15-104770-PC2�1the�ry
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October 20, 2015 Jim Ferrell, Mayor
Sean Mallon
RRGB c/o Pacland
1505 Westlake Avenue North, Suite 305
Seattle, WA 98109
smallor@pacland. com
Re: File #15-104770-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Red Robin Rebuild, 2233 South 3201h Street, Federal Way
Dear Mr. Mallon:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held October 8, 2015. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Utility District and South
King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable
codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com.
For specific technical questions about your project, please contact the appropriate DRC representative as
listed below. Otherwise, any general questions about the preapplication and permitting process can be
referred to your key contact.
PROJECT DESCRIPTION
The applicant proposes to demolish the existing 8,222 sq. ft. restaurant and construct a new 6,831 sq: ft.
restaurant building within the existing building footprint.
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.
33325 8th Avenue South, Federal Way, WA 98003-6325 (253) 835-7000 e www.cityoffederalway.com
Mr. Mallon
Page 2
October 20. 2015
• Planning Division
No more than a five-foot building setback is allowed adjacent to principal pedestrian right-of-way,
unless waived/modified by the Director of Community Development.
• Public Works Development Services Division
The project meets the definition of `redevelopment' as defined in the 2009 King County Surface
Water Design Manual and City Addendum to the manual (KCSWDM), and is therefore subject to
Full Drainage Review.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
COMMUNITY DEVELOPMENT —PLANNING DIVISION
Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com
1. Land Use Designation — The subject property is within the City Center Core (CC-C) zone.
Restaurants are permitted in CC-C zones subject to regulations set forth in FWRC 19.225.040. The
following information is based on the materials submitted for the preapplication meeting.
2. Land Use Application — The proposed improvements to a developed site will require a Process II
Master Land Use application. Process II is an administrative site plan review conducted by city staff
with a final decision issued by the Director of Community Development.
3. Environmental Review — As proposed, the project is exempt from review under the State
Environmental Policy Act (SEPA) as the proposal does not exceed flexible thresholds (buildings
larger than 12,000 square feet, parking for 40 or more vehicles).
4. Application Fees — The formal application must be prepared in accordance with the City's
Development Requirements checklist (enclosed) and must be accompanied by the appropriate fees.
As fees change annually, please contact the Permit Center staff for the current application fees for
Use Process 11 and other permits/reviews identified in this letter. The Permit Center can be reached
at 253-835-2607 or penmitcenter@cityoffederalway.com.
Nonconformance — The existing site is nonconforming with regard to site development standards.
Based on the current code, FWRC 19.30.090(1)(d), for multi -tenant sites if the applicant is making
any alteration, or changes, or doing work to an improvement and it exceeds 50 percent of the
assessed or appraised value of that improvement, the geographic portion of the site associated with
the proposed improvements shall comply with all applicable development regulations. The
geographic portion of the site is limited to the proposed new restaurant building including any public
plaza area, garbage and recycling area, and crosswalk from the parking lot to the building. See
redlined drawing.
However, the City is in the process of amending FWRC Chapter 19.30 `Nonconformance,' with an
estimated effective date of November 12, 2015; currently under review by City Council, dates and
code language are still subject to change. Under the proposed new code, the complete tear down of
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the building will require full site compliance for the entire subject property. That includes the
following:
• Perimeter Landscape Buffers — Type III landscaping must be provided along the north perimeter
lot lines where the parking area abuts South 320"' Street, pursuant to FWRC 19.125.060(7).
■ Parking Lot Landscaping— In addition, per FWRC 19.125.070(5), parking areas must be
screened with either a three -foot -tall berm installed within the perimeter landscaping buffer,
architectural features, or substantial plantings added to the landscaping.
• Interior Parking Lot Landscaping— Pursuant to FWRC 19.125.070, commercial developments
with 50 or more parking stalls shall provide 22 square feet of Type IV 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 within the parcel boundary. In
some cases, existing landscaping may be augmented to provide Type IV landscaping.
• Community Design Guideline — Pursuant to FWRC 19.115.090(3)(a), in the city center core,
surface parking and driving areas may not occupy more than 25 percent of the project's linear
frontage along principal pedestrian right(s)-of-way, as detennined by the director.
6. Key Development Regulations — FWRC 19.225.040, Entertainment, provides specific design and
use requirements for the proposed restaurant re -build. The formal site plan must include the
following:
a. Required Setback and Lot Coverage — There are zero required setback requirements for
restaurant uses (see discussion of max setbacks below). No maximum lot coverage applies. The
buildable area will be determined by other requirements for landscaping, required yards, etc.
b. Building Height — The allowed height for a restaurant building in the CC-C zone is 70 to 95
feet. As proposed, the project meets this requirement.
c, Parking— Parking requirements from the CC-C zone use chart are 1 parking stall for each 100
square feet of gross floor area for the restaurant use. The 6,831 sq. ft. restaurant would require
69 parking stalls. As proposed, one of the parking stalls will be removed to accommodate
accessible parking. It is not anticipated that this will create a parking issue. The balance of the
parking is provided as part of the shared parking with The Commons property.
Special Regulations and Notes from Zone Use Chart —
No more than a five-foot building setback is allowed adjacent to 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 element(s) or
improvements approved under Chapter 19.115 FWRC.
