93-100403CITY OFI'AC.--
ter......
33530 1ST WAY SOUTH FEDERAL WAY, WA 9800.3-6210
March 24, 1993
Gordon J. DeWaard
28815 Pacific Highway South
Federal Way, WA 98003
RE: PRE -APPLICATION #93-0011: DeWAARD OFFICE BUILDING
Dear Mr. DeWaard:
This letter follows up the pre -application conference on March 18, 1993, at which time City staff
discussed with project proponents the development requirements that will apply to the proposal.
Those comments are summarized below and/or enclosed with this letter. Copies of relevant
code sections and other informational material were provided to you at the meeting. Should you
have any questions, please contact the appropriate staff person as listed.
PLANNING DIVISION (Lori Michaelson Schill, 661-4019)
1. Land use permit requirements:
Site Plan Review (including landscape plan): fee: $577
State Environmental Policy Act (SEPA): fee: $367
Site Plan Review is decided administratively, and does not require a public hearing.
SEPA must be completed prior to issuance of site plan approval. However, site plan
review and SEPA will be conducted concurrently. You should allow a minimum of
ninety days for completion of these processes.
2. Offices and retail uses in Community Business (BC) zones must meet the following
requirements (refer to the Use Zone Charts provided you at the meeting):
a. Front yard setback: 20 feet
b. Side and rear yard setbacks: 0'
C. Lot coverage: 75 %
d. Maximum height of structure: 35 feet
e. Landscape category: D (City code requires that (22-1572(e) "if the subject
property contains more than one use, the applicant shall comply with the
buffering requirement that pertains to the use that is within the most stringent
landscaping category. ") See #4, below, for comments relative to landscaping
requirements.
Gordon DeWaard
March 24, 1993
Page 2 of 4
PLANNING DIVISION, continued
3. City Code (FWCC Section 22-1441) requires that "wherever feasible, the buildings on
the subject property should be located between the street and the parking area." This
provision would apply to a new building and not to the existing structure.
4. Landscape Buffer Standard 1 applies to the north property line, adjacent to the Saltwater
Park Apartments. This standard requires a fifty foot wide landscaped strip planted per
code requirements. Along the east property line, adjacent to the dental office, Buffer
Standard 3 applies, which requires a twenty foot wide landscaped strip. Along the south
and west property lines, a ten -foot landscaped strip will be required. However, as we
discussed, the new landscape ordinance will more than likely reduce these requirements.
Moreover, the applicant may request modifications to the buffer requirements in
accordance with the code sections provided you at the meeting.
5. Requirements for parking will be determined on the basis of the full proposal.
Generally, one parking stall should be provided per 200 square feet of general office
space, and 1 per 300 square feet of retail space. As we discussed, a reduction in total
parking is available when two or more uses share the same parking area, in accordance
with FWCC 22-1422: "The number of parking spaces that must be provided in a shared
parking area must be at least 90 percent of parking spaces required by this chapter for
all such businesses or uses that are open or generating parking demands at the same
time. "
6. A landscaped island or peninsula of the same dimensions as the adjacent parking stalls
must be provided for every eight contiguous parking stalls in a row, and between each
row of spaces and any adjacent driveway which runs perpendicular to the row. (FWCC
22-1444). (These requirements do not apply to any parking area that is under a
building.)
7. The site plan must show the location of dumpster and recycling facilities. These must
be screened from view by a solid, site -obscuring fence.
8. Any facade of a structure that -exceeds fifty feet in length must be modulated per the
requirements of the use zone chart provided you at the meeting. This requirement would
apply only to a new building, or a second story addition to the existing structure.
9. Sign Category E applies to retail use in this zone, and Category D applies to office use.
To discuss details with respect to signage requirements, contact Richard Cottage, 661-
4017.
Gordon DeWaard
March 24, 1993
Page 3 of 4
PUBLIC WORKS DEPARTMENT (Ron Garrow, 661-4137)
1. The site has been abandoned for longer than 180 days. Therefore, pursuant to non-
conformance provisions of FWCC 22-337(1), the proposal will be required to provide
treatment of stormwater runoff (FWCC 22-1198) and driveway setbacks from the
intersection of arterial streets (FWCC 22-1543), per #2 and #3, below.
