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19-105175CITY OF � Federal Way CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor January 22, 2020 Ms. Savanna Nagorski ESM Consulting Engineers 33400 81h Avenue South Federal Way, WA 98003 savanna.nagorski Amcivil.com FILE Re: File #19-105175-PC, PREAPPLICATION CONFERENCE SUMMARY All Right Auto Sales Expansion, 33333 Pacific Highway South, Federal Way Dear Ms. Nagorski: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee PRC) held December 12, 2019. 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, Public Works Department, and representatives from Lakehaven Water and Sewer District and South King Fire and Rescue. Some sections of the Fedeml Warty 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. I, Natalie Kat ieniecki am the key contact for your project, and I may be contacted at 253-835-2638, or nat lief, nieniecki ci •offederalwa .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 A proposed 324 square foot addition to an existing building; added parking and construction of a retaining wall to an existing auto sales lot. 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. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the comments made by all departments in the following section of this letter. Ms. Savanna Nagorski Page 2 0£ 14 January 22, 2020 + Planning Division + Critical Areas I"ish and wildlife habitat review is being conducted under permit application #19- 105821-AD. Future d&o-T°pment plans must show the approved locations of critical areas and applicable buffers, buffet setback, and development recommendations. 9.220.030, vehicle ■ Land Use — The subject propel ty is zoned Community em Business includes)more t�haianR� ladditional parking and equipment sales are a permute usedevelopment spaces and will involve landfills and/or excavations in excess of 500 cubic yards. This will require SEPA environmental review and a Process III Master Land Use application. + Public Works Development Services Division + As discussed in the preapplication meeting, Public Works researched the city's previous and current interest in the property. The Federal Way Surface Water Management Division is not currently interested in obtaining an easement over the property. + Water quality treatment for the entire site, including existing and proposed improverents, must be brought up to current standards as outlined in the 2016 rKrng Co ntj' S; �d�e�aier1c water l3 � ,j47Tan �� menu applies. Detention is requu • Public Works Traffic Division 1. 7�•90) — A transportation concurrency permit with the Tnxttsportation Conca mN9 Management (FG�AC application fee of ,$1,721 (1 - 10 trips) is required for the proposed project. 2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required and will be assessed at the building Permit stage. 3. Frontage Improvements (FWIiC 19.135.040) — Street frontage improvements maybe necessary. This requirement may be modified by the Public Works Director as outlined in the FWRC. nt standards. 4. Access Management (FWkC 19.135.260) —The development shall meet ac en[ meet block perimeter 5. Block Perimeter (FWRC 18.55.01 q Thise ° FWRC 19.735.257} —The development requirements of 1,320 feet for non-matorizQnnections-and cannot be for reaset for strts. ooutlined me the ay be �'�C' modified by the Public Works Director if DEPARTMENT COMMENTS sentatives of each outlined below are the comments madeshould be read thoroughly. if you department questions, tplease contact the preapplication conference. Each section representative listed for that section. COMMUNITY DEVELOPMENT — PLANNING DIVISION Ct affederalway.com Natalie Kamieniecld, 253-835-2638, natalie.kam.icnieclu@ •ty Land Use — The subject property is zoned Community Business (BC). Per FWRC 19,220.030, vehicle and equipment sales are a permitted use. The development f 0 �� sya d and willrequireore than 40 �SEPA onal envixanrnental g spaces and will involve landfills and/or excavations to review and a Process III Master Land Use application. Doc ID: 79910 19-105175-00-PC Ms. Savanna Nagorski Page 3of14 January 22; 2020 SEPA — Environmental review is required for landfills and excavations in excess of 500 cubic yards pursuant to FWRC 14.15.030(1)(e) and WAC 197-11-800(1)(a)(v), and/or the addition of40 or more additional parking spaces. CriticalArear— Fish and wildlife habitat review is being conducted under permit application #19-105821-AD. Future development plans must show the approved Iocations of critical areas and applicable buffers, buffet setback, and development recommendations. Geotechnical Review — A geotechnical report and peer review for the retaining wall is required, including geotechnical and structural engineering. Retaining walls are subject to FWRC 19.125.160(6) and FWRC 19.120.120. Structure Height, FWRC 19.220.030 — If approved by the director of community development services, the height of a structure may exceed 35 feet above average building elevation (AABE), to a maximum of 55 feet. ABE, if all of the following criteria are met: • The additional height is necessary to accommodate the structural, equipment, or operational needs of the use conducted in the building, and/or all ground floor spaces have a minimum floor -to -ceiling height of 13 feet and a minimum depth of 15 feet; • Height over 35 feet is setback from non-residential zones by one -foot for each one -foot of height over 35 feet; • Roof lines are designed to avoid a predominantly flat and featureless appearance through variations in roof height, forms, angles, and materials; and • Building height may not exceed 30 feet AABE when located within 100 feet of a residential zone. Setbackr — Per FWRC 19.220.030, the Front yard setback is 20 feet, side and rear yard setback is 0 feet, except side and rear yards along residential zones shall be 20 feet. Landscape — Community Business, BC— ■ Type III landscaping five feet in width shall be provided along all properties abutting public rights -of -way and ingress/egress easements. • Type III landscaping five feet in width shall be provided along all perimeter lot lines. Tree Density Calculation -- Pursuant to FWRC 19.120.130, tree and vegetation retention standards within the BC zone is 20 tree units per acre. This requirement can be satisfied through either retaining existing trees, or by replanting. Calculation of the total tree units is required. The total number of tree units required to be provided by a regulated activity shall be calculated by multiplying gross site acreage, minus any proposed public or private streets and regulated critical areas (excluding buffers) determined by Federal Way to be undesirable for tree planting (e.g., certain wildlife habitat and wetlands), by the -required tree density (in tree units per acre) set forth in Table 19-120.130-1. The result of the calculation will be the total number of tree units required for the activity. If the calculation results