18-102989CITY OF
� .Federal Way
August 31, 2018
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Mr. David Malik FILE
26220 116th Avenue SE, Suite 201
Kent, WA 98030
malikd@gmail.com
Re: File #18-102989-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Malik Plaza, 28718 Military Road South, Federal Way
Dear Mr. Malik:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held August 16, 2018. We hope that the information discussed at that meeting was
helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions, Public Works Department, and representatives from Lakehaven Water and Sewer District and
South King Fire & Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In
preparing your formal application, please refer to the complete FWRC and other relevant codes for all
additional requirements that may apply to your project.
The key contact for your project is Senior Planner Becky Chapin (Becky.chapin@cityoffederalway.com, or
253-835-264). For specific technical questions about your project, please contact the appropriate DRC
representative as listed below. Otherwise, any general questions about the preapplication and permitting
process can be referred to your key contact.
PROJECT DESCRIPTION
The applicant proposes a mixed -use development to include 10 multi -family dwelling units and 9,394 square
feet of retail within one structure. Site improvements include landscaping, play area, and parking.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the plans.
The major issues section is only provided as a means to highlight critical requirements or issues. Please be
sure to read the comments made by all departments in the following section of this letter.
El
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• Planning Division
UP III and SEPA applications are required for land use approval.
A landscape plan pr.7are d,. Washington State licensed landscape architect must be submitted
with the UP ITi''applLUon
A minimum of 150 sg4e feeg of usable open space per dwelling unit must be provided on -site.
1.
Public Works Traffic Division
■ Trmmporration Concumny tfana&ment (FIF/RC 19.90) — A transportation concurrency permit with
application fee of $4,790.00 is required for the proposed project.
■ Traffic Impact Fees (FWIRC 19.91) — Traffic impact fees are required for multi -family residential
dwelling units.
■ Frontage Improvements (F C 19.135.040) — Construct street frontage improvements and dedicate
right-of-way along the property frontage on SW 320th Street and 2Pt Avenue SW.
■ Access Management (FW C 19.135.260) — The development shall meet access management standards.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact the
representative listed for that section.
COMMUNITY DEVELOPMENT — PLANNING DIVISION
Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com
R Zoning Designation and Use —The subject property is designated Neighborhood Business (BN); multifamily
dwelling units are allowed as long as the ground floor contains one or more of the following commercial
uses: office, retail, or entertainment (restaurants) pursuant to FWRC 19.215.050, 19.215.010, and
19.215.020, respectively. The use zone charts are enclosed.
Land Use Application — The proposed improvements exceed the SEPA flexible threshold limitations
(explained in the environmental bullet below) and therefore, the proposal will require a Use Process III
land use application pursuant to ItiWRC Chapter 19.65. Use Process III is an acirninistrative review
conducted by city staff with a final decision issued by the Community Development Director. The
FWRC limits the administrative review to 120 days from the date of a complete application. The Planning
Division will notify the applicant of application status within 28 days of submittal. If the application is
determined complete, staff will issue a Letter of Complete Application. The 120;day review period will
stop any time the applicant has been requested by the city to correct plans, perform required studies, or
provide additional information needed to issue a decision. The review period will begin within 14 days
fallowing subnv.ttal of requested items. Please be advised that any request for corrections and/or
additional information must be provided within 180 days of written notification, or the land use
application will expire.
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Environmental Review —The project is subject to environmental review under the State Environmental Policy
Act (SEPA) as the proposal exceeds the city's adopted flexible threshold parking accommodations for
more than 40 vehicles as set forth in FWRC 14.15.030(c). The city does utilize the optional DNS method
of combined land use and SEPA notifications when environmental checklists are thoroughly completed.
The optional DNS process allows a combined project and anticipated environmental determination
public notice period that expedites the overall land use application process. An environmental threshold
determination made by the Director of Community Development must be issued prior to land use or
building permit approval.
Public Notice — The environmental threshold determination and Process III application will require a 15-
day comment period. The Notice of Application (NOA) soliciting comments will be published in the
Federal Way Mirmrand posted at the subject property and official notice boards within the city. A mailed
notice to all property owners within 300 feet of the subject property is also required. The applicant is
responsible for submitting stamped mailing envelopes for property owners within 300 feet of the subject
property. The city's GIS Division can provide this service for a nominal fee. Please see the enclosed
handout for further information.
+ Environmentally Critical Areas — The city's Critical Areas Map shows no critical areas in the vicinity of this
project.
■ Y, y Development Regulati,7ns----All site improvements must comply with the applicable FWRC development
regulations. The following general regulations will apply to the proposal:
'+ Required Yard— Required yards for multifamily units are same as the regulations for ground floor use.
For office/retail and restaurant: 0 feet front, 10 feet side and 10 feet rear, except if any portion of the
of a structure is within 100 feet of a residential zone, the structure shall be setback a minimum of 20
feet from the property line of the residential zone.
a Lot Coverage — No maximum lot coverage applies. The buildable area will be determined by other
requirements for landscaping, required yards, etc.
■ Density — The subject property must contain at least 2,400 square feet of lot area per dwelling unit.
■ Height— Structures incorporating multifamily development within the BN zone have a 35-600t above
average building elevation ma=. um height. Exceptions to the height maximum are as follows: if any
portion of the structure is within 100 feet of a residential zone, than that portion of the structure
shall not exceed 30 feet above average building elevation.
■ Parking — Parking for the multifamily units are 1 space per unit for efficiency dwelling units, 1.25
spaces per unit for studio dwelling units, 1.5 spaces per unit for one bedroom unit, and 2 spaces per
unit for dwellings units with two or more bedrooms. Dwelling unit parking stalls are in addition to
required parking for all rion-residential ground floor uses. Retail/office uses require 1 parking space
for each 300 square feet of gross floor area; fast-food restaurant 1 parking space for each 80 square
feet of gross floor area; and restaurant is 1 parking space for each 100 square feet of gross floor area.
