13-102743 (2)F i L
CITY OF
.. Federal
August 19, 2013
CITY HALL
33325 8th Avenue South
FederaWay l Way, WA 98003-6325
(253) 835-7000
www. cityofi ederalway.. com
Jamie Love
Freiheit & Ho Architects Inc.
5209 Lake Washington Blvd NE, Suite 200
Kirkland, WA 98033
RE: File #13-102743-00-UP; PROCESS H — SITE PLAN APPROVAL
McDonald's @ Redondo, 27515 Pacific Hwy South, Federal Way
Dear Ms. Love:
The City of Federal Way's Community and Economic Development Department has completed the
administrative review for the proposed McDonald's at Redondo remodel located at 27515 Pacific Hwy
South. The Process H land use application submitted on June 20, 2013, is conditionally approved as the
proposal meets site plan and community design guideline criteria set forth in Federal Way Revised Code
(FWRC) 19.60.050 as found in the enclosed Exhibit - Findings for Process II Site Plan Approval. The
remainder of this letter outlines the condition of approval, land use review process required for this
proposal, and a summary of appeal procedures.
REQUIRED REVIEW PROCESS
The proposed improvements to the existing developed site are subject to Process II Site Plan Review as
the addition and site improvements do not exceed thresholds set forth in FWRC 19.15.030(2), Substantial
improvements. The proposed addition is categorically exempt from an environmental threshold
determination pursuant to State Environmental Policy Act Rules 197-11-800(2)(e).
CONDITIONS OF APPROVAL
• Pedestrian pathways should be delineated by separate paved routings using a variation in paved
texture and color. The proposed asphalt striping does not meet this requirement. Prior to issuance of
the building permit, a revised site plan must be submitted with the building permit, which depicts the
pathway in an approved method of delineation, such as, brick or granite pavers, or stamped and
colored concrete.
APPROVAL DURATION
Unless modified or appealed, the Process H decision is valid for five years from the date of issuance of
the decision. Time extensions 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
five year time period or the land use decision becomes void.
APPEALS
The effective date of this decision is August 22, 2013. Pursuant to FWRC 19.60.080, any person who
received notice of this administrative decision may appeal the decision to the Federal Way Hearing
Examiner by September 5, 2013. A written appeal must be delivered to the Community and Economic
Development Department with the established fee. The appeal letter must contain a clear reference to the
matter being appealed and a statement of the alleged errors in the decision. No work on the proposal may
Ms. Love
August 19, 2013
Page 2
begin until the end of the appeal period. However, as you are the only party of record, you may waive
your right to appeal this decision by submitting a written request to do so to the department (this action
allows the building permits to be issued prior to the end of the appeal period).
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 11 approval does not constitute approval of a building
or sign permit. If you have any questions regarding this decision, please contact Becky Chapin, Assistant
Planner, at 253-835-2641, or rebecca.chapin@cityoffederalway.com.
Sincerely,
Isaac Conlen
Planning Division Manager
for Patrick Doherty, Director
enc: Approved Site Plan and Elevations
Exhibit A `Findings for Process II Site Plan Review Approval'
c: Becky Chapin, Assistant Planner
Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Scott Sproul, Plans Examiner
Chris Ingham, South King Fire & Rescue
Brian Asbury, Lakehaven Utility District
13-102743
Doc. I.D. 63787
CITY or: ..
Federal Way
EXHIBIT A
Findings for Process II Site Plan Approval
McDonald's @ Redondo
File #13-102743-00-UP
The Planning Division hereby presents the following analysis to the Director of Community and Economic
Development pursuant to content requirements of the Process II written decision as set forth in Federal Way
Revised Code (FWRC) 19.60.070. These findings are based on review of existing city documents and the
following items submitted by the applicant:
o SP-2 Site Plan; A2.0 Elevations; A2.1 Elevations; prepared by Freiheit & Ho Architects, and L-101
Planting Plan; L-102 Tree Retention Plan; prepared by Zollner Landscape Architecture, LLC.
Proposal — The project applicant proposes to remodel and add to the existing McDonald's
restaurant. Fagade upgrades, 784 sq. ft. addition to the dining area, and reconfigured drive-thru with
new signage are proposed. The existing shared access will not change.
