18-100034CITY OF
Aft� Federal Way
February 20, 2018
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
IHB Architects Email: imad a.'shbarchitects.com
Imad Bahbah
1620 84"' Ave S, Suite 200
Kent, WA 98032
RE: File #18-100034-00-PC; PREAPPLICATION CONFERENCE SUMMARY LETTER
Imperial NW LLC, 28806 Pacific Hwy S, Federal Way
Dear Mr. Bahbah:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held February 1, 2018. 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 Dave Van De Weghe, 253-835-2638,
david.vandeweghe@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 a mixed -use development to include 54 multi-fainily dwelling units, 4,628 sq. ft.
of retail and 98 parking structured parking stalls within one structure.
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. Bahbah
February 20, 2018
Page 2
• Planning Division
1. UP III and SEPA applications are required for land use approval.
2. A landscape plan prepared by a Washington State licensed landscape architect must be submitted
with the UP III application.
3. Provide itemized parking calculations and a parking study with your UP III application to request
a reduction in required parking spaces.
4. Additional fagade treatments and entrance enhancements are required per FWRC Community
Design Guidelines.
• Public Works Development Services Division
The applicant shall provide documentation showing justification for having to install underground
water quality facilities.
• Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency
permit with application fee of $1,620.00 is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required for commercial and
multi -family residential dwelling units.
3. Access Management (FWRC 19.135.260) — The development shall meet access management
standards.
4. Intersection Sight Distance — Submit intersection sight distance analysis consistent with
AASHTO standards.
• Lakehaven Utility District
A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with
any land use and/or building permit applications.
• South King Fire and Rescue
1. This project will require one fire hydrant.
2. An NFPA 13 fire sprinkler system is required.
3. The elevator(s) shall be sized to accommodate an ambulance stretcher.
4. A Fire Alarm System is required.
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.
PLANNING DIVISION (Dave Van De Weghe, 253-835-2638,
d avid.vandeweghe@cityoffederalway.com)
1. Zoning Designation and Use — The subject property is designated Community Business (BC); multi-
unit housing and office/retail uses are permitted within the BC zone. The following special
regulations apply to ground floor uses of multi -unit housing developments within the BC zone as set
forth in FWRC 19.220.050:
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• Ground level space that spans at least 60 percent of the length of the principal commercial facade
is occupied with one or more other use(s) allowed in this zone; and
• Ground level space that spans at least 40 percent of the length of all other street -facing facades is
occupied with one or more other use(s) allowed in this zone; and
• All ground level nonresidential space(s) have a minimum floor -to -ceiling height of 13 feet and a
minimum depth of 15 feet; and
• Parking in conjunction with other uses allowed in this zone may also be located on the ground
floor of the structure, but not on the street side of the buildings.
• 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.
The commercial component must be integrated into multifamily buildings at a percentage referenced
above with Pacific Hwy S as the principal commercial facade.
2. Use Application — The proposed improvements exceed SEPA flexible threshold limitations
(explained in item #3) and therefore the proposal will require a Use Process III land use application.
Use Process III is an administrative review conducted by city staff with a final decision issued by the
Community Development Director. The Planning Division will notify the applicant of application
status within 28 days of submittal. If the application is determined complete, staff will issue a Letter
of Complete Application. 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.
3. Environmental Review — The project is subject to environmental review under the State
Environmental Policy Act (SEPA) as the proposal exceeds the city's adopted flexible thresholds of
residential structures containing more than 20 dwelling units and parking accommodations for more
than 40 vehicles as set forth in FWRC 14.15.030(a) and (c).
4. Public Notice — The environmental threshold determination and Process III application will require a
15-day comment period. The Notice of Application (NOA) soliciting comments will be published in
the Federal Way Mirror and posted at the subject property and official notice boards within the city.
A mailed notice to all property owners within 300 feet of the subject property is also required. The
applicant is responsible for submitting stamped mailing envelopes for property owners within 300
feet of the subject property. The city's GIS Division can provide this service for a nominal fee. Please
see the enclosed handout for further information.
5. Environmentally Critical Areas — The city's Critical Areas Map shows no critical areas in the
vicinity of this project.
6. Bulk Limitations — The list below provides bulk limitations for the proposed development:
Setbacks — Buildings have no setback requirements.
Height — Structures have a 65-foot permitted outright maximum height above average building
elevation.
Lot Coverage —No maximum lot coverage is established.
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Building Design — The proposed improvements are subject to an administrative design review
conducted by city staff. Project designers shall strive for overall design continuity by using similar
elements throughout the project, such as architectural style and features, materials, colors, and
textures.
Please include a written narrative identifying how the project complies with all applicable design
guidelines. The following guidelines from Chapter 19.115 FWRC are referenced in (a.) through (i.)
below.