in a fractional quantity, it shall be rounded up to the next higher whole number. .!' "dScapelV,fodifcation Pla» — The purpose of this section is to provide an opportunity for development of exceptional or unique landscape designs that do not meet the express terms of FWRC 19-125.040 through 19.125.070, and/or flexibility of landscape designs. The director of community development shall have the 19-105175-00-PC Doc ID: 79910 Ms. Savanna Nagorski Page4of14 January 22, 2020 specific ts Or impose dditional authority, consistent with the criteria state , es to assure �� fulfillment tof the stat d purpose aof this title and requirements in unique or special enrcums to allow for flexibility and creative design. Special cirnt cumstansubces or the review of nconoon scapae planeLa dsc-a the director of community development con pe modification plan shall be submitted in accordance with FWRC 19.12.100. Building Design Guidelines — A preliminary building elevation was not provided for review. Following are excerpts from the FWRC that are applicable to building design review. (2) Building facade modulation and screening options, defined Except for zero lot line townhouse development and attached dwelling units, all building facades that are both longer than 60 feet and are visible from either a right-of-way or residential use or zone shall incorporate facade treatment according to this section. Subject facades shall incorporate at least two of the four options described herein; except, however, facades that are solidly screened by Type I landscaping, pursuant to Chapter d Landscaping," may use facade modulation as the sole option 19.125 FWRC, "Outdoors, Yards, an under this section. Options used under this section shall be incorporated along the entire length of the facade, in any approved combination. Options used must meet the dimensional standards as specified herein; except, however, if more than two are used, dimensional requirements for each option will be determined on a case -by -case basis; provided, that the h gross area 19.115 of aedestriatorn pia may not be less than the specified minm imuof 200 squat e feet. guidelines pertaining to city center care and city center frame. (a) Facade modulation. Minimum depth: two feet; minimum width: six feet; maximum width: 60 feet. Alternative methods to shape a building, such as angled or curved facade elents, off -set planes, em wing walls, and terracing, will be considered; provided, that the intent of this section is met- (b) Landscape screening Eight -foot -wide Type 1I landscape screening along the base of the. facade; except Type IV may be used in place of Type 1I for facades that are comprised of 50 percent or more window area, and around building entrance(s). For building facades that are located adjacent to a property line, some or all of the underlying buffer width required by Chapter 19.125 FWRC, "Outdoors, Yards, and Landscaping," may be considered in meeting the landscape width requirement of this section. (c) Canopy or arcade. As a modulation option, canopies or arcades may, be used only along facades . that are visible from a right-of-way. Minimum length: 50 percent of the length of the facade using this option. (d) I'edestrran plat . Size of plaza: Plaza square footage is equal to one percent of the gross floor area of the building, but it must be a muvmum of 200 square feet. The plaza should be clearly visible and accessible from the adjacent right-of-way. (3) Bseiidang articulation and scale. (a) Except for zero lot line townhouse development and attached dwelling units, building facades visible from rights -of -way and other public areas should incorporate methods of articulation and ( accessory elements in the overall architectural design, as described in subsection 3 of this section. (b) Methods to ar6iearlate blank walls. Following is a nonexclusive list of methods to articulate blank walls, pursuant to FWRC 19.125.040(22) and subsection 3 a)of this section: (i) Showcase, display, recessed windows; (ii) Window openings with visible trim material, or painted detailing that resembles trim; Doc ID: 79910 19-105175-00-PC Ms. Savanna Nagorski Page 5 of 14 January 22, 2020 (iii) Vertical trellis(es) in front of the wall with climbing vines or similar planting; (iv) Set the wall, back and provide a landscaped or raised planter bed in front of the wall, with plant material that will obscure or screen the wail's surface; (v) Artwork such as mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures, relief, etc., over a substantial portion of the blank wall surface. (The Federal Way Arts Commission may be used as an advisory body at the discretion of the planning staff]; (vi) Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; (vii) Material variations such as colors, brick or metal banding, or textural changes; and (viii) Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities. Site Design — Per FWRC 19.115.050, pedestrian circulation and public spaces are required as follows: (a) Primary entrances to buildings should be clearly visible or recognizable from the right-of-way. Pedestrian pathways from rights -of -way and bus stops to primary entrances, from parking lots to primary entrances, and pedestrian areas, shall be accessible and should be clearly delineated. (b) Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a variation in paved texture and color, and protected from abutting vehicle circulation areas with landscaping. Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of delineation is not encouraged. District Guidelines — Per FWRC 19.115.090, in addition to the foregoing development guidelines, the following supplemental guidelines apply to the BC zoning district: (a) Surface parking may be located behind the building, to the side(s) of the building, or adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-way maximizes pedestrian access and circulation pursuant to FWRC 19.115.050(4). (b) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; and shall incorporate windows and other methods of articulation. (c) Building entrances shall be architecturally emphasized and shall incorporate transparent glass. (d) 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. (e) Ground -level mirrored or reflective glass is not allowed adjacent to a public right-of-way or pedestrian area. (f) If utilized, chain -link fences visible from public rights -of -way or adjacent properties, and not screened by Type I landscaping as defined by Chapter 19.125 FWRC, shall utilize vinyl -coated mesh, powder -coated poles, dark color(s), and architectural element(s), such as pole caps and/or decorative grid pattern. Doc ID: 79910 19-105175-00-PC Ms. Savanna Nagorski Page 6 of 14 January 22, 2020 PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com Land Use Issues — Stormwater Surface water runoff control and water quality treatment will be required per the 2016 King County Surface Water Design Manual (KCSWDM). 