17-104344arr of
ti. Federal Way
October 5, 2017
Jason Beagle
Merrick Lentz Architects
12815 NE 126"' Place
Kirkland, WA 98034
Re: File #17-104344-00-PC, PREAPPLiCATION CONFERENCE SUMMARY
Pecos Pit BBQ, 34600 161h Avenue South, Federal Way
Dear Mr. Beagle:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held September 28, 2017. We hope that the information discussed at that
meeting was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Utility District and South
King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable
codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com.
For specific technical questions about your project, please contact the appropriate DRC representative as
listed below. Otherwise, any general questions about the preapplication and permitting process can be
referred to your key contact.
PROJECT DESCRIPTION
The proposal is to construct a new drive -through restaurant with outdoor seating and associated site
improvements.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Mr. [3eaQ]e
October 5. 2017
Page 2
■ Public Works Development Services Division
o The existing on -site detention system was designed as a Level 2 Flow Control but under a peak
matching requirement. The 2016 King County Surface Water Design Manual (KCSWDM)
requires duration matching. The engineer needs to re-evaluate the proposed design under the
current design standards and determine whether the existing detention vault and outlet control
structure provide the necessary level of flow control. If found to be inadequate, then provide
additional flow control and/or reconfigure the existing outlet structure.
o It appears that the existing water quality system will not likely meet the current design standards
for Enhanced Basic Water Quality; therefore, it appears likely that the project will have to
provide new water quality treatment facilities (for this project only).
0 Public Works Traffic Division
o Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency permit
with application fee of $4,650.00 required for the proposed project.
o Traffic Impact Fees (FWRC 19.91) — Traffic impact fees payment is required and must be paid
prior to building permit issuance.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
COMMUNITY DEVELOPMENT — PLANNING DIVISION
Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com
Zoning Designation and Use — The subject property is Commercial Enterprise (CE). Fast food
restaurant uses are permitted within CE zoning districts pursuant to FWRC 19.240.110.
2. Use Application —The proposed improvements will require a Process Il Master Land Use
application. Process lI is an administrative site plan review conducted by city staff with a final
decision issued by the Director of Community Development.
3. Environmental Review — As proposed, the project is exempt from review under the State
Environmental Policy Act (SEPA) as the proposal does not exceed flexible thresholds (buildings
larger than 12,000 square feet; parking for 40 or more vehicles).
4. Public Notice and Comment — Process ii review does not require public notice.
Critical Areas — The subject property is within a 10-Year Wellhead Protection Zone. As
environmental review will not be triggered, no additional review or mitigation is required regarding
the wellhead area.
6. Community Design Guidelines — The proposed improvements are subject to an administrative
design review conducted by city planning staff. Project designers shall strive for overall design
continuity by using similar elements throughout the project such as architectural style and features,
materials, colors, and textures. A written narrative identifying how the project complies with
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October 5. 2017
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applicable design guidelines must be submitted with the application package. Guidelines applicable
to your project are below.
a. FWRC 19.115.050(7)(b). The following standards apply to drive -through restaurants:
Drive -through windows and stacking lanes are not encouraged along facades of buildings that
face a right-of-way. If they are permitted in such a location, then they shall be visually screened
from the street by Type III landscaping and/or architectural elements.
The stacking lane shall be physically separated from the parking lot, sidewalk, and pedestrian
areas by Type III landscaping and/or architectural elements, or combination thereof-, provided,
such elements reflect the primary building and provide appropriate separation. Painted lanes are
not sufficient.
Drive -through speakers shall not be audible off site; and,
A bypass/escape lane is recommended for all drive -through facilities.
FWRC 19.115.090(2). District Guidelines, CE Zone:
Surface parking may be located behind the building, to the side(s) of the building, or adjacent to
the right-of-way; provided, however, that parking located adjacent to the right-of-way
maximizes pedestrian access and circulation.
Entrance facades shall front on, face, or be clearly recognizable from the right-of-way.
Building entrances shall be architecturally emphasized and shall incorporate transparent glass.
Ground -level mirrored or reflective glass is not allowed adjacent to a public right-of-way or
pedestrian area.
