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03-102854k CITY of A% Federal August 20, 2003 CITY HALL Way 33530 1st Way South • PO Box 9718 Federal Way, WA 98063-9718 (253) 661-4000 www cityoffederalway..com Mr. Charles Bell Blair Ballard Architects 1590 Coast Highway, Suite 18 Laguna Beach, CA 92651 Re: File #03-102854-00-PC; PREAPPLICATION CONFERENCE SUMMARY Galaxy Theatre, 2501 South Gateway Center Place, Federal Way, WA Dear Mr. Bell: FILE Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held August 7, 2003. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Utility District and Federal Way Fire Department. Some sections of the Federal Way City Code (FWCC) 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 FWCC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Deb Barker, 253-661-4103, deb.barker @,Cityoffederalway con7. 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 proposal is to retrofit the existing 8-screen 38,1681 square foot cinema with stadium seating and construct a 25,1432 square feet building addition with 6 stadium -seating style auditoriums. 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. ' Existing theatre square footage as identified in the preapplication drawing. 2 Proposed square foot increase as identified in the preapplication drawing. Mr. Charles Bell Page 2 August 20, 2003 • Planning Division 1) A Boundary Line Adjustment (BLA) is required to relocate the western property line so that addition does not encroach over existing property lines. 2) Based on the 62,311 square feet of the existing and proposed theatre, 631 parking stalls are requited. • Public Works Development Services Division Stormwater runoff must be brought into compliance with current water quality standards per FWCC Section 22-337. ■ Lakehaven Utility District Water and sewer facilities must be relocated so they are not under the addition to the theatre building. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions please contact the representative listed for that section. PLANNING DIVISION (Deb Barker, 253-661-4103, deb.barker(@cityoffederal►vay.com] A) Land Use and Environmental Review Process — The zoning of the subject site is City Center Core (CC-C). The CC-C zoning district permits theatre use under FWCC Section 22-793 (enclosed). The required review process for the project is Process III (Project Approval, when SEPA review is also required). A development requirements checklist and master land use application are enclosed along with applicable code sections. Building permits can be issued after Process III approval is granted and environmental review completed. The Process III and SEPA applications are both administrative reviews that are processed concurrently, with initial public notice of application being issued upon determination of a complete application. The SEPA decision is then issued, after which the Process III site plan written decision is issued. B) State Environmental Policy Act (SEPA) — King County issued a Mitigated Determination of Nonsignificance (MDNS) for the initial Gateway Center project in September 1987. This environmental decision included construction of a 32,000 square foot cinema in addition to a hotel, restaurant, and retail buildings with 464 PM peak hour vehicle trips generated. The existing 32,000 square foot theatre building was constructed by 1990, the year that the City of Federal Way incorporated. The City has determined that that the proposed theatre addition is subject to SEPA review (WAC 197-11-800[11[b][i]) because the theatre improvements approved under the previous environmental decision have been constructed and the proposal involves more than 20 parking stalls with the construction of more than 4,000 square feet. An environmental checklist must be submitted and reviewed prior to the City issuing an environmental decision. File 403-102854-00-PC Doe, I, D. 23955 Mr. Charles Bell Page 3 August 20, 2003 C) Boundary Line Adjustment— The theatre addition appears to encroach across the property line between tax parcels 082104-9027 and 082104-9042. This lot line must be relocated to avoid encroachment by the theatre building addition. The property line can be relocated through a Boundary Line Adjustment (BLA) process. Refer to enclosed handouts for information about this procedure, which must be completed before the building permit can be issued. D) Public Notification — With submittal of the application, please provide two sets of stamped envelopes addressed to the property owners of all properties located within 300 feet of the subject site. Also provide one separate set of stamped, addressed envelopes for occupants or residents of units within 300 feet of the site.3 Include the City of Federal Way return address (Community Development Services, PO Box 9718, Federal Way, WA 9$063-9718) on all envelopes. For our records, please provide lists of owners and occupants/residents within 300 feet of the subject site and provide a corresponding parcel map showing the 300-foot radius from the subject site. Mailing envelopes are used for notification of the Process III application and for the SEPA decision. E) Application Fees— The project as proposed requires the following land use application fees: Process III $2,007.50 SEPA 805.50 Newspaper Notice (x2) 250.00 BLA 1,193.50 Subtotal 4,256.50 Less Pre! a lication -382.50 Total: $3,874.00 Other fees for building permits and Public Works review and inspection are required. E) Noncanformance — Pursuant to FWCC Section 22-334(3), if any structure or improvement does not conform to the development regulations of the FWCC, and an increase in gross floor area is