20-104021_03 Pre-Application Meeting Summary_04-05-2019-V1CITY OF CITY HALL
33325 8th Avenue South
Federal Way Federal Way, WA 53) 8335-77000
Centered on Opportunity wwwcityoffederalway.com
Jim Ferrell, Mayor
Mr. Kevin James April 5, 2019
MCG Architecture
250 Sutter Street, #500
San Francisco, CA 94108
kjames@mcgatchitecture.com
Re: File #19-100884-00-PC, PREAPPLICATION CONFERENCE SUMMARY
The Commons Mall — Pads, 1701 South Commons, Parcel #762240-0015, Federal Way, WA
Dear Mr. James:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held March 21, 2019. 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, Public Works Department, and representatives from Lakehaven Water and Sewer District and
South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) 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 FWRC and other relevant codes for all
additional requirements that may apply to your project.
I, Becky Chapin, am the key contact for your project and may be contacted at 253-835-2641, or
becky.chapin@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 me.
PROJECT DESCRIPTION
The proposal is for three new "pad" buildings at the northwest corner of the Commons shopping center.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for the preapplication review. These issues can change due to modifications and revisions in the
plans. The major issues section is only provided as a means to highlight critical requirements or issues. Please
be sure to read the comments made by all departments in the following section of this letter.
• Planning Division
1. Process III review is required to establish pad layout, proposed pad use, and required general code -
information for the proposed pads. Process II review will be required for the buildings to review the
specific use and building design at such time when tenants are identified.
2. The applicant shall submit a City Center Planned Action Determination Review Checklist along with
a regular SEPA Checklist in order to determine if the project qualifies as a Planned Action.
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3. Should ground leases or formal commercial parcels be sought for the proposed pads, a Binding Site
Plan (BSP) must be submitted.
0 Public Works Development Services Division
1. Development of any and/or all of the pads will trigger the city's nonconforming water quality code.
The entire site (currently identified as Tax Parcel 762240-0015) will need to be brought into
conformance with current water quality standards (see additional Division Comments, below).
2. There is an existing five-foot wide beautification easement (granted to the city) that runs adjacent to
and parallel with, the South 3201h Street right-of-way line. No buildings or other structures (other
than at -grade pedestrian sidewalks) are allowed within the easement.
• Public Works Traffic Division
1. Transportation Conwrrency Masutgement (FWRRC 19.90) — A transportation concurrency permit with the
application fee of $9,032 (51 - 500 trips) is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) —The traffic impact fees payment will be assessed at the building
permit issuance.
3. Frontage Improvements (FWRRC 19.135.040) — Under a BSP, the development shall construct half -street
frontage improvements and dedicate right-of-way along the property frontage on South 320th Street,
23,d Avenue South, South 324th Street, and SR 99.
4. Block Perimeter (FWBC 18.55.010 & FWRC 19.135.251) and Grid roads —The development shall meet
grid roads and block perimeter requirements of 1,320 feet for non -motorized access and 2,640 feet
for streets consistent with Map III-4 in Chapter III of the .Federal Way Comprehensive Plan (FWCP).
5. Transportation Impact Analysis (TM) — A TIA prepared by a licensed engineer in the state of
Washington is required to assess other significant project impacts and determine traffic and safety
mitigation measures not identified in the concurrency analysis.
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.
COMMUNITY DEVELOPMENT — PLANNING DIVISION
Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com
1. Zoning Designation — The subject property is designated City Center Core (CC-C); the proposed uses are
retail and restaurants, which are permitted uses in the CC-C zone as listed within and subject to the
regulations set forth in the Use Zone Charts of FWRC 19.225.020 and 19.225.040.
2. Land Use Application —Per the zone chart, the project requires a Process III, Project Approval, with SEPA.
Process III is a review process conducted by city staff with a final decision issued by the Community
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Development Director. The Process III decision criteria are contained in FWRC 19.65.100(2). A Process
III Submittal Checklist and Master Land Use Application are enclosed. Construction permits can be
applied for after Process III approval is granted.
If tenants are not currently known for each of the proposed building pads, then a Process II, Site Plan
Review, will be required for these buildings to review the specific use and building design at such time
when tenants are identified.
3. State Environmental Policy Act (SEPA) — Pursuant to FWRC 14.15.030(1)(c), the project is subject to
environmental review under the State Environmental Policy Act (SEPA), as the proposal exceeds the flexible
thresholds (construction of a more than 12,000 square foot commercial buildings). The property is
located within the City Center Planned Action Area. The applicant shall submit a City Center Planned
Action Determination Review Checklist along with a regular SEPA Checklist in order to determine if the
project qualifies as a Planned Action. If the SEPA official determines that the development proposal
qualifies as a Planned Action, the project shall not be subject to a SEPA threshold determination, an
environmental impact statement (EIS), SEPA appeal, or any other additional review under SEPA. A City
Center Planned Action Determination, or an environmental threshold determination made by the
Director of Community Development, must be issued prior to land use or building permit approval.
