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16-102621CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: 6/3/16 TO: E.J. Walsh, Development Services Manager Peter Lawrence, Plans Examiner Brian Asbury, Lakehaven Utility District South King Fire & Rescue Rick Perez, City Traffic Engineer FROM: Dave Van De Weghe, Planning FOR DRC MTG. ON: 6/16/16 - Internal 6/23/16, 9 am - Pre -application meeting with applicant FILE NUMBER(s): 16-102621-00-PC RELATED FILE NOS.: None PROJECT NAME: ALBERTSON'S RE -DEVELOPMENT PROJECT ADDRESS: 33620 21ST AVE SW ZONING DISTRICT: BN PROJECT DESCRIPTION: Proposal to convert existing former Albertson's grocery store into a self -storage facility with fast food tenant use. LAND USE PERMITS: Pre -application Conference PROJECT CONTACT: PECO REAL ESTATE PARTNERS BOB SHERRY 4717 MASTERS DR MATERIALS SUBMITTED: Site Plan CITY OF t Federal Way June 3, 2016 Mr. Thomas Thompson 29619 15th Avenue NE Stanwood, WA 98292 rtsquared@t)gmail.com CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com FILE Re: File #16-102621-00-PC; Preapplication Conference Scheduled Albertson's Re -Development; 33620 215S Avenue SW, Federal Way Dear Mr. Thompson: 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 a meeting with the project applicant has been scheduled as follows: 9:00 a.m. — Thursday, June 23, 2016 Hylebos Conference Room Federal Way City Hall, 2nd Floor 33325 8th Avenue South Federal Way, WA 98003 We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend the meeting as this will be the only notice sent by the department. If you have any questions regarding the meeting, please contact me at ciavid.-,,ande-,vcgl?ea-).cit .-offideralway.com, or 253-835-2638. Sincerely, r�/�. Dave Van. De Weghe Senior Planner Doc. I.D. 73753 L J V Iaa45 aloe pa�aay' moip vN aIN 91-6090 6Cl rn�rnci mm><0 o7p<m 3 m r A r � m � O m �D�r M �grnn DDz D c L6ZB6 VM Do .-Is 3N DnuenV W, 6196E Sadf-6L9q➢E :4d SSLtrdOP90L :Ilan wv� 6ew6®De•enbcll 10311HOUV uosdwoyl sewoyl �lueiaeulluu t i :C:�tiriaa'P1�'i.�:�.�.r..::':r w-ryV:•: q. r` a:s; •;t;. ;.�;%: :ens;.-.,+' 0 -XNX Mill gems.:;::,.•., �r ,q, t,•y :' a a r:�' :q- • :•••' ••7�4❖Ii: ie :. "t'� ; Ps': NUSDO is VVZ'6 - .�%� ��:::1� .SOW:S ,'4ti:o%%i •• :-1t�`.-�i' ej' ::� r,'o6' •• .... '�ma rd.... .NJWdO'I813Q tISAW GMId 1V3JlffQN {Q' I ON. SONVI c 31V9 13 Alidn73S 3Nf1 dOdd it 11� d s 6•%. 9I/II1g -D-aa _ ar+alj� Ir+�7n�►rCJ � � . JON SA)Aa S.F,a.)DV 5ro-vkqY ' 1,)Ve\-0 IliV.,'" 40 ..Wla' ,�J1 .�J ieCEI V E® MlbkMAY 31 �016 CITY OF Federal Way cz�nr o GDs �-1lJAY APPLICATION NO(S) MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 www.cit offederalwa .cam ❑ L;�7(0 � � Q PC Date Project Name COMMERCIAL DEVELOPMENT FOR SELF -STORAGE & FAST FOOD IN BN ZONE 05-31-16 Property Address/Location 33620 21ST AVE SW, FEDERAL WAY, WA SEE SHEET AS-3 FOR ALTA SURVEY Parcel Number(s) CONVERT LONG VACANT ALBERTSONS FOOD MARKET TO COMPLIANT SELF -STORAGE FACILITY Project Description gy TVTMTNC, WTTg FI n _ _ N ,,.,,,TNr, TNTV.RN T T7RQ SECnNn FLOOR, • ADD SSNGT F STORY SELF -STORAGE BUILDING COMBINING BOTH ON LESS THAN 3 ACRES THROUGH BLA; ADD FAST FOOD USER ON REMAINDER OF FORMER ALBERTSONS LOT. D7 L'AQV ❑i?iNIT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information Zoning Designation Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements ternational Building Code (IBC): Occupancy Type Construction Type Applicant [ PROPERTY UNDER CONTRACT] Name: Bob Sherry, V.P. of Development / PECOREP Address: 4717 Masters Drive City/State: Newberg, OR 97132 Zip: Phone: 503-538-1096 (M 503-550-1484) Fax: Email: BOB.SHERRY@PECOREP.COM Signature: Agent (if different than Applicant) for Pre -Application Mtg Name: Thomas Thompson - Architect Address: 29619 15th ave NE, Stanwood, WA 98292 City/State: Zip: Phone: 206-409-0755 Fax: Email: tts red@gma' 1,vm Signature: Owner Name: Balboa Retail Partners, LLC Address: 11611 San Vincente Bldv, Suite 900 City/State: Los Angeles, CA 90049 Zip: Phone: 310-496-4145 Fax: Email: Signature: Znuary 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application FiLE CITY OF ti. Federal Way June 30, 2016 Thomas Thompson 29619 15"' Avenue NE Stanwood, WA 98292 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityofiederalway.. com Jim Ferrell, Mayor Re: File#16-102621-00-PC,.PREAPPLICATION CONFERENCE SUMNIARV Albertson's Redevelopment for Self -Storage and Fast Food, 33620 21s` Ave., Federal Way Dear Mr. Thompson: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held June 23, 2016. We hope that the infonmation 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 Dave Van De Weghe, 253-835-2638, david.vandeweghe@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 remodel the existing Albertson's building for a self -storage business, build two new self -storage buildings, and construct a fast food restaurant with a drive -through. 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. Thompson June 30, 2016 Page 2 Planning ■ Building exceeds maximum floor area for self -storage (40,000 square feet). • Retail adjacent to Albertson's encroaches upon 10-foot minimum side setback. • Non -conforming landscaping along ROW must be improved. • Boundary line adjustment will be required. Utilities ■ Sewer line under McDonald's site may need to be relocated. Traffic • Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency permit with application fee of $4,315.50 is required for the proposed project. ■ Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements and dedicate right-of-way (ROW) along the property frontage on SW 336`�' Street and 2I't Avenue SW. • Traffic Impact Fees (FWRC 19.91) — Traffic impact fees may be required for the vacant parcel. • Driveway on 19"' Ave. SW must be converted to right -in only. • Upgrade driveways to meet ADA and to accommodate truck traffic expecting to utilize the site. Stormwater • Provide detailed impervious surface area calculations in the Technical Information Report when comparing existing versus new impervious areas. Building • 5-A construction required on riew buildings. • ADA accessibility required. • Firewalls required on new buildings. Fire ■ Certificate of water availability required. • Access to security gates required for emergency responders. