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05-102286CITY OF � Federal June 16, 2005 P. Waldner Fife Service and Towing 1313 34t' Avenue East Tacoma, WA 98424 CITY HALL 33325 8th Avenue South • PO Box 9718 Way Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederal wa y. com RE: Permit #05-102286-000-00-PC; FIFE SERVICE AND TOWING 3246013tb Place South, Federal Way Dear Mr. Waldner: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held June 9, 2005. 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 Federal Way Fire Department. Some sections of the Federal Way City Code (FWCC) 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 FWCC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Isaac Conlen, 253-835-2643, isaae.conlen ci offederalwa .com. For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION The applicant proposes to improve a vacant site with a new building consisting of 2,000 square feet of office space and 2,560 square feet of garage space with associated 24-stall parking lot and landscaping improvements for Fife Service and Towing. A second phase consists of a 2,400 square -foot, single -story office building. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. These major issues.only-represent comments that the DRC consider most significant to your project and do 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. Mr. Waldner June 16, 2005 Page 2 Public Works Traffic Division Half -street frontage improvements and right-of-way dedication are required to meet the block - perimeter requirement. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. PLANNING DMSION (Isaac Conlen, 253-835-2643, isaac.conlen@cityoffederalway.com) 1. Land Use Review Process —The zoning of the subject site is Community Business (BC). The BC zoning district permits office uses and vehicle tow lots pursuant to FWCC Section 22-751 and 754 (enclosed). The required review process for the project is Process III (Site Plan Review) with SEPA review required. A development submittal requirements checklist, SEPA checklist, and master land use application are enclosed along with applicable code sections. Building permits can be issued after Process III approval is granted. The Process III and SEPA applications are both administrative reviews that are processed concurrently, with initial public notice of application being issued upon determination of a complete application. The SEPA decision is then issued, after which the Process III site plan written decision is issued. 2. State Environmental Policy Act (SEPA) — As noted above, the proposed project requires State Environmental Policy Act review because the .proposed site plan indicates more than 20 parking stalls (with both phases) and a building over 4,000 square feet. An environmental checklist must be submitted and reviewed prior to the City issuing an environmental decision. Public Notification — With submittal of the application, please provide two sets of stamped envelopes addressed to the property owners within 300 feet of the subject site. Include the City of Federal Way return address (PO Box 9718, Federal Way, WA 98063-9718) on all envelopes. For our records, please provide lists of the owners within 300 feet of the subject site and provide a corresponding parcel map showing the 300-foot radius from the subject site. Please see the enclosed public notice handout for details. 4. Application Fees — The project as proposed requires the following land use application fees (other fees for building permits and Public Works review and inspection are required): Process 111 $2,071.50 SEPA $832.50 Total $2,904.00 Setbacks and Lot Coverage — The minimum setback requirements from property lines in the BC zone are dependent on the category of use. Office uses have zero setbacks from all property lines. Tow lots have a 40-foot front yard setback and 15-foot side and rear setbacks (note: landscaping 05-102286 Doe. I.D. 31827 Mr. Waldner June 16, 2005 Page 3 buffers are also required along property lines). As shown, the buildings appear to meet setback requirements. Please note that setbacks are determined after any required right-of-way dedication. No maximum lot coverage is established. Instead, the buildable area will be determined by other site development requirements (i.e., required buffers, parking lot landscaping, surface water facilities, etc.). 