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19-104158
CITY OF _ . Federal Way Centered on Opportunity October 28, 2019 Mr. Tom Abbott LDC, Inc. 20210 142nd Avenue NE Woodinville, WA 98072 eabbotts ld c gLcotn FILE Re: File #19-104158-00-PC, PREAPPLICATION CONFERENCE SUMMARY 3481h Federal Way Commercial, 1044 South 348th Street, Federal Way Dear Mr. Abbott: CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor Thank you for submitting a preapplication conference request to the City of Federal Way's Development Review Committee (DRC). Although a meeting with city staff was cancelled at the request of the applicant, we hope that the information contained in this letter is helpful in understanding the general requirements for your project as submitted. This letter summarizes comments from members of the DRC. The members who reviewed your project and provided comments include staff from the city's Planning and Building Divisions, Public Works Department, and representatives from Lakehaven Water and Sewer District and South King Fire and Rescue. Some sections of the Federal Wray 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 F'WRC and other :relevant codes for all additional requirements that may apply to your project. I am the key contact for your project, Leila Willoughby -Oakes (253-835-2644, or leila.willoughby- oakes@cityoffederalway.com). For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION The applicant proposes to construct a single -story 9,800 square foot medical/dental building on 2.48 acres. The site contains a stream and the critical area buffer encumbers the majority of the site. The applicant proposes an intrusion. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. Doc ID: 79595 19-104158-00-PC Mr. Tom Abbott Page 2 of 18 October 28, 2019 The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the comments made by all departments in the following section of this letter. 0 Planning Division T .., The project requires submittal of the following: Use Process III land use application and SEPA Checklist. 2. The site is constrained by a stream. A critical areas report reviewed by the city's on -call consultant will be required at the applicant's expense. Staff strongly advises the applicant conduct the peer review before formal land use submittal. 3. "Mitigation Sequencing" FWRC 19.145.130 applies. "The applicant shall demonstrate that all reasonable efforts have been examined with the intent to avoid and minimize impacts to critical areas. This may include taking affirmative steps, such as project redesign, relocation, or timing to avoid or reduce impact [all together]." a. Consider moving the drainage facilities from the frontage in order to reduce the required front yard from 35-feet to 25-feet. b. The proposal exceeds the minimum parking stall requirement on account of the critical areas. The city will not approve an excess of parking within a stream or wetland buffer. c. The proposal is eligible for up to 25 percent compact parking (i.e. 10 spaces). d. The city strongly advises establishing a shared parking agreement with abutting property owners. and a shared access easement, if the applicant desires additional parking, or access to abutting collector streets. 4. Stream buffer intrusion requests shall meet FWRC 19.145.330(a)-(t approval criteria. 5. Zoning code amendments pertaining to the critical areas were adopted by the City Council in July 2019. The updates have been incorporated into the FWRC, which can be accessed online at: h ttn: / /-,v\.v%v. cod ep ublis hing_com /W A /Federad\Vay-.Z,. Public Works Traffic Division 1. Transportation Concurrency Management (FWRC 19.90) — A transportation concurrency permit with the application fee of $4,938 (11 — 50 trips) is required for the proposed project. 2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fees ($11.73 per square foot of gross floor area per the 2019 fee rate) will be assessed at the building permit submittal. 3. Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements and dedicate right-of-way along the property frontage on South 348th Street and 11t'Avenue South. 4. Access Management (FWRC 19.135.260) — The development shall meet access management standards. 5. Block Perimeter (FWRC 18.55.010 dam' FWRC 19.135.251) —The development shall meet block perimeter requirements of 1,320 feet for non -motorized access, and 2,640 feet for streets. 19-104158-00-PC Doc ID; 79595 Mr. Tom Abbott Page 3 of 18 October 28, 2019 DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. COMMUNITY DEVELOPMENT — PLANNING DIVISION Leila Willoughby -Oakes, 253-835-2644, leila.willou hb -oakes citvoffederal►va .co 1. Zoning De ignation and Use — The subject property is Office Park (OP). Office/retail uses are permitted within the OP zoning district pursuant to FWRC 19.235.050. 2. Review Process — The proposed building location and improvements will intrude into a Type F stream buffer. The project requires a Process III. Process III is a review process conducted by city staff with a final decision issued by the Community Development Director. The Process III decision criteria are contained in FWRC 19.65.100(2). The intrusion shall be the minimum necessary to develop the property pursuant to FWRC 19.145.130 "Mitigating Sequencing." a. The applicant shall demonstrate that the remaining and enhanced reduced buffer will function at an equivalent or higher level than the standard buffer. b. The plan shall provide an assessment of the following existing functions and conditions of the buffer, and the effects of the proposed modification on those functions. The final decision issued by the director shall be subject to FWRC 19.145.330 intrusion decisional criteria 3. Environmental Review — If the applicant proposes work on lands covered by water, the proposal exceeds 12,000 square feet of gross floor area, and/or 40 parking spaces are proposed, the project is subject to environmental review under the State Environmental Policy Act (SEPA). An environmental threshold determination shall be issued by the SEPA official prior to land use approval. 4. Land Use Review Timeframes — The city will notify 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 FWRC limits the administrative review to 120 days from the date of a complete application. The 120-day review period will stop any time the applicant has been requested by the city to correct plans, perform required studies, or provide additional information needed to issue a decision. The review period will begin within 14 days following submittal of requested items. Please be advised that any request for corrections and/or additional information must be provided within 180 days of written notification, or the land use application will expire. 