11-104972CITY OF
Federal Way
January 17, 2012
Mr. Jared Taylor
Golden Property Development, LLC
1288 Palmerson Loop
Roseville, CA 95678
1FILE
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
RE: FILE #11-104972-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Buffalo Wild Wings at The Commons, 2005 South 320th Street, Federal Way
Dear Mr. Taylor:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held January 5, 2012. 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 Deb Barker, 253-835-2642, deb-barker@ci!yoffederalway.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
Proposal to construct a 5,700 square -foot restaurant with a 1,500 square -foot patio seating on the
previously approved pad #E site at The Commons.
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.
Planning Division
The building does not appear to conform to some specific City Center - Core community design
guideline standards.
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January 17, 2012
Page 2
R Public Works Development Services Division
This project triggers FWRC 19.30.120, `Nonconforming Water Quality Improvements', and
therefore will require that the entire site be brought into conformance for water quality treatment.
Timing of permit submittals may affect the phasing plan/timing of these improvements as previously
identified in the City's May 19, 2011, letter to Steadfast properties (see enclosed).
Public Works Traffic Division
1. A Transportation Concurrency permit is required per FWRC Chapter 19.90.
2. Payment of traffic impact fee consistent with FWRC 19.91.
3. Construct sidewalk along the west side of Tract "X" for pedestrian connection to the mall.
PLEASE NOTE: Specific questions from the applicant are included below in bold.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
PLANNING DIVISION (Deb Barker, 253-835-2642, deb.barker@cityoffederalway.com)
A) Land Use Review Process — The zoning of the subject site is City Center Core (CC-C). The CC-C
zoning district permits restauranthavern uses under FWRC 19.225.030 Retail Shopping Center -
Regional. The required review process to establish the restaurant is Process H (Site Plan Review),
which is an administrative process; public notice is not required. Building permits can be issued after
Process II approval is granted. Please refer to the Process II development requirements checklist and
master land use application.
B) State Environmental Policy Act (SEPA) — Environmental review under the State Environmental
Policy Act (SEPA) was previously conducted by the Mall owner under the proposal to establish
building pads with various uses, including restaurant uses. A restaurant use on proposed Pad E,
consistent with the proposed development, was included in this review. The mitigated environmental
determination of nonsignificance (MDNS) issued on June 15, 2005, for the various uses on the mall
pads details required mitigation measures, and is still applicable. A copy of the MDNS is enclosed.
Refer also to the traffic section below for current mitigation information.
C) Application Fees — Process II fees are approximately $2,000, but you must contact Development
Specialists at 253-835-2607 for current Process II fee information. Other fees for building permits
and Public Works review and inspection will be required.
D) Setbacks and Height — Under note #5 of FWRC 19.225.030, no more than a five foot building
setback is allowed adjacent to a principal pedestrian right(s) of way, as determined by the director;
unless it is precluded by existing site improvements, easements, topography, or other site constraints
as determined by the director, or to allow streetscape amenities, public on -site open space, or other
architectural elements or improvements approved under Chapter 19.115 FWRC. The minimum
building setback along other property lines is the same as the perimeter buffer as required under
FWRC 19.125. In the case of this corner site at South 320t' Street and 20t' Avenue South, the two
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streets are principal pedestrian rights -of -way. Note that there is no setback requirement from the east
or the south property lines since the landscape buffer in these areas is waived pursuant to FWRC
19.125.040(28), because parking is shared with the rest of the mall properties. As depicted on the
submitted site plan, the new restaurant appears to be more than five feet from the South 320`h Street
and 20t' Avenue South property lines. The site plan must be revised to have the building no more
than 5 feet from these property lines.
The maximum height permitted is 75 to 90 feet. The 29-foot-tall restaurant meets this requirement.
E) Parking Requirements — Under FWRC 19.225.040, required parking for restaurant uses is one
parking stall for each 100 square feet of gross floor area. The proposed 5,700 square -foot restaurant
with a 1,500 square -foot patio creates 7,200 square feet of gross floor area, and requires seventy-two
(72) parking stalls. Seven (7) new parking stalls are proposed to be installed in conjunction with the
new restaurant, while the balance of the parking stalls will be on the Commons property.
At the time the pads were established, the Mall owners prepared a parking study that documented the
existing and proposed parking spaces would be adequate to serve the existing and proposed uses at
the mall site. No additional parking study is required unless the proposed use exceeds approved mall
uses identified in the parking study.
There are several existing parking stalls adjacent to South 320`h Street that are currently located
within a right-of-way tract dedicated to the City. When pad E is improved, parking stalls within the
right-of-way tract must be relocated outside of the right -of- way tract. See the red line plans.
F) Landscaping — A preliminary landscape plan prepared by a licensed landscape architect in
accordance with FWRC 19.125, Article I, "Landscaping, " must be submitted with the Process H
application, and must depict the following landscaped areas:
Perimeter Landscaping — Unless modified, a five -foot -wide strip of Type III landscaping must be
provided along the north and west perimeter lot lines in the geographic area related to the new
restaurant building and pad, pursuant to FWRC 19.125.060(7). In some cases, existing landscaping
may be augmented to provide Type III landscaping, which consists of evergreen and deciduous trees,
shrubs that are a minimum of 24 inches in height, and groundcover. Please note that existing street
trees and any proposed foundation -based landscaping will not count as perimeter landscaping.
Interior Parking Lot Landscaping— Pursuant to FWRC 19.125.070(2)(a)(1)(b), commercial
developments shall provide twenty-two square feet of interior parking lot landscaping per parking
stall. The submitted landscape plan must provide calculations to demonstrate how this requirement is
met for all new or relocated parking stalls proposed with the new restaurant. Landscape islands must
be installed at both ends of parking rows. Submitted landscape plan must show the square footage of
each interior parking lot landscape island proposed to address this requirement, and depict trees,
shrubs, and groundcover.
Plaza and Building Entrance Landscaping — As part of the community design guideline standards of
FWRC 19.115.090(3)(c)(i), landscaping shall be used to define and highlight building entrances,
plazas, windows, walkways, and open space, and may include container gardens, wall and window
planters, hanging baskets, seasonal beds, trellises, vines, espaliered trees and shrubs, and rooftop
gardens. Landscaping should not block views to the building or across the site. Foundation
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landscaping may be used to enhance but not replace architectural treatments. Depict related building
entrance, walkway, window and plaza landscaping on the preliminary landscape plan to address this
requirement.
