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07-103142
16, CITY OF CITY HALL Federal Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253)835-7000 www.cityoffederalway.corn July 20,2007 Mr.Tom Pierson PO Box 502 Milton, WA 98354 Re: File#07-103142-00-PC; PREAPPLICATION CONFERENCE SUMMARY The Cedars Redesign Office Building; 33430 13th Place South,Federal Way Dear Mr. Pierson: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee(DRC)held June 21, 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 Janet Shull (206-244-3749 or janetshulldesign@comcast.net).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 A new 20,040 gross square-foot office building on a vacant 47,600 square foot lot with 65 parking stalls and site improvements. 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. File#07-103 1 4 2-00-Pc I),11)`11,f, Mr.Tom Pierson Page 2 July 20, 2007 • Planning Division o Sixty-seven(67)parking stalls are required for a building of this size. o Design guideline standards for the entrance facade are not met. o Extensive use of retaining walls; these walls will require design treatment. o CPTED design issue: corridors along length of building pose personal safety risk. • Public Works Development Services Division Water quality on this site will be required to meet current standards for resource stream protection, as outlined in the 1998 King County Surface Water Design Manual(KCSWDM)Resource Stream Protection Menu. • Public Works Traffic Division 1. A concurrency analysis is required. 2. Street frontage improvements and right-of-way dedication are required along 13`h Place South. 3. The current proposal needs to meet access management standards. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions,please contact the representative listed for that section. PLANNING DIVISION (Janet Shull,206-244-3749,janetshulldesign@comcast.net) 1. Zoning, Use, and Review Process—The zoning of the site is Community Business(BC).The BC zoning district permits office uses pursuant to Federal Way City Code(FWCC) Section 22-751 (enclosed). The office use requires Process III Review, Project Approval.Under Process III,the Director of Community Development makes a written decision on the application based on criteria listed under FWCC Section 22-364. A development submittal checklist and master land use application are enclosed along with applicable code sections. Building permits are issued after Process III approval is granted. 2. State Environmental Policy Act(SEPA)— Structures in excess of 4,000 square feet, or the creation of more than 20 parking stalls, are subject to SEPA review and as proposed, the project requires SEPA review. An environmental checklist must be submitted and reviewed prior to the City issuing an environmental threshold determination.All property owners within 300 feet of the site are notified of that decision. The notification includes a 15-day comment and 14-day appeal period. SEPA review must be concluded before the site plan approval and any other applicable land use review may be granted. File#0'-103142-00_P( Doc 1D 041350 Mr.Tom Pierson Page 3 July 20,2007 3. Environmentally Sensitive Areas—There is an existing stream located on the parcel directly east of the subject site. Said stream enters a culvert and travels in this culvert along the southern property line of the subject site.The site plan must clearly identify the location of the stream on and within 200 feet of the site per FWCC Chapter 22,Article XIV, "Environmentally Sensitive Areas."The site plan must also identify the required 100-foot setback from the stream. 4. Fees—The proposal to develop the project requires the following fees: Process III review$2,196.00 (includes fire review fee), and SEPA environmental determination review as part of project$869.50 (includes fire review fee). Additional fees are associated with City and district regulations and permits. Building permits must be obtained before any work commences. 5. Public Notice—Process III and SEPA applications require public notice and must be accompanied by one set of stamped mailing envelopes, prepared in accordance with the City's requirements.' Mailing envelopes shall be addressed to all owners of real property located within 300 feet of site boundaries. In accordance with the City's procedures, all envelopes must contain the Department of Community Development Services return address (PO Box 9718, Federal Way,WA 98063-9718) and a paper list of addressees must be submitted along with the envelopes in addition to an assessor's map with the 300-foot boundary depicted.Mailing information should be current and accurate, in order to avoid having to verify the mailing list and re-mail any notices, thereby affecting project review time frames. 6. Setback Requirements—There are no minimum front,rear,and side setback requirements for the retail uses according to FWCC Section 22-751.The minimum structural and parking area setbacks are dictated by the minimum perimeter landscape setbacks, which in this case is a minimum five feet along all perimeter property lines. 7. Lot Coverage—There is no established maximum lot coverage area.Instead,the buildable area is determined by other site development requirements,i.e., required buffers,parking lot landscaping, surface water facilities, etc. 8. Building Height—The height of the building allowed by the FWCC is 35 feet above average building elevation. Elevations submitted do not indicate building height. However, it appears that the west elevation exceeds the maximum building height.Building height in the BC zone may exceed 35 feet when certain conditions area met—please refer to FWCC Section 22-751 (enclosed)for specific criteria. 