2. Commercial driveways may not be located closer than 150 feet to any street intersection
or to any other driveway, whether on or off the subject property (FWCC 22-1543).
However, the existing southerly driveway, as measured from the north -south property
line (extended) to the center of the proposed driveway, is separated from the intersection
of Pacific Highway South and South 288th Street by approximately 69 feet. Therefore,
this driveway must either conform to this requirement, or modifications to the
requirement must be sought (refer to comment #6, below). If allowed to remain, this
driveway must be reduced in width to 30 feet to conform with FWCC 22-1542(2). The
westerly margin of the driveway shall be moved to accommodate this reduction.
3. The project must provide treatment of stormwater runoff prior to discharge from the site.
A biofiltration swale must be provided through which the runoff from the parking lot
shall flow prior to discharge. Roof runoff will not be required to be routed through this
Swale because it is considered to be clean water.
4. South 288th Street is slated for futurel:widening to five lanes. The current right-of-way
width is shown to be 30 feet north of the south section line of Section 33, Township 22
North, Range 4 East. However, fifty feet of right-of-way north of the section line will
be required to accommodate the widening. Therefore, to address the additional required
20 feet of required width the project must, at a minimum, dedicate 12 feet of the existing
site, and provide the City an easement for roadway purposes for the remaining 8 feet of
the necessary additional 20 feet.
5. Pacific Highway south must be improved full width including 42 feet of paved roadway,
as measured on each side from the centerline of the right-of-way, vertical curbs, gutters,
6 foot landscape strips, and 8 feet wide sidewalks. If inadequate right-of-way exists tc
provide these facilities, additional right-of-way must be dedicated as required.
6. Any proposed modifications, waivers or deferments of the above required street
improvements will be considered only upon receipt of a written request to the Public
Works Department, addressing the criteria provisions of FWCC 22-1477.
7. A traffic analysis will be required as part of environmental review, the scope of which
should follow the Traffic Impact Analysis Scoping Sheet, provided to you at the meeting.
Any questions concerning this analysis should be directed to Hann Lee, 661-4139.
Gordon DeWaard
March 24, 1993
Page 4 of 4
FEDERAL WAY WATER AND SEWER DISTRICT (Rick Gilmore, 941-2288)
COMMENTS ENCLOSED
BUILDING DIVISION (Dick Mumma, 661-4112)
COMMENTS ENCLOSED
FIRE DISTRICT #39 (Pat Kettenring, 839-6234)
COMMENTS ENCLOSED
As you know, the pre -application meeting is a preliminary review only, and does not take the
place of the required land use permitting process. If you have any questions in preparing a
formal submittal, please contact me or other staff person as appropriate.
Sincerely, i*',,zezz
Lori Michaelson Schill
Associate Planner
encl. Water & Sewer District comments
Building Division comments
Fire District comments
FWCC 22-1477
c: Kathy McClung, Land Use Administrator
Rick Gilmore, Federal Way Water and Sewer District
Ron Garrow, Public Works Department
Pat Kettenring, Fire District
Dick Mumma, Building Official
Hann Lee, Traffic Analyst
Richard Cottage, Code Compliance Officer
--
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102
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COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
DATE: February 22, 1993
PROJECT NAME: Pre -Application:
DeWaard Office Complex
PROJECT PLANNER: Lori Michaelson Schill, 661-4019
PLEASE RESPOND BY: March 11, 1993: Staff Review
March 18, 1993: Meeting with Applicant (9:00)
TYPE OF PERMIT(S) REQUIRED: Pre -Application
FILE NUMBER: PRE 93-0011
PROJECT ADDRESS: 28722 Pacific Highway South
PARCEL NUMBER: 332204-9119
PROJECT DESCRIPTION: Applicant proposes to construct a 5,900 SF
office/retail complex on a 20,776 SF (.48 acre) lot.
APPLICANT: Gordon J. DeWaard
28815 Pacific Highway South
Federal Way, WA
CONTACT PERSON: Gordon J. DeWaard
PHONE: (206) 941-5577
PROJECT BACKGROUND: N/A
SEPA: Will be required.
