Pre-Application Conference SummaryAkCITY OF
Federal Way
September 8, 2017
Mr. Eric LaBrie
ESM Consulting Engineers, LLC
33400 811, Avenue South, Suite 205
Federal Way, WA 98003
RESUBMIT7E®
SEP 2 9 2017
CITY OF FEDERAL SWAY
COMMUNITY DEVELOPMENT
Re: File ##17-103328-PC, PREAPPLICATION CONFERENCE SUMMARY
Greenline Warehouse "B", 3120 South 3441" Street, Federal Way
Dear Mr. LaBrie;
CITY HALL
33325 81h Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www cil yoffederalway corn
Jim Ferrell, Mayor
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held August 10, 2017. 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 Water & Sewer District and
South King Fire & Rescue. This proposal is subject to the provisions of the 1994 Weyerhaeuser Company
Concomitant Pre -Annexation Development Agreement (CZA), and Corporate Park Zone (CP-1) zoning
regulations in effect on August 23, 1994. Any procedural requirements must meet today's codes (Federal Way
Devised Cade [FVVRq Title 19).
The key contact for your project is Senior Planner Stacey Welsh, AICP. She may be contacted at 253-835-
2634, 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 proposal is to construct a 217,300 square foot warehouse./distribution building on a 16.9 acre site.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for the 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. Eric Labrie
Page 2 of 16
September 8, 2017
0 Planning Division
1. The proposal is located in the Corporate Park (CP-1) zone. Section VII, Permilted Uses on Thane Portions of
the CP 1 Zoned Propery Lying Outside the Managed Forest Buffer of the Concomitant Agreement lists
corporate offices, warehousing and distribution, and production and light assembly of goods.
2. Since the building exceeds 12,000 square feet and there are more than 40 parking spaces, review under
the Slate Environmental Policy Act (SEPA) is required subject to Use Process III.
3. Wetland intrusions fall under the CZA and 1994 code.
4. If the development, use, or activity that requires approval through Process III is part of a proposal that
also requires approval through Process IV, the entire proposal will be decided upon using Process IV,
per FWRC 19.15,060 and 19.70.010. Under Process IV, the Hearing Examiner will make the final
decision following a public hearing.
• Public Works Traffic Division
■ linnsportation C'oncurrency Management (FVRC' 19.90) — A transportation concurrency permit with an
application fee of $8,505.00 is required.
• Trafc hnpac7 Fees (FIFRC 19.91) —The traffic impact fees payment will be assessed at the time a
completed building perinit is filed and paid prior to issuance.
• frontage Improvements (FFCC 22-1474) — Construct street improvements and dedicate right-of-way
along the property on Weyerhaeuser Way South to meet a minor arterial classification.
• Access Management (MPCC22-14) — This development is proposing to share a 30-foot wide "truck
only" driveway with the proposed Greenline Warehouse "A" development. The proposed driveway
must mcct access management standards per WSDOT.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each departinent present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact the
representative listed for that section.
Planning Division (Stacey Welsh, )
Zoning Designation and Use —The subject property is designated Corporate Park (CP-1). Based on Section
VII, Permitted Uses on Those Portions of the CP 1 Zoned Property Lying Outside the Managed Forn-1 Buffer of the
Concomitant Agreement, corporate offices are allowed, subject to Process II per FWRC Chapter 19,65.
Warehousing and distribution are allowed, subject to Process IV, Hearing Examiner, FV/ItC Chapter
19.70, when such facility is within 200 feet of a single-family zone or use. Production and light assembly
of goods are allowed, subject to Process IV, Hearing Examiner, FWRC Chapter 19.70, when such facility
is within 200 feet. of a single-family zone. The proposed facility appears to be more than 200 feet from a
single-family zone or use.
