19-102621 (2)CITY OF
Federal Way
Centered on Opportunity
July 29, 2014)
The Pape Group
Mr. Quinn Closson
355 Goodpasture Island Road, #300
Eugene OR, 97401-2119
cosson b. a ".com
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www, cityoffederalway. com
Jim Ferrell, Mayor
Re: File #19-102621-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Kitts Corner — Kenworth Truck Dealership & Proposed Amendments to Federal Way
Village Master Plan, 339XX Pacific Highway South, Federal Way
Dear Mr. Closson:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held June 27, 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 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
information handouts are enclosed with this letter. Please be advised, this letter does not represent all
applicable codes. In preparing your formal application, please refer to the complete FWRC and other
relevant codes for all additional requirements that may apply to your project.
The key contact for your project is Senior Planner, Jim Harris. You can contact him by phone at 253-835-
2652 or by email at iim liarris a cityoflederalway.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 is to construct an approximately 45,000 square foot new building for Kenworth Truck sales and
service. The proposal also includes developing an approximately seven acre lot for outdoor sales and
storage of trucks. The development is proposed at the eastern portion of the Kitts Corner "Federal Way
Village" Master Plan site at the SW corner of the intersection of Pacific Highway South and South 336"'
Street, on King County tax parcels 202104-9001, 202104-9004, 202104-9069 and 202104-9072.
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.
Planning Division
1. The proposed land use and development plan as currently presented does not appear to meet the
intent of the existing approved Master Site Plan for the property or the conditions of the rezone
approval in Federal Way City Council Ordinance 05-490. Revision to the Master Plan and
modifications to the rezone ordinance are required in order for this proposed use to be allowed on
the property. Modification of the rezone ordinance requires City Council approval.
2. There are two known small wetlands (No. 3 and 4) on the eastern portion of the property. The
preapplication site plan does not account for these wetlands or their buffers. In order to displace
and fill these wetlands, a Process IV Hearing Examiner approval is required subject to the Process
IV procedural requirements in FWRC 19.70 and substantive provisions of FWRC 19.145.
3. Due to the proposed generalized nature of the site plan layout, City staff is not providing
substantive comments on the site plan layout and design.
• Public Works Development Services Division
Due to a concomitant agreement with Campus Gateway Associates, recording #9704211043,
portions of the property are allowed to drain undetained into the Kitt's Corner Regional Detention
Facility. Parcels 202104-9069, -9080, -9086, -9090, and a portion of the southeast corner of -9072
are not a part of the agreement and detention must be provided.
Water quality treatment and Flow Control Best Management Practices (BMP) are not part of the
agreement and are required for the entire development.
Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) — A Transportation Concurrency
permit with an estimated application fee of $4,938 is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required and will be assessed at
building permit issuance.
3. Transportation Impact Analysis (TIA) — A TIA prepared by a licensed engineer in Washington
is required to assess other significant project impacts and determine traffic and safety mitigation
measures not identified in the Concurrency analysis. The TIA shall also include trip generation to
determine the number of trips generated by the development.
4. Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on S 3361" St and SR 99. Internal roads
shall be constructed as specified in the agreement.
5. Access Management (FWRC 19.135.260) — The development shall meet access management
standards.
6. Block Perimeter (FWRC 18.55.010 & FWRC 19.135.251) — The development shall meet block
perimeter requirements of 1,320 feet for non -motorized access and 2,640 feet for streets.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
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COMMUNITY DEVELOPMENT —PLANNING DIVISION
Jim Harris, 253-835-2652, Tint.iiarris(@citvoffetlers►hvay.com
Zoning Designation, Conditional Rezone of Site, and Master Plan — The subject property is
within the Community Business (BC) zone and is subject to rezone conditions which were adopted
and imposed by the City Council by Ordinance 05-490, as subsequently amended by Ordinances 07-
558, 08-581, 09-614 and City Council Resolution 13-641. The subject property has an approved
Master Plan which includes a site plan and accompanying Master Development Plan named:
"Village at Federal Way."
2. Zoning Regulation Overview and Summary
A. Rezone Conditions — The subject property received City Council conditional approval of a
rezone to BC (with conditions) in 2005. There are several conditions of approval of the rezone
that apply to any development of the property. The proposed Kenworth sales and service and
seven acres of outdoor use area do not meet several of the conditions of the rezone approval.
Therefore, as proposed, the proposed Kenworth facility cannot be approved under the existing
zoning conditions.
ESM, on behalf of Kitts Corner LLC, has submitted and docketed a request with the City to
remove the conditions of the 2005 rezone approval. This application to amend/remove the
conditions of the rezone approval is being reviewed and processed by City staff. The outcome
of that process will ultimately be determined by the City Council.
This application to amend/remove the conditions of the rezone approval will be moving
forward to the City Council for review later in 2019. A Comprehensive Plan amendment is also
required to amend these conditions of rezone approval. The Comprehensive Plan amendment
cannot occur until 2020 as the Washington state regulations only allow one Comprehensive
Plan amendment per year. Any changes to the rezone conditions would most likely occur
simultaneously with the Comprehensive Plan amendment process.
Changes to the conditions of the rezone and subsequent ordinance amendments are subject to a
Process V Quasi-Judiciai Rezone application and review under FWRC Chapter 19.75. Process
V applications require Hearing Examiner public hearing and recommendation to the City
Council for final review and decision.
B. Approved Master Plan — A Master Plan for this property was required as a condition of the
year 2005 City Council rezone approval. A master site plan and development plan "Village at
Federal Way" was approved by the City on January 25, 2008. In summary, the Kenworth site
plan and uses as proposed in the preapplication submittal do not comply with the adopted
Master Plan.
