08-100894-PCHALL FILE
CITY OF CITY i 8th
F + d e ra l Way 33325 th Avenue South
Apr Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
April 3, 2008
Tuan Ngo
Belay Architecture
708 Broadway, Suite 180
Tacoma, WA 98402
Re: File #08-100894-00-PC; PREAPPLICATION CONFERENCE SUMMARY
Calrev Retail, 1416 South 3481h Street, Federal Way
Dear Mr. Ngo:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held March 20, 2008. 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 City Code (FWCC) 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 FWCC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is David Lee, 253-835-2622, david.lee@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
Proposal is for two new single -story sprinkled commercial buildings with associated site improvements.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
MT "%0
Page 2
April 3, 2008
• Public Works Development Services Division
Water quality treatment must be brought up to current Resource Stream Protection standards as
outlined in the 1998 King County Surface Water Design Manual.
0 Public Works Traffic Division
1. A five-foot sidewalk is required to be constructed along the property frontage road.
2. The current proposal needs to meet access management standards.
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 (David Lee, 253-835-2622, david.lee@cityoffederalway.com)
General Planning Information
Zoning:
Land Use Review:
Setbacks:
Height:
Required Parking:
Planning Issues
CE (Commercial Enterprise)/Allowed use per FWCC Section 22-867 "Retail,
General & Specialty"
1. Land Use Process III
2. State Environmental Policy Act (SEPA) checklist review
5' Front; 5' Side; 5' Rear
40' Above Average Building Elevation
1 space per 300sgft of gross floor area
Parking: The current plan calls for a retail use, which parking is calculated at 1 space per 300
square feet of gross floor area. The buildings depicted have a combined area of 12,339 square feet.
Therefore, 41 parking spaces are required. 45 stalls are depicted on the site plan. Please be aware
that future uses other than general retail may trigger higher parking requirements. For example,
restaurant uses require 1 parking space per 100 square feet of gross floor area.
2. Landscaping
a. Type III landscaping five feet in width shall be provided along all perimeter lot lines.
b. Parking lot must contain a minimum of 900 square feet of Type IV landscaping pursuant to
FWCC 22-1567, which requires 20 square feet of landscaping per parking stall (45 stalls).
Required perimeter landscaping may not be included within the calculation of parking lot
landscaping. When submitting for land use approval, please show how the parking lot
landscaping was calculated.
C. Landscape islands are to be incorporated into parking lot site design at the ends of all rows of
parking. Landscaping islands are to be a minimum of 64 square feet and a maximum of 305
08-100894 Dot ID 44578
Mr. Ngo
Page 3
April 3, 2008
square feet, and a minimum of six feet in width. Several parking landscaping islands exceed the
305 square feet maximum.
d. Permanent curbing shall be provided in all landscape areas within or abutting parking areas.
Based upon appropriate surface water considerations, other structural barriers may be
substituted for curbing, such as concrete wheel stops.
e. Per FWCC Section 22-1567, parking areas adjacent to public right-of-way shall incorporate
berms at least three feet in height within perimeter landscape areas; or alternatively, add
substantial shrub plantings to the required perimeter landscape type, and/or provide
architectural features of appropriate height with trees, shrubs and groundcover, in a number
sufficient to act as efficient substitute for the three-foot berm, to reduce the visual impact of
parking areas and screen automobiles, and subject to approval by the Director of Community
Development.
f. All trash enclosures shall be screened from abutting properties and/or public rights -of -way by a
100% sight -obscuring fence or wall and implement Type 1 landscaping around the area per
FWCC Section 22-1564(d).
Community Design Guidelines
a. Pedestrian pathways from right-of-way and bus stops to primary entrances, from parking lots to
primary entrances, and pedestrian areas, shall be accessible and should be clearly delineated.
b. Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a
variation in paved texture and color, and protected from abutting vehicle circulation areas with
landscaping. Approved methods of delineation include: stone, brick, or granite pavers; exposed
aggregate; or stamped and colored concrete. Striping/painting is not an acceptable method of
delineation.
C. Pedestrian walkways, a minimum of six -foot -wide, shall be provided between the interior of the
project and the public sidewalk.
d. Building "A" and Building `B" should be connected through a pedestrian walkway at both the
north and south ends of the building.
e. Bicycle racks to be provided.
f. Outdoor furniture, fixtures, and streetscape elements such as lighting, freestanding signs, trellis,
arbors, raised planters, benches and other forms of seating, trash receptacles, bus stops, phone
booths, fencing, etc., should be incorporated into the site design.
4. Other Planning Issues
a. The "Pylon Sign" as depicted on plan AS-0.1 is depicted within the right-of-way. The proposed
sign must be setback a minimum of three feet from the property line. Additionally, separate
landscaping equal to the sign area must be installed around the sign.
b. The applicant must begin construction or submit to the City a complete building permit
application for the development activity, use of land, or other actions approved under the land
use decision within one year after the final decision on the matter, or the decision becomes
void. The applicant must substantially complete construction for the development activity, use
of land, or other actions approved under this article and complete the applicable conditions
listed in the decision within five years after the final decision of the City on the matter, or the
decision becomes void.
C. Process and Land Use Review Fees. A Master Land Use Application Form and the handouts
for Process III and SEPA Checklist are enclosed.
08-100894 Doc ID 44578
Mr. Ngo
Page 4
April 3, 2008
The applicable 2007 fees are as follows. These fees include review by Community
Development, the Fire Marshal's Office, and the Public Works Department.
Process III fee $2,280.00
SEPA checklist fee $903.50
For Process III review, the City has 28 days after the submittal of the application to determine if
the project is complete. If it is complete, the notice is prepared. The review could take up to 120
days; not counting any time during which the City is awaiting requested information from you.
Public notice is required for Process III and SEPA. SEPA checklist review will require you to
submit two sets of stamped and addressed envelopes. (Refer to the enclosed handout for
mailing labels.)
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732,
a n n. d ow er@cityoffed eralway.com)
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment is currently required per the 1998 King
County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the
1998 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 plammetric maps that may be used for basin analysis. Please note that
regulations may change within the next eight months. When a project is deemed "Complete" it
becomes vested to the regulations in place at that time.
2. The project lies within a Level 1 flow control area. If 5,000 square feet or more of new impervious
surface were created, the applicant would be required to design the flow control facility to meet this
performance criteria. However, it appears that new impervious surface will not be created and this
requirement will not be applicable. The existing flow control system must be preserved and cleaned
and/or repaired as necessary to assure proper function. If the existing system is removed, then it must
be replaced in kind. No regional facilities are available to provide offsite detention or water quality
treatment.
3. Staff s initial review suggests that FWCC Section 22-337, "Nonconforming Water Quality
Improvements" applies to this site. Specifically, the following items are applicable:
Lb. 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 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;
08-100894
Doc ID 44578
Mr. Ngo
Page 5
April 3, 2008
l.d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 5,000 square feet or more;
l .g. Redevelopment, other than normal maintenance or other than the tenant improvements, but
including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50
percent of the assessed or appraised value (whichever is greater) of the structure or improvement
being redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must
be from a source acceptable to the City. The Director may require the applicant to provide an
appraisal from a second source acceptable to the City if the assessed valuation appears to be
inaccurate or inappropriate. If more than one appraisal is provided by the applicant or required by
the City, the greater of the two amounts shall be used. For purposes of this determining value under
this section, improvements required pursuant to FWCC Sections 22-334 (nonconforming
development), 22-336 (street/sidewalk improvements), 22-337 (nonconforming water quality
improvements) and 22-1473 (street/sidewalk improvements) shall not be counted towards the 50
percent threshold which would trigger application of this subsection;
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 Resource
Stream Water Quality Menu provided in the KCSWDM.
4. Water quality facilities must be above ground (i.e. open pond). Underground facilities are allowed
only with approval from the City of Federal Way Stormwater Management Division.
