18-102464CITY OF
A. Federal Way
July 13, 2018
Z
3332FAJ
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
Dan Balmelli Email: dbalnielli@,b=hausen.com
Barghausen Consulting Engineers, Inc.
18215 72nd Ave S.
Kent, WA 98032
Re: File #18-102464-00-PC, PREAPPLICATION CONFERENCE SUMMARY
FW COMMERCIAL -COFFEE SHOP/RETAIL, 33650 21" Ave SW, Federal Way
Dear Mr. Balmelli:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held June 28, 2018. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Water and Sewer District
and South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant
information handouts are enclosed with this letter. Please be advised, this letter does not represent all
applicable codes. In preparing your formal application, please refer to the complete FWRC and other
relevant codes for all additional requirements that may apply to your project.
The key contact for your project is Leila Willoughby -Oakes, 253-835-2644, leila.wil[0u_ghby-
oakes@cityoffederalwU.com. For specific technical questions about your project, please contact the
appropriate DRC representative as listed below. Otherwise, any general questions about the
preapplication and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
Proposal to redevelop an existing bank building into two tenant spaces (coffee -shop with two drive -
through lanes) and retail on a 0.82-acre parcel. The proposal will include an outdoor seating area/patio
and increase parking spaces from approximately 20 to 48 spaces.
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. Ballemi
July 13, 2018
Page 2
Planning Division
• Process I site plan application required if proposal does not exceed 40 parking spaces.
• Repair of site improvements if use ceases for 12 consecutive months.
• All new site improvements and building changes must comply with development regulations in
effect at the time of a complete application.
■ If exceeding 40 spaces, Process III `Project Approval' and Environmental Review required.
o Proposal is eligible for 25% compact spaces, as proposal exceeds parking requirements.
• Public Works approval required for new drive -through design and additional lane.
• Pedestrian pathways required: approved methods of delineation include: stone, brick or granite
pavers; exposed aggregate; or stamped and colored concrete.
• FWRC 19.125 "Performance and Maintenance Standards" applicant should replace/repair dead
plantings in Type III landscaping and parking lot landscaping; depict in preliminary landscape plan.
■ Public Works Traffic Division
• Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency permit
with application fee estimated at $4,650.00 (11 — 50 new trips) is required for the proposed project.
• Traffic Impact Fees (FWRC 19.91) — Traffic impact fees payment is required and will be assessed
at the time a completed building pen -nit is filed and paid prior to issuance.
• Frontage Improvements (FWRC 19.135.040) — It appears that this proposal meets the 25 percent
threshold criteria for requiring street frontage improvements as identified in the FWRC 19.135.030.
As such, the applicant shall construct half -street frontage improvements and dedicate right-of-way
(ROW) along the property frontage on 2155 Avenue SW. .
• Building Division
• No major issues noted with the infonnation provided.
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.
CD — PLANNING DIVISION (Leila W-Oakes, 253-835-2644, leila.willoughby-oakes@cityoffederalway.com)
1. Zoning Designation and Use —The subject property is zoned Neighborhood Business (BN). Both the
proposed retail (FWRC 19.215.010) and fast food (FWRC 19.215.020) uses are permitted; please find
the applicable use zone charts enclosed.
2. Change of Use — The property's proposed use as retail and fast-food use is a change of use from the
previous retail establishment providing banking and financial services. As such, the City is required
to review the proposal for compliance with use -specific zoning provisions including, but not limited
to, parking, setbacks, and surface water quality improvements. Zoning compliance will be performed
as part of the use process review.
3. Land Use Application — Establishment of the retail and fast food use, re -development of an existing
building with no additional gross floor area, site improvements and additional parking stalls requires a
Process I Land Use Application. Process I is an administrative site plan review process conducted by
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July 13, 2018
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city staff with a Community Design Guideline review pursuant to FWRC 19.115 with a final written
decision issued by the Director of Community Development. However, the Process I review would be
replaced with a Process III review, if the proposed development triggers SEPA review as discussed
below. The only major difference between Process I and Process III is the public notification
requirements and public comment. Find the enclosed annotated submittal checklist enclosed for your
convenience. Process II submittal requirements are included, as the Process I checklist does not list
items required for review needed to address the development regulations applied to more substantial
site re -developments.
4. State Environmental Policy Act (SEPA) Review —The project may be subject to environmental
review under SEPA given the conceptual nature of the, information provided at the preapplication
meeting.
Pursuant to the Washington Administrative Code (WAC) 197-11-800 and FWRC 14.15.030, if the
proposal exceeds any of the three following thresholds, then the project is not exempt from SEPA
review and requires environmental review.
• Office / commercial building construction in excess of 12,000 square feet of building area.
• Parking lots over 40 parking spaces.
• Excavations and land filling over 500 cubic yards.
Meeting follow-up — The applicant proposes 46 parking spaces. See the parking section below; your
proposal requires 35 spaces. If you wish to forego SEPA/Process III requirement you may reduce
parking by 11 stalls. All sites in Federal Way may designate up to 25% of the proposed parking stalls
as compact. Please find the parking lot design criteria enclosed.
With the land use application materials, submit a completed and thorough SEPA checklist if the
proposal exceeds any of the above thresholds. Please provide with the application materials, a site
plan showing total building size and location, parking areas, landscape areas, etc. Also, submit a
preliminary engineered grading plan showing the amount of fill and excavation proposed.
5. Land Use Review Timeframes — A determination of completeness does not apply to Process I
applications. However, if a Process I11, the Planning Division will notify the applicant of the
application status within 28 days of submittal. If the application is determined complete, staff will
issue a Letter of Complete Application.
Process I and III: The FWRC limits the administrative review to 120 days from the date of a complete
application. The 120-day review period will stop any time the applicant has been requested by the city
to correct plans, perform required studies, or provide additional information needed to issue a
decision. The review period will begin within 14 days following submittal of requested items. Please
be advised that any request for corrections and/or additional information must be provided within 180
days of written notification, or the land use application will expire.
6. Public Notice & Mailing — Process I applications do not require public notice/mailing. Process III
applications (if applicable) and SEPA determinations (if applicable) require a public notice and 15-
day comment period. Within 14 days of issuing the Letter of Complete Application, a Notice of
Application will be published in the Federal Way Mirror, mailed to property owners within 300 feet
of the subject property, posted on the subject property, and placed at the city's three designated notice
boards by the applicant (see sign installation certificate).
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If SEPA review and Process III are required for the proposal, please submit two sets of stamped,
business size envelopes addressed to owners of parcels within 300 feet of the subject property in
accordance with the standards on the enclosed Mailing Label handout. Public notice for SEPA, if
applicable, will be done in accordance with FWRC 14.10.040.
7. Repair of Site Improvements — Pursuant to FWRC 19.105.100, the applicant shall repair and/or
restore the existing improvements on site, such as drainage, landscaping, curbing, and parking
striping, to a condition as near as physically possible to condition required under the approval of the
existing development if the existing use ceases for more than one consecutive 12-month period.
Please document/evidence of the prior tenancy and the duration in your application land use
application.
S. Wellhead Protection — The subject site is located within a five-year wellhead protection zone as
designated by Lakehaven Water and Sewer District. A Hazardous Materials Inventory Statement —
Critical Aquifer Recharge and Wellhead Protection Areas (enclosed) must be submitted with the
formal application.
9. Key Development Regulations — All site improvements must comply with the BN development
regulations in Use Zone Charts and applicable FWRC development regulations. The building is an
existing structure; non -conforming setbacks may continue if no additional gross floor area is proposed
and/or the applicant does not exceed FWRC 19.30.090 thresholds. The following general regulations
apply to the proposal.
(a) Required Setback— Required building setbacks for the retail/fast-food use are as follows: front
yard building setback is 0 feet, and side and rear are 10-foot minimum. There are no residential
uses within 100 feet of the subject property.
(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) Height — The maximum height of the fast food restaurant/retail structure shall be below 35 feet in
the BN zone.