6. Perimeter Landscaping — A preliminary landscape plan prepared by a licensed landscape architect in accordance with FWCC Chapter 22, Article XVII, "Landscaping," is required as part of site plan submittal. Pursuant to FWCC Section 22-1566(e)(1) and (3), Type III landscaping, five feet in width must be provided along all property lines. Type III landscaping is described in the enclosed code section. The submitted site plan shows perimeter landscaping. Outdoor vehicle storage areas must be screened pursuant to the provisions of FWCC Section 22-1113 and FWCC Section 22-1564(b) (enclosed). This includes a solid six-foot high screening fence, Type I landscaping, or other appropriate screening as approved by the Director. Please indicate the proposed method of screening in your narrative accompanying your formal submittal. The site plan should indicate the vehicle storage area and any fencing and gates. 7. Parking Lot Landscaping — Twenty square feet of interior lot landscaping, per parking space, must be provided in accordance with FWCC Section 22-1567(b)(1), "Parking Lot Landscaping." Type IV parking lot landscaping is required to be installed at the ends of all rows of parking and disbursed throughout the interior parking area. The site plan must list the specific size of each landscape island proposed for interior parking lot landscaping in order to verify the required calculation is provided. Landscape islands must be a minimum width of six feet between stalls and at the ends of rows. Lighting fixtures shall not replace any required interior parking lot landscaping. Significant Trees — The project must comply with the City's significant tree requirements. Significant trees are defined by the FWCC as evergreen or deciduous trees in good health, and a minimum of 12-inch caliper or 37 inches in circumference, measured four feet six inches above the ground. Significant trees do not include red alder, cottonwood, poplar, or big leaf maple. At least 25 percent of the significant trees on site must be retained, or replacement trees provided. Retention of the significant trees is encouraged through meandering of the parking stalls, and in the perimeter landscape areas per FWCC Section 22-1638(a)(4). A significant tree inventory (if applicable) for the site must be provided with the Process III application. The landscape plan must include a significant tree retention plan in conformance with FWCC Section 22-1568(c)(2). 9. Parking Requirements — Pursuant to FWCC Sections 22-751 and 754, the parking requirement for the project is 1 stall/300 square feet for the office component of the use and is determined on a case - by -case basis for the tow yard component of the use. You have proposed parking at 1 space/300 square feet for both components, which would certainly be higher than the requirement for the garage/tow portion of the building. It is not clear if all parking spaces shown would be available for staff/public use or if some are intended for vehicle storage. The site plan should clarify this point. 05-102286 Doc I.D. 31827 Mr. Waldner June 16, 2005 Page 4 A handout entitled "Parking Lot Design Criteria" is enclosed to assist you with further parking lot design information. Please also refer to the enclosed handout entitled "Accessible Parking" for the correct configuration and labeling of the required handicapped stall. 10. Height— The height allowed outright is 35 feet above average building elevation. If certain criteria are met, height may be increased to a maximum of 55 feet. 11. Community Design Guidelines —The subject proposal must comply with the Community Design Guidelines contained in the FWCC. This correspondence highlights the primary applicable design guidelines for the project, but does not necessarily identify all applicable design requirements. Please reference the enclosed guidelines when developing preliminary plans. Fagade Modulation — Pursuant to FWCC Section 22-1635(b), all building facades that are both longer than 60 feet and visible from either a right-of-way or residential use or zone shall incorporate at least two of the four following options for modulating and/or screening: ■ FaVade Modulation: A minimum depth of two feet, minimum width of six feet, and maximum width of 60 feet. Alternative methods to shape a building such as angled or curved facade elements, offset planes, wing walls, and terracing will be considered, provided that the intent of the section is met. ■ Landscape Screening: Eight -foot wide Type II landscape screening along the base of the facade, except Type IV may be used in place of Type II for facades that are comprised of 50 percent or more window area, and around building entrances. ■ Canopy or Arcade: As a modulation option, canopies or arcades may be used only along facades