14-102095CITY OF
L Federal Way
June 16, 2014
Mt. Ki Nam
Arch/Tec International
29605 IVERtaiy Road South
Federal Way, WA 98003
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
FILE
Re: File #14-102095-00-PC; PREAPPLICATION CONFERENCE SUMMARY
Frog and Pike Mixed Use Building, 28707 Pacific Higway South, Federal Way
Dear Mt. Nam:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held iVlay 29, 2014. 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 Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven utility District and South Ding
Fire and Rescue. Some sections of the Federal Wag 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 Janet Shull, ianet.shullci vofFederalway.com, or 253-835-
2644. 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
New three-story 21,015 square foot mixed use building with retail, office, and residential uses,
MAJOR ISSUES
Outlined below is a susnmat3, 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 Li the plans.
These major issues only represent comments that the DRC consider most significant to your project and do
not include the majority of the comments provided. The major issues section is only provided as a means to
highlight critical requirements or issues. Please be sure to read the entire department commments made in the
next section of this letter.
•
l-lr. I<:i Nam Preapplication Summaiy
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+ Planning Division
R A boundary line adjustment must be submitted to consolidate the three existing parcels into one
building Ion .,
• A minimurn of 15. quare feet of usable open space per dwelling unit must be provided on -site.
• A portion.bf the si: is located within a designated geologically hazardous area (erosion hazard) and
therefore, a soils report prepared by a qualified professional engineer must be submitted with the
land use application.
Public Works Development Services Division
" The development will be required to meet current water quality and flow control standards, as
outlined in the 2009 King Counnty Surface Water Design Manual (KCS`YTDIV1) and the City of Federal Way
addendum to the manual.
■ Public Works Traffic Division
a A Transportation Concurrency permit is required per F`YjRC 19.90.
is A Traffic Impact Fee (TIF) payment is required per F`Y/RC 19.91.
• Construct street frontage improvements and dedicate right-of-way along the property frontage of
1611, Avenue South (FWRC 19.135.040).
■ Revise the current proposal to meet access management'standards (FWRC 19.135.280).
M Building Division
■ Buildings are classified an R-2 occupancy and designed using the 2012 International Buildinb Code (IBC).
■ Fire separation distance from the property lines is required per the 2012 IBC.
DEPARTMENT COMMENTS
Outlined below are the cominents made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact the
representative listed for that section.
PLANNING DIVISION (Janet Shull, 253-835-2644, janet.shull@cityoffederalway.com)
Planning Issues:
1. Bounday LineAdjurt7)aent— The applicant shall submit an application for a boundary line adjustment per
FWRC 18.10 to consolidate the three existing parcels into one legal building lot.
2. Zoning Designation and Use —The subject property is designated Community Business (BC); multi -unit
housing and office/retail uses are permitted within the BC zone per F`VRC 19.220.010 and 19.220.050,
respectively.
UseApplic'ation — The redevelopment will require a Process II Master Land Use application. Process II is
staff
with a final decision issued by the Director of
an administrative review conducted by city
Community Development. The Planning Division will notif, the applicant of the application status
within 28 days of submittal. If the application is determined complete, staff will issue a Letter of
Complete Application. The F`Y/RC limits the administrative review to 120 days from the date of a
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a
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complete application. The 120-day review period will stop any time the npplicant has been requested by
the city to correct plans, perform required studies, or provide additional information needed to issue a
decision. The review period will begin within 14 days following submittal of requested items. Please be
advised that any request for corrections and/or additional information must be provided within 184 days
of written notification, or the land use application will expire.
4. Critical Areas — A portion of the subject property is located within a designated geologically hazardous
area (erosion hazard area) according to the city's critical areas map. Per FtiVRC 19.1.60.010(3), the
applicant is required to submit a soils report along with the development application, assess any impacts
of the proposed development on the subject property and nearby properties, and identify mitigation
measures as appropriate.
5. Bulk Limitations — The list below provides bulk limitations for the proposed redevelopment:
a. Setbacks — Iviini um. front yard (Pacific Highway South) setback and side yard setback is zero feet.
Rear yard setback (west property line) is 20 feet for retail/office uses and 5 feet for multifamily uses,
due to the adjacent residential zoning.
b. Height —Structures incorporating multifamily development within the BC zone have a 65-foot
permitted outright maximum height. Exceptions to the height maximum are as follows: multifamily
structures are limited to 30 feet when located within 24 feet of a residential zone; and ret-Woffice
structures are limited to 30 feet. -when located -within 100 feet of a residential zone.
c. Interior Space Dimensions — All ground level nonresidential space(s) must have a minimum floor -to -
ceiling height of 13 feet and a minimum depth of 15 feet.
d. Lot Coverage — No maximum lot coverage is established.
6. Building Design -- The proposed improvements are subject: to an administrative design review conducted by
city staff. Project designers shall strive for ovexall design continuity by using similar elements throughout
the project, such as architectural style and features, materials, colors, and textures. While many of the
standards are flexible, any proposed alternative must be equal to or better than what is required. Design
departures need to be requested in the written design guideline narrative.