5. Public Notification — Process III applications and SEPA determinations require a public notice and 15-day comment period. Within 14 days of issuing the Letter of Complete Application, a Notice of Application will be published in the Federal Way Mirror, mailed to property owners within 300 feet of the subject property, posted on the subject property, and placed at the city's three designated notice boards. Doc ID: 79595 19-104158-00-PC Mr. Tom Abbott Page 4of18 October 28, 2019 6. General Zoning Regulations — The Use Zone Chart of FWRC 19.235.010 provides regulations for the proposed medical office use. The applicant should consult the referenced use zone chart prior to submitting a master land use application to verify all site components and proposed uses comply with city code. The following is only a portion of the zoning regulations governing the proposed use in the OP zone: a. Required Yards, Lot Coverage, Bxilding Height— Required yards, lot coverage, and building height are: • Front/side/rear setback — 25'/20'/20' (see note #2 regarding the setback requirements for maintaining a 25-foot front yard). Follou,-Up: It appears stormwater facilities are proposed in the front yard. To reduce the front yard setback to the 25-foot yard requirements, and minimize stream buffer impacts, please relocate the facility elsewhere on the property. • Maximum lot coverage — None • Maximum building height is 35' Above Average Building Elevation (AABE) (see note #1 regarding ability and minimum requirements to go up to 55' AABE). b. Parkin g — Required parking is 1 space for every 300 square feet of gross floor area. Design criteria are based on the enclosed department handout. Typical 90-degree design standards are 9 x 18-foot stalls with 25-foot drive aisles. You are permitted to provide a maximum of 25 percent compact spaces with your proposal. With your application, indicate on the site plan where compact spaces are proposed. Wheel stops shall be provided, or permanent curbing on all stalls pursuant to FWRC 19.125.070(4). Please see the landscaping section regarding parking lot landscape islands. Follow -Up: To reduce and minimize stream buffer intrusion extents, the applicant should include the following strategies to reduce the number of parking spaces proposed. Currently, the project provides 25 stalls over the requirements. Allocate 25 percent of the spaces as compact (i.e., maximum of 9 spaces). Establish a shared parking agreement in accordance with FWRC 19.130.120. It appears on the civil drawings the applicant proposed a shared ingress/egress the subject property and tax parcel 114040-0000. There is considerable traffic in this area and access to S. 348,h Street from 11th Avenue South are restricted to right -in -right -out per the Traffic Division. 7. Land taping — Landscape requirements are contained in FWRC Chapter 19.125 "Outdoors, Yards, and Landscaping." Following are the key landscape requirements for the project. (a) A landscape plan prepared by a Washington State licensed landscape architect or landscape professional shall be submitted with the formal application. Please follow general guidelines outlined in FWRC 19.125.040(1) through (28) when preparing the site plan and planting schedule. (b) Per FWRC 19.125.060(8), for properties within the OP zone: i. Type III landscaping 10 feet in width shall be provided along all property lines abutting public rights -of -way and access easements (applies along 11,h Avenue South). 19-104158-00-PC Doc ID: 79595 Mr. Tom Abbott Page 5 of 18 October 28, 2019 ii. Type III landscaping five feet in width shall be provided along all perimeter lot lines. (c) Parking L.ot Landscaping — Developments with common parking areas shall provide landscape areas at a rate of 22 square feet per parking stall in accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type I-V parking lot landscaping is required to be installed at the ends of all rows of parking and disbursed throughout the interior parking area. The site plan must list the specific sire of each landscape island proposed for interior parking lot landscaping in order to verify the required calculation is provided. Landscape islands must be a minimum width of six feet between stalls and at the ends of rows. Lighting fixtures shall not replace any required interior parking lot landscaping. 8. Community Design Guidelines— Review of the proposal under the .city's design guidelines, FI C Chapter 19.115, is required for the project and will occur in conjunction with the Use Process review. The principal applicable guidelines for the project are noted below. However, this does not necessarily include all applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an application. The application must include a written narrative identifying how the proposal complies with the applicable design guidelines, as detailed. a. FWIRC 19.115.010(2), CPTED — Implement Crime Prevention through Environmental Design (CPTED) principles to reduce opportunities for criminal activities to occur. The city's Police Department and Planning Division will evaluate the formal application and review for compliance with CPTED principles. Special consideration to incorporate principles to all pedestrian routes of travel, courtyard or plaza areas, and the parking garage is strongly encouraged. A completed CPTED checklist must be submitted with your application. 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. b. Fit 19.115.050, Site Design — Refer to all sections of this chapter for site design standards. Key sections include: i. (1) General criteria (b)-(g). ii. (2) Surface parking lots (a)-(c) and (e). iii. (4) Pedestrian circulation and public spaces (a)-(c) and (e)-(O. iv. (5) Landscaping. v. (6) Commercial services (b). vi. (7) Miscellaneous (a). c. FWIBC 19.115.060, Baeilding Design — Refer to all sections of this chapter for building design standards. Key sections include: i. (1) Emphasize natural topography (b) and (c). ii. (2) Building facade modulation and screening (a)-(d). Fafade Treatment — As an overall guideline, building faqades must receive modulation, articulation, design details, and landscaping appropriate to their function and exposure. In Doc 1D: 79595 19-104158-00-PC Mr. Tom Abbott Page 6of18 October 28, 2019 addition, building facades that are both longer than 60 feet and visible from either a street or a residential use or zone must incorporate a combination of specific facade treatments selected from a "menu" of treatment options. This applies to all facades 60 feet or greater. • Fafade Modulation — 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. • Land cape 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. 