07-102709CITY
Way
June 18, 2007
John B. McHugh
6121 Bayview Drive NE
Tacoma, WA 98422
CITY HALL
33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Re: File #07-102709-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Marista's Coffee Preapplication Confernce, 803 South 3481h Street, Federal Way, WA
Dear Mr. McHugh:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held June 7, 2007. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Utility District and South
King Fire and Rescue. Some sections of the Federal Way City Code (FWCC) 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 FWCC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Deb Barker, 253-835-2642, deb.barker@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
Proposed is a 3,482 square -foot multi -tenant retail building and a 2,775 square -foot storage building for
the tenants with associated site work with 16 parking stalls. A drive through espresso window is
proposed in conjunction with larger building. Two residential structures on the site are to be demolished.
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. 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. McHugh
Page 2
June 18, 2007
Planning Division
1. Potential critical area intrusions are not fully reflected on the submitted plan and may impact
proposed development.
2. There are required structural setbacks from the adjacent residential zoning district that must be
depicted on the site plan.
3. Parking requirements for fast food restaurants may result in a parking deficit.
• Public Works Development Services Division
1. The project lies within a Level 1 flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. The project also lies within a Resource
Stream Protection Water Quality Area. Water Quality Treatment shall be designed to meet the
treatment criteria of the Resource Stream Protection Menu.
2. The location of the garbage/recycling enclosure cannot be accessed by service providers
■ Public Works Traffic Division
1. A Concurrency Application is required. The Concurrency Permit process will determine if any
additional traffic analysis and/or traffic mitigation fees apply to the project.
2. Street frontage improvements and right-of-way dedication are required along South 348t"
Street.
3. The current proposal needs to meet access management standards.
4. Queuing and Safety Analysis is required to be submitted for peak hours.
South King Fire and Rescue
1. Anew fire hydrant is required for this project.
Lakehaven Utility District
1. The sewer line must be extended from the north side of South 348`h Street into the subject
property. Boring across South 348`h will be required.
DEPARTMENT COMMENTS
Outlined below are the continents 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 (Deb Barker, 253-835-2642, deb.barker@cityoffederalway.com)
1. Zoning, Uses, and Review Process — At the present time, the subject property is zoned BP (Business
Park. The City is in the process of rezoning the area to a CE (Commercial Enterprise) zone; this
letter addresses those draft standards.
The proposed CE zoning district permits retail, office, fast food restaurant and self service storage
uses pursuant to Federal Way City Code (FWCC) Sections 22-865 (storage), 22-867 (retail), 22-868
(office) and 22-871 (Restaurant). Copies of those draft code sections are enclosed.
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Mr. McHugh
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June 18, 2007
A project that includes intrusions into regulated critical areas and/or associated buffers is subject to
environmental review, as well as any proposal that includes construction of more than 20 parking
stalls. When environmental review is required, a project must be reviewed through Process III
Review, Project Approval. Under Process III, the Director of Community Development makes a
written decision on the application based on criteria listed under FWCC Section 22-364.
Be advised that any intrusions into critical areas buffers may require review under Use Process 1V,
Hearing Examiner Decision, and require a public hearing conducted by the Hearing Examiner.
A project that does not contain intrusions into critical areas, and provides fewer than 20 parking
stalls can be reviewed under Use Process II. Process II review is administrative, with the Director of
Community Development makes a written decision on the application based on criteria listed under
FWCC Section 22-365, et al.
A development submittal checklist and master land use application are enclosed along with
applicable code sections. Building permits are issued after Process III (or Process IV or Process II
approval is granted.
2. State Environmental Policy Act (SEPA) — In addition to the proposed development located within
critical areas buffers and/or the installation of more than 20 parking stalls, the demolition of the
existing residential structures may require environmental review under the State Environmental
Policy Act (SEPA). As proposed, the project appears to require SEPA review. A SEPA checklist
must be submitted and reviewed prior to the City issuing an environmental threshold determination.
All property owners within 300 feet of the site are notified of that decision. The notification
includes a 14-day comment and 14-day appeal period. SEPA review must be concluded before the
site plan approval and any other applicable land use review may be granted.
3. Fees — The proposal to develop the project requires the following fees:
o Process III review $2,196.00
o (Process IV review if eligible) $3,619.00
o (Process II review if eligible) $1,882.00
o SEPA review $ 869.50
Additional fees are associated with City and district regulations and permits. Building permits
must be obtained before any work commences.