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 has 1" = 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 Basic Water ,Quality Area. Water quality treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. 3. In addition to the KCSWDM, our initial review suggests that FWRC 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; Lb. 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; 1.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; Ld. 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; 1.e. Redevelopment which contains or directly discharges to a floodplain, stream, lake, wetland, or closed depression, groundwater recharge area, or other water quality sensitive area determined by the Public Works Director, based on a written map, policy, water quality monitoring data or plan in existence or implemented by the director prior to submission of a redevelopment application which is determined to trigger application of this subsection, or based on information developed during review of a particular redevelopment application; Lf. 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 19-105175-00-PC Doc ID: 79910 Ms. Savanna Nagorski Page 7 of 14 January 22, 2020 improvement being redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must be fiom a source acceptable to the city. The director may require the applicant to provide an appraisal From 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; 1.h. Redevelopment of property which drains or discharges to a receiving water that has a documented water quality problem, as determined by the Public Works Director based on a map, plan, water quality monitoring data, or a written policy in existence or implemented by the director prior to submission of a redevelopment application determined to trigger application of this subsection, where the director determines that the redevelopment requires additional specific controls to address the documented water quality problem. 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 existing and proposed 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 stormwater permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at 360-407-6048, or www.ec .w , ov/ )gnms w s rm ter construeti n index.hunl. 8. If work is to be done below the ordinary high -water -mark, a Hydraulic Project Approval (HPA) permit may be required. Information regarding this permit can be obtained from the Washington Department of Fish and Wildlife. Right -of -Way Improvements 1. Seethe Traffic Division comments from Senior Traffic Engineer Jason Kennedy for traffic related items. Building (or El) Permit Issues 1. 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 J2,003.00 for the first 12 hours of review, Doc ID: 79910 19-105175-00-PC Ms. Savanna Nagorski Page 8of14 January 22, 2020 and $167.00 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. To assist the applicant's engineer in preparing the plans and TIR, the Federal allay Public TdVorks Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the city's website at http:l/ww%n.cityoffederalway.comlindex.aspx?n.id=171. 3. 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 becomc 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 (TESL) 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 Jason Kennedy, Senior Traffic Engineer, 253-835-2744, jason.kennedyfa7cityoffederalway.corn) Transportation Concurrency Analysis (FWRC 19.90) 1. Based on the submitted materials for 335 square feet of additional commercial building using the Institute of Transportation Engineers (ITE) Trip Generation - 10th Edition, land use code 841 (Automobile Sales - Used), the proposed project is estimated to generate approximately one new weekday PM peak hour trip. Alternatively, the applicant may submit a site -specific trip generation study for the proposed development. 19-105175-00-PC Doc ID: 79910 Ms. Savanna Nagorski Page 9 of 14 January 22, 2020 2. A concurrency permit is required for this development project. The PW Traffic Division will perform a concurrency analysis to determine if -adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development. Please mote 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). 3. The estimated fee for the concurrency permit application is ,$1,721 (1 - 10 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 the land use application. The fee may change based on any changes in the estimated weekday PM peak hour trips as identified in the concurrency application. 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) Commercial— Based on the submitted materials for 335 square feet of additional commercial building added to the existing building, the estimate traffic impact fee is $3,232.07. 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 19.100.070P][a]). 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. Street Frontage Improvements (FWRC 19.135) 1. Based on the available records and the submitted materials, it appears that this proposal may require street frontage improvements. This requirement may be modified by the Public Works Director as outlined in the FWRC. PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com Solid Waste & Recycling Design Considerations ■ Provide 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 feet deep by 20 feet 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. 19-105175-00-PC - Doc ID: 79910 Ms. Savanna Nagorski Page 10 of 14 January 22, 2020 • 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 19.125.040[4] & [51). • 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 Senior Route Manager John Davis at 206-786-4530 (cell). COMMUNITY DEVELOPMENT — BUILDING DIVISION Greg Kirk, 253-835-2631, greg.kirk@cityoffederalway.com 1. Buildii�g 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), 2014 ■ Accessibility Code (ICC/ANSI A117.1), 2009 ■ International Residential Code, 2015 Washington State Amendments WAC 51-51 • Washington State Energy Code, 2015 WAC 51-11 2. Building Criteria. The following applies to the proposed structure: • Occupancy Classification: • Type of Construction: • Fire Protection: • Floor Area: • Number of Stories: 19-105175-00-PC Doc ID: 79910 Ms. Savanna Nagorski Page 11 of 14 January 22, 2020 • Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1 3. Building PermitApplication Process. A completed building permit application and commercial checklist are required. The commercial checklist will be filled out by staff and provided at the time of the land use approval. Copies of application and checklist may be obtained on our web site at www,citeoffede-ralwai,.com. Appointments are required for intake of new commercial building permit submittals. Please contact the Permit Center to schedule an intake appointment at 253-835-2607, or perrnitcenter(a)cityoffederalway.com. Some projects may require a third -party review or inspection. The cost to cover these fees is the responsibility of the applicant. Any third -party fee is in addition to regular permit fees and costs. Please note, land use approval is recommended prior to submitting the building permit application to avoid delay in the project review. If the project has not received land use approval, it may be placed on hold until the land use review is completed. 