95-100653JC1T�Y0F,g'=.--F410010"
33530 1ST WAY SOUTH
May 5, 1995
(206) 661-4000
FEDERAL WAY, WA 98003-6210
Mr. Mark Miller
Mark Miller Consultants, Inc. 110
10801 Main Street, Suite 100
Bellevue, WA 98004 AV
RE: Federal Way Retail Center - PRE95-0026
Dear Mr. Miller:
This letter summarizes our pre -application meeting held April 27, 1995, at which time members
of the Community Development Review Committee discussed general requirements that apply
to your proposal. Those requirements are summarized below or are enclosed with this letter.
Also enclosed is the meeting attendance sheet for your reference.
In summary, you propose to construct a 200,000 square foot multi -building retail center on nine
contiguous lots totalling 19.4 acres, at 34508 16th Avenue South, Federal Way. For reference,
the site is zoned Community Business (BC). The proposed land uses (other retail, restaurant, fast
food restaurant, entertainment, and office) are allowed pursuant to Federal Way City Code
(FWCC) through a Process One approval.
LAND USE (Bill Kingman, 661-4110)
A Process One approval is necessary for the proposed development. Enclosed is a Master
Land Use Application, Site Plan Review Drawing Requirements, and Process One Flow
Chart for your reference. Process One applications are processed administratively, take
approximately 120 days to process from date of complete application submittal, and
conclude with a decision by the Director of Community Development Services. Process One
filing fee is $1,333, payable at time of filing.
Please note, Process One approval is valid for one year. Substantial completion of project
construction and Process One decision conditions must be accomplished within five years
of the Process One decision. If phased construction is considered, time limits may be
extended. However, phasing must be discussed as part of the Process One application in
order for the Director of Community Development Services to make a decision on extending
the one year approval period.
Mr. Mark Miller
May 5, 1995
Page 2
2. A lot line elimination is necessary to eliminate all interior lot lines. Approval must be
obtained prior to issuance of any related building permit. For reference, construction over
property lines is not allowed. Enclosed is a Lot Line Elimination application. Lot line
elimination filing fee is $100, payable at time of filing.
3. A binding site plan is not necessary provided the principle property owner retains ownership
of the entire center and leases only building pads for tenant use. Binding site plan approval
is necessary if ground leases are proposed or the center is divided for lease or sale purposes.
Binding site plan require Process Three approval from the City Council, takes approximately
five months and may be processed concurrently with the Process One application. Enclosed
is a binding site plan handout for your reference. Binding site plan filing fee is $5,145,
payable at time of filing.
4. A State Environmental Policy Act (SEPA) review is necessary with the Process One
application. Enclosed is a SEPA checklist and handout describing how to obtain mailing
labels. Please provide one set of stamped envelopes addressed to all property owners and
occupants within 300 feet of the site for public notice. SEPA filing fee is $472, payable at
time of filing.
5. A stream and wetland delineation and wetland report must be provided with the Process One
application if any stream or wetland is within 100 feet of the site. The report, if necessary,
must include all elements of FWCC Section 22-1356. Also, any delineated stream or
wetland edge within 100 feet of the site must be flagged, surveyed, and the data
incorporated into all submitted drawings.
6. Site design requirements. Listed below are major site design requirements. Please consult
your FWCC for all requirements.
* Building setbacks are 20 feet from 16th Avenue South and zero feet from all other
property lines.
* Building height could not be verified from submitted information. You propose building
to 35 feet and architectural features possibly extending to 50 feet above grade. Building
height is limited to 35 feet above average building elevation. Process Two height
variance approval is necessary for architectural features taller than 35 feet above
average building elevation except those allowed by FWCC Section 22-1047(2). Enclosed
is methodology for calculating building height.
* Exterior building wall facade modulation is necessary for all building walls longer than
50 feet. Minimum building wall modulation is three feet deep, minimum four feet wide,
and maximum 35 feet wide for every 50 foot long wall section.
* There is no floor area ratio requirement for the proposal.
* If Retail #11 building includes a drive -through window, provide detail drawings with
the Process One application for city review.
* Storefront elements of Retail # 8, 9, 10 and 11 must face 16th Avenue South. Blank
walls facing the street will not be supported.
Mr. Mark Miller
May 5, 1995
Page 3
* Concrete retaining walls or fencing around the surface water retention/detention pond
adjacent 16th Avenue South will not be supported.
* Proposed parking count could not be verified from submitted material. For reference
one stall per 300 square feet of gross floor area is necessary for general ietail, one stall
per 80 square feet for fast food, one stall per 100 square feet for restaurant, one stall
per 200 square feet for medical, dental, or veterinary office, one stall per 300 square
feet for other office, and case by case basis for entertainment uses.
* Full size parking stalls must be at least 81/2 by 18 feet. Compact stalls must be at least
8 by 15 feet. No more than 25 percent of the proposed parking may be compact size.
Please note, these dimensions are based on a 251/2 foot wide two way drive aisle.
* Curbing is necessary around all parking areas.
* Sidewalks are not necessary between every other row of parking stalls.
* A five foot wide sidewalk is necessary from 344th Street to Retail #1 and 8 buildings,
from 16th Avenue South to Retail #8 and 10 buildings, along south side of Retail #5 to
6 buildings, west side of Building #1, along the north side of 347th Place South from
the Dairy Queen site to Retail Building #7, and both sides of the 16th Avenue South
main entrance.
* A five foot wide sidewalk, excluding car overhang, is necessary between all parking
areas and proposed buildings. This may be accomplished by installing wheelstops two
feet from the sidewalk or widening the sidewalk two feet and not installing wheelstops.
* Several trash enclosures, with minimum 1,000 square foot area set aside for recycling
purposes, must be provided. The enclosure must be six feet tall, concrete, and include
steel frame doors. Please contact Federal Way Disposal at 839-1000 to determine
appropriate number of enclosures, enclosure location, and dimensions.
* Trash enclosure must be screened with appropriate landscaping.
* Trash enclosures may not be located in building setback areas.
* Screening wall must be provided for Retail #4 building.
* Solid sight obscuring screening must be provided for all rooftop equipment.
* All lights must be shielded to prevent offsite glare.
7. A landscape plan must be submitted with the Process One application. Several landscape
requirements are listed below. Please consult your FWCC for all requirements.