If utilized, chain -link fences visible from future right-of-way or adjacent properties, and not
screened by Type I landscaping, shall utilize vinyl -coated mesh, powder -coated poles, dark
color(s), and architectural element(s) such as pole caps and/or decorative grid pattern.
e. FWRC 19.115.060(3)(b). Building design should avoid blank exteriors. Methods to articulate
include, but are not limited to: recessed windows; window openings with visible trim material,
or painted detailing that resembles trim; vertical trellis(es) in front of the wall with climbing
vines or similar planting; landscaped or raised planter bed in front of the wall; artwork such as
mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures, relief, etc., over
a substantial portion of the blank wall surface; architectural features such as setbacks,
indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings;
and material variations such as colors, brick or metal banding, or textural changes.
Pursuant to 19.125.040(22), building walls that are uninterrupted by window, door, or other
articulation method that are 240 square feet or greater in area, and not located on a property
line, shall be screened by landscaping. Such planting shall include trees, shrubs, and
groundcover appropriate for the area proposed.
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October 5. 2017
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FWRC 19.115.050. Pedestrian pathways from rights -of -way, bus stops, and parking lots to
primary entrances shall be accessible and should be clearly delineated. Pedestrian pathways and
pedestrian areas should be delineated by separate paved routes using a variation in paved
texture and color. Approved methods of delineation include: stone, brick or granite pavers;
exposed aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of
delineation is not acceptable. Parking stalls adjacent to pedestrian pathways shall have wheel
stops.
Bicycle racks should be provided for all commercial developments.
Outdoor furniture, fixtures, and streetscape elements, such as lighting, freestanding signs,
trellises, arbors, raised planters, benches and other forms of seating, and trash receptacles, etc.,
should be incorporated into the site design.
e. FWRC 19.115.010(2). Crime Prevention through Environmental Design (OPTED).
Implementation of CPTED principles (Natural Surveillance, Access Control, and Ownership)
for all new development projects are a component of the city's design guidelines. The enclosed
CPTED checklist must be submitted with the formal land use application.
FWRC 19.115.050(7). In addition to CPTED lighting standards, the following shall apply:
lighting levels shall not spill onto adjacent properties; lighting shall be provided in all loading,
storage, and circulation areas; lighting standards shall not reduce the amount of landscaping
required for the project; and lighting fixtures shall not exceed 30 feet in height and shall include
cutoff shields.
Setbacks — Front, side, and rear building setback lines are five (5) feet from each property line.
8. Height — Outright heights are limited to 40 feet above average building elevation. An additional 15
feet may be permitted if performance criteria set forth in FWRC 19.240.010(2) can be met.
9. Rooftop Appurtenances — Pursuant to FWRC 19.1 10.070, vents, mechanical penthouses, and
similar appurtenances that extend above the roofline must be surrounded by a solid sight -obscuring
screen that meets the following criteria: The screen must be integrated into the architecture of the
building; and the screen must obscure the view of the appurtenances from adjacent streets and
properties.
10. Special Regulations —The following special regulations are set forth in the CE zone Entertainment
use zone chart, FWRC 19.240.110, that may be applicable for your proposal:
a. Drive -through facilities must be designed so that vehicles will not block traffic in the street
while waiting in line and will not unreasonably interfere with on -site traffic flow.
b. Fast food restaurants must provide one outdoor waste receptacle for every eight parking stalls.
Staff would round down this requirement to allow three receptacles for the 30 stalls provided.
11. Parking — Minimum vehicle parking stall requirements for fast food restaurant uses in the CE zone
are one stall for each 80 square feet of gross floor area or 27 stalls for the proposed 2,090 square -foot
restaurant. Parking lot design criteria is based on the enclosed department bulletin 4042. Up to 25
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October 5_ 2017
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percent of the required stalls may be designated as compact. Wheel stops shall be provided on all
stalls adjacent to pedestrian pathways.
12. Landscaping — Pursuant to FWRC Chapter 19.125, a landscape plan prepared by a Washington
State registered landscape architect shall be submitted with the Process iI MLU application.
FWRC 19.125.060(9). The following perimeter landscaping screen will be required:
• Type III landscaping five (5) feet in width shall be provided along all property lines.
b. FYVRC 19.125.070. The following interior parking lot landscaping will be required:
• Type IV landscaping at 20 square feet per parking stall.
■ Landscape islands shall be a minimum size of 64 square feet and a maximum of 305
square feet, and a minimum width of six feet at the narrowest point for islands at the end
of 90-degree parking rows, three feet at the end of rows with angled parking, and eight
feet in width for islands used to separate head -to -head parking stalls.
■ Vehicular overhang into any landscaping area shall not exceed two feet.
■ No plant material greater than 12 inches in height shall be located within two feet of a curb
or other protective barrier in landscape areas adjacent to parking spaces and vehicle use
areas.
