04-102020-PC; 04-103551-COnR/2Q/20n4 1R*29 FAX 2536614129 CITY FEDERALWAY Q001
CITY OF
Federal Way
33530 First Way South
PO Box 9718
Federal Way WA 98063-9718
253-661-4000; Fax 253-661-4129
www.dtyg2gqraiwa .rA
To:
Jeremy Cok
From:
Deb Barker, Associate Planner
Company
Sound Engineering
Date:
June 29, 2004
Fax:
253-573-0142
Phone:
253-661-4103
Phone:
253-573-0040
Pages:
5 pages including cover page
Re:
Process III development requirements for Northshore Automotive Addition
❑ Urgent ❑ For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle
• Comments:
Per your request.
Deb Barker
FILE
CITY OF
Federal Way
June 25, 2004
Mr. Tim Holderman
Sound Engineering
1019 Pacific Avenue, Suite 906
Tacoma, WA 98402
CITY HALL
33530 1 st Way South • PO Box 9718
Federal Way, WA 98063-9718
(253) 661-4000
wwwcityoffederalway. com
RE: File 404-102020-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Northshore Automotive Expansion; 35406 21" Avenue SW, Federal Way, WA
Dear Mr. Holderman:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held June 17, 2004. 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.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.
PROJF,CT DESCRIPTION
Proposed 3,200 square foot building addition to existing automotive center with five new repair bays, the
elimination of 15 parking stalls, and the addition of 29 new parking stalls south of the building with site
improvements.
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.
r. of crman
June 25, 2004
Page 2
PLANNING DIVISION (Deb Barker, 253-661-4103, deb.barker@cityoffederalway.com)
Zoning, Use, and Review Process — Zoning for the subject property is Neighborhood Business (BN).
This zoning district permits a retail establishment providing vehicle service and repair use pursuant
to FWCC Section 22-723 (enclosed).
The proposed 3,200 square foot addition to the existing repair facility is permitted pursuant to
Process III, when accompanied by environmental review under the State Environmental Policy Act
(SEPA). Environmental review (SEPA) is required based on the cumulative effect of the 3,200
square foot addition to the existing 4,000 square foot building creating a 7,200 square foot building,
and the 29 new parking stalls added to the site.' Under Process III, the Director of Community
Development Services issues the land use and environmental threshold decisions, which decisions
can be appealed to the Federal Way Hearing Examiner based on criteria2 following the
environmental determination. An environmental checklist form is enclosed. The Development
Requirements checklist for Process III and a master land use application are also enclosed, along
with applicable code sections. Building permits are issued after land use approval is granted.
The City's land use decision is also subject to the statutory requirements pertaining to a maximum
120-day review time frame and public noticing. Process III applications, if required, are subject to
public notice of the application and environmental determination. Therefore, a Process III
application must be accompanied by a total of two sets of stamped mailing envelopes, prepared in
accordance with the City's requirements.3 One set shall be addressed to all owners of real property
located within 300 feet of the site boundaries, and one set shall be addressed to all owners and
occupants within 300 feet of the site boundaries. In accordance with the City's procedures, all
envelopes must contain the Department of Community Development Services return address 4 In
addition, a paper list of the addressees and an assessor's map with the 300-foot boundary depicted
must be submitted along with the envelopes.
The formal application(s) must be prepared in accordance with the City's Development Requirements
checklist and short plat handouts (enclosed), and must be accompanied by the appropriate fees.
Current land use application fees for the proposal are:
Process III $2,039.50
SEPA $817.00
Preapplication Fee Credit - $389.00
Total Land Use Application Fees: $2,467.50
Following submittal of a complete application, the City will process the land use application in 120
days. When additional information is required, the review clock will be suspended until the
necessary information is submitted and verified. Expedited review is available for all project
components at an additional cost to be determined by outside consultants. Refer to the enclosed
handout on expedited review.
I Eleven stalls are proposed to be eliminated.
2FWCC Section 22-364, "Process III, Projret Approval"
' See City handout titled Obtaining Mailing Labels.
4 City of Federal Way, Department of Community Development Services, PO Box 9718, Federal Way, WA 98063-9718
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Mr. Holderman
June 25, 2004
Page 3
2_ Nonconformance — 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 an expansion of the existing footprint, the applicant shall comply with all
development regulations applicable to the entire site. The existin- site, which was constructed in
1998 complies with current development standards.
