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19-104441
CITY OF Federal Way Centered on Opportunity October 25, 2019 Mr. Howard Kitnura H.G. Kimura Architect, PLLC PO Box 59415 Renton WA 98058 li +kiniura r ccnncast.net CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www, cityoffederalway.. com Jim Ferrell, Mayor Re: File #19-104441-00-PC, PREAPPLICATION CONFERENCE SUMMARY Pape Kenworth Northwest, NE Corner I-5 and S. 320" Street, Federal Way Dear Mr. Kimura: Thank you for participating in the preapplication conference with the Ciry of Federal Way's Development Review Committee (DRC) held October 10, 2019. 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 Water and Sewer District and South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Senior Planner, Stacey Welsh. You can contact me by phone at 253-835- 2634 or by email at Nuleg.sve sh itDcit ,ogre era WaV.cn]tia. For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about dae preapplicati«n and permitting process can be referred to your key contact. PROJECT DESCRIPTION The proposal is to annex seven parcels into the City of Federal Way and construct a 55,000 square foot truck sales and service building for Pape Kenworth Northwest and an 8,000 square foot body shop, outdoor sales and storage of trucks, and associated site improvements. The project is proposed at the N.E. corner of the intersection of I-5 and S. 320th Street, on King County tax parcels 092104-9028, 092104-9139, 092104-9316, 092104-9187, 092104-9140, 092104-9160 and 092104-9206. The parcels are currently within unincorporated King County. The proponent would have to annex into Federal Way- This Pre -Application submittal was reviewed as if the property was in Federal Way and zoned Community Business (BC). This summary is for informational purposes only and is not a guarantee or determination dint the property will be annexed or assigned BC zoning. 19-104441-00-PC Pape Kenworth Page I of 18 Doc ID 79630 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. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the comments made by all departments in the following section of this letter. Planning Division • The project requires annexation into the City of Federal Way. • The project requires a Process III land use application with SEPA. • There are numerous regulations related to setbacks and site development contained within the use zone chart for FWRC 19.220.030, Outdoors, Yards and Landscaping, FWRC Chapter 19.125, and Community Design Guidelines FWRC Chapter 19.115. # The proposal describes wetlands and steep slopes on the property. RXRC Chapter 19.145 regulates critical areas. FWRC Sections 19.145.410-440 discuss wetlands, and Section 19.145.440(5) addresses wetland buffer averaging. Per code, the buffer at its narrowest point cannot be reduced to less than 75 percent of the required width, and is decided upon using Use Process III, which would be reviewed concurrently with the already required Use Process III land use application. Sections 19.145,220-250 discuss geologically hazardous areas. A separate Use Process is not required for erosion hazard area impacts, however see F\XIRC 19.145.240(1)-(3). Current critical area reports prepared by qualified professionals in accordance with city code are required for any wetland, wetland buffer, or geologically hazardous area impacts. • The submittal asks about combining the seven lots into two. A Boundary Line Adjustment (BLA) is required to revise property boundaries. A BLA must meet all applicable City requirements. See FVGRC Chapter 18.10 and the enclosed handout for this information. This process can occur any tune prior to issuance of building permits. Public Works - Development Services Division ■ The project must comply with the 2016 King County Surface Dater Des gn Manual and the City of Federal Wav addendum to that manual. Conservation Flow Control and Enhanced Basic water quality requirements will apply. In addition, Best Management Practices and Oil Control will be required, Public Works - Traffic Division Transportation Coneurreney Management (FWRC 19.90) — Transportation concurrenry perm -it with an estimated application fee of $9,032.00 is required for the proposed project. ■ Traffic Impact Fees (FWRC 19.91) - Traffic impact fees are required and will be assessed and paid prior to building permit issuance. • Transportation Impact Analysis (11A) — A specialized land use trip generation study prepared by a licensed engineer in Washington is required to determine the number of trips generated by the development and to assess other significant project impacts and determine traffic and safety mitigation measures not identified in the concurrency analysis. • Frontage Improvements (FWRC 19.135.040) — Construct improvements and dedicate right-of-way along the property frontage on S. 32001 Street and 32^d Avenue S. to adopted roadway section. In addition, the existing traffic signal at S. 320i1' Street and 32A Avenue S. would treed to be modified as part of the street improvements. 19-104441-00-PC Pape Kenwonh Pagc2 of 19 Doc 1D 79630 ■ Access Management (FWRC 19A35.260) —The development shall meet access management standards. Lakehaven Water & Sewer Is Certificates of Availability for water and sewer are issued by Lakehaven. Certificates are valid for one (1) year from date of issuance. • Hydraulic model results (FF #94) indicate that Lakehaven's standard maximum allowable system liquid velocity of 10 ft/s, at no less than 20 psi, is exceeded in the existing proximate water system at a fire flow rate above 5,400 GPM. "Phis flow figure depicts the calculated performance of the existing water distribution system under high demand conditions. Fire flow rates greater than available in the existing distribution system may be accommodated through water distribution system improvements. On -site hydraulic system calculations may need to be determined during design of the on -site water distribution system improvements. • A Lakehaven Developer Extension (DE) Agreement will be required to construct new (on -site fire hydrant) water distribution system facilities for the proposed development. • For water use during site construction/development, the existing water service(s) must be utilized for this purpose. • A Lakehaven DE Agreement will be required to construct new sanitary sewer system facilities necessary for the proposed development, including extend-to-far-edge(s) in accordance with long- standing Lakehaven policy. Lakehaven's current Wastewater System Comprehensive Plan indicates sewer trunk extension to the property from the east; however, Lakehaven would consider, and presuming downstream analysis supported, extending new sewer main from the south across S. 3201h Street. • Applicant will be required to complete and submit a Sewer Use Survey (SUS). Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements (if any). South King Fire and Rescue ■ A Certifiaate of ' IllaterAvailabilz'ty including a bydraolie fist floly model shall be requested from the water district and provided at the time of building permit application. • This project will require at least one (1) fire hydrant in the approved location on the west side. • Additional requirements pertain to emergency access, lock box, sprinkler system, and Fire alarm. 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 Stacey Welsh, 253-835-2634, stare .welshC�]a.ci offederalwa .com 1. Annexation — The parcels are currently within unincorporated King County. The proponent would have to annex into Federal Way. An annexation application was submitted on September 26, 2019. This Pre - Application submittal was reviewed as if the property was in Federal Way and zoned Community Bus111ess (BC). This summary is for informational purposes only and is not a guarantee or determination that the property will be annexed or assigned BC zoning. • Discussed at meeting. The order of application submittals was discussed. Applications cannot be accepted until the property is annexed. After annexation, land use and SEPA applications can be I'a e 3 of IN Doe ID 79630 19-109441-00-PC Pape Keuworth 8. submitted for the proposal. Building permits can be submitted after the land use process concludes. 2. Zoning De.rigmztion and Use — The subject property is designated Community Business (BC); the proposed use is a truck sales, service, and repair development, which is a permitted use in the BC zone as listed within and subject to the regulations set forth in the Use Zone Chart of FIX/RC 19.220.030. 3. State Environmental Polio)Act (SEPA) — Pursuant to FWRC 14.15.030(1), the project is subject to environmental review under the State Envifonmerttal Poliq)Aet (SEPA), as the proposal exceeds the flexible thresholds (development of a more than 12,000 square foot commercial building and 40 parking spaces). An environmental threshold determination made by the Director of Community Development must be issued and the associated appeal period concluded prior to issuance of a land use decision. Public notice will be required as established in FWRC Title 14. 4. Lund Use, pplication — Per the use zone chart, the project requires a Process III with SEPA. Process III is a review process conducted by city staff wish a final decision issued by the Community Development Director. The Process III decision criteria are contained in FWRC 19.65.100(2). 5. Lund Use Revieev Tirraej;nzve.r—The Planning Division will notify the applicant of the application status within 28 days of submittal. If the application is determined complete, staff will issue a Letter of Complete Application. FWRC limits the administrative review to 120 days from the date of a complete application. The 120-day review period will stop any time the applicant has been requested by the City to correct plans, perform required studies, or provide additional information needed to issue a decision. The review period will begin within 14 days following submittal of requested items. Please be advised that any request Cot corrections and/or additional information must be provided within 180 days of written notification, or the land use application will expire. 6. Public ATotice — Process III applications require a public notice and comment period. Within 14 days of issuing the Letter of Complete Application, a Notice of Application will be published in the Federal Vaj,, Mirror, posted on the subject property, placed at the City's three designated notice boards, and mailed to property owners within 300 feet of the subject property... 7. Land U.,eApplication Submittal.Requirernents— Please refer to the enclosed Bulletin #001, "Submittal Requirements for Use Process III or IV," to determine what materials must be submitted with the land use application. 8. E�ed of Ure Process Decision — In accordance with FW'RC 19.15.100(2), "Lapse of Approval - Generally," the applicant must substantially complete construction for the development activity, use of land, or other actions approved, and complete the applicable conditions listed in the Use Process decision within five years after the final decision of the city on the matter, or the decision becomes void. Provisions for extension of time are contained within F``VRC 19.15.110, "Lapse of Approval — Time Extension." 