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16-106051 (2)CITY OF ti. Federal Way January 31, 2017 Ray Elbasiony 6713 North Parkview Lane Tacoma, WA 98407 ebasiony@msn.com Re: File #16-106051-00-PC, PREAPPLICATION CONFERENCE SUMMARY Elbasiony Car Sales Lot, 27614 Pacific Highway South, Federal Way Dear Mr. Elbasiony: F I L;E: CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway. com Jim Ferrell, Mayor Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held January 18, 2017. 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 Water and Sewer District and South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant infonnation 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 for a used car sales lot on a vacant site. 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. Elbasiony January 31, 2017 Page 2 • Planning Division i The subject property is located in the Tacoma Smelter Plume detect area containing potentially greater than 40.0 ppm arsenic and lead concentration. The City will require soil testing and soil cleanup (if applicable) as a component of the SEPA and land use review and site development. • Public Works Traffic Division • Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency pen -nit with application fee 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. ■ Transportation Impact Analysis (TIA) — A Trip Generation Study prepared by a licensed engineer in Washington is required to determine number of trips generated by the proposed development. • Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements and dedicate right-of-way (ROW) along the property frontage on SR 99 (Pacific Highway South). • Access Management (FWRC 19.135.260) — The development shall meet access management standards. 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 (Jim Harris, 253-835-2652, jim.harris a�citvoffederalway.com) 1. Zoning Designation and Use —The subject property is designated Community Business (BC); the proposed use is a used car sales lot, which is a permitted use in the BC zone as listed within and subject to the regulations set forth in the Use Zone Chart of FWRC 19.220.030. Land Use Application — Establishment of the used car sales and development of the vacant site requires a Process II Land Use Application. Process II is an administrative site plan review process conducted by city staff with a final written decision issued by the Director of Community Development. However, the Process II review would be replaced with a Process III review, if the proposed development triggers SEPA review as discussed below. The only major difference between Process 1I and Process III is the public notification requirements. A Process II/ III submittal requirements checklist is enclosed for your convenience. State Environmental Policy Act (SEPA) Environmental Review — The project may be subject to environmental review under SEPA. Given the conceptual nature of the information provided at the preapplication meeting, City staff is unable to determine if the proposed development triggers SEPA review. Pursuant to the Washington Administrative Code (WAC) 197-11-800 and FWRC 14.15.030, if the proposal exceeds any of the three following thresholds, then the project is not exempt from SEPA review and requires environmental review. 16-106051-00-PC Doc ID: 75169 Mr. Elbasiony January 31, 2017 Page 3 • Office / commercial building construction in excess of 12,000 square feet of building area. • Parking lots over 40 parking spaces. ■ Excavations and land filling over 500 cubic yards. With the land use application materials, submit a completed and thorough SEPA checklist if the proposal exceeds any of the above thresholds. Please provide with the application materials, a site plan showing total building size and location, parking areas, landscape areas, a conceptual layout of the parking sales lot including general location and number of vehicles for sale spaces. Also submit a preliminary engineered grading plan showing the amount of fill and excavation proposed. 4. Land Use Review Tirneframes — 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 a response to 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 & Mailing— Process II applications do not require public notice of the application. Process III applications (if applicable) and SEPA determinations (if applicable) require a public notice and 15-day 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 property owners within 300 feet of the subject property, posted on the subject property, and placed at the city's three designated notice boards. If SEPA review and Process III are required for the proposal, you will need to provide two sets of stamped, business size envelopes addressed to property owners within 300 feet of the subject property in accordance with the standards on the enclosed mailing label handout. SEPA notification will be done in compliance with FWRC 14.10.040. 