Please include a written narrative with your land use application identifying how the project
complies with all applicable design guidelines. Several guidelines applicable to your project are
referenced below.
a. Buildi+{; Facade ll�loclulation and Sc7 Bening Options — The east building facade is greater than 60 feet in
length and visible from a public right-of-way and therefore, per F`y1RC 19.115.060(2), shall
incorporate at least two of the four listed treatments:
i. Facade 1Vlodulation — A minimum depth of two feet, minimum width of six feet, and maximum
width of 60 feet. Alternative methods to shape a building, such as angled or curved facade
elements, offset planes, wing walls, and terracing will be considered, provided that the intent of
the section is met.
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I Landscape Screening— Eight -foot -wide Type II landscape screening along the base of the facade,
except Type IV may be used in place of Type II for facades that are comprised of 50 percent or
more window area, and around building entrances.
HL Canopy orArcade — As a modulation option, canopies or arcades may be used along facades that
are visible from a right-of-way. lVliniMum length it 50 percent of the length of the fafade AwIg this option.
iv. Pedestrian Playa — Plaza square footage is equal to one percent of the gross floor area of the
building, but it must be a minimum of 200 square feet. The plaza should be clearly visible and
accessible from the adjacent right-of-way.
The above -referenced "two of four".options shall be incorporated along the entire length of the east
facade, in any approved combination. Options used must meet the dimensional standards as
specified above, but if more than two are used, dimensional requirements for each option may be
modified.
b. Buileling Articulation and Scale — The east building facade is visible from the public right-of-way and
therefore, per F VRC 19.115.060(3), shall employ methods to articulate blank walls (walls that are
uninterrupted by a window, door, or other architectural feature[s] that are 240 square feet or greater),
which may include, but not be limited to methods such as: showcase, display, and recessed windows;
window openings with visible trim material or painted detailing that resembles trim; vertical trellises
with climbing vines; landscaped planter bed in front of the wall; artwork, architectural features such
as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and
awnings; material variations; and landscaped public plaza(s).
c. Brrildfn,g Entrances —
i. The building entrance facade shall front on, -face, or be clearly recognizable from the right-of-
way, and shall incorporate windows and other methods of articulation.
I Building entrances shall be architecturally emphasized and shall incorporate transparent glass.
iii. Ground floor entrances to retail sales or services shall incorporate plaza features or furnishings,
and/or streetscape amenities, in a context -sensitive amount and combination, considering the
scale of the retail use(s) and entrance(s) to the overall building or development, and the proximity
to an access to other existing plaza or streetscape features.
d. Pursuant to F`VRC 19.115.080, the following treatments for mixed -use residential buildings must be
utilized for the east and west facades as they 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.
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e. The building should be designed to have a distinct base, middle, and top. The base should contain
the greatest number of architectural elements such as Nvindows, materials, details, overhangs, cornice
lines, and. masonry belt courses. The midsection, by comparison, may be simple. The top should
avoid the appearance of a flat roof and include distinctive roof shapes including, but not limited to,
pitched, vaulted, or terraced, etc.
7. Site Dercglr — Pedestrian pathways shall be provided from rights -of -way, bus stops, parking areas, and any'
pedestrian plazas and public space to primary building entrances. Pedestrian pathways shall be clearly
delineated by separate paved routes using a variation in color and tex=e,. and shall be integrated with the
landscape plan. Principal cross -site pedestrian pathways shall have a minimum clear width of six feet and
shall be protected fronts abutting parking and vehicular circulation areas with landscaping.
Pedestrian areas and amenities should be incorporated in the overall site design. Pedestrian areas include,
but are not limited to, outdoor plazas, courtyards, and seating areas. Pedestrian amenities include, but are
not limited to, outdoor benches, tables and other furniture, and landscaping. Pedestrian areas should be
easily seen, accessible, and located to take advantage of surrounding features such as building entrances,
open spaces, significant landscaping, unique topography or architecture, and solar exposure.
Outdoor furniture, fixtures, and su:eetscape elements, such as lighting, freestanding signs, trellises, arbors,
raised planters, benches, bicycle racks, and trash receptacles should be incorporated into the site design.
8. Surface Parkins_ Multi -family housing requites 1.2 parking stalls per unit for units with up to two
bedrooms. As proposed, the development has 13 residential units (13 x 1.2 = 15.6, rounded up is 16 stalls
minimum). In addition to the 16 parking spaces for the proposed residential units, 1 space per 300 square
feet of gross floor area in retail and, office uses shall be provided on site.
1. Parking lots for commercial development must contain a mi-i mum of 20 square feet of Type IV,
landscaping per parking stall when up to 49 parking stalls provided per FWRC 19.125.070(2)(a)()(A).
This requirement applies to the eight parking stalls that are located on the east side of the building
serving the commercial space.
2. Parking lots for residential development shall provide landscape areas at a rate of 15 square feet of
Type IV landscaping per parking stall. In addition, there may be no more than 10 adjacent parking
stalls between landscape areas. This requirement applies to the parking stalls provided on the west
side of the building.
