09-100510AkCITY OF
Federal Way
March 13, 2009
Mike Hovland
Hovland Architects
900 Meridian Avenue East, Suite 408
Milton, WA 98354
CITY HALL
33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Re: File #09-100510-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Earth Tech Industries, LLC, 35400 Pacific Hwy South, Federal Way
Dear Mr. Hovland:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held March 5, 2009. 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.
I will be the key contact for your project and can be reached at 253-835-2640, or by email at: joanne.long-
woods@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
Commercial project to convert an existing 3,000 sq. ft. building into a retail sales office for sales of
specialized building materials; development of the southeast side of property for outdoor sales of
landscaping materials; and construction of a small (200 sq. ft.) drive-thru coffee shop/cashier for the
landscaping materials .on the front of the parcel along Pacific Highway South.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for pre -application 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. Hovland
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March 13, 2009
e Planning Division
1. Parking areas need to be paved.
2. Outdoor landscaping sales area may need to be paved.
Public Works Development Services Division
1. Redevelopment of the site will likely meet or exceed the thresholds for bringing the site into
conformance with current water quality standards, thereby requiring the project to provide
water quality treatment for the entire site.
2. Currently, the project site is allowed to utilize the neighboring South 356"' Street pond in lieu of
on -site detention, per a previous agreement. However, the City is adopting a new surface water
design manual in August, 2009. If the project does not have Land Use Approval before
adoption of the new manual, then additional flow control (above that which is provided for in
the 356th Street pond) may be required to be provided on site.
3. Refer to additional Development Services comments, below, for further specifics on the above
items.
Public Works Traffic Division
1. A Concurrericy Analysis permit 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 Pacific Highway
South.
3. The current proposal needs to meet access management standards.
e Lakehaven Utility District
1. Need to avoid encroachment/conflict with existing sewer facilities along west side of property.
2. The proposed water feature could be problematic because there is both a gravity and a
forcemain along the west property line.
3. Service connection application required for any modification to existing service and any new
service requires its own separate water/sewer service.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the pre -
application conference. Each section should be read thoroughly. If you have questions, please contact the
representative listed for that section.
PLANNING DIVISION (Joanne Long -Woods, 253-835-2640, joanne.long-
woods@cityoffederalway.com)
Land Use Review Process — The zoning of the subject site is Community Enterprise (CE). This
zoning classification permits retail sales buildings, retail sales of nursery/landscaping materials, and
coffee shops (fast-food restaurant). A Process II land use approval is required to change the use in
the retail building, add a coffee shop, and create an outdoor retail sales area of landscaping materials.
With the application, please submit a written description of current and planned future uses of all
portions of the site and all planned activities for all portions of the site, including hours of operation
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of each use. In addition, the applicant shall provide a written response identifying how the proposed
project meets the Use Process II decisional criteria of Federal Way City Code, (current Chapter 22).
1) It is consistent with the comprehensive plan;
2) It is consistent with all applicable provisions of this chapter;
3) It is consistent with the public health, safety and welfare;
4) The streets and utilities in the area of the subject property are adequate to serve the
anticipated demand from the proposal; and
5) The proposed access to the subject property is at the optimal location and configuration
for access.
2. State Environmental Policy Act (SEPA) — SEPA review is required to construct buildings exceeding
a total of 4,000 square feet and having parking for more than 20 vehicles, for development properties
containing critical areas, or if any remodeling/repair results in a material change of use on the
property. The subject site contains an existing building that will be renovated to be used as an office
for retail sales of building materials, and you are adding outdoor sales of landscaping materials, a
coffee shop/cashier's booth, and a possible outdoor storage yard. The re -modeled building and
outdoor sales/storage do not amount to a material change of use, in that the previous use (auto
repair) was similar with regard to impacts. The drive-thru coffee shop is a new facility, which is
exempt from SEPA. Therefore, SEPA review is not required.
3. Public Notification — Public notice, including mailing to adjacent property owners (300-foot radius),
publication, and site posting, is required. Two sets of mailing envelopes addressed to each property
owner within 300 feet of the site are required. Provide a map showing the 300-foot radius and a list
of the property owners within 300 feet. Please refer to the enclosed handout regarding public notice
mailings procedures.
4. Application Fees — The project, as proposed, requires the following land use application fees (other
fees for building permits and Public Works review and inspection are required):
Process II $2,049.50
Total $2,049.50
5. Setbacks and Lot Coverage —Pursuant to the Federal Way City Code (FWCC), the minimum front
setback is 20 feet; the side and rear setbacks are 5 feet (unless located next to residential zone, then
setback is 20 ft.). There is no maximum lot coverage; however, the size of development area will be
restricted to areas outside of required landscaping and by design guideline criteria.
