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16-104570M CITY OF L Federal Way October 14, 2016 Nick Rose 11509 161" Avenue SE Renton, WA 98059 arose. hege111077y@grnail. cola Re: File #16-104570-00-PC, PREAPPLICATION CONFERENCE SUMMARY Pacific Highway Ace Hardware, 30650 Pacific Hwy S, Federal Way Dear Mr. Rose: F, I LELL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityofiederalway.. com Jim Ferrell, Mayor Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held October 6, 2016. 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 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 Becky Chapin, 253-835-2641, Becky.chap in&ityoffederaIway. coin. 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 The applicant proposes Phase 1 and Phase 2 additions to an existing garden center site, redeveloping into an Ace Hardware retail store. Additional site improvements, including parking lot expansion, are also proposed. 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. M r. Rose Page 2 October 14.2016 Planning Division o Phase 1 addition/improvements require Process'I land use review. The'Phase 2 addition requires Process 11 land use review, potentially Process Ili depending on the scale/scope of the project. o Pursuant to FWRC 19.30.090, nonconforming aspects of the development must be brought into compliance with current codes if either 2,500 square feet of new gross floor area or more, or 25 percent of the gross floor area or more is added, whichever is less, within any consecutive 36 months. o As proposed, 45 parking stalls will require SEPA environmental review. The parking must be reduced to 40 stalls or less to be categorically exempt from SEPA pursuant to FWRC 14.15.030. Public Works Development Services Division o The site lies within a Flood Problem Flow Control Area. Level 3 Flow Control is required. Public Works Traffic Division o A Transportation Concurrency permit is required per FWRC Chapter 19.90. o Traffic Impact Fee (TiF) payment per FWRC 19.91 will be required for future phases. o Construct street frontage improvements and dedicate right-of-way (ROW) along the property frontage on SW 308"' Street (FWRC 19.135.040). o Revise current proposal to meet access management standards (FWRC 19.135.280). 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. COMMUNITY DEVELOPMENT —PLANNING DIVISION Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com I . Land Use Designation — The subject property is located within the Community Business (BC) zone. The existing use on the property is a garden retail store. As proposed, the Ace Hardware store is not considered a change of use and is permitted in BC zones subject to regulations set forth in FWRC 19.220.010. The following information is based on the materials submitted for the preapplication meeting. Land Use Application — Pursuant to FWRC 19.15.030 'Review processes for improvements and additions to developed sites' the Phase 1 improvements, which includes a 2,000 square -foot building addition and parking lot improvements, do not exceed thresholds set forth in FWRC 19.15.030(l), 11 Minor" improvements, and will require a Process I Master Land Use application. The Phase 2 improvements appear to exceed the above Minor Irrrprovernents thresholds; however, they do not exceed Substantial Improvements thresholds per FWRC 19.15.030(2). Phase 2 improvements will require a Process Il Master Land Use application. Process I and Process II are administrative reviews conducted by city staff with a final decision issued by the Director of Community Development. No public notice is required. I6-104570-00-1T Doc ID 74762 iV1r. Rose Page 3 October 14, 2016 Please note: Where an improvement and/or addition is not exempt from SEPA review, see #3 below, and/or exceeds 100 percent of the gross floor- area of the existing use, the improvements wi11 require Zn a Process III Land Use application. Environmental Review — As proposed, the project would require review under the State Environmental Policy Act (SEPA) as the proposed parking exceeds flexible thresholds. Per FWRC 19.15.030, the exempt levels for minor new construction are buildings up to 12,000 square feet gross floor area and up to 40 parking spaces. Mewing Fol/ms -yp: If the proposed parking stalls are reduced to 40 stalls or less then SEPA review is not required. 4. Nonconformance — The existing site is nonconforming with regard to site development standards. Based on the current code (FWRC 19.30.090), all nonconforming aspects of the development must be brought into conformance if - a) An applicant proposes to add to the subject property either 2,500 square feet of new gross floor area or more, or 25 percent of the gross floor area or more of the building(s) on the subject property, whichever is less, within any consecutive 36-month time period commencing at the time of building permit issuance. Meeting Follow-xrp._ It appears that Phase 2 will exceed the above nonconforming development threshold. The addition of more than 2,500 square feet will require the entire site to meet current code requirement. Key Development Regulations — FWRC 19.220.010, Retail, provides specific design and use requirements for the proposed addition. The formal site plan must include the following: a. Required Setback— There is a zero required yard setback for retail uses, except 20 feet required yard setback along residential zones. There is a residential zone to the east which requires a 20- foot required yard setback. See FWRC 19.125.160, for improvements allowed in a required yard. b. Lot Coverage — No maximum lot coverage applies. The buildable area will be determined by other requirements for landscaping, required yards, etc. Building Height — The allowed height for a retail use in the BC zone is 35 feet above average building elevation (AABE) to 55 feet AABE if approved by the Director. However, FWRC 19.220.010, Special Regulations and Notes #3 states that building height may not exceed 30 feet AABE when located within 100 feet of a residential zone. Parking— Parking requirements from the BC zone use chart are 1 parking stall for each 300 square feet of gross floor area for the retail use. See enclosed Parking Lot Design Criteria handout for additional requirements. 