* A significant tree inventory and tree retention plan, pursuant to FWCC Section 22-1568,
must be prepared for submittal with the Process One application. This plan will be used
to determine whether or not replacement trees are necessary. Replacement trees will be
necessary if more than 75 percent of the significant trees will be removed. For
reference, significant trees are greater than 12 inch diameter as measured 4.5 feet above
the ground, in good health, and not detrimental to the community. Red alder,
cottonwood, poplar, and big leaf maple are not significant regardless of their size.
Replacement trees are either 12 foot tall evergreen or 31/2 inch diameter deciduous.
* Landscape plan must be coordinated with the utility and drainage plan. Trees are not
allowed over utility lines.
Mr. Mark Miller
May 5, 1995
Page 4
* Five feet of Type Three landscape material is necessary along the west, south, and north
property lines, except as noted in this letter.
* Landscaping along the north property line, running west 50 feet from the west end of
the service entrance, must include Type One material.
* Landscaping at the northeast corner of the site must include 15 feet of Type One
material.
* Landscaping along the east property line, and abutting the truck parking area along the
south property line, must include five feet of Type One material.
* Minimum 25 percent of proposed landscaping must be drought tolerant and grouped
together, with exception of lawn for sod areas. All parking lot landscaping must be
drought tolerant. Drought tolerant landscaping must be hand irrigated for one year to
insure its success.
* Deciduous trees must be 1.5 inch caliper at 4.5 feet above ground and evergreen trees
six feet tall at time of planting.
* Large shrubs must be 24 inches tall, medium shrubs 18 inches tall, and small shrubs 12
inches tall at time of planting.
* Groundcover must be planted and spaced to attain 100 percent coverage within three
years of planting.
* Maximum 75 percent of proposed landscaping may be sod lawn.
* Automatic irrigation system is necessary for all permanent lawn or sod areas.
* Parking lot landscaping area calculations must be submitted with the Process One
application. Twenty-two square feet of landscaping per stall is necessary within each
respective parking lot, as measured within the curb line. Landscaping adjacent internal
sidewalks within parking area, perimeter landscaping in excess of the minimum
required, and water quality areas immediately adjacent to parking area may not be
included.
* A three foot tall berm or equivalent landscaping is necessary between all right-of-ways
and parking areas to provide a solid sight obscuring screen for parked cars.
* Building walls greater than 240 square feet that are uninterrupted by windows, doors,
or other architectural features and not located on a property line must be screened by
trees, shrubs, and groundcover appropriate for area proposed.
8. Signs are reviewed through separate permits. Please contact Richard Cottage, Code
Compliance Officer, at 661-4017 to discuss sign allowances.
PUBLIC WORKS DEPARTMENT (Ron Garrow, 661-4137)
Drainage
1. The site will develop more than 5,000 square feet of impervious surface area and the
resulting runoff from the site would increase more than 0.5 cfs for a 100-year storm event.
Consequently, you must provide on -site detention facilities for the storm drainage system.
Mr. Mark Miller
May 5, 1995
Page 5
All storm drainage facilities shall be designed in accordance with the King County Surface
Water Design Manual (KCSWDM) and any other criteria provided below. As part of the
submittal for Process One approval, you should submit a narrative on the relevance to the
site of all core and special requirements listed in the KCSWDM and a Level 1 drainage
analysis.
In lieu of providing on -site detention facilities and provided that regional facilities are
available, you may pay a pro -rate share to the development of the regional facilities
downstream of the site. You will also be required to conduct a Level 2 drainage analysis
from the site to the regional facility. If this analysis indicates any deficiencies caused by the
increase in runoff from the subject site, you will be required to upgrade the system in those
locations to the ultimate system configuration to handle runoff from the entire basin. You
may use whatever analytical information is available from the city on the downstream
system to assist in the analysis.
2. The site is located in the West Branch Hylebos Creek Sub -Basin as defined in the Executive
Proposed Basin Plan, Hylebos Creek and Lower Puget Sound (Plan). The site is also located
in an area identified for implementation of supplemental, on -site detention standards. If on -
site detention control is used, the detention facility shall be designed in accordance with
recommendation BW-3 of the Plan which requires the facility to be sized to detain the runoff
from the site for a 24-hour, 100-year storm event and release the water at a rate no greater
than 70 percent of the predeveloped two-year runoff rate. A 30 percent factor of safety need
not be used in the sizing.
3. The site will be required to provide all the necessary treatment facilities for the storm water
runoff in accordance with the KCSWDM. This will include biofiltration swales and may
require the use of a wetpond if the site meets the criteria in Special Requirement #5. The
use of a wetvault in lieu of a wetpond will not be accepted by the city. Also, the use of a
coalescing plate separator will be required if the site develops five -acres or more of
impervious surface area subject to vehicular traffic.
In the preapplication material, you made a statement that a compost stormwater filter may
be substituted for either the biofiltration swale, the wet pond, or both. This type of system
has not been approved by the City of Federal Way. Any use of such a system would need
to be through the approval of a variance. A previous development proposed such a use due
to limited space as a result of lot size constraints and not overdevelopment of the site. The
rationale for the use of the compost stormwater filter for this site appears tenuous.
4. The site is located along a ridge which divides runoff from the site and directs it in two
separate directions. Development of the site will require the continuation of this runoff
orientation with appropriate controls for each sub -basin.
Mr. Mark Miller
May 5, 1995
Page 6
Streets
5. The site will front onto 16th Avenue South. This street is classified as a Major Arterial and
is fully developed except for sidewalks and street trees. You will be required to upgrade
16th Avenue South to city standards by widening the sidewalk to eight feet in width for the
entire frontage of the site and provide street trees at 30 feet on centers to be located behind
the sidewalk.
6. The site fronts onto South 344th Street to the north. This street is classified as an
Industrial/Commercial street and is not fully improved. Partial improvements were installed
by the Cash and Carry Warehouse to the north of the street a little more than a year ago.
You will be required to complete the improvements to South 344th Street for the entire
frontage of the site. This will require installation of pavement to 40 feet in width, 20 feet
either side of the centerline of the right-of-way, vertical curbs, gutters, six-foot landscape
strips, five-foot sidewalks, street trees at 30 feet on centers, illumination, and associated
storm drainage facilities, all on both sides of the street centerline. Tapers from the terminus
of these improvements at the east end of the site will also be required. No half street
improvements will be permitted.
7. All overhead utilities shall be underground for the entire frontage of the site on both 16th
Avenue South and South 344th Street.
