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• Planning Division
1. Proposed Building B will need to abut the street.
2. A parking analysis will be required to determine the appropriate number of parking stalls.
3. Separate bathhouse licensing through the City Clerk's office will likely be required.
Public Works Development Services Division
1. There will be no stormwater requirements for interior tenant improvements and/or fagade
improvements to the existing building.
2. Stormwater requirements identified below will apply with the addition of the new building
and/or expansion of the existing building.
Public Works Traffic Division
1. Construct street frontage improvements and dedicate right-of-way (ROW) along the property
frontage on S 316th Street and S 314th Street (FWRC 19.135.040).
2. Dedicate ROW and construct new grid road 18th Avenue S across the property as shown in
Comprehensive Plan.
3. Revise current proposal to meet access management standards (FWRC 19.135.280).
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 (Matthew Herrera, 253-835-2638, matt.herreraAcityoffederalway.com)
1. Zoning Designation and Use — The subject property is designated City Center -Frame (CC-F); the
department would view the spa and wellness center as a retail establishment providing entertainment,
recreational or cultural services or activities, which is a permitted use within the Entertainment Use
Zone Chart FWRC 19.230.030.
Use Application — As the proposed improvements exceed SEPA flexible threshold limitations
(explained in item 43), the redevelopment will require a Process III Master Land Use application.
Process III is an administrative review conducted by city staff with a final decision issued by the
Director of Community Development. The Planning Division will notify the applicant of application
status within 28 days of submittal. If the application is determined complete, staff will issue a Letter
of Complete Application. FWRC limits the administrative review to 120 days from the date of a
complete application. The 120-day review period will stop any time the applicant has been requested
by the city to correct plans, perform required studies, or provide additional information needed to
issue a decision. The review period will begin within 14 days following submittal of requested items.
Please be advised that any request for corrections and/or additional information must be provided
within 180 days of written notification, or the land use application will expire.
Meeting Follow -Up — During the meeting there was a proposal to phase the project into two parts, the
first phase would address constructing improvement to the existing building, including the addition of
5,700sf of new gross floor area via mezzanine. The second phase would include the construction of
new 33,000sf of new construction. Staff recommends combining both phases into a single use permit
to lessen the need for future permitting.
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If you choose to move forward with a use permit application for Phase I only, you would be subject to
a Use Process II Master Land Use application as the gross floor area addition would be considered a
substantial improvement to a developed site pursuant to FWRC 19.15.030(2). No public notice would
be required and the additional 5,700sf of gfa is below the SEPA threshold, so no environmental
checklist would be required. At such time as the new construction is proposed for Phase II, a Use
Process III application and environmental checklist will be required.
3. Environmental Review — The subject property is within the boundaries of the Planned Action area
and many of the impacts for future growth have already been analyzed in an Environmental Impact
Statement finalized in 2007. Therefore, no additional threshold determination is necessary and only a
targeted Planned Action environmental checklist is needed. A targeted environmental checklist will
not be required if you choose to move forward with Phase I permitting only.
4. Public Notice — The Process III application will require a 14-day comment period. The Notice of
Application (NOA) soliciting comments will be published in the Federal Way Mirror and posted at
the subject property and official notice boards within the city. A mailed notice to all property owners
within 300 feet of the subject property is also required. The applicant is responsible for submitting
stamped mailing envelopes for property owners within 300 feet of the subject property. The city's
GIS Division can provide this service for a nominal fee. Please see the enclosed handout for further
information. Public notice is only required for the Use Process III application. No public notice is
required if you choose to move forward with only Phase I permitting,
Critical Areas — Portions of the subject property are within a 10-year Wellhead Protection Zone. The
applicant is required to submit a Hazardous Materials Inventory Statement (enclosed) that discloses
the approximate quantities of hazardous materials that will be stored, handled, treated, used,
produced, recycled, or disposed of in connection with the proposed activity.
As the proposed landscaped area will exceed 10,000 square feet, the applicant is required to prepare a
management manual using best management practices (BMPs) and integrated pest management
(IPM) for fertilizer and pesticide/herbicide applications. The BMPs shall include recommendations on
the quantity, timing, and type of fertilizers applied to lawns and gardens to protect groundwater
quality. The manual should be a component of the landscaping plan set.
6. Nonconforming Development — The existing 66,000sf building exceeds the City Center Frame
limitation of 16,000sf single -story construction and therefore is nonconforming to current codes and
policies. Any new expansions to gross floor area are regulated by the nonconforming development
regulations set forth in FWRC 19.30.090(1). The following scenarios are applicable to your proposal:
a. If expansion of gross floor area of an existing building occurs either through addition of
new floors within the structure or enlargement of the existing building footprint, the
applicant shall comply with all development regulations in effect at the time the expansion
is proposed. This applies to both Phase I only permitting or a combined phase permit as the
mezzanine addition involves the addition of gfa as described above. This requires the entire
site to be brought up to current code.
b. If a new and separate structure is being constructed on an already developed site, the
applicant shall comply with all development regulations applicable to the geographic
portion of the site on which the new structure and any related improvements are to be
constructed.