4. 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 five to seven weeks of submittal date. Re -check of plans will occur in one to three weeks after resubmittal. 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. 5. Other Permits &Inspections. Separate permits maybe 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 Division 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 Division and will be scheduled by the inspector of record for the project. 6. Site -Specific Requimwents. 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. 19-105175-00-PC Doc ID: 79910 Ms. Savanna Nagorski Page 12 of 14 January 22, 2020 LAKEHAVEN WATER AND SEWER DISTRICT Brian Asbury, 253-946-5407, BAsbury@lakebaNen.org Water • Lakehaven issued a Water Certificate of Availability for the proposed project/property on October 24, 2019. The certificate is valid for one-year from the date of issuance. • Fire flow at no less than 20 psi available within the existing water distribution system is a minimum of 2,500 GPM (approximate) for two hours or more. This flow figure represents Lakehaven's adopted minimum level of service goals for non-residential areas regarding performance of the existing water distribution system under high demand conditions. If more precise available, and/or estimated onsite, fire flow figures are required or desired, the applicant can request Lakehaven perform a system hydraulic model analysis. The proposed 2020 cost for a system hydraulic model analysis is ,$240.00. • The site has one existing water service connection (SvcNo 759, %" x 3/4" meter). • If additional plumbing facilities/fixtures are proposed, the existing meter should to be evaluated under UPC and Lakehaven standards to determine if it's adequate for the proposed use. • To satisfy premise isolation requirements, the installation and satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each domestic and/or irrigation service meter is required pursuant to WAC 246-290-490 and 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, 253-946-5427, or CZoep0QLakehaven.or&) for additional information on premise isolation/BPA installation and testing coordination. Sewer ■ Lakehaven issued a Sewer Certificate of Availability for the proposed project/property on October 24, 2019. The certificate is valid for one-year from the date of issuance. ■ The site does not have an existing 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 two percent. In addition to all other sewer service installation standards, installation of a Type 1, 48-inch monitoring manhole is typically required on the private building sewer line, for all new or modified non-residential connections. • Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges, and/or deposits (proposed 2020 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 and adjusted (if necessary) annually, and are subject to change without notice. • Sewer Service Connection Permit: ,$517.20 fee. • Capital Facilities Charge(s)-Sewer: ,$0.00. Actual amount due to be determined by Lakehaven based on applicant's estimated annual domestic/commercial/industrial only water usage rate. Sewer system 19-105175-00-PC Doc ID: 79910 Ms. Savanna Nagorski Page 13 of 14 January 22, 2020 capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 9.60 Equivalent Residential Units (ERU). Please contact Lakehaven for further detail. Service Agreement Charge (if private grinder pump installed): $140.00. County Document Recording Fees (if private grinder pump installed): $110.00 General • All Lakehaven development engineering related application forms, and associated standards information, can be accessed at Lakehaven's web pages {2041Development-Engineerin • All comments herein are valid for one 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 Sean Nichols, 253-946-7242, sean.niehols@southldngfite.org Water Supply Fire Flow The required fire flow for this project is up to 1500 gallons per minute. A Cer6ifrcate of WaterAvailabilitj+, including a 6ydrrmUefrreflow model, shall be requested from the water district and provided at the time of building permit application. Fire Hj'arantr Fire hydrants shall be in service prior to and during the time of construction. Emergency Access Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006: l�ttpJlsouthkingfire arelDacumentCentel:/I-Iome iew 24 Designated and marked fire lanes may be required for emergency access. This may be done during the plans check or prior to building final. Requirements and marking options can be found in FWRC Title 8: hM Ihvtmcodepublishing.coin 1VA(F dera Wav Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. Vehicle Access Gates (If Installed) All vehicle access gates shall comply with the Gate Policy. All gates will be fitted with a Knox brand lock- h=.-//soutlikin�fire.org ocumenKenterlHomelYiew 2 - Doc ID: 79910 19-105175-00-PC Ms. Savanna Nagorski Page 14 of 14 January 22, 2020 CLOSING This letter reflects the information provided at the preapplication meeting and is intended to assist you in preparing plans and materials for a 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). 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 me, the key project contact, Associate Planner Natalie Kamieniecki, at 253-835-2638, or natalie.kamieniecki@cityoffederalway.com. We look forward to working with you. Sincerely, Natalie Iami niecki Associate Planner enc: Lakehaven Water and Sewer District Map c: Ann Dower, Senior Engineering Plans Reviewer Jason Kennedy, Senior Traffic Engineer Joe Azzam, inr 1 'ghtautnsales.com 19-105175-00-PC Doc ID: 79910 CITY OF A%N Federal Way Centered on Opportunity November 20, 2019 ESM Consulting Engineers Savanna Nagorski 33400 81' Avenue S, Suite 205 Federal Way, WA 98003 Savanna.nagorski@esmcivil.com CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com RE: Permit #19-105175-00-PC; ALL RIGHT AUTO EXPANSION ALL RIGHT AUTO SALES, 33333 PACIFIC HWY S, FEDERAL WAY Dear Ms. Nagorski: Jim Ferrell, Mayor The Community Development Department is in receipt of your preapplication conference request. The application has been routed to members of the Development Review Committee (DRQ and a meeting with the project applicant has been scheduled as follows: 10:00 a.m. — Thursday, December 12, 2019 Hylebos Conference Room Federal Way City Hall, 2nd Floor 33325 86 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 natalie.kamieniecki@cityoffederalway.com, or 253-835- 263 8. Sincerely, Natalie Kamieniecki c: joea.alIrighcautosales.coin Doc 1D 79869 19-105175-00-PC All Right Auto CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: November 20, 2019 TO: Cole Elliott, Development Services Manager Greg Kirk, Building Plans Examiner Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue FROM: Natalie Kamieniecki, Associate Planner FOR DRC MTG. ON: December 5, 2019 - Internal Review December 12, 2019 - 10:00 am with applicant FILE NUMBER(s): 19-105175-PC RELATED FILE NOS.: None PROJECT NAME: ALL RIGHT AUTO SALES EXPANSION PROJECT ADDRESS: 33333 PACIFIC HWY S ZONING DISTRICT: BC PROJECT DESCRIPTION: Proposed 324 square foot addition and added parking to existing auto sales lot. LAND USE PERMITS: PROJECT CONTACT: SAVANNA NAGORSKI ESM CONSULTING ENGINEERS MATERIALS SUBMITTED: Master Land Use Application Project Narrative Critical Area Report Vicinity Map Site Plan **If you did not receive a document on the above list and would like a copy please let me know.