07-104817cirY of
� Federal
October 1, 2007
Mr. Dale Sweeney
Dale Sweeney Design
5715 143d Place SE
Bellevue, WA 98006
Fi"L=
CITY HALL
33325 8th Avenue South Mailing Address: PO Box 9718
Way
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Re: File #07-104817-00-PC; PREAPPLICATION CONFERENCE SUMMARY
Park Mixed Use Complex, 27634 Pacific Highway South, Federal Way
Dear Mr. Sweeney:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held September 20, 2007. 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 South
King Fire and Rescue. Some sections of the Federal Way City Code (FWCC) and relevant information
handouts are enclosed with this letter. PIease 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, 253-835-2642, 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.
PROJECT DESCRIPTION
Proposal to construct four-story structure with a 9,721 SF day spa on the ground floor and 24 multi-
family dwelling units on the upper floors for a total of 38,091 square feet. Four existing multi -family
structures would be demolished.
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. PIease be sure to read the entire department comments
made in the next section of this letter.
Mr. Sweeney
Page 2
October 1, 2007
■ Planning Division
1. Additional details on the proposed use must be provided in order for the City to determine the
final land use classification. A spa use could be one of three uses that are listed under FWCC §
22-752, "Entertainment." In all three cases, the required zoning review process is the same.
Also, with the exception of a minor difference in parking requirements, the development
regulations are the same for all three. Therefore, the comments in this letter will not be
significantly affected by the final use classification.
2. Density, height and rear yard setbacks do not comply with adopted standards.
3. 300 square feet of open space must be provided unless a fee -in -lieu -of alternative is approved.
Public Works Traffic Division
L A Concurrency Analysis is required.
2. The current proposal needs to meet access management standards.
Building Division
Minimum building construction type V-A.
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, 253-835-2642, deb.barker@cityoffederalway.com)
Land Use Review, Processes, and Fees — The subject property is zoned Community Business (BC).
Multi -family units are permitted in this zoning district as well as entertainment uses as discussed
below, subject to a Use Process III review and all applicable site design and development
regulations.' Process III encompasses the City's land use decision combined with environmental
review under the State Environmental Policy Act (SEPA). The Process III decision is issued
administratively by the Director of Community Development Services. The decision can be appealed
to the Federal Way Hearing Examiner.
As noted under "major issues" above, additional information must be provided in order to determine
the appropriate land use classification for the proposed spa use under FWCC § 22-752,
"Entertainment." Depending upon the information provided, the classification will be: "retail
establishment providing entertainment, recreational, or cultural services or activities" or "private
club or lodge" or "health club." The formal application (see #3, below) must include a detailed
description of the proposed use, and indicate which of these classifications most closely fits the
proposal. In addition, changes to any approved use may require that the site conform to additional
and potentially more rigorous development standards such as additional parking and screening
requirements. Enclosed is FWCC Chapter 22, Article I, "Definitions," for your reference in
describing your proposal and the proposed classification.
Environmental Review— The size of the proposed development requires environmental review. The
environmental decision required under SEPA is also issued administratively by the Director of
1 General retail is permitted under FWCC Section 22-751 and housing uses are permitted per FWCC Section 22-756.
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Community Development Services, and the decision can be appealed to the Hearing Examiner.
Following issuance of an environmental determination, a 14-day comment period commences
followed by a 14-day appeal period.
Binding Site Plan/Condominiums — If any ground leases are proposed, a binding site plan (BSP) or
commercial subdivision will be required. Any condominium units of the internal floor area must be
established in a separate process through the Horizontal Regimes Act, as provided in the Washington
Administrative Code (WAC).
While the BSP process does not establish use of the land, it does establish lot, parcel, or tract
boundaries, as well as common parking, access, and utility locations. To establish the various uses
proposed for the subject site, Process III review must be approved. As provided for in FWCC
Section 20-105(c), in order to record the BSP and establish ground lease boundaries and
condominium "lots," all improvements required by code, or as a condition of approval, must be
substantially completed in accordance with FWCC Section 20-108. This may include frontage
improvements on Pacific Highway South. Refer to the traffic comments on page 11. Engineering
approval shall be obtained to install the required subdivision improvements..
Construction Permit —The building permit process is separate from Process III and SEPA review
and is subject to fees, procedures, and review timeframes. You can submit a building permit
application any time during the process. However, no construction permits can be issued until all
land use decisions, including BSP approval, and associated appeal periods are completed and any
conditions of project approval met. No clearing or grading may occur on site in advance of the land
use permit or land surface modification approval, and issuance of a building or grading permit.
Fees — The 2007 fees are as follows:
■ Process III base application is $2,196.00 with an additional fee of $315 for buildings over
20,000 square feet (based on the aggregated total square footage included in the Process III
application).
11 SEPA checklist is $869.50.
■ Binding site plan is $2,063.00.
Public notification fees are included with the application fees to encompass publication of the
Process III notice of application, the SEPA notice of decision, and the BSP notice of application:
2. Land Use Review Time Frames; Limitations —
Timeframes — Under FWCC procedural guidelines, every effort is made to process land use
applications within 120 days from the date of a complete application; and to approve, disapprove, or
return the application within this timeline. The review time frame is suspended at any time that the
City requests additional information from the applicant. Throughout project review, the applicant
will be notified in writing of the status of the 120-day time clock. The applicant may also request
and pay for expedited review,2 which is available for any or all portions of the land use review
process and building permit review.
Limitations — In accordance with code requirements, the applicant must begin construction or submit
a complete building permit application within one year of the Process III decision, or the decision is
2 See the information bulletin, Expedited Review Process.
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void. In addition, the applicant must substantially complete construction for the actions approved
under the Process III decision within five years after the final decision on the matter. Provisions for
certain extensions of these timeframes are set forth in code 3 Work approved under the BSP expires
one year from the date of the Director of Community Development Services preliminary approval,
as provided for in FWCC Section 20-106(a).
3. Submittal Requirements —
Land Use and Environmental Review — Refer to the enclosed Development Requirements checklist.
The submitted site plan must depict all proposed structures and physical improvements, including
trash and recycling facilities, loading and storage areas, storm drainage facilities, parking lot light
fixtures, sidewalks, crosswalks, retaining walls, rockeries or fences, and ground -mounted
mechanical equipment; with accompanying elevations as noted.