9. Parking Requirements—One parking stall for each 300 square feet of gross floor area is required for retail uses per FWCC Section 22-751. In the case of the 20,040 square foot building, 67 stalls would be required. There are 65 parking stalls proposed, and two additional parking stalls are required. Standard parking stall sizes are 8 by 18 feet; compact parking stalls are 8 by 15 feet. Up to 25 percent of the required spaces may be compact stalls. An applicant may submit a parking study per FWCC Section 22-1398(2),to show how a decrease in the required number of parking spaces will be adequate to fully serve the proposed uses.A parking stall/drive aisle chart is enclosed. Parking aisles without loop access are discouraged. I See the City handout titled Obtaining Mailing Labels. File,07-1 03 142-00-PC Doe ID#41350 Mr.Tom Pierson Page 4 July 20,2007 10. Landscaping—A preliminary landscape plan prepared by a licensed landscape architect in accordance with FWCC Chapter 22, Article XVII, "Landscaping"(enclosed), is required as part of the Process III submittal.The landscape plan must depict the following landscape information: a. Perimeter Landscaping—FWCC Section 22-1566(f),"Community Business,"requires Type III landscaping a minimum five feet in width along the front, side, and rear property lines. A preliminary landscape plan must depict these requirements.Type III landscaping is a mixture of evergreen and deciduous trees interspersed with large shrubs and groundcover to create a partial visual buffer to separate uses from the street and soften the appearance of parking areas and building elevations. b. Interior Parking Lot Landscaping—Twenty-two(22) square feet of interior lot landscaping per parking space must be provided for parking lots with 50 or more stalls in accordance with FWCC Section 22-1567(b)(1)(a)(I), or 1,474 square feet for 67 parking stalls. Parking lot landscaping is used to break up large areas of impervious surfaces, mitigate adverse impacts created by vehicle use areas, facilitate the movement of traffic, and improve the physical appearance of vehicle use areas.Type IV landscaping is required at the ends of all rows of parking and disbursed throughout the interior parking area.Type IV landscaping consists of trees, shrubs, and groundcover to provide visual relief and shading. It is unknown if this requirement is met. The square footage of interior lot landscaping must be listed on the landscape plan and the interior landscape areas used for this calculation must be identified on the plan. c. Parking Area Screening—Parking areas abutting the 13th Place South right-of-way must be screened from the right-of-way with either a three-foot tall berm installed within the perimeter landscaping, architectural features, or substantial plantings added to the landscaping in accordance with FWCC Section 1567(e)(1). d. Plant Species—With the exception of lawn areas, at least 25 percent of new landscaping materials shall consist of drought tolerant species.The preliminary plan should indicate how this requirement is satisfied. e. Screening of Blank Walls &Foundation Landscaping—Building walls which are uninterrupted by windows, doors, or other architectural features; that are 240 square feet in area or greater; and are not located on a property line, must be screened by landscaping including trees, shrubs, and groundcovers appropriate for the area per FWCC Section 22-1564(u). Foundation landscaping is also encouraged. f. Modifications—FWCC Section 22-1570 outlines the landscape modification options and criteria. Please refer to this section for specific information. 11. Design Guidelines—Projects subject to Process III review must comply with the provisions of FWCC Chapter 22, Article XIX, "Community Design Guidelines."It is the applicant's responsibility to demonstrate how all design guidelines have been satisfied. Additional meetings to discuss design issues are encouraged. Below is a brief list of the major design issues relating to this project. Fiicgo- 1n;142 Vr Doc]D#41350 Mr.Tom Pierson Page 5 July 20, 2007 a. BC zoning district guidelines in FWCC Section 22-1638(a)(2)require that entrance facades shall front on,face, or be clearly recognizable from the right-of-way and should incorporate windows and other methods of articulation. The entrance façade of this building does face the street and entrances to the ground floor office spaces are clearly recognizable. However,entrances to the upper floors are via long narrow corridors running the length of the north and south facades.The application must be revised to provide better access to the upper floors. It is recommended that a centrally located entry located at the west facade be incorporated into the building design to provide better visibility and security for the primary building entrance to the upper floors. b. Building walls over 60 feet in length and visible from the right-of-way shall incorporate specific facade and modulation options. The west facade facing the right-of-way exceeds 60 feet in length, and therefore must meet this requirement. This façade incorporates a canopy running the length of the building.However, at least one additional façade modulation treatment must