proposed through the addition of new floors or enlargement, the applicant shall comply with all development regulations in effect at the time the expansion is proposed. The nonconforming conditions for the existing theatre that must be addressed with the theatre addition are as follows: • Structural setbacks • Required parking stalls ■ Perimeter landscaping • Interior parking lot landscaping • Fagade length and design guidelines F) Setbacks and Lot Coverage — Minimum setback requirements for a theatre use development in the CC-C zone are 10 feet for the front yard requirement unless specific criteria identified in FWCC Section 22-793, note 93 are met. In that case, the setback requirement is 0 feet. Side and rear yard requirements are 0 feet for the proposed project. Refer to FWCC Section 22-793. Property lines are not depicted on the proposed site plan, so [ am unable to comment on the required yard setback. However, note # 1 of FWCC Section 22-793 states that dimensional requirements for the required yard, height, landscape, and buffers may be modified if specific criteria are met. a There is a 100-unit condominium north of the project site. File k03-102854-00-PC Doc 1 D, 23955 Mr. Charles Bell Page 4 August 20, 2003 G) Parking Requirements — Pursuant to FWCC Section 22-793, the parking requirement for a theater use development is one stall for every l00 square feet of gross floor area. The proposed 63,311 square foot theater (38,168 square feet of existing theatre and 25,143 square foot two story addition) would thus be required to provide a total of 631 parking stalls. The submitted preapplication drawing states that there are 752 existing parking stalls, and proposed a decrease of 52 stalls with the theatre addition. It appears that the 752 parking stalls are located throughout the Gateway Center complex, on lots not controlled or associated with the owner of the underlying theatre addition project a With the formal submittal, the applicant must demonstrate that the number of parking stalls required for all of the various uses involved in the Gateway Center are provided in accordance with the FWCC parkin; requirements. Shared parking facilities may be provided consistent with requirements of FWCC Section 22-1422(b), and the City may grant a modification to the requirements of FWCC Chapter 22, Article XV, "Off -Street Parking" if the criteria of FWCC Section 22-1398 are met. If g study must be provided with the application. these options are pursued, a parkin A handout entitled "Parking Lot Design Criteria" is enclosed to assist you with designate u to parkinger lot design information. Pursuant to FWCC Section 22-1442, the applicantY g p percent of the number of parking spaceslude compact m of any casements or agreement that ddressn 20 spaces. The formal application must shared parking provisions. H) Pet-irneter Landscaping — A preliminary landscape plan prepared by a licensed landscape architect in accordance with FWCC Chapter 22, Article KVII, "Landscaping," is required as part of the Process III submittal. Pursuant to FWCC Section 22-1564(f), at least 25 percent of new landscaping materials (i.e., plants, trees, and groundcover) shall consist of drought -tolerant species. This calculation must be shown on the landscape plan. Unless modified, a five-foot wide strip of Type III landscaping must be provided along all perimeter lot lines pursuant to FWCC Section 22-1566(g)(1). However, in the CC-C zoning district, perimeter landscape requirements are waived in those areas where a building is situated on the lot line ne�ofine cases, ttfaeter lot exist exidscaping sting imeterts not landscaping may red between two lots when parking isshared. already meet this requirement. I) Interior Parking Lot $— Landsca in Pursuant to FWCC Section 22-1567(b)(1)(a), commercial P developments shall provide 22 square feet per parking stall. The submitted landscape plan must provide calculations to demonstrate how this requirement is met. Please be aware that pursuant to FWCC Section 22-1567(c), landscape islands shall be a minimum size of 64 square feet and a maximum of 305 square feet. The submitted landscape plan must show the square footage of each landscape island. Interior parking lot landscape islands require trees, shrubs, and groundcover. In some cases, the existing trees and ivy can be augmented with shrubs and/or groundcover to meet the intent of the FWCC. The existing ivy must be pruned away from tree trunks. 1) Building Height — The allowed height for a theatre use in the CC-C zone is 60 feet, which may be increased to 95 feet if criteria are met. The submitted elevation shows the existing building and proposed addition at an elevation of approximately 30 feet at the top of the parapet. As depicted, the building height meets development regulations. An increase in building height would be supported by the City. 4 Tax parcel 9042 is established as parking for the theater. Parcel 9321 provides parking for Gateway Center. Parking is also provided on parcels 9031 and 9137. Doc. LD. 23955 File 403-102854-00-PC Mr. Charles Bell Page 5 August 20, 2003 K) Community Design Guidelines — The proposed theatre addition must comply with applicable portions of the Community Design Guideline standards_ The existing improvements shall meet only those provisions of this article that are determined by the director to be reasonable related and applicable to the area of expansion or remodeling. This correspondence highlights the primary applicable design guidelines for the theatre project, but does not necessarily identify all applicable design requirements. The enclosed guidelines must