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. COMMUNITY DEVELOPMENT —PLANNING DIVISION Dave Van De Weghe, 253-835-2638, david.vandeweghe@cityoffederalway.com l _ Land Use Designation — The subject property is within the Neighborhood Business (BN) zone. Self -storage and fast food restaurants are permitted in the BN zone subject to regulations set forth in FWRC 19.215.130 and 19.215.020, respectively. The following information is based on the materials submitted for the preapplication meeting. I6-102621 Doc I D 7;92, Mr, Thompson .June 30, 2016 Page 3 2_ Land Use Application — Improvements for a fast food restaurant require a Process II Master Land Use application. Self -storage improvements require a Process III Master Land Use application. Both Processes II and III require administrative site plan review conducted by city staff with a final decision issued by the Director of Community Development. The Process II application is not categorically exempt from the State Environmental Policy Act, Chapter 43.21 C RCW; therefore, it shall be reviewed pursuant to Process Ill. 3. 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, parking for 40 or more vehicles) pursuant to FWRC 14.15.030.1(e). 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. 4. Application Fees — The formal application must be prepared in accordance with the City's Development Requirements checklist (enclosed) and must be accompanied by the appropriate fees. As fees change annually, please contact Development Specialist staff for the current application fees for Use Process II and other permits/reviews identified in this letter. Development Specialists can be reached at 253-835-2607. 5. Environmentally Sensitive Areas — The project site is located within a designated five-year Wellhead Protection Zone. A Hazardous Materials Checklist (enclosed) is required along with the land use application. 6. Nonconformance — The existing site is nonconforming with regard to site development standards. The abandonment of the Albertson's building and addition of the restaurant and new self -storage buildings means the proposed project must comply with all applicable development regulations pursuant to FWRC 19.30.090(I)(a)(1). See comments regarding maximum building size and minimum side setback under note Od below. 7. Key Development Regulations — FWRC 19.225.020, Entertainment - fast food restaurant, provides specific design and use requirements for the proposed restaurant building. The formal site plan must include the following: a. Required Setback and Lot Coverage — There is no front setback requirement for restaurant uses. Minimum side and rear setbacks are 10 feet. Gross floor area of this use may not exceed 5,000 square feet. No maximum lot coverage applies. The buildable area will be determined by other requirements for landscaping, required yards, etc. Building Height — The allowed height for a restaurant building in the BN zone is 35 feet. C. Parking— Parking requirements from the BN zone use chart are 1 parking stall for each 80 square feet of gross floor area for the fast food restaurant use. 16-102621 Doc, I,D, 73923 Mr. Thompson June 30.2016 Page a As proposed, the 3,957 sq. ft. restaurant would require 50 parking stalls. The formal land use application must specify how the minimum parking requirements for all existing uses and the proposed new use meet the minimum parking standards of the FWRC. 8. Key Development Regulations — FWRC 19.225.130, Self -Storage, provides specific design and use requirements for the proposed self -storage buildings. The formal site plan must include the following: a. Required Setback and Lot Coverage — Minimum setbacks are 25 ft. (fi-ont), 20 ft. (side) and 20 ft. (rear). No maximum lot coverage applies, although the portion of the subject property that is developed with self-service storage facilities and related site improvements shall be no greater than three acres. No single building shall contain more than 40,000 gross square feet of building area. b. Building Height — The allowed height for a self -storage building in the BN zone is 35 feet. c. Parking— Parking requirements from the BN zone use chart are 1 stall for each 300 sq. ft. of the facility's office gross floor area. As proposed, the 1,500 sq. ft. office would require 5 parking stalls. The formal land use application must specify how the minimum parking requirements for all existing uses and the proposed new use meet the minimum parking standards of the FWRC. 9. Community Design Guidelines — Projects subject to Process 11 and Process III review, including fast-food restaurants and self -storage facilities, must comply with the provisions of FWRC Chapter 19.115, "Community Design Guidelines." The proposed restaurant must comply with applicable portions of the Community Design Guideline standards, including the BN zone specific guidelines. This correspondence highlights the primary applicable design guidelines for the project, but does not necessarily identify all applicable design requirements. The formal Process 11 application must include a written narrative that identifies how the proposal complies with the applicable design guidelines, as outlined in the FWRC and summarized below. FWRC 19.115.090(3)(b). Principal entrance facades shall front on, face, or be clearly recognizable from the right-of-way, and/or from the principal pedestrian right-of-way, as determined by the director, for projects exposed to more than one right-of-way. FWRC 19.113.090(3)(c). Building facades shall incorporate a combination of facade treatment options as listed in FWRC 19.115.060(2) and (3)(b), to a degree that is appropriate to the building size, scale, design, and site context and according to the following guidelines: i. Principal facades containing a major entrance, or located along a right-of-way, or clearly visible fi-om a right-of-way or public sidewalk, shall incorporate a variety of pedestrian - oriented architectural treatments. At least 40 percent of any ground level principal facade located along a right-of-way must contain transparent glass. Landscaping shall be used to define and highlight building entrances, plazas, window planters, etc. Landscaping should not block views to the building or across the site. ii. Secondary facades not containing a major building entrance, or located along a right -of --way, or clearly visible from a right-of-way or public sidewalk, may incorporate facade treatments I6-102621 Doc I D. 7.3923 Mr. Thompson June 30. 