that are visible from a right-of-way. Minimum length is 50 percent of the length of the fagade using this option. Pedestrian Plaza, Size of Plaza: Plaza square footage is equal to one percent of the gross floor area of the building, but it must be a minimum of 200 square feet. The plaza should be clearly visible and accessible from the adjacent right-of-way. Based on the submitted site plan, it appears the south facade of the Phase I building and portions of the west facade of the Phase H building may meet the above requirement. The project must be designed to satisfy two of the four modulation/screening requirements noted above. Additionally, all facades visible from the right-of-way are subject to the building articulation and scale requirements of FWCC Section 22-1635(c). As such, these facades should include architectural features and/or materials variation that create a sense of articulation, and reduce the scale of the structure. More detailed analysis of this component of Design Guideline Review will be conducted as part of formal land use review. Please refer to the list of methods of articulation identified in FWCC Section 22- 1635(2)(a-g) for specific applications. The district guidelines identified in FWCC Section 22-163 8(a)(1 -4) must be addressed. Major elements of these guidelines include, but are not limited to, the following: parking location and pedestrian access and circulation, and principle entry design. 05-102286 Doc I D. 31827 Mr. Waldner June 16, 2005 Page 5 A written narrative must be provided in conjunction with the Process III application, identifying how the proposal complies with the applicable design guidelines as outlined in the FWCC and summarized above. In the hope of ensuring expedient project review, please feel free to contact the Community Development Services Department to schedule a preliminary design analysis prior to formal submittal. 12. Crime Prevention Through Environmental Design (CPTED) —Pursuant to FWCC Section 22-1630, CPTED standards will be applied during project review. A CPTED checklist (enclosed) must be completed and submitted with the Process III application. 13. Garbage and Recycling — The improved site must include trash and recycling facilities as described in FWCC Section 22-949. The trash enclosure area may not be in required yards (setback areas), may not be located within landscape buffer areas, must be screened according to the landscape chapter, and must be architecturally consistent with the design of the primary structure on site. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Sean R. Wells, P.E., 253-835-2731, sean.wells@cityoffederalway.com) Land Use Issues — Stormwater Surface water runoff control and water quality treatment will be required per the 1998 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 1998 KCSWDM. This project meets the requirements for a Full Drainage Review. The project lies within a Level 1 flow control area, thus the applicant must design the flow control facility to meet this performance criteria. The project also lies within a Resource Stream Protection Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Resource Stream Protection Water Quality Menu. 2. At the time of land use site plan submittal, a preliminary Technical Information Report (TIR) addressing the relevance of the project to the eight core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The City has 1" = 100', five-foot contour planimetric maps that may be used for basin analysis. 3. In lieu of onsite detention, the applicant may elect to convey stormwater to Kitts Corner regional facility. The fee for this is $5,022 per acre and will apply to the entire site irrespective of proposed impervious area. The downstream conveyance system must have capacity for the additional stormwater. Any necessary upgrades to the downstream conveyance system will be the responsibility of the applicant. 4. Soil logs will need to be provided to verify infiltration suitability, if proposed. 5. Show on the preliminary plans, with dimensions, the proposed location of the detention and water quality facilities. Right -of -Way Improvements 1. See the Traffic Division comments from Raid Tirhi, Sr. Traffic Engineer, for traffic related items. 