17-102705CITY OF
t Federal Way
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
July 17, 2017
Mr. Joseph Donahou
Donahou Design Group Architects LLC
8383 1580, Avenue NE, Suite 250
Redmond, WA 98052
FILE
Re: File #17-1102705-PC, PREAPPLICATION CONFERENCE SUMMARY
Center Plaza — Fire Damage Rebuild, 2004 South 3201h Street, Federal Way
Dear NIr. Donahou:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held June 22, 2017. We hope that the information discussed at that meeting was
helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments 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 Water & Sewer District and
South King Fire & Rescue. Some sections of the Federal Way Revised Code (FWRC) 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.
The key contact for your project is Senior Planner Stacey Welsh, AICP. She may be contacted at 253-835-
2634, or staccv.welshu7citroffederdway.corn. For specific technical questions about your project, please
contact the appropriate DRC representative as listed below. Otherwise, any general questions about the
preapplication and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
The proposal is to replace a 22,000 square foot single story commercial building destroyed by fire.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for the 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
and 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. Joseph Donahou
Page 2of17
July 17, 2017
■ Planning Division
1. The existing structure was destroyed by a fire on May 21, 2017. If the applicant complies with FWRC
19.30.200, then with regard to zoning code provisions, the structure may be rebuilt; as long as the
structure as reconstructed is not any more nonconforming than it was immediately prior to the damage.
2. The project requires a Prociss III Land Use application with SEPA.
3. The applicant shall submit a City Center Planned Action Determination Review Checklist along with
a regular SEPA Checklist in order to determine if the project qualifies as a Planned Action.
■ Public Works Development Services Division
1. If this project does not meet the requirements of FWRC 19.30.200, then additional requirements will
apply.
• Public Works Traffic Division
• Transportation Concurreng Management (FI C 19.90) — A transportation concurrency permit is not
required for the proposal to replace the fire damaged building.
■ Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are assessed at a completed building permit
submittal and must be paid prior to building permit issuance. The development is not expected to
pay traffic impact fee with building replacement due to fire damage.
or Frontage Improvements (FWI'RC 19.135.040) — Street improvements will not be required nor warranted in
accordance with FWRC 19.30.200, or meeting the nexus test.
■ Building Division
1. A vehicle charging station shall be required per WAC 51-50-0427. One accessible parking space shall
be served by electric vehicle charging infrastructure.
• Lakehaven Water & Sewer
1. Capping of any existing sewer service connection at or near the property line is required for any on -
site full building demolition; a Sewer Service Connection Permit from Lakehaven is required for this.
For partial building demolition, protection of any existing sewer service connection will be required.
Please contact Lakehaven for further information regarding these issues.
2. For capital facilities charges for water and sewer see full comments in Lakehaven section.
• South King Fire & Rescue
1. An NFPA 13 fire sprinkler system is required.
2. A fire alarm system is required.
3. An approved fire suppression system is required for all type 1 kitchen hoods.
File 17-102705-00-PC Doc 1D:76029
Mx. Joseph Donahou
Page 3 of 17
July 17, 2017
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact the
representative listed for that section.
Planning Division (Stacey Welsh, 253-835-2634, stacev.welsh cstyoffcderjaha3Lco )
1. Zoning De ignation and Use — The subject property is designated City Center Core (CC-C); the proposed
uses are retail and restaurants, which are permitted uses in the CC-C zone as listed within and subject to
the regulations set forth in the Use Zone Charts of FWRC 19.225.020 and 19.225.040.
2. Land Use Appkcdfivn —Per the zone chart, the project requires a Process III Land Use application with
SEPA. Process III is an administrative review conducted by city staff with a final decision issued by the
Director of Community Development. The Process III decision criteria are contained in FWRC
19.65.100(2).
State Environmental Policy Act (SEPA) — Pursuant to FWRC 14.15.030(1)(c), the project is subject to
environmental review under the State Environmental Policy Act (SEPA), as the proposal exceeds the flexible
thresholds (reconstruction of more than a 12,000 square foot commercial building). The property is
located within the City Center Planned Action Area. The applicant shall submit a City Center Planned
Action Determination Review Checklist along with a regular SEPA Checklist in order to determine if the
project qualifies as a Planned Action. If the SEPA official determines that the development proposal
qualifies as a Planned Action, the project shall not be subject to a SEPA threshold determination, an
environmental impact statement (EIS), SEPA appeal, or any other additional review under SEPA. A City
Center Planned Action Determination or an environmental threshold determination made by the
Director of Community Development must be issued prior to land use or building permit approval.
Public notice will be required as established in FWRC Title 14.
4. Land Use Review Timeframes — The Planning Division will notify the applicant of the application status
within 28 days of submittal. If the application is determined complete, staff will issue a Letter of
Complete Application. FWRC limits the administrative review to 120 days from the date of a complete
application. The 120-day review period will stop any time the applicant has been requested by the city to
correct plans, perform required studies, or provide additional information needed to issue a decision. The
review period will begin within 14 days following submittal of requested items. Please be advised that any
request for corrections and/or additional information must be provided within 180 days of written
notification, or the land use application will expire.