9. General Zoning Regulations — The use zone chart of FWRC 19.220.030 (enclosed) provides regulations for - the proposed truck sales, service, and repair use. The applicant should consult the referenced use zone chart prior to submitting a Master Land Use Application to verify all site components and proposed uses will comply with city code. The following is only a portion of the zoning regulations governing the proposed use in the Community Business (BC) zone: Truck Sales, Service and Repair Use (F%VRC 19.220.030) Required Yarc(r, ,Lot Coverage, 13uildutg Hezglit, Parkin g — Required yards, lot coverage, building height, and parking are: 49-10444 1-00-NC Nape K-, on Ngc4 of IS Doc ID 79630 i. Front/side/rear setback — 20'/070' (property lines along 32nd Ave S are adjacent to residential zones; 32^1 Avenue S. is considered the "front" yard). ii. Maximum lot coverage — None; the buildable area will be determined by other site development requirements. iii. Maximum building height — May not exceed 30 feet above average building elevation (AABE) when located within 100 feet of a residential zone (located on parcels to the east of 32nd Avenue S.); otherwise 35-55 feet AABE. (See special regulations and notes #1 and #2 from the use zone chart.) iv. Parking — One space for each 300 square feet of gross floor area. The number of parking spaces required by code may be reduced when a parking study is provided in accordance with FWRC 19.130.080(2). Parking lot design criteria are based on the enclosed handout. v. Outdoor parking and service areas may noit be closer than 10 feet to any property line. (Portion of Note #4 from the use zone chart.) vi. Auto body repair and/or painting may be permitted under this section only if: a. Building layout: and design mitigates impact of dust, fumes, noise, glare, odor, or any othct discharge on neighboring uses and natural systems; protects neighboring uses and natural systems from accidental spillage., leakage, or discharge of hazardous material and pollutants; b. All operations, service, painting, and repair must be conducted within enclosed buildings. (Note #6 from the use zone chart.) vii. Except for principal sales lots, outdoor storage areas shall be located to the rear and/or side(s) of the principally -permitted structure. (Note #7 from the use zone chart.) 10. LrensJi pdng/KeluiMang W14,1ls�.Fendi�-- Landscape requirements are contained in FWRC Chapter 19.125 "Outdoors, Yards, and Landscaping." Following are the key landscape requirements for the project. (a) A landscape plan prepared by a Washington State licensed landscape architect shall be submitted with the formal application. Please follow general guidelines outlined in FWRC 19.125.040(1) through (28) when preparing the site plan and planting schedule. (b) Per F vVRC 19.125.060(6), for properties within the BC zone: i. Type I landscaping 15 Feet in width shall be provided along the perinieter of property abutting a residential zoning district. (l?roperty lines along 32nd Ave S are adjacent to residential zones.) ii. Type III landscaping five feet in width shall be provided along all other property lines per FWRC 19.125.060(6)(a) & (c). 1. See item #15 below, for landscape screening requirements for outdoor storage. (c) Parking Lot Landscaping -- "Twenty-two square feet of Ulterior lot landscaping per parking stall is required per FWRC 19.125.070(2)(a)(i)(B). Additional parking lot iandscaping requirements are contained within FVIRC 19.125.070. (d) Rockeries & Retaining Walls — Rockeries, retaining walls, and any proposed fencing must be shown on sire and landscape plans, as well as on civil engineering plans. Per FWRC 19.120,120, the height of rockeries and retaining walls associated with commercial development is limited to six feet- Retaining walls and rockeries shall be set back a minimum of three Feet from adjacent public rights -of -way, and where retaining walls are terraced; there shall be a minimum five feet distance between terraces to accommodate landscaping and its rnaintenance. Walls that are visible from the public right-of-way or adjacent property shall be composed of brick, rock, or other textured/patterned styles as approved by the planning and public works directors. 19-104441-00-PC Pape Keawonh Pages of78 Doc ID 79630 (e) Fencing — Per 19.125.160(5): Fences and railings not over six feet in height may be located in required yards subject to the fence regulations contained within this chapter. Also see FWRC 19.125.120, 130, 140 regarding barbed wire, electrified, and razor wire fences. 11. `L ree Retention/Replarcmcnl Requirements — A tree and vegetation retention plan as required under FWRC 19.120.040(2) must be submitted with the Process III application. The tree and vegetation retention/ replacement plan must be prepared by a certified arborist or certified landscape architect. The standards require each development to maintain a minimum tree unit density. Per FWRC 19.120.'130(3), the total number of tree units required to be provided by a regulated activity shall be calculated by multiplying gross site acreage, minus any proposed public or private streets and regulated critical areas (excluding buffers) determined by Federal Way to be undesirable for tree planting (e.g., certain wildlife habitat and wetlands), by the required tree density (in tree units per acre) set forth in Table 19.120.130(1). The result of the calculation will be the total number of tree units required For the activity. If the calculation results in a fractional quantity, it shall be rounded up to the next higher whole number. As required under FWRC 19.120.130(2), the minimum tree density in BC zones is 20 tree units per acre. A tree unit is a value assigned to existing trees retained on the property or replacement trees. The larger the tree, the greater value it is,assigned. The formal landscape plan must detail information about tree unit credits and replacement. 12. Fom.rl PYaAT rr- A Forest Practices Class IV -General Application is required if more. than 5,000 board feet of merchantable timber will be harvested from the property in conjunction with the development activity. The City will review the proposed Class IV -General Forest Practices in conjunction with SEPA review, and review of associated development pernnits or approvals. 13. C'lear7ng & Grading — The applicant is required to obtain clearing and grading plan approval as a component of the Process III approval. Consult FWRC 19.120.040(1) for items that are required to be included on the plan, including the anticipated amounts of cut and fill. Clearing and grading plans are reviewed and approved in conjunction with the land development permit associated with the proposed development. Approval and notice to proceed shall be required prior to commencing clearing and grading activities on the site. Reference F,,XTRC 19.120.060(2). 14. Cmwguni6 Design Guidelines — Review of the proposal under the City's design guidelines, Chapter 19.115 FWRC, is required for the project and will occur in conjunction with the use process review. The principal applicable guidelines for the project are noted below. However, this does not necessarily include all applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an application. The application must include a written narrative identifying how the proposal complies with the applicable design guidelines, as detailed. (a) HVRC 19.115.010(2), CPTED — Implement Crime Prevention through Environmental Design (CPTED) principles to reduce opportunities for criminal activities to occur. The City's Police. Department and Planning Division will evaluate the formal application and review for compliance with CPTED principles. A completed CPTED checklist must be submitted with your application. i. Natural Surveillance —Promote visibility of public spaces and areas_ ii. Access Control — Identity techniques that deter unauthorized access and/or inappropriate access. iii. Ownership — Reduce perception of areas as ownerless. (b) FIfIRC 19.115.050, Site Design — Refer to all sections of this chapter for design standards. hey sections include: i. (1) General criteria (b)-(g) ii. (2) Surface parking lots (a)-(c), and (e) iii. (4) Pedestrian circulation and public spaces (a)-(1) 19-104441-00-PC Rye Ken rih Pnge 6 of 18 Da ID 79610 iv. (5) Landscaping v. (6) Commercial service (a)-(b) vi. (7) Miscellaneous (a) (c) FWRC 19.115.060, 13ttildingf Desa&I — Refer to all sections of this chapter for design standards. Note that the rcquirements of this section apply to all sides of the buildings. They sections include: i. (1) General criteria (c) ii (2) Fagade modulation (a)-(d); all building facades are both longer than 60 feet and are visible from a right-of-way or residential use and/or zone, and therefore, must incorporate a minimum of two out of four design options intended to break up the mass of large buildings. Options include fagade modulation, landscape screening, canopy or arcade, and pedestrian plaza. iii. (3) Building articulation and scale (a)-(b); (a) applies to facades visible from rights -of -way. iv. (4) Methods to reduce building massing (a)-(b); residential zones are located on property to the east of 32nd Avenue S. (d) FWRC 19.115.070, Building andpedestrian orientation — Refer to all sections of this chapter for design standards. Key sections include: i. (1) Building and pedestrian orientation (a)-(d) (e) FWRC 19.115.090(1), District Guidelines for BC— (a)-(f) L (0 If utilized, chain -link fences visible From public rights-of-w2y or adjacent properties, and not screened by Typc 1 landscaping as deftned by Chapter 19.125 FWRC, shall utilize vinyl - coated mesh, powder -coated poles, darlr color(s), and architectural element(s) such as pole caps and/or decorative grid pattern. 15. Otttdoor. tWvities —The submittal discusses outdoor storage of truck trailers. Per FWRC 19.05.150, "autdoar Stow& means any material or item (including vehicles) being stored for or awaiting sale., lease, proccssusg, or repair and not enclosed within a building. Per FWRC 19.125.170, outdoor storage oil commercial property must comply with the following: (3) Specific use and development requirements. The city will adhninistratively review and either approve or deny any application Eor outdoor use, activity, or storage based on the following standards: (a) All outdoor use, activity, and storage areas must comply with required buffers for the primary use. (b) A minimum six -foot -high solid screening fence, wall, or other appropriate architectural screening, surrounded by live feet of Type I landscaping as deffiled by FWRC 19.125A50(1), or combination of architectural and landscape features, approved by the director of community development services is required around The outside edges of the area devoted to the outdoor use, activity, or storage area, unless determined by the director that such screening is not necessary because the use or stored niatelials are not visually obtrusive. Proposed architectural and landscape screening methods shall be consistent with Chapter 19.115 FWRC, Community Design Guidelines, and Article I of this chapter (Landscapirxg). (c) Outdoor use, activity, or storage areas located adjoining residential zones or permitted residential uses may not be located in the required yards adjoining the residential use or zone. (d) The height of uncontairied items stored outdoors shall not exceed six feet above Finished grade, unless the director approves a different height limitation after considering the zoning of th.e site and the surrounding properties and the extent to which the location or methods of sereetung the item~ minimizes visibility from adjacent streets and properties, and the items are not visually obtrusive and do not detract from the aesthetic quality of the overall development. 