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99-103215 (2) CITY OF G I I I E �v fw CITY HALL 33530 1st Way South (253) 661-4000 PO Box 9718 Federal Way, WA 98063-9718 November 17, 2000 Mr. Court Pixton Puget Sound Commercial 909 South 336th Street, Suite 102 Federal Way, WA 98003 RE: Additional Information Requested, Federal Way Auto Center(UP299-0014) 35610 Enchanted Parkway, Federal Way Dear Mr. Pixton: Public Works traffic staff has reviewed the Auto Center site plan revisions submitted on November 7, 2000. The application was determined complete on September 16, 1999. Public Works Traffic Department,contact Sarady Long,(253) 661-4139 Enclosed please find comments dated November 16, 2000 from Sarady Long, Public Works Traffic Analyst. He will not be able to sign off on the Process II application until the Washington State Department of Transportation has approved the right-of-way design. Based on this request for additional information, the 120-day maximum review time frame is suspended with 76 of the 120 days used, and it will be restarted within 14 days of date of your complete response to this request. If you have any questions, I can be reached at (253) 661-4103. Sincerely, 0_,ar Deb Barker Associate Planner Enc: Traffic comments C: Mr. Russ Lloyd, PO Box 4203, Federal Way, WA 98063 Mr. Mike Hovland, Hovland Architects, Ltd, 1223 62nd Ave East, Fife, WA 98424-1310 Jim Femling, Public Works Engineering Plans Reviewer Sarady Long, PW Traffic Analyst CITY OF G MEMORANDUM Public Works Department N)� FIS1P 33530 1 ST WAY SOUTH DATE: November 16, 2000 TO: Deb Barker FROM: Sarady Long '4 _ SUB3ECT: FEDERAL WAY AUTO CEN - (99-103215-00-UP) 35610 ENCHANTED PKWY S This memorandum provides review comments from the Traffic Division on the Federal Way Auto Center project. After reviewing the submitted materials and a site visit, I have the following comments: • The applicant must send the revised site plan with c-curb on the south leg of Enchanted Parkway and S 3561 Street to WSDOT for their review and approval. A copy of the letter should be send to the City. L:\CSDC\DOCS\SAVE\09045838.DOC MEMORANDUM OF REVISIONS DATE: November 7, 2000 TO: Jim Femling, Senior Engineering Plans Reviewer Sarady Long, Traffic Analyst FROM: Deb Barker, Associate Planner, 661-4103 RE: Revisions to Federal Way Auto Center, UP2 99-0014 PLEASE RESPOND BY: November 21, 2000 ****************************************** :*********************************** The following revisions to the process II application were received November 7, 2000 in response to the City's October 3, 2000 request for additional information letters. Please find: • Revised site and elevation page A-1: prepared by Mike Hovland dated 10/24/00 • Pages 2 of 3 prepared by Meriwether Leachman Assoc dated 10/16/00 • October 25, 2000 letter from Puget Sound Commercial Please review the revisions and let me know any Process II comments or conditions? ### PUGET SOUND COMMERCIAL A REAL ESTATE SERVICES COMPANY 909 SOUTH 336TH, SUITE 102 FEDERAL WAY,WA 98003 253 D1 1- FAX 253-815-1100 Es Email cbpixton@earthlink.nRE\' lO .•. liO'4 01 .(fat October 25, 2000 City of Federal Way 33530 1st Way South Federal Way, WA 98003 Attn: Deb Barker&Jim Femling Re: Federal Way Auto Cen—(99-103215-OOUP) 35610 Enchanted Parkway S Per your letter of October 3,2000 and the comments addressed in that letter. #1 The planter at the access to the subject site from South 356th ST has been redesigned per your instructions. #2 South driveway from Enchanted Parkway is or will be restricted to a right in right out. The C curb has been on the site and drainage plan since the submittal on or about October of 1999. #3 There will be no easement needed from the South access driveway approach from Enchanted Parkway. The adjoining property owner to the South also uses his portion of that access. We look forward to your expeditious review of these final revisions. I will call next week to disc. 7 any comment ou ma have. . t ly/ .4,, Cou and B. 'ixton Ag'n for 0 ner CITY oG II L E <;\9"."." W Fn. �.�J" CITY HALL 33530 1st Way South (253) 661-4000 PO Box 9718 Federal Way, WA 98063-9718 October 12, 2000 Mr. Court Pixton Puget Sound Commercial 909 South 336th Street, Suite 104 Federal Way, WA 98003 RE: Additional Information Requested, Federal Way Auto Center Federal Way File # 99-103215-00-UP 35610 Enchanted Parkway, Federal Way Dear Mr. Pixton: Public Works staff has reviewed Federal Way Auto Center site plan revisions submitted on September 15, 2000. The application was determined complete on September 16, 1999. A June 14, 2000 letter requested additional information. Public Works Engineering Department,Jim Femling, (253) 661-4196 Enclosed please find comments dated October 3, 2000 from Jim Femling, Public Works Senior Engineer Plan Reviewer. Please be advised that Traffic Staff and Planning Staff will forward additional comments on the September 15, 2000 resubmittal within two weeks. The 120-day maximum review time frame is suspended with 66 of the 120 days used, and it will be restarted within 14 days of date of your complete response to this request for additional information. Please resubmit six copies of revised site and civil plans under file number 99- 103215-00-UP. If you have any questions, I can be reached at(253) 661-4103. Sincerely, d�J Deb Barker Associate Planner Enc: Engineering comments C: Mr. Russ Lloyd, PO Box 4203, Federal Way, WA 98063 Mr. Mike Hovland, Hovland Architects, Ltd, 1223 62nd Ave East, Fife, WA 98424-1310 Jim Femling, Public Works Engineering Plans Reviewer L:\CSDC\DOCS\98691410.DOC CITY OF - MEMORANDUM �\� T��,/ Public Works Department Y1 7 33530 1 ST WAY SOUTH DATE: October 3, 2000 TO: Deb Barker FROM: Jim Femling SUBJECT: FEDERAL WAY AUTO CEN - (99-103215-00-UP) 35610 ENCHANTED PKWY S The Public Works Development Services division has completed a technical review of the site plan for the subject project. The following comments are provided. Comments Related to the Site Plan: 1. The planter island at the access drive on S.356th cannot extend into the right of way. The planter should line up with the new curb line and future road configuration. The driveway width cannot exceed 40-feet, Please revise plan. 2. The driveway approach to Enchanted Parkway must be restricted to a right in, right-out only by installing a c-curb at centerline. Please indicate the limits of the c-curb on the site plan 3. Please show the existing driveway approach on Enchanted Parkway and how it lines up with the proposed access location. Will an access easement be required across the property to the south? . '=;EP 27, 2000 TEL NO: 253-529-4081 #13492 PAGE: 1/1 �.► 31627 1st Avenue South * P.O. Box 4249 Z,. ikehaven FAX TRANSMITTAL ' TILITY DIST � DATE: September 27,2000 TO: Ms, Deb Barker FROM: Mary E. Young Community Development Dept. Development Services Supervisor City of Federal Way Phone No.: (253) 946-5400 Fax No. (253) 529-4081 FAX NO.: (253) 661-4129 TOTAL PAGES: l (including this cover page) RE: Memorandum of Revisions Federal Way Auto Center COMMENTS: The District has no additional comments on this submittal. Comments provided on May 20, 1999, are still applicable. * If you did not receive all pages or received this fax in error, please call (253)946-5400 09/27/00 WED 07:11 [TX/RX NO 6302] MEMORANDUM OF REVISIONS DATE: September 19, 2000 TO: Jim Femling, Senior Engineering Plans Reviewer Sarady Long, Traffic Analyst Mary Young, Lakehaven Utility District Joan Hermle, Deputy Building Official Greg Brozek, Federal Way Fire Department FROM: Deb Barker, Associate Planner, 661-4103 RE: Revisions to Federal Way Auto Center, UP2 99-0014 PLEASE RESPOND BY: September 29, 2000 ****************************************************************************** The following revisions to the process II application were received September15, 2000 in response to the City's June 14 and June 16, 2000 request for additional information letters. Please find: • Revised site and elevation pages A-1, A-2, A-3 (reduced scale): prepared by Mike Hovland dated 9/15/00 • Pages 2 of 3 and 3 of 3 prepared by Meriwether Leachman Assoc dated 8/31/00 • Landscape plan prepared by Landesign dated 9/10/00 • September 155, 2000 cover letter from Mike Hovland • September 16, 2000 letter from Puget Sound Commercial Please review the revisions and let me know any Process II comments or conditions? ### PUGET SOUND COMMERCIAL A REAL ESTATE SERVICES COMPANY RERESUBmITTED 909 SOUTH 336TH, SUITE 102 FEDERAL WAY,WA 98003 253-927-6000 SEP 1 0 2000 FAX 253-815-1100 Email cbpixton@earthlink.net September 16, 2000 Ms Deb Barker City of Federal Way 33530 1st Way S Federal Way, WA 98003 Re Federal Way Auto Center Letter of 6-14-2000 File# UP299-103215 Dear Ms. Barker: I have outlined my written response to several of your comment from the above referenced letter. Mr. Hovland will respond to those items of a design and or site plan nature. Site Plan#6 Proposed use: The use will remain as a vehicle sales use. See site plan for designated vehicle sale parking stalls. (note all are inside building.) Site Plan#8 Easements: The site plan reflects ingress egress easements on the North access point (crossing RL Clearing property)and at the South entrance from Enchanted Parkway the applicant is proposing a right in right out only. This access will not cross the adjacent property owner's land so there is no easement necessary. Landscaping#3 Perimeter landscaping: Please see revised landscape plan and site plan. Per our discussion we have added the required 5 feet of perimeter landscaping on the North property line down to the new drive way/ isle. Landscaping#7 Street trees: See revised landscape plan. Street trees have been added to the new street improvements per city code. Please call me or Mike Hovland should you have any questions. mce� 4 / �P toil - gen'fo er i 1 RESUBMITTEL Hov/aid f�i—chifecfs, Lfd_ SEp 15 2000 09.15.00 Deb Barker, Associate Planner City of Federal Way 33530 1st Way South Federal Way, Washington 98003 Re: Federal Way Auto Center 35610 Enchanted Parkway Federal Way, Washington UP299-0014 (99-103215) Dear Ms. Barker: Following is our response to your comments of 06.14.00. Site Plan Item 2. Garbage Recycling: We have revised the Site Plan to accommodate the required garbage and recycling center. The new location is in the northeast portion of the site. Details are included on Sheet A-1 Item 5. Lighting: Proposed lighting is indicated on the Site Plan, Sheet A-1 and on the Building elevations. Lighting will be provided on the north side building and under the new canopy (over the sidewalks). Item 6. Proposed Use: Please see Court Pixton's letter/response. Item. 7. Fencing: Fencing indicated on the Site Plan has been (or will be) removed. Item 8. Easements: Easements have been added to the Site Plans (civil and architectural) Community Design Guidelines Item 1. Pedestrian Circulation: The `pedestrian connector' has been modified to comply with the Guidelines to the extent that this particular site will allow. The path cannot be located on adjacent property. A curb and/or landscaping separates the path from the parking or vehicular areas. The modifications are indicated on all Site Plans. Page One of Two 1223 62'Avenue East, Fife, Washington 98424-1310 • 253.922.9228 voice • 253.922.9245 fax Lloyd/Federal Way Auto Center Item 2: Building Facade Modulation and Screening: Modulation is provided on the West Elevation through the use of a new 4' deep canopy (overhang) above the storefront. This elevation is further enhanced through the use of a 'decorative cornice' at the top of the building. There is also a window above the canopy that is similar to the 'faux' windows proposed on the other elevations. (Similar in appearance—this window is 'real'). North Elevation: Compliance is achieved through the use of the following elements: - The existing canopy—which runs the entire length of this elevation —which is improved by the continuation of the detail used on the `decorative cornice' and addition of decorative `knee' braces located at each pilaster. - Use of the `faux' window concept you suggested earlier. Two `faux' windows are proposed on this elevation: one over each existing overhead door. - The lower canopy from the West Elevation continues on this elevation at the west end. The canopy essentially defines the extent public or sales area at the interior of the building and also defines the extent of the "plaza" area. The door at this location is a second entry/exit to the showroom/sales area. - The elevation will be further broken up with the addition of three landscaped areas: the islands at the end of the head in parking and the landscaping associated with the "plaza". Item 4. Pedestrian Amenities: The plaza at the northeast corner of the building has a bike rack and a bench as well as landscaped areas (approximately 230 square feet at the east side of the sidewalk and approximately 260 square feet plus the sidewalk on the north side of the building). The proposed landscaping is indicated on the attached landscape plan. Item 5. Clarification: The door at the north is a second entry to the entry/exit to the showroom/sales area and would be considered a `public' door. Landscaping: Dick T. Yamamoto has incorporated the noted revisions into the attached Landscape Plan. Should you need any further clarification, details, or have any further questions, please feel free to call. Sincerely, Ho jaR tects i �' Michael E. Hovland, NCARB Attachments: Civil,Architectural&Landscape Drawings Letter from/by Court Pixton Page Two of Two/Lloyd109.15t CITY OF = . FILE (253)661-4000 �� 33530 1ST WAY SOUTH FEDERAL WAY,WA 98003-6210 June 19, 000 Mr. Court Pixton bL\ Puget Sound Commercial 909 South 336th Street, Suite 1 Federal Way,WA 98003 RE: Additional Information Requested,Federal Way Auto Center(UP299-0014) 35610 Enchanted Parkway,Federal Way Dear Mr.Pixton: Public Works staff has continued review of the Auto Center site plan revisions submitted on May 25, 2000. The application was determined complete on September 16, 1999.A June 14,2000 letter requesting additional information was sent to you last week. Public Works Engineering Department, contact Jim Femling, (253)661-4196 Enclosed please find comments dated June 16, 2000 from Jim Femling, Public Works Senior Engineer Plan Reviewer. Redlined comments and a Commercial land use checklist are also enclosed. As stated in the June 14,2000 letter,the 120-day maximum review time frame is suspended with 40 of the 120 days used,and it will be restarted within 14 days of date of your complete response to this request and the June 14, 2000 request for additional information. Please resubmit six complete sets of revised plans. Submit revisions to the Development Specialists at the Community Development Services counter and have the revisions logged in under file number UP299- 0014. If you have any questions,I can be reached at(253)661-4103. Sincerely, CA- Deb Barker Associate Planner Enc: Engineering comments C: Mr.Russ Lloyd,PO Box 4203,Federal Way,WA 98063 Mr.Mike Hovland,Hovland Architects,Ltd, 1223 62"a Ave East,Fife,WA 98424-1310 Jim Femling,Public Works Engineering Plans Reviewer Sarady Long,PW Traffic Analyst L:\CSDC\DOCS\77554859.DOC CITY OF G MEMORANDUM \\ Public Works Department FM"33530 1 ST WAY SOUTH DATE: June 16, 2000 TO: Deb Barker FROM: Jim Femling SUBJECT: Federal Way Auto Center 35610 Enchanted Parkway The Public Works Development Services division has completed its review of the site plan for the subject project. The following comments are provided. Comments Related to the Site Plan: 1. Please revise the site plan per the attached redline comments. 