13-101464 (2)CITY OF
s3= Federal Way
May 10, 2013
Katie McGough
Freiheit & Ho Architects Inc.
5209 Lake Washington Blvd. NE, Suite 200
Kirkland, WA 98033
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
wwww cityoffederalway. com
Re: File #13-101464-00-PC, PREAPPLICATION CONFERENCE SUMMARY
McDonald's @ Redondo, 27515 Pacific Hwy South, Federal Way
Dear Ms. McGough:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held May 2, 2013. We hope that the information discussed at that meeting was
helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Utility District and South
King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable
codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Becky Chapin, 253-835-2641, rebecca.chapin@cityoffederalway.com.
For specific technical questions about your project, please contact the appropriate DRC representative as
listed below. Otherwise, any general questions about the preapplication and permitting process can be
referred to your key contact.
PROJECT DESCRIPTION
The applicant proposes to remodel the existing McDonald's restaurant, including a 784 square -foot
addition, drive-thru and parking lot reconfiguration, trash/recycle relocation, and exterior fagade
upgrades.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Ms. McGough
Page 2
May 10, 2013
• Planning Division
• Increase in gross floor area requires entire site compliance with current city code.
• Sign code compliance is required with increase of gross floor area.
■ Public Works Development Services Division
Since this redevelopment project proposes only 3,460 square feet of new or replaced impervious area,
no stormwater improvements will be required.
• Public Works Traffic Division
1. A Transportation Concunrency permit is required per FWRC Chapter 19.90.
2. Traffic Impact Fee (TIF) payment per FWRC 19.91.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
PLANNING DIVISION (Becky Chapin, 253-835-2641, rebecca.chapin@cityoffederalway.com)
1. Zoning Designation and Use — The subject property is designated Community Business (BC). The
existing fast-food restaurant is an allowed use in the BC zone per Federal Way Revised Code
(FWRC) 19.220.020, Entertainment.
2. Use Application — The proposed exterior improvements to the existing restaurant are subject to use
process review pursuant to FWRC 19.15.030, Review processes far improvements and additions to
developed sites. The improvements do not exceed thresholds set forth in FWRC 19.15.030(2),
Substantial improvements, and are exempt from environmental review; therefore, Process lI `Site
Plan Review' will be required.
Process H is an administrative review conducted by city staff with a final decision issued by the
Director of Community and Economic Development. No public notice is required and a decision is
typically issued within four to six weeks of a complete application. The Process H decision must be
issued prior to the issuance of the associated building permit. Please see the enclosed checklist for
Process If submittal requirements.
3. Application Fees — The formal application must be prepared in accordance with the City's
Development Requirements checklist (enclosed) and must be accompanied by the appropriate fees.
As fees change annually, please contact the permit center staff for the current application fees for
Process II review and other permits/reviews identified in this letter. The permit center can be reached
at 253-835-2607 or permitcenter@cityoffederalway.com.
4. Nonconforming Development— Per FWRC 19.30.090, if any aspect, structure, improvement, or
development does not conform to the current development regulations, the aspect, structure,
improvement, or development must be brought into conformance if.
Da I.D. 63393
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Ms. McGough
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May 10, 2013
a. The applicant proposes to increase the gross floor area or footprint of an existing building; the
applicant shall comply with all development regulations in effect at the time the expansion is
proposed.
As the new addition will increase the gross floor area of the existing fast food restaurant, the
applicant must bring the entire subject property into conformance with regard to zoning regulations
such as Community Design Guidelines, parking, landscaping, etc.
5. Key Development Regulations — FWRC 19-220.020, Entertainment - General, provides specific
design and use requirements for the proposed fast food restaurant. The formal site plan must include
the following:
a. Required Setback and Lot Coverage — The required yard for fast food restaurant use is 0 feet
front, side, and rear setbacks. No maximum lot coverage applies; instead the buildable area will
be determined by other site development requirements, i.e., required buffers, parking lot
landscaping, surface water facilities, etc.
b. Building Height— The allowed height for fast food in the BC zone is 35 feet above average
building elevation.
c. Parking — Parking requirements from the BC zone use chart are 1 stall for each 80 square feet
of gross floor area.