Show the proposed location and dimensions of the water quality facilities on the preliminary plans.
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
http://www.ecy.wa.gav/,programs/sea/pachridex.html, or by calling 360-407-6437.
7. The City of Federal Way has a file for the existing storm system on the property that can be provided
for the engineer's use. Please contact Russell Cotton-Betteridge, Engineering Technician, at 253-
835-2754 for further details.
Right -of -Way Improvements
See the Traffic Division comments from Soma Chattopadhyay, Traffic Engineer, 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 $782.00 for the first 12 hours of
review, and $65 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.ciiyoffederalway.com to
assist the applicant's engineer in preparing the plans and TIR.
08-100894 Doc 1D 44578
Mr. Ngo
Page 6
April 3, 2008
3_ Bonding is required for all improvements 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.
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. Erosion control measures, per
Appendix D. 1998 KCSWDM, must be shown on the engineering plans.
The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIv1SION (Soma Chattopadhyay, 253-835-2745,
soma.chattopadhyay@cityoffederalway.com)
Access and Traffic Circulation
Access management standards are based on roadway safety and capacity requirements. FWCC
Section 22-1543 provides access standards for streets based on planned roadway cross -sections.
Please note that access classifications are per Drawing 3-1 A in the Public Works Development
Standards.
2. Construct a 5-foot minimum sidewalk in front of the property on the west side of the frontage road.
Coordinate with the neighboring properties to get a second access (shared) from Pacific Highway S.
Other Comments
4. Please note that the maximum allowable grade for city streets/access driveways is 15 percent or as
approved by the Fire Department.
08-100894
Doc ]D 44578
Mr. Ngo
Page 7
April 3, 2008
Please increase the driveway width from 25 feet to 30 feet to meet city standard.
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robv@cityoffederalway. com)
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is
established by FWCC 22-949.
• 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 FWCC Section 22-1564 (d) &
(e)]
• 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: John Davis — Senior Route Manager at 206-786-
4530 (cell).
BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com)
International Building Code (IBC), 2006 edition
Washington State Amendments WAC 51-50*
International Mechanical Code (IMC), 2006 edition
Washington State Amendments WAC 51-52*
08-100894 Doc ID 44578
Mr. Ngo
Page 8
April 3, 2008
Uniform Plumbing Code (UPC), 2006 edition
Washington State Amendments WAC 51-56 & WAC 51-57*
International Fire Code (IFC), 2006
Washington State Amendments* WAC 51 -54
National Electric Code (NEC), 2005 edition
Accessibility Code ICC/ANSI A117.1-2003
International Residential Code 2006
Washington State Amendments* WAC 51-51
Washington State Energy Code 2007 WAC 51-11
Washington State Ventilation and Indoor Air Quality Code 2007 WAC 51-13*
*Current State Amendments are dated: July 1, 2007
** 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 and B
Type of Construction: V-B
Floor Area: Building A 5747 sq ft, Building B 6592
Number of Stories: single store each building
Fire Protection: Buildings 5,000 sq. ft. and greater require fire sprinkler systems per FWCC and Buildings
3,000 sq. ft. and greater require fire alarm system.
Wind/Seismic: Basic wind speed 85 Mph, Exposure x , 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: wNvw.cityoffederalway.com.)
Submit five sets of drawings and specifications. Specifications shall include: x Soils report
x Structural calculations x Energy calculations x Ventilation calculations. Note: A Washington State
Registered architects stamp is required for additions/alterations (new or existing) of 4,000 gross floor area
or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW).
Submit two copies with King County Health Department approval stamp for all projects that include
food service facilities, septic systems or other elements within the project that require health department
approval.
08-100894
Doc 1D 44578
Mr. Ngo
Page 9
April 3, 2008
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 eight weeks of submittal date. Re -check of plans
will occur in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from Community Development Services.
Federal Way has an expedited review process. Information is available at our front counter,
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of
Occupancies.
All construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, all subs, the general or representative, the architect or representative, the engineer or
representative, electrical contractor and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
■ Building A will require a fire wall on the east side due to its location to the property line. See IBC
table 602 for fire resistance requirements rating of exterior walls.
■ Provide two accessible parking stalls as shown on the site plan. Per IBC table 1106.1, two stalls are
required when 26 to 50 parking stalls are provided. One of the accessible stalls shall be van
accessible.
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.
09- 100894 Doc ID 44578
Mr. Ngo
Page 10
April 3, 2008
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-941-1516, brian.asbury@lakehaven.org)
Water
• A separate water service connection application (form enclosed) submitted 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, abandonment of existing service(s), etc.), following
completion of any required mainline construction, in accordance with standards defined in
Lakehaven's current `Fees and Charges Resolution'.
• Owner will be required to complete and submit a Water Use Questionnaire (WUQ, copy enclosed).
Information in the WUQ will be used by Lakehaven to determine specific backflow prevention
requirements.
Sewer
• A separate sewer service connection permit is required for each new connection to the sanitary sewer
system or any modification to an existing sewer service connection, following completion of any
required mainline construction, in accordance with standards defined in Lakehaven's current `Fees
and Charges Resolution'. Minimum slope for gravity sewer service connections is 2%. In addition to
all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is
required on the private building sewer line, for all new or modified non-residential connections.
• Owner will be required to complete and submit a Sewer Use Survey (SUS, copy enclosed).
Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements.
General
• Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units
(ERU). Residential equivalency for non-residential connections will be estimated based on
anticipated water use (1 ERU = 255 gallons per day for water and 220 gallons per day for sewer).
Owner will be required to provide a reliable estimate of proposed water consumption (commercial
and irrigation) for the property (information from a similar facility may be submitted in lieu of a new
estimate). Lakehaven's 2008 Capital Facilities Charges are $3,000/ERU for water and $2,891/ERU
for sewer.
• For any proposed change or increase in usage beyond the level of the water and/or sewer system
capacity previously purchased for the property(ies), Lakehaven researches prior system capacity
charges paid, if any, and evaluates the subject property(ies) for the existence of any available credits
and determination of a capacity `base level' for the subject property(ies). For any new or modified,
non-residential connections sought after December 31, 2004, Lakehaven will assess additional
Capital Facilities Charges (CFC) to property owners, where increased usage of the water and/or
sewer systems beyond the property's `base level', including increases attributable to usage
associated with existing service(s), is indicated based on owner's submittal of estimated eater
consumption figures. Additionally, Lakehaven will levy, and the owner shall pay, a capacity rental
charge for capacity utilized, based on water consumption records, during a usage monitoring period
(not to exceed five years) above the level of capacity available following payment of any additional
CFC and/or new or modified service connections as noted herein. The owner has the option to make
full purchase of any system capacity deficit at any time.
Credit may be available for this property from connection charges previously assessed for water
and/or for sewer. Please contact Lakehaven for further detail.
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.
08-100894
Doc ID 44578
Mr. Ngo
Page I I
April 3, 2008
SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-839-6234, chris.ingham@southkingfire.org)
Water Supplies for Fire Protection
There is one existing hydrant available at the site. A Certificate of Water Availability shall be provided
indicating the fire flow available at the site.
Fire Apparatus Access Roads
Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior
wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by
an approved route around the exterior of the building or facility.
Fire -Extinguishing Systems
An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire flow
or where the total floor area included within the surrounding exterior walls on all floor levels, including
basements, exceeds 5,000 square feet. Fire walls shall not be considered to separate a building to enable
deletion of the required automatic fire -extinguishing system.
Fire Alarm System
A complete Fire Alarm System is required. An automatic fire detection system shall be installed in all
buildings exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a
central and/or remote station conforming to the current requirements of the National Fire Protection
Association standards and/or the fire chief or designee.
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.knoxbox.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
FWCC Section 22-1657.
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 FWCC 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.
08-100894 Doc ID 44578
Mr_ Ngo
Page 12
April 3, 2008
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, David
Lee, 253-835-2622. We look forward to working with you.
