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14-105441CITY OF Federal November 24, 2014 Young Jae Kim Broadway-32nd Street Realty 1610 Boundary Blvd Auburn, WA 98087 CITY HALL 33325 8th Avenu -Bout L Way Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Re: File #14-105441-00-PC; PREAPPLICATION CONFERENCE SUMMARY H Town Plaza Dear Mr. Kim: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held November 13, 2014. 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 Revised Code (FWRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Stacey Welsh, 253-835-2634, Stacey.welsh@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 Proposed redevelopment of Top Foods site; upgrades to existing building and construction of a 7-story mixed use multi-family/commercial building. Phased proposal with the redevelopment of the commercial building first and the mixed use building in a later phase. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. Mr. Kim November 24, 2014 Page 2 Planning Division The SEPA Planned Action Ordinance is effective through the end of 2014. The City is in the process of establishing a short-term extension and is considering a longer term extension. Before submitting your application, confirm with staff what materials are required for the SEPA component of your submittal. 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 any 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 19.13 5.2 80). DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. PLANNING DIVISION (Stacey Welsh, 253-835-2634, stacey.welsh(c�r�,cityoffederalway.com] 1. Zoning Designation and Use — The subject property is designated City Center -Frame (CC-F); the proposed uses include retail, entertainment, office, multi -unit housing, and day care, which are permitted uses in the CC-F zone as listed within and subject to the regulations set forth in the Use Zone Charts of FWRC 19.230.010, 19.230.020, 19.230.030, 19.230.060, and 19.230.090. 2. Land Use Application — As the proposed improvements exceed SEPA flexible threshold limitations (explained in item #3), the full project requires a Process III Land Use application. Process III is an administrative review conducted by city staff with a final decision issued by the Director of Community Development. Meeting Follow -Up — During the meeting there was a proposal to phase the project into two parts, the first phase would address constructing fagade improvements to the existing building. The second phase would include the construction of the new mixed use building. Staff recommends combining both phases into a single land use permit to lessen the need for future permitting. If you choose to move forward with a land use permit application for Phase I only, you would be subject to a Use Process I application as the exterior fagade modifications would be considered a minor improvement/modification to a developed site pursuant to FWRC 19.15.030(1). No public notice would be required and it 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 (SEPA) are required. 14-105441 Doc. I.D. 67137 W Mr. Kim November 24, 2014 Page 3 3. State Environmental Policy Act (SEPA) 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 2006. The Planned Action Ordinance established in 2007 is effective through the end of 2014. The City is in the process of establishing a short-term extension through September 30, 2015, and is considering a longer term extension. Before submitting your application, confirm with staff what materials are required for your SEPA submittal. If the Planned Action Ordinance is extended, then no additional threshold determination is necessary and only a targeted Planned Action environmental checklist is needed. If the Planned Action Ordinance expires, then a standard SEPA checklist and threshold determination process will need to be completed for this project. A targeted environmental checklist will not be required if you choose to move forward with Phase I permitting only. 4. Land Use Review Timeframes — 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. 5. Public Notice — The Process III application requires 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. 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. 6. 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, per FWRC 19.185.070. 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 submitted with the Use Process III application. 