6. Outdoor Use, Activity, and Storage — The outdoor garden display area may be exempt from the requirements of FWRC 19.125.170 `Commercial and industrial uses' provided, the storage shall not inhibit safe vehicular and pedestrian movement to, and on the subject property and meets the following criteria: I6-104570-00-PC Doc ID 74762 Mr. Rose Pace 4 October 14, 2016 Year-round outdoor sales and storage of lawn and garden stock, which are accessory to the indoor sale of the same goods and services; provided, that the use does not include outdoor play equipment, storage sheds, furniture or mechanical equipment. • Outdoor accessory sales area(s) adjacent to the entrance of the primary structure, if such area is fiuIly covered by a pedestrian -height awning, canopy, roof overhang, or similar feature, that is permanently attached to the primary structure; and all of the following criteria are rnet: (i) the area maintains a five -foot -wide unobstructed pedestrian pathway to the building entrance, and in no way blocks any required ingress/egress; (ii) sale items are displayed only during normal business hoUl'S. Please be advised that all building materials, such as temporary racks, lawn and garden supplies (excluding plant materials), lawn and masonry supplies stored out of doors must be screened pursuant to FWRC 19.125.170. Outdoor display area will be used in calculating the gross floor area if the area is used for at least two months out of every year. 7. Landscaping — The Process i application must include a preliminary landscape plan 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. Perimeter Landscape Buffer: The entire site is not required to be brought into compliance with landscaping requirements for Phase 1. However, the proposed parking lot improvements require the east property line to meet perimeter landscaping standards as it is adjacent to a residential zone. Pursuant to FWRC 19.125.060(6), Type I landscaping 15 feet in width shall be provided along the perimeter of property abutting a residential zoning district. Type I landscaping shall consist of evergreen trees, large shrubs and groundcover, which will provide a 100 percent sight -obscuring screen within three years from the time of planting; or a combination of approximately 75 percent evergreen and 25 percent deciduous trees, with an allowable five percent variance, with large shrubs, and groundcover backed by a 100 percent sight -obscuring fence. Tree, shrub, and groundcover spacing shall be appropriate for the species type, and consistent with the intent of this section. As part of the Phase 2 addition the entire site will need to be brought into compliance with current codes including landscaping. Type III landscaping 5 feet in width shall be provided along all perimeter lot lines and properties abutting public rights -of -way. Type I landscaping 15 feet in width shall be provided along the perimeter of property abutting the residential zone to the east. Pursuant to FWRC 19.125.040(28), landscaping is not required along perimeter lot lines abutting rights -of -way where no required yards apply. * Interior Parking Lot Landscaping— Pursuant to FWRC 19.125.070, commercial developments shall provide twenty (20) square feet of Type IV interior lot landscaping per parking space when up to 49 parking stalls are required. The square footage of interior lot landscaping must be listed on the landscape plan, and the interior landscape areas used for this calculation must be identified on the plan. I6-1W70-00-PC Da ID 7476'_ Mr. Rose Page 5 October 14- 2016 Landscape islands shall be a minimum size of 64 square feet and a maximum of 305 square feet, and a minimum width of six feet at the narrowest point for islands at the-end,of 90-degree parking rows, three feet at the end of rows with angled parking, and eight feet in width for islands used to separate head -to -head parking stalls and shall be provided at the following locations: a) At the end of all rows of parking; and b) For separation buffering between loading doors or maneuvering areas and parking areas or stalls; and c) Any remaining required landscaping shall be dispersed throughout the interior parking area in a manner to reduce visual impact of the parking lot-, d) Deciduous trees are preferred for landscape islands within interior vehicle use areas. Permanent curbing shall be provided in all landscape areas within or abutting parking areas. Based upon appropriate surface water considerations, other structural barriers may be substituted for curbing, such as concrete wheel stops. 8. Community Design Guidelines — Projects subject to Process I review must comply with the provisions of FWRC Chapter 19.115, "Community Design Guidelines" that are reasonably related and applicable to the area of expansion. A written narrative provided in conjunction with the formal Process 11 application must identify how the proposal complies with the applicable design guidelines, as outlined in the FWRC and as summarized below. • FWRC 19.115.050(4). Pedestrian pathways from rights -of -way and bus stops to primary entrances, from parking lots to primary entrances, and pedestrian areas, shall be accessible and Should be clearly delineated. Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a variation in paved texture and color. Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete. • FWRC 19.115.060(2). Building Fagade Modulation and Screening Options — This section is only applicable if the proposed addition will enlarge the existing facade. Pursuant to FWRC 19.1 15.060(2), all building facades that are both longer than 60 feet and visible from either a right-of-way shall incorporate at least two of the four following options for modulating and/or screening: o Fagade Modulation — A minimum depth of two feet, minimum width of six feet, and maximum width of 60 feet. Alternative methods to shape a building such as angled or curved facade elements, offset planes, wing walls, and terracing will be considered, provided that the intent of the section is met. o Landscape Screening— Eight -foot -wide Type II landscape screening along the base of the facade, except Type IV may be used in place of Type II for facades that are comprised of 50 percent or more window area, and around building entrances. o Canopy or Arcade — Minimum length is 50 percent of the length of the facade using this option. Canopy must extend a minimum of six feet outward from the building with at least 10 feet of clearance as shown below. o Pedestrian Playa — Plaza square footage is equal to one percent of the gross floor area of the building, but it must be a minimum of 200 square feet. I G-104570-00-PC. Doc ID 74762 Mr. Rose Page 6 October 14.2016 The above -referenced "two of four" options shall be incorporated along the entire length of the fagade, in any approved combination. Options used must rneetthe dimensional standards as specified above, but if more than two are used, dimensional requirements for each option may be modified. FWRC 19.115.060(3)(b). The architectural design of the entire building is required to consist of architectural features and/or materials variation that create a sense of architectural articulation, and reduce the scale of the structure. Please refer to the list of methods to articulate blank walls identified in FWRC 19.115.060(3)(b). • FWRC 19.115.090(1). Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; and shall incorporate windows and other methods of articulation. If utilized, chain -link fences visible from public rights -of -way or adjacent properties, and not screened by Type I landscaping as defined by Chapter 19.125 FWRC, shall utilize vinyl -coated mesh, powder -coated poles, dark color(s), and architectural element(s) such as pole caps and/or decorative grid pattern. Garbage/Recycling — FWRC 19.125.150 requires that storage areas for garbage and recycling receptacles be required for all commercial developments. The formal application must note the specific size, design, location, and screening of garbage receptacles as required by FWRC 19.125.150 and 19.125.040. Locations for the recycling and garbage facilities, and any fencing or screening details, must be depicted on the formal site plan. Trash facilities may not be located in required yards (setback areas) or required landscape buffers. Refer to additional comments in the Public Works — Solid Waste and Recycling Division section of this letter. 10. Application Fees — The formal application must be prepared in accordance with the City's Development Requirements checklist (enclosed) and must be accompanied by the appropriate fees. As fees change annually, please contact the Permit Center staff for the current application fees for Use Process I and other permits/reviews identified in this letter. The Permit Center can be reached at 253-835-2607 or pennitcenter@cityoffederaIway.com. PUBLIC WORKS —DEVELOPMENT SERVICES DIVISION Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com Land Use Issues — Stormwater Surface water runoff control and water quality treatment will be required per the 2016 King County Sznface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2016 KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the nine core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The City has 1"= 100', five- foot contour plammetric maps that may be used for basin analysis. 2. The project lies within a Flood Problem flow control area, thus the applicant must design the flow control facility to meet this performance criteria. in addition to flow control facilities. Best 16-104570-00-PC Doc ID 74762 Mr. Rose Pace 7 October 14.2016 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 shalI:be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. In addition to the KCSWDM, our initial review suggests that FWRC 19.30.120, "Nonconforming Water Quality Improvements" applies to this site. Specifically, the following items are applicable: La. Redevelopment which involves the creation or addition of impervious surfaces'having an area of 5,000 square feet or more; 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 frorn 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 determining value under this section, improvements required pursuant to FWRC Sections 19.30.090 (nonconforming development), 19.30.1 10 (street/sidewalk improvements), 19.30.120 (nonconforming water quality improvements) and 19.135.030 (street/sidewalk improvements) shall not be counted towards the 50 percent threshold which would trigger application of this subsection; Therefore, water quality treatment will be required for the entire site, including new and existing pollution generating impervious surfaces. Treatment options must be selected from the Enhanced Basic Water Quality Menu provided in the KCSWDM. 4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 5. Detention and water quality facilities 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 Public Works Department. 6. Show the proposed location and dimensions of the detention and water- quality facilities on the preliminary plans. 7. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) construction storm water permit may be required. Information regarding this permit can be obtained frorn the Washington State Department of Ecology at litt ://www.ec .wa.govl ro--rams/w/storinwater/constl'Ltction/index.litmI or by calling 360-407- 6048. Right -of -Way Improvements See the Traffic Division comments from Erik Preston, Senior Traffic Engineer, for traffic related items. I6-104;70-00-PC Doc ID: 74762 Mr. Rose Page 8 October 14. 2016 2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication sMll'be conveyed to the`City through a statutory warranty deed. The dedicated area must have clear title prior to recording. 3. All stonnwater treatment and detention requirements outlined above may apply to any improvements within the public right-of-way. Building Permit Issues 1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are $1,125.00 for the first 12 hours of review, and $93.75 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. The Federal Way Public Works Development Slamlards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at littl2://,,vNvw.cilyoffedei-alwU.com/index.aspx?nid=1 71 to assist the applicant's engineer in preparing the plans and TIR. Bonding is required for all street improvements and temporary erosion and sediment control measures associated with the project. Tile bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. 4. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads then becomes the responsibility of the City. When topographic survey information is shown on the plans, the vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are called out. 6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be drawn at a scale of 1"= 20', or larger. Architectural scales are not permitted on engineering plans. Provide cut and fill quantities on the clearing and grading plan. Temporary Erosion and Sediment -control (TESL) measures, per Appendix D of the 2009 KCSWDM, just be shown on the engineering plans. 9. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. 16-104570-00-11C Doc ID 74762 Mr. Rose Page 9 October 14.2016 PUBLIC WORKS —TRAFFIC DIVISION Erik Preston, 253-835-2744, erik.preston@cityoffederalway.com Transportation Concurrency Analysis (FWRC 19.90) 1. Based on the submitted materials for the proposed 8,000 square feet hardware store replacing the existing 7,200 square feet of nursery (garden center), the Institute of Transportation Engineers (ITE) Trip Generation - 8`" Edition, land use code 816 (Hardware/Paint Store), and 817 (Nursery -Garden Center), the proposed project is estimated to generate approximately 12 new weekday PM peak hour trips. Alternatively, the applicant may submit a site specific trip generation study for the proposed development. 