19-104375r "k r
CITY OF
Federal Way
Centered on Opportunity
February 20, 2020
Ms. Joy Dayaw
MG2 Corporation
1101 2nd Avenue, Suite 100
Seattle, WA 98101
Re: File #19-104375-00-UP; PROCESS I DIRECTOR'S APPROVAL
Ivar's Resturaunt Addition; 2004 South 320th Street, Federal Way
Dear Ms. Dayaw.
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
FILE
The City of Federal Way's Department of Community Development is in receipt of your Use Process I
Master Land Use PMLU) application resubmitted on December 23, 2019, for a 471.5 square foot addition to
an existing 1,893 square foot restaurant building at 2004 South 3201' Street, Federal Way (parcel #092104-
9297). The Process I MLU application is hereby approved pursuant to conclusions based on findings made
by the department's Planning Division. Please note — this approval is limited to the design review of the
exterior addition only and does not constitute building permit approval that is required prior to construction.
CONCLUSIONS
Various sections of the zoning and development code indicate that certain developments, activities, or uses
are permitted only if approved using Process I, Director's Approval. Based on the findings below, the
proposed improvements to the developed site meet the following Process I approval criteria and land use
review thresholds of Federal lay Revised Code (fWRC) 19.15.030(1) and 19.55.020:
1. The proposed improvements are consistent with applicable chapters of FWRC Title 19 including, but not
limited to: Permits and Review Processes; Process I, Director's Approval; Community Design Guidelines;
and City Center -Core (CC-C);
2. The health, safety, and welfare of the citizens of the city are preserved;
3. The proposal is a "minor new construction" exempt from SEPA review per the city's flexible thresholds
as proposed new gross floor area or parking stalls will not exceed environmental thresholds;
4. There is no change of use;
5. There is no reduction in the amount of required landscaping, buffering, open space, or public areas;
6. There is no material change or reduction in the amount of required parking;
7. There is no material change in the location of utilities, easements, or pedestrian connections;
8. There is no material change to the approved architectural design; and
9. There are no additional adverse impacts to critical areas.
Ms. Joy Dayaw
Page 2 of 4
February 20, 2020
FINDINGS OF FACT
1. Proposal — The applicant resubmitted a Process I MLU application on December 23, 2019, proposing to
install a 12' x 32' 6" (390 square feet) addition to the south side of the existing building; as well as an 11'
6" x 7' 1" (81.5 square feet) walk-in cooler/freezer addition on the north side of the existing building. The
471.5 square feet of additional space is a 24.9 percent improvement to the existing 1,893 square foot
restaurant building. An approximately 48' x 26' (approximately 850 square feet) "L" shaped expanded
outdoor seating area is proposed, wrapping around the building addition. New food service equipment is
proposed to be installed in the existing kitchen footprint. New restroom plumbing fixtures are proposed
to be installed in the existing bathrooms. New exterior doorways and interior walls are proposed to be
installed within the existing footprint of the building. The design of the addition includes removing the
existing sloped tile roof. The addition changes the architectural character of the existing building, built in
1978, to feel more in character with the adjacent plaza buildings that are currently being renovated. The
renovations will maintain the existing roof height and structure. The proposed exterior renovations also
include an updated color palette that is present in the recent Ivar's renovations throughout King County.
Iconic brand elements will be added to the building exterior, such as the white and blue stripped awnings,
"Ivar's" lit signs, and a "Keep Clam" graphic that's been tailored specific to Federal Way.
2. Comprehensive Plan & Zoning Designation — The subject property is located within a City Center -Core (CC-
C) zoned area. Restaurants are permitted in CC-C zones pursuant to FWRC 19.225.040.
3. Community Design Guidelines Compliance The proposed restaurant addition complies with the provisions of
FWRC Chapter 19.115, "Community Design Guidelines" that are reasonably related and applicable to
the area of development as detailed below.
a. Building Design — The building's primary entrances are located on the south (two) and east (one)
fagades, and are clearly visible from the right-of-way, Pete von Reichbauer Way South. A pedestrian
plaza helps define the restaurant entries. Methods of articulation and accessory elements are
incorporated in the overall architectural design. Windows along the west, south, and east fagades,
awnings, signs, graphic designs, and variation in materials are all used to articulate blank walls.
The west and east building fagades, which are longer than 60 feet and visible from a right-of-way,
have incorporated "three of four" facade treatments. These treatments include facade modulation,
canopies, and a pedestrian plaza.
b. Pedestrian Circulation —A pedestrian walkway continues to be utilized in the renovated design, carrying
over from the existing site design, and running from the main entrance to the driveway tract on the
south side of the building.
