20-102998-Pre-Application Meeting Summary-08-10-2020-V1CITY OF
Fe eral
February 25, 2020
Mr. John Parsaie
Morgan Design Group LLC
11207 Fremont Avenue North
Seattle, WA 98133
john@morgan-design.net
Re: File #19-105644-PC, PREAPPLICATION CONFERENCE SUMMARY
Redondo Heights Senior Living Apartments, Parcel #872992-0040
Site Address: 27400 Pacific Highway South, Federal Way
Dear Mr. Parsaie:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway com
Jim Ferrell, Mayor
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held January 16, 2020. 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 DR C. The members
who reviewed your project and provided comments include staff from the city's Planning and Building
Divisions, Public \\forks Department, and representatives from Lakehaven \\later and Sewer District and
South King Fire and Rescue. Some sections of the .redera! W cry ReviJed Code (FWRC) 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 FWRC and other relevant codes for all
additional requirements that may apply to your project.
I, Natalie Kamieniecki, am the key contact for your project. I may be contacted at 253-835-2638, or
natalie.kamieniecki@cityoffederalway.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 me.
PROJECT DESCRIPTION
A proposed 196-unit independent senior living project with approximately 112 parking stalls within the
building footprint, and indoor and outdoor community recreational spaces. The project is comprised of tv10
buildings, each five stories of Type VA over parking areas.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the ?lans and information
submitted for preapplication review. These issues can change due to modifications ::.nd revisions in the plans.
The major issues section is only provided as a means to highlight critical requirements or issues. Please be
sure to teiid the commc·nts made by all departments in the following section of this letter.
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Februa0r2S,2020
e Planning Division
1. Parking-Required parking is one parking space per dwelling unit. The applicant may submit a
parking study in accordance with F\V'RC 19.130.080(2).
2. The project site is located outside of the Lakehaven water and sewer service area. Please contact the
Highline Water District (Polly Daigle at 206-592-8924), and the Midway Sewer District (Brock
Powell at 253-824-4960), for development information.
• Public Works Traffic Division
1. Tramportation Concurrenry Management (FW'RC 19.90)-A transportation concurrency permit with the
application fee of $9,303.00 is required for the proposed project.
2. Trciffic Impact Fee.r (FLPRC 19.91)-Traffic impact fees are required and must be paid prior to the
building permit issuance. Please contact the City of Kent for traffic impact fee payment, or other
mitigation measures.
3. Frontage Improvement.r (Fif/'RC 19.135.040)-Street frontage improvements and dedication of right-of-
way along the property frontage on South 272nJ Street may be required.
4. Acce.r.r Management (FW'RC 19.135.260)-The development shall meet access management standards.
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.
COMMUNITY DEVELOPMENT-PLANNING DIVISION
Natalie Kamieniecki, 253-835-2638, natalie.kamieniecki@cityoffederalway.com
1. Zoning De.rignation and U.re-The subject property is within the Community Business (BC) zone. Senior
Citizen Housing is a permitted use in the BC zone subject to regulations set forth in FWRC 19.220.080.
2. Land U.re Application-The proposed affordable senior housing project is subject to Use Process III
review pursuant to F\V'RC 19.220.080. Process III land use review is conducted administratively, with a
written decision issued by the Director of Community Development following review.
Process III land use approval is valid for a period of five years and extensions to the land use approval
may be granted if criteria are met. Per FWRC 19.15.045, vesting occurs at the time the Process III
application is determined to be complete. Enclosed are a master land use application, development
requirements checklist, and other applicable handouts. Refer to the Development Requirement.r checklist,
Bulletin #014, for specific submittal requirements.
3. State Environmental Poliry Act (SEPA)-The project is subject to environmental review under SEPA for
the proposed actions: development of more than 20 dwelling units; construction of a new building
greater than 12,000 square feet; and parking lots with more than 40 parking spaces. The environmental
review is a component of the Process III land use application and a complete environmental checklist
with notice materials will be required. The city does utilize the optional DNS notice procedures for
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applications that include a SEPA checklist. The optional DNS process allows a combined project and
anticipated environmental determination public notice period that expedites the overall land use
application process. An environmental threshold determination made by the Director of Community
Development must be issued prior to land use or building permit approval.