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7. Bulk Limitations —The list below provides bulk limitations for the proposed redevelopment:
a. Setbacks— There are 0-ft front, side and rear setbacks for proposed uses. No more than a 5-ft
setback is allowed adjacent to the principal pedestrian right-of-way (S. 316`h 5t.). This applies to
proposed building addition.
b. Height— Entertainment uses have a 60-foot permitted outright maximum height. The city may
modify the height limitations if criteria listed in FWRC 19.230.030(l) can be met.
c. Lot Coverage — No maximum lot coverage is established.
8. Building Design — The proposed improvements are subject to an administrative design review
conducted by planning staff. Project designers shall strive for overall design continuity by using
similar elements throughout the project, such as architectural style and features, materials, colors, and
textures. While many of the standards are flexible, any proposed alternative must be equal to or better
than what is required. Design departures need to be requested in the written design guideline narrative.
Please include a written narrative identifying how the project complies with all applicable design
guidelines. Several guidelines applicable to your project are below.
a. Building Fagade Modulation and Screening Options (New Construction — Phase II) — All facades
in excess of 60' on new construction shall incorporate at least two of the four listed treatments:
i. Fagade Modulation — A minimum depth of 2 feet, minimum width of 6 feet, and maximum
width of 60 feet. Alternative methods to shape a building, such as angled or curved facade
elements, offset planes, wing walls, and terracing will be considered, provided that the intent
of the section is met.
ii. Landscape Screening— Eight -foot -wide Type II landscape screening along the base of the
facade, except Type IV may be used in place of Type II for facades that are comprised of 50
percent or more window area, and around building entrances. This is not a viable option for
the S. 3104 St. frontage as the facade building should interface the street.
iii. Canopy or Arcade — As a modulation option, canopies or arcades may be used only along
facades that are visible from a right-of-way. Minimum length is 50 percent of the length of the
fagade using this option.
iv. Pedestrian Plaza — Plaza square footage is equal to one percent of the gross floor area of the
building, but it must be a minimum of 200 square feet. The plaza should be clearly visible
and accessible from the adjacent right-of-way.
The above -referenced "two of four" options shall be incorporated along the entire length of the
facade, in any approved combination. Options used must meet the dimensional standards as
specified above, but if more than two are used, dimensional requirements for each option may be
modified. The proposed plan does not meet this requirement.
b. Building Fagade Modulation and Screening Options (Existing Building —Phase I)
The existing building was constructed prior to current City Center planning area policies for
pedestrian oriented development and therefore is out of scale from the long term vision of the
area. In order to,comply with Community Design requirements, the applicant will need to reduce
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the bulk appearance of the existing building using design features such as a prominent entrance,
pedestrian level canopies (10 feet from grade), glazing, material variation and articulation,
landscaping, or a series of distinctive entrance modules or "storefronts" framed by projecting,
offset rooflines, and/or a major pedestrian plaza adjacent to the entrance. Additionally, any
existing blank walls which are uninterrupted by window, door, or other architectural feature(s) on
north, south or west facades in excess of 240sf shall be screened with landscaping. This is not an
exhaustive list of treatments and the department is willing to consider other design alternatives
with the overall intent of bulk reduction and consistency with City Center planning area policies.
c. Building and Pedestrian Orientation—
i. The entrance facade shall front on, face, or be clearly recognizable from the right-of-way.
ii. Visual access from the street into human services and activities within the building should be
provided.
iii. If the new construction is a separate structure, the buildings should be integrated by elements
such as plazas, walkways, and landscaping along pedestrian pathways.
iv. Principal facades shall incorporate a variety of pedestrian -oriented architectural treatments
including: distinctive and prominent entrance features; transparent glass such as windows,
doors, or window displays in and adjacent to major entrances; structural modulation where
appropriate to break down building bulk and scale; modulated rooflines, forms, and heights;
architectural articulation; canopies; arcades; pedestrian plazas; murals or other artwork; and
streetscape amenities.
v. At least 40 percent of any ground level principal facade located along a right-of-way (S. 316t'
St.) must contain transparent glass. (New construction.)
vi. Landscaping shall be used to define and highlight building entrances, plazas, windows,
walkways, and open space, and may include container gardens, wall and window planters,
hanging baskets, seasonal beds, trellises, vines, espaliered trees and shrubs, and rooftop
gardens. Landscaping should not block views to the building or across the site. Foundation
Iandscaping may be used to enhance, but not replace architectural treatments.
9. Pedestrian Areas — Pedestrian pathways shall be provided from rights -of -way, bus stops, parking
areas, and any pedestrian plazas and public space to primary building entrances. Multiple -tenant
complexes shall provide pedestrian walkways connecting all major business entrances on the site.
Pedestrian pathways shall be clearly delineated by separate paved routes using a variation in color and
texture, and shall be integrated with the landscape plan. Principal cross -site pedestrian pathways shall
have a minimum clear width of six feet and shall be protected from abutting parking and vehicular
circulation areas with landscaping.
Pedestrian areas and amenities should be incorporated in the overall site design. Pedestrian areas
include, but are not limited to outdoor plazas, courtyards, and seating areas. Pedestrian amenities
include, but are not limited to outdoor benches, tables and other furniture, and landscaping. Pedestrian
areas should be easily seen, accessible, and located to take advantage of surrounding features such as
building entrances, open spaces, significant landscaping, unique topography or architecture, and solar
exposure.