** -- � R--ciVFr) OCT 282019 CITY OF FEDERAL. WAY COMMUNFr1' DEVELOPMENT October 28, 2019 Mr. Robert "Doc" Hansen, Planner Manager City of Federal Way Department of Community Development 33325 8tn Ave S Federal Way, WA 98003 RE: Request for Pre -Application Conference All Right Auto Sales Expansion Dear Mr. Hansen: 1 I 4? Job No. 2094-001-019 On behalf of Joe Azzam with NYH Properties, ESM Consulting Engineers is submitting this letter and accompanying information as our request for a pre -application conference with the City of Federal Way for the expansion of All Right Auto Sales. The subject property includes 2.4 acres of BC zoned property within the City of Federal Way. The site has direct access from SR 99/Pacific Hwy S containing King County tax parcel 172104-9047 located at 33333 Pacific Hwy S. The following is a general project narrative that outlines the proposal as well as known issues and constraints that are relevant to this project: Zoning and Land Use The subject property is zoned BC - Community Business and is currently undeveloped. Per FWRC 19.220.030, this proposed project is identified as a `retail establishment providing vehicle sales.' Since the site is already developed and the proposal includes an expansion of the current use, this project proposes to keep the existing site development as nonconforming as outlined in FWRC 19.30.090, while not exceeding the building expansion greater than 25% of the existing gross floor area (GFA). The primary structure and parking lot configuration proposed as part of this project will meet all the underlying zoning requirements, which include building setbacks, building height, tree retention, access and design guidelines. 33400 8th Ave S Ste 205 TeL (253) 838 6113 Everett (425) 297 9900 Civil Engineering Land Planning Federal Way. WA 98003 Fax (253) 838 7104 ToLL Free (800) 345 5694 Land Surveying Landscape Architecture www.esmciviL corn 3D Laser Scanning GIs Mr. Robert "Doc" Hans.. October 28, 2019 Page 2 Surrounding uses are as follows: • North: Vacant • South: Office Building East: SR 99 / Commercial • West: Vacant / Commercial / Menth Health Services (Telecare) Existing Site Develo ment The existing site is developed as an auto sales facility with a 1,342 GFA office, 2 carports, 1 storage container and approximately 140 existing parking stalls for office guests and vehicle sales. The site contains approximately 47,600 SF of impervious surface, exclusive of the building footprints. The known nonconforming aspects of the sites are listed below: - Landscape buffers adjacent to neighboring properties and an arterial ROW; - Parking lot drive aisles and dimensions; - Parking lot landscaping; - Building setbacks; - Site lighting. Critical Areas There is a known drainage feature on the west side of the subject property that connects to the City's stormwater infrastructure via culverts and pipes north and south of the site. Earlier this year, this drainage feature was proposed to be tight lined by the City's Public Works department. However, due to the recommendations by the City's consultant, Landau Associates, the drainage feature was classified as a stream and subsequently not approved to be culverted and directly connect to the piped stormwater system. The applicant has consulted with Sewall Wetland Consulting to determine the stream delineation and type. Sewall previously provided an analysis for the Telecare site, classifying the stream as Type Ns. During that site's review process, the City's third -party consultant, Otak, agreed with the stream typing proposed by Sewall. As a part of this preapplication review, a Critical Areas Report prepared by Sewall concerning this subject property is included with this application. His report concludes that the Type Ns stream will require a 35' buffer, per City of Federal Way standards. The stream delineation was field surveyed by ESM and is represented on the included conceptual site plan. No other critical areas are known to be on or near the property. The site's topography gradually slopes west towards the stream from the existing parking lot area. No steep slopes are identified on the subject property. Utilities Water and sanitary sewer services are provided by Lakehaven Water and Sewer District. Water and an on -site sewage system currently serve the existing office building onsite. The applicant is interested in the opportunity to connect to the public sewer system. The applicant has received Water and Sewer Availability Certificates from Lakehaven to review potential connection options. A Lakehaven sewer easement is located onsite that crosses Mr. Robert "Doc" Hans(-.�� October 28, 2019 Page 3 the stream to connect to sewer on the Telecare site. The only other options would require crossing SR 99. Due to the site's topography and the presence of the onsite stream associated with the City's stormwater infrastructure, this project proposes to retain project -associated stormwater for the new expansion area in a private, underground vault that slow -releases into the adjacent stream. It is assumed that the project will not be required to provide flow control for the existing improvement, Water quality standards will be reviewed for the entire site and facilities will be provided as necessary. Site Design The project proposes to maintain the extent of the existing impervious surface area and nonconforming area, with the exception of a small portion near the proposed drive aisle on the south side of the project that will be converted to landscaping. A few parking stalls will be reconfigured to incorporate a parking lot expansion. The stream buffer will be considered during site design, The total expansion will add approximately 25,000 SF impervious surface to include a total of approximately 215 stalls throughout the auto sales property, The parking expansion arrangement will comprise of a series of 90` parking stall rows with a few parallel parking stalls where feasible, In Order to accommodate the additional parking stalls and avoid impacts to the stream, the applicant will request the city grant approval under FWRC 19.125.100. The auto sales use on the