5. Public Notice —Process III applications require a public notice and 15-day comment period. Witivn 14
days of issuing the Letter of Complete Application, a Notice of Application will be published in the
Federal Way Mirror, posted on the subject property, and placed at the city's three designated notice boards.
6. Nonconformance— Per FWRC 19.30.200, `Special Provision For Damaged Improvements," "If a
nonconforming use or development is damaged by sudden accidental cause, that use or development,
including associated improvements, may be reconstructed if it meets the following requirements:
"(1) The use or development, including associated improvements, as reconstructed, is
not any more nonconforming than it was immediately prior to the damage.
Doc ID:76029
File 17-102705-00-PC
Mr. Joseph Donahou
Page 4of17
July 17, 2017
"(2) The applicant applies for building and any land use permits to reconstruct the
damaged improvement within six months of the date of the damage and reconstructs
the improvement pursuant to such permits."
a. The existing structure was destroyed by a fire on May 21, 2017. If the applicant complies with FWRC
19.30.200, then with regard to zoning code provisions, the structure may be rebuilt, as long as the
structure as reconstructed is not any more nonconforming than it was immediately prior to the
damage. The remaining zoning information provided in subsequent sections of this letter is
informational only and serves as a guide to ensure the reconstruction is no more nonconforming
than what was there before.
b. With the formal application submittal, please provide information on previous tenant space sizes and
uses.
7. General Zoning Regulations — The Use Zone Charts of FWRC 19.225.020 and 19.225.040 provide
regulations for the proposed retail and restaurant uses. The applicant should consult the referenced Use
Zone Charts prior to submitting a Master Land Use Application to verify all site components and
proposed uses will comply with city code. The following is only a portion of the zoning regulations
governing the proposed uses in the CC-C zone:
Retail Use (FWRC 19.225.020)
Required Yards, Lot Coverage, Building Height — Required yards, lot coverage, and building height for retail are:
i. Front/side/rear setback — the minimum building setback is the same as the perimeter
buffer required by Chapter 19.125 FWRC.
ii. Maximum setback along — no more than a five-foot building setback is allowed adjacent to
principal pedestrian right(s)-of-way, unless it is precluded by existing site improvements,
easements, topography, or other site constraints; or to allow streetscape amenities, public
on -site open space, or other architectural element(s), or improvements approved under
Chapter 19.115 FWRC.
iii. Maximum lot coverage — None
iv. Maximum building height — 70 feet
Parking — Required parking is one space for each 300 square feet of gross floor area. Design criteria are
based on the enclosed department handout. Typical 90-degree design standards are 9 x 18 foot stalls with
25-foot drive aisles. Wheel stops shall be provided on all stalls adjacent to pedestrian pathways.
Restaurant Use (FWRC 19.225.040)
Required Yards, Lot Coverage, BuiA ng Height — Required yards, lot coverage, and building height for retail are:
i. Front/side/rear setback — the minimum building setback is the same as the perimeter
buffer required by Chapter 19.125 FWRC.
ii. Maximum setback along — no more than a five-foot building setback is allowed adjacent
to principal pedestrian right(s)-of-way, unless: it is precluded by existing site
improvements, easements, topography, or other site constraints; or to allow streetscape
file 17-102705-00-PC Doc ID:76029
W
Mr. Joseph Donahou
Page 5of17
July 17, 2017
amenities, public on -site open space, or other architectural element(s) or improvements
approved under Chapter 19.115 FWRC.
iii. Maximum lot coverage — None
v. Maximum building height — 70 feet
Parking — Required parking for a restaurant is one space for each 100 square feet of gross floor area (gfa)
and for a fast food restaurant is one space for each 80 square feet of gfa. Design criteria are based on the
enclosed department handout. Typical 90-degree design standards are 9 x 18 foot stalls with 25-foot drive
aisles. Wheel stops shall be provided on all stalls adjacent to pedestrian pathways.
8. Landscaping — Landscape requirements are contained in FWRC Chapter 19.125 "Outdoors, Yards, and
Landscaping." Following are the key landscape requirements for the project.
(a) A landscape plan prepared by a Washington State licensed landscape architect shall be submitted
with the formal application. Please follow general guidelines outlined in FWRC 19.125.040(1) through
(28) when preparing the site plan and planting schedule.
(b) Per FWRC 19.125.060(7), for properties within the CC-C zone:
a) Type III landscaping five feet in width shall be provided along the perimeter of parking
areas abutting public rights -of -way. (Applies along 211t Avenue South and Pete von
Reichbauer Way South.)
b) Type I landscaping 15 feet in width shall be provided along the perimeter of property
abutting a residential zoning district. (Not applicable; none adjacent.)
c) Type III landscaping five feet in width shall be provided along all perimeter lot lines
except as noted in subsections (a) and (b) above, except that landscaping is not required
along perimeter lot lines abutting rights -of -way where no required yards apply pursuant
to Chapter 19.225 FWRC. (There is no required yard along 21,T Avenue South and Pete
von Reichbauer Way South; therefore, landscaping is not required along those perimeter
lot lines.)
