18-102257 (2)FILE
CITY OF
t Federal Way
usfie 1G,_ 2018
Mr. Pat Hopper, Assistant Planner
Barghausen Consulting Engineers, Inc.
18215 72nd Avenue South
Kent, WA 98032
phopj2erUa) )axeh ua�gm
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Re: File #18-102257-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Ernie's Fuel Stop Redevelopment, 33101 Pacific Highway South, Parcel 172104-9100, Federal Way
Dear Mr. Hopper:
Thank you for participating in the preapplication conference with the City of Federal May's Development
Review Committee (DRC) held June 21, 2018. We hope that the information discussed at that meeting was
helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the city's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Water and Sewer District and
South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC), and relevant information
handouts, are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In
preparing your formal application, please refer to the complete FWRC and other relevant codes for all
additional requirements that may apply to your project.
The key contact for your project is Associate Planner Leila Willoughby -Oakes (contact at 253-835-2644, or
leila.will u hU -oa ci ff derah .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
The proposal is to construct a new vehicle servicing station at the corner of South 332nd Street and Pacific
Highway South with a 2,500 square foot mini mart, new fuel pumps, and canopy on a 2.4 acre site. The
existing underground storage tanks (USTs) and truck refueling facility will remain; no additional USTs are
proposed. Additional site improvements include new parking spaces and landscaping.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for the 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
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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
• Process II Site Plan is required.
• Provide Type III visual buffer landscaping in all existing/proposed landscape buffers.
• A commercial fueling facility must match aesthetics of the primary use (new improvements).
• Orient the primary entrance to the right-of-way, make it clearly recognizable, and architecturally emphasize
it with glass.
• Provide Type I solid screen landscapping around the proposed garbage enclosure.
• All existing components of the site, including the commercial station, shall comply with the current
development regulations of FWRC Chapter 19.30 "Nonconformance."
• Provide parking lot directional signage and arrows.
• There are no current plans to extend South 332nd Street; however, the city's comprehensive plan depicts a
connection.
• Public Works Development Services Division
FWRC 19.30.120, "Non -conforming Water Quality Improvements," applies to the entire site. The 2016
King County Surface Water Design Manual (KCSWDM) provides options that may be used for Enhanced
Basic Water Quality. Proprietary devices that have received GULD approval from the Washington State
Department of Ecology may also be used.
The KCSWDM requires flow control and Best Management Practices to mitigate runoff from all new
and replaced impervious surfaces.
• Public Works Traffic Division
• Traffic Impact Fees (FWRC 19.91) — Traffic impact fees will be assessed at building permit issuance.
• Frontage Improvements (FWRC 19.135.040) — Construct half -street improvements and dedicate right-of-
way along the property frontage on SR 99 (Pacific Highway South), South 332nd Street, and 15th
Avenue South.
■ Access Management (FWRC 19.135.260) — The development shall meet access management standards.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact the
representative listed for that section.
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COMMUNITY DEVELOPMENT — PLANNING DIVISION
Leila Willoughby -Oakes, 253-835-2644, leila.willoughby-oakes@,ciZ offederal,.vay.com
I. Zoning Designation and Use — The subject property is zoned Commercial Business (BC). Vehicle servicing
stations are permitted within the BC zone pursuant to FWRC 19.220.030, "Vehicle and Equipment Sales,
Service, Repair, Rental —Self-Service Storage Facilities."
2. Use Application —A Use Process II is an administrative land use review conducted by city staff with a final
decision by the Community Development Director. Process II applications do not require public notice.
They are deemed complete on acceptance by the Permit Center based on the minimum submittal
requirements. Please see Bulletin #013, "Use Process II Submittal Requirements."
3. Environmental Review — As proposed, the project is exempt from review under the State Environmental Policy
Act (SEPA), as the proposal does not exceed flexible thresholds.
4. Public Notice and Comment— Process II review does not require public notice. If an environmental review/
Process III review are triggered, public notice and mailing to residential properties within 300 feet of the
site will be required.
5. Key Development Regulations — FWRC 19.220.030, "Vehicle and Equipment Sales, Service, Repair, Rental —
Self -Service Storage Facilities," provides specific design and use requirements for the proposed
redevelopment. The formal site plan must include the following:
a. Required Setback — Different setbacks apply to separate portions of this proposal, please see below.
i. Vehicle services stations have a 40-foot front and 15 foot side/rear yard setbacks.
ii. Gas pump islands, canopies, and covers over pump islands may not be closer than 25 feet to any
property line. Outdoor parking and service areas may not be closer than 10 feet to any property line.
iii. If a gas pump island is on the side or rear and the station includes a mini -mart, the front yard
setback is zero feet. In regards to landscaping along South 332nd Street, landscaping is not
required along perimeter lot lines abutting rights -of -way where the building is constructed so that
the building's side rests directly on the lot line and no yards can be provided. Type III
landscaping along the perimeter lot lines abutting rights -of -way shall be required, where the
building is constructed so that the building's side does not rest directly on the lot line.
iv. Front Yard— This application's primary vehicular access is on South 332nd Street and per FWRC
19.105.160(1), the,property line adjacent to an arterial or primary collector shall not be designated
as a primary vehicular access; and therefore, South 332nd Street is the front property line.
Meeting Follow -Up: The 35 foot convenience store setback from Pacific Highway South needs only be
15 feet. Staff notes that moving the store closer to the corner will enhance the streetscape presence,
building recognition, and orientation to the right of way.
Per FWRC 19.125.040(28), landscaping is not required along perimeter lot lines abutting rights -of -
way where the building is constructed so that the building's side(s) rest directly on the lot line.
Landscaping along the perimeter lot lines abutting rights -of -way shall be required, where the building
is constructed so that the building's side(s) do not rest directly on the lot line.