If a setback greater than 5 feet is proposed, please provide details as to why the building cannot
meet this requirement. Note: the area of greater setback must be characterized by landscape and
hardscape improvements that enhance the pedestrian experience along South 320"' Street, if
feasible.
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7. Community Design Guidelines — Projects subject to Process II review must comply with the
provisions of FWRC Chapter 19.115, "Community Design Guidelines." The proposed restaurant
must comply with applicable portions of the Community Design Guideline standards, including the
CC-C zone specific guidelines. This correspondence highlights the primary applicable design
guidelines for the project, but does not necessarily identify all applicable design requirements. The
formal Process II application must include a written narrative that identifies how the proposal
complies with the applicable design guidelines, as outlined in the FWRC and summarized below.
FWRC 19.113.060(2). Building Fagade Modulation and Screening Options — Pursuant to FWRC
19.115.060(2), all building facades that are both longer than 60 feet and visible from either a
right-of-way shall incorporate at least two of the four following options for modulating and/or
screening:
• Fagade Modulation — A minimum depth of two feet, minimum width of six feet, and
maximum width of 60 feet. Alternative methods to shape a building such as angled or
curved fagade elements, offset planes, wing walls, and terracing will be considered,
provided that the intent of the section is met.
• Landscape Screening — Eight -foot -wide Type Il landscape screening along the base of the
fagade, except Type IV may be used in place of Type II for facades that are comprised of
50 percent or more window area, and around building entrances.
• Canopy or Arcade — Minimum length is 50 percent of the length of the fagade using this
option. Canopy must extend a minimum of six feet outward from the building with at
least 10 feet of clearance as shown below.
■ Pedestrian Plaza — Plaza square footage is equal to one percent of the gross floor area of
the building, but it must be a minimum of 200 square feet. If this treatment is chosen, the
plaza should be clearly visible and accessible from South 348` 1 Street.
The above -referenced "two of four" options shal I be incorporated along the entire length of the
fagade, in any approved combination. Options used must meet the dimensional standards as
specified above, but if more than two are used, dimensional requirements for each option may be
modified.
FWRC 19.115.060(3)(b). The architectural design of the entire building is required to consist of
architectural features and/or materials variation that create a sense of architectural articulation,
and reduce the scale of the structure. Please refer to the list of methods to articulate blank walls
identified in FWRC 19.115.060(3)(b).
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 (S. 320°i
St), as determined by the director, for projects exposed to more than one right-of-way.
FWRC 19.113.090(3)(c). Building facades shall incorporate a combination of fagade treatment
options as 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 the following guidelines:
i. Principle facades containing a major entrance, or 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. At least 40 percent of any ground level principal fagade
located along a right-of-way must contain transparent glass. Landscaping shall be used to
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define and highlight building entrances, plazas, window planters, etc. Landscaping should
not block views to the building or across the site.
Both South 320°i Street and 23'd Avenue South are considered principal facades located
along the right-of-way requiring 40 percent transparent glass. However, if you are unable to
achieve 40 percent transparent glass along 23rd Avenue South, you may enhance the glazing
along South 320"' Street and provide faux windows or other pedestrian -oriented facade
treatments along 23rd Avenue South.
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 subsection (3)(c)(i), such as a combination of
structural modulation, architectural articulation, and foundation landscaping.
FWRC 19.115.090(3)(d). Pedestrian pathways shall be provided from rights -of -way, bus stops,
parking areas, and any pedestrian plazas and public space to primary building entrances. Multiple
tenant complexes shall provide pedestrian walkways connecting all major business entrances on
the site. Pedestrian pathways shall be clearly delineated by separate paved routes using a variation
in color and texture, shall be integrated with landscape plan, and shall be protected from abutting
parking and vehicular circulation areas within landscaping. Paint stripping on asphalt as a method
of delineation is not allowed.
DesLwn gyideline follow-up: We recognize this site presents some difficulties meeting certain
design guidelines. We can allow flexibility if the overall intent is met. Areas where you've
expressed concern meeting guidelines include: meeting max setbacks and 40% glazing on 23`d. If
you cannot meet the guidelines you need to propose alternatives that accomplish the overall intent
of the guidelines. With most of these the intent is related to establishing an inviting pedestrian
environment. Please provide a detailed written description of design efforts to meet the intent of
these provisions along with site plans, elevations, and renderings as necessary to depict your
proposed design.
8. Crime Prevention through Environmental Design (CPTED) — FWRC 19.115.010(2) CPTED,
requires minimum standards for design review to reduce the rate of crime associated with persons
and property, thus providing for the highest standards of public safety. CPTED principles are: 1)
natural surveillance; 2) access control; and 3) ownership. The CPTED checklist (enclosed) must be
completed and submitted with the fornial application, and CPTED principles should be incorporated
into the project as applicable.
9. Mechanical Equipment — The fonnal Process 11 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.
10. Garbage/Recycling — FWRC 19.125.150 requires that storage areas for garbage and recycling
receptacles be required for all commercial developments. The formal application must note the
specific size, design, location, and screening of garbage receptacles as required by FWRC
19.125.150 and 19.125.040. Locations for the recycling and garbage facilities, and any fencing or
screening details, must be depicted on the formal site plan. See Public Works comments below for
additional information.
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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 will be required per the 2009 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009
KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use
site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of
the project to the eight core and five special requirements of the KCSWDM will be required. A
Level 1 downstream analysis shall also be provided in the preliminary TIR. The City has 1" = 100',
five-foot contour planimetric maps that may be used for basin analysis.
