94-102019CITY OF gC�--
33530 1ST WAY SOUTH
November 17, 1994
Ms. Ly Ngov
Mr. Lim Poan
929 South 312th
Federal Way, WA 98003
(206) 661-4000
FEDERAL WAY, WA 98003-6210
RE: DYE/NGOV BUILDING CONVERSION PREAPPLICATION
28631 PACIFIC HIGHWAY SOUTH, FEDERAL WAY, WA
Dear Ms. Ngov and Mr. Poan:
Thank you for meeting with the city's Community Development Review Committee (CDRC)
regarding your proposal at the above referenced site. This letter summarizes the November 3,
1994, pre -application conference, at which time committee members discussed development
requirements applicable converting an existing building to a restaurant use. The various
requirements are provided below or are enclosed.
BACKGROUND: The existing site consists of two adjacent lots fronting both Pacific Highway
South and 16th Avenue South. The lots drop in elevation from east to west. The northern lot is
vacant. The southern lot contains a 2,800 square foot two-story building constructed in the late
1940's. It has housed numerous businesses, including a printing shop, karate school, massage
parlor, etc. The building has not been in use for over a year according to Fire District records.
LAND USE DIVISION (Deb Barker, 661-4103)
Review Process - Restaurants in the Community Business (BC) zoning district are approved
under Site Plan Review. A site plan information bulletin and master land use application
form are enclosed, along with the Federal Way City Code (FWCC) sec. 22-756, Restaurant -
Tavern land use chart. Processing time is approximately 60 to 75 days for completion of the
review. Building permits are issued after the site plan review has concluded.
2. Non-conformance - Article IV of the FWCC establishes when and under what
circumstances non -conforming aspects of a site must be brought into conformance. Pursuant
to FWCC sec. 22-337, when the use on the subject property has changed, when any
proposed work exceeds 50 percent of the assessed or appraised value of the existing building
Ms. Ly Ngov
Mr. Lim Poam
November 17, 1994
Page 2
valuation, or if the use has ceased for over 180 days, then the following elements must be
brought into conformance with current code regulations:
o The required number of parking spaces must be provided.
o All signs must conform.
• All required landscaping and buffers must be provided.
• Any facade of the structure that is over 50 feet in length must be modulated.
• Structural setback requirements must be maintained.
o Building height must not exceed the maximum allowed.
3. Change of Use - A change of use is determined to have occurred when it is found that the
general character of the operation has been modified. The determination shall include review
of, but not be limited to the following:
FORMER USE PROPOSED USE
(school, offices) (restaurant)
Hours of operation:
Required Parking:
Traffic Generation:
General appearance:
If a documented change of use results in identified impacts, an environmental review may
be required.
4. State Environmental Policy Act (SEPA) - The creation of 20 or more parking spaces,
landfills, and excavation in excess of 500 cubic yards, or impacts identified with changes
in use are subject to SEPA review. If SEPA is required, an environmental checklist must
be submitted and reviewed prior to the city issuing an environmental threshold
determination. All property owners and residents within 300 feet of the site are notified of
the decision. Public notification includes a 15-day comment and 14-day appeal period. SEPA
review must conclude before the site plan approval may be granted.
5. Fees - The proposal to develop the site requires the following fees (fees are indicated in
parentheses): Site Plan review ($1,218.00 includes fire review fee) and SEPA environmental
determination review as part of project ($472.00 includes fire review fee). If submitting for
SEPA environmental determination review only ($945.00 includes fire review fee).
Additional fees are associated with other city and district regulations and permits. Building
permits must be obtained before any interior or exterior work commences.
6. Parking - One stall per each 100 square feet of gross floor area is required per the FWCC
sec. 22-756. Compact parking space sizes are 8' x 15'. Up to 25 percent of the required
Ms. Ly Ngov
Mr. Lim Poam
November 17, 1994
Page 3
parking stalls may be compact. Standard size stalls are 8.5' X 181. Vehicles shall not
overhang more than two feet into any required landscape area. When abutting a landscape
strip, parking overhang is allowed only when the landscape strip is widened to match the
length of the overhang, e.g.: one foot overhang = one foot additional landscape width.
