16-103435CITY OF
L Federal Way
September 9, 2016
1=tLf:
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
Michael E. Hovland Email: arcliitect.meh@aol.com
900 Meridian East, # 19-421
Milton, WA 98354
Re: File #16-103435-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Twin Lakes Plaza Brew Pub (Parcel: 132103-9067)
Dear Mr. Hovland:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held August 11, 2016. We hope that the infonnation discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Utility District and South
King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant
information handouts are enclosed with this letter. Please be advised, this letter does not represent all
applicable codes. In preparing your formal application, please refer to the complete FWRC and other
relevant codes for all additional requirements that may apply to your project.
The key contact for your project is Leila Willoughby -Oakes, 253-835-2644, leila.willouizilby-
oakes � .ci offederalway.com. For specific technical questions about your project, please contact the
appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication
and pennitting process can be referred to your key contact.
PROJECT DESCRIPTION
Proposal to construct a 2,500 sf brewpub with an accessory brewery on a vacant 0.44-acre parcel with
associated site improvements including the closure of a non -conforming driveway along the southern
property line.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and infonnation
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
.,
Mr. Hovland
Page 2
September 9.2016
■ Planning Division
o A Use Process II application is required for this project. If the proposal involves modifications
to an off -site property under separate ownership, you will be required to supply evidence of
owner authorization to make application for modifications to and construction on their
property. It appears customers will take access from the existing curb cut in the Twin Lakes
Plaza.
o The site is located in a wellhead protection zone; please submit a hazardous materials inventory
statement.
o Complete the CPTED checklist enclosed.
■ Public Works Development Services Division
2016 King County Surface Water Design Manual (FWRC Title 16) — Development shall provide
for retention, detention and water quality treatment for the increase in impermeable surfacing to be
created.
Public Works Traffic Division
l . Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency
peiinit with application fee of $2,055 is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fees payment estimated at $42,396.
3. Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on SW 320"' Street.
4. Access Management (FWRC 19.135.260) — The development shall meet access management
standards.
5. Intersection Sight Distance — Submit intersection sight distance analysis consistent with
AASHTO standard.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
PLANNING DIVISION (Leila Willoughby -Oakes, 253-835-2644, leila.willoughbv-oakes aacitvoffetlet-,ii«,1N.cnr,1)
Zoning Designation and Use — The subject property is located in a Neighborhood Business (BN)
zoning district. The proposed use is a brew -pub `tavern' use with the accessory manufacturing of
goods (brewery). Taverns and a brewery are permitted in the BN zoning district subject to the
regulations set forth in the FWRC 19.215.010 'Office/Retail Use' and FWRC 19.215.020
'Entertainment' Use Charts (enclosed). The retail brewery is directly related to and dependent on the
brewpub/tavern. Beer sales will be restricted to retail purchasers only per FWRC 19.215.010(2)(b).
Land Use Application —The proposal will require a Use Process Ii `Site Plan Review' application
under the Use Zone Chart. This is an administrative review conducted by city staff with a final
decision by the Community Development Director.
Use Process II Approval Duration — Pursuant to FWRC 19.15.100(2), a Use Process II application
is valid for 5 years from the administrative approval date. The applicant must substantially complete
construction for the development activity within five years, fulfilling applicable conditions listed in
the Use Process II decision.
Mr. Hovland
Page 3
September 9. 2016
4. Public Notification — A Process 11 does not require public notice.
5. Crime Prevention Through Environmental Design (OPTED) — Please submit a completed
CPTED checklist with your Use Process II submittal (enclosed).
6. Critical Areas — The subject property is located within a Critical Aquifer Recharge Areas 10-year
wellhead protection zone. Please provide a completed Hazardous Materials Inventory Statement with
your Use Process II application per FWRC 19.145.490 (enclosed).
Prior Gas Station Use — The applicant shall provide documentation of the 1994 decommissioning
of underground tank storage on the subject property. Please see Cole Elliott, Public Works
Development Services Supervisor, comments below.
8. Tacoma Smelter Plume — The subject property is located within a detect zone for the Tacoma
Smelter Plume (40.1 ppm to 100.0 ppm of arsenic concentrations). The Department of Ecology
recommends soil sampling and analysis prior to the initiation of clearing, grading or filling
associated with property development or redevelopment. For further information please contact Eva
Barber, Technical Assistance Coordinator, Toxics Cleanup Program at eya.barberrr.ecy.wa.Zov or
360-407-7094.