2016 Page 5 that are less pedestrian -oriented than in subsection (3)(c)(i), such as a combination of structural modulation, architectural articulation, and foundation landscaping. FWRC 19.115.090(3)(d). Pedestrian pathways shall be provided from rights -of -way, bus stops, parking areas, and any pedestrian plazas and public space to primary building entrances. Multiple tenant complexes shall provide pedestrian walkways connecting all major business entrances on the site. Pedestrian pathways shall be clearly delineated by separate paved routes using a variation in color and texture, shall be integrated with landscape plan, and shall be protected from abutting parking and vehicular circulation areas within landscaping. 10. Crime Prevention through Environmental Design (OPTED) — FWRC 19.115.010(2) CPTED, requires minimum standards for design review to reduce the rate of crime associated with persons and property, thus providing for the highest standards of public safety. CPTED principles are: 1) natural surveillance; 2) access control; and 3) ownership. The CPTED checklist (enclosed) must be completed and submitted with the formal application, and CPTED principles should be incorporated into the project as applicable. 11. Landscaping — The Process II and Process III applications 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. Perimeter Landscape Bz{ffers — FWRC 19.125.060(5), Neighborhood Business, BN, requires a minimum of Type III landscaping five feet in width along the perimeter of parking areas abutting public rights -of -way. FWRC 19.125.070(5) requires parking areas to be screened with either a three -foot -tall berm installed within the perimeter landscaping buffer, architectural features, or substantial plantings added to the landscaping. Type IiI landscaping five feet in width is also required along all perimeter lot lines, except that landscaping is not required along perimeter lot lines abutting rights -of -way, where there are no required yards or along interior lot lines within a development where parking is being shared. The effect is that perimeter landscaping is required along the west property line. Type III landscaping consists of a mixture of evergreen and deciduous trees, large shrubs a minimum of 24 inches in height at the time of planting, and groundcover; spaced to provide a visual buffer creating a partial visual separation. Interior Parking Lot Landscaping — Pursuant to FWRC 19.125.070, commercial developments with up to 49 parking stalls shall provide 20 square feet of interior parking lot landscaping per parking stall. The submitted landscape plan must provide calculations to demonstrate how this requirement is met for parking stalls proposed to serve the new restaurant, at a minimum for the required 34 parking stalls in the geographic area associated with the proposed new restaurant building and storage buildings. Landscape islands must be installed at both ends of the parking rows. The submitted landscape plan must show the square footage and dimensions of each interior parking lot landscape island proposed to address this requirement, and depict trees, shrubs, and groundcover. 16-102621 Doc I.D 73923 Mr. Thompson June 30.2016 Page 6 12. Garbage/Recycling — FWRC 19.125.150 requires that storage areas for garbage and recycling receptacles be required for all new commercial developments. The formal application must note the specific size, design, location, and screening of garbage receptacles as required by FWRC 19.125.150 and 19.125.040. Locations for the recycling and garbage facilities, and any fencing or screening details, must be depicted on the fonnal site plan. See Public Works comments below for additional infonnation. PUBLIC WORKS —DEVELOPMENT SERVICES DIVISION Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com Land Use Issues — Stormwater Surface water runoff control and water quality treatment will be required per the 2016 King County Surface Water Design Manual (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 in GIS fonnat 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 to meet this performance criteria. In addition to flow control facilities, Best Management Practices (BMP's) are required as outlined in the KCSWDM. The City of Federal Way allows the engineer to apply Exception #2, Section 1.2.3.A (page 1-44) of the KCSWDM in redevelopment projects, when modeling Stormwater peak flows for the 100-year event. The project also lies within an Enhanced Basic Water Quality Area. 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 Section 19.30.120, "Nonconforming Water Quality Improvements" applies to this site. Specifically, the following items apply: l .b. 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; I .e. 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 (those parcels associated with this development), including new and existing pollution generating impervious surfaces. Treatment Options must be selected from the Enhanced Basic Water Quality Menu provided in the KCSWDM. Other Water Quality treatment technologies may be used, as long as the facility type has achieved a General Use Level Designation (GULD) from the Washington State Department of Ecology (WSDOE), and meets the treatment criteria listed above. 16-10_621 Doc I D. 73923 Mr. Thompson June 30. 2016 Page 7 5. The McDonald's portion of the site is considered a High -Use site as defined in the KCSWDM. As such, this area of the site shall provide additional oil controls as identified in Section 1.3.5 of the KCSWDM. 6. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 7. If more than one acre will be disturbed during constriction, a National Pollutant Discharge Elimination System (NPDES) construction storm water permit may be required. Infonnation regarding this permit can be obtained from the Washington State Department of Ecology at http://www.ecy.wa.gov/programs/wq/stormwatei-/construction/index.html or by calling 360-407- 6048. Right -of -Way Improvements See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic related items. 