4. Public Notice — Process III and SEPA applications require public notice and must be accompanied
by a total of two sets of stamped mailing envelopes, prepared in accordance with the City's
requirements.' (Process IV review requires a third set of mailing envelopes to notify property
owners of the public hearing). Both envelope sets shall be addressed to all owners of real property
located within 300 feet of site boundaries. In accordance with the City's procedures, all envelopes
must contain the Department of Community Development Services return address, (PO Box 9718,
Federal Way, WA 98063-9718). A paper list of addressees is required to be submitted along with
the envelopes in addition to an assessors map with the 300-foot boundary depicted. Mailing
information should be current and accurate in order to avoid having to verify the mailing list and re -
mail any notices, thereby affecting project review time frames.
1 See the City handout titled Obtaining Mailing Labels.
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June 18, 2007
Critical Areas - The subject site appears to be located within 200 feet of a regulated category I
wetland and potentially within 100 feet of a major stream. In a September 26, 2006 technical memo,
the City's wetland consultant Otak Inc. provided peer review of two wetland reports prepared by
John Comis Associates (JCA) dated February 21, 2005 and February 18, 2006. Otak agreed that
there are no jurisdictional wetlands on the subject property but found that more information is
required regarding number of issues including but not limited to a wetland associated with the
stream and the western wetland south of the old storm water pond; location of a new undisclosed
wetland; information about major stream and impacts from category I wetlands with 200 foot
buffers. The City's wetland biologist disagreed with a number of key arguments made in the two
JCA wetland reports which weigh heavily on the development parameters of the subject property.
Unfortunately, without additional wetland information submitted and analyzed by the City's wetland
consultant, City staff will assume that portions of the property may be located within jurisdictional
wetland boundaries, and that intrusions into the wetland buffers may result with proposed
development.
Ideally, in order to clarify the extent of critical area constraints on the subject site, prior to
submitting formal applications the applicant should provide a technical response to the Otak
memorandum for review and comment by the City's wetland consultant on a cost recovery basis. A
formal survey should also be prepared of the site and identified critical areas. In some cases, it may
be useful for the two wetland consultants to meet at the subject site.
Please let me know how you intend to proceed with this issue.
Wellhead Protection - In addition, the subject site is located within a one year wellhead protection
zone as designated by Lakehaven Utility District. A Hazardous Materials Inventory Statement -
Critical Aquifer Recharge and Wellhead Protection Areas must be submitted with the formal
application.
6. Setback Requirements — Structural setbacks for the proposed uses due vary based on adjacent
zoning. CE zoning is proposed east and south of the subject site, while zoning to the west is will
remain Single-family.
Use
North CE zoning
South CE zoning
East CE zoning
West RS zoning
Retail
5 ft
5 ft
5 ft
20 ft
Restaurant
5 ft
10 ft
10 ft
20 ft
Office
5 ft
5 ft
5 ft
20 ft
Storage
20 ft
15 ft
15 ft
20 ft
Based on these setbacks, storage building would not meet these standards and could not be
permitted.
7. Building Height — The height of buildings in the CE zones varies by use based on FWCC. However,
according to special regulations and notes for the proposed uses, building height may not exceed 30
feet Above Average Building Elevation (AABE) when located within 100 feet of a residential
zoning district. This affects the entire site, all of which is within 100 feet of the residential zone to
the west. The mid point of the retail building is 25 feet AABE and meets the intent of this
requirement. A formal application must demonstrate how the height requirement is met.
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8. Parking Requirements — Parking requirements from CE zone use charts are reflected below:
Use
Parking Re uirement
Retail
1 parking stall for each 300 square feet of gross floor area
Fast Food Restaurant
1 parking stall for each 80s uare feet of gross floor area
Office
1 parking stall for each 300 square feet of gross floor area, unless
medical or dental office, then 1 parking stall for each 225 square
feet of gross floor area
Self Service Storage
Case by case basis (unless associated with retail, then 1/300
While there were 16 parking stalls depicted on the preapplication site plan, the number of required
parking stalls could not be quantified without knowing the size of the proposed uses. For reference,
standard parking stall sizes are 8% by 18 feet; compact parking stalls are 8 by 15 feet. Up to 25
percent of the required spaces may be compact stalls. Parking stalls shall conform to the enclosed
stall/drive aisle chart.
9. Landscaping — A preliminary landscape plan prepared by a licensed landscape architect in
accordance with FWCC Chapter 22, Article XVII, "Landscaping" (enclosed), is required as part of
the Process III submittal as discussed below:
a. Perimeter Landscaping — FWCC Section 22-1566(*), "CE," requires Type III landscaping a
minimum five feet in width along the front, side, and rear property lines, unless adjacent to a
residential zone as in the case of the subject site; then 15 feet of Type I landscaping is required.
