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07-102305 (2)FILI. CITY OF A. Federal June 8, 2007 CITY HALL Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal, Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Michael Hovland Hovland Architects 900 Meridian Avenue East, Suite 408 Milton, WA 98354 Re: File #07-102305-00-PC, PREAPPLICATION CONFERENCE SUMMARY C. Nelson Vehicle Sales Preapplication, 29805 Pacific Hwy S Dear Mr. Hovland: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee- (DRC) held May 24, 2007. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Utility District and South King Fire and Rescue. Some sections of the Federal Way City Code (FWCC) 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 FWCC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Deb Barker, 253-835-2642, deb.barker@cityoffederalway.com. For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION Remodel existing vacant retail site and building for use as vehicles sales and rental, with potential of vehicle service. BACKGROUND As a matter of record, the last business to operate at this location was the "40 Rentals" business, which included outdoor storage of some heavy rental equipment. According to the City's business registration database; this business ceased operations at the above -referenced location as of January 10, 2000. Based on the FWCC definition, a change of use is determined to have occurred when it is found that the general character of the operation has been modified. After analyzing the proposed uses with the previous 40- Rentals uses, the City has determined that the proposal to operate a car rental/sales business at this location would not constitute a change of use as defined in FWCC Section 22-1. MT. Tlbvland Page 2 June 8, 2007 MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the . plans. These major issues only represent comments that the DRC consider most significant to your project and. do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. Planning Division 1. There are existing nonconforming conditions at the site. 2. The previous use has ceased for more than one year so the site will be required to be brought up to conditions the same as the original permitted use. 3. Use Process Il will be required as currently proposed. 4. Work proposed on or within 25 feet of critical area requires SEPA and Process III for the proposed development. Public Works Traffic Division 1. A Transportation Concurrency permit is required; however, if the project is permitted under Use Process I (UPI) it would be exempt from this requirement. 2. Street frontage improvements or "pro -rate" share may be required along Pacific Highway South and South Dash Point Road frontages if the 25% improvement threshold criteria of FWCC Section 22-1473 is met. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. PLANNING DIVISION (Deb Barker, 253-835-2642, deb.barker@cityoffederalway.com) Zoning, Use, and Review Process — The zoning of the subject property is Community Business (BC). The BC zoning district permits vehicle and equipment sales, service, and repair use pursuant to FWCC Section 22-751. The City is revising the BC zone use chart and will establish provisions for vehicle and equipment sales, service, repair, rental and self servieestorage uses pursuant to FWCC Section 22-753.1 The proposed development would be reviewed under this use category. New facilities for vehicle and equipment sales, rental, service, repair and self storage uses typically require Process III with SEPA. As noted above, the City has determined that the proposed automotive related use is consistent with the previous.equipment rental business that operated on the site until 2000, and would not be considered a change of use as defined under FWCC Section 22-1 Definitions. Under FWCC 22-32.2, the extent of the proposed improvements to a developed site will dictate the required review process. Any upgrades to existing site improvements including installation of 1 Mid July adoption anticipated. File H07-102305-00-PC - _ Due ID 40803 Mr. Hovland Page 3 June 8, 2007 landscaping, parking lot striping and parking lot repair require Use Process I review. Under FWCC Section 22-32.2(1)(e), a project would require review under Process II if there are any material changes to the approved architectural design. The proposed exterior changes to the storage building on the west of the site and -the addition of a screened outdoor storage area are considered material changes to the approved architectural design. With these proposed changes, the project requires Use Process II. (NOTE: Process III would be triggered if SEPA is required as discussed under#4 below). Under Process II, the Director of Community Development Services makes a written decision on the application as provided in FWCC Article V. A Process II development submittal checklist and master land use application are enclosed along with applicable code sections. Building permits are issued after Process II approval is..granted. Pursuant to FWCC Section 22-754, note #6, auto and boat body repair and/or painting uses are permitted only if found to comply with the following: (a) building layout and design mitigates impacts of dust, fumes, noise; glare or discharge on neighboring uses, protects neighboring `uses and natural systems from accidental spillage, leakage or discharge of hazardous materials or pollutants; and (b) all operations, service, painting and repair must be conducted within enclosed buildings. The formal application must contain a written narrative that demonstrates how the proposed uses will comply with referenced criteria. 2. Fees and Time Limits — Formal Process II fees are $1,882.00. Please be advised that pursuant to FWCC Section 22-408, "Lapse of Approval," the applicant must begin construction or submit to the City a complete building permit application for the development within one year after the final decision on the matter, or the decision becomes void. The applicant must substantially complete construction for the development activity within one year after the decision of the City on the matter, or the decision becomes void. A one-year time extension is possible. 