16-104769CIT
Federal Way
November 30, 2016
�1FILE
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
Jay Seo, Architect Emailed: iay@riewwavearch.com
New Wave Architecture
1133 164"' Street SW, #2020
Lynnwood, WA 98087
RE: File #16-102945-UP; PROCESS I `DIRECTOR'S APPROVAL'
Jasmine Mongolian Grill Restaurant, 31515 Pete von Reichbauer Way S (Suites 112-115)
Deal- Mr. Seo:
The Community Development Department is in receipt of your Process I Master Land Use (MLU)
application for a proposed fagade remodel, site improvements, and change of use request from a retail use
to a 12,044 sq. ft. restaurant in H-Town Plaza. The department hereby grants Use Process I application
approval of the Jasmine Mongolian Grill Restaurant with conditions. This approval corresponds to the
following documents submitted by the applicant:
1. Sheet A-0.1, prepared by An and Kim LLC, received October 22, 2016 (solid waste review only);
2. Sheets A-1 & A-4, prepared by New Wave Architecture, received October 27, 2016; and,
3. Sheets A-2, A-3; A-5 — A-7, prepared by New Wave Architecture, received September 23, 2016.
Please be advised, work may not begin until you Deceive building pennit approval.
FINDINGS OF FACT
Proposal — The subject application applies to the establishment of a 12,044 sq. ft. square -foot
restaurant to operate within Suites 1 12-115, of the remodeled H-Town Plaza (65,714 sq. ft.). The one-
story structure was converted from a former grocery store to a covered mall with demising walls
under application no. 15-100521-UP. The following exterior site changes are proposed in addition to
the tenant improvement for the change of retail to restaurant:
• Four six-foot fabric canopies along the southern fagade;
• An aluminum awning above the restaurant entry;
• A raised entry way with stairs, an accessibility ramp, and railings;
■ Overhead service door opening in a CMU wall along the western fagade;
■ One new pedestrian connection; and,
• Wooden benches.
2. Comprehensive Plan & Zoning DesignaliOn —The zoning district and Federal WaY Comprehensive
Plan designation is City Center Frame (CC-F) zoning district. A restaurant is a permitted use in the
CC-F (City Center Frame) zoning district pursuant to Use Zone Chart FWRC 19.230.030
'Entertainment, etc.'
Mr. J. Seo
Page 2 of 5
November 30.2016
Change of Use — The proposal complies with FWRC 19.230.030, special regulations and notes #1-15.
The property's proposed use as a restaurant is a change of use from the previous grocery store
restaurant use of the property. When a land use changes from one use category in the zoning charts to
another use category, a zoning compliance review shall be performed as part of the use process
review. FWRC 19.15.025(1), `Change of use at a developed site' requires that the new restaurant use
comply with the standards directly related to the new use, in this instance, use special regulations and
notes etc.
a) Parking— Pursuant to FWRC 19.230.030, restaurant uses require 1 space per 100 square feet of
gross floor area in the CC-F zoning district. Previously, the building contained a grocery store -
retail use, requiring 1 space per 300 square feet based on today's parking regulations. The
restaurant is composed of three tenant spaces containing 12,044 square feet of gross floor area.
Accordingly, 120 spaces are required: 12,044 sf- 100 = 120 spaces [120.44 spaces]. The H-
Town Plaza property contains 387 existing and 28 proposed spaces for a total of 414 spaces.
To date, the Community Development Department has received applications for a 661 sq. ft.
insurance agency (New York Life Insurance), 872 sq. ft. travel agent (Click Tour), and 23,737 sq_
ft. home goods store (Home and Home). Pursuant to FWRC 19.230.010 and FWRC 19.230.020
both retail and office uses in the CC-F zoning district require 1 space per 300 square feet of gross
floor area. Accordingly, 204 total spaces are required, and 210 spaces remain for additional H-
Town Plaza tenants:
• Click Tour: 661 sq. ft. - 300 = 2 [2.2'] spaces;
• New York Life Insurance: 872 sq. ft. - 300 = 3 [2.9] spaces;
+ Home and Home: 23,737 sq. ft. - 300 = 79 [79.1] spaces; and,
• Jasmine Mongolian Grill: 12,044 sf- 100 = 120 [120.441 spaces.
In conclusion, the proposed restaurant achieves the minimum parking requirements.
Required parking for each H-Town tenant will be evaluated as building pen -nits, change of use
requests, and/or land use applications are submitted for review. Parking requirements vary by use
per Federal Way Revised Code.
b) Repair of Site Improvements — The Jasmine Mongolian Grill is located in three suites within the
H-Town Plaza. Pursuant to FWRC 19.105.100, the H-Town Plaza remodel was `required to
repair and/or restore the existing improvements on the site to a condition as near as physically
possible to the condition required under the approval(s) of the existing development. The former
grocery store use ceased in operation for 12 consecutive months. Site improvements and
subsequent Planning Division inspections will be conducted under shell commercial building
permit 15-100452-CO.
c) Recycling and Solid Waste — The proposal must comply with provisions found in FWRC
19.125.150 `Garbage and recycling receptacles — Placement and screening.' Plans resubmitted to
the Community Development Department on November 4, 2016, under file no. 15-100452-CO,
shall address minimum solid waste and recycling requirements for the entire building pursuant to
FWRC 19.125.150. The restaurant proposal is a `general commercial' use and therefore must
1 Pursuant to FWRC 19,130.040, if the formula for determinin_ the mininunm and maximum number of parking spaces results in a fraction, that
fraction will be rounded up to the next higher whole number.
16-104769-00-UP Doc 1 0 7481s
Mr..1. Seo
Page 3 ol'5
November 30. 2016
provide 361 square feet of storage space for recycling storage areas, with a minimum of 65 square
feet. A 420 sq. ft. garbage and recycling enclosure is proposed on the western facade. The gate
opening is a 30-foot enclosure; a minimum 12 foot gate opening is required, as garbage and
recycling drop boxes will be used in compliance with FWRC 19.125.150(6)(b).
d) Community Design Guidelines —The proposed restaurant complies with the provisions of FWRC
Chapter 19.115, "Community Design Guidelines" that are reasonably related and applicable to
the area of development as detailed below.
Building Design — The restaurant principal entrance is located on the southern
facade/elevation and clearly visible from the right-of-way, Pete von Reichbauer Way. An
existing pedestrian connection helps define the main entry. The new entry improves the
single -story non -conforming building in the CC-F zoning district (see Item Q.
i i. Pedestrian Circulation — A new pedestrian walkway is incorporated from the parking lot to
the sidewalk entrance. Existing walkways are also located around the building. Pedestrian
pathways in the CC-F zoning district, pursuant to FWRC 19.1 15.090(3)(d), must be
provided from parking areas and rights -of way to primary building entrance.
As a condition of approval, the new walkway shall have a minimum clear width of six
feet. Please see redlined plans approved November 30, 2016.
Hi. District Guidelines —The southern elevation is a principal facade for the use, containing a
major entrance which is clearly visible from a right-of-way and public sidewalk along Pete
von Reichbauer Way. The applicant provides pedestrian amenities including landscaping
and seating at the principal entry. The single -story building is non -conforming per CC-F
District regulations FWRC 19.1 15(3)(a),(c )(i) (d), which requires pedestrian pathways,
minimum ground level transparent glass and a minimum percentage of parking along a
project's linear frontage.
