17-102187- � CITY OF
r_ Federal
June 2, 2017
Reid Jensen
701 5th Avenue, Suite 4200
Seattle, WA 98104
Way
1FILE
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
RE: File No.: 17-102187-00-UP; MODIFY LANDSCAPE BED
85c Bakery at Pavilion Center, 31503 Pacific Highway South, Federal Way
Dear Mr. Jensen:
The Community Development Department has received your May 11, 2017, Process I Master Land Use
(MLU) application to modify one parking lot landscape island within the existing parking lot as depicted
in the materials submitted with your application. The Process I MLU application is hereby approved with
conditions pursuant to conclusions based on findings as follows below.
FINDINGS
• The proposal is to reduce the size of one parking lot landscape island from approximately 380 square
feet to 64 square feet in size. The proposed landscape area reduction would allow the addition of
outdoor seating, umbrellas, and outdoor decor items, improving the visual appearance of the fagade as
described in the May 11, 2017, application materials.
• Pursuant to Federal Way Revised Code (FWRC) 19.15.030(1), the proposed project is subject to a
Use Process I (UP I) review. Upon review by the Planning Division, it has been determined that the
Pavilion Center overall Type IV parking lot landscape area will still comply with the minimum
parking lot landscape area space requirements of FWRC 19.125.070, following the proposed size
reduction of one parking lot landscape island.
■ The landscape island proposed to be modified is one landscape island of approximately 134 landscape
islands on the subject property.
• The proposal results in a 64 square -foot landscape island, which is six feet wide at the widest point
and narrowing down to below the three-foot minimum width required by FWRC 19.125.070(3). A
landscape modification as allowed by FWRC 19.125.100 has been requested to reduce the minimum
three-foot width dimensional requirement of FWRC 19.125.070(3). The minor landscape
modification request is hereby granted to allow the proposed 64 square -foot landscape island as
proposed on the submitted site plan (Exhibit Q. This modification is supported based on the
following:
a. The proposal and landscape area revisions will include outdoor seating, benches, planters, and
exterior decor items to enhance the visual appeal of the area; and
b. The landscape island and overall landscaping of the subject property complies with the overall
purpose of the Landscaping Article 19.125 of the FWRC; and
c. The minor landscape modification is not a zoning variance.
Mr. Jensen
June 2, 2017
Paoe 2
• The subject site is located in the City Center Frame (CC-F) zone, and is thereby not subject to the
Tree Density Requirements of FWRC 19.120.130.
i The proposal does not reduce the amount of required landscaping, buffering, open space, or public
areas, below minimum FWRC requirements. Based on the submitted site plan, the subject property
exceeds the minimum parking lot landscape island area by several thousand square feet, thereby
conformance with the landscaping requirements of the City Center Frame (CC-F) zone is not
adversely impacted.
CONDITIONS
The Director approves the proposal based on compliance with the following two conditions:
I . The 64 square -foot landscape island plan depicted on the application materials as Exhibit C, is the
approved plan, and shall include a minimum of one tree plus groundcover throughout the
landscape island to meet required Type IV landscaping as required by FWRC 19.125.070(2).
Shrubs are not required due to the small size and unique shape of the landscape island.
2. An inspection is to be scheduled with the Planning Division following the completion of the
landscape planter island in order to verify the work is completed in accordance with the approved
plan (Exhibit C) and the conditions issued by the Director. To schedule an inspection, please
contact Jim Harris at jim.harms@cityoffederalway.com, or 253-835-2652.
CONCLUSIONS
Various sections of the zoning and development code indicate that certain developments, activities, or
uses are permitted only if approved using Process I — Director's Approval. Based on the findings above,
the proposed improvements to the developed site meet the following Process I approval criteria and land
use review thresholds of Federal Way Revised Code (FWRC) 19.15.030 and 19.55.020:
1. The proposed improvements are consistent with applicable chapters of FWRC Title 19 including,
but not limited to: Permits and Review Processes; Outdoors, Yards and Landscaping; Process I —
Director's Approval; and City Center Frame (CC-F).
2. The proposal is a minor improvement, modification, or addition to a site that is exempt from
SEPA review.
3. The health, safety, and welfare of the citizens of the city are preserved.
APPEALS
The effective date of this decision is June 5, 2017, or three days from the date of this letter. Pursuant to
FWRC 19.55.050, any person who commented on the application or requests a copy of this administrative
decision may appeal the decision to the Federal Way Hearing Examiner by June 19, 2017. Any appeal
must be in the form of a letter delivered to the Community Development Department with the established
fee. The appeal letter must contain a clear reference to the matter being appealed and a statement of the
alleged errors in the Director's decision, including the identification of specific findings and conclusions
made by the Director disputed by the person filing. You may waive your right to appeal, if desired, by
writing the City a letter to this effect.