The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. In.addition to flow control facilities, Best
Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies
within an Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet
the treatment criteria of the Enhanced Basic Water Quality Menu.
In addition to the KCSWDM, our initial review suggests that FWRC Section 19.30.120,
"Nonconforming Water Quality Improvements" applies to this site. Specifically, the following
item(s) are applicable:
l .b. Redevelopment which 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 stricture 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 (Tract I of the 2007 Binding
Site Plan), 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. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
Detention and water quality facilities for private commercial developments within the City Center
Core may be placed underground.
Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
Right -of -Way Improvements
l . See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for
traffic related items.
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2. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
Building Permit Issues
Engineered plans are required for clearing, grading, road construction, and utility work. Plans must
be reviewed and approved by the City. Engineering review fees are $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 Public Works Development Standards Manual (including standard detail drawings,
standard notes, and engineering checklists) is available on the City's website at
littp://,.vw,,v,cityoffederalway.com/ind6x.aspx?nid=1 71 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 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.
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. 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.
Temporary Erosion and Sediment -control (TESC) measures, per Appendix D of the 2009
KCSWDM, just 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.
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PUBLIC WORKS — TRAFFIC DIVISION
Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
A concurrency permit is not required for this development project.
2. Based on the submitted materials to demolish an existing 8,222 sf restaurant and replace with 6,831
square feet restaurant, the Institute of Transportation Engineers (ITE) Trip Generation - 8"' Edition,
land use code 832 (High -Turnover Sit -Down Restaurant), the proposed project is not expected to
generate any net new trips.
Transportation Impact Fees (TIF) (FWRC 19.91)
The project will not increase the gross floor area and as such the project will not be required to pay the
traffic impact fees.
Street Frontage Improvements (FWRC 19.135)
Based on the available records and the submitted materials, it appears that this proposal meets the 25
percent threshold criteria for requiring street frontage improvements as identified in the FWRC
19.135.030. The applicant/owner may submit an appraisal for the subject property, or King County
Assessor's records may be used. Development Services Division will evaluate this data to determine
if the project actually meets the City's 25 percent threshold for requiring street frontage
improvements.
2. The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map I1I-4 of the FWCP and Capital Improvement Program
(CIP) shown as Map 11I-19 (FWRC 19.135.040). Based on the materials submitted, staff conducted a
limited analysis to determine the required street improvements. The applicant would be expected to
construct improvements on the following streets to the City's planned roadway cross -sections:
■ S 320"' St is a Principal Arterial planned as a Type "B" street, consisting of an 84-foot
street with curb and gutter, 8-foot sidewalks with street trees, and decorative street lights in
a 100-foot right-of-way (ROW). S 320"' St. has been constructed to current standard as
such no additional improvement is necessary. Assuming a symmetrical cross section, no
additional ROW dedication is needed.
2) Ave S Street is a Principal Collector planned as a Type "J" street, consisting of a 58-
foot street with curb and gutter, 12-foot sidewalks with street trees and decorative
streetlights in an 88-foot right-of-way (ROW). 23`d Ave S was recently constructed to
current standard as such no additional improvement is necessary. Assuming a symmetrical
cross section, no additional ROW dedication is needed.
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:
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• 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.
■ 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).
COMMUNITY DEVELOPMENT — BUILDING DIVISION
Peter Lawrence, 253-835-2621, (peter.lawrence@cityoffederalway.com)
International Building Code (IBC), 2012
Washington State Amendments WAC 51-50
International Mechanical Code (IMC), 2012
Washington State Amendments WAC 51-52
Uniform Plumbing Code (UPC), 2012
Washington State Amendments WAC 51-56 & WAC 51-57
International Fire Code (IFC), 2012
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2012
Accessibility Code, ICC/ANSI A117.1 - 2009
International Residential Code, 2012
Washington State Amendments WAC 51-51
Washington State Energy Code, 2012 WAC 5 1 -11
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Building Criteria
Occupancy Classification: A-2
Type of Construction: V-B
Floor Area: 6831
Number of Stories: 1
Fire Protection: yes
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 _5_ sets of drawings and specifications. Specifications shall include: _2_ Soils report (if
applicable), _2_ Structural calculations, _2_ Energy calculations, and _2 Ventilation calculations.
Note: A Washington State Registered architects' stamp is required for additions/alterations (new or
existing) of 4,000 gross floor areas or greater unless specifically listed as an "exempt" structure per the
Revised Code of Washington (RCW).
Energy code compliance worksheets are required to be completed and included with your permit
application.
Specific Requirements included in the submittal:
• ADA accessibility to and from the building as well as into the building shall be required.
• Complete plumbing riser diagram.
■ Truss specifications stamped by a truss engineer.
• Gas piping riser plan if applicable.
• HVAC diagram showing mechanical ducting and RTU specifications and locations with mechanical
engineer stamp / WSEC mechanical compliance forms.
• Completed means of egress plan showing all portions of the means of egress including the path of
the exit discharge to the public way and compliance with IBC 107.2.3.
• Provide details of the exterior wall envelope, including flashing, intersections, dissimilar metals,
corners, control joints, means of drainage, water- resistive membrane and details around openings per
IBC 107.2.4.
• Separate pen -nit required for the demolition. Please have asbestos report accompany the 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.