1. Proposal is to construct a 5,900 SF commercial complex for mixed office/retail use in
a Community Business Zone.
2. Film
I.D. adjacent uses
3. Zoning requirements
1) Review requirements: Process I, SEPA
1) parking behind building
code requires "whenever possible, buildings should be located between street and
parking area. "
city would encourage redesign that would meet this requirement
2) US Buffers Isfr n` i) f 2o' sr ,� ;) N� ��� �iJ� F; 10Fr)cf
will discuss current code requirements, but new ordinance will change
requirements to the benefit of the project.
ar;,r,� �I s �,��,
Process available for modifications to currenstuff�r requirements.
3) Parking - see notes Amp
City will determine based on split between general office (1:200)
& retail (1:300)
4) Dumpster must be shown & screened (solid sight obscuring fence)
Recycling facilities must be provided per new ordinance
5) Any facade of structure that exceeds 50' in length must be modulated
(see zone chart)
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TECHNICAL REVIEW
COMMERCIAL
Agenda Date: March 11, 1993 i F
Subject: DeWaard Office Complex
To: Lori Schill
From: Pat Kettenring, Fire Marshal's Office
WATER SUPPLIES FOR FIRE PROTECTION
OK When any portion of the facility or building protected is in excess of 150 feet from
a water supply on a public street, as measured by an approved route around the
exterior of the facility or building, on site fire hydrants and mains capable of
supplying the required fire flow shall be provided. [UFC 10.401]
OK Hydrants shall be located not more than 300 feet on center. Such distances shall
be measured on the path of vehicular access. [Administrative Policy 10.004]
6K Hydrants shall not be located closer than 50 feet to any building.
[Administrative Policy 10.004]
bK When exposed to vehicular damage, fire hydrants shall be suitably protected.
[UFC 10.105d]
✓ Curb areas in front of hydrants or Fire Department Connections may be marked
fifteen (15) feet on either side as fire lanes. [KCFPR #111 ]
✓ Hydrants shall not be obstructed by any structure or vegetation, nor shall the
visibility of the hydrant be impaired for a distance of 50 feet in the direction of
vehicular approach to the fire hydrant. [Administrative Policy 10.004]
OK Fire hydrant locations are subject to the approval of the Fire Marshal or his/her
designee. [Administrative Policy 10.004]
b�4- Fire hydrants shall be in service PRIOR to the start of combustible construction.
[UFC 10.502]
OK Existing fire hydrants on public streets are allowed to be considered as available
for the project. Existing fire hydrants on adjacent properties shall not be
considered available unless fire apparatus acces"s roads extend between properties
and easements are established to prevent obstructions of such roads.
[UFC Appendix III-B]
✓ A Certificate of Water Availability shall be provided indicating the fire flow available
at the site. [UFC 10.402]
P4 It has been determined this project will require hydrants. existing
hydrants are considered available to this project. This will require the addition of
hydrants for this project. [UFC Appendix III-B]
FIRE DEPARTMENT ACCESS ROADWAY
OK Plans for fire apparatus access roads shall be submitted to the fire department for
review and approval prior to construction.
[UFC 10.202]
04�, During construction, an all-weather fire department access roadway is required
when any portion of an exterior wall of any facility, building or portion of a building
is more than 150 feet from a fire department access roadway. [UFC 10.203]
qA EXCEPTION: provisions for a sprinklered building.
All fire department access roadways shall be constructed of an
all-weather surface capable of supporting a 25 ton vehicle; the
maximum roadway grade shall not exceed 12 percent.
All fire department access roadways shall have (1) a clear and
unobstructed width of not less than 20 feet, (2) an overhead clearance of not less
than 13 feet six inches, (3) all turns or bends shall be designed at not less than
a 32 foot inside and 40 foot outside turning radius.
y3/P, All fire department access roadways which have dead ends exceeding 150 feet
shall be provided with a cul-de-sac at the dead end. All such cul-de-sacs shall be
not less than 80 feet in diameter.
Designated fire lanes may be required for emergency access. This may be done
during the plans check or after the facility is in operation.
