06-102420CITY OF
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Federal Way
June 21, 2006
Morris Stafford AIA
The Loggia Group PLLC
3800A Bridgeport Way West, Suite 2
University Place, WA 98466
FILE
CITY HALL
33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Re: File #06-102420-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Avanti NW Building, 29404 Pacific Highway South, Federal Way, WA
Dear Mr. Stafford:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held June 8, 2006. 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 Utility District and South
King Fire and Rescue. Some sections of the Federal Way City Code (FWCC) 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 FWCC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Deb Barker, 253-835-2642, deb.barker@cityoffederalway.com. 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
Preapplication to replace an existing commercial building and a single-family house converted as a
business with a new, commercial 11,000 square -foot building with 38 parking stalls to be constructed in
two phases. Access will be from Pacific Highway South and via easement to 181' Avenue South. 'There
are two existing legal lots of record.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for 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.
MT.. Aord 4
Page 2
June 21, 2006
Public Works Traffic Division
1. A Transportation Impact Analysis (TIA) report is required in order to assess project impacts
and determine traffic and safety mitigation measures.
2. Street frontage improvements and right-of-way dedication are required along SR99.
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 (Deb Barker, 253-835-2642, deb.barker@cityoffederalway.com)
Zoning, Use, and Review Process — The zoning of the site is BC (Community Business). The BC
zoning district permits office uses pursuant to Federal Way City Code (FWCC) Section 22-751
(enclosed).
The construction of the new 11,000 square feet of office or retail uses requires Process III Review,
Project Approval. Under Process III, the Director of Community Development makes a written
decision on the application based on criteria listed under FWCC Section 22-364. A development
submittal checklist and master land use application are enclosed along with applicable code sections.
Building permits are issued after Process III approval is granted.
2. State Environmental Policy Act (SEPA) — Demolition and construction •. of structures in excess of
4,000 square feet, or the creation of more than 20 parking stalls are subject to SEPA review. As
proposed, the project requires SEPA review. An environmental checklist that includes both the
construction and demolition proposal must be submitted and reviewed prior to the City issuing an
environmental threshold determination. All property owners within 300 feet of the site are notified
of that decision. The notification includes a 15-day comment and 14-day appeal period. SEPA
review must be concluded before the site plan approval and any other applicable land use review
may be granted.
3. Fees — The proposal to develop the project requires the following fees: Process III review $2,071.50
(includes fire review fee) and SEPA environmental determination review as part of project $832.50
(includes fire review fee). Additional fees are associated with City and district regulations and
permits. Building permits must be obtained before any work commences.
4. Public Notice — Process III and SEPA applications require public notice and must be accompanied
by a total of two sets of stamped mailing envelopes, prepared in accordance with the City's
requirements.' Both sets shall be addressed to all owners of real property located within 300 feet of
site boundaries. In accordance with the City's procedures, all envelopes must contain the
Department of Community Development Services return address, (PO Box 9718, Federal Way, WA
98063-9718) and a paper list of addressees must be submitted along with the envelopes in addition to
an assessors map with the 300-foot boundary depicted. Mailing information should be current and
accurate in order to avoid having to verify the mailing list and re -mail any notices, thereby affecting
project review time frames.
See the City handout titled Obtaining Mailing Labels.
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Nonconformance - FWCC Chapter 22, Article IV (enclosed), establishes when and under what
circumstances nonconforming aspects of a use or development must be brought into conformance
with the zoning code. In the case of the subject site, the two existing buildings were constructed
prior to City incorporation and contain several nonconforming elements, including nonconforming
front yard setbacks, nonconforming perimeter and interior parking lot landscaping. With the
proposed expansion and the new value added, nonconforming elements must be brought up to
current code standards as noted below.
Under FWCC Section 22-334(3)(a), when there is an increase in gross floor area through an
addition of new floors or enlargement of the existing building footprint, the applicant shall comply
with all development regulations in effect at the time the expansion is proposed. Please be advised
that the demolition of a nonconforming structure does not vest a nonconforming building, and as
discussed at the meeting, any new improvements are required to meet the FWCC.
6. Setback Requirements — There are no minimum front, rear, and side setback requirements for the
retail uses according to FWCC Section 22-751. However, minimum structural and parking area
setbacks are dictated by the minimum perimeter landscape setbacks, which in this case is a minimum
five feet along all perimeter property lines. Please note that under note #5 of FWCC Section 22-751,
any building within 100 feet of a residential zone is required to be setback a minimum of 20 feet
from the property line. Zoning east of the subject site is multi -family. Therefore, a 20-foot rear
setback applies to the east property line; all other setbacks shall be a minimum of five feet.