be addressed with the building addition. Fapade Modulation — Pursuant to FWCC Section 22-I635(b), 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 modulation and or screening the wall: facade modulation, eight foot wide type If landscape screening, canopy or arcade, or pedestrian plaza. This requirement is applied to the north and west fagade additions that are visible from the South 317`h Street and 23'd Avenue South right-of-way. The submitted site plan and elevations show the 122-foot long northern facade, with a modulation break and landscape area between the building and the right-of-way.' The western facade is depicted with landscaping and facade modulation, although the modulation exceeds the code maximum. From the submitted elevations, it appears that with some minor revision, the proposed landscaping and various modulation elements would meet the facade modulation requirement of FWCC Section 22-1635(b). In addition to the above modulation and screening requirements, the new portions of the theatre are subject to the building articulation and scale requirements of FWCC Section 22-1635(c)(2), provided that the resulting building characteristics achieve visual interest and appeal at a pedestrian scale and proximity, contribute to a sense ofpublic space, and reinforce the pedestrian experience. Specific suggestions are to heighten the visual nature of the theatre use with movie themed showcase windows, use of raised landscape beds along the facades, decorative masonry or metal patterns or grill work, and architectural features that direct visual focus to the entrance location. General and Pedestrian Connection — The district guidelines identified in FWCC Section 22-1638(c) must be addressed in the site plan and architectural elevations. Major elements of these guidelines include, but are not limited to, the following: entrance facades shall front on, face, or be clearly recognizable from the right-of-way and should incorporate other methods of articulation; parking location and pedestrian access and circulation; and principle entry design. In particular, formal pedestrian connection to existing and proposed parking lots and to South 3171" Street must be established. Please be aware that pursuant to FWCC Section 22-1634(d), pedestrian pathways must 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. Paint striping on asphalt as a method of delineation is not permitted_ The submitted site plan must indicate how this requirement for all required pedestrian connections. Screening of Blank Walls — Pursuant to FWCC Section 22-1564(u), blank building walls which are uninterrupted by window, door, or other architectural feature, and that are 240 square feet or greater, must be shall be screened by landscaping. Such planting shall include trees, shrubs, and groundcover appropriate for the area proposed. As such, the proposed north and west facades trust address this requirement. 5 Landscaping proposed to meet this requirement shall be fully on the subject site. Far ade modulation shall not exceed 60 feet in length. File #03-102854-00-PC Doc I.D. 23955 Mr. Charles Bell Page 6 August 20, 2003 A written narrative must be provided in conjunction with the Process III application identifying how the proposal complies with the applicable design guidelines, as outlined in the FWCC and summarized above. In the hope of ensuring expedient hee a r please design analysis priartto1e schedule Community Development Services Department to preliminary formal submittal, particularly if the final building design is substantially different from what was submitted for preapplication review. L) Crime Prevention Through Environmental Design (CPTED) — Pursuant to FWCC Section 22-16be30, CPTED standards will be applied during project review. A CPTED checklist (enclosed) completed and submitted with the Process III application. M) Garbage and Recycling —Existing garbage and recycling facilities are on parcel 082104-9321. With the addition of gross floor area for the theatre, a recycling facility a minimum of 65 square feet must be provided at the existing facility or with the building addition. PW DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-661-4125, ann.dower .ci oflederal►vay.com Land Use Issues — Stormwater ibed in the Requirements for surface water runoff control KCe City of Federal Way toth King County Surface Water Design Mann {SWDM}, th 1998 KCSWDM, and FWCC Section 22-337. This proposal is defined as a "redevelopment" and as such, must be brought into compliance with current water quality standards. Treatment methods must be selected from the Resource Stream Water Quality Menu provided in the KCSWDM- The extent of water quality improvements will be determined based on subsection 2.a., which, when feasible, allows incremental construction based on the percentage of the sitbeing redeveloped. d may od. Also of importance will be which parcels are considered "subject property.developer subject property to be only the three parcels along South 317"' Street, or may consider the entire Gateway Shopping Center to be subject property. Either way, it must be consistent with the subject property used to determine item "2 — Frontage Improvements" under the Public Works Traffic Division comments. At the time of land use site plan submittal, at a minimum, a Category 3 Targeted Drainage Review 2. will be required. 