18-101529 (2)..tea
FIL
CITY OF
Federal Way
Centered on,, Opportunity
May 3, 2018
Pat Taitano
J3NP Engineering
1735 Pointe Woodworth Drive NE
Tacoma, WA 98422
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www, cityoffederalway, com
Jim Ferrell, Mayor
ptaitano@3jnp.com
Re: File #18-101529-00-PC, PREAPPLICATION CONFERENCE SUMMARY
NW Equipment Shop Building & Storage Yard, 1916 S 341st Pl, Federal Way
Dear Mr. Taitano:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held April 26, 2018. We [cope 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 Jim Harris, 253-835-2652, jim.harris@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
Proposal to construct a 10,000 square -foot commercial shop building, asphalt parking, gravel storage
yard, fence, landscaping, utilities and associated improvements.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Mr. Taitano
May 3, 2018
Page 2
• Planning Division
There is an existing easement along the north property line, conflicting with the Type I landscape
buffer required along the north property line. This easement/landscape conflict will need to be
addressed.
s Public Works Development Services Division
Conservation Flow Control, Best Management Practices, and Enhanced Basic Water Quality
Treatment are required for this site as outlined in the 2016 King County Surface Water Design
Manual (KC S WDM).
s Public Works Traffic Division
■ Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency
pennit with application fee of $1,669 (1 - 10 Trips), is required for the proposed project.
■ Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required and will be assessed at
building permit stage.
■ Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on S 341st Street.
■ Access Management (FWRC 19.135.260) — The development shall meet access management
standards.
■ Block Perimeter (FWRC 18.55.010 & FWRC 19.135.251) —'The development shall meet
block perimeter requirements of 1,320 feet for non -motorized access, and 2,640 feet for streets.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each -section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
COMMUNITY DEVELOPMENT - PLANNING DIVISION (Jim Harris, 253-835-2652,
j im.harris@cityoffederalway.com)
Zoning Designation and Use — The subject property is zoned Commercial Enterprise (CE); the
proposed use is a commercial shop building and equipment repair facility, which is a permitted use in
the CE zone as listed within and subject to the regulations set forth in the Use Zone Chart of FWRC
19.240.050.
2. Land Use Review Process — The land use and proposed improvements require a Process III Site Plan
Review and Master Land Use application. Process III is an administrative site plan and community
design guideline review conducted by city staff with a final decision issued by the Community
Development Director. Process III review and decision occurs prior to submittal of a building permit
application.
With the application, the applicant shall provide a written response identifying how the proposed
project meets the Use Process III decisional criteria of FWRC 19.65.100 as follows:
(2) Decisional criteria. The director shall use the criteria listed in this subsection and the provisions
of this title describing the requested decision in deciding upon the application.
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(a) The director may approve the application only if:
(i) It is consistent with the comprehensive plan;
(ii) It is consistent with all applicable provisions of this title;
(iii) It is consistent with the public health, safety, and welfare;
(iv) The streets and utilities in the area of the subject property are adequate to serve the
anticipated demand from the proposal;
(v) The proposed access to the subject property is at the optimal location and configuration;
and
(vi) Traffic safety impacts for all modes of transportation, both on and off site, are adequately
mitigated.
(b) If the application is subject to the requirements of Chapter 19.115 FWRC, Community Design
Guidelines, the director shall also use the following criteria in deciding upon an application:
(i) It is consistent with the site design standards set forth for all zoning districts in FWRC
19.1
(ii) It is consistent with applicable supplemental guidelines set forth in FWRC 19.115.094-
and
(iii) For development applications for remodeling or expansion of an existing development, it
is consistent with those provisions of Chapter 19.115 FWRC, Community Design Guidelines,
identified by the director as being applicable.
3. State Environmental Policy Act (SEPA) Environmental Review — The project is subject to
environmental review under the State Environmental Policy Act (SEPA), as the proposal exceeds the
40 parking space exemption in the flexible thresholds pursuant to FWRC 14.15.030.1(c). An
environmental threshold determination made by the Director of Community Development must be
issued prior to Process III or building permit approval.
4. Land Use Review Timeframes — The Planning Division will notify the applicant of the application
status within 28 days of submittal. If the application is determined complete, staff will issue a Letter
of Complete Application. The FWRC limits the administrative review to 120 days from the date of a
complete application. The 120-day review period will stop any time the applicant has been requested
by the city to correct plans, perform required studies, or provide additional information needed to
issue a decision. The review period will begin within 14 days following submittal of requested items.
Please be advised that any request for corrections and/or additional information must be provided
within 180 days of written notification, or the land use application will expire.
5. Public Notice — Process III applications and SEPA determinations require a public notice and public
comment period. Within 14 days of issuing the Letter of Complete Application, a Notice of
Application will be published in the Federal Way Mirror, mailed to persons within 300 feet of the
subject property, posted on the subject property, and placed at the city's three designated notice
boards.