2. Please revise the site plan per the circled items on the Commercial Land Use Checklist. L:\CSDC\DOCS\SAVE\75058731.DOC • • CITY OF �� • ECU • PUBLIC WORKS DEPARTMENT 'VV FEY- COMMERCIAL LAND USE REVIEW CHECKLIST Project Name: r k. VSLA ^ Date: 6/io!oo Project No.: By: jviip Circled items need to be addressed. Checked items are complete. 1. / Vicinity map with scale and north arrow. Area of site shown. Impervious area listed as a percentage of / gross area. 4. i/ Existing property lines and dimensions shown. 5. ;i Proposed property lines and dimensions shown. • �6� Dimensions of existing/proposed structures shown. 07 Dimensions of parking and aisles shown. 8. ✓ Existing contours shown, minimum 5 foot contours(KCAS Datum). 9. ./ Preliminary grading shown with proposed contours. 10. Existing streams,ponds,wetlands natural drainage courses and other surface water shown,on or within 25 feet of the site. 632 Existing and/or proposed easements shown. 12 Location,width and names of existing abutting streets shown. do ► Existing street improvements shown. 14. ;/ Required street improvements shown (indude plan view and cross section view). 1S. ;/ Plan view of existing and proposed structures shown. 6\ Existing utilities: water, sewer, storm, fire hydrants, phone, power,gas,cable,etc.,shown. 17. / Preliminary storm drainage design, induding R/D facilities and water quality facilities. 18. V 8 core and 5 spedal requirements per 1998 KCSWDM submitted. 19. ✓ Level 1 Downstream Analysis submitted. k: n aeaaiscaoc Revised 02/02/2000 • CITY OF • (253) 661-4000 �� Piri 33530 1ST WAY SOUTH FEDERAL WAY,WA 98003-6210 June 14,2000 Mr. Court Pixton '" ' Puget Sound Commercial 909 South 336`h Street, Suite 102 Federal Way,WA 98003 Dear Mr. Pixton: Re: ADDITIONAL INFORMATION REQUESTED—Federal Way Auto Center File No.UP299-0014(99-103215) 35610 Enchanted Parkway,Federal Way Staff has continued review of the Auto Center site plan revisions submitted on May 25,2000. The application was determined complete on September 16, 1999.The following items from the October 25, 1999, letter still require a response. With this request for additional information,the 120-day maximum review time frame is suspended with 40 of the 120 days used,and it will be restarted within 14 days of the date of your complete response to this request. SITE PLAN The site plan must be revised to reflect these comments: 2. Garbage Recycling: These facilities must be located on the subject site in conformance with [Federal Way City Code] FWCC Section 22-949.Please depict these facilities on the site plan,and provide an elevation of the enclosure. Garbage and recycling facilities shall be screened in accordance with FWCC Section 22-1564(d). Staff Response: According to the revised site plans,the garbage and recycling facility is proposed for the building interior. According the Federal Way Fire Department,the facility would not be permitted in this location per Section 1103.2.2,"Rubbish within Dumpsters"of the Uniform Fire Code(enclosed),which states that dumpsters and containers with an individual capacity of 1.5 cubic yards or more shall not be stored in buildings or placed within five feet of combustible walls, openings,etc. Because the building does not have automatic sprinkler system, an exemption to the requirement would not be available. Please revise the site plan to show the location and square footage of proposed garbage and recycling facilities outdoors.Provide an elevation for the enclosure and screening as noted above.Per FWCC Section 22-949,a minimum of 65 square feet of the area must be devoted to recycling. 5. Lighting: Provide information about proposed lighting for the project including building mounted and freestanding fixtures,type,and height. Mr. Court Pixton Page 2 June 14, 2000 Staff Response: This information,which is required per FWCC Section 22-1634(g),must be submitted on the site plan document. While exact details of wattage and design may not be known, provide at a minimum,the location of building mounted and internal site lighting.elements. 6. Proposed Use: Provide a clarification of the proposed vehicle retail sales use. Indicate the potential location(s)of vehicles for sale(within building, in the parking lot,etc). Will separate customer parking be designated? Staff Response: This information has not been provided. 7. Fencing: Denote locations for proposed fencing. Chain link fencing shall not be installed where visible from the right of way and adjacent sites. Staff Response: Provide information about the fence and gate material and overall height. 8. Easements: The site plan must show all existing and proposed easements. Staff Response: Plan page A-1 does not contain information about the driveway easement to the north and south of the site. Show the full driveway widths and label as shared access easements. COMMUNITY DESIGN GUIDELINES Revise the site plan to reflect the following comments: 1. Pedestrian Circulation: FWCC Section 22-1638(a),"District Guidelines for BC Zoning Districts," states that parking may be located adjacent to the right-of-way as long as the project maximizes pedestrian access and circulation per FWCC Section 22-21634(d).The location of the pedestrian connection from the proposed car retail center to Enchanted Parkway is unacceptable as the pathway leads pedestrians through the drive aisle. Please revise the pedestrian pathway to safely extend from the subject site to the sidewalk,perhaps adjacent to the south property line.In addition,a pedestrian corridor should be considered to connect north to South 356th Street. Staff Response: The pedestrian pathway still leads pedestrians through the drive aisle. Could the pathway be provided on the adjacent parcel?The pathway must be separated from the driveway via a raised curb or landscape island. 2. Building Facade Modulation And Screening: The north facade requires two treatment methods per FWCC Section 22-1635(b)as it is visible from the right-of-way and longer than 60 feet. The elevation drawing depicts modulation on the north and east facades;however,no modulation is shown on the site plan and the modulation depth is unknown.Per FWCC Section 22-1635(b)(1), modulation must be a minimum of two feet deep and a minimum of six feet in width to be counted as a facade modulation. A canopy on the north facade may be counted towards facade treatment if it extends over at least 50 percent of the facade. The depicted canopy only extends over approximately 25 percent of the facade. Foundation landscaping could be incorporated or a plaza could provide at the corner of the building by the north entrance to meet the intent of code. Mr. Court Pixton Page 3 June 14, 2000 Staff Response: I am unable to determine which two façade modulation and screening treatments (canopy or awning,modulation,eight feet of landscaping,or pedestrian plaza)_are proposed for the north façade. Unfortunately,Mike Hovland's May 17,2000, letter does not list which two features are proposed. Please provide this information. 4. Pedestrian Amenities: Denote bicycle parking required under FWCC Section 22-1634(d)(4),and indicate other pedestrian amenities as proposed. Staff Response: Bike parking and a bench have been depicted.Provide information about the proposed pedestrian mall.Is this a pedestrian plaza intended to meet design guidelines?If so, provide the square footage of the space and open it to pedestrians with seating and special paving. Some edge landscaping would be appropriate. 5. Clarification: Is the door on the north of the building open to the public?What occurs in the areas marked by X on the redline site plan? Staff Response: Provide information about the items stored in the storage area on the east side of the site.Outdoor storage is regulated under FWCC Division 8 (enclosed). The height of items stored outdoors shall not exceed six feet above finished grade and the area must be screened by a minimum six-foot tall solid screening fence per FWCC Section 22-1113(c).Provide information as to how this area will meet these code requirements. LANDSCAPING Revise the landscape to reflect the following comments: 3. Perimeter Landscaping: Five feet of Type III landscaping must be provided along the entire north and east property line in conformance with FWCC Section 22-1566(f). Staff Response: A landscape modification request to eliminate the landscaping along the north property line has been submitted. Perimeter landscaping has been proposed off-site in an area used as an access route to the lot to the east. It is unlikely that the modification will be approved,as there is 30 feet between the parking stalls and the property line to install perimeter landscaping on site. 7. Street Trees: Street trees in accordance with FWCC Section 22-1519,"Street Trees,"shall be depicted on the landscape plan. Staff Response: Street trees are not shown on the landscape plan. Street trees would be located within the right-of-way. Trees planted to meet perimeter landscaping requirements do not count as street trees. SIGNAGE Pursuant to FWCC Section 22-1602, single support pole signs are not permitted within the city.The existing pole sign on the site is nonconforming and must be removed before certificate of occupancy is granted.Please provide a written response as to how you intend to deal with this nonconformance,and Mr. Court Pixton Page 4 June 14, 2000 schedule a sign removal inspection with Betty Cruz, Code Compliance Officer,at 253-661-4017 once the sign is removed.Wall mounted and freestanding signs are permitted pursuant to FWCC Section 22- 1601(a)(2). Staff Response: A written response has not been provided. Public Works Engineering Division—Jim Femling,253-661-4196 Comments will be available later. Please resubmit six complete sets of revised plans. Submit revisions to the Development Specialists at the Community Development Services counter and have the revisions logged in under file number UP299- 0014(99-103215). If you have any questions,I can be reached at(253)661-4103. Sincerely, zGA/6.- Deb Barker Associate Planner enc: UFC 1103.2.2 FWCC Division 8 c: Jim Femling,Public Works Engineering Plans Reviewer Sarady Long,Public Works Traffic Analyst Mary Young,Lakehaven Utility District Mr.Russ Lloyd,PO Box 4203,Federal Way,WA 98063 Mr.Mike Hovland,Hovland Architects,Ltd, 1223 62"d Avenue East,Fife,WA 98424-1310 LACSDCIDOCS1SAVE173094046.DOC/Lest printed 06/14/2000 2:01 PM TEL : Jun 09 '00 8 :43 No .002 P .01 FEbERAL WAY FIRE bEPFRTMENT FACSIMILE TRANSMITTAL SHEET TO: FROM; DEB BARKER Greg Brozek COMPANY: DATE: C D 06/09/00 FAX NUMBER: TOTAL NO. OF PAGES INCLUDING COVER; 253-661-4129 2 PHONE NUMBER: SENDER'S REFERENCE NUMBER: 253-661-4103 N/A RE; YOUR REFERENCE NUMBER: FEDERAL WAY AUTO CENTER N/A 0 URGENT X FOR REVIEW 0 PLEASE COMMENT ❑PLEASE REPLY 0 PLEASE RECYCLE NOTES/COMMENTS: THE BUILDING DOES NOT HAVE AN AUTOMATIC SPRINKLER SYSTEM, 50 THEY CANNOT USE THAT EXCEPTION. 31617 1 AVENUE SOUTH FEDERAL WAY, WA 98003 PHONE- 253-946-7241 06/09/00 FRI 08:43 [TX/RX NO 9933] 05.17.00 Deb Barker, Associate Planner Community Development Services City of Federal Way 33530 let Avenue South Federal Way,Washington 98003-6710 re: Federal Way Auto Center 35610 Enchanted Parkway, Federal Way, Washington (U P299-0014) Pear M5. Barker: Following are our responses to your Request for Additional Information, dated 10.25.99. Site Plan: Item 1) Parking in the required setback —the Site Plan has been modified to comply. Please see Mr. Pixton's request for landscape modification as well. Item 2) Garbage/Recycling —an area for both refuse and recycling will be located inside the building (noted on the Site Floor Plan). Item 3) Side Yards — a treated timber curb will be added along the south property line. Item 4) Roof Top Mechanical Units — no roof top units are proposed. Item 5) Lighting —will be covered as a separate submittal (this will be a "bidder/design" element). Item 6) Proposed Use —areas for parking, sales/display, etc. are indicated on the Site Plan. Item 7) Fencing —fencing, where it occurs, is indicated on the Site Plan. Item 8) Easements — please see to the Civil Engineers Site Plan and Title Report. Item 9) Title Report —attached Community Design Guidelines: Item 1) Pedestrian Circulation —the pedestrian connector from 356th has been revised to comply. Item 2) Building Facade, Modulation and Screening —Treatment at the South Elevation includes: o a partial continuation of the awning from the east, o addition of`faux' windows, o implementation of the cornice detail - occurs on the south and west as well, o added landscaping along the entire elevation. o modifying the existing canopy will be modified with the cornice detail and the addition of the decorative braces at each pilaster. o The existing CMU will be painted. o The overhead doors are wood and, like the rest of the building, will be painted. Page One of Two Federal Way Auto Center The West and North Elevations have been modified in a similar manner to the South Elevation: `faux' windows, the added cornice detail, new paint/color scheme and the partial continuation of the new awning from the west. The North Elevation modifications will include the addition of the decorative braces at the existing canopy/awning. Additionally, the West Elevation will be remodeled with a new storefront system. Item 3) Building Articulation and Scale —the awning (canopy) has been extended to the east on both the South and North Elevations. As noted in Item 2 above, the cornice detail will be continued on both elevations. When taken in combination, the responses to Items 2 and 3 cover the manner in how the building will be brought into compliance. Item 4) Pedestrian Amenities — a landscaped "pedestrian mall" has been added to the northeast corner of the building. A bicycle rack and bench will be installed adjacent. Item 5) Clarification —the door at the north may be a `public' access. It is conveniently located off of the pedestrian mall. Landscaping: Items 1 see the attached Landscape Plan by Landesign (Landscape Architect Dick Y. thru 7 Yamamoto) and the modification request. Feel free to contact myself or Court Pixton (253.927.6000) with any questions or concerns. Your immediate attention will be appreciated. Thanks for your help. Sincere , Michael E. Hovland, NCARB, Architect attachments: - Landscape Modification request by C. Pixton - Civil Plan by Meriweather Leachman Associates,Inc. (includes Landscape Plan) Michael E. Hovland Hovland Architects, Ltd. WARD,Architect 1223 62"4 Avenue East Fife,Washington 98424-1310 253.922.9228 voice 253.922.9245 fax hovarch 0msn.com Page Two of Two/FWAC1O5.24t PUGET SOUND COMMERCIAL A REAL ESTATE SERVICES COMPANY 909 SOUTH 336TH,SUITE 102 FEDERAL WAY,WA 98003 253-927-6000 FAX 253-815-1100 Email cbpixton@earthlink.net May 22,2000 Ms Deb Barker City of Federal Way Federal Way, WA 98003 Re: Federal Way Auto Center UP299-0014 35610 Enchanted Parkway Federal Way Letter of 10/25/99 Dear Ms. Barker: In response to your letter I have responded to each item in your letter. #1 Parking in Setback See revised site plan #2 Garbage Garbage to be kept inside of building #3 Side Yards See revised site plan and detail #4 Roof Top Mechanical None #5 Lighting See revised site plan #6 Proposed use Unknown #7 Fencing Chain link fencing to be removed #8 Easements None #9 Title report Updated report attached See Mike Hoveland attached letter for further comments. TOO [COL ON Th/LL] L9=S1 W 00/ZZ/S0 EVERGREEN TITLE COMPANY Unit 6 1501 4th Ave.