Sears Remodel Directors ApprovalCOMMUNITY DEVELOPMENT DEPARTMENT 33325 8th Avenue South Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
September 30, 2021
Ms. Christine Fong
MCG Architecture
15653 Alton Parkway, Suite 100
Irvine, CA 92618
design@mcgarchitecture.com
Re: File #21-103270-UP; PROCESS I “DIRECTOR’S APPROVAL”
Sears Auto Center Remodel, 1701 South Commons, Federal Way
Dear Ms. Fong:
The Community Development Department has completed review of your Use Process I (UPI) Master Land
Use application for a façade remodel with parking lot and landscaping modifications at the former Sears Auto
Center at The Commons at Federal Way. The Process I application is hereby approved per the findings,
conclusions, and conditions noted below.
FINDINGS OF FACT
1. The applicant proposes a façade remodel with parking lot and landscaping modifications at the former
Sears Auto Center. An exterior façade remodel and tenant improvements will be done to prepare for new
retail sales, and general and specialty users; potentially including office use. Work includes modifying the
south end of the existing two-story Sears store and auto center. A portion of the auto center will be
demolished and the area under the second story overhang will be enclosed to create a lobby with stairs
and elevators. The existing parking lot will be reconfigured.
2. The zoning for the property at 1701 South 320th Street (parcel 7622400015) is City Center Core (CC-C).
Federal Way Revised Code (FWRC) 19.225.030, “Retail shopping center, regional.,” allows any permitted use
as listed in the CC-C zone. As a result, based on the submitted materials, FWRC 19.15.025 is not applicable
and a Zoning Compliance-Change of Use application is not required.
3. Per FWRC 19.15.030(1), minor improvements and modifications to a site that are exempt from SEPA
shall be processed using Process I:
“(1) Minor improvements, modifications and additions. Minor improvements, modifications
and additions to a site such as parking lot and landscape area modifications and improvements,
and/or additions to an existing developed site that are exempt from SEPA shall be processed
using process I, provided the improvements and/or additions do not exceed either of the
following thresholds: (a) Twenty-five percent of the gross floor area of the existing use; or
(b) Two thousand square feet of new gross floor area.”
Ms. Christine Fong
Page 2 of 4
September 30, 2021
21-103270-00-UP Doc. I.D. 81743
4. Changes to parking, drive aisles, and parking lot landscaping are proposed. The existing stalls and
landscape islands will be reconfigured within the same general area. There are 65 stalls and the changes
will result in an increase to 86 stalls.
5. As part of the exterior site work, 21 parking lot landscaping trees will be removed. Replacement parking
lot landscaping will be installed, along with new landscaping near the trash room and the pedestrian plaza.
Per FWRC 19.125.070(2)(a)(i)(B), 22 square feet of landscaping per parking stall is required, and FWRC
19.125.070(3) specifies the minimum and maximum sizes for landscape islands. Accordingly, square
footage proposed under 64 square feet or over 305 square feet cannot be factored into the total amount
of the proposed parking lot landscaping. As a result, of the 4,368 square feet of parking lot landscaping
noted on the submitted plan, only 2,327 square feet can be counted as meeting the code requirement.
Nonetheless, 2,327 square feet of parking lot landscaping for 86 stalls exceeds the code requirement
(2,327/86=27 square feet).
6. Several of the modified parking lot landscaping islands are shown without trees. Per FWRC
19.125.050(4)(b), one tree per landscape island up to 150 square feet shall be planted and one additional tree
shall be planted for landscape islands up to 305 square feet. Trees will need to be added to the landscaping
plan submitted with the building/site development permit; this shall be made a condition of approval.
7. The submitted landscape plan does not contain the professional certification of the preparer. Per FWRC
19.125.035(1)(a), the landscape plan submitted with the building/site development permit shall be
prepared by a landscape architect licensed in the state of Washington, a nursery professional certified
pursuant to the Washington Certified Nursery Professional program, or a Washington State certified
landscape technician; this shall be made a condition of approval.
8. Per FWRC 19.115.030, applications for remodeling or expansion of existing developments shall meet only
those provisions of the chapter that are determined by the director to be reasonably related and applicable to
the area of expansion or remodeling. The proposal incorporates many design features listed in the guidelines,
which are an improvement to the existing facades constructed prior to design guideline requirements.
9. Pedestrian connectivity to the south will be enhanced with a new connection from the building to an
internal sidewalk that connects to South 324th Street. A pedestrian connection to the west will be installed
and ready to connect to future on-site development if that development is designed accordingly. There is
a commercial development project under review located to the west, The Commons Mall-Pad Sites (city
file 20-104021-UP). A condition of approval shall require the pavement treatment described in FWRC
19.115.050(4)(b) for any revised/new pedestrian connections.
10. There are no known critical areas on-site.
11. Per FWRC 19.15.100(1), the applicant must substantially complete construction for the development
activity, use of land, or other actions approved; and complete the applicable conditions listed in the
process I decision within one year after the final decision of the city on the matter, or the decision
becomes void.
12. According to the Building Division, a building permit for the exterior façade work is required. Engineering
is required for the design and attachment of the new façade, including new window openings and metal
canopies. A permit is required for the roof cover over the new trash room. An electrical permit is required
for any new lighting. The new pedestrian walkway and seating in the public plaza will need to be accessible.