3. Nonconformance — Pursuant to FWCC Section 22-334, Nonconformance, if any aspect, structure, improvement, or development does not conform to the development regulations prescribed in the zoning code, then that aspect, structure, improvement, or development must be brought into conformance, or otherwise improved when, among other thresholds, it is determined that there has' been a change of use. The following areas of nonconformance were found to be related to the proposed development: 0 Addition of gross floor area — Under FWCC Section 22-1113, an outdoor use, activity of storage area that is used more than two months in a year will be used in calculated gross floor area. The addition of gross floor area does not trigger separate review. Under FWCC Section 22- 334, the 'geographic area of the gross floor area expansion is required to comply with current development requirements, including setbacks, parking; screening, etc. This includes the setbacks to the west side of the storage area, and visibility of the storage area from the right -of-. way to the east. 0 Value Added — Pursuant to FWCC Section 22-334(a)(6); if the applicant adds value to the property such that -it exceeds 50% of the assessed or appraised value of the existing improvement, other than normal maintenance, tenant improvements or minor additions per (a)(3)(d), in any one consecutive 12 month period, the applicant shall meet all development regulations applicable to the single tenant property. The assessor lists the value of the southern property developed with the existing building at $115,000; (50% of that value is $57,500). The value of the land for both parcels is $823,700 per King County (50% is $411,850.00). No File #07-102305-00-PC Doc JD 40803 Mr. Hovland Page 4 June 8, 2007 information was provided on the proposed value to be added to the site. Prior to submittal of the formal Process II application, the applicant must provide information- as to specific improvements proposed at the property, including but not limited to parking lot improvement and repair, paving, striping, permanent curbing around landscaping, preliminary landscape improvements including tree, shrub and ground cover calculations, soil, mulch, labor; garbage and recycling enclosure, and outdoor storage screening, lighting, etc. Staff will review the proposed improvement value and any assessment or appraisal value to confirm the extent of the project scope required under FWCC Section 22-334. o Cessation of Use - Forty Rentals closed in 2000, and the building has been vacant since that time. Pursuant to FWCC Section 22-334(a)(5), the cessation of the original use requires that the entire site be brought into compliance with the provisions that were in place with the initial development. In this case, all repairs ofdeteriorated improvements must be made to the site and building, landscaping must be replaced and/or pruned, parking lot surfacing and striping renewed, etc. o Nonconformance based on Government regulation .— FWCC Section 22-339 states that a proposal for structural alterations shall, not trigger a requirement that the applicant correct an existing nonconformance as to setback requirements, if the nonconformance was created solely by a government acquisition of property for right-of-way expansion, unless the alteration (other than tenant improvement) in any one consecutive 12-month period exceeds 75 percent of the assessed or appraised value of the improvement. In this case, the building may not be conforming as to front yard setbacks following right-of-way dedication. As discussed above, information about proposed scope of work and estimated project value must be provided prior to formal application submittal. 4. Geologically Hazardous Areas (GHA) — The site is mapped as an erosion hazard area and, according to geotechnical survey of the property prepared by GN Northern, Inc. as part of a previous development proposal for the site, the southwest half of the west lot boundary of the subject property contains slopes with a'gradient greater than 40 percent. If any, development activity on the property is subject to the regulations of FWCC Chapter 22, Article XIV, "Environmentally Sensitive Areas." FWCC Section 22-1286 prohibits development activities on or within 25 feet of a steep slope unless no reasonable alternative exists, and then only if the development activity or land surface modification will -not lead to or create any increased slide, seismic, or erosion hazard. It appears that new parking and an outdoor storage area is proposed within 25 feet of the toe of the GHA. Be advised that any new work within 25 feet of the top or toe of the slope at the. rear of the site will trigger a geotechnical analysis in compliance with FWCC Section 22-1286, and -will require environmental review under the State Environmental Policy Act (SEPA). Please note that if SEPA is required, the Use Process II is upgraded to Process III. The required analysis shall discuss slope stability, landslide hazard, sloughing, seismic hazards, groundwater, seeps, springs, surface water, vegetation, recommended foundation designs, and mitigation of impacts. The GHA report must be submitted in conjunction with the formal Process II application. Also note that the project applicant is responsible for any costs incurred by the City's geotechnical engineering consultant in reviewing the submitted GHA report. 5. Setback Requirements — Car sales, rental and vehicle service uses in the existing building are required to meet setback standards of a 20-foot setback from the front property line; 10-foot side and rear setback for rental uses and no side or rear setback for retail and repair uses according to FWCC Section 22-754. Pursuant to Special Regulations and Notes, Item 4, outdoor parking and service File E07. 102305-00-PC Doc 1D 40803 Mr. Hovland Page 5 June 8, 2007 areas may not be closer than 10 feet to any property line. This requirement would apply to that area dedicated to the car rental/sales portion of the site, which must be clearly delineated on the formal site plan. Please be aware that setbacks are measured after required right-of-way dedication. As discussed above, if the existing building is made nonconforming as to setback as a result of required dedication, then FWCC Section 22-339 would apply. This code section states that a proposal for structural alterations shall not trigger a requirement that the applicant correct an existing nonconformance as to setback requirements, if the nonconformance was created solely by a government acquisition of property for right-of-way expansion, unless the alteration (other than tenant improvement) in any one consecutive 12-month period exceeds 75 percent of the assessed or appraised value of.the improvement. 