19-100884CITY ❑F
Fed a ra l Way
-n Opportunity
Mr. Kevin James
MCG Architecture
250 Sutter Street, #500
San Francisco, CA 94108
kj ames@mcgarchitecture.com
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway. corn
Jim Ferrell, A/ayor
April 5, 2019
Re: File #19-100884-00-PC, PREAPPLICATION CONFERENCE SUMMARY
The Commons Mall — Pads, 1701 South Commons, Parcel #762240-0015, Federal Way, WA
Dear Mr. James:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held March 21, 2019. We hope that the information discussed at that meeting was
helpful in understanding the general requirements for your project as submitted.
'phis letter summarizes comments given to you at the meeting by the members of the ORC. The members
who reviewed your project and provided comments include staff from the city's Planning and Building
Divisions, Public. Works Department, and representatives from Lakehaven Water and Sewer District and
South King Fire and Rescue. Some sections of the Federal trlay .Devised Code (FWRC) and relevant information
handouts are enclosed with this letter. Please he advised, this letter does not represent all applicable codes. In
preparing your formal application, please refcr to the complete FWRC and other relevant codes for all
additional requirements that may apply to your project.
1, Becky Chapin, am the key contact for your project and may be contacted at 253-835-2641, or
becky.ch.ipin cr�r. cityoffederalway.com. For specific technical questions about your project, please contact the
appropriate DffC representative as listed below. Qdimvise, any general questions about the preapplication
and permitting process can be referred to me.
PROJECT DESCRIPTION
The proposal is for three new "pad" buildings at the northwest corner of the Commons shopping center..
MAJOR ISSUES
0otlined 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. The major issues section is only provided as a means to highlight critical requirements or issues. Please
be sure to read the comments made by all departments in the following section of this letter.
• Planning Division
1. process: III review is required to establish pad layout, proposed pad use, and required general code -
information for the proposed pads. Process II review will be required for the buildings to review the
specific use and building design at such time when tenants are identified.
2. The applicant shall submit a City Center Planned Action Determination Review Checklist along with
a regular SEPA Checklist in order to determine if the project qualifies as a Planned Action.
Mr.. Kevin'Cames
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April 5, 2019
3. Should ground leases or formal commercial parcels be sought for the proposed pacts, a Binding Site
Plan (BSP) must be submitted.
■ Public Works Development Services Division
1. Development of any and,/or all of the pads will trigger the city's nonconforming water quilit:y code.
The entire site (currently identified as Tax Parcel 762240-0015) will need to be brought into
conformance with current water quality standards (see additional .Division Comments, bekisx).
2. There is an existing five-foot wide beautification easement (granted to the city) that runs adjacent to
and parallel with, the South 3201h Street right-of-way line. No buildings or other structures (other
than at -grade pedestrian sidewalks) are allowed within the easement.
• Public Works Traffic Division
1. TransporNfion ConawirnyManzrgelteenl (FI �ZC; 19.,90) A transportation concurrency permit with the
application fee of 0,032 (51 - 500 trips) is .required for the proposed project.
2. Tait Impact I=:eer (FWRC 19.91)—The traffic impact fees payment will be assessed at the building
permit issuance.
3. I'rorlr{ a ITYlJ)nwe;vents (FbYBC 19.135.040) -- Under a BS.P, the development shall construct half -street
frontage imp):(:)vernents and dedicate right-of-way along the property frontage on South 32001 Street,
23r1 Avenue South, South 32411, Street, and SR 99.
4, Block .Peimeder (FUIRC..; 18- 55.010 & J,"WRC 1 .135.251) and Grid Roads — The development shall mieet
grid roads and block perimeter requirements of 1,320 feet for non -motorized access and 2,640 feet
for streets consistent with iPlap III-4 in Chapter II.I of the .Federal Irlay (FWCP).
5, Tran,lj)ortatiar, IinpactAr4y.ris (.774 -- A TL,� prepared by a licensed engineer in the stage of
Washington is required to assess other significant project impacts and determine traffic and safety
mitigation measures not identified in the concurrency analysis,
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 Div, ISION
Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com
1, Zoniq Des ;nation —The subject property is designated City Center Core (CC-C); the proposed uses are
retail and restaurants, which are permitted uses in the CC-C zone as listed within and subject to the
regulations set forth in the Use Zone Charts of F" RC; 19.225.020 and 19.225.040.
2. Land I.I.reA��hlication— Per the zc:rae chart, the project requires a Process III, P jer.rA -oval" with SETA.
Process III is a review process conducted by city staff with a final decision issued by the Community
19- 1 00fi5:•rlr.P(. r'?c IU -Shc°
Nit. Kc-�rin fames
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April 5, 20"19
Development Director. The Process III decision criteria are contained in FWKC 19.65.100(2), A Process
III Submittal Checklist and Mster Land Use Application are enclosed. Construction permits can be
applied for after Process III. approval is granted.
If tenants are not currendl known for each of the proposed Building pads, then a Process II, Site Plan
Review, will be required for these buildings to review the specific use and building design at such time
when tenants are identified.
3, Stake TrvimrmeWal Polig -Icl (Si .J?A) — Pursuant to FVi�RC 14.15.030(lj c;, the project is subject to
environmental review under the .State EmOuxmenial PalicyAct (SEPA), as the proposal exceeds the flexible
thresholds (construction of a more than 12.UQO square foot commercial buildings). The property is
located within the City Center Planned Action Area. The applicant shall submit a City Center Planned
Action Determination Review Checklist along with a regular SEPA Checklist in order to determine if the
project qualifies as a Nanncd Action. If the SEPA official determines that the development proposal
qualifies as a Planned Action, the project shall not be subject to a SEPA threshold determination, an
environmental impact statement (EIS), SEPA appeal, or any other additional review under SEPA. A City
Center. Planned Action Determination, or an environmental threshold determination made by the
Director of Cotntnunity Development, must: be issued prior to land use or building permit approval.
Public notice will be required as established in the FWRC.
4. Land Use Review Timers wes —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. The F%%C limits the administrative review to 120 days f..rotn 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 rcclucsted 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. Qiaift Site Plan — Should ground leases or formal commercW parcels be sought for the proposed pads, a
Binding Site Plan (BSP) must be submitted. Pursuant to F%RC 18.20,010, division of any land for sale or
lease that is classified for conarnercial, business, office, or industrial development, shall be required to
obtain an approved 13SP. The BSF is reviewed and processed under the provisions of short subdivisions
that will require a separate Master Land Use Application. BSP review is ad.ininisttative with a decision
rendered by the Director of Camtnututy Development within 120 days of complete application. The
approved BSP shall be recorded with the Ding County Recording Department by the applicant. Please
see the enclosed BSP submittal requirements handout.
6. Public Nntijisafian — Process RI applications require a public notice and 15-day comment period. 'Within 14
days of issuing the Letter of Complete Application, a Notice of Application will be published in the
Federal Wqy Miner, posted on the subject property, and placed at the city's three designated notice boards.