2. Review Process — The proposed improvements to the existing restaurant are subject to use process
review pursuant to FWRC 19.15.030, Review processes for improvements and additions to
developed sites. The improvements do not exceed thresholds set forth in FWRC 19.15.030(2),
Substantial improvements, and are exempt from environmental review; therefore, Process II `Site
Plan Review' set forth in FWRC Chapter 19.60 will be required. Process II review is an
administrative review that requires no public notice period. The decision is issued by the Director of
Community and Economic Development. Appeals of the director's decision are conducted by the
city's Hearing Examiner.
Comprehensive Plan & Zoning Designation —"The subject property is located within a Community
Business (BC) comprehensive plan and zoning designation. The property's proposed use of fast food
restaurant is a permitted use within the BC zoning designation pursuant to FWRC 19.220.020.
4. Environmental Review — The proposed improvements are exempt from environmental review. The
new building will be less than 12,000 square feet, the improvements are consistent with the State
Environmental Policy Act (SEPA) definition of "minor new construction" as set forth in WAC 197-
11-800(2)(e).
5. Nonconforming Development— Per FWRC 19.30.090, if any aspect, structure, improvement, or
development does not conform to the current development regulations, the aspect, structure,
improvement, or development must be brought into conformance if:
a. The applicant proposes to increase the gross floor area or footprint of an existing building; the
applicant shall comply with all development regulations in effect at the time the expansion is
proposed.
As the new addition is an increase in gross floor area of the existing fast food restaurant, the
applicant has brought the entire subject property into conformance with regard to zoning regulations
such as Community Design Guidelines, parking, landscaping, etc.
6. Nonconforming Sign —Per FWRC 19.30.100(7) Loss of legal nonconforming sign status, all legal
nonconforming signs must be immediately removed or modified to conform to all the provisions of
this title, and a new permit secured therefor, and such legal nonconforming sign shall immediately
lose its legal nonconforming designation when one or more of the following events occur:
o Structural changes. The applicant is making structural alterations or increasing the gross floor
area of any structure that houses or supports the use with which the legal nonconforming sign is
associated.
o Other alterations. The applicant is making any change, alteration or performing work other
than normal maintenance or other than tenant improvements, in any 12-month period, to any
structure that houses or supports the use with which the legal nonconforming sign is associated
and the fair market value of those changes, alterations or other work exceeds 25 percent of the
assessed value of that structure as determined by the King County assessor.
o Expiration of amortization period. All legal nonconforming signs shall be discontinued and
removed or made conforming within 10 years of the effective date of annexation, or January 1,
2015.
The pole sign located along Pacific Hwy South is considered a legal nonconforming sign and with
the proposed expansion of gross floor area, must be modified to meet the current standards of
FWRC 19.140.140.
A separate sign permit application is required for any new sign being proposed. Please contact the
permit center at 253-835-2607 or permiteeiitecioffederalw4y.coin for any sign code or permit
application questions.
7. Height, Setbacks, and Lot Coverage — The height of the development is approximately 19 feet
above average building elevation. The structure (height of structure and overall ridge height) is
below the 30-foot height maximum. The required yard for fast food restaurant use is 0 feet front,
side, and rear setbacks. No maximum lot coverage applies. Instead, the buildable area will be
determined by other site development regulations, i.e., required yards, landscaping, surface water
facility, etc.
8. Parking — Pursuant to FWRC 19.220.020, fast food restaurants shall provide 1 parking stall for each
80 square feet of gross floor area. The proposed building measures 3,729 square feet and therefore
47 parking stalls are required. The applicant has provided 47 stalls, which meets the minimum
requirement.
Landscaping — Type III landscaping 5 feet in width is required along all perimeter property lines.
The existing landscaping will be supplemented with additional landscaping to meet the requirement.
Interior parking lot landscaping in the amount of 20 square feet per parking stall is required for the
47 parking stalls. 2,400 square feet of interior parking lot landscaping is proposed with this
application, which exceeds the minimum required.
10. Community Design Guidelines — The proposed fast food restaurant complies with the provisions of
FWRC Chapter 19.115, "Community Design Guidelines" that are reasonably related and applicable
to the area of expansion as detailed below.
Findings for Process II Site Plan Approval 13-102743-00-UP/Doc. I.D. 63753
McDonald's @ Redondo Page 2
a. Drive -through — The following standards apply to drive -through restaurants:
• Drive -through windows and stacking lanes will be screened from rights -of -way by Type III
perimeter landscaping.
• Stacking lanes are separated from the overall parking area by an existing curb and rail.