Building Fagade Modulation and Screening Options — Each building facade that is longer than 60
feet and visible from the street or residential zone shall incorporate at least two of the four listed
treatments:
i. Fagade Modulation — A minimum depth of 2 feet, minimum width of 6 feet, and maximum
width of 60 feet.
ii. Landscape Screening — Eight -foot -wide Type II landscape screening along the base of the
facade, except Type IV may be used in place of Type II for facades that are comprised of 50
percent or more window area, and around building entrances. Please note - this would not be
an appropriate choice for principal facades along the street. Secondary facades may utilize
this option.
iii. Canopy or Arcade —Asa modulation option, canopies or arcades maybe used only along
facades that are visible from a right-of-way. Minimum length is 50 percent of the length of the
fagade using this option.
iv. Pedestrian Plaza — Plaza square footage is equal to one percent of the gross floor area of the
building, but it must be a minimum of 200 square feet. The plaza should be clearly visible
and accessible from the adjacent right-of-way.
• Building Articulation and Scale — Each facade shall incorporate methods of articulation. A
sample menu of acceptable methods is enumerated in FWRC 19.115.060(3)(b). Alternative
methods will also be considered. Additionally, FWRC 19.115.090(1)(p) requires facades that
exceed 120 feet in length and are visible from an adjacent residential zone, right-of-way, public
park, or recreation area shall incorporate a significant structural modulation (offset). The
minimum depth of the modulation shall be approximately equal to 10 percent of the total length
of the subject facade and the minimum width shall be approximately twice the minimum depth.
The modulation shall be integral to the building structure from base to roofline.
■ Building Entrances —
i. The entrance facade shall front on, face, or be clearly recognizable from the right-of-way, and
shall incorporate windows (no mirrored or reflective glass) and other methods of articulation.
ii. Building entrances shall be architecturally emphasized and shall incorporate transparent
glass.
iii. Ground floor entrances to retail sales or services shall incorporate plaza features or
furnishings, and/or streetscape amenities, in a context -sensitive amount and combination,
considering the scale of the retail use(s) and entrance(s) to the overall building or
development, and the proximity and access to other existing plaza or streetscape features.
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iv. Principal entries to residential portion of buildings shall be highlighted with plaza or garden
areas containing planting, lighting, seating, trellises and other features. Such areas shall be
located and designed so windows overlook them.
0 Units on the ground floor shall have private outdoor spaces adjacent to them so those exterior
portions of the site are controlled by individual households.
0 The residential portions of buildings shall include appropriate residential design features such as
entry porches, projecting window bays, balconies or decks, individual windows, offsets, and
cascading or stepped roof forms, shall be incorporated into all buildings. Window openings shall
have visible trim material or painted detailing that resembles trim.
• Buildings should be designed to have a distinct base, middle, and top. The base should contain
the greatest number of architectural elements such as windows, materials, details, overhangs,
cornice lines, and masonry belt courses.
• Gables and a pitched roof are not required for buildings over 35 ft. tall with a rooftop that
contributes to the multifamily open space requirements.
+ Ground floor commercial abutting the street provide visual access from the street into human
services and activities within the building.
■ Ground -level mirrored or reflective glass is not allowed adjacent to a public right-of-way or
pedestrian area.
8. Parking structures (includes parking floors located within commercial buildings).
• The bulk (or mass) of a parking structure as seen from the right-of-way should be minimized by
placing its short dimension along the street edge. The parking structure should include active uses
such as retail, offices or other commercial uses at the ground level and/or along the street
frontage.
• Parking structures which are part of new development shall be architecturally consistent with
exterior architectural elements of the primary structure, including rooflines, facade design, and
finish materials.
■ Parking structures should incorporate methods of articulation and accessory elements, pursuant to
FWRC 19.115.060(3)(b), on facades located above ground level.
• Buildings built over parking should not appear to "float" over the parking area, but should be
linked with ground level uses or screening. Parking at grade under a building is discouraged
unless the parking area is completely enclosed within the building or wholly screened with walls
and/or landscaped berms.
a Top deck lighting on multi -level parking structures shall be architecturally integrated with the
building, and screened to control impacts to off -site uses. Exposed fluorescent light fixtures are
not permitted.
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• Parking structures and vehicle entrances should be designed to minimize views into the garage
interior from surrounding streets. Methods to help minimize such views may include, but are not
limited to, landscaping, planters, and decorative grilles and screens.
• Security grilles for parking structures shall be architecturally consistent with and integrated with
the overall design. Chain -link fencing is not permitted for garage security fencing.
■ See FWRC 19.1 15.090(3)(d) for supplemental guidelines.
9. Pedestrian Areas — General Community Design Guidelines and supplemental BC district guidelines
Chapter 19.115 FWRC provide the following direction for applicants in designing pedestrian spaces.
a. Pedestrian pathways shall be provided from rights -of -way', bus stops, parking areas, and any
pedestrian plazas and public space to primary building entrances.
b. Pathways also need to be provided between the various buildings and exterior use areas, such as
common open space.
c. Pedestrian pathways shall be clearly delineated by separate paved routes using a variation in color
and texture, and shall be integrated with the landscape plan.
d. Pedestrian areas and amenities should be incorporated in the overall 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, unique topography or architecture, and
solar exposure.
e. Outdoor furniture, fixtures, and streetscape elements, such as lighting, freestanding signs,
trellises, arbors, raised planters, benches, bicycle racks, and trash receptacles should be
incorporated into the site design.
