13-102162-PCCITY OF
Federal
June 20, 2013
Ms. Jennifer Rinkus
Baysinger Architects
1006 SE Grand Avenue, #300
Portland, OR 97214
CITY HALL
Way
8th Avenue South
Feder Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Re: File #13-102162-00-PC, PREAPPLICATION CONFERENCE SUMMARY
SeaTac Village Commercial Pad,1800 South 3201h Street, Federal Way, WA
Dear Ms. Rinkus:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held June 6, 2013. 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 Senior Planner Janet Shull, (Janet.sliull@cityoffederalway.com, or
253-835-2644). 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 applicant proposes demolition of an existing restaurant and construction of a 10,000 square foot retail
building in its place. Parking will be reconfigured to result in an overall increase of seven parking stalls
on this developed site.
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.
File # 13-102162-00-PC Doc ID 63513
Ms. Jennifer Rinkus
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June 20, 2013
0 Public Works Development Services Division
1. This project exceeds..the thresholds set forth in FWRC 19.30.120, "Non -Conforming Water
Quality Improvements." Therefore, the entire site shall be brought into conformance to current
water quality standards (see details below).
2. The building shall be set -back a minimum of 15 feet from the approximate centerline of the 48
inch diameter detention pipe that crosses the south side of the property. This setback is based on
the requirements of Table 4.1 of Section 4.1.2 of the 2009 King County Surface Water Design
Manual (KCSWDM) and the preliminary, estimated pipe depth of 11 feet.
Public Works Traffic Division
1. A Transportation Concurrency permit is required per FWRC Chapter 19.90.
2. A Traffic impact Fee (TIF) payment is required per FWRC 19.91.
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 (Janet Shull, 253-835-2644, ianet.shull uQcityoffederalway.com}
A) Land Use Review Process —The zoning of the subject site is City Center -Core (CC-C). The CC-C
zoning district permits retail uses under FWRC 19.225.020, "Retail Use." The required review
process to establish the retail use is Process II (Site Plan Review), which is an administrative process;
public notice is not required. Building permits can be issued after the 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) — The proposal is exempt from SEPA as the building is less
than 12,000 square feet and there are fewer than 40 new parking stalls proposed for the site.
C) Environmentally Sensitive Areas — The project site is located within a designated ten-year Wellhead
Protection Zone. A Hazardous Materials Checklist is required along with the land use application (see
enclosed Land Use Bulletin 056).
D) Application Fees —Contact the Permit Center at 253-835-2607 to verify land use permit fee
information at the time of application submittal. Other fees for building permits, sign permit, and
Public Works review and inspection will be required.
E) Nonconformance The existing site is nonconforming with regard to site development standards.
Therefore, the new structure and any related improvements shall comply with all applicable
development regulations pursuant to FWRC 19.30.090(1)(a)(ii), within the geographic area associated
with the proposed new retail building.
F) Special Regulations and Notes —The proposed building is 10,000 square feet in size. Special note 15
under FWRC 19.225.020 specifies that no more than 16,000 square feet of new single -story
construction may occur on a subject property, excluding increases approved under the provisions of
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FWRC 19.110.080. This particular requirement was established in 2006 (Ordinance No. 06-515) and
so applies to development occurring after ordinance adoption. It appears that this proposal is the first
establishing a new single -story building on the subject property since the adoption of Ordinance 06-
515, and is less than 16,000 square feet in size. Therefore, it is allowable under the provisions of the
FWRC. However, the applicant should be aware that there are overall limitations to how many gross
square feet of single -story development may be added to the subject property in consideration of
future site development plans. Proposals for new single -story development that exceed 16,000 square
feet per subject property are subject to FWRC 19.110.080.
G) Setbacks and Height — The minimum front, side, and rear yard setback requirement is zero, or the
minimum perimeter buffer as required under FWRC 19.125. In addition, there is a maximum setback
requirement of five feet along the South 320`h Street frontage (designated principal pedestrian right-of-
way). As noted in the letter accompanying the application, the building is proposed to be located
greater than five feet from the principal pedestrian right of way (South 3201h Street) due to the existing
utility easement located along that frontage. This proposed greater setback is permissible per FWRC
19.225.020, Special Note 5, as long as the area of greater setback is characterized by landscape and
hardscape improvements that enhance the pedestrian experience along South 3208' Street.
The maximum height permitted is 70 feet. The submitted renderings indicate the proposed building is
a single -story structure that would be well within the maximum allowable height limit.
H) Parking Requirements — Under FWRC 19.225.020, required parking for retail uses is one parking
stall for each 300 square feet of gross floor area. The proposed 10,000 square -foot retail building
requires a minimum of 34 parking stalls. The site plans submitted for the project indicate a total of
751 parking stalls will be provided on site. The formal land use application must specify how the
minimum parking requirements for all existing uses and the proposed new use meet the minimum
parking standards of the FWRC.
I) Tree and Vegetation Retention Requirements —Under FWRC 19.120.030(14), development within the
CC-C zoning district is exempt from tree and vegetation retention requirements.
J) 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 II application and
must depict the following landscaped areas:
Perimeter Landscaping — A minimum five -foot -wide strip of Type III landscaping must be
provided along the perimeter of parking areas abutting the right-of-way per FWRC 19.125.060(7).
Type III landscaping consists of evergreen and deciduous trees, shrubs that are a minimum of 24
inches in height, and groundcover.