7. Building Height — The height of the building allowed by the FWCC is 35 feet above average
building elevation. However, under note #5 of FWCC Section 22-751, any building within 100 feet
of a residential zone is required to be no taller than 30 feet. The proposed building is located
approximately 80 feet from an adjacent residential zone, and the rear or east elevation is subject to
this requirement. Elevations submitted on June 5, 2006, depict the east elevation at 34 feet; in excess
of the 30 feet maximum. The west elevation meets the intent of the FWCC. The formal application
must demonstrate how the height requirement is met.
8. Parking Requirements — One parking stall for each 300 square feet of gross floor area is required for
retail uses per FWCC Section 22-751. In the case of the 11,100 square -foot building, 37 stalls would
be required. There are 38 parking stalls proposed with the application. Standard parking stall sizes
are 8'/2 by 18 feet; compact parking stalls are 8 by 15 feet. Up to 25 percent of the required spaces
may be compact stalls. A parking stall/drive aisle chart is enclosed. Proposed parking stalls include
head in and parallel parking.
9. Landscaping — A preliminary landscape plan prepared by a licensed landscape architect in
accordance with FWCC Chapter 22, Article XVII, "Landscaping" (enclosed), is required as part of
the Process III submittal. The landscape plan must depict the following landscape information:
a. Perimeter Landscaping — FWCC Section 22-1566(f), "Community Business," requires Type III
landscaping a minimum five feet in width along the front, side, and rear property lines, unless
adjacent to a residential zone as in the case of the subject site; then 15 feet of Type I
landscaping is required. In addition, enhanced perimeter landscaping must be provided to
screen parking stalls from the right-of-way and residential uses. A preliminary landscape plan
must depict these requirements. Type III landscaping is a mixture of evergreen and deciduous
trees interspersed with large shrubs and groundcover to create a partial visual buffer to separate
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uses from the street and soften the appearance of parking areas and building elevations. The
Type III landscape area is missing from the west property line.
b. Interior Parking Lot Landscaping — Twenty square feet of interior lot landscaping per parking
space must be provided for parking lots up to 49 stalls in accordance with FWCC Section 22-
1567(b)(1)(a)(i), or 760 square feet for 38 parking stalls. Parking lot landscaping is to break up
large areas of impervious surfaces, mitigate adverse impacts created by vehicle use areas,
facilitate the movement of traffic, and improve the physical appearance of vehicle use areas.
Type IV landscaping is required at the ends of all rows of parking and disbursed throughout the
interior parking area. Type IV landscaping consists of trees, shrubs, and groundcover to provide
visual relief and shading.
Only one interior parking lot landscape island is proposed at the subject site, and it is unknown
how this requirement is met. The square footage of interior lot landscaping must be listed on
the landscape plan, and the interior landscape areas used for this calculation must be identified
on the plan.
c. Parking Area Screening — As noted above, parking areas abutting Pacific Highway South and
the adjacent residential zone must be screened from the right-of-way with either a three -foot -
tall berm installed within the perimeter landscaping, architectural features, or substantial
plantings added to the landscaping in accordance with FWCC Section 1567(e)(1).
-d. Significant Trees — The FWCC defines significant trees as 12 inches in diameter or 37 inches in
circumference, measured 4%2 feet above the ground, in good health, and not detrimerital to the
community. Significant trees do not include red alder, cottonwood, poplar, or big leamaples.
There are a number of trees on the subject site that meet the definition of significant trees.
Removal of more than 75% of the significant trees shall require tree replacement pursuant to
FWCC Section 22-1568(1)(a). A tree retention plan pursuant to FWCC Section 22-1568(2)
through (6) shall be submitted with the formal application.
e. Plant Species — With the exception of lawn areas, at least 25 percent of new landscaping
materials shall consist of drought tolerant species. The preliminary plan should indicate how
this requirement is satisfied.
f. Screening of Blank Walls & Foundation Landscaping — Building walls which are uninterrupted
by windows, doors, or other architectural features; that are 240 square feet in area or greater;
and are not located on a property line, must be screened by landscaping including trees, shrubs,
and groundcovers appropriate for the area per FWCC Section 22-1564(u). Foundation
landscaping is also encouraged.
g. Easement — The ingress/egress easement located on an adjacent property is not subject to the
landscape chapter.
h. Modifications —FWCC Section 22-1570 outlines the landscape modification options and__
criteria. Please refer to this section for specific information.