0 Canopy or Arcade — Minimum length is 50 percent of the length of the facade using this option. Canopy must extend a minimum of six feet outward from the building with at least 10 feet of clearance as shown below. • Pedestrian Pla.Za — 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 above -referenced "two of four" options shall be incorporated along the entire length of the southern 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. iii. (3) Building articulation and scale (a)-(c). All building facades visible from rights -of -way and other public amenities, including private drives, incorporate methods of articulation and accessory elements in the overall architectural design. Please see the list below: • Showcase, display, recessed windows; * Window openings with visible trim material, or painted detailing that resembles trim; • Vertical trellis(es) in front of the wall with climbing vines or similar planting; • Set the wall back and provide a landscaped or raised planter bed in front of the wall, with plant material that will obscure or screen the wall's surface; ■ Artwork such as mosaics, murals, decorative masonry, metal patterns, grillwork, sculptures, relief, etc., over a substantial portion of the blank wall surface. (The Federal Way arts commission may be used as an advisory body at the discretion of the planning staff); • Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; • Material variations such as colors, brick or metal banding, or textural changes; and • Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities. d. FWRC 99.115.070, Bmildan,g and Pedestrian Orientation — Review (a)-(c). 19-104158-00-PC Doc ID: 79595 Mr. Tom Abbott Page 7 of 18 October 28, 2019 e. FWIRC 1 P.115.090(3), District Guidelines for OP— Key design requirements of this section apply to the project (FWRC 19.115.090[2][a]-[f] and FWRC 19.115.090[1][g]-[r]): i. Please provide a design narrative with the formal application to detail how the office proposal addresses these requirements. 9. Wellhead Protection — The proposal site is located within the five- and ten-year wellhead protection zones. Please complete the enclosed a Hazardous Materials Inventory Statement — Critical Aquifer Recharge and Wellhead Protection Areas and submit with your land use application. City staff will then review the Hazardous Materials Inventory Statement and assess all potential impacts to the city's groundwater resources to decide whether hazardous materials will be used, stored, or disposed of in connection with the proposal. 10. Critical Areas — The city's critical areas map indicates a Type F stream on and within 225 feet of the subject property. The stream has a buffer setback of 100-foot outward from the ordinary high-water mark with a five-foot building setback line. The stream buffer encompasses the majority of the site. The stream and setback must be delineated and depicted on the site plan. No land surface modification or improvements may take place or be located in a stream or within the setback, unless approved by the city via a Process III project approval for intrusions into stream buffers pursuant to FWRC 19.145.330. The stream bed and critical area buffer must be restored and mitigation plans must reflect mitigation actions based on historical functions, not how the stream functions in today's degraded state. It is the property owner's responsibility to properly secure the site. (a) For alterations to ... wetlands and fish and wildlife habitat conservation areas, the following minimum performance standards shall be met for the restoration of a critical area: (i) The historic structural and functional values shall be restored, including water quality and habitat functions; (ii) The historic soil types and configuration shall be replicated; (iii) The critical area and buffers shall be replanted with native vegetation that replicates the vegetation historically found on the site in species types, sizes, and densities. The historic functions and values should be replicated at the location of the alteration; and (iv) Information demonstrating compliance with FWRC 19.145.140 (mitigation plan requirements) shall be submitted to the director. Mitigation Plan —The applicant shall demonstrate that the remaining and enhanced reduced buffer will function at an equivalent or higher level than the standard buffer. The plan and critical areas report shall provide an assessment of the existing functions and conditions of the buffer and the effects of the proposed modification on those functions (pre-existing functions, i.e. the applicant cannot claim that the degraded functions are the existing conditions of the critical area). Monitoring —Your proposal is subject to a monitoring prograun for assessing a completed project The monitoring program shall be a minimum of five years and the director may require a greater monitoring period depending on the overall scope of mitigation. Doc ID: 79595 19-104158-00-PC Mr. Tom Abbott Page 8 of 18 October 28, 2019 Bonds — The proposal is subject to a performance, maintenance, and monitoring bond for proposed work within the stream buffer at a rate of 125 percent of the work performed (FWRC 19.25). Mitigation plans shall include a detailed bond estimate (cost, monitoring, and peer review fees for monitoring plan/ monitoring report if applicable). The performance bond shall be posted prior to building permit inspections. CriticalArea Notice on Title — The owner of any property containing critical areas or buffers on which a development proposal is submitted, or any property on which mitigation is established as a result of development (except a public right-of-way or the site of a permanent public facility), shall file a notice approved by the city with the King County recorder's office. The required contents and form of the notice shall be determined by the director. The notice shall inform the public of the presence of critical areas, buffers, or mitigation sites on the property, and those limitations on actions in or affecting such critical areas or buffers may exist. The notice shall run with the land. Critical Area Markers, Signs, and Fences —Please depict permanent signs, approved by the city for high durability, on your land use plans. Signs must be posted at an interval of one per lot or every 150 feet, whichever is less, and must be maintained by the property owner or homeowners' association in perpetuity. The wording, number, and placement of the signs may be modified by the director based on specific site conditions. Please see the enclosed critical area signage standards. Permanent fencing shall be required at the outer edge of the critical area buffer in order to protect the functions of the critical areas and prevent future encroachment and unauthorized clearing and tree removal in the wetland buffer by future owners (FWRC 19.145.180[31 [iv] & [d]). 