Interior Parking Lot Landscaping — Pursuant to FWRC 19.125.070(2)(a)(i)(A), commercial
developments with up to 49 parking stalls shall provide 20 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 parking stalls proposed to serve the new retail
building. Landscape islands must be installed at both ends of the parking rows. The submitted
landscape plan must show the square footage and dimensions of each interior parking lot landscape
island proposed to address this requirement, and depict trees, shrubs, and groundcover.
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K) Community Design Guidelines — The proposed retail building must comply with applicable
Community Design Guideline standards, including the City Center -Core district based guidelines.
This correspondence highlights the primary applicable design guidelines for the retail 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.
Parking Stall Locations — Pursuant to FWRC 19.115.090(3)(a)(i), surface parking and driving
areas may not occupy more than 25 percent of the project's linear frontage along principal
pedestrian rights) -of -way. The submitted plan shows a building with the narrowest dimension
oriented to South 320th Street, which in this case is the principal pedestrian right-of-way. The
building may need to be rotated 180 degrees in order to meet the minimum 25 percent parking/
drive area linear frontage requirement.
2. Building Entrances — Pursuant to FWRC 19.115.090(3)(b), principal entrance facades shall front
on, face, or be clearly recognizable from the right-of-way and/or from the principal pedestrian
right-of-way. The principal pedestrian facade is oriented to South 320"' Street.
Principal facades located along a right-of-way, or clearly visible from a right-of-way or public
sidewalk, shall incorporate a variety of pedestrian oriented architectural treatments including:
distinctive and prominent entrance features; transparent glass such as windows, doors, or window
displays in and adjacent to major entrances; structural modulation to break down building bulk
and scale; modulated rooflines, 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.
4. Building Fagade Treatment — 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.
Building Fagade Modulation — The site plan and elevations indicate that the west, south, and east
facades are greater than 60 feet in length and are visible from a public right-of-way and therefore,
subject to requirements of FWRC 19.115.060(2). Please note that facade modulation depth must be
a minimum of two feet and canopy length must be a minimum of 50 percent of the building facade
length. This will need to be indicated on the submitted Process II site plan review drawings.
Any building facade area that is greater than 240 square feet in area must be either screened with
foundation landscaping as provided for in FWRC 19.125.040(22), or must employ methods to
articulate blank walls per FWRC 19.1 l 5.060(3)(b).
Pursuant to FWRC 19.115.090(3(c)(i), principal facades containing a major entrance, located
along a right-of-way, or clearly visible from a right-of-way or public sidewalk (all facades) shall
incorporate a variety of pedestrian -oriented architectural treatments including: distinctive and
prominent entrance features; transparent glass such as windows, doors, or window displays in and
adjacent to major entrances; structural modulation where appropriate to break down building bulk
and scale; modulated rooflines, forms, and heights; architectural articulation; canopies; arcades;
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pedestrian plazas; murals or other artwork; and streetscape amenities. At least 40 percent of any
ground level principal fagade located along a right-of-way (south fagade) must contain
transparent glass.
Pedestrian Pathways — Under FWRC 19.115.090(3)(d), pedestrian pathways shall be provided
from rights -of -way, bus stops, parking areas, and pedestrian plazas and public spaces to primary
building entrances. Multi -tenant complexes shall provide pedestrian walkways connecting all
major business entrances on the site. The proposed site plan should indicate such pathways within
the geographic portion of the site associated with the proposed retail pad development. Note that
pedestrian pathways shall be clearly delineated by separated paved routes using a variation in
color and texture, and shall be integrated with the landscape plan.
L) Mechanical Equipment— The formal Process II 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.
M) Loading Areas — Pursuant to FWRC 19.125.040(24), all loading areas shall be fully screened from
public right-of-way or nonindustrial/manufacturing uses with Type 1 landscaping. The proposed
loading area will need to be screened to meet this standard.
N) Lighting — Indicate site lighting on a site plan with typical lighting pole and fixture detail that will be
used in the parking lot and pedestrian circulation areas. The recommended Illuminating Engineering
Society (IES) minimum outdoor light levels as required by the city's Crime Prevention through
Environmental Design (CPTED) policy is a minimum average maintained footcandles of I& in
parking areas and 0.2fc for commercial pedestrian ways. Light fixtures shall not displace required
landscaping elements. Depict any light ground -based fixtures proposed for the site.
O) Garbage and Recycling — Garbage and recycling facilities shall meet the standards of FWRC
19.125.150. Provide information about the size of the garbage/recycling area and dimensions and
details for proposed screening methods, including walls, gates, and landscaping as appropriate.
P) 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.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734,
Icevin. eterson(a),,cityoffederalway.com)
Land Use Issues — Stormwater
Stormwater systems shall be designed per the requirements of the 2009 King County Surface Water
Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009 KCSWDM. While
no formal flow control facilities are required, Flow Control Best Management Practices (BMP's) are
required per the KCSWDM.
2. The project 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.
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3. FWRC 19.30.120, "Nonconforming Water Quality Improvements," applies to this site. Specifically,
the following items are applicable:
Lb. Redevelopment that involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion
of a building footprint or other structure by 5,000 square feet of surface area or more.
1.c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity.
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. Treatment options must be selected from the Enhanced
Basic Water Quality Menu provided in the KCSWDM.
4. Water quality facilities for private commercial developments within the CC-C may be placed
underground.
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) permit may be required. Information regarding this permit can be
obtained from the Washington State Department of Ecology at by calling 360-407-6437, or at
www.ecy.wa.gov/pmgrams/sea/pac/index.html.