Discussed at Meeting. Potential use of the facility for manufacturing.
rdc 17.107928-00 PC Doc 1D: 762N
Mr. Eric Labile
Page 3 of 16
September 8, 2017
2. State Environmental PoligAd (VEI?A) — Pursuant to FWRC 14.15.030(1), the project is subject to
environmental review under the State EnvironmentalPolig Act (SEPA), as the proposal exceeds the flexible
thresholds (development of a more than 12,000 square foot commercial building and 40 parking spaces),
The proposed project will be evaluated for cumulative impacts, including any associated with Greenline
Warehouse "A." An environmental threshold determination made by. the Director of Community
Development must be issued and the associated appeal period concluded prior to issuance of a land use
decision. Public notice will be required as established in FWRC Title 14.
Discussed at Meeting. At a minimum, the applicant is encouraged to prepare the same materials and studies
as done for the Greenline Warehouse "A" project.
3. Land Use Application — The project requires Use Process III; however, if improvements/land surface
modifications in wetland setbacks for non-exempt wetlands, or a stream setback intrusion are proposed,
then Use Process IV will be required per the 1994 Code. Process III is a review process conducted by city
staff with a final decision issued by the Community Development Director. The Process III decision
criteria are contained in FWRC 19.65.100(2). Process IV is a review process conducted by city staff with a
final decision issued by the Hearing Examiner following a public hearing. The Process IV decision
criteria are contained in FWRC 19.70.150(3).
4. Land Use Revie:v Timeframes — The Planning Division will notify the applicant of the application status
within 28 days of submittal. If the application is determined complete, staff will issue a Letter of
Complete Application. FWRC limits the administrative review to 120 days from the date of a complete
application, The 120-day review period will stop any time the applicant has been requested by the city to
correct plans, perform required studies, or provide additional information needed to issue a decision. The
review period will begin within 14 days following submittal of requested items, Please be advised that any
request for corrections and/or additional information must be provided within 180 days of written
notification, or the land use application will expire.
5. Public Notice — Process III and IV applications require a public notice and comment period. Within 14
days of issuing the Letter of Complete Application, a Notice of Application will be published in the
Federal Illay Minor, posted on the subject property, placed at the city's three designated notice boards, and
mailed to property owners within 300 feet of the subject property. For Process IV, the notice of public
hearing must be distributed at least 14 calendar days before the hearing in the same manner as the Notice
of Application, except no posting needs to be done on or near the subject property.
6. Land Use Application Submittal Requirements — Please refer to the enclosed Bulletin #001, "Submittal
Requirements for Process III or IV," to determine what materials must be submitted with the land use
application. In addition, the application must be accompanied by applicable fees.
7. Effect of Use Process Decirion —In accordance with FWRC 19.15.100, "Lapse of Approval - Generally," the
applicant must substantially complete construction for the development activity, use of land, or other
actions approved, and complete the applicable conditions listed in the Use Process decision within five
years after the final decision of the city on the natter, or the decision becomes void. Provisions for
extension of time are contained within FWRC 19.15.110, "Lapse of Approval —Time Extension."
Fi1c 17-10332E-00-PC D., ID: 7622.1
Mr. Kric Labrie
Page 4 of 16
September 8, 2017
8. Key Codes and Development Regulations
a) Applit-ability —The project is subject to the CZA, the CP-1 Zoning Regulations, and with certain
exceptions, the city code and development regulations in effect at that time, Unless noted otherwise,
the following comments and code citations pertain to 1994 development regulations.
b) CritiralAreas — The site contains wetlands and a stream. The formal application must include a critical
areas report prepared by a qualified professional. This report must evaluate the proposal and
probable impacts to critical areas, and provide a mitigation plan, if applicable, in compliance with the
CZA and 1994 development regulations. The report may be peer- reviewed at the applicant's cost.
In addition, the city will not issue any approvals to fill wetlands until all state, federal, or other agency
permits as may be required to fill the wetlands have been obtained and verification provided to the city.