Sincerely,
avid Lee
Associate Planner
enc: Land Use Process III Checklist
SEPA Checklist
Master Land Use Application
Lakehaven Utilities Handouts
Article XVII "Landscaping"
Article X1X "Community Design Guidelines"
c: Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire
Scott Sproul, Assistant Building Official
Ann Dower, Engineering Plans Reviewer
Soma Chattopadhyay, Traffic Analyst
08-100894
Doc 1D 44578
k
CITY OF
Federal
April 3, 2008
Tuan Ngo
Belay Architecture
708 Broadway, Suite 180
Tacoma, WA 98402
Ca
' u u
CITY HALL
Way 33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Re: File #08-100894-00-PC; PREAPPLICATION CONFERENCE SUMMARY
Calrev Retail, 1416 South 3481h Street, Federal Way
Dear Mr. Ngo:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held March 20, 2008. 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 City Code (FWCC) 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 FWCC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is David Lee, 253-835-2622, david.lee@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
Proposal is for two new single -story sprinkled commercial buildings with associated site improvements.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Mr_ Ngo
Page 2
April 3, 2008
Public Works Development Services Division
Water quality treatment must be brought up to current Resource Stream Protection standards as
outlined in the 1998 King County Surface Water Design Manual.
• Public Works Traffic Division
1. A five-foot sidewalk is required to be constructed along the property frontage road.
2. The current proposal needs to meet access management standards.
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 (David Lee, 253-835-2622, david.lee@cityoffederalway.com)
General Planning Information
Zoning: CE (Commercial Enterprise)/Allowed use per FWCC Section 22-867 "Retail,
General & Specialty"
Land Use Review: 1. Land Use Process III
2. State Environmental Policy Act (SEPA) checklist review
Setbacks: 5' Front; 5' Side; 5' Rear
Height: 40' Above Average Building Elevation
Required Parking: 1 space per 300sgft of gross floor area
Planning Issues
1. Parking: The current plan calls for a retail use, which parking is calculated at 1 space per 300
square feet of gross floor area. The buildings depicted have a combined area of 12,339 square feet.
Therefore, 41 parking spaces are required. 45 stalls are depicted on the site plan. Please be aware
that future uses other than general retail may trigger higher parking requirements. For example,
restaurant uses require 1 parking space per 100 square feet of gross floor area.
2. Landscaping
a. Type III landscaping five feet in width shall be provided along all perimeter lot lines.
b. Parking lot must contain a minimum of 900 square feet of Type IV landscaping pursuant to
FWCC 22-1567, which requires 20 square feet of landscaping per parking stall (45 stalls).
Required perimeter landscaping may not be included within the calculation of parking lot
landscaping. When submitting for land use approval, please show how the parking lot
landscaping was calculated.
C. Landscape islands are to be incorporated into parking lot site design at the ends of all rows of
parking. Landscaping islands are to be a minimum of 64 square feet and a maximum of 305
08-100894 Doc ID 44578
Mr. Ngo
Page 3
April 3, 2008
square feet, and a minimum of six feet in width- Several parking landscaping islands exceed the
305 square feet maximum.
d. Permanent curbing shall be provided in all landscape areas within or abutting parking areas.
Based upon appropriate surface water considerations, other structural barriers may be
substituted for curbing, such as concrete wheel stops.
e. Per FWCC Section 22-1567, parking areas adjacent to public right-of-way shall incorporate
berms at least three feet in height within perimeter landscape areas; or alternatively, add
substantial shrub plantings to the required perimeter landscape type, and/or provide
architectural features of appropriate height with trees, shrubs and groundcover, in a number
sufficient to act as efficient substitute for the three-foot berm, to reduce the visual impact of
parking areas and screen automobiles, and subject to approval by the Director of Community
Development.
f. All trash enclosures shall be screened from abutting properties and/or public rights -of -way by a
100% sight -obscuring fence or wall and implement Type I landscaping around the area per
FWCC Section 22-1564(d).
3. Community Design Guidelines
a. Pedestrian pathways from right-of-way and bus stops to primary entrances, from parking lots to
primary entrances, and pedestrian areas, shall be accessible and should be clearly delineated.
b. Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a
variation in paved texture and color, and protected from abutting vehicle circulation areas with
landscaping. Approved methods of delineation include: stone, brick, or granite pavers; exposed
aggregate; or stamped and colored concrete. Striping/painting is not an acceptable method of
delineation.
C. Pedestrian walkways, a minimum of six -foot -wide, shall be provided between the interior of the
project and the public sidewalk.
d. Building "A" and Building `B" should be connected through a pedestrian walkway at both the
north and south ends of the building.
e. Bicycle racks to be provided.
f. Outdoor furniture, fixtures, and streetscape elements such as lighting, freestanding signs, trellis,
arbors, raised planters, benches and other forms of seating, trash receptacles, bus stops, phone
booths, fencing, etc., should be incorporated into the site design.
4. Other Planning Issues
a. The "Pylon Sign" as depicted on plan AS-0.1 is depicted within the right-of-way. The proposed
sign must be setback a minimum of three feet from the property line. Additionally, separate
landscaping equal to the sign area must be installed around the sign.
b. The applicant must begin construction or submit to the City a complete building permit
application for the development activity, use of land, or other actions approved under the land
use decision within one year after the final decision on the matter, or the decision becomes
void. The applicant must substantially complete construction for the development activity, use
of land, or other actions approved under this article and complete the applicable conditions
listed in the decision within five years after the final decision of the City on the matter, or the
decision becomes void.
C. Process and Land Use Review Fees. A Master Land Use Application Form and the handouts
for Process III and SEPA Checklist are enclosed.
08-100894 Doc ID 44578
Mr_ Ngo
Page 4
April 3, 2008
The applicable 2007 fees are as follows. These fees include review by Community
Development, the Fire Marshal's Office, and the Public Works Department.
Process III fee $2,2$0.00
SEPA checklist fee $903.50
For Process III review, the City has 28 days after the submittal of the application to determine if
the project is complete. If it is complete, the notice is prepared. The review could take up to 120
days; not counting any time during which the City is awaiting requested information from you.
Public notice is required for Process III and SEPA. SEPA checklist review will require you to
submit two sets of stamped and addressed envelopes. (Refer to the enclosed handout for
mailing labels.)
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732,
an n.d ower@cityoffed eralway.com)
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment is currently required per the 1998 King
County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the
1998 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
l " = 100, five-foot contour plammetric maps that may be used for basin analysis. Please note that
regulations may change within the next eight months. When a project is deemed "Complete" it
becomes vested to the regulations in place at that time.
2_ The project lies within a Level 1 flow control area. If 5,000 square feet or more of new impervious
surface were created, the applicant would be required to design the flow control facility to meet this
performance criteria. However, it appears that new impervious surface will not be created and this
requirement will not be applicable. The existing flow control system must be preserved and cleaned
and/or repaired as necessary to assure proper function. If the existing system is removed, then it must
be replaced in kind. No regional facilities are available to provide offsite detention or water quality
treatment.
3. Staff s initial review suggests that FWCC Section 22-337, "Nonconforming Water Quality
Improvements" applies to this site. Specifically, the following items are applicable:
Lb. 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 structure by 5,000 square feet of surface area or more;
Lc_ 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;
08-100894
Doc 1D 44578
Mr. Ngo
Page 5
April 3, 2008
1.d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 5,000 square feet or more;
l .g. Redevelopment, other than normal maintenance or other than the tenant improvements, but
including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50
percent of the assessed or appraised value (whichever is greater) of the structure or improvement
being redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must
be from a source acceptable to the City. The Director may require the applicant to provide an
appraisal from a second source acceptable to the City if the assessed valuation appears to be
inaccurate or inappropriate. If more than one appraisal is provided by the applicant or required by
the City, the greater of the two amounts shall be used. For purposes of this determining value under
this section, improvements required pursuant to FWCC Sections 22-334 (nonconforming
development), 22-336 (street/sidewalk improvements), 22-337 (nonconforming water quality
improvements) and 22-1473 (street/sidewalk improvements) shall not be counted towards the 50
percent threshold which would trigger application of this subsection,
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 Resource
Stream Water Quality Menu provided in the KCSWDM.