2. A concurrency permit is required for this development project. The PW Traffic Division will perform concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development. Please note that supplemental transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). The estimated fee for the concurrency permit application is S2,055.(1 1 - 50 Trips). This fee is an estimate and based on the materials submitted for the preapplication meeting for Phase 1. An additional Concurrency permit application and fee will be required for Phase 2. 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 concurrency trip generation. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee remains the same. Transportation Impact Fees (TIF) (FWRC 19.91) Based on the submitted materials for the 8,000 square -foot hardware store of Phase 1, no traffic impact fee is required. Additional square footage as part of Phase 2 will trigger a traffic impact fee. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a building permit application is filed for Phase 2 and must be paid prior to permit issuance. Street Frontage Improvements (FWRC 19.135) Based on the available records and the submitted materials, it appears that this proposal meets the 25 percent threshold criteria for requiring street frontage improvements as identified in the FWRC 19.135.030. The applicant/owner may submit an appraisal for the subject property, or King County Assessor's records may be used. The Public Works Development Services Division will evaluate the submitted appraisal data to determine if the project actually meets the City's 25 percent threshold for requiring street frontage improvements. The applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map 111-6 of the FWCP and Capital Improvement Program (CIP) shown as Table III-19 (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: 16-104�70-00-PC Doc ID 7476_ Mr. Rose Paiie 10 October 14- 2016 S 308"' Street is a Minor Collector planned as a Type "R" street, consisting of a 40-foot street with curb and gutter, 4-foot planter strip with street trees, 6-foot sidewalks with streetlights in a 66-foot right-of-way (ROW). Assuming a symmetrical cross section, 6-foot ROW dedication and half -street improvements are required as measured from the far side edge of traveled way (face -of -curb). A curb and gutter taper to the existing curb radius at the SR 99 traffic signal will be required. No frontage improvements or ROW dedication is required along SR 99. 3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements (FWRC 19.135.070). Information about right-of-way modification requests is available through the Public Works Development Services Division. These modification requests havea nominal review fee currently at $105.50. 4. 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. Access Management (FWRC 19.135) 1. 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-lA in the Public Works Development Standards. 2. Please show all neighboring driveways within 150 feet of the proposed driveway(s). Per FWRC 19.135.280, there may be only one driveway for each 330 feet of lot frontage. This property does not have the 660 feet minimum street frontage to allow a second access. Additionally, driveway must be located no closer than 150 feet to any street intersection or to any other driveway, whether on or off the subject property. The city may further limit or prohibit access to or from driveway onto arterial streets as deemed appropriate for safety. The current proposal does not meet access management standards and should be modified. 4. Access may be further restricted if such access would interfere with the 95"' percentile queue lengths from any existing traffic control device. The director may grant a modification administratively to reduce spacing standards by up to 20 percent of the tabular values with supporting documentation (FWRC 19.135.290). Please note that these modification requests have a nominal review fee of$160.00. Once preliminary traffic queuing analysis has been completed, the applicant's traffic engineer may submit a written request for access modification if desired. 6. For driveways that serve uses other than single-family residential uses and zero lot line townhouse development, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order to provide adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the Public Works Director. A 30-foot minimum driveway width is required for this project as shown in Development Standards Dwg. 3-6A. 16-104570-00-PC Doc ID 74 762 Mr. Rose Page 1 1 October 14. 2016 PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION Rob Van'Orsow, 253-835-2770, rdbv@cityoffederalway.com Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations for commercial or multi -unit residential housing include: Space Required and Enclosure Basics • Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by FWRC 19.125.150. Note that this typically makes up only about 1/3 of the combined space needed for solid waste and recycling containers. ■ In general, per unit services costs are lower for larger. containers emptied less frequently. Sites that do not allow ample space for containers will tend to have higher service costs over the long to rm . • Basic solid waste and recycling services can be accommodated within a single enclosure with clear interior dimensions measuring 10 feet deep by 20 feet across. A two -door swing -open or roll -open gate should span the front of the enclosure. When gate doors are opened, no structure or hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in both closed and open positions to ease service access and maximize the life of gate hardware. • Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or additional waste types and containers. • Plan for user access to interior waste and recycling storage areas/containers, and convenient access to exterior containers screened by enclosure(s). Vehicle and Service Access Plan for unobstructed enclosure ingress and egress for service vehicles, preferably in -line with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind spots' during entry and while backing. Screening Specification for Enclosures Consider landscaping, setbacks and screening requirements, based on FWRC 19.125.040 (4) & (5). Large Scale Projects and On -Site Waste Compaction • 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 elements for this equipment includes larger enclosure dimensions, defined overhead clearances, power utility access, and drainage management. o For grocery stores, restaurants, or multi-farnily facilities, "Self -Contained" waste compactors are preferred over "Stationary" or "Break Away" compactors. Compactors may need to be covered and connected to the sanitary sewer, since compacted wet wastes can cause leakage and surface water nuisances. Help with many design parameters related to service access is available via the City's contracted solid waste services provider, Waste Management. Contact: Dian Young, Route Manager, at 253-804-6815 (office) or 206-786-4530 (cell). Doe ID 74762 I6-I04570-00-1T Mr. Rose Page 12 October 14. 