Discussed atAlfeeting. With the application submittal, please identify the breakdown of how the 20-acre
sections are being utilized for Warehouses "A" and "B" in accordance with Section XII(1I)(3) of the
of the CI-1-1 Zoning Regulations.
c) Builrling Height -- Per Section IX of the CPA Zoning Regulations, maximum building height is six
stories, If approved through Process IV Hearing Exa>miner's Review, the height of the structure may
exceed six stories if certain conditions outlined in that section are met.
d) Buildirg Setbacks from Pmpery Lines - Per Section IILB of the CP-1 Zoning Regulations, no setbacks
are specified except for the continuous Managed Forest Buffer, which states that a continuous
Managed Forest Buffer shall be provided around the entire perimeter of the CPA property. The
required depth of the setback is 100 feet when abutting SR-18 and 50 feet when abutting the portion
of Weyerhaeuser Way that is also the perimeter of the CPA zone. In accordance with Section IV•B
of the CP-1 Zoning Regulations, a General Maintenance Plan for the buffer must be submitted with
the formal application.
e) Number of Parking 3j aces — Off-street parking shall comply with the 1994 zoning code as modified by
the provisions of Section XIII of the CPA Zoning Regulations. The 1994 code has the following
parking requirements:
• Office — one for every 300 square feet of gross floor -area,
• Warehouse —one for every 1,000 square feet of gross floor. area.
• Production and light assembly of goods— one for every 1,000 square feet of gross floor area.
Surface parking and driving areas shall be designed to meet the city's Parking Lot Design Critefia.
Lot Cowi-age — Section III of the CP-1 Zoning Regulations states that, "The aggregate impervious
surface coverage by all permitted uses, primary and accessory, shall not exceed 70 percent of the total
CP-1 zoned property." The formal application must provide lot coverage calculations to ensure
compliance with this condition.
g) Landscaping — Section XI of the CP-1 Zoning Regulations states that the provisions of this section
shall modify application of Chapter 22 XVII (Landscaping) of the 1994 Code. Refer to the CZA for
ra, 17-103328-00-11C Doc ID:7622.-I
Mr. Eric Labrie
Page 5 of 16
September 8, 2017
specific modification language. To summarize, this modification language requires that all portions of
the property not used for buildings, parking, storage, accessory uses, and/or landscaping be retained
in a "native" or pre -developed state.
The following landscaping requirements of the 1994 Code must be met:
(i) Interior Parking Lot Iznndscaping — Section XT.D of the CP-1 Zoning Regulations states that new
parking areas shall comply with minimum standards of the 1994 Code; except that selection and
distribution of plant material conforming to existing development shall be preferred. Based on
Section 22-1567(b)(1)(a)(ii) of the 1994 Code, interior parking lot landscaping is required at the
rate of 22 square feet of Type IV landscaping per parking stall when 50 or more parking stalls
are provided, The submitted landscaping plan muss identify the location and square footage of
all areas being included as interior lot landscaping. Landscape islands must be provided at the
ends of all rows of parking and must meet the dimensional requirements of Section 22-1567(c),
(ii) Parkhg Lot Landscape Screening — Per Section 22-1567(e)(1) of the 1994 Code, parking areas
Adjacent to public rights -of -way shall incorporate berms at least three feet in height within
perimeter landscape areas; or alternatively, if approved by the Community Development
Director, substantial shrub plantings must be added to the required perimeter landscaping, and/
or provide architectural features of appropriate height with trees, shrubs, and groundcover, in a
number sufficient to act as efficient substitute for the three-foot berm, to reduce the visual
impact of parking areas and screen automobiles.
h) Design Guidelines — Section X of the CPA Zoning Regulations states that provisions of the 1994 Code
relating to fa5ade measurement, modulation, distance between structures, materials, except as those
specified, shall not apply to this zone. However, the 1994 Code states that one of the purposes of site
plan review is, "To encourage proposals that embody good design principles that will result in high
quality development on the subject property." The city adopted non-residential guidelines in 1996,
after the effective date of the Concomitant Agreement. The purpose of the design guidelines is to
maintain and protect property values and enhance the general appearance of the city. We encourage
you to meet the design guidelines in order to complement the other buildings in the area. Please
provide a design narrative with the land use application submittal that identifies which design
guidelines have been incorporated into the project.
i) Lnnd Surface Modification —Per Section 10 of the 1994 Concomitant Agreement, a Land Surface
Modification Permit (grading permit or equivalent) may be reviewed by the city in advance of a
development permit; provided, the development permit application has been made and all
information required by Article XIII, "Land Surface Modifications" of the 1994 Code has been
provided to the city. Issuance of a grading permit for the Land Surface Modification may also be
contingent upon meeting the requirements of the adopted surface water design manual, and only
after approval of the required Use Process.