7. Nonconforming Development — The existing 66,000 sq. ft. building exceeds the City Center Frame limitation of 16,000 sq. ft. 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: 14-105441 Doe. I D. 67137 Mr. Kim November 24, 2014 Page 4 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. 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. 8. General Zoning Regulations — The Use Zone Charts of FWRC 19.230.010, 19.230.020, 19.230.030, 19.230.060, and 19.230.090, provide regulations for the proposed uses, which include retail, entertainment, office, multi -unit housing, and daycare, which are permitted uses in the CC-F zone. The following is only a portion of the zoning regulations governing the proposed uses in the CC-F zone. The applicant should consult the referenced Use Zone Charts prior to submitting a Master Land Use Application: 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. 316th St.). This applies to the proposed new building. b. Maximum Height — Multi -unit housing has a 70-foot maximum height limit. The city may modify the height limitations if criteria listed in FWRC 19.230.060(1) and 19.230.060(4) can be met as follows: 1. The city may, using process III, modify required height, yard, landscape and other site design and dimensional requirements for a proposed development that meets the following criteria: a. The proposed development will be consistent with the adopted comprehensive plan policies for this zone; and b. The proposed development will be consistent with applicable design guidelines; and c. The street utilities and other infrastructure in the area are adequate to support the proposed development. 4. Building height may be increased from the permitted outright height of 70 ft. to 85 ft. in exchange for providing publicly visible streetscape amenities, as defined in FWRC 19.05.190, along the right-of-way, the siting and design of which shall be approved by the director. "streetscape amenities " means pedestrian -oriented features and furnishings within the streetscape, such as bench seats or sitting walls, weather protection, water features, art, transit stops with seating, architectural facade treatments, garden space associated with residences, pedestrian -scale lighting, landscaping that does not block views from the street or adjacent buildings, special paving, kiosks, trellises, trash receptacles, and bike racks. c. Parking — Varies by use: i. Office: 1 space for each 300 sq. ft. of gross floor area for office use, including medical and dental office. ii. Retail: 1 space for each 300 sq. ft. of gross floor area for retail, including establishments providing banking services and beauty/barber services. 14-105441 Doe, I,D. 67137 -1 Mr. Kim November 24, 2014 Page 5 iii. Entertainment: I space for each 100 sq. ft. of gross floor area for entertainment use, including restaurant and bakery. iv. Multi -unit housing: 1.7 spaces per unit. v. Daycare: 1 space for each 300 sq. ft. of gross floor area. Note: The building table submitted with the application materials needs to be revised to separate out the individual details of each tenant space as well as all floors of the new multi -story building. All parking calculations need to be re -confirmed; in particular the residential numbers for the H-Town building are not correct. d. Lot Coverage — No maximum lot coverage is established. e. Daycare related code requirements per 19.230.090 notes 43-5: i. Day care facilities must contain an outdoor play area with at least 75 sq. ft. for each child using the area at any one time. This play area must be completely enclosed by a solid fence or other screen at least six ft. in height. Play equipment and structured play areas must be set back at least five ft. from each property line. ii. Day care facilities may include accessory living facilities as defined by FWRC 19.05.010. iii. Day care facilities and schools must comply with the requirements of the State Department of Social and Health Services and/or the State Superintendent of Public Instruction. 