Two sets of mailing envelopes addressed to each property owner within 300 feet of the site are
required. Provide a map showing the 300-foot radius and a list of the property owners within 300 feet.
Please refer to the enclosed handout regarding public notice mailings procedures.
6. Land Use Approval Duration —The applicant must substantially complete construction within five
years of the Process III land use decision or the decision becomes void.
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7. Setbacks and Lot Coverage — Pursuant to the FWRC 19.240.050, the minimum front building setback
is 20 feet from property line, the minimum side setback is 15 feet (note 1), and the minimum rear
setback is 20 feet (and as determined by landscaping and design standards).
Pursuant to FWRC 19.125.170(3)c, the proposed .outdoor storage area must also meet the minimum
building yard 20-foot setback requirement from the north property line.
No maximum lot coverage applies. The landscape requirements and buildable area will also be
influenced by other requirements for landscaping, design criteria, etc.
8. Height — Pursuant to FWRC 19.240.050, the maximum building height allowed is 40 feet above
average building elevation (ABE), for that portion of the structure 100 or more feet from the
residential zone to the north. Pursuant to FWRC 19.240.050 note 3, any portion of the proposed
building within 100 feet of the north property line (residential zone) is limited to a maximum building
height of 30 feet above ABE.
9. Parking — FWRC 19.240.050 requires one parking space per 300 square feet of gross floor area.
The proposed outdoor storage area use is considered gross floor area in regard to site improvements
and required parking space count as identified in FWRC 19.125.170(5).
All required parking would need to be accessible to vehicles and not fenced, unless specifically
approved by the City. The site plan shows a portion of the parking area fenced and inaccessible.
The applicant may request a reduction in required parking stall count, based on a thorough parking
study documenting that fewer parking spaces will be adequate to fully serve the uses. Parking
analysis and reduction process and criteria for grant are outlined in FWRC sections 19.130.060 —
19.130.080. The City will review and decide upon any parking stall reduction request in conjunction
with the Process III review.
10. Perimeter Landscaping — Type III landscaping a minimum of five feet in width shall be installed
along the front (south) and side (east and west) property lines pursuant to FWRC 19.125.060(9).
Pursuant to FWRC 19.125.060(9), type I solid screen landscaping a minimum of 15 feet in width
shall be provided adjacent to the rear property line abutting the residential zoning district. This type I
landscaping must also consider and not conflict with the existing easement along the north property
line. The easement grantee shall also review and approve the type I landscaping along the north
property line.
11. Landscape requirements are contained in FWRC Chapter 19.125 "Outdoors, Yards, and
Landscaping." Following are key landscape requirements for the project.
a) A landscape plan prepared by a Washington State licensed landscape architect shall be submitted
with the formal application. Please follow general guidelines outlined in FWRC 19.125.040(1)
through (28) when preparing the site plan and planting schedule, especially: (22) Screening of
blank building walls. Building walls which are uninterrupted by window, door, or other
architectural feature(s) listed in FWRC 19.115.060(3) (b), that are 240 square feet or greater in
area, and not located on a property line, shall be screened by landscaping. Such planting shall
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include trees, shrubs, and groundcover appropriate for the area proposed. (24) All loading areas
shall be fully screened from public right-of-way or nonindustrial/manufacturing uses with Type I
landscaping.
b) Parking Lot Landscaping — For parking lots with 49 or fewer stalls, twenty square feet of interior
lot landscaping, per parking space, must be provided in accordance with FWRC 19.125.070,
"Parking Lot Landscaping." Type N parking lot landscaping is required to be installed at the
ends of all rows of parking and disbursed throughout the interior parking area. The site plan must
list the specific size of each landscape island proposed for interior parking lot landscaping in
order to verify the required calculation is provided. Landscape islands must be a minimum width
of six feet between stalls and at the ends of rows. Lighting fixtures shall not replace any required
interior parking lot landscaping.
12. Outdoor Storage Yards — This proposal is also subject to FWRC 19.125.165 — 19.125.170. Section
19.125.170(3) (b) requires a six -foot -tall fence or architectural screen around the outdoor storage
area.
With the Process III application please provide a written narrative of how the proposed outdoor use
area complies with each regulation of 19.125.170(3) (a-e) below:
(3) Specific use and development requirements. The city will administratively review and either
approve or deny any application for outdoor use, activity, or storage based on the following
standards:
(a) All outdoor use, activity and storage areas must comply with required buffers for the primary
use.
(b) A minimum six -foot -high solid screeningfence, wall, or other appropriate architectural
screening, surrounded by five feet of Type I landscaping as defined by FWRC 19.125.050(1), or
combination of architectural and landscape features, approved by the director of community
development services is required around the outside edges of the area devoted to the outdoor use,
activity or storage area, unless determined by the director that such screening is not necessary
because the use or stored materials are not visually obtrusive. Proposed architectural and
landscape screening methods shall be consistent with Chapter 19.115 FWRC, Community Design
Guidelines, and Article I of this chapter (Landscaping).
