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11-102984
FiLE A;kCITY OF Federal February 27, 2012 Mr. James Palda Steadfast Commercial Properties 18100 Von Karman, Suite 500 Irvine, CA 92612 &M CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com RE: FILE #11-102984-00-UP; PROCESS III PROJECT APPROVAL The Commons Redevelopment,1804 South Commons Blvd, Federal Way Dear Mr. Palda: The Department of Community and Economic Development has completed the administrative review of your redevelopment proposal at the Commons of Federal Way, which includes the following: • Demolish a 78,165 square -foot portion of the former Borders bookstore; • Construct a 58,000 square -foot new department store with related parking lot additions and site modifications south of the Borders site; • Remodel the remaining Borders fagade for two relocated tenant spaces (Catherine's and Lane Bryant); and ■ Relocation of parking stalls, utilities, and site and landscaping improvements; The site plan application submitted on July 25, 2011, with revisions submitted on July 28, August 22, September 12, 2011, January 17, and February 10, 2012, is hereby conditionally approved per the enclosed Exhibit A — Findings for Project Approval, Exhibit B — Water Quality Improvements letter dated May 19, 2011, and Exhibit C — Security Camera Specifications! The remainder of this letter outlines future review processes required, gives a brief summary of the process under the Planned Action SEPA to date, and outlines procedure relating to appeals and approval periods for this decision. Additional requirements will be provided when related building permits are submitted for review. REVIEW PROCESSES REQUIRED The site is within the City Center -Core (CC-C) zoning district. Department store uses are permitted in this zone subject to the provisions of Federal Way Revised Code (FWRC) 19.225.030 "Retail Shopping Center — regional." This retail use is reviewed under the Process III, Project Approval. Please note that project approval does not grant license to begin any type of site work. PLANNED ACTION SEPA PROCESS The subject property is located within the area targeted by the Planned Action SEPA (PAS) that was conducted by the City in 2006. The PAS checklist submitted by the applicant demonstrated that the Borders demolition, the new department store, and relocated retail spaces are eligible to be considered as a Planned Action, and are therefore exempt from further review under the State Environmental Pol icy Act (SEPA) as provided in FWRC 14.15.130(f)(iii). ' The Notice of Application issued on August 27, 2011, was re -issued on August 29, 2011, at the request of the applicant. No comments on the application were received. Mr. Palda February 27, 2012 Page 2 CONDITIONS OF APPROVAL Pursuant to FWRC 19.65 Project Approval, the above -referenced application is hereby approved based on the enclosed drawings and exhibits and the following established conditions: 1. Prior to issuance of building permits, civil and landscape plans shall be revised to reflect five- foot -wide landscape islands along south side of the building as depicted on the red -lined site plan dated January 27, 2012. 2. Prior to issuance of building permits, landscape plans shall be revised to include columnar trees a minimum of six feet in height planted in landscape islands along the south side of the building to create vegetative screen in addition to the vine screen, and that shrubs planted in this island are a minimum of 30 inches in height at the time of planting. 3. Prior to issuance of building permits, civil and landscape plans shall be revised to include interior parking lot landscape islands added to end of new parking rows as noted on red -lined site and landscape plans dated January 27, 2012. 4. Prior to issuance of the building permit, the architectural plans shall be revised to depict facade treatment of the east side of the new building consistent with those on the west side of the new building, including reveals, scoring and pilasters. Pilasters can be painted on the fagade in lieu of structural application if corridor space is at a premium. Vine screening is required along the west facade but will not be required along the east facade. 5. Prior to issuance of building permit for the new department store, a Performance and Maintenance Bond Agreement shall be executed between Steadfast and the City. The bond amount shall equal 120% of all remaining sub -basin water quality improvements, based on a current estimate from the project engineer. Also, an administrative cash deposit shall be paid to the City prior to issuance of the new department store permit. This deposit amount will be calculated by Public Works staff, and is based on the total bond amount (typically between 2.5% to 5% of the bond total). 6. Prior to issuance of a building permit, architectural and civil plans shall depict pedestrian pathways through the new and existing parking lots denoted in special pavement that is consistent with the rest of The Commons at Federal Way pedestrian pathway pavement as depicted on the red -lined site plan dated January 27, 2012. Striping on asphalt will not be allowed. 7. Prior to issuance of any building permits, exterior lighting plans for the east, west, and south building facades shall be reviewed and approval by the Federal Way Police Department. 8. Prior to issuance of any building permits for the relocated Lane Bryant and Catherine's retail stores, site plans, civil plans and landscape plans shall depict five -foot -wide landscape islands in front of each window bank, planted with shrubs a minimum of twenty-four (24) inches in height; in addition to plaza features such as seating, lighting, trash receptacles, bike racks, and special pavement. 9. Prior to issuance of a certificate of occupancy for the new department store, or prior to December 31, 2012, Water Quality improvements for Sub -Basin #3, associated with the proposed new department store development, shall be completed. The water quality facilities shall be designed to meet the requirements of the Enhanced Basic Menu options of the 2009 King County Surface Water Design Manual (KCSWDM), as amended by the City. 11-102984 Doc. I D. 60244 Mr. Palda February 27, 2012 Page 3 10. Other than those noted above regarding Sub Basin #3, all other water quality improvements for The Commons at Federal Way site shall be completed as identified and conditioned in the City's May 19, 2011 letter enclosed as Exhibit B. 11. Prior to issuance of a certificate of occupancy for the new department store, replacement plaza elements shall be installed at the Target building entrance. 12. Prior to issuance of a certificate of occupancy for the new department store, perimeter landscaping shall be installed along the south property line within the BPA easement. Installation of this landscaping was a requirement of a tree removal within the BPA easement granted by the City in a March 10, 2011 letter under file #11-100936-AD. As a result, this landscaping is not eligible for a 90-day extension as provided under FWRC 19.125.090. 13. Prior to issuance of a certificate of occupancy for the new department store, the applicant shall install two security cameras that conform to the standards in Exhibit C on the roof of the new building in the locations identified in the red -lined site plan, and confirmed as operational by the Federal Way Police Department. PROCEDURAL INFORMATION Unless modified or appealed, this project approval is valid for a period of five year from the effective date of the decision as provided in FWRC 19.15.100(2). An extension may be granted, pursuant to FWRC 19.15 110, through a written request submitted to the Department of Community and Economic Development prior to the expiration of the decision. Any person who received a copy of this decision may appeal this decision. The appeal must be in the form of a letter delivered to the Department of Community and Economic Development (33325 8t' Avenue South, Federal Way, WA 98003) and be accompanied by the established fee, within 14 calendar days after the effective date of the decision. The effective date of decision is March 1, 2012. The appeal letter must contain a clear reference to the matter being appealed and a statement of the factual findings and conclusions of the Development disputed by the person filing the appeal. This decision shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Also, be advised that various performance and maintenance bonds may be required for the project. Any bonds or other agreements, as required, must be completed prior to issuance of any related construction permits. A cash deposit is required to cover the City's potential expenses, if necessary, for obtaining and using the proceeds of any bond. The cash deposit shall be posted for up to five percent ($100 minimum) prior to building permit issuance. The cash deposit will be refunded following satisfactory completion of all bond requirements. If you have any questions regarding this decision, please call Senior Planner Deb Barker at 253-835-2642. Sincerely, Isaac Conlen, Planning Manager for Patrick Doherty, Director I1-102984 Doc. I D. 60244 Mr. Palda February 27, 2012 Page 4 enc: Exhibit A, Findings for Project Approval Exhibit B, City's May 19, 2011 letter Exhibit C, Security camera detail e-mail Redlined/Approved Site Plan dated January 27, 2012 Redlined/Approved Landscape plan dated January 27, 2012 Redlined/Approved Elevations dated January 27, 2012 c: Deb Barker, Senior Planner Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Engineer Cmdr. Chris Norman, Federal Way Police Department Lt. Sandy Tudor, Federal Way Police Department Thomas Fichtner, IT Manager Chris Ingham, South King Fire and Rescue Brian Asbury, Lakehaven Utility District Fred Brown, ESM Consulting Engineers, 181 South 330`h Street, Building C, Suite 210, Federal Way, WA 98003 Gordon Randall, Fleetwood B. Joiner & Associates, Inc., 20320 SW Birch, Suite 140, Newport Beach, CA 92660 Eric Mattison, TCAFW, via e-mail at eattison@tcafw.com II-102984 Doe. ID 60244 ATY O t Federal Way EXHIBIT A FINDINGSFOR PROJECT APPROVAL THE COMMONS REDEVELo MENr The following are findings fvrrecFile #I i_I4Z9s4-p0-vp a Commons of Federal Way, mmending canditionaI approval of a redevelopment project at The 1. Overview —The applicant • Demolish a 78,155 Proposes [ poses to redevelop the mall prope • Construct a q are -foot Portion of the fo' with the following actions: 58,000 s u P rmer Borders bookstore site modifcati,, ._. are -foot new deFartmenr ,._ _- •.. • Remodel the remainingigarde £rders site; - ""' JI related parking lot additions and Bryant); and a4ade for two relocated tenant spaces(Catherine's " Relocation ofparking ar ' and Lane P king stalls, utilities, and site and landscaping improvements. 2. Zoning ` Zoning for the subject site is CityP Yemenis. Pernateted In this zone subject to the Center -Core "Retail ShoppingProvisions ofFederal yF (cc_C) Department stare uses are Center - re9")1-" The retail use is reviewed and The Federal may Cornprehenslve Plan �' Revised Code (FWRC (FWCP) Se I under Process ) 19.225.030 Planned Action State Environmental p designation for the subject sit its Cio]ect,4PProval. J the area targeted by the Plcmrred flctiari SEPYst City Center -Care. °1''4ct (SEPA} —The subject C went through environmental review Property is located within submitted a PAS checklist that dview in 2005 under)File #OS- 00751- 0- t3' w 2DOb. Pads A, B and and relocated tenant spaces are eligible r es considered as 00-SE. The a from fitrther review that the Barriers demolition pPllcant under the State Errvrr°rr , the new department store, goods and services uses are consistent with the ASP°lit $Planned Action, and therefore exempt I4.15.130, and aPPlicable mitigation measures from Y let under th. This is reviewed under the P because: (I) retail proposed appropriately irnPleznented the EIS '�S Pursuant to FWRC (3) the proposed use meets decis Doak trite $ Useof F Ill not a associated with the P Proposed nu generate an AS are number of new g WRC 14.15.130 3 y new PM peak haw, trips; and exceeds the minimurrl parkin stalls associated with ()(d)(ii] as follows: parking stall threshold for SEPA review, and department (a) The otherwise exempt from SEPA Comprehensive Plan F . and (b) The retail project is consistenthwith F Pamnent stare creation ( WCP}policy #CCP4 far retail uses,' Project is therefore not Project that had its significant adverse environmentalFederal Way (d) The retail Project falls under the Planned ' , and qu The project a implementing a Impacts adequately identified in the EZg; and Action qualifications from I4.I S.130 3 i• The retail project is consistent with ii. The retail use does not exceed the dev (Xc) follows: the retail goads and services uses; development; eIopment envelope for the 75 The proposed Project is 01000 SF retail rn located within ; the Cityall Planned Action area iv. The project does not add to Center -Cone zoning district, which is in the bookstore; PM Peak hour trips due to existing trips fir °m the closed Borders 1 CCP4 - Continue to develop $ City prirnary Comm surrounding neighborhoods and region,Center that is the gion, and to residents and employ, ercial area providing local loyegoods and services to the es within the center. changes in impacts to any of the elements of the v The project does not result in any thus the planned environment that were identified in the EIS; and din the EP en led within the 2014 horizon identified in the PAS. Also, vi. This Pr( will be construe ed from those an Y� environmental conditions have not Chang Action designation remains applicable; and acts are able to be mitigated that the projects adverse imp lies with all ofFicial has determined ed in the mitigation document in Exhibit comp Ordinance (e) the SEPA and (f) the project through the application of mitigation detail ro riate needed modifications with other applicable requirements and candlwhere aPP P formation submitted 07-547 along state and federal regulations, sential ublic facility. applicable local, county, 's satisfaction and further and (g) the new department seodrrelevaant ,it, Id to the City approved, uately addres by .die applicant has is fronts onto environmental review is not required, the South, and is located between ay department store addition toThe th to the at Federal replaces ro osed new dep to the north and South 32 ent storep 4• Setting —Thep e5 of South 320`h Theater on the west. The new dep re -foot decrease the street frontag roximate 20,001 square -foot 1 with the Target Store on the, and the Century and results in an app must comply portions of the farmer Borders bookstore, p❑ Tint. improvements associated with the new boil 'ng ent store, on -site footprint- relocated businesses will con�uartm front South in the mall building, lations. The anc for the new pby the City. On - those current development regu inspected and approved cation o£ and upgrades to storm drainage e new store roust be installedlonsp interior parking lot 320`h Street. Prior to the issuance of certificate ❑ ace e e improvements related to the limited to, the r stalls and drive aisles; int r❑Vements include, but are not lim arking edestriari walkways; garbage site imp s stem; utilities; p connections to the off --site starnn Y ling; security system mstaliation, Perimeter landscaping; foundation and wall landscaping p • landscaping; P parking lot and building mounted lid and recycling facilities; p benches; and bike racks. 