9. Community Design Guidelines — Review of the proposal under the city's design guidelines, FWRC Chapter 19.115, is required for the project and will occur in conjunction with the Use Process. The principal applicable guidelines for the project are noted below. However, this does not necessarily include all applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an application. The application must include a written narrative identifying how the proposal complies with the applicable design guidelines, as detailed. a. FWRC 19.115.010(2) CPTED — Implement Crime Prevention through Environmental Design (CPTED) principles to reduce opportunities for criminal activities to occur. The city's Police Department and Planning Division will evaluate the formal application and review for compliance with CPTED principles. A completed CPTED checklist must be submitted with your application. i. Natural Surveillance — Promote visibility of public spaces and areas. ii. Access Control — Identify techniques that deter unauthorized access and/or inappropriate access. iii. Ownership — Reduce perception of areas as ownerless. b. FWRC 19.115.050 Site Design —Refer to all sections of this chapter for site design standards. Key sections include: i. (1) General Criteria (b), (c), (d), (e), (f), and (g) ii. (2) Surface Parking Lots (a), (b), (c), (d) and (e) iii. (3) Parking Structures (includes .parking floors within commercial buildings) (a), (b), (c), (d), (fl, (g), (h) iv. (4) Pedestrian Circulation and Public Spaces (a), (b), (c), (d), (e) and (f) 14-105441 Do , W. 67137 Mr. Kim November 24, 2014 Page 6 1. Considering the addition of a residential building, the current site layout is not necessarily resident/pedestrian friendly because of the large surface parking lot. The city would encourage you to incorporate ways to improve that environment. v. (5) Landscaping vi. (6) Commercial service (a) and (b) vii. (7) Miscellaneous (a) FWRC 19.115.060 Building Design —Key design requirements of this section apply to the project as follows. i. (2) Note: The north and south elevations are 60 feet or greater in length and will be visible from S. 314" St. and S. 316`i' St. and must implement at least two of the four following options on each facade. Options intended to break up the mass of large buildings include fagade modulation, landscaping, canopy or arcade, and associated pedestrian plazas. The proposed plan does not meet this requirement. ii. (3) Building facades shall also include methods of articulation and accessory elements, for example display windows, window openings with visible trim material, vertical trellis, artwork, decorative masonry or metal patterns or grillwork, relief, material variations, etc. 1. See provisions regarding articulation of blank walls. The new facade changes need to be consistent with the Design Guidelines. d. FWRC 19.115.070 Building and Pedestrian Orientation —Design requirements of this section apply to the project as follows: (1) (a-d). e. FWRC 19.115.080 Mixed -use residential buildings in commercial zoning districts —Facades of mixed -use buildings that front a public right-of-way shall meet the following guidelines: (1)-(5). f. FWRC 19.115.090(3) District Guidelines for CC-F— Key design requirements of this section apply to the project (F)ATRC 19.115.090(3)(a)(ii)-(d) and (f)-O)). 3) City center core (CC-C) and city center frame (CC-F). (a) The city center core and frame contain transitional forms of development with surface parking areas. However, as new development or redevelopment occurs, the visual dominance of surface parking areas shall be eliminated or reduced. Therefore, parking shall be located behind building(s), with building(s) located between rights -of -way and the parking area(s), or in structured parking, and any parking located along a right-of-way is subject to the following criteria: (ii) In the city center frame, surface parking and driving areas may not occupy more than 40 percent of the project's linear frontage along principal pedestrian right(s)-of-way, as determined by the director. (Note: applies to S. 316`s' St.) (iii) A .greater amount of parking and driving area than is specified in subsections (3)(a)(i) and (ii) of this section may be located along other rights -of -way; provided, that the parking is not the predominant use along such right-of-way, as determined by the director. 14-105441 Do _ LD. 67137 Mr. Kim November 24, 2014 Page 7 g. FWRC 19.115.115 Design criteria for residential usable open space and fee -in -lieu option — These guidelines apply to residential usable open space that is developed pursuant to FWRC 19.230.060. 10. Signage — See FWRC 19.140 for specifics about sign requirements. Separate sign permits are required. 