Public notice will be required as established in the FWRC.
4. Land Use Review Timeframes — The Planning Division will notify the applicant of the application status
within 28 days of submittal. If the application is determined complete, staff will issue a Letter of
Complete Application. The FWRC limits the administrative review to 120 days from the date of a
complete application. The 120-day review period will stop any time the applicant has been requested by
the city to correct plans, perform required studies, or provide additional information needed to issue a
decision. The review period will begin within 14 days following submittal of requested items. Please be
advised that any request for corrections and/or additional information must be provided within 180 days
of written notification, or the land use application will expire.
5. Binding Site Plan — Should ground leases or formal commercial parcels be sought for the proposed pads, a
Binding Site Plan (BSP) must be submitted. Pursuant to FWRC 18.20.010, division of any land for sale or
lease that is classified for commercial, business, office, or industrial development, shall be required to
obtain an approved BSP. The BSP is reviewed and processed under the provisions of short subdivisions
that will require a separate Master Land Use Application. BSP review is administrative with a decision
rendered by the Director of Community Development within 120 days of complete application. The
approved BSP shall be recorded with the King County Recording Department by the applicant. Please
see the enclosed BSP submittal requirements handout.
6. Public Notification —Process III applications require a public notice and 15-day comment period. Within 14
days of issuing the Letter of Complete Application, a Notice of Application will be published in the
Federal Way Mirror, posted on the subject property, and placed at the city's three designated notice boards.
The BSP review will require a separate notification process as well.
7. Nonconformance — Pursuant to FWRC 19.030.090, all nonconforming aspects of a development must be
brought into conformance if:
a) An applicant proposes to add to the subject property either 2,500 square feet of new gross floor
area or more, or 25 percent of the gross floor area or more of the building(s) on the subject
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property, whichever is less, within any consecutive 36-month time period commencing at the
time of building permit issuance.
Exception:
a. For a building (or group of buildings) greater than or equal to 50,000 square feet, conformance
as identified in subsection (1) of this section is not required unless the applicant proposes to add
4,900 square feet of new gross floor area to the subject property or 10 percent of the gross floor
area of the building(s) on the subject property, whichever is greater, within any consecutive 36-
month time period commencing at the time of building permit issuance.
The applicant shall comply with all development regulations applicable to the subject property (parcel
#762240-0015) on which the new structure and any related improvements are to be constructed. The
nonconforming conditions that must be addressed are as follows:
• Required parking stalls.
• Perimeter landscaping.
• Interior parking lot landscaping.
8. Key Development Regulations — The Use Zone Charts of FWRC 19.225.020 and 19.225.040 provide
regulations for the proposed retail and restaurant uses. The applicant should consult the referenced Use
Zone Charts prior to submitting a Master Land Use Application to verify all site components and
proposed uses will comply with city code. The following is only a portion of the zoning regulations
governing the proposed uses in the CC-C zone:
a. Required Setback and Lot Coverage —There are zero required setback requirements for retail and
restaurant uses (see section d below for discussion of maximum setbacks.) No maximum lot
coverage applies. The buildable area will be determined by other requirements for landscaping,
required yards, etc.
b. Builrlin,g Height— The allowed height for a restaurant building in the CC-C zone is 70 feet.
c. Parking — Parking requirements from the CC-C zone use chart are as follows:
• Fast Food Restaurant — 1 parking stall for each 80 square feet of gross floor area.
• Restaurant — 1 parking stall for each 100 square feet of gross floor area.
• Retail — 1 parking stall for each 300 square feet of gross floor area.
With the formal submittal, the applicant must demonstrate that the number of parking stalls required
for all of the various uses involved on the subject property are provided in accordance with the
FWRC parking requirements. Required parking may be reduced under provision of FWRC
19.130.020(3). Shared parking facilities may be provided consistent with the requirements of FWRC
19.130.120, "Shared Facilities." The formal application must include copies of any easements or
agreements that address shared parking provisions.
A handout entitled "Parking Lot Design Criteria" is enclosed to assist you with further parking lot
design information. Pursuant to FWRC 19.130.170, the applicant may designate up to 40 percent of
the number of parking spaces for compact cars as long as the parking lot has more than 20 spaces.
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To document that parking requirements are met, the formal Process III application must contain a
breakdown of all uses and/or proposed uses and the square -foot size of each use. Identify how the
parking requirements for each use are met based on the retail or restaurant requirement.
d. Special Re
gulations and Notes from Zone Use Chart —
• Drive -through facilities may only be permitted for banks and related financial services. As
proposed, a drive -through would not be permitted for a drug store use.
• Single -story buildings may not exceed a total ground floor area of 16,000 gross square feet,
unless approved under the provisions of FWRC 19.110.080, or approved by the director for
minor additions such as entry structures, lobbies, seating or dining areas, bay windows, and
similar features; provided, that such addition(s) shall not exceed 1,000 square feet per building in
any one consecutive 12-month period.