The BSP review will regttire a separate aotification process as well.
7.,. Vor w forrtance — Pursuant to FWRC 19.030.090, all nonconforming aspects of a development must be
brought into conformance if
a) An applicant: proposes to add to the subject property either 2,500 square feet of new gross floor
area or more, or 25 percent of the gross floor area or more of the building(s) on the subject
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April 5; 2019
property, whichever is less, within any consecutive 36-moneh time period commencing at the
time of building permit issuance.
Exception:
a. For a building (or group of buildings) greater than or equal to 50,000 square: feet, conformance
as identified in subsection (1) of this section is not required unless the applicant proposes to add
4,900 square feet of new gross floor area to the subject property or .10 percent of the gross floor
area of the: building(s) onthe subject property, Adcliever is greater, within any consecutive 36-
tnonth time period commencing at the time of building permit issuance.
The applicant shall comply with all development regulations applicable to the subject property (parcel
#762240-0015) on Which the new structure and any related improvements are to be. constructed. The
nonc..onforming, conditions that must be addressed are as follows:
a Required parking stalls.
® Perimeter landscaping.
* Interior parking lot landscaping.
8. Ke Devclopivent Re p►4lavns—The 1,3se Lone Charts of FVTIRC 19.225,020 and 19.225.040 provide
regulations for the proposed retail and restaurant, uses. 11'he applicant should consult the referenced Use
Zone Charts prior to submitting; a Master Land Use Application to verify, all site components and
proposed uses will comply -,nth city code. The following is only a portion of the zoning regulations
governing the proposeduses in the CC-C: zone:
a. Reytrirerl S e6Gu; k and .I.ot Gverrtge —'T there; are zero required setback requirements for retail and
reslau.rant uses (see section d below for discussion of maximum setbacks.) No maximum lot
coverage applies. The buildable area will be deternuned by other requirements for landscaping,
required yards, etc.
b. B►dlelfkn, H i'uhl — The allowcd height fora restaurant building in the CC.0 zone is 70 feet,
c. Nu�hzng — harking requirements from the CC-C zone use chart areas follows:
• Fast Food Restaurant — 1 parking stall for each 80 square feet of gross floor area.
® Restaurant — 1 parking stall for each 100 square feet of gross floor area.
r Retail — 1 parkuig stall for each 300 square feet of gross floor area.
-With the formal submittal, the applicant must demonstrate: that: the number of parking stalls required
for all of the: various uses involved on the subject property are provided in accordance with the
F\VRC parldrig.requirements. Required parking may be reduced under provision of FWRC
19.130.020(3). Shared parking facilities may be provided comistent with the requiarernents of FWRC
19.130.120, "shared Facilities." Thm e formal application must include copies of any easements or
agreements that address shared parking provisions.
A handout entitled "Parking.Lot Design Criteria" is enclosed to assist you with further parking lot
design information. Pursuant to FWRC 19.130.1.70, the applicant may des.ignat:e up to 40 percent of
the number of packing spaces for compact cars as long as the parking lot has more. than 20 spaces,
9.Iii05S MOil ?C:
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N(r. Keviri faines
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To document that parking; requirements are met, the formal Process ITT application must contain a
breakdown of all uses and/or. proposed uses and the square -fool: size of each use. Identify how the
parking requirements for each use are met based on the retail or restaurant requi:retnent.
d. Sper-ial Regoulations and lYosex %YY m Zone, UJe Cliarl —
• Drive -through facilities may only be permitted for banks and related Financial services. As
proposed, a drive -through would not be permitted for a drug store use.
* Single -story buildings may not exceed a total ground floor area of 16,000 gross square feet,
useless approved tinder the provisions of F RC 19.110.080, or approved by the director for
in4ior additions such as entry structures, lobbies, seating or dining areas, bay windows, and
sinii.lar features; provided, that such additions) shall not exceed 1,000 square feet per building in
any one consecutive: 12-month period.
• No rnore than 16,000 square feet of new single -story construction may occur on a subject
property, excluding increases approved under the provisions ofFWRC 19.110.080 and minor
additions approved by the director under note 14.
N?o .more than a five-foot building setback is alloyed adjacent to principal pedestrian right(s)-of-
way, as determined by the director, unless: it is precluded by existing site improvements,
easet.-rents, topography, or other site constraints, as determined by the director; or to allow
streetscape amenities, public. tan -site open spate, or other ar.chitectural.clernent(s) or
improvements approved udder Chapter 19.115 MOW. The rninimutn building setback along all
other property lines is the same as the perimeter buffex as requiter] by Chapter 19.125 RVRC.
If a setback greater than five feet is proposed, please provide details as to why the building;
cannot meet this requirement. Note: See public Works section above that indicates the
Beautification Easement that may prohibit development along South 3201^ Street frontage.
9. Ilrsidsr1P'g9 — Landscape requirerrients a'W
re contained in l'RC Chapter 19.125; "OutdoorsYards, and
Landscaping." Following are the key lac:dscapie requirements for the project.
(a) A landscape plan prepared by a'Washington State licensed landscape architect shall be submitted
with the formal application. Please fQ11ow general guidelines outlined in FWRC 19,125,040(1), through
?.3) when preparing the site plan and planting schedule.
(b) Per FNVRC: 19.125.060('1), for properties within the CG-C zone:
a) Type III landscaping; Five feet in width shall be provided along the perimeter of parking
areas abutting pttbl.ic rights -of -way. (Applies along South 320t" Street and Pacific
Highway South.)
b) Type T landscaping 15 feet in width shall be provided along the perimeter of property
st.butting a residential zoning district. (Not applrettbte; none adjacent.)
c.; Type III landscaping five feet in width sha11 be provided alnzig all perimeter lot lines
except as noted in subsections (a) and (b) above, except that landscaping is not required
along perimeter lot lines abutting rights -of --way where no required yards apply and along
interior lor. lines where parking is being shared pursuant to FWRC Chapter 19.225.
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(c) Parkin q I otI�;ulrca�r.'si — T�veiuty-two square feet of interior lot landscaping per parking space .must
be provided in accordance -,vith RV/.RC 19.125,070, "Parking Lot Landscaping." Type IV parking lent:
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.
(d) ,Part irg flr.a.i%S'creening jerRigb/r-of Way —Parking areas adjacent ro paJlalic ri.yht cif-�vav shall
incorporate berms at least three beet in height within perimeter landscape areas; or. alternatively, add
substantial shrub plantings to the required perimeter landscape type, and/or provide architectural
features of appropriate height with trees, shrubs, and grouticicover, in a nurriber sufficient to act is
efficient substitute for the three-foot berm, to reducee the visual impact of parking areas and screen
automobiles, and subject to approval by the director of community developinent.