19-10444 1 -00-PC Pape K.1- th Page 7 of 19 Doc fD 79630 (e) The outdoor use, activity, or storage area may not inhibit safe vehicular and pedestrian movement to, from and on the subject property. (4) Exceptions that arc exempt from subsection (3) of this section. (d) Outdoor display of vehicles for sale or lease; provided, that the display area complies with all other applicable requirements of this chapter. (5) Gross floor area. For the purpose of this title, an outdoor use, activity, or storage area will be used in calculating the gross floor area of a use or development if this area will be used for outdoor use, activity or storage for at least two months out of every year, excluding the uses listed under subsection (4) of this section. [Discussed at meeting: Additional gross floor area would trigger additional required parking spaces at the ratio noted in the parking section above.] (6) Improvements. If the outdoor use, activity, or storage is located on an unimproved area of the site, the underlying ground must be improved as required by the departments of public works and communiq, development. (7) Modification. The applicant may request a modification of the requirements of subsection (3) of this section. 16. lighting — FWRC 19.105.030 contains lighting regulations. The applicant shall select, place, and direct light sources both directable and nondirectable so that glare produced by any light source, to the maximum extent possible, does not extend to adjacent properties or to the right-of-way. A lighting plan will be required with the land use submittal. 17. Garbage and RegAg Receptacles — FW RC 19.125.150 requires that storage areas for garbage and recycling receptacles be required for each project. The formal application must note the specific size and location of each facility. Locations for the recycling and garbage facilities must be depicted on the formal site plan. Include the square footage of each facility provided, depict routes of travel for staff and service providers, including vertical clearance and turning radius of each. t8. GikLvlAreas—The proposal describes wetlands and steep slopes on the property. The submittal discusses wetland buffer averaging and filling in the steep slope area and buffer. FWRC Chapter 19.145 regulates critical areas. FWRC Sections 19.145.410-440 discuss wetlands, and Section 19.145.440(5) addresses wetland buffer averaging in particular. Per code, the buffer at its narrowest point cannot be reduced to less than 75 percent of the required width, and is decided upon using Use Process III, which would be reviewed concurrently with the already required Use Process III land use application; additional fees are required. Sections 19.145220-250 discuss geologically hazardous areas, and Section 19.145.240 addresses erosion hazard areas. A separate Use Process is not required for erosion hazard area impacts, however see FWRC 19.145.240(1)-(3). Current critical area reports prepared by qualified professionals are required for any wetland, wetland buffer, or geologically hazardous area impacts. These reports must evaluate the proposal and probable impacts to critical areas, in compliance with the FWRC critical areas regulations. The report may be peer reviewed at the applicant's cost per FWRC 19.145.080(3). The submittal asks for an explanation of any King County records from past history regarding wetlands, steep slopes, required buffers, and building setbacks. The City does not have these records, so the applicant would need to obtain them from King County, who can be reached at 206-296-6600. 19. Bounda!y Linz Adjustment (BLz,) — The submittal asks about combining the seven (7) lots into two (2). A Boundary Line Adjustment is required to revise and remove property lines. A BLA must meet all 19-104441-00-PC Pape Kenworth Page 8 of 18 Doc ID 79630 0 applicable City requirements. See FWRC Chapter 18.10 and the enclosed handout. This process can occur any time Prior to issuance of building permits. 20. Outside_Agenry Permits— It is the applicant's responsibility to,identify and obtain all required state, federal, or other agency permits as may be required. 21. App ication fees &Submiftal—Please contact the Permit Center at permit or 253-835-2607, for updated fee schedule information for applications and permits. PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION Ann Dower, 253-835-2732, ann.daiver(a—)cityoffederalwgy.coni Land Use Issues — Stormwater 1. Surface water runoff control and water quality treatment will be required per the 2016 King Counl-y Srr-�rarr Vater Design Manual (KCSWDM). This project meets the requirements For a Full Drainage Review. At the time of land use site plant submittal, a preliminary, Technical Information Report (TIR), addressing the relevance of the project to the nine core and five special requirements of the KCSWDM, will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The City has 1" = 100', five-foot contour planimetric maps in GIS format that may be used for basin analysis. 2. The project ties within a Conservation Flow control area; thus, the applicant must design the flow control facility to meet this performance criteria. In Additions to flow control facilities, Best Management Practices (BMP's) are required as outlined in the KCS%'Div1. -Iize project also lies within an Enhanced Basic Water QuaLlty Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. Oil, control may also be required. 3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 4. Detention and water quality facilities must be above ground (i.e. open pond). Underground facilities are allowed only with approval from the City of Federal Way Public Works Department. 5. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 6. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) construction storm water permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at ii�tp;l��v+y�-ccy.�v c�v s wr s rrnw er cons tion ind ja1=1 or by calling 360-407-6048. Right -of -Way Improvements 1. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic related items. 2. Dedication of additional right-of-way is required to install street frontage improvements. This dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording. 3. All stormwater treatment and detention requirements outlined above may apply to any improvements within the public right-of-way. 19-104441-00-PC Pape Kemvolth Page 9 of] 8 Doe ID 79636 4. F\x'RC Section 11.05.110 requires that overhead utility lines be relocated underground if over 500 feet, or three spans are affected by a project. Building (or EN) 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 $3,004.00 for the first 12 hours of review, and $167.00 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 NVashington. 2. The Federal lVaj, Public Vorkf Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at htt ►v►vw,ci ,offQ(tera}►v, v.coin inde-x.as x?nid= 171 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. 5. V'hen 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. 8. Temporary Erosion and Sediment control (TESL) measures, per Appendix D of the 2016 KCSWDM, must be shown on the engineering plans. 9. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION Sarady Long, 253-835-2743, sarad .lore citvoffrderal►vay.com Transportation Coneurrency Analysis (FWRC 19.90) 1. Staff is unable to determine trip generation for the proposed development using the Institute of Transportation Engineers ITF.'s Trip Generation. Therefore, the applicant's traffic engineer needs to I9-104441-00-PC Pape K—Yorlh Page 1our 1 Q floc ID 79610 submit a trip generation study to determine the number of trips generated by the proposed development. At a minimum, the trip generation study shall include three (3) studies for similar land use and settings. The methodology for determining the trip generation shall be based upon the guidelines established in die most recent edition of the ITE 'trip Generation Handbook, 2. A concurrency permit is required for this development project. The Public Works Traffic Division will perform concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development. Please note that supplemental transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). 3. The estimated fee for the concurrency permit application is $4,938 for development generating 10 to 50 PM trips and $9,032 for development generating over 51 trips. The concurrency application fee must be paid in full at the time the concurrency permit application is submitted, which must occur along with the laud use application. The fee may change based on the new weekday PM peak hour trips as identified in the trip generation. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee remains the same. Transportation Impact Fees (TIF) (FWRC 19.91) 1. Traffic impact fees will be assessed and collected from the applicant when the building permit is issued, using the fee schedule then in effect. Transportation Impact Analysis (TIA) (FWRC 19.135) 1. A Traffic Impact Analysis (TIA) prepared by an engineer licensed in the state of Washington is required for this development project. The engineer should contact the Traffic Division for a scoping sheet in the initial stages of their study. The TIA should include the following analysis: A specialized land use trip generation study for the mixed -use proposal; Analysis of intersections impacted by 100 trips in the weekday morning and Saturday peak hours; and Coordinate with WSDOT on channelization and other traffic related requirements. Street Frontage Improvements (FWRC 19.135) The applicant/oNvaer would be expected to.eonstruct street improvements consistent with the planned roadway crass -sections as shown in Map U1 4 in C:hapttr IIT of the Fedepal it!ay Cpt benyiye PPien (FWCP) and Capital Improvement Program (ClP) shown as Table IIT- 10 (FWRC. M135.040). 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 folloving streets to the City's planned roadway cross sections: ■ 32nd Avenue S. is planned as a Type "K" street, consisting of a 44' street with curb and gutter, six-foot planter with street trees, eight -foot sidewalks, and street lights in a 78-foot right-of-way (ROW). Assuming a symmetrical cross section, the applicant would be expected to construct'14 street improvements for approximately 300' north From S. 320t1, Street and taper to a 28' wide paved street with curb and gutter, six-foot planter strips, and eight -:Foot sidewalk along the remainder of the property frontage. To accommodate the improvements, an additional 39' ROW dedication is required as measured from street centerline. Please note, the existing traffic signal will need to be modified to accommodate the required street improvement. 