09-101827CITY OF
Fbderal ift]
Nam
ARCH/TEC
Re: File #09-101827-00-PC; PREAPPLICATION CONFERENCE SUMMARY
HJ Retail, 34201 Pacific Highway South, Federal Way
Review Conunittee (DRQ held June 11, 2009. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes cormnents given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Utility District and South
King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRQ 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.
I= - I - I I 1 8 Q&TALVAOM
Im i
listed below. Otherwise, any general questions about the preapplication and permitting process can be
referred to your key contact.
PROJECT DESCRrPTTON
located at 34201 Pacific Highway South.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and inforination
subinitted foT 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
a -ad 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.
Mr. Nam,
Page 2
June 18, 2009
Planning Division
1. The West Hylebos Creek traverses through the western portion of the property. This stream has
been designated a major stream, which requires a 100-foot setback.
2. An off -site wetland on the adjacent northern property requires delineation.
3. New tree density standards have recently been adopted that may require the applicant to make
supplemental tree plantings.
Public Works Development Services Division
L The City is in the process of reviewing the 2009 King County SurJace Water Design Manual
(KCSV;DM), with City adoption of this manual expected by August 16, 2009. Surface water
design requirements for the project shall be per the 2009 KCSV%TDM.
2. Stormwater flow control (detention) for this phase of development of the property is provided in
the adjacent 336h Regional Storage Facility (RSF). This project's stormwater outfall location
into the RSF will be determined by the impact of the project's un-detained flows into the RSF
(see Department Comments belowforfurther details).
Public Works Traffic Division
I . A Concurrency permit is required in order to assess project impacts and determine traffic and
safety irtitigation measures.
2. Street frontage improvements and right-of-way dedication are required along Pacific Highway
South.
3. The current proposal needs to meet access management standards.
1EPAR131NT COAMENTS
Outlined below are the comments made by the representatives of each department present at the
;!reapplication conference. Each section should be read thoroughly. If you have questions, please contacl
the representative listed for that section.
111RIVIR �'i '41 RIVElifiVill . . .
1 Comprehensive Plan & Zoning Designation — The subject property is located in a Commercial
Enterprise (CE) zoning district. The CE zone allows a variety of commercial uses including
restaurant and general/specialty retail.
2. General Zoning Regulations — Use Zone Charts FWRC 19.120.070 and 19.120.110 provide
prescriptive regulations for retail and restaurant uses in the CE zone. The following list is only a
portion of the zoning regulations governing the CE zone. The applicant should consult the
referenced Use Zone Charts prior to subinitting a Master Land Use application.
a. Setbacks — 5 ft. front, 5 ft. side, and 5 ft. rear.
b. Maximum Height — 40 ft. above Average Building Elevation (ABE) with the opportunity to
increase the maximum to 55 ft above ABE following prescribed criteria listed in the Use Zone
Charts.
c. Parking — Retail uses require I parking stall for each 3 00 square feet of gross floor area.
Restaurant uses require I parking stall for each 100 square feet of gross floor area.
09-101827 Doc I D. 50117
Mr. Nam
Page 3
June 18,2009
The Planning Division will notify the applicant of application status within 28 days of submittal. If
the application is detemiined complete, staff will issue a Letter of Complete Application. FWRC
limits the adiftimstrative review to 120 • from the date • complete application. The 120-day
review p eniod will stop any time the applicant has been requested by the city to correct plans,
perform required studies, or provide additional required information. The review period will begin
within 14 days following submittal of requested items. Please be advised that any request for
additional information must be vrovided within 180 days of written notification or
the land use application shall expire.
4Environmental Review — The proposed development requires environmental review as the proposal
exceeds the flexible thresholds adopted by the city (commercial buildings over 4,000 square feet and
•. for more than 20 vehicles) • to the State Environmental Policy Act (SEPA). The
environmental review is a component • the Process III MLU application and a completed
envirom-nental checklist with additional -notice materials will be required. A thoroughly completed
checklist that gives comprehensive answers to each item will expedite the review process. The city
has adopted "Optional DNS" procedures and may combine notice periods if items in the checklist
are accurately addressed by the applicant. An environmental threshold deteardhation. made by the
Director of Comniunity Development Services must be issued prior to the land use decision.