#308 Seattle,Washington 98101 Direct: (206)233-0300 Fax:(206)224-8769 Email:unit6@evergreentitle.com Myron Sizer, Senior Title Officer•Greg Cole,Asst.Title Officer SCHEDULE A To: Puget Sound Commercial Order Number: 200005804 909 S 336th St,Suite 104 Your Reference: Federal Way,Washington 98003 Attn: Court Pixton 1. Effective Date: MAY 4,2000 at 8:00 AM 2. Policy Or Policies To Be Issued: (X) ALTA Owner's Policy, (10/17/92) Short Term Rate Amount: To Be Determined (X) Standard ( ) Extended Premium: To Be Determined Proposed Insured: To Be Determined (X) ALTA Loan Policy, (10/17/92) Simultaneous Rate Amount: To Be Determined () Standard (X)Extended Premium: To Be Determined Proposed Insured: To Be Determined 3. The estate or interest in the land is described or referred to in this Commitment and covered herein is: Fee Simple Page 1 of 7 Order Number: 200005804 _.__. T °d 392°ON 311I1 Hl1Ei3MNOWW00 Wd90:E 0002°22'AdW Z00[j [6T0L ON XI/XI1 LS=S II 00/ZZ/S0 4. Title to said estate or interest in said land is at the effective date hereof vested in: Russel R. LLoyd, as a separate estate 5. The land referred to in this commitment is described in Exhibit A. Evergreen Title Company,Agent for Lawyers Title Insurance Corporation By: Myron Sizer,Senior Title Officer Page 2 of 7 Order Number.200005804 _.,_ —2'd 892'ON 31111 H11d3MNOWW00 WdLO: 2'2 'J,dW . C00 0 E 6TOL ON Plan LS:S iJ 00/ZZ/S0 EXHIBIT A That portion of the Southwest quarter of the Northwest quarter of Section 28,Township 21 North,Range 4 East,Wlvl., described as follows: Beginning at the Northwest corner of said subdivision; Thence North 89'36'00"East along the Northerly line thereof 181.58 feet to a point on the Easterly boundary of State Highway No.5-D which is the True Point of Beginning of the tract herein described; Thence continuing along the Northerly line of said subdivision North 89'36'00"East 275 feet; Thence South 02 '24'00"East 135 feet; Thence South 89 o36'00"West 225 feet,more or less,to the Easterly boundary of said State Highway No. 5-D; Thence Northerly along said Easterly boundary 143.30 feet,more or less,to the True Point of Beginning; EXCEPT the North 30 feet thereof; AND EXCEPT that portion thereof condemned by the State of Washington in King County Superior Court Cause No. 96-2-08664-9. Situate in the City of King,State of Washington. End of Schedule A Page 3 of 7 Order Number;200005804 c'd 09Z'ON 311I1 H11d3MNOWW00 WdLO:E 0002'22'Atikl • t00 BTU, ON X2t/XZ] LS=S IN 00/ZZ/20 SCHEDULE B1 I. The following are the requirements to be complied with: A. Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. B. Proper instruments)creating the estate or interest to be insured must be executed and duly filed for record. NOTE: Effective January 1, 1997, and pursuant to amendment of Washington state statutes relating to standardization of recorded documents,the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. FORMAT; Margins to be 3"on top of first page, 1"on sides and bottom, 1"on top,sides and bottom of each succeeding page. Font size of 8 points or larger and paper size of no more than 8 Y2"by 14". No attachments on pages such as stapled or taped notary seals,pressure seals must be smudged. INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE: Title or titles of document. If assignment or reconveyance,reference to auditor's file number or subject deed of trust. Names of grantor(s)and grantee(s)with reference to additional names on following page(s), if any. Abbreviated legal description(lot,block,plat name or section, township,range and quarter section for unplatted). Assessor's tax parcel number(s), Return address which may appear in the upper left hand 3"top margin. II. Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of the satisfaction of the Company: A. Defects,liens, encumbrances, adverse claims or other matters,if any, created, first appearing in the public records,or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires of record for value the estate or interest or mortgage thereon covered by this commitment. B. Any policy issued pursuant hereto will contain the Exclusions From Coverage and, under Schedule B, the standard exceptions as set forth and identified as to the type of policy on the attached Schedules of Exclusions&Exceptions. End of Schedule B1 Pago 4 of? Order Number: 200005804 t�'d. ,892'ON 311I1 Hl1d3MN0141.40J Wd2.0:E. 0002'22'AdW S00[2] [6TOL ON Ia/%Z] LS:ST Pi 00/ZZ/S0 SCHEDULE B2 Special Exceptions: 1. Payment of real estate excise taxes,if required. The property described herein is situated within the boundaries of local taxing authority of; City of Federal Way.Present rate of real estate excise tax as of the date herein is 1.78%. 2. General taxes and charges: 1st half delinquent May 1,if not paid;2nd half delinquent November 1,if not paid. Year: 2000 Amount billed: $4,861.96 Amount paid: $2,430.98 Amount due: $2,430.98 Tax account no.: 282104-9172-02 Levy code: 1205 Assessed value of land: $180,800.00 Assessed value of improvements; $129,200.00 3. Notice of tap or connection charges which have been or will be levied against the Iand as disclosed by recorded instrument. Inquiries regarding the specific amount of the charges should be made to the city/County/Agency. City/County/Agency; King County Water District No. 124 Recorded: June 1, 1981 Recording no.: 8106010916 4. Notice of tap or connection charges which have been or will be levied against the land as disclosed by recorded instrument. Inquiries regarding the specific amount of the charges should be made to the city/County/Agency. City/County/Agency: Federal Way Water&Sewer District Recorded: August 4, 1986 and May 12, 1989 Recording no,; 8608041129 and 8905120210 5. Matters relating to the questions of survey,rights of parties in possession, and unrecorded lien rights for labor and material,if any,THE DISPOSITION OF WHICH WILL BE FURNISHED BY SUPPLEMENTAL REPORT. 6. The legal description submitted has been modified to comply with the record and the presumed intent of the parties. Closing instructions must indicate that the legal description has been reviewed and approved by all parties to this transaction. Pagc 5 of 7 Order Number:200005804 5'd 892'ON 311I1 H11ti3MNOWW00 Wd80:E 0002'22'J,WW 9001j [COL ON X2I/XZ] LS=S iA1 00/ZZ/SO 7. Deed of trust and the terms and conditions thereof: Grantor: Russel R.Lloyd, also appearing of record as Russell R.Lloyd,as his separate estate Trustee: U.S.Bank Trust Company,National Association Beneficiary: U.S, Bank National Association Original amount: $218,500.14,plus interest and penalties,if any Dated: April30, 1999 Recorded: May 14, 1999 Recording No.: 9905142925 8. Title will be vested in parties yet undisclosed. When title is vested,their title will be subject to matters of record against their names. 9. Unrecorded leaseholds,if any; rights of vendors and holders of security interests on personal property installed upon the land; and rights of tenants to remove trade fixtures at the expiration of the term, 10. Easement and the terms and conditions thereof; Purpose: Water line Area affected: A portion of the property herein described Recorded: May 5, 1971 Recording No.: 7105050048 11. Matters set forth by survey: Recorded: December 11, 1995 Recording No.: 9512119008 Discloses: Asphalt encroaching on property adjoining to South 12. Matters set forth by survey: Recorded: July 8, 1999 Recording No.: 19990708900003 Discloses: Chain link fence and concrete block retaining wall encroaching on property on North, asphalt encroaching on property to South 13.Right to enter to construct,reconstruct,remove and replace driveways and road approaches and/or remove improvements, if any, located wholly or partially upon the right of way; as granted to the State of Washington in King County Superior Court Cause No.96-2-08664-9. End of Schedule B2 Note: A. Abbreviated Legal Description: 28-21-4, SW/NW B, Property Address: 35610 Enchanted Pkwy S Auburn, Washington 98092 Page 6 of 7 Order Number:200005804 9'd 892.0N 311I1 Hl1H3MNONW00 1-4d80:E 0002'22'AdW • L00[6 [COL ON X.I/fl] LS=S OK 00/ZZ/S0 C. Investigation should be made to determine if there are any service,installation, maintenance or construction charges for sewer,water,telephone, gas, electricity or garbage and refuse collection. D. In the event this transaction fails to close,a cancellation fee will be charged for services rendered in accordance with our rate schedule. E. Unless otherwise requested, the forms of policy to be issued in connection with his commitment will be ALTA 1992 policies, or,in the case of standard lender's coverage, the CLTA Standard Coverage Policy- 1990. The Policy committed for or requested may be examined by inquiry at the office which issued the commitment. A specimen copy of the policy form(s)referred to in this commitment will be furnished promptly upon request. cc: • Page 7 of 71' Order Number:200005804 L'd 392"ON 311I1 H11d3MNOWW09 Wd30:E 02'22'l,1W MEMORANDUM OF REVISIONS DATE: May 25, 2000 TO: Jim Femling, Senior Engineering Plans Reviewer Traffic Engineer of record Mary Young, Lakehaven Utility District Greg Brozek, Federal Way Fire Department FROM: Deb Barker, Associate Planner, 661-4103 RE: Revisions to Federal Way Auto Center, UP2 99-0014 PLEASE RESPOND BY: June 8, 2000 ****************************************************************************** Revisions to the process II application received May 25, 2000 are in response to the City's November 25, 1999 request for additional information letter. Please find: • Revised site and elevation pages A-1, A-2, A-3 (reduced scale): prepared by Mike Hovland • Engineering plans and notes prepared by Meriwether Leachman Assoc dated 3/10/00 • Landscape plan prepared by Landesign dated 4/15/00 • May 22, 2000 landscape modification request from Court Pixton • May 17, 2000 cover letter from Mike Hovland • May 22, 2000 letter from Puget Sound Commercial • Title report dated May 4, 2000 Please review the revisions and let me know any Process II comments or conditions? ### date: ivlay 25,2000 delivered by/via: Court F'ixton to: Stephen Clifton/Deb Barker City of Federal Way re: RECEIVEDCOMMUNITY DEVELOPMENT P ENT DEPARTMENT Russ Lloyd Federal Way Auto CenterMO :5 20011 the following are transmitted: iI description _ — number date ' remarks: transmitted Sets of resubmittal as requested per your I 6 l 5.25.00 i For your use letter dated 10.25.99 notes: Resubmittal includes; Civil Engineering, Architectural, Landscape modification and updated title report. action: copy: Court Pixton H/A,file Michael E. Hovland Hovland Architects, Ltd. NCARB.Architect 1223 62"d Avenue East Fife,Washington 98424-1310 MAY voice MAY 2 5 220 253.922.9245 fax PUGET SOUND COMMERCIAL A REAL ESTATE SERVICES COMPANY 909 SOUTH 336TH,SUITE 102 FEDERAL WAY,WA 98003 253-927-6000 FAX 253-815-1100 Email cbpixton@earthlink.net May 22, 2000 Mr. Stephen Clifton Director of Community Development City of Federal Way P. O. Box 8057 Federal Way, WA 98003 RE: Request for Landscape Modifications per Sec. 22-1570 Russ Lloyd Federal Way Auto Center(UP299-0014) Dear Mr. Clifton: I have outlined below the request for the Landscape modifications per the above referenced code. We believe that the request meets all of the criteria for approval of the modification. The reason for the modification request is due to Public Works perceived Traffic health and safety issue. Public works asked Mr. Lloyd to change his access from RL Clearing property(see • site plan). RL Clearing was utilizing a deeded pipe stem road to access South 356th ST. This road bordered the subject property on the North property line and is on a raised roadway with concrete ecology blocks dividing the subject property from RL Clearing property. The existing access from RL Clearing property enters South 356th St. directly across from the new Chevron accesses. Public Works was concerned about large trucks blocking the Chevron ingress, egress location, obstructed sight lines from South 356th St. and the truck not being entirely straight at the South 356th St. stop light. Federal Way Public Works requested that RL Clearing move its access further east on South 356" St. to alleviate the potential problem at the Chevron driveway. Mr. Lloyd complied and redesigned the site plan for the Federal Way Auto Center reflecting that requested change. This was done in good faith to assist the City in resolving a problem. Mr. Lloyd had no requirement to change RL Clearings access but did so in the spirit of cooperation with the City. This new alignment allows the trucks prior to entering South 356th St.to clearly see traffic on Enchanted Parkway and South 356th St.,traffic entering and exiting the Chevron site as well as traffic entering and exiting the Federal Way Auto Center site. MAY 2 Page Two Mr. Stephen Clifton May 24, 2000 In complying with the Public Works request the Landscaping was moved to the North along the new roadway. This new road now aligns with South 3561" St. and the proposed landscaping aligns with the current landscaping at the corner of South 356th St. and Enchanted Parkway, creating a positive visual landscaping alignment. I have referenced below the Federal Way city codes for Landscape Modifications Sec. 22-1570 (a)through(f)as they apply to this request. Sub section(a)(1)through(5)these special conditions do not apply. Sub section (b)#1 The proposed modification represents a superior result. As you will note on the attached site plan,the Landscaping lines up with the future Landscaping at the corner of South 356th St.. More importantly,with the realignment of the access road from RL Clearing, any Health and Safety issues that were present have been mitigated by this new alignment. There has been additional Landscaping added to the East side of the road alignment. Due to the steep side grade and ecology blocks on the South of the new RL Clearing roadway,there are problems with the amount and type of landscaping that can be utilized here. #2 The modification complies with stated purpose of this chapter. #3 The modification to the best of our knowledge does not violate any codes or ordinances. #4 There are no trees one either lot. #5 The proposed modification meets the criteria in sub-section (b)-1, (c)-2 and(d). Thank you for your consideration of this request. You may call me, Mr. Lloyd(253-661-6967) or Mr. Hovland the Architect at(253-922-9228)with any questions or clarifications that you may need. Si ly, Courtl d B. ton Agent for ner r , CITY OF • (253)661-4000 FirIV33530 1ST WAY SOUTH FEDERAL WAY,WA 98003-6210 October 25, 1999 n i Mr. Russ Lloyd PO Box 4203 Federal Way, WA 98063 Re: ADDITIONAL INFORMATION REQUESTED—Federal Way Auto Center(UP299-0014) 35610 Enchanted Parkway,Federal Way Dear Mr. Lloyd: On September 16, 1999, a notice of complete application was issued for the retail auto center Process I application. The following comments and requested additional information are based on an initial technical review by staff. With this request for additional information, the 120-day maximum review time frame is suspended with 39 of the 120 days used, and it will be restarted within 14 days of the date of your complete response to this request. Site Plan—The site plan must be revised to reflect these comments: 1. Parking in Required Setback—Pursuant to Federal Way City Code (FWCC) Section 22-754, note#3, outdoor parking and service areas may not be closer than ten feet from any property line. Parking along the north and south property lines intrudes into the required setback. These stalls must be setback a minimum of ten feet. 2. Garbage/Recycling—These facilities must be located on the subject site in conformance with FWCC Section 22-949. Please depict these facilities on the site plan and provide an elevation of the enclosure. Garbage and recycling facilities shall be screened in accordance with FWCC Section 22-1564(d). 