• A bypass/escape lane is provided.
b. Building Design — The building primary entrance is clearly visible from the right-of-way,
Pacific Hwy South. The entrance is emphasized by the use of large store front windows and
arcade walls. Facades visible from rights -of -way and other public areas incorporate methods of
articulation and accessory elements in the overall architectural design. Window openings with
visible trim, horizontal trellis, painted banding, and canopies above the storefront window are
provided as methods to articulate blank walls.
Building facades that are both longer than 60 feet and are visible from a right-of-way shall
incorporate "two of four" fagade treatments. The north fagade is subject to the two of four
treatments as the facades are longer than 60 feet in length and visible from Pacific Hwy South.
Modulation and canopies are utilized to meet this criterion. The south elevation is longer than
60 feet and visible from a right-of-way, however, it is not a part of the expansion area and does
not need to meet this requirement. The east and west elevations are both less than 60 feet.
c. Pedestrian Circulation — Pedestrian pathways and pedestrian areas are incorporated into the site
design. Pedestrian access from Pacific Hwy South to the building main entrance is provided
with a walkway and decorative paved area within the parking lot.
11. Transportation — As a component of the Process H application, the applicant was required to
undergo traffic concurrency analysis pursuant to the state Growth Management Act; goals and
policies of the Federal Way Comprehensive Plan; and FWRC Chapter 19.90 Transportation
Concurrency Management. The Public Works Traffic Division found that all intersections impacted
by one or more weekday evening peak hour trips from the proposed development would meet City
of Federal Way Level of Service (LOS) standards with the City's programmed improvements. A
Capacity Reserve Certificate (CRC) was issued by the Public Works Department on August 15,
2013, for 13 new PM peak hour trips generated by the project.
Prior to building permit issuance, the applicant will be required to pay a traffic impact fee. Per
FWRC 19.91, fees will be calculated based on the impact fee schedule in effect at the time a
complete building permit application is filed.
12. Stormwater — The cty's Public Works Department has reviewed the project and finds it compliant
with all stormwater regulations. This is a redevelopment project proposing less than 5,000 square
feet of new/replaced impervious surface, and the value of the project is less than 50% of the assessed
value of existing improvements; no stormwater improvements or analysis will be required (Figure
1.1.2.A, 2009 KCSWDM).
13. Building Permit — No construction may begin until building permit approval. As of the date of this
land use decision, no building permit application has been submitted.
14. Decision Criteria — Staff finds the proposal is consistent with applicable site plan approval criteria
required for Process H as set forth in FWRC 19.60.050. The proposal is consistent with the city's
comprehensive plan; applicable provisions of FWRC Title 19 Zoning and Development Code; public
Findings for Process II Site Plan Approval 13-102743-00-UP/Doc. I.D. 63753
McDonald's @ Redondo Page 3
health, safety, and welfare; and streets and utilities in the area are adequate to serve the anticipated
demand from the proposal. The proposal is consistent with Community Design Guideline decisional
criteria set forth in FWRC Chapter 19.115.
Final construction drawings will be reviewed for compliance with specific regulations, conditions of
approval, and other applicable city requirements. These findings shall not waive compliance with future
City of Federal Way codes, policies, and standards relating to this development.
Prepared by: Becky Chapin, Assistant Planner
Findings for Process II Site Plan Approval
McDonald's @ Redondo
Date: August 16, 2013
13-102743-00-UP/Doc. I.D. 63753
Page 4
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE:
June 21, 2013
TO:
Ann Dower, Senior Engineering Plans Reviewer
Rick Perez, City Traffic Engineer
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
FROM:
Becky Chapin
FOR DRC MTG. ON:
Please email any technical comments.
FILE NUMBER(s):
13-102743-00-UP
RELATED FILE NOS.:
13-101464-00-PC
PROJECT NAME:
McDonald's @ Redondo
PROJECT ADDRESS:
27515 Pacific Hwy S
ZONING DISTRICT:
BC
PROJECT DESCRIPTION:
Proposed addition and remodel to existing McDonald's
restaurant.
LAND USE PERMITS:
UPII
PROJECT CONTACT:
Jamie Love
Freiheit & Ho Architects Inc PS
5209 Lake Washinton Blvd NE, Suite 200
Kirkland, WA 98033
MATERIALS SUBMITTED:
Master Land Use Application
Project Narrative
Statement of Architectural Design Intent
CPTED
Site Plan
I
RI-Freffieft&Ho
i architects
McDonald's Restaurant Arcade Conversion
27515 Pacific Hwy S, Federal Way, WA
Statement of Architectural Design Intent
There is currently an existing McDonald's restaurant on this site, however, the building is old
and outdated. The objective of the project is to neutralize the mansard roof and update the
exterior materials on the building.
