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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 Page 2 August 29, 2014 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; 14-103720-00-PC Doe 11166452 Mr. Proctor Page 3 August 29, 2014 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 14-103720-00-PC Doe ID: 66452 Mr. Proctor Page 4 August 29, 2014 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 ] 4-103720-00-PC Doe ID: 66452 Mr. Proctor Page 5 August 29, 2014 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 Doc ID: 66452 14-103720-00-PC Mr. Proctor Page 6 August 29, 2014 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. 14-103720-00-PC Doc ID: 66452 Mr. Proctor Page 7 August 29, 2014 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 14-103720-00-PC Doc ID: 66452 Mr. Proctor Page 8 August 29, 2014 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 14-103720-00-PC Doc ID: 66452 Mr. Proctor Page 9 August 29, 2014 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. Doc ID: 66452 ]4-]03720-00-PC Mr. Proctor Page 10 August 29, 2014 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 14-103720-00-PC Doe ID: 66452 Mr. Proctor Page 11 August 29, 2014 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. 14-103720-00-PC Doc ID: 66452 Mr. Proctor Page 12 August 29, 2014 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 NAME WITH PHONE n ;rA Allow25'3 g3,'f Z7Sd Tt-lonnY�S Cp- I�—E�� zs3- �33s'ZGzz y6.7a Y 2- _c � �� 2-!e r Z( S -. I �a ✓1r� , � � Z'7- l6 S--:Z610 . 4'v* 1 r✓� Trvv 'cki�f vpp— Chi (t r I Z6o IN6.76203 Pt'&f4 f4 (116 ]�> I V LS (ow Z S� L S r) L r n v o bz Ln m N O r -ice a 1 424 MSahv41L1� y� MS am 411t MIS 441L MSId4mt laws >►� �-0 22 � MS 1MY 416 SW74 "� �AtSW MSZAV 449 3 4 SW 7lhAw SW f 61h Me SW o t Z, A msan4 ` 6 1y9 5OPAN 3 MS Id 4lv MS 0-141► MS am L X W 5 7 g any Js t M N dhtl Sldlcl 2M Ave �� S►•Y 4:r. � � a� "r SY►Wq' Lo N W . 1g� 4t N u 1 V m N\ y Ap��rCy,N N N P °derv; s ahv 1891 SIN �s 0 aAV wp _ .__S 419C_ S� S 1 N M � N = g $Id4Wt 21�I PIS y 22M PIS $ Id P)EZ 5ld 414Z N N S y N - W Lti 3 .� S W S Mtl 418C N 7 301h Ave S 410E S Id 419E �/AqY►S a $ g2 a d�A4leS F14 �Npf ''' .VA4W P :i01-M4 Ir. i 0I If I.: ir 7 ' ' } I tt "� arrnil a ❑rr of A�k Federal July 30, 2014 CITY HA 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 AS BUILT -GRADING AND STORM DRAINAGE PLAN I 1"=20' IR�TAHHO WAM iCEI Oj TW.7y7.D IRl.755.) O2 TWd257.D aw-25ES - a y I 1 DEI, SPFR ex w DEE4L SMC11) CD------------ . C11] n 31 .mEu7 MATCHLINE SEE