5. Public Notification — Process III MLU applications and SEPA deterrninations require two separate
• Within 14 • • issuing the Letter • Complete Application, a •■ • Application will
be published in the Federal Way Mirror, posted on the subject property, and placed at the City's
three designated notice boards. Notice for the SEPA determination will be given in the same format
with the addition of a mailed notice to all property owners located within 300 feet of the site. The
applicant is required to submit one set of stamped mailing envelopes and a map showing the subject
property and the 300-foot • for the SEPA deternii-natio-n. The City's GIS Division provides this
service for a nominal fee or the applicant may provide their own mailing envelopes via King County
Assessor records or a title company. Please find the enclosed mailing labels bulletin for further
information.
6. Environmentally Sensitive Areas — • • • the city's critical areas inventory map, the West
Hylebos Creek traverses through ffie far western. portion of the subject property. The creek has be
designated a major stream and requires a 100-foot setback. No clearing, grading, or improvements
are permitted outright in the 100-foot setback area. All plans shall include the delineated stream
its associated 100-foot setback measured outward from the ordinary high watermark. I
Off -Site ► — During the preapplication. meeting the issue • a nearby wetland was discussed
with regard to stormwater facilities. The city's critical areas map does show a Category 11 wetland
• the adjacent northern parcel that may be within 200 feet • the subject property. As such, a
wetland delineation and • will be required • be submitted with the Process III
application. Staff may route the wetland report to the city's consultant for review. All consultant fees
must • paid !• the +•
09-101827 Doe, LD. 50117
Mr. Narn
ftge 4
June 18, 2001
If it is determined that a Category 11 wetland is located on the adjacent property, a I 00-foot setback
from the wetland will be required. Any needed intrusions (stormwater, sewer, site plan) into the
wetland or its setback will requirc Hcaring Exalifiner approval administered via Process IV MLU.
Staff recommefids the wetland report be completed and submitted to the city for review prior to
submitting a formal land use application.
WellheadProtection Area — The subject property is within a 10-year Wellhead Zone, which requires
the applicant to submit a Hazardous Materials Inventory Statement with the land use application. If
landscaped areas are greater than 10,000 square feet, the applicant shall prepare an operations and
management manual using best management practices (BMPs) and integrated pest management
(IPM) for fertilizer and pesticide/herbicide applications. The BMPs shall include recommendations
on the quantity, timing, and type of fertilizers applied to lawns and gardens to protect groundwater
quality. This shall be submitted as a component of the landscape plan.
T Landscaping — A landscape plan prepared by a Washington State licensed landscape architect sh
be submitted with the formal application. Please follow general guidelines outlined in FWRC
19.125.040(l) through (26). The following regulations are specific to your proposal: I
a. Perimeter — Type III landscaping' five feet in width shall be provided along all property lines.
Type III landscaping is intended to provide partial visual separation of uses from streets and
main arterials and between compatible uses so as to soften the appearance of parking areas anii
building elevations.
b. Parking Lot — Twenty-two square feet of interior lot Type IV landscaping2, per parking space,
must be provided. Project designer(s) should consult FWRC 19.125.070 for specific
requirements pertaining to landscape islands, curbing, screening for rights -of -way, and vehicle
overhang.
& Tree Density Requirements — A tree/vegetation retention plan shall be submitted with the Process
III application. The plan must be prepared by a certified arborist or certified landscape architect and
include applicable information provided in the newly adopted Zoning and Development Code
Chapter 19.120 Clearing, Grading, and Tree and Vegetation Retention. For a complete list of
tree/vegetation plan requirements, please see ordinance #09-6 10. City ordinances can be accessed in
the document library on the city's website at http://www.cityoffederalway.com/Page.aspx?page--435.
The City recently amended its tree retention/replacement and density requirements. New standards
require developments to maintain a tree unit density. The minimurn tree density requirements for CE
zones are 20 tree units per acre; therefore, the subject property's density requirement is 59 tree units
(20 tree units x 2.91 acres). A tree unit is a value assigned to existing trees retained on the property.
The larger the tree, the greater value it is assigned (e.g. an existing tree measuring between 18 inches
to 24 inches qualifies as 2.5 tree units). The intent of the new tree regulations is to retain as many
Type Ill landscaping is defmed as a mixture of evergreen and deciduous trees interspersed with large shrubs and
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09-101827 Doc„ I D, 50117
Mr. Nam
Page 5
June 18,2009
insufficient tree cover. Replacement trees are assigned tree units depending on its species (e.g. one
large canopy species quaes as 1.5 tree units).