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b. Lot Coverage —No maximum lot coverage applies. The buildable area will be determined by other
requirements for landscaping, required yards, etc.
c. Bxidekn� Height— Outright heights are limited to 35 feet above average building elevation. As depicted,
the proposal complies.
d. Parking —Parking requirements from the BC zone use chart are 1 parking stall for each 300 square
feet of gross floor area of the convenience store use, excluding areas under pump canopies. Nine
parking spaces are required. See the enclosed "Parking Lot Design Criteria" handout for additional
requirements.
Please provide wheel stops or permanent curbing for all parking stalls per FWRC 19.125.070(4). The
city requests wheel stops for all angled parking spaces. '
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6. Special Regulations — The following special regulation, asset forth in the BC zone (FWRC 19.220.030), may
be applicable for your proposal:
a. Vehicle service stations may include commercial vehicle fueling facilities only when:
• The facilities constitute a secondary use and not the primary use of the site;
• The facilities are located to the rear of the principally permitted structure;
• The design of the facilities are similar to the principal facilities on the site; and
• No overnight parking areas or sleeping accommodations are provided on site.
Meeting Follow -Up: The existing commercial fueling canopy/fixtures should match the new store and
front canopy.
7. 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.
Meeting Follow -Up: It appears that the new development will exceed the above nonconforming
development thresholds. The applicant proposes to demolish the existing store, replacing greater than
25% of the existing gross floor area, as 100% of the existing gross floor area will be removed. The site
must meet current code requirements, including the commercial fueling area.
8. CriticalAreas —The subject property is within a 10-Year Wellhead Protection Zone. Please submit a
"Hazardous Materials Inventory Statement" disclosing the approximate quantities of hazardous materials
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that will be stored, handled, treated, used, produced, recycled, or disposed of in connection with the
proposed uses.
9. Community De ign Guidkknes — The proposed improvements are subject to an administrative design review
conducted by city planning staff. Project designers shall strive for overall design continuity by using
similar elements throughout the project, such as architectural style and features, materials, colors, and
textures. A written narrative identifying how the project complies with applicable design guidelines must
be submitted with the application package. Guidelines applicable to your project are below:
a. FWRC U.113.030. Pedestrian pathways from rights -of -way, bus stops, and parking lots to primary
entrances 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. Paint striping on asphalt as a method of delineation is not acceptable.
Outdoor furniture, fixtures, and streetscape elements, such as lighting, freestanding signs, trellises,
arbors, raised planters, benches, and other forms of seating, and trash receptacles, etc., should be
incorporated into the site design.
Per FWRC 19.115.050(4)(a), primary entrances to buildings should be clearly visible or recognizable
from the right -of way.
MeetingFollosv-Up: Please provide a bike rack. Bike racks should be provided on commercial
developments.
Meeting Folloav-Up: Please provide a pedestrian connection to the primary access to and from South 332nd
Street, from the nearest bus stop if applicable. The path should be accessible and clearly delineated.
Meeting Folloav-Up: Please orient your primary entrance to the right-of-way, or provide a secondary
entrance connecting the public sidewalk to the convenience store.
b. FWRC 19.115.010(2), "Crime Prevention through Environmental Design (CPTED) "— Implementation of
CPTED principles (natural surveillance, access control, and ownership) for all new development
projects are a component of the city's design guidelines. The enclosed CPTED checklist must be
submitted with the formal land use application. Your proposal will be circulated to the Federal Way
Police Department; please find the department's recommended hostile vegetation list enclosed.
c. FWRC 19.115.050(7) — In addition to CPTED lighting standards, the following shall apply: lighting
levels shall not spill onto adjacent properties; lighting shall be provided in all loading, storage, and
circulation areas; lighting standards shall not reduce the amount of landscaping required for the
project; and lighting fixtures shall not exceed 30 feet in height and shall include cutoff shields.
d. FWRC 19.115.060(2), `Buiddin,g Fafade Modulation and Screening Options"— This section is only applicable
to the store facade facing South 332nd Street (60 feet or longer). Per FWRC 19.115.060(2), building
facades shall incorporate at least two of the four following options for modulating and/or screening:
• Fafade 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
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elements, offset planes, wing walls, and terracing will be considered, provided that the intent
of the section is met.
• Landscape Screening — Eight -foot -wide Type II landscape screening along the base of the
facade, except that 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.
• Canopy orArcade — 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.
+ Pedestrian Pla.Za — 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.
The above -referenced "two of four" options shall be incorporated along the entire length of the
southern facade, in any approved combination. Options used must meet the dimensional standards
as specified above, but if more than two are used, dimensional requirements for each option may be
modified.
e. FWRC 19.115.060(3)(b) — Building design should avoid blank exteriors. Methods to articulate include,
but are not limited to: recessed windows; window openings with visible trim material, or painted
detailing that resembles trim; vertical trellis(es) in front of the wall with climbing vines or similar
planting; landscaped or raised planter bed in front of the wall; artwork such as mosaics, murals,
decorative masonry or metal patterns or grillwork, sculptures, relief, etc., over a substantial portion of
the blank wall surface; architectural features such as setbacks, indentations, overhangs, projections,
articulated cornices, bays, reveals, canopies, and awnings; and material variations such as colors, brick
or metal banding, or textural changes.
Meeting Follow -Up: The remaining facades shall achieve the minimum building articulation and scale
requirements of FWRC 19.115.060(3) above; although, they do not exceed 60 feet.
£ District Guidelines FWRC 19.113.090(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. Building
entrances shall incorporate transparent glass.
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.
Meeting Follow -Up: The convenience store as shown does not comply. The rear of the building is
orientated towards the corner of Pacific Highway South and South 332nd Street. Please revise and
provide color elevations with your site plan application.
Meeting Follow -Up: Existing chain -link fences shall be replaced following the above requirements. The
proposal triggers compliance with all current development regulations.
10. Rooftop Appurtenances— Pursuant to FWRC 19.110.070, vents, mechanical penthouses, and similar
appurtenances that extend above the roofline must be surrounded by a solid sight -obscuring screen that
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meets the following criteria: the screen must be integrated into the architecture of the building; and the
screen must obscure the view of the appurtenances from adjacent streets and properties.