3. Per F%VRC 19.125.070(3), landscape islands are to be incorporated into parking lot site design at the
ends of all rows of parking. Landscaping islands are to be a minimum of 64 square feet and a
maximum of 305 square feet, and a rniniinuun of six feet in width.
4. Required perimeter landscaping may u7t be included within the calculation of puking lot
landscaping. No parking lot landscapinj was shown in this submittal. When submitting for land use
approval, please show how the parking sot landscaping is provided and show dimensions and
calculations.
5. Permanent curbing shall be provided in ail landscape areas within or abutting patk;.ing areas. Based
upon appropriate surface water considerations, other structural barriers may be substituted for
curbing, such as concrete wheel stops.
6. The applicant shall subunit a landscaping plan that specifies the required size of each landscape island
proposed for interior parking lot landscaping in order to verify the required square footage is
provided. The applicant is encouraged to use landscaping islands as green stormwater infrastructure
if feasible.
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9. Landreapiiag—A landscape plan prepared by a Washington State licensed landscape architect shall be
submitted with the formal application. Please follow general guidelines outlined in FWRC 19.125.040(1)
through (28) -vvhen preparing die site plan and planting schedule. The following regulations are specific to
your proposal:
a. Perimeter— Per 19.125.060(6), the following perimeter landscaping standards shall apply:
i. Type III landscaping five feet in width provided along the eastern and western property
boundaries abutting the public right-of--vay.
ii. Type III landscaping five feet in width shall be provided along the southern boundary of the
depicted ingress/egress easement.
iii. Type III landscaping five feet in,vidti shall be provided along the northern lot line.
Given the unique characteristics of the subject site, the applicant may want to consider FWRC 19.125.100
"Modification Options," if the applicant determines that an'alternative to strict adherence to landscaping
standards would meet the criteria outlined in this code section. In addition, the applicant is advised that
the building may be placed at the front property line (Pacific Highway South) and if so placed, the
perimeter landscaping along that frontage is not required.
10. Open Space — The development shall provide open space in a total amount equal to at least 150 square feet
per dwelling unit of common recreational open space useable for many activities, and may include private
spaces such as yards, patios, and balconies, as well as common areas such as playgrounds, recreation
rooms, rooftop terraces, pools, active lobbies, and atriums. Per 19.115.090(1), common recreational spaces
shall be located and arranged so that windows overlook them.
11. Clearing and Grading— The applicant is required to obtain clearing and grading plan approval as a
component'of Process II approval. Please consult FWRC 19.120.040(1) for items that are required to be
included on the plan. Any needed rockeries or retaining walls shall be limited to silt feet iiz height as
measured from finished grade at die base of the wall to the top of the wall, with a miniinum three-foot
landscaped setback at die base of each rockery or retaining wall. Rockeries and retaining walls visible
from a public right-of-way or adjacent property shall be composed of rock, brick, or other textured/
patterned wall styles.
12. Tree Retention/Replacement— Per FWRC 19.120.130(2), development within the BC zone shall provide for a
minimum tree unit per acre standard of 20 tree units/per acre. The applicant shall submit a tree unit per
acre calculation along with die landscape plans that depicts how the minimum tree unit standard is met
with retained and planted trees within the development proposal.
13. Crime Prevention Through Environmental Deng (Cl'TED) —Implementation of CPTED principles (natural
surveillance, access control, and ownership) is required. The enclosed CPTED checklist must be
submitted with the formal land use application.
14. Lightiizg — In addition to CPTED 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 Me standards
of tl�e Illuminating Engineering Societe (!ES) minimum outdoor 11,615t levels will be required avith the Process II application.
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15. Garbage & Regeling Receptacles —The design of the enclosure area should be consistent with the
architectural design of the primary structures on the site. The enclosure shall be screened from the
abutting property by a 100 percent sight obscuring fence or wall and appropriate landscape screen.
Enclosures shall be at least 1.5 square feet per unit for multi-faumily and 5 square feet .for office/retail
space, or a minimum of 65 square feet, whichever is greater.
16. Application .Fees & Submittal— Please contact the Permit Center at 253-835-2607 for updated fee schedules
for. the Process II Master Land Use application, concurrency, engineering review, and building permit.
Additionaljh, please contact the Permit Center to schedule an appointment to subinityour land use coppkation.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732,
ann. dower@cityoffederalway.com)
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2009 King County Surface
Water Design 111lanual (KCSWDNI) and the City of Federal Way Addendum to the 2009 KCSWDM. This
project meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a
preluziinaq Technical Information Report (FIR), addressing the relevance of the project to the eight core
and five special requirements of the KCSVDM will be required. A Level 1 downstream analysis shall also
be provided in the preliminary TIR. The city has 1". = 100', five-foot contour planinetric maps. 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. 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. Best Management Practices, as outlined in section 5.2.1.3 of the KCSWDM, will
also be required.