(c) Outdoor use, activity or storage areas located adjoining residential zones or permitted
residential uses may not be located in the required yards adjoining the residential use or zone.
(d) The height of uncontained items stored outdoors shall not exceed six feet above finished
grade, unless the director approves a different height limitation after considering the zoning of
the site and the surrounding properties and the extent to which the location or methods of
screening the items minimizes visibility f om adjacent streets and properties, and the items are
not visually obtrusive and do not detract f om the aesthetic quality of the overall development.
(e) The outdoor use, activity or storage area may not inhibit safe vehicular and pedestrian
movement to, from and on the subject property.
13. Garbage/Recycling — FWRC 19.125.150 requires that storage areas for garbage and recycling
receptacles be provided for all new commercial developments. The Process III application must note
the specific size, design, location, and screening of garbage receptacles as required by FWRC
19.125.150 and 19.125.040. Locations for the recycling and garbage facilities, and any fencing or
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screening details, must be depicted on the formal site plan and cannot be located in a required yard.
See Public Works comments below for additional information.
14. Community Design Guidelines — Review of the proposal under the city's design guidelines, FWRC
Chapter 19.115, is required for the project and will occur in conjunction with the Process III review.
The subject proposal must comply with the design guidelines. The principal applicable guidelines for
the project are noted below. However, this does not necessarily include all applicable guidelines, and
project designers must consult the guidelines in their entirety in preparing an application.
Please provide a written narrative in conjunction with the Process III application identifying how the
proposal complies with each of the applicable design guidelines, as outlined in the FWRC and
summarized above. In the interest of ensuring expedient project review, please feel free to contact the
Community Development Department to schedule a preliminary design analysis prior to formal
submittal if necessary.
a. FWRC 19.115.010(2) CPTED — Implement Crime Prevention through Environmental Design
(CPTED) principles to reduce opportunities for criminal activities to occur. The city's Police
Department and Planning Division will evaluate the formal application and review for
compliance with CPTED principles. A completed CPTED checklist must be submitted with your
application.
i. Natural Surveillance — Promote visibility of public spaces and areas.
ii. Access Control — Identify techniques that deter unauthorized and/or inappropriate access.
iii. Ownership — Reduce perception of areas as ownerless.
FWRC 19.115.050 Site Design — Refer to all sections of this chapter for site design standards.
Key sections include:
i. (1) General criteria (d), (f), and (g)
ii. (2) Surface parking lots (a), (b), (c), and (e)
iii. (4) Pedestrian circulation and public spaces (a) and (b)
iv. (5) Landscaping
v. (6) Commercial services (a)
vi. (7) Miscellaneous (a)
c. FWRC 19.115.060 Building Design — Refer to all sections of this chapter for building design
standards. Key sections include:
i. (1) General Criteria (c)
ii. (2) Building facade modulation and screening options — (a), (b), and (c)
1. All building facades are both longer than 60 feet and visible from either a right-of-
way or residential use or zone and shall incorporate facade treatment according to
this section. Subject facades shall incorporate at least two of the four options on each
facade. Options intended to break up the mass of large buildings include: (a) facade
modulation; (b) landscape screening; (c) canopy or arcade; and (d) pedestrian plaza.
2. Building facades visible from rights -of -way should incorporate methods of
articulation and accessory elements in the overall architectural design, for example
display windows, window openings with visible trim material, vertical trellis,
artwork, decorative masonry or metal patterns or grillwork, relief, material variations,
etc.
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d. FWRC 19.115.070 Building and Pedestrian Orientation — Requirements of this section apply to
the project (FWRC 19.115.070[l] [a]).
e. FWRC 19.115.090(1) District Guidelines for the Commercial Enterprise (CE) Zone —
Requirements of this section apply to the project (FWRC 19.115.090[2] [a] — [f], and
19.115.090(1) (g-r)).
15. Clearing, Grading, and Vegetation and Tree Retention — The proposal is subject to the provisions of
FWRC 19.120, "Clearing, Grading, and Vegetation and Tree Retention." The property is subject to
tree density requirements of FWRC 19.120.130(1); note that 20 tree -units per acre are required for CE
zoned sites. The subject property is approximately 1.08 acres (no survey submitted) and requires a
minimum of 22 tree units. Tree unit credits are in table 2 of FWRC 19.120.130(2). Tree density
calculation must be depicted on the preliminary landscape plan/clearing and grading plan, site plan
and construction drawings.
16. Rockeries and Retaining Walls — Per FWRC 19.120.120(3), retaining walls on commercial projects
shall not exceed a maximum height of six feet as measured from finished grade at the base of the wall
to the top of the wall.
