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11-10218341k CITY OF Federal Way APPLICATION NO(s) - l 1 0Z` c, Project Name Property Address/Locatrio_n Parcel Number(s) ` ` 2, Project Description l704 5, Cv vo. ong i PLEASE PRINT vvvf 10 y Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification t Line Elimination Preappiication Conference Process I (Director=s Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiners Decision) Process V (Quasi -Judicial Rezone) Process V1 SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information —IN —C-- Zoning Designation Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements Building Code (IBC): Occupancy Type Construction Type MASTER L. M USE APPLICATION DEPARTMENT of COMMUNITY DEVELOP,INIEiNT SERVICES 33325 8 h Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607; Fax 253-835-2609 w Lw.ci offederalwa .com Date &��/r L C- CO A 0 , 4wet�llc� 8 1 \td q, tov :�-> raQ of f C , �r OvA " 04 (14) a 1 A601/1 Applicant Name: 3a mes Pa lc(4, Address: t 81 bb la%OVI Vak-yn t vi lVtW­ Zi ty/State: Z tN n`f CA Ci 2. , l 2, Phone: �da. �� Fax: �l yq � �"}�" _ g� Lvx) ���Q Email: `i% � � 3 3� (o yA J(;r+r*--S . com Signature: --, ------------------- Agent (if different than Applicant) Nam1 Addr. City/, Zip: Phon Fax: Emai Sign 05V I Address: City/State: Zip: Phone: Fax: Email: Signature: STEADFAST companies James L. Palda Vice President Commercial Properties T 949.623.7709 r 949.777.8209 nn 949.533.3436 E ipalda@steadfastcompanies.com 18100 Von Karman Avenue, Suite 500 Irvine, CA 92612 RECEIVE® UN 0 2 2011 CITY OF FEDERAL WAY CDS Bulletin #003 — August 18, 2004 Page 1 of 1 k:\HandoutsUvlaster Land Use Application CITY OF �\ Federal WayMEMORANDUM Community Development Services, Department DATE: August 8, 2011 w �� C." , TO: Kevin Peterson Sarady Long C o �� [ �[� Scott Sproul Chris Ingham Brian Asbury FROM: Deb Barker SUBJECT: KOHL'S AT THE COMMONS REDEVELOPMENT - (11-102984-00-UP) 1804 S COMMONS REPLY BY August 18, 2011 Attached please find the following: • Proposed north and south mall elevations prepared by Avalon Architectural, undated; and • Proposed north facade photo simulation showing Kohls and Lane/Catherines ■ existing undated photos of the mall. Please provide any land use comments or conditions as appropriate. Thanks r MEMO To: Patrick Doherty Fm: Deb Barker Re: Commons Redevelopment Update Dt: May 27, 2011, 4PM This is what I have learned to date about the redevelopment of the Commons: • James Palda with Steadfast characterizes the redevelopment project as an attempt to save the mall. Next week, Jim Yoder is signing leases with Kohl's that commit Steadfast to delivering a shell to Kohl's no later than March 15, 2012, which means a construction start date of July, 2011. Kohl's TI work would last for 6 months after delivery. + Steadfast is meeting with City staff on June 2, 2011. Palda would like to consider the June 2 meeting a preapplication for Kohl's, if possible. He will e-mail Deb a full site plan and building elevations so it is distributed in advance of the June 2 meeting. • Steadfast's redevelopment goal is to have the same or less square footage, thereby avoiding Concurrency, TIF, and hopefully SEPA. (Unsure if any relocated pipes are over 8" which may not be exempt from SEPA'). ■ Rick Perez has met with Steadfast and conveyed that if there is no net increase in GFA, then no Concurrency, or TIF requirements. Traffic will therefore only review on - site circulation and safety. • Chris Ingham has met with Steadfast and conveyed: Relocation of the fire control room is key, existing sprinkler zones will be affected; the applicant will have to demonstrate pedestrian safe ty in order for physical pa Target during construction to remain; the applicant will have to provide ex VingSsage to calculations between Century and Kohl's and the Mall; and they will have to maintain fire resistivity between buildings. • Ken Miller has conveyed to Steadfast via a May 19, e u 2011 letter that outstanding storm drainage upgrades for the Kohl's portion of the site (sub basin #3) shall be completed prior to CID for Kohl's; and that any new development may he subject to the M KCSVWDM standards, such as flow control. • 2009 Lee Bailey has met with Steadfast and conveyed that the City could do percentage plan review to help the review go quicker. • Lakehaven talked with Steadfast's engineer ESM and conveyed that relocation of a public water main will be required under a developer extension agreement with Kohl's, and the Mail will need to relocate some water meters on the north side of the mall when removing old Borders for parking. • Isaac Conlen has also met with Steadfast. I have not confirmed what he conveyed. t WAC 197-11-840(23) Utilities: The utility related actions listed below shall be exempt, except for i nstall ation, construction ora]teration on lands covered by water. The exemption includes installation and construction, relocation whd by other go�emmental bodes, repair, en require replacement, maintenance, operation or alteration that does not change the action from an exempt class. (b) All storm water, wafer and sewer facilities lines equipment, hookups or appurtenances lncludinp, utilising or related to lines eighl inches or less in diameter. CITY OF Federal June 9, 2011 James Palda, Vice President Steadfast Commercial Properties 18100 Von Karman, Suite 500 Irvine, CA 92612 CITY HALL Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Re: File #11-102183-00-PC; PREAPPLICATION CONFERENCE SUMMARY Steadfast Commons II, LLC,1804 South Commons Blvd., Federal Way, WA Dear Mr. Palda: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held June 2, 2011. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Utility District and South King Fire and Rescue. Some sections of the Federal Way Revised 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. The key contact for your project is Deb Barker, 253-835-2642, deb.barker@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 your key contact. PROJECT DESCRIPTION Proposed redevelopment to Borders site, which consists of removal of 78,165 SF of Gross Leased Area (GLA) and building 63,200 SF new GLA, for a net reduction of 14,965 SF to house a new Kohl's store. Project also includes the relocation of interior tenants, and creation of new parking spaces. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. Mr. Palda June 9, 2011 Page 2 Planning Division New building facades shall meet the design guideline standards. Public Works Development Services Division Water quality improvements for the entire site shall be completed as described below in the Department comments, Public Works Development Services Division. Building Division 1. Exiting courtyard width between Target and Kohl's must meet code requirements for exit width. 2. Exiting courtyard width between Century Theater and Kohl's is too narrow, as proposed. 3. Egress paths shall be maintained for the Mall, Target, and Century Theater during demolition and construction. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. PLANNING DIVISION (Deb Barker, 253-835-2642, deb.barker@cityoffederalway.com) Land Use Review — Under FWRC Title 19, "Zoning and Development Code, " Shopping Centers are a permitted use within the City Center -Core (CC-C) zoning district,' subject to a Process III review. Process III land use review is conducted administratively, with a written decision issued by the Director of Community and Economic Development following review. Approval Length — 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. Where phased construction is anticipated, the applicant may request and the city may approve a vesting period longer than five years. 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 handouts and applicable code sections. Refer to the Development Requirements checklist, Bulletin #001, for specific submittal requirements. Commons Pads — As noted in the preapplication conference meeting, the land use approval for several of the pads associated with the Commons property have expired. Staff recommends that the Process III land use review process for the Kohl's project be expanded to include pad #D. Expired pads A and B could be reviewed in conjunction with any Sears property redevelopment. State Environmental Policy Act (SEPA) — The redevelopment project is subject to environmental review under SEPA based on the actions you propose: more than 500 cubic yards of clearing and grading, the relocation of utility pipes greater than eight inches in diameter, and creation of more than 40 parking spaces. Typically a SEPA checklist is required to be submitted and reviewed prior to the city issuing an environmental decision. However, the city has prepared a Planned Action Environmental Impact Statement (EIS) document for an approximate 200-acre area that includes the 1 FWRC 19.225.030, "Retail Shopping Center - Regional" 11-102183 Doc ID 57907 W. Palda June 9, 2011 Page 3 Commons site. Impacts and mitigation measures associated with the redevelopment of the Retail Shopping Center have been identified and evaluated. Please complete the short checklist form (enclosed) to document that the project is consistent with the range of activity contemplated in the Planned Action EIS, and identify which mitigation measures (enclosed) identified in the Planned Action SEPA document are applicable. The City will review the planned action checklist prior to issuing a Process III determination with mitigation pursuant to the City Center Planned Action EIS. No other SEPA review is required. 4. Public Notice Requirements — The applicant is responsible to provide mailing envelopes for Process III code -required public notice. This notice is required to be mailed to adjacent residentially zoned property owners located within 300 feet of any property boundary. Refer to the enclosed mailing label handout. A 14-day comment period will begin with the public notice, and there is a 14-day appeal period that follows the Process III land use decision. The planned action SEPA is not subject to an appeal period. 5. Application Fees —Please contact Permit Center Supervisor Kari Cimmer at 253-835-2629 for current Process III fees. 6. Construction Permit(s) — Building permit(s) are separate from land use review and are subject to their own fees and review process. Building permit can be submitted at any time; however, no building permit can be issued until the Process III decision is issued and its appeal period is complete, and any conditions of project approval are met. No clearing or grading may occur on site in advance of the required construction permit(s). The applicant is responsible to identify and obtain any required permits or approvals from outside agencies having jurisdiction. 7. Parking — According to plans, 102 new parking stalls are proposed to be installed at the northern portion of the Kohl's entrance, replacing much of the former Borders building. With the addition of the new parking, the 3,618 parking stalls will be increased to 3,7620 stalls, which exceeds the number of stalls called out by the Commons Parking Study prepared by The Transpo Group, updated October 2006. The amount of parking stalls exceeds the FWRC required parking standard of one parking stall for each 300 square feet of gross floor area from FWRC 19.225.030. Refer to the Traffic section on page 8 below for comments on driveway hierarchy and safety. 8. 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 Buffers — The applicant shall upgrade the perimeter landscape buffer along the south of the property associated with the new retail building. Based on a letter dated March 10, 2011 (file #11-100936-AD), perimeter landscaping along the south side of the subject property was modified due to the BPA transmission lines and associated utility easement. The City requested that each tree removed from the BPA easement area be replaced with shrub a minimum of 24 inches in height at the time of planting, spaced to provide a visual buffer creating a partial visual separation. This shrubbery must be installed along the southern perimeter of the geographic area of the new Kohl's building before a certificate of occupancy can be issued? 