• Soil in parking lot landscaped areas must be noncompacted to a depth of 18 inches prior to
planting of any shrubs, trees, or groundcovers.
C. FWRC 19.125.040. General landscaping notes include:
• With the exception of lawn areas, at least 25 percent of new landscaping materials (i.e.,
plants, trees, and groundcovers) shall consist of drought -tolerant species. All
developments are encouraged to include native Pacific Northwest and drought -tolerant
plant materials for all projects.
• Deciduous trees shall have a caliper of at least 1.5 inches at the time of planting measured
4.5 feet above the root ball or root structure.
• Evergreen trees shall be a minimum six feet in height (measured from tree top to the
ground) at the time of planting.
■ Groundcovers shall be planted and spaced, using a triangular planting arrangement, to
result in total coverage of a landscaped area within three years.
• All permanent lawn or sod areas shall have permanent irrigation systems.
• Landscaping shall not be required along interior lot lines within a development where
parking is being shared.
FWRC 19.125.050. Definitions of landscaping types are as follows:
■ Type III— Visual Buffer - Type III landscaping shall be a mixture of evergreen and
deciduous trees interspersed with large shrubs and groundcover.
• Type IV— Open Area Landscaping - Type IV landscaping shall consist of trees planted
with supporting shrubs and groundcover. Shrubs shall be pruned at 40 inches in height,
and the lowest tree branches shall be pruned to keep an eight -foot clearance from the
ground. One tree per landscape island up to 150 square feet shall be planted.
13. Tree Retention/Replacement — A tree and vegetation retention plan as required under FWRC
19.120.040(2) must be submitted with the Process II application. The tree and vegetation
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October 5. 2017
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retention/replacement plan must be prepared by a certified arborist or certified landscape architect.
The standards require each development to maintain a minimum tree unit density. As required under
FWRC 19.120.130(2), the minimum tree density in CE zones is 20 tree units per acre. The subject
property's density would be 14 tree units (20 tree units x 0.68 acres = 14 tree units).
A tree unit is a value assigned to existing trees retained on the property or replacement trees. The
larger the tree, the greater value it is assigned. Required tree density can be composed of retained
trees and replacement plantings per FWRC 19.120.130. (Note: Required landscaping trees may be
counted in tree density.) The formal landscape plan must detail information about tree unit credits
and replacement and clearly show where the 14 tree units are to be located.
14. Clearing and Grading — The applicant is required to obtain clearing and grading plan approval as a
component of Process II approval. Consult FWRC 19.120.040(1) for items that are required to be
included on the plan including the anticipated amounts of cut and fill. Any needed rockeries or
retaining walls must be limited to six feet in height as measured from finished grade at base of wall
to top of wall with a minimum three-foot landscaped setback at the base of each rockery or retaining
wall. Rockeries and retaining walls visible from a public right-of-way or adjacent property shall be
composed of rock, brick, or other- textured/patterned wall styles.
15. Outdoor Storage Containers — This proposal is also subject to FWRC 19.125.180 for outdoor
storage containers. The outdoor storage container will be reviewed as part of the Process II
application. Outdoor storage containers must be screened per FWRC 19.125(3)(b), which requires a
minimum six -foot -high sight obscuring fence, wall, or other appropriate architectural screening,
surrounded by five feet of Type I landscaping, or a combination of screening and landscaping,
around the container, unless such screening is determined by the Director to not be necessary. In
order to modify/waive the screening requirements, a written narrative as to why the containers are
not visually obtrusive must be submitted with the Process 11 application.
16. Solid Waste Receptacles — FWRC 19.125.150 requires that storage areas for garbage and recycling
receptacles be provided for each project, and contain design guidelines and space requirements.
Locations for the recycling and garbage facilities must be depicted on the formal site plan. Include
the square footage of each facility provided and depict routes of travel for service providers.
The design of the enclosure area should be consistent with the architectural design of the primary
structures on the site. Per FWRC 19.125.040(4) and (5) the enclosure shall be screened from
abutting properties by a 100 percent sight -obscuring fence or wall and appropriate landscape screen.
17. Application Fees —Please contact the Permit Center at 253-835-2607 for updated fee schedules for
Process 11 Master Land Use application, concurrency, and building permit.