4. Water quality facilities must be above ground (i.e. open pond). Underground facilities are allowed
only with approval from the City of Federal Way Stormwater Management Division.
Show the proposed location and dimensions of the water quality facilities on the preliminary plans.
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
bttp://www.ecy.wa.gov/programs/6eg/pac/index-btml, or by calling 360-407-6437.
7. The City of Federal Way has a file for the existing storm system on the property that can be provided
for the engineer's use. Please contact Russell Cotton-Betteridge, Engineering Technician, at 253-
835-2754 for further details.
Right -of -Way Improvements
See the Traffic Division comments from Soma Chattopadhyay, Traffic Engineer, 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 $782.00 for the first 12 hours of
review, and $65 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.cityoffederalway.com to
assist the applicant's engineer in preparing the plans and TIR.
08-100894 Doc 1D 44578
Mr. Ngo
Page 6
April 3, 2008
3. Bonding is required for all improvements 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.
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.
Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final
approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent
black ink. Site plans shall be drawn at a scale of 1 " = 20', or larger. Architectural scales are not
permitted on engineering plans.
7. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per
Appendix D, 1998 KCSWDM, must be shown on the engineering plans.
The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DlvisiON (Soma Chattopadhyay, 253-835-2745,
soma.chattopadhyay@cityoffederalway.com)
Access and Traffic Circulation
I . Access management standards are based on roadway safety and capacity requirements. FWCC
Section 22-1543 provides access standards for streets based on planned roadway cross -sections.
Please note that access classifications are per Drawing 3-1A in the Public Works Development
Standards.
2. Construct a 5-foot minimum sidewalk in front of the property on the west side of the frontage road.
Coordinate with the neighboring properties to get a second access (shared) from Pacific Highway S.
Other Comments
4. Please note that the maximum allowable grade for city streets/access driveways is 15 percent or as
approved by the Fire Department.
08-100894
Doc ID 44578
Mr. Ngo
Page 7
April 3, 2008
5. Please increase the driveway width from 25 feet to 30 feet to meet city standard.
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robv@cityoffederalway.com)
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is
established by FWCC 22-949.
• 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.
• PIan 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 FWCC Section 22-1564 (d) &
(e)]-
■ 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: John Davis — Senior Route Manager at 206-786-
4530 (cell).
BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com)
International Building Code (IBC), 2006 edition
Washington State Amendments WAC 51-50*
International Mechanical Code (IMC), 2006 edition
Washington State Amendments WAC 51-52*
08-100894 Doc ID 44578
Mr. Ngo
Page 8
April 3, 2008
Uniform Plumbing Code (UPC), 2006 edition
Washington State Amendments WAC 51-56 & WAC 51-57*
International Fire Code (IFC), 2006
Washington State Amendments* WAC 51 -54
National Electric Code (NEC), 2005 edition
Accessibility Code ICC/ANSI Al 17.1-2003
International Residential Code 2006
Washington State Amendments* WAC 51-51
Washington State Energy Code 2007 WAC 5 1 -11 *
Washington State Ventilation and IndoorAir Quality Code 2007 WAC 51-13*
*Current State Amendments are dated: July 1, 2007
** As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch
circuits serving sleeping rooms in dwelling units (R-1's).
Building Criteria
Occupancy Classification: M and B
Type of Construction: V-B
Floor Area: Building A 5747 sq ft, Building B 6592
Number of Stories: single store each building
Fire Protection: Buildings 5,000 sq. ft. and greater require fire sprinkler systems per FWCC and Buildings
3,000 sq. ft. and greater require fire alarm system.
Wind/Seismic: Basic wind speed 85 Mph, Exposure x , 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 five sets of drawings and specifications. Specifications shall include: x Soils report
x Structural calculations x Energy calculations x Ventilation calculations. Note: A Washington State
Registered architects stamp is required for additions/alterations (new or existing) of 4,000 gross floor area
or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW).
Submit two copies with King County Health Department approval stamp for all projects that include
food service facilities, septic systems or other elements within the project that require health department
approval.
08-100894
Doc ID 44578
Mr. Ngo
Page 9
April 3, 2008
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 eight weeks of submittal date. Re -check of plans
will occur in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from Community Development Services.
Federal Way has an expedited review process. Information is available at our front counter_
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of
Occupancies.
All construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, all subs, the general or representative, the architect or representative, the engineer or
representative, electrical contractor and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
• Building A will require a fire wall on the east side due to its location to the property line. See IBC
table 602 for fire resistance requirements rating of exterior walls.
• Provide two accessible parking stalls as shown on the site plan. Per IBC table 1106.1, two stalls are
required when 26 to 50 parking stalls are provided. One of the accessible stalls shall be van
accessible.
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.
08-100894 Doc 1D 44578
Mr_ Ngo
Page 10
April 3, 2008
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-941-1516, brian.asbury@lakehaven.org)
Water
A separate water service connection application (form enclosed) submitted 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, abandonment of existing service(s), etc.), following
completion of any required mainline construction, in accordance with standards defined in
Lakehaven's current `Fees and Charges Resolution'.
• Owner will be required to complete and submit a Water Use Questionnaire (WUQ, copy enclosed).
Information in the WUQ will be used by Lakehaven to determine specific backflow prevention
requirements.
Sewer
■ A separate sewer service connection permit is required for each new connection to the sanitary sever
system or any modification to an existing sewer service connection, following completion of any
required mainline construction, in accordance with standards defined in Lakehaven's current `Fees
and Charges Resolution'. Minimum slope for gravity sewer service connections is 2%_ In addition to
all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is
required on the private building sewer line, for all new or modified non-residential connections.
• Owner will be required to complete and submit a Sewer Use Survey (SUS, copy enclosed).
Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements.
General
■ Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units
(ERU). Residential equivalency for non-residential connections will be estimated based on
anticipated water use (1 ERU = 255 gallons per day for water and 220 gallons per day for sewer).
Owner will be required to provide a reliable estimate of proposed water consumption (commercial
and irrigation) for the property (information from a similar facility may be submitted in lieu of a new
estimate). Lakehaven's 2008 Capital Facilities Charges are $3,000/ERU for water and $2,891/ERU
for sewer.
a For any proposed change or increase in usage beyond the level of the water and/or sewer system
capacity previously purchased for the property(ies), Lakehaven researches prior system capacity
charges paid, if any, and evaluates the subject property(ies) for the existence of any available credits
and determination of a capacity `base level' for the subject property(ies). For any new or modified,
non-residential connections sought after December 31, 2004, Lakehaven will assess additional
Capital Facilities Charges (CFC) to property owners, where increased usage of the water and/or
sewer systems beyond the property's `base level', including increases attributable to usage
associated with existing service(s), is indicated based on owner's submittal of estimated water
consumption figures. Additionally, Lakehaven will levy, and the owner shall pay, a capacity rental
charge for capacity utilized, based on water consumption records, during a usage monitoring period
(not to exceed five years) above the level of capacity available following payment of any additional
CFC and/or new or modified service connections as noted herein. The owner has the option to make
full purchase of any system capacity deficit at any time-
0 Credit may be available for this property from connection charges previously assessed for water
and/or for sewer. Please contact Lakehaven for further detail.
I 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.
08-I00894
Doc ID 44578
Mr. Ngo
Page I I
April 3, 2008
SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-839-6234, chris.ingham@southkingiire.org)
Water Supplies for Fire Protection
There is one existing hydrant available at the site. A Certificate of Water Availability shall be provided
indicating the fire flow available at the site.