2 The remainder of this replacement landscaping should also be planted promptly, but is not tied to the Kohl's project. 11-102183 Doc. CD 57907 Mr. Palda June 9, 2011 Page 4 (b) Interior Parking Lot Landscaping —Twenty-two square feet of interior lot landscaping for each new or modified parking stall must be incorporated into surface parking areas of the mall redevelopment area. Pursuant to FWRC 19.125.070, landscape islands shall be a minimum size of 64 square feet, and must be installed at the ends of parking rows. The submitted landscape plan must show the square footage of each interior parking lot landscape island proposed to address this requirement, and must depict trees, shrubs, and groundcover in the island. In some cases, the existing interior parking lot landscape islands may be augmented with shrubs and/or groundcover to meet the intent of the FWRC. (c) Loading Dock Screening — Pursuant to FWRC 19.115.050(6), loading docks shall be screened from the right-of-way with Type I landscaping. This applies to the southern perimeter along South 324`h Street across from the Kohl's loading dock. However, the perimeter area is affected by the BPA easement. The applicant must propose alternative solid screening methods for this loading dock. See also design guideline standards for commentary. (d) Borders Site Landscaping — Dead and underperforming landscaping in front of the Borders store shall be replaced in conjunction with any changes to the Borders site, including new tenanting and associated demolition. (e) Landscape Modifications' — Any proposed landscape modifications will be reviewed and decided upon in conjunction with Process III. A request for a landscape modification must include a written narrative of how the proposal meets the applicable modification criteria. 9. Community Design Guidelines5 — The proposed retail addition must comply with applicable portions of the Community Design Guideline standards. The existing improvements shall meet only those provisions of this article that are determined by the director to be reasonably related and applicable to the area of expansion or remodeling. This correspondence highlights the primary applicable design guidelines for the retail project, but does not necessarily identify all applicable design requirements. The application must include a written narrative identifying how the proposal complies with the applicable design guidelines, as detailed below. a. Crime Prevention through Environmental Design (OPTED): FWRC 19.115.010(2). The project should 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 created with the mall redevelopment and the existing theater's southern entrance areas is strongly encouraged. A completed CPTED checklist (enclosed) must be submitted with your application. b. District Guidelines for CC-C — Under FWRC 19.115.090(3), large retail complexes in the CC- C zone may locate surface parking between the building and the right-of-way, as long as specific criteria are met, including pedestrian circulation provisions. Those building facades that are visible from a right-of-way and subject to the modulation of FWRC 19.115.060 shall ' FWRC 19.125.070, "Parking Lot Landscaping" 4 FWRC 19.125.100, "Modification Options" 5 FWRC Chapter 19.115, "Community Design Guidelines" 6 i. Natural Surveillance — Promote visibility of public spaces and areas, ii. Access Control — Identify techniques that deter unauthorized access and/or inappropriate access, and iii. Ownership — Reduce perception of areas as ownerless. 11-102183 Doc, I.D. 57907 Mr. Palda June 9, 2011 Page 5 incorporate modulation, and/or landscape screening per FWRC 19.115.060; and incorporate a canopy, arcade, or plaza; and one or more articulation elements listed in FWRC 19.115.060(3)(b), provided that the resulting building characteristics achieve visual interest and appeal at a pedestrian scale and proximity, contribute to a sense of public space, and reinforce the pedestrian experience. This requirement is applied to the north and south facades that shall be visible from South 320`h and South 324" Street, as well as the eastern wall in front of the Kohl's entrance. The submitted site plan and elevations show the northern facade with modulation, windows, and the new Kohl's entrance adjacent to the Target entrance. Landscaped plaza features with raised planters, benches, ground mounted lighting, bike racks, trash receptacles, and special pavement is strongly encouraged to link these two entrances and provide appropriate pedestrian transition areas. Also, additional windows into this new building are suggested as well as a stronger emphasis on the building entrance. Plans for the south facades showed a second building entrance with a small plaza; no elevations of this area were provided. Building modulation and canopy features are encouraged along this facade to compliment the plaza and building entrance. The southern building entrance is supported as it reinforces CPTED-based principles. To meet the intent of the City's Community Design Guidelines, staff recommends that pedestrian based routes of travel be fully maintained with raised sidewalks around the redevelopment area; that display windows be incorporated in the south and east elevations; that the strong building base reflected in the rest of the building be incorporated throughout all new facades; that reveals and scoring and other methods of facade treatment be consistently used on each facade to break up the large wall expanses; avoid a jarring transition between the existing and proposed stores; and the loading dock be relocated to run east/west along the southern facade, consider extending the roof top cornices or the metal banding onto the new Kohl's building. A written narrative must be provided in conjunction with the formal Process III application identifying how the proposal complies with the applicable design guidelines, as summarized above. In the hope of ensuring expedient project review, please feel free to contact the Community and Economic Development Department to schedule a preliminary design analysis prior to formal submittal, particularly if the final building design is substantially different from what was submitted for preapplication review. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734, kvin.peterson@cityoffederalway.com) Land Use Issues — Stormwater Water quality treatment will be required per the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009 KCSWDM. 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 eight core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis is not necessary for this project. 11-102183 Doc. I D. 57907 Mr. Palda June 9, 2011 Page 6 The project 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. In addition to the KCSWDM, our initial review suggests that FWRC 19.30.120, "Nonconforming Water Quality Improvements" applies to this site. Specifically, the following items are applicable: a. Redevelopment which involves the creation or addition of impervious surfaces having an area of 5,000 square feet or more; 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; 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; d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater runoff from a drainage area of 5,000 square feet or more; h. Redevelopment of property which drains or discharges to a receiving water that has a documented water quality problem, as determined by the Public Works Director based on a map, plan, water quality monitoring data or a written policy in existence or implemented by the Director prior to submission of a redevelopment application determined to trigger application of this subsection, where the Director determines that the redevelopment requires additional specific controls to address the documented water quality problem. 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. As previously agreed upon (City's May 19, 2011 response letter to Steadfast), phasing (completion) of the entire site water quality improvements shall be as follows: a. Sub -Basin 93, associated with the proposed Kohl's development, shall be completed prior to issuance of Certificate of Occupancy of the Kohl's store; b. Sub -Basin #2, associated with the proposed Dick's Sporting Goods development, shall be completed prior to issuance of Certificate of Occupancy of the Dick's store; c. In the event no land use approvals or building permits are submitted for the 2 proposed major tenants (Kohl's and/or Dick's), then Sub -Basin #3 improvements shall be completed by December 31, 2012, and Sub -Basin #2 improvements shall be completed by December 31, 2013; d. East Basins (Sub -Basins #4, 5, 6, 7, 8, 9, 10) shall be completed no later than December 31, 2014; e. West Basins (Sub -Basins #1, 12, 13, 14) shall be completed no later than December 31, 2015; 11-102183 Doc LD 57907 Mr. Palda June 9, 2011 Page 7 A Performance and Maintenance Bond Agreement shall be executed between Steadfast and the City, prior to issuance of the Kohl's Building permit. The bond amount shall equal to 120% of all remaining sub -basin water quality improvements based on a current estimate from your engineer; the term, or duration of the bond shall be equal to the duration of the requested time extension (currently 41/2 years). g. Alternative to item `f , above, a Performance and Maintenance Bond specific to the Basin #3 improvements shall be executed prior to issuance of the Kohl's building permit, with the remaining site water quality improvements being bonded prior to Certificate of Occupancy of the Kohl's building. h. As each phase of water quality improvement is completed, the Performance portion of the bond will be reduced by the corresponding percentage of the overall bond amount. An administrative cash deposit (typically between 21/2 and 5 percent of the total bond amount) shall be paid to the City as part of the bond submittal. Flow control is not required as part of this redevelopment; however, the applicant is encouraged to explore Best Management Practices (BMP's) as a means to reduce surface water runoff impacts. BMP's that may be selected for use on this site should be selected from those listed in Section 5.2.1.3 of theKCSWDM. Roof downspout connections to the storm drainage system shall be via a perforated pipe connection as detailed in Appendix C, Section C.2.11, of the KCSWDM. 7. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. Water quality facilities for private commercial developments within the City Center Core may be placed underground. 9. Show the proposed location and dimensions of the water quality facilities on the preliminary plans. 10. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at h :11www.ec .wa.govf ro ms/seal ac/index.htmi or by calling 360-407-6437. Right -of -Way Improvements See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic related items. Building 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 are $830.50 for the first 12 hours of review, and $68.50 per hour for additional review time. A final TIR shall be prepared for the project 11-102183 Doc, I.D. 57907 Mr. Palda June 9, 2011 Page 8 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 Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.cityoffederalwgy.com to assist the applicant's engineer in preparing the plans and TIR. In addition to the bonding requirements listed above for the water quality improvements is, all temporary erosion and sediment control measures associated with the project shall be bonded. The bond amount shall be 120 percent of the estimated costs of the TESC measures. 