• No more than 16,000 square feet of new single -story construction may occur on a subject
property, excluding increases approved under the provisions of FWRC 19.110.080 and minor
additions approved by the director under note 14.
r No more than a five-foot building setback is allowed adjacent to principal pedestrian right(s)-of-
way, as determined by the director, unless: it is precluded by existing site improvements,
easements, topography, or other site constraints, as determined by the director; or to allow
streetscape amenities, public on -site open space, or other architectural element(s) or
improvements approved under Chapter 19.115 FWRC. The minimum building setback along all
other property lines is the same as the perimeter buffer as required by Chapter 19.125 FWRC.
If a setback greater than five feet is proposed, please provide details as to why the building
cannot meet this requirement. Note: See Public Works section above that indicates the
Beautification Easement that may prohibit development along South 320th Street frontage.
9. Landscaping — Landscape requirements are contained in FWRC Chapter 19.125, "Outdoors, Yards, and
Landscaping." Following are the key landscape requirements for the project.
(a) A landscape plan prepared by a Washington State licensed landscape architect shall be submitted
with the formal application. Please follow general guidelines outlined in FWRC 19.125.040(1) through
(28) when preparing the site plan and planting schedule.
(b) Per FWRC 19.125.060(7), for properties within the CC-C zone:
a) Type III landscaping five feet in width shall be provided along the perimeter of parking
areas abutting public rights -of -way. (Applies along South 320th Street and Pacific
Highway South.)
b) Type I landscaping 15 feet in width shall be provided along the perimeter of property
abutting a residential zoning district. (Not applicable; none adjacent.)
c) Type III landscaping five feet in width shall be provided along all perimeter lot lines
except as noted in subsections (a) and (b) above, except that landscaping is not required
along perimeter lot lines abutting rights -of -way where no required yards apply and along
interior lot lines where parking is being shared pursuant to FWRC Chapter 19.225.
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(c) Parking Lot Land caging — Twenty-two square feet of interior lot landscaping per parking space must
be provided in accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type IV parking lot
landscaping is required to be installed at the ends of all rows of parking and disbursed throughout the
interior parking area. The site plan must list the specific size of each landscape island proposed for
interior parking lot landscaping in order to verify the required calculation is provided. Landscape
islands must be a minimum width of six feet between stalls and at the ends of rows. Lighting fixtures
shall not replace any required interior parking lot landscaping.
(d) Parking Areas/Screening for Rights -of -Way —Parking areas adjacent to public right-of-way shall
incorporate berms at least three feet in height within perimeter landscape areas; or alternatively, add
substantial shrub plantings to the required perimeter landscape type, and/or provide architectural
features of appropriate height with trees, shrubs, and groundcover, in a number sufficient to act as
efficient substitute for the three-foot berm, to reduce the visual impact of parking areas and screen
automobiles, and subject to approval by the director of community development.
(e) Modification to landscape requirements may be requested per FWRC 19.125.100.
10. Tree Density Requirements — Per FWRC 19.120.030(14), tree removal on sites zoned CC-C is exempt from
the tree code.
11. Community Design Guidelines — Review of the proposal under the city's design guidelines, FWRC Chapter
19.115, is required for the project and will occur in conjunction with the use process review. The
principal applicable guidelines for the project are noted below. However, this does not necessarily include
all applicable guidelines and project designers must consult the guidelines in their entirety when preparing
an application. The application must include a written narrative identifying how the proposal complies
with the applicable design guidelines, as detailed.
FWRC 19.115.050(l), General Criteria. Pedestrian areas and amenities should be incorporated in the overall
site design. Pedestrian areas should be easily seen, accessible, and located to take advantage of
surrounding features such as building entrances, open spaces, significant landscaping, unique topography
or architecture, and solar exposure. Project designers shall strive for overall design continuity by using
similar elements throughout the project such as architectural style and features, materials, colors, and
textures. As proposed, the site generally meets these criteria.
FWRC 19.115.050(2), Surface Parking Lots. Vehicle turning movements shall be minimized. Parking aisles
without loop access are discouraged. Parking and vehicle circulation areas shall be clearly delineated using
directional signage. Driveways shall be located to be visible from the right-of-way but not impede
pedestrian circulation on -site or to adjoining properties. Driveways should be shared with adjacent
properties to minimize the number of driveways and curb cuts. Multi -tenant developments with large
surface parking lots adjacent to a right-of-way are encouraged to incorporate retail pads against the right-
of-way to help break up the large areas of pavement. As proposed, the site generally meets these criteria.
FWRC 19.115.050(4), Pedestrian Circulation and Public Spaces. Primary entrances to buildings should be
clearly visible or recognizable from the right-of-way. Pedestrian pathways from rights -of -way and bus
stops to primary entrances, from parking lots to primary entrances, and pedestrian areas, shall be
accessible and should be clearly delineated by separate paved routes using a variation in paved texture and
color, and protected from abutting vehicle circulation areas with landscaping. Approved methods of
delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete.