(c) Parking Lot Landscaping — Twenty two square feet of interior lot landscaping per parking space must
be provided in accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type IV parking lot
landscaping is required to be installed at the ends of all rows of parking and disbursed throughout the
interior parking area. The site plan must list the specific size of each landscape island proposed for
interior parking lot landscaping in order to verify the required calculation is provided. Landscape
islands must be a minimum width of six feet between stalls and at the ends of rows. Lighting fixtures
shall not replace any required interior parking lot landscaping.
9. Tree Density Reqvirements — Per FWRC 19.120.030(14), tree removal on sites zoned CC-C is exempt from
the tree code.
10. Clearing & Grading — The applicant is required to obtain clearing and grading plan approval as a
component of Process III approval. Consult FWRC 19.120.040(1) for items that are required to be
included on the plan, including the anticipated amounts of cut and fill.
File 17-102705-00-PC Doc ID:76029
Mr. Joseph Donahou
Page 6 of 17
July 17, 2017
11. Community Design Guidelines — Review of the proposal under the city's design guidelines, FWRC Chapter
19.115, is required for the project and will occur in conjunction with the Use Process review. The
principal applicable guidelines for the project are noted below. However, this does not necessarily include
all applicable guidelines and project designers must consult the guidelines in their entirety in preparing an
application. The application must include a written narrative identifying how the proposal complies with
the applicable design guidelines, as detailed.
a. FWRC 19.115.030 Site Derdp — Refer to all sections of this chapter for site design standards. Key
sections include:
i. (1) General criteria (b), (c), (d), (fl, and (g)
1 (2) Surface parking lots (a)-(e)
iii. (4) Pedestrian circulation and public spaces (a)-(�
iv. (5) Landscaping
v. (6) Commercial services (a)-(b)
vi. (7) Miscellaneous (a)
b. FWRC 19.115.060 Budlog Design — Refer to all sections of this chapter for building design standards.
Key sections include:
i. (2) Building facade modulation and screening options
1. All building facades are both longer than 60 feet and visible from either a right-of-way and
shall incorporate facade treatment according to this section. Subject facades shall
incorporate at least two of the four options on each facade. Options intended to break up
the mass of large buildings include: (a) facade modulation; (b) landscape screening; (c)
canopy or arcade; and (d) pedestrian plaza.
ii. (3) Building facades visible from rights -of -way should incorporate methods of articulation and
accessory elements in the overall architectural design, for example display windows, window
openings with visible trim material, vertical trellis, artwork, decorative masonry or metal
patterns, or grillwork, relief, material variations, etc.
c. FWRC 19.115.070 Building and Pedestrian Orientation —Requirements of this section apply to the
project (FWRC 19.115.070[1][a]-[d]).
d. FWRC 19.115.090(3) District Guidelines for the City Center Core (CC-C) Zone — Requirements of this
section apply to the project (FWRC 19.115.090p][a]-[d], [h]-[i]).
12. Rooftop Mechanical Equipment— Per FWRC 19.110.070, vents and similar appurtenances that extend above
the roofline must be surrounded by a solid sight -obscuring screen that is integrated into the architecture
of the building and obscures the view of the appurtenances from adjacent streets and properties. Please
provide screening details on the elevation drawings.
13. Garbage and Recycling — The new building must provide trash and recycling facilities as described in FWRC
19.125.040(4) and FWRC 19.125.150. The trash enclosure area may not be located within landscape buffer
areas, must be screened, and architecturally consistent with the design of the primary structure on site.
He 17-102705-00-PC Doc ID:76029
Mr. Joseph Donahou
Page 7 of 17
July 17, 2017
14. Crime Prevention Through Environmental De ign (CPTED) — Pursuant to FWRC 19.115.010(2) and-19.115.030,
CPTED standards will be applied during project review. A CPTED checklist (enclosed) must be completed
and submitted with the Process III application. Per FWRC 19.115.030, applications for remodeling shall
meet only those provisions of this chapter that are determined by the director to be reasonably related and
applicable to the area of remodeling. The city's Police Department and Planning Division will evaluate the
formal application and review for compliance with the following CPTED principles:
i. Natural Surveillance —promote visibility of public spaces and areas.
ii. Access Control— Identify techniques that deter unauthorized and/or inappropriate access.
iii. Ownership — Reduce perception of areas as ownerless.
15. Term ofApproval— FWRC 19.15.100(2) states that the applicant must substantially complete construction
for the development activity, use of land, or other actions approved and complete the applicable
conditions listed in the use process III decision within five years after the final decision of the city on the
matter, or the decision becomes void.
16. App&akon Fees & Submittal— Please contact the Permit Center at 253-835-2607 for updated fee schedules
for applications and permits.
PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION (Cole Elliott, PE, 253-835-2730,
cole.eliio tta.cityoffe deralway. corrt)
Land Use Issues — Stormwater
Typically, surface water runoff control and water quality treatment is required to meet the 2016 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum. Since the fire has been
determined to be accidental then, in accordance with FWRC 19.30.200 provided in the Planning Section of
this memorandum.
If this project does not meet the requirements of FWRC 19.30.200, the following requirements will apply:
1. The project lies within a Conservation flow control area; thus, the applicant must design the flow control
facility to meet these performance criteria. In addition to flow control facilities, Best Management
Practices (BMP's) are required as outlined in the KCSWDM. The project also 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.
2. In addition to the KCSWDM, our initial review suggests that FWRC 19.30.120, "Nonconforming Water
Quality Improvements" would apply to this site. Specifically, the following items will be applicable:
1.b. Redevelopment which involves the construction or replacement of a building footprint or
other structure having a surface area of 5,000 square feet or more, or which involves the
expansion of a building footprint or other structure by 5,000 square feet of surface area or more;
1.c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
File 17-102705-00-PC Doc ID:76029
Mr. Joseph Donahou
Page 8of17
July 17, 2017
Ld. Redevelopment which involves the collection and/or concentration of surface and/or
stormwater runoff from a drainage area of 5,000 square feet or more;
Therefore, water quality treatment will be required for the entire site, including new and existing pollution
generating impervious surfaces. Treatment options must be selected from the Enhanced Basic water
quality menu provided in the KCSWDM.
3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must
be provided to verify infiltration suitability.
4. Detention and water quality facilities for private commercial developments within the CC-C may be
placed underground.
5. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
6. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination
System (NPDES) construction stormwater permit may be required. Information regarding this permit
can be obtained from the Washington State Department of Ecology at 360-407-6048, or
h ttp: / /wwtiv.ecy.,,vn.ggv/W ngrarras Iwa /stormwa ter/construction /index.html.
Right -of -Way Improvements
1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long for
traffic related items.
2. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
Building Permit Issues
1. 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 $2,430.00 for the first 18 hours of review,
and $135.00 per hour for additional review time. A final TIR shall be prepared for the project and
submitted 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 Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available to assist the applicant's engineer in preparing the plans and
TIR on the city's website at: www.cit)roffederalway.com/node/1467.
3. Bonding is required for all street improvements and temporary erosion and sediment control measures
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.
File 17-102705-00-PC Doc ID:76029
Mr. Joseph Donahou
Page 9of17
July 17, 2017
4. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period. During
that time, the Public Works Inspector will make periodic visits to the site to ensure the 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 roads and
subdivision drainage facilities then become the responsibility of the city. Maintenance for private roads
and drainage facilities, including short plats, remain the responsibility of the individual property owners.
5. When topographic survey information 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.
6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be
drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
8. Provide cut and fill quantities on the clearing and grading plan.
9. Temporary Erosion and Sediment -control (TESC) measures, per Appendix D of the 2016 KCSV DM,
just be shown on the engineering plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS — TRAFFIC DIVISION (Sarady Long, 253-835-2743,.s-argLdy.long@ciMffederalway.com}
Transportation Concurrency Analysis (FWRC 19.90)
Based on the submitted materials to replace the fire damage building (22,328 square feet), the Institute of
Tran portation Engineers (ITE) Trip Generation — 8th Edition, land use code 820 (Shopping Center), the proposed
project is not expected to generate any new weekday PM peak hour trips. Since this is the case, a concurrency
permit is not required for this project.
Transportation Impact Fees (TIF) (FWRC 19.91)
The impact fee will be assessed at a completed building permit submittal and must be paid prior to building
permit issuance. With the proposal to replace the fire damaged building, the development is not expected to
pay traffic impact fee. However, traffic impact fees will be required for any net increase in the total gross
floor area.
Street Frontage Improvements (FWRC 19.135)
Typically, the applicant/owner would be expected to construct street improvements consistent with the
planned roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). However,
since the fire has been determined to be an accident and the applicant is proposing to replace the damaged
building, street improvements will not be required nor warranted in meeting nexus and FWRC 19.30.200.
The applicant may be subjected to frontage improvements and current access management if this project
does not meet the requirements of FWRC 19.30.200.
File 17-102705-00-PC Doc ID:76029
Mr. Joseph Donahou
Page 10of17
July 17, 2017
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robv@cityoffederalway.com}
Solid waste and recycling design considerations for commercial include:
Space Required and Enclosure Basics
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 FWRC 19.125.150 (enclosed). Note that this typically makes up only about 1/3 of the combined space
needed for solid waste and recycling containers combined.
• In general, per unit services costs are lower for larger containers emptied less frequently. Sites that do not
allow ample space for containers will tend to have higher service costs over the long term.
• Basic solid waste and recycling services can be accommodated within a single enclosure with clear interior
dimensions measuring 10 feet deep by 20 feet across. A two -door swing -open or roll -open gate should
span the front 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 for holding gates in both closed
and open positions to ease service access and maximize the life of gate hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or
additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/containers, and convenient access to
exterior containers screened by enclosure(s).