PUBLIC WORKS —DEVELOPMENT SERVICES DIVISION
Cole Elliott, PE, 253-835-2730, tole.elliott@cityoffederalway.com
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 2016 King County
Sia f ices Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual.,
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Mr. Beagle
October 5. 2017
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This project meets the requirements for a Full Drainage Review. At the time of land use site plan
submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project
to the nine core and five special requirements of the KCSWDM' will be required. A Level I
downstream analysis shall also be provided in the preliminary TIR. The City Addendum can be
found at the following website: www.cityoffederalway.com/node/1467.
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. In addition to flow control facilities, Best
Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies
within an Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet
the treatment criteria of the Enhanced Basic Water Quality Menu.
If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
4. Detention and water quality facilities for private commercial developments outside the City Center
Core must be above ground (i.e. open pond). Underground facilities are allowed only with approval
from the City of Federal Way Public Works Department.
5. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
6. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction storm water permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
littp://�vww.ecv.wa.gov/p t)gra►ns/wq/stormwater/construction/itidex.Iitml or by calling 360-407-
6048.
If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA)
permit may be required. Information regarding this permit can be obtained from the Washington
Department of Fish and Wildlife.
Right -of -Way Improvements
See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic
related items, and intersections within new subdivisions or short plats must be designed to meet this
standard.
Building or EN Permit Issues
Engineered plans are required for clearing, grading, road construction, and utility work. Plans must
be reviewed and approved by the City. Engineering review fees are $2,430.00 for the first 18 hours
of review for Commercial building permits and full subdivision EN permits. Additional review time
is charged at $135.00 per hour. A final TIR shall be prepared for the project and submitted with the
engineering plans. Both the TIR and the plans will require the signature/seal of a professional
engineer registered/licensed in the state of Washington.
2. In addition to engineering approval, short plats and subdivisions are required to obtain a separate
permit for grading. Details and fees may be obtained from the Building Department.
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October 5. 2017
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The Federal Way Public Works Development Standards Manaral (including standard detail drawings,
standard notes, and engineering checklists) is available on the City's website at:
www.cityoffederalway.com/node/1467 to assist the applicant's engineer in preparing the plans and
TI R.
Bonding is required for all street improvements and temporary erosion and sediment control
measures associated with the project. The bond amount shall be 120 percent of the estimated costs of
the improvements. An administrative fee deposit will need to accompany the bond to cover any
possible legal fees in the event the bond must be called. Upon completion of the installation of the
improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30
percent of the original amount and held for a two-year maintenance period.
S. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements. Upon satisfactory completion of the
two-year maintenance period, the remainder of the bond will be released. Maintenance for public
roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for
private roads and drainage facilities, including short plats, remain the responsibility of the individual
property owners.
6. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall
be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
8. Provide cut and fill quantities on the clearing and grading plan.
9. Temporary Erosion and Sediment -control (TESL) measures, per Appendix D of the 2016
KCSWDM, just be shown on the engineering plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS —TRAFFIC DIVISION
Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
I . Based on the submitted materials for 2,090 square feet restaurant, the Institute of Transportation
Engineers (ITE) Trip Generation - 8"' Edition, land use code 934 (Fast Food Restaurant with Drive-
Thru), the proposed project is estimated to generate 36 new weekday PM peak hour trips and 1,037
daily trips.
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October 5. 2017
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2_ A concurrency permit is required for this development project. The PW Traffic Division will
perform concurrency analysis to determine if adequate roadway capacity exists during the weekday
PM peak period to accommodate the proposed development. Please note that supplemental
transportation analysis and concurrency mitigation may be required if the proposed project creates
an impact not anticipated in the six -year Transportation Improvement Plan (TIP).
3. The estimated fee for the concurrency pen -nit application is $4,650.00 (1 1 - 50 Trips). This fee is an
estimate and based on the materials submitted for the preapplication meeting. The concurrency
application fee must be paid in full at the time the concurrency permit application is submitted with
land use application. The fee may change based on the new weekday PM peak hour trips as
identified in the concurrency trip generation. The applicant has the option of having an independent
traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee
remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for 2,090 square feet Fast Food Restaurant with Drive-Thru, the
estimated traffic impact fee is $79,855. The estimated impact fee will be reduced by approximately
$32,729 for previously paid pro-rata share mitigation under the Federal Way Market Place Development.
Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a
completed building permit application is filed and paid prior to permit issuance (FWRC 19.100.070 3(a)).
Access Management (FWRC 19.135)
The proposed drive -that storage should be designed to accommodate the expected queues. Ensure that
adequate storage is available on site so that traffic will not back up or block traffic entering or exiting the
main access.