17. Application Fees — The formal application must be prepared in accordance with the City's
Development Requirements checklist (enclosed). PIease contact a Development Specialist for the
current application fees at 253-835-2607 or uermit.cente wcitvoffederalway.com.
PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732,
ann.dower@cityoffederalway.com)
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2016
KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use
site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the
project to the nine core and five special requirements of the KCSWDM will be required. A Level i
downstream analysis shall also be provided in the preliminary TIR. The City has 1" 100', five-foot
contour planimetric maps that may be used for basin analysis.
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. In addition to flow control facilities, Best
Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies
within an Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet
the treatment criteria of the Enhanced Basic Water Quality Menu.
3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
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4. Surfacing materials for the parking/storage area must meet the requirements outlined in FWRC
Chapter 19.130.100. Gravel will not meet these requirements; however, both impervious and pervious
paving, designed per DOE or KCSWDM standards, will meet them.
5. Detention and water quality facilities must be above ground (i.e. open pond). Underground facilities
are allowed only with approval from the City of Federal Way Public Works Department. If
underground facilities are approved, and are located under pavement, minimum H-20 loading is
required. Fire Department loading requirements, if greater than H-20, will apply.
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
7. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction storm water permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
h :1/www.ec .wa. ovI ro ams/w/stormwaterleonstruction/index.html or by calling 360-407-
6048.
Right -of -Way Improvements
1. See the Traffic Division comments from Soma Chattopadhyay for traffic related items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
Building (or EN) Permit Issues
I. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the City. Engineering review fees are $2,503.00 for the first 12 hours of
review, and $135.00 per hour for additional review time. A final TIR shall be prepared for the project
and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal
of a professional engineer registered/licensed in the state of Washington.
2. In addition to engineering approval, short plats and subdivisions are required to obtain a separate
permit for grading. Details and fees may be obtained from the Building Department.
3. The Federal Way Public Works Development Standards Manual (including standard detail drawings,
standard notes, and engineering checklists) is available on the City's website at:
www.cLtyoffedera]wLay.com/node/1467 to assist the applicant's engineer in preparing the plans and
TIR.
4. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
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legal fees in the event the bond must be called. Upon completion of the installation of the
improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30
percent of the original amount and held for a two-year maintenance period.
The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-
year maintenance period, the remainder of the bond will be released. Maintenance for public roads
and subdivision drainage facilities then become the responsibility of the City. Maintenance for private
roads and drainage facilities, including short plats, remain the responsibility of the individual property
owners.
6. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall
be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
8. Provide cut and fill quantities on the clearing and grading plan.
9. Temporary Erosion and Sediment -control (TESC) measures, per Appendix D of the 2009 KCSWDM,
just be shown on the engineering plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS — SOLID WASTE & RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robyv ei offederalway.com
Solid waste and recycling design considerations
Enclosure Size:
• Adequate storage area is required for interior and exterior garbage, recycling, food waste, waste oil,
yard debris, hazardous waste, or biohazard collection containers. Minimum trash enclosure area is
established by FWRC 19.125.150 Table A.
Enclosure Components and Access:
■ Gates should provide a minimum of 18 feet of unobstructed width to allow space and access for two
dumpsters, plus additional carts (for example, carts to collect compostables). Gates should span the
enclosure font. Poles or hardware cannot obstruct the enclosure opening.
• Driveways should be a minimum of 11.5 feet wide and site grades must be under 6%. Enclosures
must be located within 150 feet of building entrances.
• Enclosure access for occupants, service, and maintenance: Pedestrian access at least five feet wide.
Designs must allow occupants and haulers adequate access to solid waste and recycling containers,
including adequate turning radius for service vehicles. (Attachment C shows typical clearances and
turning radius).
• Dumpsters or compactors serviced "in place" (4 cubic yards+) require clearance for lifting and
emptying dumpsters over the top of a garbage truck (21' of vertical clearance).
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• Enclosure design must be consistent with primary structure design.
• Site Plans should include a basic SWR service plan showing intended container sizes for occupant(s),
and signs are required identifying receptacle by waste type.
• Landscaping, setbacks and screening requirements are in FWRC 19.125.040 (4) & (5) (Attached).
Surface Water Management:
• A basic Spill Prevention Plan (SPP) is required to manage all liquids coming from the enclosure. (See
Attachment B)
o Smaller, uncovered enclosures (175 square feet in area or less) may drain to an oil water
separator.
o Larger enclosures (greater than 175 square feet) require roofing and floor drainage connected to
sanitary sewer
Additional Multi -Family Requirements:
• Multifamily must have equal service container volume for recycling and trash. Stacked Multifamily
sites must have storage areas on each level.
■ All solid waste compactors require roofs and drainage to sanitary sewer. Enclosure gate openings for
solid waste compactors must be at least 12 feet wide.