10. Design Guidelines —Projects subject to Process III review must comply with the provisions of
FWCC Chapter 22, Article XIX, "Community Design Guidelines". It is the applicant's responsibility
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to demonstrate how all design guidelines have been satisfied. Additional meetings to discuss design
issues are encouraged. Below is a brief list of the major design issues relating to this project.
a. BC zoning district guidelines in FWCC Section 22-1638(a)(2) require that entrance facades
shall front on, face, or be clearly recognizable from the right-of-way and should incorporate
windows and other methods of articulation. Elevations were submitted on June 5, 2006. The
west elevation depicts two separate entrances into the building. These entrances front onto
Pacific Highway South and meet the intent of code. However, the depicted entrances are
inconsistent with entrances identified on the floor plan. It is recommended that the entrance to
Suite 102 be located along the west as well as the south fagade. Refer to this section for other
district guidelines applicable to this project.
b. Building walls over 60 feet in length and visible from the right-of-way shall incorporate specific
fagade and modulation options. However, as the fagade facing the right-of-way does not exceed
60 feet in length, this is not applicable to the project.
c. Articulation of blank walls over 240 square feet on all sides of the building is required as
outlined in FWCC Section 22-1635(c).
d. Accessible pedestrian connections from the sidewalk to the buildings shall be provided and
delineated by separate paved routes pursuant to FWCC Section 22-1634(d). The proposed
location of the pedestrian access to the right-of-way meets the FWCC. A pedestrian corridor. to
the 18ffi Avenue South right-of-way should also be provided.
e. Additional design guideline elements include pedestrian related amenities such as seating and
bicycle racks. It is suggested that seating be built into the ramps and retaining walls associated.
with the multi -level development.
f. Crime Prevention through Environmental Design (CPTED) — Pursuant to FWCC Section 22-
1630, CPTED standards will be applied during project review. A CPTED checklist (enclosed)
must be completed and submitted with the Process III application.
Exits on the east elevation are inconsistent with the floor plan.
11. Project Phasing — The formal application shall identify proposed phasing timelines, and shall depict
individual phased components on each elevation and plan page, and within the subject site. Each
portion of the phased project shall be required to meet the intent of FWCC. For example, Phase I,
located in the middle of the site, shall be required to fully meet the intent of the FWCC including
development standards, landscaping, and compliance with community design guidelines.
12. Solid Waste and Recycling Storage — FWCC Section 22-949 (enclosed) requires solid waste and
recycling storage areas to be included in all new commercial developments. There are no solid
waste, recycling storage, and/or garbage receptacle areas depicted on the site plan. Please contact
Federal Way Disposal at 253-939-9647 regarding the sizing and approved location of refuse areas.
FWCC Sections 22-949 and 22-1564(d) provide standards for design, placement, sizing, and
screening of garbage receptacles, dumpsters, and storage areas. The enclosure must be screened with
landscaping per FWCC Section 22-1561. Refer also to comments by the Public Works Department.
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13. Rooftop Appurtenances — FWCC Sections 22-960 and 22-1047 (enclosed) provide standards for
screening of rooftop appurtenances. The site plan submittal should contain a statement of proposed
rooftop elements, and they should be depicted on the elevation drawings.
14. Lighting and Mechanical Equipment —The formal application must depict the location of ground or
building mounted fixtures as well as roof or ground mounted mechanical equipment. Lighting
fixtures are not allowed within required landscape islands.
15. Signs — FWCC Chapter 22, Article XVIII regulates signage on the site. In general, one monument or
pedestal free standing sign is permitted in addition to wall mounted signs. A sign permit is required
before any signage is installed. In addition, no new sign permits will be issued until the billboard,
which is not permitted within the City, is removed from the subject site. Sign permit information is
enclosed.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732,
ann.dower@cityoffederalway.com)
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 1998 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 1998
KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use
site plan submittal; a preliminary Technical Information Report (TIR), addressing the relevance of
the project to the eight core and five special requirements of the KCSWDM will be required. A
Level 1- downstream analysis shall also be provided in the preliminary TIR. The City has 1" = 100',
five-foot contour planimetric maps that may be used for basin analysis.
2. The project lies within a Level 1 flow control area, thus the applicant must design the flow control
facility to meet this performance criteria. The project also lies within a Basic Water Quality Area.