Right -of -Way Improvements
1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long, for
traffic related items.
Building Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the city. Engineering review fees are $824.50 for the first 12 hours of
review, and $68.50 per hour for additional review time. A final TIR shall be prepared for the project
and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal
of a professional engineer registered/licensed in the State of Washington.
2. The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the city's website at www.ciiyoffederatway..com to
assist the applicant's engineer in preparing the plans and TIR.
3. 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
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June 20, 2013
legal fees in the event the bond must be called. Upon completion of the installation of the
improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30
percent of the original amount and held for a two-year maintenance period.
4. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-
year maintenance period, the remainder of the bond will be released. Maintenance for public roads
and subdivision drainage facilities then become the responsibility of the city. Maintenance for private
roads and drainage facilities, including short plats, remain the responsibility of the individual property
owners.
5. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
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.
8. Erosion control measures, per Appendix D, 2009 KCSWDM, must be shown on the engineering
plans.
9. 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, saradv.lon Qcitvoffederalwa .corn
Transportation Concurrency Analysis (FWRC 19.90)
1. 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. Based on the submitted materials for 10,000 square feet shopping center, the Institute of
Transportation Engineers (ITE) Trip Generation — 8`h Edition, land use code 820 (Shopping Center)
with a pass -by rate of 34 percent, and trip credit for the Billy McHale's Restaurant site, the proposed
project is estimated to generate approximately four new weekday PM peak hour trips.
3. The estimated fee for the concurrency permit application is $344.50 (1- 10 trips). This fee is an
estimate and based on the materials submitted during the preapplication meeting. The concurrency
applicant fee must be paid in full at the time the concurrency permit application is submitted with
File 913-102162-00-PC Doe lD 63513
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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)
1. Based on the submitted materials for the 10,000 square foot shopping center, and assumed TIF credit
for the existing use (Billy McHale's — 8,400 square feet), the estimate traffic impact fee is $5,780.
Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a
building permit application is filed and must be paid prior to permit issuance.
Street Frontage Improvements (FWRC 19.135)
Based on the available records and the submitted materials, it appears that this proposal may not meet
the 25 percent threshold criteria for requiring street frontage improvements as identified in FWRC
19.135.030. The applicant needs to provide the value of the proposed improvements along with the
assessed or appraised values of all structures on the subject property to the city to make this
determination. Please note, the comprehensive plan depicted a future north -south road west of the
proposed building. This may impact the overall site development if the 25 percent threshold is met.
2. Access management standards are based on roadway safety and capacity requirements. FWRC
19.135.280 provides access standards for streets based on planned roadway cross -sections. This
project is not proposing any new curb cut onto South 3201" Street or 20"' Avenue South.
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robe .ci offederalway.com)
Solid Waste & Recycling Design Considerations
• 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 feet deep by 20 feet 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).
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June 20, 2013
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.
• Consider landscaping, setbacks, and screening requirements (based on FWRC 19.125.040[4] & [51).
• Note that larger -scale commercial or multi -unit housing developments may see long-term savings
from the use of on -site waste compaction equipment. Planning for this equipment may require larger
enclosure dimensions, defined overhead clearances, consideration of power utility access, and
drainage management.
• Mixed -use developments may also benefit from on -site waste compaction equipment. Additional
mixed -use development considerations include:
o Designated chutes and/or internal facility maintenance areas or services for tenants;
o Moving waste and recycling streams from interior units to collection areas; and
o Access by business tenants and/or residents to exterior waste and recycling areas.
Help with many design parameters related to service access is available via the city's contracted solid
waste services provider, Waste Management (Contact: Senior Route Manager John Davis at 206-786-
4530 [cell]).
BUILDING DIVISION (Scott Sproul, 253-835-2633 scott.s rout citvoffederal►va .com
International Building Code (IBC), 2009 edition
Washington State Amendments WAC 51-50*
International Mechanical Code (IMC), 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 A117.1-2003
International Residential Code 2009
Washington State Amendments* WAC 51-51
Washington State Energy Code 2009 WAC 5 1 -11
Washington State Ventilation and Indoor Air Quality Code 2006 WAC 51-13*
*Current state amendments are dated: 06/01/2010
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June 20, 2013
** 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-l's).
Building Criteria
Occupancy Classification: M
Type of Construction: V-B
Floor Area: 10,000
Number of Stories: 1
Fire Protection: fire sprinkler and fire alarm required
Wind/Seismic: D Basic wind speed 85 Mph, Exposure_, 25# Snow load, Seismic Zone D-1
A completed building permit application and commercial checklist. (Additional copies of the application
and checklist may be obtained on our web site at www.ciVoffederalway.com.)
Submit five sets of drawings and specifications. Specifications shall include: two soils report;
two structural calculations; two energy calculations; two ventilation calculations. Note: A
Washington State Registered architect's stamp is required for additions/alterations (new or existing) of
4,000 gross floor area or greater, unless specifically listed as an "exempt" structure per the Revised Code
of Washington (RCW).
Energy code compliance worksheets are required to be completed and included with your permit
application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
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 seven to nine weeks of the 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 and Economic Development.
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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
Division can final the structure for occupancy. Building final must be approved prior to the issuance of a
Certificate of Occupancy.
All construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, all subs, the general or representative, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
• A separate demo permit is required.
• Separate building and electrical permits are required.