be applied to this elevation from the following list of options: • Façade modulation; ■ Landscape screening; or • Pedestrian plaza. Please refer to FWCC Section 22-1635(b) for specific requirements. c. Articulation of blank walls over 240 square feet on all sides of the building is required as outlined in FWCC Section 22-1635(c). The submitted elevations depict areas on the north, south, and east facades that appear to exceed 240 square feet. d. An accessible pedestrian connection from the sidewalk to the building shall be provided and delineated by separate paved routes pursuant to FWCC Section 22-1634(d).The application must be revised to provide a pedestrian connection between the sidewalk and the building. e. All pedestrian routes must be a minimum of five feet in width.It is unclear from the submitted site plan whether all pedestrian routes meet this minimum requirement.The application must provide dimensioning for all pedestrian pathways. f. Additional design guideline elements include pedestrian related amenities including bicycle racks,benches, and trash receptacles. g. Crime Prevention Through Environmental Design (CPTED)—Pursuant to FWCC Section 22- 1630, CPTED standards will be applied during project review.A CPTED checklist(enclosed) must be completed and submitted with the Process III application. One area of concern with regard to personal safety is the proposed corridors that are in excess of 60 feet long and screened from view by retaining walls running the length of the building.It appears from the plan drawings that these entry corridors are entry points for access to the upper floors of the building. 12. Solid Waste and Recycling Storage—FWCC Section 22-949 (enclosed)requires solid waste and recycling storage areas to be included in all new commercial developments. A solid waste,recycling storage, and/or garbage receptacle area is depicted at the southeast corner of the building. Help with many design parameters related to service access is available via the City's contracted solid waste Pile 407-103142-00-PC Doc ID.41350 Mr.Tom Pierson Page 6 July 20,2007 services provider, Waste Management (contact Senior Route Manager John Davis at 206-786-4530 [cell]).FWCC Sections 22-949 and 22-1564(d)provide standards for design,placement, sizing, and screening of garbage receptacles, dumpsters,and storage areas.The enclosure must be screened with a 100 percent sight obscuring fence and landscaping per FWCC Section 22-1564. 13. Rooftop Appurtenances—FWCC Sections 22-960 and 22-1047(enclosed)provide standards for screening of rooftop appurtenances.The site plan submittal should contain a statement of proposed rooftop elements and they should be depicted on the elevation drawings. 14. Light Standards—A lighting plan depicting the location of fixtures must be submitted. Lighting fixtures can not take the place of required landscaping. 15. Signs—FWCC Chapter 22,Article XVIII regulates signage on the site.In general, one monument or pedestal free standing sign is permitted in addition to wall mounted signs. A sign permit is required before any signage is installed. Sign permit information is enclosed. DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732,ann.dower@cityoffederalway.com) Land Use Issues—Stormwater 1. Surface water runoff control and water quality treatment will be required per the 1998 King County Surface Water Design Manual(KCSWDM)and the City of Federal Way Addendum to the 1998 KCSWDM. This project meets the requirements for a Targeted 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 is not required. The City has 1"= 100', five-foot contour planimetric maps and site-specific information that may be used for basin analysis. 2. The project lies within a Level 1 flow control area.However,since the project will simply replace an existing building, the applicant will not be required to provide a new flow control facility,provided the existing flow control facility is functioning properly. The applicant will be required to repair or clean the facility as necessary. 3. In addition to the KCSWDM, our initial review suggests that FWCC Section 22-337, "Nonconforming Water Quality Improvements"applies to this site. Specifically,the following items are applicable: 1.b. 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; 1.g. Redevelopment, other than normal maintenance or other than tenant improvements, but including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50 percent of the assessed or appraised value (whichever is greater) of the structure or improvement File,07-103142-nn-PC Doe ID#41350 Mr.Tom Pierson Page 7 July 20, 2007 being redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must be from a source acceptable to the City.The Director may require the applicant to provide an appraisal from a second source acceptable to the City if the assessed valuation appears to be inaccurate or inappropriate.If more than one appraisal is provided by the applicant or required by the City,the greater of the two amounts shall be used.For purposes of this determining value under this section,improvements required pursuant to FWCC Sections 22-334 (nonconforming development), 22-336(street/sidewalk improvements),22-337 (nonconforming water quality improvements)and 22-1473 (street/sidewalk improvements) shall not be counted towards the 50 percent threshold which would trigger application of this subsection. 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 Resource Stream Water Quality Menu provided in the KCSWDM. 