A 3,729 sq. ft. fast food restaurant would require 47 stalls. The site plan states 47 stalls are
provided, however, there are some inconsistencies on the site plan and only 46 stalls are shown
on the plan. The submitted site plan must clearly depict the required 47 stalls.
d. Special Regulations and Notes from Zone Use Chart —
Access to and from drive -through facilities must be approved by the public works department.
Drive -through facilities must be designed so that vehicles will not block traffic in the street
while waiting in line and will not unreasonably interfere with on -site traffic flow.
6. Landscaping — The Process H application must include a preliminary landscape plan in accordance
with the landscape requirements contained in FWRC Chapter 19.125 "Outdoors, Yards, and
Landscaping. " Following are the key landscape requirements for the project.
Perimeter Landscape Buffers — FWRC 19.125.060(6), Community Business, requires Type III
landscaping five feet in width along all perimeter lot lines.
Type III landscaping consists of a mixture of evergreen and deciduous trees, large shrubs a
minimum of 24 inches in height at the time of planting, and groundcover, spaced to provide a
visual buffer creating a partial visual separation.
Interior Parking Lot Landscaping — Pursuant to FWRC 19.125.070, commercial developments
shall provide twenty (20) square feet of interior lot landscaping per parking space when up to
49 parking stalls are required. For the proposed 47 parking spaces, 940 sq. ft. of interior
landscaping is required. The square footage of interior lot landscaping must be listed on the
landscape plan, and the interior landscape areas used for this calculation must be identified on
the plan.
13-101464 Doc. LD. 63393
Ms. McGough
Page 4
May 10, 2013
Type 1V landscaping shall be provided within surface parking areas to break up large areas of
impervious surfaces, mitigate adverse impacts created by vehicle use areas, facilitate the
movement of traffic, and improve the physical appearance of vehicle use areas.
■ Parking Lot Screening — Methods to screen parking and driving surfaces from adjacent public
streets include methods such as berms at least three feet in height within the perimeter
landscape areas, or substantial shrub plantings or architectural feature to reduce the visual
impact of parking areas and screen automobiles in FWRC 19-125.070(e)(1). This is required
along the east side of the site to screen vehicles from Pacific Hwy South.
7. Community Design Guidelines -- Projects subject to Process H review must comply with the
provisions of FWRC Chapter 19.115, "Community Design Guidelines" that are reasonably related
and applicable to the area of expansion. A written narrative provided in conjunction with the formal
Process 11 application must identify how the proposal complies with the applicable design
guidelines, as outlined in the FWRC and as summarized below.
a. Drive -through — The following standards apply to drive -through restaurants:
■ The stacking lane shall be physically separated from the parking lot, sidewalk, and
pedestrian areas by Type III landscaping and/or architectural element, or combination
thereof; provided, such elements reflect the primary building and provide appropriate
separation. Painted lanes are not sufficient.
■ Drive -through speakers shall not be audible off site; and
■ A bypass/escape lane is recommended for all drive -through facilities.
b. Entrance Facades — Entrance facades shall front on, face, or be clearly recognizable from the
right-of-way, and shall incorporate windows and other methods of articulation. Building
entrances shall be architecturally emphasized and shall incorporate transparent glass.
c. Pedestrian Circulation — Pedestrian pathways and pedestrian areas should be delineated by
separate paved routes using a variation in paved texture and color. Approved methods of
delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored
concrete. The existing paint striping on asphalt as a method of delineation is not acceptable and
must be changed to meet the above -mentioned pathway requirements.
d. Pedestrian Areas — Pedestrian areas and amenities should be incorporated in the overall site
design. Bicycle racks should be provided on site. Outdoor furniture, fixtures, and streetscape
elements, such as lighting, freestanding signs, trellises, arbors, raised planters, benches and
other forms of seating, trash receptacles, etc., should be incorporated into the site design.
Pedestrian areas should be easily seen, accessible, and located to take advantage of surrounding
features such as building entrances, open spaces, significant landscaping, and unique
topography or architecture.
e. Crime Prevention through Environmental Design (CPTED) — Implementation of CPTED
principles (Natural Surveillance, Access Control, and Ownership) for all new development
projects are a component of the city's design guidelines. The enclosed OPTED checklist must
be submitted with the formal land use application.
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Ms. McGough
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May 10, 2013
8. Tree Retention/Replacement — FWRC 19.120 contains requirements for tree and vegetation
retention and replacement. A tree/vegetation retention plan as required under FWRC 19.120.040(2)
must be submitted with the Process II application.