Parking lot design criteria are based on the enclosed handout.
Alternatively, an applicant may choose to submit a parking study in accordance with FWRC 19.130.080(2).
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■ Ground Floor— Multifamily dwelling units maybe located on the ground floor of the structure if the
ground floor contains one or more of the commercial uses allowed by the office/retail use zone chart
(FWRC 19.215.010), or the entertainment use zone chart (FWRC 19.215.020).
The commercial ground floor uses must occupy at least 50 percent of the total length of the ground
floor facade of all buildings facing a right-of-way. The commercial ground floor uses must also
occupy a minimum depth of 15 feet and a minimum interior height of 13 feet of the commercial
space for any single tenant.
■ Open Space — the subject property must provide usable open space in a total amount equal to at least
150 square feet per dwelling unit and may include common open space such as playgrounds,
recreation rooms, plazas, rooftop terraces, pools, active lobbies, atriums, or other areas the director
deems appropriate. A minimum of 25 percent of the usable open space provided must be common
open space. Private open space such as a patio, porch, balcony, or yard may be credited towards total
residential usable open space, if such open space is a minimum of 48 square feet and has a minimum
dimension of 6 feet.
With your application, please provide a written description of those areas intended as open space.
Include on the submittal drawings the size and location of each recreation area, the intended users,
and indicate whether it is internal or external.
■ Roof De ign — All building must be gabled with pitched roofs. Exception, if the building contains a
rooftop terrace/garden to fulfil open space requirements, than a flat roof is acceptable.
Community Design Gtrdde&es — Review of the proposal under the city's design guidelines, FWRC Chapter
19.115, is required for the project and will occur in conjunction with the land use decision. The principal
applicable guidelines for the project are noted below. However, this does not necessarily include all
applicable guidelines, and project designers must -consult the guidelines in their entirety in preparing an
application. The application must include a written narrative identifying how the proposal complies with
the applicable design guidelines, as detailed.
a. FWRC 19.115.010(2), CPTED — Implement Crime Prevention through Environmental Design
(CPTED) principles to reduce opportunities for criminal activities to occur. The city's Police
Department and Planning Division will evaluate the formal application and review for compliance
with CPTED principles (Natural Surveillance, Access Control, and Ownership).
Special consideration to incorporate principles to all pedestrian routes of travel, courtyard or plaza
areas, and the parking garage is strongly encouraged. A completed CPTED checklist must be
submitted with your application.
b. FWRC 19.115.050, Site Design — Refer to all sections of this chapter for site design standards. In
addition to ensuring that pedestrian accessible routes of travel are provided to the right-of-way from
each building, other key sections are:
i. (1) General Criteria (a) through (g).
ii. (2) Surface Parking Lot (a) through (f).
iii. (4) Pedestrian Circulation and Public Spaces (a) through (f).
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iv. (5) Landscaping.
v. (6) Commercial Services (a) through (b).
vi. (7)N iscellaneous Site Elements (a) lighting and (b) drive -through facilities, if applicable.
C. FWRC 19.115.060, Bui`ldi#g;Design —Key design requirements of this section apply to the project as
follows. Note that the requirements of this section apply to all sides of the buildings.
i. (2) All building facades that are both longer than 60 feet and are visible from a right -of way must
incorporate a ?minimum of two out of four design options intended to break up the mass of large
buildings. These design options include facade modulation, landscaping, canopy or arcade, or
associated pedestrian plazas. Options used must meet the dimensional standards as specified, but
if more than two are used, dimensional requirements for each option may be modified.
ii. (3) Building facades visible from rights -of -way and other public areas should also include
methods of articulation and accessory elements, for example display windows, window openings
with visible trim material, vertical trellis, artwork, decorative masonry or metal patterns or
grillwork, relief, material variations, landscaped public plaza, etc.
d. FiF/RC 19.113.07, Building and Pedestrian Orientation; All Zoning Districts —Key design requirements of
this section apply to all buildings.
i. (a) Building should generally be oriented to rights -of -ways. Features such as entries, lobbies,
display windows, should be oriented to the right-of-way and screening or art features such as
trellises, murals, landscaping should be incorporated into the street oriented facade.
ii. (b) Plazas, public open spaces and entries should be located at street corners to optimize
pedestrian access and use.
iii. (c) All buildings adjacent to the street should provide visual access from the street into human
services and activities within the building.
e. FWRC 19.115.080, Mixed -Use Raridential Bualdin&. in Commercial Zoning Districts —The following
treatments must be utilized for the mixed -use building facades that front a right-of-way.
i. Residential component(s) shall contain residential design features and details, such as individual
windows with window trim, balconies or decks in upper stories, bay windows that extend out
from the building face, upper story setbacks from the building face, gabled roof forms, canopies,
overhangs, and a variety of materials, colors, and textures.
ii. Commercial component(s) shall contain individual or common ground -level entrances to
adjacent public sidewalks.
iii. Commercial and residential components may have different architectural expressions, but the
facade shall exhibit a number of unifying elements to produce the effect of an integrated project.
iv. Landscaped gardens, courtyards, or enclosed terraces for private use by residents should be
designed with minimum exposure to the right-of-way.
f. FIFIRC 19.115.090(1), District Guidelines forBN— Key design requirements of this section apply to the
project TWRC 19.115.090[1] [a]-[x]). (Following is a more specific discussion of each guideline.)
i. FWRC 19.115-.090(1)(b),(c),(d), and (s), Entrance FaFades—Entrance facades shall front on, face, or
be clearly recognizable from the right-of-way; and shall incorporate windows and other methods
of articulation. Building entrances must also be architecturally emphasized and shall incorporate
transparent glass. Ground floor entrances to retail sales or services shall incorporate plaza
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features or furnishing, and/or streetscape amenities. Ground -level mirrored or reflective glass is
not allowed adjacent to a public right-of-way or pedestrian area.
ii. FWRC 19.115.090(1)(g) through (r) apply to residential uses. Please provide a design narrative
with the formal application to detail how the multi -family housing project addresses these
requirements.