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com
Review FWRC 19.125.150 for solid waste and recycling design requirements; also see the enclosed
checklist. Help with many design parameters related to service access is available via the city's contracted
solid waste services provider, Waste Management.
COMMUNITY DEVELOPMENT —BUILDING DIVISION
Peter Lawrence, 253-835-2621, Peter.Lawrence@cityoffederalway.com
International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
International Mechanical Code (I MC), 2015
Washington State Amendments WAC 51-52
Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 & WAC 51-57
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International Fife Code (iFC), 2015
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2017
Accessibility Code, ICC/ANSI Al 17.1 - 2009
Washington State Energy Code, 2015 WAC 5 1 -11
Building Criteria
Occupancy Classification: A-2
Type of Construction: V-B
Floor Area: 2090
Number of Stories: l
Fire Protection: none
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
A completed building permit application and commercial checklist are required. (Additional copies of
application and checklists may be obtained on our web site at www.cityo-tTederalw► iv.cotri.)
Submit _5_ sets of drawings and specifications and site plans. Specifications shall include: _2_ Soils
report, _2 Structural calculations, and 2_ Energy calculations,_2_ Ventilation calculations. Note: A
Washington State Registered architects' stamp is required for additions/alterations (new or existing) of
4,000 gross floor areas or greater unless specifically listed as an "exempt" structure per the Revised Code
of Washington (RCW).
Energy code compliance worksheets are required to be completed and included with your permit
application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
Federal Way reviews plans on a first in, first Out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Some project may require a third party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs.
Review Timing
The first comment letter can be expected within 6-7 weeks of submittal date. Re -check of plans will occur
in one to three weeks after re -submittal.
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Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from the Community Development Department.
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to commencernent of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
a Certificate of Occupancy.
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
Site -Specific Requirements:
• All backflow devices shall be through Lakehaven Sewer.
• Internal or external grease traps/interceptor requirements shall be determined by Lakehaven Sewer.
• Storage sheds 200 square feet or less are exempt from building permits.
• Plug-in type self-contained coolers/freezers do not require permits.
• Please show all accessible seating.
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
LAKEHAVEN WATER AND SEWER DISTRICT
Brian Asbury, 253-946-5407, BAsbury@lakehaven.org
Water
• A Water Certificate of 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. Current/2017 cost for a Water Certificate of Availability is $90.00.
■ Hydraulic model results (FF #260) indicate that Lakehaven's standard maximum allowable system
liquid velocity of 10 ft/s, at no less than 20 psi, is exceeded at a fire flow rate above 4,100 GPM.
This flow figure depicts the calculated performance of the water distribution system under high
demand conditions. Fire flow rates greater than available in the existing distribution system may be
accommodated through water distribution system improvements. Please contact Lakehaven for further
deta1I.
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October 5. 2017
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0 Service pressure(s) greater than 80 psi indicated, Pressure Reducing Valve(s) indicated, contact local
building official for requirements &/or additional information.
To satisfy premise isolation requirements, the installation & satisfactory testing of an approved
backflow prevention assembly (BPA) adjacent to each domestic & irrigation service meter is required
Pursuant to WAC 246-290-490 & Lakehaven standards regarding premise isolation. As low health
cross -connection hazards, either a double check valve assembly (DCVA) or a reduced pressure
backflow assembly (RPBA) is required. Contact Lakehaven's Cross -Connection Control Program
Manager (Chris Zoepfl, QZQQflna Lakehaven:nra, 253-946-5427) for additional information on premise
isolation/BPA installation & testing coordination.
Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2017 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges and
deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without
notice.
o Water Service/Meter Installation, Domestic, 1" size preliminary estimate: $4,230.00 deposit.
Actual size TBD by Lakehaven based on applicant's estimated maximum domestic GPM usage
rate.
o Water Service/Meter Installation, Irrigation, 1" size preliminary estimate: $4,230.00 deposit.
Actual size TBD by Lakehaven based on applicant's estimated maximum irrigation GPM usage
rate.
o Capital Facilities Charge(s)-Water, five (5) Equivalent Residential Units (ERU) preliminary
estimate: $17,380.00. Actual amount due TBD by Lakehaven based on applicant's estimated
annual total water usage rate. Please contact Lakehaven for firrther detail.
Sewer
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted
with any land use and/or building pen -nit 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. Current/2017 cost for a Sewer Certificate of Availability is $90.00.
A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the
sanitary sewer system, 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 &/or buildings
with food service establishments, size to be determined by applicant's engineer.
0 Execution of a Discharge Agreement will be required, as a condition of Lakehaven issuing any Sewer
Service Connection Permit for certain types of new or modified non-residential sewer service
connection.