10. Parking — Parking requirements are set forth in the Use Zone Charts, Community Design Guidelines,
Off -Street Parking, and Landscaping sections of the Zoning and Development Code. The following
standards apply to this proposal:
a. Parking space requirements
i. Multi -family housing
1. Efficiency dwelling units — 1.0 per unit
2. Studio dwelling units — 1.25 per unit
3. One bedroom dwelling units — 1.5 per unit
4. Dwelling units with two bedrooms or more — 2.0 per unit.
(Unit mix not provided in application.)
ii. Retail
1. 1.0 per 100 sq. ft. of gross floor area. (4,826 sq. ft./300 = 16 spaces)
b. Vehicle turning movements shall be minimized. Parking aisles without loop access are
discouraged. Parking and vehicle circulation areas shall be clearly delineated using directional
signage.
' Pedestrian walkways from the public sidewalk to the interior of the project must be at least six feet in width.
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c. Parking at grade under a building will not be approved along the street side facades of the site.
d. Up to 25 percent of the stalls may be compact.
e. Parking lot design criteria is provided via enclosed department Bulletin #42.
f. The number of parking spaces required by this Code for a particular use may be reduced only
when a parking study is provided to justify the reduction, per FWRC 19.130.080(2).
11. Landscaping — A landscape plan prepared by a Washington State licensed landscape architect must
be submitted with the Master Land Use application. Please follow general guidelines outlined in
FWRC 19.125.040(1) through (26) when preparing the site plan and planting schedule. The following
regulations are specific to your proposal:
a. Perimeter — Per FWRC 19.125.060(6), Type III landscaping five feet in width shall be provided
along all properties abutting public rights -of -way and ingress/egress easements. Type I
landscaping 15 feet in width shall be provided along the perimeter of property abutting a
residential zoning district.
b. Tree Retention/Replacement — A tree/vegetation retention plan must be incorporated into the
overall landscape plan. Site and building development shall take into consideration the location of
existing stands of healthy trees both on site and on adjacent properties. The minimum tree density
requirements for BC zones are 20 tree units per acre. A tree unit is a value placed on the size of a
retained tree and a replaced tree (i.e., the larger the tree the higher the value). Retained trees are
valued higher at a range of 1 to 3 tree units depending on the diameter at breast height (dbh).
Replacement trees are valued between .50 and 1.5 depending on the mature canopy area of the
species. Please refer to FWRC 19.120.130-2 for specific tree unit credit calculations.
c. Screening of Blank Walls — Building walls that are uninterrupted by a window, door, or other
architectural feature(s) that are 240 square feet or greater in area and not located on a property
line, shall be screened by landscaping. Such planting shall include trees, shrubs, and groundcover
appropriate for the area proposed.
12. Clearing and Grading — The applicant is required to obtain clearing and grading plan approval as a
component of Process III approval. Please consult FWRC 19.120.040(1) for items that are required to
be included on the plan. Any needed rockeries or retaining walls shall be limited to six feet in height
as measured from finished grade at base of wall to top of wall, with a minimum three-foot landscaped
setback at the base of each rockery or retaining wall. Rockeries and retaining walls shall be composed
of rock, brick, or other textured/patterned wall styles.
13. Open Space — The subject property must provide usable open space in a total amount equal to at least
150 sq. ft. per dwelling unit, and may include private spaces such as yards, patios, and balconies, as
well as common areas such as playgrounds, recreation rooms, plazas, rooftop terraces, pools, active
lobbies, atriums, or other areas the director deems appropriate. A minimum of 25 percent of the
usable open space provided must be common open space. Private open space such as a patio, porch,
balcony, or yard may be credited toward total residential usable open space, if such private open
space is a minimum of 48 square feet and has a minimum dimension of six feet.
Open space requirement: 54 units x 150 sq. ft. = 8,100 sq. ft.
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14. Affordable Housing —Pursuant to FWRC 19.110.010, new projects involving 25 dwelling units or
more are required to provide affordable dwelling units as part of the project. At least two dwelling
units or five percent of the total number of proposed units, whichever is greater, shall be affordable.
Projects including affordable dwelling units may exceed the maximum allowed number of dwelling
units as follows:
a. One bonus market rate unit for each affordable unit included in the project; up to 10 percent
above the maximum number of dwelling units allowed in the underlying zoning district.
An agreement in a form approved by the city must be recorded with the King County Department of
Elections and Records requiring affordable dwelling units that are provided under the provisions of
this section to remain as affordable housing for the life of the project. This agreement shall be a
covenant running with the land, binding on the assigns, heirs, and successors of the applicant.
15. Lighting — In addition to Crime Prevention Through Environmental Design (CPTED) lighting
standards, the following shall apply: lighting levels shall not spill onto adjacent properties; lighting
shall be provided in all loading, storage, and circulation areas; lighting standards shall not reduce the
amount of landscaping required for the project; and lighting fixtures shall not exceed 20 feet in height
and shall include cutoff shields. A photometric lighting plan that meets the standards of the
Illuminating Engineering Society (IES) minimum outdoor light levels will be required with the
Process III application.