Since much of the subject property •• not • • tree cover, the applicant may •
required to provide additional • to achieve the minimum • • • Trees
ii calculating the mitinuum tree
e credited i
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a. Site Plan
i. Vehicle turning movements shall be rrrinimizecL Your site plan should incorporate loop
access and directional arrows.
ii. Provide pedestrian pathways from Pacific Highway and various points within the parking
area to the retail building. The pathways should be delineated with separate paved routes
using a • in paved texture and color.
iii. Service areas were not included in the site plan. Loading, storage, trash, and recycling areas
should •' impede public circulation.
iv. Bicycle rack(s) should be provide&
v. Outdoor furniture, fixtures, and streetscape elements (FWRC Chapter 19.50 • •
examples) should be incorporated into the site design.
b. Building FaVade Modulation and Screening Options —Building facades that are longer than-64,
feet and visible from a right-of-way (north, east, and south facades) shall incorporate at least
two of the four listed fagade treatments:
i. Facade Modulation - A minimum depth of • feet, minirntmi width of six feet, and
maximum width of 60 feet. Alternative methods to shape a building such as angled or
curved fagade elements, offset planes, wing walls, and terracing will be considered,
Doe. I D. 50117
09-101927
provided that the intent of the section is met. Please note: facades that are solidly
screened by Type I landscaping (such as the rear of the building) may us e modulation
the sole option.
Landscape Screening — Eight -foot -wide Type II landscape screening along the base of
the fagade, except Type IV may be used 'in place of Type 11 for facades that are
comprised of 50 percent or more window area, and a -round building entrances. i
6i. Canopy or Arcade — As a modulation option, canopies or arcades may be used only
along facades that are visible from a right-of-way. Minimum length is 50 percent of th
length ofthefagade using this option.
iv. Pedestrian Plaza — Plaza square footage is equal to one percent of the gross floor area
y the building, but it must be a minimum of 200 square feet. The plaza should be clearl
visible and accessible from the adjacent right-of-way.
Zone Guidelines — In addition to the above -referenced guidelines, the following are specific
to the CE zone:
i. Entrance facades shall front on, face, or be clearly recognizable from the right-of-way.
Building entrances shall be architecturally emphasized and shall incorporate transparent
glass.
iii. Ground floor entrances to retail sales or services shall incorporate plaza features or
furnishings, and/or streetscape amenities.
d. Crime Prevention Through Environmental Design (CPTED) — The applicant is required tit
submit a completed CPTED checklist with the Process III application.
11. Parking —The retail uses within the building will require one parking stall for each 300 square feet
of gross floor area. The restaurant use will require one parking stall for every 100 square feet of
gross floor area. As proposed, the site would require 145 parking stalls as the restaurant contains
11,472 square feet and the retail uses contain 8,807 square feet.
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parking lot dimensional chart is enclosed.
12. Garbage and Recycling Enclosure — The design of the enclosure area should be consistent with dri
architectural design of the primary structures on the site. The enclosure shall be screened from the
abutting property by a 100 percent sight -obscuring fence or wall. Storage areas shall not interfere
with the primary use of the site. As mentioned above, the enclosure area shall be located so that
collection of materials by trucks will -not burden p edestrian or vehicular movement. The storage area
shall not be located in areas incompatible with noise, odor, and increased pedestrian and vehicle
traffic.
13. Time Limitations — The applicant must begin construction, or subrnit to the city a complete building
permit application for the development activity, within one year after the final decision on the
matter, or the decision becomes void. The applicant must substantially complete construction for the
development activity and complete the applicable conditions listed in the decision within five years
after the final decision. Requests for time extensions may be granted by the Director of Community
Development if criteria set forth in FWRC 19.15.110 can be met.
09-101827 Doc LD, 50117
Mr. Nam
Page 7
June 18, 2009
(4. Land Use Application Fees — The following 2009 fees include administrative review of the land
use application. Other fees including, but not limited to traffic concurrency, building permits, and
engineering review are not included in this total.
Process III 'Project Approval' $3,248.50
SEPA Chec kli
$4,196.50
0u,uBLic WoRKs DEVELOPMENT SERVICEs DMSION (Kevin Peterson, 253-835-2734,
kevin.peterson*cityoffederalway.com)
Land Use Issues — Stormwater
I Surface water runoff control (see #2, below) and water quality treatment will be required per the
2009 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way
Addendum to the 2009 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),
addrpssiug the relcy4ppe of the project to the eight core and five special teq� wientents•
kCMDM will befequired� 7ho City has I 100', five-foot contour plimmettic n4s that may be
used for basin analysis.