7. Required Landscaping - A preliminary landscape plan, prepared by a licensed landscape
architect in accordance with FWCC Article XVII, Landscaping, is required as part of the
site plan submittal. It should contain the following elements:
a. Buffer Requirements - FWCC sec. 22-1566(f) requires Type III landscaping five feet
in width along the perimeter of the subject site. Type III landscaping provides a partial
visual separation of uses, so as to soften the appearance of parking areas and building
elevations.
b. Parking Lot Landscaping - Type IV landscaping must be provided in the interior of the
parking lot in accordance with FWCC sec. 22-1567. Twenty square feet of interior lot
landscaping must be provided for each parking stall. Twenty-eight parking spaces
require 560 square feet of interior lot landscaping, which should be provided at the end
of all parking rows and dispersed throughout the parking area in a manner to reduce
visual impact of the parking lot.
c. Plant Species - The landscape plan should state how it conforms to the drought tolerant
plant species requirements of FWCC sec. 22-1564(f).
d. S creen i n - Trash enclosures should be screened from abutting properties and rights of
way by a 100 percent sight -obscuring fence or wall and appropriate landscape screen.
Building walls which are uninterrupted by window, door, or other architectural feature
and are 240 square feet in area or greater, must be screened by appropriate landscaping.
Foundation landscaping is encouraged in order to reduce the scale, bulk, and height of
structures.
e. Modification - Opportunities to modify landscape requirements are available pursuant
to Sec. 22-1570, Modification options.
8. Signs - Sign category E applies to restaurant uses in this zone. Wall mounted, marquee,
pedestal, and monument signs are permitted. A sign permit must be obtained under separate
permit; a sign permit application and code section are enclosed. Please contact Richard
Cottage, Code Compliance Officer, at 661-4017, with signage questions.
Ms. Ly Ngov
Mr. Lim Poam
November 17, 1994
Page 4
9. Setback Requirements - Buildings must be set back a minimum of 20 feet from the front
property line in accordance with FWCC sec. 22-756. There are no side nor rear yard
minimum setbacks.
10 Building Modulation - Building facades that exceed 50 feet in length must be modulated
to a minimum depth of three feet, a minimum modulation width of four feet, and the
maximum modulation width of 35 feet.
11. Building Height - The maximum height of the building is 35 feet above average building
elevation.
11. Pedestrian Connection - Per FWCC sec. 22-1445, sidewalks along the perimeter of the
building should be a minimum of five feet in width. Pedestrian access that connects these
sidewalks to the right-of-way should be provided.
12. Recycling/Solid Waste Containers - Garbage and recycling receptacles must be installed
in accordance with FWCC sec. 22-929.
PUBLIC WORKS DEPARTMENT (Ron Garrow, 661-4137)
There are numerous Public Works issues that apply to this site. Please refer to the enclosed
Public Works Memorandum of October 20, 1994.
BUILDING DIVISION (K.C. Ellis, 661-4123)
Refer to the enclosed building department memorandum.
LAKEHAVEN UTILITY DISTRICT, (Mary Cossette, 941-1516)
The site is not connected to a public sewer system. Please refer to the enclosed Lakehaven
Utility District memorandum of October 27, 1994.
KING COUNTY FIRE DISTRICT #39 (Pat Kettenring, 946-7241)
The Fire District requires additional information before they can comment on the pre -
application. Please refer to the enclosed memorandum.
Ms. Ly Ngov
Mr. Lim Poam
November 17, 1994
Page 5
The sign-up sheet from the meeting is enclosed. Thank you for participating in the pre -
application process. As you know, this is a preliminary review only and it does not take the
place of a full review of the formal application.
If you have any questions, please contact me at 661-4103, or other staff persons as appropriate.
I look forward to working with you.