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Review Timing
The first comment letter can be expected within 6 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 the Community Development Department.
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to 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.
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party, should attend this meeting. Meetings
Will occur at the Building Department and will be scheduled by the inspector of record for the project.
The information provided is based on limited plans and infonnation. 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, 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 pen -nit applications (check with land
use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate
is needed, allow 1-2 work days to issue for typical.
• A Developer Extension (DE) Agreement will be required to construct new water distribution
facilities (hydrant) for the proposed development. A dead -ended extension onto the site would
require 12" diameter water main, a `looped' system extension (two offsite points -of -connection to
existing water system) would require 8" diameter water main. Additional detail and/or design
requirements can be obtained from Lakehaven by completing & submitting a separate application to
Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement (application forms
attached). Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes
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separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in
overall project development.
The site has the following existing water service connections:
■ Domestic (3): 4534 (2", Red Robin), 4535 & 30107 (Azteca)
■ Irrigation (1): 4533 (2")
= Fire Protection (1): 23465
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.
The existing building has an older, non -conforming fire -protection service connection; with the
private Premise Isolation device (at `meter') being a Single Detector Check Valve Assembly
(SDCVA) located in public right-of-way (ROW). For this proposed re -development, removal of the
existing SDCVA & vault and installation & satisfactory testing of an approved backflow prevention
assembly (BPA) located on private property is required pursuant to WAC 246-290-490 &
Lakehaven standards regarding premise isolation. 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,
CZoepfl@Lakehaven.org, 253-946-5427) for additional information on premise isolation & BPA
testing coordination. Additionally, it appears the existing fire -protection system may also serve the
adjacent Azteca restaurant; if this is correct then coordination with Azteca will be necessary to A)
remove their existing DCVA inside of their building and/or B) re -pipe new fire -protection supply
line to the Azteca building. Lakehaven recommends removing the existing DCVA as this will allow
Azteca to not have to undertake annual testing/reporting of this device.
The site has existing system capacity credits (Equivalent Residential Units-ERU) for 34.00 Water
ERU. 2014 actual site service records (both restaurants & site irrigation) indicates a Water usage
level of 33.56 ERU, therefore no additional Water Capital Facilities Charges are anticipated.
Sewer
• A Certificate of Sewer 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 1-2 work days to issue for typical.
• The site has existing sewer service connections (see attached service permit records (4)).
• Capping of any existing sewer service connection line is required for any on -site full building
demolition; a sewer service connection permit 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 form 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 2%. In
I?-104770 Doc I D, 70898
- ll
Mr. Mallon
Page 13
October 20. 2015
addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring
manhole is typically required on the private building sewer line, for all new or modified non-
residential connections. Also, installation of an externally -located grease interceptor is required for
all new restaurants & food service establishments, size to be determined by applicant's engineer.
• The site has existing system capacity credits (Equivalent Residential Units-ERU) for 39.00 Sewer
ERU. 2014 actual site service records (both restaurants) indicates a Sewer usage level of 34.61 ERU,
therefore no additional Sewer Capital Facilities Charges are anticipated.
General
All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
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 1 new fire hydrant. Fire hydrants shall be in service prior to and during the time
of construction.
■ An automatic fire sprinkler system shall be installed in all occupancies requiring 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.
■ 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.
•. A Fire Alarn 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 conforming to the current requirements of the National Fire Protection Association
standards and/or the fire chief or designee.
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
F W RC 19.40.070 (4).
1 5-104770 Doc I D 70898
Mr. Mal Inn
Page 14
October 20, 2015
As you know, this is a preliminary review only and does not take the place of the fitll 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
infonnation regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Becky
Chapin, 253-835-2641. We look forward to working with you.
Sincerely,
Becky Chap
il
Associate Planner
enc: Master Land Use Application
Process 11 Submittal Requirements
Parking Lot Design Criteria
CPTED Checklist
Lakehaven Handouts
c: Travis Cheshire, tcheshire@pacland.com
Brad Smith, bsmith er redrobin.com
Kevin Peterson, Engineering Plans Reviewer
Sarady Long, Senior Trans. Planning Engineer
Peter Lawrence. Plans Examiner
Brian Asbury, Lakehaven Utility District
Chris Ingham. South King Fire & Rescue
I5-104770 Doc I D 70898
CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE (DRC)
Preapplication Conference Sign -In Sheet
Red Robin Rebuild
15-104770-00-PC
October 8, 2015
NAME
WITH
PHONE
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9 W 7211
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RALLA- b
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NAME WITH PHONE
May 31, 2006
TG: 04338.00
Ms. Deb Barker COMMUNITYE)2VELO RECEIVED TDEPARTMENT
City of Federal Way
33325 a Avenue South JUN 0 Z006
P.O. BOX 9718
Federal Way, WA 98063-9718
SUBJECT: FEDERAL WAY COMMONS -PARKING ANALYSIS
Dear Ms. Barker:
The purpose of this letter is to evaluate the parking demand and requirements for the proposed
Commons development relative to the City of Federal Way code requirements and the proposed
parking supply. Based on information provided by the project team, the proposed development
includes approximately 803,663 square feet (so gross leasable area (GLA) of shopping center
including mall expansion and new pad sites. The common area associated with the shopping center is
approximately 82,000 sf.