G) Community Design Guidelines — The proposed restaurant must comply with applicable portions of
the Community Design Guideline standards, including the City Center -Core based guidelines. This
correspondence highlights the primary applicable design guidelines for the restaurant project, but
does not necessarily identify all applicable design requirements. A written narrative provided in
conjunction with the formal Process II application must identify how the proposal complies with the
applicable design guidelines, as outlined in the FWRC and as summarized below.
1. Parking Stall Locations — Pursuant to FWRC 19.115.090(3)(a), parking shall be located in
specific locations. In the City Center Core surface parking and driving areas may not occupy
more than 25 percent of the projects linear frontage along,a principal pedestrian right(s)-of-way.
The formal Process II application must demonstrate that the proposed parking stalls and drive
aisles do not exceed this requirement for the subject property, excluding those areas not
associated with the subject property.
2. Entrance Facade Location — Pursuant to FWRC 19.115.090(3)(b), principal entrance facades
for uses located in the CC-C zoning district shall front on, face, or be clearly recognizable from
the right-of-way, and/or from the principal pedestrian right-of-way, as determined by the
Director, for projects that are exposed to more than one right-of-way. As depicted on the
preapplication drawings, the principal building entrance facade faces north to South 320'h
Street, and conforms to this requirement. The principal pedestrian facade along 201h Avenue
South will not be required to contain another entrance facade.
3. Building Facades — FWRC 19.115.090(c)
i. Principal Facades — Principal facades containing a major entrance, or located along a
right-of-way or clearly visible from right-of-way or public sidewalk, shall incorporate a
variety of pedestrian -orientated architectural treatments. These include distinctive and
prominent entrance features; transparent glass such as windows, doors, or display
windows in and adjacent to major entrances; structural modulation where appropriate to
break down building bulk and scale; modulated roof lines, forms, and heights;
architectural articulation; canopies, arcades, pedestrian plazas; murals or other artwork;
and streetscape amenities. At least 40 percent of any ground level principal facade located
along a right-of-way must contain transparent glass. Building facades shall incorporate a
combination of facade treatment options listed in FWRC 19.115.060(2) and (3)(b), to a
degree that is appropriate to the building size, scale, design, and site context, and
according to specific guidelines. This includes building modulation, canopies and arcades,
plazas, and landscaping, as well as methods to screen blank walls.
The site plan depicts the north facade of the new restaurant facing the South 320`h Street
right-of-way. In addition, the northern half of the east and west building facades are highly
visible from both 20`h Avenue South and South 3200' Street because the building is on a
corner and building pad height is elevated. As such, all of the north facade and the
northern half of the east and the west facades are subject to principal facade standards.
As proposed, the building entry is centered under a 29-foot-tall tower with entry doors that
face north and east. It is not clear how pedestrians get to the building entrance from the
parking lot or from the rights -of -way. There are narrow canopies over windows along the
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north and west facades and the east facing windows are covered by the long metal patio
roof. The tan EFIS building is accented by dark metal canopies, some scoring, and a thin
CMU base. Rooftop mechanical equipment is screened behind striped smooth face panels.
While the color variations do provide some material contrast, the overall building is a
large rectangle without much integral visual relief. Windows along principal fagade areas
do not appear to contain the required 40 percent of transparent glass, and the windows
must be increased to meet this standard. Consider use of building features that could
compliment the existing mall buildings such as fagade modulation, shaped cornices, string
courses, detailed coping, and a wider building base to support the lively building. The
formal application must include a written narrative that identifies how primary building
facades meet specific requirements, including but not limited to proposed entrance access,
treatment and amenities, the percentage of transparent glass along principal facade areas,
and specific landscaping details for building entrances, plazas, etc.
ii. Secondary Facades — Under FWRC 19.115.090(c)(ii), secondary facades not containing a
major building entrance, or located along a right of -way, or clearly visible from a right-of-
way or public sidewalk, may incorporate facade treatments that are less pedestrian
oriented than in section (c)(i), such as structural modulation, architectural articulation, and
foundation landscaping. The south facade and the southern half of the east and west
facades are secondary facades; they do not have a building entrance. Again, the formal
narrative must demonstrate how the secondary facade meets code requirements.
4. Pedestrian Pathways — Under FWRC 19.115.090(d), pedestrian pathways shall be provided
from right-of-way, bus stops, parking areas, and any pedestrian plazas to primary building
entrances. Where a use fronts more than one right-of-way, pedestrian access shall be provided
from both rights -of -way, or from the right-of-way nearest to the principal building entrance.
Pedestrian pathways shall be clearly delineated by paved routes using variation in color and
texture, shall be integrated with the landscape plan, and shall be protected from abutting
parking and vehicular circulation areas with landscaping.
Currently, pedestrians heading to mall entrances from South 320t' Street cut through the vacant
pad or walk in the 20`h Avenue South drive -aisle. As the pad is developed, the applicant will be
required to provide an eight -foot -wide sidewalk on the west side of the site in conjunction with
building improvements for design guideline conformance, in addition to pedestrian access to
the restaurant entrances and connecting these pedestrian routes of travel to the existing mall.
Special paving methods must be identified on the site plan, and the corridors must be protected
from abutting vehicle areas with landscaping. Refer to the red lined plans.
H) Mechanical Equipment — The formal Process H application must depict any ground- or rooftop -
mounted mechanical equipment. Rooftop equipment must meet FWRC 19.110.070 and be screened
from all rights -of -way.
I) Lighting — Light fixtures shall not displace required landscaping elements. Depict any light ground -
based fixtures proposed for the site.
J) Garbage and Recycling — Garbage and recycling facilities shall meet the standards of FWRC
19.125.150. Provide information about screening methods, including walls, gates, and landscaping
as appropriate. While the size of the trash enclosure appears adequate for garbage bins and for the
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required recycling bins, there is no human access to the enclosure, and restaurant staff must walk in
the drive aisle to dump materials. In addition, the proposed location only permits roll out service,
which would not accommodate a restaurant use. Please relocate the enclosures so that head -in
service can be accommodated. Note that a typical gate width of 18 feet clear is required for service.
See comments on page 7, below.
K) Crime Prevention through Environmental Design (CPTED) —Pursuant to FWRC 19.115.010,
CPTED standards will be applied during project review. The enclosed CPTED checklist must be
completed and submitted with the formal Process II application.
Applicant Plannine Questions
What is the zoning of the site? City Center Core (CC-C)
a. If site has an overlay or existing entitlement please provide copy. The pad had an entitlement,
but it expired when the building permit was never picked up/issued. The Process II land use
review will create a new entitlement. Currently, the mall is conducting this entitlement in
conjunction with a separate project, but their timeline may not be the same as yours.