3. In addition to the KCSVDM, FWRC 19.30.120, "Nonconforming Water Quality Improvements,"
applies to this site. Specifically, the following item(s) is(are)'applicable:
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;
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating irnpern=ious surfaces. Treatment options must be selected from the Enhanced Basic
Water Quality Menu provided in die KCS\\TDM.
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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 must be above ground (i.e. open pond). Underground facilities are
allowed only with approval from the City of FederalWay Stornwater Management Division.
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
7. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination
System (NPDES) permit may be required. Information regarding this permit can be obtained from the
Washington State Department of Ecology at http://iuw,,v.ecvwa.gov/piogramslsea/gaclindes:htmi, or
by calling 360-407-6437.
Right -of -Way Improvements
1. See the Traffic Division comments from Erik Preston, PE, for traffic related items.
2. Based on available records and the submitted materials, it appears that this proposal meets the 25 percent
threshold criteria for requiring street frontage improvements as identified in F`YTRC 19.135.030. The
applicant/owner may submit an MAI appraisal for the subject property, or King County Assessor's
records may be used. The Development Services Division will evaluate this data to make.a final .
determination if the project actually meets the city's 25 percent threshold for requiring street frontage
improvements.
3. 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.
4. All stormwater treatment and detention requirements outlined above will be applied to new impervious
area within the public right-of-way.
Building (or 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 are $824.50 for the first 12 hours of review,
and `j68.00 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 Waslington.
2. The Fedenal Way Development Standards Manual (including standard detail drawings, standard notes, and
engineering checklists) is available on the city's website at www.citvoffederalway.coin to assist the
applicant's engineer in preparing the plans and TIR.
3. The applicant shall provide a geotechnical report that addresses design pavement thickness for the
roadways.
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4. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond atmount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accornpaq 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.
5. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and seater quality facilities) and street systems during tine 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 remain the responsibility of the individual property owners.
6. When topographic survey information is shown on the plans, the vertical datum block shall include the
phrase "IDATUTAI: N.G.V.D,-29" or "DATUM: KC.A.S.," on all sheets where vertical elevations are
called out.
7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" s 34" paper_ Ail Final approved
drawings shall be drafted/plotted on 24" x 35" or 22" x 34" mylar sheet with permanent black ink. Site
plans shall be drawn at a scale of I" = 20', or larger. Architectural scales are not permitted on engineering
plans.
8. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per Appendix
D, 2009 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 WORDS TRAFFIC DIVISION (Erik Preston, PE, 253-835-2744,
erik. restore citvoffederal-way.c m)
Transportation Concurrency Analysis (P'WRC 19.90)
1. Based on the submitted materials for 13 multi -family residential units, 1,300 square feet specialq, retail,
and 430 square feet general office, the Institute of Transportation Enguaeers (ITE) Trip Generpiian— 8'h
Edition, land use code 230 (Residential Condominium/Townhouse), 710 (General Office Building), and
814 (Specialty Retail), the proposed project is estimated to generate approximately Five newweekday Piv1
peak hour trips after tatting credit for existing uses. zUternatively, the applicant tray submit a site specific
txip generation study For the proposed development.
2. A concurrency permit is required for this development project. The PW Traffic Division will perfona
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation analysis
and concurrency mitigation may be required if the proposed project creates an impact not anticipated in
the six -year Transportation Improvement Plan (TIP).
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3. The estimated fee for the concurrency permit application is $344.50 (1 —10 trips). This fee is an estimate
and based on -the materials submitted for the pre -application meeting. The concurrency applicant fee
must be paid in full at the time the concurrency permit application is submitted with the land use
application. The fee may change based on the new weekday PM peak hour trips as identified in the
concurrency trip generation. The applicant has the option of having an independent traffic engineer
prepare the concurrency analysis consistent with city procedures; however, the fee remains the same:
Transportation Impact Fees (TIF) (FWRC 19.91)
1. Commercial and IV1F— Based on the submitted materials the estimated traffic impact fee is $20,980.98.
Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a
building permit application is filed and must be paid prior to-perinit issuance.
Street Frontage Improvements (FWRC 19.135)
The applicant/o-wner would be expected to construct street improvements consistent with the planned
road -way cross -sections as shown in Map III-6 of the Federal Way Comprehensive Plan (F`VCP) and Capital
Improvement Program (CIP) shown as Table III-19 (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 folio -wing streets to the city's planned
roadway cross -sections:
a SR-99 is a Principal Arterial planned as a Type "A" street, consisting of a 90-foot street
with curb and gutter, 6-foot planter strips with street trees, 8-f6ot sidewalks, and street
lights in a 124-foot right-of-way. Half street improvements are required as measured
from the street centerline. However, since street improvements were recently built as
part of a larger TIP project, frontage improvements will not be required.
■ Sixteenth Avenue South is a Minor Collector planned as a Type "R" street, consisting of
a 40-foot street with curb and gutter, 6-foot sidewalks, 4-foot planter strips with street
trees, and streetlights in a 66-foot right-of-way. A 26-foot right-of-way dedication and
half street improvements are required as measured from the far side edge of traveled way,
2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (F\,K/RC 19.135.070). Information about a right-of-way modification
requests are available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $91.50.