■ Special note: If any portion of a structure on the subject property is within 100 ft. of a
residential zone, then that portion of the structure shall not exceed 30 ft. above average
building elevation and the structure shall be set back a minimum of 20 ft. from the property
line of the residential zone.
(d) Parking — Parking requirements for the proposed uses are 1 parking space for every 300 sq. ft. of
gross floor area of retail and 1 parking space for every 80 square feet of gross floor area of fast
food. Therefore, based on the preliminary floor plan submitted, 35 parking spaces are required.
Please contact the building division regarding ADA requirements.
Meeting follow-up: The applicant may develop and designate up to 25 percent of the number of
parking spaces for compact cars. Please find the Parking Lot Design Criteria handout enclosed.
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10. Drive -through —
a) Access to and from drive -through facilities must be approved by the Traffic Division; drive -
through facilities must be designed so that vehicles will not block traffic in the street while
waiting in line and will not unreasonably interfere with on -site traffic flow.
b) FWRC 19.115.090 (3) (e) — drive -through facilities and stacking lanes shall not be located along,
or in conjunction with, a building facade that faces or is clearly visible from a right-of-way,
public sidewalk, or pedestrian plaza. Such facilities shall be located along other, secondary
facades, as determined by the director, and shall meet the separation, screening, and design
standards listed in FWRC 19.1 15.050(7)(b)(ii), (iii), and (iv).
c) 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) Drive -through speakers shall not be audible off site.
e) A bypass/escape lane is recommended for all drive -through facilities.
Meeting follow-up: Based on the drive -through design, the Traffic Division may require a queueing
analysis.
11. Landscaping — The Use Process land use 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) Frontage along Campus Drive — Landscaping 50 feet in width per section (2)(E) of the CZA is
required as a buffer along the SW Campus Drive frontage. We would strongly encourage you to
retain to the maximum extent possible the mature existing landscaping between the proposed
building and Campus Drive. Retention of the existing vegetation will likely fulfill the required
50-foot landscape buffer.
(b) Side and Rear Property Lines — Landscapi ng is not required along interior lot lines within a
development where parking and access is being shared on the eastern (side property line).
(c) Performance and Maintenance Standards — The proposal is on a developed site. Landscaping
maintenance shall include continuous operations of removal of weeds before flowering; mowing;
trimming; edging; cultivation; reseeding; plant replacement; appropriate fertilization; spraying;
control of pests, insects, and rodents by nontoxic methods whenever possible; watering-, or other
operations necessary to assure normal plant growth. In particular, maintenance shall promote
landscape performance criteria of this title. Plant materials that have died shall be replaced at the
beginning of the next appropriate planting season and planting areas shall be kept reasonably free
of noxious weeds and trash.
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All portions of any irrigation system shall be continuously maintained in a condition such that the
intent of an irrigation design is fulfilled. Uncontrolled emission of water from any pipe, valve,
head, emitter, or other irrigation device shall be considered evidence of nonmaintenance.
A final landscape inspection is required prior to final occupancy.
(d) 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 (approximately 920 square feet) must be
provided per FWRC 19.125.070.
Total 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 or in
areas without curbing wheel stops are required.
Type IV parking lot landscaping must 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.
12. 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 (i.e., parking lot
expansion, vegetation removal for expansion and any associated site grading). 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 BN zone is 20 tree units per
acre (17 tree units are required). 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 tree density). The tree and vegetation plan must clearly
show where the required tree units are to be located. The formal landscape plan must detail
information about tree unit density, credits and replacement.
13. Community Design Guidelines — Projects subject to Process I -III review must comply with the
FWRC Chapter 19.115, "Community Design Guidelines." All proposals must comply with current
design guidelines at the time of a complete application, regardless of the site's non-
conforming/conforming development status. Therefore, modifications to the existing bank building
fagade and accessory site improvement must comply with current design guidelines.
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(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.
Meeting follow-up: On the eastern facade you satisfy one of the two above requirements with a
250 sq. ft. patio/eating area.
The above -referenced "two of four" options shall be incorporated along the entire length of the
front and rear facades, 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.
It appears all facades are possibly 60 feet or greater in length and will be visible from either 21st
Ave SW, SW 337w Pl, and/or nearby residential uses and must implement at least two of the four
following options on each facade. Options intended to break up the mass of large buildings
include facade modulation, landscaping, canopy or arcade, and associated pedestrian plazas.
(b) Site Utilities — Site utilities including transformers, fire standpipes and engineered retention ponds
(except biofiltration swales) should not be the dominant element of the front landscape area.
When these must be located in a front yard, they shall be either undergrounded or screened by
walls and/or Type I landscaping, and shall not obstruct views of tenant common spaces, public
open spaces, monument signs, and/or driveways.
Any existing non -conforming site utilities visible from 21" Ave. SW and/or SW 337 h Place shall
be screened with decorative walls or 100 percent site obscuring landscaping (Type I).
(c) Building Orientation — Buildings and primary entrances should be orientated to rights -of -way.
(d) 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, and should be consistent
with other pedestrian pathways within the site.
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Meeting follow-up: Please replace the existing striped walkway with the above requirements. The
applicant proposes to redevelopment the parking lot; therefore, the site areas must be brought to
the current development standards.
(e) 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.
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.
(f) Bicycle Rack— Commercial development should provide a bicycle rack, in location close to and
accessible to the front entrance.
(g) Garbage Receptacles — Please provide three outdoor garbage receptacles or one receptacle per
eight parking stalls.
(h) Surface Parking Lots — The applicant proposes a change of use from a retail establishment
providing banking to a fast-food and general retail (tenant undetermined at this time; please
ensure you design the site in compliance with your desired tenant).
As such, vehicle turning movements shall be minimized. Parking aisles without loop access are
discouraged. Parking and vehicle circulation areas shall be clearly delineated using directional
signage.
(i) Building Articulation and Scale —Building facades shall also include methods of articulation and
accessory elements, for example display windows, window openings with visible trim material,
vertical trellis, artwork, decorative masonry or metal patterns or grillwork, relief, material
variations, etc.
• See provisions regarding articulation of blank walls.
(j) BNDistrict Guidelines — FWRC 19.115.090(1) District Guidelines for BN— Key design
requirements of this section apply to the project (FWRC 19.115.090(3)(a)-(f)).
• 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, and
be orientated to the street.
• Ground -level mirrored or reflective glass is not allowed adjacent to a public right-of-way or
pedestrian area.
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• If utilized, chain -link fences visible from the public rights of way or adjacent properties and not
screened by Type I landscaping shall utilize vinyl -coated mesh, powder -coated poles, dark colors
and decorative pole caps.
(k) Crime Prevention through Environmental Design (CPTED) — 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.
Meetingfollow-up: Please find a Federal Way Police Department `Hostile Vegetation' list for
consideration in the Type III landscaping to disincentivize trespass and camping.
14. Garbage/Recycling — If proposing a new enclosure, the design 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
(i.e. Type I `Solid Screen" landscaping).
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. Please see Lakehaven's solid waste handout,
enclosed.
Meeting follow-up: Staff strongly recommends placing the dumpster away from the drive -through as
you are proposing additional lanes. Waste hauler must have sufficient access during the day for pick-
up per FWRC 19.125.150(5) and (6). Storage areas cannot interfere with the primary use of the site
and there must be an adequate turning radius to ensure access and ease of ingress and egress to the
storage area. Relocating your solid waste area may be a requirement of land use approval.
15. Rockeries/Retaining Walls — If proposed see FWRC 19.120.120(3)-(7) for specifics about retaining
wall requirements of height, location, landscaping, and material composition. On commercial lots,
rockeries and retaining walls shall be a maximum of six feet in height as measured from finished grade
at base of wall to top of wall.