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Outdoor furniture, fixtures, and streetscape elements, such as lighting, freestanding signs, trellises,
arbors, raised planters, benches, bicycle racks, and trash receptacles should be incorporated into the
site design.
This -section also applies to the Phase I Use Process II application scenario.
10. Surface Parking — Due to the unique and multiple accessory uses, a parking analysis prepared by a
qualified transportation engineer/planner to determine an appropriate number of parking stalls will be
required. The analysis should include comparable sites, ITE Parking Generation, shared parking
possibilities, transit, and non -motorized trips.
Surface parking and driving areas may not occupy more than 40 percent of the project's linear
frontage along principal pedestrian rights) -of way (S. 316'' St.). A greater amount of parking and
driving area may be located along other rights -of -way; provided that the parking is not the
predominant use along such right-of-way. Up to 40 percent of the stalls may be compact. Please refer
to the enclosed parking lot design criteria handout for stall dimension standards.
For each parking space, 22 square feet of interior lot Type N shall be provided.
Landscape islands shall be a minimum size of 64 square feet; a maximum of 305 square feet; and a
minimum width of 6 feet at the narrowest point for islands at the end of 90-degree parking rows, 3
feet in width at the end of rows with angled parking, and 8 feet in width for islands used to separate
head -to -head parking stalls. Parking areas adjacent to public right-of-way shall incorporate berms at
least three feet in height within perimeter landscape areas, or add substantial vegetation planting to
reduce the visual impact of parking areas and screen automobiles.
The landscaping 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. The applicant is encouraged
to use landscaping islands as green stormwater infrastructure if feasible.
This section also applies to the Phase I Use Process II application scenario.
11. Landscaping — A landscape plan prepared by a Washington State licensed landscape architect shall
be submitted with the formal application. Please follow general guidelines outlined in FWRC
19.125.040(1) through (26) when preparing the site plan and planting schedule. The following
regulations are specific to your proposal:
a. Perimeter — A 5-foot-wide Type III (Visual Buffer) landscaping screen will be required along all
perimeter lot lines with the exception of areas where new construction will abut the property line.
Surface parking perimeters will require the reduction of visual impacts by either incorporating
berms at least three feet in height within perimeter landscape areas; or, adding substantial shrub
plantings to the required perimeter landscape type, and/or providing architectural features of
appropriate height with trees, shrubs and groundcover, in a number sufficient to act as efficient
substitute for the three-foot berm. Additional landscape screening will be necessary along the
existing building's west fagade depending on the viewshed from rights -of -way.
b. Tree Retention/Replacement —The city's tree canopy standards do not apply to properties within
the CC-F zone; therefore, no tree unit per acre calculation will be required.
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c. Parking lot - See item 10, Surface Parking.
This section also applies to the Phase I Use Process II application scenario.
12. Lighting — In addition to Crime Prevention Through Environmental Design (CPTED) lighting
standards, the following shall apply: lighting levels shall not spill onto adjacent properties; lighting
shall be provided in all loading, storage, and circulation areas; lighting standards shall not reduce the
amount of landscaping required for the project; and lighting fixtures shall not exceed 20 feet in height
and shall include cutoff shields. A photometric lighting plan that meets the standards of the
Illuminating Engineering Society (IES) minimum outdoor light levels will be required with the
Process II or III application.
13. Crime Prevention Through Environmental Design (CPTED) — Implementation of CPTED
principles (natural surveillance, access control, and ownership) is required. The enclosed CPTED
checklist must be submitted with the formal land use application. This section also applies to the
Phase I Use Process II application scenario.
14. Garbage & Recycling Receptacles — The design of the enclosure area should be consistent with the
architectural design of the primary structures on the site. The enclosure shall be screened by a 100
percent sight -obscuring fence or wall and appropriate landscape screen. This section also applies to
the Phase I Use Process II application scenario.
15. Bathhouse License and Regulation — Proposed sauna bath uses within the building meet public
bathhouse definition set forth in FWRC 12.40.010. Individual licenses for employees working in the
building will be required. These licenses and additional bathhouse regulations are administered by the
City Clerk's office. Please find the enclosed code sections and contact the City Clerk's office for
more information.
16. Application Fees & Submittal — Please contact the Permit Center at 253-835-2607 for updated fee
schedules for the Process III Master Land Use application, SEPA checklist, concurrency, engineering
review, and building permit. Additionally, please contact the Permit Center to schedule an appointment
to submit your land use application.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734,
kevin.p eterson@cityoffed eralway.com)
Land Use Issues — Stormwater
Note: The following comments apply if the existing building is expanded or with the construction of the
new (2"d) building', but do not apply to tenant or fagade improvements to the existing building:
1. Surface water runoff control and water quality treatment will be required per the 2009 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009
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.
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2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria.
In addition to the KCSWDM, our initial review suggests that FWRC Section 19.30.120,
"Nonconforming Water Quality Improvements" applies to this site. Specifically, the following items
apply:
a. 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;
b. 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;
c. 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
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 FWRC Sections 19.30.090 (nonconforming
development), 19.30.110 (street/sidewalk improvements), 19.30.120 (nonconforming water quality
improvements) and 19.135.030 (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 Enhanced
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 private commercial developments within the City Center
may be placed underground.