• Clearing, Grading, and Tree and Vegetation Retention — The applicant is required to obtain clearing and grading
plan approval as a component of the land use approval. Please consult FWRC 19.120.040(1) for items
that are required to be included on the plan. Approval and Notice to Proceed shall be required prior to
commencing clearing and grading activities on the site (reference FWRC 19.120.060[2]).
A tree and vegetation retention plan as required under FWRC 19.120.140(2) must also be submitted with
the land use application. The tree and vegetation retention/replacement plan must be prepared by a
certified arborist or certified landscape architect. The standards require each development to maintain a
minimum tree unit density. The minimum tree density in the BN zone is 20 tree units per acre. The
subject property's density would be 17 tree units (20 tree units x 0.82 acres). A tree unit is a value
assigned to existing trees retained on the property or replacement trees. The larger the tree, the greater
value it is assigned. Required tree density can be composed of retained trees and replacement plantings
per FWRC 19.120.130. (Note: required landscaping trees may be counted in the tree density.) The tree
and vegetation plan must clearly show where the 17 tree units are to be located. The formal landscape
plan must detail information about tree unit credits and replacement.
0 Landscaping — A landscape plan prepared by a Washington State licensed landscape architect must be
submitted with the Master Land Use Application. Please follow general guidelines outlined in FWRC
19.125.040(1) through (26) when preparing the site plan and planting schedule. The following regulations
are specific to your proposal:
a. Perimeter— Per FWRC 19.125.060(5), Type III landscaping five feet in width shall be provided along all
property lines abutting public rights -of -way and ingress/egress easements. Type I landscaping 15 feet
in width shall be provided along perimeter property lines abutting a residential zoning district. Types
III landscaping five feet in width shall be provided along all remaining property lines. However,
landscaping is not required along perimeter lot lines abutting rights -of -way where the building is
constructed so that the building's side rests directly on the lot line and no yard can be provided.
Interior Parking Lot Landscaping —Parking lot landscape areas must be provided at a rate of 22 square
feet per parking stall in accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type IV
parking lot landscaping is required to be installed at the ends of all rows of parking and disbursed
throughout the interior parking area. The site plan must list the specific size of each landscape island
proposed for interior parking lot landscaping in order to verify the required calculation is provided.
Landscape islands must be a minimum width of six feet between stalls and at the ends of rows.
Lighting fixtures shall not replace any required interior parking lot landscaping.
c. Parking Lot Screening — At -grade parking areas adjacent to the public right-of-way must incorporate a
berm at least three feet in height within perimeter landscape areas; or alternatively, add substantial
shrub plantings to the required perimeter landscape type, and/or provide architectural features of
appropriate height with trees, shrubs, and groundcover, in a number to efficiently substitute for the
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berm, to reduce the visual impact of parking areas and screen automobiles, and subject to approval
by the Director of Community Development.
Parking adjacent to residential zones.shall reduce the visual impact of parking areas and buffer
dwelling units from light, glare, and other environmental intrusions by providing Type I landscaping
within required perimeter landscape areas.
Laghtrng — In addition to Crime Prevention Through Environmental Design (OPTED) lighting standards,
the following shall apply: lighting levels shall not spill onto adjacent properties; lighting shall be provided
in all loading, storage, and circulation areas; lighting standards shall not reduce the amount of landscaping
required for the project; and lighting fixtures shall not exceed 20 feet in height and shall include cutoff
shields. A photometric lighting plan that meets the standards of the Illuminating Engineering Society
(IES) minimum outdoor light levels will be required with the Process III application.
GaraSage & Recgclsng Receptacles — FWRC 19.125.150 requires that storage areas for garbage and recycling
receptacles be provided for each project, and contain design guidelines and space requirements.
Locations for the recycling and garbage facilities must be depicted on the formal site plan. Include the
square footage of each facility provided and depict routes of travel for service providers.
+ School ,Impact Fees — A school impact fee of $10,545.00, for mixed -use residential is required for each
dwelling unit, and must be paid prior to issuance of building permits pursuant to FVRC 19.95.050.
School mitigation fee schedules are adjusted annually.
• Application Fees 6- Submittal— Please contact the Permit Center at 12crrrutcent r ci Efederalway-com, or
253-835.2607, for updated fee schedules for the Process III Master Land Use, SEPA checklist,
concurrency, engineering review, and building permit applications. Additionally, please contact the Permit
Center to schedule an appointment to subnut your land use, SEPA, and concurreacy applications.
PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION
Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 2016 King County Surface
lY/ater Derdgn Manual {KCSWDIVl and city addendum. This project meets the requirements for a Full
Drainage Review. At the time of land use site plan submittal, a preliminary Technical Information
Report (TIR) addressing the relevance of the project to the nine core and five special requirements of
the ICCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary
TIR. The city has 1" = 100', five-foot contour planimetric maps in GIS format that may be used for
basin analysis.