6. General Zoning Regulations — The Use Zone Chart of FWRC 19.220.030 provides regulations for the proposed use of retail establishment providing vehicle sales use in the BC zone. The following is only a portion of the zoning regulations governing the proposed uses in the BC zone. The applicant should consult the referenced use zone chart prior to submitting a Master Land Use Application: • Required Yards, Lot Coverage, Building Height —Required yards, lot coverage and building height for vehicle sales use: i. Front (west) 20 feet minimum building setback, and 20 feet minimum side and rear setback on the north and east due to the adjacent residential zone, and no minimum side (south) building setback. For the south side yard, the building setback would need to be outside the required five-foot minimum landscape buffer area discussed below. ii. Maximum lot coverage —none; the buildable area will be determined by other site development requirements (i.e., required buffers, parking lot landscaping, surface water facilities, etc.). I6-106051-00-PC Doc ID: 75169 Mr. Elbasiony January 31, 2017 Page 4 iii. Maximum building height— 30 feet above average building elevation per FWRC 19.220.030 note 2, since the subject property is within 100 feet of a residential zone (to the north and east). The 30-foot height limit applies to the area of building within 100 feet of the residential zone both to the north and east on the subject property. iv. The remaining portion of the site over 100 feet from the residential zone is allowed an outright height of 35 feet above average building elevation (AABE). v. For that portion of building over 100 feet from the residential zone, the building height may be able to exceed 35 feet AABE, if all the criteria in note 1 of FWRC 19.220.030 are met. However, please note that these criteria would be difficult to meet and may not be achievable, due to the proximity of the residential zones. 7. Parking Area Surface — Pursuant to FWRC 19.130.210, the applicant shall surface the parking areas, driveways, vehicle display/sales area, and other vehicular circulation areas with a material comparable or superior to the surface material of the right-of-way providing vehicle access to the site. 8. Parking— Required parking is one parking space must be provided for every 300 square feet of the facility's office and auto detailing building gross floor area. Parking lot design criteria are based on the enclosed Parking Lot Design handout. Typical 90-degree design standards are 9 x 18 foot stalls with 25-foot-wide drive aisles. The required number of parking stalls shall not be utilized for displaying or vehicles for sale. 9. Landscaping— Landscape requirements are contained in FWRC Chapter 19.125 "Outdoors, Yards, and Landscaping." Following are the key landscape requirements for the project. a) A landscape plan prepared by a Washington State licensed landscape architect shall be submitted with the formal land use application. Please follow general guidelines outlined in FWRC 19.125.040(1) through (28) when preparing the site plan and landscape plan, 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 include trees, shrubs, and groundcover appropriate for the area proposed. b) Per FWRC 19.125.060(6)(a & c), for properties within the Community Business (BC) zone, Type III landscaping a minimum of five feet in width shall be provided along the west and south property lines. Type III landscaping is a visual buffer intended to provide a partial visible separation between streets and uses, and between compatible uses. Type III landscaping is a combination of trees, shrubs and groundcover. FWRC 19.125.070(5)(a) requires that a three -foot -tall beam (or increased plantings) be installed in perimeter landscaping buffers screening parking areas from the adjacent right-of- way. c) Per FWRC 19.125.060(6)(b), for properties within the Community Business (BC) zone, Type I landscaping a minimum of 15 feet in width shall be provided along the north and east property lines adjacent to the existing residential zone. Type I landscaping is a solid screen landscape area intended to provide a solid sight barrier between incompatible uses. Type I landscaping is a combination of trees, shrubs and groundcover densely planted and spaced to provide a full sight barrier. 16-106051-00-PC Doc ID: 75169 Mr. Elbasiony January 31, 2017 Page 5 d) Parking Lot Landscaping — Twenty square feet of interior lot landscaping, per parking space, must be provided in accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type IV 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. 10. Tree Density Requirements — A tree and vegetation retention plan as required under FWRC 19.120.040(2) must also be submitted with the Process II or Process III land use application. The tree and vegetation retention/replacement plan must be prepared by a certified arborist or certified landscape architect. The standards require each development to maintain or provide a minimum tree unit density. As required under FWRC 19.120.130(2), the minimum tree density in the BC zone is 20 tree units per acre. The subject property's density would be a minimum of 9 tree units (20 tree units/ac x .41 acres). A tree unit is a value assigned to existing trees retained on the property and to new replacement trees. The larger the tree, the greater value it is assigned. Required tree density can be composed of retained trees and replacement plantings per FWRC 19.120.130. The tree and vegetation plan must clearly show where the minimum of 9 tree units are to be located. The formal landscape plan must detail information about tree unit credits and replacement. A tree density worksheet is enclosed for your convenience. 