9. Outside Ageng11'ermits — It is the applicant's responsibility to identify and obtain all required state, federal,
or other agency permits as may be required.
10, Tec&d6-al Kevie;v Letters — You are encouraged to review the technical review letters issued on a related
project, Greenline Warehouse "A," for reference as you put together your submittal.
Discussed at Meeting: The concept of doing Greenline Warehouses "A" and "B" together.
14L 11 1 U332N-00-PC Due 1 D: 7622d
Mr. Eric Labrie
Page 6 of 16
September 8, 2017
11. Application Fees & Submittal — Please contact the Permit Center at or
253-835-2607 for updated fee schedule information for applications and permits.
PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION (Ann Dower 253-835-2732,
airs a.d r rr) i offedersallv.t►� �iscii)
Land Use Issues — Stormwater
1 • Surface water runoff control and water quality treatment will be required per the 2016 King County Surface
lYluter Design Manual (KCSWDM) and FWRC. This project meets the requirements for a Full Drainage
Review. At the time of land use site plan submittal, a preliminary Technical Information Report (11R),
addressing the relevance of the project to the nine 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,
2. The project is within a Conservation Flow Control Area.; therefore the flow control facility must meet
these perforassance criteria.11e project is also within an Enhanced Basic Waster Qus►iity Area. Water
quality treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality
Menu, In addition to flow control and water quality facilities, Large Lot Best Management Practices
(BMP's) are required as outlined in the KCSWDM•
3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must
be provided to verify infiltration suitability.
4. Detention and water quality facilities must be above ground (i.c• open pond). Underground facilities are
allowed only with approval from the City of Federal Way Public Works Department.
5. The proposed location and dimensions of the detention and water quality facilities must be shown on the
preliminary plans.
6, If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination
System (NPDES) construction stormwater permit may be required. Information regarding this permit
can be obtained from the Washington State Department of Ecology at 360-407-6048, or
W►l'�'.GC �.► r[1 • nl. 1 +r i135 � Y [1riz2► Ick' CoitgF.rU .t1.fk[1 1 .
7. If work is to be done below the ordinary high watermark, a Hydraulic Project Approval (I IPA) permit
may be required. Information regarding this permit can be obtained from the Washington Department of
Fish and Wildlife.
Right -of -Way Improvements
1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long for
traffic related items.
1411, 17-101928-00-PC Doc 11): 76224
Mr. Eric Labrie
Page 7of16
September 8, 2017
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.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
Building or EN Permit Issues
1) Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the city. Engineering review fees for 2017 are $2,430.00 for the first 12 hours
of review, and $135.00 per hour for additional review time.
2) 2. A final TIR shall be prepared for the project and subtiiitted with the engineering plans. Both the 'I'IR
and the plans will require the signiature/seal of a professional engineer registered./licensed in the State of
Washington.
1. The Federal Pay Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available to assist the applicant's engineer in preparing the plans and
TIR on the city's wcbsite at: www,61yol r !i t ral�� ]f.c<�ntlncrelel1 467.
2. Bonding is required for all street improvements and temporary erosion and sediment control measures
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 and held for a two-year maintenance period.
The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period. During
that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's
compliance with the maintenance requirements. Upon satisfactory completion of the two year
maintenance period, the remainder of the bond will be released. Maintenance for public roads then
becomes the responsibility of the city. Maintenance for private roads and drainage facilities remain the
responsibility of the individual property owners.
4. When topographic survey information is shown on the plans, the vertical datum block shall include the
phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are
called out.
5. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be
drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
6. Provide cut and fill quantities on the clearing and grading plan.
7. Temporary Erosion and Sediment -control (TESC) measures, per the 2016 KCSWDM, inust be shown
on the engineering plans.