Is a restaurant with the sale of a full line of alcoholic beverages for onsite consumption and a bar a
permitted use? Yes
Is an outdoor patio on private property a permitted use? Yes. Please note that it will be counted as
gross floor area.
a. If no to any of the above, can a CUP permit these uses?
b. If CUP is required what is the process to obtain a CUP?
4. Are video game machines permitted in a restaurant with the sale of alcohol? City planning does not
regulate this.
Can you confirm the site is not within a historic district? Confirmed — not in a historic district.
6. Will Architectural Review or Certificate of Appropriateness be required? Yes, conformance with
community design guidelines is required.
T Will any form of Site Plan Review be required? Yes
a. Will any other submittals be required other than building plan check submittal? Yes, Process H
site plan review.
b. How long does any required planning review process typically require? 120 days of City
review time.
c. Can we submit into building plan check concurrent with the planning review process? Yes
d. Does the planning review process also review the aesthetics of exterior elevations? Yes,
conformance with community design guidelines is part of the site plan review
i. Is signage required to be submitted with planning review? No
e. Are landscape plans required to be submitted with the planning review application? Yes
8. What would trigger the requirement for preparation of an environmental questionnaire? The owner
submitted an environmental questionnaire under the State Environmental Policy Act (SEPA)
for this pad, and a planned action SEPA has been conducted for the City's downtown. If the
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scope of this project exceeds the limits of the previous SEPA reviews, a new checklist will be
required. The proposed restaurant is well within the previous scope of review.
9. What are the setback requirements for this zone?
a. Front & Side — Pursuant to note #3 of FWRC 19.225.040, there is a five-foot maximum for
front setback, and for those areas that meet the intent of a principal pedestrian fagade,
which includes the northern half of the building. There is a 0-foot setback for the
remaining side and rear areas. Be aware that five -foot -wide perimeter landscape
requirements apply per note #3 of FWRC 19.225.040; however, they are not required
adjacent to properties when parking is shared (in this case to the east and south).
10. What City requirements or guidelines exist regarding the proposed colors, materials, and finishes of
the buildings? Please provide copy. Conformance with community design guidelines.
11. What are the parking requirements for the subject site? Are the number of stalls required based upon
total square footage or number of restaurant seats? One parking stall for each 100 SF gross floor
area.
a. Is a specific truck loading zone required for an 8,000sq. ft. building required in the subject
zoning? No, but pedestrian safety must not be impacted.
b. What would trigger the requirements for a parking or traffic study to be completed? Exceeding
the parameters of the current parking study.
c. Are bicycle racks required to be installed? Yes, required under community design
guidelines.
12. What code section dictates signage requirements? FWRC 19.140
13. Is only a sign permit required to be obtained from the building department or is any sort of
planning/discretionary review required? The sign permit is obtained from the Building
department. Please contact Development Specialists at 253-835-2607 for sign code information
and to address questions a-i.
a. Is a freestanding sign permitted at this location?
i. What is the maximum size?
ii. What is the maximum area?
iii. What is the size and setback requirement?
b. How is permitted square footage of wall signage determined at this location?
c. How many signs are permitted per building elevation?
d. On how many elevations or sides of the building is signage permitted?
e. How will the square footage for each sign be calculated, boxed together as one large sign or
calculated as three separate individual signs?
f. Is exposed neon permitted in wall signage?
g. Is a `Take Out' sign considered directional signage or will it count against total permitted wall
signage square footage?
h. Are murals without text considered signage?
i. Does the City require privately funded projects to install `art in public places' or pay into an
`in -lieu' fund for City public art beautification? If so, can you please provide the contact info
for the department in charge of this? No
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14. What are the landscape requirements for the subject site? Perimeter and interior parking lot
landscaping for any new or revised parking stalls.
a. What landscape code is applicable to this site? FWRC 19.125
b. Will a separate landscape plan review be required, if so please provide the details of such a
separate review? Landscaping preliminary review included with Process II, while the final
landscape plan review will be done with the building permit. A landscape inspection is
required before CO is issued.
15. Will you please provide a breakdown of any Planning Fees or Impact Fees for development of a new
freestanding 9,200 sq. ft. restaurant building with 1,500 sq. ft. outdoor patio at the subject location.
Please contact Development Specialists at 253-835-2607 for land use fee and building permit
fee information.
- $3,374.50 - Concurrency application fee
- The adopted 2012 Traffic Impact Fee (TIF) schedule for Shopping Center land use within
the City Center is $3.51 per square foot of Gross Leasable Area (GLA). The impact fee
will be calculated based on the fee schedule in effect at the time a building permit
application is filed and must be paid prior to permit issuance. See Traffic comments
below.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734,
Kevin.peterson@cityoffederalway.com)
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment requirements are regulated by the 2009
King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to
the 2009 KCSWDM. This project is being reviewed as a redevelopment project as defined in the
KCSWDM, and as such, full drainage review is not required, specific to this project.
If the project constructs or modifies a drainage pipe that is 12 inches or greater in diameter, then the
project is subject to the requirements of a Targeted Drainage Review (TDR), Category #2, as defined
in Section 1.1.2.2 of the KCSWDM.
3. This project does exceed the threshold to bring the entire site into conformance for water quality
treatment. Depending on timing of permit submittal for this project, the phasing and/or timing
identified in the enclosed May 19, 2011, letter may have to be altered (i.e., if permits are submitted
for this project prior to those projects specified under items 1, 2, and 3 of the May 19 letter, then
Sub -basin #2 may have to be brought into conformance first, followed by the other sub -basins).
Right -of -Way Improvements
See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic
related items.
Building Permit Issues
1. Engineered plans are required for clearing, grading, parking lot development, storm water systems,
and utility work. Plans must be reviewed and approved by the City. Engineering review fees are
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Mr. Taylor
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$824.50 for the first 12 hours of review, and $68.50 per hour for additional review time. Engineering
plans will require the signature/seal of a professional engineer registered/licensed in the state of
Washington.
2. The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at wwwxi offederalwa .coin to
assist the applicant's engineer in preparing the plans and T1R.
3. Bonding is required for all 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.
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.
When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final
approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent
black ink. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not
permitted on engineering plans.
7. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per
Appendix D, 2009 KCSWDM, must be shown on the engineering plans.
8. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
Applicant's Public Works / Engineering uestions
Will Public Works require a separate submittal of plans? City of Federal Way Public Works does
not require a separate plan submittal; however, Lakehaven Utility District (LUD), which
provides water and sewer facilities in this area, DOES require a separate submittal.
a. If so what is the process of this submittal? What must be submitted and how long is the review
process? What fees are associated with such a plan review? Contact LUD.
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Can you please provide copy of your existing water and sewer service maps showing location and
size of existing water and sewer services in this area? Contact LUD.
3. Is the sewer and water servicing this site public or private? Contact LUD.
a. Will any new easements be required?
b. If new taps are required, do we make the taps or does the city/county?
c. If a new meter is required, does the county provide and set the meter and we make connections?
How does this work?
4. Fees:
a. Will we be required to purchase a new water meter? Contact LUD.
b. What water and sewer fees will be required to pay for connection of the following utilities to
our new building? Contact LUD.
i. 4" sanitary line
ii. 3" domestic water meter
iii. 1" irrigation water meter
iv. 6" dedicated fire sprinkler service
c. Will storm drainage fees be assessed? There is no connection fee associated with storm
drainage. The future (developed) site will be subject to the City's yearly storm water
utility fee, which is assessed with the yearly County property tax statement.
Is any type of water treatment required for a restaurant use? There is no water quality treatment
requirement specific to this development. The property owner (Steadfast) is working on a site -
wide water quality treatment upgrade that will include this site. All waste water generated
within the building is required to be discharged to the sanitary sewer system (LUD), and may
also require that a grease interceptor be installed upstream of the connection into their system.
Can you provide a map of existing storm water collection system? Please see the enclosed for a
schematic of the storm drainage system. This layout should be independently verified by the
applicant.
a. Is this system public or private? This site will discharge storm water runoff directly into a
private drainage system (owned and maintained by The Commons). This private system
eventually discharges to the City's drainage system.
b. Provide sizing of existing storm water system? No, the individual pipe and structure sizes
should be verified in the field.
7. Does a hydrology study exist for this site? Yes.
a. Will the existing study be required to be amended for the proposed development? No.
b. What threshold would trigger such amendment? This project is being reviewed under the
2009 King County Surface Water Design Manual (KCSWDM), with City addendum.
Public Works is viewing this as a `redevelopment project' as defined in the KCSWDM,
and as such (due to the size/scale of the project being a relatively small percentage of the
overall mall site), will not trigger any requirements for a formal drainage report.
8. Will a Storm Water Pollution Prevention Plan be required? The City will accept a short -form
SWPPP to be submitted with the land use application. The short form SWPPP is enclosed for
the applicant's use.
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9. Is a rational method of computing runoff acceptable? The rational method may be used for sizing
of conveyance systems and Temporary Erosion and Sediment Control (TESC) design flows.
10. What is storm design interval (years) used by the City? For conveyance sizing, the 25-year storm
event is used. For TESC design flows, IF a sediment trap or pond is required, then the 10-year
storm event is used for sizing. Due to the size of the project, it is not anticipated that a TESC
pond or trap will be required.
11. Will submittal to a state department be required for storm drainage? No.
PUBLIC WORKS TRAFFIC DIVISION (Sarady Long, 253-835-2743,
sarady.long@cityoffederalway.com)
Transportation Concurrency Analysis (FWRC 19.90)
A concurrency permit is required for this development project. The concurrency analysis will
determine if adequate roadway capacity exists during the weekday PM peak period to accommodate
the proposed development project. 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).
2. The estimated fee for the concurrency permit application is $3,374.50 (51— 500 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.
Based on the submitted materials for a 7,200 square feet Restaurant within the Commons Mall
Shopping Center, the Institute of Transportation Engineers (ITE) Trip Generation - 8th Edition, land
use code 820 (Shopping Center), and a pass -by rate of 34%, the proposed project is estimated to
generate approximately 72 new weekday PM peak hour trips.
Transportation Impact Fees (TIF) (FWRC 19.91)
The adopted impact fee rate for Shopping Center land use is $3.51 per sq. ft. of Gross Leasable Area
(GLA). The estimated total impact fee for this project (7,200 Sq. ft.) is approximately $26,008. Please
note, the actual impact fee will be calculated based on the fee schedule in effect at the time a building
permit application is filed and must be paid prior to permit issuance.
Street Frontage Improvements (FWRC 19.135)
The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-6 of the FWCP and Capital Improvement Program (CIP)
shown as Table III-19 (FWRC 19.135.040). Based on the materials submitted, the applicant would be
expected to construct half -street improvements on 20`h Avenue South (Tract "X") to the City's planned
roadway cross -sections Type "L" street.
11-104972 Doc ID. 59922
Mr. Taylor
January 17, 2012
Page 12
20"' Avenue South (Tract "X" - Private internal street) is a Type "L" street, consisting of 44'
paved street with curb and gutter, 12' sidewalks, and street lights in a 74' right-of-way (ROW).
The applicant would essentially construct curb, gutter, sidewalk, and street light along the east
side of 20'b Avenue South (Tract' X") for pedestrian access.
The City has a project on the 2012 — 2017 Transportation Improvement Plan (TIP) to expand the
intersection of South 320'h Street and 20`h Avenue South by adding double left -turn lane on South 320t'
Street and adding sidewalk on both sides of 20`h Avenue South (Tract "X"). This project is under design
but there is no funding for construction. Please contact John Mulkey at 253-835-2722 for any questions
related to this project.
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robv@cityoffederalway.com)
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation
is established by FWRC 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions
measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -
open gate that spans the front width of the enclosure. When gate doors are opened, no structure or
hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred
for holding gates in closed and open positions to ease service access and maximize the life of gate
hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access
and/or additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/containers, and to exterior
containers screened by enclosure(s).
■ Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential
`blind spots' during ingress and egress. As proposed, in -line access is not provided. Relocate
the enclosure or alter the location to enable adequate ingress and egress of service vehicles.
• Consider landscaping, setbacks and screening requirements [based on FWRC Section 19.125.040
(4) & (5)].
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786-
4530 (cell).
