07-101218FILE
CITY OF CITY HALL
�. Federal Way33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
April 5, 2007
Byron Miller
Danforth & Associates
33313 1" Way South
Federal Way, WA 98003
Re: File #07-101218-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Dr. Bae Office -Retail, 33301 Pacific Hwy South, Federal Way
Dear Mr. Miller:
Thank you for participating in the preapplication conference -with the City of Federal Way's Development
Review Committee (DRC) held March 29, 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. Please be advised, this letter does not represent all applicable
codes. In preparing your formal application, please refer to the complete FWCC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Andy Bergsagel, 253-835-2644,
andy.bergsagel@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 for a two-phase office -retail development. Phase I has 20,000 square feet with 71 cars. Phase II
has an additional 20,000 square feet and 71 cars. Stream buffer on site.
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. Please be sure to read the entire department comments
made in the next section of this letter.
Mr. Miller
Page 2
April 5, 2007
• Planning Division
1. A Process IV (Hearing Examiner) application is required for a stream buffer intrusion. A
stream and buffer delineation are required, as well as a report/letter from a qualified
wetland/stream professional.
2. No elevation drawings were provided with this submittal. You may wish to set an appointment
to discuss preliminary elevation drawings before submitting the actual application.
• Public Works Development Services Division
1. There is a potential onsite closed depression on the west end. If so, a certain amount of
hydrological recharge will be required. This will be determined with the preliminary Technical
Information Report (TIR) during the land use phase of the project.
2. Construction of stormwater facilities (main infrastructure, detention, and water quality) for the
entire site must be constructed in the initial phase of the BSP. The onsite storm and water
quality system for Phase II may be delayed until that portion is developed.
■ Public Works Traffic Division
1. A Concurrency Application is required for the weekday PM peak hour. The estimated fee for
this application is $3,084.00. The Concurrency Permit process will determine if there is
adequate capacity in the transportation network to serve the proposed development and any
additional traffic analysis and/or mitigation apply to the project. Please see the enclosed
Concurrency handout. If the application is for a phased project, a concurrency application will
be required for each phase.
2. The current proposal will need to meet access management standards and the driveways should
be modified.
3. West access requires the following steps: property ownership, right-of-way dedication, and
three-quarter street frontage improvements for 13'h Place South.
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.
The Federal Way City Code (FWCC) is available on-line at www.cityoffederalway.com/municode.
PLANNING DIVISION (Andy Bergsagel, 253-835-2644, andy.bergsagel@cityoffederalway.com)
1. Zoning Chart and Use Classification. Please refer to the enclosed Commercial Business (BC)
Zoning Chart from FWCC 22-751. The proposed uses are office and retail. At the preapplication
meeting you mentioned the desire to include a spa and hair salon. This would also fall into the
category of retail.
There is no required front, rear, or side yard setback, per se, but unless a building is built along
the property line, landscape buffers are required (see landscaping comments below).
The maximum allowed height of structures is 35 feet, unless the criteria listed in the chart are
met, in which case the maximum height is 55 feet. You may refer to FWCC 22-1 for definitions
of "average building elevation" and "height of structure."
There is no maximum lot coverage requirement.
File 407-101218-00-PC Doc ID 40080
Mr. Miller
Page 3
April 5, 2007
There is no residential zoning within 100 feet (RS; RM, or SE).
Number of parking spaces: At least one parking space per 300 square feet for office or retail.
Your proposal of 20,000 square feet for Phase I would require 67 parking spaces; your plan
shows 75 spaces and your letter says 71 spaces will be provided.
Please note that "restaurant" use is listed in Zoning Chart FWCC 22-753 and requires 1 parking
space per 100 square feet. If you are planning on having any restaurants in the complex, you must
provide for the parking.
2. Parking and Circulation. In addition to the number of spaces (46) determined by the zoning chart
(noted above), you must refer to Bulletin #042, "Parking Lot Design Criteria" (enclosed) and FWCC
22, Article V, Parking. Some typical minimum parking dimensions for 90-degree parking are listed
as follows. Refer to the chart for specifics. Some compact stalls are allowed. (Please provide
dimensions on your plans.)