Access Management (FWRC 19.135)
1. Access management standards are based on roadway safety and capacity requirements. F\VRC 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. VIAC 468-52-040 limits access on state highways to access spacing of 250 feet -with only one access per
--mxc-�l-3-l�epe-(eed�SQ�Fic�glce�
access to Pacific High -way South with the property to the south should be pursued.
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in Two of the existing driveways must be closed and those sidewalk sections reconstructed.
J0 Staff may be supportive of a modification request to alloNv a single one-way access near
the north property line in addition to the shared access with the property to the south.
Per F`Y/RC 19.135.280, there may be only one driveway for each 330 feet of lot frontage. This property
does not have the 660 feet minimum street frontage to alloy a second access. Additionally, the driveway
must be located no closer than 150 feet to any street intersection, or to any other driveway, whether on
or off the subject property. The city may further limit or prohibit access to or from driveway onto arterial
streets as deems appropriate for safety. Please show all neighboring driveways within 150 feet of the
proposed driveway.
4. The applicant may make a written request to the Public Works Director to modify the access spacing
requirements. Information about an access modification requests are available through the Public Works
Development Services Division. The director may grant a modification request with supporting
documentation (FWRC 19.135.290). Please note that thtse modification requests have a nominal review
fee of $91.50.
5. A shared access driveway with the south property on Padic Highway South seiving both parcels maybe
built on the common boundary upon formal written agrees lent by both property owners and approval by
the city. The agreement will be a recorded easement for botz parcels specifying joint usage.
Sixteenth Avenue South is Access Class " 4," which perinits ilzll access as close as 150 feet to any other
street intersection or driveway, whether on or off the subject property. Please show all neighboring
driveways within 150 feet of the proposed driveway(s).
Miscellaneous Safety Related Comments
1. The maximum driveway width is 30 feet for both Pacific Highwa,- South and 160, Avenue South.
2. Please note that the maximum allowable grade for city streets and access driveways is 15 percent, or as
approved by South King Fire & Rescue. The 18 percent grade shown along the south access exceeds the
allowable grade.
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robv m cit; offedeial%vay.com)
Solid Waste & Recycling Design Considerations
0 ,adequate space allocation fox interior and exterior garbage, recycling, food waste, waste oil, yard debris,
hazardous waste, or biohazard collection containers. Minimum recycling space allocation is esobhshed by
F\XJRC 19.125.150.
For basic solid waste and recycling needs within a single enclosure, clear interior dunensions measuring
10 feet deep by 20 feet across are recommended, along with a two -door swinb open or roll -open gate
that spans the front width of the enclosure. When gate doors are opened, no structure or hardware
FJc �' 14-102095-00-VC ouc 1 u 6i621
11r. Ki Nam Preapplication Summary
Page 12 of 18
June 16, 2014
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 accornrnodate 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 minimize potential `blind
spots' during ingress and egress.
• Consider landscaping, setbacks and screening requirements (based on FWRC 19.125.040[4] & [5]).
Note that larger -scale conunercial or inulti-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.
0 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]).
BUILDING DIVISION (Scott Sproul, 253-835-2633, scoff.sproul@cityoffederalway.com)
International Building Code (IBC), 2012 edition
Washington State Amendments WAC 51-50*
Internationnalildecl.9anical Code (IMC), 2012 edition
Washington State Ammendments WAC 51-52*
Uniform Plurgbing Code (UPC), 2012 edition
Washington State Amendments WAC 51-56 & ,*VK7AC 51-57*
International Fire Code (IFC), 2012
Washington State Amendments* WAC 51 -54
National Electric Code (NEC), 2012 edition
ACCVY,r bi#Z ; Code ICC/ANSI A117.1-2009
Wk A14-I0217,-00-11C Uoc I U 65627
I\-Ir. Ki Nam Preapplication Summat-i,
Page 13 of 18
Jtme 16, 2014
International Residential Code 2012
Washington State Amendments* `y/AC 51-51
i,Ylashdtton State Energy Code 2012 WAC 51-11*
*Current state amendments are dated: 06/01/2010
** As of January 1, 2002, the state amendments now require arc -fault interrupters for
15-20 amp branch circuits serving sleeping rooms in dwelling units (R-1's).
Building Criteria
Occupancy Classification: R-2
Type of Construction: None proposed
Floor Area: Building contains mix use retail, living units, and garages
Number of Stories: Three with 13 living units
Fire Protection: Sprinkler system and fire alarm system required.
'Wind/Seismic: Basic wind speed 85 Mph, Exposure_, 25# Snow load, Seismic Zone D-1
A complete building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at: www.cityoffederalway.com.)