11. Tree Retention/Replacement— A tree and vegetation retention plan as required under FWRC 19.120.040(2) must be submitted with the Process III application. The tree and vegetation retention/replacement plan must be prepared by a certified arborist or certified landscape architect. The standards require each development to maintain a minimum tree unit density. As required under FWRC 19.120.130(2), the minimum tree density in OP zones is 20 tree units per acre. The subject property's density would be 51 tree units (20 tree units x 2.5 acres = 50.5 tree units). A tree unit is a value assigned to existing trees retained on the property or replacement trees. The larger the tree, the greater value it is assigned. Required tree density can be composed of retained trees and replacement plantings per FWRC 19.120.130. (Note: Required landscaping trees may be counted in tree density.) The formal landscape plan must detail information about tree unit credits and replacement and clearly show where the 51 tree units are to be located. 12. Clearing and Grading — The applicant is required to obtain a clearing and grading plan approval as a component of Process III approval. Consult FWRC 19.120.040(1) for items that are required to be included on the plan, including the anticipated amounts of cut and fill. Please contact Development Services on whether an engineering permit (EN) will be required in addition to the commercial building permit. 13. Rockeries/14 Wning Wlallr — Any needed rockeries or retaining walls must be limited to six feet in height as measured from finished grade at the base of wall to top of wall, with a minimum three-foot landscaped setback at the base of each rockery or retaining wall. Rockeries and retaining walls visible from a public right-of-way or an adjacent property shall be composed of rock, brick, or other textured/patterned wall styles, approved at the discretion of the Community Development Director. 19-104158-00-PC Doc ID: 79595 Mr. Tom Abbott Page 9of18 October 28, 2019 Follow -Up: It appears there is a proposed retaining wall visible from South 3481h Street. The retaining wall shall meet the above provisions. Please provide a detailed cross-section with your land use submittal. Ecology block walls are not permitted. 14..Solad I.Flasre Rsoptwks— FWRC 19.125,150 requires that storage areas for garbage anal recycling receptacles be provided for each project, and contain design guidelines and space requirements. Locations for the recycling and garbage facilities must be depicted on the formal site plan. Include the square footage of each facility provided, depict routes of travel for service providers, and ensure that waste haulers have adequate maneuvering space. 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) and (5), the enclosure shall be screened from abutting properties by a 100 percent sight -obscuring fence or wall and Type III landscaping. Based on the plans submitted, the applicant shall provide a minimum of 125 square feet of storage space. Solid waste storage areas larger than 175 square feet in size must have a roof covering the storage area. The roof shall provide adequate overhang surface to prevent the direct entry of precipitation to the enclosure area. KREEMERA Figure 1— FWRC 19.125.040(4) 15. Traffic Impat Fee— A traffic impact fee will be assessed at the time of the building permit application. The fee amount is subject tochange as determined annually. 16. Lighting— In addition to CPTED lighting standards, the following shall apply: lighting levels shall not spill onto adjacent properties (FWRC 19.105.030); lighting shall be provided in all loading, storage, and circulation areas; and lighting standards shall not reduce the amount of landscaping required for the project (I7WRC 19.115.050), A photometric lighting plan that meets the standards of the Illuminating - Engineering Society JES) n--tin mum outdoor light levels will be required with the land use application. 17. Applicataon Fees & Suhmattal — Please contact the Permit Center at gemlitcenI ci ,offederalway.cam, or 253-835-2607, for updated fee schedule information for applications and permits: ■ Process III Master Land Use Application ■ SEPA Checklist ■ Critical Area & Mitigation Plan Peer Review • Concurrency • ROW Permit • ROW Modification Request Doc ID: 79595 19-104158-00-PC Mr. Tom Abbott Page 10 of 18 October 28, 2019 PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com Land Use Issues — Stormwater 1. Surface water runoff control and water quality treatment will be required per the 2016 King County Surface Dater Design Manual (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 plarvmetric maps in GIS format that may be used for basin analysis. 2. The project lies within a conservation flow control area; thus, the applicant must design the flow control facility to meet 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 Enhanced Basic Water Quality Area. Water quality treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. In addition to those water quality facilities identified in dae KCSWDM, the city will allow those proprietary systems that meet the Enhanced Basic Treatment Criteria that have achieved GULD status by the Washington State Department of Ecology (DOE). 3. If infiltration is proposed, soil logs and infiltration tests prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. The infiltration test shall comply with the criteria outlined in the 2016 KCSWDM. 4. 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. A formal request for underground facilities should be made to the city prior to any detailed design work. 5. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 6. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) construction storm water permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at 360-407-6048, or ht -/ lw-,vw.ecv.wa.govZprg=ms/mLqZstp=water/construction/index.html. 7. If work is to be done below the ordinary high-water mark of the on -site stream, a Hydraulic Project Approval (HPA) permit may be required. Information regarding this permit can be obtained from the Washington Department of Fish and Wildlife. Right -of -Way Improvements 1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long, for traffic related items. 19-104158-00-PC Doc ID: 79595 Mr. Tom Abbott Page 11 of 18 October 28, 2019 2. 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. 3. All stormwater treatment and detention requirements outlined above may apply to any improvements widen the public right-of-way. Building (or Engineering [EN]) Permit Issues 1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the city. Engineering review fees (2019) are $2,503-00 for the first 18 hours of review for commercial building permits, and $167.00 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 2. to assist the applicant's engineer in preparing the plans and TIR, the Federal Way Public Works Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the city's website at http://www.cityoffederalway.com/index.aspx?nid=171. Bonding is required for all street improvements and temporary erosion and sediment control measures associated with the project. The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. 4. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the city. Maintenance for private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. 5. When topographic survey information is shown on the plans, the vertical datum shall be based on N.G.V.D.-29 or K.C.A.S., and called -out on all sheets where vertical elevations are called out. 6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. 7. Provide cut and fill quantities on the clearing and grading plan. 8. Temporary Erosion and Sediment Control (TESC) measures, per Appendix D of the 2016 KCSWDM, must be shown on the engineering plans. 9. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. Doc ID: 79595 19-104158-00-PC Mr. Tom Abbott Page 12 of 18 October 28, 2019 PUBLIC WORKS — TRAFFIC DIVISION Sarady Long, 253-835-2743, sarady.long@ciW—offederalway.com Transportation Concurrency Analysis (FWRC 19.90) 1. Based on the submitted materials for 9,800 square foot medical -dental office building using the Institute of Transportation Engineers (ITE) Trip Generation - 10th Edition, land use code 720 (Medical -Dental Office Building), the proposed project is estimated to generate approximately 34 new weekday PM peak hour trips and 341 daily trips. 2. A concurrency permit is required for this development project. The PW Traffic Division will perform 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). 3. The estimated fee for the concurrency permit application is $4,938 (11 — 50 trips). This fee is an estimate and based on the materials submitted for the preapplication meeting. The concurrency application fee must be paid in full at the time the concurrency permit application is submitted with the land use application. The fee may change based on any changes in the estimated weekday PM peak hour trips as identified in the concurrency application. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with city procedures; however, the fee remains the same. Transportation Impact Fees (TIF) (FWRC 19.91) 1. Based on the submitted materials for a 9,800 square feet medical -dental building, the estimate traffic impact fee is $118,416. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance (FWRC 19.100.070p][a]). Street Frontage Improvements (FWRC 19.135) The applicant/owner will be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements. The applicant will be expected to construct improvements on the following streets to the city's planned roadway cross -sections: South 348th Street is a Principal Arterial planned as a Type "A" street, consisting of a 86- foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights in a 120-foot right-of-way. South 348th Street is improved with six lanes, including vertical curb gutter, sidewalks, streetlights, etc., on both sides of the street. However, the sidewalk, driveway, and ramps may not meet current ADA standards. As such, the applicant shall upgrade the frontage on South 348th Street to meet ADA standards. Alternatively, the applicant may submit justification report to the Public Works Director outlining how the existing facilities meet ADA standards. 19-104158-00-PC Doc ID: 79595 Mr. Tom Abbott Page 13 of 18 October 28, 2019 = Eleventh Avenue South is a Type "S" street, consisting of a 36-foot street with curb and gutter, 4-foot planer strip with street trees, 5-foot sidewalk, and street lights in a 60-foot right-of-way. Assuming a symmetrical cross section, a six-foot right-of-way dedication and half street improvements are required as measured from the street centerline along the entire property frontage. 3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements (FWRC 19.135.070). These modification requests currently have a nominal review fee currently of $334. 4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety purposes. The taper rate shall be WS2/60 or as directed by the Public Works Director. Access Management (FWRC 19.135) 1. Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280 provides access standards for streets based on planned roadway cross -sections. Please note that access classifications are per Drawing 3-1A in the Public Works Development Standards. 2. For driveways that serve uses other than single-family residential uses and zero lot line townhouse developments, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order to provide adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the Public Works Director. Design Criteria (FWRC 18.55) 1. Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets (1~"MC 18.55.010 and FWCP Policy TP4.2). However, due to the presence of existing surrounding developments and topographic constraints, no additional street connections appear feasible. This requirement may be modified by the Public Works Director if connections cannot be made for reasons outlined in the FWRC. Ti-aftic Division would support such a request to waive this requirement. COMMUNITY DEVELOPMENT — BUILDING DIVISION Greg Kirk, Plans Examiner, Greg.Kixk@cityoffederalway.com A land use decision by the Community Development Director shall be issued prior to building permit submittal. Your building permit will be put on hold if you submit prior to a land use decision. For more information please contact the listed city reviewer. 