BUILDING DIVISION (Scott Sproul, 253-835-2633, scoff.sproul@cityoffederalway.com)
International Building Code (IBC), 2009 edition
Washington State Amendments WAC 51-50*
11-104972
Dar. I.D. 59922
Mr. Taylor
January 17, 2012
Page 13
International Mechanical Code (1MC), 2009 edition
Washington State Amendments WAC 51-52*
Uniform Plumbing Code (UPC), 2009 edition
Washington State Amendments WAC 51-56 & WAC 51-57*
International Fire Code (IFC), 2009
Washington State Amendments* WAC 51 -54
National Electric Code (NEC), 2009 edition
Accessibility Code ICC/ANSI Al17.1-2003
International Residential Code 2009
Washington State Amendments* WAC 51-51
Washington State Energy Code 2009 WAC 51-11 *
Washington State Ventilation and Indoor Air Quality Code 2006 WAC 51-13*
*Current State Amendments are dated: 06/01/2010
** As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch
circuits serving sleeping rooms in dwelling units (R-1's).
Building Criteria
Occupancy Classification: A-2
Type of Construction: V-B
Floor Area: 5700 sq ft with 1500 sq ft outside seating.
Number of Stories: one
Fire Protection: fire sprinklers and fire alarm system required
Wind/Seismic: Basic wind speed 85 Mph, Exposure_, 25# Snow load, Seismic Zone D-1
A complete building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at: www.cityoffederalway.com.)
Submit_ sets of drawings and specifications. Specifications shall include: x Soils report
x Structural calculations x Energy calculations x Ventilation calculations. Note: A Washington State
Registered architects stamp is required for additions/alterations (new or existing) of 4,000 gross floor area
or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW).
Energy code compliance worksheets are required to be completed and included with your permit
application.
11-104972 Doc. I D 59922
Mr. Taylor
January 17, 2012
Page 14
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
Federal Way reviews plans on a first in first out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Review Timing
The first comment letter can be expected within 5 to 7 weeks of submittal date. Re -check of plans
will occur in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from Community Development Services.
Federal Way has an expedited review process. Information is available at our front counter.
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
a Certificate of Occupancy. The City of Federal Way does issue temporary Certificate of Occupancies.
All construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, all subs, the general or representative, the architect or representative, the engineer or
representative, electrical contractor and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
Site -Specific Requirements - 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.
Specific Applicant Building Questions
Plan check submittal:
a. How many plan sets are required for submittal? Five sets of plans
b. Are any separate outside submittals required to Health, Utility, Fire or Engineering
departments? King County Health Department is a separate agency and requires a
separate submittal. See Fire Department comments for their requirements.
c. Can plumbing, mechanical & electrical drawings be included into the architectural drawings for
one submittal, or must they be submitted separately? Electrical is a separate permit
application and shall be submitted to the City of Federal Way Building Department.
Plumbing and mechanical can be included in the building permit.
11-104972 Doc. I.D. 59922
Mr. Taylor
January 17, 2012
Page 15
d. Are fire sprinkler and fire plans to be deferred sub contractor submittals or included with the
building plan check submittal? See fire department comments.
e. Must the property owner sign off on the building plan check submittal application?
f. Can building submittal be made concurrent with any planning process/review? Yes
g. Can plans be submitted into plan check without a contractor being named? Yes; however,
permit cannot be issued without contractor information.
h. Are landscape drawings required to be submitted into plancheck with the architectural
drawings? Yes
i. Or, is a separate landscape drawing submittal required? No
i. How long does first round plan check typically require to receive l' round comments? 5 to 7
weeks
i. When we resubmit to address comments how long does 2nd round plan check typically
require? About 2 weeks
j. Is any form of accelerated plan check available? If so, how long does I'round accelerated plan
check require? No, accelerated plan check is not available.
2. Is a separate grading permit required to be obtained? No
3. Is a separate landscape permit required to be obtained? Yes
4. Can a separate demolition permit be obtained? N/A
5. Can a separate foundation or underground plumbing permit be obtained? Yes, ask Development
Specialist for a handout to outline the process, 253-835-2607 or
permitcenter@cityoffederalway.com.
a. If so, is a separate submittal required through the typical plan check process? See comments in
item 5.
6. Is a separate employee only restroom required? Review IBC chapter 29 as amended by the state
of Washington.
7. We will have male and female restrooms which may be accessed by both guests and employees with
fixtures to meet the occupancy requirements of both guest and employee areas. Will a separate
employee only restroom be required? Review IBC chapter 29 as amended by the state of
Washington.
8. What codes are currently used by the City?
a. Building, 2009 IBC
b. Electric, 2010 NEC, City of Federal Way has its own electrical department.
C. Fire, 2009 IFC
d. Plumbing, 2009 UPC
e. Energy, Washington State NREC 2009
f. Mechanical, 2009 IMC
g. Handicap, ICC/ANSI A117.1-2003
h. Local City Amendments? See Washington State Amendment applicable to all code and
FWRC.
9. What is the structural snow load requirement, lbs//sf.? 25 lb, ground snow load
10. What is the wind load requirement, mph or lbs./sf.? 80 mph, exposure B
11. What is the frost line inches? 12 inches
12. What is the earthquake zone? D1
13. How long does 15` round plan check for a foundation only or underground plumbing permit typically
take? Same day for foundation only; see item #5.
14. Does the City allow the use of third party plan checkers? No
15. Can Health plan check be concurrent with building plan check? See item 1B for comments.
11-104972 Doc. I.D. 59922
Mr. Taylor
January 17, 2012
Page 16
16. Will separate submittal for state electric be required? No, City of Federal Way has its own
electrical department; plan review is required only for a 1000 amps or more.
17. Are green building requirements enforced for commercial construction? No
18. Please provide breakdown of estimated (ballpark) plan check, permit fees and impact fees for
development of a 9,200 sq. ft. restaurant building with 1,500 sq. ft. patio. A2 occupancy Type VB
FS construction. Contact Development Specialist for a handout to outline the process, 253-835-
2607 or permitcenter@cityoffederalway.com.
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org)
Water
• A Certificate of Water Availability (application form enclosed) issued separately by Lakehaven may
be required to be submitted with any land use and/or building permit applications (check with land
use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate
is needed, allow 10 work days to issue for typical, 3 work days for accelerated, processing.
• The property has an existing four -inch (4"), fire protection service line stub available (see enclosed
facilities map).
• A water service connection application (form attached) submitted separately to Lakehaven is
required for each new service connection to the water distribution system, or any modification to an
existing water service connection (e.g., larger service, irrigation, abandonment of existing service(s),
etc.), in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'.
Non -single-family properties require separate domestic, irrigation (if irrigated landscaped areas are
incorporated into the site development), and fire protection (if required or installed) water service
connections.