11. Parking Lot Design — Design criteria is based on the enclosed department handout. Typical 90- degree design standards are 9'x18' stalls with 25' drive aisles. Up to 40 percent of the required stalls may be designated compact at 8'xl5' with 25.5' drive aisles. Wheel stops shall be provided on all stalls adjacent to pedestrian pathways. Note: The parking stalls located along the western property line will need to meet current code as that area is not currently striped for parking. The proposed stalls along the 74' bump -out section of H-Plaza will need to be removed, as this area does not have adequate width for a drive aisle. This section also applies to the Phase I Use Process I application scenario. 12. Landscaping — Landscape requirements are contained in FWRC Chapter 19.125 "Outdoors, Yards, and Landscaping." Following are the key landscape requirements for the project. (a) A landscape plan prepared by a Washington State licensed landscape architect shall be submitted with the formal application. Please follow general guidelines outlined in FWRC 19.125.040(l) through (28) when preparing the site plan and planting schedule. (b) Per FWRC 19.125.040.4, all trash enclosures shall be screened from abutting properties and/or public rights -of -way by a 100 percent sight -obscuring fence or wall and appropriate landscape screen. (c) Per FWRC 19.125.040.22, building walls which are uninterrupted by window, door, or other architectural feature(s) listed in Chapter 19.115 FWRC, Community Design Guidelines, FWRC 19.115.060(3)(b), that are 240 square feet or greater in area, and not located on a property line, shall be screened by landscaping. Such planting shall include trees, shrubs and groundcover appropriate for the area proposed. (d) Per FWRC 19.125.060(7), for properties within the City Center Frame, CC-F zone: a) Type III landscaping five feet in width shall be provided along all properties abutting public rights -of -way and ingress/egress easements. b) Type III landscaping five feet in width along all other perimeter lot lines. (e) Per FWRC 19.125.070.2.a.i.B, required interior lot landscape areas shall be provided at the following rate within paved areas: commercial developments shall provide the following: twenty-two square feet per parking stall when 50 or more parking stalls are being provided. This section also applies to the Phase I Use Process I application scenario. 13. Tree Density Requirements — The city's tree and vegetation retention standards (FWRC 19.120.130) do not apply to properties within the CC-F zone. 14. Clearing & Grading — The applicant is required to obtain clearing and grading plan approval as a component of Process III approval. Consult FWRC 19.120.040(1) for items that are required to be included on the plan including the anticipated amounts of cut and fill. 15. Rooftop Mechanical Equipment —.Per FWRC 19.110.070, heating ventilation and air conditioning, elevator equipment, and similar appurtenances that extend above the roofline must be surrounded by a solid sight -obscuring screen that is integrated into the architecture of the building and obscures the 14-105441 Doc I.D. 67137 Mr. Kim November 24, 2014 Page 8 view of the appurtenances from adjacent streets and properties. Please provide screening details on the elevation drawings. 16. Lighting — In addition to Crime Prevention Through Environmental Design (CPTED) lighting standards, the following shall apply: lighting levels shall not spill onto adjacent properties (FWRC 19.105.030); lighting shall be provided in all loading, storage, and circulation areas; lighting standards shall not reduce the amount of landscaping required for the project (FWRC 19.115.050). A photometric lighting plan that meets the standards of the Illuminating Engineering Society (IES) minimum outdoor light levels will be required with the Process I or III application. 17. Garbage & Recycling Receptacles — Per FWRC 19.125.150, 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 from the abutting property by a 100 percent sight -obscuring fence or wall. Storage areas shall not interfere with the primary use of the site. The enclosure area shall be located so that collection of materials by trucks will not burden pedestrian or vehicular movement. The storage area shall not be located in areas incompatible with noise, odor, and increased pedestrian and vehicle traffic. This section also applies to the Phase I Use Process I application scenario. 