You will note from the Process IlI checklist that the applicant is responsible to provide mailing
envelopes for code -required public notice. Public notice will be issued for the notices of complete
application and the environmental threshold determination to all property owners within 300 feet of
the subject site. Accordingly, the application must include two sets of stamped mailing envelopes,
prepared in accordance with the City's written procedures.a
Binding Site Plan — Refer to the enclosed Binding Site Plan handout. The submitted BSP must be
prepared according to the requirements of content and form per FWCC and must clearly show lot,
parcel, and/or unit sizes; building envelopes; open space and buffers; road right-of-way (whether
public or private); utility easements; and other information pertinent to the development as required
by the Director of Community Development Services.
4. Density, Site and Building Design —
a) Density — Under FWCC, residential projects in the BC zoning district must contain at least one
acre for every 22 dwelling units. A proposal for 24 dwelling units requires 47,520 square feet of
land area, however; there is only 43,640 square feet of gross land area available. As depicted,
the density does not confirm to the required standards. However, the addition of affordable
dwelling units as discussed in section (f) below may provide additional density for this project.
The formal application must demonstrate how the density requirement is met.
b) Setbacks, Building Height, Required Parking — Building setbacks from exterior lot lines will be
determined by perimeter landscape and parking area buffer requirements (see Landscaping,
below), along with foundation landscaping (see Design Guidelines, below), at these locations, as
well as the setback requirements of the FWCC. Note that property lines are established after
dedication of any rights -of -way or tracts, or binding site plan. The FWCC establishes maximum
building heights based on average building elevation. Building elevation is a defined term, with
certain exceptions and/or appurtenances permitted above the maximum height 5 Parking and
driving areas must be designed in accordance with the City's parking lot design standards,
3 FWCC Section 22-408, -409, "Time Extension"
4 See the City handout titled Obtaining Mailing Labels. Note that a separate paper list of addresses is required to accompany each
set of envelopes.
5 Refer to the definitions of average building elevation (FWCC Section 22-1), height exceptions (FWCC Section 22-1047), and
rooftop appurtenances (FWCC Section 22-960).
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enclosed. Parking stall and drive aisle dimensions, handicapped stalls, compact stalls, and
directional arrows, shall be shown on the site plan.b
Under FWCC Section 22-755, note 3, multi -unit housing may not be located on the ground
floor of a structure, and the ground floor must contain one or more uses allowed in the zone.
The following table lists structural setback, height, and parking requirements for the project
identified in the preapplication request:
Proposed Use
Setbacks
Height
Required
Parkin
Discussion
Entertainment
0 feet setback for
35 feet to 55
Case -by -case
The spa is proposed for the ground
per FWCC 22-
all property lines
feet based
basis.
floor of the building. The building
752
unless structure
on criteria.
1
must be setback 20 feet from rear
within 100 feet of
See
property line with adjacent MF
residential zone,
discussion
residential zoning if an entertainment
then 20 feet side
below.
related use is established. Rear yard
and rear.
setbacks will vary for other retail or
office uses. A thorough parking study
shall be submitted to verify parking
requirements. See below for height.
Multi unit
0 feet setbacks for
55 feet to 65
Case -by -case
A thorough parking study shall be
housing FWCC
all property lines
feet based
basis.
submitted to document mixed use
22-755
consistent with
on criteria.
parking requirements. Building too
primary use.
close to rear ygd.
Required Parking — Based on the FWCC code standards, parking is on a case -by -case basis.
The City may require additional parking for guest parking for residential uses per FWCC
Section 22-1377(b). A thorough parking study prepared in accordance with FWCC Section 22-
1398(2) shall be submitted"to demonstrate parking needs for the mixed use proposal. The report
shall be prepared by a professional traffic engineer and shall be submitted with the formal land
use application. Up to 25 percent of the parking stalls maybe compact. Refer to the enclosed
parking stall design chart for parking stall parameters.
Height — The maximum height of the residential structure is 55 feet above average building
elevation (AABE) per FWCC Section 22-755. Note #2 states that the building height over 35
feet shall be setback from all non single-family zones by one foot for each foot of height over
35 feet. The building is proposed to be 47 feet to the mid -point of the roof, which is under the
55 feet allowed height. However, the building is adjacent to a multi -family zone and is 12 feet
over the 35-foot limitation; the setback is then a minimum of 12 feet. This should be
accommodated within the 20-foot setback requirement.
c) Community Design Guidelines — As noted above, the Process III application is subject to
FWCC Chapter 22, Article XIX, "Community Design Guidelines." The application must
demonstrate compliance with the citywide building and site design guidelines,' as well as zone -
specific guidelines for the BC zone$ as well as residential uses.
6 Refer to the Parking Stall Chart.
7 FWCC Section 22-1635, "Building Design, All Zoning Districts," and FWCC Section 22-1636, `Building and Pedestrian
Orientation, All Zoning Districts"
8 FWCC Section 22-1638(c), "Community Business"
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For design review, the Process III application submittal must include a colors and materials
board with detailed elevations, including any fencing, rockeries, and retaining walls. Building
elevations relying on foundation landscaping as a fagade treatment' shall depict such
landscaping. Building elevations shall also depict wall -mounted light fixtures and any wall -
mounted or ground -mounted mechanical equipment. Plaza details shall be provided in the plan
along with specifications for benches, planters, pedestrian -scale lighting, trash receptacles/
ashtrays, and bicycle racks. The application shall also include a statement of design intent,
including a narrative description of how the proposal meets the applicable commercial and
residential guidelines.
Additional information may be requested if necessary to make a design determination. The
general points of design review10 will include building articulation and scale; entry orientation
and emphasis; varied roof lines and pitches; pedestrian areas and amenities; and good
pedestrian circulation, both within the site and to the adjacent sidewalk. Parking may be located
adjacent to rights -of -way, provided the site plan maximizes pedestrian access and circulation.
Specific criteria for residential uses shall be highlighted per FWCC," including but not limited
to the longest dimension of any building fagade not exceeding 120 feet, carports and garages
discouraged in front yards, new buildings appearing to have 4:12 roof pitch, principal entries to
buildings highlighted with plaza or garden areas, parking broken up into rows containing no
more than 10 adjacent stalls, pedestrian corridors between the entrance and the right-of-way,
lighting fixtures maximum of 120 feet and significant trees retained within a 20-foot perimeter
strip around the site.
Additionally, any building fagade longer than 60 feet and visible from a right-of-way or
residential zoning district must incorporate at least two of four of the following fagade
treatment options in the code:12 structural modulation, foundation landscape screening, canopy
or arcade, or pedestrian plaza. This includes the east, south and west facades of the proposed
building. Each treatment option includes certain minimum dimensional standards that must be
met, except that when more than two options are used, dimensional requirements are
determined on a case -by -case basis. Facade treatments along the back of the building are
expected to be consistent with the more exposed facades. Please note additional screening
requirements for blank building facades noted under Landscaping, below.