• New code changes to the 2012 International Building Codes will be effective July 1, 2013.
The information provided is based on limited plans and information. The comments
provided are not intended to be a complete plan review and further comments are
possible at time of building permit plan review.
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, basburyoa 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). The certificate is valid for one year from date of issuance. If a certificate
is needed, allow 10 working days to issue for typical, and 3 working days for accelerated processing.
• Existing water system hydraulic model information for this area (FF #214) indicates that Lakehaven's
standard maximum allowable system velocity of 10 ft/s is exceeded at a fire flow rate greater than
approximately 6,300 gpm. Fire flow capacities greater than 6,300 gpm may be accommodated
through water system improvements.
■ The existing building & immediately surrounding area has the following existing water service
connections:
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• Domestic: SN 4644, two inch commercial meter
■ Irrigation: None
• Fire Protection: None
A water service connection application (enclosed) submitted separately to Lakehaven is required for
each new service connection to the water distribution system, or any modification to an existing water
service connection (e.g., larger service, irrigation, abandonment of existing service[s], re -activation,
etc.), in accordance with standards defined in Lakehaven's current "Fees and Charges Resolution."
Non -single-family properties require separate domestic (per building), irrigation (if irrigated
landscaped areas are incorporated into the site development), and fire protection (if required or
installed) water service connections and meters.
■ Protection of any existing water meters &/or service connections, or full abandonment by "removal"
if future service(s) will not be needed, will be required for any on -site building demolition. Please
contact Lakehaven for further information regarding this issue.
Installation and satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to
each domestic (and irrigation, if installed) service meter is required pursuant to WAC 246-290-490
and Lakehaven standards. As a low cross -connection hazard, 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, 253-946-5427, CZoepflru7Lakehaven.org) for
additional information and BPA testing coordination.
If a separate fire protection service connection is needed or desired, installation and satisfactory
testing of a separate approved backflow prevention assembly (BPA) is required pursuant to WAC
246-290-490 and Lakehaven standards. As a low cross -connection hazard, a double check detector
assembly (DCDA) or a reduced pressure detector assembly (RPDA) is required for three inches and
larger connections; for two inches and smaller connections, a separate full -flow meter with a Double
Check Valve Assembly or RPBA is typical. Contact Lakehaven's Cross -Connection Control Program
Manager (Chris Zoepfl, 253-946-5427, CZoegfl .Lake_ h_ aven.org) for additional information and
BPA testing coordination.
Sewer
• The existing building has an existing sewer service connection (SN 4644, SSCP 7239, enclosed).
■ Capping of any existing sewer service connection at/near property line is typically required for any on -
site full building demolition; a sewer service connection permit (application enclosed) from Lakehaven
is required for this. For partial building demolition, protection of any existing sewer service connection
will be required. Please contact Lakehaven for further information regarding these issues.
A separate Lakehaven sewer service connection permit (application enclosed) is required for each
new connection to the sanitary sewer system or any modification (re -align, abandon, etc.) to an
existing sewer service connection, in accordance with standards defined in Lakehaven's current "Fees
and Charges Resolution." Minimum pipe slope for gravity sewer service connections is two percent.
In addition to all other sewer service installation standards, installation of a Type 1, 48 inch
monitoring manhole is typically required on the private building sewer line, for all new or modified
non-residential connections.
File k13-102162-00-PC Doe ID 63513
Ms. Jennifer Rinkus
Page 13 of 15
June 20, 2013
General
• System capacity credit(s) are available for this property from system capacity charges previously
assessed, paid directly to Lakehaven, and/or credited to the parcel(s) for Equivalent Residential Units
(ERU) for water and/or ERU for sewer. Please contact Lakehaven for further detail.
• All comments herein are valid for one year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE (Vince Faranda, Vince.Faranda(a�5outhkingfire.ori!
Water Supplies for Fire Protection
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.
■ This project will require one fire hydrant. Existing fire hydrants on public streets and on site are available
for this project.
Fire Apparatus Access Roads
• Fire apparatus access roads:
1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of
not less than 13 feet 6 inches.
2) Shall be designed and maintained to support the imposed load of a 30 ton fire apparatus, and shall be
provided with a surface so as to provide all-weather driving capabilities.
3) Shall be not less than a 32-foot inside turning radius and not less than a 40-foot outside turning radius.
Designated fire lanes may be required for emergency access. This may be done during the plans check or
after the facility is in operation.
• When required, approved signs or other approved notices shall be provided and maintained for fire
apparatus access roads to identify such roads and prohibit the obstruction by parking and other obstructions.
Fire -Extinguishing Systems
■ An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included
within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet.
Fire walls shall not be considered to separate a building to enable deletion of the required automatic fire -
extinguishing system.
File H 13-102162-00-PC Doc ID 63513
Ms. Jennifer Rinkus
Page 14 of 15
June 20, 2013
■ The system demand pressure to the source required in a hydraulically designed automatic sprinkler
system shall be at least 10 percent less than the correlative water supply curve.
• A separate permit is required for installation of the fire sprinkler system. Contact the Fire
Marshal's Office at 253-946-7242 for fire sprinkler system specifications.
Fire Pumps
■ Fire pumps, if required, shall be either diesel or electric with a generator. The fuel supply for the
generator must be onsite, not connected to underground utilities.
Fire Alarm System
■ An automatic fire alarm system is required.
• Smoke detection is not required in a fully sprinkled mercantile occupancy. System notification devices
shall be installed per 2007 NFPA 72 requirements.