2. Per a 1995 agreement with the City, detention is provided for this property's initial development in
the adjacent 336ffi Regional Storage Facility (RSF). Therefore, on -site detention is not required with
this initial phase of development.
3. The project shall provide on -site water quality prior to discharging to the RSF. The project site 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.
4. The project's stormwater outfall location into the Regional Storage Facility will be determined
by the impact of those flows that will bypass the on -site water quality facility. The applicant's
engineer shall analyze the 10-, 25-, and 100-year storm events on the RSF's water quality
feature (constructed wetland), and include analysis of each storm event's impact to the RSF's
wetlands water surface elevation. If any of the 10-, 25-, or 100-year events cause the water
surface elevation to rise by one -tenth (1/10) of one (1) foot or more, then the project's outfall
shall be located such that all flows that bypass the project's on -site water quality facility shall
be conveyed into, or up -stream of, the RSF main pond.
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 for private commercial developments outside the City Center
Core must be above ground (i.e. open pond). Underground facilities are allowed only with approval
from the City of Federal Way Stormwater Management Division.
7. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
09-101827 Doc. LD 50117
8. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) permit may be required. Information regarding this permit can be
obtained from the Washington State Department of Ecology at
http:Hwww. ecy.wa.gov/programs/sea/pac/l*ndex.htnil, or by calling 3 60-407-643 7.
from the Washington Department of Fish and Wildlife, at
wz. &VAV ffVAkAAV 2 1 zt, feA). f ReLvIe. ff
407-7037.
Right -of -Way Improvements
1, See the Traffic Division comments from Soma Chattopadhyay, Traffic Engineer, for traffic related
items.
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 will be applied to new
impervious area within the public right-of-way.
Building Permit Issues
I 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 $820.50 for the first 12 hours of
review, and $68 per hour for additional review time. A final TIR shall be prepared for the project
and subinitted 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. The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at www.cityoffederalway.com to
assist the applicant's engineer in preparing the plans and TIR.
3. The applicant shall provide a geotechnical report that addresses design pavement thickness for
roadways.
Bonding is required for all street frontage, off -site storm. water, and all temporary erosion and
sedimentation control improvements 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.,
09-101827 Doc I D 50117
Mr. Nam
Page 9
June 18, 2009
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
vv?,Wd "I, * *OW en become the resDonsibility of the City. Maintenance for
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property owners.
6. When topographic survey Mi&rmation 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. All final
approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent
black ink. Site plans shall be drawn at a scale of 1 20', or larger. Architectural scales are not
permitted on engineering plans.
S. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per the
2009 KCSWDM, must be shown on the engineering plans.
The site plan shall show the location ot any existing ana propo M"OV—W-47
construction.
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soma.chattopadhyaygcityoffederalway-com)
Transportation Impact Analysis
Based on the Institute of Transportation Engineers Trip Generation 8th Edition, land use code 932
(High Turnover Restaurant) and 8 14 (Specialty Retail) based on submitted materials, the project is
expected to generate approximately 106 new weekday PM peak hour trips onto the nearest key
intersection. Therefore, a Concurrency Analysis report is required for this proposal. The
,'WJ1irqaT= analp-sis fee is F, 3 3 5 S. In addition to tha_t the applicant would be exp, ected to contribute
pro-rata shares towards TIP projects impacted by 1 or more peak hour trips. Mitigation
improvements necessary beyond those identified in the TIP to meet the City's adopted level -of -
service standard are required to be provided by the applicant to meet concurrency requirements of
the Growth Management Act.
2. The applicant's traffic engineer has an option to submit a trip generation and distribution study to
determine the numb er of trips generated by the proposed development. At a minirnirn,4 the trip
generation study shall include three (3) studies for similar land use, and settings approved by the
Traffic Division. The methodolo for ddermi i the tip generation shall be based upon the
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guidelines established in the most recent edition of the Institute of Transportation Engineers (ITE)
Trip Generation.
Street Frontage Improvements
3. Per FWRC, the applicant/owner would be expected to construct street improvements consistent will
the planned roadway cross -sections as shown in Map 111-6 of the FWCP and Capital Improvement I
09-101827 Doc. I D, 50 117
Program (CIP) shown as Table Ill- 19. Based on the materials submitted, staff conducted a limited
analysis to determine the required street inTrovements in meeting the FWRC. Based on the analysis
and FWRC, the applicant would be expected to construct iniprovements on the following streets to
the City's planned roadway cross -sections:
0 SR-99 is planned as a Type "A" street, consisting of a 90-foot street with curb and gutter,
foot planter strips with street trees, 8-foot sidewalks, and street lights in a 124-foot right-of-way
(ROW). Assuming a symmetrical cross section, 12-foot ROW dedication and half -street
iTTrovements; are required and should be measured from the street centerline.