3. Land Use Chart Development Standards — The following standards apply to the proposed addition to
the vehicle repair and service facility:
Site Element
FWCC Section 22-723
Staff Comments
Building
Front Yard: 40 feet, Side Yard: 10 feet, Rear
The addition must be setback 20 feet
Setbacks from
Yard: 15 feet
from the rear property line and parking
Property Lines
Also: Note 1 states that outdoor parking and
stalls must set back 10 feet from the
service areas may not be closer than 10 feet to
front and side property line due to the
any property line. Note 7 of FWCC Section 22-
adjacent residential zone. The site plan
754 states, "If any portion of structure on the
accurately depicts these requirements.
subject property is within 100 feet of a
residential zone, then that portion of the,
structure shall not exceed 30 feet above average
building elevation, and the structure shall be
setback 20 feet from the property line of the
residential zone."
Building
The maximum height of the building allowed
The height of the addition is proposed
Height
by the FWCC is 35 feet above average building
to be 30 feet, which meets the code
elevation, unless the structure is within 100 feet
standards.
of a residential zone.
Required
Service is case -by -case basis. Parking stalls
There are 29 new stalls proposed on
Number of
shall be setback a minimum of ten feet from the
the southern portion of the site and the
Parking Stalls
property line.
elimination of 11 parking stalls to
accommodate the new addition. The
new parking stalls are setback 20 feet
from the east property line and
conform to code. The formal site plan
must depict stall dimensions and aisle
widths. Up to 25 percent of the total
stalls on site may be designated for
compact stalls. Refer to the parking
stall chart (enclosed).
Service and
All service and repair activities shall take place
This will be a condition of land use
Repair
in an enclosed building. Vehicle storage areas
approval.
Activities
must be fully screened.
4. Landscaping— Requirements for the project are based on the provisions of FWCC Chapter 22,
Article XVII, "Landscaping." Refer to this chapter for description of landscaping types, interior
parking lot requirements, etc. Landscaping shall be provided around trash facilities, ground -mounted
mechanical equipment, pedestrian walkways, and building foundations to the extent feasible.
Parking lot lighting may not displace any required landscaping. List the square footage of each
landscape island used for interior parking lot landscaping.
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Perimeter
Fifteen feet of Type I landscaping is required
With the residential zone east of the
Landscaping
along property lines abutting a residential
subject site, the Type I landscaping
zoning district, and five feet of Type III
must be provided along the eastern side
landscaping along all other property lines.
of the new parking lot as well as
maintained east of the building
addition. The existing vegetation may
provide adequate T e III landsca inQ.
Interior Parking
Twenty square feet of interior parking lot
For the 32 parking stalls, 640 square
Lot Landscaping
landscaping per parking stall is required per
feet of interior parking lot landscaping
FWCC Section 22-1567.
must be provided.
Outdoor Vehicle
Pursuant to FWCC Section 22-722, note #6,
Any vehicles stored outside must meet
Storage
all outdoor vehicle storage shall be screened
this standard.
per FWCC Section 22-1111.
Design Guidelines — Projects requiring site plan review are subject to the provisions of FWCC
Chapter 22, Article XIX, "Community Design Guidelines." The design guidelines encourage a
variety of fagade treatments overall, such as modulation; articulation; change in materials, colors,
and textures; and design continuity throughout the project. More specifically, facades that are both
longer than 60 square feet and visible from the right-of-way or residential zone are required to
incorporate specific treatment options. The northern facade is visible from the adjacent residential
zone, and must incorporate two of four fagade modulation and screening options as defined in
FWCC Section 22-1635(b). The formal application must demonstrate how this requirement is met.
6. Garbage and Recycling Facility — The garbage and recycling facility must be relocated in
conformance with FWCC Section 22-949. The facility must be screened in accordance with FWCC
Section 22-1564.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-661-4125,
ann.dower@cityoffederalway.com)
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 1998 King County
Surface Water Design Manual (KCSWDM), and the City of Federal Way Addendum to the 1998
KCSWDM. This project meets the requirements for a Full Drainage Review. The project lies within
a Level 1 flow control area, thus the applicant must design the flow control facility to meet this
performance criteria. The project also lies within a Resource Stream Protection Water Quality Area.
Water Quality Treatment shall be designed to meet the treatment criteria of the Resource Stream
Protection Menu.