16. School Access Analysis — A school access analysis that identifies the conditions of routes and
distance to Wildwood Elementary, Sacajawea Middle School, and Federal Way High School must be
submitted with the Master Land Use application. The analysis will be routed to Federal Way Public
Schools to determine whether off -site improvements are needed for safe walking routes, and/or to
determine where an appropriate bus stop should be located within the development. See enclosure for
details.
17. Crime Prevention Through Environmental Design (CPTED) — Implementation of CPTED
principles (natural surveillance, access control, and ownership) is required. The enclosed CPTED
checklist must be submitted with the formal land use application.
18. Garbage & Recycling Receptacles — The design of exterior enclosures should be consistent with
FWRC 19.125.150.
19. Application Fees & Submittal — Please contact the Permit Center at 253-835-2607 for updated fee
schedules for the Process III Master Land Use application, SEPA checklist, concurrency, engineering
review, and building permit. Additionally, please contact the Permit Center to schedule an appointment
to submit your land use application.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734,
kevin.peterson@cityoffederalway.com)
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water Design Manual (KCSWDM). This project meets the requirements for a Full Drainage
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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 1 downstream analysis shall also be provided in the preliminary
TIR. The City has I" = 100', five-foot contour planimetric maps in GIS format 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 BasicWater Quality Area. Water Quality Treatment shall be designed to meet the
treatment criteria of the Enhanced Basic Water Quality Menu.
3. Detention and water quality facilities for private commercial developments outside the City Center
Core must be above ground (i.e. open pond). Underground facilities are allowed only with approval
from the City of Federal Way Public Works Department. The applicant shall provide documentation
showing justification for having to install underground facilities.
4. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
5. 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
http://www.ecy.wa.&ov/prograiii/wq/stormwate3r/construction/index.litml or by calling 360-407-
6048.
Right -of -Way Improvements
1. See the Traffic Division comments from Erik Preston, Senior Traffic Engineer, for traffic related
items.
2. The existing driveway on Pacific Highway South will have to be removed and replaced with curb,
gutter, and sidewalk, matching the existing improvements on either side of this driveway.
Building Permit Issues
Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the City. Engineering review fees are $2,503.00 for the first 18 hours of
review for Plats or Commercial Building Permits, and $139.00 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. 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
littp://www.ciiyoffederalway.co.m/index.asi2x?nid=171 to assist the applicant's engineer in preparing
the plans and TIR.
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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
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.
4. 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.
5. 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.
6. 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.
7. Provide cut and fill quantities on the clearing and grading plan.
8. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2016 KCSWDM,
must be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION
(Erik, Preston, PE, 253-835-2744, erik.preston ,cityoffederalway.com)
Transportation Concurrency Analysis (FWRC 19.90)
Based on the submitted materials for 54 units of mid -rise multifamily housing and 4,628 square feet
of mixed retail, the Institute of Transportation Engineers (ITE) Trip Generation - 10"' Edition, land
use code 221 (Multifamily Housing (Mid -Rise)), and 814 (Variety Store), and an internal capture rate
of 18%, and a pass -by rate of 34% for the retail use, the proposed project is estimated to generate
approximately 37 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).
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The estimated fee for the concurrency permit application is S4,790.00 (11 - 50 Trips). This fee is an
estimate and based on the materials submitted for the preapplication 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)
1. Based on the submitted materials for 4,628 square feet of mixed retail, the estimated traffic impact fee
is $14,301. 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)).
2. Based on the submitted materials for 54 multifamily units, the estimated total traffic impact fee is
$139,829. The actual fee will be assessed and collected from the applicant when the building permit
is issued, using the fee schedule then in effect (FWRC 19.100.070 3(c)).
3. Based on the submitted materials, the total estimated traffic impact fee is 5154,130.
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 Way 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:
SR-99 is a Principal Arterial planned as a Type "A" street, consisting of a 90-foot street with
curb and gutter, 6-foot planter strips with street trees and street lights, and 8-foot sidewalks in a
124-foot right-of-way (ROW). Most of these improvements were completed along the project
frontage; however it was not constructed to the current standard. Assuming a symmetrical cross
section, approximately 9-foot ROW dedication and street frontage improvements behind the
curb are required; namely the 6-foot planter strip, 8-foot sidewalk, and 3-foot utility strip.
■ S 288"' Street is a Minor Arterial planned as a Type "G" street, consisting of a 66-foot street
with curb and gutter, 6-foot planter strips with street trees and street lights, and 12-foot
sidewalks in a 100-foot right-of-way (ROW). These improvements are already fully constructed
along the project frontage, so no further ROW dedication or street frontage improvements are
required.
2. The applicant may be required to dedicate additional ROW and construct additional improvements to
provide adequate sight distance if the need is identified in the sight distance analysis or by the City
Traffic Engineer after such analysis is completed.