1 FWRC 19.125.050(1) (a) `Type I — Solid Screen. Type I landscaping is intended to provide a solid sight barrier to totally
separate incompatible land uses. This landscaping is typically found between residential and incompatible nonresidential land
uses, such as industrial/manufacturing uses, and around outdoor storage yards, service yards, loading areas, mechanical or
electrical equipment, utility installations, trash receptacles, etc.'
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16. Rooftop Mechanical Equipment — Per FWRC 19.110.070, vents and similar appurtenances that
extend above the roofline must be surrounded by a solid sight -obscuring screen that is integrated into
the architecture of the building and obscures the view of the appurtenances from adjacent streets and
properties. Please provide screening details on the elevation drawings.
17. Lighting — In addition to CPTED lighting standards, the following shall apply: lighting levels shall
not spill onto adjacent properties (FWRC 19.105.030); lighting shall be provided in all loading,
storage, and circulation areas; and lighting standards shall not reduce the amount of landscaping
required for the project (FWRC 19.115.050). Please submit a lighting plan; the existing lighting for
the bank must still be operable.
18. Appeal Period — After land use approval a 14 calendar day appeal period starts. Unless the applicant
submits in writing, if a Process I approval, that as the only party of record, they wish to waive the
appeal period.
Waiving the appeal period does not apply to projects subject to a threshold determination.
19. Time Limitations — Per FWRC 19.15.100(1) and (2), the applicant must substantially complete
construction for the development activity and complete the applicable conditions listed in the decision
within one year for Process I decisions and within five years for Process III decisions.
20. Application Fees — Please contact the Permit Center at 253-835-2607 for updated fee schedules for
land use, concurrency, right-of-way modifications and building permits.
PW DEVELOPMENT SERVICES DIVISION
(Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com)
Land Use Issues — Stormwater
l . Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water Design Manual (KCSWDM). Based on the materials submitted for the pre -application
conference, it appears 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 nine core and five special requirements of the KCSWDM will be
required. A Level 1 downstream analysis shall also be provided in the preliminary TIR.
2. If the project meets the thresholds for flow control and water quality treatment (per the KCSWDM
and Federal Way Addendum): The project site lies within a Conservation flow control area, thus the
applicant must design the flow control facility to meet this performance criteria. In addition to flow
control facilities, Best Management Practices (BMP's) are required as outlined in the KCSWDM. The
project lies within an Enhanced Basic Water Quality Area, therefore Water Quality Treatment shall
be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu.
3. It also appears that the drive-thru portion of the site may be subject to Special Requirement #5, Oil
Control, based on an assumed ADT of over 100 trips per 1,000 SF of gross floor area.
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4. In addition to the KCSWDM, our initial review suggests that FWRC 19.30.120, "Nonconforming
Water Quality Improvements" may also apply to this site. Specifically, the following items may be
applicable:
La. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
1.c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
l .d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 5,000 square feet or more;
If these thresholds are met or are exceeded, water quality treatment will be required for the entire site,
including new and existing pollution generating impervious surfaces. Treatment options must be
selected from the Enhanced Basic Water Quality Menu provided in the KCSWDM.
5. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
6. Detention and water quality facilities for private commercial developments outside the City Center
Core must be above ground (i.e. open pond). Underground facilities are allowed only with approval
from the City of Federal Way Public Works Department.
7. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
8. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction storm water permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
hqp://www.ecy.wa.gov/grog,rams/wq/stormwater/constniction/index.htrni or by calling 360-407-
6048.
Right -of -Way Improvements
1. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for
traffic related items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
Building Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the City. Engineering review fees (2018) are $2,503.00 for the first 18
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hours of review for Plats or Commercial Building Permits and $139.00 per hour for additional review
time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the
TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the
State of Washington.
2. The Federal Way Public Works Development Standards Manual (including standard detail drawings,
standard notes, and engineering checklists) is available on the City's website at
httEL//www.cityoffederalwgy.com/index.asi2x?nid=1 71 to assist the applicant's engineer in preparing
the plans and TIR.
Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the
improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30
percent of the original amount and held for a two-year maintenance period.
4. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-
year maintenance period, the remainder of the bond will be released. Maintenance for public roads
and subdivision drainage facilities then become the responsibility of the City. Maintenance for private
roads and drainage facilities, including short plats, remain the responsibility of the individual property
owners.
5. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall
be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
7. Provide cut and fill quantities on the clearing and grading plan.
8. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2016 KCSWDM,
must be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION, Sarady Long, 253-835-2743, sa ra d v. lonaQcioffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials to convert an existing 4,286 sq. ft. bank to coffee slioplrestaurant,
the Institute of Transportation Engineers (ITE) Trip Generation — 101h Edition, Iand use code 937
(Coffee/Donut Shop with Drive-Thru), and land use code 933 (Fast Food Restaurant without Drive-
18-102464-00-PC Doc ID: 77865
Mr. Ballemi
July 13, 2018
Page 13
Thru), the proposed project is estimated to generate approximately 25 new weekday PM peak hour
trips. Alternatively, the applicant may submit a site specific trip generation study for the proposed
development.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation
analysis and concurrency mitigation may be required if the proposed project creates an impact not
anticipated in the six -year Transportation Improvement Plan (TIP).
3. The estimated fee for the concurrency permit application is $4,650.00 (11 - 50 New PM Trips). This
fee is an estimate and based on the materials submitted for the preapplication meeting. The
concurrency application fee must be paid in full at the time the concurrency permit application is
submitted with land use application. The fee may change based on the new weekday PM peak hour
trips as identified in the concurrency trip generation. The applicant has the option of having an
independent traffic engineer prepare the concurrency analysis consistent with City procedures;
however, the fee remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
The traffic impact fee will be calculated based on the fee schedule in effect at the time a completed
building permit application is filed and paid prior to permit issuance (FWRC 19.100.070 3(a)). For
estimate purposes, the traffic fee for Coffee Shop/Donut shop is $48 per sq. ft. GFA and $37 per sq. ft.
GFA for Fast Food Restaurant. The applicant may receive impact fee credit for the existing Bank, which
is estimated about $107,150 ($25 per sq. ft. GFA).
Street Frontage Improvements (FWRC 19.135)
The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based
on the materials submitted, it appears that this proposal meets the 25 percent threshold criteria for
requiring street frontage improvements as identified in the FWRC 19.135.030. The applicant would
be expected to construct improvements on the following streets to the City's planned roadway cross -
sections:
2 1 " Ave SW is a Principal Arterial planned as a Type "E" street, consisting of a 64-foot
street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and
street lights in a 98-foot right-of-way (ROW). The applicant would be expected to construct
half street improvements as measured from the street centerline. Assuming a symmetrical
cross section, it appears the existing right-of-way is adequate to accommodate the
improvements.
The applicant/owner may submit an appraisal for the subject property, or King County Assessor's
records may be used. The Public Works Development Services Division will evaluate the submitted
appraisal data to determine if the project actually meets the City's 25 percent threshold for requiring
street frontage improvements.
18-102464-00-PC Doc ID: 77865
Mr. Ballemi
July 13, 2018
Page 14
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). These modification requests have a nominal
review fee currently at $278.
3. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes, taper rate shall be WS^2/60 or as directed by the Public Works Director.
Access (FWRC 19.135)
1. Access management standards are based on roadway safety and capacity requirements. FWRC
19.135.280 provides access standards for streets based on planned roadway cross -sections. Please
note that access classifications are per Drawing 3-1A in the Public Works Development Standards.
2. The proposal to utilize the existing shared driveway on 2151 Ave SW is acceptable.
3. Provide adequate storage to accommodate the 95"' percentile queue lengths from the drive -through
window and ensure queues will not block the main shared driveway.
4. For driveways that serve uses other than single-family residential uses and zero lot line townhouse
developments, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet
for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order
to provide adequate width for vehicles that may be reasonably expected to use the driveway, as
determined by the Public Works Director.