2. The project lies within a conservation flow control area; thus, the applicant must design the flow control
facility to meet these performance criteria. In addition to flow control facilities, Best Management
I This is the 2018 school impact fee ($10,043.00 mixed -use residential school impact fee plus y$502.00 administration fee). Fees may
change; please check with the permit center at 253-835-2607 or permitcenter@cityoffederalway.com, for up-to-date fees.
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Practices (BMP's) are required as outlined in the KCSWDM. The project also lies within an Enhanced
Basic Water Quality Area. Water quality treatment shall be designed to meet the treatment criteria of the
Enhanced Basic Water Quality Menu.
3: In addition to the KCSWDM, our initial review suggests that FWRC Section 19.30.120, "Nonconforming
Water Quality Improvements" applies to this site. Specifically, the following item(s) are applicable:
1.a. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
1.b. Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square feet of surface area or more;
1.c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
1.d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 5,000 square feet or more;
1.g. Redevelopment, other than normal maintenance or other than the tenant improvements, but
including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50
percent of the assessed or appraised value (whichever is greater) of the structure or improvement being
redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must be from
a source acceptable to the City. The Director may require the applicant to provide an appraisal from a
second source acceptable to the City if the assessed valuation appears to be inaccurate or inappropriate.
If more than one appraisal is provided by the applicant or required by the City, the greater of the two
amounts shall be used. For purposes of this determining value under this section, improvements
required pursuant to F`Y/RC Sections 19.30.090 (nonconforming development), 19.30.110 (street/
sidewalk improvements), 19.30.120 (nonconforming water quality improvements) and 19.135.030
(street/sidewalk improvements) shall not be counted towards the 50 percent threshold which would
trigger application of this subsection;
Therefore, water quality treatment will be required for the entire site, including new and existing pollution
generating impervious surfaces. Treatment options must be selected from the Enhanced Basic Water
Quality Menu provided in the KCSWDM.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must
be provided to verify infiltration suitability.
5. Detention and water quality facilities for private commercial developments outside the City Center Core
must be above ground (i.e. open pond). Underground facilities are allowed only with approval from the
City of Federal Way Public Works Department. The applicant should apply for this variance at the time
of land use application.
6. If underground systems are allowed, those stormwater vaults or tanks shall be designed to support the
fire department's largest firefighting equipment. Guidelines can be found on the South King Fire &
Rescue's website. Cast -in -place concrete vaults will be reviewed by the city's structural consultant, and
that review will be paid for by the applicant.
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7. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
8. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination
System (NPDES) construction stormwater permit may be required. Information regarding this permit
can be obtained from the Washington State Department of Ecology at 360-407-6048, or
hats://www ecy wa gov/t2og,r, s/Wq/stociuwater/cgnstr_iction index.htinl.
Right -of -Way Improvements
1. See the Traffic Division comments from Senior Traffic Engineer Erik Preston for traffic related items.
2. South 2881h Street was overlaid in 2015, and therefore, is subject to the city's five-year "open cut
moratorium." If open -cutting on 28-81h street is required for any reason, there will likely be significant
restoration/overlay/mitigation requirements.
3. Whether or not frontage improvements will be required, the two driveways that are expected to remain
open for the project will need to be re -constructed to current city standards.
4. If dedication of additional right-of-way is required to install street frontage improvements, the dedication
shall be conveyed to the city through a statutory warranty deed. The dedicated area must have clear title
prior to recording.
5. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
6. While the zoning code allows for zero setbacks from the "front" of the buildings, the designer will need
to keep in mind that the city does not allow overhangs or other projections into the right-of-way.
Building (or Engineering [EN]) Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the city. Engineering review fees (2018) are $2,503.00 for the first 18 hours of
review for commercial building permits, and $139.00 per hour for additional review time. A final TIR
shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans
will require the signature/seal of a professional engineer registered/licensed in the State of Washington.
2. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available to assist the applicant's engineer in preparing the plans and
TIR on the city's website at http://www.cityoffederalway.com/index.aspx?nid=171.
3. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the improvements,
and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original
amount and held for a two-year maintenance period.
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4. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period. During
that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's
compliance with the maintenance requirements. Upon satisfactory completion of the two-year
maintenance period, the remainder of the bond will be released. Maintenance For public roads and
subdivision drainage facilities then become the responsibility of the city. Maintenance for private roads
and drainage facilities, including short plats, remain the responsibility of the individual property owners.
5. When topographic survey information is shown on the plans, the vertical datum block shall include the
phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are
called out.
6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be
drawn at a scale of 1" = 2U, or larger. Architectural scales are not permitted on engineering plans.
7. Provide cut and fill quantities on the clearing and grading plan.
8. Temporary Erosion and Sediment Control (TESC) measures, per Appendix D of the 2016 KCSWDM,
must be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction.
PUBLIC WORKS TRAFFIC DIVISION
Erik, Preston, PE, 253-835-2744, erik.preston@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
Based on the submitted materials for 9,394 square feet variety retail, 10 multi -family units, and a credit
for the existing auto care center, using the Institute of Transportation Engineers (ITE) Trip Generation -
101h Edition, land use code 270 (Multifamily Housing — Low -Rise), land use code 814 (Variety Store),
land use code 942 (Automobile Care Center)., an internal capture rate of 13 percent and a pass -by rate of
34 percent for the retail, the proposed project is estimated to generate approximately 37 new weekday
PM peak hour trips. Alternatively, the applicant may submit a site -specific trip generation study for the
proposed development.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform a
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation analysis
and concurrency, mitigation may be recluixed if the proposed project creates an impact not anticipated in
the sit -year Transportation Improvement Plan (TIP).
