95-101204CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNING COMMENTS
DATE: June 22, 1995
PROJECT: PRE95-0044
PROPOSAL: 878 SF ADDITION AND INTERIOR ALTERATION TO EXISTING
BUILDING, WITH MINOR SITE IMPROVEMENTS.
STAFF
CONTACT: Fernando Fernandez, ph#661-4154
LAND USE
1. 1. Zcm i r - According to the Federal Way Zoning Map, the site is zoned City
Center (CC). The Comprehensive Plan designates the site as Business.
Allowable uses on the property are limited to those permitted in the CC zone.
Enclosed you will find a copy of the CC chapter of the city code which provides
specific design and use requirements for the proposed uses allowed. Specific
regulations and notes listed on the chart also provide design requirements unique to
the types of uses proposed. Other chapters of the city code related to specific design
standards for parking, landscaping, signage, or other elements, may be obtained at
the Department of Community Development.
2. Review Process - The proposed use of Restaurant is subject to Site Plan Review.
Under Site Plan Review, the Director of Community Development willmake a
decision on the proposal based on criteria listed under FWCC Section 22-364.
3. Site Plan Review Application Rtquirement
Site Plan Review approval is required for all applications requiring Site Plan, Use
Process I, II and III review. An information bulletin for application requirements is
enclosed. Items listed in the bulletin must be submitted as part of the above listed
reviews.
4. SEPA Review - The proposed project is not subject to State Environmental Policy
Act (SEPA) review.
5. Minimum Lot Size - N/A.
6. Required Yards - Required yards for the proposal include: 20 feet for the front, 0
feet for the side and 0 feet for the rear (includes trash and/or
recycling enclosures). Please note that perimeter landscaping
requirements for this site is a Type III, 5 foot in width (see
comment #9).
7. Lot Coverage - No established maximum lot coverage area. Instead the buildable
area is determined by other site development requirements, i.e., required buffers,
parking lot landscaping, surface water facilities, etc.
8. Hei bt of Structure - 35 feet above average building elevation.
9. Landscaping - The following lists several sections of the landscape code and the
requirements of each:
SECTION 22-1566(g) (1) - Type III landscaping 5 feet in width shall be provided along
the perimeter of parking areas abutting public rights -of -way.
SECTION 22-1566(g) (3) - Type III landscaping 5 feet in width shall be provided along
all remaining perimeter lot lines. Landscaping is not required along interior lot lines
within a development where parking is being shared (FWCC Section 22-1564(z). If
parking is being shared, provide documents showing shared parking agreement.
SECTroN 22-1567(b) (1)a. ii - Twenty-two square feet of interior lot landscaping
(within surface parking areas) per parking stall is required when 50 or more parking
stalls are provided. 83 parking spaces require 1,826 square feet of interior lot
landscaping. Landscape islands shall be a minimum of The square footage of interior
lot landscaping shall be listed on the landscape plan. Please note that perimeter
landscaping cannot be included within this calculation. See Sec. 22-1567 for other
parking lot landscaping requirements.
SECrlom 22-1567(g)1 - Lawn is not permitted in landscape islands of less than 200
square feet, and then, only as an accessory planting material to required trees,
shrubs, and groundcovers.
SECr1oN 22-1564(u) - Building walls which are uninterrupted by windows, doors, or
other architectural features and that are 240 square feet or greater in area shall be
screened by landscaping. Such planting shall include trees, shrubs, and groundcover
appropriate for the area proposed. Building profiles are required to determine how
this condition can be met.
Additional landscape requirements include such items as: 1) enclosing and screening
all trash receptacles, Section 22-1564(d); 2) screening of public rights -of -way,
Section 22-1567(e); 3) preservation of significant trees, Section 22-1568; 4)
permanently irrigating all lawn/sod areas, Section 22-1564(t) and 5) 25 percent of
new landscape materials (i.e. trees, shrubs, and groundcover) shall be drought
tolerant, Section 22-1564(f). The plant schedule should identify any materials used to
meet this requirement.
Please see the entire landscape chapter for additional landscape requirements.
10. Required Parking - Pursuant to FWCC Section 22-792, the uses listed under this
section require one parking stall for each 100 square feet of gross floor area.