In addition, enhanced perimeter landscaping must be provided to screen parking stalls from the
right-of-way and residential uses. A preliminary landscape plan must depict these
requirements. Type III landscaping is a mixture of evergreen trees and deciduous trees
interspersed with tall shrubs and groundcover to create a partial visual buffer to separate uses
from the street and soften the appearance of parking areas and building elevations.
Location
North
South
East
West
Requirement
5 feet of type III
plus screen cars
at 3 6" height
5 feet of type III
landscaping
5 feet of type 111
landscaping
15 feet of type I
Solid Screen
b. Interior Parking Lot Landscaping — Twenty square feet of interior lot landscaping per parking
space must be provided for parking lots up to 49 stalls in accordance with FWCC Section 22-
1567(b)(1)(a)(1). Parking lot landscaping is to break up large areas of impervious surfaces,
mitigate adverse impacts created by vehicle use areas, facilitate the movement of traffic, and
improve the physical appearance of vehicle use areas. Type IV landscaping is required at the
ends of all rows of parking and disbursed throughout the interior parking area. Type IV
landscaping consists of trees, shrubs, and groundcover to provide visual relief and shading.
The square footage of interior lot landscaping must be listed on the landscape plan, and the
interior landscape areas used for this calculation must be identified on the plan.
c. Parking Area Screening — As noted above, parking areas abutting South 3480' Street and the
adjacent residential zone must be screened with either a three -foot -tall berm installed within the
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perimeter landscaping, architectural features, or substantial plantings added to the landscaping
in accordance with FWCC Section 1567(e)(1). The landscape plan should contain a cross
section to show how this requirement is met.
d. Significant Trees — The FWCC defines significant trees as 12 inches in diameter or 37 inches in
circumference, measured 4%2 feet above the ground, in good health, and not detrimental to the
community. Significant trees do not include red alder, cottonwood, poplar, or big leaf maples.
There are a number of trees on the subject site that meet the definition of significant trees.
Removal of more than 75% of the significant trees shall require tree replacement pursuant to
FWCC Section 22-1568(1)(a). A tree retention plan pursuant to FWCC Section 22-1568(2)
through (6) shall be submitted with the formal application.
e. Plant Species — With the exception of lawn areas, at least 25 percent of new landscaping
materials shall consist of drought tolerant species. The preliminary plan should indicate how
this requirement is satisfied.
f. Screening of Blank Walls & Foundation Landscaping— Building walls which are uninterrupted
by windows, doors, or other architectural features; that are 240 square feet in area or greater;
and are not located on a property line, must be screened by landscaping including trees, shrubs,
and groundcovers appropriate for the. area per FWCC Section 22-1564(u). Foundation
landscaping is also encouraged.
g. Modifications — FWCC Section 22-1570 outlines the landscape modification options and
criteria. Please refer to this section for specific information.
10. Design Guidelines —Projects subject to Process III review must comply with the provisions of
FWCC Chapter 22, Article XIX, "Community Design Guidelines". It is the applicant's
responsibility to demonstrate how all design guidelines have been satisfied. Additional meetings to
discuss design issues are encouraged. Below is a brief list of the major design issues relating to this
project.
CE zoning district guidelines in FWCC Section 22-1638(b)(1) require that surface parking may
be located behind the building, to the sides of the building or adjacent to the right of way
provided that parking located adjacent to the right-of-way maximizes pedestrian access and
circulation; Entrance facades shall front on, face, or be clearly recognizable from the right-of-
way; Building entrances shall be architecturally emphasized and shall incorporate transparent
glass; Ground floor entrances to retail sales or services shall incorporate plaza features or
furnishings, and/or streetscape amenities, in a context -sensitive amount and combination,
considering the scale of the retail uses and entrances to the overall building or development,
and proximity and access to other existing plazas or streetscape features; Ground level mirror or
reflective glass is not allowed where adjacent to a public right-of-way or pedestrian area; and if
utilized, chain link fences visible from the street or adjacent properties and not screened by
Type I landscaping shall utilize vinyl coated mesh powder coated poles, dark colors and
architectural elements.
b. Building walls over 60 feet in length and visible from the right-of-way shall incorporate specific
fagade and modulation options. However, as the fagade facing the right-of-way does not exceed
60 feet in length, this is not applicable to the project.
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c_ Articulation of blank walls over 240 square feet on all sides of the building is required as
outlined in FWCC Section 22-1635(c). It is unknown what the other walls look like.
d. Accessible pedestrian connections from the sidewalk to the buildings shall be provided and
delineated by separate paved. routes pursuant to FWCC Section 22-1634(d). The proposed
location of the pedestrian access to the right-of-way meets the FWCC; however, pedestrian
corridor to the rear of the site and to the east where the park and ride facility is should be
provided if topography permits.
e. Additional design guideline elements include pedestrian related amenities such as seating and
bicycle racks. It is suggested that seating be built into the ramps and retaining walls associated
with the multi -level development.
f. Crime Prevention through Environmental Design (CPTED) — Pursuant to FWCC Section 22-
1630, CPTED standards will be applied during project review. A CPTED checklist (enclosed)
must be completed and submitted with the Process III application.