The proposed project includes an updated Restaurant exterior, a 784 sq. ft. addition to the
dining and back of house and a reconfigured drive-thru with new signage. The reconfigured
drive-thru and signage will provide more stacking and a more efficient ordering system.
The orientation of the building will remain relative to Pacific Highway S. The building will
maintain the existing relationship to the existing shared access with no change. There will be
no change in use, to the existing utilities or site lighting. Accessibility upgrades will be made to
the site, dining, and restrooms.
The exterior materials will be upgraded with new cement board siding, a metal accent band at
the parapets, new stone arcade walls, and canopies over the storefront areas. Overall, the
proposed changes to the existing McDonald's restaurant will provide an updated building with a
more contemporary design and more efficient drive-thru stacking.
RECEIVED
JUN 20 2013
CITY OF FEDERAL WAY
CDS
TEL: 425 B27 2100 FAX: 425 828 6899 WEB www.FHOARCH.COM ADDRESS: 5209 Lake Washington Blvd N.E. I Ste 200 1 Kirkland I WA 198033
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RNFrelheit&Ho
I architects
McDonald's Restaurant Arcade Conversion
27515 Pacific Hwy S, Federal Way, WA
Process II
Project Narrative
There is currently an existing McDonald's restaurant on this site, however, the
building is old and outdated. The objective of the project is to neutralize the
mansard roof and update the exterior materials on the building.
The proposed project includes an updated Restaurant exterior, a 784 sq. ft.
addition to the dining and back of house and a reconfigured drive-thru with new
signage. The reconfigured drive-thru and signage will provide more stacking and
a more efficient ordering system.
The orientation of the building will remain relative to Pacific Highway S. The
building will maintain the existing relationship to the existing shared access with
no change. There will be no change in use, to the existing utilities or site
lighting. Accessibility upgrades will be made to the site, dining, and restrooms.
The exterior materials will be upgraded with new cement board siding, a metal
accent band at the parapets, new stone arcade walls, and canopies over the
storefront areas. Overall, the proposed changes to the existing McDonald's
restaurant will provide an updated building with a more contemporary design
and more efficient drive-thru stacking.
Code Criteria
Section 19.115.050 Site Design — All Zoning Districts
1. General Criteria
a. The proposed addition does not impact any natural amenities.
b. The proposed building addition adds more transparent glazing to the
dining area at the front of the restaurant.
c. This proposed building addition is visible from Pacific Highway South,
d. The building remodel achieves design continuity using a continuous
parapet band, canopy and trellis systems above storefront windows,
arcade walls at entrances, and lap siding.
e. Not applicable.
f. Not applicable. JUN 2-0 2013
CITY of FEDERAL MY
CDs
TES: 425 827 2100 FAx: 425 828 5699 WEN www.FHOARCH.COM AouaFSS, 10230 NE Points Drive I Ste 300 1 Kirkland I WA 1 98033
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RRRRRRRRKRAIKIMMRRRRRP: Kit RRRRKKK RRAIfiKit RRRRRRRRRRRMAP. MAR RRRRARRRRRRRRR FREIHEIT E. HO ARCHITECTS, INC., RS
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Page 2 of 4
g. There are sidewalks located at all accessible sides of the proposed
addition, providing access & use to reflect ownership.
2. Surface Parking Lots
a. The site design is mostly "existing to remain", with minor adjustments
necessary to accommodate the building addition and drive-thru
modification. Landscape design meeting city requirements has been
provided.
b. Parking aisle design is "existing to remain" and provides continuous
circulation through the site.
c. Driveways are "existing to remain".
d. Not applicable.
e. See Section 19.115.090
3. Parking Structures
Not applicable
4. Pedestrian Circulation & Public Spaces
a. The primary entrance and associated pedestrian pathway are "existing
to remain".
b. The pedestrian pathway is "existing to remain".
c. Not applicable.
d. Not applicable.
e. Site lighting is "existing to remain", with a couple of relocated fixtures
to accommodate the new construction. The new Trash enclosure and
drive-thru signage has been incorporated into the design.
f. See Section 19.115.090
5. Landscaping
Landscape design drawings are included.
6. Commercial, Service & Institutional Facilities
a. The Trash and recycling enclosure is located in such a manner as to
optimize public circulation and minimize visibility into it.
b. The Gas meter will be relocated to a similar location due to the
proposed building addition, otherwise site utilities are "existing to
remain".