3. The estimated fee for the concurrency pem it application is $4,790.00. This fee is an estimate and based
on the materials submitted for the preapplication conference. The concurrency application fee must be
paid in full at the time the concurrency permit application is submitted with the land use application. The
fee may change based on any changes in the estimated weekday PM peak hour trips as identified in the
concurrency application. The applicant has the option of having an independent traffic engineer prepare
the concurrency analysis consistent with City procedures; however, the fee remains the same.
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Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for 9,394 square feet variety retail,l0 multi -family units, and a credit
for the existing auto care center, the estimate traffic impact Fee is $45,269. Please note, the actual impact
Fee will be calculated based on the fee schedule in effect at the time a completed building permit
application is filed and paid prior to permit issuance (FWRC 19.100.070[3] [a]). For a change in use for
which no building permit is required, the fee shall be calculated and paid based on the impact fee
schedule in effect on the date of an approved change of use.
Street Frontage Improvements (FWRC 19.135)
The applicant/owner will be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on
the materials submitted, staff conducted a limited analysis to determine the required street improvements.
The applicant would be expected to construct improvements on the following streets to the cixy's
planned roadway cross -sections:
■ Military Road South is a Minor Arterial planned as a Type "G" street, consisting of a 66-Foot
street with curb and gutter, 6-foot planter strips with street trees and street lights, and 8-foot
sidewalks in a 100-foot right-of-way. Assuming a symmetrical cross section, 7-foot right-of-way
dedication and half -street improvements are required as measured From the street centerline.
a South 288th Street is a Minor Arterial planned as a Type "G" street, consisting of a 66-foot street
with curb and gutter, 6-foot planter strips with street trees and street lights, and 8-foot sidewalks
in a 100-foot right-of-way. Assuming a symmetrical cross section, 8.5-foot right-of-way
dedication and half -street improvements are required as measured from the street centerline.
2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about a right-of-way modification
requests are available through the Public Works Development Services Division. These modification
requests currently have a nominal review fee of 8278.
3. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes. The taper rate shall be WS3/60, or as directed by the Public Works Director.
Access Management (FWRC 19.135)
1. Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280
provides access standards for streets based on planned roadway cross -sections. Please note that access
classifications are per Drawing 3-1A in the Public Works Development Standards.
2. Please show all neighboring driveways within 150 feet of the proposed driveway(s).
3. Both Military Road South and South 288th Street are Access Class "3," which permits full access as close as
150 feet to any other street intersection or driveway, whether on or off the subject property. The current
proposal does not meet access management standards on Military Road South and should be modified.
Doc ID: 78062
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Page 12 of 19
August 31, 2018
4. The applicant will be required to pursue a (widened) shared access driveway with the property
immediately to the north. If a shared access agreement cannot be reached, written proof of the refusal or
inability to share access is required.
5. If shared access is not obtained, then when the property immediately to the north redevelops, shared
access with the subject property will be required as a condition of approval. At that time, the other
driveway serving the subject property on Military Road South shall be closed.
6. Access may be further restricted for the Military Road South driveway if such access would interfere with
the 95th percentile queue lengths from any existing traffic control device.
7. The director may grant a modification administratively to reduce spacing standards by up to 20 percent of
the tabular values with supporting documentation (FWRC 19.135.290). Please note that these modification
requests have a nominal review fee of $278. Once preliminary traffic queuing analysis has been completed,
the applicant's traffic engineer may submit a written request for access modification if desired.
8. The maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a three -lane
two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order to provide adequate
width for vehicles that may be reasonably expected to use the driveway, as determined by the Public
Works Director. The Military Road South driveway throat should be widened to 30 feet for the first 40-
50 feet before the first parking stall or drive aisle.
9. The South 288,h Street driveway may need to be widened to 30 feet as well. In order to keep the 25-foot
entry width, the applicant must submit a Vehicle Turning Dia
,gnm to the Public Works Traffic Division.
This diagram will show how the appropriate design vehicle (such as: delivery truck, fire truck, or garbage
truck) can enter the site without encroaching into exiting traffic lanes or mounting a curb. If the applicant
chooses to widen the driveway to 30 feet within the 40-foot driveway throat, no vehicle turning diagram
is required.
Design Criteria (FWRC 18.55)
1. A minimum driveway throat length of 40 feet is required as measured from the face of curb to the first
conflicting drive aisle or parking stall. The layout of the driveway on South 288th Street must be revised to
meet this requirement.
Miscellaneous Safety Related Comments
1. The application should be forwarded to King County METRO and Pierce Transit for any transit
requirements.
2. The city will monitor traffic conditions (queuing, collisions, etc.) on Military Road South and shall reserve
the right to limit access to right -in and right -out at such time deemed necessary by the Public Works
Director.
3. The city will continue to limit access on South 288[h Street to right -in and right -out.
18-102989-00-PC Doc [D: 78062
Mr. David Malik
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August 31, 2018
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv.@ckyoffederalway.com
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris,
hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by
F%VRC 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions treasuring
10' deep by 20' across are recommended, along with a two -door swing -open or roll -open gate that spans
the front width of the enclosure. When gate doors are opened, no structure or hardware should remain
above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in closed and
open positions to ease service access and maximize the life of gate hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or
additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/containers, and to exterior containers
screened by enclosure(s).
• Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and min n-dze potential `blind
spots' during ingress and egress.
■ Consider landscaping, setbacks and screening requirements (based on FtiVRC 19.125.040[4] & [5]).
• Note that larger -scale commercial or multi -unit housing developments may see long-term savings from the
use of on -site waste compaction equipment. Planning for this equipment may require larger enclosure
dimensions, defined overhead clearances, consideration of power utility access, and drainage management.