11. Solid Waste and Recycling Storage — FWCC Section 22-949 (enclosed) requires solid waste and
recycling storage areas to be included in all new commercial developments. The proposed location
is not accessible for providers. FWCC Sections 22-949 and 22-1564(d) provide standards for
design, placement, sizing, and screening of garbage receptacles, dumpsters, and storage areas. The
enclosure must be screened with landscaping per FWCC Section 22-1561. Refer also to comments
by the Public Works Department.
12. Rooftop Appurtenances — FWCC Sections 22-960 and 22-1047 (enclosed) provide standards for
screening of rooftop appurtenances. The site plan submittal should contain a statement of proposed
rooftop elements, and they should be depicted on the elevation drawings.
13. Lighting and Mechanical Equipment —The formal application must depict the location of ground or
building mounted fixtures as well as roof or ground mounted mechanical equipment. Lighting
fixtures are not allowed within required landscape islands.
14. Signs — FWCC Chapter 22, Article XVIII regulates signage on the site. In general, one monument or
pedestal free standing sign is permitted in addition to wall mounted signs. A sign permit is required
before any signage is installed. In addition, no new sign permits will be issued until the billboard,
which is not permitted within the City, is removed from the subject site. Sign permit information is
enclosed.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Sean R. Wells, P.E., 253-835-2731,
sean.wells@cityoffederalway.com)
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 1998 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 1998
KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use
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site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of
the project to the eight 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.
2. The project lies within a Level 1 flow control area, thus the applicant must design the flow control
facility to meet this performance criteria. The project also lies within a Resource Stream Protection
Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the
Resource Stream Protection Menu.
3. In addition to the KCSWDM, our initial review suggests that FWCC Section 22-337,
"Nonconforming Water Quality Improvements" applies to this site. Specifically, the following items
are applicable:
1.a. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
Lb. Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square feet of surface area or more;
l .c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
Ld. Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 5,000 square feet or more;
Le. Redevelopment which contains or directly discharges to a floodplain, stream, lake, wetland, or
closed depression, groundwater recharge area, or other water quality sensitive area determined by
the Public Works Director, based on a written map; policy, water quality monitoring data or plan in
existence or implemented by the Director prior to submission of a redevelopment application which
is determined to trigger application of this subsection, or based on information developed during
review of a particular redevelopment application;
11 Redevelopment which involves a change in use, and the changed use has a potential to release a
new pollutant(s) to surface water systems within the City. For the purposes of this subsection, "new
pollutant(s)" means a pollutant that was not discharged at that location immediately prior to the
change in use, as well as a pollutant that was discharged in less quantities immediately prior to the
change in use;
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. Treatment options must be selected from the Resource
Stream Water Quality Menu provided in the KCSWDM.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
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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 Stormwater Management Division.
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 permit can be obtained from the Washington
Department of Fish and Wildlife, at http://www.wa.gov/wdfw/hab/hpapage/htm or by calling the
office of Regulator Assistance at 360-407-7037.
Right -of -Way Improvements
1. See the Traffic Division comments from Soma Chattopadhyay, Traffic Engineer, for traffic related
items.
2. Based on available records and the submitted materials, it appears that this proposal meets the 25
percent threshold criteria for requiring street frontage improvements as identified in the Federal Way
City Code (FWCC) Section 22-1473. The applicant/owner may submit an MAI appraisal for the
subject property, or King County Assessor's records may be used. Development Services Division
will evaluate this data to determine if the project actually meets the City's 25 percent threshold for
requiring street frontage improvements.
3. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
4. All stormwater treatment and detention requirements outlined above will be applied to new
impervious area within the public right-of-way.
Building (or El) Permit Issues
Engineered plans are required for clearing, grading, road construction, and utility work. Plans must
be reviewed and approved by the City. Engineering review fees are $753.00 for the first 12 hours of
review, and $63 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. In addition to engineering approval, short plats and subdivisions are required to obtain a separate
permit for grading. Details and fees may be obtained from the Federal Way Building Department.
The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at www.cityoffederalway.com to
assist the applicant's engineer in preparing the plans and TIR.
4. Bonding is required for all improvements 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
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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.
5. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) 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.
6. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final
approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent
black ink. Site plans shall be drawn at a scale of 1 " = 20', or larger. Architectural scales are not
permitted on engineering plans.
Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per
Appendix D, 1998 KCSWDM, must be shown on the engineering plans.
The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIvisION (Soma Chattopadhyay, 253-835-2745,
soma.chattopadhyay@cityoffederalway.com)
Transportation Impact Analysis
1. A Concurrency Application is required for the weekday PM peak hour. A concurrency information
handout is enclosed. The concurrency application fee is based on the new PM peak hour trips
generated. The concurrency permit process will determine if there is adequate capacity in the
transportation network to serve the proposed development and any additional traffic analysis and/ or
mitigation apply to the project. The applicant would be expected to contribute pro-rata shares
toward the Transportation Improvement Plan (TIP) projects impacted by one or more weekday PM
peak hour trips.
2. Institute of Transportation Engineers Trip Generation (ITE) 70' Edition will be used to calculate trip
generation. Not enough information has been submitted at this time to identify trip generation for
the project site; therefore, the application will need to document all the square footage, occupancy,
and uses. The applicant's traffic engineer may submit a trip generation and distribution study to
determine the number of trips generated by the proposed development. At a minimum, the trip
generation study shall include three (3) studies for similar land use, and settings approved by the
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Traffic Division. The methodology for determining the trip generation shall be based upon the
guidelines established in the most recent edition of the Institute of Transportation Engineers (ITE)
Trip Generation.
Street Frontage Improvements
3. Per FWCC Section 22-1474, the applicant/owner would be expected to construct street
improvements consistent with the planned roadway cross -sections as shown in Map III-6 of the
FWCP and Capital Improvement Program (CIP) shown as Table III-19. Based on the materials
submitted, staff conducted a limited analysis to determine the required street improvements in
meeting the FWCC. Based on the analysis and FWCC, the applicant would be expected to construct
improvements on the following streets to the City's planned roadway cross -sections:
South 348"' street is planned as a Type "A" street, consisting of a 86-foot street with curb and
gutter, six-foot planter strips with street trees, 8-foot sidewalks, and 3-foot utility strips in a
120-foot right-of-way (ROW). Assuming a symmetrical cross section, 10-foot ROW
dedication and half street improvements are required and should be measured from the street
centerline.
4. Per FWCC Section 22-1477, the applicant may make a written request to the Public Works Director
to modify, defer, or waive the required street improvements. Information about a right-of-way
modification requests are available through the assigned planner. Such requests have a set review
fee.
Access and Traffic Circulation
5. Access management standards are based on roadway safety and capacity requirements. FWCC
Section 22-1543 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.
6. Queuing and safety analysis is required to show onsite queue and possible impacts to South 3481h
street at peak hours. In general Traffic Division has been requiring 100-foot queuing storage for
espresso stands.
7. Per FWCC 22-1543 South 348 h Street is access class " 1 " where, left access may be permitted every
330 feet and left -out access is only permitted at signalized intersections. Right -in and right -out may
be permitted every 150ft. Access is closer than 330 feet to the intersection of South 3481h Street and
9ch Avenue. Access may be restricted to right -in and right -out.
8. FWCC Section 22-1542 width of driveway is 30 feet for a two lane two-way driveway.
Other Comments
The applicant's engineer needs to submit a Vehicle Turning Diagram to the Public Works Traffic
Division. This diagram will show how the appropriate design vehicle (Bus, Garbage Truck, and
WB-62) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or
mounting a curb.
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10. If full access is desired a queuing and safety analysis would be required by the applicant. If the 95th
percentile queues on S 348`h street for the peak hours block the proposed driveway, then the
driveway would have be right -in and right -out.
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robv@cityofederalway.com)
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior collection containers. The following exterior
trash enclosure parameters will accommodate most solid waste and recycling needs: Clear interior
dimensions measuring 10' deep by 18' across, with a single two -door swinging gate spanning across
the front of the enclosure. When the gate is opened, no structure or hardware is allowed above grade
across the enclosure opening. Gate pins/holes are preferred in positions for closed gates and holding
gates open for service access.
• User access to interior waste and recycling storage areas/containers, and to exterior containers
screened by enclosure(s).
• Unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure
openings.
■ Landscaping, setbacks and screening requirements [based on FWCC Section 22-1564 (d) & (e)].
• Note that larger -scale commercial or multi -family developments may see long-term savings from the
use of on -site solid waste compaction equipment. This equipment may require larger enclosures,
defined overhead clearance, and consideration of power utility access and drainage management.
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786-
4530 (cell).