Vehicle and Service Access
■ Plan for unobstructed enclosure ingress and egress for service vehicles, preferably in -line with enclosure
openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind spots' during
entry and while backing.
Screening Specification for Enclosures
• Consider landscaping, setbacks and screening requirements, based on FWRC 19.125.040(4) & (5).
Large Scale Projects and On -Site Waste Compaction
■ Note that larger -scale commercial or multi -unit housing developments may see long-term savings from
the use of on -site waste compaction equipment. Planning elements for this equipment includes larger
enclosure dimensions, defined overhead clearances, power utility access, and drainage management.
o For grocery stores, restaurants, or multi -family facilities, "self-contained" waste compactors are
preferred over "stationary" or "break away" compactors. Compactors may need to be covered and
connected to the sanitary sewer, since compacted wet wastes can cause leakage and surface water
nuisances.
File 17-102705-00-PC Doc ID:76029
Mr. Joseph Donahou
Page 11 of 17
July 17, 2017
Mixed -use developments may also benefit from on -site waste compaction equipment. Additional mixed -
use development considerations include:
o Designated chutes and/or internal facility maintenance areas or services for tenant use;
o Movement of wastes and recycling items from interior units to collection areas; and
o Enabling access by business tenants and/or residents to exterior waste and recycling enclosure(s).
Help with many design parameters related to service access is available via the city's contracted solid waste
services provider, Waste Management. Contact Route Manager Dian Young at 253-804-6815 (office) or 253-
455-0355 (cell).
COMMUNITY DEVELOPMENT — BUILDING DIVISION (Peter Lawrence, 253-835-2621,
peter.iawrence@cityaffederalvc c_am)
International Buildiig 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 & WAC 51-57
International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2014
(2017 NEC WILL BE ADOPTED ON DULY 1, 2017)
Amessibi4to Code, ICC/ANSI A117.1 — 2009
Washington State Amendments WAC 51-51
Washington State Energy Code, 2015 WAC 51-11
Building Criteria
Occupancy Classification: B & M (possible A-2 occupancy -restaurant)
Type of Construction: UNK- information not provided
Floor Area: 22,000
Number of Stories: 1
Fire Protection: Full NFPA 13 system required
File 17-102705-00-PC Doc ID:76029
Mr. Joseph Donahou
Page 12 of 17
July 17, 2017
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
A completed building permit application and commercial checklist is required. (Additional copies of
application and checklists may be obtained on our web site at 1yvw.ci offederalwv cam a.)
Submit five sets of drawings and specifications. Specifications shall include: two structural calculations, two
energy calculations, and tavo ventilation calculations.
Note: A Washington State Registered architects' stamp is required for additions/alterations (new or existing)
of 4,000 gross floor areas or greater unless specifically listed as an "exempt" structure per the Revised Code of
Washington (RCW).
Energy code compliance worksheets are required to be completed and included with your permit application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
Federal Way reviews plans on a first in, first out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Some project 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 addition to regular permit fees and costs.
Review Timing
The first comment letter can be expected within six to nine aveeks of submittal date. Re -check of plans will
occur in one to three weeks after resubmittal.
Revised .or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what
changes have been made from the original drawings. Plans for all involved departments will be forwarded
from the Community Development Department.
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs.
Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies, or by agencies
approved by the building official, prior to permit issuance. Construction must be approved by all reviewing
departments prior to final building division inspection.
All concerned departments (planning, public works, electrical, and fire) must sign off before the Building
Division can final the structure for occupancy. Building final must be approved prior to the issuance of a
Certificate of Occupancy.
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or representative,
electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the
Building Division and will be scheduled by the inspector of record for the project.
File 17-102705-00-PC Doc ID:76029
Na. Joseph Donahou
Page 13of17
July 17, 2017
Site -Specific Requirements
A VEHICLE CHARGING STATION SHALL BE REQUIRED PER WAC 51-50-0427. PER WAC 51-50,
WHEN PARKING IS PROVIDED, FIVE PERCENT OF THE PARKING SPACES SHALL BE PROVIDED
WITH ELECTRIC CHARGING INFRASTRUCTURE. ONE ACCESSIBLE PARKING SPACE SHALL BE
SERVED BY ELECTRIC VEHICLE CHARGING INFRASTRUCTURE.
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.
I-AKEHAVEN WATER AND SEWER DISTRICT (Brian Asbury, 253-946-5407, basburv@lakehaven.org}
Water
• A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with
any land use and/or building permit applications (check with land use agency for requirement). A
certificate is valid for one year from date of issuance. If a Certificate is needed, allow one to two working
days to issue for typical. Currently, the 2017 cost for a Water Certificate of Availability is $90.00.
Fire flow at no less than 20 psi available within the water distribution system is a minimum of 2,500
GPM (approximate) for two hours or more. This flow figure depicts the theoretical minimum
performance of the water distribution system under high demand conditions. If more precise available
fire flow figures are required or desired, the applicant can request Lakehaven perform a system hydraulic
model analysis (separate from, or concurrent with, an application for availability). Currently, the 2017 cost
for a system hydraulic model analysis is .;210.00.