The tree and vegetation retention/replacement plan must be prepared by a certified arborist or
certified landscape architect and should include applicable information provided in the Clearing,
Grading, and Tree and Vegetation Retention section of the FWRC. The standards require each
development to maintain a minimum tree unit density. The minimum tree density in BC zones is 20
tree units per acre. The subject property's density would be 20 tree units (20 tree units x 0.98 acres
= 19.68 tree units). A tree unit is a value assigned to existing trees retained on the property. The
larger the tree, the greater value it is assigned (e.g. an existing tree measuring between 18 inches to
24 inches qualifies as 2.5 tree units). Required tree density can be composed of retained trees and
replacement plantings per FWRC 19.120.130. (Note: Required Iandscaping trees may be counted in
tree density.) The tree/vegetation retention plan must clearly show where the 20 tree units are to be
located. The formal landscape plans must detail information about tree unit credits and replacement,
and reflect protection techniques for any tree and vegetation retention areas.
9. Garbage and Recycling — The design of the enclosure area should be consistent with the
architectural design of the primary structures on the site. The enclosure shall be screened from
abutting properties by a 100 percent sight -obscuring fence or wall and appropriate landscape screen.
The minimum size for the garbage and recycling storage area shall be 65 square feet. Please refer to
FWRC 19.125.150 for additional requirements.
Meeting Follow -Up: Trash Enclosure Drain
After consulting with Lakehaven Utility District (LUD), a roof/cover is required over the trash corral
to prevent introduction of rainwater into the sewer system. Enclosed is a handout Lakehaven
provided for guidelines for trash/garbage area drains to sewer. If you have any questions you can
contact LUD directly at 253-941-1516.
10, Signs Requirements —A sign permit for the new signage will be required. Please find the enclosed
sign permit application for submittal requirements. If you have any questions regarding the sign code
or permit process, please contact the permit center at 253-835-2607 or
permitcenter@cityoffederalway.com.
A sign permit for the new menu boards is not required as long as they meet the requirements of
FWRC 19.140.060(16), Exempt signs. A total of two menu boards are allowed per site and boards
are not to exceed 32 square feet per sign face with a maximum height of five feet. Height of sign is
determined by existing or proposed surface grade beneath the sign, whichever is lowest.
Meeting Follow -Up: Pole Sign along ROW
Nonconforming Sign - per FWRC 19.30.100(7) Loss of legal nonconforming sign status, all legal
nonconforming signs must be immediately removed or modified to conform to all the provisiolas of
this title, and a new permit secured therefor, and such legal nonconforming sign shall immediately
lose its legal nonconforming designation when one or more of the following events occur:
13-101464 Doc I D 63393
Ms. McGough
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May 10, 2013
0 Structural changes. The applicant is making structural alterations or increasing the gross floor
area of any structure that houses or supports the use with which the legal nonconforming sign is
associated.
0 Other alterations. The applicant is making any change, alteration or performing work other
than normal maintenance or other than tenant improvements, in any 12-month period, to any
structure that houses or supports the use with which the legal nonconforming sign is associated
and the fair market value of those changes, alterations or other work exceeds 25 percent of the
assessed value of that structure as determined by the King County assessor.
0 Expiration of amortization period. All legal nonconforming signs shall be discontinued and
removed or made conforming within 10 years of the effective date of annexation, or January 1,
2015.
The pole sign located along Pacific Hwy South is considered a legal nonconforming sign and with
the proposed expansion of gross floor area, must be modified to meets the current standards of
FWRC 19.140.140.
Per FWRC 19.140.140, the site would be allowed a pedestal or monument sign with a height limit of
12 feet. The height of a sign is measured from the highest point of the sign to the grade of the
adjacent street or the surface grade beneath the sign, whichever is less. If the gross floor expansion is
no longer proposed, the sign must meet current code by January 1, 2015.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732,
ann.dower@cityoffederalway.com)
Land Use Issues — Stormwater
Surface water runoffcontrol and water quality treatment are administered per the 2009 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009
KCSWDM. The project architect reports that 3,460 square feet of impervious area will be replaced. Since
this is a redevelopment project proposing less than 5,000 square feet of new/replaced impervious surface,
and the value of the project is less than 50% of the assessed value of existing improvements, no
stormwater improvements or analysis will be required (Figure 1.1.2.A, 2009 KCSWDM).