6. Height — Pursuant to 22-865 of the current FWCC for the CE zone, the building height allowed is 40
feet above average building elevation. The existing building height is approximately 12 feet. No
changes are being proposed at this time.
7. Parking — Retail establishments require one space/300 sq. ft. of building space; and coffee shops
(fast food restaurants) require one space/80 sq. ft. of building space. Standard size parking stalls are
8.5 feet by 18 feet, with a 25.5-foot-wide two-way drive aisle. Compact stall spaces are 8 feet by 15
feet. Up to 25 percent of parking stalls may be compact size. All parking areas must be paved and
include required landscaping. Based on the square footage of the existing building and the size of the
coffee kiosk, you will need to provide ten spaces for the office building and two spaces for the
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coffee shop. If an outdoor storage area is being proposed for storage of building materials, please
indicate the size of the area as this may be figured into overall calculation for parking requirements.
8. Perimeter Landscaping — Type III landscaping 5 feet in width shall be installed around the perimeter
of the site. Additionally, parking areas located adjacent to rights -of -way shall install parking area
screening landscaping pursuant to the requirements of FWCC Section 22-1567(e).
9. Interior Parking Lot Landscaping — Twenty square feet of interior lot landscaping, per parking
space, must be provided in accordance with FWCC Section 22-1567, "Parking Lot Landscaping."
The site plan must list the specific size of each landscape island proposed for interior parking lot
landscaping in order to verify the required square footage is provided. Landscape islands must be a
minimum width of six feet between stalls and at the ends of all rows. Lighting fixtures shall not
displace any required interior parking lot landscaping.
10. Outdoor Storage Yards — This proposal is also subject to FWCC Section 22-1113 for outdoor
storage yards. Paragraph c(2) requires that outdoor storage yards provide a six -foot -high solid board
fence around the perimeter of the yard, or a combination of screening and landscaping. Because of
the nature of the materials being stored for the retail sales of landscaping materials and the fact that
this parcel is located in a wellhead protection zone, we are requesting that a "Hazardous Materials
Checklist" be included with the application materials.
11. Community Design Guidelines — The subject proposal must comply with the design guidelines
contained in the February 9, 2009, Federal Way Revised Code. This proposal is subject to current
design guidelines, and the applicant must review not only the guidelines required for the zone in
which this property is located, but also the guidelines for development in all zones. Please provide a
written narrative in conjunction with the Process II application identifying how the proposal
complies with each of the applicable design guidelines, as outlined in the FWCC and summarized
above. The coffee shop drive-thru should be screened from the highway and any parking area. You
must have one outside waste receptacle for each eight parking spaces and the receptacle must be
screened. As we discussed at the meeting, if you reverse the design submitted and put the drive-thru
lane on the back side of the coffee shop and put landscaping around the front and sides, you can
meet this requirement.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION: (Kevin Peterson, 253-835-2734,
kevin.peterson@cityoffederalway.com)
Land Use Issues — Stormwater
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 Targeted 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.
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2. The project lies within a Level 2 flow control area. The adjacent South 356t' Street pond provides
Level 2 flow control for this site, thus the applicant may utilize the South 356"' Street pond to meet
this level of flow control. However, it is likely that the new surface water design manual, to be
adopted on August 16, 2009, will require a higher level of flow control than is provided in the South
356 h pond. Therefore, if the project does not have Land Use Approval by August 16, 2009, then
additional flow control will be required to be provided on site. (In this instance, additional flow
control requirement will be the difference between the current Level 2 requirement and the new
manual flow control requirement.)
3. 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
are applicable:
La. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
Le. 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;
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 Resource
Stream Water Quality Menu provided in the KCSWDM. Bear in mind that, according to definitions
in the KCSWDM, paving of a gravel and/or compacted earth surface does constitute creation of a
new impervious surface.
The applicant is encouraged to review FWCC Section 22-337(2), in regard to timing of water quality
improvements, in order to verify if phasing of the water quality improvements is feasible under the
conditions set forth in that sub -section of the code.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
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.
7. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) permit may be required. Information regarding this permit can be
obtained from the Washington State Department of Ecology at
http://www.ecy.wa.gov/programs/sea/pac/index.html, or by calling 360-407-6437.
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Right -of -Way Improvements
1. See the Traffic Division comments from Soma Chattopadhyay, Traffic Engineer, for traffic related
items.
2. If proposal meets the 25 percent threshold criteria then street frontage improvements are required as
identified in 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.
FWCC Section 16-47 requires that overhead utility lines be relocated underground if over 500 feet,
or three spans are affected by a project. This condition may apply to Pacific Highway South.