Sincerely,
Deb Barker
Associate Planner
enc: Preapplication Sign -in Sheet
Predevelopment Information from Building Division, 10/26/94
Comments from Fire Marshal's Office, November 10, 1994
Technical Review Comments from Lakehaven Utility District, October 27, 1994
Public Works Memorandum, October 20, 1994
FWCC Sec. 22-756 (Land Use Chart)
SEPA Checklist
Mailing Label Handout
FWCC Article XVII, Landscaping
FWCC Article XVIII, Signs
FWCC Sec. 22-1441, Site Design
FWCC Sec. 22-1445, Sidewalks
Site Plan Review Handout
FWCC Sec. 22-949
c: Ron Garrow, Public Works
Dick Mumma, Building Division
Mary Cossette, Lakehaven Utility District
Pat Kettenring, Fire District
p=pplibomen-a ['iyr bu ld ings«ary. dw
CITY OF
TO: Deb Barker
FROM: Ronald Garrow
Date: October 20, 1994
SUBJECT: John Dye Property, PRE94-0062
PUBLIC WORKS
MEMORANDUM
For Your Information
The proposal to the City is to start up a restaurant in the existing building that formerly had
a karate school in it. The site is located just north of S. 288th St. on the west side of Pacific
Highway S.
The site is accessed from Pacific Highway S. with the main entrance on the north side of the
site and another access on the south. A "C" curb is located along the edge of the street
preventing any intermediate access. The space between the "C" curb and the building is
barely sufficient to provide parallel parking of two cars and one lane of travel.
The north entrance accesses a parking lot along the north side of the building. The travel
lane to the parking lot is only one lane wide and will not accommodate two way traffic. The
parking lot apppears undersized to accommodate traffic from a restaurant. The amount of
parking should be confirmed for the proposed use. The proposed parking lot configuration
would relocate the drive aisle to the south allowing for cars to park against the north
property line. No landscape buffer is shown. A parking stall is also depicted against the
door to the lower floor. This could prevent emergency access to and from that floor. This
stall should be eliminated.
The conversion to a restaurant will require a Traffic Impact Analysis. Of concern is not only
the trip generation but also the potential for left turn movements out of this area onto Pacific
Highway S. During peak traffic hours in the p.m., this movement is next to impossible.
Operations of this area may be restricted to right-in/right-out only movements.
Because this is a change of use, appropriate non -conformances will need to be brought into
conformance with the city codes. The following issues will need to be addressed as part of
the permitting process:
Site Plan Review
1. The site plan will need to provide the information indicated in the accompanying
handouts. This information will need to be done at a scale of no smaller than 1" =20'
and on 24"06" size sheets.
2. The site will need to be retrofitted with water treatment facilities for the runoff from
the site per city code 22-330. The retrofit requires the installation of a biofiltration
swale prior to discharge ofrunoff from the site. If this is not feasible, an alternative
treatment method may be proposed for review and approval prior to site plan
approval.
3. Access to the site does not conform with the code requirements of 1 access for every
150 feet of frontage. One of the access points will need to be eliminated. The other
access will need to be developed to handle two directional traffic to and from the
parking area. Parking may not occur in the right-of-way or along the front of the site
such that maneuvering in and/or out of the stalls may potentially impede access to and
from Pacific Highway S. The right-of-way may not be used for circulation to or from
the stalls.
4. A Traffic Impact Analysis will need to be conducted by the applicant for the proposed
use. If the proposal proceeds to land use review, the applicant should contact the
Public Works Department at 661-4137 to obtain a scoping sheet for the proposed
project. From this scoping sheet, the applicant's engineer can prepare the analysis.
The results of this analysis will be a basis for determining any pro-rata share
contributions to any identified Transprotation Improvement Program project. The
results of the analysis will also assist indetermining any circulation constraints for this
site to provide some level of safety for the applicant and customers.
5. In the event that improvements to the site exceed 25 % of the assessed value of the
existing buildings on the site, off -site roadway improvements will be required per
code. The modified requirements will consist of widening of Pacific Highway S. on
the west side only including but not limited to pavement widening to 42.5 feet from
the centerline of the right-of-way, vertical curb and gutter, 6-foot landscape strip with.
street trees planted 30 feet on centers, 8-foot wide sidewalk, illumination, and
associated storm drainage improvements. Right-of-way dedication to accommodate
these improvements will be required along the street frontage.