Right -of -Way Improvements
See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic
related items.
PUBLIC WORKS TRAFFIC DIVISION (Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com)
Transportation Concurrency Analysis (FWRC 19.90)
Based on the submitted materials for 784 square feet expansion of an existing McDonald's Fast
Food Restaurant with Drive-thm window, the Institute of Transportation Engineers (ITE) Trip
Generation - 8t' Edition, land use code 934 (Fast Food with Drive-Thru Window), and a pass -by rate
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May 10, 2013
of 50%, the proposed project is estimated to generate approximately 13 new weekday PM peak hour
trips.
A concurrency permit is required for this development project. The PW Traffic Division will
perform concurrency analysis to determine if adequate roadway capacity exists during the weekday
PM peak period to accommodate the proposed development. Please note that supplemental
transportation analysis and concurrency mitigation may be required if the proposed project creates
an impact not anticipated in the six -year Transportation Improvement Plan (TIP).
The estimated fee for the concurrency permit application is $1,584.50 (11- 50 Trips). This fee is an
estimate and based on the materials submitted for the pre -application meeting. The concurrency
application fee must be paid in full at the time the concurrency permit application is submitted with
land use application. The fee may change based on the new weekday PM peak hour trips as
identified in the concurrency trip generation. The applicant has the option of having an independent
traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee
remains the same.
Transportation Impact Fees (TIE) (FWRC 19.91)
Based on the submitted materials for 784 square feet building for Fast Food Restaurant with Drive-Thru
window, the estimated traffic impact fee is S24,056. Please note, the actual impact fee will be calculated
based on the fee schedule in effect at the time a building permit application is filed and must be paid prior
to permit issuance.
Street Frontage Improvements and Access Management (FWRC 19.135)
Based on the available records and the submitted materials, it appears that this proposal would not
meet the 25 percent threshold criteria for requiring street frontage improvements as identified in the
FWRC 19.135.030.
Access management standards are based on roadway safety and capacity requirements. FWRC
19.135.280 provides access standards for streets based on planned roadway cross -sections. Please
note that access classifications are per Drawing 34A in the Public Works Development Standards.
3. WAC 468-52-040 limits access on state highways to access spacing of 250 feet with only one access
per parcel. Pacific Highway S is access class "1" where left access may be permitted every 330 feet
and left -out access is only permitted at signalized intersections (FWRC 19.135.280). Please show all
neighboring driveways within 330 feet of the proposed driveway(s).
4. The applicant should consider a shared access with the property to the north (LA Fitness). This
would improve access for both properties.
5. Please verify that the drive aisle next to the drive-thru lane is designed for the appropriate vehicle
(such as garbage truck or delivery vehicle).
BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com)
International Buildipr,; Code (IBC), 2009 edition
Washington State Amendments WAC 51-50*
13-101464 Dm I D 63393
Ms. McGough
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International Mechanical Code (IMC), 2009 edition
Washington State Amendments WAC 51-52*
Uniform Plumbing Code (UPC), 2009 edition
Washington State Amendments WAC 51-56 & WAC 51-57*
International Fire Code (IFC), 2009
Washington State Amendments* WAC 51 -54
National Electric Code (NEC), 2009 edition
Accessibility Code ICC/ANSI A117.1-2003
International Residential Code 2009
Washington State Amendments* WAC 51-51
Washington State Energy Code 2009 WAC 5 1 -11
Washington State Ventilation and Indoor Air Quality Code 2006 WAC 51-13*
*Current State Amendments are dated: 06/01/2010
** As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch
circuits serving sleeping rooms in dwelling units (R-1's).
Building Criteria
Occupancy Classification: A-3
Type of Construction: V-B
Floor Area: 2945 sq ft, with new 784 sq ft, for a total of 3729 sq ft
Number of Stories: 1
Fire Protection: See South King Fire comments
Wind/Seismic: Basic wind speed 85 Mph, Exposure_, 25# Snow load, Seismic Zone D-1
A complete building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at: www.cityoffederalway.com.)