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 complete stabilization of the site, 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. 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. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black ink. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. Provide cut and fill quantities on the clearing and grading plan. 7_ Erosion control measures, per Appendix D, 2009 KCSWDM, must be shown on the engineering plans. 8. 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) A concurrency permit is not required for this development project as the project is not anticipated to generate any net new trips during the PM peak period. Transportation Impact Fees (TIF) (FWRC 19.91) Based on the submitted proposal to remove approximately 78,165 GLA of the Commons Shopping Center and replace with a new 63,200 GLA Kohl's building, the project is not anticipated to pay any traffic impact fee. Street Frontage Improvements (FWRC 19.135) Based on the available records and the submitted materials, it appears that this proposal will not meet the 25 percent threshold criteria for requiring street frontage improvements as identified in the FWRC 19.135.030. 11-102183 Doc ID 57907 Mr. Palda June 9, 2011 Page 9 Access Management (FWRC 19.135) and Misc. Items 1. Preserve grid streets around the mall to facilitate efficient traffic circulation as depicted in the Comprehensive Plan Map III-6. The proposal street layout meets the intent of the Comprehensive Plan grid street. However, staff suggests shifting the proposed loading dock east if possible to create/maintain a straight east -west grid street. 2. Consider revising the parking area in front of Kohl's to improve traffic circulation and pedestrian safety. 3. Verify that the loading dock area is adequate to accommodate delivery trucks as well as emergency vehicles. BUILDING DIVISION (Scott Sproul, 253-835-2633, scoff.sproul@cityoffederalway.com) International Building Code (IBC), 2009 edition Washington State Amendments WAC 51-50* International Mechanical Code (IMC), 2009 edition Washington State Amendments WAC 51-52* Uniform Plumbing Code (UPC), 2009 edition Washington State Amendments WAC 51-56 & WAC 51-57* International Fire Code (IFC), 2009 Washington State Amendments* WAC 51 -54 National Electric Code (NEC), 2009 edition Accessibility Code ICC/ANSI Al 17.1-2003 International Residential Code 2009 Washington State Amendments* WAC 51-51 Washington State Energy Code 2009 WAC 51-11* Washington State Ventilation and Indoor Air Quality Code 2006 WAC 51-13* *Current State Amendments are dated: 06/01/2010 * * As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch circuits serving sleeping rooms in dwelling units (R-l's). Building Criteria Occupancy Classification: M Type of Construction: not known at this time 11-102183 Doc ID 57907 Mr. Palda June 9, 2011 Page 10 Floor Area: 64,000 est Number of Stories: 1 Fire Protection: sprinkler and fire alarm system Wind/Seismic: Basic wind speed 85 Mph, Exposure B , 25# Snow load, Seismic Zone D-1 A complete building permit application and commercial checklist. (Additional copies of application and checklists may be obtained on our web site at: www.cityoffederalway.com.) Submit 5 sets of drawings and specifications. Specifications shall include: 2 Soils report 2 Structural calculations 2 Energy calculations 2 Ventilation calculations. Note: A Washington State Registered architects stamp is required for additions/alterations (new or existing) of 4,000 gross floor area or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW). Energy code compliance worksheets are required to be completed and included with your permit application. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations submitted. Federal Way reviews plans on a first in first out basis; however, there are some small projects with inconsequential review requirements that may be reviewed out of order. Review Timing The first comment letter can be expected within 4 weeks of submittal date. Re -check of plans will occur in one to three weeks after re -submittal. Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded from Community Development Services. Federal Way has an expedited review process. Information is available at our front counter or from Scott Sproul. Other Permits & Inspections Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by WABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. All concerned departments (Planning, Public Works, Electrical, Fire) must sign off before the Building Department can final the structure for occupancy. Building final must be approved prior to the issuance of 11-102183 Doc. LD. 57907 Mr- Palda June 9, 2011 Page 11 a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of Occupancies. All construction projects will be required to have a pre -construction conference. If a pre -con meeting is required, all subs, the general or representative, the architect or representative, the engineer or representative, electrical contractor and any other interested party, should attend this meeting. Meetings will occur at the Building Department and will be scheduled by the inspector of record for the project. Site -Specific Requirements ■ Demo permit required. ■ The City will provide percentage review for this project if needed. • No permit is required for construction tunnel between mall and Target; however, the City of Federal Way Building Department and South King Fire and Rescue will still require a submittal of construction plans for the temporary construction tunnel. ■ Recommend writing to the Director of Community and Economic Development to request work outside normal business hours for this project. ■ Recommend setting up an account for over time inspections. This account may be used for both building and electrical