6. If a secondary access and parking facility are constructed off of 16th Ave. S. to the
west and downhill of Pacific Highway S., the applicant will be required to construct
frontage improvements along 16th Ave. S. as similarly conditioned for other
proposals along this street. The improvements shall include but not be limited to
pavement widening to 24 feet total, vertical curbs and gutters on both sides of the
street, 4-foot landscape strip and 5-foot sidewalk on the east side, and associated
storm drainage facilities. -No landscape strip or sidewalk are required for the west
side. Dedication of right-of-way will be required to accommodate these
improvements as necessary.
7. The site consists of two lots. A lot line elimination will be required for this process
to consolidate the two lots into one.
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: October 27, 1994
ATTN: Deb Barker
Associate Planner
FROM: Lakehaven Utility District
SUBJECT: Agenda Item No. 6 - Dye Building
Preapplication Meeting
PRE94-0062
COMMENTS:
Water:
Existing building is currently connected via a 5/8" x 3/4"
water meter. If a larger meter is required, owner shall apply
to upgrade same and pay required charges. Applicability of
increased facilities charges due to change of use could be
determined at that time.
Sewer:
Sewer service would require extension of main line facilities
under developer extension agreement with the District.
Topographic survey will determine direction of service. Owner
shall complete an Industrial User Survey (I.U.S.) with
pretreatment requirements to be determined upon review of said
I.U.S.
By; Date: �O -Z%— 5;
KING COUNTY FIRE PROTECTION DISTRICT NO. 39
FEDERAL WAY FIRE DEPARTMENT
31617 • 1ST AVENUE SO.
FEDERAL WAY, WASHINGTON 98003
November 10, 1994
Deb Barker
City of Federal Way
Re: Dye / Ngov Building
Dear Deb,
The Fire Marshal's Office has the following comments regarding the proposal;
The plans submitted showed no clear plan for future use. To properly review, we need to see
what is proposed, not what exists.
Respectfully submitted,
Patrick D. Kettenring
Assistant Fire Marshal
Business Phones: Seattle 206-839-6234 Tacoma 206-927-3118 FAX: 206-946-2086
Ok
JECT NAME
PR, ~DEVELOPMENT INFORMAT IN
rEDERAL WAY BUILDING SECTION
661-4118
CCUP CY
TYPE CONSTRUCTION
A-1. Submit with completed application for permit, -seen complete sets of plans of 241lx36" maximum
dimension (include architectural, structural, electrical, drainage, utilities, and landscaping). Provide three
each 8'/s"xll" and three full size site plans for addressing multiple building sites.
2. At submittal provide two sets of structural calculat' ns prepared by a professional engineer, registered
in the State of Washington. kT- RQ L✓ W( U)5;
3. At submittal provide two copies of soil investigations and reports, as specified in Chapter 29 of the
Uniform Building Code.
4. At submittal provide two sets of energy code calculations, including lighting budget. Washington State
Energy Code (1991). Non -Residential Energy Code (NREC) effective April 1, 1994.
X5. Provide two copies of King County Health Department approved drawings. �Yf der �v� fug rss�o�c 71-c
46. At the time of submittal, those regulations which are currently in effect shall be applicable to all project
plans and specifications. The City of Federal Way has currently adopted all Uniform Codes, 1991
editions.
7. Washington State Disability Standards apply (WAC 51-20).
8. Special inspection by an approved testing laboratory is required for site welding, high -strength bolting,
piling operations, sprayed -on fireproofing, structural masonry, and cast -in -place concrete. Include testing
lab selection and personnel credentials with building permit submittal for Building Section approval prior
to construction (must be WABO certified agency and inspectors on January 1, 1994).
9. Separate permits are required for demolition, signs, rack storage, rockeries, etc., refer to Washington
State Department of L & I for electrical permits. Plumbing and mechanical should be included on the
main application for permits, described in #1 above.
10. Revisions to submitted drawings will be subject to additional plane review fees, if on arger sheets than
/z " 8'xll". � fi'0[
11. Minimum estimated fireflow (gpm)
'12. Provide TWO FULL SIZE SITE PLANS APPROVED BY THE FEDERAL WAY POSTMASTER,
showing approved locations, when installing gang -type mail boxes.