Submit 5 sets of drawings and specifications. Specifications shall include: n/a Soils report
2 Structural calculations Z Energy calculations 2 Ventilation calculations. Note: A Washington State
Registered architects stamp is required for additions/alterations (new or existing) of4,000 gross floor area
or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW).
Energy code compliance worksheets are required to be completed and included with your permit
application.
Doc. I.D. 63393
13-101464
Ms. McGough
Page 9
May 10, 2013
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
Federal Way reviews plans on a first in first out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Review Timing
The first comment letter can be expected within 7 to 8 weeks of submittal date. Re -check of plans will
occur in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from Community and Economic Development.
Federal Way has an expedited review process. Information is available at our front counter.
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of
Occupancies.
All construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, all subs, the general or representative, the architect or representative, the engineer or
representative, electrical contractor and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
• Separate permits required for new trash enclosure and addition to the building.
If the restaurant is open for business during construction, restroom shall remain available at all
times.
• Accessible entrances and exits shall be maintained during construction.
s Building code changes July 1, 2013, to the 2012 IBC. It is acceptable to submit under the 2012 IBC
prior to July 1, 2012.
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
13 101464 Doc. I.D. 63393
Ms. McGough
Page 10
May 10, 2013
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWRC 19.40.070 (4).
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
if you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Becky
Chapin, 253-835-2641. We look forward to working with you.
Sincerely,
:BQ 0�0�
Becky Cha in
Assistant Planner
enc: Master Land Use Application
Process II Submittal Requirements
CPTED Checklist
Sign Permit
Lakehaven Guidelines for Trash/Garbage Area
Concurrency Permit Application
c: Adam Brandenburg, McDonald's Corporation, 12131 113'h Ave NE, Suite 103, Kirkland, WA 98034
Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior Trans. Planning Engineer
Scott Sproul, Assistant Building Official
Doe. 1 D. 63393
13-101464
CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE (DRC)
Preapplication Conference Sign -In Sheet
McDonald's C Redondo
13-101464-00-PC,
May 2, 2013
NAME WITH PHONE
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j.bdilvolan to hd" wn cou-66 by GROmIlms -1 4a.27f SQ. Fr.:E
lhe gmwd ourfoce. vq-gs4ofim. drainage. 0, surface w sub-avrface -1 3! R
V168 AC.* VV
wator Flows wl&ln this -110ft "bolvillon ar� by ostablIal—ent. mn-
.truction Or's < I SrTuATE IN THE OMWNTY OF KPNr, S WAS" i6". 0:1,
dinkoftan" of the mods AiMn thles short. oubdI*jo,
Pvidod, th "i— and Irkdonn-lification Tholl n-I be THE ]Rws� M"L�S SYSTKAJ.'�Olt THIS SHORT 03
1 "T SMALL Op. -AS FDaUWS,.':.L_
relocaln.; r1r;; County It. sameem. W avolgra, froren. llob�(y for It"
suffirng In whqg�'Ot on W NOTES
_et
d"ag" Including i9a mot of daftnve, re UORES= -�A� BE AMGN� NOR
Frm, III, n"h�cv go K" CourAy. its luc""am or.idw;Fuv 1. THE SURVEY WAS ACCOMPLISHED By FIELD TRAVERSE �'SGUYH RG#S W1THIN.4klE,RkNo;e-,or--s7*n Tq
clahns an� agireamoni. to METHOD THROUGH THE MONUMOTS SHOWN U51240 A
INU ZUIa]A.k� ddcatlon. W01"r Of r
TOTAL STATION THEODOUIE [TOFCON OTS-31I).
ha,,rpos Is made ,ith ih* free ao,�fflt Mel h�-�,Gmcq �fth the 01" 2745". I0IVPDUAL,0DRFSSCS WILL BE
how v_ To TrIF �ORWQ?At: ENTRANCE OF EACH RESIDENCE
d.&" of void 4:: OR 8qjOM IIN .-ACCORDANCE. YjL -KING- C UNTY
0
2 THE SURVEY MEETS OR EXCEEDS THE ACCURACY V�x -I
REQUIREMENTS OF WAC 332-130-090-
IN WITNESS VMrRFCF wt "r hoods, gl4d Ned&
OF SURVEYS,
By 3. REFERENCE SURVEY RECORDED IN BOOK 64 eV
ELECTRIC TRNSARWOM AND/OR
PAGE 215, REC. NO. 8902019006,
4. DIRECT VEHICULAR ACCESS TO PACIFIC HIGHWAY SOUTH
FROM LOTS I AND 7, MO FROM THE EASEMENT ALONG 10' qCj Cl
ACKNOWLEDGEMENT t LINE OF LOT 2, SHALL BE PROHIBITED
I By K,C.A.S.