■ Seven -foot -wide landscape strip (five -foot -wide perimeter landscaping plus two -foot overhang
for cars)
• 18-foot depth for parking spaces (two feet of overhang of sidewalk or landscape bed is
credited)
• Nine -foot width of stalls
• 25-foot-wide driving aisle
• Five -foot -wide sidewalks
3. SEPA. The proposal requires review under the State Environmental Policy Act (SEPA), because you
are exceeding the environmental exemption thresholds listed in WAC 197-11-900; you are
proposing parking for more than 20 vehicles, and because you are proposing activity on a site which
requires a stream buffer intrusion. A SEPA Checklist and SEPA handout are enclosed. During the
SEPA review process the Director of Community Development will make one of the following
determinations: Determination of Nonsignificance (DNS) or Mitigated Determination of
Nonsignificance (MDNS). The SEPA review would be integrated with your "use process"
application. Any interested party may appeal a SEPA determination to the Hearing Examiner. (Refer
to FWCC Section 18-26, et seq., for details on "Environmental Policy.")
4. Process and Land Use Review Fees. The chart indicates the land use process is Process II, unless
SEPA is required, in which case it is Process III (Director's Decision). However, if you request a
stream buffer reduction (intrusion), then Process IV (Hearing Examiner's Decision) is required.
(When a Hearing Examiner's decision is required in addition to a Process III element, only the
Process IV fee is charged.) A Master Land Use Application Form and the handout for Process
III/Process IV are enclosed. The applicable 2007 fees are as follows. These fees include review by
Community Development, the Fire Marshall's Office, and the Public Works Department.
Process III fee $2,196.00
Process IV fee 3,619.00
Surcharge if over 25,000 sq. ft. 315.00
SEPA checklist fee 869.50
Binding Site Plan (optional) 2,063.00
File #07-101218-00-PC Doc 1D 40080
Mr. Miller
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April 5, 2007
The City has 28 days after the submittal of the application to determine if the project is complete. If
it is complete, the notice is prepared. The review could take up to 120 days, not counting any time
during which the City is awaiting requested information from you.
Public notice is required for Process III/Process lWand SEPA. You must submit one set of
envelopes (with mailing label list and map) for the SEPA and two sets for the Process IV hearing.
(No mailing is required for a Process III if the site is not within 300 feet of a residential zone.) Refer
to the enclosed Mailing Labels Handout.
If you propose to subdivide the lot into two lots, the Binding Site Plan (BSP) process would be used,
since it would be a subdivision of commercial land. A separate application for a BSP would be
required. You may refer to FWCC, Chapter 20, Subdivisions on-line.
5. Critical Areas (FWCC, Chapter 22,.Article XIV, "Critical Areas"). There is an open stream just
south of the site (as shown on your site plan). This stream appears to be in a culvert on your site,
emerging as a stream on the site to the south. The City has determined, during the review of a
neighboring proposal (Fife Towing), that the stream is a major stream (with a standard buffer of 100
feet). The 50-foot stream buffer reduction shown on your site plan could only be approved via a
Process IV Hearing Examiner decision, pursuant to FWCC 22-1312(c) "Intrusion into setbacks." It
is likely that the reduction would be supported by city staff. I am pasting the pertinent section of the
code below. Subsections (a) and (b) do not apply.
22-1312 Intrusion into setbacks...
(c) Other intrusions. Other than as specified in subsections (a) and (b) of this section, the city may approve any
request to locate an improvement or engage in land surface modification within stream setback areas only
through process IV, based on the following criteria:
(1) It will not adversely affect water quality;
(2) It will not adversely affect the existing quality of wildlife habitat within the stream or setback area;
(3) It will not adversely affect drainage or stormwater retention capabilities;
(4) It will not lead to unstable earth conditions nor create erosion hazards;
(5) It will not be materially detrimental to any other property in the area of the subject property nor to the city
as a whole, including the loss of significant open space; and
(6) It is necessary for reasonable development of the subject property.
Please submit a letter/report from a qualified professional addressing each factor. A stream and
buffer delineation are required, as well as a report/letter from a qualified wetland/stream
professional, addressing the code text. The portion of the stream which is in a culvert may remain in
a culvert. No setback is required from a culvert.
The definitions for streams, as listed in FWCC 22-1, are as follows:
• Stream means a course or route, formed by nature, including those which have been modified
by humans, and generally consisting of a channel with a bed, banks, or sides throughout
substantially all its length, along which surface waters naturally and normally flow in draining
from higher to lower elevations. A stream need not contain water year round. In a developing
setting, streams may run in culverts or may be channeled in a concrete, rock, or other artificial
conveyance system. This definition is not meant to include irrigation ditches, stormwater
facilities, or other artificial watercourse unless they are used by resident or anadromous
salmonid fish, or the feature was constructed to convey natural streams which existed prior to
construction of the watercourse.