A total of 3,683 stalls are currently provided. The existing parking layout for The Commons is
included in Attachment.,A, A total of 3,340 parking stalls are proposed for the Commons
development with the development of the retail pads. The site plan showing the future development
of the retail pads along with the proposed parking layout is shown in Attachment B. A further
reduction of parking stalls will occur in the future with the City's completion of the 20`h Avenue TIP
project. With the TIP project, the total parking supply will be 3,326. Attachment C. shows the parking
layout with the completion of this TIP project. With all parking stalls being surface parking, the stalls
can be shared between the developments different land uses for maximum utilization.
Parking Requirements
The required parking supply for the proposed development was assessed based on both City Land
Use Code Compliance requirements and an evaluation of the parking demand based on rates
summarized in the ITE's Parking Generation manual. The following sections of this letter documents
the parking demand calculated based on these two methodologies.
Ci Use Code QMlianT r
Based on City of Federal Way Land Use Code Compliance requirements, the parking demand
associated with the proposed 803,663 sf GLA development is estimated to be approximately 3,382
stalls. Based on language identified in the City of Federal Way City Code, the parking requirements are
based on floor area, not leasable area. As the common areas within the shopping center are not traffic
generators, to assess parking requirements for these areas would be in appropriate. The application to
smaller commercial areas that do not include the level of common areas found at enclosed mall is
more appropriate. However, there are some kiosks that are included in the common area, that could
The Transpo Group Inc. 11730 118th Avenue N.E., Suite 600 Kirkland, WA 98034-7120 425/821-3665 Fax: 425/825-8434
Deb Barker
May 31, 2006
Page 2
The
Tiranspo-
Group
be included in the code requirement calculations. Assuming 10 percent of this common area for
kiosks and 1 stall per 300 sf, additional 27 parking stalls will be needed resulting in a total of 3,409
stalls of parking demand. Since this project is located in the City Center a parking reduction of 10
percent is allowed per code. This reduction is allowed given the shared parking agreements currently
assigned to the individual tenants. The shared parking agreement are part of the CC80s that are
available at the The Common's main mall offices. The following table shows the parking demand for
the proposed development as per the Citys code requirements.
Table 1. Parking Supply/Code Requirements
Land Use
SS e
City Code
arki
PStallsg
Parcel 1 GLA
Movie Theater
61,146
1 per 100 sf
611
Target
123,800
1 Per 300 sf
413
Mall Shops
253,006
1 per 300 sf
840
Mall Food Court
8,220
1 per 100 sf
82
Pa et A
9,028
1 per 300 sf
30
Pads(Food Use
36,660
1 per 100 sf
367
Parcel 2 GLA
Sears
160,544
1 per 300 sf 535
Pads Ret '
1 10,000
1 1 per 300 sf 33
Macey's/Bon Marche Ground Lease
s
141,259
1 per 300 sf
471
Sub -Total
803,663
3,382
Common Area
8,200'
1 per 300 sf
27
TOTAL — Unadjusted
3,409
10 Percent Reductio&
341
TOTAL required with reduction
3,068
'Assumes that 10 percent of total 89,000 sf of common areas will be used for kiosks
2 10 Percent reduction applied to overall project as permitted by City code for projects
within the Qnr Center.
As noted in Table 1, with the 10 percent reduction on City code required parking stalls, the required
stalls total 3,068. As noted in the introduction of this memorandum a total of 3,326 stalls is proposed
with the development of the pads and the reduction due to the 20`h Street TIP project.
Deb Barker
May 31, 2006
Page 3
Park irgDerwnd lused m nl Park= Qgnmtkn Rags
The
Ramps
Group
At the request of City staff, the parking demand for both holiday and non -holiday conditions were
evaluated. The parking demand for the proposed development during both the holiday and non -
holiday conditions was determined based on Narking rates published in the Institute of Transportation
Engineers (ITE)ParkirgG6wa6mmanual,3 Edition under Land Use Code 820 (Shopping Center).
As per the manual, "The independent variable used to describe building size for this land use is 1,000
sf gross leasable area (GLA). This independent variable is commonly used in the shopping center
industry and is typically readily available for centers being planned'. Therefore, parking demand
calculations based on the parking generation rates were based on the proposed development's GLA
(803,663 gla). Information regarding the average peak parking rates as well as the 85' percentile
parking rates are provided. A parking supply consistent with 85`h percentile demand rates assures that
more of the peak parking periods can be accommodated on -site.
Table 2. Parking Demand Calculations
Time Period
Average Peak
gate
Average
Demand
85th
Percentile
Rate
85th
Percentile
Demand
December
Mon-Thurs
3.76
3,022
5.06
4,067
Saturday
4.74
3,809
5.92
4,758
Non -December
Mon-Thurs
2.65
2,130
3.35
2,692
Saturday
2.97
2,387
3.65
2,933
As shown in Table 2, during the non -December peak periods, the demand is estimated at between
2,30 and 2,933. Based on an ultimate supply of 3,401 stalls with the completion of the TIP project,
both the average peak and 85`r' percentile parking demands will be met.
During the holiday season, the average peak demand for the peak Saturday conditions as well as the
85th percentile demand for both the weekday and Saturday periods will exceed the provided storage.