■ The fire alarm system shall be monitored by a central and/or remote station conforming to the current
requirements of the NFPA standards and/or the fire chief or designee.
• A separate permit is required for installation of a fire alarm system. Contact the Fire Marshal's
Office at 253-946-7242 for system specifications.
Fire Department Access to Buildings
• An approved key box shall be installed in an approved location. South King Fire and Rescue utilizes the
Knox Box system for access to buildings. Boxes can be ordered online at www.lcnoxbox.com, or obtain
an application form from the Fire Marshal's Office.
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.
File # 13-102162-00-PC Doc ID 63513
Ms. Jennifer Rinkus
Page 15 of 15
June 20, 2013
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 (Senior
Planner Janet Shull, ianet.skull@cityoffederalway.com, or 253-835-2644). We look forward to working
with you.
Sincerely,
J , et B. Shull, AICP, CSBA, LEED Green Associate
enior Planner
enc: Master Land Use Application
Process II Handout
CPTED Checklist
Parking Handout
Hazardous Materials Checklist
Lakehaven Service Connection Application and Form
Lakehaven Copies of Side Sewer Permit
Lakehaven Site Map
c: Ann Dower, Sr. Engineering Plans Reviewer
Sarady Long, Sr. Traffic Engineer
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Vince Faranda, South King Fire and Rescue
File #13-102162-00-PC Doc to 63513
Tina Piety
From:
Jennifer L. Rinkus<jenniferr@baysingerpartners.com>
Sent:
Thursday, June 20, 2013 2:57 PM
To:
Tina Piety
Cc:
Janet Shull
Subject:
RE: SeaTac Village Commercial Pad
Thank you!
From: Tina Piety fmailto:Tina.PiM@cityoffederalway.cam]
Sent: Thursday, June 20, 2013 2:43 PM
To: Jennifer L. Rinkus
Cc: Janet Shull
Subject: SeaTac Village Commercial Pad
Hello,
Attached you will find a letter summarizing the information from the City of Federal Way's Development Review
Committee for the SeaTac Village Commercial Pad. A hard copy of the letter with the enclosures will be mailed today.
Please contact Senior Planner Janet Shull at ianet.shall@cityoffederalway.com, or 253-835-2644 with any questions.
Tina Piety, Administrative Assistant II
Department of Community and Economic Development
City of Federal Way
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-2601; Fax 253-835-2609
Pre -application Conference Sign in Sheet
City of Federal Way
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
June 6, 2013 City Hall
10:00 a.m. Hylebos Room
Project Name: SeaTac Village Redevelopment
Address: 1800 South 320`h Street Federal Way, WA
File Number: 13-102162-PC
NAME
DEPARTMENT / DIVISION
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CITY OF CITY HALL
33325 8th Avenue South
Federal Way Federal Way, WA 98003-6325
(253) 835-7000
www. ci"ffederalway.. com
July 23, 2013
Harsch Investment Properties, LLC
Attn: Brian Williams, Vice President - Construction
1121 SW Salmon ST, suite 500
Portland, OR 97205
RE: Permit #13-102162-00-PC; SEATAC VILLAGE REDEVELOPMENT
1800 S 320TH ST
Dear Mr. Williams,
This letter responds to your June 18, 2013 letter, which requests relief from the requirement to construct
water quality facilities for the entire Seatac Village site, as a condition of the redevelopment of the Billy
McHale's Restaurant site.
Rather than try to specifically address each point raised in your letter, I feel it may be more effective in
this response to explain how the city interprets and applies Section 19.30.120 of the Federal Way Revised
Code (FWRC) in determining that a particular project triggers this requirement.
Section (1) states "any person proposing to redevelop a structure, improvement, development or property
must bring that structure, improvement, development or property into compliance with the development
regulations in FWRC Title 16 pertaining to water quality...", and then goes on to give a very broad
definition of the terms redevelop or redevelopment. This first section gives us a general sense as to what
we look at in determining if, in fact, the proposal might trigger this code section (i.e., is a building being
expanded or replaced, is an impervious surface being repaired or replaced, is there a change in the use of
a building or site that may generate a new pollutant to the city's storm water system, etc.).
Once it has been determined that the project may trigger this code requirement, we then look at
subsections (a) through (h) to provide us a more specific definition of redevelopment, such as the 5,000
square foot thresholds for building replacement or expansion, the addition or replacement of 5,000 square
feet or more of an impervious surface, if the project adds square footage to a building and/or other
improvements that exceed 50% of the appraised value of that building, and so forth.
If the project does meet one of the definitions for redevelopment, it essentially means that the entire site
(or property, or development) must be brought into compliance with water quality standards.
With the information provided at the pre -application meeting (demolition of the Billy McHale's
Restaurant and replacement with the 10,000 square foot Ulta Building), we found that the project met two
(2) of the definitions for redevelopment: Section (1)(a), "replacement of a... structure having a surface
area of 5, 000 square feet or more...; " and Section (1)(c), ..... replacement of 5, 000 square feet or more of
an impervious surface, when such redevelopment is not part of a routine maintenance activity; ".
Therefore, it was determined that the Seatac Village development (property) must be brought into
compliance with water quality standards.