6. Building Height — The height of the building allowed by the FWCC is 35 feet above average building elevation; although Note 1 of FWCC Section 22-751 states that building height may be . modified to a maximum of 55 feet if the decisional criteria in Note 1 FWCC Section 22-751 is met. However, pursuant to Note 5 of FWCC Section 22-751, the structure height may not exceed 30 feet above average building elevation within 100 feet of the adjacent residentially zoned property to the west. The submitted elevations for the existing building show the roofline at an elevation of 25 inches, thus meeting the maximum height requirements. 7. Parking Requirements — One parking stall for each 300 square feet of gross floor area is required for a vehicle rental and retail use in the BC zoning district per FWCC Section 22-754.2 In addition, note #8 of FWCC section 22-754 states that uses that include mechanical repair, body repair and painting shall provide adequate parking for customers, based on a parking study prepared by the applicant and subject to acceptance by the Director of Community Development Services. Standard parking stall sizes are 8.5 x 18 feet; compact parking stalls are 8 z 15 feet. Up to 25 percent of the required spaces may be compact stalls. A parking stall/drive aisle sizing chart is enclosed. The existing building is 9,875 square feet in area, and the proposed outdoor storage area is 2,750 square feet, with a.parking requirement of 43 parking stalls. Parking needs for the mechanical repair, body repair and painting uses are unknown. The preapplication site plan depicts 33 non -sales parking stalls, fewer than required with the outdoor storage addition. While the City has determined that there is no change of use associated with the vehicle rental sales and retail use, the formal application must take all parking requirements into account. Those parking stalls established with the original permitted use are `grandfathered,' however, any new gross floor area must be parked as discussed above. Please be advised that the parking located on the western portion of the lot may be within 25 feet of the slope on the western perimeter. Please see Item 4 of the Planning comments (above) for additional information related to development requirements within steep slope hazard areas. Also, because the parking for the existing building is to be located on the tax parcel to the north, the applicant must either record a reciprocal parking and access agreement, approved by the City, that will serve to legally bind the two properties for the purpose of access and parking, or the applicant can apply for a Boundary Line Adjustment (BLA) to remove the co -terminus property line, thus 2 GFA also includes outdoor storage areas if they are used more than two months out of the year - File '07-102305-00-PC Dnc ID 40803 Mr_ Hovland Page 6 June 8, 2007 creating a single parcel. The fee for a BLA is $1,289.00. A handout on preparing a BLA for submittal is enclosed. For your information, if the applicant chooses to do a BLA and create one building site rather than record a reciprocal parking and access agreement between the two existing lots, the BLA must be approved and recorded prior to occupancy of the existing building. Please be aware that no structures can be erected over a property line. 8. Landscaping — Landscaping proposed with the new business must be depicted on a preliminary landscape plan prepared by a licensed landscape architect in accordance with FWCC Chapter 22, Article XVII, Landscaping" (enclosed) as part of the Process H submittal. a. Perimeter Landscaping — West Property Line: The property to the west of the subj ect property is zoned Single -Family (RS 7.2). FWCC Section 22-1566(f)(2) calls for Type I landscaping 15 feet in width along the perimeter of property abutting a residential zoning district. The existing vegetation along the west property line fulfills the Type I requirement, and South, East and North Property Line: Under FWCC Section 22-1566(f)(1), "Community Business," Type III landscaping a minimum five feet in width is required along all property lines unless abutting a residential zoning district, as noted above. Type III landscaping creates a partial visual buffer to separate uses from the street and soften the appearance of parking areas and building elevations. The preapplication drawing proposed landscaping within these areas consistent with these standards. b. Interior Parking Lot Landscaping — Parking lot landscaping is intended to break up large areas of impervious surfaces, mitigate adverse impacts created by vehicle use areas, facilitate the movement of traffic, and improve the physical appearance of vehicle use areas. Your plan depicts Type IV landscaping at the ends of all rows of parking and disbursed throughout the interior parking area. Parking Area Screening — Parking areas abutting a right-of-way must be screened from the right-of-way with either a three-foot tall berm installed within the perimeter landscaping, architectural features, or substantial plantings added to the perimeter landscaping in accordance with FWCC Section 1567(e)(1). Modifications may be sought under FWCC section 22-1570. d. Storage Area — As discussed above, outdoor storage that is an expansion of gross floor area must include a minimum six foot high solid screening fence or other architectural screening or combination of architectural and landscape features around the outside edges of the area devoted to the outdoor storage. Landscaping, if used, must be depicted on the landscape plan. 9. Design Guidelines —The existing building has a large expanse of windows on the north and east fagades, and a steeply pitched canopy element along the easterly portion of the north fagade, as well as the east fagade. These components, along with the proposed plaza on the east. side of the building comply with a number of provisions of FWCC Chapter 22, Article XIX, "Community Design Guidelines." Zone specific requirements for uses in the BC zone from FWCC 22-1638(a) are as follows: o Surface parking may be located behind or to the side of a building, parking located adjacent to the ROW shall maximize pedestrian access and circulation per 22-1634(d). The proposed site plan depicts good pedestrian access to Pacific Highway South. File N07-10'305-00-PC Doc ID 40803 Mr_ Hovland Page 7 June 8, 2007 o Entrance facades shall front on, face, or be clearly recognizable from the ROW; and should incorporate windows and other methods of articulation. The entrance canopy provides this direction. o Ground level minor or reflective glass not encouraged. o Chain link fencing visible from ROW shall utilize vinyl coated mesh and powder coated poles. This includes fencing around the new outdoor storage area.s 10. Outdoor use, activity or storage — A large outdoor storage area proposed for the