2. SW 336th Street was re -constructed and re -paved in 2014. The City places a 5-year moratorium on open -cutting of new and/or newly overlaid streets. If the existing sanitary sewer line (under the proposed McDonald's), is required to be connected to the Sewer main/manhole in SW 336°i St, the City will require the connection to be via a `core and bore' method, in which the manhole sidewall is cored, and the sewer line bored or directionally drilled from the site to the manhole. If this technology is infeasible, and the street needs to be open -cut, then a payment of a mitigation fee will be required. The mitigation fee will be calculated at the time of application of the right-of-way permit for sewer connection. 3. 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. Building Permit Issues Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are $1,125.00 for the first 12 hours of review, and $93.75 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. In addition to engineering approval, projects that will be filling or grading in the area of the future building pads are required to obtain a separate grading permit from the Building Department. 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 lttt://www.cit offederal�va .corn/index.as x?nid=l71 to assist the applicant's engineer in preparing the plans and TIR. 16-102621 Doc I,D 73923 Mr. Thompson June 30.2016 Page 8 4. Bonding is required for all street improvements (including driveway replacements) 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. 5. The developer will be responsible for the maintenance of new driveways 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. 6. When topographic survey information is shown on the plans, the vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are called out. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. 8. Provide cut and fill quantities on the clearing and grading plan. Temporary Erosion and Sediment control (TESL) measures, per Appendix D of the 2016 KCSWDM, must be shown on the engineering plans. 10. 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, sara(iv.long@,ci!yoffederalway.com Transportation Coneurrency Analysis (FWRC 19.90) L Based on the submitted materials for 100,050 square feet self -storage, and 3,957 square feet fast food restaurant with drive through, the Institute of Transportation Engineers (ITE) Trip Generation - 8"' Edition, land use code 151 (Mini -Warehouse), and 934 (Fast Food Restaurant with Drive through), a pass -by rate of 50% for ITE LU Code 934, the proposed project is estimated to generate approximately 93 new weekday PM peak hour trips. 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). 16-102621 Du , I D. 73923 Mr. Thompson June 30.2016 Page 9 3. The estimated fee for the concurrency permit application is $4,315.50 (51 — 500 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) Based on the submitted materials for 100,050 square feet mini -warehouse and 3,957 square feet fast food restaurant, the estimated traffic impact fee is $32 862(Estimate for vacant parcel only). Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a building permit application is filed and must be paid prior to permit issuance. Street Frontage Improvements (FWRC 19.135) Based on the available records and the submitted materials, 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/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. 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 II I 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, staff conducted a limited analysis to determine the required street improvements. 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). Assuming a symmetrical cross section, half street improvements are required as measured from the street centerline. It appears no ROW dedication is required. ■ SW 336t" Street is a Principal Arterial planned as a Type "I" street, consisting of a 58-foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights in a 92-foot right-of-way (ROW). Assuming a symmetrical cross section, 4- foot ROW dedication and half street improvements are required as measured from the street centerline. ■ 19"' Avenue SW is a Minor Collector planned as a Type "R" street, consisting of a 40-foot street with curb and gutter, 4-foot planter strips with street trees, 6-foot sidewalks with streetlight in a 66-foot right-of-way (ROW). Assuming a symmetrical cross section, 3-foot ROW dedication and half street improvements are required as measured from the street centerline. 16-102621 Doc. LD 731Q, Mr. Thompson .tune 30.2016 Page 10 Since all frontages have been improved but not to current adopted standard, 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 $160.00 plus recording fee. Access Management (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-lA in the Public Works Development Standards. 2. Per FWRC 19.135.280, driveway must be located no closer than 150 feet to any street intersection or to any other driveway, whether on or off the subject property. To meet this requirement, the existing driveway on 19"' Ave SW shall be restricted to right -in only. The city may further limit or prohibit access to or from driveway as deems appropriate for safety. 3. The drive -through storage for the fast food restaurant must be designed to accommodate the 95"' percentile queues. 4. Adequate storage must be provided at the security gate to ensure traffic will not back up onto public streets. 5_ The applicant shall improve all driveways to meet ADA standards and widen if necessary to accommodate the expected vehicle using the site. 6. Access may be further restricted if such access would interfere with the 95°i percentile queue lengths from any existing traffic control device. 7. 