Submit 5 sets of drawings and specifications. Specifications shall include: 2 Soils report
2 Structural calculations 2 Energy calculations 2 Ventilation calculations.
Note:: A Washington State Registered architect's stamp is required for additions/alterations (kiew or existing)
of 4,000 gross floor area or greater unless specifically listed as an "eNempt" structure per the Revired Code of
i.Vasl3ington (RC`N)-
Energy code compliance worksheets are required to be completed and included with your permit application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
Third party review will be required for the structural portion of the project. This will bean added cost to the
applicant and be collected at time of permit submittal.
Federal Way reviews plans on a first in first out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Review Timing
The first comment letter can be expected within seven to nine weeks of the submittal date. Re -check of plans
will occur' one to three weeks after re -submittal.
D I D 65627
file 914-102095-00-1'i:
1Ir. Ki Nam Preapplication Summag
Page 14of18
J>_me 16, 2014
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what
changes have been made from the original drawings. Plans for all involved departments will be forwarded
from Community Development.
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs. -
Applicants may apply for separate permits at any time prior to commencement of construction.
`Maen 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 b.e approved prior to the issuance of a Certificate of
Occupancy.
All construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, all subs, the general or representative, the architect or representative, the engineer or representative,
electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the
Building Division and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
1. Demolition permits are required for the removal of each building.
2. Provide accessible A and B units per the ICC/ANSI A117.1-2009.
3. Provide accessible parking per ICC/ANSI A117.1-2009:
4. Structures shall not be built over property lines.
5. `Maen submitting plans, provide complete detailing of each and every construction feature for fire
resistive construction and fire stopping, and the listing of each assembly.
6. The plan has a living unit label as a guest room. This area will be reviewed as a separate living unit and
will require separation from other living units as required by the 2012 IBC.
7. A geo report will be required for any of the retaining walls constructed on site.
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.
Pile #I-I-10211'li-Un-PC Doc 1 U 65627
N
Mr. Ki Nam Pre -application Summary
Page 15of18
June 16, 2014
Lmm-JAVEN UTILITY DISTRICT (Brian Asbury, SAs uxy a lalcehayign rg)
Water
• A Certificate of Water Availability (application form attached) 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 (1) year from date of issuaiace. If Certificate is
needed, allow 10 work days to issue for typical, three work days for accelerated, processing.
+ Existing water system hydraulic model information for this site/area indicates that Lakehaven's standard
maximum allowable system velocity of 10 feet/s is exceeded at a fire flow rate greater than 1,300 gpm.
Fire flow capacities greater than 1,300 gpin may be accommodated through water system improvements.
• The site has the following existing water service connections:
Domestic (2), Non -Residential, 5/8" x 3/4" Meters: Service #'s 4843 & 4844.
■ A water service connection application (attached) 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., larger service, irrigation, abandonment of existing seivice[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), 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 shall be installed for reined uses within structures that are
incompatible for billing purposes (i.e., single-family residential and/or multi -family residential and/or
non-residential).
Installation and satisfactory testing of an approved back -flow prevention assembly (SPA) adjacent to each
non-residential service meter is required pursuant to WAC 246-290-490 and Lakehaven standards. As a
low cross -connection hazard, either a double check valve assembly (DOVA) or a reduced pressure
backflow assembly (RPBA) is required. For any domestic or fire -protection water service for a building
over 30 feet tall (and/or. high hazard commercial business), a RP device would be required. Contact
Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZo fl akehaven.or 253-
946-5427) for additional information and BPA testing coordination.
■ Based on the proposal submitted, preliniriarT estimated Lakehaven water service connection fees/
charges/deposits (2014 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 deposits are
typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
• IVIFR Water Service/Meter Installation Deposit(s), 12 Units, Prelim. Est. 1" size meter/unit (actual
size will be based on UPC plumbing fixture counts): $4,120.00 each.
Cormnercial Water Service/Nleter Installation Deposit(s), 2,100+/- square feet building,
Preliminary Estimate of single 11/2" size teeter (actual size TBD by Lakehaven based on applicants
estimated maximum/iminitmum GPIV�: $5,190.00 each.
Doc 1 D 65627
N1,#P1-102095-00-11C
1-1r. Ki Nam Pre -application Summary
Page 16 of 18
June 16, 2014
• Fire Protection Service/Meter Installation Deposit, Preliminary Estimate for single 4" size service
with s/s" x 3/4" flow -detection meter (actual size TBD by applicant's fire protection system
designer): $12,860.00.
■ Irrigation Water Service/Meter Installation Deposit, Preliminary Estimate for single 1" size meter
(actual size TBD by Lakehaven based on applicants estimated maxilmum/imuumum GPM,
presume convert 2 existing meters into a single irrigation service): $1,500.00.
• Capital Facilities Charge(s)-Water, 12 MFR Units + 2,100+/- square feet Commercial Bldg. —
Existing Water Equivalent Residential Units (ERU) Credits: $26,539.20 (7.60 ERU). 12 IVIFR Units
= 8.04 ERU @ 0.67 ERU/MFR Unit; Preliminary Commercial use estimate of 2.00 ERU;
Preliminary Irrigation use estimate of 1.00 ERU. 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 3.44 ERU. Please contact Lakehaven for further detail.