(e) Modification to landscape requirements may be requested per FW_.RC; 19.125.100,
10. Tree Densir y Requirements — Per FW"RC 19.1.20,030(14), tree removal on sites coned C (.,-C is exempt from
tale tree code.
11. Communiq Desig.! Ojddalisrer— Review of the proposal under the city's design guidelines, FWRC Chap ter
19.115, is required for'the project and will occur in conjunction with the use process .revie%v- 'Ihe
principal applicable guidelines for the project are noted below. However., tliis does not .necessarily in(
ludz
all applicable guidelines and project designers must consult: the gauicieliiies in their entirety when preparing
an application. The application must include a �a-ritten ua.rratic e identifying how tl.ue proposal complies
with the applicable design guidelines, as detailed.
11M,' 1,9.115.050,1), General Criteria. Pedestrian areas and amenities should be incorporated in the overall
site design. Pedestrian areas should be easily seen, accessible, and located to take: advantage of
surrounding features such as builcling entrances, open spaces, significant landscaping, unique topography
c:�r architecture, and solar exposure, project designers shall strive for -overall des.ig11 continuity by usir_g
similar elements throughout the project: such as architectural style and features, materials, colors, and
textures. As proposed, the site generally meets these criteria.
I'i '!tC 19.115,E 4(2), ,S)rrfir e1' r ivrgLots. Vehicle turning movements shall be minimized. Parking aisles
N-,ithout loop access are discouraged. Parking and vehicle circulation areas shall be clearly delineated using
directional sifmage. Driveways shall be located to be visible from the right-of-way but not impede
pedestrian circulation on -site or to adjoining properties. Driveways should be shared with adjacent
properties to minu.nize the number of driveways and curb cuts. Multi -tenant developments with large
surface parking lots adjacent to a right -of ,vay are encouraged to incorporate retail pads against the right-
of-way to help break up tiLe large areas of pavement. As proposed, the site generally meets these criteria,
FWRC. 19.115.050(4), Podeshian Cr►'cWation and Nbli Spacer. Primary entrances to buildings should be
clearly visible or recognizable from. glue right-of-way. Pedestrian pathways from rights -of -way and bus
stops to primary ettttances, &-*in parking lots to primary entrances, and pedestrians areas, shall be
accessible and should be clearly delineated by separate paved routes using a variation h-i paved texture and
color, and protected from abutting vehicle circulation areas with landscaping. Approved methods of
delineation include: stone:, brick or granite pavers; exposed aggregate:; or stamped and colored concrete.
Paint striping on asphalt as n method of delineation is not encouraged, Bicycle racks should be provided
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for all commercial developments. The submitted site plan must indicate how this requirement is met for
all required pedestrian connections.
FWIRC 19.115.0.50(6), Commercial Service anal1ns itutiona" aediEies. Commercial services related to loading,
storage, thresh, and recycling should be located in such am anner os to optimize public circulation and
minimize visibility into such facilities. Service areas shall be designed and located for easy access by
service vehicles. Trash and recycling receptacles shall include cover to prevent odor.and wind-blown
litter. The enclosure shall be consistent with the primary buildings relative to Architecture, materials, and
color. Include elevations and details of garbage and recycling enclosures with the land use submittal.
f'[i%RC I R 115.050M, Mirae&meons Site Flwiewn Lighting levels shall not spill onto adjacent properties
pursuant to F VVRC 19.105.030p). lighting shall be provided in A. loading, storage, and circulation areas,
but shall incorporate cut-off shields to prevent off -site glare. A separate lighting plan should be included
in the submittal packet.
19.1 '15.060(2), BvddioN Fafade Alodulaiion and Screening Qpdonr. All building facades that are Loth longer than
60 feet and are visible from either a right-of-way or residential use or zone shall incorporate facade
treatment according to this section. Subject facades shall incorporate at least two of the four options on
each fa�sde_ options intended to break up the mass of large buildings include; (a) farrade modulation; (b)
landscape screening; (c) canopy or arcade; and (d) pedestrian plaza. Options used must meet the
dimensional standards as specified herein; except, however, if more than two arc used, dimensional
requirements for each option will be determined on a case -by -case basis.
The submitted site plan and elevations show the north elevation of the pharmacy building on Pad C,
visible from Pacific Highway South, incorporates facade modulation but no other facade treatment
options. From the submitted elevations, it appears that at least one additional treatment option needs to
be incorporated along this fayade.
19.115.Oii0(�j, .Bidlrlw;'� A-1.crrladan and Scale, Building facades visible from rights -of -Way should incorporate
methods of articulation slid accessory elements in the overall architectural design, for exannple display
windows, window openings with visible trim material, vertical trellis, artwork, decorative masonry or
metal patterns, or grillwork, relief, material variations, etc.
From the submitted elevations, the north elevation of the pharinttcy building on Pad C should
incorporate additional methods to articulate the blank walls. This includes window openings, vertical
trellis(es), or other architectural features such as indications, projections, awnings, or additional material
variations, etc.
J'W7.RC 19.115.0'0 Barikling and Pedestrian Orientation. Buildings should generally be oriented to rights -of -
way. Features. such as entries, lobbies, and display windows should be oriented to the right -of --way;
I
trellises, artwork, murals, landscaping, or combinations thereof
otherwise, screening or art features such
should be incorporated into the street -oriented facade. Plazas, public open spaces and entries should be
located at street corners to opti.lnize pedestrian access and use. Multiple buildings on the same site should
incorporate public spaces (formal or inforrnal).As proposed, the site generally meets these criteria.
F[l`/RC'-19. 1 15.090(3)(a). Parking shall be located behind building(s), with building located between the right -
of way and the parking area(s); any parking located along a right-of-way is subject to the followisng criteria,.
(i) In the city center core, surface parking and driving areas may not occupy more than 25 percent of
the project's linear frontage along prsncipal pedestrian right(s)-of=vvay,
Do' IT):WBI8
b)- i 6iri?N4-i1U-3'4
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April 5, 2019
(i) When submitting the formal land use application, indicate what percentage. of the project's linear
frontage along Pacific Highway South and South 320,h Street includes parking and driving areas.
(iii) A greater amount of parking and driving area than is specified in subsections (3)(a)(i) of this
section may be located along other rights -of -way; provided, that t:he parking is not the
predominant use along such right-of-way, as determined by the director.
T lWI ,C I9.115.090(3)(b). Principal entrance facades shall front on, face, or be clearly recognizable from
the right-of-way, and/or from the principal pedestrian right-of-way, as determined by the director, for
projects exposed to more than one right-of-way.