4. Public Notffication -Process III applications and SEP A determinations require a public notice and 14-day
comment period. Within 14 days of issuing the Letter of Complete Application, a Notice of Application
and Optional DNS will be published in the T:ederallV cry Mirror, mailed to persons within 300 feet of the
subject property, posted on the subject property, and placed at the city's three designated notice boards.
5. Land UJe Review TimeframeJ-The city makes every effort to issue land use decisions within 120 days of a
complete application. However, the review timeframe is suspended at any time that additional
information is requested by the city. The applicant must submit requested information within a 180-day
timeframe, unless an extension is granted pursuant to F\WC 19.15.050(2).
6. Application FeeJ-Please contact the Permit Center at permitcenter@cityoffederalway.com, or 253-835-
2607, for an updated fee schedule for Process III Mast~r Land Use application, SEPA checklist,
concurrency, engineering review, and building permit.
7. Kry Development RegulationJ-All site improvements must comply with the applicable FWRC development
regulations. The following general regulations will apply to the proposal.
(a) Required Yard and L!Jt Coverage-Required yards for senior citizen housing is zero feet front and five feet
side and rear yards. No maximum lot coverage applies. The buildable area will be determined by other
requirements for landscaping, required yards, etc.
(b) Maximum Building Height-The height allowed is 65 feet above average building elevation (ABE).
Average building elevation is defined in the zoning code as follows:
FlVIZC 19.05.01 O(A) DifinitionJ:
"Average building elevation (ABE)" means the average of the highest and lowest existing or
proposed elevations, whichever is lowest, taken at the base of the exterior walls of the
structure, or it means five feet above the lowest of the existing or proposed elevations,
whichever is lowest. ABE is the elevation from which building height is measured.
Flf/RC 19.110.060 ExceptionJ.
"The following modifications apply to the height limitations of this title:
19-105644-011-PC:
(1) Unless otherwise provided in subsections (2) and (3) of this section:
(a) Rooftop appurtenances may exceed the applicable height limitation by a maximum of four
feet, if the area of all appurtenances and screening does not exceed 10 percent of the total area
of the building footprint. These appurtenances must be located in such a way as to minimize
view blockage.
(b) Appurtenances that do not meet the standards of subsection (1)(a) of this section may be
permitted using process I if the director determines that, based on accurate graphic
representations provided by the applicant, views from adjacent properties will not be
significantly affected.
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(c) Any appurtenance, other than chimneys and antennas, must be screened from all streets
and nearby properties. See F\WC 19.110.070."
FIVRC 19.110.070 Roriftop appurtenances-Required screening.
"(1) Generally. Except as specified in subsection (2) of this section, vents, mechanical penthouses,
elevator equipment and similar appurtenances that extend above the roofline must be surrounded by
a solid sight-obscuring screen that meets the following criteria:
(a) The screen must be integrated into the architecture of the building.
(b) The screen must obscure the view of the appurtenances from adjacent streets and properties.
(2) Exemptions. The following shall be exempted from the provisions of this section:
(a) Rod, wire and dish antennas allowed under F\WC 19.110.060 are exempt from the requirements
of this section, if the screening would interfere with the effective operation of the antenna.
(b) A painted appurtenance is exempt from the requirements of this section if the director of
community development determines that painting will be as effective in minimizing rooftop
clutter as would a solid sight-obscuring screen."
Additionally, under F\WC 19.220.080 (notes #1 & 2), rooflines must be designed to avoid a
predominantly flat and featureless appearance through variations in roof height, forms, angles, and
materials. Building height may not exceed 30 feet ABE for the portion of the building located within
20 feet of a residential zone. The property located to the east is zoned residential (RM 1800).
(c) Parking-Required parking is one parking space per dwelling unit. The pplicant may submit a parking
study in accordance with F\WC 19.130.080(2).