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2017 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges and
17-1 Da ;-0a-DU-PC Doc 1 n.76516
Mr. keaele
October 5_ 2017
PaL,e 13
deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without
notice.
o Sewer Service Connection Permit: $210.00 fee.
o Capital Facilities Charge(s)-Sewer, four (4) Equivalent Residential Units (ERU) preliminary
estimate: $0.00. Actual amount due TBD by Lakehaven based on applicant's estimated annual
total water usage rate. Sewer system capacity credits are available for this property from system
capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property
for 4.48 ERU. Please contact Lakehaven for further detail.
General
• All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(litt :Hwww.lakeliaven.or 04/Develo rrlerit-En-,,ineerin ).
• All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE
Chris Cahan, 253-946-7243, chris.eahan@southkingfire.org
Water Supply
Fire Flow:
The required fire flow for this project is 1500 gallons per minute. A Certificate of Water Availability
including a hydraulic fire flow model shall be requested from the water district and provided at the time of
building permit application.
Fire Hydrants
Existing fire hydrant meets requirements.
Fire hydrants shall be in service prior to and during the time of construction.
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006
littp://soLitlikingfsre.orUDocumentCeiirer/Home/View/24
Designated and marked fire lanes may be required for emergency access. This may be done during the plans
check or prior to building final. Requirements and marking options can be found in title 8 of the Federal Way
Revised Code: http://www.codepublisliin�z.com/WA/Feclei-alWav/
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
Fire Sprinkler System
An NFPA l3 fires rinkler system is required if occul2ant load in Troup A occupancy is 100 or more.
The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler
system shall be at least 10 percent less than the correlative water supply curve pressure.
1 7-104 344.01 -PC Doc ID:76516
Mr. Bea -le
October 5. 2017
Page 14
Fire Suppression System:
An approved fire Su1212ressiorl system is required for all type l kitchen hoods.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for fonmal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWRC 19.40.070 (4).
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding *development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Becky
Chapin, 253-835-2641. We look forward to working with you.
Sincerely,
Becky Chapi
Associate Planner
enc: Bulletin 001 -Process III Submittal Requirements
Bulletin 003 'Master Land Use Application'
Bulletin 022 'CPTED Checklist'
Bulletin 042 'Parking Lot Design Criteria'
Solid Waste Design Checklist
Lakehaven Map
c: Caun Knapp, Pecos Pit, ptsun1rl,}Iecnsttll.Clm1
Cole Elliott, Development Services Manager
Sarady Long, Senior'Fran sporlation Planning Engineer
Peter Lawrence. Plans Examiner
Brian Asbury. Lakehaven Water & Sewer
Chris Cahan. South King Fire
17-104344-00-IT Doc ID 76516
4%k
CITY OF
Federal Way
September 28, 2017
9:00 a.m.
Pre -application Conference Sign in Sheet
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
ect Name: Pecos Pit BBQ
34600 16`h Avenue South
File Number: 17-104344-00-PC
City Hall
Hylebos Room
NAME
DEPARTMENT / DIVISION
TELEPHONE NUMBER
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Preapplication Analysis Work Sheet
Project name: Pecos Pit BBQ @ Federal Way Market Place
File Number: 17-104344-00-PC Date: September 28, 2017
Proposal: Proposal to construct new drive through restaurant with outdoor seating.
Site Address: 34600 16'h Avenue South
Comp Plan Designation: Commercial Enterprise
Zone Designation: CE
Use Classification: Restaurant — Fast Food
Citation Number: FWRC 19.240.110 `Entertainment — Generally'
Legal Lot: 250090-0100
Lot Size: pad size 29,734 (0.68 acres) or lease area 20,961 (0.48 acres)
Review Process: Process II — Site Plan Review (SEPA done on whole site)
Notice of app/notice of decision: No
Environmentally Sensitive Areas: None
SEPA: exempt
Required Yards: 5 feet - front, side, and rear
Building Height (allowed/proposed): 40 feet to 55 feet with criteria
Special Notes from zoning code:
1. 5 ft. side and rear yards for restaurant, tavem, and fast food restaurant along non-residential zones.