File #07-101218-00-PC Doc ID 40080
Mr. Miller
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April 5, 2007
Major stream means any stream, and the tributaries to any stream, which contains or supports,
or under normal circumstances contains or supports, resident or migratory fish. If there exists a
natural permanent blockage on the stream course which precludes the upstream movement of
anadromous salmonid fish, then that portion of the stream which is downstream of the natural
permanent blockage shall be regulated as a major stream.
Minor stream means any stream that does not meet the definition of "major stream."
6. Landscaping. The entire Landscaping Article is enclosed (FWCC Chapter 22, Article XVII).
■ A landscape plan prepared by a licensed landscape architect in accordance with the
Landscaping Article is required as part of site plan submittal. You must submit a detailed
landscape plan specifying the type, species, location, and quantity of all proposed landscaping.
The landscape plan and any modification requests must be prepared and stamped by a
landscape architect registered in the State of Washington. The landscape architect should
examine the Landscape Article carefully to make sure that all requirements are met.
• Per FWCC Section 22-1566(f)(1), five -foot -wide Type III landscaping shall be provided along
Pacific Hwy South and along perimeter lot lines (unless the building is closer than five feet to
the property line, in which case the landscaping requirement may be reduced or eliminated). If
the landscape strip is along a parking area, you must provide two additional feet for vehicle
overhang, or provide wheel stops.
• A certain amount of landscaping is required in the parking areas, depending on the number of
stalls to be provided. Landscape islands shall be a minimum of six feet wide and shall be at the
end of all rows of parking. Deciduous trees are preferred in parking areas.
• On your landscape plan you must clearly show the location and species of trees to be planted.
You also must provide shrubs, planted so that they fill in under the trees. There are sample
diagrams in the landscape code.
• Parking areas are subject to the interior parking lot landscaping requirements of FWCC Section
22-1567(b). The square footage of required interior lot landscaping must be listed on each
landscape island, and the landscape plan must show the interior areas used for this calculation.
Landscape parking islands shall be a minimum size of 64 square feet.
• You must provide landscape calculations and dimensions to show that the requirements are
met.
7. Significant trees are defined in [FWCC 22-1568]. At least 25 percent of significant trees must be
preserved or replaced. The significant trees should show on your landscape plan, with the species
and size of each, and a note of whether the tree will be removed or preserved. Several local species
of deciduous trees are not considered to be "significant trees."
8. Community Design Guidelines [FWCC, Article XIX]. I am enclosing an entire copy of the
Community Design Guidelines. The project architect should review them carefully before designing
the building. I am listing some highlights, below.
No elevation drawings were provided with this submittal. You may wish to set an appointment with
the city planner to discuss preliminary elevation drawings before submitting the actual application.
A bicycle rack must be provided.
Site design for all zoning districts [FWCC 22-1634]:
File M07-101218-00-PC Doc ID 40080
Mr. Miller
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April 5, 2007
(a) General criteria:
Pedestrian areas and amenities must been taken into account. Please provide pedestrian -friendly
fagades.
"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."
In other words, incongruent colors and building elements should be avoided. Refer to the
comment on "building articulation and scale" below for further details.
(b) Surface parking lots. This issue was mentioned above.
(c) Parking structures. It does not appear you are proposing any structured parking. You may want
to consider providing underground parking to reduce the amount of impervious surface parking.
(d) Pedestrian circulation and public spaces. The design guidelines state as follows: "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.
Pedestrian pathways and pedestrian areas should be 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."
The primary building entrances have not been indicated on the plan submitted. Please clearly
indicate the building entrance locations on the site plan you submit for the actual application.
Please label the area between the buildings where the round feature is.
When the site to the west is developed in the future, you must provide a paved pedestrian
connection to it. Preferably, a path would be provided all the way to 13'h Place South.
(e) Landscaping. (This was addressed above.)
(f) Commercial service and institutional facilities. Commercial services relating to loading,
storage, trash, and recycling should be located in such a manner as to optimize public
circulation and minimize visibility into such facilities. Please show the location of the trash
enclosure and provide elevation drawings of it, with dimensions and textures identified. A
typical size for a trash enclosure is 18 feet wide by 10 feet deep. (See Rob VanOrsow's
comments below.)