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
h!tp://www-ecy.wa.l?—ov/proMms/sea/12ac/index.html or by calling 360-407-6437.
Right -of -Way Improvements
1. See the Traffic Division comments from Erik Preston, Senior Traffic Engineer, for traffic related
items.
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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
Revised Code (FWRC) 19.135.030. 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.
Building 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 $824.50 for the first 12 hours of
review, and $68.50 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.ei!yofederal_way.com to
assist the applicant's engineer in preparing the plans and TIR.
3. Bonding is required for all street improvements and temporary erosion and sediment control
measures associated with the project. The bond amount shall be 120 percent of the estimated costs of
the improvements. An administrative fee deposit will need to accompany the bond to cover any
possible legal fees in the event the bond must be called. Upon completion of the installation of the
improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30
percent of the original amount and held for a two-year maintenance period.
4. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements. Upon satisfactory completion of the
two-year maintenance period, the remainder of the bond will be released. Maintenance for public
roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for
private roads and drainage facilities, including short plats, remain the responsibility of the individual
property owners.
5. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. 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.
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7. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per
Appendix D, 2009 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 (Erik Preston, PE, 253-835-2744,
erik. reston ci offederalwa .com
Transportation Concurrency Analysis (FWRC 19.90)
I. Based on the submitted materials for a 38,700 square -foot addition to the 65,741 square -foot existing
building, the Institute of Transportation Engineers (ITE) Rip Generation - 8th Edition, land use code
850 (Supermarket) with 36% pass -by rate, 492 (Health & Fitness Club), and 814 (Specialty Retail),
the proposed project is estimated to generate zero (0) net new weekday PM peak hour trips. The
applicant may choose to submit a site specific trip generation study for the proposed development.
2. A concurrency permit is not required for this development project.
Transportation Impact Fees (TIF) (FWRC 19.91)
Commercial - Based on the submitted materials, the estimated traffic impact fee is $0. Please note, the
actual impact fee will be calculated based on the fee schedule in effect at the time a building permit
application is filed and must be paid prior to permit issuance.
Street Frontage Improvements (FWRC 19.135)
1. Based on the 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 FWRC
19.135.030. The applicant/owner may submit an appraisal for the subject property, or King County
Assessor's records may be used. The Public Works Development Services Division will evaluate the
submitted appraisal data to determine if the project actually meets the City's 25 percent threshold for
requiring street frontage improvements.
2. The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-6 of the FWCP and Capital Improvement Program (CIP)
shown as Table III-19 (FWRC 19.135.040). Based on the materials submitted, staff conducted a
limited analysis to determine the required street improvements. The applicant would be expected to
construct improvements on the following streets to the City's planned roadway cross -sections:
* S 316`h Street (in City Center) is a Principal Collector planned as a Type "L" street,
consisting of a 44-foot street with curb and gutter, 12-foot sidewalks with street trees and
decorative streetlights in a 74-foot right-of-way (ROW). Assuming a symmetrical cross
section, 7-foot ROW dedication and half street improvements consisting of sidewalk
widening behind the curb and planting street trees in tree wells is anticipated.
■ S 314`h Street (in City Center) is a Minor Collector planned as a Type "Q" street, consisting
of a 40-foot street with curb and gutter, 12-foot sidewalks with street trees and decorative
streetlights in a 70-foot right-of-way (ROW). Assuming a symmetrical cross section, 9-foot
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ROW dedication is required along the entire north frontage, and half street improvements
behind the curb are required along the eastern half of the north frontage. The anticipated
half -street improvements are a 12-foot sidewalk with street trees in tree wells and a 3-foot
utility strip. The existing curb would likely remain in its current location.
181h Avenue S, a new north -south grid road, is called for in the City's Comprehensive Plan
in the vicinity of the current drive aisle on the east side of the existing building. 70-foot
right-of-way dedication is required along with full width street improvements matching the
Type Q planned cross-section. The new north -south roadway would consist of a 40-foot
street with curb and gutter, 12-foot sidewalks with street trees and decorative streetlights in
the 70-foot right-of-way. Alternatively, the applicant may request to set aside a 70-foot
wide "Tract X" as future right-of-way to serve as a north -south connection following the
grid street network shown in the City's Comprehensive Plan. A continuous 24-foot
minimum width drive aisle shall be maintained to function as a grid road across the full
width of the property within the "Tract X". No building or permanent structure would be
allowed within the "Tract V. In either case, a connection to S 314`h Street will be required.
3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about right-of-way modification
requests is available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $91.50.
Access Management (FWRC 19.135)
1. Please show all neighboring driveways within 150 feet of the proposed driveway(s).
2. For driveways that serve uses other than single-family residential uses and zero lot line townhouse
development, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet
for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order
to provide adequate width for vehicles that may be reasonably expected to use the driveway, as
determined by the Public Works Director.
a. Driveways that access the new 18`h Avenue S would require 30-foot-wide driveway openings'
with 50-foot throat lengths between the street (18`h Avenue S) and the nearest internal drive
aisle.
b. The "Tract X" southern connection to S 3161h Street (3 lanes) should be widened to 40 feet. A
throat length of 50 feet must be maintained or created between the street (S 3160' Street) and
the nearest internal drive aisle.