20 16 COMMUNITY DEVELOPMENT —BUILDING DIVISION Peter Lawrence, 253-835-2621, Peter.Lawrencencih-offederalway.com International Building Code (IBC), 2015 Washington State Amendments WAC 51-50 International Mechanical Code (IMC), 2015 Washington State Amendments WAC 51-52 Uniform Plumbing Code (UPC), 2015 Washington State Amendments WAC 51-56 & WAC 51-57 International Fire Code (IFC), 2015 Washington State Amendments WAC 51 -54 National Electric Code (NEC), 2014 Accessibility Code, 1CC/ANSI Al 17.1 - 2009 Washington State Amendments WAC 51-51 Washington State Energy Code, 2015 WAC 5 1 -11 Building Criteria Occupancy Classification: M Type of Construction: V-B Floor Area: proposed 12,000 square feet. Must be sprinklered if V-B construction per table 506.2 of the 2015 IBC. This could be a Type V-A construction non-sprinklered up to 14,000 square feet. Number of Stories: 1 Fire Protection: UNK Wind/Seismic: 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 w�v%v.citvoffederalway.coiii.) Submit _5_ sets of drawings and specifications. Specifications shall include: 2 Soils report, _2_ Structural calculations, and 2 Energy calculations, —2_ Ventilation calculations, completed special inspection agency forms if applicable. Note: A Washington State Registered architects' stamp is required for additions/alterations (new or existing) of 4,000 gross floor areas or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW). 16-104570-00-PC Doc ID. 74762 Mr. Rose Paoe 13 October 14. 2016 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. 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. Review Timing The first comment letter can be expected within 6-8 weeks of submittal date. Re -check of plans will occur in one to three weeks after re -submittal. Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded from the Community Development Department. Other Permits & Inspections Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by WABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the Building Department can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. Construction projects may be required to have a pre -construction conference (pre -con). If a pre -con meeting is required, the general or representative, all subs, the architect or representative, the engineer or representative, electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the Building Department and will be scheduled by the inspector of record for the project. Site -Specific Requirements: • Demo permit required for the removal of out buildings. • Fire resistive design for exterior walls close to property lines based on 2015 IBC table 602. 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. 1 e-1 oa s 7o-oo-1'c Doc I D: 74762 1%Ar. Rose Page 14 October 14- 2016 LAKE14AVEN WATER & SEWER DISTRICT Brian Asbury, 253-946-5407, BAsbury@lakehaven.org WATER ■ A Certificate of Water Availability (application form enclosed) issued separately by Lakehaven may be required to be submitted with any land use and/or building pen -nit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical. +. Fire Flow at no less than 20 psi available within the water distribution system is a minimum of 2,500 GPM (approximate) for two (2) hours or more. This flow figure depicts the theoretical performance of the water distribution system under high demand conditions. If more precise available 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). Current/2016 cost for a hydraulic model analysis is $200.00. Fire flow rates greater than available in the existing distribution system may be accommodated through water distribution system improvements. Please contact Lakehaven for further detail. ■ The site has one (1) existing water service connection (SvcNo 9035, 5/8"0/4" meter), with an associated legacy `sewer deduct' meter (SvcNo 903551). The existing 5/8"x3/4" meter needs to be evaluated under UPC & Lakehaven standards to detennine if it's adequate for the proposed use. The legacy `sewer deduct' meter will need to be removed & replaced with a new water irrigation service connection. For water use during site construction/development, a hydrant meter may be rented from Lakehaven for this purpose. Please contact Lakehaven for further detail. 0 A water service connection application (form attached) submitted separately to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger meter/service, irrigation, abandonment of existing service(s), re- activation, etc.), in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Non -single-family properties require separate domestic (per building), irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections & meters. Installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each domestic & irrigation service meter is required pursuant to WAC 246-290-490 & Lakehaven standards regarding premise isolation. Either a reduced pressure backflow assembly (RPBA) or double check valve assembly (DCVA) is required, to be determined by Lakehaven. If a separate fire protection service connection is needed or desired, installation & satisfactory testing of a separate approved backflow prevention assembly (BPA) is required pursuant to WAC 246-290-490 & Lakehaven standards regarding premise isolation. A double check detector assembly (DCDA) or a reduced pressure detector assembly (RPDA) is required for 3" & larger connections; for 2" & smaller connections a separate full -flow meter with a DCVA or RPBA is typical. Contact Lakehaven's Cross - Connection Control Program Manager (Chris Zoepfl, CZoe a2f11c Lakehaven.or, 253-946-5427) for additional information on premise isolation & BPA testing coordination. I,107S70-00-PC Doc ID. 74762 Mr. Rose Page 15 October 14.2016 Applicant will be required to complete and submit a Water Use Questionnaire (WUQ, copy enclosed). Information in the WUQ will be used by Lakehaven to determine specific premise isolation (aka backflow prevention) requirements. Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/charges/deposits (2016 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. o Water Service/Meter Installation, Irrigation, 1" size preliminary estimate: $4,230.00 deposit. Actual size TBD by Lakehaven based on applicant's estimated maximum GPM usage rate. o Capital Facilities Charge(s)-Water: 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 3.56 Equivalent Residential Units (ERU). Please contact Lakehaven for further detail. o ROW Permit Fee (City of Federal Way): $410.00. SEWER • A Certificate of Sewer Availability (application form enclosed) issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical. ■ The site has one (1) existing sewer service connection (SSCP 1196), utilizing an older, four -inch (4") diameter pipe. ■ Capping of any existing sewer service connection 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. • While no sewer service line (i.e., outside of building/foundation) is anticipated, if sewer service connection work (i.e., sewer pipe work outside of building/foundation), or if drain plumbing is being extended to the proposed building addition, the entire sewer service line will need to be updated/upsized to current Lakehaven standards (6" diameter pipe, PVC D-3034 or PVC C-900 [whichever is appropriate], etc.). A separate Lakehaven sewer service connection permit (application fora attached) is required for each new connection to the sanitary sewer system or any modification to an existing sewer service connection, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically required on the private building sewer line, for all new or modified non- residential connections. Io-IOai70-00-PC Doc ID 74762 Mr. Rose Paoe 16 October 1=4.2016 GENERAL 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 Vince Faranda, 253-946-7242, wince.faranda@southkingfire.org Fire Flow: The required fire flow for this project is 1500 gallons per minute. A Certificate of Water Availability shall be provided indicating the fire flow available at the site. A hydraulic fire flow model shall be requested from the water district. Hydrants: This project will require one fire hydrant. An existing fire hydrant on the public street is available for this project. Fire hydrants shall be in service prior to and during the time of construction. Fire apparatus access roads: Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system, the distance can be increased 20 percent. Fire apparatus access roads: 1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. 2) Shall be designed and maintained to support the imposed load of a 75,000 pound fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. 3) Shall be not less than a 32 foot inside turning radius and not less than a 40 foot outside turning radius. 4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire Department approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter. 5) Gradient shall not exceed 12 percent. Designated fire lanes may be required for emergency access. This may be done during the plans check or Just prior to certificate of occupancy. Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. 16-104570-00-PC Doc ID 74762 Mr. Rose Page 17 October 14, 2016 Fire Protection Systems: 'Under current existing nonconforming conditions with the building there are no fire protection systems required; however "IF" the total square footage of the building exceeds 12,000 square feet, a fire sprinkler and fire alarm system shall be required. 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 fornial 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 the key project contact, Becky Chapin, 25a-$35-2641. We look forward to working with you. Sincerely, Becky tlliapin Associate Planner enc: Master Land Use Application Process I Submittal Requirements Process 11 Submittal Requirements Parking Lot Design Handout Lakehaven Handouts c: Peter Lawrence. Plans Examiner Kevin Peterson- Engineering Plans Reviewer Erik Preston. SeniorTraflic Engineer Vince Faranda, South King Fire and Rescue Brian Asbury, Lakehaven Water & Sewer District Doc ID 74762 I6-104570-00-PC k CITY OF - Federai Way September 15, 2016 10:00 a.m. Pre -application Conference Sign in Sheet COMMUNITY DEVELOPMENT REVIEW COMNHTTEE Project Name: Pacific Hwy Ace Hardware Address: 30650 Pacific Hwy South File Number: 16-104570-00-PC City Hall Hylebos Room NAME DEPARTMENT 1 DIVISION TELEPHONE NUMBER 1. 2. J,lve, 3. 4.w�,� �� w-- e%..) I D, ,'✓�c.�-S ZS3- �3�- 2}3 5. �R If�N � r�t�KeWe� l U Tl c.. Yl 5-G ?..,�3 — ?;f&-5Y0 6. tvr L re,AC C D P � gmjr.er 2s3 - 8'3s-a62 7. 10n rvq-/2156- h5.5 FIPEI ✓vIPP- 3H,+e__ 2-S-3- `V&- '13VI 8. 4;L7V� 9. 10. 11. 12. FEDERAL WA � ACE HARDWARE FEASIBIUTY DATE: 09.13.16 l.:� CVIC-rilkir rf)Klnl-rlf11Ja RECEWED SEP 14 Z016 CITY OF FEDERAL WAY CDS a NORTH 10' 30' 0' 20' (00' SCALE: I" = 30' Helix !1 design group,.) HELIX DESIGN GROUP, INC. EXISTING FENCE 0 i� I — \� I � � I � I N I � I Q U I � a I \� I I PROPANE TANK EXISTING SIDEWALK w :+ r v' r ,mow - OUTDOOR GARDEN ll CENTER DISPLAY C 1 LINE OF POTr `` FUTURE EXP EXISTING COVERED �J 1 GARDEN CENTER GAR N — 2000 SF ADDITION 28q.5' 77, S41 1 , EXISTING BUILDING 6000 SF HC I I HC 5' LANDSCAPE STRIP 36' EXISTING DRI'/EWAY SOUTH 308TH STREET FEDERAL W,�'(ACE HARDWARE �SIB,� DATE: 09.13.16 �A YO AGII CI.I/•I /1C.1 IL7G NEW DRIVEWAY ALIGNED WITH SOUTH PROPERTY DRIVEWAY EXISTING BUILDING AREA: 6,000 5F ADDITION BUILDING AREA: 2,000 5F TOTAL BUILDING AREA: 81000 SF f tl lres 1 S -%'n (� S EXISTING FENCE ___TYPE OF CONSTRUCTION: VB OCCUPANCY TYPE: MERCANTILE TOTAL SITE AREA: 43,82q SF PARKING STALL COUNT: EXISTING - 10 STALLS PROPOSED - 45 STALLS >' LANDSCAPE BUFFER NORTH 10' 30' rt=r=� 0' 20' 60' SCALE: P = 30' PROPOSED SITE PLAN 09 ne'11X r N design group HELIX DESIGN GROUP, INC. EXISTING FENCE n EXISTING SIDEWALK • ME=# 0 -5 (? /f �T OUTDOOR GARDEN CENTER DISPLAY COVERED GARDEN CENTER, &72 SE 2B9.5' ' i 4 NC ` HC _ EXISTING BUILDING, 61000 SF w _ ADDITION 41128 SF ,• SOUTH 30BT14 STREET 5' LANDSCAPE STRIP O FF DERA1 VVAY SCE- HAR DINA R F�L DATE 10.14.: -13gs • • Z-' `� �— NEW DRIVEWAY ALIGNED WITH SOUTH PROPERTY DRIVEWAY ro)�T EXISTING BUILDING AREA: 6,000 SF ADDITION BUILDING AREA: 41125 SF TOTAL BUILDING AREA: 10,125 SF EXISTING FENCE TYPE OF CONSTRUCTION: VS OCCUPANCY TYPE: MERCANTILE TOTAL SITE AREA: 41,109 SF PARKING STALL COUNT: EXISTING - 10 STALLS PROPOSED - 35 STALLS ' LANDSCAPE BUFFER a 20PANE TANK NORTH 10, 30' o' 20' 60' SCALE: 1' = 30' Ix ■oq design group ■PFA HELIX DESIGN GROUP, iNC. 9/29/2016 Map Map 101 D E 1 304 092104 9124 A g F 304 Fi 101 30602 304 101 306 101 304 101 101 101 46 CO I 30620 9402 Soss 1902 0921114 9149 0,32 OA 919344-49 56- 59 0 _ 10.1 9104 9281 30640 r..10 17-20 m" 712 092104 9102 vr. m" �ak- n L.k I L -9 _ 22-25 8-11 092104 9219 1829 092104 092104 9134 27-30 Steel 30714 a� 092104 9121BC 5-:R � / 800 9v11' Lake Presbyterian 32-35 Church R57.2 092104 9 30650 1902 0921 r' 9120 1650 04 9154 092104 . 