BUILDING DIVISION (Scott Sproul, 253-835-2633 scott.sproul@cityofferalway.com)
International Building Code (IBC), 2003 edition
Washington State Amendments WAC 51-40*
International Mechanical Code (IMC), 2003 edition
Washington State Amendments WAC 51-42*
Uniform Plumbing Code (UPC), 2003 edition
Washington State Amendments WAC 51-46 & WAC 51-47*
International Fire Code (1FC) 2003
Washington State Amendments*
National Electric Code (NEC), 2005 edition
Accessibility Code ICC/ANSI A117.1-2003
File #07-102709-00-PC Doc 1D 40966
Mr. McHugh
Page 13
June 18, 2007
Washington State Energy Code WAC 51-11*
Washington State Ventilation and Indoor Air Quality Code WAC 51-13*
*Current State Amendments are dated: July 1, 2004
** As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch
circuits serving sleeping rooms in dwelling units (R-l's).
Building Criteria
Occupancy Classification: B and S-2
Type of Construction: V-B
Floor Area: retail 3482 storage 2775
Number of Stories: single
Fire Protection: fire alarm system required per FWCC
Wind/Seismic: Basic wind speed 85 Mph, Exposure_, 25# Snow load, Seismic Zone D-1
A complete building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at: www.cityoffederalway.com.)
Submit five sets of drawings and specifications. Specifications shall include: x Soils report
x Structural calculations x_Energy calculations x Ventilation calculations. Note: A Washington State
Registered architects stamp is required for additions/alterations (new or existing) of 4,000 gross floor area
or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW).
Submit two copies with King County Health Department approval stamp for all projects that include
food service facilities, septic systems or other elements within the project that require health department
approval.
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.
Review Timing
The first comment letter can be expected within six to eight weeks of submittal date. Re -check of plans
will occur in one to three weeks after re -submittal.
File #07-102709-00-PC Doc 1D 40966
Mr. McHugh
Page 14
June 18, 2007
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from Community Development Services.
Federal Way has an expedited review process. Information is available at our front counter.
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 finalize the structure for occupancy. Building final must be approved prior to the
issuance of a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of
Occupancies.
All construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, all subs, the general or representative, the architect or representative, the engineer or
representative, electrical contractor and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
• July 1, 2007, the City of Federal Way will adopt the 2006 IBC. All building permit applied for will
have to be designed using the 2006 IBC
■ A demolition permit will be required for the removal of the buildings on site.
These building department information provided is based on limited plans and information. The
comments provided are not intended to be a complete plan review and further comments are
possible at time of building permit plan review.
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org)
Water
* If additional hydrants are required or indicated, a developer extension agreement will be required to
construct new water distribution facilities necessary for the proposed development. Preliminary
comments provided by SKF&R indicate at least one (1) new hydrant onsite will be required. It is
likely that open trench construction across S 348th St. will not be allowed, and instead bored type
construction will be required. Additional detail and/or design requirements can be obtained from
Lakehaven by submitting a separate application to Lakehaven for either a pre -design meeting or a
developer extension agreement (application copies attached). Lakehaven encourages the owner to
apply for either of these processes early in the pre-design/planning phase to avoid delays in overall
project development.
File #07-102709-00-PC Doc ID 40966
Mr. McHugh
Page 15
June 18, 2007
* A water service connection application is required for a separate meter/service for any new
connection to the water distribution system, or modification to any existing service connection (e.g.,
larger service, abandonment of existing service(s), etc.), in accordance with standards defined in
Lakehaven's current 'Fees and Charges Resolution'.
Sewer
A sewer service connection permit will be required for any new connection to the sanitary sewer system
or any modification to the existing sewer service connection, in accordance with standards defined in
Lakehaven's current Tees and Charges Resolution'. Minimum 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 required on the private building sewer line, for all new or modified non-
residential connections.
General
* Charges -payable -in -lieu -of -extension, and/or latecomer and/or earlycomer charges may be
assessable against the property for facilities either previously constructed or to be constructed that
provide direct benefit to the property. Please contact Lakehaven for further detail.
* Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units
(ERU). Residential equivalency for non-residential connections will be estimated based on
anticipated water use (1 ERU = 255 gallons per day for water and 220 gallons per day for sewer).
Owner will be required to provide a reliable estimate of proposed water consumption (commercial
and irrigation) for the property (information from a similar facility may be submitted in lieu of a new
estimate). Lakehaven's 2007 Capital Facilities Charges are $3,196/ERU for water and $2,768/ERU
for sewer.
* Credit may be available for this property from connection charges previously assessed for water
and/or for sewer. Please contact Lakehaven for further detail.
* All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, Chris.Ingham@southkingfire.org)
Water Supplies for Fire Protection
No hydrants are available. A new hydrant will be required.
A Certificate of Water Availability shall be provided indicating the fire flow available at the site.