11. Rockeries and Retaining Walls — Any needed rockeries or retaining walls must be limited to six feet in height as
measured from finished grade at base of wall to top of wall, with a minimum three-foot landscaped setback
at the base of each rockery or retaining wall. Rockeries and retaining walls visible from a public right-of-way
or adjacent property shall be composed of rock, brick, or other textured/patterned wall styles.
Rockeries and retaining wall may be located in the required yard is it meets the requirements of FWRC
19.120.120.
Meeting Follow -Up: There is an existing low keystone wall; if it is not in compliance, and/or on private
property, please replace the wall per the design and landscaping standards in FWRC 19.120.120. The
retaining wall is visible from Pacific Highway South.
A separate building permit will be required for any retaining walls supporting a surcharge.
12. Landscaping— Pursuant to FWRC Chapter 19.125, a landscape plan prepared by a Washington State
registered landscape architect shall be submitted with the Process II application.
a. F1VRC 19.125.060(6) — The following perimeter landscaping screen will be required:
• Type III landscaping five feet in width shall be provided along all property lines; unless the
applicant proposes a building setback of zero feet. If the applicant proposes a building setback
from the right-of-way, this area shall be landscaped with appropriate plantings for the width.
• Type III landscaping five feet in width shall be provided along all ingress/egress easements
(Pacific Highway South and South 332nd Street).
b. FWRC 19.125.070 —The following interior parking lot landscaping will be required:
• Type IV landscaping at 20 square feet per parking stall.
• 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.
• Vehicular overhang into any landscaping area shall not exceed two feet.
• No plant material greater than 12 inches in height shall be located within two feet of a curb or
other protective barrier in landscape areas adjacent to parking spaces and vehicle use areas.
■ Soil in parking lot landscaped areas must be noncompacted to a depth of 18 inches prior to
planting of any shrubs, trees, or groundcovers.
c. FWRC 19.125.040(22) — Building walls that are uninterrupted by windows, doors, or other
articulation methods that are 240 square feet or greater in area, and not located on a property line,
shall be screened by landscaping. Such planting shall include trees, shrubs, and groundcover
appropriate for the area proposed.
d. FWIRC 19.125.040 — General landscaping notes include:
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• With the exception of lawn areas, at least 25 percent of new landscaping materials (i.e., plants, trees,
and groundcovers) shall consist of drought -tolerant species. All developments are encouraged to
include native Pacific Northwest and drought -tolerant plant materials for all projects.
• Deciduous trees shall have a caliper of at least 1.5 inches at the time of planting, measured 4.5
feet above the root ball or root structure.
• Evergreen trees shall be a minimum six feet in height (measured from tree top to the ground) at
the time of planting.
• Groundcovers shall be planted and spaced, using a triangular planting arrangement, to result in
total coverage of a landscaped area within three years.
• All permanent lawn or sod areas shall have permanent irrigation systems.
•. Landscaping shall not be required along interior lot lines within a development where parking is
being shared.
e. FWRC 19.125.090(1)(d) — The applicant shall schedule a final landscape inspection. All plantings and
irrigations systems shall be installed and operating prior to the certificate of occupancy.
13. Tree Retention/Replacevnent — A tree and vegetation retention plan, as required under FWRC 19.120.040(2),
must be submitted with the Process II application. The tree and vegetation retention/replacement plan
must be prepared by a certified arborist or certified landscape architect. Please depict stands of trees
within 50 feet of the site. The standards require each development to maintain a minimum tree unit
density. As required under FWRC 19.120.130(2), the minimum tree density in BC zones is 20 tree units
per acre. The subject property's density would be 49 tree units (20 tree units x 2.4 acres = 49 tree units).
14. Clearing and Grading —The applicant is required to obtain clearing and grading plan approval as a
component of Process II approval. Consult FWRC 19.120.040(1) for items that are required to be
included on the plan, including the anticipated amounts of cut and fill.
Any needed rockeries or retaining walls must be limited to six feet in height as measured from the
finished grade at the base of wall to top of wall, with a minimum three-foot landscaped setback at the
base of each rockery or retaining wall. As the site does not achieve the nonconforming development
exception criteria in FWRC 19.30, proposed and existing rockeries/retaining walls visible from a public
right-of-way or adjacent properties shall be composed of rock, brick, or other textured/patterned wall
styles. The materials and design features of fences and walls should reflect that of the primary buildings.
15. Solid Waste Receptacles— FWRC 19.125.150 requires that storage areas for garbage and recycling receptacles
be provided for each project, and contain design guidelines and space requirements. Locations for the
recycling and garbage facilities must be depicted on the formal site plan. Include the square footage of
each facility provided and depict routes of travel for service providers.
The design of the enclosure area should be consistent with the architectural design of the primary
structures on the site. Per FWRC 19.125.040(4) and (5), the enclosure shall be screened from abutting
properties by a 100 percent sight -obscuring fence or wall and appropriate landscape screen.
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Figure 1 — FWRC 19.125.040(4)
Meeting Follow -Up: Enclosures exceeding 175 square feet must have a roof.
16. Si
nage — The proposal requires separate sign permits. Please see FWRC 19.140 for sign regulations and
contact a Development Specialist for more information at pcm-utcentex@6Woffederalway.com, or 253-
835-2607.
17. Application Fees — Please contact the Permit Center at ermitcenter cinvofFederalw .e rn, or 253-835-
2607, for updated fee schedules for the Process II Master Land Use application, concurrency, and
building permit.
PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION
Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 2016 King County Surface
Water Design Manual (KCSWDM). This project meets the requirements for a Full Drainage Review. At the
time of land use site plan submittal, a preliminary Technical Information Report (TIR), addressing the
relevance of the project to the nine core and five special requirements of the KCSWDM will be required.
A Level 1 downstream analysis shall also be provided in the preliminary TIR. The city has 1" = 100', five-
foot contour planimetric maps in GIS format that may be used for basin analysis.