7. Miscellaneous Site Elements
a. The site lighting is mostly "existing to remain", with minor adjustments
necessary to accommodate the building addition and drive-thru
modification.
b. The drive-thru location will not change, but the modification allows for
stacking away from the public right-of-way and is separated from the
parking lot with panting islands. A bypass land has been provided.
Section 19.115.060 Building Design —All Zoning Districts
1. General Criteria
Page 3 of 4
Not applicable.
2. Building Fagade Modulation & Screening Options
The proposed building addition creates a 5'x17fagade modulation on the
North fagade. The South fagade is existing to remain, but does use paint
banding to break up the wall. The new West and East elevations are both
less than 60'. The project does not have a plaza.
3. Building Articulation & Scale
The proposed building addition includes window openings with visible
trim, horizontal trellis and canopies above storefront windows. Arcade
walls highlight entrances and provide relief from the lap siding. Painted
banding at the drive-thru breaks up the longest existing exterior wall.
Section 19.115.070 Building & Pedestrian Orientation — All Zoning
Districts
1. Building & Pedestrian Orientation
a. The building currently faces the existing right-of-way. The arcade wall,
signage, and roof cap element help highlight the front of the
restaurant.
b. Not applicable
c. The main dining area is closest to the street and has large storefront
windows providing visual access.
d. Not applicable
Section 19.115.090 District Guidelines
1. Community Business
a. Surface parking is "existing to remain" with only minor modifications to
accommodate new construction.
b. All building entrances will remain in their existing locations with only
minor modifications due to the building remodel.
c. All building entrances are articulated by arcade walls and contain large
storefront windows.
d. Not applicable.
e. No ground -level mirrored or reflective glass is proposed.
f. Not applicable.
g. Not applicable.
h. Not applicable.
i. Not applicable.
Section 19.115.100 Institutional Uses
1. See Sections 19.115.050, 19.115.060, & 19.115.070 above.
2. See Section 19.115.090 above.
3. Not applicable.
Page 4 of 4
4. The roof line of the proposed remodel creates a continuous roof
parapet with height modulation at the arcade walls. At the front the
Arcade wall is lowered and the parapet is set back. At the main
entrance the Arcade wall projects above the parapet to create
modulation.
5. See Sections 19.115.060 and 19.115.070 above.
6. Not applicable.
7. Existing site lighting fixtures to remain or be relocated as necessary for
new construction. There will be no change to site light fixture heights.
41k
CITY '0'::tS;P
OF
Federal Way
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8`h Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
www.cityof 0derahvay.com
Crime Prevention Through Environmental
Design (CPTED) Checklist
Directions
Please fill out the checklist to indicate which strategies have been used to implement CPTED principles in
your proposed project. Please check all strategies that are applicable to your project for each of the
numbered guidelines. You may check more than one strategy for each guideline.
Your responses will be evaluated by City Staff, and will be integrated into the Site Plan and/or Building
Permit review process.
Section and ✓ Functional Area Evaluation for
Performance Performance Standard Agency Use Only
Standard
Strategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
1 Section 1.0 Natural Surveillance
1.1 Blind Corners _Conforms
Avoid blind corners in pathways and parking lots. _Revise
_NA
Comments:
® Pathways should be direct. All barriers along pathways should
be permeable (see through) including landscaping, fencing etc.