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5. Per FWRC, the applicant may make a written request to the Public Works Director to modify, defer,
or waive the required street improvements. Information about right-of-way modification requests ars
available through the assigned planner. Such requests have a set review fee.
6. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes, taper rate shall be WS112/60 or as directed by the Public Works Director.
Access and Traffic Circulation
1,101WIM" N MCI I I Vwo I I M I IM
WAC 468-52-040 limits access on state highways in Federal Way to access spacing of 250 feet with
only one access per parcel. Per FWRC, Pacific Highway South is access class "Y' where left access
may be permitted every 330 feet and left -out access is only permitted at signalized intersections.
Please show all neighboring driveways within 250 or 330 feet of the proposed driveway(s). Please
note that Pacific Highway will be Type A Street with raised median and access may be right -in
right -out in future.
9. Access may be further restricted if such access would interfere with the 95'h percentile queue lengths
from any existing traffic control device.
10. Please note, if the project cannot meet the 250-foot driveway spacing requirement, then a shared
driveway with the neighboring property to the south will resolve access issues. If the southern
property owner will not agree to terms of a shared driveway, please show documentation that efforts
ill
were atterrTted. As a conde ition of approval, 'thcity w 1 11 require shared access iff/when new
development occurs on the s outhem property.
11. The applicant/owner must send the TIA to the Washington State Department of Transportation
(WSDOT) for review and approval.
f 2. Please note that the maximum allowable grade for city streets/access driveways is 15 percent or
approved by the Fire Department. i
09-101927 Doc..I D 50117
Mr. Nam
Page 11
June 18, 2009
robv@cityoffederalway-com)
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is
established by R. 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions
measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll-opc
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
holding gates in closed and open positions to ease service access and niaxinfize the life of gate
hardware.
• Sites may require a larger enclosure, or miiltiple enclosures, to accommodate on -site user access
and/or additional waste types and containers.
fo
• 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 Section 19.125.040
• Note that larger -scale commercial or multi -unit housing developments may see long-term savings
from the use of on -site waste coropaction equipment. Plaming for this equipment may require largi
enclosure dimensions, defined overhead clearances, consideration of power utility access, and
drainage management.
• Mixed -use developments may also benefit from on -site waste coropaction equipment. Additional
iijdxed-use development considerations include:
• Designated chutes and/or internal facility maintenance areas or services for tenants,
• Moving waste and recycling streams from interior units to collection areas, and
• 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: John Davis — Senior Route Manager at 206-786-
4530
BuirLDE,qG DivisioN (Scoff Sproul, 253-835-2633, scoff.sproul(geityoffederalway.com)
International Building Code (IBC), 2006 edition
Washington State Amendments WAC 51-50*
International Mechanical Code (11\4Q, 2006 edition
Washington State Amendments WAC 51-52*
Uniform Plumbing Code (UPC), 2006 edition
Washington State Amendments WAC 51-56 & WAC 51-57*
09-101827 Doc. LD 50117
Mr. Nam
Page 12
June 18, 2009
MEMM=
*Current State Amendments are dated: July 1, 2007
* * As of January 1, 2002, the State amendments now require aTc-fault interrupters for 15-20 amp branch
circuits serving sleeping TOOMS in dwelling units (R-l's).
Building Criteria
Occupancy Classification: A-2, M, B
Type of Construction: proposed V-B
Floor Area: 18700 sq ft and 1400 sq ft mezzanine
Number of Stories: single -story
Fire Protection: Fire Sprinkler System and Fire Alarm System required
Wind/Seismic: D Basic wind speed 85 Mp
h, Exposure—, 25# Snow load, Seismic Zone D-1
A complete building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at: www.cityoffederalway.com)
Submit five sets of drawings and speccations. Speccations shall include: x Soils report
x Structural calculations x Energy calculations x Ventilation calculations. Note: A Washington State
Registered architects stairip is required for additions/alterations (new or existing) of 4,000 gross floor area
or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington
application.
A wet stan4) and signature is required on all sheets of plans and on the cover page of any calculatioM
submitted. A
MOM -
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09-101827 Doe ID 50117
Mr. Nam
Page 13
June 18, 2009
Review Timing
71& j = jd�Me. Re -check of plans
will occur *in one '..• three weeks after re-subinittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate • means • clouding • written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from Community Development Services.