1 ant standards apply pp to the proposed new Y 5 The fallowing develop Development Standards — aces. mall building is department store and the relocated tenant spaces. new building footprint and the addition of stall layout on the north and South side of the existing Ce and exit • Panting Parking odate entrap ured to accomm es to location of existing ent store, there will be proposed to be recon [fig ured far a nevv parking stalls and drive aisles. NO un tiara with the new dep 'ells recon£ig in and 344 parking ss floor driveway locations are proposed, 9 arking stalls removed, Part stalls, 149 P square -foot decrease in � 180 new p arking stalls at the mall. With the s -FVI requirements for the required total of 3,525 p parking stalls meets FW7� as well as undeveloped pads A, B, the proposed number of p department store use, area, stalls for the new dep as well as number of parking moment store building, and E, and the remaining in uses. Complies with the height stand of thirty-foot tall height of the new mpep surrounding properties ■ Height — Theproposed or the existing height of the former 'Borders bookstore, cal equipment visible from sun FWRC 19.225.030- pray rooftop ith �C 19.110.070. shall be screened in conformance ,225.030 requires that there be no more a as by the Mote 45 of FW C 19 pedestrian tights -Of -way ■ Setbacks ~ adjacent to principal p addition to the existing building setback allowed 1 existing site improvements. nc an director, Unless it i5 precluded. by rincipal pedestrian right-of-way' all building, Which was is therefore over precluded feet ❑h a m e recluded from the five-foot setback requirement. the new department store is therefore Page 2 File 11-102984-UP11-c.1.D.60245 � er►t New i]ep� store royal Findings for App 6. Water Quality — Construction of the new department store and/or construction of any of the pads (A, B, or E) will require water quality treatment per the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009 KCSWDM. The project site meets the requirements for a Full Drainage Review and 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. Provisions of FWRC 19.30.120, "Nonconforming Water Quality Improvements" also apply to this site. Based on these factors, the following conditions are required: 1. Water Quality improvement for Sub -Basin #3, associated with the proposed new department store development, shall be completed prior to issuance of Certificate of Occupancy for the new department store. The water quality facilities shall be designed to meet the requirements of the Enhanced Basic Menu options of the 2009 King County Surface Water Design Manual (KCSWDM), as amended by the City. 2. Regardless of whether the new department store tenant submits for building permits, Sub - Basin #3 water quality improvements shall be completed by December 31, 2012. If these improvements are anticipated to be separate from the new department store Building Permit, then Steadfast shall apply for Engineering (EN) approval, and pay all associated fees with the EN process. 3. A Performance and Maintenance Bond Agreement shall be executed between Steadfast and the City, prior to issuance of the new department store building permit. The bond amount shall equal 120% of all remaining sub -basin water quality improvements, based on a current estimate from the project engineer. An administrative cash deposit shall be paid to the City prior to issuance of the building permit. The deposit amount will be calculated by Public Works staff, and is based on the total bond amount (typically between 2.5% to 5% of the bond total). 4. Beside the items specifically noted above regarding Sub -Basin #3, all other water quality improvements for The Commons at Federal Way site shall be completed as identified and conditioned in the City's May 19, 2011 letter enclosed as Exhibit B). 7. Design Guidelines — Site and architectural design for the new department store building is generally consistent with FWRC Chapter 19.115 "Community Design Guidelines, " based on provision of the following key design elements: (a) the new department store primary entrance is clearly visible from the South 320'h Street right-of-way; (b) use of material and color variation i.e., split face CMU, smooth face CMU and EFIS walls that are linked with a white accent band, combined with metal canopies, steel cable trellis, display windows, metal coping, and CMU piers; (c) the north building fagade is modulated and has a combination of canopies, landscape screening, and a pedestrian plaza, while the south fagade is modulated and has landscape screening; (d) facade articulation on the north includes a combination of large display windows, a prominent entrance canopy, a variety of reveal and scoring dimensions, plaza landscaping, and special pavement while fagade articulation on the south includes landscaping both ground planted and vertical, varying reveal and scoring dimensions, and a steel cable support; (e) special paving is to be provided to connect the north entrance of the building through the parking area to South 320'' Street; (f) pedestrian access around the perimeter of the building is maintained; (g) benches, bike racks, and waste receptacles are provided in the public plaza on the north fagade; and (h) there is adequate delivery truck access and turning radius to the south as well as reconfigured drive aisles to the north associated with the new department store. 8. Pedestrian Circulation — The proposed pedestrian pathway that connects the main entrance on the north fagade to South 320'b Street must incorporate a landscape buffer to protect the pathway from vehicular circulation areas. This landscape buffer shall be a minimum of four feet wide to provide an adequate buffer that will support landscaping. Proposed pedestrian pathways through the north New Department Store Page 3 Findings for Approval File 11-102984-UP/nog. i.n. eo24s parking lot must be delineated by using a variation of paved texture and color. An existing pedestrian access into the Mall from the south side of the subject property will be maintained between the new department store and the Target building. Prior to issuance of the building permit, civil plans shall be revised to reflect special pavement consistent with the special pavement at the Commons. Paint striping on asphalt will not be permitted. This will be reviewed with The construction permit. CPTED and Security — The public entrance to the new department store will be on the north fagade, west of the Target entrance. No public entrance to the new department store is proposed along the new south fagade. The layout of the new department store will largely maintain the southern mall entrances adjacent to Century Theater building and the Target building, although both corridors will be substantially narrowed. In order to uphold Crime Prevention through Environmental Design (CPTED) principles of natural surveillance and to monitor corners created by the new building, the Federal Way Police Department requests that the applicant continue participation in the Safe Cities program by installing two roof -top mounted security cameras that are consistent with the specifications in the January 31, 2012 e-mail from Thomas Fichtner enclosed as Exhibit C. Prior to issuance of a certificate of occupancy for the new department store, two rooftop mounted cameras shall be installed by the applicant and confirmed as operational by the City. In addition to the security cameras, prior to issuance of any building permits, lighting plans for these two corridors shall be submitted for review by the Federal Way Police Department. Signage regarding the monitoring is also required to be placed in both corridors. 10. Landscaping —Landscaping proposed for the southern perimeter, building foundation, and interior parking lot landscape areas generally meets the intent of the FWRC, as conditioned. Prior to issuance of any construction permits, the landscape plan shall be revised to reflect the following: • Type IV interior parking lot landscape islands shall be provided at the ends of all new parking rows, including as noted on the red -lined landscape plan. ■ Perimeter shrub landscaping along the south side of the site was a condition when trees were removed from the BPA easement based on a March 10, 2011 letter under file #11-100936- AD. This landscaping is required to be installed prior to the certificate of occupancy for the new building, and as a condition for a previous approval, the perimeter planting is not eligible for a landscape extension as provided in FWRC 19.125.090. • Plaza entry features shall be installed at the entrances to the relocated Lane Bryant and Catherine's retail stores, including but not limited to, four five -foot -wide landscape islands in front of each window bank, planted with shrubs a minimum of 24 inches in height, in addition to related plaza features such as seating, lighting, trash receptacles, bike racks, and special pavement. • In order to survive the southern exposure, five -foot -wide landscape islands shall be provided along the south side of the new department store building as depicted on the January 13, 2012 red -lined site plan. These islands should be planted with columnar trees that are suitable to conditions along this area and that are a minimum of six feet in height at the time of planting in order to create adequate vegetative fagade treatment that will be in addition to the proposed vine screens. Shrubs planted in this island should be a minimum of thirty (30) inches in height at the time of planting to support the columnar trees and vegetative fagade treatment efforts. Final landscape plans will be reviewed with construction permits to ensure compliance with the FWRC and as detailed above. New Department Store Page 4 Findings for Approval File 11-102984-UP/Doc, I.D. 60245 11. Landscape Modification — A loading dock and compactor are proposed on the south side of the new department store building. The dock is visible from the South 324 h Street right-of-way. Pursuant to FWRC 19.125.040(4), loading docks are to be screened from roadways with Type I landscaping. The applicant has requested a modification to the City's loading dock screening requirement to request an alternative screening method as the area between the loading dock and South 324'' Street is subject to a BPA utility easement, which prohibits tall vegetation such as screening trees. As provided in FWRC 19.125.100, the City may grant such a landscape modification if: a. The modification will not create any vehicular or pedestrian safety problems; b. The modification will not affect the ability to provide any property with police, fire, emergency medical, and other essential services; and c. The modification is necessary because of a pre-existing physical condition. The applicant proposes that the loading dock be screened from view by a painted corrugated metal wall and rolling gate. The proposed fence and gate meet the modification criteria and satisfactorily screen the loading dock from the right-of-way and adjacent properties. The requested modification is hereby approved. 12. Target Plaza Restoration — The proposed department store will result in elimination of required plaza that was required to define the Target building entrance. Prior to issuance of a certificate of occupancy for the new department store, required landscaping and street furniture shall be fully installed at the entrance to the Target building. 13. Commons Paris A, B, and E — Pads A and B are located on the Sears portion of the mall property; Pad A faces onto Pacific Highway South, while Pad B faces onto South 320`h Street. Pad E is located at the northern portion of the mall property on the SE comer of South 320`h Street and 20`h Avenue South. The three pads were among the seven pads established under a previous 2005 land use action under file 05-100749-00-UP; and a 2006 Binding Site Plan (BSP) under file 06-100926-SU. All BSP pads were recorded at King County under recording number 20070530001643. The undeveloped pads remain as follows: Pad A - 5,000 square feet in size approved for retail or restaurant uses, Pad B - 5,000 square feet in size approved for retail or restaurant uses, and Pad E - 7,920 square feet in size approved for retail or restaurant uses. Any development proposed on Pad A, B, or E shall be consistent with the development standards of FWRC 19.225.030 Retail mall, regional, related environmental determinations, and other codes in place at the time of application. 14. As conditioned, the proposed site plan application and application attachments have been determined to be consistent with the Federal Way Comprehensive Plan, all applicable provisions of the FWRC, and with the public health, safety, and welfare. The streets and utilities in the area of the subject property are adequate to serve the anticipated demand from the proposal, and the access to the subject property is at the optimal location and configuration for access. The proposed development is consistent with Process III, Project Approval, decisional criteria required under FWRC 19.65.100(2) (a) and (2)(b). Final construction drawings will be reviewed for compliance with specific regulations, conditions of approval, and other applicable City requirements. This decision shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Recommendation Prepared by Deb Barker, Senior Planner Date: February 27, 2012 New Department Store Page 5 Findings for Approval File 11-102984-UP/Doc. I.D. 60245 Clrr of Federal Way February 27, 2012 Mr. James Palda Steadfast Commercial Properties 18100 Von Karman, Suite 500 Irvine, CA 92612 CITY HALL FILE 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 wwww cityoffederalway. cam RE: FILE #11-102984-00-UP; PLANNED ACTION SEPA FOR THE COMMONs REDEVELOPMENT 1804 South Commons Blvd, Federal Way, WA Dear Mr. Palda: The Community and Economic Development Department and other City staff have reviewed the Planned Action SEPA (PAS) checklist you submitted. We have determined that the redevelopment proposal at The Commons of Federal Way does qualify as a planned action as provided in Federal Way Revised Code (FWRC) 14.15.130(f)(iii) as follows: The subject property is located within the area targeted by the Planned Action SEPA (PAS) conducted by the City in 2006. The applicant submitted a PAS checklist that demonstrates that the Borders demolition, the new department store, and relocated tenant spaces are eligible to be considered as a Planned Action, and therefore exempt from further review under the State Environmental Policy Act (SEPA). This is because: (1) retail goods and services uses are consistent with the uses reviewed under the PAS pursuant to FWRC 14.15.130, and applicable mitigation measures from the EIS associated with the PAS are appropriately implemented; (2) the proposed use will not generate any new PM peak hour trips; and (3) the proposed use meets decisional criteria of FWRC 14.15.130(3)(d)(ii) as follows: (a) The proposed number of new parking stalls associated with the 78,165 square feet of demolition and the 58,000 square feet of new construction exceeds the minimum construction related and parking stall threshold for SEPA review, and the project is therefore not otherwise exempt from SEPA; and (b) The retail project is consistent with Federal Way Comprehensive Plan (FWCP) policy #CCP4 for retail uses;' and (c) The project is implementing a project that had its significant adverse environmental impacts adequately identified in the EIS; and (d) The retail project falls under the Planned Action qualifications from 14.15.130(3)(c) as follows: is The retail project is consistent with the retail goods and services uses; ii. The retail use does not exceed the development envelope for the 750,000 SF retail mall development; iii. The proposed project is located within the City Center -Core zoning district, and is in the Planned Action area; iv. The project does not add to PM peak hour trips due to existing trips from the closed Borders bookstore; ' CCP4 - Continue to develop a City Center that is the primary commercial area providing local goods and services to the surrounding neighborhoods and region, and to residents and employees within the center. N1. Palda February 27, 2012 Page 2 v. The project does not result in any changes in impacts to any of the elements of the environment that were identified