2. At the time of land use site plan submittal, a preliminary Technical Information Report (TIR),
addressing the relevance of the project to the eight core and five special requirements of the
KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the
preliminary TIR. The City has 1" = 100', five-foot contour planimetric maps that may be used for
basin analysis.
3. This proposal meets the definition of "redevelopment" as set forth in FWCC Section 22-337.
Therefore, stormwater treatment must be provided for the entire site, including new and existing
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June 25, 2004
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pollution generating impervious surfaces. Treatment options must be selected from the Resource
Stream Water Quality Menu provided in the KCSWDM.
4. In lieu of providing onsite detention, the applicant may elect to proportionately contribute to the
development of the Panther Lake Regional Detention Facility. The pro-rata share contribution
amount is $1,728.00 per gross acre. If this option is chosen, a downstream conveyance analysis will
be required to verify that the existing offsite storm system capacity is adequate to convey the
additional flows from this proposal. A portion .of this information can be obtained from the City of
Federal Way Surface Water Division. Water quality treatment prior to discharge from the site will be
required.
Right -of -Way Improvements
See the Traffic Division comments from Maryanne Zukowski, Senior Traffic Engineer, for traffic
related items.
2. All stormwater treatment and detention requirements outlined above will be applied to new
impervious area within the public right-of-way.
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.cityoffederalway.com to
assist the applicant's engineer in preparing the plans and TIR.
2. A final TIR shall be prepared for the project and submitted with the building permit application. The
final TIR will require the signature/seal of a professional engineer registered/licensed in the State of
Washington.
The applicant shall provide a geotechnical report that addresses design pavement thickness for the
roadways.
4. 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.
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.
6. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality 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.
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7. 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.
All 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.
9. 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.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION (Maryanne Zukowski, P.E, 253-661-4155,
maryan ne.zukowski@cityoffederalway.co m)
Per the application presented for an addition of 3200 SF including five repair bays, the following are
preliminary comments.
A Traffic Impact Analysis (TIA) is waived for the 10.8 PM peak hour trips projected from the
addition. The proposed distribution from the addition does not impact a current Transportation
Improvement Project.
2. The applicant is required to provide MAI appraised values for existing and proposed
improvements in order for staff to review the project for frontage improvement requirements. If
the 25 percent threshold is met, Type I -cross section is required along the 2 1 " Avenue SW right-
of-way per FWCC Section 22-1475.
BUILDING DIVISION (Scott Sproul, 253-661-4122, scott.sproul@cityoffederalway.com)
Codes
1. International Building Code (IBC), 2003 edition
Washington State Amendments, WAC 51-40
2. International Mechanical Code (UMC), 2003 edition
Washington State Amendments, WAC 51-42
Uniform Plumbing Code (UPC), 2003 edition
Washington State Amendments, WAC 51-46 & WAC 51-47
4. International Fire Code (IFC), 2003 edition
Washington State Amendments
5. National Electric Code (NEC), 2002 edition
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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: S-1
2. Type of Construction: concrete tilt up
3. Floor Area: SF 3200
4. Number of Stories: one
5. Fire Protection: fire alarm system required
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: _ Soils report
x Structural calculations x Energy calculations x Ventilation calculations.
3. Submit 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 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.
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 11If,
or full size sheets and submitted prior to plan approval.
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Mr. Holderman
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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. FWCC Section 8-69 specifies that all occupancies exceeding 3,000 square feet gross floor area
shall be required to provide an approved automatic fire detection system. Area separation walls
as noted in Section 503.1 of the Uniform Building Code shall not be considered to separate a
building to enable deletion of the requ [red fire detection system.
2. Where the total floor area included within the surrounding exterior walls on all floor levels,
including basements, exceeds 10,000 square feet a fire sprinkler system shall be installed. Area
separation walls, as noted in Section 503.1 of the Uniform Building Code, shall not be
considered to separate a building to enable deletion of the required fire sprinkler system.
3. Floors in repair bays shall drain to an approve oil separator or trap discharging to sewers UPC
1009.
4. At the time of building permit application, provide the construction type of the existing building.
Accessible parking stalls shall be provided in the amount required by IBC Table 1 106.1F.
6. 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 the time of building permit plan review.
