Loading...
97-104401 (2) MAST LAND SE APPLICATION F h --=• -.crrro ED=. DEPARTMENT OI MMUNITY DEVELOPMENT SERVICES COMMUNITY DEVELOPMENT DEPARTMENT 33530 First Way South,Federal Way,WA 98003 (253)661-4000—Fax(253)661-4129 IP DEC 0 5 1997 APPLICATION NO. V It l_C1 .T - QO Date / /// L l Project Name 6.- 2E 5 R 1 D Lv e / *0� c- W Y Agent M I r IQ I C-lCF v (-t1 41e RN`v/ AlEIL WAi--'>E - 64•1?p-4Ny Name of Applicant A 77-7•1 MIKE I c-C E Y Owner ALTER N,4T1 v E" Li v)r ./e+vic€-,. 17 Q4>�la l - (‘A 3� •�� 2 � I Applicant Address P o Z t S Tom. 2 `b Phone i . Signature 144 Owner Name/Address 4 LrTE 477vE �•-/v1"vi .1 1t'V/C Phone (zc3)3 '3� 1 ei 3 (if different than applicant Property Location o v sAs-r- ^' c 1)77+ 34 S TM 5-TteEET (I F/e-e r v� SJv rtl . U Kroll Zone OP Legal Description L-U+ ?z)2 l0 4 ELOdL I to N-•W % o S v,► ) n.C. Sw YLk Lp2S Co RsD9 AJ G.. a.) e-J� '��r' }C �/ .U L� 1.k1 I l..-b I nl le'.;> J"1 i I./ Ot\1 Project Description ✓< -4 • , ZILI AL, - I Ail)1CA Lo \\ bt u5 ,-0:- A J I9 ( 1jv0 i `)�,JcVIL�S , ' Parcel Number(s) a/o`I _ cl o/& -- DO Type of Permit Required: SEPA Notice Sign Checklist Mailed Board Site Plan Review R R * Land Surface Modification R R * Boundary Line Adjustment — Binding Site Plan R R R Short Subdivision * * * Subdivision R R R Shoreline R R * — Variance R R R Conditional Use R R R Use Process I R R * Use Process II R R R Use Process III R R R Quasi-Judicial Rezone R R R Variance R* R R Comp.Plan/Rezone R R Annexation R R Lot Line Elimination ` x Pre-Application Meeting SEPA Only R R R =Required *=Optional by City MAT1U M RavuID 8128197 CITY OF 0 ipso • (253)66l-4000 \)\) F1.51 33530 1ST WAY SOUTH FEDERAL WAY,WA 98003-6210 December 17, 1997 Mike Hickey Neil Walter Company P.O. Box 2181 Tacoma, WA 98401-2181 RE: Clarebridge Assisted Living Facility, File No. PRE97-0066 Dear Mr. Hickey: The above referenced proposal has been assigned to me as project planner. At this time, the application and preliminary site plan have 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: Thursday January 8, 1998 -- 9:00 AM Community Development Conference Room, City Hall, First Floor 33530 1st Way South Federal Way, WA 98003 We look forward to meeting with you. Please call me at 661-4019 if you have any questions. Sincerely, rm Hams Senior Planner w " CITY OF • (253)661-4000 �N) 33530 1ST WAY SOUTH FEDERAL WAY,WA 98003-6210 Mr. Mike Hickey January 16, 1998 Neil Walter Company PO Box 2181 Tacoma, WA 98401-2181 Re: —CLAREBRIDGE ASSISTED LIVING FACILITY Southeast Corner of 1st Avenue and South 348th Street, Federal Way,WA Dear Mr. Hickey: Thank you for meeting with the city's Community Development Review Committee(CDRC) regarding your proposed project. The committee includes representatives from the Lakehaven Utility District, Federal Way Fire Department, and staff from the city's Land Use,Building, and Public Works. This letter summarizes our preapplication conference on January 8, 1998, at which time members of the CDRC discussed development requirements as they apply to the proposal to subdivide the site into several parcels, and construct an approximately 32,000 square foot single story building for assisted living services, along with associated parking lot and site improvements, at an undeveloped site at the southeast corner of 1st Avenue and South 348th Street. Where appropriate, pertinent ordinance sections cited in this letter are noted. The items listed below do not include all regulations applicable to the subject proposal. In preparing your application, all pertinent portions of the city's land use code must be consulted. 