Regardless of the individual fagade treatment options utilized, the project will be expected to
incorporate pedestrian areas and amenities adjacent to building entrances, in an amount and
scale considered appropriate to the particular building bulk and mass. Such amenities would
include, but are not necessarily limited to benches, pedestrian scale lighting, bike racks, special
paving, and landscaping.
The location and configuration of pedestrian linkages depends on the final site and landscape
plans, access locations, and overall circulation plan. The site plan must reflect good pedestrian
access to all main parking areas, exterior sidewalks, and primary building entrances; linked to
key elements such as on -site pedestrian amenities and plazas, and off -site bus stops. Sidewalks
shall be protected from adjacent parking and driving areas with landscaping. Pedestrian
9 Pursuant to FWCC Section 22-1638(c)(3)
10 Applicable to all zoning districts (FWCC Sections 22-1634 and 22-1636)
11 FWCC Section 22-1638(a) I through 17; and Section 22-1634(d)
12 FWCC Section 22-1635(b)
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crosswalks in parking and driving areas shall be delineated with a change in material, texture,
and (sufficiently contrasting) color. Paint striping as a method of delineation is not approved.
Pedestrian areas, such as entryways and plazas, shall utilize a variation in paved texture and
color. Ground -level mirrored or reflective glass is discouraged adjacent to rights -of -way,
sidewalks, or other pedestrian areas.
The formal application must also include a completed Crime Prevention through Environmental
Design (CPTED) checklist.
d) Landscaping — A conceptual landscape plan must be submitted with the Process III application,
prepared by a Washington State licensed landscape architect in accordance with the City's
landscape code.'3 Please note that landscape plans shall be prepared to a scale no smaller than 1
inch equals 30 feet.
Be advised that use of a variety of trees and other landscaping is expected to be an overall
major design feature across the multi -use site. Landscaping is also expected to be a key element
in screening building facades, emphasizing entryways, and in accentuating pedestrian areas and
flanking pedestrian corridors.
Perimeter buffer requirements include a Type III landscape buffer,14 five feet in width, along all
perimeter lot lines and rights -of -way. Required street trees located in the right-of-way do not
count toward perimeter lot landscaping. No landscaping is required along the common property
line between parcels where parking is shared subject to a recorded reciprocal access and parking
agreement.
In order to reduce the visual impact of parking areas and screen automobiles, parking areas
adjacent to rights -of -way and adjacent to residential zones shall incorporate berms three feet in
height within perimeter landscape areas; or alternatively, add substantial shrub plantings to the
required perimeter landscape type, and/or architectural features of appropriate height, with trees,
shrubs, and groundcover, in a combination sufficient to substitute for the berm.15 All required
bermed areas, and/or proposed equivalent plantings and architecture, shall be identified and
described on the landscape plan. This would be applicable to the west portions of the property.
Interior parking lot landscaping16 is required at the rate of 22 square feet per parking stall for
those stalls related to a commercial use, and 15 square feet per stall for residential uses. Interior
parking lot landscaping is not required for any underground parking stalls, but will be required
for carport or garage stalls. Interior lot area calculations must be shown on the landscape plan.
Parking lot light fixtures may be located in landscape islands, but may not displace any required
landscaping within the island or reduce the minimum island width requirement, and may not be
included in calculating the interior lot landscape area. Foundation landscaping may not be
included in calculating interior lot landscaping. Approximately 50 percent of any corner
triangular landscaped area may be included in calculating interior landscaping.
13 FWCC Chapter 22, Article XVII, "Landscaping"
14 Defined in landscape code and includes a mixture of evergreen and deciduous trees, shrubs, and groundcover.
15 FWCC Section 22-1567(e)
16 FWCC Section 22-1567, "Parking Lot Landscaping"
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In addition, the landscape plan shall reflect all applicable landscaping requirements from
FWCC Chapter 22, Article XIX, "Community Design Guidelines"; i.e., foundation landscaping
and/or foundation planters utilized as fagade treatment, and/or landscaped yards between
buildings and the street. Be advised that when foundation landscaping is utilized as a favade
treatment for principal facades, such trees and shrubs shall be 25 percent larger at planting than
the minimum required in the landscape code. The landscape plan shall also depict landscaping
around surface water facilities, rock and/or retaining walls, fences, trash enclosures, loading
and service areas, and ground -mounted mechanical equipment.
In addition, any building facades that are 240 square feet or larger, uninterrupted by window,
door, or other architectural feature, and not located on a property line, must be screened by
trees, shrubs, and groundcover appropriate for the area."
e) Open Space — Under FWCC Section 22-755 Note #4, which states that the subject property
shall contain at least 300 square feet per dwelling unit of common recreation open space usable
for many activities, and may include private spaces, such as yards, patios and balconies as well
as common areas such as playgrounds, recreation rooms, rooftop terraces, pools, active lobbies
and atriums. No open space is depicted on submitted plans, and the formal application must
depict how the open space requirement is met. Alternatively, the applicant may make payment
of a fee -in -lieu -of providing the open space on -site based on conformance with FWCC section
19.46 et al. The Parks Director will review proposed open space proposals for conformance
with FWCC.
f) Affordable Housing — FWCC Section 22-976 requires that affordable housing units be provided
for developments providing 25 or more multi -family dwelling units. The proposal for 24 units
does not require that the affordable housing provisions be met. However, per FWCC Section
22-976 (projects including affordable dwelling units may exceed the maximum allowed number
of dwelling units as follows:
(1) One bonus market rate unit for each affordable unit included in the project; up to 10
percent above the maximum number of dwelling units allowed in the underlying zoning
district.
If affordable housing is provided, the formal application must identify which units will be
affordable, and an affordable housing covenant that establishes the affordable housing for the
life of the project must be recorded against the title prior to Certificate of Occupancy.
g) Solid Waste and Recycling — Solid waste and recycling facilities shall be located, designed, and
screened for minimal noise and aesthetic impacts to vehicle and pedestrian circulation areas;
and are subject to architectural and/or landscape screening requirements.]$ It does not appear
that service providers have direct head -in access to the proposed trash and recycling facility.
Refer to comments below, and contact Mike Davis at Waste Management at 206-786-4530 for
assistance with sizing and locating the facilities.
17 FWCC Section 22-1564(u)
1s FWCC Sections 22-960 & 22-1564(b)(d); FWCC Chapter 22, Article XVII
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h) Mechanical Equipment — Any rooftop mechanical equipment must be architecturally screened
from public view, with a corresponding elevation detail provided at the time of Process III
submittal. The rooftop mechanical may not take the place of or impact any proposed rooftop
open space. Site utilities including transformers and fire standpipe should not be highly visible
from any public areas or common spaces.
i) Signs — The project as proposed is eligible for medium profile signage. Separate sign permits
are required pursuant to the City's sign code.19
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732,
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, or the regulations in place at the time a "complete" land use application is received.