LAKEHAVEN UTILITY DISTRICT (Brian I. Asbury, 253-946-5407, basbury@lakehaven.org)
Water Issues
If additional hydrants and/or modification of the existing fire protection system are indicated, a developer
extension agreement will be required. 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.
Owner will be required to complete a Water Use Questionnaire; with cross connection control
requirements, if any, to be determined upon review of said questionnaire.
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Sewer Issues
A side sewer permit will be required for any modification of the existing side sewer. 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 collected
for any increased use above that which may have been previously paid, including increases attributable to
usage associated with existing service.
FEDERAL WAY FIRE DEPARTMENT (Greg Brozek, 253-946-7241, greg.brozek@federalwayfire.org)
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:
Shall be located not more than 300 feet on center. All measurements shall be made as vehicular
travel distance.
Shall not be located closer than 50 feet to any building.
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.
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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:
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.
Shall be not less than a 20-foot inside turning radius and not less than a 40-foot outside turning
radius.
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. Al l such cul-de-sacs shall be not less than
80 feet in diameter.
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
Three 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,
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 II, Division 4)
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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 percent less than the correlative water supply curve pressure.
Fire department connections shall comply with KCFD 39 Administrative Policy Guideline No.
1002.
Automatic Fire Detection System
An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross
floor area. This fire detection system shall be monitored by a central and/or remote station conforming to
the current requirements of the National Fire Protection Association standards and/or the fire chief or
designee (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 shall be listed and approved for the purpose for which they are installed.
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 Extinguishers
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.
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Mr. Holderman
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These fire department comments are valid for 180 days from review and only for the plans
reviewed.
CLOSING
This letter reflects theinformation 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 for this 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, 253-661-4103. We look forward to working with you.
Sincerely,
,A44Z� f*-
Deb Barker
Associate Planner
enc: Master Land Use Application
Process III Requirements Checklist
SEPA Checklist
FWCC Section 22-723
Mailing Label Handout
FWCC Section 22-1111 — Outdoor Activity, Storage or Use
FWCC Article XVII — Landscaping
FWCC Article XIX — Community Design Guidelines
FWCC Section 22-949
Right -of -Way Modification Handout
Cross section I
Lakehaven Utility District Map
c: Mike Donohue, 1996 Donahue Family LLP, 9502 - 24`h Street East, Edgewood, WA 98371-2121
Scott Sproul, Acting Assistant Building Official
Maryanne Zukowski, Senior Traffic Engineer
Ann Dower, Engineering Plans Reviewer
Brian Asbury, Lakehaven Utility District
Greg Brozek, Federal Way Fire Department
04-102020
Doc. I. D, 27620
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC)
Preapplication Conference Sign In Sheet
North sItore Automotive Addition Preap plication .
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June 17, 2004
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Federal Way
DATE: June 10, 2004
TO: Deb Barker
FROM: Maryanne Zukowski, P.E.
SUBJECT: NORTHSHORE AUTOMOTIVE BLA - (04-101112-00-SU)
35406 21ST AVE SW
MEMORANDUM
Public Works Department
The Traffic Division has had the opportunity to review the Public Works copy of the above referenced
project.
After reviewing the materials submitted the following comments and findings address issues that need to
be resolved prior to developing the site.
TRAFFIC ISSUES
This memorandum provides preliminary review comments from the Traffic Division regarding the proposal
to construct an addition of 3,200 square feet including 5 new repair bays to Northshore Automotive. The
existing property is vested under SEPA. New trip impacts are reviewed for application.
i . Traffic Impact Analysis (TIA) - Federal Way City Code (FWCC) Section 22-1475 authorizes
the requirement of Transportation Analyses to identify transportation impacts of development and
identify appropriate mitigation. The applicants would be expected to contribute pro-rata shares
towards TIP projects impacted by 10 peak hour trips. This analysis will be required per the
"Guidelines for the Preparation of Transportation Impact Analysis".
The average PM peak hour trips is estimated @ 10.8 PM peak hour trips using the average rates
based upon the Institute of Transportation Engineers Trip Generation land use code 942. This
exceeds the 10 PM peak hour trip thresholds requiring a TIA. A TIA requirement is waived
for this project. Please note changes in the project scope may trigger a TIA if the square
footage increases.
2. Frontage Improvements - It appears right of way dedication has occurred to include the
undeveloped area of this project. A type I cross-section for the frontage improvements is
required to connect to the existing installed improvements on 2111 Ave SW.