PUBLIC WORKS TRAFFIC DIVISION (Soma Chattopadhyay, P.E.,
som a.eh attonad hya,yCa7cityoffederalway.com)
Transportation Concurrency Analysis (FWRC 19.90)
l . Based on the submitted materials for 10,000 square feet equipment store, the Institute of
Transportation Engineers (ITE) Trip Generation - 10t1i Edition, land use code 811 (Construction
Equipment Rental Store), the proposed project is estimated to generate approximately 10 new
weekday PM peak hour trips. Alternatively, the applicant may submit a site specific trip generation
study for the proposed development.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation
analysis and concurrency mitigation may be required if the proposed project creates an impact not
anticipated in the six -year Transportation Improvement Plan (TIP).
The estimated fee for the concurrency pen -nit application is $1,669 (1 - 10 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 (TIF) (FWRC 19.91)
4. Based on the submitted materials for 10,000 square feet equipment store, the estimated traffic impact
fee is $40,000. Please note, the actual impact fee will be calculated based on the fee schedule in effect
at the time a completed building permit application is filed and paid prior to permit issuance (FWRC
19.100.070 3(a)).
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Street Frontage Improvements (FWRC 19.135)
The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Wiry Comprehensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based
on the materials submitted, staff conducted a limited analysis to determine the required street
improvements. The applicant would be expected to construct improvements on the following streets
to the City's planned roadway cross -sections:
S 341" St is a Collector Street planned as a Type "R" street, consisting of a 40-foot street with
curb and gutter, 4-foot planter strips with street trees, 6-foot sidewalks with streetlights in a 66-
foot right-of-way (ROW). Assuming a symmetrical cross section, approximately 3-foot ROW
dedication and half -street improvements are required as measured from the street centerline.
6. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about right-of-way modification
requests is available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $278.00.
7. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes, taper rate shall be WS^2/60 or as directed by the Public Works Director.
Access Management (FWRC 19.135)
Access management standards are based on roadway safety and capacity requirements. FWRC
19.135.280 provides access standards for streets based on planned roadway cross -sections. Please
note that access classifications are per Drawing 3-1A in the Public Works Development Standards.
9. Please show all neighboring driveways within 150 feet of the proposed driveway(s).
10. Driveway must be located no closer than 150 feet to any street intersection or to any other driveway,
whether on or off the subject property.
11. The director may grant a modification administratively to reduce spacing standards by up to 20
percent of the tabular values with supporting documentation (FWRC 19.135.290). Please note that
these modification requests have a nominal review fee of $278.
12. For driveways that serve uses other than single-family residential uses and zero lot line townhouse
developments, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet
for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order
to provide adequate width for vehicles that may be reasonably expected to use the driveway, as
determined by the Public Works Director.
Design Criteria (FWRC 18.55)
13. Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets
(FWRC 18.55.010 and FWCP Policy TP4.2). To meet this requirement, an east/west road located
along the north side of the property is required. However, due to the presence of existing surrounding
Doc ID: 77569
18-101529-00-PC
Mr. Taitano
May 3, 2018
Page 12
developments, this additional street connection does not appear to be feasible. The applicant may
submit a request to waive the block perimeter requirement.
Misc. Safety Related Comments
14. The applicant must submit a Vehicle Turning Diagram to the Public Works Traffic Division. This
diagram will show how the appropriate vehicle can enter, maneuver, and leave the site without
encroaching onto opposing traffic lanes or mounting a curb.
COMMUNITY DEVELOPMENT — BUILDING DIVISION (Peter Lawrence, 253-835-2621,
Peter. Law re n ce(a7 c itvoffed a raiway.com7
Building Codes — The structure will be treated as a new building permit application and must meet all
current codes including:
• International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
• Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 & WAC 51-57
• International Fire Code (1FC), 2015
Washington State Amendments WAC 51 -54
• National Electric Code (NEC), 2014
■ Accessibility Code (ICC/ANSI A117.1), 2009
■ Washington State Energy Code, 2015 WAC 51-11
1. Building Criteria. The following applies to the proposed structure:
• Occupancy Classification: S-1 or S-2 (occupancy determined during building plan review)
• Type of Construction: UNK
Floor Area: 10,000 sf
• Number of Stories: 1
• Fire Protection: NFPA 13
• Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
18-101529-00-PC Doc ID: 77569
Mr. Taitano
May 3, 2018
Page 13
2. Building Permit Application Process. A completed building permit application and commercial
checklist are required. The commercial checklist will be filled out by staff and provided at the time of
Land Use Approval. Copies of application and checklist may be obtained on our web site at
www.oiiyoffederalway.com.
Appointments are required for intake of new commercial building permit submittals. Please call or
email to schedule an intake appointment with the Permit Center staff at (253)835-2607 or
permiteenter a ciiyoffederalway.com.
Some projects may require a third party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs.
Please note, Land Use Approval is recommended prior to submitting the building permit
application to avoid delay in project review. If the project has not received Land Use Approval,
it may be placed on hold until Land Use review is completed.