Paint striping on asphalt as a method of delineation is not encouraged. Bicycle racks should be provided
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for all commercial developments. The submitted site plan must indicate how this requirement is met for
all required pedestrian connections.
FWRC 19.115.050(6), Commercial Service and Institutional Fac&d u. Commercial services related to loading,
storage, trash, and recycling should be located in such a manner as to optimize public circulation and
minimize visibility into such facilities. Service areas shall be designed and located for easy access by
service vehicles. Trash and recycling receptacles shall include cover to prevent odor and wind-blown
litter. The enclosure shall be consistent with the primary buildings relative to architecture, materials, and
color. Include elevations and details of garbage and recycling enclosures with the land use submittal.
FWRC 19.115.050(7), Miscellaneous Site Elements. Lighting levels shall not spill onto adjacent properties
pursuant to FWRC 19.105.030(3). Lighting shall be provided in all loading, storage, and circulation areas,
but shall incorporate cut-off shields to prevent off -site glare. A separate lighting plan should be included
in the submittal packet.
19.115.060(2), Burg Fayade Modulation and Screening Options. All building facades that are both longer than
60 feet and are visible from either a right-of-way or residential use or zone shall incorporate facade
treatment according to this section. Subject facades shall incorporate at least two of the four options on
each facade. Options intended to break up the mass of large buildings include: (a) facade modulation; (b)
landscape screening; (c) canopy or arcade; and (d) pedestrian plaza. Options used must meet the
dimensional standards as specified herein; except, however, if more than two are used, dimensional
requirements for each option will be determined on a case -by -case basis.
The submitted site plan and elevations show the north elevation of the pharmacy building on Pad C,
visible from Pacific Highway South, incorporates facade modulation but no other facade treatment
options. From the submitted elevations, it appears that at least one additional treatment option needs to
be incorporated along this facade.
19.115.060(3), Banff Articulation and Scale. Building facades visible from rights -of -way should incorporate
methods of articulation and accessory elements in the overall architectural design, for example display
windows, window openings with visible trim material, vertical trellis, artwork, decorative masonry or
metal patterns, or grillwork, relief, material variations, etc.
From the submitted elevations, the north elevation of the pharmacy building on Pad C should
incorporate additional methods to articulate the blank walls. This includes window openings, vertical
trellis(es), or other architectural features such as indications, projections, awnings, or additional material
variations, etc.
FWRC 19.115.070 Bu �ft..and Pedestrian Orientation. Buildings should generally be oriented to rights -of -
way. Features such as entries, lobbies, and display windows should be oriented to the right-of-way;
otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof
should be incorporated into the street -oriented facade. Plazas, public open spaces and entries should be
located at street corners to optimize pedestrian access and use. Multiple buildings on the same site should
incorporate public spaces (formal or informal). As proposed, the site generally meets these criteria.
FWRC 19.115.090(3)(a). Parking shall be located behind building(s), with building located between the right-
of-way and the parking area(s); any parking located along a right-of-way is subject to the following criteria:
(i) In the city center core, surface parking and driving areas may not occupy more than 25 percent of
the project's linear frontage along principal pedestrian right(s)-of-way.
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(ii) When submitting the formal land use application, indicate what percentage of the project's linear
frontage along Pacific Highway South and South 320th Street includes parking and driving areas.
(iii) A greater amount of parking and driving area than is specified in subsections (3)(a)(i) of this
section may be located along other rights -of -way; provided, that the parking is not the
predominant use along such right-of-way, as determined by the director.
FWRC 19.115.090(3)(6). Principal entrance facades shall front on, face, or be clearly recognizable from
the right-of-way, and/or from the principal pedestrian right-of-way, as determined by the director, for
projects exposed to more than one right-of-way.
FWRC 19.115.090(3)(c). Building facades shall incorporate a combination of facade treatment options as
listed in FWRC 19.115.060(2) and (3)(b), to a degree that is appropriate to the building size, scale, design,
and site context, and according to the following guidelines:
i. Principle facades containing a major entrance, or located along a right-of-way, or clearly visible
from a right-of-way or public sidewalk, shall incorporate a variety of pedestrian -oriented
architectural treatments. At least 40 percent of any ground level principal facade located along a
right-of-way must contain transparent glass. Landscaping shall be used to define and highlight
building entrances, plazas, window planters, etc. Landscaping should not block views to the
building or across the site.
ii. When submitting the formal land use application, indicate the percentage of transparent glass of
the principle facades along Pacific Highway South and South 320th Street.
iii. Secondary facades not containing a major building entrance, or located along a right-of-way, or
clearly visible from a right-of-way or public sidewalk, may incorporate facade treatments that are
less pedestrian -oriented than in subsection (3)(c)(i), such as a combination of structural
modulation, architectural articulation, and foundation landscaping.