• Charge -Payable -in -Lieu -of -Extension (CPILOE): $N/A.
• Latecomer Charge: $N/A.
• Service Agreement Charge(s): $N/A.
• County Document Recording Fees: $N/A.
• Right -of -Way Permit Fee (Agency): $510.00.
• Other (describe).: $ None anticipated.
Sewer
• The site has one (1) existing sewer service connection (SSCP 23231).
Capping of any existing sewer service connection at/near property line is typically required for any on -
site full building demolition; a sewer service connection perimit 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 (application form attached) is required for each
new connection to the saiitalTsewer system or any modification (re -align, abandon, etc.) to an existing
sewer service connection, in accordance with standards defined in Lakehaven's current `Fees and Charges
Resolution.' Minitnurm pipe slope for gravity sever service connections is two percent. In addition to all
other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically
required on the private building sewer lines, for all new or modified non-residential connections.
• Based on the proposal subia-fitted, preliminary estimated Lakehaven sewer service connection charges
(2014 schedule) will be as follows. Actual connection charges will be determined upon subrnittal of
service connection application(s) to Lakehaven. All Lakehaven fees and charges are typically reviewed and
adjusted (if necessary) annually, but are subject to change without notice.
• Sewer Service Connection Permit Fees: $460.00 (one disconnect + one re -connect perimit).
• Capital Facilities Charge(s)-Sewer, 12 MFR Units + 2,100+/- square feet Commercial Bldg. —
Existing Sewer Equivalent Residential Units (ERU) Credits: $23,439.84 (7.52 ERU). 12 MFR Units
= 8.04 ERU @ 0.67 ERU/MFR Unit; Preliminary Commmercial use estimate of 2.00 ERU. Sewer
i}rc #k-1U209i-OU-PC Doc I D 65627
Nii. Ki Nam Preapplication Summary
Page 17 of 18
June 16, 2014
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 2.52 ERU. Please contact
Lakehaven for further detail.
■ Charge-Payable-iii-Lieu-of-Extension (CPILOE): $N/A.
• Latecomer Charge: $16,088.52.
■ Service Agreement Charge(s): $N/A.
■ County Document Recording Fees: $N/A.
• Right-of-way Perrnit Fee (Agency): $N/A.
• Other (describe): $ None anticipated.
General
0 All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING, FIRE AND RESCUE (Chris Ingham, 253-946-i244, Cliris.In learn southldn fire. r )
The required fire flow for this project is 1500 gallons per minute. A Certificate of Water Availability shall be
provided indicating the fire flow available at the site.
+ This project will require one fire hydrant. There are three off site hydrants that can be considered available
for this project. Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus
access roads extend between properties and easements are established to prevent obstructions of such roads.
• When any portion of the facility or building protected is in excess of 400 feet from a water supply on a public
street, as measured by an approved route around the exterior of the facility or building, on -site fire hydrants
and mains capable of supplying the required fire flow shall be provided.
■ Fire apparatus access roads shall be provided when any portion of the facility or auy portion of an exterior
wall of the first story of the bading is located more than 150 feet from Else apparatus access as measured by
an approved route atound the exterior of the building or facility. The topography of the site does not prmide
approved firefighter access to the west side of the building. Access on the 1611' Avenue South side shall be
provided for use of the hydrant on 16th Avenue South and firefighter access.
+ An automatic fire sprinkler system shall be installed in all occupancies requiring where the total floor area
included within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square
feet. Fire walls shall not be considered to separate a building to enable deletion of the required automatic fare -
extinguishing system.
■ A Fire Alatrn System is required. An automatic lyre detection system shall be installed in all buildings
exceeding 3,000 square feet &ccss floor area. This fire detection system shall be monitored by a central and/
or remote station conforming to the current requirements of the National Fire Protection Association
standards and/or the fire chief or designee.
Pile # 14-102093-00-1'C Doc I D 6567f
1/1r. Ki Nam Preapplication Summary
Page 18of18
June 16, 2014
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your project.
We have made every effort to identify major issues to eliminate surprises during the city's review of the formal
application. The completion of the preapplication process in the content of this letter does not vest any future
project application. Comments in this letter are only valid for one year as per FWRC 19.40.070(4).
This is a preliminary review only and does not take the place of the frill review that will follow submission of a
formal application. Comments provided in this letter are based on preapplication materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the
codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department representative
noted above. Any general questions can be directed towards the key project contact, Senior Planner Janet
Shull at 253-835-2644, or Janet.shuU@cityoffederaltvay.coin. We look forward to working with you.
Sincerely,
tietiahull, AICP, CSBA, LEED Green Associate
Planner
enc: Master Land Use Application
Land Use Process II Iandout
Land Use Process II Checklist
Boundary Line Adjustment Handout
Geologically IIazardous Areas Handout
c: Ann Dower, Senior Engineering Plans Reviewer
Erik Preston, Transportation Engineer
Scott Sproul, Assistant Building Official
Parking Lot Design Criteria Iandout
CPTED Checklist
Chapter 19.125 "Outdoors, Yards and Landscaping"
Chapter 19.115 "Community Design Guidelines"
Lakehaven Utilities Handouts
Chris Ingham, South King Fire & Rescue
Brian Asbury, Lakehaven Utility District
Pile # 1a-10209i-00-PC D,c 1 D 65627
Pre -application Conference Sign in Sheet
City of Federal Way
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
May 29, 2014
9:00 a.m.