The Master Plan for the site was approved by the City on January 25, 2008, via file number 07-
102851-00-UP. Extensions to the duration of the master plan approval were granted by the City
on February 24, 2009 (09-100599-AD); February 2, 2010 (09-104582-AD); February 1, 2012
(11-104758-AD); April 15, 2014 (13-105307-AD); April 14, 2016 (16-101824-AD); and April
10, 2018 (18-101282-AD). The Master Plan approval expires on April 10, 2020.
The existing approved Master Plan for this easterly portion of the Kitts Corner site is approved
to include 14 buildings, containing 55 multi -family housing units, and approximately 326,450
square feet of commercial space. The preapplication proposal recently submitted includes an
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approximately 45,000 square foot Kenworth Truck sales and service building, large outdoor
area approximately seven acres in size for trucks affiliated with the Kenworth facility. The
preapplication site plan does not meet the "Village at Federal Way" approved Master Plan.
The original 2005 conditional rezone ordinance and subsequent amendments included rezoning
and development of the westerly property of the Kitts Corner site. The westerly portion of the
site was a part of the original "Village" concept, and includes approximately 216 existing
residential dwelling units.
An applicant could build out the existing Master Plan, as currently approved. Alternatively, the
approved Master Plan could be withdrawn and a new Master Plan could be submitted and
reviewed by the City. If a new Master Plan is submitted, it would be required to comply with
applicable standards of the BC zone. In addition, any new or revised Master Plan must meet the
conditions of the rezone in Ordinance 05-490, as amended.
A new Master Plan meeting all applicable regulations and meeting the rezone conditions could
potentially be submitted and reviewed under Process III site plan review combined with an
application for land use Process III site plan review.
The Master Plan applies to all of the geographic area contained in the conditional rezone
ordinance, including the properties adjacent to Pacific Highway South which are surrounded on
three sides by the preapplication proposal. Specifically, King County Parcels 202104-9080,
202104-9086, and 202104-9090 need to be included in any revised or new master site plan.
C. Retail vehicle sales, service, repair zone use chart FWRC 19.220.030. The proposed truck
sales, service and repair development is required to meet the development standards on zone
use chart FWRC 19.220.030 in addition to meeting all other applicable sections of the FWRC
and any future conditions of City Council rezone review. In summary, several significant
elements of the preapplication proposal do not meet the zone use chart and zoning code
standards as identified below. Please note that due to the proposal not meeting several
significant key zoning conditions and master plan requirements, City staff is not providing a
thorough evaluation and technical comment of the proposal for compliance with the zone use
chart standards and zoning code requirements.
i. Due to the proposed use and site plan layout not meeting the adopted approved Master
Plan for the site and not meeting the conditions of the rezone under ordinance 05-490,
City staff is not providing substantive comments on the site plan layout and design. In
addition, due to the very generalized nature of the conceptual site plan, City staff cannot
provide substantive technical comments on the site plan.
ii. Revisions to any future site plan and development proposal are required to meet the
applicable zone use chart requirements, including but not limited to, zoning development
standards, parking requirements, outdoor storage and use area, critical area protection,
community design guideline compliance, and several other FWRC components.
D. Critical Area Intrusions — There are two known small wetlands (No. 3 and 4) on the eastern
portion of the property. The preapplication site plan does not account for these wetlands or their
buffers. In order to displace and fill these wetlands, a Process IV Hearing Examiner approval is
required subject to the Process IV procedural requirements in FWRC 19.70, and substantive
provisions of FWRC 19.145. Based in part on prior written agreement, City staff would
recommend approval of filling these wetlands in this very unique circumstance, as identified in
the staff report and Hearing Examiner decision for file 07-102851-00-UP. Filling these
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wetlands will require Process IV Hearing Examiner approval even though such action was
previously approved in 2008 by the Hearing Examiner under the above -referenced file. The
2008 approval has since expired.
The FWRC-required mitigation of impacts resulting from filling wetlands No. 3 and 4 has
already been completed as identified in file, 07-102851-00-UP. However, the applicant is
responsible for identifying and fulfilling any state and federal requirements and regulations for
wetland impacts, with any new application, or revision to the Master Plan or rezone conditions.
As specified in FWRC Chapter 19.145 Article IV, either Process III or IV review meeting
current critical area code requirements is required for any impacts to wetlands I and 2 or their
buffers along the westerly side of the site. Wetland buffer intrusions and/or averaging of this
wetland buffer may be necessary to accommodate alignment and construction of 13'h Avenue
SW. City staff is unable to determine the applicable review process based on the generalized
nature of the preapplication materials. Avoidance and minimization of all wetland and wetland
buffer impacts is emphasized by FWRC. 19.145.
Wetland studies and evaluation prepared by a qualified consultant is required for any wetland
and/or wetland buffer intrusion. City review of any wetland study is conducted by a third party
consultant working for the City. The project applicant is responsible for all review costs of all
third parry reviews conducted on behalf of the City.
The remaining comments are general comments applicable to a truck sales and service facility land
use proposal in the BC zoning district.
3. State Environmental Policy Act (SEPA) — The project is subject to environmental review under
SEPA for the proposed actions. The environmental review is typically a component of the Process
III, IV, or V land use application and a complete environmental checklist with notice materials will
be required. An environmental threshold determination made by the Director of Community
Development must be issued prior to land use or building permit approval.
4. Public Notification — Process III, IV, and V applications and SEPA determinations require a public
notice and public comment periods. Within 14 days of issuing the Letter of Complete Application, a
Notice of Application will be published in the Federal Way Mirror, mailed to persons within 300
feet of the subject property, posted on the subject property, and placed at the City's three designated
notice boards.
If the proposal is refined, we can determine the appropriate number of sets of mailing envelopes
required by the FWRC.