19- 10444 1 -00-PC Pape Kenwonh P.p 11 or 18 Doc 1D 79630 ■ South 320,1 Street is a Principal Arterial planned as a Type "A" street, consisting of a 90' street with curb and gutter, six-foot planter strips with street trees, eight -foot sidewalks, and street lights in a 124' ROW. Assuming a symmetrical cross section, half street improvements are required as measured from the street centerline along the entire property frontage. Please note, Washington State Department of Transportation (WSDOT) approval would be required for channelization impacting the State limited access. 2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements (FX'RC 19.135.070). 1nfonnation about right-of-way modification requests are available through the Public Works Development Services Division. These modification requests have a nominal review fee currently of $334. 3. "Papers and transitions beyond the project frontage may be required as deemed necessary for safety purposes, taper rate shall be WS^2/60 or as directed by the Public Works Director. 4. Per FWRC 19.135.280, there may be only one driveway for each 330 feet of lot frontage. This property does not have the adequate street frontage to allow five (5) driveways. Based on the available 870' lot frontage, the City will permit two (2) driveways. However, the City would be supportive of a third driveway to accommodate trucks exiting the service building. The City may further limit or prohibit access to or from driveways onto arterial streets as deemed appropriate for safety. 5. The southerly driveway on 32od Avenue S. shall be located approximately 300 feet north of S. 320t1, Street out of the turn pocket. 6. Truck traffic restriction north of the site to minimize impacts to residential development. The pavement on 32«d Avenue S. must be designed to accommodate the expected traffic load. PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION Rob Van Orsow, 253-835-2770, robv(�cityoffederalwuv.cotn Review FWRC 19.125,150 for solid waste and recycling design requirements; also see the enclosed checklist. Help with many design parameters related to service access is available via the City's contracted solid waste services provider, Waste Management. COMMUNITY DEVELOPMENT — BUILDING DIVISION Scott Sproul, 253-835-2633, Scott.snroul(ar cityoffecierulway.com 1. Building Codes. The structure will be treated as anew building permit application and must meet all current codes including: ■ International Building Code (IBC), 2015 Washington State Amendments WAC 51-50 s International Mechanical Code (IMC), 2015 Washington State Amendments WAC 51-52 .0 Un fore Plutnbitg Code (UPC), 2015 `Y'asl-ington State Amendments WAC 51-56 & WAC 51-57 • International Fire Code (IFC), 2015 Washington State Amendments WAC 51 -54 * National Elecd?ac Code (NBC), 2017 19-104441-00-PC Pope Ke r(h Page 12 of 18 Doc ID 79630 • Aceessibility Code (ICC/ANSI A117.1), 2009 • International Recfdential Code, 2015 Washington State Amendments WAC 51-51 • lY/ashin,yon State Energy Code, 2015 WAC 51-11 2. Building Criteria. -11-ie following applies to the proposed structure: • Occupancy Classification: B and S-1 • Type of Construction: II-B proposed ■ Floor Area: 51,000 sq. ft. of office and shop, second building 8000 sq. ft. body shop. • Number of Stories: All buildings are one story in height. • Fire Protection: Fire sprinkler system and fire alarm shall be installed in each building. • Wind/Seismic: Basic wind speed 8585 Mph, Exposure, 25# Snow load, Seismic Zone D-1 3, Building Permit Application Process. A completed building permit application and commercial checklist are required. The commercial checklist will be filled out by staff and provided at the time of Land Use Approval. Copies of application and checklist may be obtained on our website at �l•1V�v.Clh n d • -d%v orn. Appoinunents are reguircd for intake of new commercial building permit submittals. Please call or email to schedule an intake appointment with the Permit Center staff at (253)835-2607 or permitcentel. r[ ityc)ffkderalVttY.rom. Some projects may require a third -parry review or inspection. The cost to cover these fees is the responsibility of the applicant. Any third -party fee is in addition to regular permit fees and costs. Please note, Land Use Approval is recommended prior to submitting the building permit application to avoid delay in project review. If the project has not received Land Use Approval, it may be placed on hold until Land Use review is completed. 4. Review Timing. 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. The first comment letter can be expected within five to seven 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. 5. 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 Washington Association of Building Officials (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. 19-104441-00-PC Pape Kenwonh Page 13 of 18 Doc ID 79630 All concerned departments (Planning, Public Works, Electrical, and South King 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 -cons truction 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 Federal Way City Halland will be scheduled by the inspector of record for the project. Site -Specific Requirements. • Separate building permits required for each building and retaining walls. • Separate electrical permit required from the City of Federal Way. • The 2015 International Building Codes (IBC) change to the 2018 IBC on 7/l/2020. • Geotechnical report will be required as part of your building permit submittal. The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at time of building permit plan review. LAKEHAVEN WATER AND SEWER DISTRICT Brian Asbury, 253-946-5407, BAsbury(i4lakehaven.or WATER ■ A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical processing. The 2019 cost fora Water Certificate of Availability is $$70.00. • Hydraulic model results (FF #94) indicate that Lakehaven's standard maximum allowable system liquid velocity of 10 ft/s, at no less than 20 psi, is exceeded in the existing proximate water system at a fire flour rate above 5,400 GPM. This flow Figure depicts the calculated performance of the existing water distribution system under high demand conditions. Fire flow rates greater than available in the existing distribution system may be accommodated through water distribution system improvements. On -site hydraulic system calculations may need to be determined during design of the on -site water distribution system vnprovements. Please contact Lakehaven for ffirther details. • A Lakehaven Developer Extension (DE) Agreement will be required to construct new (on -site fire hydrant) water distribution system facilities for the proposed development. 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. Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. • A water service connection application submitted separately to Lakehaven is required for each new service connection to the water distribution system, or any modification to Huh existing water service connection (e.g., larger meter/service, irrigation, abandonment of existing service(s), re -activation, etc.), hi accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Non -single -Family properties require separate domestic (per building, typically, some exceptions allowed), irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections & meters. • For water use during site construction/development, the existing water service(s) must be utilized for this purpose. Please contact Lakehaven for further details. 19-104441-00-PC Pape Kenworth Page 14 of 18 Doc ID 79630 ■ Protection of any existing water meters &/or service connections, or full abandonment by "removal" if future seivice(s) ..vill not be needed, will be required for any on -site building demolition. Please contact Lakehaven for further information regarding this issue. • To satisfy premise isolation requirements, the ins taRR6on & satisfactory testing of an approved back flow prevention assembly (BPA) adjacent to each service meter is required pursuant to Washington Administrative Code (WAC) 246-290-490 and Lakehaven standards regarding premise isolation. Because the potential cross - connection hazard(s) cannot be deternned at this tithe, Lakehaven cannot specify the minimum required BPA device. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, C:1'ne ,akehav ^ _n 253-946-5427) for additional information on premise isolation/BPA installation & testing coordination. • Typically required location(s) for any SPA is outside of a building (fire -protection typically aboveground, RPBA/RPBA devices always aboveground), and as close to the main as possible, but no further than 50- feet from the main. There are some reasons/situations for some case -by -case exceptions that are allowed by Lakehaven, most of these in Federal Way's City Centex area. Applicants tnay submit a modification request (include plan/sketch) to I.Akehaven for non -typical location(s). Contact Lakehaven's Cross - Connection Control Program Manager (Chris Zoepfl, Z l•ehaven.o 253-946-5427) for additional information on premise isolation/BPA rcquiremems, installation, and testing coordination. • The associated DE Agreement trust achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s). • Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/charges/deposits (2019 schedule) will be as Eollows. Actual connection charges will be deter-nined upon submittal of service connection appGcat on(s) to Lakehaven. Charges-Payable-isa-Lieu-of-Extension (CPILOE) are assessable against the property for water facilities previously constructed d-iar provide direct benefit to the property. If a DE Agreement is required, CPILOE changes are due prior to and as a condition of scheduling the Lakehaven DE preconstruction meeting. Connection charges are separate from any UG fees/charges/deposits and are due at the time of application for service. All Lakehaven fees, charges, and deposits are t}giically reviewed and adjusted (if necessary) annually, and are subject to change without notice. • Water Service/Meter Installation, Main Bldg., Domestic, 1 `/z" preliminary size: $732.70 drop -in meter fee. Actual size Tl BD by Lakehaven based on applicant's estimated maximum domestic/commercial GPM usage rate. • Water Service/Meter Installation, Body Shop Bldg., Domestic, 1" preliminary size: $1,500.00 meter upsi7e deposit (upsize an existing meter). Actual size'113D by Lakehaven based on applicant's estimated maximum domestic/commercial GPM usage rate. • Water Service/Meter Installation, Irrigation, 1" preliminary size: $1,500..00 meter upsize deposit (up&.c an existing meter). Actual size TBD by Lakehaven Based on applicant's estimated maximum irriga lion GPM usage. rate. • Water Service/Meter Installation, Fire -Protection, 5/8"x3/4" flow -detection -only meter: $474.10 drop -in meter fee (each x2). • Capital Facilities Chargc(s)-Water, preliminary estimate of 10.0fl ERU $0.00, Actual amount due TBD by Lakehaven based on applicant's estimated annual total water usage rate. Water system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 11.64 Equivalent Residential Units (ERU). Please contact Lakehaven for further detail. • CPILOE: $11,148.63. If CPILOR paid after annexation into the City of Federal Way, add $864.02 for city excise tax. SEWER • A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requiremenf). Certificate is 19-104441-00-PC Pape Kenworth Page 15 of 18 Doc ID 79670 valid for one (1) year from date of issuance. If Certificate is needed, allow one-two work days to issue for typical processing. The 2019 cost for a Sewer Certificate of Availability is $70.00. ■ A Lakehaven Developer Extension (DE) Agreement will be required to construct new sanitary sewer system facilities necessary for the proposed development, including extend-to-far-edge(s) in accordance with long- standing Lakehaven policy. Lakehaven's current Wastewater System Comprehensive Plan indicates sewer trunk extension to the property from the east, however, Lakehaven would consider, and presuming downstream analysis supported, extending new sewer main from the south across S. 3201h Street. 