west portion of the site is regulated under FWCC section 22-1113 (as revised) and under FWCC section 22-754, note #8, which states that outdoor storage areas (except for sales lots) shall be located to the rear and or sides of the principally permitted structure. The proposed storage area, while at the rear of the site, it visible from both rights of way and will be subject to the following requirements: o A detailed description of all items proposed to be stored out doors must be submitted with the formal application; o the outdoor storage area must comply with required buffers for primary use; o a minimum 6 foot high solid screening fence or other appropriate architectural screening or combination of architectural and landscape features is required around outer edges of area devoted to outdoor use/storage; o the outdoor .use, activity or storage located adjoining residential zones or permitted residential uses may not be located in required yards adjoining the residential use; and o the height of stored items cannot exceed 6 feet above finished grade unless surrounded on all sides by industrial commercial zones. In the case of the. proposed site, as there is as residential zone to the west, the maximum storage height is six feet. o Outdoor display of vehicles for sale or lease are except only from site plan and development requirements sections (b) and (c) of FWCC section 22-1113 provided display complies with all other requirements of the chapter. o As previously noted, an outdoor use, activity or storage is -used when calculating the gross floor area of a use or development if this area will be used for outdoor use, activity or storage for at least two months out of every year, excluding outdoor vehicle sales. In the case of the 25'x110' or 2,750 square foot outdoor storage area, ten parking stalls are required for the additional GFA. Modification to subsection (c) is available under Process II if criteria (1-3) are met. Other portions of outdoor storage are not modify -able. 11. Solid Waste and Recycling Storage — FWCC Section 22-949, requires solid waste and recycling storage areas to be included in all new commercial developments (enclosed). While this use is grandfathered, the location of solid waste, recycling storage, and/or garbage receptacle areas must be depicted on submitted site plan drawing. FWCC Sections 22-949 and 22-1564(d) provide standards for design, placement, sizing, and screening of garbage receptacles, dumpsters, and storage areas. 3 Pursuant to FWCC section 22-1026, barbed wire is permitted only atop a fence or wall at least six feet in height or between two agricultural uses. Fencing over six feet in height requires a building permit. Razor wire fencing is'prohibited per FWCC section 22-1028. File N07-I02305-00-K Doc 1D 40803 Mr. Hovland Page 8 June 8, 2007 PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732, ann.dower@cityoffed eralway.com) Land Use Issues — Stormwater 1. Surface water runoff control and water quality treatment are currently regulated per the 1998 King Count), Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 1998 KCSWDM. The project does not appear to propose any significant modification to the existing paved surface or structure, therefore drainage review may not be required. However, if the project meets any of the criteria for "Nonconforming Water Quality Improvements" described in Item (3) below, a Targeted Drainage Review will be required. At the time of land use site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the eight 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 that may be used for basin analysis. 2. The project lies within a -Level 1 flow control area, thus, if surface water runoff control is required, the applicant must design the flow control facility to meet this performance criteria. The project also lies within a Basic Water Quality Area. Water Quality Treatment, if required, shall be designed to meet the treatment criteria of the Basic Water Quality Menu: 3. In addition to the KCSWDM, our initial review suggests that FWCC Section 22-337, "Nonconforming Water Quality Improvements" applies to this site. Specifically, the following items may be applicable: 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.g. Redevelopment, other than normal maintenance or other than the tenant improvements, but including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50 percent of the assessed or appraised value (whichever is greater) of the structure or improvement being redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must be from a source acceptable to the City. The Director may require the applicant to provide an appraisal 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 FWCC Sections 22-334 (nonconforming development), 22-336 (street/sidewalk improvements), 22-337 (nonconforming water quality improvements) and 22-1473 (street/sidewalk improvements) shall not be counted towards the 50 percent threshold which would trigger application of this subsection; - File 07-102305-00-K Doc ID 40803 Mr. Hovland Page 9 June 8, 2007 Therefore, if one or more of the items listed above apply, water quality treatment will be required for the entire site. All new and existing pollution generating impervious surfaces must be treated. Treatment options must be selected from the 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 for private commercial developments outside the City Center Core must be above ground (i.e. open pond.). Underground facilities are allowed only with approval from the City of Federal Way Stormwater Management Division. Staff would support a request for underground facilities. 6. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at http://www.ecy.wa.gov/programs/sea/pac/index.btmi, or by calling 360-407-6437. 8. Special Requirement #5 Oil Control, as outlined in the KCSWDM, will apply to this site if the expected average daily traffic (ADT) is 100 or more vehicles per 1,000 square feet of gross building area. 9. A public stormwater conveyance pipe crosses the site and must be accurately shown on the site plan. If stormwater improvements are required, the applicant will be required to provide an easement over this pipe to the City of Federal Way. Right -of -Way Improvements See the Traffic Division comments from Soma Chattopadhyay, Traffic Engineer, for traffic related items. Building (or EN) Permit Issues Engineered plans are required. for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are $752.00 for the first 12 hours of review, and $63 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 2. The Federal Way Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at'www.cityoffederalway.com to assist the applicant's engineer in preparing the plans and TIR. Bonding is required for all improvements 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 Fil, 07-102305.00-PC - Doc 1D 40803 Mr. Hovland Page 10 June 8, 2007 accompany, the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. 4. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two-year maintenance period. During that time, the Public Works Inspector will. make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. 5. When topographic survey information is shown on the plans, the vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are called out. 6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black ink. 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. Erosion control measures, per Appendix D, 1998 KCSWDM, must be shown on the engineering plans. 8. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION (Soma Chattopadhyay, 253-835-2745, soma.chattopadhyay@cityoffederalway.com) Transportation Impact Analysis The City has adopted new policies for traffic analysis and mitigation requirements effective January 1, 2007. Per FWCC (FWCC) Section 19, Article IV a Concurrency permit is required for this development project, however if the project is permitted under Use -Process I (UPI) it would be exempt from Concurrency. [A Concurrency information package is enclosed. This analysis is performed in accordance to the concurrency requirements of the Growth Management Act. The concurrency analysis assures adequate roadway capacity to accommodate the proposed development project. It provides the applicant an analysis of evening peak hour project impacts and pro-rata share contributions towards transportation -projects adopted in the Transportation Improvement Plan (TIP). Please note that supplemental transportation mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP).] File t107-102305-00-PC Doc ID 4003 Mr. Hovland Page 11 June 8, 2007 If a Concurrency permit is required, because staff is unable to determine trip generation of the proposed development using the Institute of Transportation Engineers ITE's Trip Generation. Therefore, the applicant's tfaffic 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 approved by the Traffic Division. 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. The concurrency application fee is based on the new PM Peak Hour Trips generated. 4. The estimated fee for the Concurrency permit application is unknown at this time because staff was not able to determine trips generated by the project. This fee is based on estimated new PM Peak Hour trips of the current proposal. The applicant will be notified with the actual fees that will be calculated and must be paid prior to staff releasing the completed Concurrency analysis. The applicant has the option of having an -independent traffic engineer prepare the concurrency analysis consistent with City procedures; however, staff review time requires that the application fee remain the same. Street Frontage Improvements 5. As per FWCC Section 22-1473 if proposed improvement in any 12 months period exceeds 25 percent of the assessed value of the structure then per FWCC Section 22-1474, the applicant/owner would be expected to construct or pay a "pro-rata" share for street improvements consistent with the planned roadway cross -sections as shown in Map III-6 of the FWCP and Capital Improvement Program (CIP) shown as Table III-19. SR-99 is planned as a Type "A" street, consisting of a 90-foot street with curb and gutter, six- foot planter strips with street trees, 8-foot sidewalks and 3-foot utility strip in a 124-foot right- of-way (ROW). Since the project fronts on a TIP project currently under construction, the "pro- rata" share for the improvement is based- on a per linear foot cost. Dash Point Road is planned as a Type "K" street, consisting of a 44-foot street 3 lanes and bike lanes with curb and gutter, 6-foot planter strip, 8-foot sidewalks and 3-foot utility strip in 78- foot right-of-way (ROW). Since the project fronts -on a TIP project currently under construction, the "pro-rata" share for the improvement is based on a per linear foot cost. Access and Traffic Circulation - Other Comments: 6. The driveway throat length to SR 99 should be 50 feet. Parking stalls are too close to the proposed driveway on SR99 and may cause traffic to back .up onto street. These parking stalls should be eliminated. File=07-102305-00-PC Dot ]D 40903 Mr. Hovland Page 12 June 8, 2007 PUBLIC WORKS - SOLID WASTE AND RECYCLING DIv]sION (Rob Van Orsow, 253-835-2770, robv@cityofederalway.com) Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations include: • Adequate space allocation for interior and exterior collection containers. The following exterior trash enclosure parameters will accommodate most solid waste and recycling needs: Clear interior dimensions measuring 10' deep by 18' across, with a single two -door swinging gate spanning across the front of the enclosure. When the gate is opened, no structure or hardware is allowed above grade across the enclosure .opening. Gate pins/holes are preferred in positions for closed gates and holding gates open for service access. • User.access to interior waste and recycling storage areas/containers, and to exterior containers screened by enclosure(s). • Unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure openings. - • Landscaping, setbacks and screening requirements [based on FWCC Section 22-1564 (d) & (e)] • Note that larger -scale commercial or multi -family developments may see long-term savings from the use of on -site solid waste compaction equipment. This equipment may require larger enclosures, defined overhead clearance, and consideration of power utility access and drainage management. 