9. General Zoning Regulations — Use Zone Charts FWRC 19.215.010 and 19.215.010 contain
regulations for office/retail and entertainment uses in the BN zone. The following lists a portion of
the zoning regulations governing the proposed uses. The applicant should consult the referenced Use
Zone Charts prior to submitting a Master Land Use application.
a. Setbacks — 0 ft. front, 10 ft. all other sides/rear.
b. Mini77711777 Lot Size — N/A
C. Assembly or Manufacture of Goods — The following regulations apply to the brewery use per FWRC
19.215.010, Note 2:
Assembly or manufacture of goods on the subject property is permitted only if:
a. The assembly or manufacture is clearly accessory to an allowed use conducted on the
subject property and is directly related to and dependent on this allowed use; and
b. The assembled or manufactured goods are available for purchase and removal from the
subject property and are for sale only to retail purchasers; and
c. There are no outward appearances or impacts from the assembly or manufacture.
d. Maximum Height— 35 ft. above Average Building Elevation (ABE) for the tavern. See below
for brewery use.
Special Height Note — If any portion of a structure on the subject property is within 100 ft. of
a residential zone, then that portion of the structure shall not exceed 30 ft. above average
building elevation and the brewpub shall be set back a minimum of20 feet from the property
line of the residential zone.
Please provide the existing and proposed grades with your Use Process 11 submittal.
Planning cannot cor7firm the proposal meets the 177axi7nUfn permitted height without this
information.
Mr. Hovland
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September 9, 2016
Meeting follow-up: Residential and commercial spacing requirements shall be measured
from property line of the closest residential parcel (RS 7.2 zone) to the closest portion of the
structure; regardless of the improvements on the residential parcel.
e. Parking — Total: 19 spaces
Brewery 1.000 s FWRC 19.215.010 Chart
i. I space for each 300 sf of gross floor area for use: 4 spaces
Brew ub I 500 s FWRC 19.215.020 Chart
ii. l space for each 300 sf of gross floor area for: 15 spaces
f. Lot Coverage —No maximurn lot coverage applies to the proposed use.
g. Special Notes per FWRC:
i) No outdoor- use, activity or storage is permitted except as follows:
a. Nursery stock for sale on the subject property may be stored outside.
b. Seasonal items such as Christmas trees, pumpkins and locally grown produce may be
stored or sold outside; provided, that this activity is located on the subject property as far
as possible from any residential zones and does not unreasonably interfere with nearby
residential uses.
ii) There shall be no outward appearance or impacts from the assembly or manufacturing
(brewery) portion of this proposal. See Itern #12 for required rooftop screening.
iii) The hours of operation of retail uses may be limited to reduce impacts on nearby
residential areas.
iv) There shall be no outward appearance or impacts from the assembly or manufacturing use.
v) Please provide one outdoor waste receptacle for every 8 parking spaces.
10. Food Trucks —
Meeting Follow -tip: The applicant discussed the use of food trucks on site. No food will be served
in the brewpub. Please refer to FWRC 19.275.070 below:
(1) Food trucks/carts shall be regulated as follows:
(a) Food trucks/carts that operate less than four hours at a location within any 24-hour period are
not considered temporary uses, but shall obtain either a business registration or a temporary
business registration depending on the duration of their business activity within the city. An
example of this type of food truck/cart is an ice cream truck.
(b) Food trucks/carts that operate more than four hours at any one location within a 24-hour period
shall be considered either:
(i) A temporary use if occupying the site less than or equal to the duration allowed in
FWRC 19.275.050;or
(ii) A permanent use if occupying the site longer than the duration allowed in
FWRC 19.275.050. Permanent food trucks/carts shall be subject to the process and
substantive provisions of FWRC Title 19, consistent with a brick and mortar- business.
Mr. Hovland
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September 9. 2016
Food Truck Duration Limitations
Per FWRC 19.275.050(2) the following applies in nonresidential zoning districts:
Nonresidential zoning districts. A temporary use may occupy a site for no more than 45 days,
whether consecutive or nonconsecutive within a calendar year. The director may authorize up to one
15-day extension if such extension will be consistent with the requirements of this chapter. Any
extension request shall be subject to applicable hourly review fees. No more than one extension may
be granted within any 365-day period.
You shall ensure the minimum parking requirements are maintained on site during food trick
operations. The site plan indicates there are 25 spaces, some of which will be compact spaces. You
may provide up to 6 compact stalls on site.
*Please note all food trucks shall obtain a business license, even if in operation for 4 hours at a
time.*
11, Rooftop Mechanical Equipment— Per FWRC 19.1 10.070, heating ventilation and air conditioning,
elevator equipment, and similar appurtenances that extend above the roofline must be surrounded by
a solid sight -obscuring screen that is integrated into the architecture of the building and obscures the
view of the appurtenances from adjacent streets and properties. Please provide screening details on
the plan set.
