16-102109 (2)CITY OF
Federal Way
June 16, 2016
Andrew Paroline
Paroline & Associates
3617 SW Charlestown Street
Seattle, WA 98126
RE: File #16-102109-00-UP; PROCESS I `DIRECTOR'S APPROVAL'
City MD, 31675 Pacific Hwy South, Federal Way
Dear Mr. Paroline:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
The Community Development Department has completed a review of your Process I Master Land Use
(MLU) application to modify fagades and site improvements for the proposed City MD, an urgent care
facility. Your application is hereby approved with conditions pursuant to the conclusions and findings
noted below by the Department's Planning Division.
CONCLUSIONS
Various sections of the zoning and development code indicate that certain developments, activities, or
uses are permitted only if approved using Process I — Director's Approval. Based on the findings below,
the proposed improvements to the developed site meet the following Process I approval criteria and land
use review thresholds of Federal Way Revised Code (FWRC) 19.15.030 and 19.55.020:
I. The proposed improvements are consistent with applicable chapters of FWRC Title 19
including, but not limited to: Permits and Review Processes; Process I — Director's
Approval; Community Design Guidelines; City Center Frame (CC-F); and
Nonconformance.
2. The health, safety, and welfare of the citizens of the city are preserved.
3. The proposal is a `minor new construction' exempt from SEPA review per the City's
flexible thresholds as no new parking spaces or gross floor area are proposed.
FINDINGS OF FACT
l . Proposal — The applicant proposes exterior facade changes to the existing building and site
improvements. This includes extending the east corners of the building which are currently recessed,
removing skylights, installing new windows on the east and north side of the building, lowering the
overall building height, and facade modulation. New and updated landscaping will also be installed.
2. Comprehensive Plan & Zoning Designation — The zoning district and Federal Way Comprehensive
Plan designation is City Center -Frame (CC-F). The property's proposed medical office use is a
permitted use pursuant to Federal Way Revised Code (FWRC) 19.230.010.
Environmental Review — The proposed improvements are exempt from environmental review. No
new buildings, additional square footage, or parking stalls are proposed. Therefore, the improvements
Mr. Paroline
June 16, 2016
Page 2
are consistent with the State Environmental Policy Act (SEPA) definition of "minor new
construction" as adopted in the city's flexible threshold exemptions in FWRC 14.15.030(1)(c).
4. Change of Use — The property's proposed use as medical office is a change of use from the previous
fast food restaurant use of the property. As such, the City is required to review the proposal for
compliance with use -specific zoning provisions including, but not limited to, parking, setbacks, and
surface water quality improvements. Zoning compliance was performed as part of the use process
review and meets zoning regulations as noted below.
5. Nonconformance — All nonconforming aspects of a development must be brought into conformance
if:
■ 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 of the building on the subject
property, whichever is less, within any consecutive 36-month time period.
As proposed, the main level is increasing from 3,847 sq. ft. to 4,011 sq. ft. This increase of 164 sq. ft.
does not trigger nonconforming development compliance requirements set forth in FWRC 19.30.090.
6. Height and Setbacks — The height of the building is approximately 25 feet above average building
elevation. The height of the structure is below the 35-foot height maximum in the CC-F zone. The
required yard for office use is 0 feet and pursuant to FWRC 19.230.010, note 2, no more than a five-
foot building setback is allowed adjacent to the principal pedestrian right-of-way. The proposed
building is located five feet from Pacific Hwy South, meeting this requirement.
7. Parking — Pursuant to FWRC 19.230.010, office uses shall provide 1 parking stall for each 300
square feet of gross floor area. The proposed building measures 4,01 1square feet and therefore 14
parking stalls are required. The existing parking stall layout meets the parking requirements needed
for the proposed City MD.
8. Community Design Guidelines —The proposed medical office complies with the provisions of
FWRC Chapter 19.115, "Community Design Guidelines" that are reasonably related and applicable
to the area of development as detailed below.
a. Building Design —The building primary entrance is located on the north facade but is clearly
visible from the right-of-way, Pacific Hwy South. Landscaping and walkways help define the
main entry. Methods of articulation and accessory elements are incorporated in the overall
architectural design. Windows along the north and east facade, foundation landscaping, and
variation in materials are all used to articulate blank walls.