in the EIS; and vi. This project will be constructed within the 2014 horizon identified in the PAS. Also, environmental conditions have not changed from those analyzed in the EIS, thus the Planned Action designation remains applicable; (e) the SEPA official has determined that the project's adverse impacts are able to be mitigated through the application of mitigation detailed in the mitigation document in Exhibit B of Ordinance 07-547 along with other applicable requirements and conditions; and (f) the project complies with all applicable local, county, state and federal regulations, and where appropriate needed modifications have been approved; and (g) the new department store is not an essential public facility. This letter confirms that information submitted by the applicant adequately addresses relevant PAS criteria to the city's satisfaction and further environmental review of the redevelopment project under the State Environmental Policy Act (SEPA) is not required. Our decision not to require additional environmental review does not mean that the license, permit, or approval you are seeking from the City has been granted. Approval or denial of the proposal will be made by the appropriate administrative or legislative body vested with that authority. The PAS environmental record is considered by the decision maker(s) and conditions will be imposed to reduce identified environmental impacts, as long as the conditions are based on adopted and designated City policy. If you need further assistance, feel free to contact Senior Planner Deb Barker at 253-835-2642. Sincerely, Isaac Conlen, Planning Manager for Patrick Doherty, Director c: Deb Barker, Senior Planner 11-102984 Doc I D. 60492 OF Federal Way DEPARTMENTOF COMMUNITY DEvuopw.NT SERVICES 33325 a Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835:2607; Fax 253-835-2609 rxww.c ityo €'Federatway.cam Crime Prevention: Through Environmental Design (CPTED) Checklist Directions Please fill out the checklist to indicate which strategies have been used to implement CPTED principles in your proposed project. Please: check all strategies that are applicable to your project for: each of the numbered guidelines. You may check more than one strategy for each guideline. Your responses will be evaluated by City Staff, and will be integrated -into the Site Plan and/or Building - Permit review process. " i.l Blind Corners Avoid blind -corners in pathways and parking lots. Q Pathways. should he direct. All barriers along pathways should be permeable (see through) including landscaping, Fencing etc. .a Consider the installation of mirrors to allow users to see ahead of them and around comers. A Oth strategy used: 1:2 Site and Building Layout Allow natural observation from the street to the use, from the use to the street and between uses Bulletin #022 — April 10, 2009 Page 1 of 9 ITTE D k:lHandou%\cPTM Gh st2 p 1 f CITY OF FEDERAL WAY CDS Orient the main entrance towards the street or both streets on For Non -Single comers. ■ Family Develapmentv.: `• •. - .,:; .. .. _ ; r - .:. ; ;. Position Habitable roa . dows at the front of the dwelling. a Access to dwe -pis or other uses commercial/ retail development ould not be from the rear of4he building. ■ Off windows, doorways and baicouies to°ailowfor.'natural•. ". - ' observation while protecting -privacy. -0 Locate main entrances/exits at;the front.ofthe site`anA in view of the street 2 For Commercial/ Retail/ Industrial.. If employee entrances must be separated from the main and Community entrance, they should main= opportunities for natural Facilities surveillance from the street. 0 In industrial developments, administration/offices shbi d be ' located at the front ofthe building: n Avoid'large &kpamses of parking..'Where large expanses of For -Surface ❑ Aug are proposed,inovide surveillancesuch as security. Parking and cameras. . , Parking StructuresEJ®R Access to elevators, stairwells and ed � athwa s houl from an adjacent -parking area. ■ void hidden recesses. M ©` Locate parking areas in locations that can be observed by Open spaces shall he clearly designated and situated at For Common/ locations that are easily observed by people. Parks, plazas, Open Space {] common areas, and playgrounds should be placed in the front Areas of buildings. Shopping centers and other similar uses should face streets. ■ Other strategy used: C t 2 w- ® i ...�R-� �-fe.0 l�� aft+-e os�• s.:= Bulletin #022 ^ April l0, 2009 Page 2 of 9 kAHandoutslCPT'ED Checklist 1.3 Common/open Space Areas and Public.On-Site Open Space Provide natural surveillance for commonlopen space areas. Position active uses of habitable rooms with windows adjacent ❑ to main common/open space areas, e.g. playgrounds, swimming pools, etc.,. and public ou-site open space: ■ Design and locate dumpster enclosures in a manner which screens refuse containers but avoids providing opportunities to hide. M Locate waiting arm.and external entries to elevators/stairwells, ❑. 'close to areas of active uses to make them visible from the - building entry. e ® Locate seating in areas of active uses. 6 i h& 13 1.4 Entrances Provide entries; that are clearly visible. Design entrances to allow users to see into them before entering. ■ S a ae s- Entrances should be clearly identified (Signs must conform to ER FWRC 19.140.060. Exempt Signs. (Applicable during - Certificate of Occupanu In ection . .1 Other strategy used: 701 1.5 Fencing Fence design should raaximfze'natural surveillance from the street to the building and from the building to the street, anti minimize opportunities for intruders to hide. Bulletin #022 — April 10, 2009 Page 3 of 9 k:lHandoutslCF i] Checklist ❑ Front fences should tie liredom n.antly open in design, e.g.*' ' pickets or wrought iron, or low in height. e Design high solid front fences in a manner that incorporates ❑ open elements to allow visibility above the height of five feet. 6 . If noise insulation is required, install double -glazing at the ❑ front of the building rather than solid fences higher than five feet: Q. Other strategy vsed- 1.6 Landscaping Avoid landscaping which obstructs natural surveillance and allows intruders to hide. Trees with dense low growth foliage should be spaced of their crown should be -raised to avoid: a�continuous barrier.. Use low gmundcover, shrubs a minfimmi of N inches 'in height, -or high -canopied trees (clean trimmed to a height `of eight feet) around children'9'play areas, parking areas, and along pedestrian pathways. ■ Avoid vegetation that conceals the building entrance from the street. It Other strategy used: 1.7 Exterior Lighting Provide exterior lighting that enhances natural surveillance. (Refer to FWRC 19.115.050(7xa) for specific lighting requirements.) Prepare a lighting plan in accordance with Illuminating Engineering Society of America (IESA) Standards, which 10 addresses project lighting in a comprehensive manner. Select a lighting approach that is consistent with local conditions and crime.problems. ■ 4. to,(- � I4 3`1 Bulletin #022 — April 10, 2009 Page 4 of 9 k:\Handouts\CPTED Checklist Locate elevated light -fixtures (poles, light.standards, etc.) in a coordinated manner that provides the desired coverage. The useful ground coverage of an -elevated light fixture is.roughly twice its height, il For areas intended to be used at night, ensure that Lighting supports visibility. Where lighting is placed at a lower height to support visibility fox pedestrians, ensure that it is dal - resistant. E3 emluu vas Ensure inset or modulated•spaces on a building facade, access/egress routes, and signage is well t. Q i�tri �s i in areas arse by pedes ,ensure that lighting shines on pedestrian pathways and ppssible entrapment spaces. E) Place lighting to take into account vegetation, in its current and mature form, as well as any other element thaf may have the potential -for blocking light. 9 Avoid lighting of areas not intended for nighttime -use to avoid: 0 giving a false impression of use or safety. If danger spots are usually vacant at night, avoid lighting them and close them off to pedestrians. A Select and light "safe routes" so that these become the16cus of legitimate pedestrian activity after dark. ■ Avoid cliffibing opportunities by locating light standards and. electrical equipment away from walls=or law buildings:'p' Use photoelectric rather than -switches for exterior lighting. E) In projects that will be used primarily by older people . (retirement homes, congregate care facilities, senior and/ or community centers, etc.) provide higher levels ofbrightness in public/common areas. e Other strategy used; 1.8 Mix of Uses - Ln mixed use buildings increase opportunities for -natural - surveillance, while protecting privacy. Bulletin #022 —April 10, 2609 Page 5 of 9 k:%1andours%CPTJ3D Checklist Where allowed by city code, locate sloops and businesses on lower floors and residences on upper floors.- In this way, [] 'residents can observe the businesses after hours while the residences can be observed by the businesses daring business hours. ■ Include food kiosks, restaurants; etc. within parks and parking_ 13 Structures. R Other strategy: used. 13 1.9 Security Bars, Shutters, and Doors When used. andpermitted by building and fire codes, security bars, shutters, and doors should allow observation of the street and be consistent with the architectural style of the .building. Security bars and security floors should be visuaiiy permeable (seeAhrough). e ' Other strategy used: ❑ - 2.1 Building Identification Ensure buildings are clearly identified by street number to prevent unintended access and to assist persons trying to find the building. Identification sighs must conform to FWRC 19.140.060. Exempt Signs. Street numbers should be plainly visible and legible from the street or road fronting the property. e VVC— Bulletin #022 — April 10, 2009 Page 6 of 9 kAHandoutACPTED Checklist In residential uses, each individual unit should be clearly membered. In multiple building complexes, each building entry ❑ should clearly state the unit numbers accessed from than entry. In addition, unit numbers should be provided on each level or floor. A ❑ Street numbers should be made of durable materials, preferably reflective or luminous, and -unobstructed (e.g. by fo4age).13 • For larger projects, provide location maps (fixed.plaque ❑ format) and directional signage at -public entry points and along ; <: internal public routes of travel Other strategy used: ❑ ---• - 21 Entrances Avoid confusion in locating. building entrances. ntrances should be easily recognizable through design features and directional signage. {Signs must conform to FWRC 19.140.060. Exempt Signs. Er -Minimize the number of entry points. ■ O r s ge used: ig�•u r'K 2.3 Landscaping Use vegetation as barriers to deter unauthorized access. kr ❑ Consider using thorny plants as an elfective barrier. B Other strategy used; 2.4 Landscaping Location. Avoid placement of vegetation that would enable access to a building or to neighboring buildings. Bulletin #022 — April 10, 2009 Page 7 of 9 k:\Iiandouts\CPTED Checklist s fence, and placement of large trees; garages, utility structures .,; i� feand gutters next to second story, torywindows or balconies that could.provide a means of access. ■ Other strategy used: 2.5, Security::. Reduce opportunities for unauthorized'.dccess Consider the use of security hardware and/or human measures ❑ to reduce opportunities for unauthorized access. (Applicable during Certi sate o Occu an Ins ection . Other strategy used: c . s� _ - _ '�.. '.ems 'e c7.e_. ' 2.6. Signage:, Insure that signage is clearly visible,,easy to read and simple to understand [Signs must conform to FWRC 19.140.060. Exempt SignsJ. ❑ Use strong.colors, standard symbols, and simple graphics for informational signs. e Upon entering the parking'area, provide both pedestrians and For Surface ❑ drivers with a clear understanding of the direction to stairs, Parking and. elevators, and exits. e Parking - Structures ❑ In multilevel parking areas; use creative sigage to distinguish between floors to enable users to easily locate their cars. e Advisc users of security measures that are in place and where to find them, i.e security phone or intercom system. 9 ❑ Provide signage in the parking area advising users to'Tbck their cars. 9 Bulletin #022 — April 10, 2009 Page 8 of 9 k liandoutslCPTED Checklist ❑ Where exits are closed after hours, ensure this information is indicated at the parking area entrance. e Other strategy used: ❑A 3.1. Maintenance Create a "cared for " image "'Ensure that landscaping is well maintained, as per pWRC CST 19.125.090, in order to give an impression of ownership, care, and security. (Ongoing). Where possible, design multi -unit residential uses such that no. ❑ more than six to eight units share a common building entrance. is Other strategy used: U 3.2 Materials Use materials, which reduce the opportunity for vandalism. Consider using strong, wear resistant laminate, impervious glazed ceramics, treated masonry products, stainless steel rwteriaIs, anti -graffiti paints, and clear over sprays to reduce opportunities for vandalism Avoid flat or porous finishes -in areas where graffiti .is freely to be a problem A Where large walls are unavoidable, refer to FWRC 19.1� 2 .0-4 0(?,1) regarding the use of vegetative screens. A Common area and/or street furniture shall be made of long wearing vandal resistant materials and secured by sturdy anchor points, or removed after hours. e Other strategy used: ar L ®tL_ S ro k-- Bulletin #022 — April 10, 2009 Page 9 of 9 k:\HandoutslCPTED Checklist Hi James - I am putting down my code amendment pen to work on the land use decision for the Commons redevelopment. I have a couple of questions: 1) Is it possible to get two full size versions of the elevations and site plan? I'm having problems seeing building on the 11x17 drawings. 2) Where do the loading area gates open to? Do they slide to the drive aisles or internal to the loading bay? 3) The security cameras requested by the City are to be located on the roof of the building(s). The location is incorrectly depicted on the elevation pages, so I will make the rooftop location a condition of approval. 4) Can the planting area along the south fagade be increased from two feet to five feet, and the ten foot wide sidewalk narrowed to five foot? A two foot wide planting area on the south side of this large concrete building creates a less than optimal planting situation. Akebia can be a gnarly plant once established; but survival is a huge risk in such a hostile planting condition. AVALON ARCHITECTURAL D E s� G N P L A N N: N G February 2, 2012 Deb Barker, Senior Planner Community and Economic Development Department City of Federal Way 33325 8th Avenue South Federal Way, WA 98003 ph 253-835-2642 RE: The Commons Kohl's Site Plan and Elevations Deb. We are sending you a copy of the plans and elevations for the proposed Kohl's store at The Commons. Regards, Gordon Randall, Project Architect CC: FILE RECEIVED FEB 0 6 201Z CITy OF FEDERAL wAY CDs 20320 SW BIRCH STREET SUITE 140 NEWPORT BEACH CALIFORNIA 92660 Phocie 949.474.7668 Fax 949.474.7960 vvw,,/v.avaIona rchitecturaLcoim. CITY OF _. Federal Way DATE: January 20, 2012 MEMORANDUM Community Development Services Department TO: Kevin Peterso4 Engineering Plans Reviewer Scott Sproul, Plans Examiner Sarady Long Senior Transportation Engineer Chris Ingham, South King Fire and Rescue Thomas Fichtner, IT Manager Cmdr. Chris Norman, Police Department Lt. Sandy Tudor, Police Department Officer Richard Adams, Police Department Officer Steve Wortman, Police Department FROM: Deb Barker, Senior Planner SUBJECT: THE COMMONS REDEVELOPMENT - (I 1-102984-00-Up), Resubmi[tal #05 REVIEW BY: January 30, 2012 Attached please fmd revisions submitted on January 17, 2012 for the new Kohl's store. + Cover letter from Steadfast Companies dated January 16, 2012; + 11 "xl 7" sized plan set of Overall site plan Enlarged site 1 eestrian plat; Elevation and site plan for north site of building;Elevation d site Enlaplan ed porsouth s dee as well as other building elevations for relocated Lane Bryant and Cathenie's, gales, etc. as prepared by Avalon Architectural dated 1/16/12; and ■ Revised full size landscape plans prepared by ESM Consulting Engineendated January 13, 2012. Please review these documents and let me know if we can issue land use approval, and *at conditions if any are required. Thanks h DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES t RESUBMITTED PO Box 9718 33325 8`h Avenue South " CITY OF Federal Way WA 98063-9718 Federal Way JAN 17 2012 253-835-2607; Fax 253-835-2609 www.cityoffederalway.com CITY OF FEDERAL WAY CDS RESUBMITTAL INFORMATION This completed form MUST accompany all resubmittals. *"Please note: Additional or revised plans or documents for an active project will not be accepted unless accompanied by this completed form. Mailed resubmittals that do not include this form or that do not contain the correct number of copies will be returned or discarded. You are encouraged to submit all items in person and to contact the Customer Service Counter prior to submitting if you are not sure about the number of copies required. " Project Number: - �— c Project Name: Krpk 1 ' 5 [oa tAr��?