This project meets the requirements for a Full Drainage Review. At the time of land use site plan
submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project
to the eight core and five special requirements of the KCSWDM will be required. A Level 1
downstream analysis shall also be provided in the preliminary TIR. The City has 1 " = 100', five-foot
contour planimetric maps that may be used for basin analysis.
2. The project lies within a Level 3 flow control area, thus the applicant must design the flow control
facility to meet this performance criteria unless evidence can be provided to show that the site drains
toward Pacific Highway. The project also lies within a Basic Water Quality Area. Water Quality
Treatment shall be designed to meet the treatment criteria of the Basic Water Quality Menu.
3. In addition to the KCSWDM, our initial review suggests that FWCC Section 22-337,
"Nonconforming Water Quality Improvements" applies to this site. Specifically, the following
item(s) is(are) applicable:
La. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
Lb. Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square feet of surface area or more;
l.c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
l.d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 5,000 square feet or more;
Lf. Redevelopment which involves a change in use, and the changed use has a potential to release a
new pollutant(s) to surface water systems within the City. For the purposes of this subsection, "new
19 FWCC Chapter 22, Article XV111, "Signs"
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pollutant(s)" means a pollutant that was not discharged at that location immediately prior to the
change in use, as well as a pollutant that was discharged in Iess quantities immediately prior to the
change in use;
l.g. Redevelopment, other than normal maintenance or other than the tenant improvements, but
including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50
percent of the assessed or appraised value (whichever is greater) of the structure or improvement
being redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must
be from a source acceptable to the City. The Director may require the applicant to provide an
appraisal from a second source acceptable to the City if the assessed valuation appears to be
inaccurate or inappropriate. If more than one appraisal is provided by the applicant or required by
the City, the greater of the two amounts shall be used. For purposes of this determining value under
this section, improvements required pursuant to FWCC Sections 22-334 (nonconforming
development), 22-336 (street/sidewalk improvements), 22-337 (nonconforming water quality
improvements) and 22-1473 (street/sidewalk improvements) shall not be counted towards the 50
percent threshold which would trigger application of this subsection;
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. Treatment options must be selected from the Basic Water
Quality Menu provided in the KCSWDM.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
5. Detention and water quality must be above ground (i.e. open pond). Underground facilities are
allowed only with approval from the City of Federal Way Stormwater Management Division.
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
7. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) permit may be required. Information regarding this permit can be
obtained from the Washington State Department of Ecology at
http://www.ecy.wa.gov/programs/sea/pac/index.html, or by calling 360-407-6437.
Right -of -Way Improvements
1_ See the Traffic Division comments from Soma Chattopadhyay, Traffic Engineer, for traffic related
items.
2. Open utility cuts are prohibited on Pacific Highway South. If an open cut were approved, significant
overlay requirements and/or mitigation fees would be required. Please contact Kathleen Messinger at
253-835-2725 for further information.
Building (or EN) Permit Issues
Engineered plans are required for clearing, grading, road construction, and utility work. Plans must
be reviewed and approved by the City. Engineering review fees are $753.00 for the first 12 hours of
review, and $63 per hour for additional review time. A final TIR shall be prepared for the project
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and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal
of a professional engineer registered/licensed in the State of Washington.
2. In addition to engineering approval, short plats and subdivisions associated with a Binding Site Plan
are required to obtain a separate permit for grading. Details and fees may be obtained from the
Federal Way Building Department.
3. The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at www.ci1yoffederalway.com to
assist the applicant's engineer in preparing the plans and TIR.
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 and held for a two-year
maintenance period.
5. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements. Upon satisfactory completion of the
two-year maintenance period, the remainder of the bond will be released. Maintenance for public
roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for
private roads and drainage facilities, including short plats, remain the responsibility of the individual
property owners.
6. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final
approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent
black ink. Site plans shall be drawn at a scale of 1 " = 20', or larger. Architectural scales are not
permitted on engineering plans.
8. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per
Appendix D, 1998 KCSWDM, must be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WoRxs TRAFFIC DmsioN (Soma Chattopadhyay, 253-835-2745,
soma.chattopadhyay@cityoffederalway.com)
Transportation Impact Analysis
1. Based on the Institute of Transportation Engineers Trip Generation 7 h Edition, land use code 814
(Specialty retail) with 10% pass by trips and 220 (Apartment), the project is expected to generate
File N07-104817-00-PC Doc lD 42271
Mr. Sweeney
Page 12
October 1, 2007
approximately 39 new weekday evening peak hour trips. Therefore, a Concurrency Analysis is
required and the application fee is $1,448 for this proposal. The applicant would be expected to
contribute pro-rata shares towards Transportation Improvement Plan (TIP) projects impacted by one
or more peak hour trips. Mitigation improvements necessary beyond those identified in the TIP to
meet the City's adopted level -of -service standard are required to be provided by the applicant to
meet concurrency requirements of the Growth Management Act.
Street Frontage Improvements
2. Per FWCC Section 22-1474, the applicant/owner would be expected to construct street
improvements consistent with the planned roadway cross -sections as shown in Map III-6 of the
FWCP and Capital Improvement Program (CIP) shown as Table I11-19. Based on the materials
submitted, staff conducted a limited analysis to determine the required street improvements in
meeting the FWCC. Based on the analysis and FWCC, the applicant would be expected to construct
improvements on the following streets to the City's planned roadway cross -sections:
SR-99 is planned as a Type "A" street, consisting of a 90-foot street with curb and gutter, six-
foot planter strips with street trees, eight -foot sidewalks, and street lights in a 124-foot right-of-
way (ROW). Right-of-way is available and road improvements have been completed.
Access and Traffic Circulation
3. Access management standards are based on roadway safety and capacity requirements. FWCC
Section 22-1543 provides access standards for streets based on planned roadway cross -sections.
Please note that access classifications are per Drawing 3-1A in the Public Works Development
Standards.
4. WAC 468-52-040 limits access on state highways in Federal Way to a spacing of 250 feet with only
one access per parcel. Per FWCC 22-1543, Pacific Highway South is access class "1" where left
access may be permitted every 330 feet and left -out access is only permitted at signalized
intersections. Please show all neighboring driveways within 250 or 330 feet of the proposed
driveway(s).