(d) Open Space-Under FWRC 19.220.080 (note #5), open space requirements for senior citizen housing
is determined on a case-by-case basis. With your application, please provide a written description of
those areas intended as recreational open space. Include on the submittal drawings the size and
location of each recreation area, the intended users, and indicate whether it is internal or external.
8. Clearing, Grading, and Tree and Vegetation Retention-The Process III application must include a clearing and
grading plan consistent with F\WC 19.120.040(1). Clearing and grading plans are reviewed and approved
in conjunction with the land development permit associated with the proposed development. Approval
and Notice to Proceed shall be required prior to commencing clearing and grading activities on the site.
Reference FWRC 19.120.060(2).
A tree and vegetation retention plan as required under FWRC 19.120.040(2) must also be submitted with
the Process III application. The tree and vegetation retention/replacement plan must be prepared by a
certified arborist, or certified landscape architect. The standards require each development to maintain a
minimum tree unit density. The minimum tree density in the BC zone is 20 tree units per acre. The
subject property's density would be 50 tree units (20 tree units x 2.52 acres). A tree unit is a value
assigned to existing trees retained on the property, or replacement trees. The larger the tree, the greater
value it is assigned. Required tree density can be composed of retained trees and replacement plantings
per FWRC 19.120.130. (Note: required landscaping trees may be counted in the tree density.) The tree
and vegetation plan must clearly show where the 50 tree units are to be located. The formal landscape
plan must detail information about tree unit credits and replacement.
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9. Landscaping-The Process III application must include a preliminary landscape plan, prepared by a licensed
landscape architect, in accordance with the landscape requirements contained in FWRC Chapter 19.125
'Outdoors, Yards, and Landscaping. "Following are the key landscape requirements for the project.
(a) Perimeter Landscape Bu.ffers-Type III perimeter landscape buffers a minimum of five feet in width are
required along all property lines. Type III landscaping shall be a mixture of evergreen and deciduous
trees interspersed with large shrubs and groundcover. Tree, shrub, and groundcover spacing shall be
appropriate for the species type, and the intent of the code section.
(b) Type I landscaping 15 feet in width shall be provided along the perimeter of property abutting a
residential zoning district, which in this case is the east property line. Type I landscaping consists of
evergreen trees, large shrubs, and groundcover, which will provide a 100 percent sight-obscuring
screen within three years from the time of planting; or a combination of approximately 75 percent
evergreen and 25 percent deciduous trees, with an allowable five percent variance, with large shrubs,
and groundcover backed by a 100 percent sight-obscuring fence. Tree, shrub, and groundcover
spacing shall be appropriate for the species type, and consistent with the intent of the code section.
Per F\V'RC 19.125.100, any proposed landscape modifications will be reviewed and decided upon in
conjunction with a Process III. A request for a landscape modification must include a written
narrative of how the proposal meets the applicable modification criteria.
10. Communiry Design Guidelines-Review of the proposal under the city's design guidelines, FWRC Chapter
19.115, is required for the project and will occur in conjunction with the Process III decision. The
principal applicable guidelines for the project are noted below. However, this does not necessarily include
all applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an
application. The application must include a written narrative identifying how the proposal complies with
the applicable design guidelines as detailed.
a. FJVRC 19.115.01 0(2) CPTED-Implement Crime Prevention through Environmental Design
(CPTED) principles to reduce opportunities for criminal activities to occur. The city's Police
Department and Planning Division will evaluate the formal application and review for compliance
with CPTED principles. Special consideration to incorporate principles to all pedestrian routes of
travel, courtyard or plaza areas, and the parking garage is strongly encouraged. A completed CPTED
checklist must be submitted with your application.