05-102286 Doc. I.D. 31827 Mr. Waldner June 16, 2005 Page 6 2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording. All stormwater treatment and detention requirements outlined above will be applied to new impervious area within the public right-of-way. 4. Frontage improvement requirements apply to the parcel's entire street frontage, not just the portion of the site that is being developed. Building Permit Issues The Federal Way Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.citvoffederalway.com to assist the applicant's engineer in preparing the plans and TIR. 2. A final TIR shall be prepared for the project and submitted with the permit application. The final TIR will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 3. The applicant shall provide a geotechnical report that addresses design pavement thickness for the roadways. 4. The applicant shall reimburse the City for the cost of all required regulatory, warning, and street name signs that are installed, prior to acceptance by the City of all other required improvements. 5. Bonding is required for all improvements associated with the project. The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon 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 for a two-year maintenance period. 6. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities), and street systems for the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. 7. When topographic survey information is shown on the plans, as may be required, the vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are called out. 8. All drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black ink. 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 V = 20', or larger. No architectural scales are permitted on engineering plans. 9. Provide cut and fill quantities on the cleaning and grading plan. Erosion control measures, per Appendix D, 1998 KCSWDM, must be shown on the building set plans. 05-102286 Doc. I.D. 31827 Mr. Waldner June 16, 2005 Page 7 10. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION (Raid Tirhi, PE, 253-835-2744, raid.tirhi@cityoffederalway.com) FWCC Section 20-151 and Federal Way Comprehensive Plan Policy TP21, require block perimeters no longer than 1320' for non -motorized trips, and 2640 feet for streets. One street connection would be required on the south side of the property to serve both vehicular and pedestrian access. Therefore, the proposed access easement should be extended along the entire property frontage to the eastern property line shifting the street stub further east. 2. Half -street improvements shall be constructed, based on roadway cross-section R standards. The required improvements will consist of a 20-foot street with curb, gutter, four -foot planter strip with trees, six-foot sidewalk, and streetlights in a 33-foot right-of-way (ROW). 3. ROW dedication shall be conveyed to the City through a Statutory Warranty Deed and must have clear title prior to recording. The road may be placed in a tract-X for future ROW dedication at no cost to the City. 4. The existing east/west access easement does not meet current City standards by lacking a sidewalk. In order to meet the block perimeter requirement and to provide pedestrian access connecting the site with 13'` Place South, the applicant may propose to construct an extruded curb allowing a six-foot walkway on the north side of the existing pavement between the subject property and 13'h Place. The applicant may make a written request to the Public Works Director to modify, defer, or waive the required improvements due to topography constraints. BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com) 2003 International Building Code (IBC) Washington State Amendments, 51-50 WAC 2003 International Residential Code (IRC) Washington State Amendments, 51-51 WAC 2003 International Mechanical Code (IMC) Washington State Amendments, 51-52 WAC 2003 International Fire Code (IFC) Washington State Amendments, 51-54 WAC 2003 Uniform Plumbing Code (UPC) Washington State Amendments, 51-56, 51-57 WAC 2003 International Fuel Gas Code Washington State Amendments (IFGC), 51-52-21000 WAC 05-102286 Doc. I.D. 31827 Mr. Waldner June 16, 2005 Page 8 2003 Washington State Energy Code (WSEC), 5 1 -11 WAC 2003 Washington State Ventilation and Indoor Air Quality Code (WSVIAQC), 51-13 WAC *Current State Amendments are dated: July 1, 2004 ** As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch circuits serving sleeping rooms in dwelling units (R-1Is). Building Criteria Occupancy Classification: S-2 and B V-B Type of Construction: V-B Floor Area: 2000 sq ft office 2560 garage/shop one story, phase two: 2400 sq ft office, one story. Fire Protection: fire alarm system required in buildings 3000 sq ft or greater Wind/Seismic: Basic wind speed 85 Mvh, Exposure_, 25# Snow load, Seismic Zone D-1 A complete, building permit application and commercial checklist (Additional copies of application and checklists may be obtained on our web site at: www.cityoffederalway.com. Submit five sets of drawings and specifications. Specifications shall include: _Soils report X Structural calculations X Energy calculations X Ventilation calculations. Note: A Washington State registered architects stamp is required for additions/alterations (new or existing) of 4,000 gross floor area or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW). Submit N/A copies with King County Health Department approval stamp for all projects that include food service facilities, septic systems, or other elements within the project that require health department approval. Energy code compliance worksheets are required to be completed and included with your permit application. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations submitted. Federal Way reviews plans on a first in first out basis; however, there are some small projects with inconsequential review requirements that may be reviewed out of order. Review Timing The first comment letter can be expected within seven_ to eight weeks of submittal date. Re -check of plans will occur in one to three weeks after re -submittal. Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, 05-102286 Doc. I.D. 31827 Mr. Waldner June 16, 2005 Page 9 what changes have been made from the original drawings. Plans for all involved departments will be forwarded from Community Development Services. Federal Way has an expedited review process. Information is available at our front counter. 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 permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. All concerned departments (Planning, Public Works, Electrical, Fire) must sign off before the Building Department can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of Occupancies. All construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, all subs, the general or representative, 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 Department and will be scheduled by the inspector of record for the project. Site -Specific Requirements As part of the code notes please include information as to Non separated use or Separated use as noted in IBC chapter three. 2. Mechanical ventilation system shall be provided in accordance with the International Mechanical Code. IBC section 406.4.2 The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at time of building permit plan review. LAEEHAVEN UTILITY DISTRICT (BRIAN I. AsBURY, 253-946-5407, basbury@lakehaven.org) Water Issues 1. A developer extension agreement will be required to extend and/or construct mainline water facilities to serve the site and extend main to the far eastern edge of property, including.the construction of any required fire hydrants and/or fire protection systems. Additional detail and/or design requirements can be obtained from the District by submitting a separate application to the District for either a pre -design meeting or a developer extension agreement (application copies enclosed). The District encourages the owner to apply for either of these processes early in the pre-design/planning phase to avoid delays in overall project development. 2. Owner will be required to complete and submit a Water Use Questionnaire (WUQ). Information in the WUQ will be used by the District to determine specific backflow prevention requirements. 05-102286 Doc ID 31827 Mr. Waldner June 16, 2005 Page 10 Sewer Issues 1. A side sewer permit is required for any new connection to the sanitary sewer system. Connection could be made to an existing side sewer tee located on property south of the subject property (Tax Parcel No.768190-0020). This connection would require acquisition of a private sewer easement from the affected property owner. Minimum slope for side/building sewers is two percent. 2. Owner will be required to complete and submit a Sewer Use Survey (SUS). Information in the SUS will be used by the District to determine specific pretreatment requirements. In addition to all other side sewer installation standards, installation of a Type 1, 48" monitoring manhole is required on the private building sewer line. General Comments The District's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency will be estimated based on anticipated water use (1 ERU = 255 gallons per day for water and 220 gallons per day for sewer). Owner will be required to provide a reliable estimate of proposed water consumption (commercial and irrigation) for the property (information from a similar facility may be submitted