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
ro bv(a�c i tyoffedera Iway.c o m}
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 FWRC 19.125.150.
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• 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 FWRC Section 19.125.040
(4) & (5)].
• 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).
BUILDING DIVISION (Scott Sproul, 253-835-2633, scoti.s rout ci offedei•aliva .corn
International Building Code (IBC), 2012 edition
Washington State Amendments WAC 51-50*
International Mechanical Code (IMC), 2012 edition
Washington State Amendments WAC 51-52*
Uniform Plumbing Code (UPC), 2012 edition
Washington State Amendments WAC 51-56 & WAC 51-57*
International Fire Code (IFC), 2012
Washington State Amendments* WAC 51 -54
National Electric Code (NEC), 2012 edition
Accessibility Code ICC/ANSI A117.1-2009
International Residential Code 2009
Washington State Amendments* WAC 51-51
14-101669
Doc I D 65447
Mr_ Kim
Page 13
May 19, 2014
Washington State Energy Code 2012 WAC 5 1 -11
Building Criteria
Occupancy Classification: A-3, A-1, A-2,-S-1, B
Type of Construction: Building A type III -A, building B type III-B
Floor Area: total proposed 104,414
Number of Stories: two stories
Fire Protection: fire alarm system, fire sprinkler 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 5 sets of drawings and specifications. Specifications shall include: 2 Soils report
2 Structural calculations _Energy calculations 2 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).
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 7 to 9 weeks of submittal date. Re -check of plans will
occur in one to three weeks after re -submittal.
Third party structural review maybe required. This an added cost above the permit fees
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.
14-101669 Doc. I.D 65447
Mr. Kim
Page 14
Mav 19, 2014
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.
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
• Provide allowable area calculation per IBC chapter 5.
• Seismic joint may be required between existing building and the new building due to the difference in
building designs.
Health department is a separate submittal and building owner's responsibility.
• Elevator will be required to the second level per IBC section 1104.4.
• Labor and Industry is a separate submittal for the elevator.
• Section 706.4 requires a 3-hour fire rated wall between buildings. See IBC section 706.4 foot a. In
Type II or V construction, walls shall be permitted to have a 2-hour fire -resistance rating.
• Fire walls shall have sufficient structural stability under fire conditions to allow collapse of
construction on either side without collapse of the wall for the duration of time indicated by the
required fire -resistance rating or shall be constructed as double fire walls in accordance with NFPA
221.
• Accessible parking shall be based on the number of parking stalls on the parcel.
• Per IBC 1109.6 Saunas and steam rooms, where provided, saunas and steam rooms shall be
accessible.
• In recreational facilities where separate -sex bathing rooms are provided, an accessible family or
assisted -use bathing room shall be provided. Fixtures located within family or assisted -use toilet and
bathing rooms shall be included in determining the number of fixtures provided in an occupancy per
IBC 1109.2
• Where dressing rooms, fitting rooms or locker rooms are provided, at least 5 percent, but not less than
one, of each type of use in each cluster provided shall be accessible per IBC 1109.12.1.
• Swimming pools, wading pools, hot tubs and spas shall comply with Section ICC A117.1-2009
section 1109.
• At least two accessible means of entry shall be provided for swimming pools. Accessible means of
entry shall be swimming pool lifts complying with Section 1109.2; sloped entries complying with
Section 1109.3; transfer walls complying with Section 1109.4; transfer systems complying with
Section 1109.5; and pool stairs complying with Section 1109.6. At least one accessible means of
entry provided shall comply with Section 1109.2 or 1109.3.
• If you install a boiler system for hot water please check with Labor and Industry if a permit will be
required from the State of Washington for the installation.
14-101669 Doc. I D 65447
Mr. Kim
Page 15
May 19, 2014
• As part of the plan submittal please include a door hardware schedule. Use code language to describe
the hardware.
• Plumbing diagram plans will be required for this project.
• Please show future building plans as part of your tenant improvement permit.
■ As part of the mechanical permit address high humidity levels that will be generated by the pools.
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, basbuEl C@lakehaven.ora}
Water
• Construction phasing was proposed at the pre -application meeting. For Phase I
(improvement/revision of existing building), only confirmation of appropriate water service/meter
sizing would be required. Applicant should submit estimated maximum & minimum flow rates
anticipated (GPM) to Lakehaven for review.
• A Certificate of Water Availability (application form attached) issued separately by Lakehaven may
be required to be submitted with any land use and/or building permit applications (check with land
use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate
is needed, allow 10 work days to issue for typical, 3 work days for accelerated, processing.
• Existing water system hydraulic model information for this site/area indicates that Lakehaven's
standard maximum allowable system velocity of 10 ft/s is exceeded at a fire flow rate greater than
6,300 gpm. Fire flow capacities greater than 6,300 gpm may be accommodated through water system
improvements.
■ If additional hydrant/s is/are required or indicated, or if any existing water distribution facilities are
required to be relocated, a Developer Extension Agreement will be required to construct new water
distribution facilities necessary for the proposed development. Additional detail and/or design
requirements can be obtained from Lakehaven by completing & completing & submitting a separate
application to Lakehaven for a Developer Extension Agreement (application form enclosed).
Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to
Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project
development.
• The site has the following existing water service connections:
• Domestic: 2" Non-residential. SN 27231.
■ Irrigation: 2". SN 27232.
• Fire Protection: 8" service tap. SN 28753.
■ A water service connection application submitted separately to Lakehaven is required for each new
service connection to the water distribution system, or any modification to an existing water service
connection (e.g., larger service, irrigation, abandonment of existing service(s), re -activation, etc.), in
accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Non-
residential properties require separate domestic (per building), irrigation (if irrigated landscaped areas
are incorporated into the site development), and fire protection (if required or installed) water service
connections & meters.
• Installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to
each domestic service meter is required pursuant to WAC 246-290-490 & Lakehaven standards. As a
high health cross -connection hazard, a reduced pressure backflow assembly (RPBA) is required.
14-101669 Doc. I D 65447
Mr. Kim
Page 16
May 19, 2014
Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl,
CZoep .Lakehavcn.org, 253-946-5427) for additional information & BPA testing coordination.
■ Applicant will be required to complete and submit a Water Use Questionnaire (WUQ, copy attached).
• For activity beyond Phase I, the associated Developer Extension Agreement must achieve a point of
either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any
new domestic or irrigation water service connection(s).
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2014 schedule) will be as follows for Phase II. It's preliminarily presumed no
revisions to existing service connections for Phase 1. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges and
deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without
notice.
• Water Service/Meter Installation, Domestic Non -Residential, 2" Size Presumed: $5,560.00 deposit.
Separate service/meter required. for each separate building.
• Capital Facilities Charge(s)-Water, presumed same water usage as used at site in 2012 — 36.04 ERU:
$83,947.68. Water system capacity credits are available for this property from system capacity
charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 12.00
Equivalent Residential Units (ERU). This amount would be due if service/meter re -sizing were
determined to be necessary by Lakehaven. Please contact Lakehaven for further detail.
■ Other (describe): $None anticipated.
Sewer
• Construction phasing was proposed at the pre -application meeting. For Phase I
(improvement/revision of existing building), it is not anticipated any work to the existing sewer
service connection would be involved.
• The site has one (1) existing sewer service connection (SSCP 19618, copy attached).
• A separate Lakehaven sewer service connection permit is required for each new 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 pipe 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 typically
required on the private building sewer line, for all new or modified non-residential connections.
• Applicant will be required to complete and submit a Sewer Use Survey (SUS, copy enclosed).
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection charges
(2014 schedule) will be as follows. Actual connection charges will be determined upon submittal of
service connection application(s) to Lakehaven. All Lakehaven fees & charges are typically reviewed
& adjusted (if necessary) annually, but are subject to change without notice.
• Sewer Service Connection Permit Fee, Phase II: $230.00, per building.
■ Capital Facilities Charge(s)-Sewer, presumed same water usage as used at site in 2012 — 36.04 ERU:
$None anticipated. Sewer system capacity credits are available for this property from system capacity
charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 30.17
Equivalent Residential Units (ERU). Please contact Lakehaven for further detail.
• Other (describe): $None anticipated.
General
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.
14-101669 Doc. I.D. 65447
Mr. Kim
Page 17
May 19, 2014
SOUTH KING FIRE AND RESCUE (Vince Faranda, 253-946-7242, once.faranda@soutbh-ingfire.org)
The required fire flow for this project is 3,920 gallons per minute. A Certificate of Water Availability
shall be provided indicating the fire flow available at the site. A hydraulic fire flow model shall be
requested from the water district.
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 the distance can be increase 20 percent.
Fire apparatus access roads:
1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance
of not less than 13 feet 6 inches.
2) Shall be designed and maintained to support the imposed load of a 75,000 pound fire apparatus
and shall be provided with a surface so as to provide all-weather driving capabilities.
3) Shall be not less than a 32 foot inside turning radius and not less than a 40 foot outside turning
radius.
4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire
Department approved alternative at the dead end. All such cul-de-sacs shall be not less than 80
feet in diameter.
5) Gradient shall not exceed 12 percent.
Emergency Responder Radio Coverage may be required per Section 510 of the International Fire Code.
The fire sprinkler system and fire alarm system shall be extended into the new addition.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWRC 19.40.070 (4).
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
14-101669
Doc 1 D 65447
Mr. Kim
Page 18
May 19, 2014
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,
Matthew Herrera, 253-835-2638. We look forward to working with you.
Matthew Herrera, AICP
Senior Planner
enc: Bulletin 001 `Process III Submittal Requirements'
Bulletin 003 `Master Land Use Application'
Bulletin 022 `CPTED Checklist'
Bulletin 042 `Parking Lot Design Criteria'
Bulletin 054 `Process II Submittal Requirements'
Bulletin 056 `Hazardous Materials Inventory Checklist'
Bulletin 074 `CC Planned Action Checklist'
Lakehaven Enclosures
c: Kevin Peterson, Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Brian Asbury, Lakehaven Utility District
Vince Faranda, South King Fire & Rescue
Permit Center w/ submittal checklists
14-101669 Doc I D 65447
CITY OF
Federal Way
May 8, 2014
10:00 a.m.