12. Garbage/Recycling—New garbage and recycling facilities are not shown.
FWRC 19.125.150 requires screened receptacles for all new commercial developments. The design
of the enclosure area should be consistent with the architectural design of the primary structures on
the site. Per FWRC 19.125.040(4), all trash enclosures shall be screened from abutting properties
and/or public rights -of -way by a 100 percent sight -obscuring fence or wall, and appropriate
landscape screen. The minimum size for the garbage and recycling storage area shall be 65 square
feet; refer to FWRC 19.125.150 and Public Works Solid Waste and Recycling comments, below.
100% Site Obscuring Enclosure
1 I Tree and Vegetation Retention — The BN zoning district requires 30 tree units per acre.
Accordingly, 1 1 tree units are required on the subject property; the applicant shall provide a mixture
of evergreen and deciduous within landscape buffers. Trees within buffers are credited towards
required tree units. Please submit a landscape, clearing and grading plan with the Use Process II
application.
14. Community Design Guidelines —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 Use Process. The
principal applicable guidelines for the project are noted below. However, this does not necessarily
Mr. Hovland
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September 9, 2016
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 fonnal application and review for
compliance with CPTED principles. A completed CPTED checklist must be submitted with
your application.
I. Natural Surveillance — Promote visibility of public spaces and areas.
ii. Access Control — Identify techniques that deter unauthorized access and/or inappropriate
access.
iii. Ownership — Reduce perception of areas as ownerless.
FWRC 19.115.050 Site Design — Refer to all sections of this chapter for site design standards.
Key sections include:
i. (1) General Criteria (b), (c), (d), (e), (f), and (g)
ii. (2) Surface Parking Lots (a), (b), (c) and (e)
iii. (4) Pedestrian Circulation and Public Spaces (a), (b), (c), (d), (e) and (f)
iv. (5) Landscaping
v. (6) Commercial service (a) and (b)
FWRC 19.115.060 Bitilrling Design — Key design requirements of this section apply to the project
as follows.
i. (1)(c) Materials and design features of fences and walls should reflect that of the primary
building(s) and shall also meet the applicable requirements of FWRC 12.120.12U,
Rockeries and retaining walls.
ii. (2) Note: It appears all facades are 60 feet or greater in length (70 feet) and will be visible
from SW 320"' Street, and/or nearby residential uses and must implement at least two of
the four following options on each facade. Options intended to break up the mass of large
buildings include facade modulation, landscaping, canopy or arcade, and associated
pedestrian plazas.
iii. (3) Building facades shall 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, etc.
1. See provisions regarding articulation of blank walls.
d. FWRC 19.1 15.070 Building and Pedestrian Orientation — Design requirements of this section
apply to the project as follows: (1) (a-c).
e. FWRC 19.1 15.090(1) District Guidelines for BN— Key design requirements of this section
apply to the project (FWRC 19.115.090(3)(a)-(f)).
Meeting Follow-up: Per FWRC 19.1 15.030 (4)(b), pedestrian pathways and pedestrian areas
should be delineated by separate paved routes using a variation in paved texture and color, and
protected from abutting vehicle circulation areas with landscaping. Approved methods of delineation
include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete. Paint
striping on asphalt as a method of delineation is not encouraged.
Mr. Hovland
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September 9. 2016
The applicant shall provide transparent glass along the SW 320 building fagade and incorporate
transparent glass in the main entrance per FWRC 19.115.090(1)(a)&(b).
Please provide directional signage and markings in the surface parking lot pursuant to FWRC
19.115.050(2).
15. Landscaping — Landscape requirements are contained in FWRC Chapter 19.125 "Outdoors, Yards,
and Landscaping." Following are the key landscape requirements for the project.
(a) Per FWRC 19.125.040.4, all trash enclosures shall be screened from abutting properties and/or
public rights -of -way by a 100 percent sight -obscuring fence or wall and appropriate landscape
screen.
(b) Per FWRC 19.125.040.18, landscaping proposed to be located within or adjacent to utility
easements shall be reviewed by the respective utility agency(ies) (i.e. Lakehaven Utility
District).
(c) Per FWRC 19.125.040.22, building walls which are uninterrupted by window, door, or other
architectural features) listed in Chapter 19.115 FWRC, Community Design Guidelines, FWRC
19.1 15.060(3)(b), that are 240 square feet or greater in area, and not located on a property line,
shall be screened by landscaping. Such planting shall include trees, shrubs and groundcover
appropriate for the area proposed.