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NORTHSHORE AUTOMOTIVE EXPANSION
PRELIMINARY SITE PLAN
1019 Pacific Avenue, Suite 906
OUND Tacoma. WA 98402 Northshore Automotive Expansion
Bus: (253) 573-0040
§NGZEJ?1NG,Inc. Fax: 12531 573-0142 Vicinity Map
CIVIL ENGINEERS' LAND PLANNERS sound@soundenginc.com
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CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC)
Preapplication Conference Sign In Sheet
Northshore Automotive Addition Prea plication
04-102020-00-PC
Juice 17, 2004
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Deb's Preapplication Analysis Work Sheet
Northshore Automotive Addition Preapplication
File Number: Permit #04-102020-000-00-PC Date: June 9, 2004
Proposal: Proposed 3,200-square-foot building addition with 5 new automotive repair bays and
addition of 17 new parking stalls to the existing developed site.
Site Address: 35406 21" Avenue SW
Comp Plan Designation: BN
Zone Designation: BN
Use Classification: Automotive repair
Citation Number: FWCC section 22-723
Legal Lot: 252103-9002
Lot Size: squarefeet ( acres) ��
RReviewProcess: ' . OF � f r7
Notice of app/notice of decision: Not required under UP2
Environmentally Sensitive Areas: None
SEPA not exempt: ?? No
Filing Fees: $*
Required Yards (required/proposed):
40 feet front, 10 feet side, 15 feet rear (needs to be 20 feet from side and rear per notes)
Improvements in required yards: none proposed
Lot Coverage (allowed/proposed): NA
Building Height (allowed/proposed): 35 feet. See note 7 = restricts height
Special Notes from zoning code:
1) Gas pump islands, etc may not be closer than 25 feet to any PL. Outdoor parking may not be
closer than 10 feet to any PL/
2) Hours of operation may be limited
3) Stations on corners. NA
4) Vehicle body and chassis report and painting not permitted in this zone
5) All service and repair activities must take place in enclosed building. Vehicle storage areas
fully screened per 22-1111.
6) Bay doors may not front on ROW
Doc. I.D.
7) If any portion of a structure on the subject property is within 100 feet of a residential zone,
then that portion shall not exceed 30 feet above average building elevation and the structure shall
be setback a min. of 20 feet.
Fences, screening of outside storage areas: Required
Parking:
Number of stalls (required/ provided/% compact, % accessible): 29 new stalls proposed,
12 eliminated for a net of 17 new stalls.
Required: case by case basis
Stall Geometry and drive aisle width: Consistent 90 degrees, 25 feet wide aisle
Location: south of existing building on rear of site
Setbacks: 20 feet from east PL
Curbing and sidewalks: none shown
Backing onto street/Street used in circulation pattern: No
Surface materials: Asphalt
Landscaping:
Requirements (perimeter landscaping, adjacent use, zoning): 15 feet of type I required
along east PL, 5 feet along other PL's.
Interior Parking Lot Landscaping (number of stalls x 20 sq ft): 20 square feet per parking
stall for 29 new stalls requires 580 square feet of interior parking lot landscaping.
Required interior islands: 2 shown for 332 square feet, any other?
Parking areas/screening for ROW: Probably won't need with existing unimproved
portion of site between street and new parking lot.
Significant trees: on the new parking lot site. Need to address and may need replacement.
Street trees: ?
Drought tolerant percentage: 25% required
Requested modifications: None at this time
Design Guidelines:
Fagades over 60 feet/face ROW or residential zone: north and south need 2 of 4
treatment. How to address with how the addition will meet design guidelines. Modulation
and canopy? Landscaping and plaza not applicable for this use.
Doc. I.D.
Blank wall treatment: for the north and east sides. No formal elevations submitted.
Design statement says: match existing building
Zone specific requirements: Parking behind, no mirror glass, pedestrian connections.
Parking lot circulation:
Street furniture: Any proposed? None for this addition.
Pedestrian circulation: Not an issue for this automotive addition. Original building meets
code.
Miscellaneous:
Garbage and Recycling facilities: (not in required yard or buffer, minimum size met) NA
for this addition
Lighting (may not take place of required landscaping): Any proposed in new lot?
Outdoor use/storage areas (6 ft. solid fence, not in required buffer): Any proposed?
Ground or roof mounted mechanical units/screening: any?