Mic 17.10332E-00b11C Doc ID; 76224
Mr. Eric Labrie
Page 8 of 16
September 8, 2017
8. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction. Open cuts within the public roadway may include overlay requirements.
PUBLIC WORKS TRAFFIC DIVISION Sarady Long, 253-835-2743, sarady.lo��,�t�ciityoffederalway,com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 217,300 square feet warehouse, the Institute of Iran portation Engineers
(HE) Trip Generation - 871, Edition, land usG code 150 (Warehouse), the proposed project is estimated to
generate approximately 70 new weekday PM peak hour trips and 774 daily trips. The applicant may use
TTB LUC 150 if the proposed project matches the descriptions.
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).
3. The estimated fee for the concurrency permit application is $8,505.00 (51-500 trips). This fee is an
estimate and based on the materials submitted for the p.reapplication conference. The concurrency
applicant fee must be paid in full at the tune the concurrency permit application is submitted with the
land use application. The fee may change based on the new weekday PM peak hour trips as identified in
the concurrency trip generation. The applicant has the option of having an independent traffic engineer
prepare the concurrency analysis consistent with city procedures-, however, the fee remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
1. Based on the submitted materials for 217,300 square feel warehouse, the estimated traffic impact fee is
$314,937. 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]).
Transportation Impact Analysis (TIA) (FWCC 22-1475)
A traffic impact analysis (TIA) prepared by an engineer licensed in the state of Washington is required. Please
contact Traffic Division staff for scoping sheet in the initial stage. The TIA should include the following:
• SR 18/ Weyerhaeuser Way S ramps LOS analysis.
• Queuing analysis and LOS analysis at access points for morning and evening peak hours.
• Pavement analysis to ensure it can accommodate the expected truck traffic.
• Left -turn lane for truck access and storage pocket needed to accommodate traffic from Greenline
Warehouse "A" and Greenline Warehouse `B."
• Trip Generation Study for specific use such as Parcel Hub or Fulfillment Center.
I do 17.10332E-00-11C; Doc ID; 7622.1
Mr. Eric Labrie
Page 9 of 16
September 8, 2017
Street Frontage Improvements (FWCC 22-1474)
1. Per FWCC Section 22-1474, the applicant/owner would be expected to construct street improvements
along the entire frontage and width of the right-of-way that abuts the subject property consistent with the
classification of the various streets within the city.
a Weyerhaeuser Way South is classified as a minor arterial consisting of a 66-foot street with
curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights
within a 100-foot right-of-way. The Public Works Director has issued a right-of-way
modification for the proposed 314,424 square feet warehouse development. This right-of-
way modification is still valid and would also apply to this development, The applicant may
construct the frontage improvements in phases according to each project or the whole
improvements with the first development project.
2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWCC 22-1477). Information about a right-of-way modification requests
are available through the Public Works Development Services Division. These modification requests
have a nonnitnal review fee currently at $290.
3. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes; taper rate shall be WS^2/60 or as directed by the Public Works Director.
Access Management (FWCC 22-1543)
1. Per FWCC 22-1543, the driveway must be located no closer than 150 feet to any street intersection or to
any other driveway, whether on or off the subject property.
2. It is recommended that the proposed driveways on the private loop road should not be located closer
than 150 feet.
3. The proposed "truck only" driveway shall be limited to 30 feet in width per Section VIII of the
Concomitant Agreement. This driveway must be designed to accommodate traffic from the proposed
Greenline Warehouse "A" and Greenline Warehouse `B."
4. Staff understands that this development will utilize a 30-foot "truck only" driveway from the parcel to the
north. As such, this driveway must be designed to accommodate the expected vehicles using the site in
term of storage length and turning radii, since left -turn storage would extend into the SR-18 Limited
Access limits. Please coordinate with the Washington State Department of Transportation (WDSOT) for
channelization plan approval. This driveway will be restricted to left -in, right -in, and right -out only. Please
note, WSDOT may further prohibit access to or from the driveway as deemed appropriate.