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 detennined by the Public Works Director. PUBLIC WORKS —SOLID WASTE AND RECYCLING DIVISION Rob Van Orsow, 253-835-2770, robe ii.citvoffederalway.eom Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations include: • Adequate space allocation for interior and exterior garbage; recycling, food waste, waste oil, yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by FWRC 19.125.150. • For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll - open gate that spans the front width of the enclosure. When gate doors are opened, no structure or hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred I6-I0]611 Doc. I D 73923 Mr. Thompson June 30.2016 Pa0e I for holding gates in closed and open positions to ease service access and maximize the life of gate hardware. • Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or additional waste types and containers. • Plan for user access to interior waste and recycling storage areas/containers, and to exterior containers screened by enclosure(s). ■ Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind spots' during ingress and egress. • Consider landscaping, setbacks and screening requirements [based on FWRC Section 19.125.040 (4) & (5)]. Help with many design parameters related to service access is available via the City's contracted solid waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786- 4530 (cell). COMMUNITY DEVELOPMENT —BUILDING DIVISION Peter Lawrence, 253-835-2621, eter.lawrence a?ciit),offederalway.conI International Building Code (IBC), 2012 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 Washington State Energy Code, 2015 WAC 5 1 -11 Building Criteria Occupancy Classification: S-I Type of Construction: V-A and 11-13 Floor Area: 42,000 and (2) buildings at 29,025 Number of Stories: 1 story in existing building and 3 stories in the new S-1 occupancies 16-1026'_1 Doc I,D 733923 Mr. Thompson June 30. 2016 Page 12 Fire Protection: see fire department requirements Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-I A complete building permit application and commercial checklist. (Additional copies of application and checklists may be obtained on our web site at www.61yoffederalway.com.) Submit _5_ sets of drawings and specifications. Specifications shall include: _2_ Soils report, _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" stricture per the Revised Code of Washington (RCW). Energy code compliance worksheets are required to be completed and included with your permit application. A wet starnp 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 6 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 and shall include the comment letter with the written response, indicating what changes have been made from the original drawings. Only resubmit those pages that have had changes. 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. 16-102621 Doe I D 73923 Mr. Thompson June 30.2016 Page 13 Third party structural review is sometimes required on larger complex projects and this review will add additional time and expenses. Site -Specific Requirements ■ Electrical permits are obtained through City of Federal Way. + Restrooms shall be provided in numbers as listed in the 2012 IBC chapter 29 as amended by Washington State Amendments. • Review IBC chapter 34 for requirements when modifying any existing structures. • If building exceeds 100 occupants, then fire sprinklers system will be required. See IBC chapter 9 for requirements. ■ IMC 507.2.1. Type I hoods shall be installed where cooking appliances produce grease or smoke as a result of the cooking process. Type I hoods shall be installed over medium -duty, heavy-duty and extra -heavy-duty cooking appliances. Type I hoods shall be installed over light -duty cooking appliances that produce grease or smoke. o Heavy-duty cooking appliances include electric under -fired broilers, electric chain (conveyor) broilers, gas under -fired broilers, ggs chain conve ar) broilers, gas open -burner ranges (with or without oven), electric and gas wok ranges, and electric and gas over -fired (upright) broilers and salamanders. o LIGHT -DUTY COOKING APPLIANCE. Light -duty cooking appliances include gas and electric ovens (including standard, bake, roasting, revolving, retherm, convection, combination convection/steamer, countertop conveyorized baking/finishing, deck and pastry), electric and gas steam jacketed kettles, electric and gas pasta cookers, electric and gas compartment steamers (both pressure and atmospheric) and electric and gKLs cheeseinelters. + IMC 507.2.1. A Type I hood shall not be required for an electric cooking appliance where an approved testing agency provides documentation that the appliance effluent contains 5 ma/m3 or less of grease when tested at an exhaust flow rate of 500 cfm (0.236 m3/s) in accordance with Section 17 of UL 71013 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 UTILITY DISTRICT Brian Asbury, 253-946-5407, BAsbury@lakehaven.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 I6-10_621 Doc I D. 7.3923 Mr. "Thompson ,June 30. 2016 Page 14 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. 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 depicts the theoretical 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). Current/2016 cost for a hydraulic model analysis is $200.00. Fire flow rates greater than available in the existing distribution system may be accommodated through water distribution system improvements. Please contact Lakehaven for further detail. If additional hydrant/s Ware required or indicated, or if any existing water distribution facilities are required to be relocated, a Developer Extension Agreement will be required to construct new water distribution facilities necessary for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing & completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement (application copies attached). 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 (parcel 2421039001) has the following existing water service connections: • Domestic, two (2): SvcNo 19162 (1 ") & SvcNo 20325 (1'/2"). • Irrigation: SvcNo 19163 (1"). • Fire Protection: SvcNo 33905 (size unknown). A water service connection application (form attached) 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 & irrigation service meter is required pursuant to WAC 246-290-490 & Lakehaven standards regarding premise isolation. For high health cross -connection hazards (e.g., buildings with Plumbing fixture 30' or more above the service meter elevation, etc.), a reduced pressure backflow assembly (RPBA) is required. For low health cross -connection hazards (e.g., most irrigation, etc.), a double check valve assembly (DCVA) is required. For fire protection service connections with associated building plumbing 30' or more above the service meter, a reduced pressure detector assembly (RPDA) is required; otherwise a double check detector assembly (DCDA) or a RPDA is required for 3" & larger connections; for 2" & smaller connections a separate full -flow meter with a DCVA or RPBA is typical. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoepfl rr.Lakehaven.or;, 253-946-5427) for additional information on premise isolation & BPA testing coordination. The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as detenmined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s). Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/charges/deposits (2016 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees/charges/deposits & are due at the time of application for service. All 16-10_621 Doc. I D 73923 Mr. Thompson ,lone 30.2016 Page 15 Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. + Water Service/Meter Installation (Drop -in Meter Fee), sizes unknown: $270.00 (5/8"x3/4" to $730.00 (2") each. Actual sizes TBD by Lakehaven based on applicant's estimated maximum GPM usage rate. ■ Capital Facilities Charge(s)-Water: $3,629.00 per Equivalent Residential Unit (ERU). 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 32.00+/- ERU. Please contact Lakehaven for further detail. + Other (describe): None anticipated. Sewer ■ A Certificate of Sewer Availability (application form enclosed) issued separately by Lakehaven may be required to be submitted with any land use and/or building pen -nit 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. ■ Based on the location of the proposed new fast-food restaurant, a Developer Extension Agreement will be required to construct new and abandon existing sanitary sewer facilities necessary for the proposed development. Additional detail and/or design requirements can be obtained fi-om Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement (application forms attached). 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 (parcel 2421039001) has one (1) existing sewer service connection (SSCP 12097). • A separate Lakehaven sewer service connection permit (application form attached) 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. Also, installation of an externally -located grease interceptor is required for all new restaurants & food service establishments, size to be determined by applicant's engineer. • 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 connection(s). • The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven prior to activating any new sewer service connection(s). • Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees/charges/deposits (2016 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. • Sewer Service Connection Permit Fee: $300.00 per building. ■ Capital Facilities Charge(s)-Sewer: $3,206.00 per Equivalent Residential Unit (ERU). Sewer system capacity credits are available for this property from system capacity charges previously Doc I D 73Q3 16-102621 Mr. Thompson June 30, 2016 Page 16 assessed, paid directly to Lakehaven, and/or credited to the property for 35.00+/- ERU. Please contact Lakehaven for further detail. Other (describe): None anticipated. General • Utility conflicts should be identified and coordination (if necessary) should occur as early as possible in the planning process. Project will need to avoid encroachment with existing Lakehaven facilities and easement(s); or such facilities will need to be relocated accordingly. New perimeter landscape requirements may conflict with existing easement terms & conditions, and if so owner should coordinate any required revisions with the City and Lakehaven early in the pre-design/planning phase to avoid delays in overall project development. • 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 corments accordingly. SOUTH KING FIRE AND RESCUE Vince Faranda, 253-946-7242, Vince.Faranda@southkingfire.org Fire Hydrants No additional fire hydrants are required for this project. Fire -Extinguishing Systems An automatic fire sprinkler system shal I be installed in Group A2 occupancies with an ,occupant load of 100 or more. Fire Detection Systems 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 rernote 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 fonnal 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 F W RC 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 fonnal 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. 16-102621 Doc I D 739'3 Mr. Thompson June 30, 2016 Page 17 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, Dave Van De Weghe, 253-835-2638. We look forward to working with you. Sincerely, Dave Van De Weghe Senior Planner enc: Master Land Use Application Process II Submittal Requirements CPTED Checklist Lakehaven Handouts C: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Traffic Engineer Peter Lawrence, Plans Examiner Vince Faranda. South King Fire & Rescue Brian Asbury; Lakehaven Utility District 16-102621 Doc ID 73923 CITY OF . Estimate of Development Traffic Impact Fees 2016 Federal Way 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 followinq information Project Name Albertsons Redevelopment File Number Street Address City, State Zip Federal Way, WA 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) 4- Mini-Warehouse/Storage 2) 3. Fast Food Restaurant 3) "NGNE"" 4) —NONE" Unit of Number of Impact Fee Rate per Preliminary Impact sf/GFA 100050 $ sf/GFA 3957 $ N/A $ N/A $ 1.10 $ 109,977.04 35.59 $ 140,842.48 $ 250,819.52 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) 1 12. Supermarket 2) '"NONE"' 3) „NONE*' Unit of Number of Impact Fee Rate per Preliminary Impact Measure Unit(s) Unit of Measure Fee Amount sf/GFA 43016 $ N/A 7 $ N/A $ 17.40 $ 748,321.98 $ 748,321.98 STEP #4: Total Impact Fee_ Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees. (8036) - Traffic Impact Fee (Before adjustment) $ 250,819.52 Credit/Adjustment including Change of Use $ 748,321.98 (8036-1) Administrative Fee (3%) $ (14,925.07) TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE $ (512,427.54) Timing of Traffic Impact Fee (TIF) Pa ment For residential land divisions, fees shall be calculated and paid at the time of plat recording. For un-platted single- family residential lots, commercial and multi -family 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 residential land divisions and un-platted single-family residential lots, the transportation impact fee may be deferred, but shall be paid no later than the closing of sale of each individual house. Covenants prepared by the city to enforce payment