1. The structure will be treated as a new building permit application and must meet all current codes, including: • International Building Code (IBC), 2015 Washington State Amendments WAC 51-50 • International Mechanical Code (IMC), 2015 Washington State Amendments WAC 51-52 • Uniform Plumbing Code (UPC), 2015 Washington State Amendments WAC 51-56 & 57 Doc ID: 79595 19-104158-00-PC Mr. Tom Abbott Page 14 of 18 October 28, 2019 • International Fire Code (IFC), 2015 Washington State Amendments WAC 51-54 • National Electric Code (NEC), 2014 • Aecertibili�y Code (ICC/ANSI A117.1), 2009 • Washington State Energy Code (WSEC), 2015 WAC 51-11 2. Bu4Wxg Criteria. The following applies to the proposed structure. Please include in your permit submittals: • Occupancy Classification • Type of Construction • Floor Area • Number of Stories • Fire Protection ■ Wind/Seismic: Basic wind sped 85 mph, Exposure B, 25-pound Snow Load Seismic Zone D-1 3. BudaVnrg Permit Application Process. A complete building permit application and commercial checklist are required. The commercial checklist will be completed by staff and provided at the time of land use approval. Copies of the application and checklist may be obtained on our website at: N yw.ri roffederalwaa�.corn Appointments are required for intake of new commercial building permit submittals. Please contact the Permit Center at 253-835-2607, or nernutcenter@cityoffederalway.com. Some projects may require a third -party review or inspection. The cost to cover these fees is the responsibility of the applicant. Any third -party fee is in addiiion to regular permit fees and costs. The information provided is based on limited plans and information. The comments are not intended to be a complete plan review and further comments are possible at time of building permit plan review. LAKEHAVEN WATER AND SEWER DISTRICT Brian Asbury, 253-946-5407, basbuEy@lalceliayen. Water A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). The certificate is valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to issue for typical processing. The 2019 cost for a Water Certificate of Availability is $70.00. Fire flow at no less than 20 psi available within the water distribution system is a minimum of 2,500 GPM (approximate) for two hours or more. This flow figure represents Lakehaven's adopted minimum level of service goals for non-residential areas regarding performance of the water distribution system under high demand conditions. If more precise available fire flow figures are required or desired, the applicant can request Lakehaven perform a system hydraulic model analysis (separate from or concurrent with an application for availability). The 2019 cost for a system hydraulic model analysis is $230.00. 19-104158-00-PC Doc ID: 79595 Mr. Tom Abbott Page 15 of 18 October 28, 2019 • A Lakehaven Developer Extension (DE) Agreement will be required to construct new water distribution system facilities for the proposed development (onsite hydrant). Additional detail and/or design requirements can be obtained from Lakehaven by completing and submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement. Lakehaven encourages owners, developers, and/or applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre- design/planning phase to avoid delays in overall project development. ■ A water service connection application submitted separately to Lakehaven is required for each new service connection to the water distribution system, in accordance with standards defined in Lakehaven's current "Fees and Charges Resolution." Non -single-family properties require separate domestic (per building typically, some exceptions allowed), in*tion (ifirrigated landscaped areas are incorporated into the site development), and Ere protection (if required or installed) water service connections and meters. • Service pressure(s) greater than 80 psi indicated and Pressure Reducing Valve(s) indicated; contact the local building official for requirements and/or additional information. • To satisfy premise isolation requirements, the installation and satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each domestic and irrigation service meter is required pursuant to WAC 246-290-490 and Lakehaven standards regarding premise isolation. As low health cross -connection hazards, either a double check valve assembly (DCVA) or a reduced pressure backflow assembly (RPBA) is required. For fire -protection, as a low -cross connection hazard, a double check detector assembly (DCDA), or a reduced pressure detector assembly (RPDA) is required for three -inches and larger fire protection service connections. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, r- elaflta lakehaven org, or 253-946-5427) for additional information on premise isolation/BPA installation and testing coordination. • The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s). ■ Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees, charges, and/or deposits (2019 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees/charges/deposits and are due at the time of the application for service. All Lakehaven fees, charges, and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice. ■ Water Service/Meter Installation, Domestic, 11/2" preliminary size: $'732.70 drop -in meter charge. Actual size to be determined by Lakehaven based on applicant's estimated maximum domestic only GPM usage rate. • Water Service/Meter Installation, Irrigation, 1" preliminary size: $571.08 drop -in meter charge. Actual size to be determined by Lakehaven based on applicant's estimated maximum irrigation only GPM usage rate. • Water Service/Meter Installation, Fire Protection (flow -detection), 5/8" x 3/4" size: ,$474.10 drop -in meter charge. • Capital Facilities Charge(s)-Water: $4,242.12 per Equivalent Residential Unit (ERU), preliminary estimate of 5.00 Water ERU. Actual amount due to be determined by Lakehaven based on applicant's estimated annual total water usage rate. Please contact Lakehaven for further detail. Sewer ■ A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). The certificate is Doc ID: 79595 19-104158-00-PC Mr. Tom Abbott Page 16 of 18 October 28, 2019 valid for one year from date of issuance. If a certificate is needed, allow one to two working days to issue for typical processing. The 2019 cost for a Sewer Certificate of Availability is ,$70.00. • A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary sewer system, in accordance with standards defined in Lakehaven's current "Fees and Charges Resolution." Minimum pipe slope for gravity sewer 