3. 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.
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4. The applicant may snake 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.
Access Management (FWRC 19.135)
1. 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.
2. Please show all neighboring driveways within 150 feet of the proposed driveway(s).
Per FWRC 19.135.280, driveways must be located no closer than 150 feet to any street intersection or
to any other driveway, whether on or off the subject property. The city may further limit or prohibit
access to or from driveway onto arterial streets as deems appropriate for safety. Separation distances
shall be measured from centerline to centerline of roadways and driveways. The project does not
appear to meet this requirement, and it may not be feasible given the proximity of neighboring
driveways. Driveway spacing should be maximized to the extent feasible, with priority given to the
spacing with arterial streets.
4. S 288"' Street is Access Class " 3", which permits full access as close as 150 feet to any other street
intersection or driveway, whether on or off the subject property. The current proposal does not meet
access management standards and should be modified to move the driveway as far away from SR 99
as possible.
5. Access to the S 288t" St driveway will be limited to right -in, right -out because of its proximity to the
SR 99 signal and the interface with the 95"' percentile queue lengths on S 288" St from the SR 99
traffic signal. The applicant is responsible for constructing a raised curb along the double -yellow
centerline and making other necessary channelization and marking revisions to City standards.
6. 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. Due to the proximity to SR 99, a minimum driveway width
of 30 feet is required.
7. Submit an intersection sight distance analysis for the design vehicle used at the access driveway with
S 288"' Street. The analysis shall be conducted in accordance to the latest AASHTO guidelines (3.5 ft
object height, 3.5 ft driver's eye height, 14.5 ft back from the edge of the traveled way for passenger
vehicles). The analysis must bear the seal of a licensed engineer in the state of Washington. The sight
distance triangle shall be depicted on the plan set.
Misc. Safety related Comments
1. The applicant must submit a Vehicle Turning Diagram to the Public Works Traffic Division. This
diagram will show how the appropriate design vehicle (such as: Bus, Garbage Truck, and WB-62) can
18-100034-00-PC Doc, I.D. 77121
Mr. Bahbah
February 20, 2018
Page 13
enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a
curb.
2. The application should be forwarded to King County METRO and Pierce Transit for any transit
requirements.
3. Two bike racks would be preferred as part of SR 99 frontage amenities.
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robv(a),cityoffederalway.com
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation
is established by FWRC 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions
measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -
open gate that spans the front width of the enclosure. When gate doors are opened, no structure or
hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred
for holding gates in closed and open positions to ease service access and maximize the life of gate
hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access
and/or additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/containers, and to exterior
containers screened by enclosure(s).
• Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential
`blind spots' during ingress and egress.
• Consider landscaping, setbacks and screening requirements [based on FWRC Section 19.125.040
(4) & (5)].
• Note that larger -scale commercial or multi -unit housing developments may see long-term savings
from the use of on -site waste compaction equipment. Planning for this equipment may require
larger enclosure dimensions, defined overhead clearances, consideration of power utility access,
and drainage management.
• Mixed -use developments may also benefit from on -site waste compaction equipment. Additional
mixed -use development considerations include:
o Designated chutes and/or internal facility maintenance areas or services for tenants,
o Moving waste and recycling streams from interior units to collection areas, and
o Access by business tenants and/or residents to exterior waste and recycling areas.
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: Dian Young, Route Manager, at 253-804-6815
(office) or 206-786-4530 (cell).
I8-100034-00-PC Doc. LD. 77121
Mr. Bahbah
February 20, 2018
Page 14
BUILDING DIVISION (Peter Lawrence, 253-835-2621, Peter.Lawrence(7a,cityoffederalway,.com)
1. 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 (IFC), 2015
Washington State Amendments WAC 51 -54
• National Electric Code (NEC), 2017
■ Accessibility Code, ICC/ANSI Al 17.1 — 2009
• Washington State Energy Code, 2015 WAC 5 1 -11
2. Building Criteria. The following applies to the proposed structure:
• Occupancy Classification: B, M S-2, R-2
• Type of Construction: 3 levels of IA under 3 levels of type VA
■ Floor Area: 104,136
• Number of Stories: 6
• Fire Protection: NFPA 13
• Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D1
3. Building Permit Application. A completed building permit application and commercial checklist are
required. (Additional copies of application and checklists may be obtained on our web site at
www.cft)Loffederalway.com.)
4. Submittal Requirements. The following is required for submittal of the building permit application:
■ Five sets of drawings and specifications. Specifications shall include: 2 Soils report, 2 Structural
calculations, and 2 Energy calculations, 2 Ventilation calculations. Note: A Washington State
Registered architects' stamp is required for additions/alterations (new or existing) of 4,000 gross
floor areas or greater unless specifically listed as an "exempt" structure per the Revised Code of
Washington (RCW).
18-100034-00-PC Doc I.D. 77121
Mr. Bahbah
February 20, 2018
Page 15
• Energy code compliance worksheets are required to be completed and included with your permit
application.