CD — BUILDING DIVISION (Scott Sproul, 253-835-2633, Scott.sprouWcityoffederalwaY.com)
International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 & WAC 51-57
International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2014
Accessibility Code, ICC/ANSI Al 17.1 - 2009
International Residential Code, 2015
Washington State Amendments WAC 51-51
Washington State Energy Code, 2015 WAC 5 1 -11
18-102464-00-PC Doc ID: 77965
Mr. Ballemi
July 13, 2018
Page 15
Building Criteria
Floor Area: 4,286
Number of Stories: 1
Fire Protection: Fire Alarm required per FWRC
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
A completed building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at www.cityoffederalway.coni.)
Submit 3 sets of drawings and specifications. Specifications shall include: 2_ Structural calculations,
and 2_ Energy calculations, _2_ Ventilation calculations. Note: A Washington State Registered
architects' stamp is required for additions/alterations (new or existing) of 4,000 gross floor areas or
greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW).
Energy code compliance worksheets are required to be completed and included with your permit
application.
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.
Some project may require a third party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs.
Review Timing
The first comment letter can be expected within 5 weeks of submittal date. Re -check of plans will occur
in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from the Community Development Department.
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
18-102464-00-PC Doc ID: 77865
Mr. Ballemi
July 13, 2018
Page 16
All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
a Certificate of Occupancy.
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
LAKEHAVEN WATER & SEWER DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org)
Water
■ A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with
any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to
issue for typical processing. 2018 cost for a Water Certificate of Availability is $60.00.
• Fire Flow at no less than 20 psi available within the water distribution system is a minimum of 2,500
GPM (approximate) for two (2) hours or more. This flow figure represents Lakehaven's adopted
minimum level of service goals for non-residential areas regarding performance of the water
distribution system under high demand conditions. If more precise available fire flow figures are
required or desired, Applicant can request Lakehaven perform a system hydraulic model analysis
(separate from, or concurrent with, an application for Availability). 2018 cost for a system hydraulic
model analysis is $220.00.
• The site has the following existing water service connections:
• Domestic: SN 28739, 1" meter
• Irrigation: SN 28758, 1'/2" meter.
• A water service connection application submitted separately to Lakehaven is required for each new
service connection to the water distribution system, or any modification to an existing water service
connection (e.g., larger meter/service, etc.), in accordance with standards defined in Lakehaven's current
`Fees and Charges Resolution'. Non -single-family properties require separate domestic (per building,
typically, some exceptions allowed), irrigation (if irrigated landscaped areas are incorporated into the site
development), and fire protection (if required or installed) water service connections & meters.
• Service pressure(s) greater than 80 psi indicated, Pressure Reducing Valve(s) indicated, contact local
building official for requirements &/or additional information.
■ To satisfy premise isolation requirements (if not already satisfied), the installation & satisfactory testing
of an approved backflow prevention assembly (BPA) adjacent to each domestic & irrigation service
meter is required pursuant to WAC 246-290-490 & Lakehaven standards regarding premise isolation. As
low health cross -connection hazards, either a double check valve assembly (DCVA) or a reduced
pressure backflow assembly (RPBA) is required. Contact Lakehaven's Cross -Connection Control
Program Manager (Chris Zoepfl, CZoe fI Lakeliaven.or , 253-946-5427) for additional information on
premise isolation/BPA installation & testing coordination.
18-102464-00-PC Doc ID: 77865
N
Mr. Ballemi
July 13, 2018
Page 17
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2018 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.
• Water Service/Meter Installation, new 1" domestic, preliminary size: $4,430.00 deposit. Actual size TBD
by Lakehaven based on applicant's estimated maximum GPM usage rate.
• Capital Facilities Charge(s)-Water, preliminary estimated total use of 4.07 existing Equivalent
Residential Units (ERU) + 2.00 new ERU: $12,336.45. Actual amount due TBD by Lakehaven based on
applicant's estimated annual total water usage rate. Water system capacity credits are available for this
property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited
to the property for 1.00 ERU. Please contact Lakehaven for further detail.
Sewer
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with
any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to
issue for typical processing. 2018 cost for a Sewer Certificate of Availability is $60.00.
■ The site has an existing sewer service connection (SSCP 20949).
• A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the
sanitary sewer system or any modification (addition, re -align, 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. Also, installation of an
externally -located grease interceptor is required for all new restaurants &/or buildings with food
preparation/service establishments, size to be determined by applicant's engineer. Also, if applicable, see
enclosed Lakehaven Trash/Recycling Enclosure Standards.
• Execution of a Discharge Agreement will be required, as a condition of Lakehaven issuing any Sewer
Service Connection Permit for certain types of new or modified non-residential sewer service
connections.
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges and
deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without
notice.
• Sewer Service Connection Permit: $303.52 fee.
• Capital Facilities Charge(s)-Sewer, preliminary estimated total use of 1.00+/- existing ERU + 1.00 new
ERU: $3,803.76. Actual amount due TBD by Lakehaven based on applicant's estimated annual total
domestic -only water usage rate. Sewer system capacity credits are available for this property from system
capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 1.00
ERU. Please contact Lakehaven for further detail.
General
• All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(h!M://ww,w.lakehaveii.org204/Development-Engineering).
18-102464-00-PC Doe ID: 77865
Mr. Ballemi
July 13, 2018
Page 18
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 Cahan, 253-946-7243, chris.calian(a-)southkingfire.org1
Fire Alarm
Modifications to existing fire alarm will require a separate permit.
Fire Sprinklers
If the occupant load in the coffee shop exceeds 100 a fire sprinkler system will be required.
(2018 IBC 903.2.1.2)
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, Leila
Willoughby -Oakes, 253-835-2644. We look forward to working with you.
Sincerely,
4
Leila Willoughby-(
Associate Planner
enc; Site Plan Comments (PDF emailed)
Master Land Use application
Use Process I Submittal Requirements
Use Process II Submittal Requirements
Use Process III Submittal Requirements
18-102464-00-PC
Doc ID: 77865
Mr. Ballemi
July 13, 2018
Page 19
SEPA Checklist
Parking Lot Design Criteria
CPTED Checklist
Concurrency Application
Lakehaven Handouts
FWRC Use Zone Charts
FWPD Hostile Vegetation List
Greg Meeter, Confluent Development, email: gmeetef@contluentddv.com
Lance Mueller, Architect, email: lmucllgr@lmueller.com
Mindy Rietz, Confluent Development, email: mrietx.rnr confluentdev.coni
Kevin Peterson, Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Scott Sproul, Building Official, via email
Brian Asbury, Lakehaven, via email
Chris Cahan, South King Fire, via email
18-102464-00-PC Doc ID: 77865
Leila Willoughby -Oakes
From: Lance Mueller <Imueller@lmueller.com>
Sent: Tuesday, August 07, 2018 2:51 PM
To: Leila Willoughby -Oakes
Subject: File # 18-102464-00-PC, 33650 21st Ave SW, Confluent Development, floor plan, site
plan and prelim elevations.
Attachments: 20180807145444824.pdf, 20180807145425508.pdf
Hi Leila -
Would you have a little time to take a quick look at this? We have added parking to the east yard and provided a 5ft net
wide planting buffer along the west side of the building. We are modifying the existing entrance roof to allow for more
outside seating space. On the south elevation we propose metal awning type canopies over the east tenant new entry
and window.
On the Starbucks side, we are adding a new large window in the west wall south of the drive up window. We have
shown a metal grate green wall element at the north end of the west wall which would support vines.
There will be a new roof over the drive up window for weather protection and modulation. We are not planning to
doing anything to the north wall nor the east wall which has nice modulation and relief from the deep set windows.
Your thoughts or comments would be most appreciated.
Thanks,
Lance
Lance Mueller, AIA
Lance Mueller & Associates / Architects
130 Lakeside Avenue, Suite 250
Seattle, WA 98122
206-325-2553
206-328-0554 F
www.ima-architects.com/
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18-102464-00-PC
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CIVIL ENGINEERING, LAND PLANNING, SURVEYING
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Pre -Application Meeting
List of Questions
1. Confirm proposed use as a coffee shop is allowed in zone.
2. Confirm that SEPA will not be required based on proposed building and site
improvements.