6. Refer to Traffic Division comments regarding Access Management Standards along Pacific
Highway South.
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 $820.50 for the first 12 hours of
review, and $68 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.
3. Bonding is required for all street frontage improvements and temporary erosions and sedimentation
control (TESC) measures associated with the project. The bond amount shall be 120 percent of the
estimated costs of the improvements and TESC measures. 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.
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
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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. 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.
7. 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.
8. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION (Soma Chattopadhyay, 253-835-2745,
soma.chattopadhyay@cityoffederalway.com)
Transportation Impact Analysis
Based on the Institute of Transportation Engineers Trip Generation 8 b Edition, land use code 817
(Nursery or Garden Center, 3100 sq ft), land use code 937 (Coffee Shop with Drive -Through
Window, 180 sq ft), land use code 812 (Building Material and Lumber Store, 3000 sq ft), the project
is expected to generate approximately 20 new weekday evening peak hour trips onto the nearest key
intersection after giving 11 trips credit for existing Atitornobile Care Center, land use code 942.
Please submit floor area calculation for each use to calculate the trip generation more accurately.
Therefore, a Concurrency Analysis report is required for this proposal. The Concurrency Analysis
fee is $1576.50 and in addition to that the applicant would be expected to contribute pro-rata shares
towards TIP projects impacted by 1 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.
2. The applicant's traffic engineer has the option to submit a trip generation and distribution study to
determine the number of trips generated by the proposed development. At a minimum, the trip
generation study shall include three (3) studies for similar land use, and settings approved by the
Traffic Division. The methodology for determining the trip generation shall be based upon the
guidelines established in the most recent edition of the Institute of Transportation Engineers (ITE)
Trip Generation.
Street Frontage Improvements
The applicant/owner needs to submit a value estimate for the proposed project. This data will be
used to determine if the project would meet the City's 25 percent threshold for requiring street
frontage improvements as identified in FWCC Section 22-1473.
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4. If 25% of the value of the property is invested to redevelop the property, then 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 11I-6 of the FWCP and Capital Improvement
Program (CIP) shown as Table 11I-19. 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, 8-foot sidewalks, and street lights in a 124-foot right-of-way
(ROW). Assuming a symmetrical cross section, 12-foot ROW dedication and half -street
improvements are required and should be measured from the street centerline.
If proposal does not meet 25% of the value of the property threshold criteria, then 12-foot ROW
dedication is required but no frontage improvement is required on Pacific Highway South.
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 a right-of-way
modification request is available through the assigned planner. Such requests have a set review fee.
Access and Traffic Circulation
6. Access management standards are based on roadway safety and capacity requirements. FWCC
Section 22-1543 provides access standards for streets based on planned roadway cross -sections.
Please note that access classifications are per Drawing 34A in the Public Works Development
Standards.
7. WAC 468-52-040 limits access on state highways in Federal Way to access spacing of 250 feet with
only one access per parcel. Per FWCC 22-1543, Pacific Highway South is access class "1," where
left access may be permitted every 330 feet and left -out access is only permitted at signalized
intersections. Please show all neighboring driveways within 250 or 330 feet of the proposed
driveway(s).
Access may be further restricted if such access would interfere with the 950, percentile queue lengths
from any existing traffic control device.
9. This property does not have the 660 feet minimum street frontage to allow a second access driveway
onto Pacific Highway South.
10. FWCC Section 22-1543 indicates a procedure and allows the Public Works Director to modify
access requirements. Once preliminary traffic queuing analysis has been completed, the applicant's
traffic engineer submits a written request for modification if desired.
Other Comments
11. Please submit a queuing analysis for drive-thru coffee shop on AM, midday, and PM peak hours.
The analysis shall bear the seal of an engineer licensed in the state of Washington.
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12. Adequate storage length shall be provided for the 95 h percentile queues in the design peak hours for
all driveways. In general, Traffic Division has been requiring 100-foot queuing storage for espresso
stands.
13. The applicant/owner must send the TIA and a Channelization plan to the Washington State
Department of Transportation (WSDOT) for review and approval.
14. Please note that the maximum allowable grade for city streets/access driveways is 15 percent or as
approved by the Fire Department.
PUBLIC WORKS - 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 garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is
established by FWCC 22-949.
■ For basic solid waste and recycling needs within a single enclosure, clear interior dimensions
measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -open
gate that spans the front width 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 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 to exterior
containers screened by enclosure(s).
■ Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential
`blind spots' during ingress and egress.
■ Consider landscaping, setbacks and screening requirements [based on FWCC 22-1564 (d) & (e)].
■ 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 for this equipment may require larger
enclosure dimensions, defined overhead clearances, consideration of power utility access, and
drainage management.