Typical dimensions are 8'xl5' for compact and 8.5'x18' for standard parking stalls.
See dimensional requirements chart for additional information related to curb lengths
and stall, row, aisle and bay widths.
Pursuant to FWCC Section 22-1398(2), a decrease or increase in the required number
of parking spaces under section 22-1377 may be permitted if a thorough parking
study documents that fewer/more parking spaces will be adequate to fully serve the
uses, or that the consistent or frequently recurring parking needs of the use exceed
the permitted number of spaces respectively.
Compact Parking Stalls - Pursuant to FWCC Section 22-1442, the applicant may
develop and designate up to 25 percent of the number of parking spaces for compact
cars.
11. Sina�e - A separate sign permit application is required. The City has adopted a
new sign code. Please contact Richard Cottage, Code Compliance Officer at 661-
4017 with any questions.
12. King County Conditions - Please provide a copy of any plat or zoning conditions
which may have been imposed on the property by King County.
13. Facade Modulation - Pursuant to FWCC Sections 22-792, Note 2 of the CC Chapter,
any facade of a structure that is visible from any area off the subject property and
exceeds 50 feet in length must be modulated as follows: a) the minimum depth of
the modulation is 3 feet; b) the minimum width of the modulation is 4 feet; and c)
the maximum width of the modulation is 35 feet.
14. Pedestrian Connections - Pursuant to Washington Administrative Code (WAC)
Section 51-20-3103(a)2, an "accessible route of travel shall be provided to all
portions of the building, to accessible building entrances and connecting the building
and the public way. Where more than one building or facility is located on a site,
accessible routes of travel shall be the most practical direct route connecting
accessible building entrances, accessible site facilities and the accessible site
entrances. "
Pursuant to FWCC Section 22-1445.b, the applicant shall design the parking area so
that there is a paved unobstructed sidewalk, at least five feet in width, between every
other row of parking spaces and between any building and abutting driveway or
parking spaces.
15. Biofiltration - Runoff from the parking lot must be routed through a biofiltration
swale. A biofiltration swale must be depicted on the application for site plan review.
Please note that pursuant to FWCC Section 22-1570(g), biofiltration swales and other
surface water/water quality structures may be incorporated into required landscape
areas provided the landscaping standards are met and the integrity of the surface
water function is not compromised. See Public Works Comments for any applicable
requirements.
A request for modification must be submitted to incorporate biofiltration swales into
required landscape areas (see FWCC Section 22-1570(h) for submittal requirements).
16. Curb Cuts - Pursuant to FWCC Section 22-1543(b), any new driveway curb cuts onto
Pacific Hwy South is required to be a minimum 30' in width and have a 150-foot
separation from any other existing driveways on either side of the street(s).
Modification requests should be directed to Ron Garrow, Senior Development
Engineer.
17. Solid Waste and Rec clip Stora e - FWCC Section 22-949, requires solid waste and
recycling storage areas to be included in all commercial developments. A solid
waste, recycling storage and/or garbage receptacle area must be depicted on the site
plan drawing. Please contact Jerry Graham (939-9647) at Federal Way Disposal
regarding the sizing of general refuse areas.
FWCC Sections 22-949 and 22-1564(d) provide standards for design, placement,
sizing and screening of garbage receptacles, dumpsters, and storage areas.
18. Outdoor Activity or Starae - FWCC Sections 22-1113 and 22-1564(b) and (d)
addresses the issue of outdoor activity and storage areas and screening associated
with this type of use. Please refer to these sections for specific requirements.
19. Rooftop Appurtenances - FWCC Sections 22-960 and 22-1047 provide standards for
screening of rooftop appurtenances.
20. Light Standards - Lighting fixtures are not allowed within landscape islands. A
lighting plan depicting the location of fixtures must be submitted if lighting fixtures
are proposed within any landscape areas. Modifications to this requirement must be
approved by the Department of Community Development and Public Works.
21. Street Trees - Spacing for street trees is 30 feet on center. Deciduous trees shall
have a caliper of at least 1.5 inches (measured 4.5 feet above the root ball) at the
time of planting. Evergreen trees shall be a minimum of six feet in height measured
from tree top to the ground at the time of planting.