8. South 347th Place is a private access roadway and shall be improved along the frontage of
the site in conformance with the standards for an Industrial/Commercial roadway.
Traffic
9. You will be required to conduct a Traffic Impact Analysis (TIA) for the proposed
development. A scoping sheet for guidance as to the development of this TIA will be
provided by the city's traffic division if the applicant decides to go forward with the
proposed project. Please contact Saeid Daniari, Traffic Engineer, at 661-4133 for the
scoping sheet.
10. The most northerly driveway on 16th Avenue South as depicted on the submitted plan will
not be supported and must be deleted from the proposal. Also, the southerly driveway just
south of retail pad #11 should be relocated further north to a point equidistant between the
driveway north of retail pad #10 and South 347th Place.
Miscellaneous
11. Plans to be submitted for construction permits shall be designed at a scale of 1" =20' or
larger for both the site and the street improvements.
12. All topographic information shall be provided on KCAS datum.
Mr. Mark Miller
May 5, 1995
Page 7
BUILDING DIVISION (Hap Watkins, 661-4113)
Comments enclosed.
LAKEHAVEN UTILITY DISTRICT (Mary Cossette, 941-2288)
Comments enclosed.
FIRE DEPARTMENT (Greg Brozek, 946-7334)
Comments enclosed.
Thank you for your participation in the pre -application process. As you know, this is a
preliminary review only and does not take the place of the full review that follows formal
application. We look forward to working with you on this project. Should you have any
questions, please contact me at 661-4110, or other staff person as appropriate.
Respectfully,
Bill Kingman, AICP
Associate Planner
enc: Meeting Attendance Sheet
Master Land Use Application
Site Plan Drawing Requirements
Process One Flowchart
Lot Line Elimination Application
Binding Site Plan Handout
SEPA Checklist
Procedure for Obtaining Mailing Labels
Methodology for Calculating Building Height
Building Division Memo
Lakehaven Utility District Memo
Fire Department Memo
c: Ron Garrow, Senior Development Engineer
Hap Watkins, Senior Building Inspector
Mary Cossette, Lakehaven Utility District
Greg Brozek, KC Fire District #39
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CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT
SERVICES MEMORANDUM
April 12, 1995
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Community Development Review Committee (CDRC) Members
Kathy McClung, Land Use Administrator
Ron Garrow, Senior Development Engineer
Dick Mumma, Building Official
Mary Cossette, Supervisor of Technical/Support Services, Lakehaven Utility
District
Pat Kettenring, Fire Marshal, KC Fire District #39
Steve Maxwell, Crime Prevention Unit, Federal Way King County Police
Tina Piety, Administrative Assistant . /Y-,:;,
-FR$A4: ?D_' Bill Kingman, Associate PlannerV
PROJECT PLANNER: Bill Kingman PHONE: 661-4110
PLEASE RESPOND BY: April 20, 1995
FILE NUMBER: PRE95-0026
PROJECT NAME: Federal Way Retail Center
PROJECT ADDRESS: 34508 16th Avenue South
PROJECT DESCRIPTION: New 200,000 square foot retail shopping center on a 19.5 acre site.
PROJECT CONTACT: Mark Miller, Mark Miller Consultants, 10801 Main Street, Suite 100,
Bellevue, WA 98004, phone: 455-1724.
SEPA: SEPA will be required.
NOTE: The preapplication meeting with the applicant is 9:00 am, April 27, 1995.
PRE9526.Ml
TECHNICAL REVIEW
COMMERCIAL
Agenda Date: April 27, 1995
Subject: Federal Way Retail Center/PRE95-0026
To: Community Development Review Committee
From: Greg Brozek, Fire Marshal's Office
WATER SUPPLIES FOR FIRE PROTECTION
Fire hydrants shall be in service PRIOR to the start of combustible construction.
[UFC 10.5021
Existing fire hydrants on public streets are allowed to be considered as available for
the project. Existing fire hydrants on adjacent properties shall not be considered
available unless fire apparatus access roads extend between properties and
easements are established to prevent obstructions of such roads.
[UFC Appendix III-B]
A Certificate of Water Availability shall be provided indicating the fire flow available
at the site. [UFC 10.4021
When any portion of the facility or building protected is in excess of 150 feet from
a water supply on a public street, as measured by an approved route around the
exterior of the facility or building, on site fire hydrants and mains capable of
supplying the required fire flow shall be provided. [UFC 10.4011
Hydrants shall be located not more than 300 feet on center. Such distances shall
be measured on the path of vehicular access. * Hydrants shall not be located closer
than 50 feet to any building. * Hydrants shall not be obstructed by any structure
or vegetation, nor shall the visibility of the hydrant be impaired for a distance of 50
feet in the direction of vehicular approach to the fire hydrant. * Fire hydrant
locations are subject to the approval of the Fire Marshal or his/her designee.
[Administrative Policy 10.0041
When exposed to vehicular damage, fire hydrants shall be suitably protected. [UFC
10.105d]
FIRE DEPARTMENT ACCESS ROADWAY
Plans for fire apparatus access roads shall be submitted to the fire department for
review and approval prior to construction.
[UFC 10.2021
During construction, an all-weather fire department access roadway is required
when any portion of an exterior wall of any facility, building or portion of a building
is more than 150 feet from a fire department access roadway. [UFC 10.2031
EXCEPTION: provisions for a sprinklered building.
All fire department access roadways shall be constructed of an all-weather surface
capable of supporting a 25 ton vehicle; the maximum roadway grade shall not
exceed 12 percent. * All fire department access roadways shall have (1) a clear and
unobstructed width of not less than 20 feet, (2) an overhead clearance of not less
than 13 feet six inches, (3) all turns or bends shall be designed at not less than a
32 foot inside and 40 foot outside turning radius. * All fire department access
roadways which have dead ends exceeding 150 feet shall be provided with a cul-
de-sac at the dead end. All such cul-de-sacs shall be not less than 80 feet in
diameter. [Administrative Policy 10.0061
Designated fire lanes may be required for emergency access. This may be done
during the plans check or after the facility is in operation.
[Federal Way City Code Chapter 15, Article IV, Division 31
When required, approved signs or other approved notices shall be provided and
maintained for fire apparatus access roads to identify such roads and prohibit the
obstruction thereof. [UFC 10.2061
Gated access to the complex shall meet the following conditions:
A: Gates when fully opened shall not reduce the required 20 foot width
of the access road.