Water Quality Treatment shall be designed to meet the treatment criteria of the Basic Water Quality
Menu.
In addition to the KCSWDM, our initial review suggests that FWCC Section 22-337,
"Nonconforming Water Quality Improvements" applies to this site. Specifically, the following items
may be applicable:
La. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
Lb. 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;
l .g. Redevelopment, other than normal maintenance or other than the tenant improvements, but
including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50
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percent of the assessed or appraised value (whichever is greater) of the structure or improvement
being redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must
be from a source acceptable to the City. The Director may require the applicant to provide an
appraisal from a second source acceptable to the City if the assessed valuation appears to be
inaccurate or inappropriate. If more than one appraisal is provided by the applicant or required by
the City, the greater of the two amounts shall be used. For purposes of this determining value under
this section, improvements required pursuant to FWCC Sections 22-334 (nonconforming
development), 22-336 (street/sidewalk improvements), 22-337 (nonconforming water quality
improvements), and 22-1473 (street/sidewalk improvements) shall not be counted towards the 50
percent threshold which would trigger application of this subsection;
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 Basic Water
Quality Menu provided in the KCSWDM.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
5. Detention and water quality facilities for commercial developments outside the City Center Core
must be above ground (i.e. open pond). Underground facilities are allowed only with approval from
the City of Federal Way Stormwater Management Division.
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
Right -of -Way Improvements
See the Traffic Division comments from Maryanne Zukowski P.E., Senior Traffic Engineer, for
traffic related items.
2. Based on available records and the submitted materials, it appears that this proposal meets the 25
percent threshold criteria for requiring street frontage improvements as identified in the Federal Way
City Code (FWCC) Section 22-1473. The applicant/owner may submit an MAI appraisal for the
subject property, or King County Assessor's records may be used. Development Services Division
will evaluate this data to determine if the project actually meets the City's 25 percent threshold for
requiring street frontage improvements.
3. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
4. All stormwater treatment and detention requirements outlined above will be applied to new
impervious area within the public right-of-way.
5. A Public Works project is planned for Pacific Highway South. Any utility connections within the
public right-of-way must be coordinated so that they do not interfere with the project. Open cutting
within the public right-of-way will be prohibited for a minimum of five years after the City project is
complete.
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Building (or EN) Permit Issues
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 $730.00 for the first 12 hours of
review, and $61 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 Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at www.cityoffederalway.com to
assist the applicant's engineer in preparing the plans and TIR.
The applicant shall provide a geotechnical report that addresses design pavement thickness for the
roadways.
4. Bonding is required for all improvements associated with the project. The bond amount shall be 120
percent of the estimated costs of the improvements. An administrative fee deposit will need to
accompany the bond to cover any possible legal fees in the event the bond must be called. Upon
completion of the installation of the improvements, and final approval of the Public Works
Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year
maintenance period.
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.
6. 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.
Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final
approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent
black ink. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not
permitted on engineering plans.
8. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per
Appendix D, 1998 KCSWDM, must be shown on the engineering plans.
The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
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PUBLIC WORKS TRAFFIC DIVISION (Maryanne Zukowski, PE, 253-835-2742,
maryanne.zukowski@cityoffederalway.com)
Transportation Impact Analysis
Based on the Institute of Transportation Engineers Trip Generation 70, Edition and based on
discussions with the applicant and the submitted materials, the project is expected to generate more
than 10 new weekday evening peak hour trips onto the nearest key intersection. Therefore, a
Transportation Impact Analysis (TIA) report is required for this proposal.
Please note there is no vesting of trips as the building date predates SEPA vesting. The following
assumptions were used in calculating the estimated trips:
5362 SF Medical/Dental Office LUC 720
5662 SF Specialty Retail for Nextel Dealer/Heath Care Supplier LUC 814
*The square footage of the bottom floor was assigned to Specialty Retail.
2: FWCC Section 22-1475 authorizes the requirement of Transportation Impact Analyses to identify
transportation impacts of development and identify appropriate mitigation measures. The applicant
would be expected to contribute pro=rata shares towards TIP projects impacted by 10 or more peak
hour trips. Mitigation improvements necessary beyond those identified in the TIP to meet the City's
adopted level -of -service standard are required to be provided by the applicant to meet concurrency
requirements of the Growth Management Act. -
Street Frontage Improvements
3. Based on available records and the submitted materials, it appears that this proposal meets the 25
percent threshold criteria for requiring street frontage improvements as identified in Section 22-
1473.