3. Provide any specific permits and approvals required for proposed project.
4. Provide estimate of permit fees and impacts fees, if applicable.
5. Provide estimate of timing for land use, building and construction permits.
6. Confirm building and landscape setbacks.
7. Confirm vehicle access locations are acceptable.
8. Confirm that there are no required frontage road improvements based on the proposed
improvements.
9. Confirm fire flow requirements.
10. Identify any specific building, fire or design requirements applicable to the proposed
project.
11. Confirm parking stall requirements.
12. Confirm storm drainage improvements as needed for proposed building and site
improvements.
13. Provide general input/issues/recommendations on the proposed site plan layout.
RECEIVED
JUN 0 6 2016
CITY OF FEDERAL WAY
COMMUNCTY Dc: ELOPIAIE T
20343.001
18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX
BRANCH OFFICES ♦ TUMWATER, WA ♦ KLAMATH FALLS, OR • LONG BEACH, CA ♦ ROSEVILLE, CA ♦ SAN DIEGO, CA
www.barghausen.com
R
CITY OF
Federal Way
Centered on Opportunity
June 12, 2018
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
Dan Balmelli Emailed: dbalmelli@bargjiausen.com
Barghausen Consulting Engineers
18215 72"d Avenue South
Kent, WA 98032
RE: File #18-102464-00-PC; PREAPPLICATION CONFERENCE
Federal Way Commercial Redevelopment (Coffee Shop), 33650 21" Ave. SW, Federal Way
Dear Mr. Balmelli:
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee and the meeting has been
scheduled as follows:
10:00 a.m. — Thursday, June 28, 2018
Hylebos Conference Room
Federal Way City Hall, 2"d Floor
33325 8`1' 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 leila.willou ib -Oakes ci ofFederalwa _com or 253-835-
2644.
Sincerely,
Leila Willoughby -Oakes
Associate Planner
Doe. I D. 77862
18- 1 02464-00-PC
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Pre -Application Meeting
Project Narrative
CIVIL ENGINEERING, LAND PLANNING, SURVEYING
The proposed project is the modification of an existing bank with drive through teller
lanes located on an approximate 0.82-acre site at the northwest corner of S.W. 337th
Place and 21st Avenue S.W. in the city of Federal Way, King County, Washington.
The proposal is to modify the existing bank building as an approximate 2,200 square foot
coffee shop with drive through window and approximately 2,086 square feet of retail
tenant space. The site is zoned BN - Neighborhood Business and the comprehensive
plan designation is Neighborhood Commercial. Access to the site will remain the same
as currently configured with one driveway access from S.W. 337th Place in
approximately the southeast corner of the site. The building renovations will include the
removal of the existing canopy for the bank teller lanes, the addition of the drive up lane
and window for the proposed coffee shop, revisions to the parking configuration,
landscaping improvements that will include an outside patio seating area and storm
drainage improvements as necessary.
RECEIVED
JUN 0 & 2018
CITY OF FEDERAL WAY
20343.002 "'IMUNIiY DEVE-LOPME.,,NT
18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX
BRANCH OFFICES ♦ TUMWATER, WA ♦ KLAMATH FALLS, OR ♦ LONG BEACH, CA ♦ ROSEVILLE, CA ♦ SAN DIEGO, CA
www.barghausen.com
June 28, 2018
9:00 a.m.
NAME
Pre -application Conference Sign in Sheet
City of Federal Way
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
City Hall
Hylebos Room
Project Name: Federal Way Commercial (Umpqua Bank to Coffee Shop)
Address: 33650 21" Ave SW
File Number: 18- 102464-00-PC
*The applicant will receive a pre -application summary letter within 2-3 weeks.
DEPARTMENT / DIVISION TELEPHONE NUMBER
Leila Willoughby -Oakes
Associate Planner
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MASTER LAND USE APPLICATION
�s
CITY OF
Federal Way
RECE#0MENT OF CONIMIINfTY DEVELOPMENT
33325 81" Avenue South
Federal Way, WA 98003-6325
253-835-2607; Fax 253-835-2609
JUN 0 6 2018
www.ci affederahva .com
Cr1Y OF FEDERAL WAY
COMMUNfiY DEVELOPMENT
APPLICATION NO(s) / W — I 0"?q6 — Pe- Date
Project Name Federal Way Commercial
Property Address/Location 33650 - 21 st Avenue S.W.
Parcel Number(s) 930100-0020
June 5, 2018
Project Description Redevelopment of existing bank to retail/restaurant use with revised drive -through
lane, parking, landscapiD9 and utility improvements.
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 11 (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
BN-Nei hborhood Business Zoning Designation
Neighborhood
usiness Comprehensive Plan Designation
$5441400 Value of Existing Improvements
$300,000 Value of Proposed Improvements
International Building Code (IBC):
B Occupancy Type
Existing structure Construction Type
Applicant
Name:
Dan Balmelli, Barghausen Consulting Engineers
Address:
18215-72nd Avenue South
City/State:
Kent, WA
Zip:
98032
Phone:
(425) 251-6222
Fax:
(425) 251-8782
Email:
dbalmelli@barghausen.com
Signature:
Cr
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name:
Umpqua Bank
Address:
20085 N.W. Tanabourne Drive
City/State:
Hillsboro, OR
Zip:
97124
Phone:
Fax:
Email:
Signature:
f� ) S. �� , Agent
Bulletin #003 — January 1, 2011
Page 1 of 1
k:\Handouts\Master Land Use Application
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: June 11, 2018
TO: Cole Elliott, Development Services Manager
Scott Sproul, Building Official
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
Lindsey Sperry, Public Safety Officer
Rob Van Orsow, Solid Waste/Recycling Coordinator
FROM: Leila Willoughby -Oakes, Planning
FOR DRC MTG. ON: June 21, 2018 - Internal
June 28, 2018, 10 AM - with applicant
FILE NUMBER(s) : 18-102464-00-PC
PROJECT NAME: FEDERAL WAY COMMERCIAL
(UMPQUA BANK TO COFFEE SHOP/RETAIL TENANT)
PROJECT ADDRESS: 33650 21ST AVE SW
ZONING DISTRICT: BN
PROJECT DESCRIPTION: Redevelopment of existing bank to retail/restaurant
use with revised drive -through lane, parking,
landscaping and utility improvements in the BN zone.
Access to the site will remain the same as currently
configured with one driveway access from SW 337t'.
Possibly a Starbucks per inquiries.
LAND USE PERMITS: Process II `Site Plan'/CN/Building Permit/Sign Permit
PROJECT CONTACT: Dan Balmelli
Barghausen Consulting Engineers, Inc.
18215 72°d Ave S .
Kent WA 98032
dbalmelli@barghausen.com
MATERIALS SUBMITTED:
Site plan
Pre-app questions
Application
Parcel Map
Aerial Photo
6/26/2018 https://itetripgen.org/PrintGraph, ?code=912&ivlabel=QFQAF&timeperiod=TPSIDE&/__�?8&edition=385&IocationCode=General Urba...
Drive-in Bank
(912)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 115
Avg. 1000 Sq. Ft. GFA: 4
Directional Distribution: 50% entering, 50% exiting
Vehicle Trip Generation per 1000
Average Rate
20A5
y
15"5 1.0
Data Plot and Equation
300 x
X
W
X
g 200
XX? X
3
X x
X
X X
100 X X
_08X___ ;{
X �Xx X
X x
X X
00 5
X Study Site
Fitted Curve Equation: Not Given
Sq. Ft. GFA
Range of Rates
3.04 - 109.91
X X
x
09
10 15
X = 1000 Sq. Ft. GFA
i
Standard Deviation
15.01
x
20 25 30
Average Rate
Rz_ ****
Trip Generation Manual, 10th Edition ■ Institute of Transportation Engineers
https://itetripgen.org/PrintGraph.htm?code=912&ivlabel=QFQAF&timeperiod=TPSIDE&x=4.28&edition=385&IocationCode=General%2OUrban/Suburb... 1 /1
6/28/2018 https://itetripgen.org/Print('rapr �?code=930&ivlabel=QFQAF&timeperiod=TPSIDE& �09&edition=385&IocationCode=General Urba...