FWIRC 19.115.090(3)(d). Pedestrian pathways shall be provided from rights -of -way, bus stops, parking
areas, and any pedestrian plazas and public space to primary building entrances. Multiple tenant
complexes shall provide pedestrian walkways connecting all major business entrances on the site.
Pedestrian pathways shall be clearly delineated by separate paved routes using a variation in color and
texture, shall be integrated with landscape plan, and shall be protected from abutting parking and
vehicular circulation areas within landscaping. The submitted site plan must indicate how this
requirement is met for all required pedestrian connections.
12. Crime Prevention Through Environmental De ign (CPTED) — Pursuant to FWRC 19.115.010(2) and 19.115.030,
CPTED standards will be applied during project review. A CPTED checklist (enclosed) must be completed
and submitted with the Process III application. Per FWRC 19.115.030, applications for remodeling shall
meet only those provisions of this chapter that are determined by the director to be reasonably related and
applicable to the area of remodeling. The city's Police Department and Planning Division will evaluate the
formal application and review for compliance with the following CPTED principles:
i. Natural Surveillance — Promote visibility of public spaces and areas.
ii. Access Control— Identify techniques that deter unauthorized and/or inappropriate access.
iii. Ownership — Reduce perception of areas as ownerless.
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13. Garbage and Recycling — The new building must provide trash and recycling facilities as described in FWRC
19.125.040(4) and 19.125.150. The trash enclosure area may not be located within landscape buffer areas,
must be screened, and architecturally consistent with the design of the primary structure on site.
14. Term of Approval — FWRC 19.15.100(2) states that the applicant must substantially complete construction
for the development activity, use of land, or other actions approved and complete the applicable
conditions listed in the Process III or II decision within five years after the final decision of the city on
the matter, or the decision becomes void.
15. -Application Fees & Submittal —Tie formal application must be prepared in accordance with the city's
Development Requimments checklist (enclosed) and must be accompanied. by the appropriate fees. As fees
change annually, please contact the Permit Center at 253-835-2607, or permitcentet ci oFFe ralwa .coin,
for the current application fees for all permits/reviews identified in this letter. An intake appointment is
required for the land use submittals and must be scheduled with the Permit Center.
PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION
Kevin Peterson, 253-835-2734, kvin.peterson@cityoffederalway.com
Land Use Issues — Stormwater
1. The project is subject to hull drainage review as identified in the city -adopted 2016 icing Corny Surfuee
Wlater Design .M anal (KCSWDII1), and City Addendum. At the time of land use site plan submittal, a
preliminary Technical Information Report (TAR) addressing .the relevance of the project to the nine core
and five special requirements of the KCSWDM will be required.
2. The project site lies within a conservation flow control area; thus, the applicant must design the flow
control facility to meet these performance criteria. In addition to flow control facilities, Best Management
Practices (BMP's) are required as outlined in the KCSWDM. The project also lies within an Enhanced
Basic Water Quality Area. Water quality treatment shall be designed to meet the treatment criteria of the
Enhanced Basic Water Quality Menu. Beside those water quality treatment systems identified in the
KCSWDM, the city will also accept those systems that have been approved for Enhanced Basic
Treatment under the Washington State Department of Ecology (WADOE) General Use Level
Designation (GULD) criteria.
3. In addition to the KCSWDM, our initial review suggests that F`NRC 19.30.120, "Nonconforming Water
Quality Improvements" applies to this site. Specifically, the following items are applicable:
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;
1.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;
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 Enhanced Basic Water
Quality Menu provided in the KCSWDM.
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4. Detention and water quality facilities for private commercial developments within the CC-C are allowed
to be placed underground.
5. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
6. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination
System (NPDES) construction stormwater permit may be required. Information regarding this permit
can be obtained from the Washington State Department of Ecology at 360-407-6048, or
ht www. .wa, ov ro rams w stormwater nstrtic :o i dex.htlml.
Right -of -Way Improvements
1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long for
traffic related items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication
shall be conveyed to the city through a statutory warranty deed. The dedicated area must have clear title
prior to recording.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
Building (or Engineering EN]) Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the city. Engineering review fees (2019) are $3,004.00 for the First 18 hours of
review for commercial building permits, and $167.00 per hour for additional review time. A final TIR
shall be prepared for the project 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. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available to assist the applicant's engineer in preparing the plans and
TIR on the city's website at htt. - / /xv\yw.cityo Ffederalway.com index.. s 1x mid=171.
3. Bonding is required for all street improvements and temporary erosion and sediment control measures
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.
4. 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.
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5. 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.
6. 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. Architectural scales are not permitted on engineering plans.