The north and south building facades, which are both longer than 60 feet and visible from a right-
of-way, have incorporated "two of four' facade treatments. There is foundation landscaping along
the building and facade modulation incorporated into the building design.
b. Pedestrian Circulation — Pedestrian walkways are incorporated from the parking lot to the main
entrance. Existing walkways are also located around the building.
As a condition of approval, the walkway must connect from the main entrance to the sidewalk
along Pacific Hwy South, see redlined plans.
I G-10'_ 109 Doc. I D. 73787
Mr. Paroline
.tune 16.2016
Pace 3
c. District Guidelines — The principal entrance facade is clearly recognizable from Pacific Hwy
South. The building facades visible from the right-of-way all incorporate a variety of pedestrian -
oriented architectural treatments including transparent glass, structural modulation, modulated
rooflines and architectural articulation. The east facade located along Pacific Hwy South is
considered a principal facade and must contain at least 40 percent transparent glass. As depicted
on the Elevation Sheet A-102.1, the east facade does not appear to meet this requirement.
As a condition of approval, the elevations for the east fagade must be revised to depict at least
40 percent transparent glass.
9. Site Improvements — Pursuant to FWRC 19.105.100, the applicant shall repair and/or restore the
existing improvements on site, such as drainage, landscaping, curbing, and parking striping, to a
condition as near as physically possible to condition required under the approval of the existing
development. As proposed, the existing asphalt will be patched and repaired and new landscaping
will be planted.
10. Fire Protection — Please see enclosed memo from South King Fire & Rescue. These comments are
informational and need to be addressed at the time of building permit review.
CONDITIONS
1. The building permit site plan shall be revised to depict pedestrian connection to Pacific Hwy South.
2. The elevations for the east facade must be revised to depict at least 40 percent transparent glass.
BUILDING PERMIT ISSUANCE REQUIRED
The city is currently reviewing the building permit (File 416-101933-00-CO) associated with the exterior and
interior improvement. No work may begin until the building permit is issued. Please contact the permit center
at 253-835-2607 or permitcenter@cityoffederalway.com, if you have any questions regarding the building
pennit.
LAND USE REVIEW FEE
A zoning review fee of $155.00 must be submitted prior to building permit issuance.' Please see the
enclosed invoice.
APPEALS
The effective date of this decision is June 19, 2016, or three days fi-om the date of this letter. Pursuant to
FWRC 19.55.050, any person who received notice of the administrative decision may appeal this decision
to the Federal Way Hearing Examiner within 14 calendar days by July 5, 2016. Any appeal must be in
the form of a letter delivered to the Department of Community Development with the established fee. The
appeal letter must contain a clear reference to the matter being appealed and a statement of the alleged
errors in the director's decision, including the identification of specific findings and conclusions made by
the director, disputed by the person filing.
However, in that you are the only party of record, your appeal period is waived (assuming you do not
wish to appeal this decision). Waiver of the right to appeal does not affect the effective date of this
tn
decision.
The Process I fee is S97.50 for the firs hour and S77.50 Per hour afterwards.
16-102109
Doc I D. 73797
Mr. Paroline
June 16.2016
Page 4
APPROVAL DURATION
Unless modified or appealed, the Process I decision is valid for one year from the date of issuance of the
decision. A one-year time extension to the decision may be requested prior to the lapse of approval
following the provisions listed in FWRC 19.15.110. The improvements must be substantially completed
within the one-year time period or the land use decision becomes void.
CLOSING
This land use decision does not waive compliance with future City of Federal Way codes, policies, and
standards relating to this development. This Process I approval does not constitute approval of the
building permit, which is still under review. If you have any questions regarding this decision, please
contact Associate Planner Becky Chapin at 253-835-2641, or becky.chapin@cityoffederalway.com.
Sincerely,
Isaac Conlen
Planning Division Manager
for Scott Sproul, Acting Community Development Director
enc; Approved Site Plan
Approved Elevation Drawings
City of Federal Way Invoice
c: Becky Chapin, Associate Planner
Peter Lawrence. Plans Examiner
Kevin Peterson, Engineering Plans Reviewer
Vince Faranda- South King Fire & Rescue
I6-102109 Doc I D 73787
Smith coo
April 22, 2016
City of Federal Way
Department of Community Development Services
33325 81h Avenue South
Federal Way, WA 98003
RE: Submittal Process I — Project Narrative
Architecture I Design I Planning I Retail
RECEIVE®
MAY 0 3 2016
CITY OF FEDERAL WA`(
CDS
The project consists of the tenant improvement to an existing building, Arby's located on 31675 Pacific Hwy.