�13. No building or portion of a building shall be occupied or used for storage prior to the issuance of the
CERTIFICATE OF OCCUPANCY.
14. No work shall start prior to the issuance of the permit.
15. Other:
PREPARED BY
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COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: November 3, 1994
ATTN: Ms. Deb Barker
Associate Planner
FROM: Lakehaven Utility District
SUBJECT: Agenda Item No. 2 - Dye/Ngov Building
Preapplication w/Applicant
PRE94-0062
COMMENTS:
General:
Our comments of October 27, 1994, are still applicable (copy
attached).
By: Date: 11- 3- 7
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: October 27, 1994
ATTN: Deb Barker
Associate Planner
FROM: Lakehaven Utility District
SUBJECT: Agenda Item No. 6 - Dye Building
Preapplication Meeting
PRE94-0062
COMMENTS:
Water:
Existing building is currently connected via a 5/8" x 3/4"
water meter. If a larger meter is required, owner shall apply
to upgrade same and pay required charges. Applicability of
increased facilities charges due to change of use could be
determined at that time.
Sewer:
Sewer service would require extension of main line facilities
under developer extension agreement with the District.
Topographic survey will determine direction of service. Owner
shall complete an Industrial User Survey (I-U.S.) with
pretreatment requirements to be determined upon review of said
I.U.S.
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R �� E I V E D MkSM. `` 'SAND USE APPLICATION
OCT 18 1994 DEPARTMENT OF COMMUNITY DEVELOPMENT
335301at Way Sauk Federal Way, WA 99003
CITY OF FEDERAL WAY
BUILDING DEOT,
APPLICATION NO. PM C�A — 0() Date f U
L Agent
Name of Applicant V ❑ wrier JOH/V DY
Address TIf
Signature
v -
Owner Name/Address V6- Phone
(4f different than appacany p I S . r ,,/
Property Location o � 3 �� ' L/M � �� e_7S_66_!5
Kroll
Legal Description
I
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Project Description
Parcel Number(s)
Type of Permit Required:
SEPA
Notice
Sign
Checklist
Mailed
Board
Site Plan Review
R
R
Land Surface Modification
R
R
Boundary Line Adjustment
Binding Site Plan
R
R
R
Short Subdivision
Subdivision
R
R
R
Shoreline
R
R
Variance
R
R
R
Conditional Use
R
R
R
Use - Process I
R
R
Use - Process H
R
R
R
Use - Process III
R
R
R
Quasi -Judicial Rezone
R
R
R
Variance
R*
R
R
Comp. Plan/Rezone
R
R
Annexation
R
R
Lot Line Elimination
' *Pre -Application Meeting
R = Required
# = Optional by City
J N 6 FI w Nu Fl✓t
CITY OF f�
33530 1ST WAY SOUTH
October 21, 1994
Mr. Ly Ngov
929 South 312th Street
Federal Way, WA 98003
(206) 661-4000
FEDERAL WAY, WA 98003- i210
RE: PRE 94-0062 ION PREAPPLICATION
DYE/NGOV BUILDING CONVERS
28631 PACIFIC HIGHWAY SOUTH
FEDERAL WAY, WA
Dear Mr. Ngov:
The above referenced proposal has been assigned to me as project Planner. At this time, the
submittal packet has been routed to members of the Developmentfollows:
Review Committee. A
meeting with project proponents has been scheduled as
November 3, 1994 - 10:00 AM
Community Development Conference Room,
City Hall, rust floor
33530 1st Way South
Federal Way, WA 98003
We look forward to meeting with you at that time. Please call me at 661-4103 if you have
any questions.
Sincerely,
104
Deb Barker
Associate Planner
c: FILE
Kathy McClung. Land Me Administrator
MEMO
TO: DRC Committee Members
FROM: Kathy McClung for Deb Barker
PROJECT PLANNER: Deb Barker
Please Respond By: October 27, 1994 (Internal meeting)
File Number: PRE94-0062
Project name: Dye building
Project Address: 28631 Pacific Highway
Prject Description: conversion of multi -tenant building to
restaurant .
Prject Contact: Lee Ngov 946-3626
SEPA may be required for change of use