4. Detention and water quality facilities for commercial developments outside the City Center Core must be above ground (i.e. open pond.), unless approved by the City of Federal Way Stormwater Management Division.The Stormwater Management Division has reviewed this proposal and will support use of an underground facility if requested. 5. Show the existing and 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)permit may be required. Information regarding this permit can be obtained form the Washington State Department of Ecology at www.ecy-__wa.gov programs/sea/`pac/index.html, or by calling 360-407-6437. Right-of-Way Improvements 1. See the Traffic Division comments from Traffic Engineer Soma Chattopadhyay for traffic related items. 2. If dedication of additional right-of-way is required,the dedication shall be conveyed to the City through a statutory warranty deed.The dedicated area must have clear title prior to recording. Building 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 $753.00 for the first 12 hours of review and $63 per hour for additional review time. A final TIR shall be prepared for the project 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_ciiyoffederalway.com to assist the applicant's engineer in preparing the plans and TIR. hie,-IC3142 O1-V(' - Doc ID k4135O Mr.Tom Pierson Page 8 July 20, 2007 3. 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. 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. 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. 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. 7. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per the 1998 KCSWDM Appendix D, must be shown on the engineering plans. 8. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. TRAFFIC DIVISION (Soma Chattopadhyay, 253-835-2745,soma.chattottadhvav(a eitvoffederalway.com) Transportation Impact Analysis 1. The City has adopted new policies for traffic analysis and mitigation requirements effective January I, 2007. 2. Per FWCC Chapter 19,Article IV, a concurrency permit is required for this development project; however, it would be exempted from concurrency if the new building is the same size or has a smaller floor area than the prior building. (A concurrency information package is enclosed.This analysis is performed in accordance to the concurrency requirements of the Growth Management Act [GMA].The concurrency analysis assures adequate roadway capacity to accommodate the proposed development project. It provides the applicant an analysis of evening peak hour project impacts and pro-rata share contributions towards transportation projects adopted in the Transportation Improvement Plan [TIP]. Please note that supplemental transportation mitigation may be required if the proposed project creates an impact not anticipated in the six-year TIP.) File 1,07-103 142-00-PC Doe i[>nai;so T Mr.Tom Pierson Page 9 July 20, 2007 3. The estimated fee for the concurrency permit application is unknown at this time.Please provide the information the year building was constructed and floor area of prior building on the site to estimate the trip generation appropriately.This fee is based on estimated new PM peak hour trips of the current proposal. The applicant will be notified with the actual fees that will be calculated and must be paid prior to staff releasing the completed concurrency analysis.The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with City procedures; however, staff review time requires that the application fee remain the same. Street Frontage Improvements I. Per FWCC Section 22-1474,the applicant/owner would be expected to construct street improvements consistent with the planned roadway cross-sections as shown in Map III-6 of the Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program(CIP) shown as Table III-19.Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements in meeting the FWCC.Based on the analysis and FWCC,the applicant would be expected to construct improvements on the following street to the City's planned roadway cross- sections: • 13`h Place South is planned as a Type "R"street, consisting of a 40-foot street with curb and gutter, four-foot planter strips with street trees, six-foot sidewalks, and street lights in a 66-foot right-of- way. Assuming a symmetrical cross section,one-foot right-of-way dedication and half, street improvements are required and should be measured from the street centerline. A modification request is required to waive the street frontage improvement since there is an existing sidewalk adjacent to the curb. Installation of new street lights and trees will not be modified. 2. Right-of-way dedication shall be conveyed to the City through a Statutory Warrant Deed and must have clear title prior to recording. Access and Traffic Circulation As per FWCC section 22-1543, the driveway must be located no closer than 150 feet to any street intersection or to any other driveway, whether on or off the subject property. Modification request is required as access on 13th Place South closer than 150 feet from the intersection of 13`h Place South at the private street and access of the property at the south side. Other Comments The applicant's engineer needs to submit a Vehicle Turning Diagram to the Public Works Traffic Division. This diagram will show how the appropriate design vehicle (bus, garbage truck, and WB-62)can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. SOLID WASTE&RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,robv(d:cityofederalway.com) Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations include: File#07-I 03142.00 PC Doc ID'441350 Mr.Tom Pierson Page 10 July 20,2007 • 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 I0 feet deep by 18 feet 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(IBC), 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 edition Washington State Amendments* National Electric Code(NEC),2005 edition Accessibility Code, ICC/ANSI A 117.1-2003 Washington State Energy Code, WAC 51-11* Washington State Ventilation and Indoor Air Quality Code, WAC 51-13* roe,,07-103142-00-PC ih,c II),'.