SHEE I Ub VERTICAL DATUM - BASIS OF ELEVATIONS NATIONAL GEODETIC VERTICAL DATUM OF 1929 - AS ADOPTED BY KING COUNTY SITE BENCHI N. RIM OF MONUMENT CASE AT IINTERRSENUIONSOOFS W. CAMPUS DR AND 4 • `71 L6 - 12• N - 7r •• 55• CP f 'If . W." •• 55- Cp w rl l �r I Mr PL u !1 If 1 r! 1 r L 1 4A1 i�'✓f RA�I � li 1l1,�1 �1 � 1 �1 � R.O.W. DEDICATION (WIDTH VARIES) AS -BUILT PEFW NO. �SLD99-00DE UTY OF FEDERAL WAY APPROVED BY: DATE: 12, Z Q J o a o Q Z LL o IL 00 J Z_ D _ a co Lu z �j Lu z Q 0 o p z w 0cc 0,4 �000 LL 0) co O O cc o z m 0 O �3 1K IL - O N w x � QMNN �� Z.0 ww NN W� jb �ga3 J, pS ■Afgr _ b�8 `�'mWlL I� E � za INN UI File: P:\sdskproj\6127\engineering\6127osb6.dwg Dale/Time: 07/26/2000 08:49 Stale: 1=20 jasonl xrels' 26127-B2,26127-TI,Z6127-S1,Z6127-S2ASBUILT, KEYMAP VERTICAL DATUM - BASS OF T�,A110M .NATIONAL GEODETIC VERTICAL DATUM OF 1929 AS ADOPTED BY KING COUNTY GRADING AND STORM DRAINAGE PLANSITE BENCHMARK N. RIM OF MONUMENT CASE AT INTERSECTION OF S,W. CAMPUS DR. 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W,.,.. i 11 R=958.00' — — a584°31'00° CB#14 L-186.42' r — — — CB Q6 89°58'37" • rr r �^ 18 L+$#n RETAIL 'D' C R=25.00' s ; .00' I F.F. = 246.0 1 L=39.0 G II J Y� Ei UMR OF -PHASE II C r , 5 UMR OF PHASE 1 RETAILI fly 1 F 1 C CBb13 i;B2 C pgpq I F.F.- ? 1 1 1 I 1244.0 I g �s , ?� •' 1 j DETENTION j r 1_ lq� L_ J 3/9 j:� r#°+ 1 W I� j BASIN Y B# a + 1 1 a.:�+ Lr il�i�l Z GROCERY/DRUG STORE CB#22 0=71'27'36" e 8 s 5'00" j V W rn j J F.F. = 248.0 , R=340.00' R� .00' z z o _._......_.._._._._.... _._ y'g/a�I�._ ..._.�._ _ L_397_10'._.�. 3' .92a^•i CO 0 ( �._. _. _._._. _._._._. I +•' hY%At/LI lip �I { y• ► _ 1 Q Q Q N 1 C 21 Y 19 _ CEMS `r7 Q Q Q 1 I i • ` ``�A� j O Z �' RETAIL 'B' 1—. CA `d'Z°.� IJ T �_ tiln = 7.rr 0-i z_ m v �r °9T0 nmieRB1 1 ; Ir.. D — - -• - -- - - C$ik4 F.F. 240.0 ' cjj p 1_ '\ �� I 1 f. jf1 1 - V '.}• _. I CBIkP 'Ly" i ;./ •. R� fl c Q \ ` 1 _ C 1C 8�llNDARY - -_' estop oem era�A,. C8iF20 J - ---- k C8#28Y RETAIL "A" - �_ j ;� •� � !.I F.F. = 248.0 j t C�k2� CBR24 BOUNOARF 37 a .f j fl 1 ;ee ;• = Y "� EXISTING . 12DRAINAGEDB,eEASEMENTi 1 _ �OEbdCAl 1 - 5�44 : 86.46' 1 �= -�"K _ N06°37'56"W 1 4 1 219.19 188.35' w a AREA DEI�OPbBdi • 1A.07 ACF S a 12'05'58„ 1 �> o-- �§ L - R=660.00' ! 0 a� 1 w < 1 IALLTEL7yDAMFA T/T7Tf - HERET C _ •$ e _ L=139.37' SHEET C _ _ SHEET C8 x o� �._a_ara_• REC. H0. 9ST02b7+22 •_ r �_ t a_. r-Jij r. ._. _.r•_. _._. _._.r. _.r_._._._._•_._._.JLa_._._._.ra_•_._a_awa_._._._.r._._._•r•_•w._. _. _.r.... _. r. _. _._. _. _.....