When required, approved signs or other approved notices shall be provided and
maintained for fire apparatus access roads to identify such roads and prohibit the
obstruction thereof. [UFC 10.206]
FIRE DEPARTMENT ACCESS TO BUILDINGS
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. Said numbers shall contrast with their background. [UFC
10.301]
When access to or within a structure or 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 a type approved by the chief and shall
contain keys to gain necessary access as required. TO F2.c- P�uRw-e -PP#\3Eb
[UFC 10.302]
AUTOMATIC FIRE SPRINKLER SYSTEMS
An automatic fire sprinkler system is required in all buildings
where the total floor area included within the surrounding exterior
walls on all floor levels, including basements, exceeds 10,000
square feet.
The automatic fire sprinkler system shall be tied into the fire alarm
system (last zone) in all buildings having an automatic fire detection
system.
Fire Department Connections shall be located at the front of the
building(s) or structure(s) served; not located on the walls of the
building(s) or structure(s); and shall be identified as to the type
of system served.
Fire Department Connections shall not be located more than 50 feet from a fire
hydrant and shall be located on the same side of the road as the fire hydrant.
Fire Department Connections shall be located not less than 18 inches nor more
than 120 inches from the finished edge of an approved roadway or fire lane. The
inlets shall be not less than 18 inches nor more than 36 inches above the finished
grade.
r�
1
�3 The inlets shall face the driving surface and be protected with caps.
AUTOMATIC FIRE DETECTION SYSTEM
An automatic fire detection system is required in all buildings exceeding 3,000
square feet gross floor area. This system shall be monitored by an approved
central station and/or remote station conforming to the current requirements of the
National Fire Protection Association standards and/or the Fire Marshal or his/her
designee.
O/A Group A, Division 1, 2 and 2.1 Occupancies shall be provided with a manual fire
alarm system.
EXCEPTION: Group A Occupancy portions of Group E Occupancies are
allowed to have alarms as required for Group E Occupancies.
Activation of the manual fire alarm shall immediately initiate an approved
prerecorded message announcement using an approved electrically supervised
voice communication or public address system which is audible above the
ambient noise level of the occupancy.
EXCEPTION: When approved by the chief, the prerecorded announcement is
allowed to be manually deactivated for a period of time not to exceed 3 minutes
for the sole purpose of allowing a live voice announcement from an approved,
constantly attended station.
ADDITIONAL COMMENTS:
THESE COMMENTS VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE
PLANS REVIEWED.
3
Reviewed by: Review Date:
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: March 11, 1993
ATTN: Lori Michaelson Schill
Associate Planner
FROM: Federal Way Water and Sewer
SUBJECT: Agenda Item No. 1 - DeWaard Office Complex --
Preapplication Meeting with Staff
COMMENTS:
Water:
Water service is currently provided to the
structure.
Sewer:
existing
Sewer service is currently provided to the existing
structure from the south. Should new construction occur
over the existing side sewer, a new cleanout must be
installed if the existing side sewer is at an appropriate
grade to allow its use. Any modification of the existing
side sewer or installation of a new side sewer will require
the applicant to obtain a side sewer permit from the
District. Completion of an Industrial User Survey (IUS)
will be required. Any pretreatment requirements will be
determined upon evaluation of the IUS.
General:
The proposed construction is a change of use of the
facilities, and additional connection charges may be owing.
A review of the proposed use will be necessary to determine
any additional charges that may apply.
By: Date:
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: March 18, 1993
ATTN: Lori Michaelson Schill
Associate Planner
FROM: Federal Way Water and Sewer
SUBJECT: Agenda Item No. 1 - DeWaard Office Complex --
Preapplication Meeting
COMMENTS:
General:
The District comments of March 11, 1993 apply, copy
attached.
By: �a- Date: 3-- (,% ` 93
Pn-f--DEVELM ENT L\F0R-M.A- ,T0N
FEDERAL WAY BUILDING SECTIt,_ii
661-411 S
�D{ L �Qq 14
PROJECT NAME
� s
OCCUPANCY
,5/ y _
TYPE CONSTRUCTION
Submit "ith completed application for permit, seven complete sets of plans of 24"x36" maximum
dimension (include architectural, structural, electrical, drainage, utilities, and landscaping). Provide three
each S'/2"xll" and three full size site plans for addressing multiple building sites.