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 Developer Extension Agreement. Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. • A separate Lakehaven Sewer Service Connection Pemiit is required for each new connection to the sanitary sewer system, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically required on the private building sewer line, for all new or modified non-residential connections. Also, if applicable, see attached Lakehaven Trash/Recycling Enclosure Standards. • Applicant will be required to complete and submit a Sewer Use Survey (SUS). Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements (if any). • Execution of a Discharge Agreement will be required, as a condition of Lakehaven issuing Sewer Service Connection Pemnit(s) for tivs site. • Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees/charges/deposits (2019 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. ■ Sewer Service Connection Permit: $420.23 fee (per building). • Capital Facilities Charge(s)-Sewer, preliminary estimate of 8.00 ERU: $3,978.13 per ERU. Actual amount due TBD by Lakehaven based on applicant's estimated annual domestic/commercial/industrial only water usage rate. Please contact Lakehaven for Further detail. GENERAL • All Lakehaven Development Engineering related application forms, and associated standards information, can be accessed at Lakehaven's Development Engineering web pages [��rt�:ll.�v�v.lakclnaven.on�12<kllDcvrla� men[-I�',►tg�eCrit-,�)• • 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 Sean Nichols, 253-946-7242, sears.niclkolsf soutitilcirtgfire.r3rg Water SunylV: Fire Flow: The required fire flow for this project is 2500 gallons per minute. A CeittfAvle of Waterflvailabilily including a igdratrlirfin flow model shall be requested from the water district and provided at the time of building permit application. Fire Hydrant(s): This project will require at least (1) one fire hydrant in approved* location on the west side of the site. 19-10444 1 -00-PC Pape Kenworth Page 16 of 18 Doc ID 79630 f� * Hydrant(s) spacing along access roads and location in relationship to buildings and sprinkler Fire Department Connection (FDC) shall be approved by the Fire Marshal's Office. Hydrant shall be within'100 feet of die FDC. Fire hydrants shall be in service prior to and during the time of construction. Emergency Access: Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006 hr : coutlzkingEre a ©ocumentCerirrrll a Vie 24. Designated and marked Fire lanes may be required for emergency access. Thus may be done during the plans check or prior to building final. Requirements and marking options can be found in Title 8 of the Federal Way Revised Code: htW.//Nv%v-,v.cadwiil)lisliin_.VollI 1 d � iWa . Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. Fire Department Lock Box: A r ess Eire department "Knox" brand key box shall be installed on the building near the front entrance. Location(s) will be approved by the plan reviewer or Deputy Fire A+Iairshal onsite. Fire Sprinkler System: An NFPA 13 fireSprinkler system is re' uired- An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square. feet. Fire walls shall riot be considered to separate a building to enable deletion of the required automatic fire - extinguishing system. Fire Alarm: A T ire Alarm System is =Uir City Code requires an automatic fire detection system in all buildings exceeding 3,000 square feet gross floor area. The fire alarm system is required to. monitor die sprinkler system including water flow. Provide full notification as required by NFPA 72. This fire detection system shall be monitored by an approved central and/or remote station. CLOSING T'Llis 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 rp project. We have made every effort to identify major issues to eliminate surprises during the City's review of the formal application. The completion of the preapplication process in the content of this letter does not vest any future project application. Comments in this letter are only valid for one year as per FWRC: 19,40.070 (4). As you know, this is a preliminary review only and does not take the place of the full review thaw will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. 19-10444 1 -00-PC Pape Kewunh Page 17 of I8 Doc 1D 79630 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 FVG'RC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are sdll 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 me, the key project contact, Stacey Welsh, at 253-835-2634, or sracey.%ve shac ci ofedcrahway.curn. We look forward to working with you. Sincerely, to ! Stacey Welsh, AIC:P senior Planner enc: Bulletin 001 'Process III or N Submittal Requirements' Bulletin 003 'Master Land Use Application' Bulletin 050 'SEPA Environmental Checklist' Bulletin 002 'Mailing Labels' Bulletin 021 'CPTED Checklist Instructions' Bulletin 022'CPTED Checklist' Bulletin 071 'Forest Practices Class IV -General' Bulletin 072 'Forest Practices Application' Bulletin 0,12 'earl<ing Lot Design Criteria' Bulletin 038 'Boundary Line Adjustment Submittal Requirements' FWRC 19.220.030 Solid Waste/Recycling Friclosures and Receptacles Design Checklist Lakehavcn Maps Lakehaven Trash & Recycling Enclosure Area Drain Sewer Design & Operation Standards c: Scott Sproul, Building Official Ann Dower, Senior Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Brian Asbury, Lakehavcn Water & Sewer District Sean Nichols, South King Fire & Rescue Bart Dickson, Cobalt Development, �art<liri;.n;titislcul�,tltaleYelulistl Cnl 19-104441-00-PC Pape Kenworih Page 13 of Is Doc ID 79630 Stacey Welsh From: Stacey Welsh Sent: Tuesday, December 10, 2019 3:54 PM To: 'Bart Dickson' Subject: RE: Submittal Checklist and Informational Handout Hi Bart, Per Federal Way Revised Code Section 19.40.070(4): (4) Expiration. Preapplication review does not vest an application. A new request for or waiver of preapplication review shall be filed unless the applicant submits a complete development application substantially similar to the subject of the preapplication review within one calendar year after the preapplication conference or after approval of waiver of preapplication review. Essentially, as long as your formal application comes in within 1 year of your Pre -Application meeting, and the project is substantially similar, then you wouldn't be required to do another one. Stacey Welsh, AICP Senior Planner Federal Way 33325 8th Avenue South Federal Way, WA 98003-6325 Phone: 253/835-2634 www. c i tyoffed a ra I wa y-co m From: Bart Dickson<bartdickson@cobaltdevelopmentllc.com> Sent: Tuesday, December 10, 2019 3:19 PM To: Stacey Welsh <Stacey.Welsh@cityoffederalway.com> Subject: Re: Submittal Checklist and Informational Handout Thank you Stacey. Please confirm we do not need an additional Pre -application meeting for this Type III process. Thanks, ��F3A LT DEVELOPMENT On Dec 10, 2019, at 2:55 PM, Stacey Welsh <Stacev.Welsh@cityofFederalway.coni> wrote; USE, Process Ili __ Prarect Approval Use Process III or IV -- Submittal Requirements Stacey Welsh From: Stacey Welsh Sent: Tuesday, December 10, 2019 1:59 PM To: 'hgkimura@comcast.net' Cc: 'Quinn Closson'; 'Bart Dickson' Subject: RE: Pape-Kenworth NW - NE Corner 1-5 and S. 320th Street Hi Howard, For a parcel with right-of-way on three sides and adjacent residential zoning, at the Pre -Application stage we usually caution that all sides of the building(s) are subject to the facade modulation standard contained within Federal Way Revised Code 19.115.060(2). If your professional opinion is that the requirement does not apply to a particular side of a building note that in the submitted design narrative, ideally accompanied by supporting documentation, including but not limited to, a visual simulation/mock-up etc. from different viewpoints. Per code, building facades that are both longer than 60 feet and that are visible from either a right-of-way or residential use or zone shall incorporate facade treatment; which can apply even if it is the back side of a building. Stacey Welsh, AICP Senior Planner 4 Federa IWay 33325 8th Avenue South Federal Way, WA 98003-6325 Phone: 253/835-2634 www.citvoffederalway.com From: hgkimura@comcast.net <hgkimura@comcast.net> Sent: Tuesday, December 10, 2019 12:32 PM To: Stacey Welsh <Stacey.Welsh@cityoffedera lway.com> Cc: 'Quinn Closson' <gclosson@pape.com>; 'Bart Dickson'<bartdickson@cobaltdevelopmentllc.com> Subject: FW: Pape-Kenworth NW - NE Corner 1-5 and S. 320th Street Stacy, Had a mis-spell in your email address, sending again... See below please. Sincerely, Howard G. Kimura' Principal HG Kimura Architect PLLC 18012 W. Lake Desire Dr SE PO box 59415 Renton, WA 98058 Office 425-271-1875 Cell: 425-766-5000 Fax: 425-271-2393 From: hgkimura@comcast.net <hekimura@comcast.net> Sent: Tuesday, December 10, 2019 12:27 PM To: 'Stacy. Welsh@ cityoffed eralway.com' <Stac .Welsh @cit offederalwa .com> Cc: 'Bart Dickson' <bartdickson cobaltdevelo mentllc.cor-n>;'Quinn Closson' <gclosson@pape.com> Subject: Pape-Kenworth NW - NE Corner 1-5 and S. 320th Street Hello Stacy, I am the Architect working on the Pape-Kenworth project at the above location and wanted to start reviewing some design guidelines for the building in anticipation of the site being incorporated into the City of Federal Way. As you might recall, we have 7 lots that will be incorporate into the City of Federal Way from King County. The current Zone is CB in King County and the proposed zone in Federal Way is anticipated to be CB for all lots, but still subject to the incorporation review. I have attached the previous site plan for your convenience with ROW updates along 32"d Ave S. We are still in the middle of the incorporation process with the City however, would like to reach out to you to clarify: DR Guidelines in FWRC 19.115.060 indicates in your preapplication meeting letter that "the requirements of this section apply to all sides of the building." Rather than what I am seeing in the code text "and are visible from a Right of Way or Residential use / zone." Along the west side of the building, seems a though this would be our backside and blocked from view by the 110'+ douglas fir trees from 1-5 and would not be visible from a ROW or Residential use. The South and East sides are visible from S. 320th Street and 32"d Ave S respectively and the north side would likely be visible from the residential zone to the north even thought we have a 12' grade difference. Please advise at your earliest, your thoughts on the above. Thank you Stacy. Sincerely, Howard G. Kimura I Principal HG Kimura Architect PLLC 18012 W. Lake Desire Dr SE PO box 59415 Renton, WA 98053 Office 425-271-1875 Cell: 425-766-5000 Fax: 425-271-2383 CITY OF FEDERAL WAY DEVELOPMENT REVIEW COMMITTEE (DRC) PREAPPLICATION CONFERENCE SIGN -IN SHEET Pape Kenworth Northwest 19-104441-PC October 10, 2019 NAME WITH PHONE Stacey Welsh Community Development -Planning 253-835-2634 'UPC, 233•$3s''Z6 �S3• �� - �3 �e �J ~— V , zs3 —1S3J =2 i�Viau p�tv►S GD p,rtd� Zs3-`�3�- 2L)2. Fey S (_ 1A A.J 4_ .,6-hr ZS5 5+4 p 7243 �et14 Reid �dtbl�s� ''•�213 .771-.1gCc- JZO3 Tt �__ MA�� , ,� (�tTTlr �� k)a scitrze�,wA . Page 1 of 1 44 �-- of Map V I I I- Federal VJay Comprehensive Plan Federal Way Potential Annexation PA= Dwe: ;anwrl 231- M Cr 6 G.S CIVPea�a VAT, G:5 DI :GI Feo" °h,��23 Area 2°wxtj-7"eaera Nat w— .M.crfy Federal Way PAA _5 S! K Des p — Pre -Annexation Comprehensive Moines dp Plan Designations 5r Lake f r Legend: — , �o Z S ze3tr. A — � � � City Limits ]-� �. 