14-103720FILE
CITY OF
A**� Federal Way
August 29, 2014
Don Proctor
Mead & Hunt
1180 NE Maple Street, Suite 105
Issaquah, WA 98027
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Re: File #14-103720-00-PC, PREAPPLICATION CONFERENCE SUMMARY
PMF Investments, Federal Way Retail, Federal Way
Dear Mr. Proctor:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held August 21, 2014. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Utility District and South
King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable
codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Becky Chapin, 253-835-264, becky.chapin@cityoffederalway.com.
For specific technical questions about your project, please contact the appropriate DRC representative as
listed below. Otherwise, any general questions about the preapplication and permitting process can be
referred to your key contact.
PROJECT DESCRIPTION
The applicant proposes to construct a new 13,000 square -foot retail drug store development with
associated site improvements. Also proposed is a Boundary Line Adjustment to relocate interior lot lines.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Mr. Proctor
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Planning Division
o Drug Store use not allowed under the CZA. An amendment to the CZA is required.
o Process III `Project Approval' and SEPA review.
• Boundary Line Adjustment (BLA) will be required to adjust internal lot lines.
• Public Works Development Services Division
This project is subject the requirements of the 2009 King County Surface Water Design Manual
(KCSWDM) and the City of Federal Way Addendum to the manual. Flow control and water quality
improvements are required.
Public Works Traffic Division
Right-of-way (ROW) dedication along the property frontage on 1" Avenue South is required.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
PLANNING DIVISION
Bec,ky Chapin, 253-835-26411 bec .cha in ci offederalwa .cam
1. Zoning Designation and Use — Zoning for the subject property is Community Business (BC),
subject to a Concomitant Zoning Agreement (CZA). I have previously provided you with the 1990
CZA that applies to the subject property. Pursuant to Section 2B of the CZA, the proposed drug store
would not be a permitted use; the existing building (Winco Foods) utilizes the total square footage
allowance for both the grocery and drug store use detailed in the CZA.
2. Concomitant Zoning Agreement Amendment — Establishment of a drug store use requires an
amendment to the existing concomitant zoning agreement, as discussed in Section 3 of the 1990
CZA. The CZA amendment would be conducted pursuant to the procedures of a project -related
Process V "Quasi -Judicial Rezones," FWRC Chapter 19.75.
All project -related rezones require a specific development proposal for the subject property. Process
V land use applications require: a thorough analysis and recommendation from staff, a public
hearing in front of the Hearing Examiner; a written recommendation from the Hearing Examiner;
and a decision from the City Council.
The City may approve an application for a quasi-judicial project related rezone only if the following
criteria can be met:
1) The proposed rezone is in the best interest of the residents of the city; and
2) The proposed rezone is appropriate because either:
a) Conditions in the immediate vicinity of the subject property have so significantly changed
since the property was given its present zoning and that, under those changed conditions, a
rezone is within the public interest; or
b) The rezone will correct a zone classification or zone boundary that was inappropriate
when established;
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3) It is consistent with the comprehensive plan; and
4) It is consistent with all applicable provisions of the zoning code, including those adopted by
reference from the comprehensive plan; and
5) It is consistent with the public health, safety, and welfare; and
6) The site plan of the proposed project is designed to minimize all adverse impacts on the
developed properties in the immediate vicinity of the subject property; and
7) The site plan is designed to minimize impacts upon the public services and utilities; and
8) Traffic safety impacts for all modes of transportation, both on and off site, are adequately
mitigated; and
9) The rezone has merit and value for the community as a whole.
The applicant should address these criteria in the site plan and provide a written narrative detailing
how the criteria are met. Staff and the Hearing Examiner will use the applicant's responses to the
above -referenced criteria when preparing a recommendation to the City Council. The submittal
requirements for Process V are enclosed.
3. Land Use Application — As discussed above, the provisions of the existing 1990 CZA do not
currently permit a drug store use. However, given your proposal to develop the site with a drug store,
the following comments assume the proposal will comply with the 1990 CZA development
standards for retail uses in the BC zone and size limitations on drug stores is the only section being
amended.