■ 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 tenants,
o Moving waste and recycling streams from interior units to collection areas, and
o Access by business tenants and/or residents to exterior waste and recycling areas.
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).
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BUILDING DIv1SION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com)
Codes
International Building Code (IBC), 2006 edition
Washington State Amendments WAC 51-50*
International Mechanical Code (IMC), 2006 edition
Washington State Amendments WAC 51-52*
Uniform Plumbing Code (UPC), 2006 edition
Washington State Amendments WAC 51-56 & WAC 51-57*
International Fire Code (IFC) 2006
Washington State Amendments* WAC 51 -54
National Electric Code (NEC), 2005 edition
Accessibility Code ICC/ANSI Al 17.1-2003
International Residential Code 2006
Washington State Amendments* WAC 51-51
Washington State Energy Code 2007 WAC 51-11*
Washington State Ventilation and Indoor Air Quality Code 2007 WAC 51-13*
*Current State Amendments are dated: July 1, 2007
** 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: E
Type of Construction: V-B
Floor Area: 3,000 sq. ft.
Number of Stories: All buildings single story
Fire Protection: Buildings 5,000 sq. ft. and greater require fire sprinkler systems per FWCC; and,
buildings 3,000 sq. ft. and greater require fire alarm system.
Wind/Seismic: Basic wind speed 85 Mph; Exposure_, 25# Snow load; Seismic Zone: D-2
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.)
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Submit five sets of drawings and specifications. Specifications shall include: x Soils report
x Structural calculations x Energy calculations _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 two 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.
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 seven to nine 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.
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Site Specific Requirements
1. All exit doors shall be brought up to current codes for door hardware.
2. One accessible restroom is required.
3. The building entrance shall be accessible.
4. City of Federal Way electrical permit will be required for any electrical work.
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 Certificate of Water Availability (application form enclosed) will presumably be required to be
submitted with any land use and/or building permit applications (check with land use agency for
requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed,
allow 30 days to issue.
■ A separate water service connection application (form enclosed) submitted 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 service, irrigation, abandonment of existing service(s), etc.), in
accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Non -
single -family properties require separate domestic, irrigation, and fire protection (if required or
installed) water service connections.
Owner will be required to complete and submit a Water Use Questionnaire (WUQ, copy enclosed).
Information in the WUQ will be used by Lakehaven to determine specific premise isolation (aka
backflow prevention) requirements.
Sewer
■ A Certificate of Sewer Availability (application form enclosed) may be required to be submitted
with any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 30 days to
issue.
A separate sewer service connection permit (application form enclosed) is required for each new
building connection to the sanitary sewer system or any modification (re -align, abandon, etc.) to an
existing sewer service connection, in accordance with standards defined in Lakehaven's current
`Fees and Charges Resolution'. Minimum slope for gravity sewer service connections is 2%. In
addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring
manhole is required on the private building sewer line, for all _new or modified non-residential
connections.
Owner will be required to complete and submit a Sewer Use Survey (SUS, copy enclosed).
Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements.
Restaurants &/or food preparation facilities must install & utilize an externally -located, oil/water
separator; size to be determined by owner's engineer.
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
o9-ioosio
Doc. LD. 49097
Mr. Hovland
Page 13
March 13, 2009
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 and/or new or modified service connections as noted herein. The owner has the option to make
full purchase of any system capacity deficit at any time.
• Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units
(ERU). Residential equivalency for non-residential connections will be estimated based on
anticipated water use (1 ERU = 255 gallons per day for water and 220 gallons per day for sewer).
Owner will be required to provide a reliable estimate of proposed water consumption (domestic and
irrigation separately) for the property (information from a similar facility may be submitted in lieu of
a new estimate). Lakehaven's current 2009 Capital Facilities Charges, subject to change without
notice, are $3,000/ERU for water and $2,891/ERU for sewer.
■ Currently, system capacity is available for this property from system capacity charges previously
assessed/paid/credited for one (1) ERU for water and seven (7) ERUs for sewer. There is no
historical (1992+) consumption activity on record for the site, therefore "current" usage would be
considered zero (0).
• Utility conflicts should be identified and coordination should occur as early as possible in the
planning process. Project will need to avoid encroachment with existing Lakehaven facilities and
easement(s). New perimeter landscape requirements may conflict with existing easement terms &
conditions, and if so owner should coordinate any required revisions with the City and Lakehaven
early in the pre-design/planning phase to avoid delays in overall project development.
• 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.
• Need to avoid encroachment/conflict with existing sewer facilities along west side of property.
• The proposed water feature could be problematic because there is both a gravity and a forcemain
along the west property line.