092104 9135 4 1648 3742 092104 1 S 308TH ST S 308TH ST S 30 Likr Nna pats 171,T 3081 1 00300 250300 0040 y�y 787300 0240 � 3081785360 30810 0125 � Q 1819.1012i 30802 18191819 .1887 298710 0000 1836 7 ' : 0005 ; 0005.]0030 0[ 1! 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Address Candidates Parcels 100 Year Floodplains Federal Way Zoning Boundary Wellhead Protection Zones Site Address a 06 Months City Limits SEPA Planned Action Area Boundary 01 Year �® C35 Year Subdivisions King County Zoning Boundary C10 year Landslide Hazard Areas Federal Way Stream Classification Points Lakes 0 Erosion Hazard Area iE Wetlands (1998 City Survey) Streams Puget Sound Buildings http://cfwgi sweb/aspnet_cl i ent/ESR I/W ebAD F/Pri ntTaskLayoutTem pl ates/default.htm 1/2 L A�kCITY OF Federal Way September 15, 2016 Nick Rose 11509 16151 Avenue SE Renton, WA 98059 arose. hegemony@grnail. coin RE: File #16-104570-00-PC; PREAPPLICATION CONFERENCE SCHEDULED Pacific Highway Ace Hardware, 30650 Pacific Highway, Federal Way Dear Mr. Rose: CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor The Community Development Department is in receipt afyour preapplication conference request. The application has been routed to members of the Development Review Committee and a meeting with the project applicant has been scheduled as follows: 10:00 a.m. —Thursday, October 6, 2016 Hylebos Conference Room Federal Way City Hall, 2"d Floor 33325 8"' Avenue South Federal Way, WA 98003 We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend the meeting as this will be the only notice sent by the department. If you have any questions regarding the meeting, please contact me at becky.chapiii@cityoffederalway.corn, or 253-835-2641. Sincerely, _W�04 (4r_ Becky Chapin Associate Planner Doc LD 74694 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: TO: FROM: FOR DRC MTG. ON. FILE NUMBER(s): RELATED FILE NOS.: PROJECT NAME: PROJECT ADDRESS. ZONING DISTRICT. - September 15, 2016 Cole Elliott, Development Services Manager Peter Lawrence, Plans Examiner Brian Asbury, Lakehaven Utility District Vince Faranda, South King Fire & Rescue Rick Perez, City Traffic Engineer Becky Chapin, Associate Planner September 29, 2016 - Internal October 6, 2016,10:00am - with applicant 16-104570-00-PC None PACIFIC HIGHWAY ACE HARDWARE 30650 PACIFIC HWY S NA PROJECT DESCRIPTION. Proposed addition and site upgrades to existing, possibly nonconforming, garden center site. Conversion into an Ace Hardware store. LAND USE PERMITS: PROJECT CONTACT. MATERL9LS SUBMITTED: Preapplication Conference Nick Rose 11509 161s` Avenue SE Renton, WA 98059 Master Land Use Application ■ DRC Questions a Project Narrative ■ Existing Conditions a ' Proposed Site Plan September 13, 2016 RE: 308th and Pacific Highway South/ Ace Hardware Project Narrative Helm design group RECEIVED SEP 14 2016 CITY DF FEDERAL WAY CDS Project intent is to convert the current Oriental Garden Center into a new Ace Hardware Retail Facility. The install phase would include site development for the entire project and a small addition (2e00 sf) to the existing building. Future phases would include additional building expansion up to approximately 12,000 sf of total interior space. The existing structures onsite totals approximately 8700 sf as follows: 2L'� iJ 'D Primary Building: 6000 sf 1 Attached Covered Retail Area: 1500 sf Enclosed Green House: 1200 sf Site Development Site development will include, new parking to accommodate ultimate building square footage, landscaping at required perimeter edges and permeable surface for outdoor retail garden display areas. The east driveway is proposed to be relocated to the east, in line with the neighboring property driveway to the south. No known environmentally critical areas are located on site. Building Improvements The existing structure will be renovated to meet AceHardware design and appearance standards for the building exterior and interior areas. A small addition (2000 sf) is proposed at the east side of the existing building. The existing covered retail display area will be renovated. The building exterior will be designed to accommodate Ace Hardware brand standards and meet the city's design guidelines where appropriate. The existing greenhouse will be demolishes. HELIX DESIGN GROUP, INC. 1 6021 12TH ST E SUITE 201, TACOMA, WA 98424 1 P.253.922.9037 I F.253 922.6499 1 HELIXDESIGNGROUP.NET RECEIVED MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8'h Avenue South CITY OF SEP 14 2016 Federal Way, WA 98003-6325 Federal Way CITY OF FEDERAL WAY 253-835- w,cit Fax 25ralwa 2609 r��"•��•.cit •of'tederal�va •.corn CDS APPLICATION NO(S) I �f ` ® Date Project Name�pCll�- `^lf%E=(NpL AL'�Aen4.VAv2 Property Address/Location 3C)G J Parcel Number(s) e j 0 7 1 0 Project Description Ti_ 0 P b S a �E d" ; ' ` O Q- ' ` � C' C rMIN 1 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 c, Zoning Designation Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): t' - l Occupancy Type Construction Type Applicant Name: Address: Ill �1 City/State: tj'�-v t.,J w f, Zip: Phone: 2.C>(-' 69 -S3 � } Fax: Email: N �LDs6 . 14e6? :1M0P'J rlft)A)L • COP-. Signature: , Z__ Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Bulletin #003 -January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application Becky Chapin From: Becky Chapin Sent: Monday, October 24, 2016 11:17 AM To: 'Nick Rose' Subject: RE: Questions on Process I with this property & demolishing of green house Hi Nick, If the addition exceeds the thresholds established under FWRC 19.30.090, the following non -conforming aspects of the site must be brought into compliance with current codes: Landscaping • Type III landscaping 5 feet in width shall be provided along all perimeter lot lines and properties abutting public rights -of -way. Type I landscaping 15 feet in width shall be provided along the perimeter of property abutting the residential zone to the east. Pursuant to FWRC 19.125.040(28), landscaping is not required along perimeter lot lines abutting rights -of -way where no required yards apply. • Pursuant to FWRC 19.125.070, commercial developments shall provide twenty (20) square feet of Type IV interior lot landscaping per parking space when up to 49 parking stalls are required. The square footage of interior lot landscaping