Fire Apparatus Access Roads
Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior
wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by
an approved route around the exterior of the building or facility.
Fire -Extinguishing Systems
An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire flow
or where the total floor area included within the surrounding exterior walls on all floor levels, including
basements, exceeds 5,000 square feet. Fire walls shall not be considered to separate a building to enable
deletion of the required automatic fire -extinguishing system.
Fire Alarm System
A complete Fire Alarm System is required. An automatic fire detection system shall be installed in all
buildings exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a
central and/or remote station conforming to the current requirements of the National Fire Protection
Association standards and/or the fire chief or designee.
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.knoxbox.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
FWCC Section 22-1657.
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
infonnation regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWCC 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.
08-100894 Doc ID 44578
Mr. Ngo
Page 12
April 3, 2008
If you have questions about an individual continent, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, David
Lee, 253-835-2622. We look forward to working with you.
Sincerely,
avid Lee
Associate Planner
enc: Land Use Process III Checklist
SEPA Checklist
Master Land Use Application
Lakehaven Utilities Handouts
Article XVII "Landscaping"
Article XIX "Community Design Guidelines"
c: Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire
Scott Sproul, Assistant Building Official
Ann Dower, Engineering Plans Reviewer
Soma Chattopadhyay, Traffic Analyst
08-100894 Doc ID 44578
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC)
Preapplication Conference Sign In Sheet
Calrev Retail
08-100894-00-PC
March 20, 2008
NAME
WITH
TELEPHONE NUMBER
-��
&,'/z
Zs - 8,3 —Z(33
n
U�(
Z 5-3 9'35- - Z232
��lF�Ps L�S�g
�- - Q 1%
25 3- - 5 o-
�S �u
0-sL,
Z < G
2S3 - e6o —0`?3c�-
IC G C011H+
C�j IVeiv, LL L
2 5 3— - E2 s'Z
i
u
—ff�i `iy�{DO
l
FILE
CITY OF
Federal
March 13, 2008
Tuan Ngo
Belay Architecture
708 Broadway, Ste 180
Tacoma, WA 98402
CITY HALL
Way 33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.Cityoffederalway.com
RE: File #08-100894-00-PC; CALREV RETAIL — REVISED MEETING TIME
1416 South 3481' Street, Federal Way
Dear Mr. Ngo:
The above -referenced proposal has been assigned to me as project planner. At this time, the application
and preliminary site plan have been routed to the members of the Development Review Committee. A
meeting with the project applicant and Development Review Committee has been re -scheduled as
follows:
Thursday, March 20, 2008 — 9:00 AM
Hylebos Conference Room
City Hall, Second Floor
33325 8 h Avenue South
Federal Way, WA 98003
We look forward to meeting with you to discuss your proposal. Contact me at
david.lee@cityoffederalway.com or at 253-835-2622 if you have any questions.
Sincerely,
David Lee
Associate Planner
08-100894 Doe I D. 44580
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: February 21, 2008
TO: Will Appleton, Development Services Manager (X2)
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King County Fire & Rescue
FROM: David Lee
FOR DRC MTG. ON: Internal - March 6, 2008
W/Applicant - March 13, 2008
FILE NUMBER(S): 08-100894-00-PC
RELATED FILE NOS.: None
PROJECT NAME: CALREV RETAIL
PROJECT ADDRESS: 1416 S 348TH ST
ZONING DISTRICT: CE
PROJECT DESCRIPTION: Two new single story, full sprinkled retail buildings
along 348th street.
LAND USE PERMITS: SEPA
PROJECT CONTACT: BELAY ARCHITECTURE
TUAN NGO
708 BROADWAY SUITE 180
2534416400 (Primary)
MATERIALS SUBMITTED: Preliminary Conceptual Drawings
`l
eA 1($aV fer
q1 AYItLti°� °�4 �l�5
Lqs�'j_p
T-'ve[D�� �G.t�i+rl Gif*AAr i7T�17IlUtcs
All�kCITY OF
Federal
March 4, 2008
Tuan Ngo
Belay Architecture
708 Broadway, Ste 180
Tacoma, WA 98402
CITY HALL
Way 33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
RE: File #08-100894-00-PC; CALREV RETAIL
1416 South 3481h Street, Federal Way
Dear Mr. Ngo:
The above -referenced proposal has been assigned to me as project planner. At this time, the application
and preliminary site plan have been routed to the members of the Development Review Committee. A
meeting with the project applicant and Development Review Committee has been scheduled as follows:
Thursday, March 13, 2008 — 9:00 AM
Hylebos Conference Room
City Hall, Second Floor
33325 8`h Avenue South
Federal Way, WA 98003
We look forward to meeting with you to discuss your proposal. Contact me at
david.lee@cityoffederalway.com or at 253-835-2622 if you have any questions.
Sincerely,
David Lee
Associate Planner
Doc LD. 44463
R6C,61Vg ASTER LAND USE APPLICATION
RTAIENT OF CO1 IMUNiTY DEVELOPMENT SERVICES
33325 W4 Avenue South
CITY OF FEB PO Box 9718
r ���� Federal WayWA 98063-9718
Fe d e ra I Way C aF � � 253-835-2607; Fax 253-835-2609
CDs R,qL �� Y www.ciryoffederatwU.com
APPLICATION NO(S)7`i — I oc o `y — V PC, Date
Project Name _ (� �} Ui�
Property Address/Location
Parcel Number(s) 0,;Z I G! d 3, `7 _
Project Description au_L2 ,� l_ \2 �� #xt t & ,11 Z A GN ,�67
tp,;,Q iWdZ 1e W % 1) o
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
�j.ot Line Elimination
�j' 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
Zoning Designation
Comprehensive Plan Designation
—0' Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC)-
14 Occupancy Type
5?5 Construction Type
Applicant
Name: ] w kiA �,l k f
Address: -e 1 V p,e(6i 1JCL+: a i i'-C �U
City/State: • Fjp [c, n414 `4
Zip:
Phone: 2_S � - 4'} I - (o y. 06
Fax: Z�-3 , y `t I r (� Lf° 1
Email:
Signature:
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name: 4y 11 is 4V �f E14STA_LL
Address: r p 1 ),v P1 i 1'I ST 5•T E A
CityZip: ate: A -A b,.4 I2 ,4l l�J A
Phone: f rl� 0& _
Fax:
ign St
Signature:
Bulletin #003 — August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application
SITE PLAN:
• North arrow with scale.
• Total gross floor area of all proposed floors or
levels.
• Site area.
• Type of Construction and proposed
Occupancy Type per the International
Building Code.
■ Existing and proposed property lines,
sidewalks, existing right-of-way
improvements, and street edges with existing
and/or proposed easements.
• Dimensions of existing/proposed structures,
parking and drive aisle layout, property lines
and right-of-way, including location of barrier
free stalls.
• Areas with slopes 40 percent or greater on or
within 25 feet of the site.
• Existing and/or proposed access points,
including driveways within 150 feet of the site
(both sides of the street) measured from center
lines of driveway (250 feet when development
abuts Pacific Highway South and Dash
Point Road).
• Total existing and proposed parking stall
count.
• Approximate location of proposed storm
drainage facilities.
• Environmental constraints such as existing
streams, ponds, wetlands, natural drainage
courses, wellheads, and other surface water
features on or within 200 feet of the site.
• Width of existing and proposed perimeter
buffering.
• Existing and proposed landscaping.
Landscaping and significant trees may be
shown in masses on the plan rather than
indicating individual tree and shrub species.
Refer to Federal Way City Code (FWCC)
Chapter 22, Article XVII, "Landscaping,"
for further information.
• Show proposed internal roadway design.
OTHER REQUIRED INFORMATION (seven copies of each):
• Vicinity map. XIX, "Community Design Guidelines," for
• Front, rear, and side building elevations further information.
indicating height. • Statement of existing and proposed use for all
• Provide a statement of architectural design structures located on the site.
intent, including finish materials and • Floor plan.
colors. Refer to FWCC Chapter 22, Article
Projects will have "vested" rights for development to current codes and ordinances only upon having
submitted a complete building permit or subdivision application, or following land use approval.