• A wet stamp and signature is required on all sheets of plans and on the cover page of any
calculations submitted.
• This proposal 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 pen -nit fees and costs.
5. 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 7-9 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.
6. 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.
7. Site -Specific Requirements.
• Third party structural review required for PT decks/ apartments above.
• Vehicle charging stations. 5% of the parking shall be provided with vehicle charging
infrastructure in compliance with sections 427.2, 427.4 and 427.5 of the 2015 IBC.
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.
18-100034-00-PC Doc. I D. 77121
Mr. Bahbah
February 20, 2018
Page 16
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, BAsbury@lakehaven.org)
Water
• A Water 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 Water Certificate of Availability is $60.00.
• Fire Flow at no less than 20 psi available within the water distribution system is a minimum of 2,500
GPM (approximate) for two (2) hours or more. This flow figure represents Lakehaven's adopted
minimum level of service goals for non-residential areas regarding performance of the water
distribution system under high demand conditions. If more precise available fire flow figures are
required or desired, Applicant can request Lakehaven perform a system hydraulic model analysis
(separate from, or concurrent with, an application for Availability). 2018 cost for a system hydraulic
model analysis is $220.00.
• The site has a de -activated existing water service connection (SvcNo 4826, 5/8"x3/4" meter removed
in 2012).
A water service connection application submitted separately to Lakehaven is required for each new
service connection to the water distribution system, or any modification to an existing water service
connection (e.g., larger meter/service, irrigation, abandonment of existing service(s), re -activation, etc.),
in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Non -single-
family properties require separate domestic (per building, typically, some exceptions allowed), irrigation
(if irrigated landscaped areas are incorporated into the site development), and fire protection (if required
or installed) water service connections & meters.
• Separate water service connections/meters shall be installed for mixed uses within structures that are
incompatible for billing purposes (i.e., single-family residential &/or multi -family residential &/or non-
residential).
• To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each domestic, irrigation & fire -protection service meter is
required pursuant to WAC 246-290-490 & Lakehaven standards regarding premise isolation. For
domestic, as a high health cross -connection hazard (plumbing fixtures presumed more than 30-feet above
elevation of meter), a reduced pressure backflow assembly (RPBA) is required. For irrigation (and
presuming no irrigation fixtures more than 30-feet above elevation of meter), as a low health cross -
connection hazard, either a double check valve assembly (DCVA) or a RPBA is required. For fire -
protection, as a high health cross -connection hazard (sprinkler heads presumed more than 30-feet above
elevation of meter), a reduced pressure detector assembly (RPDA) is required. Contact Lakehaven's
Cross -Connection Control Program Manager (Chris Zoepfl, CZoep#7@Lakehaven.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.
o Water Service/Meter Installation, Domestic-MFR, 3" preliminary size: $30,630.00 deposit. Actual
size TBD by Lakehaven based on UPC plumbing fixture count.
o Water Service/Meter Installation, Retail, 2" preliminary size: $5,830.00 deposit. Actual size TBD by
Lakehaven based on applicant's estimated maximum GPM usage rate(s).
18-100034-00-PC Doc. 1.D. 77121
Mr. Bahbah
February 20, 2018
Page 17
o Water Service/Meter Installation, Irrigation, 1" preliminary size: $1,500.00 deposit (presumes
existing service connection can be upsized for 1" meter). Actual size TBD by Lakehaven based on
applicant's estimated maximum GPM usage rate.
o Water Service/Meter Installation, Fire -Protection, 4" preliminary size: $10,000.00 deposit. Actual
size TBD by applicant's system design consultant.
o Capital Facilities Charge(s)-Water, $3,707.00 per Equivalent Residential Units (ERU), estimated 45
ERU (40.5 ERU for 54 MFR units + 4.5 ERU for Retail+Irrigation): $159,845.84. Actual amount
due TBD by Lakehaven based on applicant's estimated annual total retail+irrigation, + MFR factor
of 0.75 ERU/unit, water usage rate. Water 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 1.88 ERU. Please contact Lakehaven for further detail.
o ROW Permit Fee (Federal Way): $770.00.
o ROW Asphalt Mitigation Fee (Federal Way): TBD by City of Federal Way, for cuts into existing
ROW asphalt of good (or better) condition.
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.
• The site had a previous sewer service connection (disconnected in 2011, SSCP 26450).
■ 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)-Water, $3,509.00 per Equivalent Residential Units (ERU), estimated 43
ERU (40.5 ERU for 54 MFR units + 2.5 ERU for Retail): $144,290.08. Actual amount due TBD by
Lakehaven based on applicant's estimated annual total retail, + MFR factor of 0.75 ERU/unit,
domestic water usage rate. 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
1.88 ERU. Please contact Lakehaven for further detail.
General
• All Lakehaven Development Engineering related application forms, and associated standards
infonnation, can be accessed at Lakehaven's Development Engineering web pages
(http://www.takehaven-org/204/Development-Engineerin ).
• 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.coli-,inouthkingfire.or
Water Supply
Fire Flow:
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.