2. The project lies within a conservation flow control area; thus, the applicant must design the flow control
facility to meet these performance criteria. In addition to flow control facilities, Best Management Practices
(BMP's) are required as outlined in the KCSWDM. Since flow control was originally provided by the Kitt's
Corner Regional Detention Facility, the applicant shall provide onsite detention and/or BMP's to account
for the difference between old and new standards for the new and replaced impervious surfaces.
3. The project also lies within an Enhanced Basic Water Quality Area. Water quality treatment shall be
designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. The existing water
quality devices must be replaced or augmented to meet current standards.
4. 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 item(s) is(are) applicable (pick those
that apply):
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1.a. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
1.b. 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 FWRC 19.30.090 (nonconforming development), 19.30.110 (street/sidewalk
improvements), 19.30.120 (nonconforming water quality improvements) and 19.135.030 (street/
sidewalk improvements) shall not be counted towards the 50 percent threshold which would trigger
application of this subsection;
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.
5. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must
be provided to verify infiltration suitability.
6. Detention and water quality facilities must be above ground (i.e. open pond). Underground facilities are
allowed only with approval from the City of Federal Way Public Works Department.
7. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
8. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination
System (NPDES) construction stormwater permit may be required. Information regarding this permit
can be obtained from the Washington State Department of Ecology at 360-407-6048, or
1-iiip://www.egy.wa.Wv/12rogLams /wq/stormwater/construction /inde.v-html.
Right -of -Way Improvements
1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long for
traffic related items.
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2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication
shall be conveyed to the city through a statutory warranty deed. The dedicated area must have clear title
prior to recording.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
4. FWRC 11.05.110 requires that overhead utility lines be relocated underground if over 500 feet, or three
spans are affected by a project.
Building (or EN) 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 $'2503.00 for the first 12 hours of review,
and $139.00 per hour for additional review time. A final TIR shall be prepared for the project and
submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a
professional engineer registered/licensed in the State of Washington.
2. In addition to engineering approval, projects that will be filling or grading in the area of the future
building pads are required to obtain a separate grading permit from the Building Division.
3. The Federal Way Public Wlorks Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available to assist the applicant's engineer in preparing the plans and
TIR on the city's website at hn://w-,v<v.cin offederalw t= ,,cQm/index.aspa?nid=171.
4. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the improvements,
and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original
amount and held for a two-year maintenance period.
5. 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.
6. 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.
7. 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.
8. Provide cut and fill quantities on the clearing and grading plan.
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9. Temporary Erosion and Sediment Control (TESC) measures, per Appendix D of the 2016 KCSWDM,
must be shown on the engineering plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION
Sarady Long, 253-835-2743, sarady.lonaciiyoffederalway..coni
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for a new 2,520 square foot convenience store with 10 vehicle fueling
positions, and trip credit for the existing 3,498 square foot convenience store with 12 vehicle fueling
positions, the Institute of Transportation Engineers (ITE) Trip Generation - 10th Edition, land use code
853 (Convenience Market with Gas Pumps), the proposed project is 'not expected to generate any new
PM peak hour trip. Therefore, a concurrency permit is NOT required.
Transportation Impact Fees (TIF) (FWRC 19.91)
1. Based on the submitted materials for a new 2,520 square foot convenience store with 10 vehicle fueling
positions, and credits for the existing uses (3,498 square foot store with 12 vehicle fueling positions), the
estimate traffic impact fee is .$'00.00. Please note, the actual impact fee will be calculated at the time a
completed building permit application is filed and must be paid prior to permit issuance.
Street Frontage Improvements (FWRC 19.135)
The applicant/owner will be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on
the materials submitted, staff conducted a limited analysis to determine the required street improvements.
The applicant will be expected to construct improvements on the following streets to the city's planned
roadway cross -sections:
SR 99 (Pacific Highway South) is a Principal Arterial planned as a Type "A" street, consisting of a
90-foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and
street lights in a 124-foot right-of-way. Assuming a symmetrical cross section, half street
improvements are required as measured from the street centerline. SR 99 is improved with six
lanes, including vertical curb gutter, sidewalks, streetlights, etc., on both sides of the street.
However, the sidewalk, driveway, and ramps may not meet current ADA standards. As such, the
applicant shall upgrade the frontage on SR 99 to meet ADA standards. Alternatively, the applicant
may submit a justification report outlining to the Public Works Director how the existing facilities
meet ADA standards.
18-102257-00-PC Doc ID: 77918
Mr. Hopper
Page 13 of 19
July 10, 2018
South 332nd Street is a Minor Collector planned as a Type "R" street, consisting of a 40-foot street
with curb and gutter, 4-foot planter strips with street trees, 6-foot sidewalks, and streetlights in a,66-
foot right-of-way. Assuming a symmetrical cross section, 33 feet of right-of-way dedication is
required. as measured from the street centerline. South 332nd Street is improved with approximately
40 feet paved surface, vertical curb gutter, sidewalks, streetlights, etc., on both sides of the street.
However, the sidewalks, driveway, and ramps may not meet the current ADA standards. As such,
the applicant shall improve South 332nd Street frontage to meet ADA standards. Alternatively, the
applicant may submit a justification report outlining to the Public Works Director how the existing
facilities meet ADA standards.
Fifteenth Avenue South is a Minor Collector planned as a Type "R" street, consisting of a 40-foot
street with curb and gutter, 4-foot planter strips with street trees, 6-foot sidewalks, and streetlights
in a 66-foot right-of-way. Assuming a symmetrical cross section, half street improvements are
required as measured from the street centerline. Fifteenth Avenue South is a private street and fully
improved, but not to current standard. The applicant may submit a street modification request to
only dedicate the required right-of-way without additional improvements. This will be determined
by the Public Works Director on a case -by -case basis.
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). These modification requests currently have a nominal
review fee of,$278.00.
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 3-1A in the Public Works Development Standards.
2. WAC 468-52-040 limits access on state highways to access spacing of 250 feet, with only one access per
parcel. Access may be further restricted if such access would interfere with the 951h percentile queue
lengths from any existing traffic control device. The existing shared driveway on SR 99 is acceptable.