■ Service connection application required for any modification to existing service and any new service
requires its own separate water/sewer service.
SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.com)
No comments.
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
FWCC Section 22-1657.
09-100510 Doc.l D. 49097
Mr. Hovland
Page 14
March 13, 2009
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 me, the key project contact, at
253-835-2640. We look forward to working with you.
Sincerely,
Joanne Long -Woods, AICP
Senior Planner
enc: Master Land Use Application
Process III Handout
Environmental Checklist
Mailing Notice Handout
Hazardous Materials Checklist
FWCC Chapter 22 Article XVII, "Landscaping"
FWCC Chapter 22 Article XIX, "Community Design Guidelines"
Lakehaven Handouts
c: Kevin Peterson, Engineering Plans Reviewer
Soma Chattopadhyay, Traffic Engineer
Scott Sproul, Asst. Building Official
Chris Ingham, South King Fire and Rescue
Brian Asbury, Lakehaven Utility District
09-100510 Doc. I D 49097
11i If_AN O
3��joq
,-IU k s aXg r9 35-- z
-r r, '?2 z r- V-7A
P?' 79So
`CITY OF
Federal Way
February 24, 2009
Mike Hovland
Hovland Architects
900 Meridian Avenue East, Suite 408
Milton, WA 98354
rm'LECITY HALIT
33325 8th Avenue 1buth
Mailing Address. PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
RE: File #09-100510-00-PC; PREAPPLICATION MEETING NOTICE
Earth Tech Industries, LLC; 35400 Pacific Hwy South, Federal Way
Dear Mr. Hovland:
The above -referenced proposal has been assigned to me as project planner. At this time, the application
has been routed to the members of the Development Review Committee. A meeting with the project
applicant and Committee has been scheduled as follows:
Thursday, March 5, 2009, 9:00 a.m.
Hylebos Conference Room
City Hall, 2"d 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 will be the only notice
sent, so please coordinate directly with anyone else you would like to attend the meeting. Please contact
me at 253-835-2640, or Joanne.long-woods@cityoffederalway.com, if you have any questions.
Sincerely,
k��
Joanne Long -Woods, AICP
Senior Planner
Doc, [ D. 49171
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: February 10, 2009
TO. 4Nt I.(
il-rAppleton, Development Services Manager 2-,
Scott Sproul, Assistant Building Official l r
Brian Asbury, Lakehaven Utility District ;
Chris Ingham, South King Fire & Rescue �' t
FROM:
FOR DRC MTG, ON. -
FILE NUMBER(s):
RELATED FILE NOS.:
PROJECT NAME:
PROJECT ADDRESS:
ZONING DISTRICT. -
Joanne Long -Woods .UL
February 26, 2009 — Internal Review of Project Proposal
March 5, 2009 at 9:OOAM - Pre -application Meeting with Applicant
09-100510-00-PC
None
EARTH TECH INDUSTRIES, LLC
35400 PACIFIC HWY S, FEDERAL WAY
,�1M
PROTECT DESCRIPTION: Proposal to converst existing building into retail sales office of building materials,
construction of laydown yard for retail sales of landscaping materials, and
construction of a drive-thru coffee shop/retail sales cashier building on
front/center of parcel.
LAND USE PERMITS
PROJECT CONTACT:
To be determined.
MIKE HOVLAND
HOVLAND ARCHITECTS
900 MERIDIAN AVE E, SUITE 408
MILTON, WA 98354
MATERIALS SUBMITTED: Scope of Land Use (Design Intent)
Site Plan
Survey
Vicinity/Zoning Map
R E C E L MASTER LAND USE APPLICATION
_ DEPARTMENT OF COMMiJ M DEVELOPMENT SERVICES
CITY OF FEB 0 9 2009 33325 8mAvenue South
PO Box 9718
Federal WayTy OF FEDERAL WAY 253-835 2607a Fax 253-835-2609
www, ci tvof fedora 1 way.0 om
APPLICATION NO(S)
Project Name 1fFc-t4
Property Address/Location- 35 ` 00
Parcel Number(s)
Project Description
PLEASE PRINT
24 1-1 a `f c I Z- .;
5�
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
X 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
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
PA�iFi Hvr-f. So, *
G Zoning
nrr►g Designation
Comprehensive Plan Designation
& Value of Existing Improvements
L�� l� j• Value of Proposed Improvements
International Building Code (IBC):
occupancy Type
V 13 Construction Type
Sc-F'E ap 1-^-w Use �
Applicant
Date
Name: ?KLC1+Af_(._ 11 •%JLP►Nn ( Af_CwrrRC
Address: cTm) MEf %VPAF+ 19. * 42 t
City/State: M «-T*N , wA
Zip: 4 6 -5s t.