Pre -application Conference Sign in Sheet
COMMUNITY DEVELOPMENT REVIEW COMNHTTEE
Name: Shangri-La Spa & Wellness
Address: 31515 20th Ave South
File Number: 14-101669-PC
City Hall
Hylebos Room
NAME
DEPARTMENT / DIVISION
'TELEPHONE NUMBER
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NOTE: Lakehaven utility District Shangri-La Spa and Wellness Center (14-101669-00-PC) ~
neither warrants nor guarantees
Ithe accuracy of any facility
information provided. Facility 0 100 200
Ilocations and conditions are
:subject to field verification. Feet
4/30/2014
CITY Of
Federal
April 21, 2014
Young Jae Kim
1610 Boundary Blvd
Auburn, WA 98001
Way
FILE
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
RE: File #14-101669-00-PC; NOTICE OF PREAPPLICATION CONFERENCE
Shangri-La Spa and Wellness Center, 31515 20th Avenue South, Federal Way
Dear Mr. Kim:
The Community and Economic Development Department is in receipt of your preapplication conference
request. The application has been routed to members of the Development Review Committee and the
meeting has been scheduled as follows:
10:00 a.m. — Thursday, May 8, 2014
Hylebos Conference Room
Federal Way City Hall, 2nd Floor
33325 8'h Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at matt.herrera � cityoffederalway.com, or 253-835-2638.
Sincerely,
Matthew Herrera, AICP
Senior Planner
Doc. ID. 65439
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: April 18, 2014
TO: Ann Dower, Development Services
Rick Perez, Traffic
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
FROM: Matt Herrera — Planning
FOR DRCMTG. ON.- May 1, 2014 - Internal
May 8, 2014,10:00AM- with applicant
FILE NUMBER(s): 14-101669-00-PC
RELATED FILE NOS.: None
PROJECT NAME: SHANGRI-LA SPA AND WELLNESS CENTER
PROJECTADDRESS: 31515 20TH AVE S
ZONING DISTRICT: CC-F
PROJECT DESCRIPTION: Construction of anew 38000 sgft addition to a former 65000 sgft grocery store.
Includes some changes to the site work.
LAND USE PERMITS: Preapplication Conference
PROJECTCONTACT
YOUNG JAEKIM
1610BOLTNDARYBLVD
MATERIALS SUBMITTED: Renderings and site plan.
41kCITY 40';:ttt=P
OF
Federal Way
A?R I I Z04
CM OF FEflsl�'L WAY
GD
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8'h Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
www.ciLvoffederalway.cam
/�� 11P !%� r
APPLICATION NOW 1 bql� `� _ � Date
Project Name `mil AO i r --l-A 5n'l "If t17-S Ili I
C am"
Property Address/Location
I ri l 5 -o S , Feel .l LVay , wr+ `I gc�n3
Parcel Number(s) Z b `t _-.20 2
Project Description-_D ^"-'' `�� �' °'
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 (Director's Approval)
Process 11 (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
Zoning Designation
Comprehensive Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Applicant
Name:
kAjo-.,-
Address:
/ 71 6- �5u_� A P+ 24-C,
City/State:
A-1-1w Yb%-1<, IVY
Zip:
r Uo a b
Phone:
it } - 26�5 -
Fax:
Email:
6a-.4 . h W Itiq, �^ (�{�.ia l • u�. -
Signature:
<�
Agent (if different than Applicant)
Name: %vvt-� -S-c auk
Address:
J6lo l dA►� C3lud
City/State:
N,4b ,,„ w t{
Zip:
,bm1
Phone:
106 - (;gZ — ol00Q
Fax:
Email:
I<; Nn . 3c vvk FJ (/iuz l - covtA
Signature:
Owner
Name:
Z00vLt C-40o 4Cvvc,.