Federal Way has an expedited review process. Information is available at our front counter.
Other Permits & Inspections
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I M I
,IT hen required, special inspections snan 6e perioTMerf6r1T7kV'V9 1777 — 7"9=
approved by the building official prior to permit issuance. Construction n-mst be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public • Electrical, Fire) must sign off before the Building
rwAOLti�s rior the anc
& g - Vinal mist be a3MrQyed -.r to issu e
a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of
Occupancies.
M�&14-jr'—U � r�,t*r,*&Wlvgi%.Wxe7cons-truction -conference. If a 12re-con meeting is
required, all subs, the general or representative, the architect or representative, the engineer or
imiWAM6, ell-cwi al contractor and 1W other interested 9=1 should attend this meeting. Meethigs
V,Vj1KM1%*111VrJ1M1$M*1Mr4 9 - 11 4-jj;) I I wl j j ts aye I I I a, I -, i I , I I M 1 §21 M! fWsyTA '11. .
Site -Specific Requirements
• Five accessible parking stalls are required per IUBC section 1106. L
• See 113C section 1104.4 for multilevel building and facties for accessible route requirements.
• Two exits are required from the mezzanine level.
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 UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org)
-•
1 A Certificate of Water Availability (application form enclosed) will presumably be required to
subriiitted with any land use and/or building permit applications (check with land use agency f -d,
requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needel
• 30 days to issue.
2. If additional hydrant/s is/are required or indicated, a Developer Extension Agreement will be
required to construct new water distribution facilities necessary for the proposed development.
09-101827 Doc LD 50117
Mr. Nam
Page 14
June 18, 2009
Additional detail and/or design requirements can be obtained from Lakehaven by completing &
completing & submitting a separate application to Lakehaven for either a Developer Pre -Design
Meeting or a Developer Extension Agreement. If necessary, Lakehaven continues to encourage
owners/develoi)ers aim cants to am) for either of thes( ftrocesses smaratk1i to Lakehaven. ear1v in
6 - -
140141) 14,11!11FAUN111114111 U INNIVM K1,WMILIJ U gelid NYM loverawrm 1 0 0 - sked"mejoilo (vi elm
1 SEPA - If construction of new water distribution facilities is required as -noted above for additiona
hydrant(s), and because the site is in a non-residential/commercial property area, it is possible that
water main pipe greater than 8-inch diameter could be required. Lakehaven recommends the
appropriate section of the SEPA Checklist indicate a general statement that there is a "potential f
pipe greater than 8-inch diameter," in the event such pipe is required. If main greater than 8-inch
diameter is ultimately required and is not sufficiently addressed in the initial SEPA checklist and
approval, a separate SEPA process may be required prior to authorizing construction of any new
water system facilities. I
is A separate water service connection application (form enclosed) submitted to Lakehaven is required
• each new service connection to the water distribution systeni, • any modification to an existing
water service connection (e.g., larger service, irrigation, abandonment of existing service(s), etc.), in
accordance with standards defined in Lakehaven's current 'Fees and Charges Resolution.' Non -
single -family properties require separate domestic irrigation (if irrigated landscaped areas are
incorporated into the site development), and fire protection (if required • installed) water service
connections.
5. Applicant will be required to complete and submit a Water Use Questionnaire (WUQ, copy
enclosed). Information in the WUQ will be used by Lakehaven to determine specific premise
isolation (aka backflow prevention) requirements.
6. If required, the associated Developer Extension Agreement must achieve a point • either Substantial
Completion •, Acceptance, as determined by Lakehaven prior to activating any new f• •
• water service connection(s).
Sewer
I A Certificate of Sewer Availability (application form enclosed) may be required to be submitted
with any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 30 days to
issue.
2. A separate sewer service connection permit (application forrn attached) is required for each new
connection to the sanitary sewer system or any modification (re -align, abandon, etc.) to an existi
sewer service connection, in accordance with standards defined in Lakehaven's current 'Fees and
Charges, Resolution'. Minimum slope for gravity sewer service connections is 2%. In. addition to
other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is
required on the private building sewer line, for all new or modified non-residential connections.
3 Owner will be required to complete and submit a Sewer Use Survey (SUS, copy enclosed).
Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements.
Restaurants &/or commercial food preparation facilities must install & utilize an externally -located,
oil/water separator; size to be determined by owner's engineer.