• Mixed -use developments may also benefit from on -site waste compaction equipment. Additional mixed -
use development considerations include:
o Designated chutes and/or internal facility maintenance areas or services for tenants;
o Moving waste and recycling streams from interior units to collection areas; and
o Access -by business tenants and/or residents to exterior waste and recycling areas.
Help with many design parameters related to service access is available via the city's contracted solid waste
services provider, Waste Management. Contact Senior Route Manager John Davis at 206-786-4530 (cell).
COMMUNITY DEVELOPMENT — BUILDING DIVISION
Scott Sproul, 253-835-2633, Scott.sproul@cityoffederalway.com
1, Buflditi,g Codes. The structure will be treated as a new building permit application and must meet all current
codes including:
Doc ID: 78062
18-102989-00-PC
+ International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
+ International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
+ Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56
& WAC 51-57
• International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
• National Electric Code (NEC), 2017
+ Accessibility Code (ICC/ANSI A117.1), 2009
+ International Residential Code, 2015
Washington State Amendments WAC 51-51
+ Washington State Energy Code, 2015 WAC 51-11
2. Building Criteria. The following applies to the proposed structure:
+ Occupancy Classification: B, R-2
+ Type of Construction: V-A
■ Floor Area: 10 apartments and 9,394 square
feet of retail
■ Number of Stories: Two
■ Fire Protection: Sprinkler system and fire alarm
■ Wind/Seismic: Basic wind speed 85 Mph,
Exposure, 25# Snow load, Seismic Zone D-
3. BuiMxg Permit Application Process. A completed building permit application and commercial checklist are
required. The commercial checklist will be filled out by staff and provided at the time of land use approval.
Copies of application and checklist may be obtained on our web site at www.cityoffederalway.com.
Appointments are required for intake of new commercial building permit submittals. Please contact Permit
Center staff to schedule an intake appointment at (253)835-2607, or permil:center@cityoff,2deralway.com.
Some projects may require a third party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs.
Please note, land use approval is recommended prior to submitting the building permit application to
avoid delay in project review. If the project has not received land use approval, it may be placed on hold
until the land use review is completed.
4. Review Timing. Federal Way reviews plans on a first in, first out basis; however, there are some small
projects with inconsequential review requirements that may be reviewed out of order.
The first comment letter can be expected within seven to nine weeks of the submittal date:. Re -check of
plans will occur in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised or resubmitted drawings shall indicate by means of clouding or written
response, what changes have been made from the original drawings. Plans for all involved departments
will be forwarded from the Community Development Department.
5. Other Permits &Inspections. Separate permits maybe required for electrical, mechanical, plumbing, fire
suppression systems, and signs. Applicants may apply for separate permits at any time prior to
commencement of construction.
18-102989-00-PC Doc ID: 78062
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Mr. David Malik
Page 15 of 19
August 31, 2018
When required, special inspections shall be performed by WABO approved agencies or by agencies
.approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (planning, public works, electrical, & fire) must sign off before the Building
Division can final the structure for occupancy. Building final must be approved prior to the issuance of a
Certificate of Occupancy.
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party, should attend this meeting. Meetings
will occur at the Building Division and will be scheduled by the inspector of record for the project.
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
LAKEHAVEN WATER AND SEWER DISTRICT
Brian Asbury, 253-946-5407, BAsbury@lakehaven.org
Water
• A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit applications (check with land use agency for requirement). The certificate is
valid for one year from date of issuance. If a certificate is needed, allow one to two working days to issue for
typical processing. The 2018 cost for a Water Certificate of Availability is $60.00.
• Fire flow at no less than 20 psi available within the existing water distribution system is a minimum of 2,500
GPM (approximate) for two hours or more. This flow figure represents Lakehaven's adopted minimum
level of service goals for non-residential areas regarding performance of the existing water distribution
system under high demand conditions. If more precise available fire flow figures are required or desired, the
applicant can request Lakehaven perform a system hydraulic model analysis (separate from, or concurrent with,
an application for availability). The 2018 cost for a system hydraulic model analysis is $220.00.
• If additional hydrants are required or indicated, or if any existing water distribution facilities are required to
be relocated, a Lakehaven Developer Extension (DE) Agreement will be required to construct new water
distribution facilities necessary for the proposed development. Additional detail and/or design requirements
can be obtained from Lakehaven by completing and submitting a separate application to Lakehaven for
either a Developer Pre -Design Meeting or a Developer Extension Agreement. Lakehaven encourages
owners, developers, and/or applicants to apply for Lakehaven processes separately to Lakehaven, and
sufficiently early in the pre-design/planning phase to avoid delays in overall project development.
• The site has one existing water service connection: SvcNo 12936, domestic, 5/8" x 3/4" meter. The existing
meter needs to be evaluated under UPC and Lakehaven standards to determine if it's adequate for the
proposed use.
• A .;eater service connection application submitted separately to Lakehaven is required for each new service
connection to the water distribution system, or any modification to an existing water service connection (e.g.,
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August 31, 2018
larger meter/service, irrigation, abandonment of existing service[s], re -activation, etc.), in accordance with
standards defined in Lakehaven's current "Fees and Charges Resolution." Non -single-family properties
require separate domestic (per building, typically, some exceptions allowed), irrigation (if irrigated landscaped
areas are incorporated into the site development), and fire protection (if required or installed) water service
connections and meters.
• Separate water service connections/meters shall be installed for mired uses within structures that are incompatible
for billing purposes (i.e., single-fanvly residential and/or multi -family residential and/or non-residentia)).
• Protection of any existing water meters and/or service connections, or full abandonment by "removal" if
future service(s) will not be needed, will be required for any on -site building demolition. Please contact
Lakehaven for further information regarding this issue.