CLOSING
This land use decision does not waive compliance with future City of Federal Way codes, policies, and
standards relating to this development. This Process I approval is valid for one year from the effective
date of this decision. If no further action is taken within one year, this decision will expire.
17-102197 Doc, I,D. 75967
Mr. Jensen
June 2.2017
Page 3
If you have any questions regarding this decision, please contact Jim Harris, Senior Planner, at 253-835-
2652, or'im.harris c ci ofFederalwa .com.
Sincerely,
l
Brian Davis
Community Development Director
enc: Approved Landscape Plan (Exhibit Q
c: Jim Harris, Senior Planner
17-102187 Doc. I,D. 75967
May 8, 2017
RE: Narrative for sidewalk modifications for a new tenant at the Kimco / Pavilions Shopping Center.
Site Address: 31503 Pacific Hwy S., Federal Way, WA 98003
Parcel No.: 082104911
Process 1— Director's Approval
Dear Director,
We have a new tenant wanting to move into one of our vacant spaces in the Pavilions Shopping Center
and they are requesting that the now existing planter bed be converted to outside seating with
umbrella's, flower pots and exterior decor items improving the visual appeal of the exterior facade of
the property.
The City code requires class IV landscaping in which we have 949 parking stalls that are required by code
to have 20,879 square feet of landscaping, we currently have 47,435 square feet of class IV landscaping,
more than double.
Please see the enclosed site plan and photo.
I believe that the with the tenants submitted plans, their desire to make these improvements to this
area with your Planner's input it would be far more appealing/inviting than just trying to maintain a
single tree at the end of some parking stalls.
If you don't feel that removing the planter bed to make these improvements are valid I then propose to
minimize the bed with the single tree to the diagram enclosed in exhibit C. This plan places the tree at
the midpoint of the parking stall, in a 6 foot wide bed with a minimum of 64 square feet as described in
the code.
Thank you for your consideration.
Reid Jensen
Reid Jensen
From:
Dave Craig <davec@nlswa.com>
Sent:
Friday, April 14, 2017 9:25 AM
RECEIVED
To:
Mezgebu, Terri
Cc:
Brandon Berthold
MAY 11 2017
Subject:
Pavilions
CITY OF FEDERAL W.W
COMMUNfTY DEVELOPMENT
Hi Terri,
Looking at our AutoCAD file and the base plan map, Brandon has the parking lot type IV landscape at 28,210 sq.
ft. There is an additional 19225 sq. ft. of type IV landscape if you include the sides of the building, perimeter and
landscape behind the building. The total square footage of type IV landscape for property is 47435 sq. ft. If I understand
the Code provided by the City of Federal Way, you would need 20,878 sq. ft. of type IV landscape to meet the minimum
requirement for 949 parking stalls. Based on our measurements, you are well above the minimum requirement.
Dave Craig { District Manager
Monarch Landscape Companies i The Best Place to Work as a Landscape Professional
PO Box 864 Woodinville WA 98072
Cell: (253) 730-6841 1 Office: (253) 234-2664 1 davec@nlsWg.com
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CITY OF CRY OF FEDERAL WAY
Federal WaIr MUNFY DIVELOPME .
MASTER LAND USE APPLICATION
DEPARTMENT OF CONLWUNM DEVELOPMENT SERVICES
33325 8`h Avenue South
Federal Way, WA 98003.6325
253-835-2607:Fax 253-835-2609
Www.ci offederalwa .core
APPLICATION NO(S) 11 -) 02- 19 `7 — 0 0 -
Date 5/8/2017
Project Name KIMCO REALTY - PAVILIONS
Property Address/Location 31503 PACIFIC HWY S., FEDERAL WAY, WA 98003
Parcel Number(s) _ 0821049181
Project Description MODIFY LANDSCAPING BED
PLEASE PRINT
Required
7Typeermit
ation
Applicant
g Site Plan
ary Line Adiustment
Name: REID JENSEN
Address: 701 FIFTH AVE, SUITE 4200
City/State: SEATTLE, WA 98104
Zip.
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Phone: 206-300-3116
Fax:
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Email: RJ@JCLLC.US
Signature:
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Required Information
Signature:
Owner
Zoning Designation
_Comprehensive Plan Designation
Name: TERRI MEZGEBU - KIMCO REALTY
Value of Existing Improvements
C tyStat : BE LEVUE WA SQUARE006 MALL 5E
Value of Proposed Improvements
Zip.
International Building e CodIBC :
( )
Phone: 425-373-3505
Fax:
Occupancy Type
Construction Type
Email: TMI ZGESU@KIMCOREALTY.COM
Signature:
r w
illetin #003 —January 1, 2011 v
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