3. Side Yards—Vehicles at the car body repair shop south of the subject site currently park within the required side yard setback area from the building. In order to maintain required yard setbacks for the vehicles sales use, curbing shall be installed along the entire south property line. 4. Roof Top Mechanical Units—Are there any rooftop mechanical units proposed for this project?These must be depicted on the elevations with screening, if appropriate. r • , Mr. Russ Lloyd October 25, 1999 Page 2 5. Lighting—Provide information about proposed lighting for the project, including building mounted and free standing fixtures, type, and height. 6. Proposed Use—Provide a clarification of the proposed vehicle retail sales use. Indicate the potential location(s)of vehicles for sale (within building, in the parking lot, etc). Will separate customer parking be designated? 7. Fencing_Denote locations for proposed fencing. Chain link fencing shall not be installed where visible from the right of way and adjacent sites. 8. Easements—The site plan must show all existing and proposed easements. 9. Title Report—Provide a current copy of a title report. Community Design Guidelines—Revise the site plan to reflect the following comments: 1. Pedestrian Circulation—FWCC Section 22-1638(a), District Guidelines for BC Zoning Districts, states that parking may be located adjacent to the right of way as long as the project maximizes pedestrian access and circulation per FWCC Section 22-21634(d). The location of the pedestrian connection from the proposed car retail center to Enchanted Parkway is unacceptable as the pathway leads pedestrians through the drive aisle. Please revise the pedestrian pathway to safely extend from the subject site to the sidewalk,perhaps adjacent to the south property line. In addition, a pedestrian corridor should be considered to connect north to South 356th Street. 2. Building Facade Modulation and Screening—The north facade requires two treatment methods per FWCC Section 22-1635(b), as it is visible from the right of way and longer than 60 feet. The elevation drawing depicts modulation on the north and east facades; however, no modulation is shown on the site plan and the modulation depth is unknown. Per FWCC Section 22-1635(b)(1), modulation must be a minimum of two feet deep and a minimum of six feet in width to be counted as a facade modulation. A canopy on the north facade may be counted towards facade treatment if it extends over at least 50 percent of the facade. The depicted canopy only extends over approximately 25 percent of the facade. Foundation landscaping could be incorporated or a plaza could provided at the corner of the building by the north entrance to meet the intent of the code. 3. Building Articulation and Scale—The north, south, and west facades also require treatment pursuant to FWCC Section 22-1635(e), as stated in the preapplication summary letter. The window treatment and canopy on the west side do meet the intent of this code section. Consider extending the west facade canopy to the south side of the building to maintain a . Mr. Russ Lloyd October 25, 1999 Page 3 visual balance of the facade. However, the north and south facades require additional treatment to meet code. Consider faux windows or other applied wall treatment to facades with an area greater than 240 square feet or larger which are uninterrupted by windows, doors, or other architectural features. Use wider trim on the overhead doors and continue corner treatments as depicted on the west facade. Is the existing CMU to be painted to represent horizontal clapboard as depicted on the elevations? What is the material of the overhead doors (note 5)?Is the cornice extension on the east elevation a canopy or overhang? Please provide a written narrative how each facade meets the screening and modulation requirements of FWCC Section 22-1635(c) and (d). 4. Pedestrian Amenities—Denote bicycle parking required under FWCC Section 22- 1634(d)(4), and indicate other pedestrian amenities as proposed. 5. Clarification—Is the door on the north of the building open to the public?What occurs in the areas marked by * on the redline site plan? Landscaping—Revise the landscape to reflect the following comments: 1. Plan Consistency—Information depicted on the landscape plan and the site plan must be consistent. Show the proposed biofiltration swale and curbing on the landscape plan. 2. Biofiltration Swale—A landscape modification request must be submitted to locate the bioswale within the required perimeter landscape area. Refer to FWCC Section 22-1570 for landscape modification criteria and format. 3. Perimeter Landscaping—Five feet of Type III landscaping must be provided along the entire north and east property line in conformance with FWCC Section 22-1566(f). 4. Screening Vehicles from Street—Perimeter planting areas on the north and west must provide material which screens the parked cars from the street, in accordance with FWCC Section 22-1567(e)(1). Provide cross sections to depict how this screening is accomplished. 5. Plant Specification—Shrubs in the perimeter planting areas shall be a minimum of 24 inches in height at the time of planting. Denote drought tolerant materials per FWCC Section 22- 1564(f). 6. Curbing—Curbing shall surround all planting areas within or abutting parking areas as provided in FWCC Section 22-1567(d). a � , Mr. Russ Lloyd October 25, 1999 Page 4 7. Street Trees—In accordance with FWCC Section 22-1519, street trees shall be depicted on the landscape plan. Signage—Pursuant to FWCC Section 22-1602, single support pole signs are not permitted within the city. The existing pole sign on the site is nonconforming and must be removed before the certificate of occupancy is granted. Please provide a written response as to how you intend to deal with this nonconformance, and schedule a sign removal inspection with Betty Cruz, Code Compliance Officer(253-661-4017), once the sign is removed. Wall mounted and free standing signs are permitted pursuant to FWCC Section 22-1601(a)(2). Separate sign permits are required. A sign code and sign permit applications are enclosed. Public Works Engineering Division—Jim Femling, (253) 661-4196 Refer to the enclosed October 8, 1999, comments. Lakehaven Utility District—Mary Young (253) 941-1516 September 9, 1999, comments are enclosed. Please resubmit six complete sets of revised plans. Submit revisions to the Development Specialists at the Community Development Services counter and have the revisions logged in under file No UP299-0014. If you have any questions, I can be reached at (253) 661-4103. Sincerely, Deb Barker Associate Planner enc: FWCC Section 22-754,BC Zone FWCC Article XVIII,Signs FWCC Section 22-949,Garbage/Recycling Engineering Comments FWCC Article XIX,Community Design Guidelines Lakehaven Comments FWCC Article XVII,Landscaping Redline Site Plan FWCC Section 22-1519,Street Trees • c: Jim Femling,Public Works Engineering Plans Reviewer Mary Young,Lakehaven Utility District L:\PRMSYS\DOCUMENT\UP299 00.14\STOPCLOK.DOC LAKEHAVEN UTILITY DIN I'RICT 31627 1st Avenue South • P. O.Box 4249 • Federal Way,WA 98063 COMMUNITY DEVELOPMENT TECHNICAL REVIEW COMMITTEE AGENDA OF: September 9, 1999 ATTN: Ms. Lori Michaelson Senior Planner SUBJECT: Agenda Item No. 5 - Federal Way Auto Center UP299-0014 COMMENTS: The District's comments of May 20, 1999, are still applicable(copy attached). By: Date: �/' Mary . Yq ing Development Services Supervisor Direct Line: (253)946-5400 FAX: (253) 529-4081 E-mail: myoung@lakehaven.org LAKEHAVEN UTILITY DIsi,RICT 31627 1st Avenue South ♦ P. O.Box 4249 ♦ Federal Way,WA 98063 COMMUNITY DEVELOPMENT TECHNICAL REVIEW COMMITTEE AGENDA OF: May 20, 1999 ATTN: Ms. Lori Michaelson Senior Planner SUBJECT: Agenda Item No. 1 - Federal Way Auto Center PRE99-0021 COMMENTS: Water: The existing 5/8" X 3/4" meter may or may not be adequate for the proposed use. A separate irrigation meter is recommended to avoid sewer charges for such water use. Sewer: Any modification of the existing side sewer will require a side sewer permit. Owner will be required to complete a Sewer Use Survey(SUS);with pretreatment requirements, if any,to be determined upon review of said SUS. By: Date: VZO/q M E. Yung Development Services Supervisor Direct Line: (253)946-5400 FAX: (253) 529-4081 2W . interoffice MEMORANDUM Federal Way Dep't of Public Works Development Services Division To: Lori Michaelson, Senior Planner From: Jim Femling, Senior Engineering Plan Reviewer Subject: UP299-0014, Federal Way Auto Center 35610 Enchanted Parkway Date: October 8, 1999 The Public Works Development Services division has completed a technical review of the site plan for the subject project. The following comments are provided. Comments Related to the Site Plan: 1. Please provide a vicinity map. 2. Please revise the site plan to reflect the frontage improvement along South 356th Street per the attached Modification letter. L:\PRMSYS\DOCUMENT\UP299_00.14\pw 100899.doc September 7, 1999 Courtland B. Pixton Puget Sound Commercial 909 South 336th, Suite 104 Federal Way, WA 98003 Re: Modification of Street Improvements Federal Way Auto Center Project No. UP299-0014 35610 Enchanted Parkway Mr. Pixton: This letter responds to your request to defer required street improvements along South 356th Street associated with your proposed development. After evaluating the existing conditions along South 356th Street, review of Federal Way City Code (FWCC) provisions (Sections 22-1496, 22-1477, 22-1524), and the direction provided by the City Council, the Public Works Department hereby denies your request to defer the requirements for street improvements applicable to your permit application, as discussed below. FWCC Section 22-1477 Modification of Improvements Along Property Frontage: This code section allows the Public Works Director to grant a request to MODIFY, DEFER, or WAIVE the required street improvements only after consideration of four specific reasons. The reason most applicable here is contained in FWCC 22-1477. (1) "Improvement as required would not be harmonious with existing street improvements" (3)"Proper vertical or horizontal alignments cannot be determined because the existing streets do not have correct alignment" IF APPLICABLE: FWCC Section 22-1496 Vehicular Access Easements Improvements: If access to the subject property is over a vehicular access easement or tract, the applicant shall install improvements within the easement or tract consistent with the requirements for rights- of-way, as established in article XVI. SR 161 was reconstructed by the Washington State Department of Transportation (WSDOT) in 1997 and consists of a five-lane paved roadway with curb and gutter, eight-foot-sidewalks, and street lights within an 100-foot wide right-of-way. South 356th Street is classified as a Commercial Collector street corresponding to Federal Way roadway section Type R. The Type R roadway is a 40-foot wide street, 4-foot planter with street trees, 6-foot sidewalk and street lights all in a 66-foot right-of-way. Application of the required street improvements would result in an improved roadway section that is not harmonious with existing street and intersection improvements which consist of 30- foot paved roadway, no sidewalks, curbs or gutters on either side of the road. As a result, the required street improvements are hereby MODIFIED, to include the widening of South 356th Street to a 36-foot wide paved street from the existing curb return at Enchanted Parkway east to your proposed driveway. In addition construction of curb and gutter, 4-foot planter with street trees and a 6-foot sidewalk is required. A tapered driveway approach and any necessary curbing should be installed to preserve access for the property to the east. The existing driveway approach on SR 161 shall be restricted to right-in right-out only by installing C-curb at the center line of SR 161 to a point 130-feet south of the intersection of S 356th and SR 161. If you have any questions, call Jim Femling, Senior Engineering Plans Reviewer at 253-661-4196. Sincerely, Ken Miller, P.E. Deputy Director Public Works cc: Trent Ward, Development Services Manager Sarady Long, Traffic Analyst. Lori Michaelson, Senior Planner file if L:\PRMSYS\DOCUMENT\UP299 00.14\PW09699.BK! Deb Barker- Re: FW Auto Center title re� Fromm: JhnFmnl|ng To: Deb Barker Date: 10/21/99 4:41PK8 Subject: Re: FVV Auto Center title report Deb: | do not have a title report for this project, was one submitted?, let me know. thanks. >>> Deb Barker 1O/21/S812:33PK8 >>> Did you get copies of the title report for this project? I cannot find any and the survey was done without benefit of the title report (per notesM). I am asking because of potential shared access issues. Lennnnaknow Thanko- C)eb CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES MEMORANDUM ,) DATE: August 26, 1999 To: Community Development Review Committee (CDRC) Members Trent Ward, Development Services Manager , Building Official Mary Young, Lakehaven Utility District Greg Brozek, Federal Way Fire Department FROM: Lori Michaelson Phone: (253) 661-4045 FOR DRC MTG ON: September 9, 1999 FILE NUMBER: UP299-0014 PROJECT NAME: Federal Way Auto Center PROJECT ADDRESS: 35610 Enchanted Parkway ZONING DISTRICT: BC COMPREHENSIVE PLAN: CB PROJECT DESCRIPTION: Change of use to retail auto sales and office: 15 parking stalls and site improvements. PROJECT CONTACT: Russ Lloyd PO Box 4203 Federal Way, WA 98063 (253) 661-6967 NOTE: PRE99-0021 I:\LETTERS\FWAuto I`� a,,,r G MASTER LAND USE APPLICATION NNN EOF._I=Al_ w_wfcowUnD,E LOP.1F'M. p�-r__ ...__.__3a -Tint- ay :Way,WA-98 SERVICES _ EPARTMENT OF COMMUNITY DEVELOPMENT (253)661-4000-Fax(253)661-4129 !! 11 /� AUG 19 1999 V APPLICATION No P� . - 60114 Date 8/18/99 Project Name LLOYD 1� 4/44' ..,,X47 Azi,,i7 /1-1) 35610 Enchanted Parkway , Federal Way, WA Property Address/Location Applicant Agent Owner Name: Russ Lloyd Name: Court Pixton Name: Russ Lloyd Address: 1741 So . 356th Address: 909 So. 3 3 6 t h Address: 1741 So . 