subject property necessitates the parking lot configuration be designed differently than typical office or commercial spaces. This includes modified stall quantity, dimensions and parking lot landscaping that is more suitable for a vehicle retail establishment As such, the applicant will request that any landscaping requirements for the parking rows and lot as outlined in FWRC 19.125.070 be supplemented by providing additional landscaping in the open areas near the stream and buffer as opposed to within the parking lot itself. As part of the expansion, the applicant proposes to add 335 SF to the existing office building. This is within the 25% GFA addition allowed under FWRC 19.30,090. This will require relocating a 400 SF carport/container westward of the existing building. In metal structure, primarily to maintain internal climate for the workers. addition, the applicant is interested in updating the existing carports with an enclosed Retaining walls will be implemented adjacent to the stream buffer to accommodate for site grading. Further, the applicant is interested in resurfacing the existing improvements on site to reduce damage and safety concerns with the existing condition. Please confirm if this specific improvement is exempt from City review. Questions The following is a list of questions related to the project that we would like to discuss at the preapplication meeting: Mr. Robert "Doc" Hans.. October 28, 2019 Page 4 7- The applicant is interested in moving the excess dirt from the project on their adjacent property's development to fill this site for development. Are there any limitations to this option? 2• What land use process is required for the proposal if no stream impacts are proposed? 3. What is required to come into conformance with this proposal? 4. As proposed, would this project require SEPA review? Under what conditions would SEPA be required for this project? 5. Is the City receptive to approving modifications as allowed in FWRC 19.125.100? 6• Is the property owner allowed to resurface the existing parking lot impervious areas without additional review? 7• What requirements apply to updating the existing carports with an enclosed metal structure? Does this need to be incorporated into the project proposal for City approval? 8. Will the relocation of the existing 400 SF carport/container need City approval? 9• Will the City adopt a maintenance easement over the stream? 10. How is the tree retention calculation determined with the proposed expansion? FrpApplication Conference Submittal The following items are included in this submittal: Project Narrative (this letter, 8 copies); Master Land Use Application; • Vicinity Map (8 copies); • Conceptual Site Plan Drawing (8 copies); • Certificate of Water and Sewer Availability; • Submittal fee of $571.00. We understand that these materials constitute a complete submittal and ask that the City schedule Pre -Application Conference at your next available date, Please contact me upon your receipt and review of this information to confirm the date and time. Thank you for your attention to this project and we look forward to working with the City. Very truly yours, ESM CONSULTING ENGINEERS, L.L.C. /AVANNAA NAGORSKI, MS Land Use Planner/GIS Analyst Enc: As Noted CC: Joe Azzam, NYH Properties, Inc Wend 11 es m8lengrl es m-jobs 12094100110191docu m entl letter-002.doc BSM Sewall Wetland Consulting, Inc. Po Box8W Phone:253S5}-0515 �J Fall City, WA 98024 October 7, 2019 All Right Auto Sales c/o Joe Azzam 33333Pacific Highway South Federal Way, Washington 98003 RE: Critical Areas Report - Parcels # 172104-9047 & #768190-0030 SWC Job # 19-161 Dear Joe, This report describes our observations of any jurisdictional wetlands, streams and buffers on or within 225' of your property (Parcels # 172104- 9047 & #768190-0030) located off Pacific Highway South, in the City of Federal Way, Washington (the "site"). Vicinity Map of site All Right Auto/#19-161 Sewall Wetland Consulting, Inc. October 7, 2019 Page 2 The site is an irregularly shaped accumulation of two parcels 3.63 acres in size and located within the SE 1/4 Section 17, Township 21 North Range 4 East of the W.M. Above: King County iMap 2017 aerail photograph of the site. METHODOLOGY Ed Sewall of Sewall Wetland Consulting, Inc. inspected the site on August 26 and September 5, 2019. The site was reviewed using methodology described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987), and the Western Mountains, Valleys and Coast region Supplement (Version 2.0) dated June 24, 2010, as required by the US Army Corps of Engineers and the City of Federal Way. Soil colors were identified using the 1990 Edited and Revised Edition of the Munsell Soil Color Charts (Kollmorgen Instruments Corp. 1990). All Right Auto/#19-161 Sewall Wetland Consulting, Inc. October 7, 2019 Page 3 OBSERVATIONS Existing Site Documentation. Prior to visiting the site, a review of several natural resource inventory maps was conducted. Resources reviewed included the National Wetland Inventory Map, the NRCS Soil Survey online mapping and the WADNR Fpars stream mapping website and the WDFW Priority Habitats and Species maps for the site, Telecare Stream Determination - Sewall Wetland Consulting, Inc. 12-7-15. A study of Parcels 7681.90-0010 & 0020 was conducted by our company in 2015. This property abuts the south and west sides of the All Right Auto property. A small stream passes through this site which enters the site from the All Right Auto site. This stream was determined to be a Type Ns stream in that study with a 35' buffer. Soil Survey According to data on file with the on-line NRCS Soil Survey, the site is mapped as somewhat excessively drained Everett-Alderwood gravelly loam. Neither Alderwood or Everett soils are considered "hydric" or wetland soils. National Wetlands Inventory (NWI) According to the NWI map for the site there are no wetlands or streams on the site. Low Ry{ u- {w ARi Rf _ r r All Right Auto/#19-161 Sewall Wetland Consulting, Inc. October 7, 2019 Page 5 WADNR Fpars Stream Mapping The Washington Department of Natural Resources Fpars stream type mapping website there are no streams on or near the site. hoove: WAU1VH Fpars stream mapping WDFW Priority Habitat mapping According to the WDFW Priority Species maps for the site, there are no priority habitats or species on or near the site. Above; WDFvv rnoniy zipeczes and habitat mapping of the site and surrounding the site. area All Right Auto/#19-161 Sewall Wetland Consulting, Inc. October 7, 2019 Page 6 City of Federal Way Critical Areas Mapping According to the Federal Way Critical Areas Map, there are no wetlands or streams on the site. Above: City of Federal Way Critical Areas map of the area of the stte. Field observations Uplands The western side of the site is vegetated with a mix of douglas fir and red alder with a sparse understory due to transient use. There are also significant patches of blackberry