27. Fees - The proposed use require the following zoning code process and fees (fees
indicated in parentheses):
Site Plan Review ($1,218.00 includes fire review fee)
Additional fees are associated with other city and district regulations and permits.
Additional fees may also be required if modifications, waivers, deferrals or variances
to the City codes are proposed.
29. Mitigation Fees - The city has not adopted special impact assessments or a mitigation
fee schedule. Some mitigation measures required through the environmental review
process may be in the form of financial contributions, i.e., off -site traffic
mitigations) .
Public Works Office Memorandum, City of Federal Way
TO: Fernando Fernandez
FROM: Skip Tullock
DATE: June 29, 1995
SUBJECT: PRE95-0044, Izzy's Pizza, 32703 Pacific Highway South
The pre -application has been reviewed for the subject project and
the following comments are provided:
A. Land Use Issues
1. Since the existing storm drainage system serving the site
does not conform to current treatment standards for water
quality control per sections 22-330 and 22-1196 of the
Federal Way City Code (FWCC), the system will need to be
retrofitted accordingly. Storm water runoff from the
site will need to be treated through the use of
facilities designed and constructed in accordance with
the requirements of the latest edition of the King County
Surface Water Design Manual (KCSWDM).
These facilities include, as a minimum, a biofiltration
swale and oil -water separation as may be required. The
site plan prepared for the project should take into
consideration the spacial requirements for these
facilities and depict their conceptual location for the
land use permit. Further design details will be required
with the building permit in order to construct the
facilities.
2. Existing conditions along Pacific Highway S include four
travel lanes, a continuous left turn lane within the
center of the highway, extruded concrete curb, fog
striping within a paved shoulder area and associated
drainage facilities within a 100 foot right of way. The
driveway serving the site does not conform to the 1987
King County Road Standards (KCRS).
Although sections 22-1473 and 22-1474 of the FWCC require
full width right of way improvements (if the project
costs exceed the 25% threshold noted in the code), a
modification to these requirements would be granted to
require only half width improvements along the west side
of Pacific Highway S adjacent to the property frontage as
follows:
Provide vertical curb/gutter (42.5 feet from the
centerline of the road), pavement widening/grade
adjustments, 6 foot wide landscape strip, 8 foot
wide sidewalk, street trees on 30 foot centers,
street lights and associated drainage facilities.
The applicant would also be required to install a
drive approach (30 foot maximum width) conforming
to the 1987 KCRS.
In addition, approximately 7 additional feet of
easement width would be required to accommodate the
improvements; further design details would need to
be provided with the building permit application
No further modifications to the street improvement
requirements will be granted.
7. Wheel stops will need to be provided to keep vehicles
from overhanging into any proposed sidewalk areas on the
site; otherwise, those sidewalks adjacent to parking
areas will need to be increased to 7 feet in width.
8. Curbing will need to be installed along any proposed
raised landscape islands within the existing parking
areas; curbing already exists around the perimeter of the
existing parking areas.
B. Building Permit Issues
1. Final site improvement plans will need to be prepared for
the project and submitted with the building permit
application. The plans shall be drawn on 24" x 36" size
sheets at a scale of 1" = 201, based on KCAS or NGVD-29
vertical datum and signed/sealed by a Professional
Engineer licensed in the State of Washington. Plan and
profile sheets will be needed for the offsite roadway
improvements (same datum and horizontal scale as above,
vertical scale of 1"=51) .
2. A modified Technical Information Report (TIR) will need
to be prepared to address project treatment facilities
and submitted with the building permit application. The
TIR will require the signature/seal of a Professional
Engineer licensed in the State of Washington.
3. Copies of Public Works' standard checklists have been
included to assist the applicant's engineer in preparing
the plans and the modified TIR.
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: June 22, 1995
ATTN: Mr. Fernando Fernandez
Planning Technician
FROM: Lakehaven Utility District
SUBJECT: Agenda Item No. 5 — Izzy's Pizza
Preapplication Meeting with Staff
(PRE95-0044)
COMMENTS:
Water:
If additional hydrants or other fire protection system are indicated, a developer extension agreement will
be required.