must be listed on the landscape plan, and the interior landscape areas used for this calculation must be identified on the plan. • Permanent curbing shall be provided in all landscape areas within or abutting parking areas. Based upon appropriate surface water considerations, other structural barriers may be substituted for curbing, such as concrete wheel stops. • Parking areas adjacent to public right-of-way shall incorporate berms at least three feet in height within perimeter landscape areas; or alternatively, add substantial shrub plantings to the required perimeter landscape type, and/or provide architectural features of appropriate height with trees, shrubs and groundcover, in a number sufficient to act as efficient substitute for the three-foot berm, to reduce the visual impact of parking areas and screen automobiles, and subject to approval by the director of community development. Community Design Guidelines A written narrative provided in conjunction with the formal Land Use application must identify how the proposal complies with the applicable design guidelines, FWRC Chapter 19.115, "Community Design Guidelines". FWRC 19.115.050 — Site Design • FWRC 19.115.060 — Building Facade Modulation and Screening • FWRC 19.115.090 — Zoning/District Guidelines Parking • Parking requirements from the BC zone use chart are 1 parking stall for each 300 square feet of gross floor area for the retail use. Outdoor Use, Activity, and Storage • FWRC 19.125.170 Garbage/Recycling • FWRC 19.125.150 and 19.125.040 This does not include stormwater or traffic requirements. Please contact the representative listed in the preapplication conference summary letter for more information regarding the stormwater and traffic sections. Regarding SEPA review, per FWRC 19.15.030, the exempt levels for minor new construction are buildings up to 12,000 square feet gross floor area and up to 40 parking spaces. If you are not exceeding these thresholds, then the project will require a Process II land use application — No SEPA. Note: If SEPA is triggered, then the project would be reviewed under Process III land use review. Hope this answers your questions and let me know if you need additional information. Best, Becky Chapin Associate Planner op Federal Way 33325 8th Avenue South Federal Way, WA 98003-6325 Phone:253-835-2641 Fax: 253-835-2609 w ww. citvofFe de ra I w a v. c o m From: Nick Rose [mailto:nrose.hegemony@gmail.com] Sent: Monday, October 24, 2016 9:33 AM To: Becky Chapin Subject: Re: Questions on Process I with this properly & demolishing of green house Good Morning Becky, Thank you for your quick and concise response to my questions. I have some more questions around the non- conforming development and SEPA Requirements I am leaning toward just doing the full upgrade/addition for the 4,000+ sq/ft but would like to know what are the non -conforming items that would need to be done. I have an option of only adding 2000 sq/ft now and then adding another 2000 sq/ft in more than 36 months to not trigger the non -conforming development. Im just trying to figure out what would be needed and then the costs related to those non compliant items. As you can see, that Im already touching/upgrading the entire property and hoping that the non compliant items are not that significant or costly. Also, with reqards to SEPA, I am not adding more then 40 parking stall or going bigger the 12,000 sq/ft. So if I end up in Process II, does that trigger SEPA as well or would I still be exempt from that? Thank you again for you assistance and let me know if you need additional information or have questions to provide me a better response. Have a Happy Monday. Nick On Thu, Oct 20, 2016 at 3:43 PM, Becky Chapin EBeck .Cha in ci# offederalwa .comma wrote: Hi Nick, After discussion with the acting Planning Manager, as proposed, the addition of 4,128 sq. ft. would require Process II Land Use Review. Per FWRC 19.15.030, additions to an existing developed site are processed using Process I, provided the additions do not exceed either of the following thresholds: Twenty-five percent of the gross floor area of the existing use; or Two thousand square feet of new gross floor area. Based on the calculation of 9,079 sq. ft. for existing structures, to meet the thresholds for Process I review, you would be limited to 2, 000 square feet for any addition. Once the building is removed it is no longer counted as existing gross floor area. Also, the proposed 4,128 sq. ft. addition would exceed the nonconforming threshold of 2,500 square feet of new gross floor and the entire site must be brought up to compliance with current codes. A demolition permit is required to remove existing building. Please contact the Permit Center at 253-835-2607 or permitcenteggityoffederalway com with questions regarding a demolition permit. Hope this answers your questions and if you have any additional questions please feel free to contact me. Best, Becky Chapin Associate Planner Federal Way 33325 8th Avenue South Federal Way, WA 98003-6325 Phone:253-835-2641 Fax: 253-835-2609 www.cityoffederalway.co From: Nick Rose[mailto:nrose. hegemony@gmail.com] Sent: Wednesday, October 19, 2016 11:58 AM To: Becky Chapin Cc: Bruce McKean Subject: Questions on Process I with this property & demolishing of green house Hello Becky, Here is the information I discussed with you today on seeing if this addition on the site plan stays within the Process I requirements. Please review the attached site plan with the greenhouses and square/footage: Overview facts: Main Structure: 5913 sq/ft Green House (connected) 1771 sq/tf (approx. 23' x 77') Green House (not connected) 1395 sq/ft (approx. 31 x 45') Current Total: 9,079 sq/ft Process I guidelines: 11,079 sq/ft (under 25% gross sq/ft or 2,000) As we talked, I would demolish the Green House (non connected) and upgrade the Green House (connected) with an covered area around 1,000 sq/ft giving me a final sq/ft of 11,079. The new addition would be approx. 4,100 Sq/ft + 5,913 sq/ft (main structure) + 1,000 sq/ft (covered outdoor area) = 11,019 sq/ft We are wondering if this proposal still keeps us under the Process I guidelines as discussed in the Pre-app meeting? Please provide your feedback and let us know if you have any questions or need additional details. Also, I was wondering at what point during the process can I demolish the green house so they still count toward Process I. I was wanting the demolish the green house as early as possible but to not affect how gross retail square footage calculation is counted when I submit my plans for the addition. Thank you for your. assistance. Nick Rose