• Applicant will be required to complete and submit a Water Use Questionnaire (WUQ, copy
enclosed). Information in the WUQ will be used by Lakehaven to determine specific premise
isolation (aka backflow prevention) requirements.
Sewer
The property has an existing six-inch (6"), sewer service connection stub & private monitoring
manhole available (see attached facilities map).
A separate sewer service connection permit (application form attached) is required for each new
connection to the sanitary sewer system or any modification (re -align, abandon, etc.) to an existing
sewer service connection, in accordance with standards defined in Lakehaven's current `Fees and
Charges Resolution'. Minimum slope for gravity sewer service connections is 2%. In addition to all
other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is
typically required on the private building sewer line, for all new or modified non-residential
connections.
Applicant will be required to complete and submit a Sewer Use Survey (SUS, copy enclosed).
Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements.
Restaurants &/or commercial food preparation facilities must install & utilize an externally -located,
oil/water separator; size to be determined by applicant's engineer.
If the property's solid waste enclosure area is proposed to have a drain connected to sewer,
Lakehaven's applicable design standards will apply (see copy enclosed).
11-104972 Doc I.D. 59922
Mr. Taylor
January 17, 2012
Page 17
Specific Applicant Water & Sewer Questions
• Copy of water & sewer facilities map (enclosed).
• Water mains are public (Lakehaven). Onsite sewer main adjacent to subject property is
private (The Commons private system connects to Lakehaven's elsewhere onsite).
a Any new water service connection taps into Lakehaven water main will be performed by
Lakehaven. Any new sewer service connection taps (penetration into existing manhole) will be
performed by applicant's sewer contractor. Because all sewer service work will be outside of
public ROW & outside of Lakehaven easement, sewer contractor is entirely at applicant's
discretion. All service connection work will be performed under Lakehaven's standard service
connection application & installation processes.
a Water services required separately for the proposed development are domestic, irrigation &
fire protection. A separate service & meter is required for each separate use. Domestic &
irrigation are full -flow meters, fire protection is a flow -detection -only meter. All water meters
are installed by Lakehaven under Lakehaven's standard service connection application &
installation processes.
■ 2012 charge for a new fire protection service meter (5/8"x3/4") is $300.00.
6 The required 2012 deposit for non-residential water service connections is dependent on the
approved service line & meter sizing (Lakehaven sizes all non-residential domestic &
irrigation service lines and meters, based on estimated water use rates [GPM] submitted with
each application). Applicant should refer to Lakehaven cost estimates, provided previously via
separate email to the applicant (including sewer service connection cost estimates).
a A four -inch (4") sewer line is indicated by the applicant; however, Lakehaven's minimum non-
residential sewer service pipe size is 6".
• A three-inch (3") domestic water meter is indicated; however, this is a large meter size capable
of supplying approximately 160+ GPM. Actual service line & meter sizing TBD by Lakehaven.
a A six-inch (6") fire sprinkler service line is indicated; however, this is a seemingly large size
fire protection service line for a building <10,000 square feet. Estimated static water service
pressure range at this property is 46-55 psi. Water system modeling results previously
performed for The Commons site indicates that Lakehaven's standard maximum allowable
pipe velocity (10 ft/s) is exceeded at approximately 3,500 GPM. Fire flow capacities <3,500
GPM may be accommodated through water system improvements.
An externally -located, grease interceptor is required for all new restaurants. Applicant must
submit an interceptor plan stamped/signed/dated by a professional engineer registered in
Washington, as Lakehaven's device sizing requirement.
General
Currently, the subject property has no water or sewer system capacity credits available to apply to
any new water or sewer service connections. The adjacent The Commons properties may have
surplus system capacity credits that could be allocated to the subject property, with the express
written authorization of The Commons property owner.
Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units
(ERU). Residential equivalency for non-residential connections will be estimated based on
anticipated water use (1.00 ERU = 255 gallons per day for water and 220 gallons per day for sewer).
Owner will be required to provide a reliable estimate of proposed water consumption (domestic and
irrigation separately) for the property (information from a similar facility may be submitted in lieu of
a new estimate). Lakehaven's current 2012 Capital Facilities Charges, subject to change without
notice, are $3,097/ERU for water and $2,784/ERU for sewer.
11-104972 Doc. ID. 59922
Mr. Taylor
January 17, 2012
Page 18
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 Ingham, 253-946-7244, chris.ingham@southkingfire.org)
The required fire flow for this project is 1500 gallons per minute. A Certificate of Water Availability shall be
provided indicating the fire flow available at the site. A hydraulic fire flow model shall be requested from the
water district.
This project will require one fire hydrant. There is an existing fire hydrant available for this project.
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 5,000 square feet.
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.
The FDC shall be within 50' of a hydrant and on the same side of the road.
A Fire Alarm System is required. An automatic fire detection system shall be installed in all buildings
exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central and/or
remote station.
The fire protection systems are deferred and are not required at the time of building permit submittal.
Deferred submittals shall include:
• Fire sprinkler system
• Sprinkler underground supply including the FDC
• Fire alarm system
■ Kitchen hood extinguishing system
Specific Applicant Fire Ouestions:
1. Is the subject site located in a fire zone? No
2. What is the maximum distance to the nearest fire hydrant as the hose lays to the furthest point on the
building? See above Fire comments.
a. Will a new hydrant be required for the subject location? The existing hydrant will be
adequate.
3. What are the distance requirements for FDC? See above Fire comments.
4. Fire lane: There is adequate fire department access at this location.
a. What is the required fire land width?
b. Inside turning radius?
C. Outside turning radius?
5. Will Fire Department require separate submittal of building plans at time of building plan check
submittal or are plans routed from Building to Fire?
6. May we submit into Building plan check without fire sprinkler and fire alarm drawings? Yes
a. I assume fire sprinkler and fire alarm drawings may be deferred sub contractor submittals to be
completed after we pull our building permit, is this correct? Yes
11-104972 Doc ID 59922
Mr. Taylor
January 17, 2012
Page 19
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWRC 19.40.070 (4).
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Deb
Barker, 253-835-2642. We look forward to working with you.