5. FWCC Section 22-1543 identifies a procedure whereby the Public Works Director may modify
access spacing requirements. Staff supports a modification request for nonconforming driveway
spacing. However, for safety reasons, a driveway should be shared with parcel #7204800188 to the
north and should be as far as possible from adjacent driveways.
Other Comments
6. Please note that the maximum allowable grade for city streets/access driveways is 15 percent or as
approved by the Fire Department.
7. As noted above for safety reasons the proposed driveway should be in the northern portion of the
property and should be combined with a driveway for parcel #7204800188.
File 407-104817-00-PC Doc ID 42271
Mr. Sweeney
Page 13
October 1, 2007
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robv u(�, cityoffederalway.com]
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is
established by FWCC 22-949.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions
measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -open
gate that spans the front width of the enclosure. When gate doors are opened, no structure or
hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred for
holding gates in closed and open positions to ease service access and maximize the life of gate
hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access
and/or additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/containers, and to exterior
containers screened by enclosure(s).
• Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential
`blind spots' during ingress and egress.
• Consider landscaping, setbacks and screening requirements [based on FWCC Section 22-1564 (d) &
(e)].
• Note that larger -scale commercial or multi -unit housing developments may see long-term savings
from the use of on -site waste compaction equipment. Planning for this equipment may require larger
enclosure dimensions, defined overhead clearances, consideration of power utility access, and
drainage management.
■ Mixed -use developments may also benefit from on -site waste compaction equipment. Additional
mixed -use development considerations include:
o Designated chutes and/or internal facility maintenance areas or services for tenants,
o Moving waste and recycling streams from interior units to collection areas, and
o Access by business tenants and/or residents to exterior waste and recycling areas.
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786-
4530 (cell).
BUILDING DIVISION (Scott Sproul, 253-835-2633 scott.sproul@cityoffederalway.com)
International Building Code (IBC), 2003 edition
Washington State Amendments WAC 5140*
International Mechanical Code (IMC), 2003 edition
Washington State Amendments WAC 51-42*
File il07-104817-00-PC Doc ID 42271
Mr. Sweeney
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October 1, 2007
Uniform Plumbing Code (UPC), 2003 edition
Washington State Amendments WAC 51-46 & WAC 51-47*
International Fire Code (IFC), 2003
Washington State Amendments*
National Electric Code (NEC), 2005 edition
Accessibility Code ICC/ANSI A117.1-2003
Washington State Energy Code WAC 51-11 *
Washington State Ventilation and Indoor Air Quality Code WAC 51-13*
*Current State Amendments are dated: July 1, 2007
** As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch
circuits serving sleeping rooms in dwelling units (R-l's).
Building Criteria
Occupancy Classification: R-2
Type of Construction: V-A required
Floor Area: 38,091
Number of Stories: 4
Fire Protection: Fire alarm and sprinkler system required
Wind/Seismic: Basic wind speed 85 Mvh, Exposure 25# Snow load, Seismic Zone D-1
A complete building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at: www.cityoffederalway.com.)
Submit five sets of drawings and specifications. Specifications shall include: x Soils report
x Structural calculations x Energy calculations x Ventilation calculations. Note: A Washington State
Registered architects stamp is required for additions/alterations (new or existing) of 4,000 gross floor area
or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW).
Submit two copies with King County Health Department approval stamp for all projects that include
food service facilities, septic systems or other elements within the project that require health department
approval.
Energy code compliance worksheets are required to be completed and included with your permit
application.
File il07-104817-00-PC Doc ID 42271
Mr- Sweeney
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October 1, 2007
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
Federal Way reviews plans on a first in first out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Review Timing
The first comment letter can be expected within seven to eight weeks of submittal date. Re -check of plans
will occur in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from Community Development Services.
Federal Way has an expedited review process. Information is available at our front counter.
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of
Occupancies.
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 Department and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
The plans submitted shall include details for weatherproofing per RCW 64.34.
■ Exterior walls shall be fire resistive rate per IBC table 602.
• Exterior openings shall be protected per IBC table 704.8.
• Demo permit required for the removal of the existing buildings.
FWCC 9-651 through 9-653, the Safety and Sanitation sections shall apply and FWCC 9-611
through 9-613(t).
• I have included the city code section for five -story wood frame builds under the 2003 IBC. Please
note that the city is in the process of updating the five -story wood frame buildings section of the
code. It should be completed in the fall of 2007.
File il07-104817-00-PC Doc 1D 42271
Mr. Sweeney
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October 1, 2007
The purpose of this article is to authorize the construction of five -story wood frame buildings as an
approved alternate design and construction method under Section 104.2.8 of the 2003 Edition of the
International Building Code, and to set forth the criteria and standards which must be met before a
building permit may be issued for a five -story wood frame building. (Ord. No. 01-389, § 1(B), 6-5-01;
Ord. No. 04-465, § 8, 10-5-04)
5-70 Construction.
(a) International Building Code requirements. Five -story wood frame buildings must comply with all
requirements of the International Building Code, except as modified or supplemented by this article. In
the event of a conflict between the International Building Code and the provisions of this article, the
provisions of this article shall control. References in this article to building construction "types" (e.g.,
Type I or Type V) shall have the same meaning as set forth in the International Building Code.
(b) Lowest story construction requirements. The lowest story in a five -story wood frame building shall be
constructed of Type V-A fire -resistive construction, except that all structural frame and load bearing
elements must consist of approved, two-hour fire -resistive construction.
(c) Upper four stories. The upper four stories of a five -story wood frame building shall be constructed of
at least Type V-A fire -resistive construction.
(d) Use of Type V above Type I construction. Where Type V wood frame stories are constructed over
Type I construction, the Type V stories shall be separated from the Type I stories as provided in
International Building Code Section 311.2.2.1 (2003 Edition), as presently constituted or as may be
subsequently amended. (Ord. No. 01-389, § 1(B), 6-5-01; Ord. No. 04-465, § 8, 10-5-04)
5-71 Occupancy.
(a) Occupancy of five -story wood frame buildings shall be allowed as provided in Table 503,
International Building Code, 2003 Edition, as presently constituted or as may be subsequently amended,
except that B, M, and R-1 occupancies shall be allowed on any floor.
(b) Occupancy shall have the same meaning as set forth in the 2003 Edition of the International Building
Code, as presently constituted or as hereinafter amended. (Ord. No. 01-389, § 1(B), 6-5-01; Ord. No. 04-
465, § 8, 10-5-04)
5-72 Stair enclosures.
Where buildings are designed and constructed pursuant to this section, all stair enclosures shall be of two-
hour fire -resistive construction with one -and -one -half-hour opening protection. (Ord. No. 01-389, § l(B);-
6-5-01; Ord. No. 04-465, § 8, 10-5-04)
5-73 Fire detection and protection.