The subject building has one existing water service connection: WtrSvc 4637, 11/2" domestic meter.
A water service connection application submitted separately to Lakehaven is required for each new
service connection to the water distribution system, or any modification to an existing water service
connection (e.g., larger meter/service, irrigation, abandonment of existing service[s], re -activation, etc.), in
accordance with standards defined in Lakehaven's current "Fees and Charges Resolution." Non -single-
family properties require separate domestic (per building), irrigation (if irrigated landscaped areas are
incorporated into the site development), and fire protection (if required or installed) water service
connections and meters.
• For water use during site construction/development, the existing water service(s) must be utilized for this
purpose. Please contact Lakehaven for further detail.
• Protection of any existing water meters and/or service connections, or full abandonment by "removal" if
future service(s) will not be needed, will be required for any on -site building demolition. Please contact
Lakehaven for further information regarding this issue.
• To satisfy premise isolation requirements, the installation and satisfactory testing of an approved
backflow prevention assembly (BPA) adjacent to each domestic (and separate irrigation if installed)
service meter is required pursuant to WAC 246-290-490 and Lakehaven standards regarding premise
File 17-102705-00-PC Doc ID:76029
Mr. Joseph Donahou
Page 14 of 17
July 17, 2017
isolation. As low health cross -connection hazards, either a double check valve assembly (DCVA) or a
reduced pressure backflow assembly (RPBA) is required. For a fire protection system, a separate fire
protection service connection is required, and installation and satisfactory testing of a separate approved
backflow prevention assembly (BPA) is required. As a low cross -connection hazard, either a double
check detector assembly (DCDA) or a reduced pressure detector assembly (RPDA) is required for three
inch and larger fire protection service connections; for two inches and smaller fire protection service
connections a separate full -flow meter with a DCVA or RPBA is typical. Contact Lakehaven's Cross -
Connection Control Program Manager (Chris Zoepfl, czoepfl@lakehaven.org, 253-946-5427) for
additional information on premise isolation/BPA installation and testing coordination.
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees, charges,
and/or deposits (2017 schedule) will be as follows. Actual connection charges will be determined'upon
submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges, and/or deposits
are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
• Water Service/Meter Installation, 11/2" Irrigation: $'5,200.00 deposit. Actual size TBD by
Lakehaven based on applicant's estimated maximum GPM usage rate.
• Water Service/Meter Installation, 4" Fire -Protection: $8,500.00 +/- deposit. Actual size TBD by
applicant's fire protection system design professional.
• Capital Facilities Charge(s)-Water: $126,317.84. This amount is based on the "grouped" total water
usage (86.17 Equivalent Residential Units [ERU], 2016 service records) vs. water system capacity
credits available for the property (49.83 ERU) for all four Center Plaza parcels (0921049270,
0921049271, 0921049296, and 0921049297). Please contact Lakehaven for further details.
Sewer
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with
any land use and/or building permit applications (check with land use agency for requirement). A
certificate is valid for one year from date of issuance. If a certificate is needed, allow one to two working
days to issue for typical. Currently, the 2017 cost for a Sewer Certificate of Availability is $90.00.
• The subject building has one existing sewer service connection: SSCP 27487.
• Capping of any existing sewer service connection at or near the property line is required for any on -site
full building demolition; a Sewer Service Connection Permit from Lakehaven is required for this. For
partial building demolition, protection of any existing sewer service connection will be required. Please
contact Lakehaven for further information regarding these issues.
• A separate Lakehaven Sewer Service Connection Permit (SSCP) is required for each new connection to
the sanitary sewer system or any modification (disconnect, re -align, abandon, etc.) to an existing sewer
service connection, in accordance with standards defined in Lakehaven's current "Fees and Charges
Resolution." Minimum pipe slope for gravity sewer service connections is two percent. In addition to all
other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically
required on the private building sewer line, for all new or modified non-residential connections. Also,
installation of an externally -located grease interceptor is required for all new restaurants and food service
establishments, size to be determined by the applicant's engineer.
File 17-102705-00-PC Doc ID:76029
Mr. Joseph Donahou
Page 15 of 17
July 17, 2017
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges,
and/or deposits (2017 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges, and deposits are
typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
• Sewer Service Connection Permit Fee: $210.00.
• Capital Facilities Charge(s)-Sewer: $148,228.50. This amount is based on the "grouped" domestic
water usage (101.76 Equivalent Residential Units [ERU], 2016 service records) vs. water system
capacity credits available for the property (57.18 ERU) for all four Center Plaza parcels (0921049270,
0921049271, 0921049296 and 0921049297). Please contact Lakehaven for further details.
• FWCC Earlycomer Charge(s): $99,101.34. This amount is based on the same information as the
bullet directly above. Please contact Lakehaven for further details.
General
• All Lakehaven development engineering related application forms, and associated standards information, can
be accessed at Lakehaven's development engineering web pages (www.lakehaven.org/204/development-
engineering).