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 line, for all new or modified non-residential connections. Also, if applicable, see the enclosed Lakehaven Trash/Recycling Enclosure Standards. • Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges, and/or deposits (2019 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees/charges/deposits and are due at the time of application for service. All Lakehaven fees, charges, and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice. • Sewer Service Connection Permit: ,$420.23 fee. • Capital Facilities Charge(s)-Sewer: ,$3,978.13 per ERU, preliminary estimate of 2.00 Sewer ERU. Actual amount due to be determined by Lakehaven based on applicant's estimated annual domestic water usage rate. Sewer system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property, for 10.12 ERU. Please contact Lakehaven for further detail. General • All Lakehaven development engineering related application forms, and associated standards information, can be accessed at Lakehaven's web pages at hM://www.Lqk-ehiven.org/204/develUmeiit-enp;WeeLaig. • All comments herein are valid for one year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE Sean Nichols, 253-946-7242, sean.nichols@southidngfire.org Water Supply Fire Floav A Certificate of WlaterAvailability including a hydrauhr fxrr flow model shall be requested from the water district and provided at the time of building permit application. Fire Hydrants This project will require a fire hydrant in an approved* location on the building site. *Hydrant spacing along access roads and location in relationship to buildings and sprinkler FDC shall be approved by Fire Marshal's Office. Hydrant shall be within 100 feet of the FDC and NOT cross a major road. Fire hydrants shall be in service prior to and during the time of construction. 19-104158-00-PC Doc ID: 79595 Mr. Tom Abbott Page 17 of 18 October 28, 2019 Emergency Access Fire apparatus access roads shall comply with allrequirements of Fire Access Policy 10.006: http:llsouthkingfi -c.a IDoS;pme-ntCenter Home View 24 This review did not include turning radius review. Turning radius and minimum widths shall meet the South King Fire standards. Designated and marked fire lanes may be required for emergency access. This may be done during the plans check or prior to building final. Requirements and marking options can be found in FWRC Title 8 at: htt17:llwww.code ublishin .com WA Fedei-alWa Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. If detention vaults are to be installed on site, outrigger rating will be required to the top of the vault. Fire Department Lock Box A recessed Ere department "Knox" brand key box shall be installed on the building near the front entrance. Location(s) will be approved by the plan reviewer or Deputy Fire Maishal onsite. Fire Sprinkler System An NFPA 13 fire sprinkler system is required An automatic fire sprinkler system shall be installed in all occupancies 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 fire-ex-tinglisl,ing system. Fire Alarm Afire alarm system is required City code requires an automatic fire detection system in all buildings exceeding 3,000 square feet gross floor area. The fire alarm system is required to monitor the sprinkler system, including water flow. Provide full notification as required by NFPA 72. Complete c4verrxge smoke detection is not requimd for this' project. This fixe detection system shall be monitored by an approved central and/or remote station. CLOSING This letter reflects the information provided at the preapplication meeting and is intended to assist you in preparing plans and materials for formal applications. We hope you found the comirkents 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 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, Doc ID: 79595 19-104158-00-PC iNlr. Tom Abbott Page 18 of 18 October 28, 2019 please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards me, your key project contact, Associate Planner Leila Willoughby -Oakes, 253-835-2644, or Leila.willaughl�y-cakes cl czt<�offed_eraIt;ra;�.cm. We look forward to working with you. Sincerel S Leila Willoughby -Oakes Associate Planner enc: Master Land Use Application Process III Submittal Requirements Environmental Checklist Redlined Site Plan Hazardous Materials Inventory Statement Peer Review Form (Administrative Decision) Mailing Labels CPTED Checklist Critical Area Sign Standards Right -of -Way Modifications Concurrency Fire Access Standards When an Appointment is Required Lakehaven Enclosures Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Greg Kirk, Plans Examiner Brian Asbury, Lakehaven Water & Sewer District Sean Nichols, South King Fire & Rescue John Langston, Everestt LLC, c,,terest.jnn@f:ronrier.com Anthony Starkovich, South Park Building LLC, vi ntagecar@gm ail,com 19-104158-00-PC Doc ID: 79595 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: September 9, 2019 TO: Cole Elliott, Development Services Manager Greg Kirk, Plans Examiner Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue Rob Van Orsow, Solid Waste/Recycling Coordinator FROM: Leila Willoughby -Oakes, Planning FOR DRC MTG. ON: September 26- Internal October 3, 2019, 9:00 AM - with applicant FILE NUIMER(S) : 19-104158-00-PC RELATED FILE NOS.: 96-10308-00-UP Vintage Office Park (Vehicle Access Bridge) Starkovich; 03-105467-UP; 30,000 sf of office PROJECT NAME: 348TH FEDERAL WAY COMMERCIAL DEVELOPMENT PROJECT ADDRESS: 1044 S 348TH ST, FEDERAL WAY ZONING DISTRICT: - OP PROJECT DESCRIPTION: Proposed development of a single story commercial building, approximately 9,800 square feet, on a 2.48 acres. LAND USE PERMITS: Process III (Stream Buffer Intrusion/Day Care) PROJECT CONTACT: Tom Abbott Sr. LDC, Inc.1 tabbottsr@ldccorp.com MATERIALS SUBMITTED: Conceptual Site Plan (LDC) Narrative Application Aerial Photo RECEIVED AUG 2 8 2019 August 23, 2019 CITY OF FEDERAL WAY COMMUN[TY DEVELOPMENT City of Federal Way Department of Community Development 33325 8th Avenue South Federal Way, WA 98003 RE: 348th Federal Way Pre -Application Narrative Surveying LDC1 Engineering Planning The 348th Federal Way Project is an approximately 2.48 acre commercial project located at 1044 South 348th St, Federal Way, WA 98003. This site is one undeveloped parcel with one existing commercial business. The proposal is to develop the site to include a medical/dental office building. The proposed development is summarized by the following characteristics and narrative: Property Address: 1044 South 348th St, Federal Way, WA 98003 Tax Parcel Number: 