5. The development may be required to dedicate additional right-of-way to accommodate additional turn
lane improvements if identified in the transportation study and/or property corner radius.
6. Adequate throat length must be provided and shall be at least 40 feet from the edge of pavement or curb.
The throat length may be reduced For a one-way driveway with no potential conflict.
Pile 17-103328-00-11C Do, ID: 76224
Mr. Eric Labrie
Page 10of16
September 8, 2017
7. Access may be further restricted if such access would interfere with the 951h percentile queue lengths
from any existing traffic control device.
8. For driveways that serve uses other than single-family residential uses and zero lot line townhouse
developments, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a
three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order to provide
adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the
Public Works Director.
9. The applicant must submit a Vehicle Turnin8 DruBinm to the Public Works Traffic Division. This diagram
will show how the appropriate design vehicle can enter, maneuver, and leave the site without encroaching
onto opposing traffic lanes or mounting a curb.
COMMUNPTY DEVELOPMENT — BUILDING DIVISION (Peter Lawrence, 253-835-2621,
Pc ter, tstivvay.44Lsn)
International Buik&i g Code (IBC), 2015
Washington State Amendments WAC 51-50
International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 & WAC 51-57
International Pire Code (IFC), 2015
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2014
Accwsibility Code, ICC/ANSI A117.1 — 2009
Washington State Amendments WAC 51-51
W/arhingtan .State Energy Code, 2015 WAC 51-11
Building Criteria
Occupancy Classification: UNK
Type of Construction: UNK
Floor Area: 217,300
Number of Stories: per allowable area calculations and tables 504.3, 504.4, 506.2
Fire Protection: NFPA 13
F k 17-103'M-00-PC Doe ID: 76224
Mr. Eric l,abrie
Page 11 of 16
September 8, 2017
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
A completed building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at a jer w > .)
Submit five sets of drawings and specifications. Specifications shall include: 2 Soils report, : 2 Structural
calculations, 2 Energy calculations, and 2 Ventilation calculations. Note: A Washington State Registered
architects' stamp is required for additions/alterations (new or existing) of 4,000 gross floor areas or greater,
unless specifically listed as an "exempt" structure per the Rein.red (:ode of Was6riugton (RCW).
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.
Some project may require a third party review or inspection. The cost to cover these fees is the responsibility
of the applicant. Any third party fee is in addition to regular permit fees and costs.
Review 'Timing
The first comment letter can be expected within six 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/resubritted drawings shall indicate by means of clouding or written response, what
changes have been made from the original drawings. Plans for all involved departments will be forwarded
from the Community Development Department.
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
Division can final the structure for occupancy. Building final must be approved prior to the issuance of a
Certificate of Occupancy.
Construction projects may be requited to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or representative,
electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the
Building Division and will be scheduled by the inspector of record for the project.
I ile 17-103326-00.1'i: Do[ 11:1: 7622d
ri4r. Eric Labrie
Page 12 of 16
September 8, 2017
Site -Specific Requirements
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.
LAKEHAVEN WATER & SEWER DISTRICT (Brian Asbury, 253-946-5407,htzl f7�lr�lteliagin_ t�r�r)
Water
• Lakchaven issued a Water Certificate of Availability for the proposed project property on August 7, 2017.
The certificate is valid for one-year from date of issuance.
Ilydraulic model results (FF #324) indicate that Lakehaven's standard maximum allowable systern liquid
velocity of 10 feel/s is exceeded at a fire flow rate above 4,100 GPM, provided new water main through
/on the site is connected (looped) to existing 12 inch water main north-northwest of the proposed site,
and also to existing 12 inch water main in Weyerhaeuser Way South. This flow figure depicts the
calculated performance of the water distribution system under high demand conditions. 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 Lakehaven Developer Extension (DE) Agreement will be required to construct new and/or abandon
existing water distribution system facilities for the proposed development, Additional detail and/or design
requirements can be obtained from Lakehaven by completing and submitting a separate application to
Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement. Lakehaven encourages
owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently
early in the pre-design/planning phase to avoid delays in overall project development,
• For water use during site construction/development, a hydrant meter may be approved for rental from
Lakehaven for this purpose. Please contact Lakehaven for further detail.