13. Public Works Development Services reviewed the submittal and has the following comment applicable at
time of permitting: Provide sizing calculations for the new stormwater quality vault. This shall be made a
condition of approval.
Ms. Christine Fong
Page 3 of 4
September 30, 2021
21-103270-00-UP Doc. I.D. 81743
14. The Public Works Traffic Division reviewed the submittal and had the following comments:
a. Map III-4 in the Federal Way Comprehensive Plan depicted grid roads within the subject property. The
applicant is not expected to construct these grid roads since the proposal does not meet the 25
percent threshold. Please note, these grid roads may be required to be constructed to city standards
and dedicated as right-of-way or set aside as a tract “X” with a future development proposal.
b. Currently, there is no pedestrian walkway from the building to SR 99 (Pacific Highway South). With
the redevelopment, the project will likely generate pedestrian traffic and as such, pedestrian access/
walkway should be provided from Pacific Highway South to the building. (Planning Division note:
see related Finding #9, above.)
c. Traffic impact fees will be assessed and collected from the applicant at the building permit stage,
using the fee schedule then in effect. Based on the current fee of $5.17 per square foot for shopping
center land use, the estimated total traffic impact fee is approximately $77,810 (estimated fee without
credit). According to King County Records, the prior development predates the city’s incorporation;
therefore, in order to receive credit for the prior use, please submit proof of any mitigation fees paid
for the development of the prior use.
15. Lakehaven Water & Sewer District, the water and sewer service purveyor for the site, reviewed the
submittal and had the following comment:
Lakehaven has no comments on the proposed façade remodel. The parking lot re-
alignment/re-striping will require an existing hydrant and some existing water service
connections/meters to be relocated, as preliminarily indicated on the applicant’s submitted
utility plan, under a Lakehaven Facilities Installation Agreement. Lakehaven has previously
communicated this to the applicant, but has not yet received the formal application for the
FI Agreement work.
16. South King Fire & Rescue reviewed the submittal and had no comments.
CONCLUSIONS OF LAW
1. The proposed improvements are not exempt from use process review as they do not meet criteria set
forth in FWRC 19.15.020, “Exceptions.”
2. Process I “Director’s Decision” is the appropriate Master Land Use Application as minor improvements
and modifications to an existing developed site are proposed that do not exceed thresholds set forth in
FWRC 19.15.030(1).
3. The proposed improvements either comply with zoning regulations set forth in Use Zone Chart FWRC
19.225.030, including required yards, lot coverage, height, and parking; or are no more nonconforming
than existing development.
4. The proposed improvements, as conditioned, meet Process I purpose criteria set forth in FWRC 19.55.020,
including compliance with applicable provisions of FWRC Title 19, “Zoning and Development Code,” and
health, safety, and welfare standards.
Ms. Christine Fong
Page 4 of 4
September 30, 2021
21-103270-00-UP Doc. I.D. 81743
CONDITIONS OF APPROVAL
1. The landscape plan submitted with the building/site development permit shall comply with FWRC
19.125.050(4)(b), except where pedestrian connections prevent viable planting.
2. The landscape plan submitted with the building/site development permit shall be prepared by a landscape
architect licensed in the state of Washington, a nursery professional certified pursuant to the Washington
Certified Nursery Professional program, or a Washington State certified landscape technician.
3. Pavement treatment in compliance with FWRC 19.115.050(4)(b) is required for any revised/new
pedestrian connections and shall be in place prior to final building permit inspection.
4. At the time of permitting, provide sizing calculations for the new stormwater quality vault.
APPEALS
The effective date of this decision per FWRC 19.05.360 is October 4, 2021. Pursuant to FWRC 19.55.050,
the applicant, any person who submitted written comments or information, any person who has specifically
requested a copy of the decision, or the city may appeal this decision to the Federal Way Hearing Examiner
by October 18, 2021. Any appeal must be in the form of a letter delivered to the Community Development
Department with the established fee. The notice of appeal must contain a statement identifying the decision
being appealed, along with a copy of the decision; a statement of the alleged errors in the director’s decision
(including identification of specific factual findings and conclusions of the director disputed by the person
filing the appeal); and the appellant’s name, street address, email address, telephone number, fax number, and
any other information to facilitate communications with the appellant.
CLOSING
This land use decision does not waive compliance with future City of Federal Way codes, policies, and
standards relating to this development. This Process I approval does not constitute approval of a building
permit. If you have any questions regarding this decision, please contact Principal Planner Stacey Welsh at
253-835-2634, or stacey.welsh@cityoffederalway.com.
Sincerely,
Digitally Signed September 30, 2021, at 1:31 PM
Brian Davis
Community Development Director
enc: Approved Site Plan, Elevations, Landscape Plan
c: Stacey Welsh, Principal Planner
Greg Kirk, Plans Examiner
Sarady Long, Senior Transportation Planning Engineer
Kevin Peterson, Senior Engineering Plans Reviewer
Brian Asbury, Lakehaven Water & Sewer District
Sean Nichols, South King Fire & Rescue
MGP XI Commons FW LLC, 457 SW 148th Street, Suite 202, Burien, WA, 98166, ggoodman@merlonegeier.com
Jamas Gwilliam jgwilliam@merlonegeier.com