The proposed improvements will require a Process III Master Land Use review pursuant to FWRC
19.15.030. Process III is an administrative project approval review conducted by city staff with a
final decision issued by the Director of Community Development following review.
For Process III review, the Planning Division will notify the applicant of application status within 28
days of submittal. If the application is determined complete, staff will issue a Letter of Complete
Application. FWRC limits the review to 120 days from the date of 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 for corrections and/or additional information must be provided within 180 days of written
notification or the land use application will expire.
4. Environmental Review — The project is subject to environmental review under the State
Environmental Policy Act (SEPA) as the proposal exceeds flexible thresholds (buildings larger than
12,000 square feet and parking for more than 40 vehicles) pursuant to FWRC 14.15.030(c). The city
does utilize the optional DNS method of combined land use and SEPA notifications when
environmental checklists are thoroughly completed. The optional DNS process allows a combined
project and anticipated environmental determination public notice period that expedites the overall
land use application process. An environmental threshold determination made by the Director of
Community Development must be issued prior to land use or building permit approval.
5. Public Notice and Comment — Process III applications and SEPA determinations require a
combined public notice and 14-day comment period. Within 14 days of issuing the Letter of
Complete Application, a Notice of Application and Optional DNS will be published in the Federal
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Way Mirror, mailed to persons within 300 feet of the subject property, posted on the subject
property, and placed at the City's three designated notice boards.
The applicant is responsible for submitting one set of stamped mailing envelopes for property
owners within 300 feet of the subject property. The city's GIS Division can provide this service for a
nominal fee. Please see the enclosed handout for further information.
Process V application also requires a public notice that is distributed 14 days before the public
hearing in the same manner listed above. In addition, the applicant is responsible for installing at
least one public notification sign prepared by the city. As part of the Process V submittal, please
provide two sets of self-addressed, stamped envelopes of persons receiving property tax statements
for all properties within 300 feet of the subject property.
6. Boundary Line Adjustment — A Boundary Line Adjustment (BLA) is required to relocate interior
lot lines. A BLA is a minor alteration in the location of lot boundaries on existing lots. Pursuant to
FWRC Chapter 18.10 "Boundary Line Adjustments," BLA applications are administratively
processed. Please note that the BLA process runs concurrently with the Process III land use review;
however, the BLA must be approved by the Director of Community Development and recorded at
King County before issuance of any new building permits. See enclosed BLA handout for submittal
requirements.
7. Application Fees — Please contact the Permit Center at 253-835-2607 for updated fee schedules for
Process V and Process III Master Land Use applications, SEPA checklist, BLA, and building permit.
Wellhead Protection —The subject site is located within a five-year wellhead protection zone as
designated by Lakehaven Utility District. A Hazardous Materials Inventory Statement — Critical
Aquifer Recharge and Wellhead Protection Areas (enclosed) must be submitted with the formal
application. The Development Review Committee (DRC) will then review the Hazardous Materials
Inventory Statement and assess all potential impacts to the cty's groundwater resources to decide
whether hazardous materials will be used, stored, or disposed of in connection with the proposal.
9. Key Development Regulations — All site improvements must comply with the 1990 CZA
development regulations and applicable F)vVRC development regulations. The following general
regulations apply to the proposal.
(a) Required Setback — Required setbacks for the front yard setback are as follows: 0 yard setback.
(b) Lot Coverage — No maximum lot coverage applies; instead the buildable area will be
determined by other site development requirements, i.e., required buffers, parking lot
landscaping, surface water facilities, etc.
(c) Maximum Building Height —The height allowed for the retail use is 35 feet above average
building elevation (AABE). Please provide elevation drawings with the formal Process III
submittal to verify height.
(d) Parking —Parking requirements in the BC zone are 1 space for every 300 sq. ft. of gross floor
area. 44 parking spaces would be required, 44 stalls are proposed which meets the minimum
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necessary. Please refer to the enclosed parking lot design criteria for required stall, row, and
aisle width, and curb lengths.
10. Landscaping —The Process III application must include a preliminary landscape plan, prepared by a
licensed landscape architect, in accordance with the landscape requirements contained in FWRC
Chapter 19.125 "Outdoors, Yards, and Landscaping. " Following are the key landscape requirements
for the project.