Non -Conformance: none that I am aware of.
Discussion:
1) Process II ? what about notifying the neighbors?
2) Setback new building 20 feet from rear property line. Max height is 30 feet.
3) Significant trees
4) Interior parking lot landscaping must be quantified with the new stalls.
Doc. I.D.
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: May 24, 2004
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
FOR DRCMTG. ON: June 10, 2004 - Internal
June 17, 2004, 9:00 - with applicant
FILE NUMBER(s):
04-102020-00-PC
RELATED FILE NOS.:
04-101112-SU, 97-101658-UP, 97-101638-SE, Northshore Automotive Center
PROJECT NAME:
NORTHSHOR.E AUTOMOTIVE Preapplication
PROJECTADDRESS.
35406 - 21ST AVE SW
ZONING DISTRICT:
BN
PROJECT DESCRIPTION:
Preapplication proposal for a 3,200-square-foot building addition with 5 new
automovive repair bays and addition of 17 new parking stalls to the existing
developed site.
PROJECT CONTACT:
Tim Holderman, P.E.
Sound Engineering
1019 Pacific Avenue, Suite 906
Tacoma, WA 98402
(253)573-0040
44 kSP
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
�r 33530 First Way South
CITY OF101;:t R� PO Box 9718
Federal Way Federal Way WA 98663-9718
��� � � 20�(� 253-661-4000; Fax 253-61-4129
www.cityLoffedqralway.com
•CITY OF FF_DERAL WA",-
��hh ^f B.U1LDIN4 DEBT
APPLICATION NO(S) (�j"`� 0 �`��— PC- Date I O
Project Name o 141ATn n/A D 7-1 V E L� AYUS> 1
Property Address/Location �ST vE _ _ZjKj1i�Fes.
Parcel Number(s) I O O s7.�- - p
Project Description ZvU [ rrb ti 1 1 hi f S�
PI,F.ASF. PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
v/ 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
Iti Zoning Designation
Plan Designation
Value of Existing Improvements
_Value of Proposed Improvements
Uniform 13 'iding 3WC}:
lC Occupancy Type
(7 t !U onstructlon Type
Applicant
Name: /UI t s bb/V l? fi k t
Address: pp,�.Ope�-,_Ty &bX-SS A$41/87)
City/State:
Zip:
Phone: (2-53) --79 7 - 8
Fax: (253 -9 52-
Email: /v-A
Signature: I7 A,
Agent (if different than Applicant)
Name: TA^ H2�L D15A.vt.A_nl
Address: 101 1 PAI G, L / '
City/State:-rA<.ovvl A, L.J 14
Zip: IS`-} 07
Phone: (-253j -573 - vo`f�
Fax: ( 253) - S7 3- o 1 `� 7_
Email: `jC ok 8Spu NDCN4
Signature: 1-n ,,o
Name: (SAME AS APP1-/C4AJ 1 /}8011E)
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Bulletin #003 - March 3, 2003
Page 1 of 1
k:\Handouts — Revised\M aster Land Use Application
0
S O i..1ND ENGINEERING, INC* -
civil engineers • land planners
Letter of Transmittal
TO: Permit Technician
City of Federal Way
Dept. of Community Development Services
33530 First Way South
Federal Way, WA 98063-9718
WE ARE SENDING
RECOV EL,
Project No. 04115.10
MAY ��W' Project Name: Northshore
Automotive Exp.
�ITy IL DING DEPT.
WAY Regarding: Pre -Application
$UI�DING ���T. g g Conference Request
Q � /U;Lm('�''��[]ate: 5.13.04
NO.
DATE
NO.
DESCRIPTION
COPIES
7
5.12.04
C1
Preliminary Site Plan
7
Vicinity Map
7
5.12.04
Master Land Use Application
1
5.12.04
Pre -Application Conference Checklist
1
Check for Fees - $389
THESE ARE
TRANSMITTED:
FOR YOUR REVIEW
Permit Technician -
The enclosed submittal is for your review. Please call if you have any questions.
Thank you,
Jeremy W. Cok, E.I.T.
Design Engineer
CC: FILE
Mike Donahue, 35406 21st Avenue SW, Federal Way, WA 98023
1019 Pacific Avenue, Suite 906 ■ Tacoma, WA 98402 • (253) 573-0040 ■ FAX (253) 573-0142
M:\04115\DOCUMENTS\Trans.5.13.04.Fed Way.doe
ore
Automotive & R.V. Repair ,DECEIVED
Miley 2 1 Z004
CITY OF FEDERAL WAI(
BUILDING DEPT.