To satisfy premise isolation requirements, the installation and satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each service meter is required pursuant to WAC 246-290-490 and
Lakehaven standards regarding premise isolation. Because the cross -connection hazard(s) cannot be
determined at this time, Lakehaven cannot specify the minimum required BPA device. The applicant will be
required to complete and submit to Lakehaven a Water Use Questionnaire (WUQ). Information in the
WUQ will be used by Lakehaven to help determine specific premise isolation (aka backflow prevention)
requirements. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl,
C:.ow- fl@1.akehaven.mg, 253-946-5427) for additional information on premise isolation/BPA installation
and testing coordination,
• The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s).
• Based on the proposal submitted, prelin-iinary estimated Lakehaven water service connection fees, charges,
and/or deposits (2017 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE
file 17-103328-00-11C Doc 111:76221
Mr. Eric Labrie
Page 13of16
September 8, 2017
fees, charges, and/or deposits and are due at the time of the application for service. All Lakehaven fees,
charges, and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change
without notice.
o Water Service/Meter Installation-Domestic/Commercial, 3 inches preliminary size only: SZ550.00
(minimum) deposit. Actual size T13D by Lakehaven based on applicant's estimated maximum GPM
usage rate.
o Water Service/Meter Installation -Irrigation, 2 inch preliminary size only: $720.00 Drop -in Meter fee.
Actual size TBD by Lakehaven based on applicant's estimated maximum GPM usage rate.
o Water Service/Meter Installation -lire Protection, 'Is x'/a inches flow -detection -only meter: $'260.00 fee.
o Capital Facilities Charge(s)-Water: $3,476.00 per Equivalent Residential Unit. The actual amount due
TBD by Lakehaven based on the applicant's estimated annual total water usage rate. Please contact
Lakehaven for further detail.
Sewer
• Lakehaven issued a Sewer Certificate of Availability for the proposed project/property on August 7, 2017.
The certificate is valid for one-year from date of issuance.
A Lakehaven Developer Extension (DE) Agreement will be required to construct new private sanitary sewer
system facilities necessary for the proposed development. Additional detail and/or design requirements can
be obtained from Lakehaven by completing and submitting a separate application to Lakehaven for either a
Developer Pre -Design Meeting or a Developer Extension Agreement. Lakehaven encourages owners/
developers/applicants to apply for Lakchaven processes separately to Lakehaven, and sufficiently early in the
pre-design/planning phase to avoid delays nm overall project development,
• The applicant will be required to complete and submit a Sewer Use Survey (SUS). Information um the SUS
will be used by Lakehaven to determine specific pretreatment requirements (if any). Restaurants and/or
commercial food preparation facilities must install and utilize an externally -located, grease interceptor; size to
be determined by applicant's engineer.
• Execution of a Discharge Agreement will be required, as a condition of Lakehaven issuing any Sewer Service
Connection Permit for certain types of new or modified non-residential sewer service connection(s).
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges,
and/or deposits (2017 schedule) will be as follows. Actual connection charges will be determined upon submittal
of service connection application(g) to Lakehaven. Connection charges are separate from any DE fees, charges,
and/or deposits and are due at the time of application for service. All Lakehaven fees, charges, and deposits are
typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
o Sewer Service Connection Permit: $210.00 fee. Actual size TBD by Lakehaven based on the
applicant's estimated maximum GPM usage rate.
o Capital Facilities Charge(s)-Sewer: $3,325.00 per Equivalent Residential Unit. The actual amount due
TBD by Lakehaven based on the applicant's estimated annual total domestic/commercial usage rate.
Please contact Lakehaven for further detail.
Filc 17 I03328-00-K Doc I11762T1
Mr. Eric Labrie
Page 14 of 16
September 8, 2017
General
• All Lakehaven development engineering related application forms, and associated standards information, can
be accessed at Lakehaven's Development Engineering web pages (www.l,,ikcliavtis.rUz ,/204/clrvclnpmenr-
citi�inc��].