(a) East Property Line — Type III landscaping five feet in width shall be provided along all
property lines abutting public rights -of -way and access easements. This would include the east
property lines abutting First Way South. For your information, Type III landscaping is a
mixture of evergreen and deciduous trees, large shrubs, and groundcover, spaced to provide a
visual buffer creating a partial visual separation. Existing landscaping can be used to satisfy
some of this requirement but must be depicted on the landscape plan.
(b) North, South, and, West Property Line — Landscaping is not required along interior lot lines
within a development where parking is being shared. A shared parking agreement must be
submitted with the formal Process III application.
(c) Interior Parking Lot Landscaping — Parking lot landscaping is to break up large areas of
impervious surfaces, mitigate adverse impacts created by vehicle use areas, facilitate the
movement of traffic, and improve the physical appearance of vehicle use areas. Twenty square
feet of interior lot landscaping per parking space must be provided in accordance with FWRC
19.125.070. Type IV parking lot landscaping is required to be installed at the ends of all rows
of parking and disbursed throughout the interior parking area. Landscape islands must be a
minimum size of 64 square feet and a width of six feet between stalls and at the ends of rows.
The square footage of interior lot landscaping must be listed on the landscape plan, and the
interior landscape areas used for this calculation must be identified on the plan. Permanent
curbing shall be provided in all landscape areas within or abutting parking areas. Based upon
appropriate surface water considerations, other structural barriers may be substituted for
curbing, such as concrete wheel stops.
11. Clearing, Grading, and Tree and Vegetation Retention — The applicant is required to obtain
clearing and grading plan approval as a component of the land use approval. Please consult FWRC
19.120.040(1) for items that are required to be included on the plan. Approval and Notice to Proceed
shall be required prior to commencing clearing and grading activities on the site. Reference FWRC
19.120.060(2).
A tree and vegetation retention plan as required under FWRC 19.120.140(2) must also be submitted
with the land use 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. The minimum tree density in the BC zone is 20 tree units per
acre. The subject property's density would be 24 tree units (20 tree units x 1.16 acres). 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. Required tree density can be composed of retained trees and
replacement plantings per FWRC 19.120.130. (Note: required landscaping trees may be counted in
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tree density). The tree and vegetation plan must clearly show where the 24 tree units are to be
located. The formal landscape plan must detail information about tree unit credits and replacement.
12. Community Design Guidelines —Projects subject to Process III review must comply with the
provisions of FWRC Chapter 19.115, "Community Design Guidelines." A written narrative provided
in conjunction with the formal Process III application must identify how the proposal complies with
the applicable design guidelines, as outlined in the FWRC and as summarized below.
(a) Building Fagade Modulation and Screening Options —Pursuant to FWRC 19.115.060(2), all
building facades that are both longer than 60 feet and visible from either a right-of-way or
residential use or zone shall incorporate at, least two of the four following options for
modulating and/or screening:
• Fagade Modulation — A minimum depth of two feet, minimum width of six feet, and
maximum width of 60 feet. Alternative methods to shape a building such as angled or
curved facade elements, offset planes, wing walls, and terracing will be considered,
provided that the intent of the section is met.
• Landscape Screening — Eight -foot -wide Type II landscape screening along the base of the
facade, except Type IV may be used in place of Type II for facades that are comprised of
50 percent or more window area, and around building entrances.
• Canopy or Arcade —Minimum length is 50 percent of the length of the facade using this
option. Canopy must extend a minimum of six feet outward from the building with at least
10 feet of clearance as shown below.
• Pedestrian Plaza — Plaza square footage is equal to one percent of the gross floor area of
the building, but it must be a minimum of 200 square feet. If this treatment is chosen, the
plaza should be clearly visible and accessible from South 348d' Street.
The above -referenced "two of four" options shall be incorporated along the entire length of the
facade, in any approved combination. Options used must meet the dimensional standards as
specified above, but if more than two are used, dimensional requirements for each option may
be modified.