11. Outdoor Activities and Storage — Outdoor display of vehicles for sale or lease are exempt from screening requirements of FWRC 19.125.170(3)(b). Per FWRC 19.125.170(3)(c), outdoor use, activity or storage areas adjoining residential zones or permitted residential uses, may not be located in the required yards (20 feet) adjoining the residential use or zone (north and east sides of site). 12. 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 Use Process review. 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. The application must include a written narrative identifying how the proposal complies with the applicable design guidelines, as detailed. Preliminary building elevations complying with the Community Design Guidelines must be submitted with the land use application. 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. 16-106051-00-PC Doc 1D: 7� 169 Mr. Elbasiony January 31, 2017 Page 6 b. 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. 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 Community Business (BC) Zone — Requirements of this section apply to the project (FWRC 19.115.090[l ][a] — [f]). Please reference these applicable code citations on the City's website at Cityoffederalway.com. 13. Rooftop Mechanical Equipment — Per FWRC 19.110.070, vents and similar appurtenances that extend above the roofline must be surrounded by a solid sight -obscuring screen that is integrated into the architecture of the building and obscures the view of the appurtenances from adjacent streets and properties. Please provide screening details on the elevation drawings. 14. Lighting— In addition to CPTED lighting standards, the following shall apply: lighting levels shall not spill onto adjacent properties (FWRC 19.105.030); lighting shall be provided in all loading, storage, and circulation areas; and lighting standards shall not reduce the amount of landscaping required for the project (FWRC 19.115.050). A photometric lighting plan that meets the standards of the Illuminating Engineering Society (IES) minnnum outdoor light levels will be required with the Process lI or III application. 15. Garbage and Recycling— The new building(s) must include provisions for trash and recycling facilities as described in FWRC 19.125.040(4) and FWRC 19.125.150. The exterior trash enclosure area may not be located within landscape buffer areas, must be screened according to the landscape chapter, and must be architecturally consistent with the design of the primary structure on site. 16-106051-00-PC Doc ID: 751 G9 Mr. Elbasionv January 31, 2017 Page 7 16. Clearing & Grading— The applicant is required to obtain clearing and grading plan approval as a component of Use Process review. Consult FWRC 19.120.040.1 for items that are required to be included on the plan, including the anticipated amounts of cut and fill. 17. Tacoma Smelter Plunze — The subject property is located in the Tacoma Smelter Plume detect area containing potentially greater than 40.0 ppm arsenic and lead concentration. Please contact Eva Barber, Technical Assistance Coordinator, Department of Ecology, at Eva.Barber@ecy.wa.gov or 360-407-7094 regarding the Voluntary Soil Clean -Up Program. The City will require soil testing and soil cleanup (if applicable) as a component of the SEPA and/or land use review process and site development. 18. Time Limitations — Per FWRC 19.15.100(2), the applicant must substantially complete construction for the development activity and complete the applicable conditions listed in the decision within five years after the final decisions. Requests for time extensions may be granted by the Director of Community Development if criteria set forth in FWRC 19.15.110 can be met. 19. Application Fees & Submittal — Please contact the Permit Center at 253-835-2607 for updated fee schedules for applications and pen -nits. PUBLIC WORKS DEVELOPMENT SERVICEs DIVISION (Ann Dower, 253-835-2732, ann. dower@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) and the City of Federal Way Addendum to the manual. 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 1 downstream analysis shall also be provided in the preliminary TIR. The City Addendum can be found at the following website: www.citvoffederalway.coin/node/1467. 2. The project lies within a Flood Problem 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 and addendum. 