in lieu of a new estimate). Capital Facilities Charges will be assessed and collected for any increased use above that which may have been previously paid, including increases attributable to usage associated with existing service. Actual water consumption will be monitored and additional Capital Facilities Charges may be assessed within five years of original connection. The District's current Capital Facilities Charges are $3,212/ERU for water and $2,702/ERU for sewer. Credit is available for this property from connection charges previously assessed under Utility Local Improvement District No. 28 at the rate of 4.0 ERU per acre for sewer only. All comments herein are valid for one year and are based on the proposal(s) submitted and the District's current regulations and policies. Any change to either the development proposal(s) or the District's regulations and policies may affect the above comments accordingly. FEDERAL WAY FIRE DEPARTMENT (Greg Brozek, 253-946-7241) Water Supplies for Fire Protection The required fire flow for this project is ? gallons per minute. A Certificate of Water Availability shall be provided indicating the fire flow available at the site. This project will require ? fire hydrant(s). Existing fire hydrants on public streets are available for this project. Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus access roads extend between properties and easements are established to prevent obstructions of such roads. When any portion of the facility or building protected is in excess of 150 feet from a water supply on a public street, as measured by an approved route around the exterior of the facility or building, on -site fire hydrants and mains capable of supplying the required fire flow shall be provided. Fire hydrants: l . Shall be located not more than 300 feet on center. All measurements shall be made as vehicular travel distance. 05-102286 Doc. I D 31827 Mr. Waldner June 16, 2005 Page l 1 2. Shall not be located closer than 50 feet to any building. Shall not be obstructed by any structure or vegetation, nor shall the visibility of the fire hydrant be impaired for a distance of 50 feet in the direction of vehicular approach to the fire hydrant. (KCFD #39 Administrative Policy Guideline No. 1004) Fire hydrant locations are subject to the approval of the Fire Marshal or his/her designee. When exposed to vehicular damage, fire hydrants shall be suitable protected. Fire hydrants shall be in service PRIOR to and during the time of construction. Fire Apparatus Access Roads Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system, these provisions may be modified by the chief. Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to construction. Fire apparatus access roads: Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. 2. Shall be designed and maintained to support the imposed load of a 30 ton fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. 3. Shall be not less than a 20 foot inside turning radius and not less than a 40 foot outside turning radius. 4. With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire DeRartment approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter. Gradient shall not exceed 12 percent. (KCFD #39 Administrative Policy Guideline No. 1006) Designated fire lanes may be required for emergency access. This may be done during the plans check or after the facility is in operation. When required, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction by parking and other obstructions. Fire apparatus access road gates shall comply with KCFD #39 Administrative Policy Guideline No. 1003. 05-102286 Doc. I.D. 31827 Mr. Waldner June 16, 2005 Page 12 Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of construction. Automatic Fire Detection System 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. (FWCC Chapter 8, Article II, Division 4) Plans and specifications for fire alarm systems shall be submitted to the fire department for review and approval prior to system installation. Plans and specifications shall include, but not be limited to, a floor plan; location of all alarm -initiating and alarm -signaling devices; alarm control and trouble -signaling equipment; annunciation; power connection; battery calculations; conductor type and sizes; voltage drop calculations; manufacturer, model numbers and listing information for all equipment, devices and materials; details of ceiling height and construction and the interface of fire safety control functions. Fire alarm systems, automatic fire detectors, emergency voice alarm communication systems