18. Time Limitations — The applicant must substantially complete construction for the development activity and complete the applicable conditions listed in the decision within five years after the final decisions. Requests for time extensions may be granted by the Director of Community Development if criteria set forth in FWRC 19.15.110 can be met. 19. Application Fees & Submittal — Please contact the Permit Center at 253-835-2607 for updated fee schedules for the Process III Land Use application, SEPA checklist, concurrency, engineering review, and building permit. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com) Land Use Issues — Stormwater Note: The following comments apply if the existing building is expanded and/or with the construction of the new (2"d) building, but do not apply to tenant or fagade improvements to the existing building. 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 Infonnation Report (TIR), addressing the relevance of the project to the eight core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The City has 1" = 100', five-foot contour planimetric maps that may be used for basin analysis. 2. The project lies within a Conservation flow control area, thus the applicant must design the flow control facility to meet this performance criteria. 3. In addition to the KCSWDM, our initial review suggests that FWRC 19.30.120, "Nonconforming Water Quality Improvements" applies to this site. Specifically, the following items apply: 14_105441 Doc. LD. 67137 Mr. Kim November 24, 2014 Page 9 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. The new apartment building, as currently shown, appears to be located very close to an underground detention vault that lies under the existing parking lot. Depending on the proximity between the new building and the vault, additional structural analysis/design may be required to show that the loading of either structure does not impose upon the structural support of the other, or if so, how each/either structure will support the additional load. 5. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 6. Detention and water quality facilities for private commercial developments within the City Center may be placed underground. 7. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 8. 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 htt ://www.ec .wa.&ov/ ra ams/sea/ ac/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. 14-105441 Doe. Lrl. 67137 Mr. Kim November 24, 2014 Page 10 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 Federal Way Revised Code (FWRQ 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 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 $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.cibLoffederalwE.com to assist the applicant's engineer in preparing the plans and TIR. 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. 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. 14-105441 Doc. LD. 67137 Mr. Kim November 24, 2014 Page 11 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.preston@cityoffederalway.com) Transportation Concurrency Analysis (FWRC 19.90) Based on the submitted materials for redevelopment of the 65,741 square -foot existing building and new building with 1,100 feet special IV retail and 92 apartments, the Institute of Transportation Engineers (ITE) 'rip Generation - 8` Edition, land use code 850 (Supermarket) with 36% pass -by rate, 220 (Apartment), 820 (Shopping Center), 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) 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) 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 (F)ATRC 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 316t' 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 are required as measured from the street centerline. In this case, only sidewalk widening behind the curb, decorative streetlights, and planting street trees is anticipated. 14-105441 Doc. I.D. 67137 Mr. Kim November 24, 2014 Page 12 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 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. In this case, only the 12-foot sidewalk with street trees in tree wells and a 3-foot utility strip is anticipated. Along the west half of the north frontage, the applicant may instead request to set aside a 9- foot-wide "Tract X" as future right-of-way to serve the extension of S 3141h Street following the grid street network shown in the City's Comprehensive Plan if the site is ever re -developed or until such a time as the remainder of the S 3141h Street alignment is constructed and would allow a complete connection. 