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) BUILDING DIVISION (Scott Sproul, 253-835-26533, scott.sproul@cityoffederalway.com) International Building Code (IBC), 2003 edition Washington State Amendments WAC 5140* International Mechanical Code (IMC), 2003 edition Washington State Amendments WAC 5142* Uniform Plumbing Code (UPC), 2003 edition Washington State Amendments WAC 51-46 & WAC 51-47* International Fire Code (IFC) 2003 Washington State Amendments* National Electric Code (NEC), 2005 edition Accessibility Code ICC/ANSI A117.1-2003 Washington State Energy Code WAC 51-11 * Washington State Ventilation and Indoor Air Quality Code WAC 51-13* *Current State Amendments are dated: July 1, 2004 File #07-102305-00-PC Doc ID 40803 Mr. Hovland Page 13 June 8; 2007 ** As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch circuits serving sleeping rooms in dwelling units (R-1's). Building Criteria Occupancy Classification: B,M and S-2 Type of Construction: V-B Floor Area: 8066 sq ft. and 1809 sq ft mezzanine Number of Stories: 1 Fire Protection: none Wind/Seismic: D2 Basic wind speed 85 Mph, Exposure_, 25# Snow load, Seismic Zone D-1 A complete building permit application and commercial checklist. (Additional copies of application and checklists may be obtained on our web site at: www.cityoffederalway.com.) Submit five sets of drawings and specifications. Specifications. shall include: na Soils report x Structural calculations x Energy calculations x Ventilation calculations. Note: A Washington State Registered architect's stamp is required for additions/alterations (new or existing) of 4,000 gross floor area or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW). Submit na copies with King County Health Department approval stamp for all projects that include food service facilities, septic systems or other elements within the project that require health department approval. Energy code compliance worksheets are required to be completed and included with your permit application. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations submitted. Federal Way reviews plans on a first in first out basis; however, there are some small projects.with inconsequential review requirements that may be reviewed out of order. Review Timing 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 Community Development Services. File R07-102305.00.PC Doc 1D 40803 - Mr. Hovland Page 14 June 8, 2007 Federal Way has an expedited review process. Information is available at our front counter 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. The City of Federal Way does not issue temporary Certificate of Occupancies. All construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, all subs, the general or representative, the architect or representative, the engineer or representative, electrical contractor and any other interested party, should attend this meeting. Meetings will occur at the Building Department and will be scheduled by the inspector of record for'the project. Site -Specific Requirements Building permit is required for any construction work. The building department 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 UTILITY D1sTR1CT (Brian Asbury, 253-946-5407, basbury@lakehaven.org) Water A water service connection application is required for a separate meter/service for any new connection to the water distribution system, or modification to any existing service connection (e.g., larger service, abandonment of existing service(s), etc.), in accordance with standards defined in Lakehaven's current 'Fees and Charges Resolution'. Sewer * A sewer service connection permit will be required for any new connection to the sanitary sewer system or any modification to the existing sewer service connection, in accordance with standards defined in Lakehaven's current 'Fees and Charges Resolution'. Minimum slope for gravity sewer service connections is 2%. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is required on the private building sewer line, fo_r all new or modified non-residential connections. * Lakehaven GIS information indicates an existing sewer main on the east side of the property along Pacific Hwy. S. However, the construction record drawing for that main indicates its location within Pacific Hwy. S ROW. Developer's civil engineer will need to confirm this location. If the existing mainline is on property, an easement will be required as Lakehaven has no record of a formal easement that covers this existing sewer pipeline. File n07-102305-00-PC Doc 11) 40903 Mr. Hovland Page 15 June 8, 2007 General * Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for non-residential connections will be estimated based on anticipated water use (l ERU = 255 gallons per day for water and 220 gallons per day :for sewer). Owner will be required to provide a reliable estimate of proposed water consumption (commercial and irrigation) for the property (information from a similar facility may be submitted in lieu of a new estimate). Lakehaven's 2007 Capital Facilities Charges are $3,196/ERU for water and $2,768/ERU for sewer. * Credit may be available for this property from connection charges previously assessed for water and/or for sewer. Further detail will be provided upon submittal of application for new/modified service connection(s). * 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 Ingham, 253-946-7244, Chris.Ingham@southkingfire.org) Fire -Extinguishing Systems An extinguishing system is required if a spray application process is conducted on the premises. Automatic Fire Detection System An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central and/or remote station conforming to the current requirements of the National Fire Protection Association standards and/or the fire chief or designee. (FWCC Chapter 8, Article I1, Division 4) A separate permit is required for the installation of the Fire Alarm System. A complete Fire Alarm System is required. Contact the Fire Marshal's Office at 253-946-7244 for Fire Alarm Specifications. Portable Fire Extinguishers Portable fire extinguishers shall be installed in accordance with NFPA 10. 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 FWCC Section 22-1657. - - 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. File #07-102305.00-PC Duc Ill 40S03 Mr. Hovland Page 16 June 8, 2007 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 completeTWCC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this lettef are still required for your project. If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, Deb Barker, 253-835-2642. We look forward to working with you. Sincerely, Deb Barker Senior Planner enc: Sign in sheet Master Land use Application FWCC section 22-754 (proposed) FWCC Section 22-1 Definitions Process 11 submittal handout FWCC article IV — Nonconformance Parking stall handout FWCC Article VXII - Landscaping FWCC Article X1X - Design Guidelines FWCC Section 22-1113 — Outdoor use, activity, storage FWCC section 22-949 — Garbage and recycling Draft code sections Red line plans Lakehaven Map pdf Lakehaven TIF c: Ann Dower, Public Works Engineer Soma Chattoppadhyay, Traffic Engineer Scott Sproul, Assistant Building Official Chris Ingham, South King Fire and Rescue Brian Asbury, Lakehaven Utility District File #07-102305-00-PC Doc ID 40803 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC) Preapplication Conference Sign In Sheet C. Nelson Vehicles Preapplication Conference 07-102305-00-PC May 24, 2007 Name 1. A,4 aotlu-" 2. 