Address:
l7i b ou: U A14 2-415
City/State:
/Vesv Yo.-Ic , A-)y
Zip:
100;L b
Phone:
i 12 - :(, b- 3 b 16
Fax:
Email:
14m- c,-. Kwkq,0
Signature:
1�
Bulletin #003 - January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application
I
A"
1�
At
S 315TH ST
PLAN NORTH
SITE PLAN
Al SCALE: I'=40
45
PROJECT IDLNTIFICATION
APPLICABLE CODES
ZONING CODE
CITY T. COTE
BUILDING�E
DE W/ STATE AMENDL
2012
ENERGY CODE
N
2012 CODE
MECHANICAL CODE
2012 INTERNATIONAL MECHANICAL CODE
PLUMBING CODE
2012 UNIFORM PLUMBING CODE
ELECTRICAL CODE
2012 NATIONAL ELECTRICAL CODE
ACCESSIBILITY CODE
2012 INTERNATIONAL BULDING CODE, ICC A117-1-2009
BUILDING ADDRESS:
31515 20TH AVE S
FEDERAL WAY WA 98003
PARCEL ID: 0921049302
ZONING: CIF
SIZE: 304.870 SF
(E) BUILDING SIZE: 65.714 IF
(E) BUILDING YEAR BUILT: 1990
(E) BUILDING STORIES: 1
(N) MEZZANINE ADDITION: 5.700 IF
(N) BUILDING ADDITION: 33.000 IF
(N) BUILDING STORIES: 2
TOTAL PROPOSED DEVELOPMENT SIZE: 104.414 IF
(E) PARKING STALLS: 440 TOTAL
PROPOSED PARKING STALLS: 530 TOTAL
470 (ON SITE) + 60 (UNDERGROUND)
REWIRED PARKING STALLS: 637
SPA/SAUNA/RESTAURANT: 48,000 IF (1/100 SF) - 480
POOL/SPORT COURT: 23.414 IF (1/500 SF) = 47
OFFICE AND RETAIL: 33.000 IF (1/300 SF) = 110
OCCUPANCY USE GROUP
BUILDING A
PRIMARY USE: A-3
ACCESSORY USE: A -I, A-2, B, S-I
BUILDING B
PRIMARY USE: B
ACCESSORY USE: A-2, A-3
TYPE OF CONSTRUCTION
BUILDING A: III -A W/ FIRE SPRINKLER SYSTEM
BUILDING B: III-E!W/ FIRE SPRINKLER SYSTEM
2 HR FIRE SEPARATION BETWEEN BLDG A AND BLDG B
MAX ALLOWABLE AREA PER IBC TABLE 503
BUILDING A: 74.000 IF
BUILDING B: 57.000 IF
PROPOSED BUILDING SIZE
BUILDING A: 71.441 IF
BUILDING B 33.000 IF
LEGAL DESCRIPTION
OF I ij, PUU k$ L 1 k Ra_
E�L9t21A7iOLn i x1W �501
lIFT0��
L L
53.➢7� �I -a fl�� �a�,3'B;F�SSDD
SCOPE OF WORK
TENANT IMPROVEMENT FOR SNANO4-LA SPA IN EXISTING BUILDING
5,700 IF NEZZ ADDITION IN EXISTING BOLDING
NEW 2 STORY, 33,000 SF ADDITION
VICINITY MAP
PROJECT
.. _ LOCATION
SYMBOLS
PARTITIONS
TYPE OF WORK
(NON -RATED PARTITION)
EXISTING TO REMAIN -�
(SHOWN SKATED)
(1-HOUR RATED PARTITION)
EXISTING TO BE DEMOLISHED
(2-HOUR RATED PARTITION)
(SHOWN DASHED)
NEW
WALL/PARTITION TYPE INDICATOR
f---- FURNITURE OR
I
L ---•EQUIPMENT
I
BY OWNER
Q FE
TIC
(WALL -MOUNTED
V
FIRE EXTINGUISHER
(FE-TYPE FIRE
WITHOUT CABINET
EXTINGUISHER
TYPE DESIGNATED
IN CABINET_ LOCATE
MOUNT WITH
TOP OF CABINET
VALVE AT 4'-0• AFF.)
AT 4'-10" AFF)
GENERAL
NOTES
I_ DO NOT SCALE THE DRAWINGS.
2 VERIFY FIELD CONDITIONS PRIOR TO COMMENCEMENT OF EACH PORTION
OF THE WORK
3 THE OOH{RACT OOCUMfNiS ARE COMPLEMENTARY, AND W`;AT is
REQUIRED WY ONE SHKLL BE AS B1NpING AS IF REOIARfD BY AEU. THE
DONTRACTOR 9HAEL CppRpNATE ALC PORilOAeS OF THE WORK AS
DESCf 12 N THE CONTRACT OOCVLFINA NODPY THE AnKTECT
FOR RLSOLUTION OF At DHSCREPRVCIES I MOR TO CONSIRUCTON.
4- DIMENSIONS ARE TO THE STRUCTURAL GRID OR TO FINISH SURFACES,
UNLESS OTHERWISE INDICATED.
5 DOM AND CASED OPENINGS NDICATEO NEARBY WALL INT(RWTONS,
INUES�FIR FNE FID FACE �T THE TeEARBY WALEIGE 'IF L UN1,E5$ O�TIERWISE SIX
INDICATED. ALL OTHER OOQRS AND CASED OPENINGS SHALL BE
CENTERED BETWEEN ADJACENT WALL INTERSECTIONS
6 EIASNNC OTBD DMICKSIOHS ARE TAKEN FROM EXISIDNC DOCUMENTS.
CONTRACTOR TO 4EWY AV COHFRIM ACTUAL 01 CONOWONS
NUNFY ARCHITECT OF ACTUAL ONJENSTONS AND CMM PRIOR TO
CONSTRUCTION
PROJECT DIRECTORY
OWNER: HMART
16610 BOUNDARY
AUBURNND 9Y001w
ARCHITECT: WrIVN� C
E1 r 1R WAY
CONTRACTOR: Teo
DRAWING INDEX
A-0.1 SITE PLAN AND GENERAL INFORMATION
A-1,1 BUILDING A FLOOR PLAN
A-1.2 BUILDING A MEZZ LEVEL
A-1-3 BUILDING B FLOOR PLANS
ISSUED
DATE:
PREAPP CONFERENCE
APRIL 10, 2014
SITE GENERAPINFORMATION LI TION
TOE 21401
LLO-1
4
74'-1 t/t'f-- — — - —
FOOD 'I I FOOD 1
2 FOOD #3L D/W
FOOD COURT
DINNING TANNING AREA
RELAXING
WOMEN I MEN I SHOWER
1wol.s
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