18`h 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 instead 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 if the site is ever re- developed or until such a time as the remainder of the 18th Avenue S alignment is constructed and would allow a complete connection. 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 X." 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 a right-of-way modification requests are available through the Public Works Development Services Division. These modification requests have a nominal review fee currently at $105.50. 4. If the site is developed in phases, street frontage improvements and ROW dedication are not required for a Phase 1 redevelopment of the existing building. Access Management (FWRC 19.135) 1. Please show all neighboring driveways within 150 feet of the proposed driveway(s). 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. The southern driveway connection (3 lanes) should be widened to 40 feet. 14-105441 Doc I.D. 67137 Mr. Kim November 24, 2014 Page 13 BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com) 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 Al17.1-2009 International Residential Code 2009 Washington State Amendments* WAC 51-51 Washington State Energy Code 2012 WAC 51-11* Building Criteria Occupancy Classification R-2, M, A-2 Type of Construction: Floor Area: 107,600 sq. ft. seven stories above grade and parking below grade; 65,700 sq. fl. single -story existing retail building. Fire Protection: fire alarm system, fire sprinkler system required Wind/Seismic: Basic wind speed 85 Mph, Exposure_, 254 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. 14-105441 Doc. I.D. 67137 Mr. Kim November 24, 2014 Page 14 Federal Way reviews plans on a first in fist 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 is 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. 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. Plumbing and mechanical is not a separate submittal. • City of Federal Way provides its own electrical inspection program. 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 • Construction phasing was proposed at the preapplication 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. 14-105441 Doc, LD 67137 Mr. Kim November 24, 2014 Page 15 ■ A Certificate of Water Availability (application form enclosed) 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 hydrants 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 & 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: o Domestic: 2" Non-residential. SN 27231. o Irrigation: 2". SN 27232. o 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. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, QZqe12flQLakehayen.or , 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. o Water Service/Meter Installation, Domestic Non -Residential, 2" Size Presumed: $5,560.00 deposit. Separate service/meter required for each separate building. o 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 14-105441 Doc. I.D. 67137 Mr. Kim November 24, 2014 Page 16 service/meter re -sizing were determined to be necessary by Lakehaven. Please contact Lakehaven for further detail. o 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 enclosed). ■ 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. o Sewer Service Connection Permit Fee, Phase II: $230.00, per building. o 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. o 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. SOUTH KING FIRE AND RESCUE (Vince Faranda, 253-946-7242, wince.faranda@southkingfire.org) Water Supplies for Fire Protection • 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. • The required fire flow and number of hydrants for this project is not available due to construction type concerns. • Fire hydrants shall be in service PRIOR to and during the time of combustible construction. Fire -Extinguishing Systems • An automatic fire sprinkler system is required. • An automatic fire sprinkler system shall be installed in all Group R, Division 2, occupancies having three or more levels or containing five or more dwelling units and Group R, Division 1 occupancies leaving three or more floor levels or containing ten or more guest rooms. Fire walls shall not be 14-105441 Doc. 1.D. 67137 Mr. Kim November 24, 2014 Page 17 considered to separate a building to enable deletion of the required fire sprinkler system. [Federal Way Revised Code Chapter 8, Article