B: Locking or securing of gates shall be in a manner approved by the Fire
Prevention Division.
[Administrative Policy 10.0031
AUTOMATIC FIRE SUPPRESSION SYSTEMS
Plans and specifications for fire alarm systems, automatic fire -extinguishing
systems, standpipes and their appurtenances shall be submitted to the fire
department for review and approval prior to installation. [UFC 10.5031
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. [Federal Way City Code Chapter 8, Article II, Division 41
Area separation walls shall not be considered to separate a building to enable
deletion of the required fire sprinkler system.
The automatic fire sprinkler system shall be tied into the fire alarm system (last
zone) in all buildings having an automatic fire detection system.
Fire Department Connections shall be located at the front of the building(s) or
structure(s) served; not located on the walls of the building(s) or structure(s); and
shall be identified as to the type of system served.
Fire Department Connections shall not be located more than 50 feet from a fire
hydrant and shall be located on the same side of the road as the fire hydrant.
Fire Department Connections shall be located not less than 18 inches nor more than
120 inches from the finished edge of an approved roadway or fire lane. The inlets
shall be not less than 18 inches nor more than 36 inches above the finished grade.
The inlets shall face the driving surface and be protected with caps.
[Administrative Policy 10.0021
Sprinkler Plans shall bear a Washington State Certificate of Competency stamp.
AUTOMATIC FIRE DETECTION SYSTEM
An automatic fire detection system is required in all buildings exceeding 3,000
square feet gross floor area. This system shall be monitored by an approved central
station and/or remote station conforming to the current requirements of the National
Fire Protection Association standards and/or the Fire Marshal or his/her designee.
[Federal Way City Code Chapter 8, Article II, Division 41
Plans and specifications for fire alarm systems shall be submitted for review and
approval prior to system installation. [UFC 14.103(a)]
Alarm -initiating devices, alarm -signaling devices and other fire alarm system
components shall be designed and installed in accordance with Uniform Fire Code
Standards 14-1 and 14-2. [UFC 14.103(b).]
The fire alarm control panel shall be installed at the following location:
[UFC 14.103(f).]
A remote fire alarm annunciator panel(s) shall be installed at the following
location(s): _
[UFC 14.103(f).]
Fire alarm control panel and remote annunciator panel keys shall be located in a
Supra lock -box to be located
[UFC 14.103(f).]
The fire alarm system shall be supervised by an approved central, proprietary or
remote station service. [UFC 14.1051
FIRE DEPARTMENT ACCESS TO BUILDINGS
Approved numbers or addresses shall be placed on all new and existing buildings
in such a position as to be plainly visible and legible from the street or road fronting
the property. Said numbers shall contrast with their background. [UFC 10.3011
When access to or within a structure or area is unduly difficult because of secured
openings or where immediate access is necessary for life-saving or firefighting
purposes, the chief is authorized to require a key box to be installed in an accessible
location. The key box shall be a type approved by the chief and shall contain keys
to gain necessary access as required.
[UFC 10.3021
ADDITIONAL COMMENTS:
THESE COMMENTS VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE PLANS
REVIEWED.
CITY OF
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PUBLIC WORKS
MEMORANDUM
TO: Bill Kingman
FROM: Ronald Garrow For Your Information
Date: April 25, 1995
SUBJECT: Federal Way Retail Center, PRE95-0026
The following comments are provided in response to the submittal made on a proposed
shopping center on 16th Ave. S. just north of S. 348th Street.
Drainage
1. The site will develop more than 5,000 square feet of impervious surface area and the
resulting runoff from the site would increase more than 0.5 cfs for a 100-year storm
event. Consequently, the applicant will need to provide on -site detention facilities for
the storm drainage system. All storm drainage facilities shall be designed in
accordance with the King County Surface Water Design"Manual (KCSWDM) and any
other criteria provided below. As part of the submittal for site plan approval, the
applicant should submit a narrative on the relevance to the site of all core and special
requirements listed in the KCSWDM and a Level 1 drainage analysis.
In lieu of providing on -site detention facilities and provided that regional facilities are
available, the applicant may pay a pro -rate share to the development of the regional
facilities downstream of the site. The applicant will also be required to conduct a
Level 2 drainage analysis from the site to the regional facility. If this analysis
indicates any deficiencies caused by the increase in runoff from the subject site, the
applicant will be required to upgrade the system in those locations to the ultimate
system configuration to handle runoff from the entire basin. The applicant may use
whatever analytical information is available from the City on the downstream system
to assist in the analysis.
2. The site is located in the West Branch Hylebos Creek Sub -Basin as defined in the
Executive Proposed Basin Plan, Hylebos Creek and Lower Puget Sound (Plan). The
site is also located in an area identified for implementation of supplemental on -site
detention standards. If on -site detention control is used, the detention facility shall be
designed in accordance with recommendation BW-3 of the Plan which requires the
facility to be sized to detain the runoff from the site for a 24-hour, 100-year storm
event and release the water at a rate no greater than 70 % of the predeveloped 2-year
runoff rate. A 30 % factor of safety need not be used in the sizing.
3. The site will be required to provide all the necessary treatment facilities for the storm
water runoff in accordance with the KCSWDM. This will include biofiltration swales
and may require the use of a wetpond if the site meets the criteria in Special
Requirement #5. The use of a wetvault in lieu of a wetpond will not be accepted by
the City. Also, the use of a coalescing plate separator will be required if the site
develops 5-acres or more of impervious surface area subject to vehicular traffic.
In the submittal package from the applicant, a statement was made that a compost
stormwater filter may be substituted for either the biofiltration swale, the wet pond,
or both. This type of system has not been approved by the City of Federal Way.
Any use of such a system would need to be through the approval of a variance. A
previous development proposed such a use due to limited space as a result of lot size
constraints and not overdevelopment of the site. The rationale for the use of the
compost stormwater filter for this site appears tenuous.
4. The site is located along a ridge which divides runoff from the site and directs it in
two separate directions. Development of the site will require the continuation of this
runoff orientation with appropriate controls for each sub -basin.
Streets
5. The site will front onto 16th Ave. S. This street is classified as a Major Arterial and
is fully developed except for sidewalks in accordance with city code and street trees.
The applicant will be required to upgrade 16th Ave. S. to city standards by widening
the sidewalk to 8 feet in width for the entire frontage of the site and provide street
trees at 30 feet on centers to be located behind the sidewalk.