's V Potential Annexation Area ederal '� ! _ Unincorporated Areas I PAA LandUse � Q s 304th St _ ! Commercial a' ■ Industrial �s 312th St N — I �" institutional Aubum Multi -Family s 320th St Office ;a Open Space U S 32dth St ; !� 'c Park a JL Religious Services a Single Family S 336th St p Utilities ti Vacant Q of Ma 3 34Bth StVicinit Q w h , 1n 04 s co Q� h ? N Souro-: City o` Federal '.Vay 40 Pacific �a Milton Revised January_n15 CtiY OF This map is intended for use 0 0.5 1 Federal W as a graphical representation. ` ' ay lommomodMiles The City of Federal Way makes no warranty as to its accuracy. J --on .antiUla u poate-.PAA•2015',M3 SW30 VI rnxd City of Federal Way Comprehensive Plan 5 272�t Des . W s Moines j �v. f it. 1) s ar I Federal ` Way 5 304th St to � SS 312th St S 320th St N S 324th St � N M A Q. S 336th St w Ej > w S Q ti 348th St &1= Dal[: amuary• 2015 er GIs oI Feara e, Way +� V Map p f l l GIsDhls:an ■ 311� f1 MC Potential Annexation Area 2S3435"00w''�°°' '��3-835-7�00 wrr cft)1DfeCW3vAgl mm Kent �i Auburn tin a V .t w , No Algona 0 { pw tbD CITY OF Federal Way 0 0.5 1Miies J'�arnplani2:alq i.l e'•F4AL"E}1F'Maas+Alap Vll.rrsxd Federal Way PAA Pre -Annexation Zoning Map Legend: City Limits Potential Annexation .Area Unincorporated Areas PAA Zoning Desginations - BC (Community Business) BN (Neighborhood Business) - OP (Office Park) ® RM1800 (1 Unit/1.800 SF) RM2400 (1 Unit/2,400 SF) RM3600 (1 Uni /3.600 SF) RS5.0 (1 Unit/5,000 SF) RS72 0 Unitr7,200 SF) RS9.6 (1 Unit/9,600 SF) RS35.0 (1 Unit/3,500 SF) M511MU FEC, E RAL Vq A Y . F . Souroe: City of Federal Way Revised: January 2015 This map is intended for use as a graphical representation. The City of Federal Way makes N no warranty as to its accuracy. I �Federal Way Zoning Map 44 oral Way Zoning Map 212Fadamlway Pun S mple.mdh RS7.2 F.daral Way S. • S 312TH ST ------- S 312TH ST L 7, RS7 '2 -SF �T S RA R-4 10 Year �di,4 -Z R-4 R-4 CD 6 mar,th Milb- C3 1 Y. welh�ad RS7.2 5 Yea, W.1h.. —rty Up.d: Steel Lake Cray. �ntv.nd Park R-4 R-4 Ccity,rFW,,IA Kirg C—ly Prof EVEPETTS- SUBURBAN AUDWAY TRS RA TraoteffPrivate 0, VILLE rre -4 F.M.1 Vfty �.ln • revR R-4 [=jFdG11Way Z1 : 14 c —.wy N .g= RM2400 CE Harry S. Truman High School CF CETLMEA COURT CF 5 31 ?TH ST CinemD C C CC 11 Gatew-ay Cenie I'll cc P. to q Eliack IC )uuo Ar4u1& TYyJ S 32oTH ST NI I Inch = 15D feet A City of Federal We N 33325 811, Ava S 0 75 ISD 300 HO rw Federal Way, WA980113 :35-7GOO (253) —ityfisdaralway-com cc aCav C.,I,, CF C4...'er CP4 Cora, i, P OP 0 fifioe Pan, OP4 011ke Park- OP4! R-4 OP4 Oft. Park. Op PO4 O� Park. Pmbssbre R-4 M':000 1 —0,80 R-4 . O I.. RM60D 1 0 am :: 11 �"n�`aa xt�xv• 72 on' " 2 SUBURBAK 'as.. I unit,9.600 R1515.0 i,ri015,130 RS35.0 1..i035.00 SE i..io— R-18-P R-4Governed b Ki., —Y Zar A- Agn..N.I. 1 Coa,�.f and O ran R-4 C....rty B, C-B-P Nos N.Ig 1,or,00d nr D-P R-18-P L 'r I R.M.n.1 I R Wc,tlal. 4 Reeid.nfiai, 6 R, 11- RM2400 Re� nW.11 R_" R i; R 4 R-21 R�,.aal. b MIDWAY• R48 R c.lial,M SUBURBAN TRS ".7t) P _r, 5—wl Dav . ..... NO-! — — — — — — — — — — — — — --------- ---L — — — — — — — — — — — S 320TH ST S 320TH-ST S-3iiT-A-ST---- R-4 -------- ----------------- -Fs 7 7. City of Federal Way al Zoning Atl as City Federal Way Ou,zr Section Delal SeRegional City of Federal Way Ragof Series:tl Fed lonal Zoning Atlas N 333 5 811, Ave S Quarter uarterSeclion Dal.0 Se,_ Federal Way RE 0 150 300 450'.., Federal Way, WA 911003 Map 212 / L-k-h.y.n Tile MASEOq"usr1:�n fKmllM.p715 (253� 835-7DOO SW 10-21-04 s cityoffedamlway.com q..rtr of Knoll Map 716 Map 212 - SW 10-21-0 CITY OF t Federal Way Centered on Opportunity September 19, 2019 Mr. Howard Kimura H.G. Kimura Architect PO Box 59415 Renton, WA 98058 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www cltyoffederalway. com Jim Ferrell, Mayor FILE Re: File #19-104441-PC; PREAPPLICATION CONFERENCE SCHEDULED Pape Kenworth Northwest, AX 31625 32nd Avenue South, Federal Way Dear 1 &. Kimura: The Community Development Department is in receipt of your preapplication conference request. The application has been routed to members of the Development Review Committee (DRC) and a meeting with the project applicant has been scheduled as follows: 9:00 a.m. — Thursday, October 10, 2019 Hylebos Conference Room Federal Way City Hall, 2nd Floor 33325 8th 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 stacev.welsh ci offederalwa .co , or 253-835-2634. Sincerely, Stacey Welsh, AICP Senior Planner c: Mr. David Toyer, Toyer Strategic Consulting, LLC, 3705 Colby Avenue, Suite 1, Everett, WA 98201 19-104441-00-PC Doc. I.D. 79629 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: 9-18-19 TO: Cole Elliott, Development Services Manager Scott Sproul, Building Official Doc Hansen, Planning Manager Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue FROM: Stacey Welsh, Planning FOR DRC MTG. ON: 10-3-19 - Internal 10-10-19, 9:00 - with applicant ***Parcels are currently within unincorporated King County. Proponent must pursue an annexation to Federal Way. CD staff will handle annexation questions. Please treat this submittal as if the property is in Federal Way and zoned Community Business (BC).*** FILE NUMBER(s): 19-104441-PC RELATED FILE NOS.: None PROJECT NAME: PAPE KENWORTH NORTHWEST PROJECT ADDRESS: NE Corner of I-5 and S. 320th St. PARCEL NUMBER: 092104-9028, 092104-9139, 092104-9316, 092104-9187, 092104-9140, 092104-9160 & 092104-9206 ZONING DISTRICT: See *** note above. PROJECT DESCRIPTION: Proposed development of 7 lots currently in PAA that applicant would like to annex into the City. Project includes construction of a 55,000 square foot sales and service bay building and an 8,000 square foot body shop, with associated site improvements. LAND USE PERMITS: Annexation, SEPA, Use Process PROJECT CONTACT: Howard Kimura, HG Kimura Architect PLLC, PO Box 59415 Renton, WA 98058, 425-271-1875 h kimura comcast.net MATERIALS SUBMITTED: Master Land Use Application; Annexation Work Plan & Timeline; Project Narrative/List of Questions for Staff; Annexation Description, Conceptual Site Plan 1 RECEIVID MASTER LAND USE APPLICATION 5EP 6 �019 DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8`h Avenue South CITY OF Federal Way, WA 98003-6325 CITY OF FEDERAL ti+yf,�► j 253-835-2607; Fax 253-835-2609 COMMUNITY DEVELOF www.ciLXPffederalwaV.com FederalWay � APPLICATION NO(s) rt/d Li L) f _ / / Date 9=12-101�9- _ Project Name Pape Kenworth Northwest Property Address/Location NE Corner 1-5 and S. 320th Street 092104-9028, 9139,9316,9187, 9140, 9160, 9206 Parcel Number(s) Project Description Annex above parcels above into City of Federal Way, construct new 55,000 sf Pape Kenworth Northwest New sales and service bay building with 8000 sf body shop rKuvl Type of Permit Required x Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination y 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 Proposed BC Zoning Designation Comprehensive Plan Designation $3,410,765 Value of Existing Improvements $ 6,750,000 Value of Proposed Improvements International Building Code (IBC): B, S1 Occupancy Type 11B Construction Type Applicant Name: HG Kimura Architect PLLC, Attn Howard Kimura Address: PO Box 59415 City/State: Renton, WA 98058 Zip: Phone: 425-271-1875 Fax: Email: hgkimura@comcast.net Signature: Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner 7 separate Owners. The Pape Group, Inc. has the 7 prope ties listed above under contract to purchase subject to permit Name: approvals. Refer to separate "Property List" attached. Address: City/State: Zip: Phone: Fax: Email: Signature: Bulletin #003 — January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application SUBMITTAL REQUIREMENTS FOR PREAPPLICATION CONFERENCE Project Name: Pape Kenworth Northwest Applicant/Agent: HG Kimura Architect PLLC, Attn. Howard Kimura File No(s): ! q 6 g Y r f— /0(f- Required Submitted Date: 9-12-20 19.;;, ❑ E� Completed Master Land Use application. ❑ ❑ Application fees. ❑ ® Eight copies of a written narrative of the project including proposed uses for all structures. ❑ ® Eight copies of a vicinity map. ❑ ® Eight complete sets of required drawings, folded to 9 x 12 inches. • Plans must be drawn to scale and include a north arrow. Maximum plan sheet size shall be 24 x 36 inches. • Plans do not need to be prepared by an architect or engineer. • All information is to be legible, dimensioned, and representative of existing and proposed conditions. • For a thorough review by staff, the plans should depict as much of the following information as possible: Conceptual Site Plan • Site area. • Total gross floor area of all proposed floors or levels. • Location of Environmentally Critical Areas. ■ 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. • 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. • Width of existing and proposed perimeter buffering. • Existing and proposed landscaping. Landscaping and trees may be shown in masses on the plan rather than indicating individual tree and shrub species. Refer to Chapter 19.125, Federal Way Revised Code (FWRC), Article I, "Landscaping," for further information. • Show proposed internal roadway design. Conceptual Drawings (if applicable and available) • Front, rear, and side building elevations; indicating height. • Floor Plans • Structural Plans Bulletin #044 — January 17, 2019 Page 2 of 2 k:\Handouts\044 Preapplication Conference RECEIVED H.G. KJMURA ARCH rrECT, PUC k7 �i13cf V4 Prr- GDMMUNrrY DEVELOPMENT Howird Q Mmum, Pdndpal September 10, 2019 SEP 16 2019 Preapplication Meeting - Pape Kenworth Northwest RE: Pape Kenworth Northwest - Preapplication Meeting - New Facility APN No's 092104-9028 092104-9139 092104-9316 092104-9187 092104-9140 092104-9160 092104-9206 NE Corner I-5 and S. 320th Street Federal Way, WA (Unincorporated King County) Project Description: The current site is in King County jurisdiction and this project is proposed to be annexed into the City of Federal Way concurrent with the development of the permit plans. The site is composed of approximately 7 properties and each parcel has zones in either CB, CBP or OP as noted on the site plan from the King County Zoning map. There are existing residential "uses" on several parcels that will be demolished if this project goes through. The combined area of all 7 parcels is approximately 888,772 sf or 19.94 acres. More than half the site is encumbered with power lines or sensitive area buffers (i.e. steep slope or wetlands with buffers). The proposed zoning if this annexation goes through would be the Community Business zone. We believe the Pape Kenworth Facility would be an approved outright use in this zone including outdoor storage. The proposed uses include Pape Kenworth Northwest new truck sales, maintenance facility, offices and a body repair shop. The purpose of this project is to accommodate 65' (approx. 