7. Provide cut and fill quantities on the clearing and grading plan.
8. Temporary Erosion and Sediment Control (TESC) measures, per Appendix D of the 2016 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 WORKS — TRAFFIC DIVISION
Sarady Lang, 253-835-2743, sarady.long@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for an approximately 15,00 square foot drug store and 12,839 square
foot retail, the Institute of Transportation Engineers (ITE) Trip Generation - 10th Edition, land use code
881 and 820 (pharmacy/drugstore with drive -through window and shopping center), the proposed
project is expected to generate 204 PM peak hour trip.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform a
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation analysis
and concurrency mitigation may be required if the proposed project creates an impact not anticipated in
the six -year Transportation Improvement Plan (TIP).
The estimated fee for the concurrency permit application is $9,032 (51 - 500 trips). This fee is an estimate
and based on the materials submitted for the preapplication meeting. The concurrency application fee must
be paid in full at the time the concurrency permit application is submitted with the land use application.
The fee may change based on any changes in the estimated week -day PM peak hour trips as identified in the
concurrency application. The applicant has the option of having an independent traffic engineer prepare
the concurrency analysis consistent with city procedures; however, the fee remains the same.
Transportation Impact Analysis (TIA)
1. A Traffic Impact Analysis (TIA) prepared by engineer licensed in the state of Washington is required for
this development project. The TIA will be limited to specialized queuing analysis.
Transportation Impact Fees (TIF) (FWRC 19.91)
1. Based on the submitted materials for 15,000 square foot gross floor area new drugstore with drive -
through and 12,839 square foot shopping center, the estimate traffic impact fee is $167,048. Please note,
Doc ID: 78818
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April 5, 2019
the actual impact fee will be calculated at the time a completed building permit application is filed and
must be paid prior to permit issuance.
Street Frontage Improvements (FWRC 19.135)
If the proposal meets the 25 percent threshold criteria as identified in the FWRC 19.135.030, or proceeds
under a BSP application, the development will be expected to construct street improvements consistent
with the planned roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way
Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC
19.135.040). The applicant will be expected to construct improvements on the following streets to the
city's planned roadway cross -sections:
■ SR 99 a Principal Arterial planned as a Type "A" street, consisting of a 90-foot street with curb and
gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights in a 124-foot right-
of-way. Assuming a symmetrical cross section, a 12-foot right-of-way dedication and half street
improvements are required as measured from the street centerline.
■ Twenty-third Avenue South is a Principal Collector planned as a Type "J" street, consisting of a
58-foot street with curb and gutter, 12-foot sidewalks with street trees, and decorative streetlights
in an 88-foot right-of-way. Assuming a symmetrical cross section, a three-foot right-of-way
dedication and half street improvements are required as measured from the street centerline.
■ Twentieth Avenue South is a Minor Collector planned as a Type "L" street, consisting of a 44-foot
street with curb and gutter, 12-foot sidewalks with street trees, and decorative streetlights in a 74-
foot right-of-way.
in South 320th Street is a Principal Arterial planned as a Type `B" street, consisting of 84-foot street
with curb and gutter, 8-foot sidewalks, and street lights in a 100-foot right-of-way. Assuming a
symmetrical cross section, half street improvements are required as measured from the street
centerline. Please note, no structures are allowed within the beautification easement.
■ South 324th Avenue South is planned as a Type "H" street, consisting of a 66-foot street with curb
and gutter, 12-foot sidewalks, and street lights in a 96-foot right-of-way. Assuming a symmetrical
cross section, a 15-foot right-of-way dedication and half street improvements are required as
measured from the street centerline along the property frontage.
x Map III-4 in the FWCP depicted grid roads within the subject property. The applicant will be
expected to construct these grid roads to city standards and dedicate as right-of-way or set aside as
tract "X." These planned grid road would be constructed to a Type "Q," consisting of a 40-foot
street with curb and gutter, 12-foot sidewalks with street trees, and decorative streetlights in a 70-
foot right-of-way.
2. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes. The taper rate shall be WS2/60, or as directed by the Public Works Director.
3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). These modification requests currently have a nominal
review fee.
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April 5, 2019
4. Block perimeters shall be no longer than 1,320 feet for non -motorized trips and 2,640 feet for streets
(FWRC 18.55.010 and FWCP Policy TP4.2).
Access Management (FWRC 19.135) and Design Criteria (FWRC 18.55)
1. Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280
provides access standards for streets based on planned roadway cross -sections. Access may be further
restricted if such access would interfere with the 95th percentile queue lengths from any existing traffic
control device.
2. Driveways must be located no closer than 150 feet to any street intersection or to any other driveway,
whether on or off the subject property. The city may further limit or prohibit access to or from driveway
onto arterial streets as deemed appropriate for safety. The Public Works director may grant a
modification administratively to reduce spacing standards by up to 20 percent of the tabular values with
supporting documentation (FWRC 19.135.290). Please note that these modification requests have a
nominal review fee.
4. Minimum throat length for non -single-family driveways shall be 40 feet minimum, 50 feet desirable.
Throat length is measured from the face of curb (or edge of traveled way if no curb exists) on the public
street to the first conflicting drive aisle or parking movements that would conflict with entering and
exiting traffic.