0_/ 2. At submittal provide two sets of structural calculations prepared by a professional engineer, registered
in the State of Washington.
-4/ 3. At submittal provide two copies of soil investigations and reports, as specified in Chapter 29 of the
Uniform Building Code.
—4. At submittal provide two sets of energy code calculations, including lighting budget. `Washington State
Energy Code (1991).
S. Provide two copies of,1 ing County Health Department approved draMngs.
ix 6. At the time of submittal, those regulations which are currently in effect shall be applicable to all project
plans and specifications. The City of Federal Way has currently adopted all Uniform Codes, 1991
editions.
7 Washington State Barrier Free Standards apply.
Y �S. Special inspection by an approved testing laboratory is required for site welding, high -strength bolting,
piling operations, sprayed -on fireproofing, structural masonry, and rat -in -place concrete. Include testing
Iab form and personnel credentials ,Kith building permit submittal for Building Section approval prior
to construction.
Separate permits are required for demolition, signs, rack storage, rockeries, etc., refer to Washington
State Department of L & I for electrical permits. Plumbing and mechanical should be included on the
main application for permits, described in '11 above.
f� 10. Revisions to submitted draAings Kill be subject to additional plan review fees, if on larger sheets than
S14"xll".
— 11. Minimum estimated fireflow (gpm)
12. Provide TWO FULL SIZE SITE PLANS APPROVED BY THE FEDERAL WAY POSTMASTER,
showing approved locations, when installing ganb type mail boxes.
13. No building or portion of a building shall be occupied or used for storage prior to the issuance of the
CERTIFICATE OF OCCUPANCY.
_L. 4. No work shall start prior to the issuance of the permit.
bw /ol /� �� 0. $%2vzprv,�ee / St�iP y ram
15. Other: J 1 li �N fr -Ic.0 iC f�� i3l /-
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TRAFFIC MPACT ANALYSIS
SCOPING SHEET
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Project Description
Projected buildout year Land Use AS'c-P
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Type of Analysis
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Scope
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Pipeline Projects
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Special Study Requests - R89,K, 5-;
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CITY OF jr�-
-- ,0000or
TO: Lori Schill
FROM: Ron Garrow
DATE: March 8, 1993
PUBLIC WORKS
MEMORANDUM
SUBJECT: DeWaard Office Building, PRE93-0011
For Your Information
I have received and reviewed a pre -application package for the above referenced proposal. The
building permits for this site and the previous engineering files have also been reviewed. The
following observations and recommendations are made.
The parcel of land on which this proposal is located is the original site of the Gull Industries gas
station and mini -mart. The site was acquired by Texaco and then shut down in 1991. That
same year two permits (91-1582 D and 91-647 OT) were issued for the demolition of the canopy
and the removal of the 4 underground fuel storage tanks on the site. Since that time the site has
been abandoned. This pre -application is the first indications on any activity anticipated on the
property.
Due to the abandonment of the site for greater than 90 days (FWCC 22-337(1)), the non-
conformance issues of the zoning chapter of the FWCC (FWCC 22-327) on the site need to be
brought into conformance with the current code. The items to be addressed for conformance
are the treatment of storm water runoff to meet water quality requirements (FWCC 22-1198) and
driveway setbacks from the intersection of arterial streets (FWCC 22-1543).
The site plan is deficient with respect to driveway widths, driveway locations, water quality of
storm water runoff, right-of-way dedications, and right-of-way improvements. The southerly
driveway must be located at least 150 feet from the intersection of Pacific Highway S. and S.
288th St. This dimension is measured from the north -south property line (extended) to the
center of the proposed driveway. The proposed separation is approximately 69 feet.
The site is currently covered with impervious materials left over from the previous use (a gas
station and mini -mart). The new use will not be required to provide additional on -site detention
but will be required to treat the storm water runoff prior to discharge from the site. A
biofiltration swale shall be provided through which the runoff from the parking lot shall flow
prior to discharge. The roof runoff is considered clean water and need not be routed through
this swale.