3. The proposed location and size of the water quality facilities must be shown on the site plan. Right -of -Way Improvements 1. See the Traffic Division comments from Maryanne Zukowski, Senior Traffic Engineer, for traffic related items. the 2. d dedication of additional right-of-way iyth ou lh a statutory warranty deed. Theimprovements, area must dedication shall be conveyed tot y g have clear title prior to recording. Doc I.D. 23955 File 403-102854-00-PC IM Mr. Charles Bell Page 7 August 20, 2003 Building (or EN) Permit Issues The "Federal Way Development Standards Manual" (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.cittyoffederalway.com to assist the applicant's engineer in preparing the plans and TIR. 2. A final Targeted Drainage Review shall be prepared for the project and submitted with the permit application. The signature/seal of a professional engineer registered/licensed in the State of Washington will be required. 3. The applicant shall reimburse the City for the cost of all required regulatory, warning, and street name signs that are installed, prior to acceptance by the City of all other required improvements. 4. Bonding is required for all improvements associated with the project. The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount for a two-year maintenance period. The developer will be responsible for the maintenance of all storm drainage facilities and street systems for 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. 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. 7. All civil drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black ink. 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. No architectural scales are permitted on engineering plans. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per Appendix D, 1998 KCSWDM, must be shown on the building set plans. 9. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PW TRAFFIC DIVISION (Maryanne Zukowski, PE, 253-661-4155, maryanne.xukowskia,cityoffederalwa .com Traffic Impact Analysis (TIA) —FWCC Section 22-1475 authorizes the requirement of a TIA to identify transportation impacts of development and identify appropriate mitigation measures. The applicant shall be expected to contribute pro-rata shares towards Transportation Improvement Plan (TIP) projects impacted by more than 10 peak hour trips. Mitigation improvements necessary beyond those identified in the TIP to meet the City's adopted level of service standard would be File#03-102854-00-PC Doc. I D. 23955 Mr. Charles Bell Page 8 August 20, 2003 expected to be provided by the applicant. Based upon a preliminary review of the project scope a TIA is required. A copy of "The Guidelines for the Preparation of Transportation Impact Analysis" is enclosed. 2. Frontage Improvements — Frontage improvements are required per FWCC Section 22-1474 when the value of a project within any 12-month period exceeds 25 percent of the value of the existing structures on the subject property. For this project, the applicant may consider the subject property to be either the three lots associated with the project, or the entire Gateway Shopping Center. In either case, the applicant must provide the value of the existing structures through either King County Assessor's records or an MAI appraisal. The subject property parcels must remain the same when determining the extent of stormwater improvements described in the Public Works Development Services Division comments. Enclosed is the Federal Wary Comprehensive Plan (FWCP) section detailing the planned cross section for South 31 7`" Street, which is Cross Section L for the City Center. Cross section L requires two 11-foot travel lanes and one 12-foot wide two-way left turn lane. On each side of the street, a five-foot wide bike lane, City Center street lighting, a 12 foot -wide sidewalk with street trees in grates, and a three-foot utility strip is also required. A total of 78 feet of right-of-way is required. According to the most recent assessor's map, the existing right-of-way is 60 feet wide. Assuming a symmetrical cross section, the applicant would need to dedicate seven feet along the South 3171n Street frontage and provide half -street improvements. The applicant may request modification and/or waiver of these requirements. A copy of the Right -of - Way Modification Request procedures is enclosed for your review. A copy of previous commitments made by the City of Federal Way in a July 11, 2003, letter is also enclosed for your reference. Access — FWCC Section 22-1543 provides access standards for streets based upon the planned cross section. Those requirements are enclosed for the applicant's review and assistance in developing the civil plans. It is required to note within the TIA that the new access location meets the current AASHTO 2000 standards using the posted speed. Photographs of the existing site distance from the proposed locations shall be placed within the report showing those distance requirements are met or mitigated. See the enclosed letter for previous approvals for new access point. Also enclosed is the FWCP section that applies to access requirements. 4. Circulation — The TIA will need to address pedestrian circulation to the theatre and evaluate any safety mitigation needs for the project. BUILDING DIVISION (Scott Sproul 253-661-4122, scot t.sproul(n.cityoffederalway.com) Codes L Uniform Building Code (UBC), 1997 edition Washington State Amendments, WAC 51-40 Uniform Mechanical Code (UMC), 1997 edition Washington State Amendments, WAC 51-42 File 403-102854-00-PC Doe ID 23955 Mi. Charles Bell Page 9 August 20, 2003 3. Uniform Plumbing Code (UPC), 1997 edition Washington State Amendments, WAC 51-46 & WAC 51-47 4. Uniform Fire Code (UFC), 1997 edition Washington State Amendments 5. National Electric Code (NEC), 2002 edition 6. Accessibility Code, WAC 51-30 7. Washington State Energy Code, WAC 5 1 -11 8. Washington State Ventilation and Indoor Air Quality Code, WAC 51-13 Building Criteria 1. Occupancy Classification: A-3 and A 2.1 2. Type of Construction: Type III 1 Hour 3. Floor Area: 63,311 4. Number of Stories: Two stories 5. Fire Protection: Sprinkled 6. Wind/Seismic: Basic wind speed 80 Mph, Exposure 25# Snow load, Seismic Zone 3 Building Permit Requirements 1. Submit complete application obtained from packet. 