As a condition of approval, the four new windows and glass entry way along the southern
elevation must remain transparent. The applicant shall not cover ground floor windows
with stickers or advertisements, pursuant to FWRC 19.1 15.090(3)(c)(1). The restaurant
shall not install any equipment blocking these windows.
Environmental Review — The proposed improvements are exempt from environmental review. No
new buildings, additional square footage, or parking stalls are proposed. Therefore, the improvements
are consistent with the State Environmental Policy Act (SEPA) definition of "minor new
construction" as adopted in the city's flexible threshold exemptions in FWRC 14.15.030(1)(c).
In conclusion, the proposed facade modulations improve the existing building and street presence along
Pete von Reichbauer Way South.
CONCLUSIONS
Various sections of the zoning and development code indicate that certain developments, activities, or
uses are permitted only if approved using Process I — Director's Approval. Based on the findings below,
the proposed improvements to the developed site meet the following Process I approval criteria and land
use review thresholds of Federal Way Revised Code (FWRC) 19.15.030 and 19.55.020:
16-I04769-00-UP Doc I-D 74818
Mr..1. Seo
Page 4 of 5
November 30.2016
l . The proposed improvements are consistent with applicable chapters of FWRC Title 19 including,
but not limited to: Permits and Review Processes; Process I — Director's Approval; Community
Design Guidelines and City Center Frame (CC-F) District guidelines.
2. The health, safety, and welfare of the citizens of the city are preserved.
3. The proposal is a `minor new construction' exempt from SEPA review per the City's flexible
thresholds.
4. The proposed change of use from retail to a restaurant use is consistent with FWRC 19.15.025
Zoning and use review process for new tenants — Change of use at a developed site.
5. Required site improvements apply per FWRC 19.105.100.
CONDITIONS
1. As a condition of approval, the new walkway shall have a minimum clear width of six feet.
2. The applicant shall maintain transparent windows facing Pete von Reichbauer Way.
3. The pedestrian connection shall be at least 6 feet in width. See redlined plans approved November 29,
2016.
4. Contact Associate Planner Leila Willoughby -Oakes at 253-835-2644 or Ieila.-Mlloughby-
oakes(c-t�cityoffederalway.com to schedule a Planning Division inspection at the building permit final.
5. Prior to final inspection and opening, the restaurant shall have operating solid waste and recycling.
6. A building permit is required prior to any improvements. No work may begin until the building
permit is issued. Contact the Permit Center at 253-835-2607 or permitcenter@cityoffederaIway. coin,
If you have questions regarding permits.
7. Apply for a business license through the City of Federal Way Finance Department prior to opening;
contact 253-835-2506.
APPEALS
The effective date of this decision is December 3, 2016, or three days fi-om the date of this letter.
Pursuant to FWRC 19.55.050, any person who commented on the application or requests a copy of this
administrative decision may appeal the decision to the Federal Way Hearing Examiner within 14 calendar
days after issue, by December 16, 2016. Any appeal must be in the form of a letter delivered to the
Community Development Department with the established fee. The appeal letter must contain a clear
reference to the matter being appealed and a statement of the alleged errors in the Director's decision,
including the identification of specific findings and conclusions made by the Director disputed by the
person filing. However, in that you are the only party of record, your appeal period is waived (assuming
you do not wish to appeal this decision). Waiver of the right to appeal does not affect the effective date of
this decision.
APPROVAL DURATION
Unless modified or appealed, the Process I decision is valid for one year from the date of issuance of the
decision. A one-year time extension to the decision may be requested prior to the lapse of approval
following the provisions listed in FWRC 19.15.110. The improvements must be substantially completed
within the one-year time period or the land use decision becomes void.
16-104769-00-UP Doe I D 74918
Mr. J. Seo
Page 5 of 5
November 30. 2016
CLOSING
This land use decision does not waive compliance with future City of Federal Way codes, policies, and
standards relating to this development. This Process I approval does not constitute approval of the
building permit or business license. If you have any questions regarding this decision, please contact
Associate Planner Leila Willoughby -Oakes, 253-835-2644, or leila.willoughby-
oakes@cityoffederalway.com.
Sincerely,
Brian Davis
Community Development Director
enc: Use Process I Approved Plan -Set
c: Leila Willoughby -Oakes, Associate Planner Brian Asbury, Lakehaven Water and Sewer District
Peter Lawrence. Plans Examiner Vince Faranda, South King Fire & Rescue
Rob Van Orsow. Solid Waste/Recycling Coordinator Hai Wai, 2033 2A Ave, #1900. Seattle. WA 98121 (w/ enc)
Erik Preston, Senior Transportation Planning Engineer Min Lee, Email: rnin1ee25 'iiymttil.co n
Kevin Peterson, Engineering Plans Examiner Kim Hong Sup: Email: kinih[%iipsian:ir9tutinnil.eoltt
Benny Kim: 7415 Lk Ballinger Way, Edmonds, WA 98026 (w/enc)
16-104769-00-UP Doc I D 74818
CIT
Ak Federal Way
October 17, 2016
FILE
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Jay Seo Email: Javc�]rnewwayeareh.com
New Wave Architecture
1133 164`h St. SW
Lynnwood, WA 98087
RE: File #16-104769-UP; TECHNICAL REVIEW JASMINE MONGOLIAN GRILL RESTAURANT
Fagade Improvements/Front Entry; 31515 Pete Von Reichbauer Way S. (Units 112- 115)
Dear Mr. Seo:
The Planning Division has reviewed plans submitted for a building alteration and requested change of use
from retail to restaurant in the CC-F zoning district (received September 23, 2016). Staff met with you on
October 7, 2016, to clarify code requirements. The restaurant gross floor area is 12,044 sq. ft. and abuts
Pete Von Reichbauer Way S. You propose the following building alterations:
■ Farade modulations with fabric awnings on windows approved under File No. 15-100521-UP.
• A principal storefront entry with a metal canopy, transparent windows, raised platform, landscape planter,
stairs, and accessibility ramp.
• A new truck loading dock (overhead door opening) located on the west building elevation (rear).
TECHNICAL REVIEW — PLANNING DIVISION
(Leila W-Oakes, 253-835-2644,lei] a.willouahbv-oal(est`ii)-citvoFfederxhvay.com
Community Design Guidelines apply to this proposal pursuant to FWRC 19.30.090(3).
Canopies/Aivnings — Per FWRC 19.1 15(c), building facade modulations in the form of canopy awnings
shall be a minimum of six feet; please see Figure 8 (FWRC 19.1 15.060(2)) below. Revise Sheet A-4's
awning and entry canopy dimensions:
Incorparamg wnowyjvca Cc
2. Pedestrian 07-Culation — Provide an additional pedestrian connection (pathway) from the restaurant to
the parking lot. Pedestrian connections and pathways should be provided from rights -of -way, bus stops,
and parking areas in the CC-F zoning district per FWRC 19.1 15.090(3)(d). Pedestrian pathways shall be
clearly delineated by separate paved routes using variation in color and texture -per FWRC
19.1 15.050(4). Asphalt paint striping is not permitted.