60P,&& ?CeU140-ts With a- pvA60~1vlC- Telephone Number 2s3 -Y3s -,-)G �,z �� see, l���ss� ,'/ -z / - 3. / yr 4. �-tr2� (u��12q►-� (�a��'�G�`%��iv. `�nn��'l,(C zoo' �7c( g�oQ J f 5. t7c� 6. Al) Y\-� �, v��-t 1t 5 2s 3 K 3s - z7 7. 8.�f�L 9. 10. 12. I rJ, e7 r y . 13. 14. /�11� ���� � f�c�r�ll�c•T 15. 16. 17. 19. 20. 2 5-3 - J 38 - objz 5� ?l/ 4zZ2--- n MASTER LAND USE APPLICATION ;�1 EN OF COMMUNITY DEVELOPMENT SERVICES t ` �� UBMI 33325 81h Avenue South CITY OF 4::'t• C� ¢Q•�- t PO Box 9718 FederalWay �Q 4�p�� �►P� 2��7 Federal Way WA 98063-9718 Q� D�N� 253-835-2607;Fax 253-835-2609 CITY OF ED L WAY www,cityoffederalwa .com BU DING DEPT. APPLICATION NO(S) V ^ I 02325 G — � Date q _ PQ--p_] Project Name G • 1,4 fit- 5 v Property Address/Location 2-1 '`_ ��rs-ic (it,� 50';y91- Parcel Number(s) O f �?_ f 5� Project Description Fer�a�f_L 0UIt-proC � [If- j�(Z U`i�lCLJE SPLrr- PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director=s Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information Zoning Designation If�L Comprehensive Plan Designation u r•4u'�ati Value of Existing Improvements L4 N(_f,4M�)u Value of Proposed Improvements International Building Code (IBC): I Occupancy Type U r7 `Construction Type Applicant Name: M tc l)y31*A_ r , (-1 C;4L/aWty Address: J c- ✓�t=���sAw lz C¢��) City/State: yi-i t�_TOr­ Zip: g;3 35 q- Phone: 2 7 3 Fax: z5 5 - (I o0 Email: hC,�..-1- Signature: Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: C!,3l2 i t.1r�c5�w Address: 2 g City/State:-ry�co✓a Zip: p(a 4C-f_ Phone: Say 4; 5 Sy s Fax: Email: Signature:k, (7 rr Cu]!-�' Nth-C.Sco Bulletin #003 -August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application C. Nelson Vehicle Sales 29805 Pacific Highway South Federal Way, Washington Community Design Guidelines will be accommodated through a combination of the following: North Elevation: Canopy/Arcade: The North Elevation has an existing canopy/arcade at the Eastern end of the building that leads to the public plaza along Pacific Highway. The Western end where the service bays are located, a 'trellis' structure is proposed over the existing overhead doors to break-up the elevation. (See Elevations) Pacific Highway South/East Elevation: Foundation landscaping will be enhanced to comply with the Type II requirement and will extend to the buildings foundation. The landscaping is approximated 15' in width. 'Public Plaza' - A public plaza is proposed at the north/east corner of the building along Pacific Highway. The plaza is approximately 400 square feet and has access to the sidewalk at Pacific adjacent to the curb cut/driveway. (See Site Plan) Color(s): Colors have not been determined as of this submittal, but it is anticipated that a preliminary color scheme will be available at the Pre Application Conference. Use: The existing building and site are currently vacant. The existing building will be remodeled to accommodate vehicle sales. The existing service bays may remain intact with minor improvements. RECEIVED APR 2 7 2007 CITY ❑F FEDERAL WAY BUILDING DEPT. kACITY OF . Federal May 7, 2007 CITY HALL 33325 8th Avenue South y Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Mr. Michael Hovland Hovland Architects 900 Meridian Avenue East, Suite 408 Milton, WA 98354 Re: Permit #07-102305-00-PC; PREAPPLICATION MEETING NOTICE C. Nelson Vehicle Sales Preapplication, 29805 Pacific Highway South, Federal Way Dear Mr. Hovland: The above -referenced proposal has been assigned to me as project planner. At this time, the application has been routed to the members of the Development Review Committee. A meeting with the project applicant and Committee has been scheduled as follows: Thursday, May 24, 2007, 9:00 a.m. Hylebos Conference Room City Hall, 2"d Floor 33325 Bch Avenue South Federal Way, WA 98003 We look forward to meeting with you. Let me know if you will have more than five people attending the preapplication meeting so we can make arrangements for a larger room. This is the only notice sent out, so please coordinate directly with anyone else you would like to attend the meeting. Please contact me at 253-835-2642, or deb.barker@cityoffederalway.com, if you have any questions. Sincerely, Deb Barker Senior Planner Doc I D. 40802 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: May 7, 2007 TO: Will Appleton, Development Services Manager Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Dave Mataftin, South King Fire and Rescue FROM: Deb Barkcr FOR DRC MTG. ON: May 17, 2007- Internal May 24, 2007, 9:00 - with applicant FILE NUMBER(s): 07-102305-00-PC RELATED FILE NOS.: FYI - 03-102442-PC (Auto Service Mall preapplication) PROJECT NAME: C. NELSON VEHICLE SALES PREAPPLICATION PROJECT ADDRESS ZONING DISTRICT: 29805 PACIFIC HWY S I� PROJECT DESCRIPTION: Remodel building and site for vehicle sales use. (Site is old 40-Rentals site). PROJECT CONTACT: Hovland Architects Mike Hovland 900 Meridian Avenue East, Suite 408 Milton, WA 98354 253-737-8775 MATERIALS SUBMITTED: Design narrative, Site plan, floor plan, elevations, legal description, parcel map, CHANNELIZATION LEGEND mPLASTIC TRAFFIC ARROW, TYPE 2L OR 2R (MATERIAL TYPE D) PAINTED WIDE LINE OPROFILED PLASTIC DROP LANE LINE (MATERIAL TYPE D) ❑4 PLASTIC CROSS WALK LINES (MATERIAL TYPE D) . SEE DETAIL CH-1 PLASTIC STOP LINE (MATERIAL TYPE D) ©PROFILED PLASTIC LANE LINE (MATERIAL TYPE D) PLASTIC WHITE DOTTED QPROFILED FY.TENSION LINE (MATERIAL TYPE D). PROFILED PLASTIC WIDE LINE (MATERIAL TYPE D) PROFILED PLASTIC DOUBLE YELLOW CENTER LINE (MATERIAL TYPE D) 2 10 PROFILED PLASTIC DOTTED WIDE LINE (MATERIAL TYPE D) 11 PLASTIC HOV LANE SYMBOL TYPE-2 (MATERIAL TYPE D) 12 PLASTIC EDGE LINE (MATERIAL TYPE D)" 13 YELLOW PAINT ON CURB 14 PAINTED DOUBLE YELLOW CENTER LINE 15 PAINTED EDGE LINE 16 MEDIAN MOUNT GUIDEPOST, SEE DETAIL - CH-1 17 PLASTIC TRAFFIC LETTER, WHITE (MATERIAL TYPE D) 18 PAINTED WIDE LINE AT 45' ANGLE AND 25OC SPACING END TO r� ~� - - - --' SUS:.. •• , --------------µ-- --------------------8 � 8 z O m � m = S 939+G0 S 8d0+ 60 im S 947+60 H� El Fil 0 Q — 8 C3 (O _ 0) 1n S 940►15 0 20 40 60 Scale In Feet 3 T. 21N. R. 4E. W.M. C 8 S 942+a#4 �l Q+108' L S 942 (46' WE INff] e,", i a I SR99 END 13 5942-w S943+16 LTTO6' �0 s s43<•3as D 18*59 MAr'cH TO 221qVONG CH-10 8 ! 3 ! I I 33-V 13-6 1T 13.& 1 136 w H I z 9L I D 19+26.5 •• ENL3 3 (25.5' LT) � END ®(13S RT, (YLT) BEGIN❑? (0'RT)_;;f l- i 1 ors 8P S } � M fc(f !!JJ S944+95 17 8 tV _♦ V O 944+Oo N� m z _, I 50' R T&RT] 1° CS J O 4 Ri END 0 (6 LT) END 8❑(6-RT&29'RT) ------ - - - - -- - -- -- -- - v 0 BEGIN B (4T LT, 29' LT, & 6' LT) N—ci2 !!! 