Fast Casual Restaurant
(930)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 15
Avg. 1000 Sq. Ft. GFA: 3
Directional Distribution: 551/9 entering, 45% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GFA
Average Rate Range of Rates Standard Deviation
14.13
Data Plot and Equation
200
150
En
H
H
100
50
3€3
X
00 1
X Study Site
Fitted Curve Equation: Not Given
5.94 - 34.83
X
X X
X X
X w
s�
2 3
X = 1000 Sq. Ft. GFA
7.72
X
X
X
4 5 6
Trip Generation Manual, 10th Edition r Institute of Transportation Engineers
Average Rate
R2= ****
https://itetripgen.org/PrintGra ph. htm?code=930&ivlabel=QFQAF&timeperiod=TPSI DE&x=2.09&ed ition=385&IocationCode=General %20 Urban/Suburb... 1 /1
6/26/2018 https://itetripgen.org/PrintGrapr-" ?code=814&ivlabel=QFQAF&timeperiod=TPSIDE8 .09&edition=385&IocationCode=General Urba...
Variety Store
{814)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 25
Avg, 1000 Sq. Ft. GFA; 9
Directional Distribution: 52% entering, 48% exiting
Vehicle Trip. Generation per 1000 S . Ft. GFA
Average Rate Range of Rates Standard Deviation
3.84 1,22 - 13.95
, Y'P
Data Plot and Equation
3.19
� *A\
200 �i V V "i ♦� ��
s l�
150
N s
v
w
s l
100 X X JC X X
X
X
X X
X X X X
,n X X X
X X XX
14
I X
2
00 5 10 15
X = 1000 Sq. Ft. GFA
X Study Site Average Rate
Fitted Curve Equation: Not Given R2= *.*
Trip Generation Manual, 10th Edition • Institute of Transportation Engineers
20
https://itetripgen.org/PrintGraph.htm?code=814&ivlabel=QFQAF&timeperiod=TPSI DE&x=2.09&edition=385&IocationCode=General%20Urban/Suburb.,. 1 /1
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4d" A_V^
111 it/
Fast -Food Restaurant without Drive -Through Window
(933)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 6
Avg. 1000 Sq. Ft. GFA: 3
Directional Distribution: 50% entering, 50% exiting
Vehicle Tri Generation per 1000 S . Ft. GFA
Average Rate Range of Rates Standard Deviation
28.34 _ 13.62 - 56.01 14.56
Data Plot and Equation
p�
200
150
c
W X
x
F_ X x
100
59 X
50
X
I
00 1 2 3 4 5
X = 1000 Sq. Ft. GFA
X Study Site
Fitted Curve Equation: Not Given
Trip Generation Manual, 10th Edition ■ Institute of Transportation Engineers
Average Rate
R2= *.**
https://itetripgen.org/PrintGraph.htm?code=933&ivlabel=QFQAF&timeperiod=TPSI DE&x=2.09&edition=385&locationCode=General%20Urban/Suburb._. 1 /1
6/26/2018 https://itetripgen.org/PrintGraph--I?code=937&ivlabel=QFQAF&timeperiod=TPSIDE& --�&edition=385&IocationCode=General Urban...
Coffee/Donut Shop with Drive -Through Window
(937)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 26
Avg. 1000 Sq. Ft. GFA: 2
Directional Distribution: 50% entering, 50% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GFA
Average Rate Range of Rates Standard Deviation
r 43.38 ` I 2.09 - 92.31 18.88
Trip Generation Manual, 10th Edition ■ Institute of Transportation Engineers
https://itetripgen.org/PrintGraph.htm?code=937&ivlabel=QFQAF&timeperiod=TPSIDE&x=2.2&edition=385&IocationCode=General%20Urban/Suburba... 1 /1
STEP #3 - Credit/Change in Use (If Applicable)
This step applies to development proposal to change existing building or dwelling use.
Provide any impact fee previouly paid for the land use category
of the prior use IMPACT FEE AMOUNT PAID FOR
(Do not include administration fees). PRIOR USE
For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the prior
use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the current
impact fee rate in affect for the prior use. Fill out the lines below of the prior use.
Proposed Land Use Type (s)
Unit of Number of Impact Fee Rate per
Measure Unit(s) Unit of Measure
Preliminary Impact
Fee Amount
1) 1. Drive-in Bank sf/GFA 4286 $ 25 $ 107,150
2) "NONE" N/A $ $
3) NC)NE'* N/A $ $
$ 107,150.00
STEP #4: Total Impact Fee
Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees.
(Fee Code 1335) -Traffic Impact Fee (Before adjustment) - 8036 $ 110,879
Credit/Adjustment including Change of Use $ 107,150
(Fee Code 1337) Administrative Fee (3%) - 8036-1 $ 112
TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE $ 3,841
19.100.070 - Timing of Fee:Transportation Impact Fee Payment
FWRC 19.100.070 3(a) - For commercial developments, fees shall be calculated based on the impact fee schedule
in effect at the time a completed building permit application is filed and paid prior to permit issuance. For a change
in use for which no building permit is required, the fee shall be calculated and paid based on the impact fee
schedule in effect on the date of an approved change of use.
FWRC 19.100.070 3(c) - For all applications for single-family, multifamily residential building permits, and
manufactured home permits, the total amount of the impact fees shall be assessed and collected from the
applicant when the building permit is issued, using the fee schedule then in effect.
19.100 075 - Option for Deferred Payment of Transportation Impact Fee
An applicant may- request, at any time prior to building permit issuance, and consistent with the requirements of this
section, to defer to final building inspection the payment of a transportation impact fee for a single-family residential
dwelling unit. Refer to defer payment of impact fee code for process.
Estimate of Development Traffic Impact Fees 2018
Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted
boxes.
STEP #1: General Information
Enter the following information
Project Name Federal Way Commercial
File Number 18-102464-00-PC
Street Address
City, State Zip Federal Way, 98003
Parcel Number (s)
Traffic Impact Fee Estimated By SL
Is this project locate within the City Center Zone? If "YES", please use City Center Impact Fee sheet.
STEP #2: Land Use Type
Select the proposed Land Use Type(s) from the drop down memu below. Enter the proposed number of units for
the Project
Proposed Land Use Type (s)
1) I Coffee/Donut Shop with Drive-Thru"
2) 9. Specialty Retail Center
3) **NONE*-
4) —NONE..
Unit of
Measure
sf/GFA
sf/GFA
N/A
N/A
Number of
Unit(s)
2200 g
2086 $
$
$
Impact Fee Rate per Preliminary Impact
Unit of Measure Fee Amount
48 $ 104,621
3 $ 6,258
$ 110,879
205'
ORDER BOARD 1 DUMPSI
PASS FOR DRIVE -UP 10' X 20'
25' OUTSIDE
RADIUS
TENANT A TENANT B
2,200 S.F. f 2,086 S.F. ±
BIKE.
U
50 .F.
" U
\ NEW PAVING
C c C c c c
io 5
EXISTING
MONUMENT SIGN
SW 337TH PLACE
SITE AREA = 35601 S.F. � IT � �Q N
BUILDING AREA = 4,286 S.F. .�
PARKING SHOWN = 46 � = 20 —0
DRIVE THRU STACK = 8
474 AUK -
0 10' 20' 40' 60'
RETAIL / OFFICE =1/300 GSF
RESTAURANT =1/100 GRF 1~ = 20'-0•
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RECEIVED
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RIM EL=325.40'
WATER 12"PVC E IE=321.30'
METER
ALTA/NSPS LAND TITLE SURVEY
APN. 241039001
CH REALTY VII-WSP I SEATTLE
LEGEND
(NOTE: NOT ALL SYMBOLS MAY APPEAR ON THE MAP)
0
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SURVEY MONUMENT (AS NOTED)
do
SECTION CORNER (AS NOTED)
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0
SET REBAR/CAP (LS#46315)
0
FOUND REBAR/CAP (AS NOTED)
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SET 2"X2" HUB/TACK LINE STAKE
MAC/WASHER OR LEAD/TACK (AS NOTED)
BENCHMARK
LUMINAIRE (LUM.)