_ 5 Project Address:20 Project Contact: -TP- e.s V.A1 A P. 6ko.a,� Phone: 9,Y9, L z3_. -7 125-3.0-39. L 113 RESUBMITTED ITEMS: # of Copies ** Detailed Description of Item Rr,rt ** Always submit the same number of copies as required for your initial application.** Resubmittal Requested by: Deb 6 tiz-- Letter Dated: / ► i Man member) OFFICE USE ONL - RESUB #.' Distribution Date. By; " �- Dept/Div Name # Descri tion Building Plannin PW Fire Other Bulletin #129 -August 8, 2006 Page I of 1 k:\Handouts\Resubmittal Information 1 ' T �P�t ENT OF COMMUNITY DEVELOPMENT SERVICES RESu 1 I ! t 33325 81b Avenue South �. Federal Way, WA 98003-6325 CITY OF JAN 17 20i2 253-835-2607; Fax 253-835-2609 WayFederal www.citvoffederalway.corn CITY OF FEDERAL WAY CDS RESUSMITTAL INFORMATION This completed form MUST accompany all resubmittals. "Please note: Additional or revised plans or documents for an active project will not be accepted unless accompanied by this completed form. Mailed resubmittals that do not include this form or that do not contain the correct number of copies will be returned or discarded. You are encouraged to submit all items in person and to contact the Permit Counter prior to submitting if you are not sure about the number of copies required. ** ANY CHANGES TO DRAWINGS MUST BE CLOUDED. Project Number: 11 - 102984-UP Project Name: Commons Redevelopment - Kohls Project Address: 1928 S Commons, Federal Way, WA 98003 _ Project Contact: _James Paldasz:7� Phone: 949-623-7709 RESUBMITTED ITEMS: # of Copies ** 6 Detailed Description of Item Colored elevations, site plans, floor plans for process III processing 6 Landscape plans under separate cover from ESM ** Always submit the same number of copies as required for your initial application.** Resubmittal Requested by: Isaac Conlen (Staff Member) Letter Dated: 1 OFFICE USE OK Y RESUB #J Distribution Date.• J A Y 2— By--_aa�= Dept/Div Name # Description Building Planning PW Fire Other Bulletin #129 — January 1, 2011 Page 1 of 1 k:\Handouts\Resubmittal Information 181 S. 333rd St Blg. C Ste 210 Federal Way, WA 98003 (253) 838-6113 Fax: (253) 838-7104 TO: LETTER OF TRANSMITTAL DATE: 1.16.12 JJOB No. 1064-014-001 ATrN: Deb Barker RE: Kohls - Landscape Plans City of Federal Way VIA PO Box 9718 Federal Way WA 98063 WE ARE SENDING YOU: x_ Prints Plans Copy of Letter Change Order Other - x Courier Mail To be picked up Overnight mail CAD Disk Original drawings COPIES ----------------- DATE SHT. NO. DESCRIPTION 6 sets 1 /13/2012 1 to 3 Landscape Plans THESE ARE TRANSMITTED as checked below: _ For approval x For your use x As requested REMARKS COPY TO: For review and comment For your signature SIGNED: Fred Brown, PE RESUBMITTED JAN I)2012 CITY OF FEDERAL WAY CDS ream I H STRIFAST companies Monday, January 16, 2012 Deb Barker Senior Planner, Community and Economic Development City of Federal Way 33325 8th Avenue South Federal Way, WA 98003 RE: Permit #11-102984-00 Dear Deb, 18100 Von Karman, Suite 500 Irvine, CA 92612 T 949.852-0700 F 949.852-0701 W www.steadfastcompanies.com The purpose of this letter is to respond to the September 20, 2011 Additional Information Requested Letter received. 1. Commons Pad #E —This pad is represented on the site plan for review as a part of our Process III site plan 2. Community Design Guidelines — a. CPTED Checklist L Security cameras are shown on elevations in locations requested. ii. Lighting is shown on external corridors b. CC-C Zoning District i. North Fagade — we've incorporated additional fagade articulation, height variations, wall screening, landscaping, lighting, site amenities, enhanced paving, etc. ii. South Fagade — we've added more lighting and increased the size and added green vine trellises and modified the fagade elevation. Kohl's will not permit display windows as previously submitted. iii. Additonal Site Details — a) Target plaza has been modified to relocate and replace some landscape and bench amenities b) Pedestrian circulation plan — provided c) Loading Dock —details provided 2. Landscaping -Sheet L1.1 1. Loading area screening and landscape modification- The preapplication conference letter noted that all loading areas are required to be fully screened from public right -of- way with Type I landscaping pursuant to FWRC 19.125.040(24)5, yet the tall trees associated with the type I screening cannot January 16, 2012 Page 2 be planted in the existing south side perimeter planting strip since that area is within the Bonneville Power Association (BPA) easement. A gate is proposed to screen the loading dock. A modification to the landscape screening requirement is required; provide a written request to modify the landscape requirement from perimeter vegetation to a gate and reference the special circumstance of existing BPA easement. Show the location of the modification area on the landscape plan and provide a detail of the gate consistent with FWRC 19.125.100(8). The modification will be reviewed concurrent with review of the landscape plan. Fencing screening and an ingress/egress rolling gate at the loading area is proposed. A modification to the required Type I perimeter landscape screening per FWRC19.125.040(24) for the loading area is formally requested. The existing BPA transmission line easement runs in an east/west direction and encompasses the perimeter of the property. Because trees are not allowed to be planted within the easement, it is not possible to meet the FWRC requirements for a Type I perimeter landscape screen where the perimeter of the property lies within the existing BPA easement. Therefore, a modification to allow the proposed alternate fence and rolling gate at the loading dock is requested. The modification area has been dashed and noted on Sheet Ll A . A detail of the gate consistent with FWRC 19.125.100(8) is shown on the Architectural plans. 2. Vine Support- Elevation plans depict a trellis to support vines growing along the south facade, but no planting areas or materials are shown on the landscape plan. Please revise the landscape plan to include proposed vine treatment and other foundation landscaping as proposed. Planters at building facades are called out on Sheets L1.0 and 1-1.1. Vine supports will be provided for all of these planters. A detail for the vine support is shown on Sheet 1-1.2. Additionally, vine species are called out in the Plant Legend on Sheet L1.2. 3. BPA Easement- Label the BPA easement area. As noted in the preapplication letter, the city requested that each tree removed from the BPA transmission line easement be replaced with a shrub that is a minimum of 24 inches in height at the time of planting. Revise sheets 1-1.1 and 1-1.2 to highlight new perimeter shrubs in the BPA easement area including listing a minimum height of 24 inches at the time of planting. These "replacement" shrubs will be required to be installed before the certificate of occupancy for the new building is granted. January 16, 2012 Page 3 All planting islands within the limit of work for the Kohl's project and also within the BPA transmission line easement have been shown with shrubs and groundcover. A note on Sheet L1.1 indicated that proposed shrubs within the BPA easement are 24" minimum height at the time of planting. The Plant Legend on Sheet 1-1.2 specifies all shrubs to be a minimum of 24" height at the time of planting. 4. Existing landscaping- Identify any landscaping east of the theater that will be impacted by the building addition. Identify replacement as appropriate. The new west fargade of Kohl's (east of the theater) will provide planters against the building facade containing vine supports and vines with groundcover. This area is shown on Sheet L1.1 with a dashed highlight box and a continuation detail. A detail for the vine support is shown on Sheet L1.2. Additionally, vine species are called out in the Plant Legend on Sheet L1.2. The existing landscaping for Century Theatre that will be impacted for the Life Safety is being depicted on Sheet 1-1.1. 5. Irrigation- Plans shall reflect that irrigation will be required for all new landscaping, include the vines. An irrigation note has been added to the face off each plan sheet indicating permanent irrigation shall be provided to all new landscape areas including building foundation plantings and vines. 6. Additional comments- It is likely that additional landscape comments will be made once a modification is received and the BPA easement area is identified. Acknowledged. Thank you for your time and consideration. Please contact me with any questions. S" erely 2&"_ J es Palda Ui e President eadfast Commercial Properties rl m ul m r m a 0 z /2 !0 k2r 22 z 10 � . § | m q )II . m m m yk . # _ , _ . m 2 © § | -■ 2 � § _ k , ; e , � 4 v _LA q m z in O c x N v m N O c -I x m r m a 0 z � n \ m z z 0 � I k m m M) z 0 � I r k � 0 z e / \ § � % / � �§ 0' S MW �L-- 870fiAGE ON�1y1E8TOP 3$oy' �,. s � �� FOOD COURT n t1 A v Z 01 CD it # k perrrpP� -i C prFar;ruT10H Pr' ar au or o z me m m 'm^ m Avt �M vdnasrorHEr+AND BAHrS 78S HALLMARK Wa_BRYArti60 r \ m m 1 m (coDD Z � � m err f.J �; 1 ��� � \.'• L • �`\t� T G7 Z m n V J yi9 77 d 1 t , '. .. t `. + , t •, , m m o - m r- �—` 9 m Ln � ? o .� 71 % N n 329.33' m Lay > \ •. \ +•. +t \ , 4 o Z m m A W W '�•'r��Y r-• CD rIr'r it m o 1 Y �, �-: 1,��.��``"i� • 0 L PACIFIC HIGHWAY SOUTH ,auwu YOM k moo AVE g al ,al raooc m� N Im � � .. `. � �� r REF E y',.• I -' 2mm -D•1 oil U�•^ .� r� go e 7C + cn xa�er �r f f; i. a - Ell nil j '� J Hinos 3nN3AV 'GHCZ FILE 1�kCITY OF Federal Way September 21, 2011 Mr. James Palda Steadfast Commercial Properties 18100 Von Karman, Suite 500 Irvine, CA 92612 CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com via e-mail: jpalda@steadfastcompanies.com RE: File #11-102984-00-UP; FORWARD TRAFFIC DEPARTMENT COMMENTS The Commons Redevelopment, 1804 South Commons Blvd, Federal Way Dear Mr. Palda: This letter forwards traffic comments from the City's Senior Transportation Planning Engineer following his review of the revised site plan for the new retail building at The Commons of Federal Way. Sarady Long, 253-835-2743, sarady_long@cityoffederalway. com I have reviewed the plans for the truck turning path provided with the September 13, 2011 revision. According to these plans, when delivery trucks that serve the new building enter the mall site, they will encroach into opposing lanes of traffic and may alsig mount the curb at the South 324h Street driveway. This is not ideal, but given that most or all of the trucks will likely utilize the site after the mall is closed or late at night, it may not be an issue. Additionally, experienced truck drivers should be able to maneuver the truck into the site without mounting the curb. However, the new loading dock area remains a safety concern. As proposed, there is no defined space for in -coming and out -going traffic and the walls around the facility adversely impact sight distance as well I recommend that the area be redesigned to improve safety and traffic circulation. Enclosed is one possible solution to reduce conflicting points and thus improve safety and traffic circulation. If needed, I can meet with the applicant or their engineer to discuss additional ways to improve it. Please feel free to contact Sarady or myself if you have any questions about this letter. Sincerely, Deb Barker Senior Planner Enclosure as noted c: Sarady Long, Senior Transportation Planning Engineer Doc [.D. 58980 CITY OF ti Federal Way September 20, 2011 James Palda Steadfast Commercial Properties 18100 Von Karman, Suite 500 Irvine, CA 92612 CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: FILE #11-102984-00-UP; ADDITIONAL INFORMATION REQUESTED The Commons Redevelopment,1804 South Commons Blvd., Federal Way, WA Dear Mr. Palda: The land use application for the Commons Redevelopment project was determined to be complete following the August 24, 2011, submittal of information. Revisions were received on September 12 and September 13, 2011. This letter forwards technical comments from the Planning Division. ADDITIONAL INFORMATION REQUESTED The following information is required to be provided before the land use application can be approved. 1) Commons Pad #E — Several of the documents submitted with the redevelopment application note that site plan approval for Commons Pad #E is also requested.' To include Pad #E in the site plan decision, it must be visually represented in the site plan of the Commons Redevelopment. Please revise Sheet #C 1.0 to show this pad, or alternatively, provide a full size Process III overview site plan that `highlights' the undeveloped Commons Pad #E. 2) Community Design Guidelines —As noted in the June 9, 2011 preapplication conference letter, the north and south facades of the proposed new building must comply with applicable portions of the Community Design Guideline standards, Federal Way Revised Code (FWRC) 19.115.090(3) CC-C zoning district. a) CPTED Checklist — The following comments from the Federal Way Police Department are based on a review of the submitted CPTED checklist and site plan: l . Security Cameras — In order to effectively provide active surveillance to long external corridors created by the new retail building, as well as to Mall entrances and the southern parking lot, a minimum of three "Safe City" security cameras must be installed on the new building. Two of the cameras should be on the southern corners of the new building, and one camera should be at the northern end of the western corridor. Contact IT - Manager Thomas Fichtner at 253-835-2547 for information about the Safe City security cameras. 2. Lighting — Lighting of the external corridors on either side of the new building with "people -level" down lighting will be critical to the on -going surveillance of the area. Provide a schematic of lighting locations and types with the site plan application. Note that formal lighting plans will be required with the building permit application. 