356th P. O. Box 4203 Suite 104 P. 0. Box 4203 Federal Way , WA Federal Way , WA Federal Way , WA 98063 98003 98063 Phone: ( 25) 661-6967 Phone: ( 253) 927-6000 Phone: 53 ) 661-6967 Fax: (253) 661-1574 Fax: (253 )815-1100 Fax: (253 )661-1574 Email: Email: Email: Signature. // ' Signatu42/ Signature,/./ Zoning Designation B-C Comp Plan Designation B-C Project Description Change of use/Site plan approved See attached pre-app PRE 99-0021 Parcel Number(s) 282104 9172 Type of Permit Required: SEPA Checklist Notice Mailed Sign Board (Refer to Development Submittal Requirements Handout) Annexation R R Binding Site Plan R R R Boundary Line Adjustment Comp Plan/Rezone R R Land Surface Modification R R * Lot Line Elimination Preapplication Meeting Process I(Director's Approval) X Process II(Site Plan Review) R* R Process III(Project Approval) R R R Process IV(Hearing Examiner's Decision) R Rx2 R Process V(Quasi-Judicial Rezone) SEPA Only R R Shoreline -R R * Variance R R R Conditional Use R R R ' Short Subdivision * R * Subdivision R R R Variance R* R R R=Required *=Optional by City mummualm REVISED 6nro8 CITY OF f"'" � • ®tea` (253)661-4000 v v 33530 1ST WAY SOUTH FEDERAL WAY,WA 98003-6210 October 12, 1999 Courtland B. Pixton Puget Sound Commercial 909 South 336th, Suite 104 Federal Way, WA 98003 Re: Project No. UP299-0014;Modification of Street Improvements Federal Way Auto Center 35610 Enchanted Parkway Mr. Pixton: This letter responds to your request to defer required street improvements along South 356th Street and SR- 161 associated with your proposed development. After evaluating the existing conditions along South 356th Street and SR-161, review of Federal Way City Code (FWCC) provisions (Sections 22-1496, 22-1477, 22-1524), and the direction provided by the City Council, the Public Works Department hereby modifies your request to defer the requirements for street improvements applicable to your permit application, as discussed below. FWCC Section 22-1477 Modification of Improvements Along Property Frontage: This code section allows the Public Works Director to grant a request to modify,defer,or waive the required street improvements only after consideration of four specific reasons. The reasons most applicable here are contained in FWCC 22-1477(1) "Improvement as required would not be harmonious with existing street improvements"and (3)"Proper vertical or horizontal alignments cannot be determined because the existing streets do not have correct alignment". FWCC Section 22-1496 Vehicular Access Easements Improvements: This code section states if access to the subject property is over a vehicular access easement or tract, the applicant shall install improvements within the easement or tract consistent with the requirements for rights- of-way, as established in article XVI. SR-161 frontage: The existing roadway section along SR 161 was reconstructed by the Washington State Department of Transportation(WSDOT)in 1997 and consists of a five-lane paved roadway with curb and gutter,eight-foot- wide sidewalks, and street lights within a 100-foot wide right-of-way. As such, no improvements are required along the project frontage. However, the following access control is required: 1. The existing driveway approach on SR 161 shall be restricted to right-in right-out only by installing C-curb at the center line of SR 161 to a point 130-feet south of the intersection of South 356th and SR 161. South 356th Street frontage: South 356th Street is classified as a Commercial Collector street corresponding to Federal Way roadway section Type"R".The Type"R"roadway requires a 40-foot wide paved street with 4-foot-wide planter strips, street trees, 6-foot-wide sidewalks and street lights in a 66-foot-wide right of way. The existing roadway section along South 356'Street consists of approximately 65-feet of asphalt from the intersection at SR 161 east approximately 130 feet. From that point, the roadway abruptly transitions into an existing 24-foot-wide gravel driveway serving the adjacent property to the east and approximately 24-feet of asphalt serving the properties to the northeast. As a result, the required street improvements are hereby modified as follows: 1. Construct a 36-foot wide paved street from the existing curb return at Enchanted Parkway east to the proposed driveway as depicted on the site plan dated March 2, 1999. In addition construction of curb and gutter, 4-foot planter with street trees, street lights and a 6-foot sidewalk is required. A tapered driveway approach and necessary curbing shall be installed to maintain the gravel access driveway to the adjacent property to the east. If you have any questions, please call Jim Femling, Senior Engineering Plans Reviewer, at 253-661-4196. Sincerely, NAA_Akes...„ Ken Miller, P.E. Deputy Director Public Works KM/TW:kc cc: Trent Ward,Development Services Manager Sarady Long,Traffic Analyst Lori Michaelson,Senior Planner Project File/jf Day File L:\PRMSYS\DOCUMENT\UP299__00.14\PW09699.DOC CITY OF (253)661-4000 Firy 33530 1ST WAY SOUTH FEDERAL WAY,WA 98003-6210 September 16, 1999 Russ Lloyd PO Box 4203 Federal Way, WA 98063 RE: Notice of Complete Application: Federal Way Auto Center (UP299-0014) 35610 Enchanted Parkway, Federal Way Dear Mr. Lloyd: The Department of Community Development Services received the above referenced application on August 19, 1999, for remodeling of the existing building and site improvements at the referenced address. This letter is to notify you that the application has been determined complete as of September 16, 1999, based on the submittal requirements for Process II, Site Plan Review. Having met the submittal requirements, your application is now ready for processing. The 120 day maximum review time line has started as of this date. At this time, we will begin a code-related technical review. Based on that review, if additional information or modifications to plans are required to meet code, we will notify you in writing and the 120 day time line will be suspended. Should you have any questions, please call me at 253-661-4103. Sincerely, • • Deb Barker Associate Planner PUGET SOUND COMMERCIAL A REAL ESTATE SERVICES COMPANY 909 SOUTH 336TH,SUITE 104 FEDERAL WAY,WA 98003 253-839-6000/253-927-6000 FAX 253-815-1100 EMAIL cbpiaton@earthlink.net June 28, 1999 City of Federal Way Att. Greg Fewins 33530 1st Ave. S Federal Way,WA 98003-6210 Re: Preapplication#Pre99-0021 Retail Auto Sales 35610 Enchanted Parkway S. Zoning Community Business Dear Mr. Fewins: During the Preapplication Land review process it was noted that applicant could submit a parking demand analysis,pursuant to FWCC. 22-1377-(c)(4)and Sec. 22-1398 (2),that would document a need for fewer than 20 stalls,which as you know is the threshold for SEPA review. I have attached a parking demand analysis from Mike Birdsall Senior Transportation Planning Engineer from Earth Tech. This analysis supports that reduction in parking from 20 stalls to 15 or less. I would appreciate your consideration of reducing the required parking. One other consideration that that would favor this reduction would be, in the unlikely event that there would be more than 15 visitor cars on the lot at one time,the sales lot could be used as additional overflow parking. I am submitting this request prior to the full submittal for Site plan approval and Tenant improvement to hopefully expedite the entire process. The full submittal should be within 10 days from the date of this letter. R tfull y s ou an xton A nt for er 1 g RECEIVED BY ,�, nnkAG�IT�FpART�mFwT crwmuNrry�r Cc Russ Lloyd J U 1, 1999 to800 Northeast 8th Street, Sevent loor, Bellevue, Washington 98004 June 8, 1999 Mr.Court Pixton 909 South 336th #104 Federal Way,WA, 98003 In re: Federal Way Auto Center, PRE99-0021 Parking requirement Dear Mr.Pixton: • Per your request,I have reviewed the proposed development to determine maximum parking demand, for compliance with FWCC Sec.22-1377(c)(4)and Sec.22-1398 2 . The maxum parking at the proposed project is certain to be much less than 20 spaces,based on the follow g anal demand Proposed is redevelopment of an existing 6,000 sq. ft.warehouse building into a used car dealership showroom and a cleaning and storage facility. The Institute of Transportation Engineers(ITE)Parking Generation Manual has no relevant data for this land use type. However,useful results were reached Te i e h n e by inference from accepted trip generation rates plus additional assumptions. 425.455.9494 A May 26, 1999,City of Federal Way interoffice memorandum from Saraday Long to Jim Femling ile and Lori Michaelson regarding this development employed trip generation rates from the ITE Trip F a``i t„ 4240 Generation Manual,6th Edition,for ITE land use category#841 (New Car Sales). For this development's building size of 6,000 sq. ft.,those ITE rates yielded 14 trips generated in the afternoon > 4' ; ) 7 peak hour of adjacent street traffic,and a daily total of 225 trips. Weekend trip rates are lower than weekday rates,so the weekday situation governs for maximum accumulations of on-site parking demand. Since each visitor parks once but makes two trips in and out,the average daily parking demand on weekdays is one-half of 225, or 113 parking events. This is next subdivided among visitors (short visits,high turnover)and employees(all-day stays,no turnover). Visitor parking demand is directly related to trip generation,and so is spread throughout the day. The length of stay per trip is under one hour for most visitors, but occasionally up to 2 or 3 hours. Therefore,the average visitor parking space requirement is at most one-half the worst-case hourly trip generation rate. That suggests a demand for(14 trips/2 ways=)7 parking stalls in the peak hour, with no turnover and re-use within the hour. Allowing for a modest amount of turnover within the hour,6 parking spaces would suffice on average. This may be doubled to account for a"worst-case" hourly parking demand that occurs only a few times a year,or 12 spaces. The applicant claims there will be only 3 employees operating the business. Adding 3 parking spaces makes a total of 15 spaces potentially needed. That level of demand would occur just a few times each year. It is extremely unlikely that the proposed auto center would ever generate a parking demand of 20 spaces. ale8e.; Michael R.Birdsall,I.T.E. P'�`— ' �('� g Senior Transportation Planning Engineer EARTH `mr TECH A'tlico INTERNATIONAL LTD.COMPANY a • RECEIVED BY PUGET SOUND COMMERCIAL ccMM NrTY'?FVFI_OPMENT DEPARTMENT A REAL ESTATE SERVICES COMPANY A U G 19 1999 909 SOUTH 336TH,SUITE 104 FEDERAL WAY,WA 98003 253-839-6000/253-927-6000 FAX 253-815-1100 EMAIL cbpiaton@earthlink.net August 10, 1999 Cary Roe Director of Public Works City of Federal Way, 33530 1st Way South Federal Way,WA 98003 Re: Right of Way Improvement Modification Request South 356th& Enchanted Parkway Dear Director Roe: This letter is in response to our recent Preapplication# PRE99-0021 on May 20, 1999. During that meeting the Department of Public works Traffic Services Division discussed a waiver and or modification of the requirement to improve 356th ST to the full improved state i.e. sidewalks curbs and street grading. Subsequent to that meeting I met with Saraday Long,Jim Flemming,Russ Lloyd and myself on the site to discuss several issue's one of which was the 356th street improvement and the difficulties with that improvement. I have outlined below 3 problems with the street improvement and a possible future solution that should work for the city and the property owner. # 1 Between the subject property and South 3561 east of Enchanted parkway there is a 30-foot pipe stem road out to Enchanted parkway(see Map#1). This 30 foot wide strip of land provides access for R&L Clearing,which occupies the lot directly behind the subject property. R&L clearing utilizes this driveway to access South 356th street with their tractor-trailers which are 80 feet long.This requires the trucks to angle off the 30-foot road and on to S 356th ST approximately 100 feet from the intersection so as to align completely into the West bound lane of South 356th St. #2 The Street improvements would be 30 feet away from the subject property and could only go about 130 feet before the street becomes a private street. Therefore the street improvements would not function properly nor would they be safe either for the subject property or for the other property owners on the private roadway(S 356 Si'). #3 Proper alignments cannot be created until such time as South 356th street is improved for the length of the current Private roadway. We would like to suggest that the street improvements be deferred until such time as S. 356th street is improved past the Easterly property line of R&L Clearing. Upon completion of the street improvements to this point R&L Clearing would agree to exit their property from the Northerly side of the site directly on to S 356th street,and would also agree to deed the currenttpipe-stem roadway to the Russ Lloyd site,thereby bringing that site into alignment with S 356 street. I have included maps and a survey for your review and consideration. I would suggest a visit to the site to better visualize the problems with improving the street at this time. I have also submitted a land use application that reflects this roadway design. (Please see attached site plan.) Please feel free to call me should you want further clarification regarding this matter. Sincerely Courtland B. 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APPLICANT Russ Lloyd Telephone 253-661-6967 OWNER Russ Lloyd AGENT Court Pixton Telephone 253-927-6000 PROPERTY LOCATION 35610 Enchanted Parkway KROLL MAP PAGE Page 745W PROJECT DESCRIPTION Bring entire site into conformance with current city codes LEGAL DESCRIPTION Attached with title report PARCEL NUMBER 282104-9172-02 STATEMENT OF ARCHITECTURAL DESIGN INTENT The intent of the owner and tenant is to reduce the warehouse appearance of the property and remodel the West and Northerly side of the structure to make the building look more user friendly with new storefront on the West side with pedestrian access,and better street appeal. This will be accomplished with Awnings on the North and West side, (see attachment) Storefront on the West Side,modifications to the roof line with cornice type additions. The entire structure will be repainted with three shades of the same color using the darker shades as accents to the body of the building. (See attachment) Attached #1 General information #2 Right of way Modification request #3 Preapplication response #4 Parking modification request #5 Drainage Calculations #6 Site Plan and City Notes #7 Vicinity Map #8 Survey #9 Landscape Plan #10 Architectural Design,Finish, Colors rendering #11 Elevations PUGET SOUND COMMERCIAL A REAL ESTATE SERVICES COMPANY 909 SOUTH 336TH,SUITE 104 FEDERAL WAY,WA 98003 253-839-6000/253-927-6000 FAX 253-815-1100 EMAIL cbpiaton@earthlink.net June 28, 1999 City of Federal Way Att. Greg Fewins 33530 1st Ave. S Federal Way,WA 98003-6210 Re: Preapplication#Pre99-0021 Retail Auto Sales 35610 Enchanted Parkway S. Zoning Community Business Dear Mr. Fewins: During the Preapplication Land review process it was noted that applicant could submit a parking demand analysis,pursuant to FWCC. 22-1377-(c)(4)and Sec. 22-1398(2),that would document a need for fewer than 20 stalls,which as you know is the threshold for SEPA review. I have attached a parking demand analysis from Mike Birdsall Senior Transportation Planning Engineer from Earth Tech. This analysis supports that reduction in parking from 20 stalls to 15 or less. I would appreciate your consideration of reducing the required parking. One other consideration that that would favor this reduction would be, in the unlikely event that there would be more than 15 visitor cars on the lot at one time,the sales lot could be used as additional overflow parking. I am submitting this request prior to the full submittal for Site plan approval and Tenant improvement to hopefully expedite the entire process. The full submittal should be within 10 days from the date of this letter. Respectfully yours Courtland B. Pixton Agent for Owner Cc Russ Lloyd to800 Northeast 8th Street, Seventh r, Bellevue, Washington 98004 June 8, 1999 Mr. Court Pixton 909 South 336th #104 Federal Way,WA,98003 In re: Federal Way Auto Center, PRE99-0021 Parking requirement Dear Mr.Pixton: Per your request,I have reviewed the proposed development to determine maximum parking demand, for compliance with FWCC Sec.22-1377(c)(4)and Sec.22-1398(2). The maximum parking demand at the proposed project is certain to be much less than 20 spaces,based on the following analysis. Proposed is redevelopment of an existing 6,000 sq.ft.warehouse building into a used car dealership Telephone showroom and a cleaning and storage facility. The Institute of Transportation Engineers(ITE)Parking Generation Manual has no relevant data for this land use type. However,useful results were reached by inference from accepted trip generation rates plus additional assumptions. 