09-101827 Doe I D 50117
Mr. Nam
Page 15
June 18, 2009
General
1. Charges -payable -in -lieu -of -extension in the amount of $1,099.09, will be assessable against the
property for water facilities previously constructed that provide direct benefit to the property, at the
time water service connection applications are processed-
Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units
(ERU). Residential equivalency for non-residential connections will be estimated based on
anticipated water Use (I ERU = 255 gallons per day for water and 22Q gallons per day f&seWe().
Owner will be required to provide a reliahk estimate of proposed Water
-t, -tbna�iitted in �Iieu of
-r�wa f
a new estimate). Lakehaven's current 2009 Capital Facilities Charges, subject to change without
notice, are $3,000/ERU for water and $2,891/ERU for sewer.
-]Ila I I A
Water system capacity credits exist for the property.
4. Utility conflicts should be identified and coordination should occur as early as possible in the
planning process. Project will need to avoid encroachment with existing Lakehaven facilities and
easement(s). New perimeter landscape requirements may conflict with existing easement terms &
conditions, and if so, owner should coordinate any required revisions with the City and Lakehaven
early in the pre-design/planning phase to avoid delays in overall project development.
All cornments herein are valid for one (1) year and are based on the proposal(s) submitted and
Mif ?D,Iili% e to either the develovmoLvroposal('1� or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KMG FERE AND REscuE (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org)
1. The required fire flow for this project is 1875 gallons per minute. A Certificate of Water Availability
shall be provided indicating the fire flow available at the site. A hydraulic fire flow model shall be
requested from the water district.
2. There is one existing hydrant available. If the required fire flow exceeds 2000 gpm then a second
hydrant will be required.
automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more
fire flow or where the total floor area included within the surrounding exterioT walls on all floor
levels, including basements, exceeds 5,000 square feet. Fire walls shall not be considered to separate
a building to enable deletion of the required automatic fire-exthiguishing system.
5. A complete Fire Alarm System is required. An automatic fire detection system shall be installed in
all buildings exceeding 3,000 square feet gross floor area. This fire detection system shall be
monitored by a central and/or remote station conforming to the current requirements of the National
Fire Protection Association standards and/or the fire chief or designee.
Mr. Nam.
Page 16
June 18, 2009
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for • application. We hope • found the • useful to •
project. We have made every effort to identify major issues to eliminate surprises during the City's
review • the formal application. The completion • the preapplication process in the content •. this letter
does not vest any future project application. Comments in this letter are only valid for one year per
FWRC 19.40.070.
ZLLC 111YUL 14111 JI`CdPJ1-J-d-�-k41F-
materials submitted.
Ilia I) ILI] r-101 WINS 0 - - I I
I Wis
Is I
14 1 1W61014 (*-V 0 1 re I 4K I t4 0193 WITI R I If 1 -4 1 1 -1 - - -
Code sections cited in this letter can be accessed from the Code Publishing, Inc. website at
http-://www.codepublishing.cora/WA/FederalWay/. Referenced ordinances can be accessed from the
citv's website at
I @A-ffl
If you have questions about an individual comment, please contact the appropriate department
revresentative noted above.
Matthew Herrera, at 253-835-2638. We look forward to world-ng with you.
Sincerel
yp
Matthew Herrera
Associate Planner
enc: Bulletin 001 'Development Requirements Checklist
Bulletin 003 'Master Land Use Application'
Bulletin 056 'Hazardous Materials Inventory Checklist'
Lakehaven Map & Enclosures
C' Kevin Peterson, Engineering Plans Reviewer
Soma Chattopadhyay, Traffic Engineer
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
09-101827 Doe, 1,D- 50117
M3032=
Project Name: HJ Retail
Address: 34201 Pacific HWY South,Federal Way.,WA
File Number:
09-101827-00-PC
NAME
DEPARTMENT / DiviSION
TELEPHONE NUMBER
2.
S62-7-15-
3.
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O�A �- �VOJ �(J n �Cf
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4.
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5.
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2 S- 3 - 1?'( ^2-3
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8.
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9.
10.
11,
12.