2. If approved by the director of community development services, the height of a structure may exceed 40 ft. above average building elevation
(AABE), to a maximum of 55 ft. AABE and four floors, if all of the following criteria are met: (a) The increased height is necessary to
accommodate the structural, equipment, or operational needs of the use conducted in the building, and/or all ground floor spaces have a minimum
floor -to -ceiling height of 13 ft. and a minimum depth of 15 ft.; (b) Height complies with note 3; (c) Height over 40 ft. is set back from non-
residential zones by one additional ft. for each one ft. of height over 40 ft.; and (d) Roof lines are designed to avoid a predominantly flat and
featureless appearance through variations in roof height, forms, angles, and materials.
4. Drive -through facilities must be designed so that vehicles will not block traffic in the street while waiting in line and will not unreasonably
interfere with on -site traffic flow, and must meet the guidelines established in chapter 19.115 FWRC.
5. Fast food restaurants must provide one outdoor waste receptacle for every eight parking stalls. 3-4 waste receptacles required
6. The subject property must be designed so that truck parking, loading, and maneuvering areas; areas where noise generating outdoor uses and
activities may occur; and vents and similar features are located as far as possible from any residential zone, conforming residential use, natural
systems, and public rights -of -way.
Fences, screening of outside storage areas: outdoor seating will be considered gross floor area.
Storage container must be screened.
Parking:
Number of stalls: 26 provided, 27 stalls required: any fraction must be round up.
Restaurant = 1/80 — 25% can be compact spaces or 7 stalls
Landscaping: 4J
Requirements: 5 feet of type III required along all property lines.
Landscaping is required along the south property line, modification may Se nee e it
they intend to landscape along the lease line instead.
Interior Parking Lot Landscaping: 20 square feet per parking stall = 540 sq. ft
Required interior islands: shown, size unknown
Parking areas/screening for ROW: Needed at west and south sides to screen from
ROW/ingress/egress easements. her w/in �crnS
Tree Retention: 20 tree units per acre required
0.68 acre site x 20 = 13.6, round up to 14 tree units required.
C"
Design Guidelines:
Blank wall treatments required
CE Zone specific says:
1) Surface parking may be located behind, the building, to the side or adjacent to ROW as long
as pedestrian access and circulation is maximized. NOT MET, POOR PED circulation.
2) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way:
Entrance is visible from internal road, which meets definition of right of way.
3) Building entrances shall be architecturally emphasized and shall incorporate transparent glass.
5) Ground level mirrored or reflective glass not allowed adjacent to ROW or ped area. Unknown
6. Chain link fencing visible from ROW vinyl coated mesh, powder -coated poles, dark color(s),
and architectural element(s) such as pole caps and/or decorative grid pattern.
CPTED
Miscellaneous:
Garbage and Recycling facilities: (4) All trash enclosures shall be screened from abutting
properties and/or public rights -of -way by a 100 percent sight -obscuring fence or wall and
appropriate landscape screen.
(5) Type III landscaping, defined in FWRC 19.125.050(3), shall be placed outside of
sight -obscuring fences abutting public rights -of -way and/or easements unless determined
by the director of community development that such arrangement would be detrimental to
the stated purpose of this article.
Lighting (may not take place of required landscaping): needed
Outdoor use/storage areas (6 ft. solid fence, not in required buffer)
A minimum six -foot -high solid screening fence, wall, or other appropriate architectural
screening, surrounded by five feet of Type I landscaping as defined by FWRC
19.125.050(l), or combination of architectural and landscape features, approved by the
director of community development services is required around the outside edges of the
area devoted to the outdoor use, activity or storage area, unless determined by the director
that such screening is not necessary because the use or stored materials are not visually
obtrusive.
Ground or roof mounted mechanical units/screening: any
Signage: Pole signs are not allowed.
M dY\U wv'w1 0,( �-i
Discussion:
The questions we would like to resolve are as follows:
1. Number of parking stalls required
2. Number of cars required in drive through queue
3. Access configuration to adjacent streets
4. Allowable signage types and allowable area
CITY OF
Federal Way
Development Project Trip Generation - ITE 8th Edition
Project Name: FW Market Place PM Trips Tracking
File Number: 04-100244-00-PC 04-101699-UP
Project Location: 1800 South 344th Street
Project Description: 295,000 SF Commercial/Office Space -- 845 PM Trips
Land Use
ITE Land Use Code
Description
Size in (1,000) sq. ft. Trip
Walmart
813
Free Standing Disc. Store
223
851
Retail
820
Shopping Center
14.4
32
Round Table Pizza
932
High Turnover Sit Down Rest
3.575
23
KFC, Arby's and Del Taco
934
Fast Food
8.9
149
Discount Tires
848
Tire Store
6.996
17
Chase Bank
912
Drive-in Bank
4.849
66
Med Clinic (Proposed)
630
Med Clinic
12
62
Pecos Pit BBQ (Proposed)
934
Fast Food
2.09
36
Total
275.81
1,236
Peak Period
Trip Rate per 1,000
sq. ft.