Mr..1. Sco
Page 2 of 3
October 17. 2016
3. The alteration proposal must include adequate recycling facilities pursuant to FWRC 19.125.150. The
restaurant use will be considered "retail use" and should provide five square feet of storage space, with a
maximurn of 1,000 square feet, for every 1,000 square feet of restaurant gross floor area, with a
minimum of 65 square feet (FWRC 19.125.150(7)). In email correspondence dated October 11, 2016,
l you state the building will not use the existing trash compactor.
Provide a screened enclosure consistent with the architectural design of the principal building per FWRC
p' 19.125. 150, with appropriate landscape screening (FWRC 19.125.125.040(4)). Per our discussion on
October 7, 2016, you may opt to install additional plantings within the landscape buffer in order to
satisfy FWRC 19.125.125.040(4), if the proposed modification represents superior results than that
�, which could be achieved by strictly following the requirements. Please see Rob VanOrsow, Solid Waste
f X\ & Recycling Coordinator, comments below.
W PUBLIC WORKS SOLID WASTE & RECYCLING DIVISION — (Rob VanOrsow, 253-835-2770,
o1).V11 nOrso►v(a..eityo!'fedea•alway_.Egm
\ U M -
FWRC 19.125.150 states as a retail use and their square footage, they would need:
• 2349+9695 = 12 thousand x 5' per thousand (equals 60 square feet or the minimum 65 square feet for
recycling storage for Suites l 12-1 15).
• The applicant would need more than the above for their garbage, compostables, and grease waste containers.
• The Division suggests following the guidelines For an enclosure sized as outlined in the Public Works
enclosure. An enclosure with 1 Ox20' clear interior dimensions should allow enough room to accommodate
these containers (using a mix of dumpsters and carts).
LAKEHAVEN UTILITY DISTRICT — (Brian Asbury, BAsbury(d]lakebaven.or!)
Please find Lakehaven's comments below, regarding the proposed restaurant. Please contact me if you've
any questions or need additional information.
Water
• A Certificate of Water Availability 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 fi-om date of issuance. If Certificate is needed, allow 1-2 work days to issue for
typical.
■ Hydraulic model results (FF 4271) indicate that Lakehaven's standard maximum allowable velocity of 10
ft/s is exceeded at a fire flow rate above 3,000 gpm. Fire flow rates greater than available in the existing
distribution system may be accommodated through water distribution system improvements. Please
contact Lakehaven for further detail.
• 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.
The existing 2" domestic water service/meter needs to be evaluated under UPC & Lakehaven standards,
to determine if it is adequate for the proposed use.
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, etc.), in accordance with standards defined in Lakehaven's current `Fees
and Charges Resolution.
lo-IOJ769-00-UP Doc. f D 74S 19
Mr..l. Seo
Page 3 of 3
October IT 2016
Applicant will be required to complete and submit a Water Use Questionnaire (WUQ, copy enclosed).
Installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each
domestic, and separate irrigation, service meter is required pursuant to WAC 246-290-490 & Lakehaven
standards regarding premise isolation. As a low health cross -connection hazard, either a double check
valve assembly (DCVA) or a reduced pressure backflow assembly (RPBA) is required. For the fire -
protection service, and as a low cross -connection hazard, a double check detector assembly (DCDA) or a
reduced pressure detector assembly (RPDA) is required for 3" & larger connections. Contact Lakehaven's
Cross -Connection Control Program Manager (Chris Zoepfl, CZoepfi(a.Lakehaven.org, 253-946-5427) for
additional information on premise isolation & BPA testing coordination.
Sewer
■ A Certificate of Sewer Availability 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 1-2 work days to issue for typical.
• The site's existing sewer service connection (SSCP 19618) was installed without Lakehaven inspection, so
actual location is not verified.
■ A separate Lakehaven sewer service connection permit is required for each new connection to the sanitary
sewer system or any modification to an existing sewer service connection (i.e., work Outside of the
building/foundation), 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 Type 1, 48" monitoring manhole is typically required on the
private building sewer line, for all new or modified non-residential connections. Also, installation of an
externally -located grease interceptor is required for all new restaurants and food service establishments, size to
be determined by applicant's engineer.
• Applicant will be required to complete and submit a Sewer Use Survey (SUS, copy enclosed).
• Execution of a Discharge Agreement will be required.
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.
CLOSING
Please submit three sets of revised plan sheets and a brief written response along with the enclosed
resubmittal form. If you have any questions regarding this letter, please contact 253-835-2644, or
ICila. Willo1.tghb -oakes QcitvoffederaIway.conn.
Sincerely,
a�q
Leila Willoughby -Oakes
Associate Planner
enc: Resubmittal Form
Solid Waste Guidelines
Lakehaven Enclosures
cc Hai Wang. 2033 2"d Ave. Suite 1900- Seattle. WA 98121.Brian Asbury. Lakehaven
Kim Hone. Email: kimhn[fe5itnri:!wirnail.cn[ni Rob VanOrsow. Public Works
Min Lee_ Email: niinlee233 ri _rnpil.com
Doc ID 74M9
I (,-I N 769-00-U P
October 26, 2016
i
c
KI IE Rq 1111' A V E
A R C H I T E C T U R E
RESUBMITTED
Leila Willoughby -Oakes
Associate Planner OCT 2 7 2016
City of Federal Way
33325 8t' Avenue South CITY OF FEDERAL WAY
Federal Way, WA 98003-6325 CDS
RE: File No.: 16-104769-UP
Project: Jasmine Mongolian Grill Restaurant
Location: 31515 Pete Von Reichbauer Way S. (Units 112-116)
Dear Ms. Willoughby -Oakes;
Per your plan review comment letter, dated October 17, 2016, 1 have revised the plans as
required and responded to your questions below. I have restated your questions and
responded in bold letters.
PLANNING DIVISION
(Leila W-Oakes, 253-835-2644)
Canopies/Awnings — Per FWRC 19.115(c), building fagade modulations in the form of canopy
awnings shall be a minimum of six feet; please see Figure 8 (FWRC 19.115.060(2)) below.
Revise Sheet A-4's awning and entry canopy dimensions:
(Canopy will be 6' wide. Please refer to sheet A-4)
2. Pedestrian Circulation — Provide an additional pedestrian connection (pathway) from the
restaurant to the parking lot. Pedestrian connections and pathways should be provided from
rights -of -way, bus stops, and parking areas in the CC-F zoning district per FWRC
19.115.090(3)(d). Pedestrian pathways shall be clearly delineated by separate paved routes
using variation in color and texture per FWRC 19.115.050(4). Asphalt paint striping is not
permitted.
(4' wide concrete pedestrian walkway will be added per our discussion. Please refer to
Title sheet, Site plan )
3. The alteration proposal must include adequate recycling facilities pursuant to FWRC
19.125.150. The restaurant use will be considered "retail use" and should provide five square
feet of storage space, with a maximum of 1,000_square feet, for every 1,000 square feet of
restaurant gross floor area, with a minimum of 65 square feet (FWRC 19.125.150(7)). In email
correspondence dated October 11, 2016, you smote the building will not use the existing trash
compactor.
(According to email I received from H-Plaza Architect, Benny Kim (dated 10-25-2016, see
attached ), building owner will be providing 20 cy recycle compactor for all tenants. H-
Plaza will also be enlarging existing dumpster enclosure to be shared by all tenants.