S. The building is currently unoccupied and has been for over a year. The current square footage on the main
level is 3,847 SF, and will increase to 4,011 sf. The existing basement at 1,294 SF and will remain unchanged
and will be utilized as storage.
The new tenant is a national Medical care facility, specializing in fast, comprehensive, and professional health
care, CityMD doctors, medical assistants and technicians are trained in all aspects of urgent care medicine for
both adults and children.
The interior will be fully demolished and the floor leveled. The East corners, which are currently recessed, will
be filled in, the existing skylights will be removed and a new roof will infill that portion. The new layout will
conform to the prototype design program CityMD is developing throughout the country.
The exterior will be revised and refinished to reflect the current design prototype of CityMD. Both canopies on
the South and North will be removed and new windows will be placed on the East and North side of the
building. The existing higher tower will be lowered 4 ft. and the lower parapet will be raised approximately 3 ft.,
the will aid in the scale of the two opposing heights and aid in screening the new mechanical units being
replaced on the roof.
The exterior finishes are a 24x24 white tile, with the existing stucco finish at the back sides and rear of the
building to be painted a white elastomeric paint. New landscaping and facade modulation occurring on the
south side of the building, where the current drive thru sits, as well as updating the landscaping throughout the
building grounds.
Parking is existing and is calculated to be at 18 stalls, with 2 HC parking spaces allotted. The building owner
will keep the drive thru and its adjacent curb cut existing and access will be restricted from the entrance to the
drive thru.
We believe that this new project will enhance the shopping center development and provide a much needed
service in the community. If you have questions or need additional information, please do not hesitate to contact
me at this office. Thank you.
Sincerely,
•
keith I smith
RECEIVED
MASTER LAND USE APPLICATION
MAY 0 a 2016 DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8'h Avenue South
CITY OF Federal Way, WA 98003-6325
OF FEDERAL WAY 253-835-2607; Fax 253-835-2609
Federal Way CDS www.cilyoffedcralway.eom
APPLICATION NO(s) _ / r [ a , ` v ! Date 1-6
Project Name �+
Property Address/Location ) ! I
Parcel Number�( s) D v?\. I C)
Project Description _ 1 64" T 1 • G►7:7 !!4
PLFASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Heating 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
olo Zoning Designation
Comprehensive Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Applicant y ,,,>
Name: A t_,OU C/ " `� L TA4 1 Pi
Address: 3614 StA) `i 40aL S-Va✓A- 5—
City/State:
Zip:
Phone:
Fax: 7,156 -I-1 rt 33�
Email: Y?qLoI- I�-rep-Sd o C 1 P'I-eS , G dA%
Signature:
Agent (if ditf rcnl than 1 cant)
Name:
Address:
City/S tate:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name: Harsch Investment Properties, LLC
Address: 1121 SW Salmon St Suite 500
City/State: Portland, OR
Zip: 97205
Phone: 503,242,2900
Fax: 503.274-9002
Email: lind 7@harsch.com
Signature:
Bulletin #003 —January 1, 2011 Page I of 1 k:\l-Iandouts\Master Land Use Application
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: May 6, 2016
TO: E.J. Walsh, Development Services Manager
Peter Lawrence, Plans Examiner
South King Fire & Rescue
Rick Perez, City Traffic Engineer
FROM: Becky Chapin, Associate Planner
FOR DRC MTG. ON: Please email any technical comments.
FILE NUMBER(s): 16-102109-00-UP
RELATED FILE NOS.: None
PROJECT NAME: CITY MD
PROJECT ADDRESS: 31675 PACIFIC HWY S
ZONING DISTRICT: CC-F
PROJECT DESCRIPTION: Exterior facade modifications.
LAND USE PERMITS: Process I
PROJECT CONTACT: Andy Paroline
Paroline & Associates
3617 SW Charlestown St.
Seattle, WA 98126
MATERIALS SUBMITTED:
• Project Narrative
• Existing Elevations
• Landscape Plan
• Exterior Elevations
• Wall Sections