,&L CITY OF
Fbderal My
UVERM
Ki 11'. Aarn
ARCHIrEC
vM-7c, t- yr4AF
C) -tT?"%MTM7
and committee has been scheduled as follows:
9:00 a.m. — Thursday, June 11, 2009
"NOWNMRTA-MURTM
City Hall, 2d Floor
33325 8flAvenue South
Federal Way, WA 98003
We look forward to meeting with you. This is the only notice sent out, so please coordinate directly wit,
uestions re2ardinLy the meeting, pleasT
Sincerel
Matthew Herrera
Associate Planner
Doc LD. 50116
P�
CITY OF FEDERAL WAY
0a
032MIM
"'I'LILVA I N W Wn
TO: Ann Dower, Senior Engineering Plans Reviewer
* Development Services
* Traffic
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
FROM: Matthew Herrera
FOR ARC MTG. ON. June 4, 2009 - Internal
June 11, 2009, 9:00am - with applicant
FILE NUMBER (s): 09-101827-00-PC
RELATED FILE NOS.: None
PROJECT ADD RESS: .34201 PACIFIC HWY S
ZONING DISTRICT.- CE
PROJECT DESCRIPTION. Proposal to build approx. 20,000 sqft retail and restaurant complex on vacant land
LAND USE PERMITS: Preapplication. conference
PROJECT CONTACT: ARCH/TEC
KIY.NAM
29605MELITARYRDS
MATERIALS SUBM17TED: Conceptual site plan, floor plan, and elevations.
@ 2006: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility information shown. Facility locations ano
conditions are subject to field verification.
cei-
'CIO cants
ome
INC
Parcel Number
2021049100
Parcel Number
2021049119
Address
34211 PACIFIC HWY S
Address
34110 PACIFIC HWY S
Zipcode
98003
Zipcode
98003
Taxpayer
CLARE & JASMIN INC
Taxpayer
PATTISON MIKE
LARRY
Parcel Number
2021049120
Parcel Number
2021049125
Address
34020 PACIFIC HWY S
Address
1221 S 343RD ST
Zipcode
98003
Zipcode
98003
Taxpayer
PATTISON MICHAEL
Taxpayer
DEGROUT RICHARD
A+LARRY W
IL
L
Parcel Number
2021049137
Parcel Number
2021049167
Address
34222 PACIFIC HWY S
Address
1201 S 343RD ST
Zipcode
98003
Zipcode
98003
Taxpayer
PATTISON C W P
Taxpayer
SEMENYUK NICK
Parcel Number
2021049168
Parcel Number
2021049169
Address
1211 S 343RD ST
Address
1300 S 343RD ST
Zipcode
98003
"Zipcode
98003
Taxpayer
DEGROOT RICHARD
Taxpayer
ZOLOTA HOLDINGS
LLC
Parcel Number
9264800090
Parcel Number
9264800110
Address
34200 9TH AVE S
Address
34004 9TH AVE S
Zipcode
98003
Zipcode
98003
Taxpayer
FEDWAY GROUP LLC
Taxpayer
CAMPUS BUSINESS
PARK
King,County I GIS.,Center I News I Seryices. I Comments I :Search:
By visiting this and other King County web pages,'
you expressly agree to be bound by terms and conditions of the site.
The details.
.> N
o DIRECT ACCEss
Ts
�...:. ?� . ..
as
I
vtzQ-r
-------------
"Use High Turnover Restaurant
Period Weekday Evening Street Peak
,
932
Code
IParameter Floor Area
Quantity 11.400
Studies 46
Outliers 0
Lower Data Range 1.300
'Upper Data Range 13.500
*-.Entering 59
'Rate 11.15
Std Dev 9.13
Equation Type
Coefficient A
Constant C
R'2
Data Close to Rate? y
Data Close to Equation? y
Closest Data Point E
Trips by Rate 127.11 0.00 0.00 0.00
Trips by Equation 0.00 0.00 0.00 0.00
Within Data Range? YES NO NO NO
N>2? YES NO NO NO
N>19? YES NO NO NO
Outliers<5-i5? NA NA NA NA
y-intercept NA NA NA NA
Near 0? NA NA NA NA
Std Dev/Rate>1.10? NO NA NA NA
R'2>0.75? NO NO NO NO
RECOMMENDATION RATE STUDY STUDY STUDY
Trips 127.11 0.00 0.00 0.00
Weight by Rate 1.22 0.00 0.00
1 0,00
Weight by Equation 0.00 0.00 0.00 0.00,
RESULTS RATE EQUATIOD AVERAGE
'Weighted Average 127.11 127.11
Entering Trips 74.99 0.00 74.99
Exiting Trips 52.12, 0.00 52.12
Pass -By'-. 43.000 43.00-2. 43.00-'.
'Total New Trips 72.45 0.00 72.45
'Entering New Trips 42.75 0.00 42.75
'Exiting New Trips 29.711 0.00129.71