� w N sz _._.�._._._.i 4,. ,L=32°27'24" LEGEND: a o N N - �� ` R=660.00' PROPOSED EXISTING Z ^� z r Fib 'T • TYPE II CATCH BASIN J L=373.87' TYPE 1 CATCH BASIN �______ L-75°07'35" STORM DRAINAGE LINE w� f 4 i �• Ry 07`-OO R=702.00' SANITARY SEWER MANHOLE C� 6 -- L=920.47' SANITARY SEWER LINE / . •Y i� r Tay= 5a:; c? WATERMAIN - CONTOUR ROCKERY/BLOCKWALL r 1 I a p ��• I '� H 25¢D AY•tiaR / �,. eaL�a �♦ /r SPOT ELEVATIONS ��' 01 arsN Pr No.: BLo99 000s s' _ •J '� -,� •pg .. STANDARD ASPHALT PAVEMENT CITY OF FEDERAL WAY z,i o L' HEAVY ASPHALT PAVEMENT i {: • _ ALlL}@�' E N - �� '-•^� APPROVED BY: 1, <O N CONCRETE f . .. •• I.° . _ DATE: I d.g Wle/Tlmr 07/251-21M 1821 ScOW 1-50 aigl xre61 i6127.$tJ6, 27�SI,ZEtt2-5236127-i,. AS -BUILT GRADING AND STORM DRAINAGE PLAN ��fl �I 'l Y9i11CAL DATUTA-RA99 OF9FrATpN9 II - 'j! NATIONAL GEODETIC VERTICAL DATUM OF 1929 - AS ADOPTED BY KING COUNTY I• i N. RIM OF MONUMENT CASE AT Q Z IWEASECTION OF S.W. CAWUS DR. AND S [II171� ereT3B(GFlIf11K Ist AVENUE SOUTH, Q 1'=20' Q � � MATCHLINE SEE SHEET C3 Z W p e frflrraf-,r;rwrauufwrar^�ara ala111111 uu* — _ f�fk��trfaf/�twA `�Ir� i fatty ���1�1�w���af w/1�� as ff �Rfrfw�r Eaufr fslfaufrfll�fr�r fa f1�frNMI Ar���frrfwall�t wl yrl !�� 1�! — i ,. a O J Q Z LL I k ��•' i I `w'�-�� --. FIRST AVE. -.I Z_ DETENTION BASIN j + + T I ' k f j 'it AS 1 1 ? 1; y' ' ! r . i - _ It ROOF DRAIN f J 17 ��- -�1 '�•_ti�� BY OTHERS ? f T ; i j ' ; ' ' i ; ;'; A. GROCERY/DRUG STORE — 3 i' I F i f I f f i 7D LF o- 1 J�x' ;: I r J OM t p� F F. - 248.9 m Si LF FYI TYsy• ` .-' _ E- HI ROOF DRAIN SYSTEM I O -�-_� - -'�. � '= ==- 1 i I ; r If v i I it '; , Jr• :, r S..lox. ?� . , c � a •�� 1ti � + _ fd iIRST !VE f> LOPSYAUCTNN ' j i � + ' i' r i I ' it '. -f d' 22 ' r ' lco 41W A� Si LF D^ CPEP III 0.57T �I r �• --MiN BAFFLE i r + r ! -4.-� •� - TRENCH ORNN 5A 4iG.17 r IE= 24342 , I 17' ADS l.JI ws i i i z •': N WP OF@ff1lE 25E,D f9' ADS N•241-V r SAW G9 OF Isf AVE IDF 1 I r f I ; ;. _ Aft431F OF ddi ' r ' CDNG \241.85 k ! 'r . f8 ••� I ; .1 `s �&22� ' rs' Nits slY•24z75_. _ W 'S `* f + 17' TIC f = O \ J j ! `. r 1 2 48 W �°o �'-fir,'% %ii1 r F f! r ,r i r-2i.`sa>' �. U JEL ONO /+' �tJ`+ 'F-f3''AE=239.fi4 00 •��`' r f ' '� ` r ! r f' !{ -- g Fjk- rs' rca s wz�.>o — ; 0 0 z VppJ I a rn£ ■-6a ` a ■ = V +r f 1c' C/e� N -2 r • Sri le it cc 'an �1 � / -�r_ .awF.2_W7 f. r WC WC "nc r�C TYL'hi6[ e ra[[s -' .:'. \ � 1 � .: .yy LL e: �.a■-=fib , � .. k `� ,, ` - -- •,• I _ .