(g)(1) Lighting. The lighting must be shown on the site plan or a separate sheet. Please show the
locations of all lampposts and lights mounted on exterior walls (as well as plaza lighting).
Please provide an elevation drawing or photograph of the lampposts to be used.
Building design for all zoning districts [FWCC 22-1635].
(a) General criteria. Take topography, views, etc. into consideration.
File #07-101218-00-PC Doc ID 40080
Mr. Miller
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April 5, 2007
(b) Building facade modulation and screening. This applies to facades longer than 60 feet which.
are visible to the public. There are four options and you must include at least two options in the
design: (1) facade modulation, (2) landscape screening, (3) canopy or arcade, and (4) pedestrian
plaza. It appears you are using fagade modulation and pedestrian plaza to meet the requirement
on the south side. If the north side (which is the rear) is completely screened by a landscape
buffer (as shown), it will not be considered visible from the right-of-way, for this particular
layout. Please provide dimensions on the plans you submit. If landscaping partially meet the
requirement, then please provide a drawing showing the landscaping in relation to the building
elevation.
(c) Building articulation and scale. The Code provides a list of options. It is important to avoid
large sections of blank walls. Windows and architectural accents are required. Accentuate the
roof lines of a flat building with a cornice or detailed parapet. Accentuate sloped roofs with
features such as eaves, trim, or cornice. The windows should correspond to the external
architectural appearance, and should not give the appearance of haphazard placement.
Building and pedestrian orientation [FWCC 22-1636]. The building should generally be oriented to
the right-of-way. The main fagade or side of the building must face the street.
District guidelines for the BC zone [FWCC 22-1638(a)].
(1) Parking location in relation to building. (The proposal generally looks acceptable.)
(2) "Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; and
should incorporate windows and other methods of articulation." Some windows should face
Pacific Highway South.
9. Trash and Recycling. Show the location and materials of the trash enclosure on the plans. Please
refer to Public Works' "Solid Waste & Recycling Design Considerations" below.
10. Miscellaneous.
Please indicate what the drive aisle behind the building is to be used for. Please label all
prominent features on the site plan.
• Please provide zoning information (zone, use, parking requirements, lot coverage, etc.) on the
site plan. Please label and dimension all zoning requirements.
• Refer to the submittal checklist, enclosed. In addition to the stapled, folded, full-size plan sets,
please provide four stapled copies on 11 x 17 inch paper.
• The 11 x 17 sets should include a three-dimensional color rendering showing the main fagade.
• To ensure compliance with the design guidelines, please provide a color and materials board.
The color -board should show colors and materials for the exterior of the building, trash
enclosure, retaining walls, fencing, etc. The color -board should be on 8.5 x 11 inch board or
paper. If it must be 11 x 17, please make it fold in half for the file. Please do not paste on
samples of brick or stone that will not easily fit in a file. The color board may include paint
chips, small veneer samples, small chips of brick or stone, and/or color pictures of the material.
• Please provide signature of preparer and dates on all letters and plans that you submit.
File #07-101218-00-PC Doc 1D 40080
Mr. Miller
Page 8
April 5, 2007
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Sean R. Wells, P.E., 253-835-2731,
sean.wells@cityoffederalway.com)
Land Use Issues — Stormwater
1. Surface water runoff control. and water quality treatment will be,required per the 1998 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 1998
KCSWDM. This project meets the requirements for a Full Drainage Review. 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 " = 100'9
five-foot contour planimetric maps that may be used for basin analysis.
2. The project lies within a Level 1 flow control area, thus the applicant must design the flow control
facility to meet this performance criteria. The project also lies within a Resource Stream Protection
Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the
Resource Stream Protection Menu.
In lieu of providing onsite detention, the applicant may elect to convey stormwater to Kitts Corner
regional facility. The pro-rata share contribution amount is $5,022 per acre, which is applied to the
entire site irrespective of proposed impervious area. The downstream conveyance system must have
capacity for the additional stormwater. Any necessary upgrades to the downstream conveyance
system will be the responsibility of the applicant. Water quality treatment must be provided onsite
prior to discharge.
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 facilities for private commercial developments outside the City Center
Core must be above ground (i.e. open pond). Underground facilities are allowed only with approval
from the City of Federal Way Stormwater Management Division.
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.
8. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA)
permit may be required. Information regarding this permit can be obtained from the Washington
Department of Fish and Wildlife, at http://www.wa.gov/wdfw/hab/hpapage/htm or by calling the
office of Regulator Assistance at 360-407-7037.
9. There is a potential onsite closed depression on the west end. If so, a certain amount of hydrological
recharge will be required. This will be determined with the preliminary TIR at the land use phase of
the project.
File 007-101218-00-PC
Doc 1D 40080
Mr. Miller
Page 9
April 5, 2007
Right -of -Way Improvements
See the Traffic Division comments from Sanjeev Tandle for traffic related items.
2. Based on available records and the submitted materials, it appears that this proposal meets the 25
percent threshold criteria for requiring street frontage improvements as identified in FWCC Section
22-1473. The applicant/owner may submit an MAI appraisal for the subject property, or King
County Assessor's records may be used. Development Services Division will evaluate this data to
determine if the project actually meets the City's 25 percent threshold for requiring street frontage .
improvements.
3. 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.
4. All stormwater treatment and detention requirements outlined above will be applied to new
impervious area within the public right-of-way.
Building (or El) 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 are $730.00 for the first 12 hours of
review, and $61 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 Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at www.cityoffederalway.com to
assist the applicant's engineer in preparing the plans and TIR.
3. The applicant shall provide a geotechnical report that addresses design pavement thickness for the
roadways.
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.
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.
File #07-101218-00-PC Doe ID 40080
Mr. Miller
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April 5, 2007
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 3 6 " 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 WORKS TRAFFIC DIVISION (Sanjeev Tandle, P.E., PTOE, 425-458-6200,
Sanjeev.Tandle@cityoffederalway.com)
Transportation Impact Analysis
The City has adopted new policies for traffic analysis and mitigation requirements effective January
1, 2007.
2. A.Concurrency Application is required for the weekday PM peak hour. Based on 20,000 sf retail
building in phase 1, the estimated fee for this application is $3,084.00. The Concurrency Permit
process will determine if any additional traffic analysis and/or traffic mitigation fees apply to the
project. The applicant would be expected to contribute pro-rata shares toward TIP projects impacted
by 1 or more peak hour trips.
3. 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.
4. WAC 468-52-040 limits access on state highways in Federal Way to access spacing of 250 feet with
only one access per parcel. Please show all neighboring driveways within 250 feet of the proposed
driveway(s).
The subject property does not have the 660 feet minimum street frontage to allow a second access
driveway onto Pacific Highway South. Therefore, the current proposal will need to meet access
management standards and should be modified.
6. The site access driveway along 13'h Place South may not be allowed, as the property along this
frontage requires ownership by the applicant. If the driveway along 13'b Place South is needed,
Phase 2 of the project (Site B) would require deeding the right-of-way and construction of 13"' Place
South in accordance with city standards.
File 407-101218-00-PC Doc ID 40080
Mr. Miller
Page 11
April 5, 2007
7. The driveway throat length to SR99 is required to be 50 feet. The parking stalls shown require
relocation.
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robe ci# offederalway.eom
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior collection containers. The following exterior trash
enclosure parameters will accommodate most solid waste and recycling needs: Clear interior
dimensions measuring 10' deep by 18' across, with a single two -door swinging gate spanning across
the front of the enclosure. When the gate is opened, no structure or hardware is allowed above grade
across the enclosure opening. Gate pins/holes are preferred in positions for closed gates and holding
gates open for service access.
• User access to interior waste and recycling storage areas/containers, and to exterior containers
screened by enclosure(s).
• Unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure
openings.
■ Landscaping, setbacks and screening requirements [based on FWCC Section 22-1564 (d) & (e)].
• Note that larger -scale commercial or multi -family developments may see long-term savings from the
use of on -site solid waste compaction equipment. This equipment may require larger enclosures,
defined overhead clearance, and consideration of power utility access and drainage management.
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 (MC), 2003 edition
Washington State Amendments WAC 51-40*
International Mechanical Code (IMC), 2003 edition
Washington State Amendments WAC 51-42*
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 Al 17.1-2003
File #07-101218-00-PC Doc ID 40080
Mr. Miller
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April 5, 2007
Washington State Energy Code WAC 5 1 -11 *
Washington State Ventilation and Indoor Air Quality Code WAC 51-13*
*Current State Amendments are dated: July 1, 2004
** 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).
Occupancy Classification: M and B
Type of Construction: V-B fully sprinkled as noted
Floor Area: phase one site A, one building 15,000 sq ft and one building 5,000 sq ft, Site B 20,0000
Number of Stories: Site B two stories, Site A two stories and single story
Fire Protection: Fire Alarm System will be required in all buildings. Fire Sprinkler System require in
buildings over 10,000 sq ft per FWCC.