FWR.0 19.11.5.090(3)(c). Building facades shall incorporate a combination of facade treatment options as
listed in I:NVRC 19.115.060(2) and (3)()), to a degree that is appropriate to the building size, scale, design,
and site context, and according to the following guidelines:
i. Principle facades containing a major entrance, or located along a right-of-way, or clearly Visible.
from a right--of-way or public sidewalk, shall incorporate a variety of pedestrian -oriented
architectural treatments, At least 40 percent of any ground level principal facade located along 0-
right-of-way must contain transparent glass. Landscaping shall be used to define and highlight
building entrances, plazas, window planters, etc. Landscaping should not block views to the
building or across the site.
ii. When submitting the normal land use application, .indicate the percentage of transparent glass of
the principle facades along Pacific: Highway South and South 3201h Street.
iii. Secondary facades not containing a major building entrance, or located along a right-of-way, or
clearly visible from a right-of-way or public sidewalk, may incorporate facade treatments that are
less pedestrian -oriented than in subsection (3)(c)(i), such as a combination of structural
modulation, architectural articulation, and foundation landscaping,
F /RC 19.115.090(3)(d). Pedestrian pathways shall be provided from rights -of -way, bus stops, parking
areas, and any pedestrian plazas and public space to primary building entrances. Multiple tenant
complexes shall provide pedestrian walkways connecting all major business entrances on the site.
Pedestrian pathways shall be clearly delineated by separate paved routes using a variation in color and
texture, shall be integrated with landscape plan, and shall be protected from abutting parking and
vehicular circulation areas within landscaping. The submitted site plan must indicate how this
requirement is met for all required pedestrian connecaoris.
12. Crime.Pmvention Througb 13nvironmental Design (U)11,1)) — Pursuant to MRC 19,115,010(2) and 19.115.030,
CPTED standards will be applied during project review. A CITED checklist (enclosed) must be completed
and submitted with the Process III application. Per FWRC 19.115.030, applications for remodeling shall
meet only those provisions of this chapter that are determined by the director to be reasonably related and
applicable to the area of remodeling, The city's Police Department and Planning Division will evaluate the
formal application anti review for compliance with the following MED principles:
i. N(rlrsral Suyy)eillance-- Promote.visibility of public spaces and areas.
ii. Access Control— Identify techniques that deter unauthorized and/or inappropriate access.
iii. Orvnersbip — Reduce perception of areas as ownerless.
15. 1WM-00-11C S;cc H,': sR is
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13. Garbn z rr�rl Iic r, ing —The new b>tildittg must provide trash and recycling facilities as described in MRC
19.125.040(4) and 19.125.15C1. The trash enclosure area may not be located within landscape buffer areas,
must be scrcened, and architecturally consistent with the design of the primary structure on site.
14, T';rm ofApptpval— FWRC 19.15.'100(2) states that 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 Process III or 11 decisicm within Five years after the final decision of the city on
the matter, or the decision becorries void.
a4c[n1HnCr vttl� the cit}'s
15. 11'l'lllll!i"CS 11C formal nd u3l
!)rNrw/arrerr! Reyuhmimij• checklist (.cnclosed) anti inu,t be accompanied by the appropri;itc Fees. As kes
change :n=tu[ally, please caAhta¢t the l7ermit (:enter at 253-835-26(R. or 13ermiiccnter clrtive,ffedra:ai�� a►.G ai?l;
for the current applicottio[[ fees for all l)crmits/rvvtrws Identified in this letle r. An intake appointment is
required ror the land use submittals and must be scheduled with the I)erniii Center.
PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION
Kevin Peterson, 253-835-2734, kevin.pctersnn a cityoffederalway.com
Land Use Issues — Stormwater
1. -'lic project is stl6je-CL 1.0 full drainage revie v as idcr►tittcd in the city-adopral 2016 Kjgo CouBoy Srrji"
[1'+lrr j]erE rJ,I drr llrtli (K[:51��[)NI), and City :Ndclendum. At the tintu of lattd use site [plan subtnittal,.a
preiitnitx,tr►� �C'ccl�thical IstFczeination Report (F11.1) addressing the relcwance of the project to tile nine core
and five ,special r,�tlttiremcttts of the KC:S\X1D l a•il1 be required.
2. f'hc 133x�jc.ct site lies within a conservation flow control area; thus, tilt.; applicant j-nusi deign the flow
crarltrnl facility to meet these performalwc• criteria. In addition to flow control facilities, BL-,L N4anagetnent
Practices (BMP's) are required as Outlined ill tltc ILG 11il�i�i.'l"ltc l�rnjcct also lies within an 1 itha[hcr.cl
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
KCSVVD1V1, the city will also accept those systems that have been approved for Enhanced Basic
Trearment Linder the Washington State Department of Ecology {WAI]QP) General Use Level
Designation (GULD) criteria.
3. In addition to the KCSWDM, our initial review suggests that FW1tC 19.30,120, "Nonconforming Water
Quality improvements" applies to this site. Specifically, the following items are applicable:
1.1). Redevelopment which involves the Construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square fiat of surface area or more;
1.c. Redevelopmentwhich involves the repair or replaceme t of 5,000 square feet or more of an
impervic�k, s surface, when such redevelopment .is not part of a rouge maintenance activity;
Therefore, water quality treatment will be required for the entire site, including new and existing pollution
generating unpervious surfaces. Treatment options must be selected from the .l:rnhanced Basic Water
Quality Menu provided in the KC^SWi]M.
Mr. Kevin James
Page 10 of 19
April 5, 2019
4. Detention and water quality facilities for private commercial developments within the CC-C are allowed
to be placed underground.
S. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
6. If more than one acre: will be disturbed during construction, a National Pollutant Discharge Elitnination
System (NPDE:S) construction stornawater permit may be required. Information regarding this permit
can be obtained from the Washington State Department of Ecology at 360-407-6048, or
ht-t v\v%v. e�.�va. _ rz sr ratnx '»t sttfri-n tterhonstrygticm in dex.htnll.
Right -of -Way Improvements
1. See. the "Traffic Division comments from Senior Transportation Planning P'ngineer Sarady bong for
traffic related items.
2. If dedication of additional right-of-way is required to install street frontage itnprovernents, 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 Engineering EN]) Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. PhIns nnrst be.
reviewed and approved by the city. Engineering review fees (2019) are J0,004.06 for. the first 1S hours of
review for commercial building permits, and d 167.00 per hour for. additional .review tirue. 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 stage of Washington,
2. I'lte Fedei rtl i�/rxy Public fY/orh;.r Develcrracrrt,S'tattcls�rcU 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 website at h4i!j ralu�-4rsn,lirititx.�s{Lx?n,i171.
3. Bonding is required for all street improvements and temporary erosion and seditiient contral measures
associated with die project. The bond amount shall be 120 percent of the estitnated 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 itill) rovennents,
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 zaintenance period.
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 thee tyro -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 and
subdivision drainage facilities then becorne the responsibility of the city. Nlaimerrance for private roads
and drainage facilities, incluciiug short plats, remain die responsibility of the individual property owners.
-iaos� ;�r Doc 12.,: 7rx�s
NIr. Kevin James
Page 11 of 19
Apiil 5, 2019
5. When topographic survey information is shown on the plans, the vertica[ datum block shall include the
phrase "T)NrUM: 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 I" = 20', or larger. Architectural scales are not permitted on engineering plans.