Sewer:
Any modification of the existing side sewer will require a side sewer permit. Owner will be required
to complete an Industrial User Survey (IUS); with pretreatment requirements, if any, to be determined
upon review of said IUS.
By:///,,Date:
Mari E. ssette
Supervisor of Technical/Support Services
KING COUNTY FIRE PROTECTION DISTRICT NO. 39
FEDERAL WAY FIRE DEPARTMENT
31517 • 1 ST AVENUE SO.
FEDERAL WAY, WASHINGTON 98003
June 22, 1995
To: Community Development Review Committee
RE: Izzy's Pizza/PRE95-0044/Fernando
The Fire Marshal's Office has no comments pertaining to this
project.
Respectfully Submitted,
Greg BrAek
Fire Marshal's Office
Business Phones: Seattle 206-839-6234 Tacoma 206-927-3118 FAX: 206-946-2086
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: June 29, 1995
ATTN: Mr. Fernando Fernandez
Planning Technician
FROM: Lakehaven Utility District
SUBJECT: Agenda Item No. 2 — Izzy's Pizza
Preapplication Meeting with Applicant
(PRE95-0044)
COMMENTS:
The District's comments of June 22, 1995, are still applicable (copy attached).
By; C16. Date: t11��FAZE-
Mary E Cos tte
Supervi or of Technical/Support Services
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT
MEMORANDUM
DATE: June 12, 1995
TO: Community Development Review Committee (CDRC) Members
Kathy McClung, Land Use Administrator
Ron Garrow, Senior Development Engineer
Dick Mumma, Building Official
Mary Cossette, Supervisor of Technical Services, Lakehaven Utility District
Patrick Kettenring, Inspector, KC Fire District #39
Tina Piety, Administrative Assistant
FROM: Fernando Fernandez, Planning Technician
PROJECT PLANNER: Fernando Fernandez PHONE: 661-4154
PLEASE RESPOND BY: JUKE 22, 1995 (IN-HOUSE WITH STAFF)
JUNE 29, 1995 (MEETING W/ APPLICANT 0 10:00 a.m.)
FILE NUMBER: PRE95-0044
PROJECT NAME: IZZY'S PIZZA
PROJECT ADDRESS: 32703 PACIFIC HWY SOUTH
PROJECT DESCRIPTION: 878 SF ADDITION AND INTERIOR ALTERATION TO AN
EXISTING RESTAURANT BUILDING AND MINOR SITE
IMPROVEMENTS TO THE SITE.
PROJECT CONTACT: JIM BAKKE (PH. 854-5527)
SEPA: NOT REQUIRED.
NOTE: N/A.
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COVALT �NTERPRI'3ES/INC.
DECEIVED BY
INITY DEVELOPMF-NT DEPARTMENT
JUH 8189YORATE OFFICE FOR
June 6, 1995
Kathy McClung
Land Use Director
City of Federal Way
33530 1st Way South
Federal Way, WA 98003
IIz
RE�auR�
Subject Izzy's Pizza Restaurant
32703 Pacific Highway South
Federal Way, WA
Dear Kathy:
110 Third Avenue SE
ALBANY, OREGON 97321-2800
503/926-8693
FAX 503/928-8127
Covalt Enterprises, Inc. requests a review of the attached site plan for the 878 Sqft addition,
minor modification of site layout to meet current standards, interior modifications of
restrooms to meet handicap requirements and decor (finishes) changes.
The site plan
1) Addition of landscape areas to limit continuous rows of cars. We are also
adding a landscape area adjoining the north property line next to the
automotive shop. Since it is not possible to install a retention system, we plan
to install an oil water basin before storm goes off site.
2) An addition of 878 Sgft for additional seating and new entry. We anticipate
demolition of two restrooms inside. The two restrooms at the rear of the
existing space will be altered to meet current codes. They are currently large
enough to accommodate requirements.
3) Minor changes are planned such as removal of carpet and staining existing
concrete floor. Primary decor will be done with plants and wall decor.
This is the extent of planned changes to be made to the property. For any further
information, please contact Jim Bakke, construction consultant at (206) 854-5527.
We look forward to meeting with you.
Sincerely.
COVALT ENTERPRISES, INC.
r
Ra Chesley,
Director of D elopment