
Applicant
NAME PRIMARY PHONE
o &06) 2S0 2z2�
BUSINESS/ORGANIZATION ALTERNATE PHONES
MAILING ADDRESS E-MAIL
tTS ivr's C-Y Y-d S1.0 I nnov a-y4- 1us h6 rwr/ STATE ZIP FAX
>Pur) C-/) I Wq I I8166
Site Address: 2901 sw 356!kSOJ&f4 W gq 1- Q Z"3
Parcel #• f
Proposed Use: C-
Current/Previous Uses: L' G r c C
Proposed Modifications to Site or Building Exterior:
1_3t� 2
� r
***Provide (6) copies of any attachments'
For Staff Use
Use -Specific Notes/RegulationsIV
Parking I OkA lre ' (VC i ���' S
1
Setbacks
Surface Water f 460\PW l.r 14 wu
Bulletin # 168 —January 8, 2016 Page 1 of 1 k:\-Iandouts\Zoning Compliance Review — Change of Use
40k
CIT
F 400'::O;:�
Federal Way
I
ANJ 10 2, 0-1d
CITY CF FECEpAL r;; . r
COMMUPdrfy DE VELOr. - T
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8`h Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
„w%v citvoffedera[way.com
APPLICATION NO(S) +(()l 5 3 V— o v rt4 Date
Project Name
L C ue, fu-T U ??- cSG%o L
Property Address/Location W -� k c O
Parcel Number(i) b j
Project Description
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)
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
Ioninu, Designation
Comprehensive Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
CC rIvo CA -
Applicant
Name: E—:.Y, >7 a-Y) 4C3 e��r co vl
Address: f 6 q ) S y l y a-c -cr 12 J S Lv
City/State:
Zip: cJg)166
Phone: C20 62 b
Fax: Email: 1 lr4 vc�- Y'-!1
16 t u S
Signature: -,
Agent (if different than k4 plieant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name: C k a.v T� n c,�n d v e4 n �a "S
Address: )::7/ y S w L16fti 40 L
City/State: F,- A, ( Lu i9.y lei f% .
Zip: q g 0 2_3
Phone: L Z O - 7'y �9
Fax:
Email: n(G_V,co-u Io'fmc,i 1. cam
Signature: r-, 1
Bulletin #003 - January 1, 2011
Page 1 of 1
k:\Handouts\Master Land Use Application