Doc. I.D. 20167783071
With that requirement established, we then look at the next section of the code - Section (2) Timing - to
determine when the water quality facilities must be constructed or installed. With most projects, the water
quality facilities must be constructed concurrent with the project that triggered the requirement. However,
there is an option to install or construct the water quality facilities incrementally, as long as the public
works director has determined that it is physically feasible. Based on drainage maps that the city has on
file for Seatac Village, it appears that the site is divided into several drainage sub -basins; therefore, it
seems that incremental construction is feasible for the site, subject to the conditions of the subsections of
this code.
The schedule provided under Section (2)(a) is only intended as a guide for determining timing of the
incremental installation of the water quality improvements, and is not used to determine the percentage of
improvements that must be installed, based on the amount of site being redeveloped at any one time. All
sites that trigger this non -conforming water quality code are expected to bring 100% of the site into
conformance.
Since the entire site is subject to water quality improvements, and the Ulta project affects less than 24%
of the overall site, it would be expected that the first phase of the water quality improvements be
completed concurrently with the construction of the Ulta building. The remainder of the water quality
improvements could then be constructed in phases over a period not to exceed 5 years after the date of
approval of the Ulta building (typically the date of issuance of the main building permit). Those
remaining water quality improvements are subject to a plan being submitted for review and approval by
the City, and are subject to entering a performance bond and agreement that spans the duration of the
phasing plan.
The intent of this code is to provide a means of bringing older developments up to current storm water
runoff water quality standards, and keep the City in compliance with its National Pollutant Discharge
Elimination System (NPDES) Permit.
I understand that this requirement may seem burdensome, given that only one specific area of your site is
being considered for redevelopment at this time. However, as I'm sure you can understand, staff cannot
change City Code requirements, nor could we confidently defend a change of application of this code
should we allow your request, in light of the fact that other developments have been required to bring
their sites into compliance under this code. I have attached a list of other sites that have triggered this
code requirement, and which have, or are currently constructing, water quality facilities associated with a
redevelopment.
If you have any questions, please feel free to contact me at (253) 835-2711.
i Sincerely,
Ken Miller, P.E.
Deputy Public Works Director
KM:KP/mj
enclosure
cc: Project File (kp)
Day File
Doc. I.D. 20167783071
Site Name and
Type of re- Site Area
Area of site
% of site
location
development (in Acres)
being re-
re -development
developed (Ac)
Fred Meyer Store -
_
Add gas islands, 16.9
0.5 +/-
3.0 +/-
SW 336th St and 21st
kiosk, and canopy
Ave SW
5.3 +/-
Public Storage —
Demo old, and
5.7
0.3 +/-
32615 Pacific
construct new office
Highway South
Safeway Store —
Add gas islands with
9.5*
0.7 +/-
7.4 +/-
S 320th St and 11th
canopy, convenience
PI S
store and vending
area
Celebration Center —
Various building and
19.2**
9.0 +/-**
50 +/-**
Pac Hwy S, S 320th
paved area additions
St — S 324th St
Commons Mall
Addition of 5 retail
52.7*
3.7 +/-
7.0 +/-
pads along S 320th St
frontage and new
theatre building and
department store
attached to mall
building
*Site area includes all individually owned lots and/or lease tracts that comprise the overall
development.
** Site areas and areas of redevelopment for Celebration Center were taken from the
projects Technical Information Report prepared by BRH Engineers dated 3uly 27, 2004.
Doc. I.D.
HARSCH
INVESTMENT PROPERTIES
June 18, 2013
Ken Miller
Deputy Public Works Director
33325 8Th Ave South
Federal Way, WA 98003
Re: Sea-Tac Village Redevelopment
Dear Mr. Miller:
JUN 2 7 2013
RRRKS & PuiJLi�: VVORKS
0C-a_4sa—urrr r
On June 6ch we attended a Pre -Application Conference for our proposed redevelopment project at
Sea-Tac Village. The proposed project is to demolish the existing approximately 9,000 square
foot Billy McHale's Restaurant and replace it with a 10,000 square foot freestanding, single
tenant building to be occupied by Ulta Cosmetics. In that meeting we were made aware that we
would be required to upgrade the entire shopping center storm drain system and not just the
system in the affected construction area. The purpose of this letter is to request that this not be
required for the following reasons:
1. The proposed project will impact only 6% of the floor and site area of the shopping
center.
2. We propose to treat nearly 30% of the total paved area of the site, or five times the
proportional area affected by the redevelopment; refer to included Exhibit showing
affected area and proposed treatment area.
3. The financial burden of having to upgrade 100% of the center is so disproportional to
the scale of the work being proposed that it jeopardizes the feasibility of the project.
4. The proposed project will create construction and new permanent jobs and sales tax
revenues which all benefit the City of Federal Way.
5. The new building and national tenant will be a significant upgrade to the center and to
the 320th corridor.
Additionally, Section 19.30.120, Nonconforming Water Quality Improvements, subsection (1)
states,
1121 SW Salmon St., Suite 500 m Portland, OR 97205 m Mail to: PO Box 2708, Portland, OR 97208 * Phone (503) 242-2900. Fax (503) 274-2093 , www.harsch.com
"any person proposing to redevelop a structure, improvement development or
property must bring that structure, improvement, development or property into
compliance with the development regulations in FWRC Title 16 pertaining to
water quality, where the proposed redevelopment meets or exceeds the thresholds
set forth below ".
We concur that the proposed project meets the definition of redevelopment as a structure
will be replaced; thus, the project is a structure redevelopment and not redevelopment of
an improvement, development or property. We therefore understand a reasonable
interpretation of the above code section to require (through its use of the words or and
that as underlined) only the areas affected by the redevelopment would need to be
brought into compliance.