5. Land Use Review Timeframes - The City makes every effort to issue land use decisions within 120
days of a complete application. However, the review timeframe is suspended at any time that
additional information is requested by the City. The applicant must submit requested information
within a 180-day timeframe, unless an extension is granted pursuant to FWRC 19.15.050(2).
Application Fees —Please contact the Permit Center at PermitCetzter ccii offoderalwa .com for
updated fee schedules for land use applications, SEPA checklist, concurrency, engineering review,
school and transportation impact fees, and building permits.
7. Key Development Regulations — All site improvements must comply with the applicable FWRC
development regulations. The following general regulations will apply to the proposal.
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(a) Required Yard and Lot Coverage — Required yards must meet applicable standards on the
appropriate use zone chart. The buildable area will be determined by other requirements for
landscaping, required yards, etc.
(b) Maximum Building Height — The height permitted is 35 feet with a potential increase to 55 feet
per the zone use chart standards.
(c) Parking— Parking requirements are one space per 300 square feet of gross floor area as
identified in FWRC 19.220.030 use zone chart.
8. Clearing, Grading, and Tree and Vegetation Retention — The land use application must include a
clearing and grading plan consistent with FWRC 19.120.040(1). Preliminary clearing and grading
plans are reviewed in conjunction with land development permits associated with the proposed
development. Approval and Notice to Proceed shall be required prior to commencing clearing and
grading activities on the site. Reference FWRC 19.120.060(2).
A tree and vegetation retention plan as required under FWRC 19.120.140(2) must also be submitted
with the 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 a minimum tree unit density. The minimum tree density in the BC zone is 20 tree units per
acre. The formal landscape plan must detail information about tree unit credits and replacement.
A separate Class IV Forest Practice application is required if more than 5,000 board feet of timber is
to be harvested from the site.
9. Landscaping — The land use application must include a preliminary landscape plan, prepared by a
licensed landscape architect, in accordance with the landscape requirements contained in FWRC
Chapter 19.125 Outdoors, Yards, and Landscaping. Following are the key landscape requirements
for the project.
(a) Perimeter Landscape Buffers —Type III perimeter landscape buffers a minimum of five feet in
width are required along all property lines. Type III landscaping consists of a mixture -of
evergreen and deciduous trees, large shrubs a minimum of 24 inches in height at the time of
planting, and groundcover; spaced to provide a visual buffer creating a partial visual separation.
(b) Interior Parking Lot Landscaping— Twenty-two square feet of interior lot landscaping per
parking stall must be incorporated into any surface parking areas.
(c) Rockeries, Retaining Walls, and Fencing— Rockeries, retaining walls, and any proposed
fencing must be shown on site and landscape plans, as well as on civil engineering plans. Per
FWRC 19,120.120, the height of rockeries and retaining walls associated with commercial
development is limited to six feet. Retaining walls and rockeries shall be set back a minimum
of three feet from adjacent public rights -of -way, and where retaining walls are terraced; there
shall be a minimum five feet distance between terraces to accommodate landscaping and its
maintenance. Walls that are visible from the public right-of-way or adjacent property shall be
composed of brick, rock, or other textured/patterned styles as approved by the planning and
public works directors.
10. 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 land use
review and decision. The principal applicable guidelines for the project are noted below. However,
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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.
(a) FWRC 19.115.010(2) Crime Prevention through Environmental Design (CPTED) — Implement
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. Special consideration to incorporate principles to all
pedestrian routes of travel, courtyard or plaza areas, and the parking garage is strongly
encouraged. A completed CPTED checklist must be submitted with your application.
i. NaturaI Surveillance — Promote visibility of public spaces and areas.
ii. Access Control — Identify techniques that deter unauthorized access and/or inappropriate
access.
iii. Ownership — Reduce perception of areas as ownerless.
(b) FWRC 19.115.050 Site Design — Refer to all sections of this chapter for site design standards.
In addition to ensuring that pedestrian accessible routes of travel are provided to the right-of-
way from each building, other key sections are:
i. (1) General Criteria (b), (c), (e), (f), and (g)
ii. (4) Pedestrian Circulation and Public Spaces (a), (b), (c), and (e)
iii. (7)(a) Lighting
(c) FWRC 19.115.060 Building Design — Key design requirements of this section apply to the project
as follows. Note that the requirements of this section apply to all sides of the buildings.
i. (1)(a) As the site is sloped, this section could be applied to building design.
ii. (2) All building facades are both longer than 60 feet and are visible from a right-of-way,
and therefore, must incorporate a minimum of two out of four design options intended to
break up the mass of large buildings. These design options include fagade modulation,
landscaping, canopy or arcade, or associated pedestrian plazas.
iii. (3) Building facades shall also include methods of articulation and accessory elements,
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 19.115.090(1) District Guidelines for BC— Key design requirements of this section
apply to the project (FWRC 19.115.090(l)(a)-(r)). (Following is a more specific discussion of
each guideline.)
i. FWRC 19.115.090(1)(b)&(c) Entrance Fagades — Entrance facades shall front on, face,
or be clearly recognizable from the ri ght-of -way; and shall incorporate windows and
other methods of articulation. Building entrances must also be architecturally emphasized
and shall incorporate transparent glass.
H . Garbage and Recycling Receptacles — FWRC 19.125.150 requires that storage areas for garbage
and recycling receptacles be required for each project. The formal application must note the specific
size and location of each facility. Locations for the recycling and garbage facilities must be depicted
on the formal site plan. Include the square footage of each facility provided, depict routes of travel
for staff and service providers, including vertical clearance and turning radius of each.
12. Boundary Line Adjustment (BLA) —A boundary line adjustment maybe required to consolidate
or revise property boundaries. A BLA must meet all applicable City requirements. A BLA handout
is attached.