in these areas. The eastern and southern end of the site is an open canopy of black cottonwood with nearly a 100% coverage of Himalayan blackberry. All Right Auto/# 19-161 Sewall Wetland Consulting, Inc. October 7, 2019 Page 7 7633-40.0 ,e P y r. r ' 03,3480yrr w + `33427 ` 633505 i 1 'r33507 33504 i f33.5U9 Above: King County iMap lidar depiction of the site. Soil pits excavated throughout the upland portions of the site revealed a silt loam similar in profile to the Alderwood soil series and were dry or moist during our site visit. Wetlands No areas meeting wetland criteria were found on the site. Unnamed Stream All Right Auto/#19-161 Sewall Wetland Consulting, Inc. October 7, 2019 Page 8 As previously discussed, a drainage channel passes through the site which would be considered a natural stream based upon our previous site visit with WDFW. This channel was flagged with blue flagging labeled E 1-E 16 and W 1-W 16. This channel consists of a highly incised channel which emerges out of a 3' concrete culvert at the northeast corner of the site. This channel appears to work primarily as a storm drainage feature and has a highly flashy hydrology based upon large areas of impervious surface which feed the storm drain system north of the site where this water originates. The channel has a cobble bottom and has been dry during our site visits, but heavy flows are evident from the amount of erosion and in cutting of the channel. Portions of the channel have cut into the soil up to 7' deep vertically. Trash and debris from storm flows are evident throughout the channel. This stream appears to be a seasonal non-fishbearing stream and therefore best meets the definition in Federal Way Municipal Code (FWMC) of a Type Ns stream due to seasonal flow. According to FWMC 19.145.270.1, Type Ns streams have a 35' buffer measured from the OHWM. 19.145.270 Stream buffers. H [a zFHRPc (1) No development may take place wRhin a stream or within the fallowing buffer areas except as allowed -rilhin this chapter Buffer widths shall be measured outward on a horizontal plane from the ordinary high water mark or top of bank N the ordinary high water mark cannot be identified: (a) Type F stream —100 feet- (b) Type Np stream — 50 feet (c) Type Ns stream — 35 feet If you have any questions in regards to this report or need additional information, please feel free to contact me at (253) 859-0515 or at esewaU@sewallwc.com . Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetlands Ecologist PWS #212 All Right Auto/#19-161 Sewall Wetland Consulting, Inc. October 7, 2019 Page 9 REFERENCES Cowardin, L., V. Carter, F. Golet, and E. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service, FWS/OBS-79-31, Washington, D. C. Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1. U. S. Army Corps of Engineers Waterways Experiment Station, Vicksburg, Mississippi. Federal Way Municipal Code Chapter 19.145 Muller-Dombois, D. and H. Ellenberg. 1974. Aims and Methods of Vegetation Ecology. John Wiley & Sons, Inc. New York, New York. Munsell Color. 1988. Munsell Soil Color Charts. Kollmorgen Instruments Corp., Baltimore, Maryland. National Technical Committee for Hydric Soils. 1991. Hydric Soils of the United States. USDA Misc. Publ. No. 1491. Reed, P., Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9). 1988. U. S. Fish and Wildlife Service, Inland Freshwater Ecology Section, St. Petersburg, Florida. Reed, P.B. Jr. 1993. 1993 Supplement to the list of plant species that occur in wetlands: Northwest (Region 9). USFWS supplement to Biol. Rpt. 88(26.9) May 1988. USDA NRCS & National Technical Committee for Hydric Soils, September 1995. Field Indicators of Hydric Soils in the United States - Version 2.1 All Right Auto/#19-161 Sewall Wetland Consulting, Inc. October 7, 2019 Page 12 Above: 3' culvert where the stream emerges from the storm drain system onto the site. Sm CD h7U Ll �N C. 1 %4.1 HE S KY, µI JOE AZZAM, ALL RIGHT AUTO SALES ALL RIGHT AUTO EXPANSION FEAW1 L17Y EXH67 nirrc MOMV APO ts.uu ar,aw WC [•...,ra;:•.:e[•.a.•„a..a....•.,�.ri....,.prer.ro Ca..` -...a..•.. .,.....r�,r. i�.r Earn Uq.yE<hT.nl.:ow.. [n,,....,.ro HiW :�.r.: ��+F .».inin :rMi.,a Y,•�o�7n ....�.,. m,•rn�dv,,.e.....,wru..,,t...::,;.,vuF,ryan M�Mr•v.ry,..bavf�»]i::t[ryi�F ii41� W*Tt rr 1 KrtiF 6711i'` LrjAR e » ruM1 Z"p KIF.L11] N NY :aUm' N4A311141$i;i U5 Su,ey Fe-1 er.owu Md,nq„w.ux u.,e a,aw�ig y,L;'U [.v A•In 1;iY eanmig,mmi..e L�%40�6� CITY OF Federal Way _ [=CEi1 E6AASTER LAND USE APPLICATION DEPARTMENT OF CommuNITy DEVELOPMENT 33325 8"' Avenue South OCT 2 $ 2Q19 Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 CI -I Y OF FEDERAL WAY www.citvoffederalway.com COMMUNITY DEVELOPMENT APPLICATION NO(S) / 9 I O 5 l ` P e— Date /0 —a —/ / _ Project Name All Right Auto Sales Expansion Property Address/Location 33333 Pacific Hwy South Parcel Number(s) 172104-9047 Project Description Expand existing auto sales with additional parking and +/335 SF GFA of existing building riun i 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 Development Agreement SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information BC - Community Business Zoning Designation BC Comprehensive Plan Designation $139,000 Value of Existing Improvements TBD Value of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type Applicant Name: Joe Azzam, All Right Auto Sales Address: 33333 Pacific Hwy S City/State: Federal Way, WA Zip: 98003 Phone: 206-403-6463 Fax: Email: Joe@allrightautosales.com Signature: Agent (if different than Applicant) Name: Savanna Nagorski, ESM Consulting Engineers, LLC Address: 33400 8th Ave S, Suite 205 City/State: Federal Way, WA Zip: 98003 Phone: 253-838-6113 Fax: 253-838-7104 Email: savanna'! nagorski@esmcivil.com Signature: Owner Name: Joe Azzam, NYH Properties, LLC Address: 33333 Pacific Hwy S City/State: Federal Way, WA Zip: 98003 Phone: 206-403-6463 Fax: Email: Joe@allrightautosales.com Signature: Bulletin #003 — February 14, 2019 Page 1 of 1 k:\HandoutsWaster Land Use Application RECEIVED Lakehaven OCT 2 8 2919 WATER & SEWER DISTRICT ClTy 0rF FEDE WAY COMMUN 1),VELOPMENZ Lakehaven Water & Sewer District - Development Engineering Section 31623 - 1st Ave S * PO Box 4249 * Federal Way, WA 98063-4249 Email: DE@Lakehaven.org * Telephone: 253-945-1581 or 253-945-1580 This certificate is intended to provide the applicant, land use agencies &/or public health departments with information necessary to evaluate development proposals. Lakehaven Water & Sewer District, at its sole discretion, reserves the right to delay, or deny, water service based upon capacity &/or supply limitations in Lakehaven's or Other Purveyor's system facilities. Proposed Land Use: ❑ Building Permit-SFR () ❑ Building Permit-MFR () ® Building Permit -Other ❑ Subdivision () ❑ Short Subdivision () ❑ Binding Site Plan ❑ Boundary Line Adjustment ❑ Other (specify/describe) Tax Parcel Number(s): 1721049047 Site Address: 33333 Pacific Hwy S LWSD GIs Grid: 1-10 Ex. Bldg. Area to Remain: 1.342 sf New Bldg. Area Proposed: 335 sf r�ew add rLsna1 WATER SYSTEM INFORMATION 1. ® Water service can be provided by service connection to an existing 12" diameter water main that is approximately 30+ - feet from the site. 2. ❑ Water service for the site will require an improvement to LWSD's water distribution system of: ❑ a, feet of " diameter water main to reach the site; and/or ❑ b. The construction of a water distribution system on the site; and/or ❑ c. A major portion of LWSD's comprehensive water system plan would need to be implemented and/or constructed; and/or ❑ d. Other (describe): 3. ® a. The existing water system is in conformance with LWSD's Comprehensive Water System Plan. ❑ b. The existing water system Is not in conformance with LWSD's Comprehensive Water System Plan and an Amendment to this Plan will be required. This may cause a delay In issuance of land use approvals or permits. 