Project Name: Frog and Pike Mixed Use Building
City Hall
Hylebos Room
Address: 28707 Pacific Highway South Federal Way, WA
File Number: 14-102095-00-PC
NAME DEPARTMENT / DrvrS1ON
TELEPHONE NUMBER
1.
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0TE: Lakehaven utility ❑istrict Frog and Pike Building (14-102095-PC)
neither warrants nor guarantees
the accuracy of any facilityinformation provided. Facility0 50 100
locations and conditions areie subject to field verification. Feet
�~4 A
CITY OF
1�k Federal
May 19, 2014
Mr. Ki Nam
29605 Military Road South
Federal Way, WA 98003
CITY HALL
33325 8th Avenue South
y Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway. com
FILE
Re: File #14-102095-00-PC; NOTICE OF PREAPPLICATION CONFERENCE
Frog and Pike Mixed Use Building, 28707 Pacific Highway South, Federal Way
Dear Mr. Nam:
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee and the meeting has been
scheduled as follows:
9:00 a.m. — Thursday, May 29, 2014
Hylebos Conference Room
Federal Way City Hall, 2nd Floor
33325 8th Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend
the meeting as this will be the only notice sent by the department. If you have any questions regarding the
meeting, please contact me at anct,slitill citvoffederal%,.,ay.com, or 253-835-2644.
Sincerely,
()j net Shull, AICP, CSBA, LEED Green Associate
enior Planner
Doti I.U. 65590
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
x 33325 8`h Avenue South
CITY OF��� Federal Way, WA 98003-6325
Way
253-835- Fax 252609Federa! wva.offdwra1%van
I� I QZQq J5-00 PC MAY 07 2014
APPLICATION NO(S) y� Date AY
Project Name— p 6� _ CDS
Property Address/Location
Parcel Number(s)
Project Description _ 1 i �l Gk� �Li r Sic }
PLEASE PRINT
Type of Permit Required
_ Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
.Land Surface Modification
7Lot 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
Comprehensive Plan Designation
_Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
_Occupancy Type
Construction Type
Applicant
Name: �/ /Ucim
Address: -1—y605- j-d S,
City/State:,
Zip: i,�.A qS oa3 0
Phone:
Fax:
Email: �G� Npvi+F•.`�('i%��i7, dcsn'
Signature:
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name:
Address: 2$W-v;- fttc4� S 9g6o�
City/State:
Zip:
Phone:
Fax: —
Email:
Signature:
Bulletin #003 — January 1, 2011
Page 1 of 1
k:\Handouts\Master Land Use Application
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE:
Weil
ice,' 01M
FOR DRC MTG. ON:
FILE NUMBER (S) :
RELATED FILE NOS.:
PROJECT NAME:
PROJECT ADDRESS:
ZONING DISTRICT:
May 12, 2014
Ann Dower, Sr. Engineering Plans Reviewer
Scott Sproul, Assistant Building Official
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
Janet Shull, Sr. Planner
May 22, 2014 - Internal
May 29, 2014, 9:00 AM - with applicant
14-102095-00-PC
None
FROG & PIKE BUILDING
28707 PACIFIC HWY S
BC
PROJECT DESCRIPTION: Proposal to construct approximately 21,015 square foot
mixed used building on (3) parcels
LAND USE PERMITS: Process III, SEPA
PROJECT CONTACT: KI NAM ARCHITECT
KINAM
29605 MILITARY RD S
MATERIALS SUBMITTED: Conceptual site plan, building elevations and floor
plans
Stacey Welsh
From: Stacey Welsh
Sent: Wednesday, March 16, 2016 1:38 PM
To: 'kinamarchitect@yahoo.com'
Cc: Permit Center
Subject: Frog & Pike Mixed Use Project
Attachments: 054 Process 11 Development Requirements_201507211306294339 (1).pdf, 038 Boundary
Line Adjustment_201507211306286214.pdf, 008 Geologically Hazardous Areas_
201507201225272518.pdf
Mr. Ki Nam,
I understand you were in recently to discuss submitting your application for this project. I just wanted to follow up with
you to provide land use application handouts that have been updated since your Pre -Application in 2014 (see attached).
Please use these updated materials as part of your land use application preparation.
The project will need to meet current code requirements. Some major code changes that have taken place include the
Critical Areas code update which occurred in June 2015, and the stormwater design manual will be updated very soon. If
you have any questions let me know.
Stacey Welsh, AICP
Senior Planner
car• o.
A Federal Way
33325 81" Avenue South
Federal Way, WA 98003-6325
Phone:253/835-2634 Fax: 253/835-2609
www.cit offederalwa .com