(d) Per FWRC 19.125.060, for properties within the Neighborhood Business, BN zone:
a) Type III landscaping five feet in width shall be provided along all properties
abutting public rights -of -way and ingress/egress easements.
b) Type III landscaping five feet in width along all other perimeter lot lines.
(e) Per FWRC 19.25.040(28), landscaping is not required along perimeter lot lines abutting rights -
of -way where no required yards apply.
16. Signage — See FWRC 19.140 for specifics about sign requirements. Separate sign permits are
required. Please contact the Permit Center at 253-835-2607 or ermit.center ci offederalway.com.
17. Fees — Development fees change annually. Contact the Permit Center at 253-835-2607, or
ermitcenter0cit offederalwa .cone. Please be aware that additional utility fees, concur-ency, and
engineering plan review fees may apply.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Cole Elliott, PE, 253-835-2730,
cole-elliotl@ci.tvoffederalway.cornI )
Land Use Issues — Stormwater
1 _ Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009
KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use
site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of
the project to the nine core and five special requirements of the KCSWDM 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 that may be used for basin analysis.
Mr. Hovland
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September 9. 2016
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. In addition to flow control facilities, Best
Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies
within an Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet
the treatment criteria of the Enhanced Basic Water Quality Menu.
If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
Detention and water quality facilities for private commercial developments within the City Center
Core may be placed underground.
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.
Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
7. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA)
permit may be required. Information regarding this pen -nit can be obtained from the Washington
Department of Fish and Wildlife.
PUBLIC WORKS TRAFFIC DIVISION
(Sarady Long, Transportation Planning Engineer, 253-835-2743, saracl .lon .ci offederalwa .com
1. Project is expected to generate 28 Weekday PM Trips with ITE LUC 925 Drinking Place.
2. Transportation concurrency permit with application fee of $2,055 is required.
3. Traffic Impact Fee payment estimated at about $42,400.
4. Construct improvements and dedicate 4' ROW on SW 320"' Street. SW 320"' St is improved with
five lanes including vertical curb/gutter, sidewalk, streetlights, etc. on both sides. As such, the
applicant may submit a street modification request to waive or modify the required improvements.
5. There are two existing cui-b-cut/driveways along the frontage. This project is not proposing to utilize
any of the driveways and as such it shall be required to close off and install curb/gutter and sidewalk.
6. The proposed shared access shall be improved to comply with existing standard.
BUILDING DIVISION (Peter Lawrence, 253-835-2621, Peter.Lawrencencitvoffederalway.com
International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
International Mechanical Code (I MC), 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
Mr. Hovland
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September 9, 2016
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2015
Accessibility Code, ICC/ANSI A117.1 - 2009
Washington State Energy Code, 2015/ WAC 5 1 -11
Building Criteria
Occupancy Classification: A-2/17-2
Type of Construction: V-B
Floor Area: 2500
Number of Stories: 1
Fire Protection: UNK
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.cilyoffiederalway.com.)
Submit _3_ sets of drawings and specifications and 5 site plans. Specifications shall include: 2 Soils
report, _2_ Structural calculations, and _2_ Energy calculations, ns
_2 Ventilation calculatio. Note: A
Washington State Registered architects' stamp is required for additions/alterations (new or existing) of
4,000 gross floor areas or greater unless specifically listed as an "exempt" structure per the Revised Code
of Washinglnn (RC W).
Energy code compliance worksheets are required to be completed and included with your permit
application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
Federal Way reviews plans on a first in, first out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Some project 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.
Review Timing
The first comment letter can be expected within 6-8 weeks of submittal date. Re -check of plans will
occur in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
Mr. Hovland
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September 9. 2016
what changes have been made from the original drawings. Please include my comment letter with your
written response with your resubmittal materials. Plans for all involved departments will be forwarded
from the Community Development Department.
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
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 Department 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.
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIvISION (Rob Van Orsow, 253-835-2770,
robv0,cii! +offedera1Way.corn)
The submitted site plan does not indicate a trash enclosure. It does identify a driveway into the rear of the
building for `loading/refuse.'
Waste generation rates on this site are unknown for the proposed micro -brewery. It is presumed a large
part of the waste would be "compostable" spent brewing grains. It would be convenient to a waste and
recycling enclosure to provide screening for the waste carts if viewable from the road that could be
wheeled into the brewing area and then to an enclosure for bulk storage for weekly pick -LIP.
Not sure how much refuse they would be generating with this use, but imagine a large part of it could be
"compostables" (spent brewing grains), and it might be convenient to have an enclosure to provide
screens for carts that could be wheeled into the brewing area and then to the enclosure for storage.