inspections. + Electrical plan review is required for any project that is 1000 amp or greater. ■ Your e-mail dated 6/3/2011 inquired about staffing and current work loads. It is hard to predict plan review work load; but at this time there are a lot of projects being submitted. I cannot predict what the work load will be at the time of your submittal. I recommend that you call or e-mail as you get closer to submittal of your project. The information provided by the Building Department is based on limited plans and information. The provided comments are not intended to be a complete plan review and further comments are possible at time of building permit plan review. LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org) Water ■ A Certificate of Water Availability (application form enclosed) may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 30 days to issue for typical, 5 days for accelerated, processing. A Developer Extension Agreement will be required to construct new and/or abandon existing mainline water distribution facilities for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement (application forms enclosed). Lakehaven continues to encourage owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, early in the pre-design/planning phase to avoid delays in overall project development. • A separate water service connection application (form attached) submitted to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger service, irrigation, abandonment of existing service(s), etc.), in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Non - single -family properties require separate domestic, irrigation (if irrigated landscaped areas are 11-102183 Dec. I.D. 57907 Mr. Palda June 9, 2011 Page 12 incorporated into the site development), and fire protection (if required or installed) water service connections. • Protection of any existing water meter &/or service connections, or full abandonment by "removal" if future service(s) will not be needed, will be required for any on -site building demolition. Please contact Lakehaven for further information regarding this issue. ■ Applicant will be required to complete and submit a Water Use Questionnaire (WUQ, copy enclosed). Information in the WUQ will be used by Lakehaven to determine specific premise isolation (aka backflow prevention) requirements. • The associated Developer Extension Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s). Sewer • A Certificate of Sewer Availability (application form enclosed) may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 30 days to issue for typical, 5 days for accelerated, processing. ■ A separate sewer service connection permit (application form enclosed) is required for each new connection to the sanitary sewer system or any modification (re -align, abandon, etc.) to an existing sewer service connection, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum slope for gravity sewer service connections is 2%. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically required on the private building sewer line, for all new or modified non-residential connections. ■ Capping of any existing sewer service connection is typically required for any on -site full building demolition; a sewer service connection permit from Lakehaven is required for this. For partial building demolition, protection of any existing sewer service connection will be required. Please contact Lakehaven for further information regarding these issues. • Applicant will be required to complete and submit a Sewer Use Survey (SUS, copy enclosed). Information in the SUS will be used by Lakehaven to determine specific (if any) pretreatment requirements. General • For any proposed change or increase in usage beyond the level of the water and/or sewer system capacity previously purchased for the property(ies), Lakehaven researches prior system capacity charges paid, if any, and evaluates the subject property(ies) for the existence of any available credits and determination of a capacity `base level' for the subject property(ies). For any new or modified, non-residential connections sought after December 31, 2007, Lakehaven will assess additional Capital Facilities Charges (CFC) to property owners, where increased usage of the water and/or sewer systems beyond the property's established credit level(s), including increases attributable to usage associated with existing service(s), is indicated based on owner's submittal of estimated water consumption figures. Additionally, Lakehaven may levy a capacity rental charge for capacity utilized, based on water consumption records, above the level of capacity available following payment of any additional CFC and/or new or modified service connections as noted herein. The owner has the option to make full purchase of any system capacity deficit at any time. • System capacity credits are be available for "The Commons" properties (excluding those not owned by Steadfast) from system capacity charges previously assessed, paid directly to Lakehaven, and/or 11-102183 Doc LD. 57907 Mr. Palda June 9, 2011 Page 13 credited to the parcels for 211.00 ERU water and 213.00 ERU sewer. Please contact Lakehaven for further detail. • Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for non-residential connections will be estimated based on anticipated water use (1.00 ERU = 255 gallons per day for water and 220 gallons per day for sewer). Owner will be required to provide a reliable estimate of proposed water consumption (domestic and irrigation separately) for the property (information from a similar facility may be submitted in lieu of a new estimate). Lakehaven's current 2011 Capital Facilities Charges, subject to change without notice, are $3,097/ERU for water and $2,784/ERU for sewer. • All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org) Existing hydrants, sprinkler supply, and FDC connections for existing systems will need to be relocated. Permits