-1'SG Mr. Tom Pierson Page 11 July 20,2007 *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). Building Criteria Occupancy Classification: Type of Construction: FIoor Area: Number of Stories: Fire Protection: 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 the application and checklists may be obtained on our web site at www.cityoffederalway.com.) Submit sets of drawings and specifications. Specifications shall include: _ Soils report _Structural calculations Energy calculations_Ventilation calculations. Note: A Washington State Registered architect's 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 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 weeks of submittal date. Re-check of plans will occur in one to three weeks after re-submittal. Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded from Community Development Services. File POT-103142-00-PC Doc ID U41350 Mr.Tom Pierson Page 12 July 20, 2007 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 Division 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 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. LAKEHAVEN UTILITY DISTRICT(Brian I.Asbury,253-946-5407,basbury@lakehaven.org) Water • Preliminary comments provided by South King Fire&Rescue indicate the existing hydrants on &/or adjacent to the property are sufficient for the proposed new building. If existing hydrants need to be relocated due to site development, a facilities installation agreement will be required.Additional detail and/or design requirements can be obtained from Lakehaven by submitting a separate application to Lakehaven for a pre-design meeting(application copy enclosed). Lakehaven encourages the owner to apply for either of these processes early in the pre-design/planning phase to avoid delays in overall project development. • A water service connection application is required for a separate meter/service for any new connection to the water distribution system, or modification to any existing service connection (e.g., larger service, abandonment of existing service[s],etc.), in accordance with standards defined in Lakehaven's current 'Fees and Charges Resolution.' 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 two percent. In addition to all other sewer service installation standards, installation of a Type I,48 inch monitoring manhole is required on the private building sewer line, for all new or modified non-residential connections. File 4'0%-103142-00-PC Doe ID 4'413$0 Mr.Tom Pierson Page 13 July 20,2007 • Utility conflicts should be identified and coordination should occur as early as possible in the planning process.Project will need to avoid encroachment with existing Lakehaven facilities and easement(s). General • 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(one ERU equals 255 gallons per day for water and 220 gallons per day for sewer). The 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. • Currently, system capacity may be available for this property from system capacity charges previously assessed for water and/or sewer.Please contact Lakehaven for further detail by submitting a separate application for a pre-design meeting. 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. SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, Chris.inglram(Isouthkingfire.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 indicating the fire flow available at the site. This project will require two 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 hydrants shall be in service PRIOR to and during the time of construction. Fire Apparatus Access Roads Designated fire lanes may be required for emergency access.This may be done during the plans check or after the facility is in operation. When required,approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction by parking and other obstructions. Fire-Extinguishing Systems An automatic fire sprinkler system is required. File e0 7-1 03 1 4 2-00-PC I) II) Mr. Tom Pierson Page 14 July 20,2007 Plans and specifications for automatic fire-extinguishing systems for the protection of commercial-type cooking equipment shall be submitted to the fire depai tment for review and approval prior to installation. Three sets of plans and specifications for automatic fire-extinguishing systems,standpipes,and their appurtenances shall be submitted to the fire depai tment 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 Ievels,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 II,Division 4). 