Per FWRC 19.125.150 (see attached .pdf) 2500 sq. ft. results in a minimum recycling storage of65 sq. ft.
— adding a few carts for recyclables and/or refuse, means an enclosure with clear interior dimensions of
about I I' wide x 7' deep should be adequate, with a split gate spanning the front.
If they want to reduce parking spaces, they could consider siting the enclosure on the west side of the
property (adjacent to the golf course maintenance yard) converting what is now the space marked "25"
and the adjacent one. Below is a suggestion (not to scale), with the green being the enclosure wall and
gates, and the tan area behind it landscaping. This location would be ideal for service access (ingress and
Mr. Hovland
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September 9. 2016
egress) if a standard dumpster will be used — but other solutions may be available that would be more
convenient for the occupant. For example, if the plan is to use residential -style carts for refuse service,
there could be flexibility for a walled enclosure with gate in the loading/refuse drive area— perhaps
backed up to the landscaped finger next to parking space 7 (shown in orange). A sliding/overlapping gate
might work to allow access, yet provide screening per code. That should store about 8 carts and allow for
a variety of low-cost service options.
Please find the following figure illustrating my comments:
- --5' LANDSCAPE BUFFERS, TYP. ;u PROP.13hES 4
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Solid Waste & Recycling
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 bioliazard collection containers. Minimum recycling space allocation
is established by FWRC 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions
measuring 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
W. Hovland
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September 9, 2016
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 minimize potential
`blind spots' during ingress and egress.
• Consider landscaping, setbacks and screening requirements [based on FWRC Section 19.125.040
(4) & (5)].
• Note that larger -scale commercial or multi -unit housing developments may see long -teen 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: Dian Young, Route Manager, at 253-804-6815
(office) or 206-786-4530 (cell).
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, BAsbury@,lakehaven.org)
Please see Lakehaven's comments below, regarding the proposed pub (tavern) & accessory micro -
brewery development on tax parcel 1321039067. Let me know if you've any questions or need additional
information.
Water
• A Certificate of Water Availability (application form enclosed) 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). Certificate is valid for one (1) year from date of issuance. If Certificate
is needed, allow 1-2 work days to issue for typical.
• Fire Flow at no less than 20 psi available within the water distribution system is a minimum of 1,000
GPM (approximate) for two (2) hours or more. This flow figure depicts the theoretical performance
of the water distribution system under high demand conditions. If needed, applicant can request
Lakehaven perform a system hydraulic model analysis (separate from, or concurrent with, an
application for Availability). Current/2016 cost for a hydraulic model analysis is $200.00. Fire flow
rates greater than available in the existing distribution system may be accommodated through water
distribution system improvements. Please contact Lakehaven for further detail.
The site does not have an existing water service connection.
For water use during site construction/development, a hydrant meter may be rented from Lakehaven
for this purpose. Please contact Lakehaven for further detail.
A water service connection application (form enclosed) submitted separately to Lakehaven is
required for each new service connection to the water distribution system, in accordance with
Mr. Hovland
Page 13
September 9, 2016
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 & meters.
• Installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to
each domestic service meter is required pursuant to WAC 246-290-490 & Lakehaven standards
regarding premise isolation. As a high health cross -connection hazard, a reduced pressure backflow
assembly (RPBA) is required for the domestic water service connection/meter. If an irrigation water
service connection/meter- is installed, as a low health cross -connection hazard, either a double check
valve assembly (DCVA) or a reduced pressure backflow assembly (RPBA) is required. If a separate
fire protection service connection is needed or desired, installation & satisfactory testing of a
separate approved backflow prevention assembly (BPA) is required pursuant to WAC 246-290-490
& Lakehaven standards regarding premise isolation. As a low cross -connection hazard, a double
check detector assembly (DCDA) or a reduced pressure detector assembly (RPDA) is required for 3"
& larger connections; for 2" & smaller connections a separate full -flow meter with a Double Check
Valve Assembly (DCVA) or RPBA is typical. Contact Lakehaven's Cross -Connection Control
Program Manager (Chris Zoepfl, CZoe fl(@Lakehaven.or 253-946-5427) for additional
information on premise isolation & BPA testing coordination.
■ Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2016 schedule) will be as follows. Actual connection charges will be
detennined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees,
charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to
change without notice.
• Water Service/Meter Installation, Domestic, 1 %" size estimated: $5,200.00 deposit. Actual size TBD
by Lakehaven based on applicant's estimated maximum GPM usage rate.