• All comments herein are valid for one 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.
SOUTH KING FIRE & RESCUE (Chris Cahan, 253-946-7243, chris.calsun@0sollthkingfire.org)
Water Supply
Fire Flow
The required fire flow for this project is 3,000 or 4,000 gallons per minute depending on the type of construction.
A Certificate of VaterAswilahifiy, including a hytliriirkifire flow mode4 shall be requested from the water district and
provided at the time of the building permit application.
Fire Hydrants
This project will require at lcast four fire hydrants in approved locations.* Additional fire hydrants may be needed
to meet minimum spacing requirements of 525 or 600 feet between each hydrant, depending on type of
construction.
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.
Iiydrant spacing along access roads and location in relationship to buildings and sprinkler FDC shall be
approved by Fire Marshal's Office.
Fire hydrants shall be in service prior to and during the time of construction.
Emergency Access
Fire apparatus access roads shall comply with all requirrments of Fire Access Policy 10.006 (enclosed).
The site plan did not provide detail to verify the following requirement:
a Angles of approach, departure, and minimum ground clearance.
Designated and marked fire lanes will be required for emergency access. This may be done during the plans check
or prior to building final. Requirements and marking options can be found in Title 8 of the FWRC:
www-cods4itiblishin B.C(,111/WA/Ett5li:i�il1VVayZ.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction.
Pile 17-10332B 00 PC Doc ID: 76224
Mr. Eric Labrie
Page 15 of IG
September 8, 2017
Vehicle Access Gates
All vehicle access gates shall comply with the Gate Policy (enclosed).
Fire Department Lock Box
A turned fire department "Knox" brand key box shall be installed on the building near the front entrance.
Location(s) will be approved by the plan reviewer or Deputy Fire Marshal onsite.
Fire Sprinkler System
An NFPA 13 fire sprinkler DIstem is required.
An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included within
the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire walls shall
not be considered to separate a building to enable deletion of the required automatic fire -extinguishing system.
The system demand pressure (to the source) requured 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 alarms gstem is required.
City code requires an automatic fire detection system in all buildings exceeding 3,000 square feet gross floor area.
The fire alarm system is required to monitor the sprinkler system including water flow. Provide full notification as
required by NFPA 72. C.'omplete coverage smoke detection is not requimd. for this project. This fire detection system shall be
monitored by an approved central and/or remote station.
Emergency Responder Radio Coverage
All buildings shall have approved radio coverage for emergency responders within the building based upon the
existing coverage levels of the public safety communication system at the exterior of the building.
High Piled Storage
The building shall be designed for High Piled Combustible Storage in accordance with Chapter 32 of the 2015 IFC.
This code offers options for fire protection based on the intended use of the building, Some options will limit the
commodity and height of storage in the warehouse.
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 FWRC 19.40.070(4).
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,
Filc I F101.128-00-11G Doc II): 76224
Mr, Eric Labrie
Page 16of16
September 8, 2017
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the
codes that are not addressed in this letter are still 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, Senior Planner Stacey
Welsh at 253-835-2634, or xlgrtwelshCct�a'ily'<1! Ic�h t,al� ; We look forward to working with you.
Sincerely,
Stacey Welsh, AICP
Senior Planner
enc: Bulletin 001 'Process 111/lV Submittal Requirements'
Bulletin 002 'Mailing Labels'
Bulletin 003 'Master Land Use Application'
Bulletin 042 'Parking Lot Design Criteria'
Bulletin 050'SEPA Environmental Checklist'
Lakehaven Map
Fire Access Policy
Gate Policy
Peter Lawrence, Plans Examiner
Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
Matt Reider, ESM, i4fatt.i3cidct(�{lestnrivil.ctliu
Tom Messmer, c/o Federal Way Campus LLC, 11100 Santa Monica Blvd, Suite 850, Los Angeles, CA 90025
Rile 17-103328-00-PC Doc Ill: 76224