18-100034-00-PC Dom LD. 77121
Mr. Bahbah
February 20, 2018
Page 18
Fire Hydrants
This project will require 1 fire hydrant in approved* locations. There is 1 existing fire hydrants on public
streets that are available for this project. The hydrant is 58 feet to the south of the property.
This hydrant location is acceptable provided the standpipe/fire sprinkler fire department connection is located
on the west wall of the building at the southwest corner.
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.
Standpipe
A Class 1 Standpipe is required.
A Class I standpipe system is required in buildings where the floor level of the highest story is located more
than 30 feet above the lowest level of the fire department vehicle access.
Buildings four or more stories in height shall be provided with not less than one standpipe for use during
construction. Such standpipes shall be installed when the progress of construction is not more than 40 feet
(12 192mm) in height above the lowest level of fire department access. Such standpipe shall be provided
with fire department hose connections at accessible locations adjacent to usable stairs. Such standpipes
shall be extended as construction progresses to within one floor of the highest point of construction
having secured decking or flooring.
Elevator
The elevator() shall be sized to accommodate and ambulance stretcher:
Where elevators are provided in buildings four or more stories above grade plane, at least one elevator
shall be provided for fire department emergency access to all floors. The elevator car shall be of such a
size and arrangement to accommodate a 24-inch by 84-inch ambulance stretcher in the horizontal
position.
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 coverage smoke detection is not required for this project.
This fire detection system shall be monitored by an approved central and/or remote station.
18-100034-00-PC Doe. I.D. 77121
Mr. Bahbah
February 20, 2018
Page 19
Emergency Responder Radio Coverage
All buildings shall have approved radio coverage for emergency responders within the building based
upon the existing coverage levels of the public safety communication system at the exterior of the
building.
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, Dave
Van De Weghe, 253-835-2638, david.vandeweghe@cityoffederalway.com.. We look forward to working
with you.
SincereI ,
Dave Van De Weghe, AICP
Senior Planner
enc: Master Land Use Application
Use Process III Submittal Checklist
School Access Analysis
Parking Lot Design Criteria
Environmental Checklist
Concurrency Application
Solid Waste & Recycling Design Considerations
CPTED Checklist
Mailing Label Handout
Lakehaven Enclosure
e: Kevin Peterson, Engineering Plans Examiner
Erik Preston, Senior Traffic Engineer
Peter Lawrence, Building Division, via email
Chris Cahan, South King Fire & Rescue, via email
Brian Asbury, Lakehaven Water and Sewer District, via email
18-100034-00-PC Doc. I D. 77121
RECEIVED
Architects JAN 0 3 2013
Architecture * Planning * Feasibility * Project Management CITY OF FEDERAL WAy Imad H. Bahbah, Principal
COMMUNITY [)EvELOpMpNT
IMPERIAL NW - MIXED -USE PROJECT PRE -APPLICATION CONFERENCE
STATEMENT OF DESIGN INTENT
The architectural design intent is to create a pedestrian friendly retail edge along Pacific
Hwy and 288th. This is accomplished by the use of aluminum storefront, entry canopies,
bldg overhangs and an exposed / painted concrete finish for the first level. The next 2
levels are also painted and scored concrete parking levels, with openings to the parking
structure.
The upper 3 levels are wood framed apartments consisting of a mix of composite siding
to include Hardie -Panel, horizontal "Nichiha" or "Ceraclad" faux wood siding and vertical
Hardie -Panel board & batten system. A variety of colors and textures as well as
modulated wall planes provide interest and texture to the facades.
STATEMENT OF EXISTING AND PROPOSED USE
Existing use of the site is vacant land.
Proposed use is a 54-unit Market Rate Apt project including approx. 4,628 sf of retail
space at grade and 3 levels of secured structured parking with 98 stalls.
21620 84th Ave. South, Ste. 200 * Kent, WA 98032 * 253.468.7696 * ihbarchitects.com
FEDERAL WAY
PUBLIC SCHOOLS
Business Services
Dave Van De Weghe, Senior Planner January 30, 2018
Planning Department, City of Federal Way
33325 8th Ave S
Federal Way WA 98003
RE: Imperial NW —File No. 18-1000034-00-PC
Dear Mr. Van De Weghe,
The Federal Way School District recently received information on Imperial NW, a proposed mixed -use
development with fifty-four residential units. The project is located at 28806 Pacific Highway South.
Under current boundaries, this development is in the Wildwood Elementary, Sacajawea Middle School, and
Federal Way High School service areas. School service areas are reviewed each year and necessary boundary
changes may be made to accommodate enrollment increases. Students living in this area receive school bus
transportation to Wildwood Elementary, Sacajawea Middle School, and Federal Way High School. Bus stops are
reviewed annually as student transportation needs change. The closest stop for Wildwood Elementary is at 29221
18th Ave South. The closest stop for Sacajawea Middle School is located at 18th Ave South and 293'd St and Federal
Way High School is on 29201 18th Ave South.