South 288th Street is anticipated to be widened to 5 lanes in the future. The current right-of-
way width is shown to be 30 feet north of the south section line of Section 33, Township 22
North, Range 4 East. Fifty feet of right-of-way north of the section line is required to
accommodate the proposed improvements. As such 20 feet of additional right-of-way is required
to accommodate the proposed improvements. The applicant will be required to dedicate 12 feet
of the existing site and provide an easement to the City for roadway purposes for the remaining
8 feet of the necessary development width.
Pacific Highway South shall be improved full width providing 42 feet of paved roadway as
measured on each side from the centerline of the right-of-way, vertical curbs, gutters, 6 feet
wide landscape strips, and 8 feet wide sidewalks. Should there be inadequate right-of-way to
provide these facilities, additional right-of-way shall be dedicated as required.
The driveway off of S. 288th Street, if permitted to remain, shall be reduced in width to 30 feet
to conform with FWCC 22-1542(2). The westerly margin of the driveway shall be moved.
Any proposed modification, waiver or deferment of the above street improvement and right-of-
way requirements may be considered upon receipt of a written request to the Public Works
Department. The written request shall address the issues listed under FWCC 22-1477.
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
DATE:
PROJECT NAME:
PROJECT PLANNER:
PLEASE RESPOND BY:
TYPE OF PERMIT(S) REQUIRED:
FILE NUMBER:
PROJECT ADDRESS:
PARCEL NUMBER:
PROJECT DESCRIPTION:
APPLICANT:
CONTACT PERSON:
WORM
PROJECT BACKGROUND:
February 22, 1993
Pre -Application:
DeWaard Office Complex
Lori Michaelson Schill, 661-4019
March 11, 1993: Staff Review
March 18, 1993: Meeting with Applicant (9:00)
Pre -Application
PRE 93-0011
28722 Pacific Highway South
332204-9119
Applicant proposes to construct a 5,900 SF
office/retail complex on a 20,776 SF (.48 acre) lot.
Gordon J. DeWaard
28815 Pacific Highway South
Federal Way, WA
Gordon J. DeWaard
(206) 941-5577
N/A
SEPA: Will be required.
CITY OF
�/ r■ 7 335W 1ST WAY SOUTH FEDERAL WAY, WA 98003-6210
February 22, 1993
Gordon J. DeWaard
28815 Pacific Highway South
Federal Way, WA 98003
RE: PRE -APPLICATION #93-0011: DeWAARD OFFICE COMPLEX
Dear Mr. DeWaard:
The above referenced proposal has been assigned to me as project planner. At this time, the
submittal packet has been routed to members of the Development Review Committee for staff
review on March 11, 1993.
A meeting with project proponent(s) has been scheduled for March 18, 1993, at 9:00 a.m., in
the Community Development conference room at City Hall, 33530 First Way South, Federal
Way. We look forward to meeting with you at that time.
Please contact me at 661-4019 if you have any questions.
Sincerely,
Lori Michaelson Schill
Associate Planner
c: Kathy McClung, Land Use Aministrator
File #PRE 93-0011
f
CITY of FEB Tt 6 1993 r
DEPARTMENT OF COMMUNITY DEVELOPMENT
MASTER LAND USE APPLICATION
APPLICATION NO. f/%G 3
Name of Applicanl
Address
Signature
Property Location
Kroll
Zone
Dat //-- !2 '3
'9j
Legal Description ; Moz r 5 1�7 � t ��j • c .
Project Description 1
z2_p
Parcel Number(s)s
Type of Permit Required:
SEPA
Checklist
Site Plan Review
R
Land Surface Modification
R
Boundary Line Adjustment
Binding Site Plan
R
Short Subdivision
Subdivision
R
Shoreline
R
-.,.-Variance
R
Conditional Use
R
Use - Process I
R
Use - Process It
R
Use - Process III
R
Quasi -Judicial Rezone
R
Variance:
R
Comp. Plan/Rezone
R
Annexation
R
R = Required
Notice Sign
Mailed Board
R
R
R
R
R
R
R.
R
R
R_
R
R
R
R
R
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