1. Natural Sun;eillance-Promote visibility of public spaces and areas.
11. Access Control-Identify techniques that deter unauthorized access and/ or inappropriate access.
111. Oumership-Reduce perception of areas as ownerless.
b. FJPRC 19.115.050 Site Design-Refer to all sections of this chapter for site design standards. Key
sections include:
1. (1) General Criteria (b), (c), (d), (e),(£), and (g)
11. (3) Parking Structures (a), (b), (c), (d), (e),(£), (g) and (h)
111. (4) Pedestrian Circulation and Public Spaces (a), (b), (c), (e) and (f)
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1. (b) Pedestrian pathways and pedestrian areas should be delineated by separate paved routes
using a variation in paved texture and color, and protected from abutting vehicle circulation
areas with landscaping.
tv. (5) Landscaping
v. (7) Miscellaneous (a)
c. FIVRC 19.115.060 Building Design-Key design requirements of this section apply to the project as
follows. Note that the requirements of this section apply to the north, west, and east sides of the
building.
1. (2) All building facades that are both longer than 60 feet and are visible from either a right-of-
way or residential use must incorporate a minimum of two out of four design options intended
to break up the mass of large buildings. These design options include fa<;:ade modulation,
landscaping, canopy or arcade, and associated pedestrian plazas.
11. (3) Building facades shall also include methods of articulation and accessory elements, for
example display windows, window openings with visible trim material, vertical trellis, artwork,
decorative masonry or metal patterns or grillwork, relief, material variations, etc.
d. HI?RC 19.115.0 70 Building and Pedestrian Orientation -Design requirements of this section apply to the
project as follows: (1) (a-c).
e. HI?RC 19.115.090(1) Distnd Guidelines for BC-Key design requirements of this section apply to the
project (F\'VRC 19.115.090[1] [b]-[rl).
1. FIVJ\.C 19.115.090(/)(p): Building facades that exceed 120 feet in length and are visible from an
adjacent residential zone, right-of-way, public park, or recreation area shall incorporate a
significant structural modulation (offset). The minimum depth of the modulation shall be
approximately equal to 10 percent of the total length of the subject facade and the minimum
width shall be approximately twice the minimum depth. The modulation shall be integral to the
building structure from base to roo £line. (This applies to the east and west facades.)
11. FWRC 19.115.090(1)(g) through (r) apply to residential uses. Please provide a design narrative with
the formal application to detail how the senior housing project addresses these requirements.
11. Garbage and Reryding Receptades-F\'VRC 19.125.150 requires that storage areas for garbage and recycling
receptacles be provided for each project, and contain design guidelines and space requirements. The site
plan depicts a trash room. The formal application must note the specific size and location of each facility.
Locations for the recycling and garbage facilities must be depicted on the formal site plan. Include the
square footage of each facility provided, and depict routes of travel for staff and service providers,
including vertical clearance and turning radius of each.
12. Affordable Units-Five percent of new dwelling units, in this case 10 units, must be considered affordable
as defined by FWRC 19.110.010. "Affordable units" for rental affordable housing means dwelling units that
are offered for rent at a rate that is affordable to those individuals and families having incomes that are 50
percent or below the median county income. The formal application must reflect the affordable housing
requirement and provide details of how it will be accomplished. Note that prior to issuance of a certificate
of occupancy for any building, an agreement in a form approved by the city requiring affordable dwelling
units to remain as affordable housing for the life of the project must be recorded with the King County
Department of Records and Elections at the expense of the applicant.
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13. School Impact rees-School impact fees are required for multi-family residential dwelling units. However,
housing units for the elderly are exempt from school impact fees pursuant to FWRC 19.95.060(1)(a), so
long as these uses are maintained in perpetuity and the necessary covenants or declarations of restrictions
are recorded on the property to ensure that no children will reside in the development. Please include a
statement as to how you will meet this requirement with the formal application.
PUBLIC WORKS-DEVELOPMENT SERVICES DIVISION
Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com
Land Use Issues-Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2016 King Counry Suiface
Water Design Manual (KCS\VDM). This project meets the requirements for a Full Drainage Review. At the
time of land use site plan submittal, a preliminary Technical Information Report (TIR), 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.