New dumpster will enclose 420 sf., (see attached drawing from H-Plaza Architect). Also
on the drawing is a table for potential tenant information and their recycle and solid
waste calculation. Please coordinate with H-Plaza architect with regards to Recycling
and Dumpster requirements. )
PUBLIC WORKS SOLID WASTE & RECYCLING DIVISION
(Rob VanOrsow, 253-835-2770)
1. 2349+9695 = 12 thousand x 5' per thousand (equals 60 square feet or the minimum 65
square feet for recycling storage for Suites 112-115).
(Please see above response #3.)
2. The applicant would need more than the above for their garbage, compostables, and grease
waste containers.
(Please see above response #3. Jasmine Mongolian Grill restaurant will not have
grease waste. All meals are cooked at the large round cooking top at dining area. No
compostables.)
3. The Division suggests following the guidelines for an enclosure sized as outlined in the
Public Works enclosure. An enclosure with 10x20' clear interior dimensions should allow
enough room to accommodate these containers (using a mix of dumpsters and carts).
(Please see above response #3.)
LAKEHAVEN UTILITY DISTRICT
(Brian Asbury, BAsbury@lakehaven.org)
WATER
A Certificate of Water Availability 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 1-2 work days to issue for typical.
(Water is already available for our units 112-116. No certificate of Water Availability will be
required.)
Hydraulic model results (FF #271) indicate that Lakehaven's standard maximum allowable
velocity of 10 ft/s is exceeded at a fire flow rate above 3,000 gpm. Fire flow rates greater than
available in the existing distribution system may be accommodated through water distribution
system improvements. Please contact Lakehaven for further detail.
• 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.
(No changes to existing system. Any changes or upgrade will be coordinated w/ Lakehaven
Utility District)
• The existing 2" domestic water service/meter needs to be evaluated under UPC & Lakehaven
standards, to determine if it is adequate for the proposed use.
(No changes to existing system.)
• 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, etc.), in accordance with standards defined in
Lakehaven's current 'Fees and Charges Resolution.
(Water is already available for our units 112-115. No changes to existing system.)
Applicant will be required to complete and submit a Water Use Questionnaire (WUQ, copy
enclosed).
(WUQ will be submitted with Tenant Improvement building permit submittal.)
Installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent
to each domestic, and separate irrigation, service meter is required pursuant to WAC 246-290-
490 & Lakehaven standards regarding premise isolation. As a low health cross -connection
hazard, either a double check valve assembly (DCVA) or a reduced pressure backflow
assembly (RPBA) is required. For the fire -protection service, and as a low cross -connection
hazard, a double check detector assembly (DCDA) or a reduced pressure detector assembly
(RPDA) is required for 3" & larger connections. Contact Lakehaven's Cross -Connection Control
Program Manager (Chris Zoepfl, GZoel2fl@Lakehaven.org, 253-946-5427) for additional
information on premise isolation & BPA testing coordination.
(DCVA will be called out on our tenant improvement permit drawing, to be field verified and
install if not provided. Testing report to be provided to the Lakehaven Utility District.)
SEWER
A Certificate of Sewer Availability 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 1-2 work days to issue for typical.
(Sewer is already available for our units 112-115. No certificate of Water Availability
will be required.)
The site's existing sewer service connection (SSCP 19618) was installed without Lakehaven
inspection, so actual location is not verified.
(No changes to existing system.)
A separate Lakehaven sewer service connection permit is required for each new connection
to the sanitary sewer system or any modification to an existing sewer service connection
(i.e., work outside of the building/foundation), 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. Also, installation of an
externally -located grease interceptor is required for all new restaurants and food service
establishments, size to be determined by applicant's engineer.
(No changes to existing system. There is existing grease interceptor that was used
by Top Food Grocery that we will be connecting to. All our meals are cooked at large
hot plate located at dining area that customers bring from raw food line. This
restaurant does not generate any grease waste and does not need grease waste
container.)
G Applicant will be required to complete and submit a Sewer Use Survey (SUS, copy
enclosed).
(SUS will be submitted with Tenant Improvement building permit submittal.)
Execution of a Discharge Agreement will be required.
(Discharge Agreement will be submitted with Tenant Improvement building permit
submittal.)
Should you have any other comments or questions, please feel free to call me at 206-372-0320.
Thank you, sincerely
Jay Seo
Principal
1 1 _3 i v 11 1 ., I R I E: S _ : I i ( I
c
CE MI W A V E
ARCH ITECTU RE
September 22, 2016
Planning Department
City of Federal Way
RE: 31515 Pete Von Reichbauer Way S. "H — Plaza"
Process I Narrative Description
Fagade Modification and Site Accessible Ramp & Stair
Dear Planning Dept.:
This subject property above has been previously submitted for Process I Application
and has been approved under file #15-100521-00-UP & 15-105659-00-AD.
We are in the process of developing portion of interior spaces (suite 112 — 115) for a
restaurant.
We would like to formally request approval of providing new entry door on south fagade
along with metal canopy for the entry, new accessible ramp, formal stair and small plaza
with bench and planter.
We would also request approval of high quality fabric awning above all 4 existing
windows on south fagade.
Lastly, we would request approval of exterior overhead door opening on west fagade for
trucks to drop off deliveries. Currently west fagade is back side of the building and it's
where existing loading docks and dumpsters are located.
Our intent with the fagade & site modification would improve existing building design
aesthetically as well as to provide better accessible route into our proposed restaurant.
Our client's intent is to develop a trendy new interior restaurant that is very affordable &
clean. Currently, we are located within The Commons Mall and would like to relocate to
bigger facility to accommodate more individual customers as well as group customers.
Should you have any further question, please do not hesitate to call (206-372-0320)
Sincerely,
Jay S
Projec,
4k RECEIVED MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
CITY OF401'::tSp SEP 2 3 2016 33325 8`h Avenue South
Federal Way, WA 98003-6325
Fe d e ra I WaycITY OF FEDERAL WAY 253-835-2607; Fax 253-835-2609
CDS www.cityoffederalway.com
APPLICATION NO(s)
Project Name
0 Vp
Date S E P -T 23 , 2 01(0
IZE5TA Ups t--I`C
Property Address/Location 31 5 15 PF-T E- V0 t� r-r-I "?-,Ay F- 2 wA-Y S .
Parcel Number(s) (9 9 2 6 0 4 rl 3 D 2-
Project Description pgo y ip F Ex g-Z u Z vA- F ,[ nr-- "r-W Iz�S'C/aJf2
PIXASE PRINT
4-T F-Po-ov (D& M6Z4L (41J0e-1 4 F46r-tC- Awt4f
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 II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
Zoning Designation
Comprehensive Plan Designation
6, 9 o 0i CVO Value of Existing Improvements
$ §06t ao� Value of Proposed Improvements
International Building Code (IBC):
-2 2 Occupancy Type
iff-131, 5e9-10)K LV--�Ej)Construction Type
Applicant
Name: 0A 1 Vjp� ►1 trl
Address: 21033 2N0 tlJ£ o4t- 1 C1 D O
City/State: 5 F A-ffL r 1 WA
Zip: q l21
Phone:(- 6GG - 6 s$ b
Fax:
Email: H u- i . W 28
Signature:
Agent (if different than Applicant)
Name: TAY Sp--0
Address: 11 33 164-[R ST- 5 0. 2-0 2-
City/State: L -,( N 4# J tbP
Zip: cl 6091
Phone: yl ys_ 1)176 - 3 pc�
Fax:
Email: JAY_W4UJAVF-AP q.60t-I
Signature:
Owner
Name: A-5 & -4 Cam' o -
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
51.0t; ,
Bulletin #003 — January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application
A
NEW 20 CY RECYCLE
COMPACTOR, BY
BUILDING OIINER.