1 The 2005 land use approval for this undeveloped pad expired in October 2010. The preapplication letter incorrectly referenced Pad D. Mr. James Palda September 20, 2011 Page 2 b) CC-C Zoning District 1. Building Facade Treatment —The new building is subject to the City Center Core (CC-C) design standards in FWRC 19.115.090(3). In this zone, building facades shall incorporate a combination of facade treatment options as listed in FWRC 19.115.060(2) and (3)(b) to a degree that is appropriate to the building size, scale, design, and site context. (a) North Facade — The north facade is considered the "principal facade" as it contains a major entrance, and is clearly visible from a right-of-way or public sidewalk. It is required to incorporate a variety of pedestrian -oriented architectural treatments listed in FWRC 19.115.090(c)(1).2 Also, landscaping (such as container gardens, walLand window planters, hanging baskets, seasonal beds, trellises, vines, espaliered trees, and shrubs ) is to be used to define and highlight building entrances, plazas, windows, walkways, and open space. Foundation landscaping may be used to enhance but not replace architectural treatments. The detail plan prepared by Avalon Architectural originally submitted on July 28, 2011, and included in the September 13, 2011 drawing, shows the 250' long by 25' tall north elevation with a 39' canopy over the centered glass entrance, three separate segments of six-foot deep modulation, four large showcase windows, reveals, EFIS cladding, and landscaping consisting of five decorative trees and a 35' section of shrubs. However, the scale of these proposed design features are not entirely suited to the large size, scale, or design of the new building. Additional landscaping should be used to define and highlight the building entrance and walkways, and additional design elements are encouraged to treat the facade and incorporate pedestrian oriented streetscape amenities such as wall and ground -mounted lighting, benches, bike racks, trash receptacles, and special pavement. Consider increasing the entrance height to bring focus to this key area, and incorporate additional cornice features consistent with other mall entrances. (b) South Facade — Although the south facade does not contain a major building entrance, it is visible from the right-of-way and public sidewalk, and it also supports the pedestrian route of travel around the mall. As a secondary facade, treatments that are less pedestrian -oriented than those noted above may be approved, such as a combination of structural modulation, architectural articulation, and foundation landscaping. The Avalon Architectural plans dated September 12, 2011, depict the 250' long, 28' tall, south facade with a loading dock, three emergency exit doors, two eight -foot -long canopies, five stainless steel cable boxes approximately 60 square feet in size for vines, four poster sized illuminated display windows, a variety of reveals, and color changes that simulate visual articulation. The loading area is modulated approximately ten feet from the rest of the building and screened with a metal gate. 2 "...including distinctive and prominent entrance features; transparent glass such as windows, doors, or window displays in and adjacent to major entrances; structural modulation where appropriate to break down building bulk and scale; modulated rooflines, forms, and heights; architectural articulation; canopies; arcades; pedestrian plazas; murals or other artwork; and streetscape amenities." File 11-102984-00-LT - Doe, I.D. 58809 Mr. James Palda September 20, 2011 Page 3 The scale of the vine screens, canopies, and display cases is too small to mitigate the bulk of the south elevation, and additional treatment is required. Some of the design options shown on adjacent buildings are called out such as canopies over the entire wall or add an arcade instead of canopy,' increase the size of vine screens and the display windows, vary the height of the building ends, and provide foundation landscaping.4 Please revise the elevation to depict the pedestrian corridors created along the east and west side of the new building as well as the adjacent Century Theater and Target buildings. Show the location of wall -mounted and ground - mounted lighting in these corridors, and depict any walkways and walls associated with the loading dock. 2. Additional Site Details — (a) Target Plaza Features — The proposed parking lot expansion eliminates plaza landscape and seating features associated with the Target entrance. These features must be replaced so that the Target entrance fagade remains conforming. Revise the plan to show where they will be located, and revise the landscape plan accordingly. (b) Pedestrian Circulation —Provide a scaled detail of existing and proposed pedestrian circulation areas along the north and south side of the new building including connections to existing sidewalks, mall entry corridors, around the loading docks, and around any stairs or ramps. Clearly label the new pedestrian pathway and the new landscape areas that extend through the new parking lot on the north side of the site. Note that special pavement consistent with FWRC 19.115.050(4)(b) will be required to depict any pedestrian pathway that crosses through any drive aisle. (c) Loading Dock — The revised layout of the loading area is much improved from earlier versions. Please provide a loading dock detail that labels each truck bay, dock area, gates, walls, stairs, and other features. Show the architecture, materials, and colors of the loading dock and gate to demonstrate that it is consistent with the primary building(s) relative to architecture, materials, and colors as required under FWRC. 3) Landscaping — Red lined landscape plans are included for reference. a) Sheet L 1.1 1. Loading area screening and landscape modification — The preapplication conference letter noted that all loading areas are required to be fully screened from public right-of- way with Type I landscaping pursuant to FWRC 19.125.040(24),s yet the tall trees associated with the type I screening cannot be planted in the existing south side perimeter planting strip since that area is within the Bonneville Power Association (BPA) easement. A gate is proposed to screen the loading dock. A modification to the landscape screening requirement is required; provide a written request to modify the landscape requirement from perimeter vegetation to a gate and reference the special circumstance of existing 3 Consider growing the vines against an arcade where there would be greater control over planting conditions instead of along the stand alone south wall. 4 See enclosed photos of the south side of Target and Century Theater. 5 Screening is required under FWRC 19.125.040(24). Type I landscaping is a solid screen under FWRC 19.125.050(1). File 11-102984-00-UP Doc I.D. 58809 Mr. James Palda September 20, 2011 Page 4 BPA easement. Show the location of the modification area on the landscape plan and provide a detail of the gate consistent with FWRC 19.125.100(8). The modification will be reviewed concurrent with review of the landscape plan. 2. Vine Support — Elevation plans depict a trellis to support vines growing along the south fagade, but no planting areas or materials are shown on the landscape plan. Please revise the landscape plan to include proposed vine treatment and other foundation landscaping as proposed. 3. BPA Easement — Label the BPA easement area. As noted in the preapplication letter, the city requested that each tree removed from the BPA transmission line easement be replaced with a shrub that is a minimum of 24 inches in height at the time of planting. Revise sheets L1.1 and L1.2 to highlight new perimeter shrubs in the BPA easement area, including listing a minimum height of 24 inches at the time of planting. These "replacement" shrubs will be required to be installed before the certificate of occupancy for the new building is granted. 4. Existing Landscaping — Identify any landscaping east of the theater that will be impacted by the building addition. Identify replacement as appropriate. 5. Irrigation — Plans shall reflect that irrigation will be required for all new landscaping, including the vines. 6. Additional Comments — It is likely that additional landscape comments will be made once a modification is received and the BPA easement area is identified. b) Sheet L 1.0 —Please note that revisions to these plans are not required with the land use application, but must be submitted with the building permit. 1. Revise the landscape plan to add interior parking lot landscaping to the identified island on the red lined plans. 2. Revise the landscape plan to re-establish the landscaping at the entry to the former Borders store. This includes replacement of any dead or underperforming landscaping as noted in the preapplication conference letter. 3. Show canopy footprint and plaza elements on this plan. 4. Please clarify if the plaza planting will be at -grade or raised, and if there will be a curb and/or ramp between the northern entrance plaza and the new drive aisle. ADDITIONAL INFORMATION REQUESTED Information submitted on September 12, 2011, addressed outstanding Lakehaven Utility District and the City's Public Works review staff comments. With this new request for additional information, four of the 120 days have been used. The review clock will be restarted within 14 days of the date of your complete response to this request. When resubmitting requested information, please submit six copies of any revised plans along with the enclosed Resubmittal Information form. PROJECT CANCELLATION Pursuant to FWRC 19.15.050, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall be deemed null and void and the City shall have no duty to process, review, or issue any decisions with respect to such an application. No less than 30 days prior to the lapse of the 180 day notification by the City, the applicant may submit a written request for an extension of the 180 day time limit. The request would be administratively reviewed and can be approved only if adopted criteria are met. File 11-102984-00-UP Doc. I.D. 58809 Mr. James Palda September 20, 2011 Page 5 If you should have any questions regarding this letter or your development project, please feel free to call me at 253-835-2642. Sincerely, Deb Barker Senior Planner enc: Red lined site plans, elevations and landscape plans Resubmittal Information form South Fagade Photos c: Leeanne Kuhlman, ESM, 181 South 333`d Street, Suite 2, Federal Way, WA 98003 Fred Brown, ESM, 181 South 333`d Street, Suite 2, Federal Way, WA 98003 Kevin Peterson, Engineering Plans Reviewer Thomas Fichtner, IT Manager Cmdr. Chris Norman, Police Department Lt. Sandy Tudor, Police Department Officer Richard Adams, Police Department Officer Steve Wortman, Police Department File I1-102984-00-UP Doc. I.D. 58809 CITY OF Federal Way DATE: September 14, 2011 TO: Kevin Peterson Sarady Long Scott Sproul Chris Ingham Brian Asbury FROM: Deb Barker MEMORANDUM Community Development Services. Department SUBJECT: Route (Zesubmitta102 -COMMONS REDEVELOPMENT- (11-102984-00-UP) COMMENTS BY: September 21, 2011 The applicant has revised the proposed redevelopment to create a smaller new building. This reduces the overall footprint of development along the south side of the site. Please find small scale plans of the following documents, and let me know if you have any questions or concerns. ■ Track turning path and backing diagram • Revised site plan showing a 58,000 SF new building • Revised elevations showing changes to the rear elevation • Cover e-mail page. Please let me know if you have any questions. Thanks CIT Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 www.citvoffederalway.com RESUBMITTAL INFORMATION This completed form MUST accompany all resubmittals. "Please note.- Additional or re vised plans or documents for an active project will not be accepted � unless accompanied by this completed form. Mailed resubmittals that do not include this form or that do not contain the correct number of copies will be returned or discarded. You are encouraged to submit a// items in person and to contact the Permit Counter prior to submitting if you are not sure about the number of copies required * ` ANY CHANGES TO DRAWINGS MIDST BE CLOUDED. Y �` Project Number: - � K -a k - I_7�> 2 Project Name: Co Im �m-�' Project Address: Project Contact: m q C ykmw RESUBMITTED ITEMS: Phone: vI 4q — U�5 of •• -s etailpd Description of - ** Always submit the same number of copies as required foryour init/al application.- - Resubmittal Requested by: Member) Letter Dated: l OFFICE USE OK Y RESUB A Distribution Date., Byz Dept/Div Name F # I Description Building Planning PW Fire Other rrry nF FFDel CDS TTE D W11 kAL WAY Bulletin #129 —January], 2011 Page 1 of 1 k:\Handouts\Resubmittal Information CITY OF Federal MEMORANDUM Way Community Development Services Department DATE: September 12, 2011 TO: Kevin Peterson Sarady Long Brian Asbury FROM: Deb Barker SUBJECT: THE COMMONS REDEVELOPMENT— Route Resubmittal (11-102984-00-UP) Kevin and Brian - Please add this response letter from Steadfast Development dated September 1, 2011 to your files. SARADY — Please advise if it is realistic to have the truck turning path figured out with the building permit or should the truck turning path be figured out with land use approval??? Thanks 4r DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES CITY of RESU BMI 33325 81h Avenue South �, Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 Federal Way SEP 12 2011 www.cityoffedcralwaY.com CITY OF FEDERAL WAY CDS RESUBMITi•AL INFORMATION This completed form MUST accompany all resubmittals. "Please note: Additional or revised plans or documents for an active project will not be accepted unless accompanied by this completed form. Mailed resubmittals that do not include this form or that do not contain the correct number of copies will be returned or discarded. You are encouraged to subrnit all items in person and to contact the Permit Counter prior to submitting if you are not sure about the number of copies required. ** ANYCHANGES TO DRAWINGS MUST BE CLOUDED. Project Number: Project Name: t Project Address: Project Contact: RESUBMITTED ITEMS: # of Copies *' Phone: ?Z Detailed Description of Item uc ** Always submit the same number of copies as required foryour initial application.** Resubmittal Requested by: �+� C�_ Letter Dated: g / to errs r OFFICE USE ONLY RESUB A Distibution Date.- 7iL( By.• � Dept/Div Name # Description I�uilding Plannin PW Fire Other Bulletin #129 —January 1, 2011 Page I of 1 k:\Handouts\Resubmittal Information r STEADFAST companies Thursday, September 01, 2011 Deb Barker Senior Planner, Community and Economic Development City of Federal Way 33325 8th Avenue South Federal Way, WA 98003 RE: ermit #11-102984-00 Dear Deb, 18100 Von Karman, Suite 500 Irvine, CA 92612 T 949.852-0700 F 949.852-0701 W www.steadfastcompanies.com RESUBMITTED SEP 12 2011 CITY OF FEDERAL WAY CDS The purpose of this letter is to respond to the August 11, 2011 Technical Comments Letter received. Traffic Division - I have spoken to Sarady Long and we can include a truck turn study as a part of our building permit application to make sure that there is not a safety conflict with on -site through traffic. Engineering Plans Review — I spoke to Kevin Peterson and have requested a waiver of the cash deposit on top of the 120% performance bond. It is our position that the 120% performance bond should include any administrative cost to hire a general contractor to complete any improvements. Lakehaven Utility District — We will comply with their request. Thank you for your time and consideration. Please contact me with any questions. Sincere) , ame Palda �Vi President Steadfast Commercial Properties www,nvv adsx0m www.federalwayrn LEGAL I CITY OF Federal way NOTICE OF LAND USE APPLICATION Project Name: KohI-s at The Commons of Federal way Project Description:Ramove 78,165 square teet from the farmer Borders store, construct a new 63,200 square -foot Kohl's store, relocate parking stalls and underground utility lines, add new park- ing stalls and a loading dock, plus related site im- provements requiring Process Ell, Project Approv- al. Applicant: Jaynes Palda, Steadfast Properties. 