• Water Service/Meter Installation, Irrigation, I" size estimated: $4,230.00 deposit. Actual size TBD
by Lakehaven based on applicant's estimated maximum GPM usage rate.
• Water- Service/Meter Installation, Fire -Protection: TBD based on FP system flow required, contact
Lakehaven for additional information, if applicable.
+ Capital Facilities Charge(s)-Water: $3,629.00 per Equivalent Residential Units (ERU). Water systern
capacity credits are available for this property from systern capacity charges previously assessed,
paid directly to Lakehaven, and/or credited to the property for 1.76 ERU. Please contact Lakehaven
for further detail.
• ROW Pennit Fee (City of Federal Way): $410.00.
• Other (describe): None anticipated.
Sewer
A Certificate of Sewer Availability (application form enclosed) 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). Certificate is valid for one (1) year from date of issuance. If Certificate
is needed, allow 1-2 work days to issue for typical.
The site does not have an existing sewer service connection.
A separate Lakehaven sewer service connection permit (application form attached) is required for
each new connection to the sanitary sewer systern, in accordance with standards defined in
Lakehaven's current 'Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service
connections is 2%. In addition to all other sewer service installation standards, installation of a Type
1, 48" monitoring manhole is typically required on the private building sewer line, for all new or
modified non-residential connections.
Mr. Hovland
Page 14
September 9, 2016
• Applicant will be required to complete and submit a Sewer Use Survey (SUS, copy attached).
Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements
(if any). Restaurants &/or commercial food preparation facilities must install & utilize an externally -
located, grease interceptor; size to be determined by applicant's engineer.
• Execution of a Discharge Agreement will be required, as a condition of Lakehaven issuing the Sewer
Service Connection Permit for this proposed business.
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/cltarges/deposits (2016 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 & adjusted (if necessary) annually, and are subject to
change without notice.
• Sewer Service Connection Permit Fee: $300.00.
• Capital Facilities Charge(s)-Sewer: $3,206.00 per ERU. Sewer system capacity credits are available
forth is property from system capacity charges previously assessed, paid directly to Lakehaven,
and/or credited to the property for 1.76 ERU. Please contact Lakehaven for further detail.
■ Other (describe): None anticipated.
General
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 (Vince Faranda, 253-946-7242, Vince.Faranda Qwsouthkinyfire.org
The required Fire flow for this project is 1,500 gallons per minute. A Certificate of Water Availability shall be
provided indicating the fire flow available at the site..
Fire Hydrant:
This project will require one fire hydrant(s). Existing fire hydrants on public streets are available for this
project_ Fire hydrants shall be in service prior to and during the time of construction.
Fire Department Access:
Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior
wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by
an approved route around the exterior of the building or facility. Designated fire lanes may be required for
emergency access. Identification of fire lane marking may be done during the plans check or prior to building
final.
Fire Sprinkler:
An automatic fire sprinkler system shall be installed in all occupancies where the occupant load exceeds 100.
The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler
system shall be at least 10 per cent less than the correlative water supply curve pressure.
Fire Alarm:
A Fire Alarm System will be required to monitor the water flow of the fire sprinkler system Nif sprinklers are
required . An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet
gross floor area. If installed, this fire detection system shall be monitored by a central and/or remote station
Mr. Hovland
Page 15
September 9, 2016
conforming to the current requirements of the National Fire Protection Association standards and/or the fire
chief or designee.
CLOSING
This letter reflects the infornation 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).
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Leila
Willoughby -Oakes, 253-835-2644 or lei la.willou%thbv-oakesci offederalway.com. We look forward to
working with you.
Sincerely,
Leila Willoughby -Oakes
Associate Planner
enc: Redlined Site Plan
Master Land Use Application
Use Process 11 Checklist
Lakehaven Enclosures
Critical Aquifer Recharge Requirements
CPTED Checklist
Food Truck Regulations
Parking Lot Design Criteria
Hazardous Materials Inventory Statement
c: Twin Lakes Plaza, office�.,puMtsoundcommercial com (Email Only)
Joel Shabel, Kidder Mathews: ishabel r^itiddertmathews.com (Email Only)
Cole Elliott, Development Services
Sarady Long, Transportation Planning Engineer
Peter Lawrence, Plans Examiner
Rob Van Orsow, Solid Waste and Recycling
Brian Asbury, Lakehaven Utility District
Vince Faranda, South King Fire
1
MASTER LAND USE APPLICATION
r RECEIVED DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8"' Avenue South
CITY OF Federal Way, WA 98003-6325
Federal WayJ U L 1� 2016 253-835-2607; Fax 253-835-2609
www.cit offederalwa .can
CITY OF FEDERAL WAY
CDS
APPLICATION NO(s) /6 : Z03
/ Date I /-P—J
Project Name „ -rW1YY
t_49e 1�5kAr_ -
1SA'L= W /206
Property Address/Location
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3 2�
SA
Parcel Number(s) 1 ?7 2 / 03 ? D F 717
Project Description NEW 2 500 0.r, gulp /,cJ fo/C � wSV►! 3RrW t9v6 .
