12-101204311=1
CITY OF
�... Federal Way
April 9, 2012
Sherri Grueneis
Freiheit & Ho Architects
5209 Lake Washington Blvd NE, Suite 200
Kirkland, WA 98033
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
RE: FILE #12-101204-00-UP; PROCESS I DIRECTOR'S APPROVAL
McDonald's 320`h Facade Improvements, 2302 South 320`h Street, Federal Way
Dear Ms. Grueneis:
The Community and Economic Development Department has completed review of your Process I Master
Land Use application. You have proposed facade improvements to an existing McDonald's fast food
restaurant located at 2302 South 320'h Street. Your application is hereby approved per the findings noted
below. Be advised, work cannot begin until you receive building and sign permit approval from the
department's Building Division.
FINDINGS OF FACT
1. Exterior updates include the removal of the building's portico, mansard roof, siding, and trim. New
exterior features include parapet roof, anchored aluminum canopies, lap and cultured stone veneer siding,
and metal coping trim. No additional gross floor area is proposed. Improvements are consistent with the
following articulation methods advised in the city's Community Design Guidelines set forth in Federal
Way Revised Code (FWRC) Chapter 19.115:
a. Window openings with visible trim material or painted detailing that resembles trim.
b. Architectural features such as setbacks, indentations, overhangs, projections, articulated
cornices, bays, reveals, canopies, and awnings.
c. Material variations such as colors, brick or metal banding, or textural changes.
2. Site plan updates include ADA parking and pedestrian improvements, directional asphalt striping, and
two new customer order displays. Site plan improvements do not alter the amount or location of required
landscaping, parking, utilities, easements, or pedestrian connections. A net gain of one customer order
display does not expand, increase, or intensify the fast food restaurant drive -through nonconformance' as
there will be no gain in drive -through lanes.
3. Improvements do not involve a change of use, additional gross floor area, abandonment, the cessation of
use for more than one year, and alterations are limited to 3 8 percent of the assessed value of the existing
improvement. Therefore, improvements do not trigger nonconforming development compliance
requirements set forth in FWRC 19.30.090.
4. This Process I application is limited to site plan and exterior building design review and does include
review for ADA compliance, tenant and structural improvements, signage, and menu board size
limitations.
t FWRC 19.225.040(4) specifically prohibits fast food restaurant drive -through amenities. The existing improvements were
constructed prior to this prohibition and are considered a legal nonconformance.
Ms. Grueneis
April 9, 2012
Page 2
CONCLUSIONS OF LAW
1. The proposed improvements are not exempt from Use Process review as they do not meet criteria set
forth in FWRC 19.15.020, Exceptions.
2. Process I "Director's Decision" is the appropriate Master Land Use application as the improvements are
to a development site, and they do not exceed thresholds set forth in FWRC 19.15.030(1).
3. The proposed improvements are exempt from State Environmental Policy Act review as the scope of
work meets categorical exemption WAC 197-11-800(3) repair, remodeling, and maintenance activity.
4. The Federal Way Comprehensive Plan and zoning designation for the subject property is City Center -
Core (CC-Q. Pursuant to FWRC 19.225.040, the subject property's fast food restaurant use is permitted
in CC-C zoning districts.
5. The proposed improvements meet Process I purpose criteria set forth in FWRC 19.55.020 including
compliance with applicable provisions of FWRC Title 19 `Zoning and Development' and health, safety,
and welfare standards.
6. Building permit approval is required prior to constructing the improvements as the proposed alterations
are subject to applicable regulations set forth in FWRC Title 13 `Buildings'.
7. Sign permit approval is required (with the exception of exempt menu boards) as the proposed building
mounted and freestanding signs are subject to applicable regulations set forth in FWRC Chapter 19.140.
APPEALS
The effective date of this decision is April 12, 2012. Pursuant to FWRC 19.55.050, any person who
commented on the application or requests a copy of this administrative decision may appeal the decision to
the Federal Way Hearing Examiner by April 26, 2012. Any appeal must be in the form of a letter delivered
to the department with the established fee. As the applicant is the only person of record, you may waive your
right to appeal in writing to the assigned planner below.
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 building or sign permit
approval. If you have any questions regarding this decision, please contact Matthew Herrera, Associate
Planner, at 253-835-2638, or matt.herrera@cityoffederalway.com.