3. Review Timing. 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.
The first comment letter can be expected within 5-7 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 the Community Development Department.
4. 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.
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, 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.
5. Site -Specific Requirements.
• Fire resistive wall details due to proximity to property line.
• What is stored in these spaces?
18-101529-00-PC Doc ID: 77569
Mr. Taitano
May 3, 2018
Page 14
What type of work will be involved in these spaces?
A Dedicated Outside Air System (DOAS) may be required.
Vehicular charging stations may be required.
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.
LAKEHAVEN WATER AND SEWER DISTRICT (Brian Asbury, 253-946-5407,
BAsbu ry@lakehaven.org)
Water
• A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with
any Iand use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to
issue for typical processing. 2018 cost for a Water Certificate of Availability is $60.00.
• Hydraulic model results (FF #140, copy attached) indicate that Lakehaven's standard maximum
allowable system liquid velocity of 10 ft/s, at no less than 20 psi, is exceeded at a fire flow rate above
2,500 GPM. This flow figure depicts the calculated performance of the water distribution system
under high demand conditions. Fire flow rates greater than available in the existing distribution
system may be accommodated through water distribution system improvements. Please contact
Lakehaven for further detail.
• A water service connection application submitted separately to Lakehaven is required for each new
service connection to the water distribution system, in accordance with standards defined in Lakehaven's
current `Fees and Charges Resolution'. Non -single-family properties require separate domestic, irrigation
(if irrigated landscaped areas are incorporated into the site development), and fire protection (if required
or -installed) water service connections & meters.
• For water use during site construction/development, a hydrant meter may allowed to be rented from
Lakehaven for this purpose. Please contact Lakehaven for further detail.
• To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each service meter is required pursuant to WAC 246-290-490 &
Lakehaven standards regarding premise isolation. Because the cross -connection hazard(s) for the
domestic service cannot be determined at this time, Lakehaven cannot specify the minimum required
BPA device for the domestic water service connection/meter. For the irrigation service connection/meter,
as a low health cross -connection hazard, either a double check valve assembly (DCVA) or a reduced
pressure backflow assembly (RPBA) is required. For the fire -protection service connection/meter, as a
low health cross -connection hazard, either a double check detector assembly (DCDA) or a reduced
pressure detector assembly (RPDA) is required for 3" & larger fire protection service connections.
Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl,
CZoepflALakehaven.org, 253-946-5427) for additional information on premise isolation/BPA
installation & testing coordination.
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges and
deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without
notice.
18-101529-00-PC Doc ED 77569
r—)
Mr. Taitano
May 3, 2018
Page 15
o Water Service/Meter Installation, Domestic, 1" preliminary size: $4,430.00 deposit. Actual size TBD
by Lakehaven based on applicant's estimated maximum domestic GPM usage rate.
o Water Service/Meter Installation, Irrigation, 1" preliminary size: $4,430.00 deposit. Actual size TBD
by Lakehaven based on applicant's estimated maximum irrigation GPM usage rate.
o Water Service/Meter Installation, Fire -Protection, 5/8"x3/4" flow -detection: $430.00 fee.
o Capital Facilities Charge(s)-Water: $7,414.00 ($3707 per Equivalent Residential Units (ERU)).
Actual amount due TBD by Lakehaven based on applicant's estimated annual total water usage rate.
o ROW Permit Fee (City of Federal Way): $770.00.
Sewer
■ A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with
any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to
issue for typical processing. 2018 cost for a Sewer Certificate of Availability is $60.00.
• A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the
sanitary sewer system or any modification (disconnect, re -align, abandon, etc.) to an existing sewer
service connection, in accordance with standards defined in Lakehaven's current `Fees and Charges
Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other
sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically
required on the private building sewer line, for all new or modified non-residential connections. Also,
installation of an externally -located grease interceptor is required for all new restaurants &/or buildings
with food preparation/service establishments, size to be determined by applicant's engineer. Also, if
applicable, see attached Lakehaven Trash/Recycling Enclosure Standards.
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges and
deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without
notice.
o Sewer Service Connection Permit: $280.00 fee.
o Capital Facilities Charge(s)-Sewer: $0.00. Sewer system capacity credits are available for this
property from system capacity charges previously assessed, paid directly to Lakehaven, and/or
credited to the property for 4.32 ERU. Please contact Lakehaven for further detail.
General
• All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(hn://www.lakehaven.,orgIZ04/Development-Engincerin ).
• All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE (Chris Cahan, 253-946-7243, chris.cahan southkin ire.or
Water Supply
Fire Flow
18-101529-00-PC Doc ID: 77569
Mr. Taitano
May 3, 2018
Page 16
The required fire flow for this project is 1500 gallons per minute. A Certificate of Water Availability
including a hydraulic fire flow model shall be requested from the water district and provided at the time of
building permit application.