• To satisfy premise isolation requirements, the installation and satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each service meter is required pursuant to WAC 246-290-490 and
Lakehaven standards regarding premise isolation. Because the cross -connection hazard(s) cannot be
determined at this time, Lakehaven cannot specify the minimum required BPA device. Typically required
location(s) for any domestic or irrigation BPA is outside of a building, aboveground, and as close to the
main as possible, but no further than 50-feet maximum from main. Contact Lakehaven's Cross-'
Connection Control Program Manager (Chris Zoepfl, czOWfl m lakehaven.prg, 253-946-5427) for additional
information on premise isolation/BPA installation and testing coordination.
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees, charges,
and/or deposits (2018 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges, and/or deposits are
typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
* Water Service/Meter Installation -Retail -Domestic, 1" prelimnary size: $4,430.00 deposit. Actual size
TBD by Lakehaven based on applicant's estimated maximum domestic retail GPM usage rate.
+ Water Service/Meter Installation-MFR-Domestic, 2" preliminary size: $5,830 deposit. Actual size TBD
by Lakehaven based on applicant's estimated maximum irrigation GPM usage rate.
■ Water Service/Meter Installation -Irrigation, existing 5/8" x 3/4" meter: $0.00. Existing service/meter
usage and account can simply be revised to an irrigation service/account.
■ Water Service/Meter Installation -Fire Protection, 3" preliminary size: $10,000.00 deposit. Actual size
TBD by applicant's system design consultant.
• Capital Facilities Charge(s)-Water, preliminary estimate of 11.50 Water ERU usage: $33,031.16. Actual
amount due TBD by Lakehaven based on applicant's estimated annual total water usage rate. Water
system capacity credits are available for this property from system capacity charges previously assessed,
paid directly to Lakehaven, and/or credited to the property for 3.28 Equivalent Residential Units
(ERU). Please contact Lakehaven for further detail.
Right -of -Way Permit Fee (City of Federal Way): $770.00.
Sewer
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit applications (check with land use agency for requirement). The certificate is
valid for one year from date of issuance. If a certificate is needed, allow one to two working days to issue for
typical processing. The 2018 cost for a Sewer Certificate of Availability is $60.00.
18-102989-00-PC Doc ID: 78062
Mr. David Malik
Page 17of19
August 31, 2018
• The site has one existing sewer service connection: SSCP 3820.
• Capping of any existing sewer service connection at/near the property line is required For any on -site Full
building demolition; a Sewer Service Connection Permit from Lakehaven is required For this. For partial
building demolition, protection of any existing sewer service connection will be required. Please contact
Lakehaven for further information regarding these issues.
• A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary
sewer system or any modification (disconnect, re -align, abandon, etc.) to an existing sewer service
connection, in accordance with standards defined in Lakehaven's current "Fees and Charges Resolution."
1VLunimum pipe slope for gravity sewer service connections is two percent. Iri addition to all other sewer
service installation standards, installation of a Type 1, 48" monitoring manhole is typically required on the
private building sewer line, for all new or modified non-residential connections. Also, installation of an
externally -located grease interceptor is required for all new restaurants and/or buildings with food
preparation/service establishments, size to be determined by applicant's engineer. Also, if applicable, see the
enclosed Lakehaven Trash/Recycling. Enclosure Standards.
■ Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges,
and/or deposits (2018 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges, and/or deposits are
typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
Sewer Service Connection Permit -existing building demolition: $303.52 fee.
Sewer Service Connection Permit -new building connection: $303.52 fee.
Capital Facilities Charge(s)-Sewer, preliminary estimate of 9.50 Water ERU usage: 823,657.52. Actual
amount due TBD by Lakehaven based on applicant's estimated annual domestic -only water usage rate.
Sewer system capacity credits are available for this property from system capacity charges previously
assessed, paid directly to Lakehaven, and/or credited to the property for 3.28 ERU. Please contact
Lakehaven for further detail.
General
• All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(litt : //,,vw%v-lakeliaven.org/204/Development-E,ngdneerin
• All comments herein are valid for one year and are based on the proposal(s) submitted and Lakehaven's
current regulations and policies. Any change to either the development proposal(s) or Lakehaven's
regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE
Chris Cahan, 253-946-7243, Chris Cahan@southkingfire.org
Water Supply
+ Fire Flow The required fire flow for this project is 1500 gallons per minute based on Type VA construction
and 2000 gallons per minute based on Type VB construction. A Cenifivate of VaterAvailabi,i0, including a
Doc ID: 78062
18- 1 02989-00-PC
Mr. David Malik
Page 18 of 19
August 31, 2018
hyd=alu fire flow model shall be requested from the water district and provided at the time of building permit
application.
• FireHydmntr. This project will require two fire hydrants in approved* locations if type VB construction is
utilized. If Type VA is utilized, only one fire hydrant is required. Fire hydrants shall be in service prior to and
during the time of construction.
*Hydrant spacing along access roads and location in relationship to buildings and sprinkler FDC
shall be approved by Fire Marshal's Office
Emergency Access
• Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006:
hUp://southl6 g&r.=/Doc-amentCenter/ITome/Vew/.
■ Designated and marked fire lanes may be required for emergency access. This may be done during the plans
check or prior to the building final. Requirements and marking options can be found in title 8 of the FWRC:
http://%v-,vw.codepublishing.comARIA/FedtK,a Ley/.
• Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction.
Fire Department Lock Box
■ A recessed fire department "Knox" brand key box shall be installed on the building near the front entrance.
Location(s) will be approved by the plan reviewer or Deputy Fire Marshal onsite.
Fire Sprinkler System
• An NFPA 13 fire sprinkler system is required.