43' trailers and 22' truck) long truck/trailer and provide vehicle maintenance and collision repair for Kenworth trucks. The site requires storage of trailers that arrive on -site and only the cab portion of the truck enters the maintenance bays. Trailer and/or truck storage can be accommodated on various areas of the site as shown on the site plan. The proposal includes a new prefabricated metal building structure that will house 20 bays of either maintenance bays or wash bays as shown on the site plan. In addition, a freestanding body shop facility at the SE corner of the site with new truck sales fronting S. 320th Street and spread out throughout the site. The balance of the main building will be used for offices, showroom or parts storage areas. This facility is needed due to outgrowing their existing facility. The approximate size of the primary building is 55,246 sf plus mezzanines areas that have not yet been designed. The body shop is approximately 8,000 sf, The site has wetlands west of the building that were initially categorized as a wetland class 3, which has a 75' buffer and 15' building setback. The extent is shown on the site plan. There is a steep slope sensitive area with setback and buffer that exists along the southwest side of the site and the subject proposal suggests encroaching into this steep slope and filling a portion of the sensitive area if allowed by the City of Federal Way. 18012 W. Lake Desire Dr. SE a Renton, WA 98058 r 425.766.5000 w Fax: 425.271.2383 ■ email: hgkimura@comcast.net Pape Kenworth Northwest September 10, 2019 Page 2 Questions: Following are questions of concerns we have for each department. If staff can review these and provide responses at the meeting, that would be most appreciated: Planning: 1. We have a specialist consultant, David Toyer, with Toyer Strategic Consulting that will assist in the annexation of the subject sites into the City of Federal Way. Please confirm the annexation process and approximate time frame. Our consultant will be working with City of Federal Way staff parallel to the development of this project. 2. Describe the permit process to combine 7 lots and reduce down to 2 lots, one for Pape Kenworth Northwest and one for the body shop at the SE Corner. Please comment on time frame for this process 3. If Design review requirements have been codified, please provide the section of code this site would be required to follow 4. Please verify and indicate building setbacks, front, side, rear 5. Verify maximum height of building allowed 6. Lot coverage (impervious cover of site allowed) and/or Floor Area Ratio (building area divided by site area) 7. Zone of site and if proposed uses are in line with the requirements of the currently proposed site zone 8. Parking ratios for office and maintenance bay uses; parking ratios for body repair shop 9. Landscape screening required for front, side and rear yard and parking lot landscaping. If subject development is adjacent to or contiguous with residential "uses" in commercial zones, is the subject development required to follow landscape screens for residential "zones?" 10. Will a SEPA checklist be required for this site and can it be submitted in advance of the permit documents. We believe the thresholds of cubic feet of dirt being moved, parking stalls or building size may be over threshold limits requiring this review 11. Any other agency reviews required due to the sensitive area conditions on -site 12. Please confirm the permit submittal process and what reviews we should expect for this site and recommended order of submittal (i.e. SEPA Checklist, Design Review, Codified Design guidelines, Sensitive Area Submittals, Site Development Permit, Building Permit, etc.) Critical Areas: 1. Explain any King County records from past history regarding Wetlands and classification for this site, required buffers and building setback lines 2. What is the process and how long do you anticipate wetland buffer averaging would take for a project of this size? 3. Explain any King County records from past history regarding steep slopes, buffer and building setbacks 18012 W. Lake Desire Dr. SE ■ Renton, WA 98058 ■ 425.766.5000 ■ Fax: 425.271.2383 ■ email: hgkimura@comcast.net Pape Kenworth Northwest September 10, 2019 Page 3 4. What is the process to fill in a sensitive are buffer, what percentage are we allowed to modify and how long does it take to review and approve such a request? Please elaborate on the process 5. Explain the review process for sensitive areas (i.e. is it part of the site development permit or is there a separate submittal for this review)? Engineering (Drainage and Traffic Engineering): 1. Specify drainage requirements for the site 2. What storm manual version does King County work under 3. Explain conveyance requirements / storm detention requirements for storm water 4. Are frontage improvements required for this development along S. 320th Street and 32nd Ave S 5. Is 32nd Ave S considered a private road 6. How to ensure the subject site can accommodate the number of vehicular approaches along 32nd Ave S. frontage to the Pape Kenworth Northwest site 7. Are there any channelization work required to provide additional Left turn lanes when leaving 32nd Ave S onto S. 320th Street, or from S 320th St to 32nd Ave S? 8. What equations, tables or criteria will be used to calculate any storm, fire, park, traffic or other mitigation fees that will attach to this development? 9. Are there any system development charges (SDC) for any utilities? 10. Are there any special sewer requirements for this type of maintenance facility and body shop? 11. Can you provide a sewer map showing the main in 32nd Ave S. and S. 320th St with manhole locations and invert elevations? 12. Any modifications to the existing driveways required off of S. 320th St. to 32nd Ave S. Building: 1. We will construct a type IIB metal building structure 2. Please provide the current codes that the City of Federal Way utilizes and when the 2018 IBC codes will become effective 3. Are there known soil instability/liquefaction areas on this particular site 4. Are there any new buildings along this 320th Street corridor that required piling design to the Cities knowledge within this area 18012 W. Lake Desire Dr. SE r Renton, WA 98058 ■ 425.766.5000 ■ Fax: 425.271.2383 r email: hgkimura@comcast.net Pape Kenworth Northwest September 10, 2019 Page 4 Fire: I . Sprinklers will be provided to all portions of the building 2. Is a fire alarm require for this facility and does it have to be monitored? 3. What size water main and what material is in 32"d Ave S; in S. 320th Street 4. Will a fire line extension be required for this new site and will a looped system be required? What size pipe is required 5. If it exists, what fire flow is available for this site (Gal/Min and duration). 6. What is the static line pressure at 32"d Ave S and S. 320`h St. 7. Is the existing fire flow adequate to serve a 55, 246 sf one-story metal building, type IIB construction (and the 8,000 sf body shop at the SE Corner of the site). 8. Where are the nearest fire hydrants for this site; can you provide a map Any other items that the city may require that relate to development costs. End of Questions 18012 W. Lake Desire Dr. SE z Renton, WA 98058 ■ 425.766.5000 ■ Fax: 425.271.2383 • email: hgkimura@comcast.net TOYER STRATEGIC CONSULTING DESCRIPTION OF ANNEXATION The Applicant desires to have its project in the City of Federal Way. To accomplish this, the Applicant will assist the present owners in initiating a direct petition method annexation for the seven parcels and the immediately adjacent current and future right-of-way for 32nd Street. Applicant will request that the Annexation adopt the BC zoning for these properties, which is consistent with the City's comprehensive plan and zoning for proposed annexation areas. The following is a truncated description of the direct petition method annexation process: • Owners of not less than 10% of the total value of land within an area (the "Initiators") choose to sign a petition indicating their intent to annex to the City and provide a map of the area they wish the City to annex. • Upon receipt of the petition, the City has 60 days to call a meeting and meet with the annexation Initiators. • At such time the City may take action (by resolution) to accept, reject or modify the proposed annexation area; which resolution shall also note whether or not the City will require the area to be annexed under certain zoning and if it will assume a proportionate share of the City's indebtedness. The Initiators may then circulate a 60% petition, which must collect the signatures of owners representing at least 60% of the area proposed for annexation. The petition is required to include a map and legal description showing the area, as well as a warning statement for those signing the petition. • Upon receipt of a 60% petition, the City will route the petition to the County Assessor for a determination of sufficiency of the petition's signatures. • Upon the Assessor's determination of sufficiency, the City must set a time and date for public hearing. • The City will hold a public hearing and following the hearing will act to accept or reject the annexation. Typically the action is done by resolution addressing (a) acceptance of the 60% petition, (b) submission of a notice of intent (NOI) to the boundary review board, (c) assignment of zoning and comprehensive plan designations upon adoption, and (d) the requirement to assume a portion of the City's indebtedness. • A Notice of Intent (and its required exhibits and application) is filed with the Boundary Review Board (BRB) and forwarded to the County agencies and affected special purpose districts for review, • Upon completion of the BRB process (with or without their invoking jurisdiction and holding a hearing), the City may schedule a date and time for a hearing to consider an ordinance approving the annexation with an effective date after such time as the appeal period has run on the BRB's decision. Information about this annexation area: • 7 parcels, six owners • Approximately 20.9 acres (including right of way) • Total assessed valuation of approximately $5.21 million • <10 persons www.toyerstrategic.com Snot &I s 2uatttS. Lakeland North y Fedamt Way High Sehool Qt N Steel Lake Park " Federal Way 9312thss S shut Se GOn Sporrrsg d5 e iItlage r Tac � The Commons Q S 370�h � su"'s At Federal Way ® Selmer M.�n�l•• Home P.kr; ' w v a celebralian g w Park 0 Auburn Cemetery I rA C ZTFI P Ci f VICINITY MAP — PAPE KENWORTH NORTHWEST .� 9028 � c I� e rr 932I ;ry � rL L O " �c1 i (� 4139 93169187 S 320th St �t nnio PARCEL MAP — PAPE KENWORTH NORTHWEST H.G. KimuRA ARCH ITCCT. VLLC Howard G. ]Gmwa, Principal Pape Kenworth Northwest September 10, 2019 Page 5 Property Owners under contract by Pape Properties: 1. 092104-9028 - Pruett Williams & Patti Trus - (Assessed Value $229,125) Single Family Residence 31625 32nd Ave S. Federal Way, WA 2. 092104-9139 - Rand Group, LLC (Assessed Value $850,000) Vacant Parcel 3010 32nd Ave S Federal Way, WA 3. 