=1 T"11PROVED 1,3171,111111, W
THE STATE OF WASHINGTON
STATE W IWNM i. "X.�63' '8L.. MERIDIAN
Is DEPARTMENT OF TR-A!iSPORTATION. — — — [tSET 5/8- REBAR SET 3/a.
CWNTY OF OOPAGE REBAR
S, qNT4JJ$E ACCESS Tft4CT TO BE MAINTAINED. REPAIRSO.
THIS IS To CERTIFY THAT ON Thl�' Ek DAY OF M&cck b 4 kAXD/0R MEOULT BY THE OWNERS OF THE PARCELS HAVING
LEGAL AqM THEREFRW AND THEIR HEIRS, ASSIGNS OR
F - A NOTARY PUBM. iN,AND ARC IMPROVED 10' GAS PIPELINE
.1990-. DOLE, 11. SYCK ROAM —EASEMENT. REC. A 72W
0 AND SWORN SUCCESS9RS, UNLESS�--ANO UN
F�Gfl THE STATE OF ILLINOIS. DULY CQMMISSICIN� TU KrN9:-COu"TY st,"ARDS hWARE DEDICAT.-D TRACT A
FIORSONALLY W+DM-430 ToJiNo; 0. PMVATE FN%02;. IRON PPE
R - 25.00'
CA?AE Aww4h_�� z ACCC�= BY MAINTENANCE. NO. 9502270724. CASE
THE 00 1 IN
PRESMTED SATISFAC-KRY EMCENCE'70 BE L - 31.6Z JOINT USE X1,
OF THE McOONALO'S CORPORATION. THE C109POR THAT EXECUTED
I KING 9WNTY HAS NO RE"SJaILJrY TO BUI0. ACCESS TRACT
0- ' :MIC PRIVATE b
THE FOREGOINC INSTRUMENT. AND AC14NOWLEDGED THE SAID zt,", MAI U:AIN to OTHCRVAsE Sptyft
INSTRUMENT TO BE THE FREE AND VOILUNTARY ACT AND DEED Of SAID N3 LOT 2
ROADS CGNX4VNED.*THIH OR PROTIbING SUMCC TO lil� 29,973 SO. FT*
ON OATH STATED THAT -be- IS AUTHORIZED TO MCUIE THE SAID 0.688 AC.:E
CORPORATION FOR THE USES AND PURPOSES THEREIN MENTI*NED. AND
IN THIS.g4bRT PLAT.
:z
INSTRUMENT ON BEHAV Or SAID CORPDRATEOI4, 7! - I
01'26'51'
611,
WITNESS MY HAND AND OFFICIAL SEAL THE DAY AND YEAR IN THIS I R = 5780-100
CERTIFICATE FIRST ABOVE WRITTEN. FENCE .-* a
30' 1 -1 A
. FE91* 9' L = 146.GD'
1. E)T,
SC1 " 5 8 Re 9 25 00 .. dip
Ols"am _ 2 fi
BAR L 18. B'
11 �Iul OLV SO.
ILVI AND �11E
STi�n OF IN WAR
AT
EXPIRATION DATE c, 30' INGRESS, EGRESS AND VTILITIES
EASEMENT. REC. NO. 6161 85Z. 23'-INGREn ECRESS�**NDL UTILITIES T
E6tkMM RECI-NO. 6161152.
195 23'
NOTES (CONT'D.) N Ba'37'00' W, k -,SNTH UNrGF SW 1/4
7. TRACT 'A� IS A 40Imi USE ACCESS TRACT 'PRIV'AM FOR RfMn, (N W'315'�6' W--SP) N N 35:Zyl�ofer- W
W 1 /4 (N W,
EGRESS AND UJILlTLES rM LOTS I AAND SHORT PLATL jp) :!91
FND� CORC MON IN SEC. 4E, W.M...-
TRAM 'A SHALL BE AN UNDIMUM OWNI CASE 0,2' ilORTI-I OF
VES
ERSkW TO ISE LOTS 17 SIN
S.W. CORNER OF NW 1\4 REBAR.