18100 Von Karman. Ste #500, Irvine, CA Project Location: 1804 South Commons Blvd, Fed- eral Way, WA 98003 Date Application Received: July 25, 2011 Date Determined Complete: August 22, 2011 Date of Notice of Application- August 27, 2011 Comment Deadline: September 12.2011 Permits Required by this Application: Use Process lit, Project Approval (File 111 -1 02984-00-UP) Related Permits: City Center Planned Action SEPA (Ordinance 07-547), Demolition and Building Per- mits Relevant Environmental Documents are Available at the Address Below: X YES NO Development Regulations to be Used for Project - Mitigation, Known at This Time: Federal Way Re- vised Code (FWRC) Chapter 14, "Environmental Policy'; FWRC Chapter 16, Surface Water Manage- ment"; and FWRC Chapter 19, "Zoning and Bevel- opment Cade" Consistency with Applicable City Plans and Reguta- tions: The project will be reviewed for consistency with all applicable codes and regulations including ..the FWRC; the Ming County :Surface Water Design Manual: the International Building Code, Fire: and Mechanical Codes. The official project file is available for public review. at the Community and Economic Development Dept (address below). Any person may submit written comments on the land use application to the Director of Community and Economic .Deveiap- ment by 5eLtteeMber 12. 2011. Only persons who submit written documents to the Director, or spe- cifically requests a copy of the original decision, may appeal the director's decision. Contact: Deb Barker, Senior Planner, 253.835- 2642 33325 0 Avenue South Federal Way, WA 98003 FWM1805 Date Published: August 27, 2011 31919 151 Ave S, Suite 1011 Federal, Way, WA 98003 1 253.925.5565 1 253.925.5750 (fl Affidavit of Publication Rudi Alcott, being first duly sworn on oath, deposes and says that he is the Publisher of The Federal Way Mirror, a semi -weekly newspaper. That said newspaper is published in the English language continually as a semi -weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained by the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by City of Federal Way — Department of Community Development as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive weeks(s), commencing on the 27th day of August 2011 , and ending on the 27th day of _August 2011 , both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of 192.29 which amount has been paid in full, or billed at the legal rate according to RCW 65.16.090. Subscribed to and sworn before me this 1 st day of September 2011. Notary Public in and for the State of Washington, Residing at Federal Way .r.5.-� CITY OF s"x Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South Federal Way WA 98003 253-835-7000, Fax 253-835-2609 www.cityoffedQralwa�.com DECLARATION OF DISTRIBUTION 1, hereby declare, under penalty of perjury of the laws of the State of Washington, that a: L�L Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ❑ e-mailed and/or 'Kposted to or at each of the attached addresses on 2011. Av Project Name File Number(s) QL�nrs� 1)-10I-TR Signature Date - i - i K:\CD Administration Files\Declaralion of Distribulion.doc/Last printed 1 /4/201 1 1:47:00 PM CITY OF `- Federal Way *NOTICE OF LAND USE APPLICATION Project Name: The Commons of Federal Way Redevelopment Project Description: Mall redevelopment includes removal of 78,165 SF of GLA, the addition of 63,200 SF GLA, relocation of underground utility lines, construction of new parking stalls and a loading dock, plus related site improvements requiring Process III, Project Approval. Applicant: James Palda, Steadfast Properties, 18100 Von Karman, Ste #500, Irvine, CA Project Location: 1804 South Commons Blvd, Federal Way, WA 98003 Date Application Received: July 25, 2011 Date Determined Complete: August 22, 2011 Date of Notice of Application: August 27, 2011 Comment Deadline: September 12, 2011 Permits Required by this Application: Use Process III, Project Approval (File #11-102984-00-UP) Related Permits: City Center Planned Action SEPA (Ordinance 07-547), Demolition and Building permits Relevant Environmental Documents are Available at the Address Below: X YES NO Development Regulations to be Used for Project Mitigation, Known at This Time: Federal Way Revised Code (FWRC) Chapter 14, `Environmental Policy"; FWRC Chapter 16, Surface Water Management"; and FWRC Chapter 19, "Zoning and Development Code" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWRC; the King County Surface Water Design Manual; the International Building Code, Fire and Mechanical Codes. The official project file is available for public review at the Community and Economic Development Dept (address below). Any person may submit written comments on the land use application to the Director of Community and Economic Development by September 12, 2011. Only persons who submit written documents to the Director, or specifically requests a copy of the original decision, may appeal the director's decision. Contact: Deb Barker, Senior Planner, 253-835-2642 33325 8t' Avenue South Federal Way, WA 98003 Original notice published in the Federal Way Mirror on August 27, 2011. *Revised NOA Doc. I.D. 58777 It .4k CITY Federalo, Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www.citvoffederolwo,.ccom DECLARATION OF DISTRIBUTION 1. V& -34n' 4✓ State of Washington, that a: hereby declare, under penalty of perjury of the laws of the Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document g(� was ❑ mailed ❑ faxed ❑ e-mailed and/or posted to or at each of the attached addresses on e; 1-2-q 2011. Project Name (IDMV, File Number(s) Signature Date K:\CD Administration Files\Declaration of Distribution.doc/Last printed 8/31/2011 8:31:00 AM CITY OF 'A Federal Way *NOTICE OF LAND USE APPLICATION Project Name: The Commons of Federal Way Redevelopment Project Description: Mall redevelopment includes removal of 78,165 SF of GLA, the addition of 63,200 SF GLA, relocation of underground utility lines, construction of new parking stalls and a loading dock, plus related site improvements requiring Process III, Project Approval. Applicant: James Palda, Steadfast Properties, 18100 Von Karman, Ste #500, Irvine, CA Project Location: 1804 South Commons Blvd, Federal Way, WA 98003 Date Application Received: July 25, 2011 Date Determined Complete: August 22, 2011 Date of Notice of Application: August 27, 2011 Comment Deadline: September 12, 2011 Permits Required by this Application: Use Process III, Project Approval (File #11-102984-00-UP) Related Permits: City Center Planned Action SEPA (Ordinance 07-547), Demolition and Building permits Relevant Environmental Documents are Available at the Address Below: X YES _NO Development Regulations to be Used for Project Mitigation, Known at This Time: Federal Way Revised Code (FWRC) Chapter 14, "Environmental Policy"; FWRC Chapter 16, Surface Water Management"; and FWRC Chapter 19, "Zoning and Development Code" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWRC; the King County Surface Water Design Manual; the International Building Code, Fire and Mechanical Codes. The official project file is available for public review at the Community and Economic Development Dept (address below). Any person may submit written comments on the land use application to the Director of Community and Economic Development by September 12.2011_. Only persons who submit written documents to the Director, or specifically requests a copy of the original decision, may appeal the director's decision. Contact: Deb Barker, Senior Planner, 253-835-2642 33325 8t' Avenue South Federal Way, WA 98003 Original notice published in the Federal Way Mirror on August 27, 2011. *Revised NOA Doc. I.D. 58777 nt Employment General Cemetery Plots UNFI IS HIRING! Auburn, WA CLASS -A Delivery Driver Responsible for timely and accurate delivery of product to custom. ers. Deliver and un- load truck in a sate and timely manner ac- cording to UNFI pol€- c€ea and procedures. Minimize delays and reoort barriers. CDL Class A lic, E valid medical card. Require at leas one year tracto. trailer driving oxp. Mountain drivinc exp. in all types o weather cond., in cluding chaining. Strong interper sonal, communica tion, organizationa & cust. servicE skills. Must have the ability to lift 75 lbs. Must be able tc work weekend. holidays. Some overnigh routes may be req. For these and other great opportunities please apply at: mat! • www.UNFI.com or at: 22 NE 30th St., Auburn WA 98002 253-333-6769 Employment 'vices ! nsportatlon/n-4 - CEDAR LAWNS / Wash- ington Memorial (Bon- ney Watson). Two burial cemetery plots, both easy access, nested among tall firs. Jesus statue facing one of the locations resting place. Both valued at $5,500, sell for $3,500 each OBO plus title transfer fee $195.360-321-4766 GARDEN Of Devotion, Lot 19 B, Spaces 4, 5 and 6. Sunset Hills Ce- metery in Bellevue_ Top of the hill, beautiful view, Perfect, serene setting for our loved ones. $10.00a each or $21.000 for all 3. Call (425)633-4816 818)838-5284 or email John. IrykMano yahoacom Ads with art attract more attention. Call 800-388-2527 to talk to your customer service representative. TWO (2) CEMETERY lots, side by side, Cedar Lawns Memorial Park in Redmond. Both have perpetual and endow- ment care. $4000 each or $7500 for both. Trans- fer fee will be paid by seller. Call 206-719- 2509 If no answer, leave message Firewood, Fuel & stoves NOTICE Washington State law requires wood sellers to provide an invoice (re- ceipt) that shows the seller's and buyer's name and address and the date delivered. The invoice should also state the price. thm ,,,,,.... www.nw-ads.com www.federalwaymirror.com Saturday Aug 27 2011 (17] LEGAL NOTICES CITY OF Federal Way NOTICE OF LAND USE APPLICATION Project Name: Kohl's at The Commons of Federal Way Project Description: Remove 78,165 square feet from the former Borders store, construct a new 63,200 square -foot Kohl's store, relocate parking stalls and underground utility lines, add new park- ing stalls and a loading dock, plus related site im- provements requiring Process III, Project Approv- al. Applicant: James PaIda, Steadfast Properties, 18100 Von Karman, Ste 4500, Irvine, CA Project Location: 1804 South Commons Blvd, Fed- eral Way, WA 98003 Date Application Received: July 25, 2011 Date Determined Complete: August 22, 2011 Date of Notice of Application: August 27, 2011 Comment Deadline: September 12, 2011 Permits Required by this Application: Use Process III, Project Approval (File #11-102984-00-UP) Related Permits: City Center Planned Action SEPA (Ordinance 07-547), Demolition and Building per- mits Relevant Environmental Documents are Available at the Address Below: X YES NO Development Regulations to be Used for Project Mitigation, Known at This Time: Federal Way Re- vised Code (FWRC) Chapter 14, "Environmental Policy"; FWRC Chapter 16, Surface Water Manage- ment'; and FWRC Chapter 19, "Zoning and Devel- opment Code" Consistency with Applicable City Plans and Regula- tions: The project will be reviewed for consistency with all applicable codes and regulations including the FWRC; the King County Surface Water Design Manual; the International Building Code, Fire and Mechanical Codes. The official project file is available for public review at the Community and Economic Development Dept (address below). Any person may submit written comments on the land use application to the Director of Community and Economic Develop- ment by September 122011•. Only persons who submit written documents to the Director, or spe- cifically requests a copy of the original decision, may appeal the director's decision. Contact: Deb Barker, Senior Planner, 253-835- 2642 33325 8th Avenue South - a.-+- _.... - • National Objective #3 Activities Designed to Meet Community Development Needs Having a Particular Urgency For more information on eligible activities, please visit the following website and review sections 570.200-207: http://www.access.gpo..gov/na- ra/cfr/wais idx_04/24cfr570_04. html CDBG funds may be used to provide assistance to carry out revitalization activities, including job creation and community revitalization. Examples of eligible projects include but are not limited to: • Business attraction and retention • Education, training, and technical assistance programs that create new jobs that increase living wages • Programs that support job growth for low- or moderate- low income individuals • Community revitalization • Building construction or acquisition and rede- velopment • Community or neighborhood facilities • Life safety improvements including sprinkler systems • Street improvements such as sidewalks, light- ing in low- to moderate- low neighborhoods Who can apply? Qualifying nonprofit organiza- tions and public agencies serving Federal Way res- idents who are seniors, disabled, have special needs, or qualify as low- and moderate -income. What funding is available? There is approximate- ly $700,000 available for CDBG Community Eco- nomic Revitalization projects. For administrative efficiency purposes, projects over $50.000 will be given priority. When and where will applications be available? Applications will be available beginning August 25, 2011, at City Hall and on the City website at www.cityoffederalway.com/humanservices. Con- tact Brook Lindquist at (253) 835-2401 or brook.lindquist@cityoffederalway.com for details. For TOD relay service, call 1-800-833-6388/TDD or 1-800-833-6384/voice. This notice is available in alternate formats for individuals with disabilities and will be translated upon request. FWM1804 Date Published: August 27. 2011 CITY OF FEDERAL WAY RESUBMITTED AUG 2 2 2011 CITY OF FEDERAL WA"6f['Ax-rNIENTOFCOhiMU1ITYDEVELOI',NlFv'rSFItvICFS CDS 33325 Wh Avenue South MY OF fi� �• �` Federal Way, WA 98c}03-6325 c;x-�Y:hY933i" 253-835-2607; Fax1.53-835-2609 7 :" - ----tYn............................ CITY CENTER PLANNED ACTION APPLICATION This checklist is used to determine whether a proposed project is eligible to be considered a Planned Action; and therefore, exempt from further review under the State Environmental Policy Act (SEPA). Project Name: Lr ML:�� Project Location-, Project Description- i� r 5--,o er Applicant: File#: `` (For Staff Use) Please describe the proposed project in detail. Include the square footage of each proposed use. Also, describe any existing uses currently on site and indicate if they will be removed. fr' a� f>e NEC *> .�- 4t�� `"a'� .IT 1_1 "_ 2. Please provide an estimate of the probable, net PM peak -hour vehicle trips to be generated by the proposed use(s). (You may deduct vehicle trips currently/previously generated by pre- existing uses on the site.) Please provide references and/or technical support for your estimates. P0-,7; 3. In order to be considered a "Planned Action" project, pursuant to the Federal Way Revised Code (FWRC) 14.15.130(3)(d)(ii), a project must meet all of the following criteria. Please verify that the proposed project meets these criteria. Feel free to provide explanatory notes, if applicable. Bulletin #074 — January 1, 2011 Page I of'2 kAHandout_4\CC Planned Action Application a. ❑ The proposed project is not otherwise exempt from SEPA; and I -A S5 b. ❑ The proposed project is consistent with the City of Federal Way Comprehensive Plan (FWCP) adopted under RCW 36.70A; and c. ❑ The proposed project is subsequent to or is implementing a project which has had its significant adverse environmental impacts adequately identified in the City Center Planned Action EIS; and d. ❑ The proposed project falls within the Planned Action qualifications identified in FWRC 14.15.130(3(c); and 4#R-5 e. ❑ The proposed project's adverse impacts are able to be mitigated through the application and/or inclusion of mitigation measures detailed in the Mitigation Document, as well as other applicable City, county, state, and federal requirements and conditions, which together constitute sufficient mitigation for the significant environmental impacts associated with the proposed project; and I-FI-S f. ❑ The proposed project complies with all applicable local, county, state, and federal regulations, and where appropriate, the proposed project complies with needed variances or modifications or other special permits have been identified; and g. ❑ The proposed project is not an essential public facility. �IA C--5 Bulletin #074 — January 1, 2011 Page 2 of 2 k°J-IandoutslCC Planned Action Applivalion FILE CITY OF �. Federal August 11, 2011 CITY HALL Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederalway. com James Palda via e-mail: jpalda@SteadfastCompanies.com Steadfast Commerical Properties RE: PERMIT #11-102984-00-UP; TECHNICAL COMMENTS FORWARDED Kohl's at The Commons Redevelopment Dear Mr. Palda: On July 28, 2011, the City received the land use application for the proposed redevelopment of The Commons at Federal Way. Under Federal Way Revised Code (FWRC) 19.15.045, the City has 28 days from the time of submittal to determine if an application can be considered complete based on submittal requirements of FWRC 19.15.040. However, in the interest of time, initial technical comments from the City's Public Works staff and Lakehaven Utility District are provided in advance of the completeness determination. TECHNICAL COMMENTS Traffic Division, Sarady Long, 253-835-2743 The loading dock should be designed to accommodate vehicles that may be reasonably expected to use the facility and will not create safety/conflict with on -site through traffic. Engineering Plans Review, Kevin Peterson, 253-835-2734 1) Water quality improvement for 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) Regardless of whether Kohl's submits for building permits, Sub -Basin #3 water quality improvements shall be completed by December 31, 2012. If these improvements are anticipated to be separate from the Kohl's building permit, then Steadfast shall apply for Engineering (EN) approval, and pay all associated fees with the EN process. 