4. Per FWCC Section 22-1474, the applicant/owner would be expected to construct street
improvements consistent with the planned roadway cross -sections as shown in Map 1II-6 of the
FWCP and Six -year Transportation Improvement Program (TIP). Based on the materials submitted,
staff conducted a limited analysis to determine the required street improvements in meeting the
FWCC. Based on the analysis and FWCC, the applicant would be expected to construct
improvements on the following streets to the City's planned roadway cross -sections:
SR-99 is planned as a Type "A" street, consisting of a 90-foot street with curb and gutter, six-
foot planter strips with street trees, eight -foot sidewalks, and street lights in a 124-foot right-of-
way (ROW). Assuming a symmetrical cross section, 12-foot right-of-way dedication and half
street improvements are required and should be measured from the street centerline. The
approved project design as modified by City Council and currently scheduled for construction
calls for 117 feet of right-of-way and 86 feet of pavement, requiring nine feet of right-of-way.
The following additional TIA guideline information applies to this project for prorata share
contributions and the SR99 projects currently on the six -year TIP proceeding with design and
construction:
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"All improvements shall meet current City standards. Developments impacting City projects as shown in
the City's current Six -Year Transportation Improvement Program by 10 or more peak hour trips shall
either provide the project or pay a pro-rata share of the project, calculated as the number of new peak hour
trips generated by the development divided by the estimated total peak hour traffic volume at the time that
phase of the development is completed. If a project has been deemed to be fully funded by the Public
Works Director, the pro-rata share will be calculated based on the design engineer's current cost estimate
subtracting funding from federal and state grants. If frontage improvements are also provided on a TIP
project, the cost of the frontage improvements provided by the development would be subtracted from the
cost of the TIP project before calculating pro-rata share of mitigation for off -site improvements. If the
development's impacts on a TIP project vary within the TIP project, depending on the operational or
safety issue the TIP project is intended to resolve, pro-rata shares may be calculated separately for each
segment that is impacted differently by dividing the cost of the TIP project on a per -lineal -foot basis."
5. Per FWCC Section 22-1477, the applicant may make a written request to the Public Works Director
to modify, defer, or waive the required street improvements. Information about right-of-way
modification requests are available through the assigned planner. Such requests have a set review
fee.
SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robv - cityoffederalway com)
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior collection containers. The following exterior trash
enclosure parameters will accommodate most solid waste and recycling needs: Clear interior
dimensions measuring 10' deep by 18' across, with a single two -door swinging gate spanning across
the front of the enclosure. When the gate is opened, no structure or hardware is allowed above grade
across the enclosure opening. Gate pins/holes are preferred in positions for closed gates and holding
gates open for service access.
• User access to interior waste and recycling storage areas/containers, and to exterior containers
screened by enclosure(s).
• Unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure
openings.
• Landscaping, setbacks and screening requirements [based on FWCC Section 22-1564 (d) & (e)].
• Note that larger -scale commercial or multi -family developments may see long-term savings from the
use of on -site solid waste compaction equipment. This equipment may require larger enclosures,
defined overhead clearance, and consideration of power utility access and drainage management.
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: John Davis — Senior Route Manager, at 206-786-
4530 (cell).
BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com)
International Building Code (IBC), 2003 edition
Washington State Amendments WAC 51-40*
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International Mechanical Code (IMC), 2003 edition
Washington State Amendments WAC 51-42*
Uniform Plumbing Code (UPC), 2003 edition
Washington State Amendments WAC 51-46 & WAC 51-47*
International Fire Code (IFC) 2003
Washington State Amendments*
National Electric Code (NEC), 2005 edition
Accessibility Code ICC/ANSI Al 17.1-2003
Washington State Energy Code WAC 51-11*
Washington State Ventilation and Indoor Air Quality Code WAC 51-13*
*Current State Amendments are dated: July 1, 2004
** As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch
circuits serving sleeping rooms in dwelling units (R-1's).
Building Criteria
Occupancy Classification: M and B
Type of Construction: proposed V-B and III-B
Floor Area: 9860 without stair three, with stair three 9933
Number of Stories: 2
Fire Protection: fire alarm system required
Wind/Seismic: Basic wind speed 85 Mph, Exposure_, 25# Snow load, Seismic Zone D-1
A complete building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at: www.cityoffederalway.com.)