will be required through Lakehaven and the Fire Marshal's office. Fire apparatus access roads shall have not less than a 32-foot inside turning radius and not less than a 40-foot outside taming radius. Designated fire lanes may be required for emergency access. This may be done during the plans check or after the facility is in operation. An automatic fire sprinkler system and fire alarm system is required for the new building. The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 percent less than the correlative water supply curve pressure. Remote smoke control is to be relocated in a new security office located between Macy's and Century Theatres. Pedestrian protection is required during construction between Target and the mall. The temporary corridor is not required to be protected with automatic sprinklers; however, the exposed surfaces shall be of noncombustible material. Pedestrian protection is also required for the egress pathway adjacent to the theatres and Target. The pedestrian walkways shall be approved by the Building Department. CLOSING This letter reflects the information provided at the preapplication meeting and is intended to assist you in preparing plans and materials for formal application. We hope you found the comments useful to your project. We have made every effort to identify major issues to eliminate surprises during the City's review of the formal application. The completion of the preapplication process in the content of this letter does not vest any future project application. Comments in this letter are only valid for one year as per FWRC 19.40.070 (4). 11-102183 Doe, I.D. 57907 Mr. Palda June 9, 2011 Page 14 As you know, this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, Deb Barker, 253-835-2642. We look forward to working with you. Sincerely, Deb Barker Senior Planner enc: City Center Planned Action Application Mitigation Measures CPTED Checklist SSCP Processing— 2011 Sewer Use Survey — 2011 Water Use Questionnaire — 2009 Service Connection Application 2011 Availability Application 2011 Developer Extension Agreement — 2011 Developer Pre -development Application — 2011 Lakehaven Map c: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Traffic Engineer Scott Sproul, Plans Examiner Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire 11-102193 Doc. I.D. 57907 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC) Preapplication Conference Sign -In Sheet Redevelopment at The Commons of Federal Way for Kohl's `Preapplication Meetin ' 1.1-102121-AD, ,tune 2, 2011 NAME WITH PHONE 15(1 le'-( "46_--*Av6AJ {,v � ►1 .���ears-a W w, �c�v' �� u S 2 S 3' S 3�= Z �3. i v + �l�ca7 ��ou7 vJ 800 3Ys -- sG E'L--4 9 Y") NAME WITH PHONE CITY of A. Federal May 19, 2011 Don Larsen Steadfast Commercial Properties 18100 Von Karmen, Suite 500 Irvine, CA 92612 CITY HALL 33325 8th Avenue South y Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: The Commons Water Quality Improvements associated with Proposed Redevelopment Dear Mr. Larsen, This letter is in response to your request for an extension of time to construct water quality improvements at The Commons site. Per Federal Way City Code (FWCC) Section 22-337 (now Federal Way Revised Code Section 19.30.120), and as conditioned under Land Use Approval 05-100749-00-UP, previous redevelopment (Century Theatre and 7 freestanding retail pads) of the Commons site required that the entire site be brought into compliance for water quality treatment. The initial 5-year phasing schedule was initiated under the Century Theatre development (Sub -Basin #11 - completed), with subsequent water quality improvements scheduled to be completed over a 5- year period, concluding no later than August, 2011. While there is no provision in code that allows for further time extensions, due to the recent economic decline, as well as the scope of the required improvements and the proposed construction on -site, the City is willing to allow a one time extension to complete the water quality improvements on the site as conditioned below: 1) Sub -Basin #3, associated with the proposed Kohl's development, shall be completed prior to issuance of Certificate of Occupancy of the Kohl's store; 2) Sub -Basin #2, associated with the proposed Dick's Sporting Goods development, shall be completed prior to issuance of Certificate of Occupancy of the Dick's store; 3) Regardless of whether the 2 major tenants (Kohl's and Dick's) submit for land use or building permits, Sub -Basin #3 improvements shall be completed by December 31, 2012, and Sub -Basin #2 improvements shall be completed by December 31, 2013; 4) East Basins (Sub -Basins #4, 5, 6, 7, 8, 9, 10) shall be completed no later than December 31, 2014; 5) West Basins (Sub -Basins #1, 12, 13, 14) shall be completed no later than December 31, 2015; Mr. Don Larson The Commons Water Quality Improvem, May 19, 2011 Page 2 associated with Proposed Redevelopment 6) A Performance and Maintenance Bond Agreement shall be executed between Steadfast and the City, prior to issuance of the Kohl's Building permit, or prior to construction of the Basin #3 water quality improvements, The bond amount shall equal 120% of all remaining sub -basin water quality improvements, based on a current estimate from your engineer; the term, or duration of the bond shall be equal to the duration of the requested time extension (currently 41/2 years); 7) The water quality facilities shall be designed to meet the requirements for Water Quality Treatment as described in the Surface Water Design Manual, as amended by the City, in effect at the time of land Use application (currently the requirement is to design the facilities to meet the Enhanced Basic Menu options of the 2009 King County Surface Water Design Manual - KCSWDM). Currently the design requirements of the facilities is essentially unchanged from the previous requirements to design the facilities to meet the Resource Stream Protection Menu options of the 1998 KCSWDM, under which the previous land use approval was granted. Additionally, because the original !