43 BEGIN © (18' LT & RT) END �7 (18' RT) BEGIN 10 (29' RT) BEGIN 13 (V RT) , SIGNING LEGEND ® PROPOSED SIGN, SEE SHEET CH-12 O EXISTING SIGN, SEE SHEET CH-13 SIGN PACIFIC HIGHWAY SOUTH PHASE III - DASH POINT ROAD TO S 284TH Si;EET log EIM IS ONE INCH ON ONG&ML DRAWING. E. Haupt Ci'l OF ND" S. Taylor °ter F NOT ONE Nat ON THS SHEET, AMST �-� AcNtLv- CHZMH[LL Federal Way CHANNELIZATION AND SIGNING PLANATE DEC DPW DEC 200E "aa� 183537 1b 28 31 M. Johnson M- Johnson NO- DATE REVISION BY .APVD oaa.�o+'I _Na nrt w ocses rcoarourto w�r [s rad�e�v�nrrr.a ..a 4 Iqr ro e[ V7a a wine ax w war-rae onm mwcc* wmrAn nc r+mruerr a Lh"dgn .}0-NOV-2006 n[ .wrrp �nla•¢wfcN ct acu+ai DESCRIPTION: (ieVjSgjt4q PARCEL A: THAT PORTION OF THE SOUTHWEST QUARTER OF SECTION 4,' TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS; BEGINNING AT A POINT 30 FEET EAST OF THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF -SAID SECTION 4; RUNNING THENCE NORTH 89'45'51' EAST 234.8E FEET TO THE WEST MARGINAL LINE OF PACIFIC HIGHWAY; THENCE FOLLOWING THE SAID WESTERLY MARGINAL LINE NORTH 01'41'56" WEST 235.00 FEET, MORE OR LESS, TO THE SOUTHERLY MARGINAL LINE OF NATIONAL PARK HIGHWAY; - THENCE FOLLOWING SAID MARGINAL LINE ON A CURVE, 240.00 FEET, MORE OR LESS, TO, A POINT 30.00 FEET EAST OF THE WEST SECTION LINE OF SAID SECTION 4; THENCE SOOTH 00'36'37' EAST. PARALLEL TO SAID SECTION LINE 250.00 FEET;; MORE OR LESS. TO THE POINT OF BEGINNING; EXCEPT ANY PORTION THEREOF CONVEYED TO KING COUNTY FOR ROAD BY DEED RECORDED UNDER AUDITOR'S FILE NO. 2501551. PARCEL B: THE NORTH 100 FEET, AS MEASURED ON THE WEST LINE OF THE FOLLOWING DESCRIBED TRACT: BEGINNING AT A POINT 30 FEET EAST AND 329.91 FEET NORTH OF THE SOUTHWEST' CORNER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 4, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN -KING COUNTY, WASHINGTON; THENCE EAST 241.13 FEET, MORE OR LESS, TO THE WEST LINE OF PACIFIC HIGHWAY; THENCE NORTH ALONG THE WEST LINE OF SAID HIGHWAY 329.57 FEET; THENCE WEST' 234,86 FEET TO A POINT 30 FEET EAST OF THE WEST LINE OF THE NO HWEST QUARTER Off' THE SOUTHWEST QUARTER OF SAID SECTION 4; THENCE S067:H 329.91 FEET TO THE POINT OF BEGINNING. RECEIVE® APR 2 7 2007 CITY OF FEDERAL WAY BUILDING DEPT. ss PARCEL NO. 0421049033 RIGHT OF WAY THAT PORTION OF THE HEREINAFTER DESCRIBED PARCEL A "LYING EASTERLY OF THE FOLLOWING DESCRIBED LINE_ -BEGINNING AT THE 1N7ERsEC77oN OF THE SOUTH LINE OF SAID PARCEL A " WITH A LINE THAT IS 6.50 FEET WEST OF AIVO PARALLEL WITTY THE WEST MARGIN OFPACIFIC HIGHWAY SOUTH (SR 991; THENCE NOR TH 00a 00' 48' EAST ALONG SAID PARALLEL LINE, 165.82 FEET; THENCE NORTH 02 0 16` 38 ` VVEST, 13.71 FEET TO THE SOUTH MARGIN OF SOUTH DASH POINT ROAD (SR W91 AND THE END OF THIS UNE pESCRIPT70N. CONTAINING 1, 125 SQUARE FEET, MORE OR LESS_ TOGETHER WITH THAT PORTION OF THE HEREINAFTER DESCRIBED PARCEL A " L PING NOR71H OF A UW THAT IS PARALLEL WITH AND 44.00 FEET SOUTH OF THE CENTERUNE OF SOUTH DASH POINT ROAD (SR 5091 _ CONTAINING 159 SQUARE FEET, MORE OR LESS - PAR �EL"A " J7HAr POR77ON OF THE SOUTHWEST QUARTER OF SECTION 4, TOWNSHIP 21 NORTH RANGE 4 EAST, W.M_, IN KING COUNTY, WASHING TON, DESCRIBED AS FOLLOWS_ BEGINNING AT A POINT 30 FEET EAST OF THE SOUTHWEST CORNER OF 77-JE NORTHWEST QUARTER OF THE NOR THMST QUARTER OF THE SOUTHWEST QUAR TER OF SAID SECTION 4; THENCE N017TH 89' 45.51 -EAST 234.86 FEET TO THE VEST MARGINAL LINE OF PACIFIC HIGHWAY, THENCE FOLLOWING THE SAID WES7FRL Y MARGINAL LJNE NORTH 01 41 ' S6` WEST 235. 00 FEET, ,./ORE OR LESS; TO THE SOUTHERLY MARGINAL LINE OF NATIONAL PARK HIGHWAY; THENCE FOLLOW7NG SAID MARGINAL LINE ON A CURVE, 240.00 FEET MARE OR LESS, TO A POINT 30-00 FEET EAST OF THE WEST SECTION LINE OF SAID SECTION 4; THENCE SOUTH 00 ° 36 ` 37 - EAST, PARALLEL TO SAID SECTION LINE 250.00 FEET MORE OR LESS, TO THE POINT OF BEGINNING; EXCEPT ANY PORTION THEREOF CONVEYED TO KING COUNTY FOR ROAD BY DEED RECORDED UNDER KING CO UN TY RECORDING NUMBER 2501551. cr ur«YDR S NOTE. THE CENTERLINES OF PACIFIC HIGHWAY SOUTH (SR 99) AND SOUTH DASH POINT ROAD (SR 5091 ARE BASED ON THE RIGHT OF WAYPLANS FOR SR 99 HO V LANES PHASE 3, ON FILE WITH THE CITY OF FEDERAL WAY PUBLIC WORKS. RECEIVE® "21049033.doc - 1 - APR 2 7 2007 E A R T H `• T E c H CITY OF FEDERAL-W Y BUILDING DEPT. A tqC a fffEMUTIONAC UD. CO"FA&Y S�, PARCEL NO. 0421049157 RIGHT OF WAY T THE EAST 6.50 FEET OF THE HaRELNAFTER DESCRIBED PARCEL "A CONTAINING 650 SQUARE FEET. MORE OR LESS_ PAR :a "A " THE NORTH 100 FEET. AS MEASURED ON THE WEST UME OF THE FOLLOWING DESCRIBED TRACT. BEGINNING AT A POINT 30 !$FEAST AND 329.91 FAT NORTH OF THE SO[1THWEST CORDER OF TILE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 4, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.JW-. INKING COUNTY, WASHINGTON' THENCE EAST 241-13 FEET, MORE OR LESS, TO THE WEST LINE OF PACIFIC HIGHWAY; THENCE NORTH ALONG THE "EST LINE OF SAID HIGHWAY 329.57; THENCE WEST 234.86 FEET TO A POINT 30 FEETEAST OF THE WEST UNE 6F THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 4; THENCE SOUTH 3 2 9 - 9 1 FEET TO THE POINT OF BEGINNING. SURVEYORS NOTE. - THE CENTB;�LJW OF PACIFIC HIGHWAY SOUTH (SR 99) IS BASED ON THE RIGHT OF WAY PLANS FOR SR 99 HOV LANES PHASE 3, ON FILE WJTH THE CITY OF FEDERAL WAY PUBUC WORKS. i i i iI I I I �4 I 1 RECEIVED 0421049157.doc - 1 - APR 2 7 2007 E A R T H `• T E C H_ iY OF FEDERAL WAY __ A tgrn avrMAUO"At tm- cU wr Z> J SRSO9 t W n 11 PROPOSED ROW i nr�c p AREA = 159 SF.-t o z vi i Q 111 TAX LOT NmGER I 0421049033 tp ! 30- 1 SEC_ 4. L 21 N_. R. 4 E, w_M_ 00, 3958'32' L=82.63' PROPOSED ROW --N Q] Nl- - F>QSTINC ROW uj W Z ao cp ^I U , Q CL 1 pROPOSM ROW TAKE AREA = 1,125 S-F-t PROPERTY UNE TAX LOT NUU(SER 0421049157 no 56S DOSIINC ROW c/l EXH161 T MAP PARCEL 0421049033 ROW TAKE Acao No. 04M4 JAN. 2005 E A R T H T E C H _ 72Q.�...��-7� 3 - APR- 2 � .. 1pepp_N�Bth St - F.&eg-d Way. WA, 9BOW _ - 71h Floor 7aI &3S-62O2 adt,, wn 9e004 425 455-9494 BUILDING {w._. WAY r. SEC. 4. T. 21 N_. R. 4 E.. W 1,l. TAX LOT NUMBER 0421049033 PROPERTY LINE m PROPOS6 EXISTING ROIf ROW TAX LOT NUI48ER o 0 0421049157 0 0 PROPOSED ROW TAKE -� AREA = 650 S.F t PROPER TY LINE cr- (i Y 2 � TAX LO r NUUBER v 042104-9259 U � Q PROPER TY LINE { .- TAX LOT NUMBER EXISM, R.-.. 0421049035 ROW CA i EXH1B1 T MAP PARCEL 0421049157 ROW TAKE -`� JAN 2005 ACAD No_ 0 VED I-3 v E A R T H T E C H PR _2 ' 2Dfl7 IOW)a 7th floor - - Fedoral Way. WA Fo— I �„,,-, WA 95004 Zs3 a3s1e2a2 riTY C EEC] Ri1L WAY 425 455-94-94 R LLaAi!G DEPT.