May 20, 2004 10 Z O L
City of Federal Way
Dept. of Community Development Services
33530 First Way South
Federal Way, WA 98063-9718
Re: Northshore Automotive Expansion
To whom it may concern,
35406 21 st Ave. S.W.
Federal Way, WA 98023-3058
Seattle: (253) 838-9142
Tacoma: (253) 952-2330
Fax: (253) 952-9655
nsauto@gwest.net
Enclosed are pictures of the existing building with a drawing of the -direction we are
going with the expansion.
The new construction will be exactly the same as the existing building. It will be concrete
tilt up construction and the entire building will be painted the same color so the project
won't look like it was added on. The additional bays will all be of the same height as the
last 2 existing motorhome bays.
We have purchased property to the south to accommodate parking as depicted in the
attached site plan.
Respectful
�,
� "
Michael J. onahue, resident
Service & Excellence
REGEN-E-Di,WK
_
-QE -5--sij
Federal Way
PERMIT
coMHUNrrrDEv6LaraP7Yrsa V7 R:r.
SF MF CO
L EL PL DE EN FF
331# �w"" Y, WA " vaoxsns ' APPLICATION
r•&nga�tt wtir, wn �oc3.v7rs
2s3,!1.4►r5R•nPAx233,6614r.V
Ksr•Jl�derv&71r,rom ..
,T � J / I_ r � L�/'
YT •
The follawbw is reauired information -an incomplete application unli not be accepted. Please ,print
legibly (in ink) or type,
SITE ADDRESS 35406 2 1 " Ave S.W. Federal Way, WA 98023 SUITE/UNIT #
ASSESSOR'S TAX/PARCEL # 252103-9032 LOT SIZE (sfi 35,000 Sq. Ft
LEGAL DESCRIPTION (e.g. Acme Estates, Lot 1) 252103 32n 125ft of W 1/2 of SW 1/4 of NE 1/4 of NE 1/4 less Co Road
PROJECT•• •
TYPE OF PERMIT XBUILDING ❑ PLUMBING ❑ MECHANICAL
❑ DEMOLITION ❑ ELECTRICAL ❑ ENGINEERING ❑ FIRE PREVENTION SYSTEM
PROJECT DESCRIPTION (Provide detailed description of work included on this permit onlu)
3,200 S . Ft. tilt -up addition to existing concrete tilt -up building
PROJECT NAME (Name of Business or Owner Last Name) North Shore Automotive Expansion
PEOPLE•• •
PROPERTY NAME
OWNER 1 1996 Donahue Family Partnership
CONTRACTOR
APPLICANT
CONTACT
MAiIANEG ADDRESS CITY. STATE. ZIP
35406 21" Ave S.W. Federal Way, WA 98023
FKMAHY FIYVIVz
(253) 797-7894
COMPANY NAME
MJD Enterprises
APPLICANT NAME
Mike Donahue
OFFICE PHONE
(253) 838-9142
MAILING ADDRESS
35406 21" Ave S.W.
my, STATE, ZIP
Federal Way, WA 98023
CELL PHONE
(253) 797-7894
CITY OF FEDERAL WAY BUSINESS LICENSE NUMBER
19 - 9 9 - 10 6 7 10 - B L
EXPIRATION DATE
12/30/04
FAX NUMBER
(253) 952-9655
CONTRACTOR'S REGISTRATION NUMBER teapy of card required with each •ppUcation)
MJDCOSL985J4
EXPIRATION DATE
Jon Graves Architects & Planners Ed Wells (253) 272-4214
MAILING ADDRESS CITY, STATE, ZIP CELL PHONE
2112 N 30`h St. Suite B Tacoma, WA 98403 (253.) 278-7424
Ed Wells
'!Tenant • Agent • Other (Describe)