2021049166 Property Zoning: OP Proposed Zoning: OP Property Area: Approximately 2.48 acres Proposed Structure: One 9,800 sf Structure Project Type: Commercial Building Site Description The property is currently vacant and surrounded on all sides by various business park developments. To the South is right-of-way for S 348th St. To the east is 11th Ave S. The land has previously been partially cleared and gently slopes to the south. A stream parallels 11th Ave S and flows to the south. Frontage and Site Access Direct access to the site is proposed to be provided from the east side of the property via an access road off of 11th Ave S. An existing bridge exists on site and over the stream to provide access to 11th Ave S. A structural analysis confirmed that it can support the load of a fire truck. Frontage improvements already exist along S 348th St and will remain in place. Some frontage improvements will be made on 11th Ave S. A deviation will be requested to reduce the amount of frontage improvements along 11th Ave S because 11th Ave ends near the northeast corner of the site. Utility connections will be made to existing water, sewer, and storm systems already in place within the right-of-way and surrounding parcels. Critical Areas A stream exists near the eastern side of the site. Because part of the development will be within the buffer, significant wetland enhancement area is proposed as shown on the conceptual site plan. Two ponds would remain wet year-round. Stormwater would infiltrate into the ground either through the edges of the ponds or into the infiltration gallery. E N N co N X N N C 00 3 0 Enp-ineeriniz ABOVE the Standard 348th Federal Way Site August 23, 2019 Page 2 of 2 Pre -Application Questions/Discussion Topics - Frontage improvements along I Ith Ave S. - Stormwater infiltration - Enhanced wetland areas We look forward to working with you, and appreciate your review, input and assistance. Sincerely, Ian Faulds Associate Planner LDC, Inc. a Engineering ABOVE the Standard CITY OF ..� Federal Way Centered on Opportunity September 12, 2019 Mr. Tom Abbott Sr. LDC, Inc. 20210 142nd Avenue NE Woodinville, WA 98072 tab b ttsr I cca . om CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway. com Jim Ferrell, Mayor FILE Re: File #19-104158-00-PC; PREAPPLICATION CONFERENCE 348th Street Commercial Development,1044 South 3481h Street, Federal Way Dear Mr. Abbott: 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; October 3, 2019 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 leila.willou hby-9 akes citvoffederalway.com or 253-835-2644. Sincerely, Leila Willoughby -Oakes, MPA Associate Planner Doc. LD. 79588 19-104158-00-PC 4k o. Federal Way RECEIVER AUG 2 8 2019 CITY OF FED ERAI.. WAY COMMUNITY DEVELOPMENT APPLICATION No(S) Project Name 348th Federal Way MASTER LAND USE APPLICATION DEPARTMENT OF CommuNr" DEVELOPMENT 33325 S'h Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 www.ci! ffelieralway.mm Property Address/Location 1044 South 348th St, Federal Way, WA 98003 Parcel Number(s) 2021049166 Date d — �- �) Project Description This 2.48 ac vacant parceris proposed to be developed as a single story commercial building about 9,800 sf in size. PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination x 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 OP - Office Park Zoning Designation OP - Office Park Comprehensive Plan Designation $0 (vacant) Value of Existing Improvements $1.200.000 Value of Proposed Improvements International Building Code (IBC): Group Occupancy Type V-B non -rated structure Construction Type Applicant Name: Jon Langston - Everest LLC Address: 14411 2351h ST SE City/State: Snohomish, WA Zip: 96296 Phone: 206-730-2266 Fax: Email: everestiongfrontiencom Signature: 07 Agent (if different than Applicant) Name: Tom Abbott Sr - LDC, Ina. Address: 20210142nd Ave NE City/State: Woodinville, WA Zip: 98072 Phone: 425-806-1e69 Fax: Email: iapaottsrQldccarp.eom�� Signature: Owner Name: Anthony Starkovich 11M IWK Address: 1611 9lh Ave N City/State: Edmonds, WA Zip:98020 Phone: y ZS_ 772-- 92- 3 i Fax: Email: vmi� C$.� Cd„ ,gr-/. C Signature: 7/ Z',• 4 /3-[(t c l) /w6 L e- e- Bulletin #003 —January 1, 2011 Page I of 1 k:\Handouts\Master Land Use Application 9/25/2019 https://itetripgen.org/PrintGraph.htm?cof'I20&ivlabel=QFQAF&timeperiod=TPSIDE&x=9.8&ear=385&IocationCode=General Urban . Medical -Dental Office Building (720) Vehicle Trip Ends vs: 1000 Sq. Ft. GFA On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Setting/Location: General Urban/Suburban Number of Studies- 65 Avg. 1000 Sq. Ft. GFA: 28 Directional Distribution: 28% entering, 72% exiting Vehicle Trip Generation per 1000 Sq. Ft. GFA Average Rate Range of Rates Standard Deviation 3.46 0.25 - 8.86 1.58 Data Plot and Equation 600 500 I 'Cl w 400 300 X X X XX X 200 X X X X X X X X X �c_ X X X 100 75�1CC X X X X U 50 100 X = 1000 Sq. Ft. GFA X Study Site Fitted Curve Fitted Curve Equation: T = 3.39(X) + 2.02 150 Trip Generation Manual, 10th Edition • Institute of Transportation Engineers Average Rate R2= 0.73 200 https://itetripgen.org/PrintGraph.htm?code=720&ivlabel=QFQAF&timeperiod=TPSIDE&x=9.8&edition=385&IocationCode=General Urban/Suburban&c.-. 1/1 REVISIONS BY z C IMPERVIOUS SURFACE AREA: BUILDINGS: 9,728 S.F. SIDEWALKS: 2,965 S.F. PARKING/PAVED AREA: 24,684 S.F. TOTAL IMPERVIOUS SURFACE AREA: 37,397 S.F. ARCHITECTURAL SITE PLAN RECEIVED AUG 2 8 2019 ITY OF PEOE}A.WAY .;OMMUNf7Y OEVELOPMENT 0 15 30 60 N 509.663.6455 MJNEAL®MJNEALAIA.0 OM WWW.MJNEALAIA.COM P.O. BOX 1945 WENATCHEE, WA 98807 ©Copyright 2019 11 N5F1 Inartrc . `srxr 4ira� Q Q J Q W 0 {I I >— LL N I.L O CO) LI_ 0 ~ z J C-ot oaM H W m O Q WWo z LL Date: 2019-05-23 Scale Factor: I Drawn: HE File: 19432 Sheet A1.1 1121 - 0' MAIN FLOOR PLAN m 10 20 40 I'SI S P-0, AL oL 1 ARCHITECTS, PI -LC FEDERAL WAY Project # 19432 2019-08-23 NORTH ELEVATION PRESENTATION va' = 1-3. ky s f MAIN F „ v 0.0 0/, !) 11 e WEST ELEVATION PRESENTATION I —b - -0, EAST ELEVATION PRESENTATION � `lc•�'�k ��.bk yJ S �s��� S Ito SOUTH ELEVATION PRESENTATION NEAL ASSOCIATES 1 AKCI IITECTS, PLLC o� FEDERAL WAY • Project # 19432 2019-08-23 I ■EN, Imo® ME 1;� MIMI — W' so 7 OWN 1 i -- mail ■■■ ■ ��. f . NORTHWEST QUARTER QTHE SOUTHEAST QUARTER OF SECTION 20, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., INKING COUNTY, WASH/NGTON, r � ,—) 4 IVO,, -N2, FG 0-111 t PERMEABLE BERM --C_F,&ve�L LvA5 �r'Lawjm, lX& ISLpArl _-�;j�y:Lil ifs Kp41Y� (+IFt�WIN � �p{l: 15t0W YV SCALE: T- = 30' 30• 0 1. 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