■
Consider the installation of mirrors to allow users to see ahead
of them and around corners. e
Other strategy
u
1.2 Site and Building Layout
Allow natural observation from the street to the use, from the
use to the street, and between uses
_Conforms
_Revise
_NA
Comments:
Bulletin #022 —January 1, 2011 Page I of 9 k:\Handouts\CPTED Checklist
Section and ✓ Functional Area
Performance Performance Standard
Standard
Strategy
■ Applicable during Site Plan Review
8 Applicable during Building Permit Review
Orient the main entrance towards the street or both streets on
For Non -Single corners. ■
Family
Development
Position habitable rooms with windows at the front of the
dwelling. ■
Access to dwellings or other uses above commercial/ retail
development should not be from the rear of the building. ■
13 Offset windows, doorways and balconies to allow for natural
observation while protecting privacy. ■
IM Locate main entrances/exits at the front of the site and in view
of the street. ■
For Commercial/
Retail/ Industrial If employee entrances must be separated from the main
and Community ® entrance, they should maximize opportunities for natural
Facilities surveillance from the street. ■
In industrial developments, administration/offices should be
located at the front of the building. ■
Avoid large expanses of parking. Where large expanses of
For Surface El parking are proposed, provide surveillance such as security
Parking and cameras. ■
Parking
Structures Access to elevators, stairwells and pedestrian pathways should
El be clearly visible from an adjacent parking area. ■
® Avoid hidden recesses. ■
® Locate parking areas in locations that can be observed by
adjoining uses. ■
Open spaces shall be clearly designated and situated at
For Common/ locations that are easily observed by people. Parks, plazas,
Open Space ® common areas, and playgrounds should be placed in the front
Areas of buildings. Shopping centers and other similar uses should
face streets. ■
Other strategy used:
AM]
Evaluation for
Agency Use Only
Bulletin #022 — January 1, 2011 Page 2 of 9 k:\Handouts\CPTED Checklist
Section and ✓ Functional Area Evaluation for
Performance Performance Standard Agency Use Only
Standard
Strategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
1.3 Common/Open Space Areas and Public On -Site Open ,Conforms
Space ,Revise
Provide natural surveillance for commonlopen space areas. _.NA
Comments:
Position active uses or habitable rooms with windows adjacent
® to main common/open space areas, e.g. playgrounds,
swimming pools, etc., and public on -site open space. ■
Design and locate dumpster enclosures in a manner which
❑ screens refuse containers but avoids providing opportunities to
hide. ■
Locate waiting areas and external entries to elevators/stairwells
® close to areas of active uses to make them visible from the
building entry. e
® Locate seating in areas of active uses. e
Other strategy used:
1.4 Entrances —Conforms
Provide entries that are clearly visible. _Revise
_NA
Continents:
® Design entrances to allow users to see into them before
entering. ■
Entrances should be clearly identified (Signs must conform to
® FWRC 19.140.060. Exempt Signs. (Applicable during
Certi crate of Occupancy Inspection .
Other strategy used:
13
1.5 Fencing Conforms
Fence design should maximize natural surveillance from the _Revise
street to the building and from the building to the street, and _.NA
minimize opportunities for intruders to hide. Comments:
Bulletin #022 — January 1, 2011 Page 3 of 9 k:\Handouts\CPTED Checklist
Section and ✓ Functional Area
Performance Performance Standard
Standard
S trategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
❑ Front fences should be predominantly open in design, e.g.
pickets or wrought iron, or low in height. e
Design high solid front fences in a manner that incorporates
❑ open elements to allow visibility above the height of five feet.
e
If noise insulation is required, install double -glazing at the
❑ front of the building rather than solid fences higher than five
feet. e
Evaluation for
Agency Use Only
Other strategy used:
In No fence allows for greatest visibility
1.6 Landscaping —Conforms
Avoid landscaping which obstructs natural surveillance and Revise
allows intruders to hide. _NA
Comments:
Trees with dense low growth foliage should be spaced or their
crown should be raised to avoid a continuous barrier. ■
Use low groundcover, shrubs a minimum of 24 inches in
® height, or high -canopied trees (clean trimmed to a height of
eight feet) around children's play areas, parking areas, and
along pedestrian pathways. ■
® Avoid vegetation that conceals the building entrance from the
street. ■
Other strategy used:
1.7 Exterior Lighting —Conforms
Provide exterior lighting that enhances natural surveillance. _Revise
(Refer to FWRC 19.115.050(7)(a) for specific lighting _NA
requirements.) Comments:
Prepare a lighting plan in accordance with Illuminating
Engineering Society of America (IESA) Standards, which
❑ addresses project lighting in a comprehensive manner. Select a
lighting approach that is consistent with local conditions and
crime problems. ■
Bulletin #022 —January 1, 2011 Page 4 of 9 k:\Handouts\CPTED Checklist
Section and
Performance
Standard
✓ Functional Area
Performance Standard
Strategy
■ Applicable during Site Plan Review
9 Applicable during Building Permit Review
Locate elevated light fixtures (poles, light standards, etc.) in a
® coordinated manner that provides the desired coverage. The
useful ground coverage of an elevated light fixture is roughly
twice its height. ■
For areas intended to be used at night, ensure that lighting
® supports visibility. Where lighting is placed at a lower height to
support visibility for pedestrians, ensure that it is vandal -
resistant. e
® Ensure inset or modulated spaces on a building facade,
access/egress routes, and signage is well lit. e
® In areas used by pedestrians, ensure that lighting shines on
pedestrian pathways and possible entrapment spaces. e
Place lighting to take into account vegetation, in its current and
® mature form, as well as any other element that may have the
potential for blocking light. e
Avoid lighting of areas not intended for nighttime use to avoid
® giving a false impression of use or safety. If danger spots are
usually vacant at night, avoid lighting them and close them off
to pedestrians. e
® Select and light "safe routes" so that these become the focus of
legitimate pedestrian activity after dark. ■
® Avoid climbing opportunities by locating light standards and
electrical equipment away from walls or low buildings. e
Use photoelectric rather than time switches for exterior
lighting. e
In projects that will be used primarily by older people
❑ (retirement homes, congregate care facilities, senior and/ or
community centers, etc.) provide higher levels of brightness in
public/common areas. e
U
Other strategy used:,
1.8 Mix of Uses
In mixed use buildings increase opportunities for natural
surveillance, while protecting privacy.