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PUBLIC WORKS —DEVELOPMENT SERVICES DIVISION
Ann Dower, 253-835-2732, a n n.dower(a).cityoifeclerxlway.coni
Land Use Issues — Stormwater
13. Surface water runoff control and water quality treatment will be required per the regulations in place
at the time of development, currently 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 V = 100',
five-foot contour planimetric maps in GIS format that may be used for basin analysis.
14. 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.
15. Due to a concomitant agreement with Campus Gateway Associates, recording #9704211043,
portions of the property are allowed to drain undetained to the Kitt's Corner Regional Detention
Facility. Parcels 202104-9069, -9080, -9086, -9090, and a portion of the southeast corner of -9072
are not a part of the agreement and detention must be provided. Water quality treatment and Flow
Control BMP's are not provided in the regional facility and are required for the entire development.
16. The project's outfall cannot cause any breach or damage to the banks of the Regional Storage
Facility (RSF), nor can it raise the water surface elevation of the RSF constructed wetland by one
tenth (1/10) of one (1) foot or more. Water quality treatment and BMP's are not covered by the
agreement and must be provided on -site.
17. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
18. Detention and water quality treatment facilities are required to be above ground (i.e. an open pond).
Underground facilities are allowed only with approval from the City of Federal Way Stormwater
Management Division.
19. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
20. 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
littp://www.ecy.wa.ggv/l)roglmns/wg/Stormwater/construction/index.litmi or by calling 360-407-
6048.
21. If work is to be done below the ordinary high watermark, a Hydraulic Project Approval (HPA)
permit may be required. Information regarding this permit can be obtained from the Washington
Department of Fish and Wildlife.
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Right -of -Way Improvements
22. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for
traffic related items.
23. Dedication of additional right-of-way is required and shall be conveyed to the City through a
statutory warranty deed. The dedicated area must have clear title prior to recording.
24. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
Building (or EN) Permit Issues
25. Engineered plans are required for clearing, grading, road construction, and utility work. flans must be
reviewed and approved by the City. 2019 engineering review fees are $3,004.00 for the first 12 hours
of review, 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.
26. In addition to engineering approval, projects that will be filling or grading in the area of the future
building pads are required to obtain a separate grading permit from the Building Division of the
Community Development Department.
27. 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
llttp://www.cityot'fcdei,al%vay.coiii/index.aspx'?iiid=171 to assist the applicant's engineer in preparing
the plans and TIR.
28. 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.
29. 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 -yeas 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 remain the responsibility of the individual property owners.
30. 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.
31. Drawings submitted for plan review shall be printed on 24" x 36" paper. Site plans shall be drawn at
a scale of 1" = 20' minimum. Architectural scales are not permitted on engineering plans.
32. Provide cut and fill quantities on the clearing and grading plan.
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33. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2016
KCSWDM, must be shown on the engineering plans.
34. 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, sorarlv.long(a citvoffederalway.com�
Transportation Concurrency Analysis (FWRC 19.90)
35. Staff is unable to determine trip generation for the proposed development using the Institute of
Transportation Engineers (ITE) 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.
36. A concurrency permit is required for this development project. The Public Works 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).
37. The estimated fee for the concurrency permit application is $4,938 for development generating 11
to 50 PM trips. This fee is an estimate and based on the materials submitted for the pre -application
meeting. The concurrency application fee must be paid in full at the time the concurrency permit
application is submitted with land use application. The fee may change based on the new weekday
PM peak hour trips as identified in the trip generation. The applicant has the option of having an
independent traffic engineer prepare the concurrency analysis consistent with City procedures;
however, the fee remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
38. The total amount of the impact fees will be assessed and collected from the applicant when the
building permit is issued, using the fee schedule then in effect.
Transportation Impact Analysis (TIA) (FWRC 19.135)
39. A Traffic Impact Analysis (TIA) prepared by engineer licensed in the state of Washington is
required for this development project. The engineer should contact the Public Works Traffic
Division for a scoping sheet in the initial stages of the traffic study. The TIA should include but not
limited to the following analysis:
(a) A specialized land use trip generation study for the proposal,
(b) Analysis of intersections impacted by 100 trips in the weekday morning and Saturday peak
hours,-
(c) Queuing analysis of access points for morning, evening, and Saturday peak hours, if
applicable.
Street Frontage Improvements (FWRC 19.135)
40. The applicant/owner would be expected to construct street improvements consistent with the
planned roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way
Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table III-10
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(FWRC 19.135.040). Based on the materials submitted, staff conducted a limited analysis to
determine the required street improvements. The applicant would be expected to construct
improvements on the following streets to the City's planned roadway cross -sections:
S 336111 Street is planned as a Type "G" street, consisting of a 66' street with curb and gutter,
six foot planter with street trees, eight foot sidewalks, and street lights in a 100-foot right-of-
way (ROW). Assuming a symmetrical cross section, the applicant would be required to widen
the road to provide at least additional 16' of pavement from the existing curb, six foot planter
with street trees, eight foot sidewalk and streetlight. To accommodate the improvements, an
additional 17' ROW dedication is required as measured from street centerline. The signal
may need to be modified to accommodate the pavement widening.
■ SR 99 is a Principal Arterial planned as a Type "A" street, consisting of a 90' street with curb
and gutter, six foot planter strips with street trees, eight foot sidewalks, and street lights in a
124' ROW. Assuming a symmetrical cross section, half street improvements are required as
measured from the street centerline. However, since the frontage on SR 99 was constructed as
part of the SR 99 corridor project staff does not anticipate additional improvement.