Student safety must be considered for all students. We ask the developer to prepare a School Access Analysis to
and from the elementary school, middle school, and high school for this proposed development. Attached are
guidelines for preparing this analysis. The analysis will include safe walking plans for students who would walk to
and from schools and school bus stops, with school location, large bus access plans, description of sidewalks,
pedestrian paths, road shoulders, location of crosswalks, etc. The analysis will also include plans for our special
needs students who require door-to-door transportation, with small bus access. All planning features that assure
safe transportation for students are factors the district must consider as we comment on development within our
service areas.
The most recent Federal Way School District Capital Facilities Plan indicates a student yield of 1.156 from new
multi -family housing. This development could add about 62 or 63 new students. These are averages only; the
actual number of students may vary. This may create a need for additional space, equipment and staff. This
impact is mitigated by the collection of impact fees.
The District appreciates the opportunity to comment on this proposed development.
Sincerely,
Jennifer Wojciechowski
Student & Demographic Forecaster
cc: Sally McLean, Assistant Superintendent of Finance and Operations
Paul Vang, Security and.Safety Manager
Mike Benzien, Executive Director of Operations
Michelle Turner, Director of Transportation
Each Scholar. A Voice. A Dream. A BRIGHT Future.
33330 8`' Avenue South, Federal Way, WA 98003 1 p.253.945.2043 I f.253.941.04421 www.fwps.org
CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE (DRC)
Preapplication Conference Sign In Sheet
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CITY OF FEDEW WAY
GOMMUNfTY DEYELOptyENT
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8`h Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
www.cityoffederalwgy.com
APPLICATION NO(s)19 — " (Do 0 v q — 00 — PC, Date
Project Name
Property Address/Location
Parcel Number(s)
Project Description
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Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
of Line Elimination
V Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
GZoning Designation
IF
• Comprehensive Plan Designation
Value of Existing Improvements
tp/a Value of Proposed Improvements
h7reipationed Building Code (IBC):
Occupancy Type
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CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: 1/8/2018
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
Lindsey Sperry, Public Safety Officer
Rob Van Orsow, Solid Waste/Recycling Coordinator
Tanya Noscimento, Federal Way School District
Tina Vaslet, Pierce Transit
David Korthals, KC Metro
FROM: Dave Van De Weghe, Senior Planner
FOR DRC MTG. ON: 1/25/18 - Internal
2/l/18, 9 a.m. - with applicant
FILE NUMBER(s): 18-100034-00-PC
RELATED FILE NOS.: None
PROJECT NAME: IMPERIAL NW LLC
PROJECT ADDRESS:
ZONING DISTRICT:
28806 PACIFIC HWY S
BC
PROJECT DESCRIPTION: Proposal to construct a 54 unit market rate apartment
with retail and structured parking.
LAND USE PERMITS: Preapplication conference
PROJECT CONTACT: Imad Bahbah, imad@ihbarchitects.com
MATERIALS SUBMITTED: Applicant's letter
Siteplan
FiLE
CITY OF
L Federal Way
January 9, 2018
IHB Architects
Imad Bahbah
21620 84th Ave S, Suite 200
Kent, WA 98032
RE: File #18-100034-00-PC; PREAPPLICATION MEETING NOTICE
Imperial NW LLC, 28806 Pacific Hwy S, Federal Way
Dear Applicant:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
Email: imad �,ihbarchitects.com
The Community 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, February 1, 2018
Hylebos Conference Room
Federal Way City Hall, 2nd Floor
33325 81h 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 david.vandeweghe ro)cityoffederalway.cam, or 253-835-2638.
Sincerely,
Dave Van De Weghe, AICP
Senior Planner
Nick Uppal, Imperial NW LLC, 23031 Pacific Hwy S, Suite # 100, Seattle, WA 98198
18-100034-00-PC Doc I D 77122
Imperial NW
Mixed -Use Project
VICINITY MAP
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Pre -Application Set
Dec. 12, 2017
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OCCUPANCY GROUPS: S2, M, B and R-2
TYPE CONST: 3 levels of VA over 3 levels of 1A
SQ. FOOTAGE: 6 levels of 17,356 sf ea = 104,136 sf
UNIT MIX
54 Unit Project -Market-Rate Apts
18 units each floor x 3 floors
Mix of Studio, 1 B, 213
5% must be affordable housing (= 3 units this project)
Amenity spaces included per plan, including rooftop bbq and open
space
Open Space: 8,100 sf req'd: balconies are 2,100 and rooftop
deck is 6,000 sf
Access from 288th so retail maximized on Pac Hwy
4,628 SF of Retail Space provided - First Floor @ Grade
PARKING REQUIRED
16 stalls req'd for 4826 sf retail (1/300SF)
88 re 'd for the mix of 54 units
104 stalls total required
PARKING PROVIDED
98 stalls - seeking parking reduction request of 6
stalls
3 -stories of pkg needed - with partial 1 st floor retail and back of
house features
MAX BLDG. HT. REQ'D = 65'
MAX HT. PROVIDED = 65'
MIN. RETAIL HT REQ'D = 13'
RETAIL HT. PROVIDED = 14'
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