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. Fire department connections shall comply with South King Fire and Rescue Administrative Policy Guideline No. 1002. Automatic Fire Detection System A complete fire alarm system is required. An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor area.This fire detection system shall be monitored by a central and/or remote station conforming to the current requirements of the National Fire Protection Association standards and/or the fire chief or designee (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. Fire Department Access to Buildings 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 I'Ile,07-1 03 1 4 2-00-PC Doc ID r41150 Mr.Tom Pierson Page 15 July 20, 2007 review of the formal application.The completion of the preapplication process in the content of this letter does not vest any future project application. Comments in this letter are only valid for one year as per FWCC Section 22-1657. As you know,this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWCC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment,please contact the appropriate department representative noted above.Any general questions can be directed towards the key project contact, Janet Shull,at 206-244-3749, or janetshulldesign@comcast.net.We look forward to working with you. Sincerely, Janet Shull,AICP Contract Planner enc: FWCC Section 22-751 Office-Retail Master Land Use Application Process 111 Development Checklist SEPA Checklist Mailing Label Handout FWCC Article XVII—Landscaping FWCC Article XIX—Community Design Guidelines Parking Stall Chart FWCC Section 22-1377—Parking Stalls CPTED Checklist FWCC Section 22-949—Garbage and Recycling Lakehaven Utilities Diagram Sign In Sheet c: Ann Dower,Engineering Plans Reviewer Some Chattopadhyay,Traffic Engineer Scott Sproul,Assistant Building Official Brian Asbury,Lakehaven Utility District Chris Ingham,South King Fire and Rescue File#0'-103142-0u-PC Doc II)041330 tt C TY OF RAL WAY -m DEPARTMENT OFI COMMUNITY EDEVELOPMENT SERVICES e Lgo. DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: June 8, 2007 TO: Will Appleton, Development Services Manager Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Dave Mataftin, Federal Way Fire Department FROM: Janet Shull V-6 FOR DRC MTG. ON: June 14, 2007 - Internal June 21, 2007 9:00 - with applicant FILE NUMBER(s) : 07-103142-PC RELATED FILE NOS. : None PROJECT NAME: The Cedars Re-Design PROJECT ADDRESS: 33430 13th Place South ZONING DISTRICT: BC PROJECT DESCRIPTION: Proposed development of a 19, 500 square foot office building with 65 parking stalls and landscaping on a 47, 600 SF site. LAND USE PERMITS: Pre-Application PROJECT CONTACT: Jon Graves Architects Brett Lindsay 3110 Ruston Way, Tacoma, WA 98402 253-272-4214 MATERIALS SUBMITTED: Site plan, building elevations RECE MASTER L�4D USE APPLICATION TMENT OF COMMUNITY DEVELOPMENT SERVICES „iiii..._,411111111411kHShimilimorp -- 33325 8`�Avenue South CITY OF r�w"'`� PO Box 9718 �N 0 Federal � IIay' 8 2007 Federal Way WA 98063-9718 DIrY 253-835-2607;Fax 253-835-2609 OF FEDERAL DEP "AY www.cityoffederalway.com BUILDING DEFT. C/0/APPLICATION NO(S) 'l - t -a - /1°v Date 0 Project Name 1H E CEDARS RE DES I &N Property Address/Location 3 3`T"3 o /3 TY P L A G E So v 7/71 Parcel Number(s) 7 G 05/ '7 0 0 0 / 0 Project Description 3 - ' To Pi ©FGI cc 9, '14 i L.D/NG PLEASE PRINT Type of Permit Required Applicant Annexation r D_�Q se Site Plan Name: Tort P/ER5oN /`Z" e C�4ri) 4-� Boundary Line Adjustment Address: QO to?s So z Comp Plan/Rezone City/State: pet 1( .�A� w A. Land Surface Modification Q,g 3 S r Lot Line Elimination Zip: Li Preapplication Conference Phone: 2 D c, 3'r j. If 3-et Process I(Director=s Approval) Fax: Process II(Site Plan Review) Email: Process III(Project Approval) Signature:Process IV(Hearing Examiner's Decision) y/A......t_ Process V(Quasi-Judicial Rezone) Agent(if different than Applicant) Process VI SEPA w/Project Name: Jos G'R4✓ES Ago i/TEGTS SEPA Only Address: 3// O fQ u S ToN wei Y Shoreline: Variance/Conditional Use City/State: TA conk A W A Short Subdivision Zip: ?8 yp 2 Subdivision Phone: 2-5 3— 2,72.—'/2 Al Variance: Commercial/Residential Fax: 2. 5 3 - 2 72 'y2/8 rr — Email: blivkii ►f ( Jga1 CKS • G° 144 Signature: pvt (osg6-c? Laws/ Y) Required Information Owner 13,c Zoning Designation Comprehensive Plan Designation Name: `�d i S Y' oo� Address: Value of Existing Improvements City/State: Q�-C 4 J e Zip: 5 • D, Ml 1 Value of Proposed Improvements Phone: International Building Code(IBC): Fax: Email: `Q Occupancy Type Signature: V-N Construction Type Bulletin#003-August 18,2004 Page 1 of I k:\}-Iandouts\Master Land Use Application Thu,Jul 5, 2007 3:47 PM Subject: The Cedars Re-Design (07-103142-00-PC) Date: Thursday, June 21, 2007 10:55 AM From: Brian Asbury <BAsbury@lakehaven.org> To: Janet Shull Design <JanetShullDesign@comcast.net> Janet, Lakehaven's comments below. Let me know if you have any questions or need additional information. WATER • Preliminary comments provided by South King Fire & Rescue indicate the existing hydrants on &/or adjacent to the property are sufficient for the proposed new building. If existinghydrants need to be relocated due to site development, a facilities installation agreement will be required. Additional detail and/or design requirements can be obtained from Lakehaven by submitting a separate application to Lakehaven for a pre- design meeting (application copy attached). Lakehaven encourages the owner to apply for either of these processes early in the pre-design/planning phase to avoid delays in overall project development. • A water service connection application is required for a separate meter/service for any new connection to the water distribution system, or modification to any existing service connection (e.g., larger service, abandonment of existing service(s), etc.), in accordance with standards defined in Lakehaven's current 'Fees and Charges Resolution'. 