7. Provide cui. and fill quantities on the clearing and grading plan.
8. Temporary Erosion and Seffimcnt Control (TESC) measures, per Appendix D of the 2016 KCSWDM,
must be shown an 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 D1vISION
Sarady Long, 253-835-2743, sarady.long@cityoffederalway.corn
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials For an approximately 15,00 square foot drug store and 12,839 square
foot retail, the Institute of Transportation Engineers [ TL) Trip Generafian - I Oth Edition, land use code
981 and 820 (phsrmacyldrugstoie with d6ve-through window and slopping center), the proposed
project is expected to generate 204 PM peak hour trip.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform a
concutrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
,period to accommodate the proposed developnietit. Please note thm supplemental transportation analysis
and concurrency mitigation t;ixy rat required ifttic proposed project creates an impact tic), z:ttir.tpated in
the six-yzar'T`ransportation Tmprovemetst flan Ul l.').
3. The estimated fee for the concurrency permit application is $9,032 (51 - 500 trips). This fee is an estimate
and based on the materials submitted for the preappiication meeting, The concurrency application fee must
be paid in full at the time the concurrency permit application is submitted with the land use RI)plicstrion.
The fee may change based on any changes in the estimated weekday VEM peak Iu70r trips as identified in the
concurrency application. 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 Analysis (TIA)
1. A Traffic .Impact -A- alysis (M) prepared by engineer liceiised in the state of Washington is required for
this development project. T he TIA will be 1nited to specialized queuing analysis.
Transportation Impact Fees (TIT) (FWRC 19.91)
1. Based on the submitted materials for 15,000 square foot gross floor area new drugstore with tb:ive-
through and 12,839 square foot shopping center, the estimate traffic impact fee is Vi67,048. Please note,
Mr. Itevin ] -al es
Pagc 12 of 19
April 5, 2019
the actual impact fee will be calculated at the tirne a completed building permit application is filed and
trust be paid prior to permit issuance:.
Street Frontage Improvemeiats (F-%VRC 19.135)
If the proposal nnects the 25 percent threshold criteria as identified in the F4XrRC 19.135.030, or proceeds
under a BSP application, the development will be expected t:o construct street improvements consistent
with the planned roadway cross -sections as shown in Map 111.-4 in Chapter III of the Federal Vaay.
Comprehensive Plan (f7ICP) and Capital Improvement Program (C;.IP) shown as 'fable III-10 (I"WRC
19.135.040). The applicant will be expected to construct improvements on the. following streets to the
city's planned roadway cross -sections;
■ SR 99 a Principal Arterial planned as a 'Type '.A" street, consisting of a 90-foot street with curb and
gutter, 6-foot planter strips with street trees, 8-foot sidewa1s,, and street lights in a 124-foot t:ight-
of-way. Assuming a symmetrical cross section, a 12-foot right -of -•way dedication and half street
improverents are required as measured from the street centerline.
• Twenty-third Avenue South is a Principal Collector planned as a Type " J" street, cons.i,ting of a
58-foot street: with curb and gutter., 12-foot sidewalks with street trees, and decorative streetlights
in an 88-foot right-of-way. Assuming a symcnetrical cross section, a three-foot right-of-way
dedication and half street improvements are required as measured from the street centerline.
Twentieth Avenue South is a Minor Collector planned as a TSl.)e "L," street, consisting of 44-foot
street %vith curb and gutter., 12-foot sidewalks with street: trees, and decorative streetlights in a 74-
foot right-of-way.
■ South 3201h Street is a Principal Arterial planned as a Type ".B" street, consisting of 84-Moot street
,i,atli curb and gutter, 8-foot sidewalks, and street lights in a 100-foot right-of=,vGty. Assuming a
symmetrical cross section, half street improvements are required as measured fro n the street
centerline. Please note, no structures are allowed v,,ithin the beautification easement:.
■ South 32411, Avenue South is planned as a'.l'ype. "H" street, consisting of a 66-foot street with curb
and gutter, 12-foot sidewalks, and street lights .in a 96-foot ri. ;ht-of- A ay—Assurrring a symmciiical
cross section, a 15-foot right-of-way dedication and half street improvements are required'as
measured from the street centerline along the property frontage.
Map III-4 in the. FNX/CP depicted grid roads withal the subject property. ".I he. applicant will be
expected to construct these grid roads to city- standards and dedicate as right-of-way or set aside as
tract "X." These planned grid road would be constructed to a Type "C )," consisting of a 40-foot
street with curb and gutter, 12-foot sidewalks with street trees, and decorative streetlights in a 70-
foot right-of-way.
2. 'Rapers and transitions beyond the project frontage cnay be required as deemed necessary for safety
purposes. The taper rate shall ire WS2/60, or as directed by the Public Works Director.
3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street iimprovemetits (FV'RC 19.135.070). These modification requests currently .have a nominal
review fee.
.�
Mr. Kevin James
Page 13 of 19
ApnI 5, 2019
4. Block perimeters shall be no longer than 1,320 feet for non -motorized trips and 2,640 feet for streets
(l= WRC 18.55.010 and FVGP Policy TC'4.2).
Access Management (FWRC 19.135) and Design Criteria (FWRC 18.55)
1. Access management standards -we based on roadway safety and capacity requirements. FWRC 19.135280
provides access standards for streets based on planned roadway cross -sections. Access may be further
restricted if such access would 'interfere with the 95th percentile queue: lengths from any existing U'Afftc
control device.
2. Driveways must be located no closer than. 150 feet to arty street intersection or to any other driveway,
whether on or off the subject property. The city may further limit or prohibit access to or fromdriveway
onto attedal streets as deemed appropriate for safety. Tltc'public Works director inay grant a
modific:atiori administratively to reduce spacing standards by up to 20 percent of the tabular values with
supporting documentation (1''WRC 19.135.290). Please note that these modification requests have a
nominal review fee.
4, lviiniMurn throat length for non -single-family driveways shall be 40 feet rninimu.rn, 50 feet desirable.
Throat length is measured from the face of curb (or edge of traveled way if no curb exists) on the public
street to the First conflicting drive aisle or parking movements that would conflict with entering and
exiting traffic.
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com
Solid Waste & Recycling Design Considerations
• 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
FWRC 19.125.150.
ftctr basic solid waste and recycling needs within a single enclosure, clear interior dirneatsions measuring
'10 feet deep by 20 feet across are reconunended, along with a two -door swing -open or roll: open gate
that spans the front width of the enclosure. When gate doors are opened, no structure or hardware
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 ma amize 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.
• plan for user access to interior waste and recycling storage areas/containers, and to exterior containers
screened by enclosure(s).
• Pltui for unobsf_ructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minirnize potential `blind
spots' during ingress and egress.