3. Driveways on SR 99, South 332nd Street, and 151h Avenue South will need to retrofit to meet the current
ADA standards.
3. For driveways that serve uses other than single-family residential uses and zero lot line townhouse
developments, 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.
4. Minimum throat length for non -single-family driveways shall be 40 feet minimum, 50 feet desirable.
Throat length is measured from the face of curb (or edge of traveled way if no curb exists) on the public
street to the first conflicting drive aisle, or parking movements that would conflict with entering and
exiting traffic.
5. Verify that the appropriate designed vehicle, such as tanker trucks, can enter, maneuver, and leave the site
without encroaching onto opposing traffic lanes or mounting a curb.
18-102257-00-PC Doc ID: 77918
Mr. Hopper
Page 14 of 19
July 10, 2018
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com
Solid Waste & Recycling Design Considerations
■ Include adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, and/or biohazard collection containers. Minimum recycling space allocation is
established by FWRC 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring
10 feet deep by 20 feet across are recommended, along with a two -door swing -open or roll -open gate
that spans the front width of the enclosure. When gate doors are opened, no structure or hardware
should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates
in closed and open positions to ease service access and maximize the life of gate hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or
additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/containers, and to exterior containers
screened by enclosure(s).
• Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind
spots' during ingress and egress.
• Consider landscaping, setbacks and screening requirements (based on FWRC 19.125.040[4] & [5]).
■ Note that larger -scale commercial or multi -unit housing developments may see long-term savings from the
use of on -site waste compaction equipment. Planning for this equipment may require larger enclosure
dimensions, defined overhead clearances, consideration of power utility access, and drainage management.
• Mixed -use developments may also benefit from on -site waste compaction equipment. Additional mixed -
use development considerations include:
o Designated chutes and/or internal facility maintenance areas or services for tenants;
o Moving waste and recycling streams from interior units to collection areas; and
o Access by business tenants and/or residents to exterior waste and recycling areas.
Help with many design parameters related to service access is available via the city's contracted solid waste
services provider, Waste Management. Contact Senior Route Manager John Davis at 206-786-4530 (cell).
COMMUNITY DEVELOPMENT — BUILDING DIVISION
Scott Sproul, 253-835-2633, Scott.Sproul@cityoffederalway.com)
International Building Code (IBC), 2015 International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-50 Washington State Amendments WAC 51-52
18-102257-00-PC Doc ID: 77918
Mr. Hopper
Page 15 of 19
July 10, 2018
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
Building Criteria
Occupancy Classification: M
Type of Construction: Store VB , refueling canopy IIB
National Electric Code (NEC), 2014
Acre xibility Code, ICC/ANSI A117.1 - 2009
International Residential Code, 2015
Washington State Amendments WAC 51-51
Washington State Energy Code, 2015 WAC 51-11
Floor Area: 2,520 sq. ft. convenience store, 4,041 sq. ft. refueling canopy
Number of Stories: 1
Fire Protection:
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
A completed building permit application and commercial checklist are required. (Additional copies of
application and checklists maybe obtained on our web site at Nvww.cityoffederalway.com.)
Submit 5 sets of drawings and specifications. Specifications shall include: 2 soils report, 22 structural
calculations, and 2 energy calculations, and 2 ventilation calculations.
Note: A Washington State Registered architect's 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).
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 project 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 -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 or resubmitted drawings shall indicate by means of clouding or written response,
18-102257-00-PC Doc ID: 77916
Mr. Hopper
Page 16 of 19.
July 10, 2018
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
Division can final the structure for occupancy. Building final must be approved prior to the issuance of a
Certificate of Occupancy.
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, the architect or representative, -the engineer or representative,
electrical contractor, and any other interested party should attend this meeting. Meetings will occur at the
Building Division and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
No site -specific building comments on the submitted material.
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
LAKEHAVEN WATER AND SEWER DISTRICT
Brian Asbury, 253-946-5407, basburv@1akehayen.org
Water
+ A Water Certificate of Availability, issued separately by Lakehaven, may be required to be submitted with any
land use and/or building permit applications (check with land use agency for requirement). The certificate is
valid for one year from the date of issuance. If a certificate is needed, allow one to two work days to issue for
typical processing. The 2018 cost for a Water Certificate of Availability is $60.00.
■ Fire flow at no less than 20 psi available within the water distribution system is a minimum of 2,500
GPM (approximate) for two hours or more. This flow figure represents Lakehaven's adopted minimum
level of service goals for non-residential areas regarding performance of the water distribution system
under high demand conditions. If more precise available fire flow figures are required or desired, the
applicant can request Lakehaven perform a system hydraulic model analysis (separate from, or concurrent
with, an application for availability). The 2018 cost for a system hydraulic model analysis is $220.00.
■ The site has two existing, non-residential domestic water service connections/meters (SvcAcctNo 75604,
one 11/2" meter and one %" x 3/4" meter).
18-102257-00-PC Doc ID: 77918
Mr. Hopper
Page 17 of 19
July 10, 2018
• A water service connection application 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, typically, some exceptions allowed), irrigation (if irrigated landscaped
areas are incorporated into the site development), and fire protection (if required or installed) water service
connections and meters.
• To satisfy premise isolation requirements (if not already satisfied), the installation and satisfactory testing of
an approved backflow prevention assembly (BPA) adjacent to each domestic (and irrigation, if applicable)
service meter is required pursuant to WAC 246-290-490, and Lakehaven standards regarding premise
isolation. As low health cross -connection hazards, either a double check valve assembly (DCVA) or a
reduced pressure backflow assembly (RPBA) is required. Contact Lakehaven's Cross -Connection Control
Program Manager (Chris Zoepfl, czoepfl@lakehaven.org, or 253-946-5427) for additional information on
premise isolation/BPA installation and testing coordination.
+ Based on the proposal submitted, it is presumed no additional services/meters or service/meter modifications
are anticipated, and. no additional connection fees/charges are anticipated.