Fire Hydrants:
The existing fire hydrant on 341 Pl. meets requirements for hydrant location.
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006
h ://soutlikin ire.ora DocumentCenter/HomeNiew/24
The site plan did not provide detail to verify the following requirements:
• Maximum grades
• Angles of approach, departure and minimum ground clearance
Designated and marked fire lanes may be required for emergency access. This may be done during the plans
check or prior to building final. Requirements and marking options can be found in title 8 of the Federal Way
Revised Code: hM2://www.codoubli_sbi_iig.com/WA/Federal�±laY
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
Vehicle Access Gates
All vehicle access gates shall comply with Gate Policy:
littp://southkin ire.orgLDocumentCenter/HomeNiew/21,
Fire Department Lock Box
A recessed fire department "Knox" brand key box shall be installed on the building near the front entrance.
Location(s) will be approved by the plan reviewer or Deputy Fire Marshal onsite.
Fire Sprinkler System
An NFPA 13_fire sprinkler system is required.
An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included
within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire
walls shall not be considered to separate a building to enable deletion of the required automatic fire -
extinguishing system. The system demand pressure (to the source) required in a hydraulically designed
automatic fire sprinkler system shall be at least 10 per cent less than the correlative water supply curve
pressure.
Fire Alarm
A Fire Alarm System is required.
City Code requires an automatic fire detection system in all buildings exceeding 3,000 square feet gross floor
area. The fire alarm system is required to monitor the sprinkler system including water flow. Provide full
notification as required by NFPA 72. Complete covssmoke detection is not required for this prpject.
This fire detection system shall be monitored by an approved central and/or remote station.
15-101529-00-PC Doc ID: 77569
Mr. Taitano
May 3, 2018
Page 17
High Piled Storage
Depending on building height, the building shall be designed for High Piled Combustible Storage in
accordance with chapter 32 of the 2015 IFC. This code offers options for fire protection based on the
intended use of the building. Some options will limit the commodity and height of storage in the warehouse.
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, Jim
Harris, 253-835-2652. We look forward to working with you.
Sincerely,
4CV`^"1`
Harris
Planner
enc: FWRC Chart 19.240.050
Use Process III Handout
Development Submittal Checklist for Process III
Master Land Use Application
Mailing Label Handout
Parking Lot Guidelines
Tree Unit Worksheet
(3) Lakehaven Attachments
c: Russ Hiberd, 2011 S. 341" Place, Federal Way, WA 98003
15-101529-00-PC Doc ID: 77569
FILE
CITY OF
Federal Way
Centered on Opportunity
April 11, 2018
J3NP Engineering
Pat Taitano
1735 Pointe Woodworth Drive NE
Tacoma, WA98422
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
ptaitano@j3np.com
RE: FILE No.18-101529-PC; PREAPPLICATION MEETING
NW Equipment Shop Building and Storage Yard, 1916 S. 341" Place, Federal Way
Dear Mr. Taitano:
The above -referenced proposal has been assigned to me as project planner. At this time, the application
and preliminary site plan have been routed to the members of the Development Review Committee. A
meeting with the project applicant and Development Review Committee has been scheduled as follows:
Thursday, April 26, 2018 —10:00 AM
Hylebos Conference Room
City Hall, Second Floor
33325 8t" Avenue South
Federal Way, WA 98003
We look forward to meeting with you to discuss your proposal. Contact me at
jim.harris@cityoffederalway.com if you have any questions.
Sincerely,
arris
Senior Planner
e: Russ Hibbard, russ@nwequip.net
Doc. LD, 77570
I8-101529-00-PC
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provided. Facility locations and conditions
are subject to field verification.
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18-101529-00-PC
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CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE (DRC)
Preapplication Conference Sign -In Sheet
18-101529 -PC, NW Equipment Shop Builing Preapplication Conference
April 26, 2018
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NAME WITH PHONE
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: April 10, 2018
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
FROM: Jim Harris, 253 835-2652
FOR DRC MTG. ON: April 19, 2018 - Internal
April 26, 2018 10:00 AM - with applicant
FILE NUMBER(s): 18-101529-00-PC
RELATED FILE NOS.: None
PROJECT NAME: NW EQUIPMENT SHOP BUILDING & STORAGE YARD
PROJECT ADDRESS:
ZONING DISTRICT:
1916 S 341ST PL
CE
PROJECT DESCRIPTION: Proposal to construct a 10,000 square foot commercial
shop building, asphalt parking, gravel storage yard,
fence, landscaping and utilities. The proposed use
will sales, leasing of rental equipment.