This project will require one new fire hydrant(s). Existing fire hydrants on public streets are available for this
project. Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus access
roads extend between properties and easements are established to prevent obstructions of such roads.
When any portion of the facility or building protected is in excess of 400 feet from a water supply on a public
street, as measured by an approved route around the exterior of the facility or building, on -site fire hydrants
and mains capable of supplying the required fire flow shall be provided. Fire hydrants:
File P07-102709-00-PC Doc ID 40966
Mr. McHugh
Page 16
June 18, 2007
1) Shall be located not more than 300 feet on center. All measurements shall be made as vehicular travel
distance.
2) Shall not be located closer than 50 feet to any building.
3) Shall not be obstructed by any structure or vegetation, nor shall the visibility of the fire hydrant be
impaired for a distance of 50 feet in the direction of vehicular approach to the fire hydrant. (South King
Fire and Rescue Administrative Policy Guideline No. 1004)
Fire hydrant locations are subject to the approval of the Fire Marshal or his/her designee.
When exposed to vehicular damage, fire hydrants shall be suitable protected.
Fire hydrants shall be in service PRIOR to and during the time of construction.
Fire Apparatus Access Roads
The access road to both proposed structures is not suitable and therefore will require an automatic fire
sprinkler system in both buildings. The underground detention vault shall be capable of supporting a
30 ton fire apparatus.
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.
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system,
these provisions may be modified by the chief.
Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to
construction. Fire apparatus access roads:
1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not
less than 13 feet 6 inches.
2) Shall be designed and maintained to support the imposed load of a 30-ton fire apparatus and shall be
provided with a surface so as to provide all-weather driving capabilities.
3) Shall be not less than a 20-foot inside turning radius and not less than a 40-foot outside turning radius.
4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire Department
approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter.
5) Gradient shall not exceed 12 percent.
Designated fire lanes may be required for emergency access. This may be done during the plans check or
after the facility is in operation.
When required, approved signs or other approved notices shall be provided and maintained for fire apparatus
access roads to identify such roads and prohibit the obstruction by parking and other obstructions.
File N07-102709-00-PC
Doc ID 40966
Mr. McHugh
Page 17
June 18, 2007
Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of
construction.
Fire -Extinguishing Systems
Plans and specifications for automatic fire -extinguishing systems for the protection of commercial -type
cooking equipment shall be submitted to the fire department for review and approval prior to installation.
A separate permit is required for the installation of the Fire Sprinkler System. Contact the Fire Marshal's
Office at 253-946-7244 for Fire Sprinkler System Specifications.
The system demand pressure (to the source) required in a hydraulically designed automatic fire
sprinkler system shall be at least 10 percent less than the correlative water supply curve pressure.
Automatic Fire Detection System
A fire alarm system will be required in the main retail building.
An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor
area. This fire detection system shall be monitored by a central and/or remote station conforming to the
current requirements of the National Fire Protection Association standards and/or the fire chief or designee.
(FWCCode Chapter 8, Article II, Division 4)
A separate permit is required for the installation of the Fire Alarm System. A complete Fire Alarm System is
required. Contact the Fire Marshal's Office at 253-946-7244 for Fire Alarm Specifications.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist.you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWCC Section 22-1657.
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 FWCC 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, Deb
Barker; 253-835-2642. We look forward to working with you.
File 407-102709-00-PC Doc ID 40966
Mr. McHugh
Page 18
June 18, 2007
Sincerely,
A� 04---�Ox'
Deb Barker
Senior Planner-
enc: Sign in sheet
Master Land use application
+-Proposed CE none use chart
�'P ro c e �s-I I -Hand ou t
vProcess III handout
1/Process IV handout
*TEPA checklist
✓Mailing Envelope handout
*-Aquifer Recharge checklist
Parking stall chart
*'FWCC Article XIV - Critical Areas
vFWCC Article XVII - Landscaping
i-FWCC Article XIX - Community Design Guidelines
vFWCC Section 22-949 Garbage and Recycling
ti/FWCC section 22-960 and 1047 Rooftop appurtenances
-FWCC Article XVIII - Signs
vRight of way modification handout
-Lakehaven maps
-Lakehaven DE Predesign Application-2007.
vLakehaven DE Agrreement Application-2007.
c: Sean Wells, Senior Public Works Engineer
Soma Chattopadhyay, Public Works Engineer
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire and Rescue
File N07-102709-00-PC Doc ID 40966
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CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC)
Preapplication Conference Sign In Sheet
Marista's Coffee Preapplxc_ation Conference
07-102709-00-PC
J June 7, 2007
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CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: May 17, 2007
TO: Will Appleton, Development Services Manager
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Dave Mataftin, South King Fire and Rescue
Stacy Flores, Public Safety Officer
FROM:
FOR DRC MTG. ON.