4 z s 4 s s 4 + A May 26, 1999,City of Federal Way interoffice memorandum from Saraday Long to Jim Femling Facsimile and Lori Michaelson regarding this development employed trip generation rates from the ITE Trip Generation Manual,66 Edition,for ITE land use category#841 (New Car Sales). For this 4 2 5.4 5 3.9 4 7 o development's building size of 6,000 sq. ft.,those ITE rates yielded 14 trips generated in the afternoon peak hour of adjacent street traffic,and a daily total of 225 trips. Weekend trip rates are lower than weekday rates,so the weekday situation governs for maximum accumulations of on-site parking demand. Since each visitor parks once but makes two trips in and out,the average daily parking demand on weekdays is one-half of 225,or 113 parking events. This is next subdivided among visitors (short visits,high turnover)and employees(all-day stays,no turnover). Visitor parking demand is directly related to trip generation,and so is spread throughout the day. The length of stay per trip is under one hour for most visitors,but occasionally up to 2 or 3 hours. Therefore,the average visitor parking space requirement is at most one-half the worst-case hourly trip generation rate. That suggests a demand for(14 trips/2 ways=)7 parking stalls in the peak hour, with no turnover and re-use within the hour. Allowing for a modest amount of turnover within the hour,6 parking spaces would suffice on average. This may be doubled to account for a"worst-case" hourly parking demand that occurs only a few times a year,or 12 spaces. The applicant claims there will be only 3 employees operating the business. Adding 3 parking spaces makes a total of 15 spaces potentially needed. That level of demand would occur just a few times each year. It is extremely unlikely that the proposed auto center would ever generate a parking demand of 20 spaces. Sincerely, Michael R.Birdsall,I.T.E. Senior Transportation Planning Engineer EARTH ® T E C H A two INTERNATIONAL LTD.COMPANY CITY OF - _ •- (253) Co 1-40'00 +i""'` �5 0 I S \0 `, SC T F DERAL i/VA',V' A 98CC 621 May 27, 1999 Court Pixton 909 South 336th #104 Federal Way, WA 98003 RE: PREAPPLICATION #PRE99-0021 Retail auto sales 35610 Enchanted Parkway South Zoning: Community Business (BC) Dear Mr. Pixton: This letter summarizes the preapplication conference held May 20, 1999, at which time members of the City' s Development Review Committee discussed the general requirements that will apply to the above referenced project. Those requirements are summarized below and included as enclosures with this letter. Sections of the Federal Way City Code (FWCC) referenced herein are enclosed or were provided to you at the meeting. Preapplication comments are based on a preliminary review only, and should no be construed to represent final comments on the project. As the project is redesigned, or as more detailed site plan and/or environmental information is prepared, additional issues or concerns may be identified which were not covered at the meeting. Additionaly, any revisions to Federal Way codes prior to submittal of a formal land use application may affect the proposal. A detailed, substantive review of the proposed project will be conducted after submittal of a formal land use application. 1. PLANNING DIVISION (Lori Michaelson, 253-661-4045) a. Land Use Review Process: The proposal is to remodel an existing 6, 080 square foot former warehouse and storage use for the purpose of retail auto sales . The proposal is defined as a change in use pursuant to FWCC Sec. 22-1. Vehicle sales are permitted in the BC zone pursuant to a Process II; however, pursuant to FWCC Sec. 22-631, projects not exempt from the State Environmental Policy Act (SEPA) are subject to Process III (refer to enclosed Process III handout) . SEPA is triggered � .\ by the proposal due to the change in use, building square footage, and number of parking stalls required. However, if the applicant submits a parking demand analysis; pursuant to FWCC Sec. 22-1377 (c) (4) and Sec. 22-1398 (2) , which documents the need for fewer than 20 stalls, and the analysis is accepted by the Director of Community Development Services, SEPA will not be required, and the project will be subject to Process II site plan approval (FWCC Article V) , and public noticing requirements will not apply. 1 Court Pixton May 27, 1999 Land use application fees are currently: Process III: $1, 504 .00; Process II: $1,372 . 00; and environmental review: $533. The formal application must be prepared in accordance with the enclosed Development Application Submittal Requirements and must be accompanied by the appropriate fees. b. Public noticing requirements: The Process III and SEPA application must also be accompanied by mailing envelopes and related materials, prepared by the applicant in accordance with the enclosed Procedures for obtaining mailing labels, for both the Process III Notice of Application and the SEPA threshold determination. For the Process III Notice of Application, envelopes must be addressed to all persons receiving the property tax statements for all property within 300 feet of each boudnary of the property. For the SEPA mailing, envelopes must be addressed to all owners and occupants of property within 300 feet of all property boundaries of the subject site. (Note: As discussed in l.a. , above, Process II applications are not subject to public noticing requirements) . c. Nonconformance requirements: Pursuant to FWCC Sec. 22-334 (1) , the site must be brought into conformance with code provisions that are determined by the director to be reasonably related and applicable to the change of use. The proposed change in land use, from a warehouse to retail operation, alters the overall appearance, exterior uses, and hours of operation of the site. The following development standards will apply to the project: (1) Parking areas, driveways, drive aisles: Parking is required in the amount of 1 parking stall per 300 square feet of gross floor area, or 20 parking stalls. Parking areas, driveways and drive aisles must conform to current design and engineering standards, i.e. , parking stall and drive aisle dimensions, turning radius, and identification of compact stalls, and directional arrows. Exterior lighting must be provided in all such areas sufficent to insure safety and security, but incorporating cutoff shields to prevent off site glare. (2) Landscaping: The project must provide parking lot landscaping (FWCC Sec. 22-1567 (a) in the amount of 20 square feet per stall, and perimeter landscaping (FWCC Sec. 22-1566 (f) (1) in the amount of five feet of Type III landscaping. Also, a landscape berm of at least three feet in height, or alternative architectural screening or landscaping enhancements, must be provided between parking areas and the adjacent street, Enchanted Parkway. (FWCC Sec. 22-1567 (3) (1) . Exterior trash and recycling facilities must be solidly screened by fencing and landscaping (FWCC Sec. 22-1564 (d) . Outdoor display of 2 Court Pixton May 27, 1999 vehicles for sale or lease are subject to the landscape berm and/or alternative screening requirements in FWCC Sec. 22-1567 (e) . Written requests for modifications to landscaping standards may be submitted pursuant to FWCC Sec. 22-1570. (3) Nonconforming Signs. Any existing signage that does not comply with FWCC Article XVIII, Signs, must be removed as a result of the change in use. The existing pole sign on the site does not comply. (4) Roof-mounted mechanical units or other appurtenances (if any) must be screened in accordance with FWCC Sec. 22- 960. d. Community Design Guidelines: The application is subject to FWCC Article XIX, Community Design Guidelines, to the extent that the guideline is reasonably related and applicable to the area of expansion or remodeling (FWCC Sec. 22-1632) . Key applicable guidelines are noted below. However, the design review process is intended to be a collaborative process . Applicants are encouraged to propose creative design solutions for review by City staff. (1) - Pedestrian circulation (Sec. 22-1634 (d) (1) ; (2) . No , pedestrian connection is shown on the proposed site plan. - At least one pedestrian route, from the main building entrance to the sidewalk at Enchanted Parkway, must be provided and delineated according to the guideline. Pedestrian connections between properties are also encouraged and opportunities for such a connection should be explored. (2) Building facade modulation and screening (Sec. 22-1635 (b) ) . The north building elevation is subject to this guideline, which calls for incorporation of at least two of the treatments listed. However, if structural modulation is not feasible, staff would suggest a combination of foundation landscaping along the entire length of the north facade, with a small pedestrian plaza located at the northwest corner of the building adjacent to the building entrance; and incorporation of a canopy wrapping around the northwest portion of the building from the front entrance at the west elevation. Consideration should be given to incorporating the building entrance at the northwest corner of the building. If the east facade will be visible from Enchanted Parkway, it will also be subject to this guideline. Refer to (3) , below, for comments on other west and east elevations. (3) Building Articulation and scale (Sec 22-1635 (c) ) . In 3 Court Pixton May 27, 1999 addition to the architectural facade treatment noted in (2) , above, all building facades that are visible from a right-of-way should incorporate methods of articulation as suggested in the guideline, such as material and color variations, metal banding, lighting, etc. The proposed storefront with canopy on the west elevation is acceptable in concept. In addition to the design solutions suggested in (2) , above, the roof line should incorporate articulated cornices, either as an overall treatment or at several key accent points, to miminize the building' s "boxlike" form. Also, all facades with an area of 240 square feet or larger, and uninterrupted by window, door, or other architectural feature, must be articulated in accordance with FWCC Sec. 1635 (c) (2) . Staff reommends additional windows wherever possible. Faux windows might be an option. These have been used for sides and/or backs of warehouse and bulk retain buildings with good results . Because the east elevation is unexposed to public view, minimum improvements that are consistent with the balance of the project, will be permitted. (4) Pedestrian Circulation and public spaces (FWCC Sec. 22- 1636) . The primary entrance to the building must be clearly identifiable from the right-of-way, and from the public use areas of the site, i.e. , the west and north sides of the building. The entrance should be emphasized with distinct architectural elements and color contrast. Also, the entrance element, including canopy or arcade, door and windows, or some combination thereof, should be extended around a significant portion of the north facade, adjacent to the sales area. (5) Outdoor storage of vehicles: Pursuant to FWCC Sec. 22- 1113 (d) (4) , outdoor display of vehicles for sale or lease are exempt from fencing and landscape screening requirements, provided that the display area complies with the parking area screening from rights-of-way requirements in FWCC Sec. 22-1567 (e) . (6) Site utilities including transformers, fire standpipes, etc. , should not be the dominant element of any yard visible from public areas. Exterior building-mounted utility meters, boxes, etc. , should be screened from public view with architectural screening and/or landscaping. (7) Chain link fencing may not be used where visible from public streets, major drive aisles, or pedestrian areas . 4 Court Pixton May 27, 1999 (FWCC Sec. 22-1634 (f) . (8) Mirrored or reflective glass is not encouraged adjacent to a right-of-way or pedestrian area. e. Sign permit: A separate sign permit is required for the project. Refer to FWCC XVIII, Signs (enclosed) . f. Temporary sales trailer: The applicant asked at the meeting whether or not a temporary structure would be allowed on the site for the purpose of conducting vehicle sales prior to occupancy of the building. Unfortunately, a review of the FWCC provisions for temporary uses (FWCC Article X. , enclosed) indicates there are no such temporary use provisions that would allow for this particular requested use. 2 . Public Works Department See enclosed comments from Jim Femling, Engineering Plans Reviewer (253-661-4125) and Sarady Long, traffic analyst (253-661-4139) . 3 . Building Division (Lee Bailey, 253-661-4123) See enclosed comments. 4. Lakehaven Utility District (Mary Young, 253-946-5400) See enclosed comments. 5 . King County Fire District (Greg Brozek, 926-7241) See enclosed comments . We hope you found the preapplication process helpful in identifying key requirements related to the proposal. As you know, this is a preliminary review only, and it does not take the place of the full review that will follow formal application. If you have any questions, please contact me at 253-661-4045 or other staff person as appropriate. incerely, d421:.-le.4.4%2 Lori Michaelson Senior Planner c: Permit Plan #PRE99-0021.docfile:DRC.LTR meeting handouts: 5 interoffice MEMORANDUM Federal Way Dept. of Public Works Traffic Services Division To: Jim Feinting,Engineering Plans Reviewer Lori Michaelson, Senior Planner From: Sarady Long,Traffic Analyst — • Subject: Federal Way Auto Center,PRE99-0021 Date: May 26, 1999 This memorandum provides preliminary review comments from the Traffic Division on the proposal to convert an existing warehouse on 35610 Enchanted Parkway to a retail auto sales,and sales office.After reviewing the submitted materials,visiting the site,and discussing the project with city staff,I have the following comments. Traffic Impacts Analysis Based on the Institute of Transportation Engineers Trip Generation 6th Edition Land Use 841,the project is estimated to generate 14 evening peak hour trips. This exceeds the 10 evening peak hour trip threshold for requiring a Transportation Impact Analysis(TIA). However,the site's trip generation would not likely impact any key intersections by 10 or more trips. Since this is the case,a TIA is not required. Right-of-Way Improvements The applicant is proposing access over an easement on So. 356th Street, since this is the case,section 22- 1496 of the Federal Way City Code(FWCC)requires that the applicant install right-of-way improvements from the point the subject property obtains access to the nearest intersection right-of-way. This would entail constructing half-street improvements on So. 356th Street to roadway section Type R from SR 161 to the proposed driveway. The roadway Type R is a 40-foot wide street with 4-foot planter with street trees, 6-foot sidewalk and street lights all in 66 feet of right-of-way. However, since the required improvements would not be advantageous to the neighborhood or the City as a whole at this time,the applicant may submit a written request for a modification,deferment,or waiver from the above requirement pursuant to FWCC Section 22-1477. Traffic Division would support such a request. Access The Washington State Department of Transportation requires driveway spacing of 250 feet. The existing driveway on SR 161 (Enchanted Parkway)does not meet this spacing requirement. To meet this requirement,the existing driveway should be relocated or be restricted to right-in and right-out only. A raised channelization'(C-curb)would be required to enforce the turning restrictions. In regard to access on So. 356th Street,please note that when the property to the east is developed the City would require the site access totbe aligned with the driveway to the north. The maximum driveway width shall be 30 feet per FWCC section 22-1542. 