4. Environmental Review — The proposed improvements are exempt from environmental review. Proposed
new gross floor area and parking stall additions do not exceed the threshold for exemptions in FWRC
14.15.030(1)(c) & (d).
5. CriticalAreas— The proposed building addition exists within an area split between a 10-year and 100-year
Wellhead Protection Zone, and will be required to submit a hazardous materials inventory pursuant to
FWRC 19.145.490(1). No other environmentally critical areas or associated buffers are identified on this
property.
19-104375-00-UP Doc I.D. 80134
Ms. Joy Dayaw
Page 3 of 4
February 20, 2020
6. Chan$e of Use The proposal is not a change of use as the existing restaurant will continue operations after
the proposed construction of additional restaurant space has been completed.
7. Maximmm Hecht- The height of the building is approximately 17' 1" above average building elevation
(AABE). The height of the structure is below the 70-foot height maximum in the CC-C zone.
8. Parking — Pursuant to FWRC 19.225.040, restaurants require 1 parking stall for every 100 square feet of
gross Floor area. The existing building is 1,896 square feet and requires 19 spaces, while the proposed
addition will bring the building to 2,367 square feet and requires 24 spaces. The applicant proposes 24
parking stalls, meeting the minimum. In addition to the existing Ivar's standalone restaurant, there are
three retail variety establishment buildings. Per FWRC 19.225.020, retail variety buildings in the CC-C
require 1 parking space for every 300 square feet of gross floor area. The combined floor area of the
three retail buildings is 66,000 square feet, which requires 220 parking spaces. With the additional 24
parking spaces for Ivar's, the lot requires 244 parking spaces to support all four buildings. The property
lot currently provides 356 parking spaces, exceeding the amount required.
9. L andreaping Per FWRC 19.125.040(5), Type III landscaping shall be placed outside of the existing sight -
obscuring fence surrounding the outdoor garbage enclosure on the north side of the building and between
the abutting public rights -of -way. Please update site plans that will be submitted with the building permit
application to reflect this requirement, as the land use permit application currently identifies no updates to
existing landscaping. Final occupancy is subject to a Planning Division final inspection.
As a condition of approval, the applicant shall schedule a final landscape inspection for the building
permit completion approval.
10. Concurrenay — The city's Traffic Division reviewed the applicant's concurrency application (19-105950-00-
CN) for a restaurant addition and concluded the proposed development will generate three new PM peak
hour trips. The Traffic Division noted that all intersections impacted by one or more weekday evening
peak hour trips from the proposed development will meet the level of service standards with programmed
improvements. A Capacity Reserve Certificate was issued February 12, 2020.
11. T'ranspartalraon Impart Fee — In order to mitigate the impacts of new development on the city's street
infrastructure, the applicant will be subject to the transportation impact fee (I'IF). The fee will be assessed
and collected from the applicant at the building permit issuance.
12. Acceas — The proposal will use an existing access to a driveway tract south of the building, as well as an
existing access north of the building, from the parking lot to connect to Pete von Reichbauer Way South.
No new access points are proposed onto Pete von Reichbauer Way South.
13. Solid Waste and Recycling — The existing garbage enclosure and containers will meet current solid waste
requirements, and are reviewed at the time of construction permits. The applicant will be required to
improve the landscape screening around the storage area as detailed above in (9).
14. Starmvaier— The proposal meets the flow control and water quality standards in the 2016 King County
Surface Water Design Mancta! (KCSWDlvI and Cat* of Federal Way Addendum.
Doc. I.D. 80134
19-104375-00-UP
Ms. Joy Dayaw
Page 4 of 4
February 20, 2020
CONDITIONS
1. The applicant shall submit a completed Hazardous Materials Inventory at the time of construction.
2. The applicant shall submit a completed Solid Waste Spill Prevention plan at the time of construction.
3. Final planning and landscaping inspection is required prior to final occupancy.
BUILDING PERMIT ISSUANCE REQUIRED
The department's Building Division will review building, electrical, mechanical, plumbing, and sign permits
associated with the building addition and additional tenant improvement work. No work may begin until the
building permits are issued.
APPEALS
The effective date of this decision is February 20, 2020. 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 March 5, 2020. Any appeal must be in the form of a letter delivered to
the Department of Community Development with the established fee.
However, as you are the only party of record, you may waive your right to appeal this decision. If you wish to
waive your right to appeal, you must do so in writing to the Department of Community Development. No
work on the proposal may begin until the end of the appeal period or receipt of your waiver.