Additionally, the entire building is subject to the building articulation and scale requirements of
FWRC 19.115.060(3). As such, the architectural design of the entire building is required to
consist of architectural features and/or materials variation that create a sense of architectural
articulation, and reduce the scale of the structure. Please refer to the list of methods to articulate
blank walls identified in FWRC 19.115.060(3)(b).
(b) Pedestrian Circulation — Pedestrian pathways and pedestrian areas should be delineated by
separate paved routes using a variation in paved texture and color. Approved methods of
delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored
concrete. The method of delineation should be indicated on the site plan.
(c) Drive -through facilities — Drive -through windows and stacking lanes are not encouraged along
facades of buildings that face a right-of-way. If they are permitted in such a location, then they
shall be visually screened from such street by Type III landscaping and/or architectural
element, or combination thereof; provided, such elements reflect the primary building and
provide appropriate screening.
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The stacking lane shall be physically separated from the parking lot, sidewalk, and pedestrian
areas by Type III landscaping and/or architectural element, or combination thereof; provided,
such elements reflect the primary building and provide appropriate separation. Painted lanes are
not sufficient.
(d) District Guidelines — The district guidelines identified in FWRC 19.115.090(1)(a-f) must be
addressed in the site plan and architectural elevations. Major elements of these guidelines
include, but are not limited to, the following:
+ Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; and
shall incorporate windows and other methods of articulation.
• Building entrances shall be architecturally emphasized and shall incorporate transparent
glass.
■ Ground -level mirrored or reflective glass is not allowed adjacent to a public right-of-way or
pedestrian area.
(e) Crime Prevention through Environmental Design (OPTED) — Implementation of CPTED
principles (Natural Surveillance, Access Control, and Ownership) for all new development
projects are a component of the city's design guidelines. The enclosed CPTED checklist must
be submitted with the formal land use application.
13. Garbage/Recycling — The design of the enclosure area should be consistent with the architectural
design of the primary structures on the site. The enclosure shall be screened from abutting properties
by a 100 percent sight -obscuring fence or wall and appropriate landscape screen. Additionally, a
minimum of five square feet of recycling storage space, with a maximum of 1,000 square feet for
every 1,000 square feet gross floor area, with a minimum of 65 square feet, must be provided. Please
refer to FWRC 19.125.150 for additional requirements.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION
Ann Dower, 253-835-2732 ann.dower(@,citvoffederalway.com
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 2009 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009
KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use
site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of
the project to the eight core and five special requirements of the KCSWDM will be required. A
Level 1 downstream analysis shall also be provided in the preliminary TIR. The City has 1 " = 100',
five-foot contour planimetric maps that may be used for basin analysis.
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility and/or BMP's to meet this performance criteria. Target surfaces are outlined in
Section 1.2.3.13 of the KCSWDM, and, as depicted, are limited to Lot D and B. BMP's will be
required. Large Lot High Impervious requirements outlined in section 5.2.1.3 of the KCSWDM will
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apply. The applicant is encouraged to use BMP's as much as possible to meet flow control
requirements.
3. Water Quality Treatment shall be designed to meet the treatment criteria of the Enhanced Basic
Water Quality Menu. In addition to the KCSWDM, our initial review suggests that FWRC
19.30.120, "Nonconforming Water Quality Improvements" applies to this site. Specifically, the
following items are applicable:
Lb. Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square feet of surface area or more;
Le. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces, and including all of the parcels within this shopping
center. Treatment options must be selected from the Enhanced Basic Water Quality Menu provided
in the KCSWDM.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
5. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
6. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) permit may be required. Information regarding this permit can be
obtained from the Washington State Department of Ecology at
hap://www.eU.w4.gov/programs/sea/pachndex,html, or by calling 360-407-6437.
Building (or EN) Permit Issues
1. Engineered plans are required for clearing, grading, and utility work. Plans must be reviewed and
approved by the City. A final TIR shall be prepared for the project and submitted with the
engineering plans. Both the TIR and the plans will require the signature/seal of a professional
engineer registered/licensed in the State of Washington. Engineering review fees are $824.50 for the
first 12 hours of review, and $68.00 per hour for additional review time.