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. In addition to Enhanced Basic Water Quality, 3. In addition to the KCSWDM, our initial review suggests that FWRC Section 19.30.120, "Nonconforming Water Quality Improvements" applies to this site. Specifically, the following items are applicable: La. Redevelopment which involves the creation or addition of impervious surfaces having an area of 5,000 square feet or more; 16-10605 1 -00-PC Doc ID: 75169 Mr. Elbasiony January 31, 2017 Page 8 1.b. Redevelopment which involves the construction or replacement of a building footprint or other structure having a surface area of 5,000 square feet or more, or which involves the expansion of a building footprint or other structure by 5,000 square feet of surface area or more; l .c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an impervious surface, when such redevelopment is not part of a routine maintenance activity; l .d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater runoff from a drainage area of 5,000 square feet or more; l .f. Redevelopment which involves a change in use, and the changed use has a potential to release a new pollutant(s) to surface water systems within the City. For the purposes of this subsection, "new pollutant(s)" means a pollutant that was not discharged at that location immediately prior to the change in use, as well as a pollutant that was discharged in less quantities immediately prior to the change in use; 1.g. Redevelopment, other than normal maintenance or other than the tenant improvements, but including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50 percent of the assessed or appraised value (whichever is greater) of the structure or improvement being redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must be from a source acceptable to the City. The Director may require the applicant to provide an appraisal fro>n a second source acceptable to the City if the assessed valuation appears to be inaccurate or inappropriate. If more than one appraisal is provided by the applicant or required by the City, the greater of the two amounts shall be used. For purposes of this determining value under this section, improvements required pursuant to FWRC 19.30.090 (nonconforming development), 19.30.110 (street/sidewalk improvements), 19.30.120 (nonconforming water quality improvements) and 19.135.030 (street/sidewalk improvements) shall not be counted towards the 50 percent threshold which would trigger application of this subsection; Therefore, water quality treatment will be required for the entire site, including new and existing pollution generating impervious surfaces. Treatment options must be selected from the Enhanced Basic Water Quality Menu provided in the KCSWDM. 4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 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. 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 http://www.ecy.wa.gov/prograi-n wq/storiiiwater/construction/inclex.html or by calling 360-407- 6048. 1 G-106051-00-PC Doc ID: 75169 Mr. Elbasiony January 31, 2017 Page 9 Right -of -Way Improvements 1. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic related items. 2. If dedication of additional right-of-way is required, 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. 4. FWRC 11.05.110 requires that overhead utility lines be relocated underground if over 500 feet, or three spans are affected by a project. This condition will be applied to Pacific Highway S. 5. Perpendicular utility cuts made in Pacific Highway S will require a right-of-way permit. Restoration requirements include grinding and overlaying the affected lanes for a distance of 50 feet on either side of the utility trench. Building (or El) 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 $2,430.00 for the first 18 hours of review for Commercial building permits. Additional review time ischargedat $135.00 per hour. 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: www.citvoffederalway.cominode/1467 to assist the applicant's engineer in preparing the plans and TIR. 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. 16-10605 1 -00-PC Doc ID: 75169 Mr. Elbasionv January 31, 2017 Page 10 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. T Provide cut and fill quantities on the clearing and grading plan. 8. Temporary Erosion and Sediment -control (TESC) measures, per Appendix D of the 2009 KCSWDM, just 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 Sarady Long, 253-835-2743, saradr,.longna citN,offederalway.coin FWRC 19.90: Transportation Concurrency Analysis 1. 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). Staff is unable to determine trip generation for the proposed development using the Institute of Transportation Engineers ITE's Trip Generation. Therefore, the applicant's traffic engineer needs to submit a trip generation study to determine the number of trips generated by the proposed development. At a minimum, the trip generation study shall include three (3) studies for similar land use and settings. The methodology for determining the trip generation shall be based upon the guidelines established in the most recent edition of the ITE Trip Generation Handbook. Using New Car Sale land code from the ITE manual, the estimated fee for the concurrency permit application is $1,620.00 (Up to 10 Trips). This fee is an estimate and based on the materials submitted for the preapplication meeting. The fee will be determined 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. FWRC 19.91: Transportation Impact Fees (TIF) Based on the submitted materials for 1,750 square feet used car sales office building, the estimated traffic impact fee is S16J84.98. 