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com
Solid Waste & Recycling Design Considerations
• 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
FWRC 19.125.150.
o For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring
10 feet deep by 20 feet 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.
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April 5, 2019
• Consider landscaping, setbacks, and screening requirements (based on FAX/RC 19.125.040[4] & [51).
Help with many design parameters related to service access is available via the city's contracted solid waste
services provider, Waste Management. Contact Senior Route Manager John Davis at 206-786-4530 (cell).
COMMUNITY DEVELOPMENT — BUILDING DIVISION
Greg Kirk, 253-835-2621, greg.kirk@cityoffederalway.com
1. Buildi►�g Codes. The structure will be treated as a new building permit application and must meet all current
codes including:
• International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
• International Mecbanical Code (IMC), 2015
Washington State Amendments WAC 51-52
.• Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 & WAC 51-57
• International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
• National Electric Code (NEC), 2014
• A6cwnibi§iy Code (ICC/ANSI A117.1), 2009
• International Residential Code, 2015
Washington State Amendments WAC 51-51
• Wasbhgton State Energy Code, 2015 WAC 51-11
2. Building Criteria. The following must be provided with the proposed structure:
• Occupancy Classification.
• Type of Construction.
• Floor Area.
• Number of Stories.
• Fire Protection.
• Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1.
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April 5, 2019
3. Btrikling.Permit Application Process. A completed building permit application and commercial checklist are
required for each building. The commercial checklist will be completed by staff and provided at the time
of land use approval. Copies of the application and checklist may be obtained on our web site at
www.ci tyoffederalway.com.
Appointments are required for intake of new commercial building permit submittals. Please schedule an
intake appointment with the Permit Center staff at (253) 835-2607, or pern-utcentLrQciiyoffederalxvay.com.
Some projects may require a third party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs.
Please note, land use approval is recommended prior to submitting the building permit application to
avoid delay in project review. If the project has not received land use approval, it may be placed on hold
until land use review is completed.
4. Kevieav Timing. 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.
The first comment letter can be expected within five to seven weeks of submittal date. Re -check of plans
will occur in one to three weeks after resubmittal.
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 the Community Development Department.
5. Other Permits &Inspections. Separate permits maybe 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
Division can final the structure for occupancy. Building final must be approved prior to the issuance of a
Certificate of Occupancy.
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, 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.
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 time of building
permit plan review.
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Mr. Kevin James
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April 5, 2019
LAKEHAVEN WATER AND SEWER DISTRICT
Brian Asbury, 253-946-5407, BAsbury@lakehaven.org
Water
■ A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit applications (check with land use agency for requirement). The certificate is
valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to issue
for typical processing. The 2019 cost for a Water Certificate of Availability is ,$70.00.
+ Hydraulic model results (FF #346, copy enclosed) indicate that Lakehaven's standard maximum
allowable system liquid velocity of 10 ft/s, at no less than 20 psi, is exceeded at a fire flow rate above
4,300 GPM. This flow figure depicts the calculated performance of the existing water distribution system
under high demand conditions. Fire flow rates greater than available in the existing distribution system
may be accommodated through existing water distribution system improvements. Onsite hydraulic
system calculations may need to be determined during design of the onsite water distribution system
improvements. Please contact Lakehaven for further detail.
• If additional hydrants are required, or if any existing water distribution facilities are required to be relocated, a
Lakehaven Developer Extension (DE) Agreement will be required to construct new water distribution
facilities necessary for the proposed development. Additional detail and/or design requirements can be
obtained from Lakehaven by completing and submitting a separate application to Lakehaven for either a
Developer Pre -Design Meeting or a Developer Extension Agreement. Lakehaven encourages owners,
developers, and/or applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently
early in the pre-design/planning phase to avoid delays in overall project development.
■ To satisfy premise isolation requirements, the installation and satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each domestic, irrigation, and fire -protection service meter is required
pursuant to WAC 246-290-490 and Lakehaven standards regarding premise isolation. As low health cross -
connection hazards, either a double check valve assembly (DCVA) or a reduced pressure backflow assembly
(RPBA) is required, for domestic or irrigation services. For fire -protection, depending on system supply size/
demand, either a DCVA, RPBA, DCDA, or RPDA is required. Typically required location(s) for any BPA
is outside of a building (fire -protection typically aboveground), and as close to the main as possible, but
no further than 50 feet maximum from the main. Contact Lakehaven's Cross -Connection Control
Program Manager Chris Zoepfl at CZ fl Akehaven.or , or 253-946-5427, for additional information on
premise isolation/BPA installation and testing coordination.
+ The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s).