■ 13"' Place South from South 336"' Street to SR 99 shall be constructed to a Type "R" street,
consisted of consisting of 40' street with curb and gutter, four foot planter strips with street
trees, six foot sidewalks, and street lights in a 66' ROW. Please refer to the agreement for
specific road improvements.
■ The existing interim private berm Road C connecting the multi -family private road to 13`h
Place S shall become public road, per Condition 7 of the agreement.
■ interim private Road F from 13"' Place S to SR 99 may remain private; however, it must be
constructed to public street standards.
41. 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 a ROW modification
requests are available through the Public Works Development Services Division. These
modification requests have a nominal review fee currently at $334.
42. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes, taper rate shall be WS^2/60 or as directed by the Public Works Director.
43. The existing signal at 13"' Place S/ S 336`h Street and SR 99/S 340th Street would need to be
modified.
44. Traffic calming devices such as speed humps, traffic circles, chicanes, etc. should be incorporated
in the internal street design to control speed and any potential cut -through traffic.
45. Access management standards are based on roadway safety and capacity requirements. FWRC
19.135.280 provides access standards for streets based on planned roadway cross -sections. Please
note that access classifications are per Drawing 3-1A in the Public Works Development Standards.
46. Washington Administrative Code (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).
19-102621-00-PC Keuworth Truck Sales Page 1 I of 17 Doc IC 79257
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robe()ciitvofi'ederalway.com
Solid Waste & Recycling Design Considerations
47. Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil,
yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space
allocation is established by FWRC 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions
measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -
open gate that spans the front width of the enclosure. When gate doors are opened, no structure
or hardware should remain above grade across the enclosure opening. Gate pins/holes are
preferred for holding gates in closed and open positions to ease service access and maximize
the life of gate hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user
access and/or additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/containers, and to exterior
containers screened by enclosure(s).
• Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line
with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize
potential `blind spots' during ingress and egress.
• Consider landscaping, setbacks and screening requirements [based on FWRC 19.125.040 (4) &
(5)].
• Note that larger -scale commercial or multi -unit housing developments may see long-term
savings from the use of on -site waste compaction equipment. Planning for this equipment may
require larger enclosure dimensions, defined overhead clearances, consideration of power
utility access, and drainage management.
■ Mixed -use developments may also benefit from on -site waste compaction equipment.
Additional mixed -use development considerations include:
o Designated chutes and/or internal facility maintenance areas or services for tenants,
o Moving waste and recycling streams from interior units to collection areas, and
o Access by business tenants and/or residents to exterior waste and recycling areas.
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786-
4530 (cell).
COMMUNITY DEVELOPMENT — BUILDING DIVISION
Greg Kirk, 253-835-2621,,,re=.kirl;frircilvoffetlersilw.iy.com
48. Building Codes. The structure will be treated as a new building permit application and must meet
all current codes including:
International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
19-102621-00-PC Kenworlh Tiuck Sales Page 12 of 17 Doc 1C 79257
Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 & WAC 51-57
• International Fire Code (117C), 2015
Washington State Amendments WAC 51 -54
• National Electric Code (NEC), 2017
• Accessibility Code (ICC/ANSI Al 17.1), 2009
• International Residential Code, 2015
Washington State Amendments WAC 51-51
• Washington State Energy Code, 2015 WAC 5 1 -11
49. Building Criteria. The following applies and shall be included in your submittal:
• Occupancy Classification: B
• Type of Construction: TBD
• Floor Area: 45,000
• Number of Stories:
• Fire Protection: Sprinklers
• Wind/Seismic: Basic wind speed 8585 Mph, Exposure, 25# Snow load, Seismic Zone D-1
50. Building Permit Application Process. A completed building permit application and commercial
checklist are required. The commercial checklist will be filled out by staff and provided at the time
of Land Use Approval. Copies of application and checklist may be obtained on our web site at
www.c ilyoffederalway_.com .
Appointments are required for intake of new commercial building permit submittals. Please call or
email to schedule an intake appointment with the Permit Center staff at (253)835-2607 or
enxenter r .cit oftederalwn .con).
Some projects may require a third party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs.
Please note, Land Use Approval is recommended prior to submitting the building permit
application to avoid delay in project review. If the project has not received Land Use Approval, it
may be placed on hold until Land Use review is completed.
51. 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 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.
19-102621-00-PC Kenworth Truck Sales Page 13 of 17 Doc [C 79257
52. 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 (pre -con) 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.
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 a lakehavemor
53. Lakehaven's comments below, regarding the proposed development on tax parcels 202104-9001,
202104-9004, 202104-9069, 202104-9072, 202104-9080, 202104-9086 and 202104-9090. Let me
know if there's any questions or if additional information is needed.
WATER
■ A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted
with any land use and/or building permit application (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow one to two
working days to issue for typical processing. The 2019 cost for a Water Certificate of Availability is
$70.00.
Fire Flow at no less than 20 psi available within the existing water distribution system is a
minimum of 2,500 Gallons Per Minute (gpm) (approximate) for two (2) hours or more. This flow
figure represents Lakehaven's adopted minimum level of service goals for non-residential areas
regarding performance of the existing water distribution system under high demand conditions. If
more precise available, and/or estimated onsite, fire flow figures are required or desired,
Applicant can request Lakehaven perform a system hydraulic model analysis (separate from, or
concurrent with, an application for Availability). 2019 cost for a system hydraulic model analysis is
$230.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new and/or
abandon and/or modify existing water distribution system facilities for the proposed development,
including extend-to-far-edge(s) in accordance with long-standing Lakehaven policy. Additional
detail and/or design requirements can be obtained from Lakehaven by completing and submitting a
separate application to Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement.
19-102621-00-PC Kenworlh Truck Sales Page 14 of 17 Doc IC 79257
Lakehaven encourages owners/developerstapplicants to apply for Lakehaven processes separately to
Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project
development.