Doc ID: 758 1'c
Mr. Kevin James
Page 14 of 19
.April 5, 2019
• Consider landscaping, setbacks, and screening requirements (based on FWRC 19.125.040[4] & [51).
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
Greg Kirk, 253-835-2621, greg.kirk@cityoffederalway.com
1. Bailtk,,r ,+ Coder. The structure will be treated as anew building permit application and must meet all current
codes including:
• International Brrikliq Code (IBC), 2015
Washington State Amendments WAC 51-50
■ International Mechanical Code (IMC), 2015
Washington State.tltnendments WAC 51-52
Uniform Plumbing C.'ode (LTPC), 2015
Washington State Amendments WAC 51-56 & WAC 51-57
■ Itaternationrrl Fib Code (IF,C), 2015
Washington State Amendments WAC 51 -54
• National Electric• Cook (NEC), 2014
• Acaulibikq Code (ICC./ANSI A117.1), 2009
• International Residential Code, 2015
Washington State Amendments WAC 51-51
• W'ashikiyan .State Energy Code, 2015 WAC: 51-11
2. Budding Criteria. The following must be provided with the proposed structure:
• Occupancy Classification.
• Type of Construction.
• Floor Area.
• Number of Stories.
■ Fire Protection.
4 Wind/Seismic., Basic wind speed 8585 1b[uli, Exposure, 25# Snow load, Seismic Lone D-1.
19.:008&460. TIC 0- ID: 78818
I IN
Mr. Kevin James
Page 15 of 19
- lPiil 5, ?019
3. .illidk#iN Pe► vit.,,JpPlieufion Proser3. A completed building permit application and commercial checklist are
required for each buiUng. "Ile commercial checklist will be. completed by staff and provided at the time
of land use approval. Copies of the application and checklist may be obtained on our web site at
�yuntr:cit ttl'f��drralws41;��n�.
?ippointnients are reclttired for intake of new commercial building permit submittals. Please schedule an
intake appointment with the Permit Center. stall at (253) 835-2607, or grmitccmtc C.
Some projects may requirea. 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 perrrdt 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.
�. Reuiew Ti.•miiN..l'ederal Way reviews plans on a first in, first out basis; however, there are some small
projects with .inco.nsequetitial review .requirements that may be reviewed out of carder.
The first cornment letter can be expected within five to seven weeks of submittal (late. Re -check of plans
will occur in one to three weeks after resubmival.
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. OiberPen7iiif 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 perfortned by WABO approved agencies, or by agencies
approved by the building official, prior to permit issuance. Construction must be approved by all
revie-wing 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 required to have a pre -construction conference. l:f a pre -con rnee+l-Eng is
required, the general or representative, all subs, the architect or representative, the engineer or
represeritacve, 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.
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.
Doc I J: 88I8
19.I iA88.., rr...
'
t\Ir, Kevin James
Page 16 of 19
April 5, 2019
LAREHAVEN WATER AND SEWER DISTRICT
Brian Asbury, 253-946-5407, BAsbury@lakehaven.org
Water
■ A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/ot building permit applications (check with land use agencl, for requirement). The certificate is
valid for one year from the date of issuance. If a certificate is needed, allow one to t7wo working days to issue
for typical processing. 'I`he. 2019 cost for a Water Certificate. of Availability is $70.00.
Hydraulic model results (FF #346, copy enclosed) indicate that Lakehaven's standard unaximurrn
allowable systern liquid velocity of 10 ft/s, at no less than 20 psi, is exceeded at a fire flow raise above
4,300 GPM. This flow figure depicts the calculated performance of the existing water distribution system
under high demand conditions. Fire flow rates greater than available in the existing distribution system
may be accomrnociated through existing water distribution system improvements. Onsite hydraulic
system calculations .may need to be determined during design of the onsite water distribution system
improvements. Please: contact Lakehaven for further detail.
• .If additional hydrants are required, or if any existing water distribution facilities are required to be relocated, a
Lakehaven Developer Extension (DF) Agreement: will be required to constnnct new water distribution
facilities necessary for the proposed development. Additional detail and/or design requirements can be
obtained from .Lakehaven by completing and subrn.itling a separate application to Lakehaven for either a
Developer Pre-I)esigre :Meeting or a Developer Extension Agreement. Lakehaven encourages owners,
developers, and/or applicants to apply for Lakehaven processes separately to I.,akehaven, and sufficiently
early in the pre-design/planning phase to avoid delays in overall project development.
To satisfy premise isolation requirements, die installation and satisfactory testing of an approved backflovv.,
prevention assembly (BPA) adjacent •to each domestic, irrigation, and fire -protection service meter is required
pursuant to WAC 246-290-490 and .Lakehaven standards regarding pretnise isolation. As low health cross -
connection hazards, either a double check valve assembly (DCVA) or a reduced pressure backflow assembly
(RPBA) is required, for domestic or irrigation services. For fire -protection, depending on system supply size/
demand either a DCV11, RPBA, DCDA, or Rl'L)A is required. Typically re:qui.red loc:ation(s) for any BPA
is outside of a building (fire -protection typically aboveground), and as close to the plain as possible, but
no further than 50 feet maximum from the main, Contact Lakehaven's Cross -Connection Control
Program Manager Chris Zoepfi at (.ZgWt3itl�1 Arch -,we , or 253-946-5427, for additional information on
prern ise isolation/BPA installation and testing coordination.
■ The associated DE Agreement must achieve a point of either Substantial Completion or. Acceptance, as
determined by.I.,akellaven, prior to activating any new domestic or irrigation water service connection(s).
■ Based on the proposal submitted, preluninary estimated Lakehaven water service/meter installation fees/
charges (2019 schedule) will be as follows, Actual connection charges will be detenn.ined upon submittal of
service connection applications) to Lakehaven. Connection charges are separate from any DE Cees, 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 Water Meter .Installation, Actual sizes to be determined by Lakehaven based on the applicant's
estimated tnaximunt GPM usage rates;
19:."AM 0(I C Door ID- 99`:8
a
Mr. Kevin f ames
Page 17 of 19
_kpiil 5, 2019
k 4" x'/4" = P74, f0 drop -in meter fee
■ 1" = X37/.08 drop -in meter fee
■ 11/2" = S, 32.70 drop -in meter fee
■ 2" - V05.10 drop -in meter fee
o Capital Facilities C;harge(s)-%Vater: , 4,242.13 per Equivalent Residential Units (ER: U). Actual amount
due to be determined by Lakehaveni based on the appliau-it's estimated annuaL total water usage rate.
Please contact Lakehaven for further detail.
Sewer
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit applications (check with land use agency for requirement). The certificate is
valid for orne year from the date of issuance, if a certificate is needed, allovv one to two working days to issue
for typical processing. The 2019 cost for a Sewer Certificate of Availability is $70,00.
A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary
sewer system, or any modification (disconnect, re -align, abandon, etc.) to an existing sewer service
connection, in accordance frith standards defined in LAkehaven's current `Tees and C;liarges Resolution."