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'la ''' \\ •11--imeR4-7 -.I -- 1.7- 1:.P v. r......7. \=END sim OwlIviglik, -13111PrGINIILDING ,r - u I / I mcsTEct 4,4W SATE Cf‘15110‘101'F. 7 fillvAillhgli'ACIPrziter*-' 1110" — .4 s'AECITUANDSCAPING-- 1 i \ 1 - - - •••• • ',reject/ Moles I aik 410. 1 1 414 • '-',f.-?_1".41' 41 z a• '3 Z.' .5.,...Nos... •••• AMili011.1 Ns.Oslo fon \ 'I 2 1 3 1 - -- \ 1 I. ;i•O' I= Cg Z 4 1 • 1 1 Imo 01k8 8 C. • 9.40 Canialts ems . am a Omm• THAT PORTION OF THE _ sw 1 /4, _NW 1 /4, SECTION _28_ TOWNSHIP 21 _ NORTH, RANGE _ 4 _ EAST, W.M. CATCH BASIN INFORMATION © CATCH BASIN TYPE 1 RIM ELEVATION: 270.31 ' 24" CONC. I.E. NORTH. 264.71 ' 24: CONC. I.E. SOUTH. • 264, 41 ' © CATCH BASIN TYPE 1 RIM ELEVATION. 271.24' 24" CONC. 1,E, NORTH: 265.05' 24" CONC. I.E. SOUTH. 264.95' © CATCH BASIN TYPE 1 RIM ELEVATION: 271.83' x 12" CONC. I E. NORTH: 266.78' ® CATCH BASIN TYPE 1 RIM ELEVATION. • 273.77' ! 24" CONC. I.E. NORTH: 266.29' r 1 24" CONC. I.E. SOUTH. 266.25' o � X )W —X\ �\ \r/-F• ,'v � ASPHALT � ` OIL/WATER � SC:, 96-2- 0866A-9KNT \ \ \ RFWNING IIfALL x, T ` j 4�2) r rn i Y( CORNER OF C"NLINK-1 ' FENCE 1.97' N. OF PROP. LINE X i t GA,T�E---_,1 7 j/ o A V 5 *19 4P p 1 5)GST 9 y :FIN16SH-Erl EDGE OF ASPHALT 226. 79' GRAPHIC SCALE 0 20 40 so ( IN FEET ) 1 inch = 40 f t. STORM DRAIN INFORMATION TRAIN MANHOLE RIM ELEVATIONA• "115.19' 8" PVC I.E. WEST. 278.41 ' SANITARY SEWER INFORMATION © SANITARY SEWER MANHOLE RIM ELEVATION. • 271.57' I.E. IN FROM EAST, ELEV. • 256.19: I.E. OUT TO WEST, ELEV.: 255.92 0 SANITARY SEWER MANHOLE RIM ELEVATION: 270.53' I.E. IN FROM NORTH, ELEV.• 259.78' I.E. IN FROM EAST, ELEV.• 259.75' I.E. IN FROM SOUTH, ELEV.- 259.60' I.E. IN FROM WEST, ELEV: 259.53' �i LEGEND: SET 5/8" REBAR & CAP LS,f 2 0 FOUND REBAR AND CAP X TRAVERSE POINT US SEWER MANHOLE UD DRAIN MANHOLE ❑ CATCH BASIN ® WATER METER -�- POWER POLE © POWER VAULT FIRE HYDRANT WATER VAL VE ® SIGNAL CONTROL PEDESTAL 0— LIGHT POLE SIGNAL POST CROSSWALK SIGNAL POLE 12' ,, WIDE ASPHALT DRIVE NOTES: i FIELD MEASUREMENTS FOR THIS SURVEY PERFORMED i WITH A 2" TOPCON GTS 3B INSTRUMENT, BY TRAVERSE METHODS, AND MEET OR EXCEED ACCURACY STANDARDS OF 1: 10. 000. THIS SURVEY WAS CONDUCTED WITHOUT THE BENEFIT OF re ► �, nu f/.- (,DFHT Trn c QF00RT THEREF0'=F DOES NOT I `Y PURPORT TO SHOW ALL Uri OF RECORD, IF ANY THE BOUNDARY CORNERS AND LINES DEPICTED ON THIS MAP ARE PER RECORD TITLE INFORMATION AND b� 1 y ROCK WA41L REPRESENT DEED LINES ONLY. THEY DO NOT PURPORT TO SHOW OWNERSHIP LINES THAT MAY OTHERWISE 148�. BE DETERMINED BY A COURT OF LAW. A3 � � i ELEVATIONS SHOWN ON THIS MAP ARE BASED ON ;'GVD 29 VERTICAL DATUM. ELEVATION BENCHMARK USED WAS K. C. B. M. fl 1 x f POINT 1 1/2" A-9178 p ALU NUM CAP, SET FLUSH WITH A/C SHOULDER). 2821 TOTAL SITE AREA: 25,985 SO. FT. f 0.6 ACRES ± CELL TOWER C" C" v-� a THAT PORTION OF THE _Sw 1 /4, _NW 1 /4, SECTION _28_ TOWNSHIP 21 _ NORTH, RANGE — 4 — EAST, W.M. i i 2 2 4 1 � 1 3 3 r /Q)� ( ) �. O � O 1 a� IT •l v Q) x Co Co s..' Co Q) Q) �GaU�✓�QU�, SHEET lof 1 9 THAT PORTION OF THE sw 1/4, _NW 1/4, SECTION _28_ TOWNSHIP 21 _ NORTH, RANGE _ 4 _ EAST, W.M. CATCH BASIN INFORMATION Q CATCH BASIN TYPE I RIM ELEVATION: 270.31 ' 24" CONC. I.E. NORTH: 264.71' 24: CONC. I.E. SOUTH: 264.41 ' 2Q CATCH BASIN TYPE I RIM ELEVATION: 271.24' 24" CONC. 1, E, NORTH. 265. 05' 24" CONC. LE. SOUTH: 264.95' 32) CATCH BASIN TYPE 1 RIM ELEVATION: 271.83' 12" CONC. I.E. NORTH: 266.78' ® CATCH BASIN TYPE 1 RIM ELEVATION: 273.77' 24" CONC. I.E. NORTH: 266.29' 24" CONC. I.E. SOUTH: 266.25' STORM DRAIN INFORMATION 0 DRAIN MANHOLE RIM ELEVATION: 285,19' 8" PVC I.E. K ST.• 278.41 ' SANITARY SEWER INFORMATION O SANITARY SEWER MANHOLE RIM ELEVATION: 271.57' LE. IN FROM EAST, ELEV.- 256.19' I.E. OUT TO WEST, ELEV: 255.92' SANITARY SEWER MANHOLE RIM ELEVATION: 270.53' I.E. IN FROM NORTH, ELEV.- 259.78' I.E. IN FROM EAST, ELEV.259.75' I.E. IN FROM SOUTH, ELEV.- 259.60' I.E. IN FROM WEST, ELEV.- 259.53' 11 12 \WIVL AS5PHAL I UKIVt 0 NOTES: LEGEND: O SET 5/8" REBAR & CAP LS// 29537 p FOUND REBAR AND CAP X TRAVERSE POINT O SEWER MANHOLE © DRAIN MANHOLE ❑ CATCH BASIN ® WATER METER -Q- POWER POLE © POWER VAULT FIRE HYDRANT WATER VALVE ® SIGNAL CONTROL PEDESTAL �-- LIGHT POLE SIGNAL POST CROSSWALK SIGNAL POLE \ -Df" yD-�_ - FIELD MEASUREMENT`S FOR THIS SURVEY PERFORMED 0$ 6A-9KNT GRA DRI Y R INING LL -� �— / -- __WITH A 2" TOPCON: 1r7S 38 1AL5Ifi[LMENT _8Y� \ p METHODS, AND MEET OR EXCEED ACCURACY STANDARDS t OF 1: 10, 000. c w \ 265.39' .. '� 29 THIS SURVEY WAS CONDUCTED WITHOUT THE BENEFIT OF X cA A CURRENT TITLE REPORT AND THEREFORE DOES NOT m rn CORN R OF CHAINLINK y y y CORNER OF CHAIN' -INK 9 PURPORT TO SHOW ALL EASEMENTS OR RESTRICTIONS FEN E 1, 9 7' N. OF 2 o � 3 1 PR P. LINE x PROP LINE N. Or" OF RECORD, IF ANY y y y d _/-GATE - �� THE BOUNDARY CORNERS AND LINES DEPICTED ON i THIS MAP ARE PER RECORD TITLE INFORMATION AND P j y y 2 EASEMENT FOR ROCK WA L REPRESENT DEED LINES ONLY. THEY DO NOT PURPORT CAS 3 WATER LINE TO SHOW OWNERSHIP LINES THAT MAY OTHERWISE �$• AFC! 7105050048 BE DETERMINED BY A COURT OF LAW. ELEVATIONS SHOWN ON THIS MAP ARE BASED ON NGVD 29 BUILDING Zg2A3 I x 8 POINT NO.TICAL 06986, ELEV. ION 286.056CFEETKUSED REBAR & y C.8;M. T` '' o y X P 6062.9 S0. FT./ \ g \ o IGN SA 9 1 ALUMINUM CAP, SET FLUSH WITH A/C SHOULDER). STy 2 h� � FINISHED FLOOR ELEV 278.48'_ 2 o TOTAL SITE AREA: 25,985 SO. FT. �' 0.6 ACRES± GE OF AS HALT �$ 2� PARCEL SITE PARKWAY S.)Q SOkf BUILDING 21 ON 6;050 S0.1 tENCHANTED EDGE OF ASPHALT i i ri ii , '"� \ 6.94' CELL TOWER cif I 50 O �Gti I � QP GRAPHIC 20 40 80 ( IN FEET ) 1 inch = 40 ft. NW THAT PORTION OF THE _ - 1/4, ----1/4, SECTION _28 b � � O `\�t, �� 29537 s cl s ryv` 04 s ?*4 L LP, EXPIRES: 6/27/99 TOWNSHIP 21 _ NORTH, RANGE _4_ EAST, W.M Z Q O Z Z C� �V 0 J 0 O Z O C� O IYiJ m O qq O 1 j CI Q O C) CQ U -+j (d U U SHEET 1 of 1 Q GENERAL NOTES 1. ALL° CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE FEDERAL WAY CITY CODE (FVVCC), APPLICABLE ORDINANCES, AND THE CITY COUNCIL CONDITIONS OF PROJECT APPROVAL. THESE DOCUMENTS ARE SUPPLEMENTED BY THE STANDARD SPECIFICATIONS FOR ROAD, BRIDGE, AND MUNICIPAL CONSTRUCTION (WSDOT/APWA), THE KING COUNTY ROAD STANDARDS (KCRS), AND THE KING COUNTY SURFACE WATER DESIGN MANUAL (KCSWDM). IT SHALL BE THE SOLE RESPONSIBILITY OF THE APPLICANT AND THE PROFESSIONAL ENGINEER TO CORRECT ANY ERROR, OMISSION, OR VARIATION FROM THE ABOVE REQUIREMENTS FOUND IN THESE PLANS. ALL CORRECTIONS SHALL BE AT NO ADDITIONAL COST OR LIABILITY TO THE CITY OF FEDERAL WAY. 2. THE DESIGN ELEMENTS WITHIN THESE PLANS HAVE BEEN REVIEWED ACCORDING TO THE FEDERAL WAY ENGINEERING REVIEW CHECKLIST. SOME ELEMENTS MAY HAVE BEEN OVERLOOKED OR MISSED BY THE, CITY ENGINEERING PLAN REVIEWER. ANY VARIANCE FROM ADOPTED STANDARDS IS NOT ALLOWED UNLESS SPECIFICALLY APPROVED BY THE CITY OF FEDERAL WAY, PRIOR TO CONSTRUCTION. 3. APPROVAL OF THIS ROAD, GRADING, AND DRAINAGE PLAN DOES NOT CONSTITUTE AN APPROVAL OF ANY OTHER CONSTRUCTION (E.G. DOMESTIC WATER CONVEYANCE, SEWER CONVEYANCE, GAS, ELECTRICITY, ETC.) 4. BEFORE ANY CONSTRUCTION OR DEVELOPMENT ACTIVITY A PRE -CONSTRUCTION MEETING MUST BE HELD BETWEEN THE CITY OF FEDERAL WAY, THE APPLICANT, AND THE APPLICANT'S CONSTRUCTION REPRESENTATIVE. 5. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUILYION IS IN PROGRESS. , 6. CONSTRUCTION NOISE SHALL BE LIMITED AS PER FEDERAL WAY CITY CODE (SECTION 22-1006); NORMALLY THIS IS 7 AM. TO 8 P.M., MONDAY THROUGH SATURDAY. 7. IT SHALL BE THE APPLICANT'S/CONTRACTOR'S RESPONSIBILITY TO OBTAIN ALL CONSTRUCTION EASEMENTS NECESSARY BEFORE INITIATING OFF -SITE WORK WITHIN THE ROAD RIGHTS -OF -WAY. 8. FRANCHISED UTILITIES OF OTHER INSTALLATIONS THAT ARE NOT SHOWN ON THESE APPROVED PLANS SHALL NOT BE CONSTRUCTED UNLESS AN APPROVED SET OF PLANS THAT MEET ALL CITY REQUIREMENTS -AND THE REQUIREMENTS OF KCRS CHAPTER 8 ARE SUBMITTED TO THE CITY OF FEDERAL WAY AT LEAST THREE DAYS PRIOR TO CONSTRUCTION. 9. VERTICAL DATUM SHALL BE KCAS OR NGVD-29. 10. GROUNDWATER SYSTEM CONSTRUCTION SHALL BE WITHIN A RIGHT-OF-WAY OR APPROPRIATE DRAINAGE EASEMENTS, BUT NOT UNDERNEATH THE ROADWAY SECTION. ALL GROUNDWATER SYSTEMS MUST BE CONSTRUCTED IN ACCORDANCE WITH THE WSDOT/APWA STANDARD SPECIFICATIONS. 11. ALL UTILITY TRENCHES IN THE RIGHT OF WAY SHALL BE BACKFILLED WITH 5/8 INCH CRUSHED ROCK. 12. ALL UTILITY TRENCHES SHALL BE BACKFILLED AND COMPACTED TO 95% DENSITY. 13. ALL ROADWAY SUBGRADE SHALL BE BACKFILLED AND COMPACTED TO 95% DENSITY IN ACCORDANCE WITH WSDOT 2-06.3. 14. OPEN CUTTING OF EXISTING ROADWAYS IS NOT ALLOWED UNLESS SPECIFICALLY APPROVED BY THE DIRECTOR OF PUBLIC WORKS AND NOTED ON THESE APPROVED PLANS. ANY OPEN CUT SHALL BE RESTORED IN ACCORDANCE WITH KCRS 8.03(B)3. 15. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ADEQUATE SAFEGUARDS, SAFETY DEVICES, PROTECTIVE EQUIPMENT, FLAGGERS, AND ANY OTHER NEEDED ACTIONS TO PROTECT LIFE, HEALTH, AND SAFETY OF THE PUBLIC, AND TO PROTECT PROPERTY IN CONNECTION W6TH THE PERFORMANCE OF WORK COVERED BY THE CONTRACTOR. ANY WORK WITHIN THE TRAVELLED RIGHT- OF-WAY THAT MAY INTERRUPT NORMAL TRAFFIC FLOW SHALL REQUIRE AT LEAST ONE FLAGGER FOR EACH LANE OF TRAFFIC AFFECTED. ALL SECTIONS OF THE WSDOT STANDARD SPECIFICATIONS 1- 07.23-TRAFFIC CONTROL, SHALL APPLY. 16. CONTRACTOR SHALL PROVIDE AND INSTALL ALL REGULATORY AND WARNING SIGNS PER THE LATEST ADDITION OF MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES, 17. ALL UTILITIES SHALL BE ADJUSTED TO FINAL GRADE AFTER PAVING ASPHALT WEARING COURSE. 18. ROCKERIES ARE CONSIDERED TO BE A METHOD OF BANK STABILIZATION AND EROSION ONLY. ROCKERIES SHALL NOT BE CONSTRUCTED TO SERVE AS RETAINING WALLS. All ROCKERH SHALL BE CONSTRUCTED IN ACCORDANCE WITH KCRq DRAWING NUMBERS 19, 20, AND 21. ROCKERIES MAY NOT EXCEED 8 FEET IN HEIGHT FOR CUT SECTIONS OR 4 FEET IN HEIGHT FOR FILL SECTIONS UNLESS DESIGNED BY A GEOTECHNICAL OR STRUCTURAL ENGINEER LICENSED IN THE STATE OF WASHINGTON. DRAINAGE NOTES 1. PROOF OF LIABILITY INSURANCE SHALL BE SUBMITTED TO THE CITY PRIOR TO THE PRE - CONSTRUCTION MEETING. 2. ALL PIPE AND APPURTENANCES SHALL BE LAID ON A PROPERLY PREPARED FOUNDATION IN ACCORDANCE WITH WSDOT 7-02.30). THIS SHALL INCLUDE LEVELING AND COMPACTING THE TRENCH BOTTOM, THE TOP OF FOUNDATION MATERIAL, AND REQUIRED PIPE BEDDING, TO A UNIFORM GRADE SO THAT THE ENTIRE PIPE IS SUPPORTED BY A UNIFORMLY DENSE UNYIELDING BASE. 3. STEEL PIPE SHALL BE GALVANIZED AND HAVE ASPHALT TREATMENT #1 OR BETTER INSIDE AND OUTSIDE. 4. ALL DRAINAGE STRUCTURES, SUCH AS CATCH BASINS AND MANHOLES, NOT LOCATED WITHIN A TRAVELED ROADWAY OR SIDEWALK, SHALL HAVE SOLID LOCKING LIDS. ALL DRAINAGE STRUCTURES ASSOCIATED WITH A PERMANENT RETENTION/DETENTION FACILITY SHALL HAVE SOLID LOCKING LIDS. 5. ALL CATCH BASIN GRATES SHALL CONFORM TO KCRS DRAWING NUMBERS 41, 46, 47, OR 48. 6. ALL DRIVEWAY CULVERTS LOCATED WITHIN THE RIGHT-OF-WAY SHALL BE OF SUFFICIENT LENGTH TO PROVIDE A MINIMUM 3:1 SLOPE FROM THE EDGE OF THE DRIVEWAY TO THE BOTTOM OF THE DITCH. CULVERTS SHALL HAVE BEVELED END SECTIONS TO MATCH THE SIDE SLOPES. 7. ROCK FOR EROSION PROTECTION OF DITCHES, CHANNELS AND SWALES, WHERE REQUIRED, I!'UST BE OF SOUND QUARRY ROCK, PLACED TO A DEPTH OF 1 FOOT AND MUST MEET THE FOLLOWING SPECIFICATIONS: 4"-8" ROCK/40%-70% PASSING; 2"4" ROCK/30%-40% PASSING; AND -2" ROCK/10%-20% PASSING. INSTALLATION SHALL BE IN ACCORDANCE WITH KCRS DRAWING NUMBER 51 OR AS AMMENDED BY THE APPROVED PLANS. RECYCLED ASPHALT OR CONCRETE RUBBLE SHALL NOT BE USED. E _. EROSIO TIjQN CONTROL NOTES 1. APPROVAL OF THIS EROSION/SEDIMENTATION CONTROL (ESC) PLAN DOES NOT CONSTITUTE AN APPROVAL OF PERMANENT ROAD OR DRAINAGE DESIGN (E.G. SIZE AND LOCATION OF ROADS, PIPES, RESTRICTORS, CHANNELS, RETENTION FACILITIES, UTILITIES, ETC.). 2. THE IMPLEMENTATION OF THESE ESC PLANS AND THE CONSTRUCTION, MAINTENANCE, REPLACEMENT, AND UPGRADING OF THESE ESC FACILITIES IS THE RESPONSIBILITY OF THE APPLICANT/CONTRACTOR UNTIL ALL CONSTRUCTION IS APPROVED. 3. THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON THIS PLAN SHALL BE -CLEARLY FLAGGED IN THE FIELD PRIOR TO CONSTRUCTION. DURING THE CONSTRUCTION PERIOD, NO DISTURBANCE BEYOND THE FLAGGED CLEARING. LIMITS SHALL BE PERMITTED. THE FLAGGING SHALL BE MAINTAINED BY THE APPLICANT/CONTRACTOR FOR THE DURATION OF CONSTRUCTION. 4. THE ESC FACILITIES SHOWN ON THIS PLAN MUST BE CONSTRUCTED IN CONJUNCTION WITH ALL CLEARING AND GRADING ACTIVITIES, AND IN SUCH A MANNER AS TO INSURE THAT SEDIMENT LADEN WATER DOES NOT ENTER THE DRAINAGE SYSTEM OR VIOLATE APPLICABLE WATER STANDARDS. 5. THE ESC FACILITIES SHOWN ON THIS PLAN ARE THE MIIMUM REQUIREMENTS FOR ANTICIPATED SITE CONDITIONS. DURING THE CONSTRUCIMMMID, THESE ESC FACILITIES SHALL BE UPGRADED (E.G., ADDITIONAL SUMPS, RELOCATION ONE 017CHIIIS AND SILT FENCES, ETC.) AS NEEDED FOR UNEXPECTED STORM EVENTS. 6. THE ESC FACILITIES SHALL BE INSPECTED DAILY BY THE APPLICANT/CONTRACTOR AND MAINTAINED AS NECESSARY TO ENSURE THEIR CONTftXD FUNCTIONING. 7. ANY AREA STRIPPED OF VEGETATION, INCLUDING ROADWAY EMBANKMENTS, WHERE NO FURTHER WORK IS ANTICIPATED OR A PERIOD OF 1111 GAYS, SHALL BE IMMEDIATELY STABILIZED WITH THE APPROVED ESC METHODS JEA. SEES, UMCHING, NETTING, EROSION BLANKETS, ETC.) 8. ANY AREA NEEDING ESC MEASURES, NOT REOUIRING IMMEDIATE ATTENTION, SHALL BE ADDRESSED WITHIN 15 DAYS. 9. THE ESC FACILITIES ON INACTIVE SITES SHALL BE INSPECTED AND MAINTAINED A MINIMUM OF ONCE A MONTH OR WITHIN THE 48 HOURS FOLLOWING A STORM EVENT. 10. AT NO TIME SHALL MORE THAN ONE FOOT OF SEDIMENT BE ALLOWED TO ACCUMULATE WITHIN A CATCH BASIN. ALL CATCH BASINS AND CONVEYANCE LINES SHALL BE CLEANED PRIOR TO PAVING. THE CLEANING OPERATION SHALL NOT FLUSH SEDIMENT LADEN WATER INTO THE DOWNSTREAM SYSTEM. 11. STABILIZED CONSTRUCTION ENTRANCES AND WASH PADS SHALL BE INSTALLED AT THE BEGINNING OF CONSTRUCTION AND MAINTAINED FOR THE DURATION OF THE PROJECT, ADDITIONAL MEASURES MAY BE REQUIRED TO INSURE THAT ALL PAVED AREAS ARE KEPT CLEAN FOR THE DURATION OF THE PROJECT. 12. DURING THE TIME PERIOD OF NOVEMBER 1 THROUGH MARCH 31, ALL PROJECT DISTURBED AREAS GREATER THAN 5,000 SQUARE FEET, THAT ARE LEFT UNWORKED FOR MORE THEN 12 HOURS, SHALL BE COVERED BY ONE OF THE FOLLOWING COVER MEASURES: MULCH, SODDING, OR PLASTIC COVERING. 