LAND USE PERMITS: TBD
PROJECT CONTACT: PAT TAITANO
MATERIALS SUBMITTED: Conceptual Site Plan
Application
CITY OF �`
Federal Way
RECEIVED
APR 0 9 2018
CITY OF FEDERAL WAy
COMMUNrryDEV OPMENT
MASTER LAND USE APPLICATION
DEPARTMENT OF COATMUNM DEVELOPiNrENT
33325 8`s Avenue South
Federal Way, IVA 98003-6325
253-835-2607;Fax 253-835-2609
Nvww.cityqffederalway.corn
APPLICATION NOW ! v �) —00
.PCIX Date
Project Name NW Equipment Shop Building & Storage Yard
Property Address/Location 1916 South 341 st Place
Parcel Number(s) 390380-0060
Project Description
PLEASE PRINT
Construct a 10,000 square foot commercial shop building, asphalt parking, gravel
storage yard, fence, landscape and utilities.
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Camp PlaulRezone
Land Surface Modification
Lot Line Elimination
X Preapplication Conference
Process I (Director's Approval)
Process H (Site Plan Review)
Process III (Project Approval)
Process IV (Hearin.- 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
CE- Commercial Enterprise Zoning Designation
Comprehensive Plan Designation
NA -vacant land Value of Existing Improvements
$1.5 M Value of Proposed bnprovements
InteMational Building Code (IBC):
_Occupancy Type
Constriction Type
Applicant
Name: Russ Hibbard (NW Equipment Sales)
Address: 2011 S 341 st Place
City/state: Federal Way, WA
Zip. 98003
Phone: (206) 317-9429
Fax: (253) 835-1812
Email: r_russ@YV-e uip.net
SignaT6 e: -- ---
Agent (if different than Applicant)
Name: Pat Taitano (J3NP Engineering)
Address: 1735 Pointe Woodworth Dr NE
City/state: Tacoma, WA
Zip: 98422
Phone: (206) 730-3348
Fax:
Email: ptalt o j3np.com'
Signature:
f ~ 1
Owner
Name: Huynh Quang
Address: 32402 58th Ave S
City/State: Auburn, WA 98001
Zip: 98001
Phone:
Fax:
Email:
Signature:)
l
r u 1 T-....-_. 1 )nl 1 Page I of 1 k:\Handouts\114aster Land Use Application
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: April 10, 2018
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
FROM: Jim Harris, 253 835-2652
FOR DRC MTG. ON: April 19, 2018 - Internal
April 26, 2018 10:00 AM - with applicant
FILE NUMBER(s): 18-101529-00-PC
RELATED FILE NOS.. None
PROJECT NAME: NW EQUIPMENT SHOP BUILDING & STORAGE YARD
PROJECT ADDRESS:
ZONING DISTRICT:
1916 S 341ST PL
CE
PROJECT DESCRIPTION: Proposal to construct a 10,000 square foot commercial
shop building, asphalt parking, gravel storage yard,
fence, landscaping and utilities. The proposed use
will sales, leasing of rental equipment.
LAND USE PERMITS: TBD
PROJECT CONTACT: PAT TAITANO
MATERIALS SUBMITTED: Conceptual Site Plan
Application
i
F 40PIWA; �%Ww
Federal Way
V
Th4ECOMMNIY DEV LOPN
MASTER LAND USE APPLICATION
DEPARTMENT OF C011A1UNrrY DL•'VEU]PASENT
33325 8'1,' Awnue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
Nvv.cstvoffede.ralwa .com
__
— / 0) 512 Y_0 '] 4Z�
APPLICATION NO(S) � - Date
Project Name NW Equipment Shop Building & Storage Yard
Property Address/Location 1916 South 341 st Place
Parcel Number(s) 390380-0060
Project Description Construct a 10,000 square foot commercial shop building, asphalt parking, gravel
storage yard, fence, landscape and utilities.
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
X Preapplication Conference
Process I (Director's Approval)
Process H (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
CE- Commercial Enterprise Zoning Designation
Comprehensive Plan Designation
NA -vacant land Value of Existing Improvements
$1.5 M _Value of Proposed Improvements
Intentational Building Code (IBC):
Occupancy Type
Construction Type
Applicant
Name:
Russ Hibbard (NW Equipment Sales)
Address:
2011 S 341 st Place
City/State:
Federal Way, WA
Zip:
98003
Phone:
(206) 317-9429
Fax:
(253) 835-1812
Email: 7
. r u ss@t5w a du i p. net
Signaf&e:
C_.---- -
Agent (if different than Applicant)
Name:
Pat Taitano (J3NP Engineering)
Address:
1735 Pointe Woodworth Dr NE
City/state:
Tacoma, WA
Zip:
98422
Phone:
(206) 730-3348
Fax:
Email:
ptalt o 13np.com'
Signature:
Owner
Name: Huynh Quang
Address: 32402 58th Ave S
City/State: Auburn, WA 98001
Zip: 98001
Phone:
Fax:
Email:
Signature- s
— a .- - nnno T- -..- -., 1 ')nl 1
Pave 1 of l
k:\Handouts\Master Land Use Application