6. The site fronts onto S. 344th Street to the north. This street is classified as an
Industrial/Commercial street and is not fully improved. Partial improvements were
installed by the Cash and Carry Warehouse to the north of the street a little more than
a year ago. The applicant will be required to complete the improvements to S. 344th
Street for the entire frontage of the site. This will require the installation of pavement
to 40 feet in width, 20 feet either side of the centerline of the right-of-way, vertical
durbs, gutters, 6-foot landscape strips, 5-foot sidewalks, street trees at 30 feet on
centers, illumination, and associated storm drainage facilities, all on both sides of the
street centerline. Tapers from the terminus of these improvements at the east end of
the site will also be required. No half street improvements will be permitted.
7. All overhead utilities shall be underground for the entire frontage of the site on both
16th Ave. S. and S. 344th Street.
8. S. 347th Place is a private access roadway and shall be improved along the frontage
of the site in conformance with the standards for an Industrial/Commercial roadway.
Traffic
9. The applicant will be required to conduct a Traffic Impact Analysis (TIA) for the
proposed development. A scoping sheet for guidance as to the development of this
TIA will be provided by the city's traffic division if the applicant decides to go
forward with the proposed project. Please contact Saeid Daniari, Traffic Engineer, at
661-4133 for the scoping sheet.
10. The most northerly driveway on 16th Ave. S. as depicted on the submitted plan will
not be permitted and must be deleted from the proposal. Also, the southerly
driveway just south of retail pad #11 should be relocated further north to a point
equidistant between the driveway north of retail pad #10 and S. 347th Place.
Miscellaneous
11. Plans to be submitted for construction permits shall be designed at a scale of 1" =20'
or larger for both the site and the street improvements.
12. All topographic information shall be provided on KCAS datum.
MEMORANDUM
Date: April 18, 1995
To: Ron Garrow
From: Fay Schafi
Subject: Federal Way Retail Center Pre -Application Review
The Pre -Application review comments for the above referenced project is as follows:
1. The proposed project will generate 986 trips during the PM peak hours. An impact of
this size could result in a reduced Level of Service (LOS). As a result, we require a
Traffic Impact Analysis (TIA) study to be prepared to determine the level of impact
and mitigation measures.
2. Level of Service should be analyzed for the following intersection: SW Campus Drive
and 7th Way SW, SW Campus Drive and 6th Ave. SW., SW Campus Drive and 1st
Avenue S., S. 356th Street and Enchanted PKWY., S. 356 St. and Pacific HWY S.,S.
344th St. and 16th Ave. S., S. 336th St. and Pacific HWY. S., S. 324th St. and Pacific
HWY. S., S. 320th St. and Pacific HWY. S. Level of Service should also be
calculated for the SW Campus Corridor, between 1st Ave. S. and 7th Way S.W.
3, S. 344th Street, between 16th Ave. S. and 16th Ave. S. (along the frontage) should be
analyzed to determine a need for a Two Way Left Turn Lane (TWLTL).
4. All driveways and access points must meet the minimum- spacing requirements. No
more than two driveways is permitted along 16th Ave. S.
5. The TIA shall include a traffic signal warrant study for the proposed traffic signal at
16th Ave. S. and S. 344th St.
6. All High Accident Locations within the study area must be identified and analyzed.
Accident data can be obtained from the City.
7. Mitigation measures required to improve the levels of service to acceptable levels
should be identified.
8. Pipeline projects' traffic should be considered in the analysis.
CC: Saeid Daniari
fwreWi
4
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: April 20, 1995
ATTN: Mr. Bill Kingman
Associate Planner
FROM: Lakehaven Utility District
SUBJECT: Agenda Item No. 4 — Federal Way Retail Center
Preapplication Meeting with Staff
(PRE95-0026)
COMMENTS:
Water:
A developer extension agreement will be required to extend water mains on —site.
Sewer:
A developer extension agreement will be required to extend sewer mains on —site. An Industrial User
Survey (IUS) will be required for each building/retail space. Pretreatment requirements, if any, will be
determined upon review of said IUS.
NOTE: Copies of the District's facilities maps are attached for your convenience.
By: Date:
MaAE.0 sette
Supervisor of Technical/Support Services
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PROJECT NAME
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11.
ZE-DEVELOPMENT INFORIVi :'ION
FEDERAL. WAY BUILDING SECTION
661-4118
6 , VV
OCCUPANCY TYPE CONSTRUCTION
Submit with completed application for permit, seven complete sets of plans of-24"x36" maximum
dimension (include architectural, structural, electrical, drainage, utilities, and landscaping). Provide three
each 8'/2"xll" and three full size site plans for addressing multiple building sites.
At submittal provide two sets of structural calculations prepared by a professional engineer, registered
in the State of Washington.
At submittal provide two copies of soil investigations and reports, as specified in Chapter 29 of the
Uniform Building Code.
At submittal provide two sets of energy code calculations, including lighting budget. Washington State
Energy Code (1991). Non -Residential Energy Code (NREC) effective April 1, 1994.
Provide two copies of King County Health Department approved drawings.
At the time of submittal, those regulations which are currently in effect shall be applicable to all project
plans and specifications. The City of Federal Way has currently adopted all Uniform Codes, 199I
editions. '�(� 6i�--cC-b'ue �Fqm_ 36, ( ,?qj-
Washington State Disability Standards apply (WAC 51-20).
Special inspection by an approved testing laboratory is required for site welding, high -strength bolting,
piling operations, sprayed -on fireproofing, structural masonry, and cast -in -place concrete. Include testing
lab selection and personnel credentials with building permit submittal for Building Section approval prior
to construction (must be WABO certified agency and inspectors on January 1, 1994).
Separate permits are required for demolition, signs, rack storage, rockeries, etc., refer to Washington
State Department of L & I for electrical permits. Plumbing and mechanical hould be included on the
main a plicatio for permits,, escrib�a� in 1, above. C r�� L� S� u
e�� r _ 'V
tl-utrS Sd��r� � /�qs'
Revisions to submifted drawings will be subject to additional lan rev'
ees
8xlz "x11". p f ew, ifs larger sheets than
D G'
Minimum estimated fireflow (gpm) 7 LTC F � 6�3� Cf Z-
_ 12. Provide TWO FULL SIZE SITE PLANS APPROVED BY THE FEDERAL WAY POSTMASTER;
showing approved locations, when installing gang -type mail boxes.