Sincerely,
Isaac Conlen
Planning Manager
for Patrick Doherty, Director
enc: Approved site plan and elevations
c: Matthew Herrera, Associate Planner
12-101204 Doe. LD. 60727
0
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE:
TO:
FROM:
FOR DRC MTG. ON.•
FILE NUMBER(s):
RELATED FILE NOS.:
PROTECT NAME:
PROJECT ADDRESS:
ZONING DISTRICT:
March 22, 2012
Ann Dower, Development Services
Rick Perez, Traffic
Scott Sproul, Building
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
Matt Herrera, Planning
No Meeting. Please email comments by April 5
12-101204-00-UP
None
MCDONALD's Fagade and Order Point Improvements
2302 S 320TH ST
CC-C
PROJECT DESCRIPTION: Upgrade facade and add 2nd drive -through order point.
LAND USE PERMITS: Process I
PROJECT CONTACT: FREIHEIT & HO ARCHITECTS INC
SHERRI GRUENEIS
5209 LAKE WASHINGTON BLVD NE Suite 200
Kirkland, WA 98033
MATERMMLS SUBMITTED:
1. Project Narrative
2. Materials Board
3. Site Plan Sheet SP-2
4. Existing Elevation Sheets D1.2 & 131.3
5. Proposed Elevations A2.0 & A2.1
McDonald's Restaurant Remodel
2302 S 3201h St, Federal Way, WA
Process i
Project Narrative
r Frei heft & Ho
architects
(RECEIVED
MAR 15 2012
CITY OF FEDERAL WAY
CDS
Currently, there is an existing McDonald's restaurant on this site, however, the building is old
and outdated. The objective of this remodel is to neutralize the mansard roof and update the
exterior materials on the building to provide a clean, modern look.
The proposed project includes an updated Restaurant exterior, minor modifications to the drive-
thru and new drive-thru signage. The proposed work will enhance the aesthetics of the building
and provide a more contemporary design. The exterior building design will neutralize the
existing mansard roof to provide new parapets. New accent walls will be added. These walls
will be finished with cultured stone, providing dimensionality, texture and a change in color to
the building design. Aluminum canopies and wall fascia trim will be added. These will provide
visual interest and weather and sun protection at doors, windows and the drive-thru windows.
The drive thru portico and window boxes will be removed; no addition to building square footage
is proposed for this project. Finally, there will be new drive-thru signage, including adding a
second set of menu boards and order box, keeping the existing drive thru lane configuration, for
a new look that complements the proposed exterior changes to the building. The work will have
no significant adverse environmental impact on or beyond the site.
The orientation of the building will remain relative to S 320th St. The building will maintain the
existing relationship to the existing access with no change. There will be no change in use,
utilities or site lighting. Accessibility upgrades will be made to the site, dining, and restrooms.
Overall, the proposed changes to the existing McDonald's restaurant will provide an updated
building with a more contemporary design. The proposed changes meet the code criteria
explained below.
Per the discussions at the Pre Application Conference, work that is considered tenant
improvement (internal) or normal maintenance (ADA compliance) will not be included in the
50% calculation for determining nonconforming development. The total proposed project
valuation of work to be performed is $ 200,000, including all internal and ADA compliance work.
Per the King County Assessor, the 2011 Land Appraised value is $ 752,700 and Appraised
Improvements Value is $ 527,400, with a total valuation of $ 1,280,100.00. The total proposed
scope of work included does not exceed the 50% maximum that would trigger issues related to
the existing nonconforming development (drive thru lane). Please refer to the meeting minutes
425 827 2100 FAY: 425 828 6899 www.FHOARCH.COM 5209 Lake Washington Blvd ME. J Ste 200 1 larkland I WA 198033
RRRRRF�P.RRRRRRRRRRRRRRRRRRP.RRRRRRRRPRRRRRRRRRRRRRRP.RRRRRRRRRRRP.RRRRR
RRRRRR�'RRRRRRFCRRRRRRRRRRRRRRRRRRRF.RRRRRRRRRRRRRRRRRRP.RRRRRRRRRRRRRRRR FREIHEIT&HOARCHITECTS INC, P.S
RRRRPoRroR.P.MRItFCAFCMMRMRMRPmifiMMMR.(CRP.RMMMMMRMR9MRAItIt r.MMM CRItMfCFCRRFCMfCFCMMRMMMR
McDonald's Restaurant Rem. del
0311312012
Page 2
dated December 14, 2011, File # 11 -1 04270-00-PC for further information that was discussed at
this meeting as it relates to this project.
Development Standards
Chapter 19.115 Community Design Guidelines
19.115.050 Site Design — All Zoning Districts
1. General criteria
All landscaping, pedestrian areas, pedestrian access, and pedestrian oriented
features existing to remain.