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%. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is required on the private building sewer line, for all new or modified non-residential connections. • Utility conflicts should be identified and coordination should occur as early as possible in the planning process. Project will need to avoid encroachment with existing Lakehaven facilities and easement(s). GENERAL • 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. • Currently, system capacity may be available for this property from system capacity charges previously assessed for water and/or sewer. Please contact Lakehaven for further detail by submitting a separate application for a pre-design meeting. • All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. «07-103142-00-PC.pdf>> <<DE Predesign Application-2007.pdf» Brian Asbury Engineering Technician III Lakehaven Utility District http://www.lakehaven.org/standards.htm <http://www.lakehaven.org/standards.htm> FAX 253-529-4081 Page 1 of 5 Agenda Date: Subject: From Chrs Ingham, Deputy Fire Marshal South King Fire and Rescue 253-946-7244 chris.inghamaa.southkingfre.org WATER SUPPLIES FOR FIRE PROTECTION The required fire flow forthis project is 2000 galbns per minute. A Certificate of Water Avaiability shal be provided indicating the fire flow avaiable at the site. This project will require 2 fire hydrant(s). Existing fire hydrants on pubic streets are avaiable for this project. Existing fire hydrants on adjacent properties shal not be considered unless fire apparatus access roads extend between properties and easements are established to prevent obstructions of such roads. Fire hydrants shall be in service PRIOR to and during the time of construction. FIRE APPARATUS ACCESS ROADS Designated fire lanes may be required for emergency access. This may be done dung the plans check or after the faciity is in operation. When required, approved signs or other approved notices shal be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction by parking and other obstructbns. FIRE-EXTINGUISHING SYSTEMS An automatic fire sprinkler system is required. Plans and spedficatbns forautomatic fire-extinguishing systems forthe protection of commercial- type cooking equpment shal be subnitted to the fire department for review and approval prior to installation. Three (3)sets of plans and specficatbns for automatic fire-extinguishing systems, standpipes and thee appurtenances shal be subrritted to the fire department for review and approval prior to installation. Plans shal be drawn to an indicated scale, on sheets of uniform size, with a plan of each floor, and shal show those iterrs listed in Chapter 14 of NFPA 13 that pertain to the desgn of the system. Sprinkler plans shal bear a Washington State Certificate of Competency stamp. An automatic fire spmkler system shal be installed in all occupancies requiring 2,000 gpmor 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 shal not be considered to separate a building to enable deletion of the required automatic fire-extinguishing system. [Federal Way City Code Chapter 8, Article II, Divsion 4] A separate permit is required for the installation of the Fire Spmkler System. Contact the Fire Marshal's Office at(253)946-7244 for Fire Sprinkler System Specifications. 1 The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 percent less than the correlative water supply curve pressure. Fire department connections shal comply with South King Fire and Rescue Administrative Policy Guideline No.1002. AUTOMATIC FIRE DETECTION SYSTEM A complete Fire Alarm system is required. An automatic fire detection system shal be installed in all buildings exceeding 3,000 square feet gross floor area. This fire detection system shal be montored by a central and/or remote station conforming to the current requirements of the Natbnal Fire Protection Association standards and/or the fire chief or desgnee. [Federal Way City Code Chapter 8, Article II, Division 4] A separate perrrit is required forthe installation of the Fire Alarm System. A complete Fire Alarm System is required. Contact the Fire Marshal's Office at (253) 946a244 for Fire Alamt Specifications. FIRE DEPARTMENTACCESS TO BUILDINGS 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 shal be of a type approved by the chief and shal contain keys to gain necessary access. Contact the Fire Marshal's Office at (253)946-7244 to obtain a key box. 2 The Cedars Preapplication Conference Sign In Sheet June 21, 2007 Name Address Phone E-Mail 1. Tr, ON Pi ei_sc^ Po N< LtI ) 2. 13 lz Err 1--/A1P 5,1—r 71 6 firS"To A/ 23'3 -272.- 'iv 4/ e1/4)ygreas.,—, Fr le1/04 0,1110 A sx,,,„1 v NAT,sv,m j.waly irh$.tow, 4. SO.ry\st-, (.1,1rzutkibA)641,11,, p 5-- g 5 S 5. Apri rfz s 6. ,_:,3-ylef piamt, vi.5/ayt . ,R06 -344-3749 )aoefsiwti esi:91,2 e c6416251,H el 7.c ggis //06-4/51_,14 F-7,2c .072pr 2 YL/ /a A ry __Soy 8. At.) ks'c3Qv---to ktkii•ektNE -) A55-14(c,-54-07 9. Rit Pre.? io. ao-putcul&A, tiro/1.12-qt 83'3 g(030 J 11. -Le-Le .132/ t--7 r;)4, .tz .5--2/p 2 /11 /0/(' C'o/1- 2 s-_-3 12. Pre -- /- //:/(e()6-17 13. 14. 15. 16. CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: June 8, 2007 TO: Will Appleton, Development Services Manager Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Dave Mataftin, Federal Way Fire Department FROM: Janet Shull FOR DRC MTG. ON: June 14, 200 - Internal June 21, 2007 9:00 - with applicant FILE NUMBER(s) : 07-103142-PC RELATED FILE NOS. : None PROJECT NAME: The Cedars Re-Design PROJECT ADDRESS: 33430 13th Place South ZONING DISTRICT: BC PROJECT DESCRIPTION: Proposed development of a 19, 500 square foot office building with 65 parking stalls and landscaping on a 47, 600 SF site. LAND USE PERMITS: Pre-Application PROJECT CONTACT: Jon Graves Architects Brett Lindsay 3110 Ruston Way, Tacoma, WA 98402 253-272-4214 MATERIALS SUBMITTED: Site plan, building elevations f MASTER LA1.O USE APPLICATION Eept ° ,,,V DtTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South CITY Z _', PO Box 9718 OF alb Fecieral NI 8 ? � Federal Way WA O Box 9718 ;lry OF 253-835-2607; Fax 253-835-2609 BUILDING D AL WAY www.citvoffederalway.com EAI, APPLICATION No(s) O/' 03/0 - (2C-, Date C70/0 q Project Name tH E C E D A a S Re DES I !9N Property Address/Location 3 3 T'7 0 /3 P L A c-C So v T// Parcel Number(s) 7(o 8 / T o 0 0 / 0 Project Description 3 - 5"to RN( orri c6 ey t L DI NG PLEASE PRINT Type of Permit Required Applicant Annexation Z.- ,y f ( � Q�e S,.0 h Binding Site Plan Name: TaM gas C he p"Vt,, ` Boundary Line Adjustment Address: k (D O o ?c SO 2. Comp Plan/Rezone City/State: yvk 1( 4-cm Ltf A- Land Surface Modification Lot Line Elimination Zip: Q'9 3 S t'( '< Preapplication Conference Phone: 2 0 4-, .. ,T(. Li 3-et I Process I(Director=s Approval) Fax: Process II(Site Plan Review) Email: Process III(Project Approval) Signature: '1 /1 Process IV(Hearing Examiner's Decision) Process V(Quasi-Judicial Rezone) Agent(if different than Applicant) Process VI SEPA w/Project Name: JON 6./e41/ES ARCH/T tT5 SEPA Only Address: 3// O s u S'ToN Wf4 Y Shoreline: Variance/Conditional Use City/State: TA c,o(-t A WA Short Subdivision Zip: 78 yd 2 Subdivision Phone: 2 5 3- 272-Y-e./y Variance: Commercial/Residential Fax: 2. 5 3 - 2 7 2 "ft/8 t_ Email: bli✓kl6a 4 a' Jgarons . co vri Signature: pyi ( -r-r UNDSf4`) Required Information Owner 13 C Zoning Designation Comprehensive Plan Designation Name: 7-6 I,,,, 1 S %/' DO 1( . Address: 9Value of Existing Improvements City/State: '""C Q� 4 J M Zip: 5il Value of Proposed Improvements Phone: International Building Code(IBC): Fax: NBOccupancy Type EmSigail: ail: : Ni- Construction Type Bulletin#003-August 18,2004 Page 1 of 1 k:\Handouts\Master Land Use Application X63 Image Map Page 06/13/2007 07:16 PM Aerial Photo Map 63 CITY OF 4... SE 17-21-04 `£V1 A Yp t Federal Way SE quarter of Kroll 726 sl • 5, 47'1129.174513 II 60 47'1129.17451 ., ,aY* .....*»••....,..••= ,.. 3 al ..-.., . . ",. -. : t 4- . '* -T--• 4-,?.. i 4II 4:' -' ..,400,W- i ill 10 .01:e. f !' 4 , , ,,,,, , ., - - ,,..,.. _. - - , .,,...,,..,, ,,,, ,k.„ . , . ..s . , .., — •ix- II n.1 - r i 9 :r . '4 L" EIS '4 . AF f: ''A.- paA4 x # y ' T /•��� M. : ' F a 4 � t s /'1 ; .. ef a. _ _;• z i f x ' . *TO- #fit, V,r fip �• 4* ' utf 'r _F a. Nr x ~y 9St:s. f 7, .41 _ .y�ppyy.. gq 4 _ 1�y f id _ :;,:- , - • -r.. 47`111.711431 N 4?' 18 1 711t:. i Photos are shown with parcels and setae!lames. Many landmants ate labeled. Scale: 0 250 500 Feet y This map is accompanied by no warranties.and is simply a grirb http://www.cityoffederalway.com/folders/home/businesseconomicdevelopment/citymaps/generalcitymaps/x63.htm Page 1 of 2 0 VI * _ no o rn ti rn o O I A rr C 4..) a o G + cc• ? g' co O Orr rn o 1-1 co i Fr N1 Z 8 8 • A. co t,, f agt w Co IF: z 13TH o 0 d '0' 4 n. 8 0 4 8_ d — o _. 12__ * co tn 0 a n n C N o 01 C rrl Fr c D t o 1 xi a 0X s i m 5 o " 73 t0 ? I GI i -n — 0 3S r CO cu aCd I ro a - q 0U n 0 a 5.3 L Ot'£ (1), .-, 0/ , N O w Lk to a O C Cr o * T o I 0 2 K o 0 t. a .r40 I 01 0 7 a K n a 5 n Print Map Page 06/13/2007 07:12 PM King County Home News Services Comments Search The Cedars 1721049122 1721049026 768,909040 (: 7681900060/68i900050 /681980030 /681900L45 Federal Way 7681900070 w 1681900010 76819600:Li i71?0A9??7 9265030055 9265030053 9265030035 926593:1_i!Li 9265030030 9265030050 11 9265030040 9265030020 (C)2006 King County 0womi48f1 http://www5.metrokc.gov/parcelviewer/Print_Process.asp Page 1 of 1 ZONED-BC 200-0' — 139'-11" 24'-0' 35'-1' \ \ PROPERTY LINE ACCESS POINT O w O w ry Q 332 _fI , lr••; r•411--srn ,af Oil 71,._�f►.. ,, _ — mil. 1 f�46 i, * ■ . ' �Q 1 . � ., 52 dry 41 —► ci 51 -ate 2 gill OO'/'" 4�� TOTAL GROSS FLOOR AREA 20,040 SF r */ 25'-0" kw'Q59�60 62 �Q 63 64 65 50 4? SITE AREA 47,600 SF C r a p 3 M w TYPE OF CONSTRUCTION V-B 49 ;i TOTAL PARKING COUNT(REQUIRED) 65 q ■ f ;. +1 FA", lir t •k`04 6) = *t TOTAL PARKING COUNT(PROVIDED) 65 E \I �� 48 �4`° PROPOSED USE OFFICE +.- , * ARCHITECTURAL STATEMENT: 7 . - I ������I I CONCRETE TILT-UP AND METAL FRAMED OFFICE BUILDING. s. � 5 , ''�' ,�,I� EXTERIOR FINISHES INCLUDE PAINTED CONCRETE AND .•I i PRE-FINISHED METAL SIDING PANELS.COLORS ARE NOT YET 1, e1j� 6 �III11I 25'-0' 6 "i_� • DETERMINED.ARCHITECTURAL FEATURES INCLUDE HORIZONTAL i 5-0' AND VERTICAL REVEALS IN BOTH THE CONRETE AND METAL = A` I 1111 I II SIDING.OTHER FEATURES INCLUDE METAL CANOPIES AND I— ,,.°- W W ( I 45 CORNICES. 7 58._� 4i F 8 r W z 3-STORY a3 D ro 4 a 9 OFFICE BUILDING , S7 1 Z n n rn 19,500 SQ FT a�`► I .. Lii U O 10 I 6,500 PER FLOOR 42 � t > __ \ '0 ` 56 / \' `s Q �i) O 11 , hr. 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