3) 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 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 4'/z years). An administrative cash deposit shall be paid to the City prior to issuance of the Kohl's permit. This deposit is in the event the City must act upon the bond. The deposit amount will be calculated by Public Works staff, and is based on the total bond amount (typically from 2.5% to 5% of the bond). 4) 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 - KCS WDM). l♦k-_.. _ L. OA Mr. Palda August 11, 2011 Page 2 Lakehaven Utility District, Brian Asbury, 253-946-5407 The applicant has submitted an application for a Developer Extension Agreement. Lakehaven staff are currently reviewing the water plans for the proposal. Any necessary water and/or sewer facility construction must be completed, and applications to Lakehaven for any necessary water and/or sewer service connections submitted in advance of vertical construction. Please note that additional technical comments will be forwarded at a later date along with the status of the application. I can be reached at 253-835-2642 if you have any questions about this letter or the status of your project_ Sincerely, Deb Barker Senior Planner c: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planner Brian Asbury, Lakehaven Utility District I1-102984 Doc. W. 58612 The proposed redevelopment, 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. Our application also includes land use approval for Pad #D which expired under the previous land use review application. The proposed retail addition will enhance the shopping center and bring increased activity to the existing complex. The new development will address the Federal Way design guidelines and provide an appropriate level of architectural features to satisfy city requirements. The Crime Prevention through Environmental Design requirements will be met through the use of security cameras and mirrors in the corridors between existing Target and existing Century Theater buildings and the proposed Kohl's store. Surface parking between the building and the adjacent public streets will provide for linkage to pedestrian pathways with additional landscaping to provide screening. The plaza in front of the north entrance will have canopies and extensive glazing penetrations. There will be enhanced paving, planters and benches in the plaza along with decorative trash receptacles and bike racks as part of the pedestrian experience. The eastern wall will have a new canopy and window opening in the future Lane Bryant space. On the southern fagade we are proposing the use of vine trellises attached to the walls along with canopies to provide building articulation. The exterior design will be similar to the north fagade and will incorporate color changes and banding to augment the building elevation. The loading dock will be screened from view by decorative metal gates facing South 324t` along with additional landscaping in the parking areas. The pedestrian walkway will be continuous around the south end of the loading dock. RESUBMITTED AUG 2 2 2011 CITY OF FEDERAL WAY CDS 41k CITY OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www.citvoffederalway.corn DECLARATION OF DISTRIBUTION I, , Alexa Heidrich laws of the State of Washington, that a: )R(Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other hereby declare, under penalty of perjury of the ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ❑ e-mailed and/or KIPosted to or at each of the attached addresses on 2 Ll-� 2011. Project Name Kohl's at The Commons of Federal Way File Number(s) 11-102984-00-UP Signature 74C WXKk Date. K:\CD Administration Files\Declaration of Distribution.doc/Last printed 8/25/2011 1:57:00 PM Posting Site: Federal Way City Hall- 33325 8th Ave S Federal Way Regional Library - 34200 1 st Ave South Federal Way 3201h Branch Library - 848 South 3201h St Subject Sites: ; � `6y�� @ -T� S 3w" S +- COVVL 2:&,4-VC �/-- -� S 32L-/'-" s+- K:\CD Administration Rles\Declaration of Distrbution.doc/Last printed 8/25/2011 1:57:00 PM k CITY OF Federal Way NOTICE OF LAND USE APPLICATION Project Name: Kohl's at The Commons of Federal Way Project Description: Remove 78,165 square feet from the former Borders store, construct a new 63,200 square -foot Kohl's store, relocate parking stalls and underground utility lines, add new parking stalls and a loading dock, plus related site improvements requiring Process III, Project Approval. Applicant: James Palda, Steadfast Properties, 18100 Von Karman, Ste #500, Irvine, CA Project Location: 1804 South Commons Blvd, Federal Way, WA 98003 Date Application Received: July 25, 2011 Date Determined Complete: August 22, 2011 Date of Notice of Application: August 27, 2011 Comment Deadline: September 12, 2011 Permits Required by this Application: Use Process III, Project Approval (File #11-102984-00-UP) Related Permits: City Center Planned Action SEPA (Ordinance 07-547), Demolition and Building permits Relevant Environmental Documents are Available at the Address Below: X YES _NO Development Regulations to be Used for Project Mitigation, Known at This Time: Federal Way Revised Code (FWRC) Chapter 14, "Environmental Policy"; FWRC Chapter 16, Surface Water Management"; and FWRC Chapter 19, "Zoning and Development Code" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWRC; the King County Surface Water Design Manual; the International Building Code, Fire and Mechanical Codes. The official project file is available for public review at the Community and Economic Development Dept (address below). Any person may submit written comments on the land use application to the Director of Community and Economic Development by September 12, 2011. Only persons who submit written documents to the Director, or specifically requests a copy of the original decision, may appeal the director's decision. Contact: Deb Barker, Senior Planner, 253-835-2642 33325 8"' Avenue South Federal Way, WA 98003 Published in the Federal Way Mirror on August 27, 2011. Doc I.D. 58707 CITYOF v Federal Way NOTICE OF LAND USE APPLICATION Project Name: Kohl's at The Commons of Federal Way Project Description: Remove 78,165 square feet from the former Borders store, construct a new 63,200 square -foot Kohl's store, relocate parking stalls and underground utility lines, add new parking stalls and a loading dock, plus related site improvements requiring Process III, Project Approval. Applicant: James Palda, Steadfast Properties, 18100 Von Karman, Ste #500, Irvine, CA Project Location: 1804 South Commons Blvd, Federal Way, WA 98003 Date Application Received: July 25, 2011 Date Determined Complete: August 22, 2011 Date of Notice of Application: August 27, 2011 Comment Deadline: September 12, 2011 Permits Required by this Application: Use Process III, Project Approval (File #11-102984-00-UP) Related Permits: City Center Planned Action SEPA (Ordinance 07-547), Demolition and Building permits Relevant Environmental Documents are Available at the Address Below: X YES NO Development Regulations to be Used for Project Mitigation, Known at This Time: Federal Way Revised Code (FWRC) Chapter 14, "Environmental Policy"; FWRC Chapter 16, Surface Water Management"; and FWRC Chapter 19, "Zoning and Development Code" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWRC; the King County Surface Water Design Manual; the International Building Code, Fire and Mechanical Codes. The official project file is available for public review at the Community and Economic Development Dept (address below). Any person may submit written comments on the land use application to the Director of Community and Economic Development by September 12 2011. Only persons who submit written documents to the Director, or specifically requests a copy of the original decision, may appeal the director's decision. Contact: Deb Barker, Senior Planner, 253-835-2642 33325 8t' Avenue South Federal Way, WA 98003 Published in the Federal Way Mirror on August 27, 2011. Doc. I.D. 58707 0 Y 0 - cn N O � L rLL^ C VJ � 0 LL 0 O C (� (� c0 C' cc C) to cc a. mN O OY O (1)NZ' U CDO O _� AIL- N C O o L O 0 3 (6 O O ° �' 3 CL)4- c W 0)ca N O 00 N aci - cu CaDE G +�+ m O N E co O.� N E V O CL ca n� coU o 0 0 > O w�,�� O i M +' > - - N N N CU j 0 (0 O O Q i3 CL a) o 0 Y N •E Z rnoo a)0 M +O_+ NI 5Z F C/) 1 r cn O E E O cr CO C) CD c n♦ W 0 E O U) C� o c C 0 I J r v, - r 25AVS r - - a rn � _ u3 m C�1 c�ia Cr. 23 AV S i a to 00 M C"7 CI] i!7 S )vMH OIAIOdd 41k CITY 40';:tt:=P OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www. citvo f Fed e rolwa v. co rn DECLARATION OF DISTRIBUTION hereby declare, under penalty of perjury of the laws of the State of Washington, that a: Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was gmailed ❑ faxed ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on 2011. t Project Name c File Number(s) 9 $ 4 � C Signature -7fDate g' a 9 - ) K:\CD Administration Files\Declaration of Distribution.doc/Last printed 1 /4/2011 1:47:00 PM 4ik CITY OF Federal Way NOTICE OF LAND USE APPLICATION Project Name: Kohl's at The Commons of Federal Way Project Description: Remove 78,165 square feet from the former Borders store, construct a new 63,200 square -foot Kohl's store, relocate parking stalls and underground utility lines, add new parking stalls and a loading dock, plus related site improvements requiring Process III, Project Approval. Applicant: James Palda, Steadfast Properties, 18100 Von Karman, Ste #500, Irvine, CA Project Location: 1804 South Commons Blvd, Federal Way, WA 98003 Date Application Received: July 25, 2011 Date Determined Complete: August 22, 2011 Date of Notice of Application: August 27, 2011 Comment Deadline: September 12, 2011 Permits Required by this Application: Use Process III, Project Approval (File #11-102984-00-UP) Related Permits: City Center Planned Action SEPA (Ordinance 07-547), Demolition and Building permits Relevant Environmental Documents are Available at the Address Below: X YES —NO Development Regulations to be Used for Project Mitigation, Known at This Time: Federal Way Revised Code (FWRC) Chapter 14, "Environmental Policy"; FWRC Chapter 16, Surface Water Management"; and FWRC Chapter 19, "Zoning and Development Code" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWRC; the King County Surface Water Design Manual; the International Building Code, Fire and Mechanical Codes. The official project file is available for public review at the Community and Economic Development Dept (address below). Any person may submit written comments on the land use application to the Director of Community and Economic Development by September 12 2011. Only persons who submit written documents to the Director, or specifically requests a copy of the original decision, may appeal the director's decision. Contact: Deb Barker, Senior Planner, 253-835-2642 33325 8t' Avenue South Federal Way, WA 98003 Published in the Federal Way Mirror on August 27, 2011. Doc. LD. 58707 N C#) �. 0 CD Y CD0 LL Cl)= a)U o- o L O C M (a LL T N �' to IL mN O OY O NUN T O M 0 9_-0 CO mH cu L O) O ECO L �: ;= (a � O O o T N 14, O N cn z a�i o 0 00 4- Co 0) � c p ca O O a = _ =ou, N O v- N ._ U) O i .x - (V N :. o ! U = cn U co CL L- LU T o� j # O E�,3� � D- > ,. + N SR.. uU N O cn O m H a m OU Q > �_ _ O N E o E -0 L L a) Z rno _N Tfcai 0-•�(n NI 5Z I F— CO ti J J i17 Efl CIO Cl) c" M U) U -A�5 dim CI(n 0 E E 0 U � CO U) co d � co CIO SAVOZ w ..=T Y Q - _ 25 AV S C/) C C%- i N U ,23AVScn ' o - 2 a I v I M _ U Jcn -- CD c) -� j f C/) M CY A [n • U). S JCNIH OIJIDdd- Kohl's Commons at Federal Way 1621049037 BELMOR HOLDINGS LTD 2101 S 324TH ST Federal Way, WA 98003 PUS 10� ; �S C ;?O j 571 Pi,, * 110 -,I -7 v P� Ae mO I ) 4 k-11 `eS s 1 � 7- l (� Ile Li p;-P, Va 6'1-4 - / 7 RECEIVED JUL 2 5 2-G11 CITY OF FEDERAL WAY CDS Cn r) U CD a) LLo 'o T M O LO II LO N O Alk CITY Federalo. Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South Federal Way WA 98003 253-835-7000;Fox 253-835-2609 www,citvoffed-erc ilway.com DECLARATION OF DISTRIBUTION 1, �r� &r hereby declare, under penalty of perjury of the laws of the State of Washington, that a: K Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed X[e-mailed and/or ❑ posted to or at each of the attached addresses on 2011. Project Name File Number(s) 11 -Io z 9 wo Signature Date g"-) V -% / K:\CD Administration Files\Declaration of Distribution.doc/last printed 1 /4/2011 1:47:00 PM A CITY OF Federal Way NOTICE OF LAND USE APPLICATION Project Name: Kohl's at The Commons of Federal Way Project Description: Remove 78,165 square feet from the former Borders store, construct a new 63,200 square -foot Kohl's store, relocate parking stalls and underground utility lines, add new parking stalls and a loading dock, plus related site improvements requiring Process I11, Project Approval. Applicant: James Palda, Steadfast Properties, 18100 Von Karman, Ste #500, Irvine, CA Project Location: 1804 South Commons Blvd, Federal Way, WA 98003 Date Application Received: July 25, 2011 Date Determined Complete: August 22, 2011 Date of Notice of Application: August 27, 2011 Comment Deadline: September 12, 2011 Permits Required by this Application: Use Process III, Project Approval (File #11-102984-00-UP) Related Permits: City Center Planned Action SEPA (Ordinance 07-547), Demolition and Building permits Relevant Environmental Documents are Available at the Address Below: X YES _NO Development Regulations to be Used for Project Mitigation, Known at This Time: Federal Way Revised Code (FWRC) Chapter 14, "Environmental Policy"; FWRC Chapter 16, Surface Water Management"; and FWRC Chapter 19, "Zoning and Development Code" Consistency with Applicable City Plans and Regulations. - The project will be reviewed for consistency with all applicable codes and regulations including the FWRC; the King County Surface Water Design Manual; the International Building Code, Fire and Mechanical Codes. The official project file is available for public review at the Community and Economic Development Dept (address below). Any person may submit written comments on the land use application to the Director of Community and Economic Development by September 12, 2011. Only persons who submit written documents to the Director, or specifically requests a copy of the original decision, may appeal the director's decision. Contact: Deb Barker, Senior Planner, 253-835-2642 33325 8"' Avenue South Federal Way, WA 98003 Published in the Federal Way Mirror on August 27, 2011. Doc LID. 58707 Tamara Fix From: Mary Lou Goss jmgoss a@fedwaymirror.com] Sent: Tuesday, August 23, 2011 3:58 PM To: Tamara Fix Subject: Re: Legal Notice All taken care of...hadn't heard about this, you made my day! Mary Lou Mary Lou Goss Federal Way Mirror Marketing Consultant cell - 253-229-3041 office - 253-925-5565 ext 3056 On Tue, Aug 23, 2011 at 2:36 PM, Tamara Fix <Tamara.Fix cit ❑ffederalwa .comp wrote: Please publish the following legal notice (Kohl's NOA, 11-102984) in Saturday's (Aug. 27, 2011) issue. Please confirm and furnish an affidavit of publication. Thanks! 