2. The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at www.ciiyoffederalway.com to
assist the applicant's engineer in preparing the plans and TIR.
3. Bonding is required for all street improvements and storm water improvements associated with the
project. The bond amount shall be 120 percent of the estimated costs of the improvements. An
administrative fee deposit will need to accompany the bond to cover any possible legal fees in the
event the bond must be called. Upon completion of the installation of the improvements, and final
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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 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.
5. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final
approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent
black ink. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not
permitted on engineering plans.
7. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per
Appendix D, 2009 KCSWDM, must be shown on the engineering plans.
8. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION
Erik Preston 253-835-2744, erik. reston ci offederalwa .com.
Meeting Follow-up: The following information was not provided at the preapplication meeting, but is
applicable for this proposal.
Street Frontage Improvements (FWRC 19.135)
1. The applicant/owner would be expected to dedicate right-of-way (ROW) consistent with the planned
roadway cross -sections as shown in Map III-6 of the FWCP and Capital Improvement Program (CIP)
shown as Table III-19 (FWRC 19.135.040). Based on the materials submitted, staff conducted a
limited analysis to determine the required dedication. The applicant would be expected to dedicate
ROW on the following streets to the City's planned roadway cross -sections:
■ I' Avenue S is a Principal Arterial planned as a Type "B" street, consisting of a 64-foot
street with curb and gutter, 6-foot planter strips with street trees and streetlights, and 8-foot
sidewalks in a 98-foot ROW. Assuming a symmetrical cross section, 7-foot ROW
dedication is required along northern half of the I" Ave S frontage of Lot D, aligning with
the ROW line adjusted for the recently constructed right -turn lane.
■ No frontage improvements are required.
} The ROW dedication may be completed as part of the boundary line adjustment process.
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2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about a right-of-way modification
requests are available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $105.50.
BUILDING DIVISION
Scott Sproul, 253-835-2633 scott.sproulPeityoffederalway.com
International Building Code (IBC), 2012
Washington State Amendments WAC 51-50
International Mechanical Code (IMC), 2012
Washington State Amendments WAC 51-52
Uniform Plumbing Code (UPC), 2012
Washington State Amendments WAC 51-56 & WAC 51-57
International Fire Code (IFC), 2012
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2012
Accessibility Code, ICC/ANSI A117.1 - 2009
International Residential Code, 2012
Washington State Amendments WAC 51-51
Washington State Energy Code, 2012 WAC 5 1 -11
Building Criteria
Occupancy Classification: B, M
Type of Construction: VB
Floor Area: 13,000
Number of Stories: one
Fire Protection: fire sprinkler system and fire alarm system required
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
A complete building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at www.cityoffederalway.com.)
Submit _5_ sets of drawings and specifications. Specifications shall include: 1
2 Soils report, _2_
Structural calculations, and 2_ Energy calculations, _2_ Ventilation calculations. Note: A Washington
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State Registered architects' stamp is required for additions/alterations (new or existing) of 4,000 gross
floor area or greater unless specifically listed as an "exempt" structure per the Revised Code of
Washington (RCW).
Energy code compliance worksheets are required to be completed and included with your permit
application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
Federal Way reviews plans on a first in, first out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Review Timing
The first comment letter can be expected within -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 Department of Community Development.
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
a Certificate of Occupancy.
All construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or
representative, electrical contractor and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
Building and electrical permit required.
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.
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LAKEHAVEN UTILITY DISTRICT
Brian Asbury, 253-946-5407, BAsbury(Makehaven.org
Water
+ A Certificate of Water Availability (application form enclosed) issued separately by Lakehaven may
be required to be submitted with any land use and/or building permit applications (check with land
use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate
is needed, allow 10 work days to issue for typical, 3 work days for accelerated, processing.
■ Water system hydraulic information may be needed to determine fire protection (if any) &/or other
water service requirements; in addition to potentially being needed by the applicant's fire protection
system designer. Applicant can request Lakehaven perform a separate hydraulic model analysis, or
can request this analysis to be performed concurrent with an application for Availability. Current
2014 cost for a hydraulic model analysis is $180.00. Please contact Lakehaven for further detail.