Sincerely,
k,6i 6VUA__
Deb Barker
Senior Planner
enc: Preapplication Conference Sign In Sheet
Master Land Use Application
Process II Development Submittal Checklist
FWRC 19.225.030 Retail Shopping Center - Regional
Copy of the 2005 MDNS
Parking stall design handout
FWRC 19.115 — Community Design Guidelines
CPTED Checklist
May 19, 2011 City letter to Steadfast Properties
Concurrency application
Red -line plans
c: James Palda, Steadfast Development, via e-mail: jpalda@steadfastcompanies.com
Kevin Peterson, Engineering Plans Reviewer
Sarady Long, Traffic Engineer
Scott Sproul, Plans Examiner
Chris Ingham, South King Fire
Brian Asbury, Lakehaven Utility District
11-104972 Doc. LD. 59922
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CITY OF
Federal Way
December 20, 2011
Mr. Jared Taylor
Golden Property Development, LLC
1288 Palmerston Loop
Roseville, CA 95678
CITY HALLi L C-in
F'IR
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
via e-mail: jared@goldenpropertydevelopment.com
RE: FILE #11-104972-00-PC; NOTICE OF PREAPPLICATION CONFERENCE MEETING
Buffalo Wild Wings at the Commons
Dear Mr. Taylor:
The above -referenced proposal has been assigned to me as project planner. At this time, the
application has been routed to the members of the Development Review Committee. A meeting
with the project applicant and Committee has been scheduled as follows:
Thursday, January 5, 2012,10:30 a.m.
Hylebos Conference Room
City Hall, 2"d Floor
33325 - 8th Avenue South
Federal Way, WA 98003
We look forward to meeting with you. This is the only notice sent out, so please coordinate
directly with anyone else you would like to attend the meeting. Please contact me at 253-835-
2642, or deb.barker@cityoffederalway.com if you have any questions.
Sincerely,
9A
Deb Barker
Senior Planner
Doc I.D. 59927
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: December 19, 2011
TO: Kevin Peterson, Engineering Plans Reviewer
Sarady Long, Senior Transportation Engineer
Scott Sproul, Plans Examiner
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
FROM: Deb Barker
FOR DRC MTG. ON: December 29, 2011 - Internal
January 5, 2012, 10:30 - with applicant NOTE TIME
FILE NUMBER(s): 11-104972-00-PC
RELATED FILE NOS.: TGI Fridays, 05-104415-PC
PROJECT NAME: BUFFALO WILD WINGS AT THE COMMONS PREAPPLICATION
PROJECT ADDRESS: 2005 South 320TH ST
ZONING DISTRICT: CC-C
PROJECT DESCRIPTION: Proposal to construct 5,700 square foot restaurant
with 1,500 SF patio seating on previously approved pad
#E site at The Commons.
PROJECT CONTACT: Golden Property Development, LLC
Jared Taylor
1288 Palmerston Loop
Roseville, CA 95678
805-440-7537
jared@goldenpropertydevelopment.com
MATERIALS SUBMITTED:
• Lists of questions for planning, public works and building departments
• Site overview
• Store floor plan
• Store elevations
PLEASE NOTE THE DIFFERENT MEETING TIME!!!
CITY OF
Feder iy
Rce
MASTER LAND USE APPLICATION
. /'�EE1►R'rMENT of CommuNaTy DEvELoP14 LrN r 5ERvicFs
4 33325 8`h Avenue South
Federal Way, 'WA 98003-6325
253-835-2607;Fax 253-835-2609
ww w, ci tvoffcd cra l way.corn
c s� �q
APPLICATION No(S) _ _ 1 1 /0 1 q �`�-� _ _ Date f 2 12011
Project Name Buffalo Wild Wings Federal Way Commons
Property Address/Location 1928 South Commons Way
Parcel Number(s) 762240014 A�Iq
Project Description Ne-,v. freestanding 5,700 sq. ft. full service sit down restaurant with outdoor patio and the sale of a full line of alcoholic
beverages for onsite consumption. PRELfl\,TNNARY COINTFREINCE
Type of Permit Required
_ Annexation
— Binding Site Plan
— Boundary Line Adjustment
_.. Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
X Preapplication Conference
Process I (Director's Approval)
Process lI (Site Plan Review)
Process 111I (Project Approval)
_ Process IV (}fearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA A,/Project
T SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
^ Variance: Commercial/Residential
Required Information
_u Zoning Designation
Comprehensive Plan Designation
Value of Existing Improvements
$900,000 Value of Proposed Improvements
International Building Code (113C):
A2 Occupancy Type
*\,T FS Construction Type
Applicant
Name:
Golden Property Development LLC, Jared Taylor
Address:
1288 Palmerston Loop
City/State:
Roseville, CA
Zip:
95679
Phone:
905 440 7537
Fax:
916 496 9769
Email: jared@goldenpd.com
Signature:
Agent (if different than Appflca
Name: Same
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
GOLDEN PROPERTY DEVELOPMENT LLC
Planning, Project Management, Expediting
Jared Taylor
805 440 7537 Tel.
916 496 9769 Fax
fared@goldenpropertydevelopment.com
Name: Steadfast Commons If. LLC
Address: 18100 Von Kannan, Suite 500
.City/State: Irvine, CA
Zip: 92612
Phone: 949 623 7709
Fax:
Email: �steadfastc :es.com
Signature:,
www. goldenp ropert oevel opment.corn
CA Broker Llc.* 01854562
Bulletin #003 — January 1, 2011
Page 1
]:\Handouts\Mast.er Land Use Application
December 8, 2011
City of Federal Way, WA
33325 8`" Ave. South
Federal Way, WA 98003
Attention: Isaac Conlen
RECEIVED
DEC 16 Hii
CITY OF FEDERAL WAY
CDS
Re: Proposed Freestanding Buffalo Wild Wings Restaurant
Pre -Application Conference
1928 South Commons Way.
Federal Way, WA
Mr. Conlen,
We request this Preapplication conference to discuss all aspects of a proposal to construct
a new 5,700 sq. ft. restaurant building with 1,500 sq. ft. outdoor patio at the above referenced
location. Modifications are proposed to existing the hardscape and landscaping surrounding the
building as shown in the attached site plan. The proposed new use is a full service sit down
restaurant with a bar area and the sale of a full line of alcoholic beverages for onsite
consumption. Video game machines are also proposed. Proposed occupancy is A2, Type VB
fully sprinkled construction.
In the Predevelopment meeting we will seek the answers to the questions outlined in the attached
pages.
Please let me know when Preapplication Conference can be scheduled.
Thank you,
Jared Taylor
Golden Property Development LLC
805 440 7537 Tel.
iared�3a aQ ldenpd.com
CITY CENTER (CC)
CITY OF - k Estimate of Development Traffic Impact Fees
Federal Way
This spreadsheet is for development in City Center (CC) only. Scroll down and complete the steps outlined
below: Please fill in the required information in the yellow highlighted boxes.