Phone: z 5 3. 9 3'i-- 8l ?'5
Fax: R.5 3 . r �'S - 11 •
Email: C-°'s�c+j
Signature: LX/
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name: ghf--73t 'rFr—N} I W (J5-TF4 r95 ' 1 - C
Address: 191( 'SW CAM/+s DR+vE 19L 2 26
City/State: FO F4^ L- WAr'f j W /1%
Zip: 46c> L 3
Phone: 4.x53. G b t. 546.3
Fax: 253. G& I . 34 e a
Email: 1E0,J `n4 rpE'`H " C Q YArf o- -cc om
Signature:
Bulletin #003 — August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application
Scope of Land Use RECEIVE'
FEB 0 9 2009
Our intention is to utilize the land in a four phased directive. Sr ��Xty of the
land is bare and open it leaves great access for patrons to enter and leavje prey` ses.
We propose to provide landscape materials in the back half of the lot while utilizing the
front area of the lot for a mobile espresso trailer which will allow drive up traffic to
utilize a coffee service. The other two phases of the property would be to utilize the
building on the far north end of the lot for our construction services and landscape
maintenance. We would utilize the front small showroom for building exterior displays to
include windows, doors, and siding products.
Option 1— Landscape Material Sales / Maintenance Services
It would be our intention to sell five to seven basic materials on the
property and to also offer delivery of materials along with landscape
design and maintenance services. All materials will be housed in
environme llv safe bins on the south east end of the property. Traffic
would easily be able to enter through the south entrance driveway, drive
through the open gate on the south end of the property to the bin area, load
their vehicles and exit through the north gate come to a stop sign and enter
onto Pacific Highway South via the north driveway.
Option 2 — Coffee Services / Cashier
Due to the excellent location of the property it is our intent to use the front
of the vacant lot for an espresso building. This will also be utilized as our
purchase center. All payables will be collected by the staff within the
espresso building. All fencing will have hedging material that will help
beautify the area to all drive by traffic. Bed areas will be installed
throughout the property which will help compliment the area as well.
Entrances and exits will be well marked for all traffic entering or exiting
CA the area.
Option 3 — Showroom
The space at the front of the existing building will be utilized to display a
variety of manufactured windows, doors, and some siding and roofing
materials. The space is necessary so that our customers have a showroom
type of setting to view the products they will be purchasing for their home
improvement projects. This showroom will be open to customers on an
appointment basis only.
use Automobile
Period
care
center
Weekday Evening Street
Peak
Code
942
Parameter
gross sq
feet
Quantity
3.000
Studies
5
Outliers
0
Lower Data Range
7.100
Upper Data Range
22.900
%Entering
50
Rate
3.38
Std Dev
2.15
Equation Type
log
Coefficient A
0.940
Constant C
1.33
R"2
0.5
Data Close to Rate?
y
Data Close to Equat
y
Closest Data Point
E
Trips by Rate
10.14
0.00
0.00
0.00
Trips by Equation
10.62
0.00
0.00
0.00
githin Data Range?
NO
NO
4>2?
NO
NO
1>19?
YES
NO I
NO I
NO
}utliers<5%?
NO
NO
NO
NO
—intercept
YES
NA
NA
NA
fear 0?
3.78
NA
NA
p7
td Dev/Rate>1.10?
NO
NO
NA
NA
NA
�2>0.75?
NA
NA
NA
ECOMMIENDATION
NO
NO
NO
NO
STUDY
STUDY
STUDY STUDY
rips
eight by Rate
2
0.00
0.00
0.00
Equation
L1.57
0.00
0.00
0.00
0
0.00
0.00
0.00
ESULTS
RATE
QUATIO
AVERAGE
?ighted Average
10.141
10.621
10.38
ztering Trips
5.07
5.31
5.19
citing Trips
5.07
5.31
5.19
iss-By$
#N/A
#N/A
#N/A
)tal New Trips
#N/A
#N/A
#N/A
Itering New Trips
##N/A
#N/A
#N/A
siting New Trips
#N/A
#N/A
#N/A
Building Material and Lumber Store
use
Period
Code 11
Parameter KSF GFA
Quantity
3.000
Studies
6
Outliers
0
Lower Data Rang
3.500
Upper Data Rang
20.000
°%Entering
47
Rate
4.49
Std Dev
2.22
Equation Type
log
Coefficient A
1.160
Constant C
1.1
RA
0.95
.Data Close to R
Y
Data Close to E
y
Closest Data Po,
E
Trips by Rate
13.47
Trips by Equati
10.74
Within Data Ran
NO
N>2?
YES
N>19?
NO
Outliers<5%?