092104-9316 - Rand Group, LLC (Assessed Value $154,700) Vacant Parcel 3001 S 320th St Federal Way, WA 4. 092104-9187 - Squaw Peak Properties, LLC (Assessed Value $91,040) Duplex Residence 3014 5 320th St S Federal Way, WA 5. 092104-9140 - Green Barbara (Assessed Value $1,033,100) Single Family Residence 3014 S 320th St Federal Way, WA 6. 092104-9160 - Singh Birkirandeep (Assessed Value $905,700) Single Family Residence 3126 32nd Ave S Federal Way, WA 7. 092104-9206 - James Judy (Assessed Value $146,700) Vacant Parcel 3114 S 32nd St Federal Way, WA 18012 W. Lake Desire Dr. SE r Renton, WA 98058 ■ 425.766.5000 r Fax: 425.271.2383 ■ email: hgkimura@comcast.net NORTH MAP VICINITY ro . I i L S 320UP St PARCEL MAP PROPOSED PAPE KENWORTH NW SITE i i. f Y-� rr �s •°. . . ! Tss�e- 1 j + ,FAT J+' .,, •�i =µ.��'' ../, lu r 93'-S" • � •�C` � • � �WRidTo rut PROPOSED •-'' PAPE KENWORTH NW r `� �' PARCELS TO ANNEX INTO F-DERAL WAY J` � •� Ll •9� 7 __. � 1 i - i S. 320TH STREET 06 PRELIMINARY SITE PLAN SCALE: 1'=80' NORTH MIgT pATPL FEDERAL WAY) (PRRRCT ALRWS STE ML BE NCQiPORATEL NTO OTY OF FCOERAL WAY ) PROJECT: PAPE KENWORTH 1O11TF(S1 IRE: BC (OTY OE TEEUAI uT CO —Ty BUSNESS 20HE) BASED N BC ZONE: BLDG AREA P.W.j SF (((SB) ttFff&� SF RAATS 5140XL P,39F SF (FI) TOTAL: 51,474 SF ACTUAL B1DG HT: N HT; 1 STORY W/ WEz2AMNE WM BLOG HT: 3 0. ABOVE AVE BM CLEVATIN (AABE) F < 100 RES INE OMRN SE 35' YM HT. SMBMOERER TES PARANG PRO NOF . 58 STALLS -BTE AREA: BSg712 3 OR 19.94 ACRES MORE N LESS ..•• OWAIRCT UW: FI-W BAYS B-OFFIR. FI-PARTS STORAGE �C SETBACKS, RUM SNES/4RNLE: ., .. FRYARD. 20 NT SIDE YARR 0' REAR YARD 0' SETBACK(SOE/REM) FROM RES ARC 29- PA"m FEOii 10 BE DETERIWFD STE AREA: iY A01E5 SAYE m MK 3 EA r O O N z CV o o M a -Lb T LU iL 55 O C/J Z ~ a O H LU LLJ Z F- u) oL) o= Awt 10/16/2019 https://itetripgen.org/PrintGrap" ?code=842&ivlabel=QFQAF&timeperiod=TPSIDE8&edition=385&IocationCode=General Urba... Recreational Vehicle Sales (842) Vehicle Trip Ends vs: 1000 Sq. Ft. GFA On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Setting/Location: General Urban/Suburban Number of Studies: 7 Avg. 1000 Sq. Ft. GFA: 19 Directional Distribution: 31 % entering, 69% exiting Vehicle Trip Generation er 1000 Sq. Ft. GFA Average Rate Flange of Rates Standard Deviation I 0.77 0.21 - 3.67 — -- _ 0.86 Data Plot and Equation 30 25 X FIS 20 U) a c W a H 15 X 10 X 5 00 10 X Study Site Fitted Curve Equation: Not Given M 20 30 X = 1000 Sq. Ft. GFA 40 Average Rate Rz= **** x Trip Generation Manual, 10th Edition • Institute of Transportation Engineers 50 https://itetripgen.org/PrintGraph.htm?code=842&ivlabel=QFQAF&timeperiod=TPSIDE&x=63&edition=385&IocationCode=General Urban/Suburban&c... 1/1 Land Use: 842 Recreational Vehicle Sales Description A recreational vehicle (RV) sales dealership is a free-standing facility that specializes in the sales of new RVs. Recreational vehicle services, parts and accessories sales, and substantial used RV sales may also be available. Some RV dealerships may also include boat sales and servicing. Automobile sales (Land Use 841) is a related use. Additional Data Time -of -day distribution data for this land use are presented in Appendix A. For the five general urban/suburban sites with data, the overall highest vehicle volumes during the AM and PM on a weekday were counted between 9:30 and 10:30 a.m. and 12:00 and 1:00 p.m., respectively. The sites were surveyed in the 2000s and the 2010s in Florida and Texas. Source Numbers 721,881 KF, Trip Generation Manual 10th Edition - Volume 2: Data - Retail (Land Uses 800-899) 213 r TOYER STRATEGIC CONSULTING September 18, 2019 Doc Hansen, Planning Manager City of Federal Way 33325 8th Ave. South Federal Way, WA 98003 S. 320th Street Annexation Work Plan & Timeline Dear Doc: Thank you for the opportunity to meet with you and Margaret Monday afternoon. At your request, this letter outlines the work plan for the annexation and a timeline we propose for completion of the annexation. Additionally, I have provided an attached Gantt chart representation that shows the timeline by week period. Ste Steps/Milestones Critical Path Dates Assistance We Can Provide 1a Initiators Gather 10% Signatures In -process 1 b Initiators Submit 10% Petition/Letter of Intent and SEPA Checklist 9/30/2019 2 SEPA Decision & Notice/Appeal Period 10/9/2019 to 10/24/2019 3 Proposed Meeting Between Initiators & Council 10/15/2019 Initiators can provide sample 3 Proposed Council Adoption of Resolution Accepting 10% Petition & Authorizing Circulation of 60% Petition (wl Land Use Designation, 10/15/2019 resolution language if City desires Indebtedness, etc.) Initiators Collect Signatures for 60% Petition _ 10/16/2019 to 4a 10/25/2019 4b Initiators Submit 60% Petition 10/28/2019 5 City Submits 60% Petition to County Assessor for Sufficiency 10/29/2019 to • Initiators can courier/deliver petition to Determination & Time Frame for Assessor Review 12/6/2019 Assessor's office 6a Public Notice Date for Planning Commission Hearin 10/25/2019 6b Planning Commission Hearing on Pre-Planning/Zoning 11 /6/2019 Initiators will testify and can provide a First of two hearings, because its pre -zoning is falls outside Ix per year limit presentation 7 Pre -Notice of Intention Presentation to Boundary Review Board 11/4/2019 to 11/2/2019 ' Initiators will help City with presentation as needed 8a Public Notice for Council Hearing on Pre-Planning/Zoning Ordinance • Initiators can provide sample & Resolution Accepting 60% Petition & Causing Notice of Intention 12/6/2019 resolution language if City desires to be filed with Boundary Review Board 8b Hearing Date for Pre-Planning/Zoning Ordinance & Consideration of o Council's hearing must be at least 30 Resolution Accepting 60% Petition & Causing Notice of Intention to 12/17/2019 days after PC hearing be filed with the Boundary Review Board 2nd required hearing on pre- zonino 9a Initiators Provide City with Information to Complete Notice of . Initiators can prepare portions of the Intention as Required by King County Boundary Review Board notice of intention based on board's 12/12/2019 outline and provide to city in advance ■ Initiators will provide the $50 check to city for required filing fee 9b City Files Notice of Intention with King Co. Boundary Review Board 12/18/2019 10 Bounda Review Board 45-dayReview Period (mandatory) 12/23/2019 to 2/6/2020 11 Public Notice for Council Consideration of Annexation Ordinance 217/2020 • Initiators can provide sample ordinance if City desires 12 City Council Adoption of Annexation Ordinance 2/18/2020 Assumes boundary review board Jurisdiction not invoked 13 City Sends Signed Copy of Ordinance to All Special Purposes 2/24/2020 Districts & to OFM _ S. 320th Street Annexation Draft Workplan & Timeline Thank you again for all your assistance. Please let me know if you have any questions, Very Sincerely, N 0 Toyer David K. flounder/ Toyer Strategic Consulting, H C 3705 Colby Avenue, Suite 1, Everett, WA 98201 toyerstrategic. com Page 2 of 2 S. 32OthThis Strut Annexation,,,,,,,,. Week , Planned Timing Y Window to Compleie Current Completion % Projected Past Due S Deviation from Plan W W 1 i 3 4 5 6 7 B 9 10 11 12 13 14 15 16 17 16 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 AO Al 42 43 44 45 46 47 O ? 0 O n0 � A 3 � 3 S Q Q Q d m d N m > a v a � K im •� � � � N N 'IG w PERCENT .�. .R .2 N O v A N A � � � � N N T —+ m cNn N O O W O O t O N r O A N O G W w O V A N m fn N V7 g;E MILESTONE cn COMPLETE f� la Prc.Pqullon Meell rig with City 1 1 1 1 100% la OeF€ne Boundary & Get Map 8. Legal Description 1 1 1 1 100% la la lb Drah 10% Intent Petition Gather 10% Petition Signatures Submit 10%Peltlon 1 1 1 1 2 1 3 1 0 1 100% 0 25% 0 0% nla 60-day clock for Meeting between City & Initiators 3 9 3 9 0% 3 City Meeting with Initiators (within 60 days) 5 1 0 0 0% w 3 Acceptance or Modification of Annexation - Allow Circulation of 60% Petition 5 1 0 0 0% la S EPA Submitted 3 1 0 0 0% 2 SEPA Notice & Comment Period 4 3 0 0 0% 6a Public Notice of Planning Commission Hearing 6 1 0 0 D% 6b Planning Commission Hearing of Pre -Zoning 8 1 0 D 0% 7 Desired Window to Give Presentation to KC Boundry Review Board 8 3 8 3 0% 4a Gather 60% Petition Signatures 4 3 0 0 0% 4b Submit 60% PMIon to City 7 1 0 0 0% 5 County Assessor Petition Sufficiency Review (Desired Window) 7 7 7 7 0% 8a Public Notice for City Council Hearing 12 1 0 0 0% 8b Council Hearing an Pre -Zoning & Adoption of Resolution Approving 60% Petition & 01 recling Nolfce of Intention to be Filed wfttg2MndM Review Board 14 1 0 0 0 9a Draft Notice of Intention (City+Initiators) 13 2 0 0 0% 91D Submit Notice of Intention to KC Boundary Review Board 14 1 0 0 0% 10 Mandatory KC Boundary Review Board 45-day Notice & Review Period 15 7 15 7 0% IF BRB JURISDICTION NOT INVOKED: 11 (NI) Public Notice for Council Ordinance Approving Annexation 21 1 0 0 0% 12 (NI) Annexation Ordinance Approval 23 1 0 0 0% IIII III 13 (NI) Notice to Special Pur. Districts 24 1 0 0 0% 14(NI) Notice toOFM 24 1 0 0 D% PROJECT COMPLETION 24 1 0 0 0% IF BRB JURISDICTION INVOKED: BRB Boundary Review Board Hearing Process (must occur within 120 days) 21 19 21 19 W/o BRB 30 day WaitingAppeal Period on Boundary Review Board Decision 40 4 40 4 0% 11 (IVK) Public Notice for Council Ordinance Approving Annexation 43 1 0 0 0% 12 (IVK) Annexation Ordinance Approval 45 1 0 0 0% 13 (IVK) Notice to Special Pur. Districts 46 1 0 0 0 % 13 (IVK) Notice to OFM 46 1 0 0 0% PROJECT COMPLETION 46 1 0 0 0% NORTH VICINITY MAP 10 rpR 20th t PARCEL MAP 1 PROPOSED i PAPE KENWORTH NW 1 S I TE 1r 1 / 1 1� /r / / 1 1+ J/ f 1 � lr � lr � l - i r` PROPOSED PAPE K�/NWORTH NW PARCEL$ TO ANNEX TO E rDERA� WAY /r i l /r / I ' r 'r 1 'r ! CAT. III rr WETLAND ( AREA ' ! 75'-0" I (R4) ! 75' ! WETLAND � BUFFER I , 75' O ' J WETLAND ' i BUFFER i i t �t / / t r / r/ / r r ! r ! r 1 r r ' r ! 36 / �N _T / r � � i I 1 i r i rr r SENF`TIVE ! A R ESA STEP r r r n SLOOES x ----- r��l r yr rr > , ; a ' J ! y r J 1 rn / r / ! IL o / / o / / / / / 93'-5" PROJECT DATA: (FEDERAL WAY) (PROJECT ASSUMES SITE WILL BE INCORPORATED INTO CITY OF FEDERAL WAY } PROJECT PAPE KENWORTH NORTHWEST ZONE: BC (CITY OF FEDERAL WAY COMMUNITY BUSINESS ZONE) BASED ON BC ZONE: BLDG AREA: BAYS'SHOP OFFK�/910WRM. 2,9( 80 SF B PARTS STORAGE 9,394 SF €F ) TOTAL- 51,474 SF ACTUAL BLDG HT 30' HT; 1 STORY W/ MEZZANINE MAX. BLDG HT 30' ABOVE AVE BLDG ELEVATION (AABE) IF < 100' RES ZONE OTHERWISE 35' MAX HT. SPRINKLERED: YES PARKING PROVIDED: 58 STALLS - - SITE AREA: 868,772 SF OR 19.94 ACRES, MORE OR LESS 06CUPMCY GROUP: F1-MANT. BAYS, B-OFFKf, F1-PARTS STORAGE ` -------- BLDG SETBACKS: RETAIL SALES/SERVICE: _ ____- FRONT YARD: 20' SIDE YARD: 0' REAR YARD: 0' SETBACK(SIDE/REAR) FROM RES. ZONE: 20' PARKING REQ'D: TO BE DETERMINED SITE AREA: 8.9 ACRES SHOWN ON SCHEME 3 / / / / / / / / / / / / / / / / / / / / / / / 0 0 S. 320TH STREET ------ 0 6 SCALE: 1'=80' SITE PLAN RECEIVED SEP 16 2019 COMMUNITY DEVELOPMENT N J c4 cn cu J r. N aLo L6 N N ��U`` •a-� N X ca ca U u. E C • � LJJ U CD i 0 co > Lo O co Q � O O �c co cu cu N_ O O O a+ 3iQ sIt mc y3 Z o v N co s M C O 0 3Lo 0 as C i O � W v as IL W L6 NJ U Y C� H U J ad Lo W<< aaaa IXww2 OLL CO�u� �i_jW z mww� O �a- aa U o -o N O O N W C N N N M O + + + + LJ— (O O O O CA oc:) N N Z ct. J M ui O 6i J C/3 Z w O U W z __ H Y -- O U) o= SP=6