STEP #1: General Information
Entei "
III IUI II IQLIVI I
Project Name Buffalo Wild Wings at the Commons
File Number
Street Address 2005 South 320th St.
City, State Zip
Parcel Number (s) 762240014 (CC)
STEP #2: Land Use Type (CC)
Select the proposed Land Use Type(s) from the dropdown memu below. Enter the proposed number of units for
Proposed Land Use Type (s)
1) Shopping Center (CC)
2) NONE
3) 1 NONE
4) NONE
Number of
Unit of Measure
Unit(s)
sf/GLA
7200
#N/A
#N/A
#N/A
Impact Fee Rate per Preliminary Impact
Unit of Measure Fee Amount
STEP #3 - Credit/Change in Use (CC)
This step applies to development proposal to change existing building or dwelling use.
3.51 $ 25,250.40
$ 25,250.40
Provide any impact fee previouly paid for the land use category
of the prior use IMPACT FEE AMOUNT PAID FOR
(Do not include administration fees). PRIOR USE
For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the
prior use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the
current impact fee rate in affect for the prior use. Fill out the lines below of the prior use.
Number of
Impact Fee Rate per
Preliminary Impact
Proposed Land Use Type (s)
Unit of Measure Unit(s)
Unit of Measure
Fee Amount
1) NONE
#N/A
$
$
2) NONE
#N/A
$
$
3) NONE
#N/A
$
$
STEP #5: Total Impact Fee (CC)
Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees.
Traffic Impact Fee (Before adjustment) $ 25,250.40
Credit/Adjustment including Change of Use $ -
Administrative Fee (3%) $ 757.51
ESTIMATE TOTAL TRAFFIC IMPACT FEE PAYMENT $ 26,007.91
Timing of Traffic Impact Fee (TIF) Pavment
For residential land divisions, fees shall be calculated and paid at the time of plat recording. For un-platted single-
family residential lots, commercial and multi -family developments, fees shall be calculated based on the impact
fee schedule in effect at the time a completed building permit application is filed and paid prior to permit
issuance. For residential land divisions and un-platted single-family residential lots, the transportation impact fee
may be deferred, but shall be paid no later than the closing of sale of each individual house. Covenants prepared
by the city to enforce payment of the deferred fees shall be recorded at the applicant's expense on each lot at the
time of plat recording for residential land divisions and prior to building permit issuance for un-platted single-
family residential lots. The fee shall be calculated based on the impact fee schedule in effect on the date of
payment of the impact fee.
CIT
Federal Way
DATE: September 18, 2006
TO: Deb Barker
Kevin Peterson
FROM: Maryanne Zukowski, P.E.
Cc: Lance Emery
SUBJECT: MCGRATH'S @ THE COMMONS - (06-104629-00-UP)
1911 S COMMONS
The traffic division has calculated prorata share fees for this application.
I� SV1rigtw52/2006izlaIPat, attl'e aiTm-s
MEMORANDUM
Public Works Department
HO
�
GSF
FKashat
Tatai G5F I 9)aid dw GSF Tctai Mko-cn F�F CIF 0�9 lit
TC3 Fridays
7.M
$ 9,301.33
39,000 31.164: $3Z857 1 $177 1 FPr1000GSF
Vaimnatthe C,armnrs
4,500
$ 5,341.50
TW�q
PanaaBead
4,653
$ 5,534.98
2Z001
Moo -as
7.797
$ 9,2504
14,204
Please note that 14,204 GSF remains for the 7 pads under the master TIA.
ID# TIP Project Location Prorata Share %
1 (150) City Center Access Study $ 1,295.00 0,281590623 $ 364.66
7 (153) S 320th St HOV Lanes $ 17,893.00 0.281590623 $ 5,038.50
18 (156) S 320th St @ 15 $ 13,679.00 1 0.281590623 $ 3,851.88
Totals $ 32.867.00 $ 9,255.04
CITY OF
Federal Way
DATE: April 3, 2006 revised May 2, 2006
TO: Deb Barker
Kevin Peterson
Lance Emery, Steadfast
FROM: Maryanne Zukowski, P.E.
SUBJECT: TGI FRIDAYS AT THE COMMONS - (06-100692-00-UP)
1928 S COMMONS
MEMORANDUM
Public Works Department
Please find below the revised mitigation for the Commons and the TGI Friday's responsibility. Please note
39,000 SF is the based of new square footage for the mall project of 7 retail pads. TGI Friday's SF is 7,836
which is subtracted as a running total from the TIA presented at 39,000 SF.
Table 8 Phase 4 Original Mitigation Proposed -
ID #
TIP Improvement Location
Estimted Cost
PM Trips
2009 Trips I
Prorata Share %
Prorata Share
1
$500,000
13
5018
0.26
$1,295
2
$3,068,000
12
2739
044
$13,441
7
$6,191.000
10
3460
0.29
$17,893
12
S 320th St @ 20th Ave S
$1,356,000
38
3993
0.95
$12,905
18
$5,280,000
13
5018
0.26
$13,679
)TALS
$16,395,000
1 86
20228
1 $59,213
Total GSF 'Total Mitigation Per GSF cos
301 $59.213 1 $1,518
=�) REVISED Table 8 Phase 4 1 Mitigation Proposed - remove project 12 and project 2 (SR99 Phase II per agreement)
ID #
TIP Improvement Location
Estimted Cost
PM Trips
2009 Trips
Prorata Share %
Prorata Share
1
City Center Access Study
$500,000
13
5018
0.26
$1.295
7
S 320th St HOV Lanes// ,
$6.191,000
10
3460
0.29
$17,893
18
S 320th St @ 15
$5,280,000
13
5018
0.26
$13.679
TOTALS
$11,971,000
36
$32,867
Total GSF Total Mitigation I Per GSF costl unit
39.000 1 $32,867A $1,187 1 Per 1000 GSF
TGI Fridays I GSF Application per 1000 Per GSF Cost I Total Mitigation
7.836 $1.187 1 $ 9,301.33
TGl Fridays Per Project Cost Share
TGI Mitigation Project M ifla ation %
$ 9.301.33 1 $ 32,1567.00 1 0.282999057
ID#
TIP Improvement Location
Prorata Share
1
7
18
City Censer Access Study
S 320th St HOV Lanes
S 320Ih St @ 15
$1,295
$17:893
1 $13 . 6791
0.282999057
$ 366.48
$ 5,063.70
$ 3.871.14
0.282999057
0.282999057
$ 9,301.33
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