Minimum pipe slope for gravity sever service connections is two percent. In addition to all other sewer
service installation standards, installation of a Type. 1, 48 inch monitoring manhole is typically required on the
private building sewer line, For all new or modified non-residential connections. Also, installation of an
externally-lotxted grease interceptor is required for all new restaurants and/or buildings with food
preparation/service establishments, size to be determined by applicant's engineer. Also, if applicable, see the
enclosed Lakehaven Trash/Recycling Enclosure Standards.
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection Fees/charges
(2019 schedule) will be as follows. Actual connection charges will be deter -1-dacd upon submittal of service
connection application (s) to Lakehavern. Connection charges are separate from any DE, fees, charges, and/or
deposits and are clue at the time of application for service. All Lakehaven fees, charges, and deposits are
typically reviewed and adjusted (if nec_e,;sary) annually, and are subject to change without notice.
o Sewer Service Connection Permit; $420, 23 fee (per building).
o Capital facilities Charge(s)-Sewer: $3,978.13 per ERU. Actual amount due to be determined by
Lakehaven based on the applicant's estimated annual total domestic/commercial water usage rate.
Please contact I.,akehaven for ffirther detail.
General
• All Lakehaven development engineering related application forms, and associated standards information,
can be accessed at Lakehaven's Development Engineering web pages at:
b. ii,I1;/I%— w')-myInkcbaiyC:n.c)rI /?tk}ID_C4'C�h 111tL'[1l-il�3nL'till]�+•
0 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 die development proposal(s) or Lakehaven's
regulations and policies may affect the above comments accordingly.
...�£U08,,, Uri -Pi' 17c. if:JNc.tS
M.r. Kevin James
Page 18 of 19
April 5, 2019
SOUTH KING FIRE AND RESCUE
Chris Cahan, 253-946-7243, Chris Cahan(r�sotnthkitnl;Cire.org
Water Supply
I ire .1"lrw
The regtured fire flow for this project is 1625 gallons per minute. A Certif ale of Wader_=luWabi* including a �,ydrwilic-
firciGaw model shall be recluested frorn the water district and provided at the time of building permit application.
Fire Hydrants:
TEs project evil] .require at least tw(:) fire hydrants in approved- locations.
*Hydrant(s) 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 requirements of Fire. Access Policy 10,006:
fluff?iU-%«athkit IRrjT-41•€4;IXxurrncnti:eiuer/f•lonud ViQw ?
Designated and marled fire lanes may 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 FWRC Title 8:
�]tlJ�,,�/t�,.�v.crxleln Sl 11C17 l *. tYt 14'.1 l� tle:r::€1��n
Fire apparatus access roads shall be installed and rnade serviceable prior to and during the titne of construction.
Fire Department Lock Box
A recessed fire department "Knox" brand .key box shall be instilled on the building near the front entrance.
Location(s)u>ill be approved by the plan .reviewer or D<:pu1:y Fire lViarshal onsite.
Fire Sprinkler System,
R."A 1.3 fitsjprinkler.yrtevy is rvgnirril.
,An automatic fire sprinkler systern shall. be .installed in all occupancies where the total floor area included within
the surrounding exterior u alls 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-extinguis.h.ing system.
CLOSING
'Ih.is 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 elirninat:e surprises during the city's review of the formal
application, The completion of the preapplication process in the content of this letter does riot vest any future
project application. Comments in this letter are only valid for one year as per 1MV C 19.40.070(4).
As you ktnow, this is a prelitninary review only and does not take the place of the: trill review that will follow
submission of a formal application. Comments provided in this letter are based on preapplication materials
submitted.
Oki
Mr. I<evin James
Page 19 of 19
April 5, 2019
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 FVVRC and other relevant codes carefully. Requirements that are found in the
codes that are not addressed in this; letter ate 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 ine, your key project contact, at 253-835-2641, or
becky.chapin@cityoffederalway.com. We look forward to working with you_
Sincerely,
Heck *ian
Y Y#f-�J
Senior Plxnn cr
enc: Master Land Use Application
Process 11 Submittal Requirements
Process III Submittal Requirements
BindingSitc Flan Submittal Requirements
City C mtcr Planned Action Determination Review Checklist
SEPA Environmental Checklist
Parking Lot Design Criteria
CPTED Checklist
Permanent Beautification Casement, KC Recording #20000918000030
Solid Waste Design Checklist
Concurreney Application
Lakehaven Handouts
c: Kevin Peterson, Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Greg Kirk, Plans Examiner
Chris Cahan, South King Fire & Rescue.
Brian Asbury, I,arkehaven UdUty District
Glenn Goodman, Merlon Gcier Partners, gyrx r k11�Z�1711'rLnu r^i r-rrn
19-I00884-00-PC Doc ID: 78B I8
CITY OF k Pre -application Conference Sign in Sheet
Feral Allay pp
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
March 21, 2019 City Hall
9:00 a.m. Hylebos Room
Project Name: The Commons Mall, Pads
Address: 1701 South Commons
File Number: 19-100884-00-PC
NAME DEPARTMENT / DIVISION TELEPHONE NUMBER/EMAIL
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21.
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24.
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MerloneGeier
Management
February 25, 2019
457 SW 1481h Street
Suite 202
RECEIVE® Burien, WA 98166
FEB 2 5 2019
GITY OF COMMUNITY FEDERAL
DEVELOPMENT
Mr. Brian Davis
Community Development Director, City of Federal Way
33325 81h Ave So.
Federal Way, WA 98002
Email: Brian.DavisCc)cityoffederalway.com
Re: Merlone Geier —Commons at Federal Way
Pad Building Entitlement Process— Planned Action Ordinance
Dear Brian:
Tel: 2061439 / 2330
Fax: 206 / 439 / 6369
www.MerioneGeier.com
VIA EMAIL
On behalf of Merlone Geier Partners ("Merlone Geier"), which owns the Commons at Federal Way
("Commons"), we are evaluating redevelopment opportunities for the separate parcel once occupied by
a large format Sears retail facility ("Sears Parcel"). The redevelopment includes the construction of
outpads for commercial uses, including retail sale, restaurant, and a drug store ("Proposal"). See Exhibit
A. Under the prior ownership, the City previously approved a similar outpad retail configuration.
However, the prior owner elected not to complete construction of those approvals. Merlone Geier
intends to complete construction of these outpads, which will bring new retail vibrancy and economic
development into the City of Federal Way ("City").
The Proposal will not hinder Merlone Geier from the ability to implement future phases of
redevelopment of the Sears Parcel that will support the City Center for mixed -use density on the site.
We are writing to confirm two items. First, that the Proposal is SEPA exempt under the Planned Action
Ordinance. Second, that a drive through for the Proposal would be permitted under the Code.
Background.
The Sears Parcel is located at 1701 S. 320th Street (Parcel No. 7622400015). It is zoned City Center Core
("CC-C").