This condition is anticipated to occur once the mall has reached its full development potential in
2007/2008. The mall management will review and discuss all of the available mitigation measures
once this occurs. Potential mitigation measures include: 1) off -site employee parking, (2) agreements
with the Park and Ride or with the Cityfor use of the Parking Structure. Steadfast and the Mall team
will pursue all available options over the next 1-2 years to develop the most effective means for
temporary supplemental parking during the highest demand periods.
Conclusions
The above analysis indicates that the proposed parking supply of 3,326 stalls, with the completion of
the 2& Street TIP project, the development would meet the minimum parking requirements based on
Deb Barker
May 31, 2006
Page 4
Tiranspo-
GrofipThe
both city land use compliance codes. Furthermore, the proposed parking supply is adequate to
accommodate the forecasted demand for the non -December time period. During the December
period, the proposed supply is not adequate to meet the forecasted demand. As such, the mall
ownership should continue to work with the city to implement measures to reduce the holiday
demand and maximize the available parking supply.
We trust that this letter report provides the information necessary for you to continue the processing
of the malls application. Please feel free to contact me if you have any questions or comments
regarding the information documented herein.
Sincerely,
The Transpo Group, Inc.
Michael J. Swenson, P.E., PTOE
Senior Transportation Engineer
Attachments
cc: Lance Emery, Steadfast Properties
M:\04\04338 Federal Way Commons Theatres\wp\Commons Parldng Letter finaldoc
A
N
NOT TO SCALE
V
►n'««iiiil
a
SEARS
L
_rmw
SOUTH 320th STREET
v �
1 �
III ■ �; � . __. �„ , - x
BON MARCHE
PROPOSED ��11111
MOVIE
THEATER
SOUTH 324TH
STREET
Attachment A
Existing Site Plan
The Commons at Federal Way
The
Transpa
Group
M:104104338 Federal Way Commons Theatreslgraphicslcommons graph1c08.dwg, A, 5/30120061:26:49 PM, lindak
we SOUTH 320th STREET .,.,• <r'^ y� „y.� :yy
y \ \\.'tS7i '.'.-,. -_ NEW :•:c-- -iz -aa �?y ?� -.vim.-- -__.<� +cs.':"'-.` Y- \� k9 MEw
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NEW PAD N!W News {k ��vx� A: J-.' F---'�W"..�• pAOn
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r 11
NOT TO SCALE
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S� �' ltlsill' w C • E�j -✓ ' ToWEN ,
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n
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eu.00 T'
TARGET �..
`� MACY'S —_r-' MOVIETlJ
PAD
A.
f aD.DD $ THEATER Fa: -as i arwxD
�� . 7 � � t \r ,fir • •,
16,
�III
I I Its 11111 a :, 1! tL 11 III _ #f6 i
-,
S. 324TH. ST. IKEW OR REC VFIWRE9
0A.RKIN6 CIALLS
__ m
—'- _ PROPOSED PAD SUMMARY TUTURc T'rFE In
LMI:SFA''V6
I ,,,•. ,�Wu I PAD A 5.000 S.F. qE TAIL.HNAN.^,IAL.MULFb fEP1ANe
LOSS OF 29 PARKING STALLS SEVEN NEW PADS AT THE COMMONS
PAD 8 5GSS SF. 2 PARKINGN TAL,�4ULT°-?`NANT THE COMMONS
!,055 OF 22 PARKING STAI.I.S PARKING TABULATION
PAD C 4.528 S.F. FINANCIAL [FORMERLY SEATAC MALL) SECTION 1 448 STALLS SECTION 6 335 S-A.LLS
'.OSS OF 54 PARKING STALLS 1928 S COMMONS WAY -
PAD D 7,797 S.F RESTAURANT FEDERAL WAY, WASHINGTON SECTION 2 3+6 STALLS SECTION 7 290 STALLS
LOSS OF 5'PARKI14G STALLS SECTION 3 386 STALLS SECTION 8 337 STALLS
PAD E 7.920 S.F RESTAURANT
LOSS OF 52 DARKING STALLS SECTION 4 652 STAL'_S TOTAL 2.340 STALLS
PAL' F 4.500 S-F, RESTAURANT SECTION 5 577 STALLS
LOSS OF 28 PARKING' STAL_S
PAD G 4,500 S.F RCTAIL, F-IN.ANCIAL ALL OTHER REVISIONS WILL 3E PART OF A SEPARAT= SUDIAI?TAi.
LOSS OF 43 PARKING STALLS
PAD R 1.690 S.F, RESTAVRANTF:%[STING;
PAD J 8653 SP. RESTAURANT(F.%ISTING-+h1CANT;
Attachment B The
Proposed Site Plan With Retail Pad 0
The Commons at Federal Way
M:104104338 Federal Way Commons Theatreslgraphicslcommons graphic08.dwg, B, 5/30/2006 2:18.44 PM, lindak
�.. SOUTH 320th STREET
a � ,f,,.... f
} •` 'PAD
NEW
( • �� / 9 a PAD •� �- _-..r�..� .�-_.. 1
�� � I 1 HEW PAD \ . �� 'I�._ • H� a 1 •°I NEW � . �yo�gq�
il �ei��" F atF Jl • �• �I1 . �f' ZZ —PTD Jcs �'�• j . I �•1t.�•_- k SPAD
LLL
-J. �I ` s• REYA0ApXRPAD
J
45o �,p
I Z 2' 3 � •]7� 5 'f. � VACANT
r u; 7 �• ' •� ! 1 _ - _ .: e.:, • •` / �, 5:: Ad NOT TO SCALE
Cn
eyd
_ _ e I Tl:l/rnr ( {"4.. �• ,, .. :[xr-IAN4.1h a }E o
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ze9.r
FNAR I..11M �"'���` �.p .I z
7856
�i 0
y `$ SEARS z I 7e14V _ -a
r G 160.541 S.F
7 TA RRT
/ aaoa• t ! t E �
MOVIE
zip
a
r
PA0. ZM NEACY'S s�.ac• `f HEATER j Lf cxNCF .