4k CITY OF t Federal Way CITY HALL FILE 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Mr. James Palda August 23, 2011 Steadfast Commerical Properties 18100 Von Karman, Suite 500 Irvine, CA 92612 RE: FILE #11-102984-00-UP; COMPLETE APPLICATION, KOHL'S AT THE COMMONS REDEVELOPMENT Dear Mr. Palda: The Department of Community Development Services is in the process of reviewing information you submitted on July 25, 2011, as well as additional information submitted on July 28 and August 22, 2011, for the proposal to redevelop The Commons of Federal Way with a new 63,200 SF Kohl's store, demolish portions of the former Borders store, add new parking stalls, relocate utility lines, add a new loading dock, and other site improvements. The project is being reviewed under the provisions of Federal Way Revised Code (FWRC) 19.65.010, "Process III Review — Project Approval," and is subject to mitigation standards from the 2007 City Center Planned Action SEPA ordinance. Pursuant to the requirements of FWRC, the City has 28 days from the date of submittal to determine whether an application is complete. COMPLETE APPLICATION Please consider this letter as a Letter of Completeness. Pursuant to the FWRC, the land use application is deemed complete as of August 22, 2011, based on the submittal requirements for Process III, Project Approval (FWRC 19.15.045). A 120-day time line for reviewing the project has started as of this date. The City has up to 120 days from the date that an application is deemed complete to take action on the application. However, the 120-day time line can be stopped at any time that the City requests additional information, as noted below_ ADDITIONAL INFORMATION REQUESTED During completeness review, Lakehaven Utility District and the City's Public Works review staff requested additional information in a letter dated August 11, 2011. A formal response is still needed. With the formal request for additional information starting on August 22, 2011, the 120-day review clock is suspended with no days used, and it will be restarted within 14 days of the date of your complete response to that request. When resubmitting requested information, please submit 4 copies of any reports and 6 copies of any revised plans along with the enclosed Resubmittal Information form. Also, technical comments from the land use division will be forwarded to you by the end of the month. PROJECT CANCELLATION Pursuant to FWRC 19.15.050, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall be deemed null and void and the City shall have no duty to process, review, or issue any decisions with respect to such an application. No less than 30 days prior to the lapse of the 180 day notification by the City, the applicant may submit a written request for an extension of the 180 day time limit. The request would be administratively reviewed and can be approved only if adopted criteria are met. If you should have any questions regarding this letter or your development project, please feel free to call me at 253- 835-2642_ Sincerely, A4 Deb Barker c: Kevin Peterson, Engineering Plans Reviewer Senior Planner Sarady Long, Senior Transportation Planner Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire and Rescue Doc 1.D 58706 CITY OF A. Federal August 11, 2011 CITY HALL Way 33325 Sth Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com James Palda via e-mail: jpalda@SteadfastCompanies.com Steadfast Commerical Properties RE: PERMIT #11-102984-00-UP; TECHNICAL COMMENTS FORWARDED Kohl's at The Commons Redevelopment Dear Mr. Palda: On July 28, 2011, the City received the land use application for the proposed redevelopment of The Commons at Federal Way. Under Federal Way Revised Code (FWRC) 19.15.045, the City has 28 days from the time of submittal to determine if an application can be considered complete based on submittal requirements of FWRC 19.15.040. However, in the interest of time, initial technical comments from the City's Public Works staff and Lakehaven Utility District are provided in advance of the completeness determination. TECHNICAL COMMENTS Traffic Division, Sarady Long, 253-835-2743 • The loading dock should be designed to accommodate vehicles that may be reasonably expected to use the facility and will not create safety/conflict with on -site through traffic. Engineering Plans Review, Kevin Peterson, 253-835-2734 1) Water quality improvement for 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) Regardless of whether Kohl's submits for building permits, Sub -Basin #3 water quality improvements shall be completed by December 31, 2012. If these improvements are anticipated to be separate from the Kohl's building permit, then Steadfast shall apply for Engineering (EN) approval, and pay all associated fees with the EN process. 3) 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 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 4'/z years). An administrative cash deposit shall be paid to the City prior to issuance of the Kohl's permit. This deposit is in the event the City must act upon the bond. The deposit amount will be calculated by Public Works staff, and is based on the total bond amount (typically from 2.5% to 5% of the bond). 4) 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). Mr. Palda August 11, 2011 Page 2 Lakehaven Utility District, Brian Asbury, 253-946-5407 The applicant has submitted an application for a Developer Extension Agreement. Lakehaven staff are currently reviewing the water plans for the proposal. Any necessary water and/or sewer facility construction must be completed, and applications to Lakehaven for any necessary water and/or sewer service connections submitted in advance of vertical construction. Please note that additional technical comments will be forwarded at a later date along with the status of the application. I can be reached at 253-835-2642 if you have any questions about this letter or the status of your project. Sincerely, jo A G4CA�� Deb Barker Senior Planner c: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planner Brian Asbury, Lakehaven Utility District 11-102984 Doc I.D. 58612 RESUBMIT hfEhiT OF COMMUNITY DEVELOPMENT SERVICES 1 j �J 33325 8t' Avenue South PO Box 9718 aTy of AUG 2 2 2011 Federal Way WA 98063-9718 Federal 253-835-2507; Fax 253-835-2609 Way CITY OF FEDERAL WAY CDS RESUBMITTAL INFORMATION This completed form MUST accompany all resubmittals. "Please note.• Additional or revised plans or documents for an active project will not be accepted unless accompanied by this completed form. Mailed resubmittals that do not include this form or that do not contain the correct number of copies will be returned or discarded. You are encouraged to submit all items in person and to contact the Permit Counter prior to submitting if you are not sure about the number of copies required. ** ANY CHANGES TO DRAWINGS MUST BE CLOUDED. Project Number: Project Name: I' �,v � r Project Address: ev `" �D C.� vcl Project Contact: Phone: TiJ? RESUBMITTED I EMS:`��' /��'�✓ Copies-. Description11ilill IF ** Always submit the same number of copies as required for your initial application.** Resubmittal Requested by: Letter Dated (Staff Member) ------ ------------ I ------------ RESUB A Distribution Date: BY.- 29L Dept/Div Name # Clescription -Building ,Piannin PW Fire Other Bulletin #129 — April 21, 2009 Page 1 of 1 k:IHandouts\Resubrrtittal Information CITY OF Fed a ira l 'Flay DATE: August 10, 2011 MEMORANDUM Public Works Department TO: Deb Barker FROM: Kevin Peterson SUBJECT: KOHL'S AT THE COMMONS REDEVELOPMENT - (11-102984-00-UP) 1804 S COMMONS Public Works has the following technical review comments on the referenced project: 1) Water Quality improvement for 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) Regardless of whether Kohl's submits for building permits, Sub -Basin #3 water quality improvements shall be completed by December 31, 2012. If these improvements are anticipated to be separate from the Kohl's Building Permit, then Steadfast shall apply for Engineering (EN) approval, and pay all associated fee's with the EN process; 3) A Performance and Maintenance Bond Agreement shall be executed between Steadfast and the City, prior to issuance of the Kohl'; Building permit. 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 41/2years). An administrative cash deposit shall be paid to the City prior to issuance of the Kohl's permit. This deposit is in the event the City must act upon the bond. The deposit amount will be calculated by Public Works staff, and is based on the total bond amount (typically from 2.5% to 5% of the bond); 4) 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). CITY OF 1�k Federal Way DATE: August 8, 2011 TO: Deb Barker FROM: Sarady Long MEMORANDUM Public Works Department 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 maybe reasonable expected to use the facility and will not create safety/conflict with on -site through traffic. CITY OF Federal Way DATE: August 8, 2011 TO: Kevin Peterson Sarady Long Scott Sproul Chris Ingham Brian Asbury FROM: Deb Barker MEMORANDUM Community Development Services Department SUBJECT: KOHL'S AT THE COMMONS REDEVELOPMENT - (11-102984-00-UP) 1804 S COMMONS REPLY BY August 18, 2011 Attached please find the following- 0 Proposed north and south mall elevations prepared by Avalon Architectural, undated; and S Proposed north facade photo simulation showing Kohls and Lane/Catherines 0 existing undated photos of the mall. Please provide any land use comments or conditions as appropriate. Thanks DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES RES U BM TTTE D 33325 8`h Avenue South ��, Federal Way, WA 98003-6325 CITY OF 253-835-2607; Fax 253-835-2609 Federal Way JUL 2 8 2011 %vww_cilyoffederalway.corn Cr Y OF F&CW;9AL WAY CI]S RESUBMITTAL INFORMATION This completed form MUST accompany all resubmittals. *Please note: Additional or revised plans or documents for an active project will not be accepted unless accompanied by this completed form. Mailed resubmittals that do not include this form or that do not contain the correct number of copies will be returned or discarded. You are encouraged to submit all items in person and to contact the Permit Counter prior to submitting ifyou are not sure about the number of copies required. '* ANY CHANGES TO DRAWINGS MUST BE CL OUDED. Project Number: 11 - 102984-UP Project Name: Commons Redevelopment - Kohls Project Address: 1928 S Commons Federal Way. WA 98003 Project Contact: _James Palda Phone: 949-623-7709 RESUBMITTED ITEMS: # of Copies ** 8 North, South, Ea Detailed Description of Item West perspective photos of site ** Always submit the same number of copies as required for your initial application." Resubmittal Requested by: —Isaac Conlen (Staff Member) Letter Dated: ! / OFFICE USE ONL Y J RESUB #. Distribution Date.' Lcf7o G Dent/Div Name I # DescJ Building Plannino P Fire Other By -- Bulletin # 129 — January 1, 2011 Page 1 of 1 k:\IIandouts\Resubmittal Information Page 1 of 1 RESUBMITTED JUL 2 8 2011 CITY OF FEDERAL WAY CDS http://gallery.me.com/erie.mattison/100189/IMG-1 198/web.jpg?ver--1311790577000l 7/27/2011 Page 1 of 1 wowd orlo RESUBMITTED JUL 28 2011 CITY OF FEDERAL WAY CDS http://gallery-me.com/erie.mattison/100189/IMG-121 I/webjpg?ver--1311789883000l 7/27/2011 Page 1 of 1 RESUBMITTED JUL 2 8 2011 CITY OF FEDERAL WAY CDS http://gallery.me.com/eric.mattison/100189/IMG 1202/web.jpg?ver--1311790364000l 7/27/2011 Page 1 of 1 _ max, S RESUBMITTED JUL 2 8 2011 CITY OF FEDERAL WAY CDS http://gallery.me.com/eric.mattison/100189/IMG 1214/web.jpg?ver=13117897640001 7/27/2011 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: July 25, 2011 TO: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Traffic Engineer Scott Sproul, Plans Examiner Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: Deb Barker FOR DRCMTG. ON. August 4, 2011 (Completeness Review) FILE NUMBER(s): 11-102984-00-UP RELATED FILE NOS.: 11-102183-00-PC PROJECT NAME: KOHL'S at THE COMMONS - REDEVELOPMENT PROJECTADDRESS. 1804 South Commons Blvd. ZONING DISTRICT: CC-C PROJECT DESCRIPTION: Remove 78,165 SF at former Borders store and construction of a new 63,200 SF Kohl's store, along with the addition of new new parking stalls, parking stall relocations, utility line relocations, a loading dock, and other site improvements. LAND USE PERMITS: Process III with SEPA covered under the planned action SEPA PROJECT CONTACT: James Palda Steadfast Commercial Properties 18100 Von Karman, Suite500 Irvine, CA 92612 949-623-7709 Fred Brown ESM Consulting Engineers 181 South 333rd Street, Building C, Suite 210 Federal Way, WA 98003 253-838-6113 MATERMLS SUBMITTED: Civil plans pages 1-10 prepared by ESM dated June 23, 2011 Landscape Plans pages 1-3, prepared by ESM, dated June 23, 2011 RECEIVED MASTER LAND USE APPLICATION J U L n �� ? DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES ' ' 33325 8`h Avenue South CITY OF Federal Way, WA 98003-6325 Federal Way(�TFY OE FEDERAL WAY 253-835-2607; Fax 253-835-2609 CDS www.cityol'fecierilway.com - U F 1 APPLICATION No(s) Project Name Lc;� Date 7A- 1-1 Property Address/Location IC(-; r� ~ q Parcel NumberG `.$) _ :L_ �i o O �_ Project Description � � �L lI�=,L la� e.� � �� lad k � C l�P• �� V",%!k' PLEASE PRINT V ' ► `_� — Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information CTC.CLRQning Designation Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type Applicant Name: ..5lv-�. S-T n04 Address: t'6 t��Cr.r►�t1L� Cjtl t City/State: •cl—" 1 41e 1 CI\ Zip: 1 [:Ik o Phone. c� qz��(0►�v5 `� Fax: {-� ` _ l Email: �Ln�]. Cyr �s �4 S� Gcjr-q>_&,1A e.S a Signature: ft Agent (if dii re than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner 1 Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Bulletin #003 - January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application t4 t•7 (-3 m [ F C�1 '�' �, H 77 ;u v+ z 'c a x �' £ H H C1 t7 O 7(1 (7 n ,,[pQ7 (n ,� d,� ❑ r ❑ fn m 0 M 0 f l o m h Pl rF ry ( C V V v h h r w w y G Q C a wt b s r�r G m at A n m w rt N Fx'- (fit }�+• N W N• r- n N a a r• rt F' M7 rt r F'- O rt rt N t3 4D .a ro o v n c r co •J � ro ro (D w a w Fo a m rt H h H• P• a N 7 �' m o l7 rt Y• •J r m m (D rt M R C7 (D h h r• N- rtFL N rt CD o tb Ul n n a r- 0 (D Ft (D (D rt (D C •J h h tY tY rt H F 0 o o C r- o o h m r+ (ct D (q (D dv W a cr tY N n (D O �C "G 0 O rt r- d Q a a w �G N z £ H �-^. 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O (G'F 0 0 0 0 0 m w rt r a 0 w 0 0 rt ra It M• m (+ w '< H' a H O p p C 0 w r- m m N- a m tt 0 0 'd Id O W w '0o' m m H rt H O N- J p- rj m r m w m m o rt � ,r m � p w rt a rGr W10 rrt•- Fw( M Fii Cj O N O O H- w It rt W H p p N ((DD H rt N tr' r H. w tr m w �d p H w w m 0 It rc r• m rt 1 tY It r m x O m W (n w P- m H rt N m rt rt 0 0 p • o r( 0 (D m Li rt w0) H Kohl's RENDERING AS INSTRUMENTS OF INTELLECTUAL SERVICE, THESE STEADFIST DESIGNSARETHE PROPERTY OF LICENSED ARCHITECT THE COMMONS FLEETWOOD B. JOINER AND ARE NOT TO BE USED WITHOUT HIS WRITTEN PERMISSION. FLEETWOOD FEDERALWAY, WASHINGTON c o p a n i e s &JOINER SHALL BETHEARCHITECT OF RECORD FOR PROJECTS UTILIZING ALL OR PART OF HIS DESIGNS. „--.�16 RESUBMITTED JUL 2 8 2011 CITY OF FEDERAL WAY 06-08-11 AVALON ARCHITECTURAL 06- 13- I I REV LN U s 1 �� ARCH C H i T= r J R-