The Proposal is within the scope of the City's Planned Action Ordinance.
As you know, the City completed an EIS for the City Center Planned Action ("City Center Planned
Action"), which included the Sears Parcel. The City Center Planned Action allows qualified projects
within the City Center Planned Action to be completed without standalone SEPA review. FWMC
14.15.130. The City Center Planned Action studied four types of land uses: (1) retail goods and services;
(2) office; (3) lodging; and (4) residential and established the following development envelope:
n
MerloneGefer
Management
o Retail uses — 475,000 sf.
o Office — 400,000 sf.
o Lodging— 600 rooms
o Residential — 2,400 dwelling units
457 SW 1481h Street Tel: 206 / 439 / 2330
Suite 202 Fax: 206 / 43916369
Burien, WA 98166 www.MerioneGeler.com
The Proposal is within the scope of the Planned Action and below the development envelop.
Accordingly, we request that the City confirm that the Proposal qualifies for planned action review.
The ProposaI's drive -through facility should he approved.
The Proposal includes a drive -through facility for a 15,000-sf. pad along Pacific Highway South.
Attachment A. The Code permits drive -through facilities subject to certain use provisions. Merlone
Geier is pursuing a drug -store tenant that would be new to the Federal Way trade area. This tenant
requires confirmation that a drive -through facility would be approved for a retail/drug store use.
Under FWMC 19.225.020, Note 1, the City may modify site design criteria such as the drive -through
facilities regulations, if the proposed development meets three criteria. As demonstrated below, the
Proposal meets the Code. We would request confirmation of that determination for the Proposal.
The Proposal will be consistent with the Comprehensive Plan goals and policies for the
zone.
The Proposal will be consistent with the Comprehensive Plan goals and policies, including:
e CCG1— Create an identifiable City Center that serves as the social, cultural and
economic focus of the City.
O CCG2 — Attract a regional market for high quality office and retail uses which increases
employment opportunities, adds to the City's tax base and establishes Federal Way's
City Center as an economic leader in the South King County region.
CCG4 — Encourage a mix of compatible uses to maintain a lively, attractive, and safe
place to live, work, and visit.
® CCCP4 — Continue to develop a City Center that is the primary commercial area
providing local goods and services to surrounding neighborhoods and regions, and to
residents and employees within the center.
The Proposal will support the recruitment of a new, high -quality drug store to the City Center. In order
to succeed in the market, drug stores require drive -through facilities. These uses provide a significant
influx of sales tax activity into the City's tax base. Additionally, they serve the daily needs of City
residents and employees to fill prescriptions. The Proposal will include high -quality design to ensure
that it is filling the character of the City Center vision. The Proposal meets this Code criterion.
2. The Proposal will be consistent with the applicable design guidelines; and
MerloneGeier 457 SW 1481h Street Tel: 206 / 439 / 2330
Suite 202 Fax: 206 / 439 / 6369
Management Burien, WA 98166 www.MerioneGeier.com
As demonstrated by the elevation, the Proposal will comply with the applicable design
guidelines, including the specific City Center design guidelines. See Attachment A.
3. The streets, utilities and other infrastructure in the area is adequate to support the Proposal.
The City previously approved a similar configuration of outpads at the Commons. The City's
vision for City Center includes high -quality retail uses such as the Proposal. The Proposal is
within the scope of the Planned Action's development envelope for retail uses. All queuing and
circulation will be internal to the Commons and will not impact the road network. Accordingly,
this criterion is met.
We respectfully request the City's confirmation of these two items relating to the Proposal. If you have
any questions, please do not hesitate to call me. Thank you for your consideration of this issue.
Regards,
MERLONE GEIER MANAGEMENT, LLC
as agent for MGP X Properties, LLC
eennGoodman
Vice President Design and Construction
Enclosures: Attachment A: Site Plans, Enlarged Site Plans and Conceptual Elevations
1�k
CITY OF
Federal Way
DATE: March 21, 2019
TO: Becky Chapin
FROM: Kevin Peterson
SUBJECT: THE COMMONS MALL - PADS - (19-100884-00-PC)
1701 S COMMONS
Please insert the following comments into the pre-app summary letter:
MAJOR ISSUE'S - DEVELOPMENT SERVICES DIVISION
MEMORANDUM
Public Works Department
1 _ Development of any and/or all of the pads will trigger the City's non -conforming water quality
code. The entire site (currently identified as Tax Parcel 762240-0015) will need to be brought into
conformance with current water quality standards (see additional Division Comments, below).
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734,
kevin.peterson@cityoffederalway.com)
Land Use Issues — Stormwater
The project is subject to Full drainage review as identified in the City -adopted 2016 King County
Surface Water Design Manual (KCSWDM), and City Addendum. 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.
The project site lies within a Conservation 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 KCSWDM. 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.
In addition to the KCSWDM, our initial review suggests that FWRC Section 19.30.120,
"Nonconforming Water Quality Improvements" applies to this site. Specifically, the following items
are applicable:
l .b. Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square feet of surface area or more;
1.c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. Treatment options must be selected from the Enhanced
Basic Water Quality Menu provided in the KCSWDM.
4. Detention and water quality facilities for private commercial developments within the City Center
Core are allowed to be placed underground.
5. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
6. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction storm water permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
littp://www.ee.wa.gov/programs/wq/storm.water/oonstriuction/index.html or by calling 360-4072
6048.
Right -of -Way Improvements
See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer for
traffic related items.
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 may apply to any improvements
within the public right-of-way.
Building [or Engineering (EN)] Permit Issues
Engineered plans are required for clearing, grading, road construction, and utility work. Plans must
be reviewed and approved by the City. Engineering review fees (2019) are $3,004.00 for the first 18
hours of review for Commercial Building Permits, and $167.00 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. The Federal Way Public Works Development Standards Manual (including standard detail drawings,
standard notes, and engineering checklists) is available on the City's website at
http//www.cityoffederalwU.com/index.a5px?i- id=17I to assist the applicant's engineer in preparing
the plans and TIR.
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.
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 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 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.
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.
Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2016
KCSWDM, 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.
CITY OF
Federal Way
�-Cntered on Opportunity
February 28, 2019
Kevin James
MCG Architecture
250 Sutter Street, # 500
San Francisco, CA 94108
kjames@mcgarchitecture.com
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
RE: File #19-100884-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
The Commons Mall - Pads, 1701 South Commons, Parcel # 762240-0015, Federal Way
Dear Mr. James.
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee (DRC) and a meeting
with the project applicant has been scheduled as follows:
9:00 a.m. — Thursday, March 21, 2019
Hylebos Conference Room
Federal Way City Hall, 2❑d Floor
33325 8th Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at becky.chapin@cityoffederalway.com, or 253-835-2641.
Sincerely,
Becky Ch in
Senior Planner
v: Glenn Goodman, Merlone Geier Partners, ggoodman@merlonegeier.com
Dm LD. 78812
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