+► A Developer Extension Agreement will be required to construct new and/or abandon existing water
distribution 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 a Developer Extension Agreement (application form enclosed). 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.
The site has no previous or existing water service connections.
• A water service connection application (form enclosed) submitted separately to Lakehaven is
required for each new service connection to the water distribution system, or any modification to an
existing water service connection (e.g., larger service, irrigation, abandonment of existing service(s),
re -activation, etc.), in accordance with standards defined in Lakehaven's current `Fees and Charges
Resolution'. Non -single-family properties require separate domestic (per building), irrigation (if
irrigated landscaped areas are incorporated into the site development), and fire protection (if required
or installed) water service connections & meters.
• Installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to
each domestic &/or irrigation service meter is required pursuant to WAC 246-290-490 & Lakehaven
standards. As a low cross -connection hazard, either a double check valve assembly (DCVA) or a
reduced pressure backflow assembly (RPBA) is required. If a separate fire protection service
connection is needed or desired, installation & satisfactory testing of a separate approved backflow
prevention assembly (BPA) is required pursuant to WAC 246-290-490 & Lakehaven standards. As a
low cross -connection hazard, a double check detector assembly (DCDA) or a reduced pressure
detector assembly (RPDA) is required for 3" & larger connections; for 2" & smaller connections a
separate full -flow meter with a Double Check Valve Assembly (DCVA) or RPBA is typical. Contact
Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoepfl@Lakehaven.org,
253-946-5427) for additional information & BPA testing coordination.
The associated Developer Extension Agreement must 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).
14-103720-00-PC
Doc ID: 66452
Mr. Proctor
Page 13
August 29, 2014
s Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2014 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.
o Water Meter Drop -in Installation Fee, 1'/2" Domestic, Prelim. Sizing Only: $580.00.
o Water Meter Drop -in Installation Fee, 1" Irrigation, Prelim. Sizing Only: $290.00.
o Water Meter Drop -in Installation Fee, 5/8"x3/4" Fire Protection: $240.00.
o Capital Facilities Charge(s)-Water, Prelim. Estimate Only, Five (5.00) Equivalent Residential
Units (ERU), Actual Amount TBD by Lakehaven: $17,460.00. No water system capacity
credits (ERU) are available for this property.
o Other (describe): $None anticipated.
Sewer
■ The site has an existing 6" PVC sewer service stub on the property.
■ A separate Lakehaven sewer service connection permit (application form enclosed) is required for
each new connection to the sanitary sewer system or any modification (re -align, abandon, etc.) to an
existing sewer service connection, in accordance with standards defined in Lakehaven's current
`Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In
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.
■ Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
charges (2014 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven. All Lakehaven fees & charges are
typically reviewed & adjusted (if necessary) annually, but are subject to change without notice.
o Sewer Service Connection Permi lYee:-Vag:D .
o Capital Facilities Charge(s)-Sewer, Prelim. Estimate Only, Four (4.00) ERU, Actual Amount
TBD by Lakehaven: $12,468.00. No sewer system capacity credits (ERU) are available for
this property.
o Other (describe): $None anticipated.
General
All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE
Chris In ham 253-946-7244 Chris.In ham outhkin fire.ar
• The required fire flow for this project is 1500 gallons per minute. A Certificate of Water Availability
shall be provided indicating the fire flow available at the site. A hydraulic fire flow model shall be
requested from the water district.
• One hydrant is required. Existing hydrants are available for this project.
14-103720-00-PC Doc ID: 66452
Mr. Proctor
Page 14
August 29, 2014
An automatic fire sprinkler. system shall be installed in all occupancies requiring where the total
floor area included within the surrounding exterior walls on all floor levels, including basements,
exceeds 5,000 square feet. Fire walls shall not be considered to separate a building to enable deletion
of the required automatic fire -extinguishing system.
■ A Fire Alarm System is required. An automatic fire detection system shall be installed in all
buildings exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored
by a central and/or remote station conforming to the current requirements of the National Fire
Protection Association standards and/or the fire chief or designee.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWRC 19.40.070 (4).