SEPERATE PEFMIT—
r i�
❑ El
NON 420 SF GARBAGE
ENCLOSURE BY
BUILDING OUNER. r
SEPERATE PERMIT. 1
FL 683'
H PLC MA
65,114 SF
MIXED USE
5COPEE OF WORK 6FEA
RESTAURANT TENANT
IMPROVEMENT
(SUITE 112 - 115)
NEIfF 7g7Q4'•0' LOW.
TE PEVISTMAN
41ALY
III
I�. b &
NEW ACCESSIBLE
RAMP AND STAIR
lffio
�} y EXISTING OVERALL SITE PLAN
SCALE r - 30�-0- NO TH
ARCH ITEC TURE
RESIDENTIAL
COMMERCIAL
TELECOMMUNICATIONS
1133 164TH STREET SW
SUITE 202
LYNNWOOD, WA98087
OFFICE: (425) 778-3800
JAY ONEWWAVEARCH.COY
DRAWN BY • JYS
APPROVED BY- JYS
THfs DRAWINfl IS COPYAM7ED ANO
1S THE BOLE PROPT;iYfY OF NEW WAVE
ARCICTECTURE, fT W PRODUCED FOR
USE BY GLENT ONLY. REPROOIICTION
OR OMM USE OF THIS ORAWH(J OR THE
I FOFUMTKN4 GOWXNEl l HEFIEN WHHOM
THE WW" PERM MH DF HEW WAVE
ARCHIT'ECTIIRE 18 PFLOKNTED.
ALL RIOWS RESERVED. C2010
JASMINE
I�-
MONGOLIAN GRILL
IMPROVEMENT
��
(TENANT
1 r
31615 PETE VON REiCHHAUER WAY 3.
UNITS 112-115
FEDERAL WAY, WA 98003
===0 w _,I - -0 r'W - -% II J yiWW
� 1l
nit
f ! � -W r�
SHEET NAME
DepL of �
Pwmii #
O C T 2 7 2016
EXISTING OVERALL
SITE PLAN
e
CITY OF FEDERAL WAY
CDS
ti
•�
SHEET NUMBER
Da*
41/_
q -1
�•c1L%
�' .n.5 gjel�nl
II
R - — - 1i�tI��• ST3I114T9E 89F1i _ • ---- - - - - I1niIjIllii�ijI�iI-TI[t'iiltj�il5jtI S•�.T•
---RT1P0'107Y9EFD �InIIIHIIIII
II!11i�IIIIIIIIlfIII11t�I
-- ---1II�-
WALL AL
�J1l1iI_
___—�r�--r•a—r��11
_ I Ir
NEW OJ-L DOOR EXISTING
OPENING. DEMISNG
WALL TO BE 517E 15SUITE 913 jI
3210 9F
NEW DOUBLE DOOR XISTNOOPENIN2NDB5F
LEVEL
EXISTING I-NR it
RATE DEMISING NEWSTOREFRONT 1
ii IOPENINGWALL TO REMAIN Il 0III
4
99II
—
e=•
-
-� as
705'•0'
3V_W
EXISTING SITE PLAN - PARTIAL
SCALE• 1/16' - 1'-W NO TH
u
EXISTING SOUTH ELEVATION
SCALE- 1/16' - T-0'
EXISTING WEST ELEVATION - PARTIAL
SCALE- 1/18' - 1'-0'
`y•i�l'". II �I� III � I
L
v
SEQ 2 3 2016
CITY OF FEDEPAL WAY
CDs
AFPROVED
PLANNING
City of FedeW Way
Dept of Commu
Permit # V 0
1 I n
Date,, S 6 - - L b- - .'.
u"S useV CE
ARCH ITECTU RE
RESIDENTIAL
COMMERCIAL
TELECOMMUNICATIONS
1133 164TH STREET SW
SUITE 202
LYNNWOOD, WA98087
OFFICE: (425) 778-3800
JAY ■ NEWWAVEARCH. C OY
DRAWN BY • EWL
APPROVED BY• JYS
Tl- 01ZAY:1N[i I8 i.OPYFd[1HTfD IL1'b
I Ti1E saLE PROPERTY of T m
ARcKTEGTURE TT IS PRODUCED FOR
I16L 0Y CLQIT ONLY. itEPROIX1fT10N
DR OTK, OBE OF THIS OPAYRM# 0R THE
NFOWAT1pN CONTAIN HMM INMO T
THE WT4 —w PEl"'O 10N GF IkY-1 WAYS
ARCHREGTUFlE I8 PRO!✓.
AU F"fM RESERVER 020"
JASMINE
MONGOLIAN GRILL
(TENANT IMPROVEMENT)
81515 PETE VON REDEAUEB WAY S.
FEDERAL WAY, WA 98008
9-23-IFi I
SHEET NAME
EXISTING PARTIAL
SITE PLAN AND
ELEVATIONS
SHEET NUMBER
A-2
t R
(5-2115E) (A-2 USE) T�
STORAGE /WALK•M- ONNG, KITCHEN,
COOLER RZEEZERS RESTROOMS, OFFICE
7349 6F I 3)6% SF
1111 A-S
II
I
UK&
1 NEW SITE PLAN - PARTIAL
SCALE• 1/1W - V-0•
NO TH
KEY PLAN
T I f pZCriVED
-` SEP 2 3 2016
- PTY OF FEDERAL WAY
i FI CD
NEW SOUTH ELEVATION
SCALE- 1/16' - 1'-O' A
R99 1. 1 00�� B
NEW WEST ELEVATION - PARTIAL
ARCH ITECTLI RE
RESIDENTIAL
COMMERCIAL
TELECOMMUNICATIONS
1133 164TH STREET SW
SUITE 202
LYNNWOOD, WA98087
OFFICE: (425) 778-3800
JAY / N IRwwAYiAAOII. , cam
DRAWN BY EWL
APPROVED BYE=Y-5
— —MIS COPYFlFCi 12 ANO
0 THE SOLE PROPERV OF WW WAVE
AROWMCTLW- IT 13 PROOMM FOR
nE 8Y 01JEW ONLY. REFROOUCTIOH
OR OTHER UBE Oi TW DRAWING OR THE
NFOi OATM COMANED HEAEM WITHOUT
TW WRRlEN PEIMS" OF NEW WAVE
ARCHTEOTIJRE 10 PROHEiREA.
ALL RUNT$ RESERVED. 02018
.JASMINE
MONGOLIAN GRILL
(TENANT IMPROVEMENT)
31515 PEE VON rAMAUER WAY S.
REDEAAL WAY, WA 98003
P P r %j v M V 9-23-16
P LANAI IN03
City of Federal Way
SHEET NAME
Dept. of Commun' Deve�?;f� NEW PARTIAL
Peet �J``-'' SELEVATIONSD
By + SHEET NUMBER
Da4te 6
. �s� A-3
SCALE- 1/16' - Y-0'
h
0
NEW 420 SP GARBAGE
ENCLOSURE BY BUILDING
OWNER SEPERATE PERMIT.