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)). For a change in use for which no building pen -nit is required, the fee shall be calculated and paid based on the impact fee schedule in effect on the date of an approved change of use. I6-106051-00-PC Doc 1D: 75169 Mr. Glbasionv January 31, 2017 Page 1 1 FWRC 19.135: Street Frontage Improvements and Access Management 1. 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 1I1-10 (FWRC 19.135.040). Based on the materials submitted, staff conducted a limited analysis to detennine 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, six-foot planter strips with street trees, eight -foot sidewalks, and street lights in a 124-foot right-of-way (ROW). SR 99 is improved with six lanes, including vertical curb/gutter, sidewalks, streetlights, etc., on both sides of the street. However, the frontage was not constructed to current adopted standard. Assuming a symmetrical cross section, 2- foot ROW and half -street improvements are required as measured from the street centerline. 2. 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 $290 ($270.00 plus $20 recording fee). 3. 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-IA in the Public Works Development Standards. 4. WAC 468-52-040 limits access on state highways to access spacing of 250 feet with only one access per parcel. Pacific Highway S is access class "1" where left access may be permitted every 330 feet and left -out access is only permitted at signalized intersections (FWRC 19.135.280). The current proposal does not meet access management standards and should be modified. The applicant may pursue a shared driveway with the property to the north. 5. Please show all neighboring driveways within 250 feet of the proposed driveway(s). 6. Adequate throat length must be provided and should be at least 40' from the edge of pavement or curb. 7. Access may be further restricted if such access would interfere with the 95t1i percentile queue lengths from any existing traffic control device. 8. 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 $290. Once preliminary traffic queuing analysis has been completed, the applicant's traffic engineer may submit a written request for access modification if desired. 9. 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 I6-106051-00-PC Doc ID: 75169 Mr. Elbasiony January 31, 2017 Page 12 to provide adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the Public Works Director. PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, ro bvOci tvoffe d eralwaW.co m ) Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations for commercial or multi -unit residential housing include: Space Required and Enclosure Basics • 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 (attached). Note that this typically makes up only about 1/3 of the combined space needed for solid waste and recycling containers combined. • In general, per unit services costs are lower for larger containers emptied less frequently. Sites that do not allow ample space for containers will tend to have higher service costs over the long term. ■ Basic solid waste and recycling services can be accommodated within a single enclosure with clear interior dimensions measuring 10' deep by 20' across. A two -door swing -open or roll -open gate should span the front 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 both 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 convenient access to exterior containers screened by enclosure(s). Vehicle and Service Access ■ Plan for unobstructed enclosure ingress and egress for service vehicles, preferably in -line with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind spots' during entry and while backing. Screening Specification for Enclosures R Consider landscaping, setbacks and screening requirements, based on FWRC 19.125.040 (4) & (5). 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). COMMUNITY DEVELOPMENT —BUILDING DIVISION (Peter Lawrence, 253-835-2621, Peter. Law ren ee(@,,city o ffed c ra l iv are. co m ) International Building Code (IBC), 2015 Washington State Amendments WAC 51-50 16-106051-00-PC Doc ID: 75169 Mr. Elbasionv January 31, 2017 Page 13 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), 2014 Accessibility Code, ICC/ANSI A117.1 - 2009 Washington State Amendments WAC 51-51 Washington State Energy Code, 2015 WAC 5 1 -11 Building Criteria Occupancy Classification: B / S-1 Type of Construction: V-B Floor Area: 1000 sq. ft. and 750 sq. ft. Number of Stories: 1 Fire Protection: unk Wind/Seismic: Basic wind speed 85 Myh, Exposure, 25# Snow load, Seismic Zone D-1 A completed building permit application and commercial checklist required. (Additional copies of application and checklists may be obtained on our web site at www.cityoffederalway.com.) Submit _5_ sets of drawings and specifications. Specifications shall include: _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). 