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Becky
Chapin at Becky.chapin@cityoffederalway.com or 253-835-2641. We look forward to working with you.
Sincerely,
Becky Chapin
Associate Planner
enc: Master Land Use Application
Process V Submittal Requirements
Process III Submittal Requirements
SEPA Checklist
Boundary Line Adjustment Submittal Requirements
c: Don Proctor, donnroctorfameadhunt.com
James Spitzer,ianies 0pmfinvestments.cotn
Ann Dower, Senior Engineering Plans Reviewer
Erik Preston, Senior Traffic Engineer
Mailing Labels Handout
Hazardous Materials Inventory Statement
Parking Lot Design Criteria
CPTED Checklist
Lakehaven Handouts
Scott Sproul, Assistant Building Official
Chris Ingham, South King Fire & Rescue
Brian Asbury, Lakehaven Utility District
14-103720-00-PC Doc rD: 66452
k
CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE (DRC)
Preapplication Conference Sign In Sheet
PMF Investments, Federal Way Retail
14-103720-00-PC,
August 21, 2014
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33325 8th Menu
Way Federal W WA 8 - F�r
(253) 835-7000
www. cityoffederalway. com
Don Proctor
Mead & Hunt
1180 NW Maple Street, Suite 105
Issaquah, WA 98027
RE: File #14-103720-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
PMF Investments — Federal Way Retail, *No Site Address* , Federal Way
Dear Mr. Proctor:
The Community and Economic Development Department is in receipt of your preapplication conference
request. The application has been routed to members of the Development Review Committee and a
meeting with the project applicant has been scheduled as follows:
9:00 a.m. — Thursday, August 21, 2014
Hylebos Conference Room
Federal Way City Hall, 2R4 Floor
33325 8'4 Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at becky.chapin@cityoffederalway.com, or 253-835-2641.
Sincerely,
Becky Chapi
Associate Planner
Email Don Proctor, don. proctor meadhunt.com
Doc. LD. 66326
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
V)7j I.#A
TO:
FROM:
FOR DRC MTG. ON:
FILE NUMBER(s):
RELATED FILE NOS.:
PROJECT NAME:
PROJECT ADDRESS
ZONING DISTRICT. -
July 30, 2014
Ann Dower, Development Services
Rick Perez, Traffic
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
Becky Chapin
August 14, 2014 - Internal
August 21, 2014, 9:00am - with applicant
14-103720-00-PC
None
Federal Way Retail
*NO SITE ADDRESS*
1:101
PROJECT DESCRIPTION: Proposed 13,000 square foot retail development (Drug Store).
LAND USE PERMITS: Preapplication Conference
PROJECT CONTACT. Don Proctor
Mead & Hunt
1180 NW Maple St, Suite105
Issaquah, WA 98027
MATERIALS SUBMITTED:
• Mater Land Use Application
• Vicinity Map
• Conceptual Elevation Drawing
• Site Plan
■ Utility Plan
,)
Federal Way
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
J U L 2 4 2014 33325 8ch Avenue South
Federal Way, WA 98003-6325
CITY OF FEDERAL WAY 253-835-2607; Fax 253-835-2609
CDS www.CiLyoffederalway.com
APPLICATION NOS A / c� 3 7ol D — P
L.
Project Name PMF Investments, Federal Way Retail
Property Address/Location West of 1st Way S. & S. 348th Street
Parcel Number(s)
4159200710,4159200715,4159200720,4159200725
Date July 24, 2014
Project Description Proposed development buildout of Lot D (approximately 2.3 acres) with roughly 13,000 square feet of retail s ace.