CLOSING
This land use decision does not waive compliance with future City of Federal Way codes, policies, and
standards relating to this development. This Process I approval does not constitute approval of a building
permit. If you have any questions regarding this decision, please contact Planning Intern William Golding at
253-835-2622, or v, lEam.golding@cityoffederalway.com.
Sincerely,
F
f
1
Brian Davis, Director
Community Development Department
enc: Approved Site Plans and Elevations
Commercial Building Permit Checklist
Hazardous Materials Inventory
Trash Enclosure Design & Spill Prevention BMPs
Scott Sproul, Building Official
19-104375-00-UP Doc. I.D. 80134
.-1
CITY OF
Federal Way
Centered on Opportunity
Ms. Joy Dayaw
MG2 Corporation
1101 2nd Avenue, Suite 100
Seattle, WA 98101
joc.dapmQ ng2. 2M
Re: File #19-104375-00-UP; TECHNICAL COMMENTS LETTER
Ivar's Resturaunt Addition; 2004 South 320th Street, Federal Way
Dear Ms. Dayaw:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
October 24, 2019
City of Federal Way staff has reviewed your September 12, 2019, submittal of documents related to the Ivar's
Restaurant addition at 2004 South 320th Street, Federal Way (parcel #092104-9297). City departments have
provided the following comments that will need to be addressed prior to approval of your application, or as
otherwise noted. Questions regarding the technical review comments should be addressed to the referenced
staff representative.
COMMUNITY DEVELOPMENT — PLANNING DIVISION
William Golding, 253-835-2622, william.golding@cityoffederalway.com
1. Please provide more specific details to the exact nature of the walk-in proposed to be constructed on the
north -side of the building, and the spacing between the structure and the existing trash enclosure. Per
Federal Way Revised Code (FWRC) 19.125.050(1), solid screening is required between mechanical equipment
arid-ffi pub tI c right-of-way. Please pxo�rl-de a landscape plan detail ig Cr irgx quiretnents if das
fact mechanical equipment.
2. Per FWRC 19.225.040, restaurants in the City Center -Core (CC-C) require one parking stall for every 100
square feet of gross floor area. The existing building is 1,896 square feet and requires 19 spaces, while the
proposed additional will bring the building to 2,367 square feet and requires 24 spaces. Please provide a
parking study detailing the e-xisting shared parking agreement for the total site, and document how the
additional parking requirements will be met with existing parking on site, or if not, how parking
requirements will be met.
PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION
Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com
1. The project as proposed does not trigger site development improvements. In the event that other
department requirements result in adding, removing, or replacing impervious surface, then additional
permits or information may be required.
Ms. Joy Dayaw
Page 2 of 3
October 24, 2019
PUBLIC WORKS — TRAFFIC DIVISION
Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com
The proposed tenant improvement ano expansion of the exiting restaurant by approximately 472 square
feet is expected to generate net new, PM peak hour trips. As such, the applicant will need to submit a
concurrency permit application (see the enclosed application) along with the $1,721 application fee and
traffic impact fee prior to building permit issuance or TI approval. Based on the current impact rate, the
estimated fee is ,$5,876.75 (see enclosed TIF calculation).
LAKEHAVEN WATER AND SEWER DISTRICT
Brian Ashbury, 253-946-5407, basbury@lakehaven.org
Lakehaven has no comment on this application/project, as based on the submittal it appears no existing
and/or future Lakehaven water/sewer system facilities will be required, desired, or affected by the proposed
land use action. Existing water and/or sewer service connections should be protected during construction
(see enclosed sewer service record, SSCP 10072). Any sewer service work outside of a building requires a
Lakehaven Sewer Service Connection Permit. If any water or sewer utility conflicts are encountered, the
applicant should promptly contact Lakehaven for additional information.
SOUTH KING COUNTY FIRE AND RESCUE
Chris Cahan, 253-946-7243, Chris.Cahan@southkingfire.org
1. No comments on the proposed addition exist at this time. \
COMMUNITY DEVELOPMENT — BUILDING DIVISION
-Qre-g Kirk, 253-835-2631, greg.kirk [r cityaffederalway.com _
1. The structure will be treated as a new building permit application and must meet all current codes, including:
• International Building Code (IBC), 2015 Washington State Amendments WAC 51-50
■ International Mechanical Code (IMC), 2015 Washington State Amendments WAC 51-52
• Uniform Plumbing Code (UPC), 2015 Washington State Amendments WAC 51-56 & 57
• International Fire Code (IFC), 2015 Washington State Amendments WAC 51-54
• National Electric Code (NEC), 2014
• Accessibility Code (ICC/ANSI A117.1), 2009
• Washington State Energy Code (WSEC), 2015 WAC 51-11
Building Criteria. The following applies to the proposed structure. Please include in your permit submittals:
■ Occupancy Classification
Type of Construction
19-104375-00-UP Doc. I.D. 79733
all
Ms. Joy Dayaw
Page 3 of 3
October 24, 2019
• Floor Area
• Number of Stories
• Fire Protection
• Wind/Seismic: Basic wind sped 85 mph, Exposure B, 25-pound Snow Load Seismic Zone D-1
2. Building PermitApplication Process. A complete building permit application and commercial checklist are
required. The commercial checklist will be completed by staff and provided at the time of land use approval.