NEW SOUTH ELEVATION
SCALE- P - 10'-0•
NEW WEST ELEVATION - PARTIAL
SCALE- 1• - 10'-0•
NEW 6' DEEP FABRIC AWNING WITH
RESTAURANT LOGO AND NAME
(COLOR -BLACK) N�
NEW 20.-0' x 5'-O' METAL CANOPY
ABOVE NEW DOOR OPENING
(COLOR - SW6250, TRICORN
BLACK)
NEW I6'-B' x 0'-0' ALUMN.
STOREFRONT W/ DOUBLE DOOR
MATCH EXISTING (BLACK FINISH)_
®0101 .iu:;����
EXISTING DOOR
STAIR J RAILING
NEW 470 BF, GARBAGE N.
ENCLOVRE BY evLowa
OWNER UPERATE KRMIT
NEW 64NAGE AND
UNDER SEPERATE
NEW 1'•4' x V-0' HIGH 0
OVERHEAD DOOR
OPENING ON CMJ WALL
(COLOR - SW6258,
TRICORN BLACK)
NEW 66' EDGE -OF -DOCK
DOCKLEVELER9 WITH
BUMPER BLCCK ANCHORED
TO CONCRETE FONDATICN,
PROVIDE MECHANICAL
SYSTEM -
\1
NEW STAIR AND RAISED PLATFORM
NEW ACCESSIBLE RAMP W/
RAILINGS (COLOR TO MATCH
EXISTNG RAILW. - OFF UAHITE)
OCT 2-7 2016
Y OF FEDERAL WAY
- NEW 20'-O' x W-0' METAL CDS
CANOPY ABOVE NEW
DOOR OPENING, BEYOND
(COLOR - SW6258,
TRICORN BLACK)
NEW 6' DEEP FABRIC AWNING
WITH RESTAURANT LOGO AND
NAME, BEYOND
(COLOR -BLACK)
NEW RAMP, STAIR AND
6RAILINGS; BEYOND
(COLOR TO MATCH
EXISTING 'OFF WHITE')
F ROVED
FLANNING
City of Federal Way
Dept. of Commun'ty Development,-,
Permits 8(_1 ^ Lil—
a y f •4 �
Die
A R C H I T E C T U R. E
RESIDENTIAL
COMMERCIAL
TELECOMMUNICATIONS
1133 164TH STREET SW
SUITE 202
LYNNWOOD, WA98087
OFFICE: (425) 778-3800
JAY QNEWWAVEARCN. COM
F__
DRAWN BY JYS
APPROVED BYE JYS
M-58 DRAWINR 13 COPYRIGHM AND
IS THE SOLE PROPEFTY OF NEW WAVE
ARCHTECTUM TT IS PRODUCED FOR
USE BY CLIENT ONLY. RTPRODUG710H
OR OTHER U39 Or TM DRAWING OR YNE
iFDWAATM COHTAm HOCH WITHOLIT
THE WRITTEN PEYME;I 0H OF WW WAVE
ARCHTEIJRE CTIB PROHEITED.
ALL ROWS RESE iVM 020!
JASMINE
MONGOLIAN GRILL
(TENA IMPROVEMEN71
91 PETE ON REMAM WAYS.
UNITS 12-1%
FEDERAL WAY, WA 98003
10-26
SHEET NAME
ELEVATIONS
SHEET NUMBER
A-4
1,P);
NEW FABRIC A"
WITH RESTAURANT
LOGO AND NAME•
�I-'III"�li�lllll�l ll luu'
III
NEW PARTIAL SOUTH ELEVATION
SCALE' 1/4' - 1'-O'
I
I
OUTLINE OF NEW
FABIC AWNING ON
SOUTH FACADE
NEW HANDICAP SIGN '
p05T
GF '�
NEW WHEEL
A
NEW HANDICAP Z
�
PAPoCING
STRIPING AND
LOGOS
9
ENLARGED SITE PLAN
SCALE- 1/4' - 1'-O'
111 �vIg
1willill I
is E�
NEW STAIR AND
RAISED PLATFORM
E70STNG CCNC, STAIR
NEW CONC- PLANTER
NEW 1W-W x I2'-0'
STOREFRONT W1
H'•®' na1FiPJ
DOUBLE DOOR
kk
.. ;• •
•.
+
E7l1BTNs DOOR
.��ryy�p• :.. ..
- •
M1
-�
1 •..•. .:. ','
• • ' ' •
! -
EXISTING
CONCRETE STAIR
• ',>; NEW J'•4'xT'•6' -
I
AND RAILING
_ Iita:1R•9ET(C�l:
,I
Q v •••
�•�!'-FSiYD'•�'�•
�
EXISTNG
• A'• NEW 42' NGi: •
e'
CONCRETE CURB
AND WALKWAY
• . LGH
n � ��NF.l11 CORCRE;E
3 i'LA1Fi'JIBS�
4'
`
NEW 24, MW4
f •; NBJf�47' 17iGi1 ' •
CdHC. Pl-AIJfER
•4Ki+r'DrII,L.�t1•. 6.•T. .•�.
p•.g•- i6'•II•
ri
OrTY OF FEDERAL WAY
APFROVED
- PL, NNING
f Federal Way
Dept. nity�DfeVelo men
� _._ JIL 1, 7—! f f< f f 4
Date— 1 �� ,_ -
' E,E _APT
ARCH 1 T E C T U R E
RESIDENTIAL
COMMERCIAL
TELECOMMUNICATIONS
1133 164TH STREET SW
SUITE 202
LYNNWOOD, WA98087
OFFICE: (425) 778-3800
JAY O N E W W A V E A R C N. C OM
DRAWN BY
APPROVED BYE JYS
THEE DRAWNO IS COPYRKK= AND
IS THE 801E PROPERTY OF NEW WAVE
ARCHlT'ECTLRE, IT 18 PRODUCED FOR
USE BY CUENT ONLY, REPROENDCTION
OR OTHFR 138E of I.
ORAVIWO aR T116
IHFdAl1ATlON COKTAINEO HERE7!'! WRNWT
THE WWTEN PdVAS" OF NEW WAVE
ARCHITECTURE IS PROHIBITED.
ALL F96HYS RESERVED. 020S8
CIrYFRocE59I5UBMIrraL
3-21-1,5 SGN. DESIGN REVfEw
JASMINE
MONGOLIAN QRLL
(TENANT IMPROVEMENT)
31515 PETE VON REICHBAUER WAY S.
FEDERAL WAY, WA 88003
S-23-I6 I
SHEET NAME
NLARGED SITE PLAN
AND ELEVATION
SHEET NUMBER
A-5
I
LOOKING AT WEST FACADE FROM SW CORNER - NEW OVERHEAD DOOR AREA
LOOKING AT SOUTH FACADE FROM SE COR
SEP 2 3 2016
M OF FEDERAL WAY
CDS
�1
I
LOOKING AT SOUTH FACADE FROM SW CORNER
ARCH I T E C T U RE
RESIDENTIAL
COMMERCIAL
TELECOMMUNICATIONS
1133 164TH STREET SW
SUITE 202
LYNNWOOD, WA98087
OFFICE: (425) T78-38M
JAY NEW W A V E A R CR c 0 m
DRAWN BY - EWL
APPROVED BY• JY5
TENS DRAWWO M COPYRIGHTED ANn
IE< THE 801.E PROPERTY OF NEW WAVE
AACHtlTECTHAHE. fT i8 PRODUCM FOR
OR OTHFTi I]8E OFOF TFMB �R1lY�M OR THE
LTT
THE YYirTM PET94WK N OF PMWA E
ARCHETECTIlf1E 18 PROHIEfTFi1.