• All comments herein are valid for one year and are based on the proposal(s) submitted and Lakehaven's
current regulations and policies. Any change to either the development proposal(s) or Lakehaven's
regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE (Chris Cahan, 253-946-7243, chris.cahan u@southicingftre.org}
Water Supply
Fire Flow
The required fire flow for this project is 2,000 gallons per minute. A Certificate of Water Availability including a
hydrau&fi r flow model shall be requested from the water district and provided at the time of building pern-.it
application.
Fire Hydrants
This project will require two fire hydrant(s) in approved* locations. There are two existing fire hydrants available
for this project. Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus access
roads extend between properties and easements are established to prevent obstructions of such roads.
*Hydrant location in relationship to buildings and sprinkler FDC shall be approved by Fire Marshal's Office
Fire hydrants shall be in service prior to and during the time of construction.
Emergency Access
Fire apparatus access roads shall comply with all regxriirments of Fire Access Policy 10.006 (enclosed).
File 17-102705-00-PC Doc ID:76029
Mr. Joseph Donahou
Page 16of17
July 17, 2017
Designated and marked fire lanes may be required for emergency access. This may be done during the plans
check or prior to building final. Requirements and marking options can be found in Title 8 of the FWRC:
hqp://v.lww.cqLepublishiM.com/4VA/Feder,-dWav/
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction.
Fire Department Lock Box
A recessed fire department "Knox" brand key box shall be installed on the building. Location of the box will be
approved by the plan reviewer or Deputy Fire Marshal onsite.
Fire Sprinkler System
An NFPA 13 fire sprinkler system is rquimd.
An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included within
the surrounding exterior 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 -extinguishing system.
The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system
shall be at least 10 percent less than the correlative water supply curve pressure.
Fire Alarm
Afire alarm system is rgwx vd
An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor area.
The fire alarm system is required to monitor the sprinkler system including water flow. Provide full notification as
required by NFPA 72. Complete coverage smoke detection may not be required for this pmjtc—check with Fire Marshal's Office
when occupancy use is known. This fire detection system shall be monitored by an approved central and/or remote
station.
Fire Suppression System
An approved fire suppression system is required for all type I kitchen bonds.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your project.
We have made every effort to identify major issues to eliminate surprises during the city's review of the formal
application. The completion of the preapplication process in the content of this letter does not vest any future
project application. Comments in this letter are only valid for one year as per FWRC 19.40.070(4).
As you know, this is a preliminary review only and does not take the place of the full review that will follow
submission of a formal application. Comments provided in this letter are based on preapplication materials
submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the
codes that are not addressed in this letter are still required for your project.
File 17-102705-00-PC Doc ID:76029
Mr. Joseph Donahou
Page 17 of 17
July 17, 2017
If you have questions about an individual comment, please contact the appropriate department representative
noted above. Any general questions can be directed towards the key project contact, Senior Planner Stacey
Welsh at 253-835-2634, or stagy.welsh@citvoffederalwan.com. We look forward to working with you.
Sincerely,
Stacey Welsh, AICP
Senior Planner
enc: Bulletin 001 `Process III Submittal Requirements'
Bulletin 003 `Master Land Use Application'
Bulletin 022 `CPTED Checklist'
Bulletin 042 `Parking Lot Design Criteria'
Bulletin 050 `SEPA Environmental Checklist'
Bulletin 074 `City Center Planned Action Determination Review Checklist'
FWRC 19.225.020 & 19.225.040
Lakehaven Map
Fire Apparatus Access Detail
c: Peter Lawrence, Plans Examiner
Cole Elliott, Development Services Manager
Sarady Long, Senior Transportation Planning Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
NWCC Center Plaza, LLC, 1402 East Pike Street, Seattle, WA 98122
File 17-102705-00-PC Doc ID:76029
CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE (DRC)
PREAPPLICATION CONFERENCE SIGN -IN SHEET
Center 111aza — Fim Damage Rtbu.ih1
17-1112 1 d5-Pf
,Inns 22, 2017
NAME
WITH
PHONE
Stacey Welsh
Community Development -Planning
253-835-2634
�sztVlc�3
q44 72 /3
R�RnI S u fp
Fi6a
-Sj
P15rtw_ LA W'QE, #ICE
CD IPLA4S 10J&2
253 - 9-:x'r- 2.&
r
R-evt
Day, Ju C f r�144 p
2,d.3 - -S;0 002
/nAM G
Cori iz �� 0z0vrI2-4aA
Ito
it Ito
It-L.
�2 D
�- 1\I O /V1NK:Tfc `l�
► / V.J _
ZDCo -�(� �j' Z3 0
Page 1 of 1
0 � . ? yjek�
http://gismaps.kingcounty. gov/arcgis/rest/directories/arcgisoutputIPrintingIPrintingService... 6/20/2017
CITY OF
Federal Way
June 12, 2017
Mr. Joseph Donahou
Donahou Design Group Architects LLC
8383 158th Avenue NE, Suite 250
Redmond, WA 98052
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
FILE.