AND SAID LOTS SHALL BE RE70"SIBLE FOR ITS MAINTENAHM 0. x 0.1 we.
IMPRdVEMENTS TO TFIACT , A' SHALL BE REVIEwED UNDER COMMERCIAL NW 1/4 SEC. 33-22-4E.. W.M. T. TRA-
0
n F_ CE
PERMITS FOR LOTS 1AND 2. OB/07/93. W. z ut 107
MCI.
M.
B RA to
D INAGE PROMSoONS UNDER KING COUNTY CODE R,04 AND THE STORM
RMNA0E CUDEILIKES AS EStAOUSHED By SURFACE WATER MANAGEMENT
D 11
TS I AND 2j
SHALL BE RE44EWED UNDER THE COMMERCIAL P�RIAITS FOR LO <
9. THE COMMERCIAL PERMIT NO. FOR LOT 1 IS B94C0029.
THE COMMERCIAL PERMIT 140. FOR LOT 2 IS TO BE APPI IED.IFOR.
RECORDER'S CER11FICATE LAND SURVEYOR'S CER-nFICATE TNA I A'A"'N' S! D N ANCI ASSCMdA
6025 108th AVF- WE K"LANO, WA�:'98033 (2W) SR-9-727'
filed for record this2,2 ... day This Short Plot correctly represents a survey made by
me or under my direction Lin conformance with the
in book/e)�� ... of60X&ot page.i4:41��.ot the request of requirements of the appropriate State und County DWN. BY DATE J08 NO -
Statute and ordinot!i9p in AhI3.Q1 19 95
% T H. MAR. 1995... 93031
D. BY SCAUE SHEE7 1: .. : '.
LRES 03/07/�a$
QF I
. .. .....
M�,
------- L ........... ...... ........ .... Gate 'No. T. H. 40'
Mgr, Supt.' of Reca`4s
CITY OF
Federal Way
April 4, 2013
Katie McGough
Freigeit & Ho Architets, Inc.
5209 Lake Washington Blvd. NE, Suite 200
Kirkland, WA 98033
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
wwww cityoffederalway. com
RE: File #13-101464-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
McDonald's at Redondo, 27515 Pacific Hwy South, Federal Way
Dear Ms. McGough:
The Community and Economic Development Department is in receipt of your preapplication conference
request. The application has been routed to members of the Development Review Committee and a
meeting with the project applicant has been scheduled as follows:
9:00 a.m. — Thursday, May 2, 2013
Hylebos Conference Room
Federal Way City Hall, 2"d Floor
33325 8 h Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at rebecca.chapin@cityoffederalway.com, or 253-835-2641.
Sincerely,
Becky Cha [J
Assistant Planner
Doc. I.D. 63283
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE:
TO:
FROM:
FOR DRC MTG. ON:
FILE NUMBER(s):
RELATED FILE NOS.:
PROJECT NAME:
PROJECT ADDRESS:
ZONING DISTRICT. -
April 4, 2013
Ann Dower, Development Services
Rick Perez, Traffic
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
Becky Cliapin
April 25, 2013 - Internal
May 2, 2013, 9:00am - with applicant
13-101464-00-PC
None
McDonald's at Redondo
27515 Pacific Hwy South
PROJECT DESCRIPTION. Proposed addition and remodel to existing McDonald's restaurant.
LAND USE PERMITS: Preapplication
PROJECT CONTACT. Katie McGough
Freigeit & Ho Architects, Inc.
5209 Lake Washington Blvd NE, Suite 200
Kirkland, WA 98033
MATERIALS SUBMITTED: Master Land Use Application
Architectural Design Intent
Site Plan
�7
Rtfreffifte&Hv
iarchitects
McDonald's Restaurant Arcade Conversion
27515 Pacific Hwy S, Federal Way, WA
Statement of Architectural Design Intent
There is currently an existing McDonald's restaurant on this site, however, the building is old
and outdated. The objective of the project is to neutralize the mansard roof and update the
exterior materials on the building.
The proposed project includes an updated Restaurant exterior, a 784 sq. ft. addition to the
dining and back of house and a reconfigured drive-thru with new signage. The reconfigured
drive-thru and signage will provide more stacking and a more efficient ordering system.