13. No building or portion of a building shall be occupied or used for storage prior to the issuance of the
CERTIFICATE OF OCCUPANCY.
A- 14. No work shall start prior to the issuance of the permit.
— 15. Other:
PREPARED BY
- M ✓ QS
DATE
PREDEv.FRM
A R C H I T E C T S
April 3, 1995
Located on the east side of 16th Avenue South and extending from South 347th Place to
South 344th Street, this currently unimproved site contains approximately 19.5 acres. The
site generally slopes from the southwest corner up to the northeast corner, crests at the
middle of the southeast section of the site and falls to the east.
The site was identified as appropriate for Business development in February of 1990 when
the City Council adopted the current Comprehensive Plan. Retail, commercial, office and
many other specific and general uses were identified as appropriate for this site when
Council adopted the current Land Use Regulations and designated this site as BC -
Community Business. Concurrently, Council adopted the BC zoning designation for the
adjacent properties to the west, south and east; the MP designation to the north with a small
insertion of the RS 7.2 designation in recognition of an existing residential neighborhood.
This project proposal is intended to implement the established development patterns of the
Comprehensive Plan and the Land Use Regulations. It includes approximately 200,000 SF
of commercial uses including neighborhood and community retail and service providers, full
service and fast food restaurants, entertainment, banks and professional offices, and other
uses as allowed in the zoning designation. Structures will be arranged to accommodate the
needs of the retail providers, facilitate easy vehicle circulation and provide strong pedestrian
linkages from the public rights -of -way and throughout the site. Parking will be provided
sufficient to meet the requirements of the city and the requirements for successful )retail and
service providers. Landscaping will be provided to meet and exceed the city's requirements
at the public rights -of -way and all perimeter boundaries. Further, substantial landscaping
will be provided within the parking areas to meet and exceed the city's requirements. Site
amenities will include screened areas for dumpster and recycling bins and loading docks
concealed from public view.
The structures will vary in size, height, material, color and detail in a way to create interest
and character, but will be bound by a common architectural concept. Building sizes will
range from 2,500 SF to 80,000 SF. Height will vary from 18 feet to 35 feet with architectural
features possibly extending to 50 feet. Materials will be selected for their durability and
aesthetic values. No design concepts have been developed for this project to date. However,
finish materials might include concrete, masonry, brick, ceramics, metals, stucco, glass and
metal or concrete shingles. Building elevations facing service and truck areas will be
lowered into the hillsides as much as practicable and those areas remaining exposed will be
designed for ease of maintenance. Elevations facing the customer areas will be designed to
create an interesting pedestrian experience and will include variations in plan to highlight
display windows and entrance and provide covered walkways for weather protection along
the storefronts. Building colors will be selected to be consistent with the architectural
characters when designed.
ASSOCIATES
El Baylis, AIA Planning • Architecture • Interiors Kent Pearse, AIA
Brian Brand, AIA Mitch Yockey, AIA
Richard L. Wagner, AIA 10801 Main Street Bellevue, WA 98004 FAX (206) 453-8013 (206) 454-0566 Johan Luchsinger, AIA
Thomas Frye, Jr., AIA
Mark MillerCONSULTANTS INC.
DEVELOPMENT ■ LAND USE ■ CONSTRUCTION MANAGEMENT
April 3, 1995
City of Federal Way
Department of Community Development
33530 1st Way South
Federal Way, WA 98003
RE: Opus Northwest LLC
Federal Way Retail Center
On behalf of Opus Northwest LLC I am applying for a pre -application
meeting with the City of Federal Way for Opus' proposed Retail
Center at South 344th Street and 16th Avenue South. As part of the
pre -application submittal, I am enclosing eight copies of the
following items:
A. Master Land Use Application with attachments;
B. Opus Northwest informational brochures;
C. Site plan and section drawings by project architect,
Bayless Brand Wagner;
D. Questions from project architect;
E. Preliminary storm drainage analysis by W&H Pacific;
F. Issues for clarification by W&H Pacific.
We look forward to meeting with you in the pre -application meeting
to discuss in detail the proposed Federal Way Retail Center.
Very truly yours,
MARK MILLE CONSULTANTS, INC.
Mark Miller
MM:pp
Enclosures
CC: Opus Northwest
Bayless Brand Wagner
W&H Pacific
10801 Main Street, Suite 100 o Bellevue, Washington 98004 ■ 206/455-1724 ■ FAX 206/455-5076
A R C H I T E C T S
FEDERAL WAY RETAIL CENTR
April 3, 1995
SITE DEVELOPMENT QUESDONS
(1) Landscape in parking areas is required at the rate of 22 SF/stall. To meet this
requirement:
o . Can perimeter areas be counted if they are in excess of the minimum required
� perimeter dimension?
�p . Can landscaping adjacent internal sidewalks within the parking areas be counted?
�° . Can water quality areas immediately adjacent the parking areas be counted?
(2) Pedestrian access is required throughout parking areas.
. Is the sidewalk every 2nd row requirement as shown required under the current
code?
(3) FAR requirements appear to have been dropped from this zone.
�'� . True?
ASSOCIATES
El Baylis, AIA
Planning Architecture • Interiors KentPearse,AIA
Brian Brand, AIA
Richard L. Wagner, AIA Mich Yockey, AIA
Thomas Frye, Jr., AIA 10801 Main Street • Bellevue, WA 98004 • FAX (206) 453-8013 • (206) 454-0566 Johan Luchsinger, AIA
April 3, 1995
Federal Way Retail Center
Storm Drainage:
1. Storm drainage from the entire site will be collected and directed into the existing conveyance
system at 16th Avenue So.
1 A master drainage plan will not be required and standard peak runoff control criteria in the
King County Surface Water Design Manual will be the accepted design criteria.
3. Due to the previous downstream studies completed in conjunction with the downstream retail
developments, the downstream analysis will be limited to a Level 1 analysis.
4. If needed, a wet vault will be acceptable for water quality management.
5. A coalescing plate will not be required due to the proposed biofiltration swale and 3-cell
wetpond (or wet vault).
Road Improvements:
6. No improvements to 16th Avenue South are required.
7. Half -street improvements to S. 344th Street along the property frontage will be required.
What is the design standard?
Plat Procedures:
8. Binding site plan process vs. lot line adjustment.
d F
o 1,t LM
to L
FEDERAL WAY RETAIL CENTER
April 3, 1995
PRELIMINARY STORM DRAINAGE ANALYSIS
City of Federal Way/King County Core Requirements for site development:
Core Requirement #1: Discharge at Natural Location.