A
61"16 51 . 794
rL
577
I ' f :I "l'Illil111.1 I
S. 324TH. ST.
r—-l< GROSS L_ASEABLE. AREA SUMMARY
PARCEL I G_A T.I.P. PARKING STUDY
MOVIE THEATER 61,126/100-611 STALLS
TARGET 123800/300=411 STALLS THE COMMONS
MALL SHOPS/ILNANTS 253,005/300-843 STALLS
MALL FOOD COURT 8,220/100=82 STALLS (FORMERLY SEATAC MALL)
PADS tRETAIL•PiNANC;AL! 1.1-028/300=47 STALLS 1928 S COMMONS WAY
PADS 1=00D USEi 30,116/100=30t STA_LS FEDERAL WAY, WASHINGTON
TOTAL 469,316 2.294 S1'AL LS
PARCEL 2 GLA
SEARS 150.544/3001535 S1ALLS
PADS(RETAIL-FINANCIAL) 10,000/300=33 STALLS
TOTAL 110,544 568 STALLS
MACY S/BON MARCH E GROUND LEASE
MACY'S 141,259/300=471 STALLS
Attachment C 101 AL 802.119 3.336 STALLS
Proposed Site Plan With Reduction for 20th Street Improvements
■ The Commons at Federal Way
MA04104338 Federal Way Commons Theatres�graphicftommons graphic08.dwg, C, 5/30/2006 2:19:02 PM, lindak
PARKING TAB JLATIdN
SECTION '
t50 ST,'.L_S
SEC-tON 5
335 STALLS
SECTION 2
308 STALLS
SECTION 7
290 STALLS
SECTION 3
376 STALLS
SECTION 8
339 STALLS
SECTION 4
652 STALLS
TOTAL
3326 STALLS
SECTION 5
577 STALLS
1505 WESTLAKE AVE. N. T 206.522-9510
SUITE 305 F 206.522.8344 ,
SEATTLE, WA 98109 WWW.PACLAND.COM
Memorandum
September 8, 2015
Attn: Plan Reviewer
City of Federal Way — Department of Community Development Services
33325 8ch Avenue South
Federal Way, WA 98003
Re: Existing and Proposed Use for all Site Structures
The proposed site improvements will require the demolition of an existing 8,222 sf (gross bldg.
area) High -Turnover (Sit -Down) Restaurant in order to facilitate the construction of a new 6,831
sf (gross bldg. area) High -Turnover (Sit -Down) Restaurant within the existing building footprint.
Additionally, there will be minor parking lot and landscape improvements included within the
scope of work for this project.
Sincerely,
�r
Sean Mallon, P.E.
1505 Westlake Ave N., Suite 305
Seattle, WA 98109
Office: (206) 522-9510
Fax: (206) 522-8344
srrailonAoac. - _
+iv1,vN v. caciand..:;or_.
RECEIVED
SEP 18 2015
CITY OF FEDERAL WAY
CDS
.00
Chipman
Design September 8, 2015
Architecture
Attn: Plan Reviewer
Corporate Office Department of Community Development Services
2700 S. River Road 33325 8th Ave. South
Suite 400Federal Wa WA 98003
Des Plaines, IL 60018-4108 y,
T 847.298.6900
F 847.298.6966 Re: Design intent for the proposed Red Robin at the corner of S. 3201h Street and
ATLANTA 23rd Avenue South
BOGOTA
LOSHICA
ANGEL Situated at the corner of S. 320`h Street and 23rd Avenue South, the finished floor
NEW YORK elevation of the proposed Red Robin is located 7 feet below street level. Using
this change in grade we were able to better conceal the utilities and trash
www.chipman-design.com enclosure from the pedestrian's view from above.
An enlarged wooden tower element with signage was added to the building at this
intersection which matches the wooden tower element along S. 3201h Street,
giving pedestrians an indication as to the location of the entrance into the
building.
In addition to complementary earth tones and Red Robin brand EIFS colors, the
fagade features vast expanses of black finished aluminum storefront. The
prototypical footprint was mirrored and additional storefront added in order to
meet the 40% glazing requirement along S. 3201h Street.
The combination of these finishes provides clean linear expanses broken up with
rustic elements featuring signage for the restaurant. We have experienced
successful results using these prototypical finishes on other locations and feel that
we will experience similar results in Federal Way, WA.