Re: File #17-102705-PC; PREAPPLICATION CONFERENCE SCHEDULED
Center Plaza - Fire Damage Rebuild, 2004 South 320th Street, Federal Way
Dear Mr. Donahou:
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee and a meeting with the
project applicant has been scheduled as follows:
9:00 a.m. — Thursday, June 22,, 2017
Hylebos Conference Room
Federal Way City Hall, 2nd Floor
33325 811, Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend
the meeting as this will be the only notice sent by the department. If you have any questions regarding the
meeting, please contact me at staceV.welshgritvoffederalu+ay.carn, or 253-835-2634.
Sincerely,
+1A� 1-/6".
Stacey Welsh, AICP
Senior Planner
c: NWCC Center Plaza, LLC, 1402 Fast Pike Street, Seattle, WA 98122
Doc. I.D. 76026
File 17-102705-00-PC
Stacey Welsh
From: Robert Hansen
Sent: Thursday, June 08, 2017 4:22 PM
To: 'Joanna Barnhart'; Mark McDonald
Cc• Brian Davis; Stacey Welsh
Subject: RE: Meeting - Initial Center Plaza Rebuild
Mark;
In regards to our visit this morning, I have briefly obtained response from those most likely to be involved in the DRC
meeting that we have scheduled for internal discussion for next Thursday. When talking to our Plans Examiner, showing
him the site plans that have been submitted for pre -application review, he indicated that new plans submitted and
project proposal would have to meeting all 2015 IBC, IFC, UPC IMC and 2017 IMC codes before they would be
approved. You would have to probably provide a more precise drawing of what is being proposed to obtain specific
answers to questions. Assuming that the replacement uses would be similar to the uses destroyed by the fire at Center
Plaza, the Examiner indicated the entire building would have to be sprinkled and new fire construction standards would
have to be met. Other factors would have to be taken into consideration if a restaurant became a use(s) in the new
building.
I also discussed the issue to Public Works and found that because you are replacing a structure destroyed by fire, and
that the building is non -conforming in relation to storm systems, you would not have to meet storm water requirements
for the entire site per Section 19.30.200 of the Federal Way Revised Code.
I hope this addresses the concerns you expressed this morning. We have an internal pre -application next Thursday and
a Pre -application meeting scheduled with you scheduled for the 22nd.
Robert "Doc" Hansen
Planning Manager
Community Development Department
33325 8th Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2643
www.cityoffederalway.com
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: 6-9-17
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
FROM: Stacey Welsh, Senior Planner f
FOR DRC MTG. ON: 6-15-17 - Internal
6-22-17, 9:00 - with applicant
FILE NUMBER(s): 17-102705-00-PC
RELATED FILE NOS.: None
PROJECT NAME: CENTER PLAZA - FIRE DAMAGE REBUILD
PROJECT ADDRESS:
PARCEL NUMBER
ZONING DISTRICT:
2004 S 320TH ST
092104-9297
CC-C
PROJECT DESCRIPTION: Request for feedback on reconstruction of a building
destroyed by fire.
PROJECT CONTACT: Donahou Design Group Architects LLC
8383 158th Ave NE Suite 250
Redmond, WA 98052
MATERIALS SUBMITTED: Master Land Use Application
Site Plan
Survey
RECEIVED
Y h' MASTER LAND USE APPLICATION
JUN 0 6 2017 DEPARTMENT OF COMMUNITYDEVELOPNIENTSERVICES
'`•
�7x 33325 8'1' Avenue South
CITY OF CITY OF FEDERAL WAY Federal Way, WA 98003-6325
I W vx.2i' , COMMUNITY DEVELOPMENT 253-835-2607; Fax 253-835-2609
FiFe dr.0 ` %yww.eitvofrederalway.com
APPLICATION NO(S) op'(-7 v S =C Date
Project Name (AA.Lv Nk-ZA
Property Address/Location 9e- �7�0 _ _- ��1 �Ve • 7 _
Parcel Number(i) A.
Project Description
?LEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SERA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
6G+G Zoning Designation
Comprehensive Plan Designation
'713D Value of Existing Improvements
_Tb2_Value of Proposed Improvements
htternational Building Code (IBC):
M." Occupancy Type
Construction Type
Applicant l
Nanrle: DUVI 6, �5� �� �T'C� Lv.,,
Address: M83 t5gP Nt +lJG 'a;M 2-50
CitylState: PJGN�,IA x t 11V4 "dPq
Zip: 160 �
Phone: +���'�. Q lob
'T +
Fax: 1
Email: CIO C di •�V�c'{ I1 c s • cv►�•..
Signature:
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name:
Address: A-0Z
City/State: oIpt`1"L-�
Zip: ci's 1 tz,
Phone: 2LA., 3" I r 3 7
Fax: L (v Z_,?5 Cjl'ti1
Email: - 1 t�.a,t- -5`'-�,,-=1 • L.!- . C
ulletin #003 - January 1, 2011 Page 1 of 1 k:\Handouts\Nlaster Land Use Application