YES
y-intercept
3.00
Near 0?
YES
Std Dev/Rate>l.
NO
R'2>0.75?
YES
RECOMMENDATION
STUDY
Trips
10.74
Weight by Rate
2.02
Weight by Equat IL0.95
RESULTS
RATE
Weighted Averagi
13.47
Entering Trips
6.33
Exiting Trips
7.14
Pass-Bya
0.00°
Total New Trips
13.47
Entering New Tr
6.33
Exiting New Trill
7.14
Weekday PM Peak
812
0.00
0.00
0.0
0.00
0.00
0.0
NO
NO
NO
NO
NO
NO
NO
NO
NO
NA
NA
NA
NA
NA
NO
STUDY
0.00
0.00
0.00
QUAT I OD
10.74
5.05
5.69
0. 00 0
10.74
5.05
5.69
NA
NA
NO
STUDY
0.00
0.00
0.00
NA
NA
NO
STUDY
0.00
0.00
0.00
AVERAGE
5.69
6.42
0.00%
�)
12.11
5.69
O
U
6.42
Nursery (Garden Center)
Period Weekday PM Peak
Code 817
Parameter KSF GFA
Quantity 3.100
Studies 12
Outliers 0
Lower Data Range 1.000
Upper Data Range 50.000
oEntering
Rate 3.80
Std Dev 5.32
Equation Type
Coefficient A
Constant C
:RA2
Data Close to Rat Y
Data Close to Equ Y
Closest Data Point E
Trips by Rate 11.78
0.00
0.00
0.00
Trips by Equation 0.00
0.00
0.00
0.00
Within Data Range' YES
NO
NO
NO
N>2? YES
NO
NO
NO
N>19? NO
NO
NO
NO
Outliers<5s? NA
NA
NA
NA
y-intercept NA
NA
NA
NA
Near 0? NA
NA
NA
NA
Std Dev/Rate>1.10 YES
NA
NA
`NA
RA2>0.75? NO
NO
NO
NO
RECOMMENDATION STUDY
STUDY
STUDY
STUDY
Trips 0.00
0.00
0.00
0.00
'Weight by Rate 0.71
0.00
0.00
0.00
Weight by Equatior, .00
0.00
0.00
0.00
RESULTS RATE
EQUATIO1
AVERAGE
Weighted Average 11.78
11.78
Entering Trips 0.00
0.00
#DIV/0!
Exiting Trips 11.78
0.00
11.78
Pass-ByW 0.00%
0.00s
0.00%
Total New Trips 11.78
0.00
11.78
Entering New Trip 0.00
0.00
#DIV/01
Exiting New Trips 11.78
0.00
11.78
Use
Cofee Shop Drive through
Period
Weekday Evening Street Peak
Code
937
Parameter
Floor Area
Quantity
0.180
Studies
21
Outliers
0
Lower Data Range
0.800
Upper Data Range
5.500
Entering
50
Rate
42.93
Std Dev
18.28
Equation Type
Coefficient A
Constant C
R A 2
Data Close to Rat
y
Data Close to Eqt
y
Closest Data Poir
E
Trips by Rate
7.73
0.00
0.00
0.00
Trips by Equation
0.00
0.00
0.00
0.00
Within Data Rang
NO
NO
NO
NO
N>2?
YES
NO
NO
NO
N>19?
YES
NO
NO
NO
Outliers<5o?
NA
NA
NA
NA
,y-intercept
NA
NA
NA
NA
Near 0?
NA
NA
NA
NA
Std Dev/Rate>1.1C
NO
NA
NA
NA
R'2>0.75?
NO
NO
NO
NO
:RECOMMENDATION
STUDY
STUDY
STUDY
STUDY
'Trips
0.00
0.00
0.00
0.00
Weight by Rate
2.35
0.00
0.00
0.00
9eight by Equatig,
0.00
0.00
0.00
0.00
RESULTS
RATE
EQUATIOD
AVERAGE
Weighted Average
7.73
7.73
Entering Trips
3.86
0.00
3.86
Exiting Trips
3.86
0.00
3.86
Pass-Byo
40.00%
40.00%
40.00o
'Total New Trips
4.64
0.00
4.64
.Entering New Trir
2.32
0.00
2.32
Exiting New Trip
2.32
0.00
2.32
2. Identify streets frontage improvements per FWCC (xsection and ROW dedication). All
frontage improvements including ROW dedication shall be from street centerline.
- ROW ROW
Streets Frontage Street Cross Dedication Dedication (Sq.
Section 1 (Feet) Ft.)
A.S316'St —rA ! 12 f (12x300)= l
3600
B.
C.