• The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler
system shall be at least 10 percent less than the correlative water supply curve pressure.
Fire Alarm
• A fire alarm system is required.
• City code requires an automatic fire detection system in all buildings exceeding 3,000 square feet gross floor
area. The fire alarm system is required to monitor the sprinkler system, including water flow. Provide full
notification as required by NFPA 72. This fire detection system shall be monitored by an approved central
and/or remote station.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your project.
18-102989-00-PC Doc ID: 78062
Mr. David Malik
Page 19 of 19
August 31, 2018
We have made every effort to identify major issues to eliminate surprises during the city's review of the formal
application. The completion of the preapplication process in the content of this letter does not vest any future
project application. Comments in this letter are only valid for one year as per FWRC 19.40.070(4).
As you know, this is a preliminary review only and does not take the place of the full review that will follow
submission of a formal application. Comments provided in this letter are based on preapplication materials
submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the
codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department representative
noted above. Any general questions can be directed towards me, the key project contact, Becky Chapin, at
253-835-2641, or becky.chapin@cityoffederalway.com. We look forward to working with you.
Sincerely,
C�A�
Becky
Senior Planner
enc: FWRC 19.215.050, 19.215.010, and 19.215.020
Master Land Use Application
Use Process III Submittal Checklist
Parking Lot Design Criteria
CPTED Checklist
Environmental Checklist
Mailing Label Handout
Solid Waste & Recycling Design Considerations
Concurrency Application
Lakehaven Enclosure
c: Kevin Peterson, Engineering Plans Examiner
Erik Preston, Senior Traffic Engineer
Scott Sproul, Building Official
Chris Cali -an, South King Fire & Rescue
Brian Asbury, Lakehaven Water and Sewer District
Dale Curtis, dzcurtis@comcast.net
18-102989-00-PC Doc ID: 78062
CITY OF � _ •-'
Federal Way
August 16, 2018
9:00 a.m.
Pre -application Conference Sign in Sheet
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
Project Name: Malik Plaza
Address: 28718 Military Rd S
File Number: 18-102989-00-PC
City Hall
Hylebos Room
NAME
DEPARTMENT / DIVISION
TELEPHONE NUMBER/EMAIL
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July 3d 2018
Preapplication Conference
State of architectural design and statement of existing and proposed use for all st5uctures located on
the site
Address: 28718 Military Road south Federal Way WA.
Parcel# 5529000230
Existing Taco Truck stand, proposed mix -use project
Mix use Project. Retail and Apartments
10 Apartments and 9,394 sq. ft. Retail
12 stalls for 10 Apartments
31 stalls for Retail
Architectural design intent: Metal roofing, Stucco siding
Occupancy Type Section 302/ Group B and R-2
Construction type: Type VA wood frame
Zone: BC
L
k you
Dale Curtis
E-mail: dzcurtis@comcast.com
or David Malik @ (206) 8413355
CITY OF
, . Federal Way
Centered on Opportunity
July 24, 2018
David Malik
26220 1161h Avenue SE, Suite'201
Kent, WA 98030
malikd@gmail.com
1FILE
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
RE: File #18-102989-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
Malik Plaza, 28718 Military Road South, Federal Way
Dear Mr. Malik:
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee (DRC) and a meeting
with the project applicant has been scheduled as follows:
9:00 a.m. — Thursday, August 16, 2018
Hylebos Conference Room
Federal Way City Hall, 2❑d Floor
33325 8"' Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at Becky.chapin@cityoffederalway.com, or 253-835-2641.
Sincerely,
kCh in
tLfL1
Senior Planner
c: Dale Curtis, dzcurtis@comcast.com
Doc. I.D- 78060
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: July 24, 2018
TO: Cole Elliott, Development Services Manager
Scott Sproul, Building Official
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
FROM: Becky Chapin, Senior Planner
FOR DRC MTG. ON.- August 9, 2018 - Internal
August 16, 2018, 9:00am - with applicant
FILE NUMBER(s):
18-102989-00-PC
RELATED FILE NOS.:
None
PROTECT NAME:
Malik Plaza
PROJECT ADDRESS:
28718 Military Rd South
ZONING DISTRICT:
BN
PROJECT DESCRIPTION.
Proposal to construct mixed use retail and 10 apartment units f
LAND USE PERMITS:
Process III & SEPA will be required i
PROJECT CONTACT:
David Malik
26220 1161h Ave # 20
Kent, WA 98030
MATERIALS SUBMITTED:
• Master Land Use Application
• Statement of Architectural Design
• Aerial Photos
• Preliminary Drawings
1
4k
CITY 41;:��
OF
Federal Way
DECEIVED MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
JUL 0 9 2018 33325 8`h Avenue South
Federal Way, WA 98003-6325
CITY OF FEDERAL WAY 253-835-2607; Fax 253-835-2609
DOMMUNCTY DEVELOPMENT www.cityoffcderalwa .corn
APPLICATION NO(s) .
Project Name
Property Addr(
Date
61 n Parcel Number(s) �R vIN A
Project Description
PI .F A SF. PRINT
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
Zoning Designation
eliensive Plan Designation
4t! Value of Existing Improvements
eLQq422ya1ue of Proposed Improvements
International Building Code (IBC):
2 —2, _Occupancy Type
Construction Type
Applicant Name: `D P�V M N L � K.
Address: ao2db / 16 M " - # plC7 6
City/State: /,(r7—/qW pt5�S_0.3 t3
Zip: Phone: 00-0 6
Fax: (9S 3
Email: M )N L 1
Signature:
Agent (if different than Ap_p/1 n
Name: �J
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name:
Address: / J
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
I
Bulletin #003 —January I, 2011
Page 1 of 1
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