Sewer
■ A Sewer Certificate of Availability, issued separately by Lakehaven, may be required to be submitted with any
land use and/or building permit applications (check with land use agency for requirement). The certificate is
valid for one year from the date of issuance. If a certificate is needed, allow one to two work days to issue for
typical processing. The 2018 cost for a Sewer Certificate of Availability is $60.00.
• The site has one existing sewer service connection (SSCP 524().
A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary
sewer system, or any modification (disconnect, re -align, abandon, etc.) 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 two percent. 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. Also, if applicable, see the
enclosed Lakehaven Trash/Recycling Enclosure Standards.
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges,
and/or deposits (2018 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/or deposits are
typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
o Sewer Service Connection Permit (2): $303.52 fee (each).
o Capital Facilities Charge(s)-Sewer: $5,363.30 (11.85 ERU total, 1.41 ERU over property's credit level,
based on 2017 total usage). Actual amount due TBD by Lakehaven based on applicant's estimated
annual domestic/commercial/industrial only water usage rate. Sewer system capacity credits are available
for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or
credited to the property for 10.44 ERU. Please contact Lakehaven for further details.
18-102257-00-PC Doc ID: 77918
Mr. Hopper
Page 18 of 19
July 10, 2018
General
• Property dedication to/for public right-of-way, will require release of existing Lakehaven water and/or
sewer easement area(s). This will be coordinated with the applicant and city during the site re-
development process.
• All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages at
titip.//www.lakeha-,,en.org/204/Develoi2ment-Enginceiin .
All comments herein are valid for one year and are based on the proposal(s) submitted and Lakehaven's
current regulations and policies. Any change to either the development proposal(s) or Lakehaven's
regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE
Chris Cahan, 253-946-7242, chris.cahan southkin gp .or
Water Supply
The required fire flow for this project is 1500 gallons per minute. A Cer!_tfriale of WaterAvailability, including a
hydraulic fire flow model is required.
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006:
http://,,ouffil-mgfiLe.org/DocumentCenter/1-lome/Vimv/ .
Designated and marked fire lanes may be required for emergency access. This may be done during the plans
check or prior to building final. Requirements and marking options can be found in FWRC Title 8 at:
hM.//%v-,vw.codepubEshing.com/WA/Fe-deralWay/.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction.
Fire Department Lock Box
A recessed fire department "Knox" brand key box shall be installed on the building near the front entrance.
Location(s) will be approved by the plan reviewer or Deputy Fire Marshal onsite.
Fire Alarm
Note: City code requires an automatic fire detection system in all buildings exceeding 3,000square feet gross
floor area. Provide full notification as required by NFPA 72. This fire detection system shall be monitored by an
approved central and/or remote station.
Fire Suppression System
An approved fire suppmsion system is required for all type 1 kitchen hoods.
Miscellaneous
*A separate permit will be required for underground tank removal.
*A separate permit will be required for underground tank installation.
*A separate permit will be required for fuel tank dispenser installation.
18-102257-00-PC Doc ID: 77918
'—�J --)
Mr. Hopper
Page 19of19
July 10, 2018
CLOSING
This letter reflects the information provided at the preapplication conference and is intended to assist you in
preparing plans and materials for a formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the city's review of
the formal application_ The completion of the preapplication process in the content of this letter does not
vest any future project application. Comments in this letter are only valid for one year as per FWRC
19.40.070(4).
As you know, this is a preliminary review only and does not take the place of the full review that will follow
submission of a formal application. Comments provided in this letter are based on preapplication materials
submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the
codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department representative
noted above. Any general questions can be directed towards the key project contact, Associate Planner Leila
Willoughby -Oakes at 253-835-2644, or Leila ■villoughby-oakes@ citvoffederalw ty.com. We look forward to
working with you.
Sincerely,
Leila Willoughby -Oakes
Associate Planner
enc: Master Land Use Application
Hazardous Materials Inventory Statement
Process II Submittal Requirements
CPTED Checklist
Solid Waste and Recycling Guidelines
c: Scott Sproul, Building Official
Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Brian Asbury, Lakehaven
Chris Cahan, South King Fire and Rescue
Caryl Pinner, Barghausen Consulting Engineers
18-102257-00-PC Doc ID: 77918
Pre -application Conference Sign in Sheet
City of Federal Way
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
June 21, 2018
9:00 a.m.
Project Name:
Address:
File Number:
Ernie's Fuel Stop Redevelopment
33101 Pacific Hwy. S.
18-102257--00-PC
City Hall
ios Room
*The applicant will receive a pre -application summary letter within 2-3 weeks.
NAME
I DEPARTMENT / DIVISION
TELEPHONE NUMBER
Leila Willoughby -Oakes
CD/Planning
253-835-2644
Associate Planner
Leila. willoughby-
1
oakes cit offederalwa .com
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CITY OF
Federal Way
C n-tered on Oyi7pL3itunigf
May 30, 2018
F1
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway. com
Jim Ferrell, Mayor
Patrick Hopper Emailed: 12hopper(@barp-hausen.co
Barghausen Consulting Engineers
18215 72" d Avenue South
Kent, WA 98032
RE: File #18-102257-00-PC; PREAPPLICATION CONFERENCE
Ernie's Fuel Stop Redevelopment, 33101 Pacific Hwy. S., Federal Way
Dear Mr. Hopper,
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee and the meeting has been
scheduled as follows:
9:00 a.m. — Thursday, June 21, 2018
Hylebos Conference Room
Federal Way City Hall, 2nd Floor
33325 816 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 leila.willoi ghby-oakes "es or 253-835-
2644.