_and Use Approval has expired, any new development will be subject to City codes in effect at the time of land use application. While the (current) water quality requirements are essentially the same as those in effect at the time the previous land use application was granted, there is a chance that development of the Kohl's and/or Dick's development (or other redevelopment) may initiate additional storm water requirements, such as flow control (detention). We encourage you to engage your engineer to review your current development proposals to determine what, if any, additional storm water requirements may be necessary with those developments. If you have any questions, please contact Engineering Plans Reviewer at (253) 835-2734. Sincerely, Ken Miller, P.E. Deputy Public Works Department KM: KP/mj ,l cc: Deb Barker, Senior Planner me at (253) 835-2711, or Kevin Peterson, Doc. I.D. 15062932074. DOC AskCITY OF " Federal Way MEMORANDUM Public Works Department DATE: August 8, 2011 TO: Deb Barker FROM: Sarady Long SUBJECT: KOHL'S AT THE COMMONS REDEVELOPMENT - (11-102984-00-UP) 1804 S COMMONS The Public Traffic Division has reviewed the submitted information dated July 25, 2011 and has, the following comments: 1. The application is complete. 2. Loading dock should be designed to accommodate vehicles that may be reasonable expected to use the facility and will not create safety/conflict with on -site through traffic. i r SOUTH 320t� STREET PANERA I S NEW RED ROBIN PAD PAD E B APPLElEEs MCGRATHS VERIZON .vru m unu >.vmu u wrar 7ii l� AZTECA U I' 2 O O T!J T N W i ..rr 3 ENTRY TOWER ENTRY n' Ti yr.m' [�//I/�i g-.. S�Q,IT 1Nr�iMn TOWER iYCnCAh'�T,A�R.Wt 1 MONGgJ e,J1 ARBEWE 1rWu�' !f] �V 111 FE9 Lz -: m 289. 7' Jr�9 x xi ti¢ x F R Y C FAMOUS wi �01R Hw ,z+r fi m LL_ R FOOTWEAR ' g ems.m a p�tl €R ap]-r $ U �� g z,00 $'`aa f ENTR cp 4 >2 ,5 K L T C a SEARS >g p re �'❑ �r R.J(14m �s r w " ar°� SIGNAGE SIGNG GE 393 67' -I mom160,544 S.F. o ra r_* •_n _ s-a r_a E-w � © p " 2 K � y _10 Fix - STOREFRONT GLAZING v O s $ yc� wu a �� ILJr� 60' WIDE ENCLOSED CIA _g { $m r .�rACAkt ar$F,u ussAccpJO'R BEAUTY xa CORRIDOR ,: ! TRANCE 155M, '" ��.�`",¢� k `WQa Sw $ Erg — ENTRANCE TARGET rxo g� A i•, � 22715 sue^x = 237.00' ,23,800 S.F n - 55.00• ''F'Y l�\�\�4�1 \ \ \ " � � � � � (� �� ✓ p STORAGE � S Ln KOHL'S NEW MACY'S�L w n 64,300 S.F. 141,259 S.F sa.ao _ CENTURY J o \ THEATRES LOADING ENTRANCE 80.00' 0 61,146 S F 294.00DOCK 7/7/'/7/7/7 177777 O N a 1 - N 252., 5 75.00E a _ o S. 324TH. ST. 182.00E 54.0' �, ENTRANCE - z _ a a , 1 f CONCNE%i POND Nllgi !Illlllllrr... .� a. Siteplan V L / 252.15' 75.00' m T, Y, T i, n b. Mall plan -- this shows our 3 tenant relocations i. Lane Bryant - 4500 SF in old Borders ii. Catherine's - 4000 SF in old Borders iii. Tilt - 61120 SF in F-5 �U e-&-, 11§ :�� �- ZR � �P, -"�S � r c. Existing plan with Kohls overlay Kohls & Sporting Goods Schedule Commons Federal Wa ID I Task Name I Duration I Start I Flnlsh 1 COREA & Anchor Approvals- Kohls & Sporting Goods 31 days? Tug 513111 Tue 6/14/11 (Target/Century/Macys/Sears/Borders Possession) 4 5 Catherines/Lane Bryant (Kohl's) 235 days? Tue 5/3111 Mon 3/26/12 LOI 6 wks Tue 513/11 Mon 6/13/11 6 7 Lease Amendment Negotiations 6 wks Tue 6/14/11 Mon 7/25/11 Lease Executed 1 day? Tue 7/26/11 Tue 7/26/11 8 Temp Location Move 3 wks Mon 8/22/11 Fri 9/9/11 9 10 Open in Temp Space 1 wk Mon 9/12/11 Fri 9/16/11 11 Design Perm Space 6 wks Wed 7/27/11 Tue 9/6/11 Entitle Perm Space 5 wks Wed 9/7111 Tue 10/11/11 12 Construction of Perm Space 20 wks Mon 10/10/11 Fri 2/24112 13 FF&E 4 wks Mon 2/27112 Fri 3/23/12 14 Opening 1 day? Mon 3/26/12 Mon 3/26/12 15 16 17 Tilt (Kohl's) 91 days? Mon 5/9/11 Mon 9/12/11 18 LOI 1 wk Mon 5/9/11 Fri 5/13/11 19 Lease Amendment Negotiations 2 wks Mon 5/16111 Fri 5/27/11 Lease Executed 1 day? Mon 5/30/11 Mon 5/30/11 20 21 Design 4 wks Mon 5116/11 Fri 6/10/11 22 Entitlement 4 wks Mon 6/13/11 Fri 7/8111 23 1 Construction 8 wks Mon 7/11/11 Fri 9/2/11 24 Move 1 wk Mon 9/5/11 Fri 9/9/11 25 Open 1 day? Mon 9/12/11 Mon 9/12/11 26 27 Terminations - CJ Banks & Pearle Vision (Kohl's) 41 days? FM 711111 Fri 8126/11 28 Notify Tenants 8 wks Fri 711111 Thu 8/25111 29 Tenant Closed 1 day? Fri 8126111 Fri 8/26/11 30 Mall Maintenance & Security (Kohl's) 92 days? Mon 519/11 Tue 9/13/11 31 Design 4 wks Mon 5/9/11 Fri 6/3/11 32 33 Entitlement 4 wks Mon 616/11 Fri 7/1/11 34 Permit 1 day Mon 7/4/11 Mon 714/11 35 Construction 8 wks Tue 715/11 Mon 8129/11 36 Move 2 wks Tue 8/30/11 Mon 9/12/11 37 Open 1 day? Tue 9/13/11 Tue 9/13/11 38 39 Utility Room Relocations -- Gas/Power/Phone — (Kohl's) 95 days Mon 519/11 Fri 9/16111 40 Design 3 wks Mon 519/11 Fri 5/27/11 Utility Room Construction in Borders Space 3 wks Mon 8/1/11 Fri 8/19/11 41 Application/Engineering to Utility Companies 12 wks Mon 5/30/11 Fri 8/19/11 42 Construction 4 wks Mon 8/22/11 Fri 9/16111 43 44 45 Kohl's 368.5 days? Mon 519/11 Thu 10/4112 Lease Negotiations 5 wks Mon 5/9/11 Fri 6/10111 46 47 Kohls Lease Executed 1 day? Mon 6/13/11 Mon 6/13/11 Design 7 wks Wed 5/11/11 Tue 6128/11 48 Entitlement 6 wks Wed 6129/11 Tue 8/9/11 49 50 Bid 6 wks Wed 6/29/11 Tue 8/9/11 Permit 1 day? Wed 8/10/11 Wed 8/10/11 51 52 Build Target Mall Tunnel 3 wks Thu 8/11/11 Wed 8/31/11 53 1 Demolition for Kohls 3 wks Mon 9/19/11 Fri 1017/11 54 Utilitiy Work & Sitework 3 wks Mon 10/10/11 Fri 10128/11 55 Cold Shell Construction (Walls, Roof, Fagade, HVAC, Utilities 16 wks Mon 10/31/11 Fri 2/17/12 5$ stubbed) Weather Delays 3.7 wks Mon 2/20/12 Thu 3/15/12 Turnover 1 day? Thu 3/15/12 Fri 3/16/12 57 58 Kohls Tenant Improvement Build Out 19 wks Fri 3/16/12 Fri 7/27/12 Kohls Fixture & Merchandise 9 wks Fri 7/27/12 Fri 9/28/12 59 60 Kohls Opening 4 days Fri 9/28112 Thu 10/4/12 B8A xerssep ♦ 8/26 + 9/13 L Feb 3126 10/4 Tue 5/31/11