Copies of the application and checklist may be obtained on our website at: www. o-ffedePalway.com.
Appointments are required for intake of new commercial building permit submittals. Please contact the
Permit Center at 253-835-2607, or 12errnitr-enter(@,citvoffedergSygy.com.
Some projects may require a third -party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third -party fee is in a(ldiht iLto regular permit fees and costs.
The information provided is based on limited plans and information. The comments are not intended to be a
complete plan review and further comments are possible at time of building permit plan review.
CLOSING
Once the revisions listed above are made, provide four paper copies of the site plan documents and narrative
with the completed resubrnittal form (enclosed). Your Land Use Process I application cannot be completed
until your concurrency application has been completed.
Pursuant to FWRC 18.05.080, if an applicant fails to provide additional information to the city within 180
days of being notified that such information is requested, the application shall be deemed null and void and
the city shall have no duty to process, review, or issue any decisions with respect to such an application.
Please do not hesitate to contact me at william.golding@citpoffedexalway.com, or 25335-622, if you have
questions regarding this letter or your application.
Sincerely,
William Golding
Planning Intern
enc: Resubmittal Form
Concurrency Application
Traffic Impact Fees
Lakehaven Side Sewer Permit
Lakehaven Site Map
cs Ann Dower, Senior Engineering Plans Reviewer Brian Ashbury, Lakehaven Water and Sewer
Sarady Long, Senior Transportation Planning Engineer Chris Cahan, South King Fire & Rescue
Greg Kirk, Building Plans Examiner
Dom I.D. 79733
19-104375-00-UP
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: October 2, 2019
TO: Cole Elliott, Development Services Manager
Scott Sproul, Building Official
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
FROM: William Golding
FOR DRC MTG. ON: October 17, 2019- Completeness and Technical Review
FILE NUMBER(s) : 19-104375-00-UP
RELATED FILE NOS.: None
PROJECT NAME: IVARS RESTAURANT
PROJECT ADDRESS:
ZONING DISTRICT:
2004 S 320TH ST
CC-C
PROJECT DESCRIPTION: Tenant improvement to an existing 1,893 square foot
restaurant building, including a 471.5 square foot
addition. Exterior renovation includes new materials,
lighting and signage.
LAND USE PERMITS: Use Process I.
PROJECT CONTACT: JOY - DAYAW
MG2 CORPORATION
1101 2nd Ave . , Suite 100
Seattle, WA 98101
Phone: (206) 962-6616
Email: joy.dayaw@mg2.com
MATERIALS SUBMITTED. Master Land Use Application
Project Narrative
Site Plan
Building Elevations (South & East)
MG2 Corporation
1101 Second Ave, Ste 100
Seattle, WA 98101
December 20, 2019
City of Federal Way — Community Development Department
Cc: Ivar's, Inc.
Re: Ivar's Seafood Bar
2004 S 32011 St
Federal Way, WA 98002
Subject: Use Process I — Revised Project Narrative
RESUBMITTED
DEC 2 3 2019
CITY OF FEDER4i_',VAY
COMMUNITY DEVELOPMENT
206 962 6500
MG2.com
The proposed Tenant Improvement project to the existing Ivar's Seafood Bar includes a 471.5 sq.ft. addition
to an existing 1,893 sq.ft. restaurant. This addition is 21.9% of the existing building area which is less than
the maximum 25% addition allowed for Use Process I. This scope of work covers an exterior renovation and
addition that includes an extension of their existing dining area, extension of existing dining patio, and a new
exterior walk-in cooler finished in colored metal panels to match the exterior palette.
We will remove the existing sloped tile roof but maintain the existing roof height and structure, which dates to
the initial Arthur Treacher's Fish and Chips built in 1978. By removing the sloped tile roof, the finished
renovation will feel more in character with the adjacent plaza buildings that are currently being renovated.
The proposed exterior renovation also includes an updated color palette that is present in the recent Ivar's
renovations throughout King County. Iconic brand elements will be added to the building exterior such as the
white and blue awnings, "Ivar's" lit signs, and a "Keep Clam" graphic that's been tailored specific to Federal
Way.