Sincerely,
Leila Willoughby -Oakes
Associate Planner
c: Emie's Fuel Stops, emailed: iohn c smiestuel.eom
18-102257-00-PC Doc ID 77798
May 25, 2018
Hand Delivery
(253) 835-2607
City of Federal Way
Community Development Department
33325 - 8th Avenue South
Federal Way, WA 98003
RE: Request for a Preapplication Conference
Ernie's Fuel Stops
33101 Pacific Highway South, Federal Way, Washington 98003
Our Job No. 17759
CIVIL ENGINEERING, LAND PLANNING, SURVEYING
RECEIVED
MAY 2 5 2018
CITY OF FEDERAL WAY
CCMMUN iTY DEVELOPMENT
On behalf of Ernie's Fuel Stops, Barghausen Consulting Engineers, Inc. respectfully submits the following
Preapplication Conference Request and supporting documents for the redevelopment of Ernie's Fuel
Stop located at the address referenced above.
Enclosed for your review are the following items:
1. One (1) Completed Master Land Use Application
2. One (1) Preapplication Conference Request Form
3. One (1) check made out to the City of Federal Way in the amount of $506.00 for the
Preapplication Conference Fee
4. Seven (7) copies of the Preliminary Site Plan, prepared by Barghausen Consulting
Engineers, Inc. dated May 21, 2018
5. Seven (7) copies of the Project Narrative prepared by Barghausen Consulting Engineers, Inc.
We understand that the enclosed materials comprise a complete Preapplication Conference Request
package. Please schedule the Preapplication Conference at your earliest convenience. Piease contact
me at (425) 251-6222 or phopper@barghausen.com with any questions or if you require additional
information. Thank you!
Sincerely,
�ll"�
Pat Hopper
Assistant Planner
PH/dm
17759c.003.doc
enc: As Noted
cc: John Sugg, Ernie's Fuel Stops
Jay S. Grubb, Barghausen Consulting Engineers, Inc.
Caryl J. Pinner, Barghausen Consulting Engineers, Inc.
18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX
BRANCH OFFICES • TUMWATER, WA • KLAMATH FALLS, OR • LONG BEACH, CA • ROSEVILLE, CA • SAN DIEGO, CA
www.barghausen.com
Pre Application Conference Meeting Narrative
Ernie's Fuel Stops
33101 Pacific Highway South
Federal Way, WA 98003
Prepared for Ernie's Fuel Stops by Barghausen Consulting Engineers, Inc.
May 17, 2018
Our Job No. 17759 RECEIVED
Property Information MAY 2 5 2018
Assessor Map: SE 17-21-04
Parcel Number: 17), 104- 9100 - ?N CITY OF FEDERAL WAY
Procedure: Site Plan and Design Review COMMUNrTY DEVELOPMENT
Zoning: BC - Community Business
Comprehensive Plan: Community Business
Site Size: +/- 2.36 Acres
Address: 33101 Pacific Highway South
Location: NWC - Pacific Highway South and South 332nd Street
Project Description (Statement of Proposed Uses)
The project proposes to redevelop the subject property with a new 2,520-square-foot convenience store, a
new 4,041-square-foot refueling canopy, five (5) new multi -product fuel dispensers (MPD's) providing ten
(10) vehicle fueling positions (VFP's), and a new trash enclosure. The project will demolish the existing
3,498-square-foot convenience store, the existing 3,205-square-foot fuel canopy, six (6) existing MPD's
(twelve (12) VFP's), and the existing trash enclosure. Both of the existing driveways are proposed to remain
for the redevelopment. The four (4) existing underground storage tanks (USTs) remain in place and a new
fuel piping system will be developed. Site development improvements and additional landscaping are also
proposed as part of the project. The existing storm drain system installed in the year 2005 is proposed to
remain in place.
Site Description
The site is located at the northwest corner of Pacific Highway South and South 332nd Street. The site
contains the above -mentioned convenience store and fuel facility as well as an existing commercial truck
refueling area, which will not be altered in this project. Pacific Highway South, an arterial, fronts the
property, as well as South 332nd street, a local road. The site contains street trees along both Pacific
Highway South and South 332nd street.
The parcel to the south contains an existing bus sales business, Northwest Bus Sales. The parcel to the
west contains an existing vehicle towing/scrap yard and a single family home. The parcel to the north
contains an existing vehicle sales and service business. Pacific Highway South is located to the east of
the property and across the six (6) lanes of traffic, separated by an existing planted median in the middle
of the highway, are various retail shops, including food businesses.
Zoning and Building Codes
The site is zoned as Community Business, (BC) with the same Comprehensive Plan designation.
We understand that the required bulk regulations are as follows:
Front setback:
C Side street setback:
40 feet
15 feet
1 . 17759.001.docx
a Interior yard setback: 15 feet
• Minimum fuel canopy setback: 25 feet
• Minimum pump island setback: 25 feet
• Parking setback: 10 feet
• Maximum building height: 35 feet
0. Maximum lot coverage: Not Applicable
• Maximum impervious coverage: Not Applicable
Note 4 of the Community Business (BC) Use Table 19.220.030 FWRC states that if the gas pump islands
are on the side or rear and the station includes a minimart, the front setback is 0 feet.
Pedestrian access will be provided via a new path that will connect the new convenience store building to
the existing pedestrian connection point along Pacific Highway South. Due to grades and the existing storm
drain appurtenances, the existing path connecting to the Pacific Highway South sidewalk will need to remain
as indicated on the proposed site plan. CPTED principles are used in the site design, including (but not
limited to) site lighting, landscaping, and the entrance and store windows facing the adjacent streets. The
trash/recycle enclosure will be painted to match the building colors and will be screened with additional
landscaping.
Landscaping
New landscaping with irrigation will be provided in the parking lot separating the commercial truck refueling
area from the main vehicle fueling facility. Landscaping will also be provided around the new convenience
store location. The existing landscape along South 332nd Street and Pacific Highway South will remain.
Parking lot landscaping will also be provided as necessary.
Parking
Off-street parking is required at the ratio of one (1) space per 300 square feet of gross floor area, excluding
areas under the pump island canopies. For this project, nine (9) parking spaces will be provided. Parking
space dimensions will be a minimum of 9 feet by 18 feet for standard spaces.