(a) Five -story wood frame buildings shall be protected throughout by an automatic fire sprinkler system
complying with the International Building Code and International Fire Code as detailed in the Standard
]mown as NFPA 13, as set forth and contained in the 2003 International Building and Fire Codes and as
amended by the State Building Code. Use of the automatic fire sprinkler system shall be in addition to,
not in lieu of, one -hour fire -resistive construction required in FWCC 5-70. Automatic fire sprinklers may
not be used to increase the number of stories; no more than five stories of wood frame construction may
be permitted.
(b) All stair enclosures and elevator shafts shall be pressurized as set forth in International Building Code
Section 909, as presently constituted or as may be subsequently amended. In addition, a class I standpipe
system as required by International Building Code Section 905 and the Standard known as NFPA 14, as
presently constituted or as may be subsequently amended, shall be installed.
File il07-104817-00-PC Doc1D 42271
Mr. Sweeney
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October 1, 2007
(c) A standby power -generator set shall be provided on the premises in accordance with the 2003
International Building Code Section 403.10 and the 2002 National Electrical Code, as presently
constituted or as may be subsequently amended. The standby system shall have a capacity and rating
sufficient to supply all equipment required to be operational at the same time, including but not limited to
stair enclosures, an elevator shaft pressurization, and elevators.
(d) A monitored manual and automatic fire detection system, subject to the approval of the fire chief,
shall be installed throughout the building and provide alarm, trouble and supervisory monitoring of the
automatic fire sprinkler system. (Ord. No. 01-389, § 1(B), 6-5-0 1; Ord. No. 04-465, § 8, 10-5-04)
5-74 Height.
The maximum height of buildings designed and constructed pursuant to this section shall be 65 feet. The
height shall be measured as provided in the 2003 International Building Code as presently constructed or
hereafter amended.
Buildings constructed under this article shall also be subject to the requirements of Chapter 8 FWCC
pertaining to high-rise buildings, as applicable. (Ord. No. 01-389, § 1(B), 6-5-01; Ord. No. 04-465, § 8,
10-5-04)
5-75 Basic allowable floor area.
The basic allowable area of floors of five -story wood frame buildings shall be as allowed in Tables 503
through 505, International Building Code, 2003 Edition, as presently constituted or as may be
subsequently amended, plus 25 percent. (Ord. No. 01-389, § 1(B), 6-5-01; Ord. No. 04-465, § 8, 10-5-04)
5-76 Fire department access.
Site design for any five -story wood framed building shall include access sufficient for fire department
vehicles, as determined by the fire chief and building official. Fire department vehicle access shall be
documented on site and building plans. (Ord. No. 01-389, § 1(B), 6-5-01; Ord. No. 04-465, § 8, 10-5-04)
5-77 Construction inspection.
The following shall be required for buildings designed and constructed pursuant to this section:
(1) Structural observation provided by the engineer of record for structural frame elements; and
(2) Special inspections as required in the 2003 International Building Code, as presently constructed or as
hereafter amended. (Ord. No. 01-389, § 1(3), 6-5-01; Ord. No. 04-465, § 8, 10-5-04)
5-78 Maintenance of fire protection systems.
The owners of five -story wood frame structures shall maintain the fire and life -safety systems required by
the International Building Code and the Federal Way City Code in an operable condition at all times.
Unless otherwise required by the fire chief, testers approved by the fire department shall conduct yearly
testing of such systems. A written record shall be maintained and shall be forwarded to the fire marshal
and be available to the inspection authority. (Ord. No. 01-389, § 1(B), 6-5-01; Ord. No. 04-465, § 8, 10-5-
04)
The Building Department information provided is based on limited plans and information. The
comments provided are not intended to be a complete plan review and further comments are
possible at time of building permit plan review.
File #07-104817-00-PC Doc ID 42271
Mr. Sweeney
Page 18
October 1, 2007
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org)
Water
* A developer extension agreement will be required to construct new mainline water distribution
facilities (fire hydrant(s)) for the proposed development. New onsite and offsite water easements will
be required for the project. Offsite easement will be required to avoid asphalt pavement cut in
Pacific Hwy South, and will need to extend westerly from an existing water easement (copy
enclosed) across adjacent property east of the proposed development, for the benefit of the portion of
the new water mainline across said offsite property. Owner will need to acquire the offsite easement
prior to scheduling the Lakehaven preconstruction meeting. Additional detail and/or design
requirements can be obtained from Lakehaven by submitting a separate application to Lakehaven for
either a pre -design meeting or a developer extension agreement (application copies enclosed).
Lakehaven encourages the owner to apply for either of these processes early in the pre-
design/planning phase to avoid delays in overall project development.
* A separate water service connection application is required for each new service connection to the
water distribution system, or any modification to an existing water service connection (e.g., larger
service, abandonment of existing service(s), etc.), following completion of any required mainline
construction, in accordance with standards defined in Lakehaven's current'Fees and Charges
Resolution'.
* Separate water service connections shall be installed for mixed uses within structures that are
incompatible for billing purposes (i.e., commercial & multi -family residential).
* Existing water meter, and/or service, abandonment or protection will be required for any on -site
building demolition. Please contact Lakehaven for further information regarding this issue.
* Owner will be required to complete and submit a Water Use Questionnaire (WUQ). Information in
the WUQ will be used by Lakehaven to determine specific backflow prevention requirements.
* The associated developer extension agreement must achieve a point of either Substantial Completion
or Acceptance, as determined by Lakehaven prior to activating any new service connection(s).
Sewer
* A separate sewer service connection permit is required for each new connection to the sanitary sewer
system or any modification to an existing sewer service connection, following completion of any
required mainline construction, in accordance with standards defined in Lakehaven's current 'Fees
and Charges Resolution'. Minimum slope for gravity sewer service connections is 2%. In addition to
all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is
required on the private building sewer line, for all new or modified non-residential connections.
Owner will be required to complete and submit a Sewer Use Survey (SUS). Information in the SUS
will be used by Lakehaven to determine specific pretreatment requirements.
General
* Charges -payable -in -lieu -of -extension, and/or latecomer and/or earlycomer charges may be
assessable against the property for facilities either previously constructed or to be constructed that
provide direct benefit to the property. Please contact Lakehaven for further detail by
File #07-104817-00-PC Doc lD 42271
Mr. Sweeney
Page 19
October 1, 2007
obtaining/submitting a separate application for a pre -design meeting or a developer extension
agreement (application copies enclosed).
Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units
(ERU). Residential equivalency for non-residential connections will be estimated based on
anticipated water use (1 ERU = 255 gallons per day for water and 220 gallons per day for sewer).