Submit five sets of drawings and specifications. Specifications shall include: x Soils report
x Structural calculations x Energy calculations x Ventilation calculations. Note: A Washington State
Registered architects stamp is required for additions/alterations (new or existing) of 4,000 gross floor area
or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW).
Submit N/A copies with King County Health Department approval stamp for all projects that include
food service facilities, septic systems or other elements within the project that require health department
approval.
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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.
Review Timing
The first comment letter can be expected within six to eight weeks of submittal date. Re -check of plans
will occur in one to three weeks after re -submittal.
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 Community Development Services.
Federal Way has an expedited review process. Information is available at our front counter.
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, Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of
Occupancies.
All construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, all subs, the general or representative, 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 Department and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
• At least one accessible entrance shall connect each level (i.e. ramps or by an elevator IBC 1104.4).
• Please see requirement for accessible means of egress IBC 1007. When two exits are required they
shall both be accessible.
■ Stair three shall be included in the gross floor area of the building. See IBC table 1004.1.4 and
IBC1002 definition of floor area. The building is very close to 10,000 sq ft which then would require
sprinkler system to be installed.
• Separate demo permit required.
• All egress components shall not be blocked during phased construction.
• Per IBC table 503 the maximum number of floors for a type V-B building not sprinkled with an M
occupancy is one floor. The application details a two-story building as V-B construction.
06-102420 Doc ID 36468
Mr. Stafford
Page 13
June 21, 2006
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org)
Water
• A preliminary review of the application indicates that a Developer Extension Agreement will be
required if additional hydrants or other fire protection system are required or indicated. To date, the
owner/applicant has not submitted either a Pre -Application, Pre -Design, or Developer Extension
Agreement application to Lakehaven. Lakehaven emphasizes that owners/applicants should apply
separately to Lakehaven for one of the above processes early in the pre-design/planning phase to
avoid delays in the overall development process. Further detail and/or design guidance and
requirements regarding water and sanitary sewer facilities will be provided only after the
owner/applicant has submitted the appropriate application to Lakehaven.
• Lakehaven recommends that any new mainline facility or service connections required be installed
prior to final asphalt paving for the Pacific Hwy South improvement project.
Sewer
• Existing sewer service abandonment/protection will be required for any on -site building demolition.
Please contact Lakehaven for further information regarding this issue.
■ A side sewer permit will be required for any new connection to the sanitary sewer system or any
modification to the existing side/building sewer, in accordance with standards defined in
Lakehaven's current'Fees and Charges Resolution'. Minimum slope for gravity side/building sewers
is 2%. In addition to all other side sewer installation standards, installation of a Type 1, 48"
monitoring manhole is required on the private building sewer line for all non-residential connections.
• Lakehaven recommends that any new service connections required be installed prior to final asphalt
paving for the Pacific Hwy South improvement project.
General
■ For any proposed change or increase in usage beyond the level of the water and/or sewer system
capacity previously purchased for the property(ies), Lakehaven researches prior system capacity
charges paid, if any, and evaluates the subject property(ies) for the existence of any available credits
and determination of a capacity 'base level' for the subject property(ies). For any new or modified,
non-residential connections sought after December 31, 2004, Lakehaven will assess additional
Capital Facilities Charges (CFC) to property owners, where increased usage of the water and/or
sewer systems beyond the property's 'base level', including increases attributable to usage associated
with existing service(s), is indicated based on owner's submittal of estimated water consumption
figures. Additionally, Lakehaven will levy, and the owner shall pay, a capacity rental charge for
capacity utilized, based on water consumption records, during a usage monitoring period (not to
exceed five years) above the level of capacity available following payment of any additional CFC.
The owner has the option to make full purchase of any system capacity deficit at any time.
• All comments herein are valid for one (1) 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.
06-102420 Doc ID 36468
Mr. Stafford
Page 14
June 21, 2006
SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org)
Water Supplies for Fire Protection
The required fire flow for this project is 1125 gallons per minute.
A Certificate of Water Availability shall be provided indicating the fire flow available at the site.
This project will require one fire hydrant(s). Existing fire hydrants on public streets are 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.
Fire hydrant locations are subject to the approval of the Fire Marshal or his/her designee.
When exposed to vehicular damage, fire hydrants shall be suitable protected.
Fire hydrants shall be in service PRIOR to and during the time of construction.
Fire Apparatus Access Roads
Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior
wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by
an approved route around the exterior of the building or facility.
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system,
these provisions may be modified by the chief.
Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to
construction.
Fire apparatus access roads shall meet the requirements of South King Fire and Rescue Administrative Policy
Guideline No. 10.006.
Designated fire lanes may be required for emergency access. This may be done during the plans check or
after the facility is in operation.
Fire apparatus access road gates shall comply with South King Fire and Rescue Administrative Policy
Guideline No.10.003.
Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of
construction.
Fire -Extinguishing Systems
Plans and specifications for automatic fire -extinguishing systems for the protection of commercial -type
cooking equipment shall be submitted to the fire department for review and approval prior to installation.
Three (3) sets of plans and specifications for automatic fire -extinguishing systems, standpipes and their
appurtenances shall be submitted to the fire department for review and approval prior to installation. Plans
shall be drawn to an indicated scale, on sheets of uniform size, with a plan of each floor, and shall show those
06-102420
Doc ID 36468
Mr. Stafford
Page 15
June 21, 2006
items listed in Chapter 14 of NFPA 13 that pertain to the design of the system. Sprinkler plans shall bear a
Washington State Certificate of Competency stamp.
An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire flow
or where the total floor area included within the surrounding exterior walls on all floor levels, including
basements, exceeds 10,000 square feet. Fire walls shall not be considered to separate a building to enable
deletion of the required automatic fire -extinguishing system. (FWCC Chapter 8, Article 11, Division 4)
The automatic fire -suppression system shall be connected to the fire alarm system (last zone) in all buildings
having an automatic fire detection 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 department connections shall comply with South King Fire and Rescue Administrative Policy
Guideline No.10.002.
Automatic Fire Detection System
An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor
area. This fire detection system shall be monitored by a central and/or remote station conforming to the
current requirements of the National Fire Protection Association standards and/or the fire chief or designee.
(FWCC Chapter 8, Article H, Division 4)
Where sprinklers are omitted from an area above suspended ceiling or other concealed space because of
non-combustible .construction, heat detection shall be installed in the space.
Fire Department Access to Buildings
Exterior doors and openings required by the International Building Code and/or the International Fire Code
shall be maintained readily accessible for emergency access by the Fire Department.
Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be
plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their
background. Numbers shall be a minimum of six (6") inches in height.
When access to or within a structure or an area is unduly difficult because of secured openings or where
immediate access is necessary for life-saving or firefighting purposes, the chief is authorized to require a key
box to be installed in an accessible location. The key box shall be of a type approved by the chief and shall
contain keys to gain necessary access.
THESE FIRE DEPARTMENT COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND
ONLY FOR THE PLANS REVIEWED.
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
06-102420 Doc ID 36468
Mr. Stafford
Page 16
June 21, 2006
does not vest any future project application. Comments in this letter are only valid for one year as per
FWCC Section 22-1657.
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 FWCC 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.
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, Deb
Barker, 253-835-2642. We look forward to working with you.
Sincerely,
k�-
Deb Barker
Senior Planner
enc: Sign in sheet
Lakehaven <<06-102420-00-PC.pdf>>
Handout; "Process IIP'
Process III checklist .
Environmental (SEPA) Checklist
Mailing Label Handout
FWCC § 22-751, "Office/Retail," BC Use Zone Chart
FWCC Chapter 22-1, "Definitions"
FWCC Chapter 22, Article VXII - Landscaping
FWCC Article XIX - Community Design Guidelines
FWCC Article IV - Nonconformance
Parking stall chart
FWCC Section 22-949 Garbage and Recycling
FWCC Sections 22-960 and 22-1047 Rooftop and screening
c: Maryanne Zukowski, Senior Traffic Engineer
Ann Dower, Engineering Plans Reviewer
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire
06-102420 NOD 36468
A�kCITY OF
Federal
June 29, 2006
Morris Stafford AIA
-) FIL E
CITY HALL
33325 8th Avenue South • PO Box 9718
y Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
The Loggia Group PLLC
3800A Bridgeport Way West, Suite 2
University Place, WA 98466
Re: File #06-102420-00-PC, PREAPPLICATION CONFERENCE COMMENT
Avanti NW Building, 29404 Pacific Highway South, Federal Way, WA
Dear Mr. Stafford:
The purpose of this letter is to forward the comment from the City's Traffic Engineer regarding
the proposed retail/office development.
Public Works Traffic Division, Marvanne Zukowski,
The applicant is advised that there is a typo in the preapplication summary letter dated June 21,
2006 under the Traffic Section. Cary Roe, the City's Public Works Director, has vested the trips
for this building as will be submitted by the applicant's engineer for the existing business
permits.