and notification devices shall be designed, installed and maintained in accordance with NFPA 72 and other nationally recognized standards. Systems and components shall be listed and approved for the purpose for which they are installed. A remote fire alarm annunciator panel(s) shall be installed at the following location(s): Fire alarm control panel and remote annunciator panel keys shall be located: In a Supra lock -box to be located Portable Fire Extinguishers Portable fire extinguishers shall be installed in accordance with NFPA 10. Fire Department Access to Buildings Exterior doors and openings required by the International Building Code and/or the international Fire Code shall be maintained readily accessible for emergency access by the Fire Department. An approved access walkway leading from fire apparatus access roads to exterior openings required by the International Building Code and/or the International Fire Code shall be provided when required by the Chief. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. Numbers shall be a minimum of six (6") inches in height. When access to or within a structure or an area is unduly difficult because of secured openings or where immediate access is necessary for life-saving or firefighting purposes, the chief is authorized to require a key box to be installed in an accessible location. The key box shall be of a type approved by the chief and shall contain keys to gain necessary access. TBESE FIRE DEPARTMENT COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE PLANS REVIEWED. 05-102286 Dce.1.D_ 31827 Mr. Waldner June 16, 2005 Page 13 CLOSING This letter reflects the information provided at the preapplication meeting 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 FWCC Section 22-1657. As you know, this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on 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 FWCC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, Isaac Conlen, 253-835-2643. We look forward to working with you. Sincerely Isaac Conlen Associate Planner enc: Master Land Use Application Process III Checklist Environmental Checklist Parking Design Handout Accessible Parking Handout Public Notice Handout FWCC Article XIX Community Design Guidelines FWCC 22-751 & 754 BC Zoning District FWCC Article XVII Landscaping FWCC 22-1113 Outdoor Storage Utility Location Map Lakehaven Predesign Application Lakehaven Developer Agreement Application c: Scott Sproul, Acting Assistant Building Official Raid Tirhi, Senior Traffic Engineer Sean Wells, Senior Engineering Plans Reviewer Greg Brozek, Federal Way Fire Department Brian Asbury, Lakehaven Utility District 05-102286 Doc. I.D.31827 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE SIGN -IN SHEET PRE -APPLICATION MEETING File No. 05-102286-PC Fife Service & Towing June 8, 2005 (Name Department/Organization (Number !%L �nl ,N r ri� 6 �� � 2,6 Se�40 Pub I q wn2e 17, p p4le LSvc Paid cJco /'r �►°(1.av� - 6'Y �9+va� Y �iF,�isv ��% � ✓ 253 � 35 � Z� 3 3 zS:�-- 9C/ -L 25-3 835- 2730 i �cl PG /N U,C--S7-M 4 -S (�6 . . M1)(-e- HoqLANo A c recr5 253, 34+, q5,`-Z 5-1 q - 2-33 3 -922 �PMnu.— �N ►,��r-� (,, .253 833-777.6 CITY OF Federal Way May 19, 2005 P. Waldner Fife Service and Towing 1313 34"' Avenue East Tacoma, WA 98424 RE: Permit #05-102286-000-00-PC; FIFE SERVICE AND TOWING 32460 13tb Place South, Federal Way Dear Mr. Waldner: '1 CITY HALL L 33325 8th Avenue South • PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederalwa y. com The above -referenced proposal has been assigned to me as project planner. At this time, the application and preliminary site plan have been routed to the members of the Development Review Committee. A meeting with the project applicant and Development Review Committee has been scheduled as follows: Thursday, June 9, 2005 -- 10:00 AM Hylebos Conference Room City Hall, Second Floor 33325 8"` Avenue South Federal Way, WA We look forward to meeting with you. As the agent for the project, this notice has only been provided to you. Please coordinate with anyone else you would like to attend the meeting regarding meeting time, etc. Let me know if you will have more than four people attending the preapplication meeting so we can make arrangements for a larger room. Please call me at 253-835-2643 if you have any questions. Sincerely, =-6 AZI-W-- Isaac Conlen Associate Planner 4�� 05-102286 Doc I D. 31750 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: 5/19/05 TO: Will Appleton, Development Services Manager Scott Sproul, Assistant Building Official Wes Hill, Lakehaven