c v 0/Au6 S Mr= oR .
aivVR4soWNIONY
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 H (Site Plan Review)
Process Ill (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
ON Zoning Designation
Comprehensive Plan Designation
Value of Existing Improvements
e G 6, a e 0 Value of Proposed Improvements
International Building Code (IBC):
VV A -Z Occupancy Type
V6 Construction Type
Applicant
Name_ tACC 4AZZL 19. AoW-A.d / '4FC •iI TLCi
Address: R 0' ►` eF4 VlAN PEAsF * 1 C
City/State:
Zip: 7 , 35
Phone: 25 3. 7 3 ft, 1,*,W5
Fax:
Email: Agc.µ/FP�C_), )'4&4 C'04
Signature:
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name: 7-wtxi �_AK45 l�?M &A
Address: 33911 Nlu%}+ AU0AA-40'44 -4/04a
City/State: FFO gf-At u_*y
Zip: W,01
Phone: .53 • b3& • Fl o a
Fax:
Email: oF'Fr C! /+ C70yScc Ca�vli&aeLRL^cepn
Signature: r �SC
Bulletin #003 -January 1, 2011
Page I of I
k:\HandoutsWaster Land Use Application
CITY OF Pre -application Conference Sign in Sheet
Federal Way
COMMUNTTY DEVELOPMENT REVIEW COMWrTEE
August 11, 2016 City Hall
9:00 a.m. Hylebos Room
ect Name: Twin Lakes Plaza Brew Pub
Address: 3450 SW 320t St. (132103 9067)
File Number: 16-103435-PC
NAME
DEPARTMENT / DIVISION
TELEPHONE NUMBER
1,
Leila Willoughby -Oakes,
Associate Planner
Planning/ CD
253-835-2644
Leila.Willou b -
Oakes ci off'ederalwa .cam
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Brew Pub Preapplication
Architectural Intent
3450 Southwest 32d' Street
Federal Way, Washington
Currently a vacant site, the proposed Brew Pub is being designed to fit in with the surrounding development with a
more modern appeal. The Owners of 3450 Southwest 320`" Street also own the adjacent developments - Twin
Lakes Plaza and Twin Lakes Apartments Twin Lakes Plaza has several buildings with tenants including professional
offices, a bike repair shop, dental office, dry cleaner and a con venience store.
The site is directly across from the Twin Lakes Golf Course to the southwest and the driving range to the west. The
site is accessed from Southwest 3200 via existing driveways drat now service Twin Lakes Plaza.
The proposed building will be 2,500 square feet, with approximately 1,000 square feet of it for the brewing
operation and 1,500 square feet for the bar, seating, restrooms etc. The development will have outdoor plaza and
seating on the southwest of the building with both visual and pedestrian access to Southwest 3200.
The Owners want to have 'elements'of the existing Twin Lakes Plaza and Twin Lakes Apartments development
incorporated into the Brew Pub building. That is, they want to have the building use similar colors, materials, etc.
Proposed materials:
• Siding. Hardie (reveal) panels with a horizontal emphasis and brick accents.
• The body will be light tan or sand color.
■ The fascia will be Hunter Green.
• Windows frames/trim will be white.
RECEIVED
JUL 18 2016
CT IY OF FEDERAL WAY
CDS
Michael E. Hovland, Architect
900 Meridian East (19-421)
Mi/ton, Washington 98354
253.737.8775 - michael. hovland0gmail, com • architect. meh@aol. com
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: July 19, 2016
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District
Vince Faranda, South King Fire & Rescue
Lindsey Tiroux, Public Safety Officer
R. Van Orsow, Solid Waste/Recycling Coordinator (commercial)
Rick Perez, City Traffic Engineer
Tina Vaslet, Sr. Planner, Pierce Transit (e-routed)
Ben Han, Transit Planner, KC Metro (e-routed)
FROM: Leila Willoughby -Oakes, Planner
FOR DRC MTG. ON: August 4, 2016, 10:00 AM-ish - Internal
August 11, 2016 9:00 AM- with applicant
FILE NU14BER(s): 16-103435-00-PC
RELATED FILE NOS.: 94-101880-PC
PROJECT NAME: TWIN LAKES PLAZA BREW PUB
PROJECT ADDRESS: 3450 SW 320TH ST (Parcel 132103 9067)
ZONING DISTRICT: BN
PROJECT DESCRIPTION: Proposal to build a 2,500 square foot pub and
accessory brewery, outdoor patio and associated
sitework. Retail space to be 1,500 sf and brew pub to
be 1,000 sf.