Page 1
Surface water from the site generally flows to the southwest into the existing storm drainage
system of 16th Avenue South, with a small portion of the proposed development flowing
southeast. It is unclear whether drainage from this portion flows into the state right-of-way
or into the private street bordering the south side of the property. The drainage
characteristics of this area will be determined during the design process. However, for the
purposes of this report, all proposed storm drainage features will be placed in the southwest
corner of the property. Discharge is assumed to be into the existing storm drainage system
in the recently widened 16th Avenue South.
Core Requirement #2: Off -Site Analysis.
Both upstream tributary drainage characteristics and an analysis of downstream conditions
must be quantified and calculated. Estimated off -site tributary areas have been included in
runoff and storage calculations. The limits of the proposed basin boundary are as follows:
North: So. 344th St.
West: 16th Ave So.
South: Property line
East: Ridge
Additional off -site runoff may contribute to the drainage basin, but will require additional
survey or field inspections to determine.
A Level 1 downstream analysis must accompany the initial permit application. Additional
downstream analysis may be required depending on the findings of the Level 1 analysis.
Similar developments in the area have had to perform up to a Level 2 downstream analysis.
No downstream analysis has been performed at this time.
11420501/wp/pmstorm.doc
:S
FEDERAL WAY RETAIL CENTER
April 3, 1995 Page 2
Core Requirement #3: Runoff Control.
Runoff controls must be provided to reduce developed runoff rates to pre -development peak
rates. The allowable release rate is the pre -development 2-year 24-hour storm and the system
must detain up to a 10-year post -development storm, plus 30%. Conveyance must be
provided to allow passage for up to a 100-year storm. Runoff controls may be in the form
of a detention pond, vault, or tank.
In addition to the runoff control requirement, a biofiltration swale must also be constructed
to enhance the quality of runoff leaving the site. Biofiltration and detention requirements and
alternatives are discussed further below.
Core Requirement #4: Conveyance System.
A conveyance system will be designed during the preliminary drawing phase. Required at
the downstream end of the conveyance system is at least one oil/water separator prior to
discharge off the site.
Core Requirement #5: Temporary Erosion and Sedimentation Control.
An approved temporary erosion control plan will be required with the construction drawings.
Core Requirement #6: Maintenance and Operation.
Maintenance and operation of all drainage facilities will be the responsibility of the property
owner. A maintenance and operation manual is usually only required for special design
items, such as a water storage vault, compost stormwater filter, or other special oil/water
separators.
Core Requirement # 7: Bonds and Liability.
All storm drainage systems must be constructed in conformance with the bond and liability
requirements of King County Code.
11420501 /wp/preetorm.doc
W&H
PACIFIC
FEDERAL WAY RETAIL CE1V'I'ER
April 3, 1995
Page 3
In addition to the Core Requirements, the following Special Requirements may be applicable to the
proposed development.
Special Requirement #5: Special Water Quality Controls.
A wetpond or wetvault is required if the proposed development discharges to and is within
one mile of a Class 1 or Class 2 stream. Hylebos Creek is listed as a Class 2 stream with
salmoniods and is within one mile of the proposed development. It has been assumed that
runoff from the site eventually enters Hylebos Creek and therefore and wetpond or wetvault
will be required. Wetponds and wetvaults are discussed further below.
Special Requirement #6: Coalescing Plate Oil/Water Separators.
If the proposed development will result in more than 2,500 vehicle trips per day, then a
coalescing plat or equivalent oil/water separator is required prior to discharge from the site.
A retail center of this size typically results in more than 2,500 vehicle trips, and a coalescing
plate will most likely be required. The coalescing plate may be substituted for the oil/water
separator required under Core Requirement #4.
11420501/wp/preetorm.doc
FEDERAL WAY RETAIL CENTER
April 3, 1995
Storm Water Detention Requirements
Page 4
Storm water detention may be in the form of either a pond, vault, or tank. Because of the
size of facility required and the proposed use of the property, an underground vault is the
most feasible option. The following conditions were used to approximate the amount of
storage required.
Existing Site Conditions:
On -Site Area: 18.55 Ac Cn=60 (2nd growth & brush, soil group AB)
Off -Site Area: 5.81 Ac C,,=60
24.36 Ac
Proposed Conditions:
On -site Area: 18.55 Ac Ca=98 (impervious)
Off -site Area: 5.81 Ac Co=60
24.36 Ac
Based on the existing topographic information, an allowable release rate equal to the runoff
from a 2-year pre -development storm, and storage for a 10-year post -development storm plus
30 %, a total volume of 213,000 CF of stormwater storage is required. Possible detention
vault sizes are as follows:
Stormwater Detention Vault
Depth,
Length
Width
7'
1480'
24'
8'
1269'
24'
9'
1110,
24'
10,
987'
24'
' Includes 1 ft. of freeboard.
An equivalent detention pond would be approximately 150 feet by 225 feet, 10 feet deep, 3:1
side slopes.
11420501/wp/prestorm.doc
n
t.
FEDERAL WAY RETAIL CENTER
April 3, 1995
Biofiltration Reguirements
Page 5
The biofiltration requirement may be satisfied using a biofiltration swale. The bio-swale
must be designed to pass a 2-year storm. If biofiltration takes place after detention, the
facility must pass a 2-year pre -development storm (equal to the release rate of the detention
facility). If placed before detention, it must pass a 2-yearpost-development storm. Therefore
the most economical placement of the biofiltration facility is after detention. However, the
biofiltration swale must, in all cases, be placed before a wetpond or wetvault.