ALL RIOIV4T8 RE8fiR. 020H6
ROCE551
DE51GN
JASMINE
MONGOLIAN GRILL
(TENANT IMPROVEMENT)
31515 PETE VON REICHBAUER WAY S.
FEDERAL WAY, WA 98003
9-23-16
SHEET NAME
EXISTING SITE
PHOTOS
SHEET NUMBER
A-6
NEW PARTIAL SOUTH ELEVATION
WMINVED
2 3 Z016
FEDERAL WAY
CDS
APPROVED
PLANNING
City of Federal Way
Dept of Cv mum Dlevelopm
A Ft C }{ 17 E C 7 U R E
RESIDENTIAL
COMMERCIAL
TELECOMMUNICATIONS
1133 164TH STREET SW
SUITE 202
LYNNWOOD, WA98087
OFFICE: (425) 7783800
JAY N EWWAVEARC H. C OM
DRAWN BY � EU,L
APPROVED BY � J78
n*s OMWHG w COPi'AiOMmo PIE
la THE SOLE PROP9TTY OF WK WAYE
ARCHRECTUVE IT 8 PAODUCO FOR
LM OY CLEXT OKY. REPROOLX- f
OR orflM USE OF TM DRAWM3 OR THE
ARCHTECTI P PROFElFlEDOF NM . WAVE
Ail AM3HT8 FFSEAYFD. OPOf!
JASMINE
MONOCUM WILL
31515 PETE VON REKMAIIEA WAY S.
FEDERAL WAY, WA 90003
3-23-16 1
Permit # 4 7`� RENDERING
By ` SHEET NUMBER
Date /q - 7
!7 i /1.I1 C4r
PLAN NORTH
SITE PLAN
A 1 SCALE:
i
S 316TH STREET
;�J^ S- '�0 L/ V
or [2Sd-YES-5)6(IS f�
Q
Tenant Information and Required Garbage Enclosure
SUITEN Tenant Type
SF
@CC
RecyclIng Sold Waste
PROJECT IDENTIFICATION
memeCODES
�ppry�q / STATE AYENDI
ENERGY CODE
20 i��
WASIW16 1ON STAI[ GOOF
2012MECHANICAL
CODE
20 , CDOE
EYJDE
PLUMBING CODE
ELECTRICAL CODE
2012 IA71F G+RI
4. NATIDAML F1ECMIG CODE
ACCESSIBILITY CODE
2012 1NIFA1NFgiML ILNDYx, CODE, ACC A117.1-2009
BALDING ADDRESS:
31515 20TH AVE S
FEDERAL WAY WA 98003
PARCEL ID: 0921049302
ZONING: CF
LOT SIZE: 304,870 SF
(E) BUILDING SIZE: 65.714
1ST FLOOR: 62.018 SF, MECH MEZZ: 1,036 SF, OFFICE MEZZ
1,860 SF
(E) BUILDING YEAR BUILT: 1990
(E) BUILDING STORIES: 1
TOTAL PROPOSED SCOPE ARFk 65,714 SF
TOTAL SURFACE PARKING STALLS: 477
REQUIRED PARKING STALLS: 214
RETAIL 22,5DO SF (1/300 SF) = 75
BUSINESS: 18.800 SF (1/300 SF) = 63
RESTAURANT: 7,577 SF ( 1/100 SF) = 76
OCCUPANCY USE GROUP
B. A-2, M. E
TYPE OF CONSTRUCTION
BUILDING A. III-B W/ FIRE SPRINKLER SYSTEM
LEGAL DESCRIPTION FAQ
�F 0111Y4
SCOPE OF WORK
RE -DEMISE E%6TP4 BUgOHO AND /SMALL STORD74047S AND RAMPS
TENANT IMPAl71EL M5 LINDEN SEPAWE PEIM
VICINITY MAP
�.� PROhCT
4 --- • � IDGlION
SYMBOLS ISSUED
DATE:
PARTITIONS TYPE OF WORK
(NON -RATED EXISTING SHADED)
(I-HOUR RATED PARTITKIN)
r EXISTING
TO
BE BASHED)
DEMOLISHED
(2-HOUR RATED PARTITION)
NEW
WALL/PARTITION TYPE INDICATOR
r ---- 1 "wFWF OR
L ---- J E0UIRON7
H1 OWNER
9 rE FEc
v
d= ((FE-TYPE FIRE
WMIOt4 COha
TYPO OE51)i IN CABINET. ' _ A
LOCATE
TOP Or
MOMVti T e-07 AIF.) AT -TO
stC
GENERAL NOTES
yl�
1. DO NOT SCALE THE DRAWINGS. N d
2. VERIFY FIELD CONDITIONS PRIOR TO COMMENCEMENT OF EACH PORTION
OF THE WORK. o'
3. THE CONTRACT OOCUY£MS ARE BINDING
LIIEHTAND WriAT Fi 3 E V `
RE8E AS 111NORK: f
00ED 9Y ONE SHALL AS REO77FIE0 11Y ALL THE rn o , +`^�
CONTRACTOR CpOROKATE ALL PORTIOfLS OF THE WORK AS o r u V
OESCRAAED Dt THE CONTRACT DOCUMENTS. NO11FY THE ARCimTECT 0
FOR RESOLUiIWI OF ALL DISOREPA\YES PRIOR TO [OESTRUCTKIFI.
4. DIMENSIONS ARE TO THE STRUCTURAL GRID OR TO FINISH SURFACES, ® \V\
UNLESS OTHERWISE INDICATED.
S. DOORS AND CASED OPENTNM *MATED NEARDY WALL INTERSECTIONS,
jLL'SEIN
TEOSOTHATHGE of THE FM w OPENING IS SI% 1HE FACEOF THE KfJ�RAM} GD BEMEEH ATLIACENT WAIL INRASEGTiOHS.
C E961DIG GRID 011AIENSIONS ARE TAKEN FROM E%15M DOLUM)ENTS. z m d'o
CONTRACTOR rtO [ ACTUAL O H510115 AliOONEh'S!ONS TOS Q Y w 'V7
CONSTRAACRDN. 3
u�
PROJECT DIRECTORY KIN
1
IUMTO pppy gL�1
OWNER: ! 9i�llwA 90001w - /
ARCHITECT: WN ILN
k1 EM** iM WAY
1�-
ry
CONTRACTOR: TRD "\1
Q � �
w�
DRAWING INDEX = ._j
M
APPROVE)
PLANNING
City of Fakwal way
c Devekx 1 nt
Permit #
By �} r+
Date - _-- �L3 ( ! n FOE 21407
New recycle compactor: 20 cy compactor - - g - ) LY lT l r 1 EA
A]gT
NewgarbeenClosure:420SIF V 1
� c� c
Ctj
0no_
47i� �
PCA ctr_�_r
�r
�-5�-bv
n [
II
PL 6B3'
j
_ �-
�"
0,114
I
J M W
0-
RE RIPPR110YE TENANT a I�
l I
MENT .—I.+ ti
I I I -
Ir
t -III I III i l
-J�.�- - - - _-
1 EXISTING OVERALL SItE PLAN
SCALE• 7• • 40'-O• NO TH }
f''+O :7 A
C4!"