The orientation of the building will remain relative to Pacific Highway S. The building will
maintain the existing relationship to the existing shared access with no change. There will be
no change in use, to the existing utilities or site lighting. Accessibility upgrades will be made to
the site, dining, and restrooms.
The exterior materials will be upgraded with new cement board siding, a metal accent band at
the parapets, new stone arcade walls, and canopies over the storefront areas. Overall, the
proposed changes to the existing McDonald's restaurant will provide an updated building with a
more contemporary design and more efficient drive-thru stacking.
11*41-: 0t►1A-01
APR 01 2013
CITY OF FEDERAL WAY
CDS
TEL: 425 827 2100 FAY: 425 828 6899 WEB www.FHOAR CH.COM ADDRESS: 5209 Lake Washington Blvd N.E. I Ste 200 1 Kirkland I WA 1 98033
RRRRRRRRRRRRRRRRRRRRRRRRRParRRRRMARAFtMAMMA MARRRP.RARM RRRRRRARM RRMAMMA
RRRFZRAMFtItFtMARMARftP.F:RfeMMMMFtItFtM CMMP.Mrr..ARP.F:fCf:FCRfCFCMFCfCMFCPrMMAFCFCFCf.'ARMFtftRfCFCRA FREIHEIT r. HO ARCHITECTS, INC, P.5
F:RRMAMA RRRRRRRAM rwMRRRMAMA RRRRRRRRRRRRRRRRRRRRRRRRRRRP.RRRRRRRRRRRRRRR
CITY OF "v- -"- :-
Federal Way
RECEIVE®
APR 01206
CITY OF FEDERAL WAY
CDS
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8`h Avenue South
Federal Way, WA 98003-6325
253-835-2607; Fax 253-835-2609
www.cit% offedernl way.com
APPLICATION NO(S) 3—I ! r Date
Project Name Mo 90 ,61_015 K95 A UIZANT
Property Address/1"ation Z 7 51 Cj PAG i FIG R w Y . Fi:171~1r..4 I WAY . WA cT $QO 3
Parcel Number(s) 33 2 Z 04112
Project Description 900 5r OiL.26, A vv'Tl fnjpg,V F-UU IgAlinNiIX V.
NEW MA514 Lof."Lg Aj(ZC5511 iLj:r`i UP6._'r9XIAL _
PLEASE PRINT UP&RAvES ON £xTl;RtatR v INTER 0it, NEurRA0?F,9 HAK*ARv W1T14 PA AAP5LT5.
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
160 Zoning Designation
5C Comprehensive Plan Designation
JJ436, 900 Value of Existing Improvements
Z60i 000 Value of Proposed Improvements
International Building Code (IBC):
A� Occupancy Type
V- 5 Construction Type
Applicant
Name: fif-VoNA1.v'S CoRPoRow/AvAM 6fL4►.►oEN8v5t(s
Address: 12131 1131W Av£ NE, SUITE io 5
City/State: K t R10-A N P, W A
Zip: °18034
Phone: (4212) Z42- Z`968
Fax: (4Z15) ZAZ - 7-418
Email: ADAM. 6KA.NPr-08v9L(s@ US' K(C)' COM
Signature:
Agent (if different than Applicant)
Name: %Allur Me'GoulaNj FR.EIHrrr b 40 AR.LHITF.LI'S, INC. P.S.
Address: 5209 LAKE WASH104-00N 6t.VA N1:, SUITg- Zoo
City/State: K1RKt.A► V� WA
Zip: %05 S
Phone: (42y) $2 -7-2100
Fax: (425)528- (Ia9l
Email: Kt4c6 u&rA& fl#oAR6N.CoM
Signature:REIHEIT r Ito ARLkrtEdS, ING. P S.
Owner
Name: MI E ijC Co" fans
Address: Orr- JL-I Oov 1cl'b "P14Za
City/Stat- bars b*oo\e I `-
Zip:
Phone: & -ab (OS1 B boob
Fax: Co-&o taa3 3?0
Email: 0,&avn. t;) 5 -t-'1 D • I`''1
Signature: cL
�s - fioi. 56n for 6
Bulletin #003 - January 1, 2011
Page 1 of 1
k:\Handouts\Ivlaster Land Use Application