If you have any questions regarding this project, please contact me at (206) 962-6616.
Thank you,
t I
ma=.1
Joy Dayaw, RA
Associate
MG2
1101 Second Ave. Ste 100
Seattle. WA 98101
December 20, 2019
To: Mr. William Golding
Planning Intern
City of Federal Way
From: Joy Dayaw, RA
MG2
1101 2"d Ave, Suite 100
Seattle, WA, 98101
Re: File #19-104375-00-UP, Technical Comment Response Letter
Ivar's Restaurant Addition, 2004 South 320th Street, Federal Way
206 962 6500
MG2.com
RESUBMITTED
DEC 2 3 20119
CITY OF FEDERAL WAY
COMMUNITY DEVEL00'.'7-4•"
Please see the following responses that address the Use Process I technical comments letter provided on
October 24, 2019.
Community Development - Planning Division William Goldin
Please provide more specific details to the exact nature of the walk-in proposed to be constructed on
the north -side of the building, and the spacing between the structure and the existing trash enclosure.
Per Federal Way Revised Code (FWRC) 19.125.050(1), solid screening is required between mechanical
equipment and the public right-of-way. Please provide a landscape plan detailing screening
requirements if this is in fact mechanical equipment.
Response: The walk-in cooler/freezer is not a piece of mechanical equipment. The exterior of the
walk-in will be finished in colored metal panels that will match the exterior palette. Attached for your
reference is the finish chart of the available metal panel colors from the walk-in manufacturer.
2. Per FWRC 19.225.040, restaurants in the City Center -Core (CC-C) require one parking stall for every
100 square feet of gross floor area. The existing building is 1,896 square feet and requires 19 spaces,
while the proposed additional will bring the building to 2,367 square feet and requires 24 spaces.
Please provide a parking study detailing the existing shared parking agreement for the total site, and
document how the additional parking requirements will be met with existing parking on site, or if not,
how parking requirements will be met.
Response: An existing parking plan and parking calculations is included on sheet A100. There are
currently (4) buildings on the property lot: the Ivar's standalone restaurant and (3) Retail
variety/establishment buildings. Per FWRC 19.225.020, retail variety buildings in the City Center Core
require 1 parking space for every 300 sf of gross floor area. The combined floor area of the (3) retail
buildings is 66,000 sf, which requires 220 parking spaces. With the additional 24 parking spaces for
Ivar's, the lot requires 244 parking spaces to support all (4) buildings. The property lot currently
provides 356 parking spaces which exceeds the amount required by the Federal Way Revised Code.
now
Public Works - Development Services Division, Ann Dower
1. The project as proposed does not trigger site development improvements. In the event that other
department requirements result in adding, removing, or replacing impervious surface, then additional
permits or information may be required.
Response: Currently there are no department requirements that will require us to alter the
impervious surface around the project area. If this changes, we will notify the Development Services
Division to determine any additional requirements.
Public Works — Traffic Division, Sarady Long
1. The proposed tenant improvement and expansion of the existing restaurant by approximately 472
square feet is expected to generate net new PM peak hour trips. As such, the applicant will need to
submit a concurrency permit application (see the enclosed application) along with the $1,721
application fee and traffic impact fee prior to building permit issuance or TI approval. Based on the
current impact rate, the estimate fee is $5,876.75 (see enclosed TIF calculation).
Response: A traffic concurrency review application and application fee is included with this
resubmittal package. The traffic impact fee will be provided prior to permit approval as noted above.
Lakehaven Water and Sewer District, Brian Ashbury
1. Lakehaven has no comment on this application/project, as based on the submittal it appears no
existing and/or future Lakehaven water/sewer system facilities will be required, desired, or affected by
the proposed land use action. Existing water and/or sewer service connections should be protected
during construction (see enclosed sewer service record, SSCP 10072). Any sewer service work
outside of a building requires a Lakehaven Sewer Service Connection Permit. If any water or sewer
utility conflicts are encountered, the applicant should promptly contact Lakehaven for additional
information.
Response: At this point, we do not expect any sewer service work to occur outside of the building.
Two project notes have been added to the site plan: 1) Protect all existing water and/or sewer service
connections during construction, 2) Contact Lakehaven Water and Sewer if any water or sewer utility
conflicts are encountered during construction.