2. Submit five sets of drawings and specifications. Specifications shall include: x Soils report x Structural calculations x Energy. calculations x VentiIation calculations. 3. Submit two copies with King County Health Department approval stamp for all projects, which include food service facilities, septic systems, or other elements within the project, which require health department approval. 4. Wet -stamp and signature on all sheets of plans and cover of calculations at submittal. 5. First comment letter can be expected within four to six weeks of submittal date. 6. Recheck will occur in one to three weeks after resubmittal. 7. Federal Way has an expedited review process. Information is available at the front counter. 8. Plans for all involved departments will be forwarded from Community Development Services. File #03-102854-00-PC Doc. I.D. 23955 Mr. Charles Bell Page 10 August 20, 2003 9. Separate permits are required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicant may apply for separate permits at any time prior to commencement of construction. 10. Changes to documents shall be accomplished by one of the following methods: redline, 8'/2" x 11 or full size sheets and submitted prior to plan approval. 11. 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. 12. All concerned departments must sign off before the Building Division will final. Building final must be approved prior to the issuance of a Certificate of occupancy (CO). The City of Federal Way does not issue temporary CO's. 13. All construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, all subs, the general or representative, 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 Division and will be scheduled by the inspector of record for the project. Site -Specific Requirements 1. When submitting plans provide the construction type of the existing building. 2. Provide complete area calculations to show compliance with table 5-B of UBC for basic allowable area for the proposed building. 3. Site plan shall show all set backs from existing buildings to show compliance with table 5-A of the UBC and proposed building. 4. Sprinkler system shall be installed per UBC 904.2.3.5. 5. With the adding of the new theaters, show how the existing theaters will meet the requirements of UBC 1007.2.2. Side exits shall open directly to a public way, or into an exit or exit discharge leading to a public way. 6. An accessible route of travel shall be provided to all portions of the building, to accessible building entrances, and connecting the building to the public way per UBC Chapter 1103.2.2. 7. Each theater shall provide wheel chair spaces per table 11-A of the Washington State Barrier Free Code. 8. Each theater shall be provided with assistive listening devices as noted in Washington State Barrier - Free Code 1103.1.2.2. Doc. LD. 23955 File #03-102854-00-PC Mr. Charles Bell Page 11 August 20, 2003 9. Accessible parking shall be provided in the amount required by Table 11-F. One in every eight, but not less than one, accessible space shall be van -accessible. Accessible spaces shall be located as close to the accessible entrances as possible. An accessible route of travel shall be provided to all portions of the building, to accessible building entrances, and connecting the building to the public way per UBC Chapter 11. 10. Building permit applications maybe submitted under the International Building Code. As of January 1, 2004, all building permits application will be accepted under the International Building Code and still may be submitted under the 1997 Uniform Building Code as an alternate up until July 1, 2004. NOTE: The information provided is based ' on limited plans and information. These Building Department comments are based on the information submitted, are not intended to be a complete plan review, and further comments are possible at time of building permit plan review. LAKEHAVEN UTILITY DISTRICT (Mary Young, 253-946-5400, ra oun (Makehaven.or Water Issues A developer extension agreement will be required to relocate the existing water main on the west side of the existing building. The existing water main on the east side of the existing building may also be compromised. The owner should apply separately to the District for this process at the same time formal application is submitted to the City of Federal Way to avoid delays in construction. Please allow three to four months for plan review and approval. Sewer Issues 2. A developer extension agreement will be required to relocate the existing sewer main on the west side of the existing building. The owner should apply separately to the District for this process at the same time formal application is submitted to the City of Federal Way to avoid delays in construction. Please allow three to four months for plan review and approval. Any modification of the existing side sewer will require a side sewer permit. 