Wind/Seismic: Basic wind speed 85 Mph, 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: —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.
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,
File#07-101218-00-PC Doc ID 40080
Mr. Miller
Page 13
April 5, 2007
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
On July 1, 2007, the building code will change to the 2006 International Building Code. Permit
application for the 2003 International Building Code will be accepted until June 30, 2007.
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.
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org)
Water
A developer extension agreement will be required to extend and/or construct mainline water
distribution facilities to serve the site. Preliminary review continents from SKF&R indicate that two
(2) new hydrants will be required for Phase 1, and presumably at least one (1) additional hydrant for
Phase 2. Multiple connection points will likely be required to the southwest and north or northwest,
as excavation will not be allowed in the recently completed Pacific Hwy South asphalt right-of-way.
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.
If this project develops 13tb Avenue South along its western boundary, then additional extension of
water facilities will be required in that area.
File 1l07-101218-00-PC Doc ID 40080
Mr. Miller
Page 14
April 5, 2007
Sewer
A sewer service connection permit will be required for any new connection to the sanitary sewer system,
in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum
slope for gravity sewer service connections is 2%. hi 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 non-residential connections.
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 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.
• 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).
SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-835-7244, chris.ingham@southkingfire.org)
Water Supplies for Fire Protection
The required fire flow for this project is 2000 gallons per minute.
A Certificate of Water Availability shall be provided at the time of application indicating the fire flow
available at the site.
This project will require 2 fire hydrant(s). Existing fire hydrants on public streets are available for this project.
Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus access roads extend
between properties and easements are established to prevent obstructions of such roads.
Fire hydrant locations are subject to the approval of the Fire Marshal or his/her designee.
When exposed to vehicular damage, fire hydrants shall be suitable protected.
Fire hydrants shall be in service PRIOR to and during the time of construction.
Fire Apparatus Access Roads
The access road on the North side of the buildings do not meet the fire department standards.
File N07-101218-00-PC Doc ID 40080
Mr. Miller
Page 15
April 5, 2007
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.
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system,
these provisions may be modified by the chief.
Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to
construction. Fire apparatus access roads:
1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not
less than 13 feet 6 inches.
2) Shall be designed and maintained to support the imposed load of a 30-ton fire apparatus and shall be
provided with a surface so as to provide all-weather driving capabilities.
3) Shall be not less than a 20-foot inside turning radius and not less than a 40-foot outside turning radius.
4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire Department
approved alternative (when sprinklers are installed) at the dead end. All such cul-de-sacs shall be
not less than 80 feet in diameter.
5) Gradient shall not exceed 12 percent. (South King Fire and Rescue Administrative Policy Guideline No.
1006)
Designated fire lanes may be required for emergency access. This may be done during the plans check or
after the facility is in operation.
Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of
construction.
Fire -Extinguishing Systems
An automatic Fire sprinkler system is required in the second larger building. A sprinkler system may be
required in the smaller building on Pacific Highway South if the building is constructed as type V-B
construction in which case the required fire flow would be 2000 gpm. Any other type of construction of this
building would waive the sprinkler requirement.
Three (3) sets of plans and specifications for automatic fire -extinguishing systems, standpipes and their
appurtenances shall be submitted to the fire department for review and approval prior to installation. Plans
shall be drawn to an indicated scale, on sheets of uniform size, with a plan of each floor, and shall show those
items'listed in Chapter 14 of NFPA 13 that pertain to the design of the system. Sprinkler plans shall bear a
Washington State Certificate of Competency stamp.
An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire flow
or where the total floor area included within the surrounding exterior walls on all floor levels, including
basements, exceeds 10,000 square feet. Fire walls shall not be considered to separate a building to enable
deletion of the required automatic fire -extinguishing system. (FWCC Chapter 8, Article U, Division 4)
File 407-101218-00-PC Doc 1D 40080
Mr. Miller
Page 16
April 5, 2007
A separate permit is required for the installation of the Fire Sprinkler System. Contact the Fire Marshal's
Office at 253-946-7244 for Fire Sprinkler System Specifications.