FILE NUMBER(s):
RELATED FILE NOS.:
PROJECT NAME:
PROJECT ADDRESS:
ZONING DISTRICT:
Deb Barker
May 31, 2007 - Internal
June 7, 2007, 9:00 - with applicant
..............................................................
07-102709-00-PC
None
MARISTA'S COFFEE
803 South 348`h Street
BP (to become CE)
PROJECT DESCRIPTION: Proposed 3,482 square foot multi -tenant retail building and 2,775 square foot
storage building with associated site work. Drive through espresso window in
conjunction with larger building (2) residential structures on site to be
demolished.
PROJECT CONTACT:
John McHugh
6121 Bayview Drive NE
Tacoma, WA 98422
253-952-9151
MATERIALS SUBMITTED: Site plan, Cover letter, Vicinity map,
Also received Sensitive Areas assessment prepared by Otak dated September 29,
2006, Comis Wetland Verification reports (Planning staff only).
May 17, 2007
MEMO
To: City of Federal Way
Fr: Marista's Coffee
John B. McHugh
206-730-1109
Re: Rezoning of property at 3481h
Marista's Coffee:
We are submitting the construction application early in anticipation of the zoning
changing to C. E.
Architectural Design:
See Elevation — Materials are still to be determined. We intend to use earth tones, color
browns, greens, etc. Exterior finish to be stucco, block, rock with wood trim.
Proposed Purpose:
The retail area (front of building). Is to be for retail use.
The left side to be a drive-thru and sit down coffee shop(Marista's Coffee) with light
breakfast and lunch items.
The other two spaces are to be determined. Possibly take out pizza, nail, hair or spa
salon. No businesses confirmed at this time.
Rear Area:
Is to be storage area for rental spaces in front
RECEIVED
MAY 1 7 2007
OR;& AY
1301 South 320th Suite B • Federal Way, WA 98003 • (253) 952-9151 • Fax (253) 952-9152
County, Washington IL 646— e .
Map Source: Thomas Brothers Road Atlas, 2004 (panel 774/775).
CITY L WAYVIC.1#41TY M-A'P BUILD1 13 DEPT.00
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.
JOHN COMIS ASSOCIATES �� Fig:
Wetlands, Roo*lalns, "nape 1
A�kCITY OF
Federal Way
May 18, 2007
John McHugh
6121 Bayview Drive NE
Tacoma, WA 98422
CITY HALLFILE
33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
RE: File #07-102709-00-PC; MARISTA'S COFFEE PREAPPLICATION MEETING NOTICE
803 South 348`h Street, Federal Way, WA
Dear Mr. McHugh:
The above -referenced proposal has been assigned to me as project planner. At this time, the application
has been routed to the members of the Development Review Committee. A meeting with the project
applicant and Committee has been scheduled as follows:
Thursday, June 7, 2007, 9:00 a.m.
Hylebos Conference Room
City Hall, 2"d Floor
33325 Bch Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Let me know if you will have more than five people attending the
preapplication meeting so we can make arrangements for a larger room. This is the only notice sent out,
so please coordinate directly with anyone else you would like to attend the meeting. Please contact me at
253-835-2642, or deb.barker@cityoffederalway.com, if you have any questions.
Sincerely,
Deb Barker
Senior Planner
Doc. 1. D. 40965
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RECEIVEQ
CITY OF
Federal Way &lAY 1 7 2007
CITY OF FSI )EiiAL WAlf
BUILDING DEP-r
APPLICATION NO(S) 0/ l O ork -�-0 (� + �
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8`h Avenue South
PO Box 9718
Federal Way WA 98063-9718
253-835-2607; Fax 253-835-2609
www.cityoffederalway.com
Date S "/—i- — (j 7
Project Name fy\ N 1�- � 571� C] 7 `f e_7';�
Property Address/Location S -3
Parcel Number(s) 2- 0 2- i 0 H Q 0<� -7
Project Description F, t A t L C e-4 K r n— f f)o c pia
Afro S-lyn r2y:�.,e,E
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
_ Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
`v 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
Requiredlnf'ormation
�� 7f Zoning Designation
Comprehensive Plan Designation
375-000 Value of Existing Improvements
00060Value of Proposed Improvements
International Building Code (IBC):
_Occupancy Type
Construction Type
Applicant
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Name: n a � �
Address: (� (Z ( 3 AY U F
City/State: t,-) A
Zip:
Phone: 2 15- G SZ q15
Fax: c! S2 V 5-7
Email: iy -7 (jQ? A L—
Signature:
Agent (if
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
than Applicant)
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Bulletin #003 — August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application