Sincerely,
C
Brian Jung, Architect, LEED AP
Project Manager
Chipman Design Architecture
2700 South River Road, Suite 400
Des Plaines, IL 60018
T: 847.298.6900
F: 847.298.6966
b t u r3 gfcr. cii i plu�ln-dcs igtl , cUm
w14r14 . C�11 �7l11a17 -L1c:S 1�I1. CC3117
RECEIVED
SEP 18 2015
CITY OF FEDERAL WAY
CDS
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: September 23, 2015
TO: E.J. Walsh, Development Services Manager
Rick Perez, City Traffic Engineer
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
FROM: Becky Chapin, Associate Planner
FOR DRCMTG. ON. October 1, 2015 - Internal
October 8, 2015, 9:00 am - with applicant
FILE NUMBER(s): 15-104770-00-PC
RELATED FILE NOS.: None
PROJECT NAME: RED ROBIN AMERICA'S GOURMET BURGERS & SPIRITS
PROJECTADDRESS: 2233 South 320"' Street
ZONING DISTRICT: CC-C
PROJECT DESCRIPTION: Demolish existing restaurant building and construct new to include minor
parking and landscape site improvements.
LAND USE PERMITS: Preapplication Meeting
PROJECT CONTACT: Sean Mallon
PACLAND
1505 Westlake Ave N, Suite 305
Seattle, WA 98109
MATERMLS SUBMITTED:
• Master Land Use Application
• Design Intent
• Building Floor Plan
■ Existing and Proposed use for all site structures
■ Vicinity Map
■ Colored Elevations
• Conceptual Site/Grading Plan
September 24, 2015
Jim Ferrell, Mayor
RRGB c/o Pacland
Attn.: Sean Mallon
1505 Westlake Avenue North, Suite 305
Seattle, WA 98109
RE: File #15-104770-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
Red Robin Rebuild, 2233 South 3201h Street, Federal Way
Dear Mr. Mallon:
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee and a meeting with the
project applicant has been scheduled as follows:
9:00 a.m. — Thursday, October 8, 2015
Hylebos Conference Room
Federal Way City Hall, 2"d Floor
33325 8`I' Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at becky.chapin@cityoffederalway.com, or 253-835-2641.
Sincerely,
Becky Chapi
Associate Planner
C: Email Sean Mallon, smallonfu pacland.com
Doc I D 70896
33325 8th Avenue South, Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com
41k
CITY OF
Federal Way
APPLICATION NO(s)
RECEIVE®
SEP 1 2015 MASTER LAND USE APPLICATION
33325 8`h Avenue South
CITY OF FEDERAL WAY
Federal Way, WA 98003-6325
CDS 253-835-2607;Fax 253-835-2609
www.citvoffederal way.coni
15_ IC4770-00 FC Date
Project Name t6tE Robi rJ - F E D 1FJLA L. wA %e
Property Address/Location ZZ33 5. 320'r" 5TC66'r dig o03
Parcel Numbers) '74=4 00O 18
Project Description OEMOLI'rtar+ OF A.+ 97uiT\Mb "4 fL00►r+ OLLF T^VRAOT A.JO TwE
LON i'TOWC.-T rOrA OF A 06w 460 2Op1 so XN %T5 PLA LE . TKI a PROSE C
PLEASE PRINT W%%.L ALao iwtc.1.40E 1hla01L PARKtw/b LOT At4O LA*+DsCAPE Zr+0&0d&-16^rT
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
G C. - C Zoning Designation
CC -G Comprehensive Plan Designation
J 1.1 wti1kto k Value of Existing Improvements
J1 1. Z r+i 1l io- Value of Proposed Improvements
International Building Code (IBC):
A - Z _ Occupancy Type
V~ 6 Construction Type
Applicant
Name: ItftbS C10 PACL.AN O (i*-"0%c.1 : SEAFJ
Address: [SOS WELT LAKE ^vE 01 sotT E 10T r'"A LJ6
City/State: SC ATT L.6' a uJA
Zip: 9 6 LOR
Phone: Zols- SZZ-GLSID
Fax: Zara —5 2Z— 183N`1
Email: 3r"Q1%IOA ( po►o14AA.c00%
Signature:
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name: a pwrY - 3,,, � ;-Iv j . t L ./ L_L
Address: /S/DU VIAV 1414ZA�V `,r
City/State;
Zip-
41,
Phone:
Fax: If - 7,71
Email: '� �1G
Signature: aJ.
_
Bulletin #003 — January 1, 2011 Page 1 of l �11 k:lHandouts\Master Land Use Application
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The inforOL
mation included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County
makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. This document is
not intended for use as a survey product. King County shall not be liable for any general, special, indirect, incidental, or consequential damages including,
but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on
this map is prohibited except by written permission of King County.
I
11 V37
Date: 10/7/2015
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ES-3: E.I.F.S. - SANDBLAST FINISH
INTEGRAL FINISH COLOR TO MATCH SHERWIN WILLIAMS
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ES-4: E.I.F.S. - SANDBLAST FINISH
INTEGRAL FINISH TO MATCH SHERWIN WILLIAMS
#SW2914 VERMILLION
ES-5: JAMES HARDIE
HARDIE PANEL (PRIMED) STUCCO FINISH PANEL
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P-11: EXTERIOR PAINT FINISH "WARM STONE"
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I HEREBY CERMFY rHAT ALL PROPERTY TAXES ARE PAID, THAT THERE ARE NO
DELINQUENT SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION, AND THAT
ALL SPECIAL ASSESSMENTS CERTIFIED To THIS OFFICE FOR COLLECTION ON ANY OF THE
PROPERTY HEREIN CONTAINED, -�_GR FOR OTHER PUBLIC
T6� . 2007.
USE ARE PAID IN FULL. THIAMYA50I
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