The system demand pressure (to the source) required in a hydraulically designed automatic fire
sprinkler system shall be at -least 10 percent less than the correlative water supply curve pressure.
Automatic Fire Detection System
A fire alarm system is required in both buildings.
An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor
area. This fire detection system shall be monitored by a central and/or remote station conforming to the
current requirements of the National Fire Protection Association standards and/or the fire chief or designee.
(FWCC Chapter 8, Article II, Division 4)
A separate permit is required for the installation of the Fire Alarm System. A complete Fire Alarm System is
required. Contact the Fire Marshal's Office at 253-946-7244 for Fire Alarm Specifications.
Portable Fire Extinguishers
Portable fire extinguishers shall be installed in accordance with NFPA 10.
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.
When access to or within a structure or an area is unduly difficult because of secured openings or where
immediate access is necessary for life-saving or firefighting purposes, the chief is authorized to require a key
box to be installed in an accessible location. The key box shall be of a type approved by the chief and shall
contain keys to gain necessary access. Contact the Fire Marshal's Office at 253-946-7244 to obtain a key box.
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.
File il07-101M-00-PC Doc 1D 40080
Mr. Miller
Page 17
April 5, 2007
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, Andy
Bergsagel, 253-835-2644, andy.bergsagel@cityoffederalway.com. We look forward to working with you.
Sincerely,
Andy Bergsagel
Associate Planner
enc: Master Land Use Application Form
Annotated Process IV Checklist
SEPA Environmental Checklist
Zoning Chart (FWCC 22-751)
FWCC Article VII: Process IV Review
FWCC Article XV: Off -Street Parking
FWCC Article XVII: Landscaping
FWCC Article XIX: Community Design Guidelines
Bulletin #002 Mailing Labels
Bulletin #042 Parking Lot Design Criteria
Height Measurement Handout
Lakehaven Utility District Map for the Site
Lakehaven Utility District Forms
Concurrency Handout
c: Fax to Byron Hiller, 206-838-0760
Douglas R. Clerget, CFG Properties, 6220 29`h Street NE, Tacoma, WA 98422
Fax to Douglas R. Clerget, 253-927-2008
Larry Broweleit, BPH Architects, 19624A 76`h Avenue West, Lynnwood,. WA 98036
Chan Bae, SPCB Investment LLC, 11410 NE 19`h Street, Bellevue, WA 98004
Sean Wells, Senior Engineering Plans Reviewer
Sanjeev Tandle, Traffic Engineer
Scott Sproul, Acting Building Official
Chris Ingham, South King Fire
Brian Asbury, Lakehaven Utility District
File #07-101218-00-PC Doc lD 40080
NAME
CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE
Preapplication Conference Sign In Sheet
Project Name: b r. 'But,
Address: 3 33 C)` rC)c 7t
File # ()I— J —
Date: `]c t' J 20
REPRESENTING
TELEPHONE NUMBER
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CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: March 9, 2007
TO: Will Appleton, Development Services Manager
- Development Services (Sean Wells)
- Traffic
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, Federal Way Fire Department
Geri Walker, Federal Way School District
FROM: Andy Bergsagel, Planner, 253-835-2644
FOR DRC MTG. ON: March 22, 2007 - Internal
March 29, 2007 at 11:00 a.m. - with applicant
FILE NUMBER(s): 07-101218-00-PC
RELATED FILE NOS.: There were two previous pre-apps
PROJECT NAME: DR. BAE OFFICE - RETAIL
PROJECT ADDRESS: 33301 PACIFIC HIGHWAY S.
ZONING DISTRICT: BC
PROJECT DESCRIPTION: Pre -application meeting for proposal for a two-phase
office -retail development. Phase I has 20,000 square
feet with 71 cars. Phase II has an additional 20,000
square feet and 71 cars.
LAND USE PERMITS:
PROJECT CONTACT:
MATERIALS SUBMITTED:
Process III with SEPA
Binding Site Plan
DANFORTH & ASSOCIATES
BYRON MILLER
33313 1ST WAY S.
Federal Way, WA 98003
206-212-2244
- Cover Letter
Site Plan
Aerial photo with topo lines
B R 0 W E L E I T
P E T E R S 0 N
H A M M E R
ARCHITECTS
Dr. Bae Office — Retail
PREAPPLICATION CONFERENCE REQUEST 3/5/07
OTHER REQUIRED INFORMATION
1) Vicinity Map: 7 copies of aerial photo included.