2. Surface parking lots
Parking lot design existing to remain.
3. Parking structures
Not applicable.
4. Pedestrian circulation and public spaces
All pedestrian circulation and public spaces to remain. The pedestrian route to
the public right-of-way will be updated to meet current ADA regulations. The new
accent walls will emphasize the main entrance.
5. Landscaping
All landscaping existing to remain. Minor landscaping work to accommodate
demolition will occur, to match the adjacent plantings.
6. Commercial service and institutional facilities.
Trash corral and loading areas existing to remain.
7. Miscellaneous Site Elements
All site lighting, drive-thru windows and stacking lanes existing to remain.
Additional menu board and customer order display are proposed to reduce
vehicle stacking.
19.115.060 Building Design — All Zoning Districts
1. General Criteria
Existing building location to remain.
2. Building facade modulation and screening options, defined.
a. Fagade modulation
Fagade modulation existing to remain. New accent walls provide more visual
interest.
b. Landscape screening.
Landscaping existing to remain.
c. Canopy or arcade.
New canopies will be added over all storefront doors and windows and along
drive-thru.
d. Pedestrian Plaza
All site elements existing to remain.
3. Building Articulation and Scale
b. Methods to articulate blank walls
Canopies will be added to all storefront windows and doors. Material variations
are provided through large stone accent walls on three facades, paint accent
striping at the drive-thru, an existing brick wainscot, a metal corrugated accent
band at the top of the new parapet, and a metal fascia band at the same height as
the canopies.
19.115.070 Building and Pedestrian Orientation —All Zoning Districts
McDonald's RestaurantRem,.del
0311312012
Page 3
1. Building and pedestrian orientation
All site design and building location existing to remain.
19.115.090 District Guidelines
3. City Center Core (CC-C) and City Center Frame (CC-F)
a. Parking lot location existing to remain.
b. Principal entrance facade existing to remain. New stone accent wall provided to
add more visibility to main building entrance.
c. New facade treatments added at principal facade including new stone accent
wall and canopies over storefront door and windows. Stone accent wall and new
canopy over existing storefront added to the existing secondary facade, facing
right-of-way.
d. Pedestrian pathways existing to remain.
e. Existing drive-thru location at rear of site, existing to remain.
f. Not applicable.
CITY OF
Federal Way
MASTER LAND USE APPLICATION
/ �®
DEPAR•1'MENT OF COMMUNITY DEVELOPMENT SERVICES
RC��T\
L S V
33325 8`h Avenue South
Federal Way, WA 98003-6325
qR ZQ��
253-835-2607; Fax 253-835-2609
www.cityolTede alway.com
CITY OF FEDERAL WAY
CDS
APPLICATION NO(S) s v J - Date
J-/S_ Gp —
Project Name /"` d�6+ !t� M7-14-u Wr LZY Ael
Property Address/Location ad S ' �w � "S' I '
Parcel Number(s) 0 � 104 J
Project Description J�I a
Nr Ta
/ PE
L�I�
rA�,"F_5, k Sen&)n 0"4-
pDrNT Af life
M uG(
Tiff t t t °f
INT6;?_tow fiivi_oe 5 op ??-01 d INr- AV A
'Lanae
Type of Permit Required
_ Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
X 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 &rq C'rA coke) Zoning Designation
Gy '/ Comprehensive Plan Designation
621 l- Value of Existing Improvements
1•00 K-- Value of Proposed Improvements
Inlernarional Budding Code (IBC):
A' Occupancy'Fype
_ Construction Type
Applicant
Name: 1 L GpOf,
Address. ! 131 �
City/state:
Zip: f80YY
Phone: y2.5- ZVZ,'0fZ0
Fax: W .5 -Ti4 L "Z'Y 13 l�tS . V1�1 GG� , c o ✓h
Email: M't-1tse-k
Signature'
Agent (if different than Applicant)
IN cf, 5
Name: f'aht-3t Vt/jjS1�1/111v�D0-1 l'GIID Z�
Address: SZo`�
City/State: Pj W'"D,
Zip:
Phone:
Fax: q1,5 ou 1'� , 6,961
Email: t�R� �(5 ��
Signature:
Owner
Name: .4ZpU1j47 ��� i �'i'�'
163
Address:
City/State: i
Zip: q(003 q
Phone:
Fax:
Email: ��/la h . 1d 1 "Wo
- rr
Bulletin #003 - January 1, 2011 Page 1 of 1 k:\Handouts\Master Lund Use Application