CC9mmunity Development — Building Division, Greg Kirk
1. The structure will be treated as a new building permit application and must meet all current codes,
including:
• International Building Code (IBC), 2015 Washington State Amendments WAC 51-50
• International Mechanical Code (IMC), 2015 Washington State Amendments WAC 51-52
• Uniform Plumbing Code (UPC), 2015 Washington State Amendments WAC 51-56 & 57
• International Fire Code (IFC), 2015 Washington State Amendments WAC 51-54
• National Electric Code (NEC), 2014
■ Accessibility Code (ICC/ANSI A117.1), 2009
• Washington State Energy Code (WSEC), 2015 WAC 51-11
Response: The codes listed above have been added to project cover sheet G101 under the "Code
Summary" section.
2. Building Criteria. The following applies to the proposed structure. Please include in your permit
submittals:
• Occupancy Classification
• Type of Construction
• Floor Area
• Number of Stories
• Fire Protection
■ Wind/Seismic: Basic Wind Speed 85 mph, Exposure B, 25-pound Snow Load, Seismic Zone D-
1
Response: The information requested above will be included in the building permit set when it is
submitted to the city.
If you have any questions regarding this project, please contact me at (206) 962-6616.
Thank you,
har"
Joy Dayaw, RA
Associate
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TERRA COTTA AGED COPPER
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BURGUNDY *HARTFORD GREEN
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MATTE BLACK EVERGREEN
ISOLAR WHITE
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REGAL WHITE ASH GRAY
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EXTERIOR PAINT EXTERIOR PAINT
SW 7562 - ROMAN COLUMN SW 6230 - RAINSTORM
SHERWIN WILLIAMS SHERWIN WILLIAMS
SOUTH ELEVATION - EXTERIOR COLORS AND MATERIALS
IVAR'S SEAFOOD BAR - FEDERAL WAY
12/20/19
APPROVED
PLANNING
City of Federal Way
►ept. of Community Development
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EXTERIOR PAINT
SW 6488 - GRAND CANAL
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COMMUN rY Q£VEL0P,mEw
Since 1938
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MEDITERRANEAN BLUE/
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STRIPE AWNING
PAINTED
CORRUGATED METAL
SIDING
EXTERIOR PAINT
SW 7562 - ROMAN COLUMN
SHERWIN WILLIAMS
EAST ELEVATION - EXTERIOR COLORS AND (MATERIALS
IVAR'S SEAFOOD BAR - FEDERAL WAY
12/20/19
EXTERIOR PAINT
SW 6230 - RAINSTORM
SHERWIN WILLIAMS
EXTERIOR PAINT
SW 6488 - GRAND CANAL
SHERWIN WILLIAMS
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RECEIVED
MG2 Corporation
1101 Second Ave, Ste 100 2019 206 962 6500
Seattle. WA 98101 SEP MG2.com
CfTY OF FEDERAL WAY
COMMUN" I7EVELOPf ENT
September 9, 2019
City of Federal Way - Community Development Department
Cc: Ivar's, Inc.
Re: Ivar's Seafood Bar
2004 S 320th St
Federal Way, WA 98002
Subject: Use Process I - Project Narrative
The proposed Tenant Improvement project to the existing Ivar's Seafood Bar includes a 471.5 sq.ft. addition
to an existing 1,893 sq.ft. restaurant. This addition is 21.9% of the existing building area which is less than
the maximum 25% addition allowed for Use Process I. This scope of work covers an exterior renovation and
addition that includes an extension of their existing dining area, extension of existing dining patio, and a new
exterior walk-in cooler.
We will remove the existing sloped tile roof but maintain the existing roof height and structure, which dates to
the initial Arthur Treacher's Fish and Chips built in 1978. By removing the sloped tile roof, the finished
renovation will feel more in character with the adjacent plaza buildings that are currently being renovated.
The proposed exterior renovation also includes an updated color palette that is present in the recent Ivar's
renovations throughout King County. Iconic brand elements will be added to the building exterior such as the
white and blue awnings, "Ivar's" lit. signs, and a "Keep Clam" graphic that's been tailored specific to Federal
Way.
If you have any questions regarding this project, please contact me at (206) 962-6616.
Thank you,
Joy Dayaw, RA
Associate
him
RECEIVED
SEP 12 2019
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT
CITY OF
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MASTER LAND USE APPLICATION
DEPARTMENT OF ComzouNITX DEVELOPMENT
33325 St" Avenue South
Federal Way, WA 98003-6325
253-835-2607; Fax 253-835-2609
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APPLICATIONNO(s) + �` / Date °� °► lA
Project ].Name Ivar's Seafood Bar
Property Address/Location 2 2 th St Federal Way. WA 98003
Parcel Numbers) 092104-9297
Project Description Tenant Improvement to an existing 1,893 s .ft. restaurant buildina includinq a 471.5 sq.ft.
addition. Exterior renovation includes new materials, lighting. and signage.