Evaluation for
Agency Use Only
—Conforms
_Revise
_NA
Comments:
Bulletin #022 — January 1, 2011 Page 5 of 9 k:Wandouts\CPTED Checklist
Section and ✓ Functional Area
Performance Performance Standard
Standard
Strategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
Where allowed by city code, locate shops and businesses on
lower floors and residences on upper floors. In this way,
❑ residents can observe the businesses after hours while the
residences can be observed by the businesses during business
hours. ■
❑ Include food kiosks, restaurants, etc. within parks and parking
structures. ■
Other strategy: used
1.9 Security Bars, Shutters, and Doors
When used and permitted by building and fire codes, security
bars, shutters, and doors should allow observation of the street
and be consistent with the architectural style of the building.
❑ Security bars and security doors should be visually permeable
(see -through). e
Other strategy used:
Evaluation for
Agency Use Only
—Conforms
Revise
^NA
Comments:
Section and ✓ Functional Area Evaluation for
Performance Performance Standard Agency Use Only
Standard
Strategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
Section 2.0 Access Control
2.1 Building Identification —Conforms
Ensure buildings are clearly identified by street number to _Revise
prevent unintended access and to assist persons trying to find _NA
the building. Identification signs must conform to FWRC Comments:
19.140.060. Exempt Signs.
❑ Street numbers should be plainly visible and legible from the
street or road fronting the property. e
Bulletin #022 —January 1, 2011 Page 6 of 9 k:\Handouts\CPTED Checklist
Section and ✓ Functional Area
Performance Performance Standard
Standard
Strategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
In residential uses, each individual unit should be clearly
numbered. In multiple building complexes, each building entry
❑ should clearly state the unit numbers accessed from than entry.
In addition, unit numbers should be provided on each level or
floor. e
Street numbers should be made of durable materials, preferably
reflective or luminous, and unobstructed (e.g. by foliage). e
For larger projects, provide location maps (fixed plaque
❑ format) and directional signage at public entry points and along
internal public routes of travel. e
Evaluation for
Agency Use Only
Other strategy used:
El
2.2 Entrances _Conforms
Avoid confusion in locating building entrances. —Revise
NA
Comments:
Entrances should be easily recognizable through design
® features and directional signage. (Signs must conform to
FWRC 19.140.060. Exempt Signs. ■
❑ Minimize the number of entry points. ■
Other strategy used:
2.3 Landscaping
_Conforms
Use vegetation as barriers to deter unauthorized access.
_Revise
_NA
Comments:
❑ Consider using thorny plants as an effective barrier. e
Other strategy used:
2.4 Landscaping Location
_Conforms
Avoid placement of vegetation that would enable access to a
_Revise
building or to neighboring buildings.
_NA
Comments:
Bulletin #022 —January 1, 2011 Page 7 of 9 k:\Handouts\CPTED Checklist
Section and ✓ Functional Area Evaluation for
Performance Performance Standard Agency Use Only
Standard
Strategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
Avoid placement of large trees, garages, utility structures,
❑ fences, and gutters next to second story windows or balconies
that could provide a means of access. ■
Other strategy used:
2.5 Security —Conforms
Reduce opportunities for unauthorized access ,._..Revise
_NA
Comments:
Consider the use of security hardware and/or human measures
In to reduce opportunities for unauthorized access. (Applicable
during Certificate of Occupancy laWection .