■ For water use during site construction/development, a hydrant meter may be allowed to be rented
from Lakehaven for this purpose. Please contact Lakehaven for further detail.
■ Separate water service connectionstmeters shall be installed for mixed uses within structures that are
incompatible for billing purposes (i.e., single-family residential &/or multi -family residential &/or
non-residential).
■ Service pressure(s) greater than 80 psi indicated, Pressure Reducing Valve(s) indicated, contact local
building official for requirements &/or additional information-
■ To satisfy premise isolation requirements, the installation & satisfactory testing of an approved
backflow prevention assembly (BPA) adjacent to each service meter is required pursuant to WAC
246-290-490 and Lakehaven standards regarding premise isolation. Because the potential cross -
connection hazard(s) cannot be determined at this time, Lakehaven cannot specify the minimum
required BPA device. Contact Lakehaven's Cross -Connection Control Program Manager (Chris
Toepfl, CZoe fl )Lakahaven.oi , 253-946-5427) for additional information on premise
isolation/BPA installation & testing coordination.
■ The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance,
as determined by Lakehaven, prior to activating any new domestic or irrigation water service
connection(s).
■ Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2019 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. Connection charges
are separate from any DE fees/charges/deposits & are due at the time of application for service. All
Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and
are subject to change without notice.
(a) Water Service/Meter Installation, one to three inch size range presumed: $506.43 - $1,970.00 fee
(each). Actual size TBD by Lakehaven based on applicant's estimated maximum GPM usage
rates.
(b) Capital Facilities Charge(s)-Water; $4,242.12 per Equivalent Residential Units (ERU). Actual
amount due TBD by Lakehaven based on applicant's estimated annual total 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 4.76 ERU.
Please contact Lakehaven for further detail.
SEWER
■ A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted
with any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow one to two
working days to issue for typical processing. 2019 cost for a Sewer Certificate of Availability is
$70.00.
■ A Lakehaven Developer Extension (DE) Agreement will be required to construct new and/or
abandon and/or modify existing sanitary sewer system facilities necessary for the proposed
development, including extend-to-far-edge(s) in accordance with long-standing Lakehaven policy.
Additional detail and/or design requirements can be obtained from Lakehaven by completing &
19-102621-00-PC Kenworth Truck Sales Page 15 of 17 Doc IC 79257
submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a
Developer Extension Agreement. Lakehaven encourages owners/developers/applicants to apply for
Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning
phase to avoid delays in overall project development.
■ Capping of any existing sewer service comnection at/near property line is required for any on -site full
building demolition; a Sewer Service Connection Permit from Lakehaven is required for this. For
partial building demolition, protection of any existing sewer service connection will be required.
Please contact Lakehaven for further information regarding these issues.
■ The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance,
as determined by Lakehaven prior to activating any new sewer service connection(s).
Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2019 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. Connection charges
are separate from any DE fees/charges/deposits & are due at the time of application for service. All
Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and
are subject to change without notice.
(a) Sewer Service Connection Permit: $420.23 fee (min. per building).
(b) Capital Facilities Charge(s)-Sewer: $3,978.13 per (ERU). Actual amount due TBD by
Lakehaven based on applicant's estimated annual domestic/commercial water usage rate. Sewer
system capacity credits are available for this property from system capacity charges previously
assessed, paid directly to Lakehaven, and/or credited to the property for 91.07 ERU. Please
contact Lakehaven for further detail.
GENERAL
■ All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(htip://www.lakeliaveii.orUZ204/Uk-velopiiient-L-ii-aitigqdu).
• 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 Cal�aExlciisnuthlti: e.ort
54. Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006
lift ://soutlikiti=tire.oi-WDocinncjitCenter/liome/View/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: http://ww►% codenublisliingcom/WA/FederalWa.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
See the attached policy regarding fire apparatus access roads
19-102621-00-PC Kenworth Truck Sales Page 16 of 17 Doc 1C 79257
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort: to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWRC 19.40.070 (4).
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards me, the key project contact,
Jim Harris, at 253-835-2652, or iim.harris c ii offederalwa .com. We look forward to working with you.
Sincerely,
;Yrn'
Harris
Senior Planner
c: Ann Dower, Public Works Senior Engineering Plans Reviewer
Sarady Long, Senior Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer
Chris Cahan, South King Fire & Rescue
Matt Reider, ESM; mati.l•cide t-es:ttcivil.com
enc: Master Land Use Application
FWRC 19.220.030 Use Zone Chart
Lakehaven Facility Map
SKFR Emergency Apparatus Road
19-102621-00-PC Kenworth Truck Sales Page 17 of 17 Doc IC 79257
Lakehaven
WATEP. & SEWER 8MMCIF
I
I OTE: Lakehaven water and Sewer Kitts Corner Master Plan
District neither warrants nor guarantees 19-102621-00-PC
the accuracy of any facility information 0 200 400
provided. Facility locations and conditions
are subject to field verification. Feet 6/27/2019 BIA
CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE (DRC)
Preapplication Conference Sign -In Sheet
19-102621—PC - Kenworth Dealership
33901 Pacific Highway South, Federal Way, WA
2019
NAME j
WITH
PHONE & EMAIL
Jim Harris
FW Planning
253 835-2652
Jim.harris@cityoffederalway.com
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CrrY OF FEDERAL WAY
COMMUNITY pEVELOPMEKT
May 31, 2019
Mr. Robert "Doc" Hansen
Planner Manager
City of Federal Way Department of
Community Development
33325 81h Avenue S
Federal Way, WA 98003
RE: Request for Pre -Application Conference
Kitts Comer Master Plan Amendment, Retail Anchor, BLA
Dear Mr. Hansen:
G E N Q I N E E 5 tLC
Job No. 2084-001-019
Please accept this letter and accompanying materials as our request to schedule a Pre -
Application Conference with the City to discuss development of the eastern portion of the Federal
Way Village Master Plan known as Kitts Comer. The subject property is located at the southwest
comer of Pacific Highway S and S 336th Street in Federal Way, and includes King County tax
parcels 2021049069, 2021049001, 2021049080, 2021049072, and 2021049004.