13. ANY PERMANENT RETENTION/DETENTION FACILITY USED AS A TEMPORARY SETTLING BASIN SHALL BE MODIFIED WITH THE NECESSARY EROSION CONTROL MEASURES AND SHALL PROVIDE ADEQUATE STORAGE CAPACITY. IF THE PERMANENT FACILITY IS TO FUNCTION ULTIMATELY AS AN INFILTRATION OR DISPERSION SYSTEM, THE FACILITY SHALL h= BE USED AS A TEMPORARY SETTLING BASIN. NO UNDERGROUND DETENTION TANKS OR VAULTS SHALL BE USED AS A TEMPORARY SETTLING BASIN. 14. WHERE SEEDING FOR TEMPORARY EROSION CONTROL IS REQUIRED, FAST GERMINATING GRASSES SHALL BE APPLIED AT AN APPROPRIATE RATE (E.G., ANNUAL OR PERENNIAL RYE APPLIED AT APPROXIMATELY 80 POUNDS PER ACRE). 15. WHERE STRAW MULCH FOR TEMPORARY EROSION CONTROL IS REQUIRED, IT SHALL BE APPLIED AT A MINIMUM THICKNESS OF TWO INCHES. 16. MANAGEMENT PRACTICES PROVIDING SIGNIFICANT TREE PROTECTION SHALL BE PROVIDED PER SECTION 22-1568 (c) 16) (•-iW of FWCC. CONSTRUCTION SEQUENCE 1. BEFORE ANY CONSTRUCTION OR DEVELOPMENT ACTIVITY, A PRECONSTRUCTION MEETING MUST BE HELD BETWEEN THE CITY OF FEDERAL WAY, THE APPLICANT AND APPLICANTS CONSTRUCTION REPRESENTATIVE.( 263) 661 - 401 2. SAW CUT AND REMOVE ASPHALT. 3. INSTALL NEW CB TYPE it AND CONNECT TO EX. CB. 4. GRADE FOR BIOSWALE. 5. INSTALL DISPERSION AND COLLECTION CHANNELS. 6. INSTALL CONCRETE "V" DITCH. 7. INSTALL ASPHALT BERM. 8. FINISH GRADE BIOSWALE AND ADD TOPSOIL IF NECESSARY. 9. SEED BIOSWALE. 10. INSTALL LANDSCAPING AND STRIPE PEDESTRIAN ACCESS. 11. CLEAN STORM DRAINAGE SYSTEM AND CHANNELS OF ALL SEDIMENT AND DEBRIS. PROPERTY OWNER do APPLICANT: RUSSELL R. LLOYD 1741 S 356TH STREET FEDERAL WAY, WA 98063 253-661-6967 SITE ADDRESS: 35610 ENCHANTED PARKWAY FEDERAL WAY, WA 98063 CONTACT: BUILDING PERMIT APPLICATION COURTLAND B. PIXTON PUGET SOUND COMMERCIAL REAL ESTATE 909 S 306TH STREET SUITE 104 FEDERAL WAY, WA 98003 253-839-6000 ENGINEER: JOEL S. TIMMERMAN MLA, INC. 11800 NE 160TH STREET BOTHELL, WA 98011 425-488-4800 PROJECT DESCRIPTION: INSTALLATION OF A BIOSWALE FOR WATER QUALITY IN ASSOCIATION WITH A REMODEL OF EXISTING BUILDING AND CHANGE OF USE. PROJECT INFORMATION: CONSTRUCTION TYPE: WATER QUALITY - BIOSWALE OCCUPANCY: N/A NO. OF STORIES N/A TAX PARCEL NO.: 282104 - 9172 BUILDING CODE: 1994 UBC JURISDICTION: FEDERAL WAY ZONING: BC ALLOWABLE HEIGHT: N/A SETBACKS: N/A SHEET 1 - CITY STANDARD NOTES SHEET 2 - SITE AND DRAINAGE PLAN SHEET 3 - LANDSCAPE PLAN EXPIRES 10-1-99 i PERMIT NO. DO - /0¢6I1 V'w�4-t C(- &�OLJ'm't M:AA.� 4fa1o� 8 Q U W � Q o z °- O � W Qo� !� z � � U U) W O U `- CO In O co L0 Orn- 00Vlff) U 00N00 d-►n Nt- NO N It N .4- N x a �U O Q E N U o 0 L- -a o N o 41 o00 _c- cD rn r- �� L Q m OW W 00O JOB NO 6852 DATE 03-02-99 SCALE N.T.S. DESIGNED J.S.T. DRAWN CAD CHECKED J.S.T. APPROVED SHEET 1 OF 3 CATCH BASIN INFORMATION 01 CATCH BASIN TYPE 1 RIM ELEVATION: 270.31 ' 24" CONC. I.E. NORTH. • 264.71 ' 24: CONC. LE, SOUTH: 264.41 ' © CATCH BASIN TYPE 1 RIM ELEVATION. • 271.83' 12" CONC. LE. NORTH: 266.78' ® CATCH BASIN TYPE 1 RIM ELEVATION: 273.77' 24" CONC. LE. NORTH. 266.29' 24" CONC. LE. SOUTH. 266.25' B/OF/L TRA T/ON SWALE MAINTENANCE DEFECT COMPONENT THAT PORTION OF THE `` __0 1/4, _N--1/4, SECTION _ 28 TOWNSHIP 21 _ NORTH, RANGE _ 4 _ EAST, W.M. STORM DRAIN INFORMATION SANITARY SEWER INFORMATION s �o• III DIMN MANHOLE RIM ELEVATION: 285.19 1 SANITARY SEWER MANHOLE O SITE AREA /HERB r10N �7N LEGAL DESCRIPTION 8" PVC I.E. WEST. 278.41 ' RIM ELEVATION. 271.57' LE. IN FROM EAST, ELEV.' 256.19' AREA OF SITE. 25,*0 S F' ,� CEMENT CONC. TRANSITION RAMP flf}'tT PORTD OF' THE SOUTHWEST F QUARTER O THE NORTHWEST QUARTER OF SEC. 28, TWP. LE OUT TO WEST. ELEV.: 255. 92' EX lMP£I WOUS AREA; 22.272 S F. 21 N, R. 4E, W.M., IN KING COUNTY, WASNINGTON. DESCRIBED AS FOLLOWS: ® SANITARY SEWER MANHOLE X OF /MPERNOUS EX: 85.71X IMPERVIOUS '.--'MATCH BEGINNING AT 1H£ NORTHWEST CORNER OF SAID SUBDMISION AND RUNNING THENCE RIM ELEVATION. 270.53' x pF �OyB 35X F __"" EX( PAVEMENT GRADE N8936.00'1E, ALONG THE NORTHERLY LINE THEREOF. 181.58 FEET TO A POINT ON THE I.E. IN FROM NORTH, ELEV.• 259.78' EASTERLY BOUNDARY OF STATE HIGHWAY NO. 5-D WHICH /S THE TRUE POINT OF BEGINNING 1. E. IN FROM EAST, ELEV 259.75' TRANSl11TON RAMP SHALL BE OF THE TRACT HEREIN DESCRIBED; l.E. IN FROM SOUTH, ELEV• 259.60' I.E. IN FROM WEST, ELEV- 259.53 4" CEMENT CONC. TEXTURED BY IMPRINT Of' METAL GRID WITH 1/2 SPACING THENCE CONTINUING ALONG THE NORTHERLY LINE OF SAID SUBDMS/ON, N89'36'001E 275 FEET, SIDEWALK & RAMP •• THENCE S02-24 00-E 135 FEET; 1 THENCE S89'36 OO"W 225 FEET, MORE OR LESS TO THE EASTERLY BOUNDARY OF SAID STATE HIGHWAY NO. 5-D; j : :. •, .. . ; • :' • < ` �' ' " ` ` ' •' "' " 017CH £X. PAVEMENT THENCE NORTHERLY ALONG SAID EASTERLY BOUNDARY, 143 FEET MORE OR LESS TO THE TRUE • POINT OF BEGINNING. ' CONDITION WHEN MAINTENANCE IS NEEDED RESULTS EXPECTED WHEN SECflON A -A EXCEPT THE NORTH 30 FEET THEREOF.• MAINTENANCE IS PERFORMED B/OF/LTRAT/ON SWALE SEDIMENT ACCUMULATION SEDIMENT DEPTH EXCEEDS 2 INCHES NO SEDIMENT DEPOSITS ON GRASS -TRANSITION RAMP DETAIL ON GRASS LAYER LAYER OF THE BIOSWALE, WHICH WOULD BIOSWALE SEED M/X N T.S. IMPEDE f7LTRA1'lON ON RUNOFF (MODIFIED BR/ARGREEN, iNC. HYDROSEED/NG GUIDE WETLANDS SEED M/X) VEGETATION WHEN THE GRASS BECOMES EXCESSIVELY TALL VEGETATlOiV IS MOWED OR NUISANCE X WEIGHT X PURITY X GERMINATION X EDGE OF BIOSWALE (GREATER THAN 10 INCHES); WHEN NUISANCE VEGETATION IS ERADICATED, SUCH THAT TALL OR MEADOW FESCUE 68 98 90 WEEDS AND OTHER VEGETATION STARTS TO TAKE FLOW NOT IMPEDED. GRASS SHOULD BE OVER. MOWED TO A HEIGHT BETWEEN 4 INCHES SEASIDE CREEP/NGBENTGRASS 10 98 85 X NFESTUGA ELA7TOR AND 9 INCHES S77S PALUSTRIS A RO MEADOW FOXTAIL 10 90 80 INLET OUTLET PIPE INLET/OUTLET PILE CLOGGED WITH SEDIMENT NO CLOGGING OR BLOCKAGE /N THE ALEPOCURUS PRATENSIS X AND/OR DEBRIS INLET AND OUTLL? PIPING ALSIKE CLOVER 6 98 90 3 SOUTH SIDE rimer nr TRIFODUM M'BRIOUM OF TRENCH TRASH, DEBRIS ACCUMULATION TRASH AND DEBRIS ACCUMULATED IN THE BIOSWALE TRASH AND DEBRIS REMOVED FROM OSWALE REDTOP 6 92 85 -11 AGROS71S ALBA X NORTH SIDE EROSION/ SCOURING WHERE THE BIOSWALE HAS ERODED OR BIOSWALE SHOULD BE RE -GRADED A N I OF TRENCH SCOURED THE BOTTOM DUE TO FLOW RE -SEEDED TO SPECIFICATION, TO- CHANNELlZ4710N, OR HIGHER FLOWS ELIMINATED CHANNELED FLOW. CD R ` OVERSEEDED WHEN BARE SPOTS ARE I R ENDENT .• OHP 1 d a a ' SECTION C-C a. • •• •, •. . Al. ' •' .. ;a a EX. 8" W (A.C. ) fJ ^' fYP�E .1 :. s • •' ' V279. _ a a ^ a ♦ . • .• s 55 MIDDLE CONC. DISPERSION THE EX. CB N TYPE l 356 TH STREET O 5 - ^' 8" ADS N 12 N. T.S. (SEE DETAIL BELOW) ®S = 20X .r r W ANGLE POINT R LACE ATER M BOX o I.£, 268.5 �� ADJUSTMENT COALESCIAG TES TRUCTURE ' ply W FOR TO FINISH LOADING & ADJUST S 35 ss r WOWED) u \ 6TH STREET END NEW CURB & ) !>ED h EDGE EX. PAVMT � N Ex C w TYPE ll NEW CURB do G R GUTTER W,/EX. B �i /Aojus�irop TO FlN/SH1 (SEE f)ETAIL) N PAVEMENT 41LOCH t D TO ALIG P 4 P R AS HALT NWITH �x. �e LANTE SOD srRE�T RAMP .. .................. .. ................... . . ............. ..... ..........:........... rn SEE DETAIL .. ..................�.... BEG NEW CURB &:::.:::::.:.....................::..: .... GUTT M END OF G � xfO • END NEW PA MENT ...................... EXIST. Jv\ URB G ♦ . ♦ ♦ . ........................... ................... •s i •S D A K. a• i •.' 5 3 0 x ? INGRESS, EGR e ES COLL TlON CHAN dUTILITY EASEMEN T .�y ................. . . S SE 1 E TAIL GRA [N?NE�',TAY ♦ ♦ f ♦ ♦ ♦ ♦ i ♦ ♦ ♦ ♦ .. .:.. �..�.... ... .. '' � • • .. .. ♦ ..... ....... EXTRUDED ClARB ......,�►•.................. .... .............. ................... ....::::::::::::::. DSCAP ::..... . `� y0.. ..♦. BAR .... N I N 5E£ D£TA/L ( ) ............. ........ ........ ........................ ... . .. ♦ , LF EAo� .. ♦ gg 4 WHITE I.E.: 27 .0 EX RET LAND ADO d tm I.E. 265.17♦ .. ®S.�a ! STRIPE 2 N88'3 '50 ' c ♦. ♦ ♦ ... ♦ ♦ "W 265.39 SCALE: 1 • p� EXIST. CROSSWALK . • r . • '- • ♦ . • • • ♦ ♦ • ♦ r •' • • �. ♦ �� . 20 ANED GRA RADIUS POINT , c ♦r .CUR 5 ...•r ,..t♦..♦. CONTOUR I N T: 2 4 \ - R ALIGN W/WEST EDGE OF I REMOVE OP 28 EX. IT ?4 e♦. .E.: 272.5 BLDG. SIDEWALK BLOCK WALE: BLOCK WALL EX, : 4 • I TO ANGLE nT, LEGENDOP: 286 34 LF ADS N 1 6 » EX. TOP: 2831 AT NEW ANGLE PT RECYCLINGTASH 2g d ® $ = 5,5, 1 �? NEW CB 2 ^• TYPE ll 48 fa! SEE DETAIL ALIGN W/EAST SIDE OF GARAGE ' �' A SEPARATOR- O I DOOR BUILDING SAWCUT ENCLOSURE RIM 274.Ot EXTRUDED CURB SAWCUT FOR NEW ASPHALT �' , EX. CB 1 N PE / 7 1. E.: 2 .5 (8 IN) iP. (SEE DETA! I. E.: 70.0 ( 8"DUT) �9 LANDSCAPING .. R1M E4 2i 1 83 Q� LEGEND: • SET 5/8" REBAR & CAP LSf 295-' C) FOUND REBAR AND CAP X TRAVERSE POINT O SEWER MANHOLE @ DrAIN MANHOLE E] CATCH BASIN WATER METER -C?- POWER POLE C) POWER VAULT J) FIRE HYDRANT p<j WATER VALVE 23 SIGNAL CONTROL PEDESTAL LIGHT POLE NOTES: SIGNAL POST CROSSWALK SIGNAL POLE THE TOPOGRAPHIC SURVEY WAS DONE BY CRONES do ASSOC. 41. H - A/ WHICH I BASED UPON THE FOLLOWING: Y. FIELD MEASUREMENTS FOR THIS SURVEY PERFORMED WRH A 2" 7OPCON 07S 38 INSTRUMENT, BY TRAVERSE METHODS, AND MEET OR EXCEED ACCURACY STANDARDS OF 1:10, 000. 2. THIS SURVEY WAS CONDUCTED WITHOUT THE BENEFIT OF A CURRENT 777LE REPORT AND THEREFORE DOES NOT PURPORT 70 SHOW ALL EASEMENTS OR RESTRICTIONS OF RECORD, F ANY J. THE BOUNDARY CORNERS AND LINES DEPICTED ON THIS MAP ARE PER RECORD 717LE INFORMA77ON AND REPRESENT DEED LINES ONLY. THEY DO NOT PURPORT TO SHOW OWNERSHIP LINES THAT MAY OTHERWISE BE DETERMINED BY A COURT OF LAW. 4. ELEVATIONS SHOWN ON THIS MAP ARE BASED ON NGVD '29 VERTICAL DATUM. ELEVATION BENCHMARK USED WAS K.C.B.M. POINT NO. 6986, ELEV. 286.056' FEET (REBAR & 1 1/2" ALUMINUM CAP, SET FLUSH WITH A/C SHOULDER). I.E. 28g.78 (12CONC. N ram' 2a21 • • .. l.E. 26 .0 (8"A S N12 E) 8 E « ,.• r .. +... nn ♦'+'a'+'+'+'+'� REMOVE EX. ASPHALT x �.a ` m. PARC �LANDSCAPE� .. ��+DSEe� 12 13 14 15 �♦ $ EJIL WATER SEPARATOR DETAIL C 4 L B .. . « .. .. ! ' e e ROC WALL �' T.S.T S j. a . . • . ♦ • 9 . ♦ . . • • ♦ e • e • ♦ . N '. ' s ♦ • ♦. MIDDLE CONC. DISPERSION ' ' ' ' ' ' ' EX. DIRT/GRAVEL .: .• m �►. .�:. TRENCH (SEE DETAIL) ,,;.�•,•�}'•`�r'.Y�;'�•..... �e TYP ao �e •'♦'• ♦'«'♦f HICKENED �, " \ p . D. 10 . o c� ♦' E7►' CONAG oEDGE Z' W 28214 SAWCUT EDGE OF CONCRETE .� «D :3 n , . END OF EXIST. CURB �� CQ 121.2E PARGE / EX/ST7N SPHALT GA VC A k �` cA. Abrrwu �' : • DOOR PEDESTR4AN PLAZA j" y • ♦ .'• 3 vr CONC, CURB . 8 S 1. 8 ADS N12 3 ASPHALT m I ' 5' CONC. WALKWAY " , �• ; �•�" EX/STING BUILDING o (SEE DETAIL) FIN/SHED FLOOR ELEV. 278.48' CLASS B ASPHALT ; � � FOR :s : 1 1/2' - 5/8" (-)CRUSHED ROCK • � �Zo � m .`�'��` ' = .'�' ''��• •• LANDSCAPED slDf>:wuK �:�; DIRECT EX. DOWNSPOUT ONTO ASPHALT AREA m o Z .. ♦ ... .♦ AREA n CONC. LEVEL DISPE,. C CURB 1 » �� 2 1/2" - 1 1/4 "(-) CRUSHED ROCK n �z TRENCH (SEE AIL irf , {, •; 2 '.�`: ; .r. r�•; . •�•. 218 2.I » 8" ADS N12 as �n C CURB LANf1t7 , ;• ':' ,�•; :; ,•.` 96 • m� (SEE ETAIL) `.`.`.`... ....... + . ♦ .. a CONIC. CURB &GUTTER DETAIL N.T.S. '� r'� - -- `� ?� AREA N88'38'50'1V CONIC. EXTRUDED CURB DETAIL THICKENED EDGE DETAIL EX LT' X 228.79' NOTE. FIELD GRADE CURB TO FLOW INTO EX. CBs. .. o EDGE OF PHALT N.T.S. N.T.S. MIN. GRADE 0.59 • . �v'-+ •• o o NEW C8 14-TYPE l W/SLO RA I �� TOP EL.: 275.6f(MATCH EX. G �X � LE. 272.1 278 4.56' N SAWCUT SAWCUT o 0 ACO DRAIN III K10 CHANNEL =� ''� W/STL�EL SLO GRATE RAILROAD TIE CURB REMOVE FENCE FROM �� °j Dc N � 00 •. PATHWAYEX. ASPHALT f STATE R/W EX. CURB d13 ,° GALV. FOR "C" L CLASS R EQUAL (SEE O lL) BLDG. TO PROP. LINE �sr, �I%/ ►i :••' ' :f:.:': ::... •:.': D " SAWCUT LINE Z EX. ASPHALT N pig__ 3 3 MAX VARIES REPLACE WITH ®• THICKENED EDGE BIOSWALE CHANNEL (SEE DETAIL) (SEE SEED MIX) SECTION A -A EX. ASPHALT 3 MAX CONC. LEVEL DISPERSION TRENCH (SEE DETAIL) TOP CONC. CHANNEL 272.1 Z-MIDDLE CONC. LEVEL DISPERSION TRENCH (SEE DETAIL) SECTION B-B N. T. S. \ /75' ,•• �BACK TOP OF CHANNEL ' 0.10LOWER THAN . EX. ASPHALT GRADE . EX. ASPHALT Q ,• COLLECTION CHANNEL (SEE DETAIL) ' n : •: •a 0 9011 EL 28210�, C TAX P ,IDDL M T. S, 3 "u. SPERSI PLAN NEW AB( BLACKSTONE BUILDING DM CB 14 T, CONC. LEVEL DISPERSION TRENCH DETAIL N.T.S. 8" ADS N12 TYPE C CURB DETAIL N.T.S CHANNEL DRAIN WIDTH SAWCUT LINE "SAWCUT LINE EX. ASPHALT � ��- EX. ASPHALT I X, ` 1 \-TOP HEIGHT VARIES DEPENDING ON t EX. ASPHALT GRADE 4" CONC. 15 COLLECTION CHANNEL N.T.S. *-I NOTE: CONNECT NORTH END OF CHANNEL DRR41N INTO CONC. LEEL DISPERSION TRENCH ACO DRAIN DETAIL N. T S. E C 4IL 3 3 3 0III La La LQ a00 Q z � � Q q Li U Q ch o O z Q Ld Z c o ry 0 Q = EA_ U � Z Z LiJ Q O 24 W F= Qc) to It N I I d� � to X R -i--- O CV) Q E in s✓ U c AAo,, W � to 4 _j i� o ) o o� - - co rn � Z � J �M ow Q� W 000 0/ 1 �- W ra CALL • DAYS; # :° • • �` ► �� ` PERMIT NO. 00- 104C3 / 1 JOB NO 6852 I DATE 03-02-99 2-\� SCALE 1 "=20' DESIGNED J.S.T. �� C� • � � DRAWN CAD CHECKED J.S.T. APPROVED a SHEET 2 OF 3 685'?_rev.dwg • lot— MON It, 4 4 1 27 ls: A: 'A At Noe Ittr 41.5.11 .�i T-rj.EVAr 0 -j* 1A t.. 0.- 410 P 11 H. c �4 Ito,. A TION orl • 41, fe It 4.,or F NTS At i4 OPPOPIACCL"ESS fWOMA "a AS?= I I Lil ;r4, T.1 "I,. i EAST pRO�E.RTY LINE. + ; MINiKa 10 « �Z 01 Sim LrNG4 \fCt.f�tZG• 5 10' GArr . � z h- 44 P.P. Ae?HAUr- Vwv" �..✓ CONN '� G.T 'i'C3 >rXtsT. Eii it4 ST99JE gj•rGH NT><D SITS PLAN I"•30, •- E--- NORTH I i I i I I I ( t 8 0 0 C.A5 MerF-R WAKEHOU9E FIM ' ALARM O P H. W. TMK A VIC wooD flTAtR QA6 LASOVC IT NF ^TCR O. DWR I L-4'-2" 12'-01' wo -O M 1..rT5 FLOOR, PL-AN t/g" m 18- O0 W-Gil t C4 t a • S � 0 O W N_ u • rum e o • — o m � V = O u O s rct. m ETJC>E 4W- 4" EAST PROMM tY UNTO S C4 u l 44 •.., , _>A6-- �. La„ 6 s 9 3r �` •r'r`�y�sy':�::�' COt�WF G.T 'Tb CXtbT y SE,*II ER IN lt"tM r •� u �x 1. 'Lxx 517E: PLAN • Y' 4 ay ' i • t .. �--NORTH in F-LpLTA,C,N- FANIEL FLOOR, PLAN V a � s tNWtWj,, :_ v . o^ u • p • = O m W � . o a . I Li r� O—If � y 1 i V L i •I .� A �J LL O' e ; 2.2,E as — io� !I - Drown °v CheCKP-'_ 11 w s - --- - - — - - - ti aw ff 1 w � V �4 ©.� - ta r a S�'M. �ANIca,L r�laME�G;,'h �totJ ►.LAME , CITY SIZE S�UtJC,r t AiEl2 �Ugp,UM �E_� MAIL E 3 211 CAL, 3O' o.(- . + LIQUIDAM13A{L STYI2AC-i ',i.JA�SI�IEE,� CfL1M i 3 2�L. A5 Suowsl + 1 ! TUUJA 10 &� I Z I GIhTUS N (i32iD�h� �x..k 120 ( 1 GrAL• � 31 OG. Q GAULTPEIZIA I 3' O.G, T + P29UIJU� LA, COC-F- Z, ',�? 0170 —� Yf�tyd(To LuYkZO : AUREL ! 2.2 I "-zq"NT a i 21-IoDODEtJD2oti AKAA 205E L-JHJTIi;E`(/AKIKA PC"-,E 24"-3o"N 15 QC-. i I NCDoDENDj2otJ �VULL..ALl/VUL(-lN Q IZHOD'Y to I 2� -3oN I 510G. � ��oL1N�Go�lG�2 I A,r2LTO�,TA�H'�LoS a VA N4J 16,4L j 3o I GTAL . 31 o.G LA.►�ItJ pjloSlfiAl..E -SEE DRAItJC(aE f��-� i � kbT-F-S : E�,A(L IL M U L U-; ALL RAISED MOUND PLAN f1K!6r 13EDt, C110S5.JALE 1-0 ?lE lr4'-1GrATr--D 2,17'b SP. TOTAL LAND4,C'AFE A.12EA 4'725 gr. :-'CIhrlNJGr POLA6FLA,S FIr- JFMES (�') TO }ZEMAIIQ WU- 2 2 - 15�A (f) 350 S.P. Ea(Ih� rJGr STlEs r 6 LOrE ' Gb tib? DI�T.�R-6 O *" Z op rws Q Z 00 r`I LO LLJ D Z O N ~ .� 2 LL? t` a W a Z a Q z uJ z 3 Q co UW Z O r` Z 0to w �w ' < 0 CD rn m 0 0 J 0 a z Q 3 J � a. W o Q a �3 Q Z} U C3 Z a Wa Z LU a �o C')LL y Nip \1A V D. CJA U C�A7E--� METAL i= P,4-wte - PAW 1 ,(COZY) Lprc-w yi Hwy C-n. b, po� �A)461 pocr TK At)H G W, L 02V'� r--. ELTV.ATIOO* 4, we#-Iawwmir�-sw p F�L-I-v AINVO _:IA4625 ;A-11PN OR fig A A ll TMOW. r=r` 77 q X WWI. 4011� 1:g I- r K, OLAN.- 7�4' A �F9,o%*AA W N �J 711 f I M. rLI-1 I 41w. 4Z 'WOO F-1 k4l 46, J- 1— T, J— F71M ...ET -j 3'. F, J.; :T F-PO _4 ROO&... 5, S,�JUTH: ELE AT- II H Fl V549,VA �1 5'rA, L- rG 1 r4. i , 4 7%n eju Havland. Architects 1223 62nd Avenue East Fife, F ifeWashington 98424 253.522.5228 253.922.9245 fax Architecture/Urban Planning BUSS ID c ipd 336116 En ppqParkway � , 4,52 REGISTERED ARCHIjE MICHAEL E. 0 STATE OF WASHWTON Project/ /Notes Reyl � Mqnq No. Date Item ::Aq! am� �Jssue' Date A B C ,Sheet Content viEl�$OND A - Job Sheet A-1 of ,.Drawn Checked Dote 01