Utility District Greg Brozek, Federal Way Fire Department FROM: Isaac Conlen FOR DRC MTG. ON: June 2, 2005 - Internal June 9, 2005 - 10:00 AM - Meet with applicant FILE NUMBER(S): 05-102286-00-PC RELATED FILE NOS.: None PROJECT NAME: FIFE SERVICE AND TOWING PROJECT ADDRESS:; 32460 13TH PL S ZONING DISTRICT: BC PROJECT DESCRIPTION: Preapplication for new office and garage for fife service and towing LAND USE PERMITS: Process III, SEPA PROJECT CONTACT: FIFE SERVICE AND TOWING P. WALDNER 1313 34TH AVE E 2539228784 (Work) MATERIALS SUBMITTED: Site Plan, topographic survey L4%40�6� CITY OF Federal Way MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8'h Avenue South flEGENED PO Box 9718 Federal Way WA 98063-9718 253-835-2607;Fax 253-835-2609 MAY 1 6 Z005 wwx•.ci!yotfederalway.com CITY OF FEDERAL WAY ILDI PT. APPLICATION NO(S) Date .� Project Name 1 Fes• MO --r6wl N C, Property Address/Location •�' ° 1'q�Tt, S' S' 3 �'(a Z-3 7- Parcel Number(s) 1(26 1,'00630 Project Description New 6hAL& * (i%Ara faf— nFJi_ sgp�1iGr d yciW fN PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification rt Line Elimination eapplication 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 C. Zoning Designation Comprehensive Plan Designation Value of Existing Improvements L441 NMNAJ Value of Proposed Improvements International Building Code (IBC): 13 5.2 Occupancy Type 8 Construction Type Applicant l Name: P. WM►ONE �/ J61 Fib 5tfr'"A' 4 Tt:* 11 NCB Address: 1-3 4�'' A,4A • 0 City/State: -rA COt ^ ,, W-4+ `l 8I'313 Zip: Phone: It SIR. Fax: 25 J. 5fsz• amigo Email: pk►1 l-,udld (L q"lb . Cert Signature: C5 J1 r.ki-+ rr- b t! Ou1 a et'Wfd=' Agent (if different than Applicant) Name: m lcw �C_ K. A o41-Aljo Address: gr 4 S• S l ems. P «"r-- City/State: Y1lA 7 } WA, Zip: !?ao3 2.tg2 Phone: Fax: j �j Email: 4'1 o Signature: Owner Name: \ C ANKf_ 4.3 AeP L/ CANT) Address: City/State: Zip: Phone: Fax: Email: Signature: Bulletin #003 —August 19, 2004 Page 1 of 1 k:\Ilandouts\Master Land Use Application Exhibit `B" Ingress, Egress & Utility Easement Description A portion of the following described property: Lot 3: Lot 3 of Secoma Business Park as recorded in Volume 113 of Plats, page(s) 37-40, Plats, page(s) 37-40, records of King County, Washington. Lying within a 40.00 foot wide strip of land, being 20 feet on both sides of the following described centerline: BEGINNING at the Southwest corner of said Lot 3; thence South. 89°4937"E, along the South line of said Lot 3, a distance of 75.00 feet to the terminus of said centerline. It is the intent of this description that sidelines shall extend or truncate to intersect at boundary lines and intersections. RECEIVED wy I 2005 CITY OF FEDERAL WAY BUILDING DEPT. Exhibit "A" Ingress, Egress & Utility Easement Description A portion of the following described property: Lot 2: Lot 2 of Secoma Business Park as recorded in Volume 113 of Plats, page(s) 37-40, records of King County, Washington. Lying within a 40.00 foot wide strip of land, being 20 feet on both sides of the following described centerline: BEGINNING at the Northwest comer of said Lot 2; thence South 89°49'37"E, along the North line of said Lot 2, a distance of 75.00 feet to the terminus of said centerline. It is the intent of this description that sidelines shall extend or truncate to intersect at boundary lines and intersections. Exhibit It is 40' Ingress, Egress & Utility Easement m " L W �r w L Q NOT TO S C ALE W m wm w w to uiw M uiw com m a• m >• C O►++ m pv..� �� CL 9 S wvca avra N H %ASy��Q� 0� \ d _N v-) CN+ 38965 GISTS Lk J Federal Way Zoning Map 63 BC OP - f r i DP Be- 9C ' a I up V,.=w BPProj ect Site'_ - _ or But R ,_1 FideralWay Zoning Criteria: Zone SC/Business; Commercial Building Height 35' (Average) ALLOWED 25' to 30' PROPOSED APPROX. Setbacks FRONTYARDa20t-0P SIDE YARD: 0 REAR-YARD.O _ Parking Olaranalena TWO-WAY AISLE a 25' STANDARD STALL a 9' X 18' COMPACT STALL - W X 15' Phase i Parking 11300 GSF, 15 SPACES REQUIRED FOR PHASE 1. i 15 + SPACES PROVIDED f Phase 2 Parking Q 1/300 GSF, S SPACES REQUIRED FOR PHASE 2. 9 SPACES PROVIDED Building Notes: Code 20031BC Conrwvtioa Type VS Occupancy B (OFFICE) & S-2 (GARAGE) i Site Area 53, 661 s.f. r Legal Description: Lot 3 of Secoma Business Park as recorded In Volume 113 of Plats, 4 E-AI::rT'G 13WILDIHCT x i� ; T © a��- � SRBIN■SR�iiitlAiMrijol;�� I��>��il•�11� ��li.�..�iwr�•.� !� errs r*�, � { . r 2,400 'Offic I-STOr ••. WIN M t� Irw �ertlB'wA<n>r�I■e>trnr BOB �'��� Iall SOUTH ELEVATION -__ Not To Scale (Typical Materials 8 Imagel l0 E4kl�i 6 �005 CITY OF FE DEP WAti BUILDING