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Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Camp Plan/Rezone
_ Land Surface Modification
Lot Line Elimination
Preapplieation 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/Proj ect
SEPA Only
_ Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: COmmercial/Residential
Required Information
CC - Center Core Zoning Designation
Commercial Comprehensive Plan Designation
Value of Existing Improvements
$750,000 Value of Proposed Improvements
International Building Code (IBC):
A 2 Occupancy Type
y'$ Construction Type
Applicant
Name: Ivar's, Inc.
Address. 1001 Alaskan Way, Suite 109
City/State:Seattle, WA
Zip: 98104
Phone:
Fax:
Email: Gary Tobiason: garytt�a
Signature:
App)icant)
Name: MG2'Gorporation/Joy Dayaw
Address: 1101 Second Ave, Suite 100
City/State: Seattle, WA
zip: 98101
Phone: 206-962-6616
Fax:
Email: joy.dayawA.&Alfie
g2.com n
Signature: � L.,
Owner " "
Name: NWCC Center Plaza, LLC.
Address: 1402 E Pike St
City/state: Seattle, WA
zip: 98122
Phone: Joanna Russell: 206-423-3105
Fax: 1 5 �
Email: (1 � G,
Signature• V-2
Bulletin #003 —January 1, 2011 Page 1 of 1 kAHandoutslMasterLand Use Application
'1 1
CITY CENTER (CC)
CITY OF Estimate of Development Traffic Impact Fees
Federal Way
This spreadsheet is for development in City Center (CC) only. Scroll down and complete the steps outlined
below: Please fill in the required information in the highlighted boxes.
STEP #1: General Information
Entei
information
Project Name
Ivar's Seafood Restaurant
File Number
19-104375-UP
Street Address
2004 S 320 St
City, State Zip
Federal Way, WA
Parcel Number (s) 092104-9297
STEP #2: Land Use Type (CC)
Select the proposed Land Use Type(s) from the dropdown memu below. Enter the proposed number of units for
Unit of
Number of Impact Fee Rate per
Preliminary Impact
Proposed Land Use Type (s)
Measure
Unit(s) Unit of Measure
Fee Amount
1) Restaurant (CC)
sf/GFA
472 $ 12.09
$ 5,705.59
2) NONE
#N/A
$ -
$
3) NONE
#N/A
$
$
4) NONE
#N/A
$
$
$ 5,705.59
STEP #3 - Credit/Change in Use (CC)
This step applies to development proposal to change existing building or dwelling use.
Provide any impact fee previouly paid for the land use category
of the prior use IMPACT FEE AMOUNT PAID FOR
(Do not include administration fees). PRIOR USE
For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the
prior use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the
current impact fee rate in affect for the prior use. Fill out the lines below of the prior use.
Unit of
Number of Impact Fee Rate per
Preliminary Impact
Proposed Land Use Type (s)
Measure
Unit(s) Unit of Measure
Fee Amount
1) NONE
#N/A
$
$
2) NONE
#N/A
1 $
$
3) NONE
#N/A
1 $
$
STEP #5: Total Impact Fee (CC)
Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees.
Traffic Impact Fee (Before adjustment) $ 5,705.59
Credit/Adjustment including Change of Use
Administrative Fee (3%) $ 171.17
ESTIMATE TOTAL TRAFFIC IMPACT FEE PAYMENT $ 5,876.75
19.100.070 - Timing of Fee: Transportation Impact Fee Payments
FWRC 19.100.070 3(a) - For commercial developments, fees shall be calculated based on the impact fee
schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance.
For a change in use for which no building permit is required, the fee shall be calculated and paid based on the
impact fee schedule in effect on the date of an approved change of use.
FWRC 19.100.070 3(c) - For all applications for single-family, multifamily residential building permits, and
manufactured home permits, the total amount of the impact fees shall be assessed and collected from the
applicant when the building permit is issued, using the fee schedule then in effect.
19.100.075 » Option for Deferred Payment of Transportation kn act Fee
An applicant may request, at any time prior to building permit issuance, and consistent with the requirements of
this section, to defer to final building inspection the payment of a transportation impact fee for a single-family
residential dwelling unit. Refer to defer payment of impact fee code for process.
Proposed Land Use Type (s)
1) NONE
2) NONE
3) 1 NONE
Unit of
Measure
#N/A
#N/A
#N/A
Number of
Unit(s)
1] $
0 9
$
Impact Fee Rate per Preliminary Impact
STEP #5: Total Impact Fee (CC)
Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees.