2) Building Elevations including height: We have been requested to do a feasibility study
and have not developed exterior elevations at this time. We will stay within the 35'
height prescribed by code. Also, we will take into consideration the building design
guidelines (FWCC22-1635).
3) Statement of Architectural Design Intent: The Phase I project wraps around the 50'
stream buffer setback with main entrances oriented toward Pacific Highway South. The
narrow and deep site causes principal entrances to be on the facade perpendicular to
the street. When we begin looking at building elevations we will refer to FWCC
Chapter 22.
4) Our intention is to design the project in two phases. The Phase I project will be located
on Site A and contain 20,000 sq. ft. of building area of office and retail space. It has
17000 sq. ft. on the main floor and 3000 sq. ft. on an upper level. It is oriented to
Pacific Highway South. The Phase II project will be a two story building on Site B and
orient to 13th Place South, a street that must be extended in the future. It will be a two-
story building with 10,000 sq. ft. on each floor. We will maintain a minimum of 1:300
ratio of parking to building area. Each phase needs at least 67 spaces. We are showing
71 in each phase for a total of 142 cars. Our ratio as shown is 1:281.
5) Floor plan: See the concept floor plans shown on Site Plans.
RECEIVE®
MAR 0 7 2007
CITY OF FEDERAL WAY
BUILDING DEPT.
19624A 76TH AVENUE WEST, LYNNWOOD, WA. 98036 PH (425) 774 4701 FAX (425) 776 5177 WWW BPHARCH COM
CITY OF
Federal Way
March 13, 2007
Byron Miller
Danforth & Associates
33313 1" Way South
Federal Way, WA 98003
RE: File #07-101218-00-PC; PREAPPLICATION MEETING NOTICE
Dr. Bae Office -Retail, 33301 Pacific Highway South
Dear Mr. Miller:
CITY HALL * FILE
33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
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:
11:00 AM, Thursday, March 29, 2007
Hylebos Conference Room
City Hall, 2nd Floor
33325 8'h Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Let me know if you will have more than five people attending the
preapplication meeting so we can make arrangements for a larger room. 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
253-835-2644 or email me at andy.bergsagel@cityoffederalway.com if you have any questions.
Sincerely,
Andy Bergsagel
Associate Planner
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CITY OF FEDERAL WAY
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CIT
Federal Way
4k
MASTER LAND USE APPLICATION
RECEIVED DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 81h Avenue South
PO Box 9718
MAR 0 7 2007 Federal Way WA 98063-9718
6lTw O 253-835-2607; Fax 253-835-2609
13Ui��f No y"�, WAS www.cityoffederalway.cam
DEPT,
APPLICATION NO(S) LJ " 1 Q 1 a1 S`00 — W-- Date
Project Name DR, BAE OFFICE — RETAIL
Property Address/Location 33301 PACIFIC HIGHWAY SOUTH, FEDERAL WAY
Parcel Number(s)
172104-9026
3/07/07
Project Description TO CONSTRUCT A TWO PHASE OFFICE —RETAIL DEVELOPMENT. PHASE I HAS 20,000 SQ. FT.
WITH 71 CARS, PHASE II HAS AN ADDITIONAL 20,000 SQ. FT. AND 71 CARS
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
XX Preapplication Conference
Process I (Director=s Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
BC Zoning Designation
Community Comprehensive Plan Designation
Business
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
B and M Occupancy Type
V — B Construction Type
FULLY SPRINKLERED
Applicant
Name: BPH ARCHITECTS, LARRY BROWELEIT
Address: 19624A 76TH AVE W
City/State: LYNNWOOD , WA
Zip: 98036
Phone: 425-774-4701, EXT. 12
Fax: 425-776-5177
Email: 7.14—
ry@bpjiar Jc
Signature:
Agent (if different than Applicant)
Name: DANFORTH & ASSOCIATES, INC., BYRON HILLER
Address: 33313 FIRST WAY S
City/State: FEDERAL WAY, WA
Zip: 98003
Phone: 206-212-2244
Fax: 206-838-0760
Email: bhiller@coldwellbanker.com
Signature:
Owner
Name:e-F-1100
Address: OOLS fFN 1:2 4—
City/State: 1 14—I.0 N5 I ci1 yt S—r.
Phone:�,.%.j�U; } ►� 2�d'n'
Fax:
Email:
Signature:
Bulletin #003 — August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application
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