LAND USE PERMITS: Use Process II (unless SEPA triggered Process III)
PROJECT CONTACT: HOVLAND ARCHITECTS, LTD
MICHAEL HOVLAND
900 MERIDIANAVE E Unit19-421
Email: architect.meh@aol.com
MATERIALS SUBMITTED: Site Plan
Application Form
Narrative
Archived 1994 Pre-app letter (Drainage)
CITY OF
vL,t4S.6�
Federal Way
July 19, 2016
33325 h Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederatway. com
Jim Ferrell, Mayor
Michael Hovland Emailed: arch itect.meh aoI.com
Hovland Architects, Ltd.
900 Meridian Ave. E, Unit 19-421
Milton, WA 98354
RE: File #16-103435-00-PC; NOTICE OF PREAPPLICATION CONFERENCE
Twin Lakes Plaza Brew Pub, 3450 SW 3201h St., Federal Way (APN: 132103 9067)
Dear Mr. Hovland:
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, August 11, 2016
Hylebos Conference Room
Federal Way City Hall, 2nd Floor
33325 81h 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 leila.willtiu libv-oakes cr ci offederalwa .com, or 253-835-
2644.
Kind Rega s,
Leila Wi loughby-fake
Associate Planner
c: Twin Lakes Plaza LLC; Email: .of#ice utretsoundcommercial.com (Owner)
Doc, I D 74155
. 1�k,
CITY OF
Federal Way
Commercial Site Inspection Map
N
Site Address: 3450 SW 320th St D98686 17
CITY OF Estimate of Development Traffic Impact Fees 2016
Federal Way
Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted
boxes.
STEP #1: General Information
Enter the following information
Project Name Twin Lakes Plaza and Brew Pub
File Number 16-103435-00-PC
Street Address
City, State Zip Federal Way, WA
Parcel Number (s) 132103-9067
Traffic Impact Fee Estimated By SL
Is this project locate within the City Center Zone? If "YES", please use City Center Impact Fee sheet.
STEP #2: Land Use Type
Select the proposed Land Use Type(s) from the drop down memu below. Enter the proposed number of units for
the Project
Proposed Land Use Type (s)
1) Drinking Place"
2) '"NONE„
3) . NONE.
4) "NONE-'
Unit of Number of Impact Fee Rate per Preliminary Impact
Measure Unit(s) Unit of Measure Fee Amount
sf/GFA 2500 $
N/A I $
N/A $
N/A $
16.46 $ 41,161.04
$ 41,161.04
STEP #3 - Credit/Change in Use (If Applicable)
This step applies to development proposal to change existing building or dwelling use.
Provide any impact fee previouly paid for the land use category
of the prior use IMPACT FEE AMOUNT PAID FOR
(Do not include administration fees). PRIOR USE
For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the prior
use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the current
impact fee rate in affect for the prior use. Fill out the lines below of the prior use.
Proposed Land Use Type (s)
1) "`NONE"
2) "'NONE*"
3) 1 "*NONE"`
Unit of Number of
Measure Unit(s)
N/A $
N/A $
N/A $
Impact Fee Rate per Preliminary Impact
Unit of Measure Fee Amount
STEP #4: Total Impact Fee
Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees.
(8036) - Traffic Impact Fee (Before adjustment) $ 41,161.04
Credit/Adjustment including Change of Use $ -
(8036-1) Administrative Fee (3%) $ 1,234.83
TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE $ 42,395.87
Timing of Traffic Impact Fee (TIF) Payment
For residential land divisions, fees shall be calculated and paid at the time of plat recording. For un-platted single-
family residential lots, commercial and multi -family developments, fees shall be calculated based on the impact fee
schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance. For
residential land divisions and un-platted single-family residential lots, the transportation impact fee may be deferred,
but shall be paid no later than the closing of sale of each individual house. Covenants prepared by the city to
enforce payment of the deferred fees shall be recorded at the applicant's expense on each lot at the time of plat
recording for residential land divisions and prior to building permit issuance for un-platted single-family residential
lots. The fee shall be calculated based on the impact fee schedule in effect on the date of payment of the impact
fee.
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