Total Trips
Pass -by %
Total New Trips
Walmart
4.61
1,028
17%
851
Retail (Shopping Center)
3.37
49
34%
32
Fast Food
33.48
298
50%
49
1::77]
Discount Tires
4.15
29
43%
17
Med Clinic (Proposed)
12
62
0%
62
Pecos Pit BBQ (Proposed)
2.09
71
50%
36
Round Table
11.15
40
43%
23
Chase Bank
25.82
125
47%
66
Pro-Rata Mitigation Paid $
Built -out Credit Cost per trip =
Pecos Pit BBQ Credit
Med. Clinic Credit
I,123,700.00
$909 Per trip credit based on 1,236 PM Trips
$32,729.13 Credit toward of
$56,366.83 Credit toward of
1,235
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CITY OF
ti. Federal Way
September 12, 2017
Jason Beagle
Merrick Lentz Architects
12815 NE 126"' Place
Kirkland, WA 98034
jasonb@mlarch.com
RE: File 917-104344-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
Pecos Pit BBQ, 34600 16`h Avenue South, Federal Way
Dear Mr. Beagle:
FILE
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cltyoffederalway.com
Jim Ferrell, Mayor
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee and a meeting with the
project applicant has been scheduled as follows:
9:00 a.m. — Thursday, September 28, 2017
Hylebos Conference Room
Federal Way City Hall, 2❑d Floor
33325 8t" Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at becky.clhapin@cityoffederalway.com, or 253-835-2641.
Sincerely,
jpna
Becky Chan
Associate Planner
c: Caun Knapp, Pecos Pit BBQ, caunrg�pecospit.com
Doc I D 76514
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE:
TO:
FROM:
FOR DRC MTG. ON.•
FILE NUMBER(s):
RELATED FILE NOS.:
PROJECT NAME:
PROJECT ADDRESS
ZONING DISTRICT. -
September 11, 2017
Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
Becky Chapin, Associate Planner
September 21, 2017 - Internal
September 28, 2017, 9:00am - with applicant
17-104344-00-PC
None
Pecos Pit BBQ
34600 16t' Avenue South
CE
PROJECT DESCRIPTION. Proposal to construct new drive through restaurant with outdoor seating.
LAND USE PERMITS:
PROJECT CONTACT:
MATERIALS SUBMITTED:
Preapplication Conference
Jason Beagle
Merrick Lentz Architect
12815 NE 126t' Place
Kirkland, WA 98034
• Master Land Use Application
■ Pictures (West Seattle Location)
• Preliminary Site Plan, Floor Plan, Elevations
YECEIVED
41k
CITY OF
40'::tt=;P
Federal Way
APPLICATION NO(S)
SEP 0 8 2017 MASTER LAND USE APPLICATION
CITY OF FEDERAL WAY OF COMMUNITY DEVELOPMENT
COMMUNITY DEVELOPMENT 33325 8`h Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
ww%v.cityoffederal wad _corn
17 - 1 o+-,;!5.44 - M FC
Date 9 7 so/ 7
Project Name FeCos P/T Wr4y
Property Address/Location __ _3 6- D — /,o-t-4 c' S,
Parcel Number(s) Z 500,?o — O/DO
Project Description / h1 A J 041Y,5- 7WA" )2 a6-rT�
vAl V4c4y-T
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
V11"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
Gam- Zoning Designation
Comprehensive Plan Designation
Av ,4- Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
2- Occupancy Type
Construction Type
Applicant
&ate
Name: Mj5o_lz./c.,, 445A: t Z A/ZGfhTncT
Address: /Z�&S- WC- /Zlo��L�E
City/State: ,t./,¢,e L.gvr�,
Zip:
Phone: q yg-- 747 - 3177
Fax:
Email: J q Son b Pr" J 4 .c v ri
Signature:
Agent (i - Brent than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name:
l ?t•I•eL !A!'4y
Address:
4-90e!-,) 55''4 4wt
City/State:
fi►/4 • v
Zip:
9B4-41
Phone:
*2� 4/7 O,07/
Fax:
Email:
G4C101/ P IXC05111/7 . GOM
Signature
Bulletin #003 — January 1, 2011
Page 1 of 1
k:\Handouts\Master Land Use Application