4. ® a. The subject property is wlthin the corporate limits of Lakehaven Water & Sewer District, or has been granted Boundary Review Board approval for extension of water service outside of LWSD's water service area. ❑ b. Annexation or Boundary Review Board approval will be necessary to provide service. S. Water service Is subject to: ® a. Payment of connection charges (to be determined by LWSD, for any new/modified service connection); ❑ b. Proof or reservation of easement(s) as required by LWSD; ® c. Other: LWSD Water Service Con ction ]i tion reguire. for an mo ified service oonn%tion. Comments/special conditions: The nearest fire hydrant Is approximately 5+ - feet from the Pr a (as marked on map on the back of this page). Fire Flow at no less than 20 psi available within the water distribution system is a minimum 2,500 GPM for two (2) hours or more. This flow figure depicts the theoretical performance of the water distribution system under high demand conditions. Fire flow rates greater than this may be accommodated through water distribution system improvements, contact LWSD for additional Information. 538 Pressure Zone Est. Meter Elevations)-GIS: 365+/- Est. Pressure Range at Meter(s) (psi): 66-74 I hereby certify that the above water system information is true. This certification shall be valid for one (1) year from the date of signature. Name: BRIAN ASBURY Title: DEVELOPMENT ENGINEERING S_111'r-13 ISflR 6 Signature: Date: 1721049047 wtr.docx (Form Update 4/2/19) Page 1 of 2 1721049047 wtr.docx (Form Update 4/2/19) Page 2 of 2 Lakehaven WATER & SEWER DISTRICT EWER CERTIFICATE OF A►IAILABILI Lakehaven Water & Sewer District — Development Engineering Section 31623 — 1st Ave S * PO Box 4249 * Federal Way, WA 98063-4249 Telephone: 253-945-1581 or 253-945-1580 * Email: DE@Lakehaven.org This certificate is intended to provide the applicant, land use agencies &/or public health departments with information necessary to evaluate development proposals. Lakehaven Water & Sewer District, at its sole discretion, reserves the right to delay, or deny, sewer service based upon capacity &/or supply limitations in Lakehaven's or Other Purveyor's system facilities. Proposed Land Use: ❑ Building Permit-SFR 0 ❑ Building Permit-MFR Q ® Building Permit -Other ❑ Subdivision Q ❑ Short Subdivision 0 ❑ Binding Site Plan ❑ Boundary Line Adjustment ❑ Other (specify/describe) Tax Parcel Number(s): 1721049047 Site Address: 33333 Pacific Hwv S LWSD GIs Grid: 3-10 Ex. Bldg. Area to Remain: 1,342 sf New Bldg. Area Proposed: _3U sf new a l to I SEWIER AYSTIEM INE9111-MMON I. ® Sewer service can be provided by service connection to an existing 8" diameter sewer main that is approximately 25+ - feet from the site and the sewer system has the rapacity to serve the proposed land use. 2. ❑ Sewer service for the site will require an improvement to LWSD's sanitary sewer system of: ❑ a. feet of " diameter sewer main or trunk to reach the site; and/or ❑ b, The construction of a sanitary sewer collection system on the site; and/or El c. A major portion of LWSD's comprehensive wastewater system plan would need to be implemented and/or constructed; and/or ❑ d. Other (describe): 3. ® a. The existing sewer system is in conformance with LWSD's Comprehensive Wastewater System Plan. ❑ b. The existing sewer system Is not in conformance with LWSD's Comprehensive Wastewater System Plan and an Amendment to this Plan will be required. This may cause a delay In issuance of land Use approvals or permits. 4. ® a. The proposed site land use is within the corporate limits of Lakehaven Water & Sewer District, or has been granted Boundary Review Board approval for extension of sewer service outside of LWSD's sewer service area. ❑ b. Annexation or Boundary Review Board approval will be necessary to provide service. S. Sewer service is subject to: ® a. Payment of connection charges (to be determined by LWSD); ❑ b. Proof or reservation of easement(s) as required by LWSD; ® c. Other: LWSD Sewer 5e ice Co net ion Per i red. Comments/special conditions: l he nrvoertv dues not hake an existing sewer se is ❑nnectio R. I hereby certify that the above sewer system information is true. This certification shall be valid for one (1) year from the date of signature. Name: BRIAN ASBURY Title: DUE ISOR Date: %O Signature: 1721049047 swr.docx (Form Update 4/2/19) Page 1 of 2 1721049047 swr.docx (Form Update 4/2/19) Page 2 of 2 All Rid __)t Auto Sales - Vicin� Map ---, -1. .1 - Q, II 5 �2'Ew, i5t. Celebration Park 768190-0030 r.krion 4Y;�y 'Illynt (blonial Blvd i J�Rvi. L 612 r .l m s I!dw The nfomlanotl nc hided an the map has been compiled by King Couny. staff fmn, a vanewr of sources and Is arbJecl to change W tharl nollne King County makes ro Yeprpsentations orw rranlie5, c yro=a ou rces a , as to axurecy, oompbl9nos5, limelne�, ornghis to 1h0 use 6T sudi iryormahvn. 7hls doCunanl is nv! kn[mdad hr use as asuraoy prvdrel 'i, County Shal not be la We far arty general sperial indreel, nBidentar, ¢r mnsequcntial damages induding, bul aol kmiad Jo, roe! revenues or lost prvfas Irsultng Irpmlho use or misuse d ine informal on coal an ad on Iha m'p, Any sob of [his map yr nforrnalon tln Ihis mapfr m1 hbi le¢ of mis be %"lien perrdasarl d King Courly Date:10/9/2019 Notes: ih a rtty OCI 28 2019 N La CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT King County r h IF I ` q0° 3 TALLS X rA Ll.S x 2 �- - - i I qo° S TgLLS X kx IS raN I to ' -7o° STAU..s x 22 I.S T1tit-1 1�X15 T 5TA115 ��.. .5o EXIS wt7 s r4u:s <— tl- 26 tx.isnmo ST/1U,S -� 7681900030 row 35 �, I� P � � S 14>r►i ti3ti2 sF t(- ft3 tx I S IVL'1 srALl.S J PAGfFIG HWY 5 Legend Stream OHWM { 35' Stream Buffer Easements 10' Width - Wall Area Utilities (D Water Point Fire Hydrant ® Sewer Manhole O Storm Structure — Water Main = Sewer Main = Stormwater Pipe Sto c cz, J 0cc")(D Z W (Lpd 4)W= �� 0 ( as U��1CqO -t-73.C7 oQ Zai NZ a)a Y U- 4 ZW��N uEi WWE -i w °Ojg U) 6i0. c (pd 2.0. 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