2. The project lies within a Flood Problem flow control area; thus, the applicant must design the flow control
facility to meet this performance criteria. In addition to flow control facilities, Best Management Practices
(BMP's) are required as outlined in the KCS\VDM. The project also lies within an Enhanced Basic Water
Quality Area. Water quality treatment shall be designed to meet the treatment criteria of the Enhanced
Basic Water Quality Menu. Beside those water quality treatment systems identified in the KCSWDM, the
city will also accept those systems that have been approved for Enhanced Basic Treatment under the
Washington State Department of Ecology (WADOE) General Use Level Designation (GULD) criteria.
3. Regarding flow control analysis for projects such as this, that may want to discharge to an existing
detention system that was designed under the "old" standards, but are now required to design their flow
control system under the current standards (2016 KCS\VDM):
If the project is subject to the Conservation or Flood Problem Flow Control standard, and the existing
detention pond was sized using older design and analysis requirements, the existing stormwater pond may
or may not have adequate capacity and/ or outflow release rates for the current proposed project.
There is no direct (1:1) correlation between the old and new pond sizing criteria; however, based on city
staffconsultation with ICing County S\VDM engineers, the following has been determined to be the
appropriate approach in determining if the existing detention pond can meet the current standard:
a. Analyze the project utilizing the Level 1 Flow Control standard, and determine the
required pond volume under that standard;
b. .Analyze the project utilizing the Level 3 Flow Control standard, and determine the
required pond volume under that standard; and
c. The difference in volume between the Level 1 and Level 3 Flow Control Standards is the
volume that the new project needs to provide, either on-site, OR, the existing pond can be
modified to provide the required volume, OR, the existing pond can remain un-altered, if
the analysis described above shows that that it has adequate capacity as constructed.
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4. Effective January 1, 2020, the city implemented a stormwater System Development Charge (SDC). The
SDC is based on the amount of new impervious surfaces added for any development project. For
calculating the SDC for commercial and multi-family development, impervious surface is expressed as an
Equivalent Service Unit: 1 ESU = 3,200 square feet (SF) of impervious surface added. Therefore, the
SDC = SF of new impervious surface added+ 3,200 x current SDC fee. A five percent administration fee
will be added to the total SDC. All SDC fees are payable at permit issuance. The current (2020) SDC is
$981.00 per ESU.
5. Detention and water quality facilities for private commercial developments outside the CC-C must be
above ground (i.e. open pond). Underground facilities are allowed only with approval from the City of
Federal Way Public Works Department.
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
7. 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
http://www.ecy.wa.gov/programs/wg/stormwater/construction/index.html.
Right-of-Way Improvements
1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long for
traffic related items.
2. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
Building [or Engineering (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 (2020) are $3,096.00 for the first 18 hours of
review for plats or commercial building permits, and $172.00 per hour for additional review time. A final
TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans
will require the signature/seal of a professional engineer registered/licensed in the State of Washington.
2. To assist the applicant's engineer in preparing the plans and TIR, the ]:ederal !fl'cry Public Works Development
Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is
available on the city's website at http: //www.cityoffederalway.com/index.aspx?nid=171.
3. 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.
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4. 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 \Vorks 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 and
subdivision drainage facilities then become the responsibility of the city. Maintenance for private roads
and drainage facilities, including short plats, remain the responsibility of the individual property owners.
5. 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.
6. 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.
7. Provide cut and fill quantities on the clearing and grading plan.
8. Temporary Erosion and Sediment Control (fESC) measures, per Appendix D of the 2016 KCS\'VDM,
must be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION
Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com)
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for a 196-unit senior apartment, the Institute of Transportation
Engineers (ITE) Trip Generation-lOth Edition, land use code 252 (Senior Housing Attached), the
proposed project is estimate to generate 51 new weekday PM peak hour trips.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform a
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 $9,303 (51 -500 trips). This fee is an estimate
and based on the materials submitted for the preapplication meeting. The concurrency applicant fee
must be paid in full at the time 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.
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Transportation Impact Fees (TIF) (FWRC 19.91)
1. Based on the submitted materials for a 196-unit senior apartment, the estimate traffic impact fee is
$204,302. 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]).