— Le I Qwx• 30.Wt 1YPE II-60' _ o --_r;r ' J �' ^-- _-_ - `•` E J6- ASSS SN= =232J6.5OJ89 i J6'AD ,•? Xe L �;v I ' I = f r l ] t i �� Txw erxGare niter ueuveece sTArlereae %i r s' o:. s=av e� • ,r,— �Io �I + i Fnu Fn e _ �� -� J- }- jy Y--_ jre iCxrr' DRv1 w Ff-23 TRAFF>C uD '�♦ • SLYIIr + f C +1 ` E -7. �_~-�_t} �- [l ,};I •` lE 36?COP7NW=237.62 1,32� /•� �"- ~~-~f _L-------�------ [+-. `� µ R BOTIOM VAULT= 235.45 ��r • IE 1F'L10M: N=244.51 ti, [ G� i T� !E 12'ADS NE=238.23 A _,y[ w = •. 1 /E 12' ADS N=240.17 IE Is' Lq'A. 5=243.16 ^ • ; ' .10 FbiY _e, per, . • LL i T[ ' lE 36' CMP N=237.55 z ` - 'f� �- ! lE J6' ADS 5=237.53 •N ? r IE 12' CONC N=240.J9 • r' i,. 1= �J ,� rfPe n s4• Q o 35 LF 30' HOPE O 1.84x T1 ��/A�+•��. ' .f '•� t 's _ I Y.�c T Q N w g z 24' Ad1$ [=24f.B71 > M N N z. kk Q I I k 15 �I Id _ + ^ 3 N N -� I I �s 1 _ (� f r •, SC LF ty 24'241.�3 DIN rn 1 F_-(O,yfy�1 . r 4. � .�Fl,�� 11 ,� M0 H76 1: I u AMA OVEF*=i_OW Sa�WAY O y SEE SHEETS TI - T14 N r� f 3U w - rG t r_ s,1,��r. r� ^fry _ `�� ��1,'g• �r3 O IDM. 231,05 -4 \- •'S; I p Q m I } ' �- ��•� 1 a 3x^ ADS sr=242.41 ' I�+ ' -. _ •��3�y� r I 010 1 r }�[���f AS -BUILT S4Dp PEFW No., 91994-0OD6 ti e' Y� 0 LON _ T1 CffY OF FEDERAL WAY r sAwl e s I APPROVED BY:TE E 5 a 1 1 DATE: 01 DATE File P:\sdskproj\6127\engineering\6127asb7.dwg Dole/Time: 07/26/2000 09 11 Scale: 1=20 jos,,l %refs: 26127-82.Z6127-T1,Z6127-SI.ASBUILT. o p<_ N N r_ � I � ► I Mead EX. DRIVE EXISTING ' lunt 84' +/- ROW _ Ifl EXISTING tl ,- - ^ l,i�� 1 Street, Mead Hunt,Inc. EX. DRIVE 1 A -- -- - - - -- - - - - - - - - - - -- - <. dT 180 , 84 +/- ROW _ ---- - _ -__ -__- _ ___. � 9 _ �\ � _ - _ _ -- ---- ------------------ - -- ---------_-- -- -- -- ------ a ==-----_=--_- - _----- ---- Suite 105 Issaquah, WA 98027 - ' - --- - - H- hone: 425-369-9004 P - - - _ e o _ - S 1 T WAY S meadhunt.com — ,.�, - - - -- - o c O �-� u- ail L_-_-' -�-- ----- _ - c� 0000 f- _ - Cz I i. .4 EX.ACCESS DRIVE Il i i I� I r I I I J � I I j I I� II U"_iFIT LOT A I � i 130' X 100' 13,000 SF I -- LOT B I i .'•� \ — — BOO I I 1 LLF am o°ono IL_L_1- _ - - = - _______-- ----low EX. ACCESS- 00 "Ol ------------ 0 0 o ° --a -- - __---_---- _ _ _s - a EXISTING 84 +/- ROW ° 00 0 - \ 7°ol 0 00 e /a SITE DEVELOPMENT DATA: ZONING: COMMUNITY BUSINESS (ORD 91-099) 1 ' COMPREHENSIVE PLAN: COMMUNITY BUSINESS (ORD 91-099) bb '' / ✓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. 0 N LU _H VJ I— O UJ 0 UJ 00 0 ULIS I.1.1 L0 J 0 J W r CIO 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 i I -- ___._____-___... C EX. 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