(253) 272-4218
PRIMARY PHONE I C'MAIL AULR U-,,'1
(253) 272-4214 edweHs@jgarchs.com
LENDER Per RCW 19.27.095: Lender Information Is NAME
required (f project value exceeds $5,000 Columbia Bank
33370 Pacific Hwy S.
Federal Way, WA 98003
EXISTING USE: Auto Repair PROPOSED USE: Avto Repair
EXISTING ASSESSED/APPRAISED VALUE $525,100.00 VALUE OF PROPOSED WORK $125 OO.ODi1i
SPRINKLERED BUILDING? ® YES m NO FIRE SUPPRESSION SYSTEM PROPOSED/REQUIRED? . YES • NO
WATER SERVICE PROVIDER LAKEHAVEN • HIGHLINE • TACOMA • PRIVATE (WELL)
SEWER SERVICE PROVIDER ■ LAKEIiAVEN • HIGHLINE 0 PRIVATE (SEPTIC)
Message
Page 1 of 2
Ann Dower - Fwd: RE: Northshore Automotive Water Quality
From: Ann Dower
To: Paul Bucich
Date: 7/19/2004 11:12 AM
Subject: Fwd: RE: Northshore Automotive Water Quality
Paul, .. „,.,,.,.w ,......-... .... ,.....
,,.
I put 8-1/2 x 11 maps in your in -box. They plan to eliminate the existing bioswale and use
only a stormfilter. This is outside the city center so they need approval from you to install t
as a stand-alone, underground system. his
Thanks
Ann
>>> "Jeremy Cok" <JCok@soundenginc.com>
Ann, »7/12/2004 2:46:56 PM >
I have analyzed the water quality requirements for the re -development of the site, and due
the small size of the parcel, an above ground water quality facility is not feasible. The site to
s
also constrained by the shallow depth of the existing storm system within 21 st Ave SW is
making an above -ground system extremely difficult {if not impossible) to design per Federal
Way standards. '
We're proposing to use stormfilters to treat both the existing and the proposed pollution
generating impervious surfaces on the site. Please provide approval for the use of stormfilter
vaults as a stand-alone water quality system for the site. If you have any questions, lease
do not hesitate to call. p
Thanks,
Jeremy
-----Original Message -----
From., Ann Dower[mailto:Ann.Dower@cityoffederalway.com]
Sent: Wednesday, July 07, 2004 8:05 AM
To: ]Cok@soundenginc.com
Subject: Ike: Northshore Automotive Water Quality
Jeremy,
I need you to address the fact that this development is not within the City Center and would
normally be required to provide above -ground wq treatment Provide some sort Ofjustifcatio
as to why you can't do that (site is too small?). n
the new impervious area using the stormfilter, but you haven'testated hotwat you will be treating
the existing impervious area. You will be handling
Thanks
Ann
Ann Dower
ann.dvwer(cr7ci.federal way.wa.us
253-661-4125
PO Box 9718
file://C:\Documents%20and%20Settings\default\Local%20Settings\Temp\GW}000O1.HTM 7/19 /2004
Message
Page 2 of 2
Federal Way, WA 98063-9718
>>> "Jeremy Cok" <JCok@soundenginc.com> 7/6/2004 2:46:17 PM >>>
Ann,
Per our conversation this morning, stormfilter vaults (by Stormwater Management, Inc.) have
been approved for private systems within Resource Stream Protection areas in the City of
Federal Way. As shown on the site plan in our pre -application meeting, we're proposing to
use a Stormfilter Vault as a stand-alone water quality treatment device for the improvements
at Northshore Automotive. The Stormfilter Vault will treat runoff from all new impervious,
pollution generating surfaces and will not require a high -flow bypass. Please provide
approval for the use of the stormfilter vault as a stand-alone water quality system for the
improvements. If you have any questions, please do not hesitate to call.
Thanks,
Jeremy W. Cok, E.I.T.
Design Engineer
Sound Engineering, Inc.
1019 Pacific Avenue, Suite 906
Tacoma, WA 98402
Tel (253)-573-0040
Fax (253)-573-0142
-----Original Message -----
From: Ann Dower [mailto:Ann.Dower@cityoffederalway.com]
Sent: Tuesday, July 06, 2004 10:55 AM
To: JCok@soundenginc.com
Subject: Re: Northshore Automotive
you've got it right
>>> "Jeremy Cok" <JCok@soundenginc.com> 7/6/2004 10:30:21 AM >>>
Ann,
Please respond to this email, I'm sending it to verify that I have the
correct email address for you.
Thanks,
Jeremy
file://C:\Documents%20and%20Settings\default\Local%20Settings\Temp\GW}000O1.HTM 7/19/2004