Should we be held to improvement of the full 16 acres, even in light of the above referenced
Section's allowance for improvement of just the affected area (i.e. structure redevelopment),
Section 19.30.120(2) states,
"all improvements required by this section shall be constructed or installed
concurrent with the redevelopment triggering application of this section unless an
applicant for redevelopment opts to pursue incremental construction of required
improvements."
Subsection (a) goes on to state
"where the public works director determines that incremental construction is
physically feasible, the applicant shall construct that portion of the required
improvements according to the following schedule".
According to the table, our redevelopment is within the 0 to 24% of the total site area
thus allowing for 25% of the required water quality improvements. It should be noted that
subsection (b) states that only when
"the public works director determines that incremental construction is not
physically feasible, 100 percent of the required water quality improvement must
be installed."
As stated above, as part of the proposed redevelopment we will be able to treat 30% of
the site which is above the allowed incremental improvements and will provide drawings
by a registered civil engineer demonstrating those improvements are physically feasible.
Therefore, we hope that you consider our request for relief from the previously stated 100% site
improvement requirement as we understand code to allow incremental improvement and we are
physically able to install new storm measures only in the new construction area. Without this
relief the project will likely not move forward.
If you have any questions or require additional information please contact me at your
convenience. Please let me know if you would like to meet to discuss options further.
Thank you for your consideration.
Sincerely,
HARSCH INVESTMENT PROPERTIES, LLC
Bri xlliams
Vice President, Construction
cc: David Moore, Harsch Investment Properties, LLC
Maggie Georgilas, Harsch Investment Properties, LLC
Jerry Baysinger, Baysinger Partners
Proposed Land Use Type (s)
1) Shopping Center (CC)
2) NONE
3) NONE
Unit of
sf/GLA
*N/A
*N/A
Number of
Unit(s)
6407 $
$
Impact Fee Rate per Preliminary Impact
Unit of Measure Fee Amount
3.51 $ 29,483.35
$ 29,483.35
STEP #5: Total Impact Fee (CC)
Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees.
Traffic Impact Fee (Before adjustment)
$
35,070.00
Credit/Adjustment Including Change of Use
$
29,483.35
Administrative Fee (3%)
$
167.60
ESTIMATE TOTAL TRAFFIC IMPACT FEE PAYMENT
$
5,764.25
Timina of Traffic Impact Fee (TIFI Pavfnent
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.
CITY CENTER (CC)
clry of ��' 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
Enter "
11 IIVI I I IQLIVII
Project Name
File Number
Street Address
City, State Zip
Parcel Number (s)
SeaTac Village Red
13-102162-00-PC
1800 S 320th Street
Federal Way, WA
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
Unit of
Number of
Impact Fee Rate per
Preliminary Impact
Proposed Land Use Type (s)
Measure
Unit(s)
Unit of Measure
Fee Amount
1) Shopping Center (CC)
SUGLA
10000
$ 3.51
$ 35,070.00
2) NONE
#N/A
$ -
$
3) NONE
#N/A
$
$
4) NONE
#N/A
$
$
$ 35,070.00
STEP #3 - Credit/Change in Use (CC)
This step applies to development proposal to change existing building or dwelling use.
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.
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ISSUED/REVISED QDATE HAR CH INVESTMENT
�/ ORIGINAL ISSUE DATE: D5.1 � A Ae LAGE _FEDERAL WAY, WA HA10058
VICINITY DRAWNBY:MAV CHECRE�
°'a"°�" .Z;-- �° BAYSINGER PARTNERS ARCHITECTURE PC
A-100 �''2013
w .,,. ��...��.��IY 1 1006 SE Grand Ave., Suite 300, Pordand, OR 97214
o...a.o�a�. .��w
Phone : 503-546-1600 Fax : 503-546-1601
. wrrn�ww
�°Ii•�'L9FQE4�A� WAY maul@BaTsingerParmers.com
CDS
May 13, 2013
r City of Federal Way
Department of Community Development Services
33325 8th Avenue South
Federal Way, WA 98003
RECEIVE-.:
MAY 15 2013
CITY OF FEDERAL WAY
CDS
RE: Pre -application Conference for HARSCH Investment Properties
Construction of new 10,000 s.f. retail pad building
1800 South 320th Street, Federal Way, WA; Parcel 092104-9208
Dear Staff,
Please find attached, information in conformance with the City's Pre -application
Conference submittal requirements. This pre -application meeting request relates to
HARSCH Investment Properties proposal for new construction located at 1800 South
320th Street, (parcel 09214-9208).
The proposed project site is located within the CC-C (Central City Core) zoning district
and total approximately 16.09 acres in area. All abutting properties are zoned CC-C. The
project site is fully constructed with a mix of commercial uses including, retail, bank and
restaurant tenants. Our proposal includes demolition of the existing Billy McHale's
Restaurant pad building and construction of an approximately 10,000 square feet
commercial retail building in its place. The new building will be placed as close to the
right-of-way as possible, approximately 16.25 feet; however, a grade difference (of
approximately 4 feet) and a public utility easement prohibit placement of the building at
the right-of-way. Regardless, the proposed plan moves the site towards compliance with
the maximum setback standard as the new building will be closer to the right-of-way
than the existing building. The proposed layout also eliminates existing vehicular parking
between the building and ri� ht-of-way bringing the site into compliance with Section
19.130.240. __Ao61 r re?-) 0,Q�1�"�` % S wus,
Site work associated with the proposed project will include reconfiguration of a small
amount of parking lot resulting in an increase of 7 vehicular parking stalls. An ADA
compliant walkway will also be installed from the right-of-way to the entry on the west
facade. The design of the site aims to provide a layout that maximizes functionality and
vehicular and pedestrian safety both on and off site while maintaining aesthetics. To
accomplish this, the project will retain all existing access and drive aisles, move the
building as close to the street as site constraints allow, remove parking between the
building and public right-of-way and minimize site disturbance by focusing new
construction at the area of demolition. The site design allows for direct, ADA compliant
accessibility from both the right-of-way and patron parking areas while working with a
large grade difference between the site and right-of-way.