Access/roads
We understand that Pacific Highway South is classified as an arterial road and that South 332nd street is
classified as a local road. Pacific Highway South serves as a state highway (Highway 99). There is a
driveway for accessing the property located on both Pacific Avenue South and South 332nd Street. Both
of these existing driveways will remain to provide access to the property. Both streets have existing
sidewalks, with existing planters and street trees along the roads, which are to remain.
Utilities
Lakehaven Water and Sewer District is the water and sewer provider for the project site. Certificates of
water and sewer availability will be provided.
Questions for Staff:
1. Please summarize the Development/Design Review process and timeline.
2. Can building permit and site development permit reviews occur concurrently with any required
land use reviews?
2 - 17759.001.docx
3. What impact fees will be required?
4. Will right-of-way dedication be required for either street?
5. It appears that existing frontage improvements are adequate; will any frontage improvements
be required?
6. Will a traffic study be required?
7. Please confirm that the existing driveways can be retained, as shown on the site plan.
B. Will storm drain upgrades be required? If so, what is the trigger?
S CS -lei,,,
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(] 17759.001.docx
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CITY OF
Federal Way
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8`h Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
www.ciW ffeder_away. ,,
CITY OF FEDERAL WAY
COMM UNITY DEVELOPMENT
RECEIVED
MAY 2 5 2018
APPLICATION NO(s) (� — 1 V A d� v - / PC- Date
Project Name
Ernie's Fuel Stops
Property Address/Location
Parcel Number(s)
Project Description
Pi.FASF. PRI\ F
33101 Pacific Highway South, Federal Way, WA 98003
17a1049100
May 25th, 2018
Redevelopment of the subject property with a new convenience store, fuel refueling canopy,
new fuel dispensers, and a new trash enclosure. Will demo existing convenience store, fuel
canopy, dispensers and trash enclosure. Existin UST's and truck refueling facility will remain.
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
x Preapplication Conference
Process I (Director's Approval)
Process Il (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
BC - Community BusinessZoning Designation
BC Comprehensive Plan Designation
$384,883 Value of Existing Improvements
$298,467 Value of Proposed Improvements
International Building Code (IBC):
a
.occupancy Type
VB (store) IIB (canopy) Construction Type
Applicant
Name: Barghausen Consulting Engineers, C/O Pat Hopper
Address: 18215 72nd Ave South
City/State: Kent, WA
Zip:98032
Phone: (425) 251-6222
Fax: (425) 251-8782
Email: phopper@barghausen.com
Sib ature. �//�,���
Agent (Adif crer ethan Applicant)
Name: Same as Applicant
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name: Ernie' Fuel Stops
Address: 28727 Pacific Highway South
City/State: Federal Way, WA
zip: 98003
Phone: (253) 946-1110
Fax:
Email: john@Derr 'es#�trstC�
Signature:
Bulletin #003 — January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMIT:TIIL
DATE: May 29, 2018 TO: Cole Elliott, Development Services Manager
Scott Sproul, Building Official
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
Lindsey Sperry, Public Safety Officer (emailed)
Rob Van Orsow, Solid Waste/Recycling Coordinator
FROM: Leila Willoughby -Oakes, Planning
FOR DRC MTG. ON: June 14, 2018 - Internal
June 21, 2018 9 AM - with applicant
FILE NU14BER(s): 18-102257-00-PC
PROJECT NAME: ERNIE'S FUEL STOPS
PROJECT ADDRESS: 33101 PACIFIC HWY S
ZONING DISTRICT: BC
PROJECT DESCRIPTION: Redevelopment of the subject property with a new
convenience store (corner of property), fuel canopy,
new fuel dispensers and new trash enclosure.
Demolition of existing site improvements except for
USTs and truck refueling facility to remain. SEPA TBD
(if the removed or installed USTs exceed 10,000
gallons SEPA required.).
LAND USE PERMITS: Process II, Process III/SEPA if UST
installation/removal exceeds 10,000 gallons
PROJECT CONTACT: Patrick Hopper, Assistant Planner
phopper@bar.hausen.com
Barghausen Consulting Engineers _`rYj Q1-
18215 72nd Avenue South
Kent, WA 98032 ✓�
MATERIALS SUBMITTED: Pre-app site plan
Narrative ✓�
MLU
Assessor/ Aerial Map (Planning)
41k
CITY
Federalo�
Way
RECEIVED MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8'h Avenue South
Federl Way, WA 98003-6325
MAY 2 5 2018 25835a 32 07; Fax 2 3-8335-2609
i�wwww.citvoffederalwavxipM
�MDEVlOe
APPLICATION NO(s)
Project Name
Ernie's Fuel Stops
Property Address/Location
Parcel Number(s)
Date
33101 Pacific Highway South, Federal Way, WA 98003
172,1049100
May 25th, 2018
Project Description Redevelopment of the subject property with a new convenience store, fuel refueling canopy,
new fuel dispensers, and a new trash enclosure. Will demo existing convenience store, fuel
canopy, dispensers and trash enclosure. Existing UST's and truck refueling facility will remain.
PT.F.ASF. PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
x Preapplication Conference
Process I (Director's Approval)
Process 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
BC - Community BusinessZoning Designation
BC Comprehensive Plan Designation
$384,883 Value of Existing Improvements
$298,467 Value of Proposed Improvements
International Building Code (IBC):
M Occupancy Type
VB (store) IIB (canopy) Construction Type
Applicant
Name: Barghausen Consulting Engineers, C/O Pat Hopper
Address: 18215 72nd Ave South
City/State: Kent, WA
Zip:98032
Phone: (425) 251-6222
Fax: (425) 251-8782
Email: phopper@barghausen.com
Signature:
— 'IzO� �z,114�
Agent (' different than Applicant)
Name: Same as Applicant
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name: Ernie' Fuel Stops
Address: 28727 Pacific Highway South
City/State: Federal Way, WA
zip: 98003
Phone: (253) 946-1110
Fax:
Email: john��err ' s4tre cone
Signature:
Bulletin #003 —January I, 2011 Page I of l k:\Handouts\Master Land Use Application
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