Other strategy used:
2.6 Signage ,_,_,Conforms
Insure that signage is clearly visible, easy to read and simple to ,Revise
understand [Signs must conform to FWRC 19.140.060. Exempt _NA
Signs]. Comments:
® Use strong colors, standard symbols, and simple graphics for
informational signs. e
Upon entering the parking area, provide both pedestrians and
For Surface
❑ drivers with a clear understanding of the direction to stairs,
Parking and
elevators, and exits. e
Parking
Structures
In multi -level parking areas, use creative signage to distinguish
❑
between floors to enable users to easily locate their cars. e
❑ Advise users of security measures that are in place and where
to find them, i.e. security phone or intercom system. e
❑ Provide signage in the parking area advising users to lock their
cars. e
Bulletin #022 — January 1, 2011 Page 8 of 9 k:\1landouts\CPTED Checklist
Section and ✓
Functional Area
Evaluation for
Performance
Performance Standard
Agency Use Only
Standard
Strategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
❑
Where exits are closed after hours, ensure this information is
indicated at the parking area entrance. e
Other strategy used:
Section 3.0
Ownership
3.1
Maintenance
—Conforms
Create a "cared for" image
,Revise
_NA
Comments:
Ensure that landscaping is well maintained, as per FWRC
®
19.125.090, in order to give an impression of ownership, care,
and security. (Ongoing).
Where possible, design multi -unit residential uses such that no
❑
more than six to eight units share a common building entrance.
■
Other strategy used:
3.2
Materials
Conforms
Use materials, which reduce the opportunityfor vandalism.
_Revise
_NA
Comments:
Consider using strong, wear resistant laminate, impervious
glazed ceramics, treated masonry products, stainless steel
❑
materials, anti -graffiti paints, and clear over sprays to reduce
opportunities for vandalism. Avoid flat or porous finishes in
areas where graffiti is likely to be a problem. e
Where large walls are unavoidable, refer to FWRC
19.125.040(21) regarding the use of vegetative screens. e
Common area and/or street furniture shall be made of long
❑
wearing vandal resistant materials and secured by sturdy
anchor points, or removed after hours. e
Other strategy used:
Bulletin #022 — January 1, 2011 Page 9 of 9 k:\Handouts\CPTED Checklist
APPLICATION NO(S)
MASTER LAND USE APPLICATION
RECEIVE,—,
C ffOEPARTMENT OF COMMUNITY DEVELOPMEVT SERVICES
V C 33325 8 Avenue South
Federal Way, WA 98003-6325
JUN 20 �013 253-835-2607; Fax 253-835-2609
w%vw.6tyoffedera1 ay.com
CITY OF FEDERAL WAY
CDS
13- /oa7y3-iAP
Date �, 6-6 113
Project Name M R R
Property Address/Location 2�, l5_?� i¢1�, _ � a� �i 'FE-062AL- WA W 10go,6
Parcel Number(i) 2
Project Description lf� 4 5F Wi`ng -- . Uew 1NEV A'71a1a Ta AnMIW S7f3-Zyl r(r
lltftti C4iL ft. 414ts5l&.rvy 0F%Rhocs Ta 61"t"E !N ERxA. MW1k1V t, uftXACg5
rAlA['1 A
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conferenee
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
$G Zoning Designation
V. Comprehensive Plan Designation
&J&%g_Value of Existing Improvements
b, ,C,1p0 Value of Proposed Improvements
International Building Code (IBC):
,NL - --Occupancy Type
V- 5 —Construction Type
Applicant
Name: 1+Lr*aAW5 CaR4nP-WTev, "'M b"up"U"
Address: W51 113'ra AVC "I E'VrW 103
City/State: k4 ttwlhµD+ W k
zip: g13034
Phone: qn- M-2,41#6
Fax: NMS= M- 0 w98
Email: AdQm. brnndenbuMC? us. mcel. corn
Signature:
Agent (if different than Applicant)
Name: ftai err 4 Ho Atc.0WGTB, INN-seLove
Address; S7xA L.l►ytot "sRNu6Tdu &VO. AW, WtM L40
City/State: K,Rpt,p, wA
Zip: 9 W 33
Phone: 42S- DW- 2I00
Fax: 425% OU 46-11
Email: S lave 9-4 hoa re-h. eonn
Signature: -
Owner
Name: k2" l'S 9-eal Fsta le
Address: on Dotes 6
CitylState: a2tC'Ak, j i~ jsQ�J
Zip:
Phone: (6b. U PB • 3 tM
Fax: Lo3b. (&a. '73
Email: U
Sigzaiure� T � �- 1,
Bulletin #003 — January 1, 2011 Page 1 of 1 1t:lHandoutslMaster Land Use Application