Owner will be required to provide a reliable estimate of proposed water consumption (commercial
and irrigation) for the property (information from a similar facility may be submitted in lieu of a new
estimate). Lakehaven's 2007 Capital Facilities Charges are $3,196/ERU for water and $2,768/ERU
for sewer.
Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units
(ERU). Residential equivalency for Multi -family use is calculated as 0.67 ERU per unit.
Lakehaven's 2007 Capital Facilities Charges are $3,196/ERU for water and $2,768/ERU for sewer,
which would. equal a payment of $2,141.00/MFR-unit for water and $1,855.00AIFR-unit for sewer.
* Credit may be available for this property from connection charges previously assessed for water
and/or for sewer. Please contact Lakehaven for further detail by submitting a separate application for
a pre -design meeting or a developer extension agreement (application copies enclosed).
* All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org)
Water Supplies for Fire Protection
The fire flow for this building is 1500 gallons per minute. A Certificate of Water Availability shall be
provided indicating the fire flow available at the site. A hydraulic fire flow model shall be requested from
the water district.
One new onsite hydrant will be required. 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.
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 roads shall be installed and made serviceable PRIOR to and during the time of
construction.
File #07-104817-00-PC Doc ID 42271
Mr. Sweeney
Page 20
October 1, 2007
Fire -Extinguishing Systems
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. Fire walls shall not be considered to separate a building to enable
deletion of the required automatic fire -extinguishing system.
The system demand pressure (to the source) required in a hydraulically designed automatic fire
sprinkler system shall be at Ieast 10 percent less than the correlative water supply curve pressure.
Standpipe System
A Class I standpipe system is required in buildings where the floor level of the highest story is located more
than 30 feet above the lowest level of the fire department vehicle access.
Automatic Fire Detection System
A complete Fire Alarm System is required. 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.
Fire Department Access to Buildings
An approved access walkway leading from fire apparatus access roads to exterior openings required by the
International Building Code and/or the International Fire Code shall be provided when required by the Chief.
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 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, 253-835-2642. We look forward to working with you.
Sincerely,
Deb Barker
Senior Planner
File #07-104817-00-PC Doc lD 42271
N
Mr. Sweeney
Page 21
October 1, 2007
enc: Master land use application
Process III Development standards checklist
SEPA checklist
Mailing Label handout
BSP provisions of the Subdivision code
FWCC Section 22-755 Multi unit housing
FWCC Section 22-752 — Entertainment
FWCC Section 19.46 —Fee in lieu of provisions
FWCC Article XVII - Landscaping
FWCC Article XIX Design Guidelines
FWCC Article— Signs
FWCC Section 22-946 — Garbage and Recycling
Lakehaven DE Predesign Application-2007
Lakehaven DE Agr Application-2007
Lakehaven K03-096-387
Lakehaven WUQ
Lakehaven SUS
c: Ann Dower, Engineering Plans Reviewer
Soma Chattopadhyay, Traffic Analyst
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire
File #07-104817-00-PC Doc lD 42271
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC)
Preapplication Conference Sign In Sheet
Park Mixed Use Preapplication Conference
Name
1.
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07-104817-00-PC
eptember 20, 2007
With
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Telephone Number
D:5-3-93�--Z1(
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0531g33 Z-7
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Apartments
Use
Period
Weekday Evening Street Peak
Code
220
J.Parameter
Room
Quantity
24.000
Studies
90
Outliers
0
Lower Data Range
40.000
Upper Data Range
1100.000
%Entering
65
Rate
0.62
Std Dev
0.82
Equation Type
Lin
Coefficient A
0.550
Constant C
17.65
R^2
0.77
Data Close to Rate?
y
Data Close to Equation.
y
Closest Data Point
E
Trips by Rate
14.88
0.00
0.00
0.00
Trips by Equation
30.85
0.00
0.00
0.00
Within Data Range?
NO
NO
NO
NO
N>2?
YES
NO
NO
NO
N>19?
YES
NO
NO
NO
Outliers<5%?
YES
NA
NA
NA
y-intercept
17.65
NA
NA
NA
Near 0?
NO
NA
NA
NA
Std Dev/Rate>1.10?
YES
NA
NA
NA
RA2>0.75?
YES
NO
NO
NO
RECOMMENDATION
STUDY
STUDY
STUDY
STUDY
Trips
30.85
0.00
0.00
0.00
Weight by Rate
0.76
0.00
0.00
0.00
Weight by Equation
1 0.77
0.00
0.00
0.00
RESULTS
RATE
EQUATION
AVERAGE
'Weighted Average
14.88
30.85
22.87
'Entering Trips
9.67
20.05
14.86
:Exiting Trips
5.21
10.80
8.00
Pass -By%
#N/A
#N/A
#N/A
'Total New Trips
#N/A
#N/A
#N/A
Entering New Trips
#N/A
#N/A
#N/A
Exiting New Trips
#N/A
#N/A
#N/A
Enter
cc
Enter
La
Enter
Ti
Enter
I'I
Enter
In
Enter
Qu
Enter
Nu
Enter
Nu
Enter
th�
Enter
th
Enter
th
Enter
th
Enter
th
Enter
Lc
Enter
th
Enter
th
Enter
th
Enter
Ye
5C JJJ
Enter
Ye
Enter
Re
Pa
z)mments
and Use
ime Period
rE Land Use Code
adependent Variable
uantity of Independent Variable
umber of Studies
umber of outlying Data Points
he Lowest Data Point
he Highest Data Point
he Percentage of Trips Entering the Site
he Rate
he Standard Deviation of the Rate
)garithmic, Linear, Inverse, Semi -logarithmic, or Exponential.
he coefficient of the variable of the equation.
he constant of the equation
he coefficient of variation.
�s or No
!s or No
ite or Equation
ass -By Rate
Use
Specialty Retail (SPA)
Period
Weekday Evening Street Peak
Code
814
Parameter
'ross Leasable Area
Quantity
9.721
Studies
5
Outliers
0
Lower Data Range
15.000
Upper Data Range
210.000
%Entering
44
Rate
2.71
Std Dev
1.83
Equation Type
Lin
Coefficient A
2.400
Constant C
21.48
R^2
0.98
Data Close to Rate?
y
Data Close to Equation?
y
Closest Data Point
RATE
Trips by Rate
26.34
0.00
0.00
0.00
Trips by Equation
44.81
0.00
0.00
0.00
Within Data Range?
NO
NO
NO
NO
N>2?
YES
NO
NO
NO
N>19?
NO
NO
NO
NO
Outliers<5%?