Traffic Impact Fee (Before adjustment) $
Credit/Adjustment including Change of Use $
Administrative Fee (3%) $
ESTIMATE TOTAL TRAFFIC IMPACT FEE PAYMENT $
2,124.30
63.73
2,188.03
19.100.070 - Timing of Fee: Transportation Impact Fee Payments
FWRC 19.100.070 3(a) - For commercial developments, fees shall be calculated based on the impact fee
schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance.
For a change in use for which no building permit is required, the fee shall be calculated and paid based on the
impact fee schedule in effect on the date of an approved change of use.
FWRC 19.100.070 3(c) - For all applications for single-family, multifamily residential building permits, and
manufactured home permits, the total amount of the impact fees shall be assessed and collected from the
applicant when the building permit is issued, using the fee schedule then in effect.
19.100.075 - Option for Deferred Payment of Transportation Impact Fee
An applicant may request, at any time prior to building permit issuance, and consistent with the requirements of
this section, to defer to final building inspection the payment of a transportation impact fee for a single-family
residential dwelling unit. Refer to defer payment of impact fee code for process.
CITY CENTER (CC)
AN
CITY OF Estimate of Development Traffic Impact Fees
Federal Way
This spreadsheet is for development in City Center (CC) only. Scroll down and complete the steps outlined
below: Please fill in the required information in the highlighted boxes.
STEP #1: General Information
Enter
Information
Project Name
File Number
Street Address
City, State Zip
Ivar's Seafoof Bar
19-104375-U P
2004 S 320 St
Federal Wav, WA
Parcel Number (s) 092104-9297
STEP #2: Land Use Type (CC)
Select the proposed Land Use Type(s) from the dropdown memu below. Enter the proposed number of units for
Proposed Land Use Type (s)
1) Shopping Center (CC)
2) NONE
3) NONE
4) NONE
Unit of
Number of
Impact Fee Rate per
Preliminary Impact
Measure
Unit(s)
Unit of Measure
Fee Amount
sf/GLA
472
$ 4.50
$ 2,124.30
#N/A
$ -
$ -
#N/A
$
$
#N/A
$
$
$ 2,124.30
STEP #3 - Credit/Change in Use (CC)
This step applies to development proposal to change existing building or dwelling use.
Provide any impact fee previouly paid for the land use category
of the prior use IMPACT FEE AMOUNT PAID FOR
(Do not include administration fees). PRIOR USE
For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the
prior use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the
current impact fee rate in affect for the prior use. Fill out the lines below of the prior use.
10/3/2019 https:Hitetripgen.org/PrintGraph�+ ?code=930&ivlabel=QFQAF&timeperiod=TPSIDE&x=1 89&edition=385&IocationCode=General Urba...
Fast Casual Restaurant
(930)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 15
Avg. 1000 Sq. Ft. GFA: 3
Directional Distribution: 55% entering, 45% exiting
Vehicle Trip Generation per 1000 5q. Ft. GFA
Average Rate Range of Rates Standard Deviation
14.13
Data Plot and Equation
200
50
5.94 - 34.83
F-4
X
X X
27 X X
- - � X X
00 1 2 3 4
X = 1000 Sq. Ft. GFA
X Study Site
Fitted Curve Equation: Not Given
Trip Generation Manual, 10th Edition ■ Institute of Transportation Engineers
7.72
5
Average Rate
Rz= ****
6
https://itetripgen.org/PrintGra ph. htm?code=930&ivlabel=QFQAF&timeperiod=TPSIDE&x=1.89&edition=385&IocationCod e=General Urban/Suburban&... 1/1
Sarady Long
From: Sarady Long
Sent: Thursday, October 17, 2019 8:56 AM
To: William Golding
Cc: Stacey Welsh; Cole Elliott
Subject: Ivar's Restaurant
Attachments: 2019 FW Concurency Application.pdf, 19-104375-UP Ivars Restaurant.pdf
William,
The proposed tenant improvement and expansion of the exiting restaurant by approximately 472 square foot is
expected to generate net new PM peak hour trips. As such, the applicant will need to submit concurrency permit
application (See attached application) along with $1,721 application fee and pay traffic impact fee prior to building
permit issuance or TI approval. Based on the current impact rate, the estimated fee is about $5,876.75 (See attached
TIF calc).
Let me know if you have any questions.
Sarady Long
Senior Transportation Planning Engineer
S, Federal Way
Public Works Department
33325 8th Ave S, Federal Way, WA 98003
Desk:253.835.2743 1 Fax:253.835.2709
www.cityoffederalwov.com