Baysinger Partners Architecture
1006 SE Grand Ave , Suite 300
Portland, OR 97214
503-546-1600
503-546-1601
wWw,BaysingerPartners corn
The building will be metal frame construction with stucco and stone veneer and fabric
awnings. The design of the building provides the entry along the west fagade which is
visible from and clearly recognizable from the South 320th right-of-way. Glazing and
articulation areas along the South 320th fagade have been provided per Section 19.115.
The materials and design are visually appealing and compatible with development
within the center as well as adjacent properties.
As part of the pre -application meeting we hope to garner a clear understanding of the
following:
• Applicable Zoning Code requirements
• Required Land Use applications, submittal requirements and review times
• Required Permits and review times
• Applicable System Development Charges
We trust that this submittal will be to your satisfaction and we look forward to meeting
with you in the near future.
Sincerely,
BAYSINGER PARTNERS ARCHITECTURE PC
Jennifer L. Rinkus
Planner
cc: Harsch Investment Properties
Baysinger Partners Architecture
CITY OF
� Federal
May 24, 2013
CITY HALL
Way
33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Ms. Jennifer Rinkus
Baysinger Partners Architecture FILE
1006 SE Grand Avenue, #300
Portland, OR 97214
Re: File #13-102162-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
Sea Tac Village Commercial Pad; 1800 South 3201h Street, Federal Way, WA
Dear Ms. Rinkus:
The Community and Economic 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:
10:00 a.m. — Thursday, June 6, 2013
Hylebos Conference Room
Federal Way City Hall, 2"" Floor
33325 8ih 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 ianet.shull eityoffederalway com, or 253-835-2644.
Sincerely,
Janet Shull, AICP, CSBA, LEED Green Associate
Senior Planner
Doc I D. 63511
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: DATE
TO: Ann Dower, Sr. Engineering Plans Reviewer
Rick Perez, City Traffic Engineer
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
FROM: Janet Shull
FOR DRC MTG. ON: May 30, 2013 - Internal
June 6, 2013, 9:00 AM - with applicant
FILE NUMBER (s): 13-102162-00-PC
RELATED FILE NOS.: None
PROJECT NAME: SEATAC VILLAGE REDEVELOPMENT
PROJECT ADDRESS: 1800 S 320TH ST
ZONING DISTRICT: CC-C
PROJECT DESCRIPTION: Demo of the existing Billy McHale's Restaurant
building. Construction of a new approx. 10000 sqft
retail pad building in same location.
LAND USE PERMITS: Process III, SEPA
PROJECT CONTACT: BAYSINGER PARTNERS ARCHITECTURE
1006 GRAND AVE Suite300
MATERIALS SUBMITTED: letter from Baysinger Partners Architecture, vicinity
map, site plan, floor plan, rendering, building elevations, ,
CITY OF
Federal Way
APPLICATION NO(S)
RECEIVED
MASTER LAND USE APPLICATION
MAY 15 2013 DEPARTrIF.NT OF COMMUNITY DEVELOPMENT SERVICES
33325 8"' Avenue South
CITY OF FEDERAL WAY Federal Way, WA 98003-6325
CDS 253-835-2607;Fax 253-835-2609
www,cilvoffederalway.cum
3-- tOa1(0�-yO
Project Name SeaTac Village, Federal Way, WA
Property Address/Location 1800 South 320th Street, Federal Way, WA
Parcel Number(s) 092104-9208
Date
Project Description Demolition of the existing Billy McHale's Restaurant pad building. Construction of a new
approximately 10,000 sf retail pad building in same location.
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
CC-C Central City Core Zoning Designation
CC-C Central
City Core Comprehensive Plan Designation
Value of Existing Improvements
— $1 million Value of Proposed Improvements
International Building Code (IBC):
M - Mercantile Occuprtncy Type
VB Construction Type
Applicant
Name:
Harsch Investment Properties - Brian Williams
Address:
1121 SW Salmon St
City/State:
Portland, OR
Zip:
972105
Phone:
503.242.2900
Fax:
Email:
brig h h.com
Signature
I
Agent (if differe��an Applicant)
Name:
Baysinger Partners Architecture - Jennifer L. Rinkus
Address:
1006 SE Grand Ave, #300
City/State.
Portland, OR
Zip:
97214
Phone:
503.546.1623
Fax:
503.546.1601
Email: ferr ba gerpartners.com
Signature:
Owner
Name: Harsch Investment Properties - Brian Williams
Address: 1121 SW Salmon St
City/State: Portland, OR
Zip: 972105
Phone: 503.242.2900
Fax:
Email: brian @ha com
Signature:' M� �.
Bulletin #003 —January 1, 2011 Page 1 of I k:\Handouts\Master Land Use Application