If you have any questions about preapplication conference, contact the Department of Community
Development Services at 253-835-2607. Please be advised that a preapplication conference request
lacking the required information will not be accepted.
Project Name: C0.•Y �SLU KA`�kCL�i+ ` File #
Applicant or Agent: _ 1,1�� �rb Date: k
Intake Staff Initials: �'� Date:
Bulletin 4044 — January 1, 2008 Page 2 of 2 k:\Handouts\Preapplication Conference
'� + h / 1 '• 21830 SF
_ w /
ki
276.09
29e.09 •I i� , 169.81
i r+a4-zs-4z'
157257# I'
38675 S / ��� 12
3, 61 AC R0. ESMT. PRNAT
m
9iC0 N 89 51 38 W
2.15 AC 67.18� ___._-. �....�.....� ... �' ;[� 298.03
9173 2.63 AC 130."(sP) : m
/! 142895 S
3.28 AC 95180 SF
91/$ ( 0 1 w 13 1.18 AS E 50
.1 00G5
�"I92.2.6_.•, _.__.. __.. _... ...--?-�...`..` •�T _-�-"--�x__T_ 724-66 N ,'y 7 OOSL'
..- '1 • ~ �. Z 6. 7,�._" _ lL89-4d-48.
m
LOT S-1
� N 88-93- 6 W 524 .26 (P) ' . o
a: .I •4 e • A v .nM1
215470 w i '� o 270560
��,_ TEMP. 63 70.79 14 1 ^I
'CUM -DE -SAC ( 1 '16 225114 0
EAST CAMP " Si�0055
N 39•C;-38 N �I 169.91
If 1 93066p 'a �` FIN PCL A u ZI W I 13901#
°� M E D. CENT R D I V. I 56600 SF i� «g 6S 90'64 e` AFC&I�32 5 m ai LOT S-2 00J0
38144 SF I� C RR dQ; ,
'',• VOL i9234 1.3 AC 1 .Y O 2 S,G 32889# 4j ' i 1 m
0110 !. dap 0075 ` So. u� 60.01
193.78 Zi 88-93 16 W 0070 'jl / I'�-.•-•------•••:7' 3s ��I 85.93 -
312 136. 38 0n• ld 24 784 173 ' ^• q`y 6Q1336, 7ya6,00, d2 Im + 22 72
����' FW BLP, 99-0005 ti 20001009900005 6 PCLB i
tt a v d a ,�I nl' r 12292# 1 m LOT S-3
' @ LOT9 .rr 8 T Iw aer 6 00177 s�-� F C m B-�.6�...�139.3z -. 297.7zr 55.35 00$0 r I fl jn
m
£. LO, 8 �ml� a li v
N FWLLA 9' 100339-SU mlN 9 t7± fl jl' 78712#
20040, b1%QOl� � H 88-43-16 17 w I __--.____.. __---_._•--_.__-_.•.__•_ 9065 I I ' R' Iw � -
v =., 28559#
1�0 .-�•C H• p8, 9q w z n •! / , r 17 22590 SF
-l^i s d2 j 0060
0085
�,\ , N b•1.5 . o 'S�sS 3•. n 2d i 24 ^ �5' �M1li � = 297.76
• y 15083 SFr, °�?I 140.18 i
209964 1 N �I 69950# 16T.5S
0 0050 z 3553000 se -
�� s 224060 0U `1 ,ly ' AC :Ir-------------------- _____--------- ____ __ 9055-_-
1 N 88-43-16 W
r 4 �• c01 50�
010E 98 .f�`F b N -4 W $ 1 - 18 w e 22585 SF j� n
s• e h 72• gT� �' yy i4L „ a o + !i, Lli. OF S. 250' SN IId HE lId• se 11-0 L tt 1 9 ! LOT 1
Sl 2 � y q 45 S 89-41-28 E 2i2.96 116.09 r 2'h 1 252.98' } '( 291.63 1;0 C. 1 30 jP N
'•. •,, --3 �38 SS6_•r-~• �g og tna p9j862s 4 IoI.
a •: nQj:� •/ 7!.71 9Sry'�,1.2`'� kk NB9118.201Y _ 115 S 89- 7-36 E PS i22.8*�� 89537-3fi Z77.61 50 f,y N KCSP682059-
�. 'r H 78•41 h �3 2•y 13 Wry.` 17692p ,n pN / L11.89 !-'+5' RD. ESMT.
ry-N-.la I 21999 SP ��.°0. I ' m 330 +/-
�1 W87 !11.9 K.C.L.L.A. 284010 350
N 89-3
i I !-..
'" wy j N FW BLA 97-0005 1 0095 -^
9710089007 7. 99.28 9.15 59.15
62. BS 67. 15 -.
110.63 �w KC LLA # S89M0044 36.3 w.• -..,. - `
I SF .�a' c' �w c 1 w .m 2 3 .pa� ^• 1 .n ...
rc qSv 14431# 159410 pa 44 18999# o-�f Proposed R/W sT 41S
�g 2s•,�2q S2d ,yS�N 0(il(i s OzO 0030 Rio 4 C Ord 07-546 y SD .wl ro„�tiv F. N z
�1 I
4' 90200 5F� a "� tiry hg z p !+ �� t H
72 �5 'S5 131.65 I SAID 5 6g �,1 y ti 9��0 I LOT 1
i 20 i ; 22
-- .]7IA a14.at P 5E8-34-99E Li q+2.{ 9133 + e 1 S p12��' x 34563 $E
_ ` 1i8.36 i 22084 SF 25585 S {I m50�
4917/506 - 20 670da2282 a•":��,A5i3po�aa�-z r+'I 9 DOna2`l0'• • rl as-dl-s2 iP y 1 g gI 3S 53 9145 '1,1 0 �� 41999 SF 0 .59 AC i, I' 23721 3 w 20 1.50 33390
I NO D!R1:CT VEl!ICULAR ACCESS FROM LOTS 1,2 6 3 05 E 902i 0100 0115 1 3334
_ -175 1d - 5 d9-j7-36 E 3 36-3 62.. 85 p �i 19.13
3 9077
�+ ,o ,$ 4007/289 1 •--••-950620 7H6 -• 0 :15 _ �100 FZ C i' 87. 15 g5
- - - - - - -•- 3SS_fi8 -�-• j42 ! E. _ 220 196.58
N BB-39�99 !9 S 89-37-50 E f o;
-- - -- -•- 294.91 (SUR) ---
11
12 11 - - - - - - .. L - - . - - - - -
e
---- ----- 861100342 - z o s _ ^•/ - - - - - - _ - - - - - - - - - - - - - - - - - - - H ST
S. 348T
__x______-__-- 8 8290'J71 --� / - -- - - - - - - - - - - - - - - - - P� u 362
20070912001799 - 5` Proposed R/W~ R�1S - - - - - - - - --- -- -- -- - �---- - --- -- -- -- -
FW Ord 07-546 - C Ord 07-546 2g s ri - - - --- - -- ------ ,.0
_ 6 ` NI PRIMARY I MA RY H WY (JCT. P.S.P. NO 1 TO AUBURN) -• y ,-_ QD. DS; _
7� ��. STATE
4
PC_ ri S 67-10-49 E' ail NO 4
15.00 tiyYl h. o
446/551_� .,
y 266 54 NeB-24 L2W 69. 28P _ - - 95022¢0399�
�, 126142M 50 1 36. of 177, U7 293. 98 ��;Yfr-51r
3ti1 20050524900001 z.90 Acrll `, •'F{ jST SR .11
„�Z
li 85-07-3Z ii. �/ 7 10 29 7?, :6557 8+7 .11
w �+
KC LLA 8602004 n^ 7S9.D0 8 00 1H.04 I 65 , a
20, 62 127.98
60
36003# 45605#
W 0070 1.05 AC --- - -'�
0080
v /f 3DZ.00 89. 98 346824
0060 7962 _ 25: i40 + h•
.y ._---•___-.______-
'. 36360 SF a7 3 #
6z.s¢ 0100 11 k
Z28.25702 , 91 2 7-.91
N 86-07-32 N 90�Ij y i y I
22 29207# �
90. 50
13
y 1 ry r a - f 14
c.4.
r • ti'',�• 6 P,I � i-----'•-------i
-----------
'7 .s 57
3P
.-9 „2q 96. 10
�.. j
w
P
25267q
129099 SF y Cv
[635.731 _
__.. _. 85- 2.85 AC
Y o0
N DT-l.fi .2
d 4:A.91 %T a 3
1 35. 1': -----------
��
p-lot
7jA A� 4
It L U400.