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. 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. 16-10605 1 -00-PC Doe ID: 75169 Mr. Elbasiony January 31, 2017 Page 14 Some project 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. Review Timing 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. 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. Site -Specific Requirements • One hour construction due to proximity of structure to property line. ■ Specify the operations inside the garage. Repair garages shall comply with 2015 IBC 406.8 and the 2015 IFC. 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, BAsbury@lakeh aven.org) Water ■ A Certificate of Water 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. • The site has one (1) existing water service connection (SvcNo 4840, 5/8"x3/4" meter). 16-106051-00-PC Doe ID: 75169 Mr. Elbasiony January 31, 2017 Page 15 + For water use during site construction/development, the existing water service(s) must be utilized for this purpose. Please contact Lakehaven for further detail. • Service pressure(s) greater than 80 psi indicated, Pressure Reducing Valve(s) indicated, contact local building official for requirements &/or additional information. ■ 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, etc.), 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. To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each domestic & irrigation service meter is required pursuant to WAC 246-290-490 & Lakehaven standards regarding premise isolation. As low health cross -connection hazards, either a double check valve assembly (DCVA) or a reduced pressure backflow assembly (RPBA) is required. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoepf @Lakehayen.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 (2017 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. ■ Water Service/Meter Installation, Irrigation, 1" Preliminary Size: $4,230.00 deposit. Actual size TBD by Lakehaven based on applicant's estimated maximum GPM usage rate. • Capital Facilities Charge(s)-Water: $0.00. Actual amount due TBD by Lakehaven based on applicant's estimated annual total new 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 1.84 Equivalent Residential Units (ERU). Please contact Lakehaven for further detail. • ROW Permit Fee (City of Federal Way): $700.00 fee. Sewer ■ A Certificate of Sewer 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. • The site does not have an existing or previous sewer service connection. A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary sewer system, 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. 1 G-106051-00-PC Doc 1D, 75169 Mr. Elbasionv January 31, 2017 Page 16 • Existing Lakehaven sewer easement does extend to the east property line of this subject parcel. • Execution of a Discharge Agreement will be required, as a condition of Lakehaven issuing any Sewer Service Connection Permit for certain types of new or modified non-residential sewer service connection. • Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees/charges/deposits (2017 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. ■ Sewer Service Connection Permit Fee: $210.00. ■ Capital Facilities Charge(s)-Sewer: $3,325.00 per ERU. Actual amount due TBD by Lakehaven based on applicant's estimated annual total new domestic -only water usage rate. 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 (lttt ://www.lakehaven.or 04/Deve]Q ment En Lneerin ). ■ 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@southkingfire.org) The Fire Department has no comments on this project. 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. 16-10605 1 -00-PC Doc ID: 75169 Mr. Elbasiony January 31, 2017 Page 17 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, ' � Harris Planner enc: FWRC 19.220.030 Master Land Use Application Development Requirements Submittal Checklist Mailing Label Handout No 2 Lakehaven Attachments c: Ann Dower, Senior Engineering Plans Reviewer Sarady Long, Senior Traffic Engineer, Public Works Traffic Peter Lawrence, Building Division Chris Cahan, South King Fire & Rescue Brian Asbury, Lakehaven Water and Sewer District I6-106051-00-PC Doc1D:75169 take ve _ 1 V)A-I rR & %FVHR DI5TRtCT NOTE: Lakehaven Water and Sewer Elbasiony Used Car Lot ~ District neither warrants nor guarantees 16-106051-00-PC the accuracy of any facility information 0 30 60 provided. Facility locations and conditions are subject to field verification. Feet 12/29/2016 BIA CITY OF FEDERAL WAY 1 /ELOPMENT REVIEW COMMITTEE (D_ Preapplication Conference Sign -In Sheet I E1basiony Used Car Lot 16-106051.-00-PC, January 19, 2017 NAME WITH PHONE & EMAIL -25- 3 T3 f - ) G S^ 2 C-1 Zf3-�3�r-Z�3� 2.3 27 -Z �,it�Et�Rva� •wotEP- 2s3 -Itq -5q r.�7 Rnj 58v Ky �fe�:1 aGrr�n� G� Cow• FEYLK GDiC• ZS3 —SZi If Gt, Z�l'�3 C2 s: 3,) Z ZZ �a,j�-cJ ► �'�u 2 �i444k V/l\l-�.f-�TA�� # �y (� 1, ., ly A/ Ca..� .