4. The owner will be required to complete a Sewer Use Survey (SUS); with pretreatment requirements, if any, to be determined upon review of said SUS. General Comments For any new extension or connection, the District will research prior facilities charges paid, if any, and evaluate the proposed project for the existence of any credits for the Capital Facilities Charges or any amounts due, based on water consumption records for increased usage of the water and/or sewer systems beyond the level covered by previous payments. Capital Facilities Charges shall be assessed and cal Iected for any increased use above that which may have been previously paid, including increases attributable to usage associated with existing service. Doc. I.D. 23955 File k03-102854-00-PC Mr. Charles Bell Page 12 August 20, 2003 FEDERAL WAY FIRE DEPARTMENT (Greg Brozek, 253-946-7241, re .brozek a fe.deralwa lire.or Water Supplies For Fire Protection The required fire flow for this project is gallons per minute. A Certificate of Water Availability shall be provided indicating the fire flow available at the site. This project will require fire hydrant(s). Existing fire hydrants on public streets are available for this project. Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus access roads extend between properties and easements are established to prevent obstructions of such roads. When any portion of the facility or building protected is in excess of 150 feet from a water supply on a public street, as measured by an approved route around the exterior of the facility or building, on -site fire hydrants and mains capable of supplying the required fire flow shall be provided. Fire hydrants: 1) Shall be located not more than 300 feet on center. All measurements shall be made as vehicular travel distance. 2) Shall not be located closer than 50 feet to any building. 3) Shall not be obstructed by any structure or vegetation, nor shall the visibility of the fire hydrant be impaired for a distance of 50 feet in the direction of vehicular approach to the fire hydrant. (KCFD #39 Administrative Policy Guideline No. 1004) Fire hydrant locations are subject to the approval of the Fire Marshal or his/her designee. When exposed to vehicular damage, fire hydrants shall be suitably protected. Fire hydrants shall be in service PRIOR to and during the time of construction. Fire Apparatus Access Roads Fire apparatus access roads shall be provided when any portion of the facility, or any portion of an exterior wall of the first story of the building, is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system, these provisions may be modified by the chief. Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to construction. Fire apparatus access roads: 1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. 2) Shall be designed and maintained to support the imposed load of a 30 ton fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. File #03-102854-00-PC Doc, I.D. 23955 Mr. Charles Bell Page 13 August 20, 2003 3) Shall be not less than a 20-foot inside turning radius and not less than a 40-foot outside turning radius. 4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or fire department approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter. 5) Gradient shall not exceed 12 percent. (KCFD #39 Administrative Policy Guideline No. 1006) Designated fire lanes may be required for emergency access. This may be done during the plans check or after the facility is in operation. When required, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction by parking and other obstructions. Fire apparatus access road gates shall comply with KCFD #39 Administrative Policy Guideline No. 1003. Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of construction. Fire, -Extinguishing Systems Plans and specifications for automatic fire -extinguishing systems for the protection of commercial -type cooking equipment shall be submitted to the fire department for review and approval prior to installation. Four sets of plans and specifications for automatic fire -extinguishing systems, standpipes, and their appurtenances shall be submitted to the fire department for review and approval prior to installation. Plans shall be drawn to an indicated scale, on sheets of uniform size, with a plan of each floor, and shall show those items listed in Chapter 6 of 1997 Uniform Building Code Volume 3 (UBC Standard 9-1) that pertain to the design of the system. Sprinkler plans shall bear a Washington State Certificate of Competency stamp. An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire flow, or where the total floor area, included within the surrounding exterior walls on all floor levels, and including basements, exceeds 10,000 square feet. Area separation walls shall not be considered to separate a . building to enable deletion of the required automatic fire -extinguishing system. (FWCC Chapter 8, Article Il, Division 4) The automatic fire -suppression system shall be connected to the fire alarm system (last zone) in all buildings having an automatic fire detection system. The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 per cent less than the correlative water supply curve pressure. Fire department connections shall comply with KCFD 39 Administrative Policy Guideline No.1002. Automatic Fire Detection S stem An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central and/or remote station conforming to the Doc [D. 23955 File #03-102954-00-PC Mr. Charles Bell Page 14 August 20, 2003 current requirements of the National Fire Protection Association standards and/or the fire chief or designee. (FWCC Chapter 8, Article II, Division 4) Plans and specifications for fire alarm systems shall be submitted to the fire department for review and approval prior to system installation. Plans and specifications shall include, but not be limited to: a floor plan; location of all alarm -initiating and alarm -signaling devices; alarm control and trouble -signaling equipment; annunciation; power connection; battery calculations; conductor type and sizes; voltage drop calculations; and manufacturer, model numbers, and listing information for all equipment, devices, and materials. Fire alarm systems, automatic fire detectors, emergency voice alarm communication systems, and notification devices shall be designed, installed, and maintained in accordance with Uniform Fire Code Standards 10-2 and 10-3, and other nationally recognized standards. Systems and components shalt be listed and approved for the purpose for which they are installed. Group A, Divisions 1, 2, and 2.1 Occupancies shall be provided with a manual fire alarm system. EXCEPTION: Manual fire alarm boxes are not required when an approved automatic fire -extinguishing system is installed which will immediately activate the prerecorded announcement upon water flow. A remote fire alarm annunciator panel(s) shall be installed at the following location(s): Fire alarm control panel and remote annunciator panel keys shall be located: In a Supra lock -box to be located Portable Fire Extin uishers Portable fire extinguishers shall be installed in accordance with Uniform Fire Code Standard 10-1. Fire Department Access to Buildings Exterior doors and openings required by the Uniform Fire Code or the Uniform Building Code shall be maintained readily accessible for emergency access by the fire department. An approved access walkway leading from fire apparatus access roads to exterior openings required by the Uniform Fire Code and/or the Uniform Building Code shall be provided when required by the chief. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. Numbers shall be a minimum of six inches in height. When access to or within a structure or an area is unduly difficult because of secured openings, or where immediate access is necessary for life-saving or firefighting purposes, the chief is authorized to require a key box to be installed in an accessible location. The key box shall be of a type approved by the chief and shall contain keys to gain necessary access. NOTE: These fire department comments are valid for 180 days from review and only for the plans reviewed. File NO3-I02854-00-PC Doc LID. 23955 Mr. Charles Bell Page 15 August 20, 2003 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 FWCC Section 22-1657. 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 forth is preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWCC 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, Deb Barker, at 253-661-4103. We look forward to working with you. Sincerely, kzk &t,&�� Deb Barker Associate Planner enc: Master Land Use Application Development Requirements Checklist Process III Handout Mailing Label Handout BLA Handout Parking Stall Handout SEPA Checklist CPTED Checklist FWCC Section 22-793 FWCC Section 22-946, "Garbage and Recycling" FWCC Section 22-334, "Nonconformance" FWCe Section 22-1399, "Off Street Parking" c: Ann Dower, Engineering Plans Reviewer Maryann Zukowski, Senior Traffic Engineer Scott Sproul, Acting Assistant Building Official FWCC Section 22-1422, "Shared Parking" FWCC Section 22-1442, "Compact Parking Stalls" FWCC Chapter 22, Article XVII, "Landscaping" FWCC Chapter 22, Article XIX, "Community Design Guidelines" July 11, 2003, Letter to James T. Hunter Planned Street Sections Roadway Section L Right -of -Way Modification Request LOS Standards T1A Guidelines Lakehaven Utility District Maps Lakehaven Developer Extension Application/Checklist Greg Brozek, Federal Way Fire Department Mary Young, Lakehaven Utility District Doc I.D. 23955 File NO3-102854-00-PC SITE A FUTURE OFFICE SHOWN DASHED MOP05EP NEW 5 5CREEN ADDITION —� 38' 135' EXIST RE5TMJRANT �3 r NINE sir. �l 100, ILEX19T TPL1R i t I I I I! ! If I .y, I 1 31, W _IL 54' EAST RETAIL EASTIN6 32,406 5F CINEMA BUILDING MOP05ED NEW LOBBY ENTRANCE PROPOSED NEW 1 SCREEN ADDITION S. 31'TTH STREET 'J r EAST RETAIL EXIST RETAIL KKINIC FWFA PROPOSED THEATRE ADDITION 4 REMODEL FUTURE OFFICE 5HOWN DASHED r r l PLANNING INFORMATION EXISTING THEATRE FIR5T FLOOR: 52,406 SF EXISTING THEATRE 5EGOND FLOOR: 5,762 5F � PROPOSED FIRST FLOOR ADDITION: 21,"Igq 5F PR0P051~D SECOND FLOOR ADDITION: 3,144 5F TOTAL EXISTING 4 FROP05ED THEATRE FIRST FLOOR: 54,405 SF TOTAL F-45T1NG 3 PROPOSED THEATRE 5ECOND FLOOR: 8,g06 5F TOTAL GROS5 THIr,471;ZE BUILDING AREA: 63,311 5F FXXi5TIt4Cv 160 RIOOM�HOTEL FIR5TTAURANT FLODR AREA;,000 5F5F SITE AREA SITE A: 450,110 SF SITE B: 125,500 SF SITE C: 255.M5 SF FUTURE OFFICE TOTAL 51TE AREA: 065,045 SF SHOWN DASHED PROPOSED CONSTRUCTION: TYPE III, 1-HOUR, SPRINKLMEDmzlVED PROPOSED OCCUPANCY: A.3, A2.1 EXI5TIN6 PARKING 5TALL5: -752 JUL 1 1 2^!-!� PROPOSED PARKING 5TALL5: "100 y�ltcllce, p-0% :.1 �.?3 61 7 . CITY OF FEDERAL WAY ARGHITEGTURAL DE51GN STATEMENT BUILDING €7EPT• THE NEW BUILDING EXTERIOR ELEVATION MATERIALS ARE TO MATCH THE EXISTING BUILDING. THE NEW LOBBY ENTRANCE WILL INCORPORATE NEW STOREFRONT GLAZING AND A METAL ROOF ENTRANCE CANOPY. Z 0 A - O 125 �50' SITE B S. 520TH STREET SITE G ■ 1 5Ja C. C©�,ST "VUY. E3TE I B, L_AGLJNA BEACH ■ CA J26Eil PHtDiNE - B4B 4844 BOSS F=AX - B4E3 4e4 2��2 ■ 5cw ir: r'� � � F= E—= 0 F—= F Lgn•,L_ E-3 4 CONCEPTUAL SITE PLAN Tom. E=:) 1 L = 1 iV M A �EQ�FIAN, Y, W .�HIr,%ic= NJ 47.1a.4� ._. EAST RETAIL m Sato Aeo , d I 0-or - I� VW" ti► EXI5TIN6 160 ROOM HOTEL TO REMAIN EXI5TIN6 MARIE CALENDER5 RESTAURANT o gg'OI ■ it.l ' X[� -.Ot, p ❑L 1 a ti I N N I w ,a PLO a C7 .SE 6 N _z o N W i I L.J ,fL� N uIlk 0 N a of 0 0 CO �x � N . V. 0 i. G Yi J C`y W CN N a 1'O„9-,4LZ v oqo O c Rd 8 ONO B (r osr 0 ,B Vim] U ru Oi E--E 0 c i > w a� iv p, EnF z o < cc z � cn o rY N —� Vi f OV.,S 4£ N U, I C1J co:J Q H yd U .