of the deferred fees shall be recorded at the applicant's expense on each lot at the time of plat recording for residential land divisions and prior to building permit issuance for un-platted single-family residential lots. The fee shall be calculated based on the impact fee schedule in effect on the date of payment of the impact fee. I-) 14J 3- 42 ...... ...... ............. Be.gi,,-5 F,'D ;TADM ---------- IL .............. ------------------------------ 7 1 63 3Z�5,73 ------ j 77 70, En Zn Fk 50 16 Ik 177 19ry nX�E, It -TI-45 r CAP 01-77-it W 43m 0) c C N N 0 architecture entitlements r- Thomas Thompson ARCHITECT ttsquared@gmail.com cell: 206-409-0755 ph: 360-629-3985 29619 15th Avenue NE Stanwood, WA 98292 Consultant Project W rV n Q r z W 0 a. J W W 0 0 M } Q J Q rVOO W W w W O U w CL O Revisions 05-31-16 PRE-APP SUBMITTAL File No. Drawn Checked Date Sheet AS-1 architecture 2 SITE AERIAL OF NEIGHBORHOOD NTS i LOCATION MAP NTS 17 ■ 39,423.82SF 0.90 ACRES ■ EXISTING ' COMMERCIAL LOT w ° ■ 46,019.5 SF ' 1.05 ACRES BLA ' TO FAST FOOD ■ ■ ■ 129,097.37 SF • 2.96 ACRES ° BLA TO SELF -STORAGE ■ r•�r•��rr��r•rrr�•• �� • • �� • r �� ■ ■ �� r r rr� r • �� • r •�� • r .r�• . • rrs. • • �� r r •�■ . r �. • r rr�. • r ®• r 3 PROPOSED LOT AREAS NTS C c � _ E � o c � 0 o � _ o 0 1 E entitlements Thomas Thompson ARCHITECT ttsquared@gmail.com cell: 206-409-0755 ph: 360-629-3985 29619 15th Avenue NE Stanwood, WA 98292 Consultant Revisions 05-31-16 PRE-APP SUBMITTAL File No. Drawn Checked Date Sheet LEGAL DESCRIPMON: PARCEL 1: LOT 4. KING COUNTY SHORT PLAT NUMBER 278132 REVISED, RECORDED UNDER RECORDING NUMBER 8210260642, BEING A PORTION OF LOTS 1 AND 2 OF KING COUNTY SHORT PLAT NUMBER 278132. RECORDED UNDER RECORDING NO. 7910150912, IN KING COUNTY, WASHINGTON. PARCEL 2: RIGHTS AND BENEFITS CONTAINED IN THE TERMS AND PROVISIONS OF THE DECLARATION OF RESTRICTIONS AND GRANT OF EASEMENTS, RECORDED 5/23/1986, AS RECORDING NO. 8605230193; MODIFIED IN FIRST AMENDMENT TO DECLARATION OF RESTRICTIONS AND GRANT OF EASEMENTS RECORDED 6/1/1995, AS RECORDING NO. 9506010609 IN KING COUNTY, WASHINGTON. THE PROPERTY DESCRIBED AND SHOWN HEREON IS THE SAME PROPERTY AS DESCRIBED IN THE FIRST AMERICAN TITLE INSURANCE COMPANY COMMITMENT FOR TITLE INSURANCE NUMBER NCS-703817-A-PHIL DATED JANUARY 29, 2015 2) SHORT PLAT NO. 27e132 RECORDED OCTOBER 15, 1979 UNDER RECORDING NO. 7910150912; AFFECTS SUBJECT PROPERTY, NOT PLOTTED, GENERAL IN NATURE. 3) COVENANTS, CONDITIONS AND RESTRICTIONS RECORDED JUNE 25, 1981 UNDER RECORDING NO. 8106250536; FIRST AMENDMENT TO COVENANTS, CONDITIONS AND RESTRICTIONS RECORDED OCTOBER 1, 1983 UNDER RECORDING NO. 8310120694, SECOND AMENDMENT TO COVENANTS, CONDITIONS AND RESTRICTIONS RECORDED DECEMBER 3, 1987 UNDER RECORDING NO. 8712030695; AFFECTS SUBJECT PROPERTY, NOT PLOTTED, GENERAL IN NATURE. 4) EASEMENT RECORDED OCTOBER 22. 1981 UNDER RECORDING NO. 8110220571; AFFECTS SUBJECT PROPERTY, EASEMENT "A" PLOTTED. EASEMENT "B" NOT PLOTTED, EASEMENT LOCATION NOT SPECIFIC. 5) AGREEMENT RECORDED MARCH 8. 1982 UNDER RECORDING NO. 8203080586; AFFECTS SUBJECT PROPERTY, NOT PLOTTED, BLANKET IN NATURE. 6) AGREEMENT RECORDED APRIL 19, 1982 UNDER RECORDING NO. 8204190482; AFFECTS SUBJECT PROPERTY. NOT PLOTTED, GENERAL IN NATURE. 7) AGREEMENT RECORDED MAY 28, 1982 UNDER RECORDING NO. 8205260747; AFFECTS SUBJECT PROPERTY, NOT PLOTTED, BLANKET IN NATURE. 8) SHORT PLAT NO. 278132 REVISED, RECORDED OCTOBER 26, 1902 UNDER RECORDING NO. 8210260642; AFFECTS SUBJECT PROPERTY, PLOTTED. 9) COMMON AREA MAINTENANCE AGREEMENT RECORDED MAY 23, 1986 UNDER RECORDING NO. 8605230192; FIRST AMENDMENT TO COMMON AREA MAINTENANCE AGREEMENT RECORDED JUNE 1, 1995 UNDER RECORDING NO. 9506010610; AFFECTS SUBJECT PROPERTY, NOT PLOTTED, GENERAL IN NATURE. 10) DECLARATION OF RESTRICTIONS AND GRANT OF EASEMENTS RECORDED MAY 23, 1986 UNDER RECORDING NO. 8608230193; FIRST AMENDMENT TO DECLARATION OF RESTRICTIONS AND GRANT OF EASEMENTS RECORDED JUNE 1, 1995 UNDER RECORDING NO. 9506010609; AFFECTS SUBJECT PROPERTY, NOT PLOTTED, BLANKET IN NATURE. 12,) EASEMENT RECORDED NOVEMBER 5, 19112 UNDER RECORDING NO. 8211050619; AFFECTS SUBJECT PROPERTY, PLOTTED. 15) MEMORANDUM OF AGREEMENT RECORDED DECEMBER 17, 2014 UNDER RECORDING NO, 20141217000063, AFFECTS SUBJV^T PROPERTY, NOT PLC D, GENERAL IN NATURE. NOTES AND COMMENTS: 1) PROPERTY ADDRESS: 33800 21 ST AVE. S.W., FEDF7'AL WAY, WA 98023. AT THE 1E OF THE FIELD SURVEY, THERE WAS NC :DRESS POSTED ON THE SUB3Q,3T PROPERTY. THE ADDRESS LISTED HERE(W WAS OBTAINED FROM THE KING COUNTY ASSESSOR. 2) BY GRAPHIC PLOTTING ONLY, THIS PROPERTY IS IN ZONE X, OF THE FLOOD INSURANCE RATE MAP. COMMUNITY PANEL NO. 53033C1250 F WHICH BEARS AN EFFECTIVE DATE OF MAY 16, 1995 AND IS NOT IN A SPECIAL FLOOD HAZARD AREA. NO FIELD SURVEYING WAS PERFORMED TO DETERMINE THIS ZONE AND AN ELEVATION CERTIFICATE MAY BE NEEDED TO VERIFY THIS DETERMINATION OR APPLY FOR A VARIANCE FROM THE FEDERAL EMERGENCY MANAGEMENT AGENCY. 3) TOTAL LAND AREA 11,676 SQUARE FEET OR 0.268 ACRES, MORE OR LESS. 4) PER THE CITY OF FEDERAL WAY PLANNING DEPARTMENT, THIS SITE IS CURRENTLY ZONED SIN (NEIGHBORHOOD BUSINESS); THE CURRENT ZONING ALLOWS FOR THE CURRENT USE OF THE SITE. BN ZONING REQUIREMENTS FOR THIS SITE: SETBACKS: FRONT. 0 FEET SIDE: 10 FEET REAR: 10 FEET HEIGHT: 35 FEET ABOVE AVERAGE BUILDING ELEVATION LOT COVERAGE: NO MAXIMUM LOT COVERAGE IS ESTABLISHED PARKING: 1 FOR EACH 300 SCE. FT. OF GROSS FLOOR AREA 5) THE BUILDING AREA SHOWN HEREON WAS DETERMINED BY THE FIELD MEASUREMENTS OF THE EXTERIOR WALLS AT GROUND LEVEL. 6) TOTAL PARKING SPACES 255 = 246 REGULAR AND 9 HANDICAP FEE PARCEL 1 ONLY: 14 REGULAR AND 0 HANDICAP 7) THE LOCATION OF UTILITIES EXISTING ON OR SERVING THE SUBJECT PROPERTY IS LIMITED TO THE OBSERVED EVIDENCE OF THE VISIBLE SURFACE FEATURES SHOWN HEREON. AN EXACT LOCATION OF THESE UTILITIES WAS NOT PERFORMED FOR THIS SURVEY. BEFORE DIGGING, CALL THE APPROPRIATE LOCAL UTILITY LOCATE SERVICE FOR FIELD LOCATIONS OF UNDERGROUND UTILITY LINES. 8) AT THE TIME OF THE FIELD SURVEY, THERE WAS NO OBSERVABLE EVIDENCE OF EARTH MOVING WORK, BUILDING CONSTRUCTION, OR BUILDING ADDITIONS WITHIN RECENT MONTHS, 9) PURSUANT TO THE CITY OF FEDERAL WAY PLANNING DEPARTMENT, THERE ARE NO CURRENT PROPOSALS FOR ANY CHANGES IN STREET RIGHT OF WAY LINES ADJACENT TO THE SUBJECT PROPERTY SHOWN ON THIS SURVEY. 