-- 4 CITY OF Federal Way December 28, 2016 Mr. Ray Elbasiony 6713 North Parkview Lane Tacoma, WA 98407 elbasiony@msn.com FILE Re: File No. 16-106051-00-PC; PREAPPLICATION CONFERENCE Elbasiony Car Lot, 27614 Pacific Highway South, Federal Way Dear Mr. Elbasiony: CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffedera/way. com Jim Ferrell, Mayor 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, January 19, 2017 —10:00 AM Hylebos Conference Room City Hall, Second Floor 33325 8th 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, Harris Planner File #16-106051-00-PC Doc. I.D. 75170 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: December 27, 2016 TO: Cole Elliott, Development Services Manager Peter Lawrence, Plans Examiner Brian Asbury, Lakehaven Utility District Vince Faranda, South King Fire & Rescue Rick Perez, City Traffic Engineer FROM: Jim Harris FOR DRC MTG. ON: January 12, 2017 - Internal January 19, 2017, 10:00 AM - with applicant FILE NUMBER(s) : 16-106051-00-PC RELATED FILE NOS.: None PROJECT NAME: ELBASIONY USED CAR LOT PROJECT ADDRESS: 27614 PACIFIC HWY S ZONING DISTRICT: BC PROJECT DESCRIPTION: Proposal for a used car lot on vacant site. LAND USE PERMITS: PROJECT CONTACT: RAY ELBASIONY MATERIALS SUBMITTED: Conceptual Site Plan RECEIVE®MASTER LAND USE APPLICATION CIT Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEC 2 2 2016 33325 8`h Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 CITY OF FEDERAL WAY w.ww.cit yoffederal�vay_com CDS APPLICATION NO(S) ` 6 — / O Y � Date Z G Project Name Property Address/Location •2 Parcel Number(s) iz 4 Project Description S-eok CAR ©� 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 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 6 ( l Zoning Designation Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Occupancy Type Constriction Type Applicant Name: /Ca y iW AL S 1 v'I'Y Address: &713 Al'_ PW*,) oe' City/State: 7aGo�vt-,q ty/q Zip: '014 Phone: C2S ZZ"Z- O C0 6 Fax.: Email: �LbaS i�iv y 5 N- Cd� Signature: �M Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Bulletin #003 — January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application CITY OF -_' Estimate of Development Traffic Impact Fees 2017 Federal Way Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted boxes. STEP #1: General Information Enter the following information Project Name -Elbasiony Used Car Lot File Number 16-106051-00-PC Street Address 27614 Pacific Hwy S City, State Zip Federal Way, WA 98003 Parcel Number (s) Traffic Impact Fee Estimated By SL Is this project locate within the City Center Zone? If "YES", please use City Center Impact Fee sheet. STEP #2: Land Use Type Select the proposed Land Use Type(s) from the drop down memu below. Enter the proposed number of units for the Project Proposed Land Use Tvpe (s) 1) 13. Car Sales -New/ Used 2) —NONE** 3) "`NONE'* 4) "NONE-" Unit of Number of Impact Fee Rate per Preliminary Impact Measure Unit(s) Unit of Measure Fee Amount sf/GFA 1750 $ N/A $ N/A I� $ N/A $ 9.09 $ 15,907.75 $ 15,907.75 STEP #3 - Credit/Change in Use (If Applicable) This step applies to development proposal to change existing building or dwelling use. Provide any impact fee previouly paid for the land use category of the prior use IMPACT FEE AMOUNT PAID FOR (Do not include administration fees). PRIOR USE For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the prior use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the current impact fee rate in affect for the prior use. Fill out the lines below of the prior use. Proposed Land Use Type (s) 2) "NONE'` 3) " NONE" Unit of Number of Impact Fee Rate per Preliminary Impact Measure Unit(s) Unit of Measure Fee Amount N/A $ $ N/A $ $ N/A $ $ STEP #4: Total Impact Fee Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees. (8036) - Traffic Impact Fee (Before adjustment) $ Credit/Adjustment including Change of Use $ (8036-1) Administrative Fee (3%) $ TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE $ 15,907.75 477.23 16,384.98 19.100.070 - Timing of Fee:Transportation Impact Fee Payment FWRC 19.100.070 3(a) - For commercial developments, fees shall be calculated based on the impact fee schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance. For a change in use for which no building permit is required, the fee shall be calculated and paid based on the impact fee schedule in effect on the date of an approved change of use. FWRC 19.100.070 3(c) - For all applications for single-family, multifamily residential building permits, and manufactured home permits, the total amount of the impact fees shall be assessed and collected from the applicant when the building permit is issued, using the fee schedule then in effect. 19.100.075 - ❑ tiion for Deferred Payment of Transportation Impact Fee An applicant may request, at any time prior to building permit issuance, and consistent with the requirements of this section, to defer to final building inspection the payment of a transportation impact fee for a single-family residential dwelling unit. Refer to defer payment of impact fee code for process. �\ ©; ' - - - - \ �\ - ,_? .!gi.. - �_� . - �4.» , - §=-tea PA cI 1c �..._ rb . $ ƒ\ — ?4' •MIR sa AVES. / p' yC.=w4.7 &-E ATTLE-TA_�S _ BLVD. NW y.2- ` $ 106 `I in / § 2106 s § 3-0- ; @