�- c N NN ri T _ 03-102854-00-PC �An � f �„ �45' 45' �-. NAROD N DEV. C' _ to 0 Q0 -a-- z °Q 300' 45' 45' - "PVT ID Ln 12''DI 127I 185'-8"D.I. _ 90° 31 H. ST. 20 LOPE ESMT. 0 5' 40'- 0 0 00 DO o o- N 8 'PVC 42' 8„ 8„ �y BOTH F t � 7 SAM E D.I. D.I �7 GARCIAS REST. z 0 N 4 Co 22 tqa "pvc 100 221i2` _ I 13 / � f `f 22'' `°' Q3-182854-88-PC CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC) Preapplication Conference Sign In Sheet Galaxy Theatre Pr- eapplication Conference 03-102854-00-PC August 7, 2003 Name With Tele hone Number 3. 4. SGo 5 r� bvir.�+� 7. #�r We-+,z- 0.- ��l sM; 4- y25"-V6A- $ o 8. r/in/ Tr�v�s P 9. Grp K Ens4vow, Io. May - fe Crn 1JS km',4.Assoc, P W. t r. ;,- I i. G U-� LC i r� x 0,O r GloP " 12. m4RK yDUN6 LAK,U Tl L I1'Y 1�>15771?!cT ��Zs) %loz- /afTO a53 &(a/ Ll/D7 ?,^ (,,7 6 //- /L zs3- ,qq-& --sj�00 S-�; Luc_ --71,CjI CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE July 11, 2003 TO: Jim Femling, Development Services Manager Mary Kate Martin, Building Official Mary Young, Lakehaven Utility District Greg Brozek, Federal Way Fire Department FROM: Deb Barker 31 FOR DRCMTG, ON; JulyZ4, 2003 - Internal August 7, 2003, 10:00 - with applicant FILENUMBER(s); 03-102854-00-PC RELATED FILE NOS„ None PROJECTNAME Galaxy 14 Stadium Theatre Preapplication PROJECTADDRESS.2501 South Gateway Center ZONING DISTRICT- CC-C PROJECTDESCRIPTION: Retrofit of existing 8-screen 38,168 square foot cinema into stadium seating and add 23,000 square feet with 6 stadium - seating auditoriums. PROJECT CONTACT Charles Bell Blair Ballard Architects 1590 South Coast Highway, Suite 18 Laguna Beach, CA 92651 (949) 494-8093 MATERIALSSUBMITTED; Site plan showing Floor plan, elevations pending. Doc. I.D. ` GALAXY THEATRES; -� 8187840106; Jun-30-Or-�6:45; Page 4/5 ZITY OF Federal Way RECEIVED MASTER LAND 0SE APPLICATION nEPARTMENT OF CommuNrrY DEVELOPMENT SERV1CU JUL1 ZQQ 33530 First Way South PO Box 971 R Federal Way WA 98063-9718 CITY OF FEDERAL WAY 253-661.4000; Fax 253-661-4129 BUILDING DEPT. www,JD� ffcderalwaJcuim APPLICATION NO(SC� 10. )��IA�I _ P� — Date JyL�--1-2003 Project Name t�.>)�� �LV_ `5= Property Address/Location 2 `�01 Parcel Nurnber(s) Project Description 61_p,�JU1M 35 165 SF— CIS lNb4 F.3U I L-01 N �=' fTM ❑ fNDDI 1-1E*1 . D( Z3, OOO t, Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone _ Land Surface Modification _ Lot Line Elimination Proapplication 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/Projcct — SEPA Only Shoreliue: Varia»cc/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information eC -C . _:—J.oninb Designation Comprehensive Plan Designation ZOO� DOO -Value of Fxisting Improvements OW 000 .._Value of Proposed Improvements Uniform Building Code (U8C): A - �44-I __" __._Occupancy Type � . --Construction Type Applicant Naive: eAL•r� y TTMO&�C•S Address: 1906CO Vt(-XrU -P1 5L VZ) , ST-E 350 City/State: 5Rr= Y I t6oJ OP•rj , CA 91 4,D3 Zip: 91403 Phone: 81lb 9 6& 19000 Fax:' Finail: C" a,Gl� @ ,y 4 /six -th -ea fyvs . eo Signatu,ve: AgCt ifdiffercnt arplic4tn;) Name: t,Pq IZ Ck, Address: «Gj D 2 iaS� City/State: L,P,&0tJA 64 zip: 612fa51 Phone: G! - - "50T3 (, ��--49,+ �"l�� Fax: � Email: G . bellrcec, 5 . Ga (,A D�l Signature: ' Owner (�FrSW act, Cf-�Mr, ffePk1L LLG Name: C/o J b%v'/l9,,5 T• fiUr-1TLfZ Address: 3G1 i'Z OcL�ILe-S I°s vt?✓1 v� OlyrSt<,re: JNh a G o f T 25 W Phone: 2Z I Fax: Email: Signature: Bullctin #003 - Mardi 3. 2003 Page 1 of 1 k:\Handouts - RcvisedlMaslcr Land Use Application CITY OF CITY HALL 33530 1 st Way South PO Box 9718 July 11, 2003 Mr. Charles Bell Blair Ballard Architects 1590 South Coast Highway, Suite 18 Laguna Beach, CA 92651 Dear Mr. Bell: (253) 661-4000 Federal Way, WA 98063-9718 RE: Permit #03-102854-PC; Galaxy Theatre Preappiication Conference 2501 South Gateway Center Blvd. Federal Way, WA Dear Mr. Bell: The above referenced proposal has been assigned me as project planner. At this time, the submittal packet has been routed to members of the Development Review Committee. The meeting with project proponents has been scheduled as follows: Thursday, August 7, 2003 —10:00 AM Department of Community Development City Hall, first floor 33530 -1st Way South Federal Way, WA 98003 I look forward to meeting with you at that time. Please call me at (253) 661-4103 if you have any questions. Sincerely, A'4— 641L'41�� Deb Barker Associate Planner Doc. I.D. EAST ELEVATION xue. iro-. r-rr RR E a V lU S n ■ 1J1 P Pro DtNgn Phme ❑• j SChe-ailc Oeslor, ❑ M perign. ❑ewopmvnl Cl' A Cannruc{ivn Does 0 S Cofi.V ► f"%Ool%On 17 :-E com tl+ l+on ?hose Ci L+ 1I11. 4� FfeVd ❑rcwingatr� �• C tree ieew.emi r ww ON x+ns >�,-�n e�iv+l.r 'gyp w r•�ry dr. e: - eunaed aoe y Sao; io y� ..14,1. `Kr.. o.'esmeir I .p..ndv nM• e,�er .es! w C bilinr x�m.�r. .:ci.c..i r�• ■ 1 C e�.rrs�an ry�N. S. W;u Z' 7 0), R �{• C (�.T blOi`r�'}ball[ard arcl littct :p EWW 4� T Z a m dWCD WU= I CO FRONT ELEVATION - �- �. Q OGAtLi V8'.rv7 .ouLh •NVSbn � J rn \�0 " W� ❑ ❑ rn rry rTl w LL r I JOB 9: L f1LC �• Q- -. F. - F FIESU 0,--- ,,,C3NS JUL E°r E A. T SOUTH ELEVATION m scum 11611.-V 8 A B � owl: ... F Ns j� E v Ns o n S mod. I■ P Pre peaign p �LI{� m� $Cnnrrso4fc du ��.� jj((� I:vnslruClinn •] 5LL CcnirvCf '- a _¢ E F7, wi ■ P dscs ix src h-+ oc R �r tmi L¢a prP*rpk. Ina rxiaeuc+r:a ano:-.y xre L' 1hp- riff esf!i:un w' 4^1• Nia~¢�46w1r L Mc lia:,=.a V WEST ELEVATION Q s LLi v oA o— T ms ��jjBA cu " N t 0101[ Ballard raj; dfCC11t�C�) R ru{J0 V� W W m �Z0 m �W� WU= NORTH ELEVATION a U 5 < 8 0 Lu r U L.L ■ F I w L Jufl �: R'�-C]L7E1C7 FLE R. C T � pU a L ELEVATIONS ❑E s E H.3- 1 02