PI.F.ACF. PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
x Preapplication Conference
Process I (Director's Approval)
Process 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
Community Business (ORD 91-099) Zoning Designation
Community Business ORD 91-099)
ornprehenstve Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Mercantile (M) Occupancy Type
VB Construction Type
Applicant
Name: Mead & Hunt
Address: 1180 NW Maple Street, Suite 105
City/State: Issaquah, WA
Zip: 98027
Phone: 425-507-1991
Fax: --
Email: don, ctor@ adhun tom
Signature: „ n I ,�
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name: PMF Investments
Address: 15015 Main Street, Suite 203
City/State: Bellevue, WA
Zip: 98007
Phone: 425-746-6066
Fax: 425-746-6595
Email: frank@pmfirAstments.com
Bulletin #003 —January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application
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APPROVED BY:TE E 5 a 1
1 DATE: 01 DATE
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e /a SITE DEVELOPMENT DATA:
ZONING: COMMUNITY BUSINESS (ORD 91-099)
1 ' COMPREHENSIVE PLAN: COMMUNITY BUSINESS (ORD 91-099)
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'' / ✓6%'' m4;=4' TOTAL SITE AREA: 65,439 SF LOTS B AND D
'b LOT AREAS:
46/✓ '� _ EXISTING GROCERY/RETAIL TO REMAIN: 76,100 (1 SPACE / 300 SF) = 254
LOT A — 367,447 SF
' EXISTING RESTAURANT TO REMAIN: 4,500 (1 SPACE / 100 SF) = 45
LOT B = 50,397 SF
1 0 _ - PROPOSED RETAIL: 13,000 (1 SPACE / 300 SF) = 44
LOT C 54,332 SF +/
LOT D = 50,507 SF
TOTAL REQUIRED PARKING: 343
EXISTING PARKING SPACES TO REMAIN: 449
40.
PROPOSED PARKING NEW SPACES: 44
TOTAL PARKING SPACES PROVIDED: 489
OCCUPANCY TYPE: MERCANTILE (M)
TYPE OF CONSTRUCTION: VB
ARCHITECTURAL DESIGN INTENT:
A preliminary design image showing the general intent for the proposed drug store is included in the
Pre -Application package. The building will be oriented with the entrance facing the main right-of-way (S.W.
Campus Drive). The design will include facade modulation and material variations to add interest to the exterior
ii of the building. Specific materials and colors have not yet been selected but the overall color palette will be
neutral with the addition of an accent color(s) specific to the Drug Store tenant's brand. As the design process
continues the overall design intent will develop and progress in accordance with City of Federal Way "Community
fid e/
%n;' Design Guidelines".
F.::l AI l7l
FLOOR PLAN: (TO BE DETERMINED)
/
1.
EX. DRIVE
EXISTING
84' +/- ROW
JUL 2 4 2014
CITY OF FEDERAL WAY
CDS
These documents shall not be used for any
purpose or project for which it is not
intended. Mead & Hunt shall be indemnified by
the client and held harmless from all claims,
damages, liabilities, losses, and expenses,
including attorneys' fees and costs, arising out of
such misuse or reuse of the documents. In
addition, unauthorized reproduction of these
documents, in part or as a whole, is prohibited.
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REVISION
PRE -APPLICATION MTNG
M&H NO.:
4096300\141217.01
DATE:
7-24-2014
DESIGNED BY:
DP
DRAWN BY:
JMM
CHECKED BY:
DP
DO NOT SCALE DRAWINGS
SHEET CONTENTS
CONCEPTUAL
SITE PLAN
SHEET NO. of
E-1 01
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PROPOSED
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8
2014
CrrY OF FEDERAL a
CDS
1 610 120
s
Mead
lunt
Mead & Hunt, Inc.
1180 NW Maple Street,
Suite 105
Issaquah, WA 98027
phone: 425-369-9004
meadhunt.com
These documents shall not be used for any
purpose or project for which it is not
intended. Mead & Hunt shall be indemnified by
the client and held harmless from all claims,
damages, liabilities, losses, and expenses,
including attorneys' fees and costs, arising out of
such misuse or reuse of the documents. In
addition, unauthorized reproduction of these
documents, in part or as a whole, is prohibited.
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PRE -APPLICATION MTNG
M&H NO.:
4096300\141217.01
DATE:
7-24-2014
DESIGNED BY:
DP
DRAWN BY:
JMM
CHECKED BY:
DP
DO NOT SCALE DRAWINGS
SHEET CONTENTS
CONCEPTUAL
UTILITY PLAN
SHEET NO. of
E-1 02