D. �LL
Total ROW dedication (sq. ft.) 1 3600
Total ROW Dedication per code (300 Sq. ft. per daily trip) daily =(111+135)*300 II 73800 sq ft
III. Traffic Generation and Distribution
1. Identify Land Use Code and Trips for existing and fiture proposal during Critical Hours
(hours of largest impact) for analysis based on the Latest Institute of Transportation Engineers
Trip Generation Manual.
Existing Building Land Use Code: None
Description:
Proposed Project Land Use: 3,500 Drive in Bank 13,500 General Office
Description:
It is unknown if bank will operate on Saturdays
Peak Period
1. Existing Trips
(Credit)
2. Proposed Project Net New Trips
Trips
(2-1)
--
Morning Peak
Facility Peak
Evening Peak
0
207.225
207.225
ADT
0
1011.35
1011.35
Saturday Peak
Saturday Daily
Sunday Peak
Sunday Daily
Use
Automobile care center
Period
Weekday Evening Street Peak
Code
942
Parameter
gross sq feet
Quantity
3.000
Studies
5
Outliers
0
Lower Data Range
7.100
Upper Data Range
22.100
%Entering
50
Rate
3.38
Std Dev
2.15
Equation Type
log
Coefficient A
0.940
Constant C
1.33
R"2
0.5
Data Close to Rate?
y
Data Close to Equat
y
Closest Data Point
E
'Trips by Rate
10.14
0.00
0.00
0.00
'Trips by Equation
10.62
0.00
0.00
0.00
'Within Data Range?
NO
NO
NO
NO
N>2?
YES
NO
NO
NO
N>19?
NO
NO
NO
NO
Outliers<5o?
YES
NA
NA
NA
y-intercept
3.78
NA
NA
NA
Near 0?
NO
NA
NA
NA
Std Dev/Rate>1.10?
NO
NA
NA
NA
RA2>0.75?
NO
NO
NO
NO
RECOMMENDATION
STUDY
STUDY
STUDY
STUDY
Trips
10.62
0.00
0.00
0.00
Weight by Rate
1.57
0.00
0.00
0.00
Weight by Equation
H 0.50
0.00
0.00
0.00
RESULTS
RATE
EQUATIOP
AVERAGE
Weighted Average
10.14
10.62
10.38
Entering Trips
5.07
5.31
5.19
Exiting Trips
5.07
5.31
5.19
Pass-Byo
#N/A
#N/A
#N/A
Total New Trips
#N/A
#N/A
#N/A
Entering New Trips
#N/A
#N/A
#N/A
Exiting New Trips
#N/A
I #N/A
#N/A
4,� 4VI
.v
x
F4aw Dsc0,P'Ca1
--,W/ w4AL ft:'ruP't
Site Plan F-�-
1" = 30�-Q"
6 1s 30 60
Me -
PACIFIC HIGHWAY SOUTH
MICHAEL E. HOVLAND / ARCHITECT
900 MERIDIAN EAST (42/)
MILTON, WASHINGTON 98354
253. 737. 8775 • 253. 815. //00 FAX
)� HOVARCHT@COMCAST.NET
Earth Tech LLC
Zone
CE / Commercial Enterprise
Site Area
45,605 s.f.
Existing Building
Area
3,000 s.f.
Proposed Added
Building Area
180 s.f.[Cashier/Coffee]
Height
• Maximum
40 feet
• Proposed
I Existing = 12' +
25, Ep,Se-m&.1.JT
'?, W/L - -10"wrO,
OPP.
9,cIt-r'co ru/-O
RECEIVED
FEB Q 9 2009
New Locaiwn OF F
for
Earth Tech LLC job . � ,o:
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CITY OF
Federal Way
DATE: January 10, 2007
TO: FILE
FROM: Kevin Peterson
SUBJECT: On -Site Detention Requirement for Parcel 292104-9125 —
HUDDLESON'S AUTO COLOR WORLD - (06-105213-00-PC)
35400 PACIFIC HWY S
MEMORANDUM
Public Works Department
After review of the November 14th, 1996 Settlement Agreement, (City Ordinance #96-261), and
consultation with the City's Law Department and Public Works Director, it was determined that Parcel
Number 292104-9125 is able to utilize the City's S 356`h St Regional Storage Facility (RSF) for detention
purposes.
While this parcel was not specifically addressed in the Settlement Agreement or Ordinance, it was
determined that the intent of the agreement was to provide detention in the RSF for this parcel, as well
as for that parcel specifically described in the agreement.
Any development/re-development of the parcels will be required to direct all surface water runoff to an
approved on -site water quality facility, prior to discharging to the RSF. The water quality facility must be
designed to the City's standards in effect at the time of development.
1 1.
%04,6 GAS 6i