YES
NA
NA
NA
y-intercept
21.48
NA
NA
NA
Near 0?
NO
NA
NA
NA
Std Dev/Rate>1.10?
NO
NA
NA
NA
RA2>0.75?
YES
NO
NO
NO
RECOMMENDATION
STUDY
STUDY
STUDY
STUDY
Trips
44.81
0.00
0.00
0.00
Weight by Rate
1.48
0.00
0.00
0.00
Weight by Equation
0.98
0.00
0.00
0.00
RESULTS
RATE
EQUATION
AVERAGE
Weighted Average
26.34
44.81
35.58
:Entering Trips
11.59
19.72
15.65
'Exiting Trips
14.75
25.09
19.92
.Pass -By%
10.000
10.000
10.000
'Total New Trips
23.71
40.33
32.02
Entering New Trips
10.43
17.74
14.09
:Exiting New Trips
13.28
22.58
17.93
Enter comments
Enter Land Use
Enter Time Period
Enter ITE Land Use Code
Enter Independent Variable
Enter Quantity of Independent Variable
Enter Number of Studies
Enter Number of Outlying Data Points
Enter the Lowest Data Point
Enter the Highest Data Point
Enter the Percentage of Trips Entering the Site
Enter the Rate
Enter the Standard Deviation of the Rate
Enter Logarithmic, Linear, Inverse, Semi -logarithmic, or Exponential.
Enter the coefficient of the variable of the equation.
Enter the constant of the equation
Enter the coefficient of variation.
Enter Yes or No
Enter Yes or No
Enter Rate or Equation
Enter Pass -By Rate
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: September 5, 2007
TO: Will Appleton, Development Services Manager
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire and Rescue
FROM: Deb Barker
FOR DRC MTG. ON: September 13, 2007 - Internal
September 20, 2007, 9:00 - with applicant
FILE NUMBER(s): 07-104817-00-PC
RELATED FILE NOS.: Various code enforcement files
PROJECT NAME: PARK MIXED USE COMPLEX
PROJECT ADDRESS: 27634 PACIFIC HWY S
ZONING DISTRICT: BC
PROJECT DESCRIPTION: Proposal to construct 4-story structure with day spa &
multi -family dwelling units. Existing multifamily
structures would be demolished.
PROJECT CONTACT:
Dale Sweeney
5715 143rd Place SE
Bellevue, WA 98006
425-260-8969
MATERIALS SUBMITTED: site plan and elevation drawing
08/28/2007 15:57 FAX 2536614048 City of Federal Way 16 002/004
r' 1Z►�k E-AND 4 �4"UCATXvN
;1>` x tXNT.or COM.MUMTY.DgvttA*mFr4T sznvlcrs
CITY -OF 33325. 4 Avenue•Sottlh
A��' �• ?(j�� 1"ederal•Way Wk. 98063-9718
Fadelr �: - .. 253-935-2607; Fax 253-835-2609 •:
'WAY
APj%jcAi.,xov
www_,�; ffeElcrxl.rst1
No(s)'
Project Name b9l, eil Ur, 1214 - w-062
Property Address/Location -? :3 Il e r i
Parcel•Number(s) 7ZO46C _ 019 d
Project'Deacription a 1q -F- 2Aerl, 411�2 v,17 .
FLEASEPIONi
t'yie,6f.Permit Required F[Apoplicant.
Annexation'
Bind'nrg Site Plan-1►Iztme: gale Swrt�
Boundary Line AdjuAnent 7 I �3"�
Comp PlartllLerone Address: 1 b?er
3: rstd 4urface Modifle-radon •CitylStaq�s•'.
Lot Line Elimination Zip •, - :.``�` b D�Cv
preappiiaation Conference
on�:' 4S ; ZCo n
Process) (I71 ctar�s Approval) Fax: 4 Z 5' 3 7• b a if e17 1 1
Process •Il (site Plan ilcvie.yy Ems►il; -� 1i w'r' Crri.?,s ! , h� 7
��i'mt:ess IfI•(l'rUjece•Apprvval) 'Si��rtariire:••: ,•.�� ��„��' ,
ProcessIV• (HemrinS rxnminer's Decision). - .•
Rrocess V ((road -Judicial 1iuwnc) Agent(if..dif-fereat••tlt,inApplicnnt)
'Process VI
SEPA wftojcc( Nanie:
` SEPA-0ly :-Address:
Shoreline: VariturcefCunditional-Use .. Xity/State: .
Shot't• Subdivittian •Zile:
5ubdivisim plume:'
Variance: CorntYiv^rCiril/(tesislentsitl Fax: ;
Signature: ;
Reixuiretl : information
_____,��. ,�;7trrtin�•I7esi�tiatinri .' •• � • • � .. ..
G Name:. Par k- 6- 00 s
_ �Comprehens vc Flan Desig6ii ion: .
Address: 7 6; 0 3'
Value of Existing•Improvenisrtt>•.' :'City/5tata: -}� 4 ��a�,• W. A
S�UCJO .00pVt►lue.ofPraposed.impxavemants Thcom: �z0& — •- `7��
Intematio,oid•Buildifig Code (lBQ. 'Fax:
::ff
.F,tiiaal:
�. R'rl_.:� _._.w..--„ ..•_..� acct,pt�icj+ "r'ype': � .Si�n:3iititi� . • • . :. , • • . • . .
1P ` ,. Constroctitm Type-
Bulletin-IM03 — August:18, 2004 PAgc: t of •I; kAHan,iputslMasler Land. Use Application '
crrr OF
1. Federal
September 6, 2007
Dale Sweeney
Dale Sweeney Design
5715 143d Place SE
Bellevue, WA 98006
CITY HALL
33325 8th Avenue South
y Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www. cityoffederal wa y. com
RE: FILE #07-104817-00-PC; NOTICE OF PREAPPLICATION MEETING
Park Mixed Use Complex, 27634 Pacific Hwy South, Federal Way, WA
Dear Mr. Sweeney:
The above -referenced proposal has been assigned to me as project planner. At this time, the application
has been routed to the members of the Development Review Committee. A meeting with the project
applicant and Development Review Committee has been scheduled as follows:
9:00 AM, Thursday, September 20, 2007
Hylebos Conference Room
City Hall, 2"a Floor
33325 8'b Avenue South
Federal Way, WA 98003
We look forward to meeting with you. This is the only notice sent out, so please coordinate directly with
anyone else you would like to attend the meeting. Please call me at 253-835-2642 or e-mail me at
deb.barker@cityoffederalway.com if you have any questions.
Sincerely,
at�atll�
Deb Barker
Senior Planner
Doc. I D 42272
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