The property is subject to the Federal Way Village Master Plan, originally approved under File
No. 07-100345-UP, which was recently granted a two-year extension until April 10, 2020 (under
18-101282-00-AD). The zoning of this property includes a mix of RM-2400 and BC as a result
of City Ordinances #05-490, #07-556, #08-581 and #09-614.
Below is a summary of specific items that we would like to address or plan to address. Please
share this project narrative with the Technical Review Committee as we have specific questions
under each summary that we would like to discuss at the pre -application conference.
Proposal
S�aJ° The applicant, Pape Group, is proposing to develop a retail anchor on the southeast portion of
Kitts Corner near the intersection of Pacific Highway South and South 3401h Place. The proposed
tt __ retail anchor will be a Kenworth Truck Dealership with a showroom, service center and office
space, contained in an approximate building footprint of 45,000 SF. In addition to the building,
the approximately 8-acre site will contain parking for new trucks, equipment, personal vehicles,
and commercial vehicles. Parking layout and design is not shown on the conceptual site plan
because the specific design is not available at this time. Due to the site area requirements for
r�Jf this facility, nearly 80,000 SF of the original 326,450 SF of gross building footprint will need to be
J �1.11� removed from the approved master plan. As such, we are proposing a master plan amendRECEIVED
BLA, and ROW dedication.. Included with this request is a condition compliance matrix to ensure
the proposal meets the conditions of approval set forth in the City ordinances. MAY 3 1 2019
— nC�,�ITY�p�O�iF.�qF�E�yDErL WAY
33400 8th Ave S Ste 205 Tel (253) 838 6113 Everett (425) 297 9900 Civil Engmee, rng Ct7M UIY11 TaJEVti��lilF
Federal Way, WA 98003 Fax (253) 838 7104 Toll Free (800) 345 5694 Land Sup veying Landscape Arm E
www esmeivit corn 3D Lasei Scanning GIS
Mr. Robert "Doc' Hansen
May 31, 2019
Page 2
Site Access
As required by the Master Plan, 13th Place South is planned to extend through the property as a
public street and connect with the westerly extension of South 340th Place at its southern
boundary. As shown on the included site plan, the right-of-way width accounts for Public Works
Section R. The included site plan shows conceptual grading and alignment that respects the
existing intersections. Moving forward, we would like to bring the proposed road alignment as
-close to the wetland buffer as possible with some overlap. This is to provide move development
area to the east as well as provide easier truck maneuvering for the customers of the proposed
Kenworth Truck Dealership.
In addition to the internal private roads and driveways proposed, a public street will also connect
to Pacific Highway South through the center portion of the site. We anticipate that this
intersection with Pacific Highway South will be limited to right -in and right -out movements only.
Furthermore, we understand that all perimeter frontage improvements have previously been
constructed, or are currently under construction to meet current standards, and that no further
widening, or frontage improvements will be required for this project Q-w (\,, — ��, s
iv e
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Traffic
Might the City allow a modified road section for the put lic road connection
through the site that eliminates the sidewalk on the west to s s' a co
impacts to the wetland buffer by vagrant human activity?
Can the City please confirm if additional frontage improvem nts along the
perimeter boundary of Kitts Comer are required?
The proposed Kenworth Truck Dealership will include building space for a showroom, offices,
and service bays. Conceptually shown is a 45,000 SF building footprint with 14 service bays.
Below is a list of questions that we wish to discuss during the pre -application conference
regarding traffic:
Will the City require a transportation impact analysis?
If so, may we request a third -parry review cost estimate ahead of application
submittal?
What is the current fee for traffic concurrency application?
Stormwater
We have not planned for above -ground stormwater facilities to serve this development as we
understand that most of this site can release its stormwater directly to the adjacent, city -owned
regional stormwater facility to the southwest of the site. Release of this water will only occur
after being treated to the most current water quality standards approved by the City. If any
stormwater detention is needed for this project, we will request that the facilities be placed
underground as is allowed in the City Center area.
May we obtain the as -built and design specs for the existing regional storm
pond?
Which parcels (configuration prior to BLA) fall under the agreement to release
stormwater to the regional pond, and which do not?
C4 + LT DIY,
Mr. Robert "Doc" Hansen
May 31, 2019
Page 3
Will we have to analyze the entire upstream basin and determine if capacity
exists, or does the agreement exempt us from this requirement?
Will the City allow water quality to be provided with stormwater cartridges (i.e.
Modular Wetlands or similar)?
Might the City allow the use of a private stormwater vault for detention for that
portion not allowed to direct discharge to the regional pond?
Critical Ar as
The project is bordered on the west by a previously delineated wetland and a prescribed buffer
that is vested to a specific width. This project intends to respect this wetland buffer except for
the public road Intrusions. Buffer averaging is proposed to offset any impacts to the wetland
buffer due to the public road extension. We also understand that internal wetlands may still exist
on site and that they are proposed to be filled and mitigated for at a location yet to be determined.
Due to the recent homeless and vagrant activity on site, we are unsure if these wetlands still
exist; and we plan to have a wetland biologist review the site prior to completing any further
design.
a ^
Can we fill the wetland separately Of it still exists), or does the entire project geJ� a
pulled into a Process IV? 000-,t—
What City requirements have been met already of the wetland fill and whal i�
Federal and State requirements are there?