A5160G] AT C I
X v
S W
OM
M A, 145�
U71 17,rk
700
tA
/V\*
too
'T
LC MG
row
to
-N N V
bpop
0\/
orm*40er 1OWN -',A pjR I A J�.� J� LL
4o" fAL
I N WiT
LAN
7- -7 Opp,
13
��A
Uw.
H OV11
7 1'
ANO 's
%
loft
-Ai
T
or MA
r
�01 L" V �AT WILL
�T
Re.
L qj
boN
U0
Ilk
-00)
N (4P,,
wop
OT R W I
R COT
.0 ED
N ve
L 0.'., 5,.
14
.. . ..... ........
7coo�
r tA
lop.
IL
AL
0 A
r
.,3 �05 H F—�
jvl'
L) N,
_,L t.<
rv7N'., r:�i imolf, - /A Wi. Co
r�-,� AD', f c`tHA
LA
H 1B 10
TR, F-oAT AimoN7` I t�li
wo
Af
L
N
iBvsS* U
Ott'. Ir
fte
Ak
V.
S
Ov ily
IET�AN
*-wk, A
It IL
T A
0
14;VA
ro
ft
Ar%, Qrrc
F'
Aw"
A
A
4'.
ANW,
],Pic
Vol"
�A
0--o"
A
$Mwooe.;
+ 07'
of
Z72**JF
-I-- V 40
4:�Zr r
61
OF.- V:
I coo vie
OR
TOO"
*4 -A'
H'
AS I, OR TP PA T/A
p ' A '0
gf:��c fFO15 M UIST 5t� ANF.-o
F0 U tt40''
r7
IBU
4 A -0 ENO* OF7 r 4�; f�o:
1A,
Nil
0 :5�� I 4-v
-�Q
r
Tg
rZ
woo- 0.%k
WA., t
Aor,
-:.A
TME,
woo
0 Al N` C
4 L
W*~ oo*w oftoo", wwAft 1A Awsm!, mat 'pip 0
WN
OV4 -HAIN
mo,
v
f
4 01 t
L
It
A-Am, N,p 61 1
4 4414"
.............. ^
mow,?
%
. . _,., : I .�, I I �
-7 - , i , - .
V I 7C,:o CA C) I
co M
40000,
V.
7 .........
00
VIA f ='IRT1 r-;� Wlt7" T:-"-A Mnl )"r-
611�
woo lit �'o
v
to
to
Dz:�
CA5 CA
.7
3, a
1 0 L ay� A&
L
JiF
UM Ry H E .\lR' G��Tt:;O.,
ro" 7*
Cot(
17 7
f
Oro"
LA
A
Vt
;A
14
:j '"'we
37
.7
� 906MI,
ji
rowl e , v I
DAAWW�
'C HE C- t< E: 1)
%
04.0.0," vw - 0 ow 4
Pt --
A
Alt'" 1- 1
C,ft
D A T Fe'
T I
p
DES
If
11' T 1.1' Z"' 'S�o`
R L A' EVJ SION
.4
'.:-AND-.'-N0.,TFS.
REFERENCE INFORMATION",
7r
14A
I H `1 FZ Av� 0 cc?vt*�l
�, U I N
C '00"t U N
A� M..
71Y
"'a"041 0*" 1 C-47 10
k,?,- J� �J
� 0�0
T
Jill I I P
t III$ a 1-11 1,1 "I'l 2_1 Jul 0
4w
A N ASSOUIATES
CQNSU IN G.- E*Ny G I N it .14:
'A
V's
L —7:
too 1 1101, 0 ml It'll Pol IMAM''
o X eA I 7A RY, �5E� wtra,
16�
WA FE
MA! �4
771
W=
�4A I Lao 0�<
[o fo m� 410"%
.7.
5 =I.AS .�Fot 4%4*10
f GOAI� ro�o
H.r
T Immo I G
1 NT F"Xoot 0.", to I ts-1 E�'
114, lk�
EGA7 Foow*
e� ED CAF 4
U.:
r RA
7
'Ile
Am_
lzlo Nc
7�
4T
54 R
1. %
.(p
1311,
;A
- f
Pit,"
4"
V
:L
";e
A W m"'T E R
R-F
1% x. -s
Al i�
A I
V,
M A. l-A'O% M,'E 'a *":r D�1�."
4
if I t I
APPRup"" &AL
Special `uon' e ow.,
3 GN Eff a to m in a a I'ATE"
t- 4,1
S'U SM I T. T 5 0,
v
N. A"
L)
soINN - -0. Z �:,. 1. 1� , I 'o � W.
'n
'o
io Lj
af 1A. t, t. Z14:
vA
77-
�vw
Pm�
A
C
E
Ct.
cy")
00
C>
U_
Uj
0
0
qt
C:>
E
co
z
PROJECT INFORMATION
SITE LOCATION
1416 SOUTH 348TH STREET
FEDERALWAY, WASHINGTON
PARCEL NUMBER
2021049088
LOCAL JURISDICTION
CITY OF FEDERAL WAY
KING COUNTY
LEGAL DESCRIPTOIN
BAAP 30 FT N & 355.48 FT W OF SE COR OF
NE 1/4 OF SE 1/4 TH W ALG N MGN S 348TH
ST 100 FT TO E LN OF W 200 FT OF SE 1/4
OF NE 1/4 OF SE 1/4 TH N 0-32-05 E ALG SD
LN 222.48 FT TH S 89-37-36 E 22.89 FT TH N
0-34-16 E 5.64 FT TH S 89-37-36 E 105 FT M/L
TO W LN VICK ADD TH S ALG SD W LN 70.01
FT M/L TO NW COR LOT 20 SD ADD TH N
89-37-36 W 27.75 FT TH S 0-34-16 W 158.12
FT TO POB TGW E 85 FT OF W 200 FT OF N
222.48 FT OF S 252.48 FT OF SE 1/4 OF NE
1/4 OF SE 1/4 - PER KC LLA #284010
SITE AREA
ACRES/SQUARE FOOTAGE
41,998 SQFT (0.96 ACRES)
TWO NEW RETAIL BUILDINGS ALONG
SOUTH 348TH STREET IN FEDERAL WAY,
WASHINGTON. THE BUILDINGS ARE
SINGLE STORY WITH RETAILS. PARKING IS
LOCATED IN THE FRONT AND REAR OF THE
BUILDINGS.
T`
ft
.... ... .
is
IN
fr
----------
CODES UTILIZED
2006 IBC & WAC Supplement
Community Design Guidelines
ZONING
bussiness Commercial
TOTAL BUILDING AREA
Building 'A' 55747 s.f.
Building'B' 6 592 s f
Total 12,339 s.f.