II, Division 41 An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire flow or where the total floor area included within the surrounding exterior walls on all floor levels, including basements, exceeds 10,000 square feet. Fire walls shall not be considered to separate a building to enable deletion of the required automatic fire -extinguishing system. [Federal Way Revised Code Chapter 8, Article II, Division 4] The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 percent less than the correlative water supply curve pressure. A separate permit is required for the installation of the Fire Sprinkler System. Contact the Fire Marshal's Office at (253) 946-7242 for Fire Sprinkler System Specifications. Standpipe System • A Class I standpipe system is required in buildings where the floor level of the highest story is located more than 30 feet above the lowest level of the fire department vehicle access. • Buildings four or more stories in height shall be provided with not less than one standpipe for use during construction. Such standpipes shall be installed when the progress of construction is not more than 40 feet (12 192mm) in height above the lowest level of fire department access. Such standpipe shall be provided with fire department hose connections at accessible locations adjacent to usable stairs. Such standpipes shall be extended as construction progresses to within one floor of the highest point of construction having secured decking or flooring. Fire Pumps • Fire pumps, if required shall be either diesel or electric with a generator. The fuel supply for the generator must be onsite, not connected to underground utilities. • Indoor fire pump rooms shall be protected per NFPA 20 and IBC 913.2.1 Fire Alarm System • An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central and/or remote station conforming to the current requirements of the National Fire Protection Association standards and/or the fire chief or designee. [Federal Way City Code Chapter 8, Article 11, Division 4] • A separate permit is required for the installation of the Fire Alarm System. Contact the Fire Marshal's Office at (253) 946-7242 for Fire Alarm Specifications. Elevators At least one elevator shall be provided for fire department emergency access to all floors. The elevator car shall be of such a size and arrangement to accommodate a 24-inch by 84-inch ambulance stretcher in the horizontal position, 2012 IBC 3002.4. Emergency Responder Radio Coverage ■ Buildings and structures that cannot support the required level of radio coverage shall be equipped with a radiating cable system or other system approved by the fire code official in order to achieve the required adequate radio coverage, 2012 IFC 510. • A separate permit is required for the installation of an Emergency Responder Radio Coverage System. Contact the Fire Marshal's Office at (253) 946-7242 for additional information. 14-105441 Doc, CD. 67137 Mr. Kim November 24, 2014 Page 18 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. 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, Stacey Welsh, 253-835-2634. We look forward to working with you. Sincerely, 46W-6:-L�1— Stacey Welsh, AICP Senior Planner enc: Bulletin 001 `Process III Submittal Requirements' Bulletin 003 `Master Land Use Application' Bulletin 022 `OPTED Checklist' Bulletin 042 `Parking Lot Design Criteria' Bulletin 053 `Process I Submittal Requirements' Bulletin 056 `Hazardous Materials Inventory Checklist' Bulletin 074 `CC Planned Action Checklist' Lakehaven Utility Map c: Benny Kim, 7415 Lake Ballinger Way, Edmonds, WA 98026 Kevin Peterson, Engineering Plans Reviewer Erik Preston, Senior Traffic Engineer Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Vince Faranda, South King Fire & Rescue 14-105441 Doc, I.D. 67137 CITY OF FEDERAL WAY DEVELOPMENT REVIEW COMMITTEE (DRC) Preapplication Conference Sign -In Sheet f] Town Pima 14-105441-00-PC5 November 13, 2014 NAME WITH PHONE Im 1-1 VM (v3q ,v► � 15 3- I'Jb =zG 3 soVTp 1�1NG- FrR% Zs3- 935- a-7V 2s-3 ?'yb 72-q U i cC,, Z 53 — %�f S PO in CA sA�L C,0� IvLf-1 fl-Af-4 N 1ti4c Djq(s a c Z53 835 Z6 3 r f1 � 1� W ICI H PLAZA and H TOWN I AN AND KIM VIN► RECEIVE® OCT 17 2014 CITY OF FEDERAL WAY CDS 429 STALLS - l S 316TN ST --------------- FULL HT TENANT SITE PLAN PARTIAL HT TENANT & H PLAZA and H TOWN I AN AND KIM ©, n S 316TH ST SITE PLAN 1 "=50'-0" ft FEDERAL WAY H-PLAZA AND H-TOWN # of OCC OCC REQ'D PROV'D BLDG STORIES SPACE