Should you have any questions, please contact Maryanne at 253-835-2742 or myself at 253-835-
2642.
Sincerely,
Deb Barker
Senior Planner
cc: Maryanne Zukowski
Ken Miller
Ann Dower
Doc. I.D. 37045
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC)
Name
1. - r-c3W O-�
2. F M('IAA; s
4.
Preapplication Conference Sign In Sheet
Avanti NW Building Prea lication
06-102420-00-PC
June 8, 2006
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Federal Way
May 23, 2006
Morris Stafford, AIA
The Loggia Group PLLC
3800A Bridgeport Way West, # 2
University Place, WA 98466
CITY HALL
33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
RE: File #06-102420-00-PC; PREAPPLICATION CONFERENCE MEETING
Avanti NW Building, 29404 Pacific Highway South, Federal Way, WA
Dear Mr. Stafford:
The above -referenced proposal has been assigned to me as project planner. At this time, the application
and preliminary site plan have been routed to the members of the Development Review Committee. A
meeting with the project applicant and Development Review Committee has been scheduled as follows:
Thursday, June 8, 2006 —11:00
Hylebos Conference Room
City Hall, 2pd Floor
33325 8`h Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Let me know if you will have more than five people attending the
preapplication meeting so we can make arrangements for a larger room. This is the only notice sent out,
so please coordinate directly with anyone else you would like to attend the meeting. Please call me at
253-835-2642 if you have any questions.
Sincerely,
Deb Barker
Associate Planner
06-102420 Doc LD. 36458
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: May 22, 2006
TO: Will Appleton, Development Services Manager
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Greg Brozek, South King Fire and Rescue
FROM: Deb Barker
FOR DRC MTG. ON: June 1, 2006 - Internal
June 8, 2006,11:00 - with applicant
FILE NUMBER(s): 06-102420-00-PC
RELATED FILE NOS.: None 00-102747-VO (Billboard violation)
PROJECT NAME: AVANTI NW BUILDING
PROJECT ADDRESS: 29404 Pacific Highway South
ZONING DISTRICT.- BC
PROJECT DESCRIPTION: Preapplication to replace existing commercial building and SF house with new
commercial building to be constructed in two phases. Access will be from PHS
and via easement to 18th Ave. So. Two existing tax parcels. Total square footage
11,100 with 37 parking stalls.
PW NOTE: Applicant has met with PW regarding PHS improvements.
PROJECT CONTACT:
Morry Stafford, AIA
The Logia Group PLLC
3800 A Brigeport Way W#2
University Place, WA 98466
(253) 564-1957
MATERIALS SUBMITTED: Site plan and Master land use application
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
CITY OF 33325 81Avenue South
Federal Way PO Box9718
Federal Way WA 98063-9718
CITY OF FEDEFIAL WAY 253-835-2607; Fax 253-835-2609
BUILDING DEPT. "'����,cit�offederalna�_com
APPLICATION No(S)��j �"� L _ Date
Project Name
Property Address/Location a c
Parcel Number(s) 3040200079,3040200081_
ep,4,41- t4V 7-
Project Description Replace existing building and house with new building in two phases to relocate displaced tenants. In conjunction
with street widening of Pacific Highway So.
PLEASE 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 (Directors Approval)
_Process H (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
—Process V (Quasi -Judicial Rezone)
Process VI SEPA
w/Project
_ SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information I
BC
Zoning Designation
Gw. 9146Comprehensive
Plan Designation
45L 0012
Value of Existing Improvements
, ry
Value of Proposed Improvements
International Building Code (IBC):
f or I
`` Z Construction Type
G1-izs
�C A0l4. 6ep, L4'1.,- $
+
Occupancy Type
Applicant
Name: Gary Johnson
Address: 8023 Portland Avenue
City/State: Tacoma, WA 98404
Zip: 98404
Phone: 253-405-4321
Fax: 537-0940
Email:
Signature:
Agent (if different than Ap e
Name: Architect Morris Stafford, AIA,
Address: 3800A Bridgeport Way W #2
City/State: University Place, Wa
Zip: 98466
Phone: 253-564-1957
Fax: 253460-1033, call
Email: cros cQlozeia.
Signature:
Owner
Name: Same as applicant
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
4/
The Loggia Group PLLC
Bulletin #003 - August 18, 2004 Page 1 of 1