YARD LIGHT
T
3Qt
ORNAMENTAL LIGHT
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TRAFFIC SIGNAL LIGHTS
POWER METER
-0-
POWER POLE
0
JUNCTION BOX (AS NOTED)
®
TELEPHONE MANHOLE-
❑
CATCH BASIN (CB)
®
STORM MANHOLE (SDMH)
— -W—
O
SANITARY SEWER MANHOLE (SSMH)
O
CLEANOUT (AS NOTED)
— TEAH
QQqq
GAS METER
—To00—
04
GAS VALVE
—11,000—
WATER VALVE (WV)
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STORM LINE
FAUCET
SEWER LINE
FIRE HYDRANT(FH) / CONNECTION(FDC)
ROCKERYKEYSTONE
WATER MANHOLE
WALL
WATER METER
DECIDUOUS TREE
BLOW -OFF / AIRVAC
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MONITOR WELL
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SIGN
TREE DRIPLINE
IRRIGATION SPRINKLER
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GRAVEL/SAND (AS NOTED)
HANDICAP
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ASPHALT
WOOD FENCE
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BUILDING LINE
HOGWIRE FENCE
ABBREVIATIONS
SILT FENCE
(R#)
REFERENCE SURVEYS
METAL/IRON FENCE
GUARD RAIL/CABLE FENCE
(OH)
OVERHEAD
WATER LINE
(UG)
UNDERGROUND
GAS LINE
(TYP)
TYPICAL
STEAM LINE
(C)
CALCULATED
TELEPHONE LINE (OH) OR (UG)
(M)
MEASURED
POWER LINE (OH) OR (UG)
SURVEY INFORMATION TITLE INFORMATION
LEGAL DESCRIPTION
PARCEL A: SPECIAL EXCEPTIONS:
RI STD GRATE TYPE I LOT 2, WESTLAKE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 158 OF ITEMS 1 - 3RNO TSURVEYENCED TIRELATLE TEDORT)
RIM EL=325.36'
MISC. PLATS PAGE 43 THROUGH 45, IN KING COUNTY, WASHINGTON.
METAL 12°PVC S IE=320.76'
"
FENCE 12PVC W IE=320.76' PARCEL B: 4. COVENANTS, CONDITIONS, RESTRICTIONS AND/OR EASEMENTS:
RECORDED: JUNE 25, 1981
X v {J, AN EASEMENT FOR INGRESS AND EGRESS 60 FEET IN WIDTH LYING WITHIN LOT 1 RECORDING NO.: 8106250536
OF WESTLAKE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 158 OF DOCUMENT(S) DECLARING MODIFICATIONS THEREOF RECORDED OCTOBER 12, 1983,
---_ ---------------- RECORDING NOS. 831012069 ,
PLATS, PAGES 43 THROUGH 45, IN KING COUNTY, WASHINGTON, SAID EASEMENT pECEMBER 03, 1987 AND DECEMBER 28, 1989 AS REC 4
..� , "; - 3 W SUN(, �a.90 �,,, 2 _x _ � � "- �JBOX
/ �;>,.�, ;; � DING SOUTH OF AND ADJACENT TO LOT 2 AS DELINEATED ON THE FACE OF SAID
RIM EL=328.39' LEI Jr2 M &•,, , PLAT. 8712030695, AND 8912281544 OF OFFICIAL RECORDS.
18"ID CNC N IE=323.99 , 18,36 LOT JBOXTRASh1 NOT SURVEY RELATED
LIGHT , ( a.t3_3`ENCLOSURE
12"ID CNC E IE=324.09 4 .y i ' a - WE z, LE I a is HORIZONTAL DATUM
• ,, 5. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED
A s. ABI T AINT ?i ° HORIZONTAL DATUM FOR THIS SURVEY IS NAD 83 29. NORTH 10'17'2$" EAST AS
24"CMP S IE-323.89' ;" • � i �� �p d / "AGREEMENT" RECORDED MAY 1 1989 AS RECORDING N 8905120202F
a SD SD "AG 2, O. 0
12"CMP W IE=324.09' ;, _ ,, ����, ;. E ,�W/ CON ;�� `�: � "MARK �, SD -'Sp -= �� �. MEASURED BETWEEN CITY OF FEDERAL WAY HORIZONTAL MONUMENTS FW123 AND
k ,
r.T.:,. �,fl�f €' Ir 1 zs.z FW102. OFFICIAL RECORDS.
CABLE -SPEED . _.
12„ =ENTER s
J. RISER BUMP - .zONLY DOCUMENT(S) DECLARING MODIFICATIONS THEREOF RECORDED JULY 07, 1989 AND
` w,, .., t VERTICAL DATUM
r ° t MPL
SDMH RIM EL=330.57 SIGNAL ``" ': I M _ --- GATE'- SIGN DECEMBER 28, 1990 AS RECORDING NOS. 8907070472 AND 9012281466 OF
„ � ? , , _ _ . ,,,,: ' �" v VERTICAL DATUM FOR THIS SURVEY IS NGVD 1929 CITY OF FEDERAL WAY VERTICAL
12 CMP N IE=326.22 ^BOX l'z POWERt -, k.., Fe 9O 3 ONE POST(2) MONUMENT FW1 IN THE TOP F A FOUND OFFICIAL RECORDS.
U �—. -�-�-- �js ( E 23 BEING E 0 0 OU D CONCRETE MONUMENT W A LEAD
12"CMP S IE=326.17' s3e.csa7� VAULT `; € % / L (NOT SURVEY RELATED)
r.
:rs:• CB STD GRATE TYPE I' - ,, SDCO a :SIGN & TACK DOWN 0.$'FROM THE TOP OF A MONUMENT CASE AT THE INTERSECTION OF
12"CMP W IE=326.27' ° * ' I W/ CON r / 21ST AVENUE SW & SW CAMPUS DRIVE o RIM EL=328.3 l ) a2 i POWER ry NU 6. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED
12"CMP E IE=326.07' 32ss METER
A{'N. 9301000010
U.
TOP 12" VERT EL=328.27' r ` 1 ID CNC W 1E=324'8 a i =z'.'y / JBOX o FRED MEYER STORES, INC. LOT AREA "AGREEMENT" RECORDED MARCH 05, 1990 A RECORDING N0. 9003051117 OF
- LAi CAPE 2� /
` EDGE i POWER S <z".�u OFFICIAL RECORDS.
c-4 CABINET SDCO x :266 _'_ 35601 S.F. (.817AC /-) (NOT SURVEY RELATED)
HYDRANT 1 (� 4 o - SSCO s..
s.�
CY u ADDRESS 7• LASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN:
I ,, 33650 21ST AVE SW FEDERAL WAY, WA 98023
,, 3" z s E LOT RECORDING DATE: JANUARY 22, 1991
CB STD GRATE TYPE I t BUILDING OVERHANG GAS LIGHT i SDMH RIM EL=32 'W RECORDING INFORMATION: 9101220548
RIM EL=328.55'
I Jzs t' Jzs.2 METER L0� 2 TAX PARCEL NUMBER
a. j LOT2 % 2s I - 9301000020 N FAVOR OF: PUGET SOUND POWER AND LIGHT COMPANY
c 3 a 1 1 N IE 320 59
12"CMP N IE=326.40 ' LIG azs ,zr _ %"1 `- z t FOR: UNDERGROUND DISTRIBUTION AND ELECTRIC LINES AND
=y4` d k ` �-, AT OF WESTLAKE = S IE=320.59'
12"CMP W IE=326.50' GAS ° ° P.L z i n 66 12"CMP°, E IE=320.69' REFERENCE SURVEYS: APPURTENANCES
�.� q JBOXa "2 +�i� c AFFECTS: AS DESCRIBED THEREIN.