MAXIMUM BUILDING HEIGHT
351-011
ACTURAL BUILDING HEIGHT
271-211
PARKING REQ'D
1/ 300 s.f. (gross floor area)
12339/ 300 - 41 stalls
PARKING PROVIDED
45 stalls
HANDICAPSTALL REQD
(1 -25) 2 HC
HANDICAPE STALL PROVIDED
2 HC
LANDSCAPE REQD
Article XV1 1 (LANDSCAPING)
Section- 22-1567 Parking lot Lanscaping
20 s.f. of lansclapie uplo,4�,,ata.11s,
45 (stalls) x 20 s.f. - 900 s.f. of lanscape
LANDSCAPE PROVIDED
1,797 s.f. in parking lot area
A+ 1 12 13
is
Nl
q�l
sfj
PRQJECT DIRECTORY
6 11
mm.belayarchitecture.com
p. 253-441-6400
f. 253-441-6401
tango@belayarchitecture.com
p. 253-383-2422
f. 253-383-2572
eric@malsam-tsang.com
M
GENERAL
G-001 COVER SHEET
CIVIL,
LANDSCAPE
A
AS-.01 SITE PLAN
A-1 .01 FIRST FLOOR PLAN
A-2.01 EXTERIOR ELEVATIONt
HVAC SYSTEMS
PLUMBING
ELECTRICAL
FIRE PROTECTION DEFERRED SUBMITTAL - BIDDER DESIGN
w
w
E
00 CO a) 0
F-i
;191Y/■'
C/) 0)
a)
Cn
CU CU CU
>
CU CU
J
2 CU 0
E
co
w
co M cei
C) co CO4 Cq
v,, 7,ra
7,,,�
4.
........
......
M
Project 029A
Cover t
yy
G,,001
J 4xr 2'1110t,
}
R
r}
7
s
i
5
it
,,;
FENCE COR, I
PROP. COR.
AFN.* 7612010615 a
64
1l f p s ! fl J i
{
A'� t
f
x IRV
i
}
t
i
2
FIELD MEASUREMENTS FOR THIS SURVEY PERFORMED WITH A 2" TOPCON
TOTAL STATION USING TRAVERSE METHODS THAT MEET OR EXCEED
THE BOUNDARY CORNERS AND LINES DEPICTED ON THIS MAP ARE PER
RECORD TITLE INFORMATION AND REPRESENT DEED LINES ONLY.
DO NOT PURPORT TO SHOW OWNERSHIP LINES THAT MAY OTHERWISE BE
DETERMINED BY A COURT OF LA W,
THIS SURVEY WAS PREPARED FOR THE EXCLUSIVE USE OF THE CLIENT
NAMED HEREIN, TO BE USED ONL Y FOR THE PURPOSE FOR WHICH IT
WAS ORIGINALLY INTENDED, ITS USE DOES NOT EXTEND TO, AND IS
NOT AUTHORIZED FOR USE BY ANY UNNAMED PERSON OR PERSONS.
THIS SURVEY IS NOT TRANSFERABLE TO ANY OTHER PARTY WITHOUT THE
EXPRESS PERMISSION AND RECERTIFICATION BY THIS SURVEYOR TO
ANOTHER PARTY.
COPYRIGHT BY CRONES &ASSOCIATES LAND SURVEYING.
LEG, E.
1/4 COR., AS SHOWN
RECORD MONUMENT, AS SHOWN
(NOT RECOVERED THIS SURVEY)
0 FOUND REBARIPIPE
zL FOUND G NAIL, AS SHOWN
0
SET 5/8"
REBAR &CAP, LS
29537
(C)
INDICATES
CALCULATED VALUE
PER ROS 39/299
(D)
INDICATES
VALUE OF RECORD
PER DEED
(H)
INDICATES
VALUE- HE10 FOR THIS SURVEY
(M)
INDICATES
MEASURED VALUE
(P)
INDICATES
VALUE OF RECORD
PER PLAT OF
VICKS ADDITION (45127-28)
(R)
INDICATES
VALUE OF RECORD
PER ROS 391219
CHAINLINK FENCELINE
WOOD FENCELINE
RIW RIGHT OF WAY
CER a }iVEYORS
}
MiMtl11YP wbMM+. MM+�M�1 �MMM�aMIMM Y�MIwelrfw�rtYlw wYlaw Mxr� wMM�YIM Mi11Yw MSInwM+1eMMMlw n,�M1UMr rgo4alMM aiRM1ius Mw1aYw 1wRMMaa M MSYMe rtMAUMM NMM+w �a+nAWw M+Mw+
J MEN' D., CRONES L.S.
s t d J ,tf�.
THAT PORTION OF THE N,,,E 1 4)
1
SECTION ;:�U TOWNSHIP NORTH, RANGE .04 EAST, W46mo
rt ,# an�rwwworr
{ ,
¢ /
d'
t
r
«.w2S77
� xvt
n
e
'
U
�
S v,
k
a
_
4 n
k }
J
u=
3'
c
4
b,r
�
n y
t
a
n yS
E
k
�aa �r,r`rr�rrr'rrrr,r�rrrrr�rr,,
ty}
rt
p
�+Y.:,o`4 .m�,. =Ntt ,,v:a d<e z�lvna ae rrma +2
uav an ,aexse+nrp a+,:. erg rs.��ro. =c. �., Nax„
mwax x
$
y
a
3
t
9;
k:
{r
{
s
1 Of mommalum"
1
A
x
12
CITY SIDEWALK
w
U->
C)
E
CO CO a)
M c=
C= C:) E
CIL
CD 0
0
cc
>
ca c) c)
:;�: "r -a , 4-
cu
C2
't 1 't '
J
E
0
co o
w
0 m
Epp 1 Bp
CD CO LO LO
CN CN
U:z
F—
LLJ
0
11--
ui
(D
z
c/)
C/)
=
U)
llqt
cy:)
>-
cu
¢
U
CL
W0
0.
cuU)I
C.0
Iv-
0
UJI
(D
L.
LL-
CL
x
x
FLOOR PLAN
—0"
SCALE: 1 / 1
7T
SCALE:V-01)
w
dx
D
Lo
00 co
m
C
CD 0 cn
D CD
::*- -cd- 5co%
Cto
>
4z
co to m
J
2 E
cn
co m
CD m U41) Lo
04 CN
(D
;_;p
J
uni
a
(D
�
Z
cn
>
=Q
0
L.lJ
(10
m
CL
CL
o2
uj
(qcl-.0
T
C)
LU
LL-
CID
L.
CL
opploll''I'l � I
III I
p I I
man=
to
F or
lu Plan
J)
12
13
14 15
a
9
Immmm
EMMMI
mmmmi
mmm
... ....... ........
.. ............ ..... . ...
7� ... ...... .... ...
Immms
mmmm
mmmm
Immmm
am==
m Mm
..... . . ........ . .
.. .. ... . ............. .. ... . . . .
BLDG, 'A' SOUTH ELEVATIONS
11 SCALE: 1/8" = l'—O"
T,O, ROOF�'
T 0, PARAPEl'v
/-0#
T,O, STOREFRONT
0-0#t-
O6
- P'V
FINISH FLOR
0#
T,O, PARAPEi4'
2 0 /-#-
0to
o-o°/Ob-
FINISH FLOOR"
m
MATERIAL
SCHEDULE
&FINISH
MATERIAL
STUCCO
2
CONCRETE
3
BRICK
4
GLU—LAM
BEAM WIMETAL CAP
/5
STEEL
6 6
STANDING SEAM ROOF
FOAM CORNICE
17\
METAL
ALUMINUM
STOREFRONT
— ------ -- -
FINISH
Pi
P2
P3
D
E
F
TBD
NIA
w
w
LO
c:)
00 CO W
cu
E
a) %4cc
cc c=> c)
,4. Ict
CIO
J
2
cn E
w
8
00 m
Im
m Ul) Ln
r--- C%4 CN
W
wammomm
ofmo
:z
0
CL
0
ui
uj
z
:r
U)
U)
CL
00
F-
Oui
U)
u-
I, pill p 1 11
01
ions
Elevat' &
W'ina'ow Types
E
co
13
12
I
m