SIZE (SF) Units GROUP LOAD CON. ST TYPE PARKING PARKING H-PLAZA 1 HOME & HOME 26,000 1 M 867 III-B 86.7 300 FOOD TENANTS 9,000 3 A-2 600 111-13 90.0 HALLWAY/ MISC 6,800 M 0 III-B 22.7 OFFICE, COMM 19,400 7 B 194 111-13 64.7 CATERING 4,500 1 B 45 III-B 15.0 SUBTOTAL 1 65,700 1,706 279 300 H-TOWN 7 (7) 113ed, (7) 213ed 13,000 14 R-2 65 V-B 8.2 6 (7) 1Bed, (7) 213ed 13,000 14 R-2 65 V-B 8.2 5 (7) 113ed, (7) 213ed 13,000 14 R-2 65 V-B 8.2 4 (7) 113ed, (7) 213ed 131,000 14 R-2 65 V-B 8.2 3 (7) 113ed, (7) 213ed 13,000 14 R-2 65 V-B 8.2 2 (9) 113ed, (8) 213ed 13,000 17 R-2 65 I-B 10.0 1 (5) 113, Office, Misc 14,800 5 B/R-2 99 1-13 15.3 129 B Parking 141800 0 S-2 0 I-B 0.0 42 SUBTOTAL 8 107,600 92 489 66 171 TOTAL 173,300 2,194 345 471 Site Area 304,870 FOYER GYM COMMERCIAL TENANT SPACE 70% MULTI PURPOSE 2ND FLOOR ! rrt: 1 ST FLOOR 4 THRU 7TH FLOOR I" --0', 7a'-s" �` 3RD FLOOR i"= DLO" I BED, 1 BATH (600 SF) H PLAZA and HTOWN I AN 'AND KIM 2BED2 1BATH (850 SF) 2BED, 1.5BATH (850 SF) 0 H PLAZA and H TOWN I AN AND KIM *(to 82'-0"ABOVE GRADE NORTH ELEVATION 82'-0"ABOVE GRADE in 11 [■ ■0 ■■ [1 ■n [■ 11 PROW !■ !1 ■1 ■1 1 !■ [■ 1 ■1 ■11■ Hl ■ [ ! Iry ■1 ■1 ■1 [■ l ■■ [ li it ■■ ■1 41 ■ ■■ ■! 1■ ![ !1 [ !! !1 1 [INN 1 ■■ Qi , ■D 11 ■■ i■ ■1 [■ Q■ ■■ ! ltH ■1 ■■ ■1 [ - 11 ll[ ■ [■ man 11![ !!! ! r� f'■ ■ ■!1 ■!■1 SOUTH ELEVATION 82'-0" ABOVE GRADE H PLAZA and H TOWN I AN AND KIM EAST ELEVATION 82'-0"ABOVE GRADE WEST ELEVATION K10 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: 10-23-14 TO: Ann Dower, Development Services Rick Perez, Traffic Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue Tanya Nascimento, Federal Way School District FROM: Stacey Welsh, Planning) FOR DRC MTG. ON. 10-30-14 - Internal 11-6-14, 9:00 - with applicant FILE NUMBER (s): 14-105441-00-PC RELATED FILE NOS.: 14-101669-00-PC PROJECT NAME: PROJECT ADDRESS: ZONING DISTRICT: H TOWN PLAZA 31515 20TH AVE S CC-F PROJECT DESCRIPTION: Proposed upgrades to existing building (former Top Foods)and construction of a 7-story mixed use multi- family/commercial building. LAND USE PERMITS: Use Process III, SEPA PROJECT CONTACT: BROADWAY-32ND STREET REALTY YOUNG JAE KIM 1610 BOUNDARY BLVD. AUBURN WA 98087 MATERIALS SUBMITTED: Master Land Use Application Site Plan Floor Plan Elevations 4k ''� MXMVED �STER LAND USE APPLICATION BPAR'iMENT OF COMMUNITY DEVELOPMENT SERVICES vz�t4� 33325 8`' Avenue South CITY OF OCT 17 2014 Federal Way, WA 98003-6325 253-835-2607, Fax 253-835-2609 Federal W:My OF FEoFKgL WAY www.cityo€€ederalway.com CAS APPLICATION NO(S) �/ I Z�) 42-: 7 r Date 10 jig ib Project Name Property Address/Location 3 1 97' S �d{k 045 S • ���tt,�( t,ua`> , Parcel Number(s) b 2 o �- �f D 2 Project Description :4 440 .4inv* (t1d t t�1xzd�1 . ylv`o A^%& rtrA 67 va wn d Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone La5d Surface Modification t Line Elimination Preapplicadon Conference Process I (Director's Approval) Process H (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Infoor^mation Zoning Designation oYnprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type Applicant Name: YGwn :Y . (Cun Address: 16 iO SWA City/State: AtA{ &tv-4 , �A Zip: 'a&- 7 Phone: ioc - gr:5z -It cr_,q Fax: Email: 111-<Nt • yu An%! I�D �G4wra:(. CG w• Signature: Agent (if different than Applicant) Name: � eovt -( k i +M Address: r744 S L--s I�- ltf t City/State: Zip: �L7rq `f Phone: rf Fax: Email: J>4,0v1 ✓1-( K,t -14 ;"S (i) l O-O , CZV-V-' Signature: ` Owner Name: Address: / City/State: SL� e� S aL l t Cc! Zip: �� Phone: Fax: Email: Signature: Bulletin 0003 — January 1, 2011 Page 1 of 1 k:\HandoutsWaster Land Use Application FILE CITY or �. Federal October 23, 2014 Young Jae Kim Broadway-32nd Street Realty 1610 Boundary Blvd Auburn, WA 98087 Way CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com RE: FILE #14-105441-00-PC; PREAPPLICATION CONFERENCE SCHEDULED H TOWN PLAZA, 31515 201h Avenue South, Federal Way Dear Mr. Kim: The Community Development Department is in receipt of your preapplication conference request. The application has been routed to members of the Development Review Committee and a meeting with the project applicant has been scheduled as follows: 9:00 a.m. — Thursday, November 6, 2014 Hylebos Conference Room Federal Way City Hall, 2nd Floor 33325 8th 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 stacey.welsh@cityoffederalway.com, or 253-835-2634. Sincerely, Stacey Welsh, AICP Senior Planner Doe. I.D. 67114