If the bio-swale is placed after the detention vault, it may be smaller, but either a second
vault (wetvault) or wetpond must follow the bio-swale. If it is placed before the detention
vault, the swale must be larger to accommodate greater flows, and the vault would have to
be increased in size to accommodate the dead storage requirement. Typical bio-swale
dimensions that would satisfy the requirements are as follows:
Post -Detention Bio-Swale
Bottom Width
8'
Top Width
15'
Side Slopes
3:1
Water Depth
.08'
Swale Slope
2 %
Length
50' (minimum allowed)
Pre -Detention Bio-Swale
Bottom Width
16'
Top Width
22'
Side Slopes
3:1
Water Depth
.33'
Swale Slope
2%
Length
200'
114205011wp/prestorm.doc
W&H
PACIFIC
FEDERAL WAY RETAIL CENTER
April 3, 1995 Page 6
Wet Pond/Wet Vault Requirements
Dead storage in the form of either a wetpond or wetvault must be provided because of the
proximity of the proposed development to Hylebos Creek. The surface area of a
wetpond/wetvault must be at least one percent of the total proposed impervious area and it
must contain a storm volume equal to one-third of the volume resulting from a 2-year post -
development storm. This is in addition to the stormwater detention requirements discussed
above. These requirements result in a pond with a surface area of 8,060 square feet and a
volume of 34,000 CF. Alternatively, the detention vault may be increased in size to
accommodate an additional 34,000 CF of storage. As discussed above, if a combination
detention vault/wetvault is chosen, a bio-swale must be constructed before the vault, resulting
in a larger swale than if it were constructed after the vault. If a wet pond is constructed, the
detention vault would be smaller and the bio-swale could be constructed after the vault with
smaller dimensions. A wetpond would be a typical three -cell pond constructed at the end of
the drainage system. The City of Federal Way has expressed a preference for above ground
ponds.
A 3-cell pond that would accommodate the requirements could have the following
dimensions:
Wetpond Dimensions
Water Surface Area: 8,060 sf (divided into 3 cells)
Volume: 34,000 cf
Water Depth: 4.2 ft
If the dead storage is to be contained within the vault, the possible vault sizes increase as
follows:
Combination Detention/Wetvault
Depth,
Length
Width
7'
1717'
24'
8'
1471'
24'
9'
1288'
24'
10,
1144'
24'
11'
1030'
24'
12'
936'
24'
` Includes 1 ft. of freeboard.
11420501/wp/prestorm.doc
0
W&H
PACIFIC
FEDERAL WAY RETAIL CENTER
April 3, 1995
Notes
Page 7
1. Storm drainage from building roofs may bypass the water quality features (wet pond/vault
and bio-swale) but may not bypass the detention facility unless rooftop detention is provided.
The calculations for the proposed detention facility include runoff from rooftops, however
if rooftop detention is provided runoff from those areas could be eliminated from the
calculations, and the proposed detention facility may be significantly reduced in size.
2. A compost stormwater filter may be substituted for either the biofiltration swale, the wet
pond/vault, or both. The filter has been approved for use within King County but has not
been used in the City of Federal Way yet. Use of a compost stormwater filter for either or
both of these facilities will reduce construction costs and land -area requirements, but will
require a variance from the City prior to approval.
3. The calculations performed are a first-time run using available information and are intended
to provide an estimate of the approximate size and type of stormwater facilities that will be
required by the City of Federal Way. It should be anticipated that the calculations and
results may be modified and refined throughout the design process.
4. Design and calculations is in conformance with the Surface Water Design Manual, King
County Department of Public Works, latest revision (November, 1994).
11420501/wp/preetorm.doc
Creative Solutions ... Superior Servio,-
1
1 PACIFIC
3025-112th Avenue N.E.
P.O. Box C-97304 (206) 827-0220 •Planning
Bellevue, WA 98009-9304 Fax (206) 8221-5341 • Engineering
• Environmental
Services
•Surveying
• Landscape Design
r
1
i
Project' Date: A-?F=i L Sheet No. I of
• Checked bv: Job No
Prepared by: Ztk-V : I OS'al _
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT
SERVICES MEMORANDUM
DATE: April 12, 1995
TO: Community Development Review Committee (CDRC) Members
Kathy McClung, Land Use Administrator
Ron Garrow, Senior Development Engineer
Dick Mumma, Building Official
Mary Cossette, Supervisor of Technical/Support Services, Lakehaven Utility
District
Pat Kettenring, Fire Marshal, KC Fire District #39
Steve Maxwell, Crime Prevention Unit, Federal Way King County Police
Tina Piety, Administrative Assistant
FROM: Bill Kingman, Associate Planner *t/
PROJECT PLANNER: Bill Kingman PHONE: 661-4110
PLEASE RESPOND BY: April 20, 1995
FILE NUMBER: PRE95-0026
PROJECT NAME: Federal Way Retail Center
PROJECT ADDRESS: 34508 16th Avenue South
PROJECT DESCRIPTION: New 200,000 square foot retail shopping center on a 19.5 acre site.
PROJECT CONTACT: Mark Miller, Mark Miller Consultants, 10801 Main Street, Suite 100,
Bellevue, WA 98004, phone: 455-1724.
SEPA: SEPA will be required. �` s
NOTE: The preapplication meeting with the applicant is 9:00 am, April 27, 1995.
PRE9526.M1
��\
MAST'�R LAND USE APPLICATION
Cie.
CfrV OF
�0
APPLICATION NO. cj iOO kJ& So
DEPARTMENT OF COMMUNITY DEVELOPMENT
33530 1st Way South+Federal Way, WA 98003
Date April 3, 1995
Mark Miller
Agent
Name of Applicant us Northwest LLC Owner See attached list
cro Mark Miller Consultants, Inc.
Address 10801 Main St., Suite 100 Phone 455-1724 -Gy_ q-S5^5040 ,
Bellevue, WA-3�4_
Signature
Owner Name/Address See attached list Phone
(if different than applicant) S . 3 4 4th St. and 16th Ave. S .
�nninn�.l-v T nnn** "
Kroll 737 W
Legal Description
Project Description
SW 1/ 4 Sec 21 T 21 N R 41 E .
one BC
ax Lot Nos: 21210490
2121049081, 2121049043, 2121049087,
2121049079, 2121049080, 2121049086 2121049088
Parcel Numbers}
Pa1G`1 Nos: 1, 2, 3, 4, 5, 6, 7, 8 and 9
11T�Type,f
Permit Required:
SEPA
Notice
Sign
Checklist
Mailed
Board
Site Plan Review
R
R
Land Surface Modification
R
R
Boundary Line Adjustment
Binding Site Plan
R
R
R
Short Subdivision
Subdivision
R
R
R
• 4
Shoreline
R
R
!�
Variance
R
R
R
Conditional Use
R
R
R
Use - Process I
R
R
Use - Process II
R
R
R
Use - Process III
R
R
R
Quasi -Judicial Rezone
R
R
R
Variance
R*
R
R
Comp. Plan/Rezone
R
R
Annexation
R
R
Lot Line Elimination
X *Pre -Application Meeting
R = Required
* = Optional by City
MA5TFRI_A.11kI-1