Can this site use the ILF for mitigation for wetland fill? ��ie,�
Can we request the City to seek third party review bid ahead of application
submittal? '
Utilities
Water and sanitary sewer services provided by Lakehaven Water and Sewer District are assumed
l to be available in the adjacent right-of-ways to the property. It is anticipated that these existing
water and sewer facilities will provide adequate capacity for development proposed on site.
+ � ESM would like to know L akehaven Utility District's Water and Sewer Availability
Certificate application fees for 2019.
What is the cost for a fire flow model?
It appears that there is a sewer line located where the proposed building is
located: What is Lakehaven's process for relocating sewer?
• Is there an option for phased development of utility install in conjunction with
phased development of the proposed ROW?
Open Spa
According to the requirements of the rezone conditions of approval, a minimum of five percent
of the gross land area of the commercial portion of the site shall be pedestrian -oriented open
space. The proposed master plan amendment provides conceptual site locations for pedestrian -
oriented open space.
Please confirm if open space designation is required with the proposed
Kenworth Truck Dealership development or can be identified through the master i(
plan amendment?
Mr. Robert "Doc" Hansen
May 31, 2019
Page 4
Tree Retention
We understand that 20 tree units per acre are required for redevelopment of site zoned as BC.
The proposed development will encompass approximately 8 acres which requires maintaining
160 tree units.
• How will tree density requirements be applied to the proposed Kenworth Truc�
Dealership?
• Will the proposed project be required to show tree retention for the entire master
plan or just the proposed development?
• Can the trees located in the critical areas buffer be counted towards tree �, r
retention? xia q
Pre -Application Conference Submittal
The following items are included in this submittal:
b J
a Project Narrative (this letter, 7 copies);
C,
a Signed Master Land Use Application;
Ma �•
a Compliance Matrix (7 copies);
a Conceptual Site Plan (7 copies);
• Village at Federal Way Project Data; and
Check for $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 ENGIN ERS, L.L.C.
MATT REIDER
Planner
Enc: As Noted
CC: Bart Dickson, Cobalt Development LLC
Quinn Closson, The Pap6 Group
Dave Nelson, DNRE
11esm81engrlesm-jobs12084=110191document letter-001.dou
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: June 6, 2019
TO: Cole Elliott, Development Services Manager
Greg Kirk, Plans Examiner
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
Lindsey Sperry, Public Safety Officer
Margaret Clark, Principal Planner
FROM: Jim Harris
FOR DRC MTG. ON: June 13, 2019 - Internal
June 27, 2019 - 9:00 AM - with applicant
FILE NUMBER(s): 19-102621-00-PC
RELATED FILE NOS.: None
PROJECT NAME: KITTS CORNER
PROJECT ADDRESS: 33901 Pac Hwy South
ZONING DISTRICT: BC with Development Agreement
PROJECT DESCRIPTION: Pre -Application request for the development of the
Kitts Corner site. Southern portion is proposed for a
Kenworth Truck Dealership, and the north portion is
future a spec retail development.
LAND USE PERMITS:
PROJECT CONTACT:
TBD
BART DICKSON
COBALT DEVELOPMENT
MATERIALS SUBMITTED: Master Land Use Application
ESM cover letter
Master plan compliance narrative
Preliminary site plan
UOCuSIgn Envelope IU: UtStF9bUti-4UU3-4t5A1-91--9U-013/1bU1b141t
R E C E I E D MASTER LAND USE APPLICATION
DEPARTMENT of Commuwry DEVELOPMENT
CITY OF 4::�*&M� 20�9 Federal
8"'Avenue South
Way, WA 98003-6325
Federal Way 253-835-2607; Fax 253 lwaN-. 609
CIT'f OF FEDEf�A1. �'; '�' www,ci+�ofFedera>:va5com
COMMUNITY DEVELOPMENT
APPLICATION No(S) I I I (1 l0 Date
Project Name Kenworth Truck Dealership and- BLA - Proposed Amendments to FW Village Master Plan
Property Address/]Location. 33901 PACIFIC H WY S FEDERAL WAY 98003
Parcel Number(s) 2021049004;2021049072;2021049080;2021049069;2021049001
Project Description Develop Kenworth Truck Dealership as Retail Anchor, amend master plan
to accomodate development needs, BLA to adjust lots for master plan amendment.
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 11 (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
Community Business _ _ __ Zoning Designation
Community Business Comprehensive Plan Designation
$0 Value of Existing Improvements
$4,000,000 Value of Proposed Improvements
International Building Code (IBC):
Dealership/Showroom, Repair, Office I B and F Occupancy Type
Prefab Metal Building I Type I or II Construction Type
Applicant
Name:
Quinn Closson - The Pap6 Group
Address:
355 Goodpasture Island Rd, #300
City/State:
Eugene, OR
Zip:
97401-2119
Phone:
541-334-3437
Fax:
Email:
gclosson@pape.com
Signature: t VJA, (k6SS6V1,
Agent (if different than Applicant)
Name:
Bart Dickson - Cobalt Development
Address:
4949 Meadows Road, STE 600
City/State:
Lake Oswego, OR
Zip:
97035
Phone:
971-998-5203
Fax:
Email:
bartdickson@cobaltdevelopmentllc.com
Signature: �-) I I
Owner
Name:
Jean Merlino - Kitts Corner Development, Inc
Address:
11556 6th Avenue NW
City/State:
Seattle, WA
Zip:
98177
Phone:
206-618-5061
Fax:
Email:
7jeanm@g mail.com
Signature:
"' dletin #003 — January 1, 2011 Page 1 of 1 k:lHandoutslMaster Land Use Application
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