JASMINE MONGOLIAN GRILL
31515 PETE VON REICHBAUER WAY S., FEDERAL WAY WA 98003
OWNER ARCHITECT STRUCTURAL ENGINEER CIVIL ENGINEER GONTRAGTOR
HAI WANG NEW WAVE ARCHITECTURE 102 STRUCTURAL ENGINEERS NOT REQUIRED TO BE DETERMINED
2033 2ND AVE, 01900 1133 164TH ST. SW, SUITE 202 1516 NE 153RD PLACE
SEATTLE, WA 98121 LYNNWOOD, WA 98081 KENMORE, WA 98028
206-660-6888 425-118-3800 425-296 -2993
PROJECT INFORMATION
SITE ADDRESS
31515 PETE VON REIC14BAUER WAY S.
FEDERAL WAY, WA 98003
PARCEL NIMABER
- OW104-9302
LEGAL DESCRIPTION
- FOR OF LOT 2 REV KC SHORT PLAT 9280064 REC
S105150B82 N OF NW 1/4 OF SW 114 OF SEC 9-21-4 OAF -
BEG AT SW COR OF 50 NW 1/4 TH S 89-50-01 E ALG 5 LN
THOF 34852 FT TAP LY 350 FT ELY OF C/L OF PACIFIC
HWY S SO PT AKA SW COR OF SO LOT 2 N TPOB TH N
00-15-35 W ALG W LN OF 50 LOT 2 A DIST OF 468.93 FT
TO NW CDR THOF TH 5 89-50-01 E ALG N LN OF SD LOT 2
A DIST OF 45901 FT TH CONT 5 89-50-01 E ISGA3 FT TH 5
00-11-33 E 438.92 FT TH N 89-50-01 W 40455 FT TH ALG
CRV TO LIFT WITH RAD 650 FT AN ARC DIST OF 14139 FT
TH ALG CRV TO RGT WITH RAD 630 FT AN ARC DIST OF
13450 FT TO TPOB - SO REV SHORT PLAT DAF - POR OF
NW 114 OF SW 1/4 OF SEC 9.21-4 DAF - BEG AT SW CDR OF
SO BUBO TH 5 89-IS-25 E ALG S LN THOF 954,66 FT TO E
LN OF W 953.913 FT SO SUED A TPOB TH N 00-06.16 E
ALG 5D E LN 990J1 FT TO 5 LN OF N 112 OF N 1/2 SO SUED
TH N 89-19-51 W ALG SD 5 LN 51112 FT TO E LN OF W 440
FT 5D SUED TH 5 00-06-I6 W ALG SO E LN TO N LN OF 5
15 AC SO SUED TH WLY ALG SO N LN TAP LT 300 FT E OF
E MGN OF PACIFIC HWY S AS ESTAB 100 FT IN WIDTH TH
SLY PLW C/L OF SD PACIFIC NWY 5 TO S LN SO SUED TH
S 59-19-25 E 60525 FT TO TF'OB LESS FOR IF ANY LT
WITHIN TR DESC IN AF 11306150619-AKA LOT A OF KC LLA
58510146 APPROVED 2-28-W
SCOPE OF WORK
EaGmmop
ON SOUTH FACADE CF EXISTING BUILDING, PROVIDE
EXTERIOR ENTRY OPENING WITH METAL CANOPY AND
SMALL PLAZA WITH ACCESSIBLE RAMP, STAIR, PLANTER
AND SEATING PROVIDE FABRIC AWNING OVER EXISTING
4 WINDOW OPENING ON SOUTH FACADE. PROVIDE NEW
OVERHEAD DOOR ON [LEST FACADE FOR STORAGE AREA.
ZONING
CC-F (CITY CENTER -FRAME)
BUILDING CODE
IBC 2015, CURRENT WASHINGTON STATE BUILDING CODE
AMENDMENTS.
CONSTRUCTION TYPE
III-B (SPRINKLEREO)
LOT AREA
304)3l0 SO. FT. (100 ACRES)
TOTAL BUILDING SO. FT.
65,114 SF
SCOPE OF WORK SO. FT.:
12/044 SO. FT. (TOTAL)
- 5,696 SO. FT. (A-2, RESTAURANT)
- 2,349 SO FT. (6-2. STORAGE)
FIRE ALARM SYSTEM
TE5
OCCUPANCY GROUP
A-2, 5-2
ON -SITE PARKNG
414 (TOTAL EXISTING PARKING STALLS)
(15 ACCESSIBLE STALLS PROVIDED WITH l VAN STALLS)
REQUIRED PARKING
NO OTPER TENANTS AT THIS TIME
9,&96 FT / I/I005F - RESTAURANT) • 9l STALLS USED
SHEET INDEX
T-I
SITE PLAN, COVER SHEET
A-2
EXISTING PARTIAL PLAN AND ELEVATION
A-3
NEW PARTIAL PLAN AND ELEVATION
A-4
NEW BUILDING ELEVATIONS
A-5
ENLARGED S1TE PLAN AND ELEVATION
A-6
EXISTING SITE PHOTOS
A-1
RENDERING - PARTIAL SOUTH FACADE
. J(�
VICINITY MAPe�. ,
r � •tee ,s�
{ e J
GRAPHIC SYMBOLS
X
DETAIL NUMBER
]c
WALL SECTION NUMBER
���JJJ
SHEET NUMBER
AX (—SHEET
NUMBER
Aix"
—ROOM
NUMBER
%
U SECTION NUMBER
XX
DOOR NUMBER
A]<
S.EE.' N
SHEET NUMBER
O —WINDOW
NUMBER
X
NTER)OR ELEVATION NUMBER
WALL TYPE
AX
6HEET NUMBER
y<c>
f&
REVISION CLOUD
7JL6 aA %
ARCHITECTURE
RESIDENTIAL
COMMERCIAL
TELECOMMUNICATIONS
1133 164TH STREET SW
SUITE 202
LYNNWOOD, WA98087
OFFICE: (425) 778-3600
JAY 0 NEWWAVEARCH. COY
F
AWN7BY:77EUJL]
APPROVED 137Y,YY-5
1MS DRAWING 19 COP'MOHTED AND
IS T}E soLE PRCWETiTY OF NEW WAVE
ANCHITECTURE, IT iS FACIM D FOR
USE BY CUE7NT ONLY_ REPRODUCTION
OR OTHER USE OF THS ORAWNO OR TTE
INFORMATION CONTAINED HEBEN WM4IL T
THE WWT2TN nRNIS" OF NEW WAVE
ARCF4TECTURE IS PROHHITED.
ALL RIGHTS RESEHVEA. r.2016
JASMINE
MONGOLIAN GML
(TENANT IMPROVEMENT)
31515 PETE VON RBCH9AUER WAY
FEDERAL WAY, WA 08003
RECEIVED
SEP 2 3 201%-23-16
OF FEDERAL WAY
CDS
SHEET NAME
SITE PLAN
COVER SHEET
SHEET NUMBER
T-1