The impact fee may be adjusted to only account for trips utilizing/impacting the City of Federal Way
transportation network.
Street Frontage Improvements (FWRC 19.135)
1. Based on available records, the street frontage on South 272nJ Street is located within the City of Kent.
Please contact the City of Kent for required improvement and right-of-way dedication.
2. The existing shared access driveway on South 272nd Street may be required to be improved to meet
current ADA standards if no other improvements are required.
3. The internal share access street should be a minimum of 30 feet pavement width to accommodate two-
way traffic.
Access Management (FWRC 19.135)
1. Access management standards are based on roadway safety and capacity requirements. F\'(!R.C 19.135.280
provides access standards for streets based on planned roadway cross-sections. Please note that access
classifications are per Drawing 3-1A in the Public Works Development Standards.
2. 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.
3. Provide pedestrian connection to the Park and Ride lot. Ensure adequate parking exists on the site to
accommodate the expected demand.
PUBLIC WORKS-SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com
Solid Waste & Recycling Design Considerations
• Provide adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is
established by F\'(!R.C 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring
10 feet deep by 20 feet across are recommended, along with a two-door swing-open or roll-open gate
that spans the front width of the enclosure. \\!hen gate doors are opened, no structure or hardware
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should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates
in closed and open positions to ease service access and maximize the life of gate hardware.
e Sites may require a larger enclosure, or multiple enclosures, to accommodate on-site user access and/ or
additional waste types and containers.
e Plan for user access to interior waste and recycling storage areas/ containers, and to exterior containers
scree_ned by enclosure(s).
e Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential "blind
spots" during ingress and egress.
e Consider landscaping, setbacks and screening requirements (based on F\V'RC 19.125.040[4] & [5]).
e Note that larger-scale commercial or multi-unit housing developments may see long-term savings from the
use of on-site waste compaction equipment. Planning for this equipment may require larger enclosure
dimensions, defined overhead clearances, consideration of power utility access, and drainage management.
e Mixed-use developments may also benefit from on-site waste compaction equipment. Additional mixed-
use development considerations include:
o Designated chutes and/ or internal facility maintenance areas or services for tenants;
o Moving waste and recycling streams from interior units to collection areas; and
o Access by business tenants and/ or residents to exterior waste and recycling areas.
Help with many design parameters related to service access is available via the city's contracted solid waste
services provider, Waste Management. Contact Senior Route Manager John Davis at 206-786-4530 (cell).
COMMUNITY DEVELOPMENT-BUILDING DIVISION
Scott Sproul, 253-835-2621, scott.sproul@cityoffederalway.com
1. Building Codes. The structure will be treated as a new building permit application and must meet all current
codes, including:
• International Building Code (IBC), 2015
Washington State Amendments WAC 51-50 • Internationalt7ire Code (IFC), 2015
Washington State Amendments WAC 51 -54
• International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52 • Acmsibili!J Code (ICC/ ANSI A117.1), 2009
e Uniform Plumbing Code (UPC), 2015 e International Residential Code, 2015
Washington State Amendments WAC 51-Washington State Amendments WAC 51-51
56 & WAC 51-57
• JV'aJhington State Enew Code, 2015 WAC 51-11
e National Electric Code (NEC), 2014
2. Building Criteria. The following applies to the proposed structure:
19-105644-00-PC Doc ID:80032
1\fr. John Parsaie
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February 25, 2020
• Occupancy Classification:
• Type of Construction:
e Number of Stories: e Floor Area:
e Fire Protection:
• Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
3. Building Permit Application Process. A completed building permit application and commercial checklist are
required. The commercial checklist will be filled out by staff and provided at the time of the land use
approval. Copies of application and checklist may be obtained on our web site at www.cityoffederalway.com.
Appointments are required for intake of new commercial building permit submittals. Please schedule an
intake appointment with the Permit Center staff at (253)835-2607, or permitcenter@cityoffederalway.com.