+ Based on the proposal submitted, preliminary estimated Lakehaven water service/meter installation fees/
charges (2019 schedule) will be as follows. Actual connection charges will be determined upon submittal of
service connection application(s) to Lakehaven. Connection charges are separate from any DE fees, charges,
and/or deposits and are due at the time of application for service. All Lakehaven fees, charges, and deposits
are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice. ,
o Water Meter Installation, Actual sizes to be determined by Lakehaven based on the applicant's
estimated maximum GPM usage rates:
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Mr. Kevin James
Page 17of19
April 5, 2019
■ 5/8" s 3/4" = $'474.10 drop -in meter fee
r 1" = $571.08 drop -in meter fee
■ 11/2" = ,$732.70 drop -in meter fee
■ 2" = $905.10 drop -in meter fee
o Capital Facilities Charge(s)-Water: ,$4,242.13 per Equivalent Residential Units (ERU). Actual amount
due to be determined by Lakehaven based on the applicant's estimated annual total water usage rate.
Please contact Lakehaven for further detail.
Sewer
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit applications (check with land use agency for requirement). The certificate is
valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to issue
for typical processing. The 2019 cost for a Sewer Certificate of Availability is ,$70.00.
9 A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary
sewer system, or any modification (disconnect, re -align, abandon, etc.) to an existing sewer service
connection, in accordance with standards defined in Lakehaven's current "Fees and Charges Resolution."
Minimum pipe slope for gravity sewer service connections is two percent. In addition to all other sewer
service installation standards, installation of a Type 1, 48 inch monitoring manhole is typically required on the
private building sewer line, for all new or modified non-residential connections. Also, installation of an
externally -located grease interceptor is required for all new restaurants and/or buildings with food
preparation/service establishments, size to be determined by applicant's engineer. Also, if applicable, see the
enclosed Lakehaven Trash/Recycling Enclosure Standards.
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees/charges
(2019 schedule) will be as follows. Actual connection charges will be determined upon submittal of service
connection applicadon(s) to Lakehaven. Connection charges are separate from any DE fees, charges, and/or
deposits and are due at the time of application for service. All Lakehaven fees, charges, and deposits are
typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
o Sewer Service Connection Permit: $420.23 fee (per building).
o Capital Facilities Charge(s)-Sewer: $3,978.13 per ERU. Actual amount due to be determined by
Lakehaven based on the applicant's estimated annual total domestic/commercial water usage rate.
Please contact Lakehaven for further detail.
General
• All Lakehaven development engineering related application forms, and associated standards information,
can be accessed at Lakehaven's Development Engineering web pages at:
lift ,. w,,vw.lakehaven.ox 204 Develo inn -Ett ine rin .
• All comments herein are valid for one 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.
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Mr. Kevin James
Page 18 of 19
April 5, 2019
SOUTH KING FIRE AND RESCUE
Chris Cahan, 253-946-7243, Chris Cahan@southkingpre.org
Water Supply
Fire Flow
The required fire flow for this project is 1625 gallons per minute. A Certificate of WaterAvailability including a hydraulic
fire flow model shall be requested from the water district and provided at the time of building permit application.
Fire Hydrants. -
This project will require at least two fire hydrants in approved* locations.
*Hydrant(s) spacing along access roads and location in relationship to buildings and sprinkler FDC
shall be approved by Fire Marshal's Office.
Fire hydrants shall be in service prior to and during the time of construction.
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006:
littp:l/sotithkiilgfire.oMZY)ocumerit(,enter/I-tome/Viexv 24.
Designated and marked fire lanes may be required for emergency access. This may be done during the plans
check, or prior to building final. Requirements and marking options can be found in FWRC Title 8:
hlq2.//w,,vw.co-d�ubEshii,ig.com/W-zN/Federa!MaXZ.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction.
Fire Department Lock Box
A recessed fire department "Knox" brand key box shall be installed on the building near the front entrance.
Location(s) will be approved by the plan reviewer or Deputy Fire Marshal onsite.
Fire Sprinkler System
An NFPA 13 fire sprinkler ystem is required.
An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included within
the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire walls shall
not be considered to separate a building to enable deletion of the required automatic fire -extinguishing system.
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 FWRC 19.40.070(4).
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.
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Mr. Kevin James
Page 19 of 19
April 5, 2019
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 FWRC 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 me, your key project contact, at 253-835-2641, or
becky.chapin@cityoffederalway.com. We look forward to working with you.
Sincerely,
Be
cl:y
Senior Planner
enc: Master Land Use Application
Process lI Submittal Requirements
Process III Submittal Requirements
Binding Site Plan Submittal Requirements
City Center Planned Action Determination Review Checklist
SEPA Environmental Checklist
Parking Lot Design Criteria
CPTED Checklist
Permanent Beautification Easement, KC Recording #20000918000030
Solid Waste Design Checklist
Concurrency Application
Lakehaven Handouts
Kevin Peterson, Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Greg Kirk, Plans Examiner
Chris Cahan, South King Fire & Rescue
Brian Asbury, Lakehaven Utility District
Glenn Goodman, Merlone Geier Partners, ggoodnion r m rlon ei •r.. 1n
19-100884-00-PC Doc 1D: 79818