VALVE fit l 3.x ° :. z
,," .
� v I � � I " _ _ s ° 3.8 ^ 4 ( c_�� WESTLAKE, VOLUME 158, PAGES 43-45 (NOT PLOTTABLE, BLANKET IN NATURE)
d VOL 158 / PG. 43 `
a2. ° .... 2. y, M x 325.66 ,.
WATER 4 14" i DATE OF SURVEY:
L
VALVE y,�, �, '4'"°°' „ ° 8„ 2,� �. - - , ° o MPp' x rzo,,o THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING ON 8. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED
v RECORDED JULY 0 1991 AS RECORDING NO 9107090454 OF
a
€ z a- ~' ,_, a 3" �'0 JULY 5, 2018. ALL SURVEY CONTROL INDICATED AS "FOUND" WAS RECOVERED FOR "AGREEMENT" RECOR 9,
WATER �zss � � � :DEC 3 ° .,<sQa - �'6
... ) .i2b —ia 32-.5326s2 QS _.
VAULT -�0 �2 i 313J` THIS PROJECT IN JULY OF 2018. OFFICIAL RECORDS.
32`r.a WATER '
STOP ° z7.72 �s i G CULVERT
(NOT SURVEY RELATED)
,.
SIGN -2 23 = 66 TITLE INSURANCE:
12"PVC `N TITLE INFORMATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM FIRST 9. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "REAL
t
;- ()
RIGHT ° ,E,, -COLUMN 2 (TYP) _ N I 8 4 0 cv AMERICAN TITLE INSURANCE COMPANY COMMITMENT NO. NCS-910891—CO, DATED PROPERTY LICENSE" RECORDED AUGUST 08, 1991 AS RECORDING NO. 9108080188
E _
TURN SPEED: SDCO a3 FINISH FLOOR=326.99' DEC _._ ° . I j et 26.74 )
° 1 - /"" MAY 31, 2018 AT 7:30AM, INCLUDING APPURTENANT EASEMENTS AND ADJOINING OF OFFICIAL RECORDS.
ONLY LIMIT 1 _ <6 4 ° .-
z. r - z6.<6 3z3. a SDCO DEEDS FOR UNPLATTED LOTS, IF ANY. IN PREPARING THIS MAP, BARGHAUSEN
3 W I 35 MPH'' s. s i / _ /59.8'/ _ 3 2 °s"4- . /' ° \N L CONSULTING ENGINEERS, INC. HAS CONDUCTED NO INDEPENDENT TITLE SEARCH NOR (NOT SURVEY RELATED)
- -' y
�a.5�
Q AP IS BARGHAUSEN CONSULTING ENGINEERS, INC. AWARE OF ANY TITLE ISSUES RESTRICTIONS CONDITIONS, 10. NS DEDICATIONS, NOTES, EASEMENTS AND PROVISIONS,
j 2 UILDINq'' a a2 : AFFECTING THE SURVEYED PROPERTY OTHER THAN THOSE SHOWN ON THE MAP AND
SDCO _ - <. r .• IG IF ANY, AS CONTAINED AND/OR DELINEATED ON THE FACE OF THE PLAT OF
ay E o� COLOM -44}. ° ° f , , DISCLOSED BY THE REFERENCED FIRST AMERICAN TITLE INSURANCE COMPANY
- t
SPEED LIMIT ; W ION S VOLUME 158 OF PLATS, 43 THROUGH 4 IN KING
Y - 2 , IRRIGATION WESTLAKE RECORDED A S 5
25 MPH `� I h CB STD GRATE TYPE I °"` s COMMITMENT. BARGHAUSEN CONSULTING ENGINEERS, INC. HAS RELIED WHOLLY ON
�I F _ �> "� 77 `'' JBOX VALVE COUNTY, WASHINGTON.
SCHOOL ZONE >"� I 1 RIM EL=325.39' 3 6:? ° 32568 FIRST AMERICAN TITLE COMPAMNY 'S REPRESENTATIONS OF THE TITLE'S CONDITION
I 323. d ° a �^ _..... (PLOTTED HEREON)
1OON`' ? ` 12"PVC E=321.44' x:.z66� 'BUt�DINCA. ` /� TO PREPARE THIS SURVEY AND THEREFORE BARGHAUSEN CONSULTING ENGINEERS
x 326.y
° .. OVERH44G3 SDCO ° . 6 L INC. QUALIFIES THE MAP'S ACCURACY AND COMPLETENESS TO THAT EXTENT. 1 • THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT
a,
3._... ,28.7 .. - - - ° .
325.92 �`�.. ENTITLED "DECLARATION OF RECIPROCAL EASEMENT AGREEMENT" RECORDED
2 r x '21 Fz SURVEYORS NOTES: MBER 08 1 9 R
~'`' s7s3s 4 ' - - -""" NOVE 9 1 AS RECORDING NO. 9111080462 OF OFFICIAL RECORDS.
�- LOT • ALL DISTANCES SHOWN HEREON ARE GROUND MEASUREMENTS IN U.S. SURVEY
' 3 F 1 LIGHT FEET.
HEREON)
° I z zzs C8 STD GRATE TYPE i
t 360X THE BOUNDARY CORNERS AND LINES DEPICTED ON THIS MAP REPRESENT DEED (PLOTTEDN)
° RIM EL=324.60'
EASEMENT INCLUDING TERMS AND PROVISIONS CONTAIN .. 0 12. 0 CONTAINED THEREIN:
_, 1 0 f - _ _ 3 LINES ONLY, AND DON'T PURPORT TO SHOW OWNERSHIP LINES THAT MAY
€ �--._�..: x .,�• ss 12"PVC N IE=320.80 RECORDING DATE: JUNE 16, 1993
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VOL-158, PG.43-45 MANUFACTURERS'SPECIFICATIONS AND USED BY APPROPRIATELY
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s_ _ - FLOOD INFORMATION:
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32 4s 18. UNRECORDED LEASEHOLDS, IF ANY, RIGHTS OF VENDORS AND SECURITY
x 526�4 aST 5 >2s FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA) INFORMATION: FIRM (FLOOD AGREEMENT ON PERSONAL PROPERTY AND RIGHTS OF TENANTS, AND SECURED
SPEED LIMIT ° jz7ae , ;26>1 32se., , 32, ;s SD x 325 z 32ss;
j .F s _ INSURANCE RATE MAP) MAP No.53033C125OF OF PANEL 1250 OF 1725, DATED MAY PARTIES TO REMOVE TRADE FIXTURES AT THE EXPIRATION OF THE TER.
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STO "'`'` ' NO ZONING REPORT PROVIDED FOR APPROVAL PRIOR TO CLOSING. THE COMPANY RESERVES THE RIGHT TO MAKE
BAR STOP ANY ADDITIONAL REQUIREMENT AS WARRANTED.
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SDMH RIM EL=325.1 SURVEYOR'S CERTIFICATION
TO: CONFLUENT DEVELOPMENT; FIRST AMERICAN TITLE INSURANCE COMPANY
THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE
MADE IN ACCORDANCE WITH "MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/ACSM LAND
TITLE SURVEYS," JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS IN 2016, AND INCLUDES
ITEMS 1, 2, 3, 4, 5, 6(A), 6(B), 7(A), 7(B)(1), 7(C), 8, 9, 11, 13, 16, 17 AND 19 OF TABLE A
THEREOF. THE FIELD WORK WAS COMPLETED ON JULY 5, 2018.
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7/12/18
BRIAN D. GILLOOLY, P.L. .
WASHINGTON REGISTRATION NO. 46315
DATE
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