Some projects 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.
Please note, land use approval is recommended prior to submitting the building permit application to avoid
delay in project review. If the project has not received land use approval, it may be placed on hold until
land use review is completed.
4. Review Timing. Federal \Vay 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.
The ftrst comment letter can be expected within ftve to seven weeks of the 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,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from the Community Development Department.
5. Other Permits & Inspections. Separate permits may be required for electrical, mechanical, plumbing, ftre
suppression systems, and signs. The applicant 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 offtcial prior to the permit issuance. Construction must be approved by all
reviewing departments prior to ftnal building division inspection.
All concerned departments (planning, public works, electrical, & ftre) must sign off before the Building
Division can ftnal the structure for occupancy. The building ftnal must be approved prior to the issuance
of a Certificate of Occupancy.
Construction projects may be required 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.
19-!0S6H-OO-PC Doc ID:80032
Mr. John Parsaie
Page 13 of 14
February 25, 2020
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.
SOUTH KING FIRE AND RESCUE
Sean Nichols, 253-946-7242, sean.nichols@southkingfire.org
Water Supply
7:-'lreHow
The required flre flow for Type VA construction is 4000 gallons per minute. TI1e required flre flow for type IliA
construction is 3000 gallons per minute. A Certificate rfWater Avai!abi!i!J, including a f?ydraulic fire flow model, shall be
requested from the water district and provided at the time of the building permit application.
7:-'lre l-[ydrants
Existing flre hydrants on the site meet the requirements for this project. The new proposed hydrant is not
required. Fire department connections shall be within 100 feet of a flre hydrant. Wall FDC's are allowed.
Hydrant spacing along access roads and location in relationship to buildings and sprinkler FDC shall be approved
by the Fire Marshal's Offlce
Fire hydrants shall be in service prior to and during the time of construction.
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006:
http: //southkingflre.org/DocumentCenter /Home/View /24
Designated and marked flre lanes may be required for emergency access. This may be done during the plans
check or prior to building flnal. Requirements and marking options can be found in F\V'RC Title 8:
http://www.codepublishing.com/WA/Federal\Xlay/.
Fire apparatus access roads shall be installed and made serviceable prior to and during tl1e time of construction.
Fire Department Lock Box
A recessed flre department "Knox" brand key box shall be installed on tl1e building near the front entrance.
Location(s) will be approved by tl1e plan reviewer or Deputy Fire Marshal onsite.
Smoke Control System
A smoke control system is required to be installed per IBC 909. The detailed design shall be approved BEFORE
flre will approve the building permit. Fire recommends submitting the conceptual smoke control plan for the
smoke control permit before, or at tl1e time of, the building permit submittal to ensure your building permit
issuance is not delayed due to smoke control approval.
Fire Sprinlder System
An NI<-.PA 13_fire Jptink!er .ry.rtem i.r required. Due to the height of the building, a Class I standpipe is also required.
19-1056~~-00-I'C Doc ID:80032
Mr. John Parsaie
Page 14 of 14
February 25, 2020
Fire Alarm
A fire alarm .rystem is required Area smoke detection is not required. Only the required smoke detection as required
per NFPA 72 and the activation of alarms from the sprinkler waterflow.
Fire Suppression System
An approved flre suppression system is required for all type 1 kitchen hoods (if installed).
Separate Permits Required
The following require separate permit submittals:
• Fire alann;
• Fire sprinkler/ standpipe;
• Smoke control; and
• Fire underground.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for a formal application. We hope you found the comments useful to your
project. \V'e 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).
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 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 me, the key project contact, Natalie Kamieniecki,
at 253-835-2638, or natalie.kamieniecki@cityoffederalway.com. We look forward to working with you.
Sincerely, .n
A!'a:kL~
Natalie Kamieniecki
Associate Planner
Enclosures
c: Kevin Peterson, Senior Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Scan Nichols, South King Fire and Rescue
Jean Morgan, jean((/)morgan-dcsign.net
19·1051>44·00-PC Doc !D:80032