10) AT THE TIME OF THE FIELD SURVEY, THERE WAS NO OBSERVABLE EVIDENCE OF SITE USE AS A SOLID WASTE DUMP, SUMP OR SANITARY LANDFILL. 11) AT THE TIME OF THE FIELD SURVEY, THERE WAS NO EVIDENCE OF SITE USE AS A CEMETERY OR BURIAL GROUND. 12) AT THE TIME OF FIELD SURVEY, THERE WAS NO OBSERVABLE EVIDENCE OF ANY WATER COURSES OR DELINEATED WETLANDS ON THE PROPERTY. 13) PROFESSIONAL LIABILITY INSURANCE POLICY OBTAINED BY THE SURVEYOR SHALL BE IN EFFECT THROUGHOUT THE CONTRACT TERM. 14) AT THE TIME OF FIELD SURVEY, THERE WAS NO OBSERVABLE EVIDENCE OF RECENT STREET OR SIDEWALK CONSTRUCTION OR REPAIRS. 15) ACCESS TO PROPERTY VIA PUBLIC RIGHTS OF WAY: 21ST AVE. S.W., 19TH AVE. S.W. AND S.W. CAMPUS DR. (SW 336TH ST) 16) BASIS OF BEARINGS: PER KING COUNTY SHORT PLAT NO. 278132 REVISED, RECORDED UNDER KING COUNTY RECORDING NO. 8210260642. ") TAX MAP PARCEL NU. 2421039103 1 THERE ARE NO GAPS, GORES OR OVERLAPS BETWEEN THE SUBJECT PROPERTY AND THE ADJOINING PROPERTIES SHOWN ON THIS SURVEY. - �,x--•---_,- -- _----,----•-------- J __ _ _ _ � LDS 467.53' ._.... - T + _ _ L/S L/SASPHALT SURFACE - _ - - - - - - - - - - - - -- - - - - - - -) J i FOUND REBAR Wv/YELLOW T - - - J L/s PLASTIC CAP (ILLEGIBLE) Lis L/S 54,2' 0 �_ASPHALT SURFACE _- r r TACO BELL J LOT 2 1 J ONE STORY ASPHALT st�RFacE-� KCSP NO. 1084006 STUCCO BUILDING 1. ,` �- (18512311597) i ED AREA = 2,006 SQ' FT. � LANDS OF TLR. LLC ❑ 1: (FOOTPRINT �� -- (#20040730002960) f r ta' TELEPHONE EASEMENT I I ( I (n s \ r ASPHALT SURFACE- (820329D5D9} r as20. sf Z. L 5 15.2"LDS + 1 f r L/S I ASPHALT I SURFACE ASPHALT SURF`CE El aj LOT 3lklj -- { r:- -' y I ► I C} ❑W KCSP NO. 278132 REVISED - f I I ) ) �: ASPHALT SURFACE � r l �t ri$9.9' ' S88'1 i 05 E 132.4fl'� yr (8210260642)I LANDS OF NWR REALTY LLC (#20091209000533) ft i 3_ m "AVAILABLE..." ASPHALT SURfACE \ RETAIL ONE STORY CONCRETE BLOCK BUILDING o c MONUMENT SIGN �.r ) ; ! f _-- i i i i • I AVAILABLE... �- l f :.:_•..''. AREA = 10, 216 SQ. FT. (FOOTPRINT) ( L/S " . iTM '7- 4 I 1 I 44.7'/ CA W s I M f f I id p 145.2'' rn CO 4 , � t' 20' POWER EASEMENT j ? �✓� " 4�� (#817 0220571 } ASPHALT SURFACE : N L -1 1 4 8 j f I 2 It P 20• POWER EASEMENT t J i I I i f; {#5710220571} 0130 I Irir � I 10' DEDICATED RIGHT OF WAY 1 € d F s $ } 4' I r {#8214264842} % % ! I i 1 t 1 t Vr ( e} •- . i 12 LOT 1 i N$8'17'05"W g KCSP NO. 1G84006 aLd O.00 r 10' SEWER EASEMENT ASPHALT SURFACE (#8512311597) a (#8217a5Dg1e� LANDS OF BANK FEDERAL WAY LLC I L/S J ao 70e:s.L. 'PER zorlti�c j (l2013O731000474) i� j ''LOADI G VACANT - ONE STORY DOCKS I I ASPHALT SURFACE f i t "' CONCRETE BLOCK BUILDING J1 AREA 41,909 SO. FT. t FOOTPRINT in h++i 2.9' I t.s' `° c 1 /--f . i J - i J M • T F CV +N ) PARCEL 1 - _ I ' 1 �1 LOT 4, KCSP NO. d 1o.a 278132 REVISED ,,--ASPHALT SURFACE o ) 1 #8210260542 a w I () I 14.7' wLU 4( W f I d N LM 40 e 1 1 I ,4 P I I ❑ ` J95 J w M oca 10TELEPHONE EASEMENT I (#8203290509) o ! a 3 � m I 1 t I c o I J I T :o ) r« jo' e sL• PER zONINc i ': s I 4' CHAIN ) N88.17'05"w �sa.00� LINK FENCE tsD.s' ASPHALT SURFACE in ASPHALT SURFACE 6' CHAIN J LINK FENCE �,,-ASPHALT SURFACE--" ❑ ) L/S L/S o Q ) _0 Lf S o o-602.74' 0 _ ,s LANDS OF RAINIER PACIFIC NOTES AND COMMENTS (CONT.1: (9804301070) 1 21) THE ON -SITE STORM DRAINAGE SYSTEM FOR THIS PROPERTY IS DESIGNED rrLAK� 44) TO COLLECT ALL ON -SITE STORM WATER USING THE CATCH BASINS AS Sr EN EM.OSITIQG PCOLLECTION POINTS, UBLIC STORM SEWER NG THE STORM WATER INTO THE LOT 2 � 1��' 22) THIS SURVEY WAS PREPARED FOR THE PURPOSES OF OBTAINING AN EXTENDED COVERAGE TITLE INSURANCE POLICY AND DOES NOT CONTAIN SUFFICIENT DETAIL FOR DESIGN PURPOSES. ADDITIONAL SURVEYING WILL BE REQUIRED FOR DESIGN PURPOSES. 23) THE USE OF THE WORD "CERTIFY" OR "CERTIFICATION" WITHIN THIS SURVEY ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION REGARDING THOSE FACTS AND FINDINGS SHOWN ON THIS SURVEY, AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, EITHER IMPLIED OR EXPRESSED. 24) DURYEA & ASSOCIATES ONLY ACKNOWLEDGES SIGNED AND STAMPED MAPS AND DRAWINGS. NO RESPONSIBILITY( OR LIABILITY IS EXPRESSED OR IMPLIED FOR ELECTRONIC DATA AND/OR REPRODUCED MAPS AND DRAWINGS. 25) ALL VALUES ALONG THE BOUNDARIES SHOWN HEREON ARE MEASURED VALUES, WHICH CORRESPOND WITH THE RECORD VALUES. POSSIBLE ENCROACHMENTS: THERE ARE NO ENCROACHMENTS BY IMPROVEMENTS ON THE ADJOINING PROPERTY ONTO SUBJECT PROPERTY, AND NO ENCROACHMENTS BY IMPROVEMENTS LOCATED ON SUBJECT PROPERTY OVER ANY ADJOINING PROPERTY OR OVER ANY PLOTTED OR PLOTTABLE EASEMENTS, SURVEYOR`S CERI1FICA11ON: To: Balboa Retail Partners, LLC, BRNK Federal Way, LLC, a Delaware limited liability company, its successors and/or assigns, Wells Fargo Bank, National Association, its successors and/or assigns, Paul Hastings LLP and 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 the 2011 Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 2-4, 6(b), 7(c), 7(b)(1), 7(c), 8, 9, 11(a), 13, 15-19, and 21 (in the amount of $2,000,000) of Table A thereof. The field work was completed on March 25, 2015. --- �ja { LANDS OF FRED METER STORES, INC. (020131112001286) LOT 1 ALTA SURVEY 1"=30' 1LEGEND: LEGEND SW 320TH - - PROPERTY LINE ,CONT.L: ST GRAPH STORM SEWER MANHOLE - - - - - - - - - - -EASEMENT LINE GAS METER 30 a 15 3a D'S' BUILDING SETBACK LINE Q TELEPHONE MANHOLE - - CENTERLINE ❑ CATCH BASIN (IN / / BUILDING LINE C- TRAFFIC SIGNAL POLE N 1 inch 6" CONCRETE CURB •PP POWER POLE - EDGE OF ASPHALT LIGHT STANDARD 31H CHAIN LINK FENCE ® PHONE RISER ST p s ALTA/ACSM LA STEEL FENCE CABLE TV RISER SW 344TH ST-/ CONCRETE WALL ELECTRIC JUNC11ON BOX SITE tsrH BRNK FEDE .. ; `., `.' -;.. ;:.. -. , '' .'.;.:..: ; _ :. ; ' ` ., , , :, •',;.` +..° CONCRETE SURFACE ] ] ELECTRIC VAULT z Q AVE SW 3360021 J" I POWER TRANSFORMER FIRE HYDRANT E/T OVERHEAD ELECTRIC/TELEPHONE LINE 5 34 TH ST FEDERAL 1cr FIRE CONNECTION T.E. TRASH ENCLOSURE NORT POINT WAY NE � DURYEA ® WATER METER L/S LANDSCAPED AREA N�E � WATER VALVE ` FOUND 5/8" REBAR W%YELLOW PLASTIC2702 29TH ST SW 356TH ST N. Perry GAS VALVE Cam'' MARKED "VAN CLEAVE 12399" Eel; r (UNLESS NOTED OTHERWISE) ` architecture c 0 _ E c � 0 c - a 1 L entitlements Thomas Thompson ARCHITECT ttsquared@gmail.com cell: 206-409-0755 ph: 360-629-3985 29619 15th Avenue NE Stanwood, WA 98292 Consultant Revisions 05-31-16 PRE-APP SUBMITTAL File No. Drawn Checked Date Sheet AS-3