1. Zoning, Use, and Review Process—The zoning of the site is OP (Office Park). The OP zoning district permits convalescent center/nursing home uses pursuant to Federal Way City Code (FWCC) Section 22-836 (enclosed). The Director of Community Development Services has previously interpreted that an assisted living facili01 is consistent with the FWCC definition of convalescent center/nursing home. The proposed use requires Process III project approval. Under Process III, the Director of Community Development Services 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. A ' a Mr. Mike Hickey January 16, 1998 Page 2 2. State Environmental Policy Act(SEPA)—This project also requires SEPA review. The SEPA review must include an analysis 2f the proposed binding site plan as well as construction of the building and associalettiwprovements. Expanded SEPA analysis of the preliminary drainage plan and potential traffic impacts is required. An environmental checklist must be submitted and reviewed prior to the city issuing an environmental threshold determination. All property owners and occupants within 300 feet of the entire site are notified of the SEPA decision. The notification includes a 15-day comment and 14-day appeal period. SEPA review must be concluded before the site plan approval may be granted. Because the site is adjacent to a residential zone, two sets of stamped, addressed mailing envelopes (City of Federal Way return address) and a list of the same, must be provided for all owners of property within 300 feet of the site. Additionally, one set of addressed stamped envelopes and list of same must be provided for all occupants and residents within 300 feet of the site. 3. Binding Site Plan— Subdivision of properties for sale or lease which are intended for commercial or industrial development are required to record a binding site plan in accordance with the Federal Way Subdivision Code, Section 20-62. The binding site plan is intended to consider all proposed parcels, parking areas, building envelopes, buffers, easements, etc. The review process for the binding site plan is similar to the Process III review discussed above and is processed concurrently with the Process III land use application. In this case where no proposal for future use of the remaining parcels is contemplated, the binding site plan should at a minimum consider access and circulation to the remaining parcels. Future development of the remaining parcels will require subsequent amendments to the approved and recorded binding site plan. 4. Fees—The proposal to develop the project requires the following fees: Process III project approval is $1,333.00 plus $200.00 if'over 25,000 square feet of building area, (includes fire review fee); and SEPA environmental determination review as part of project $472.00 (includes fire review fee). Binding site plan fee is an additional fee with the same costs as outlined above for the Process III($1,333 plus$200.00, if over 25,000 square feet). Without any wetland setback intrusions, the application would require two Process III application fees and SEPA fee. Additional fees are associated with other city and district regulations and permits. Building permits must be obtained before any work commences. 5. Setback Requirements—The minimum front setback ranges from 25 - 50 feet, dependant on the design of the building and site layout. The minimum side setback(north and south lot lines as proposed)is 20 feet. The minimum rear setback is 20 feet. As proposed, the setbacks in the preliminary site plan appear to meet the minimum code standards, with possibly the exception of the 20 foot setback required on the north side(site plan submitted does not include an accurate scale to determine actual dimension). .� • Mr. Mike Hickey January 16, 1998 Page 3 6. Lot Coverage—There is no established maximum lot coverage. The buildable area is determined by other site development requirements(i.e., required buffers, parking lot landscaping, surface water facilities, etc.). 7. Building Height—The height of the building allowed by the FWCC is 35 feet above average building elevation, although note 1 of FWCC Section 22-836 states that building height may be modified to a maximum of 55 feet if the decisional criteria in note 1 FWCC Section 22- 836 is met. Additionally, within 100 feet of the rear property line(adjacent to the residential zone)the structure height may not exceed 30 feet above average building elevation. 8. Parking Requirements-Parking for this type of land use is determined on a case by case basis. To assist the city in determining the appropriate parking stall count, please develop and submit a parking analysis for the proposed use. Parking demand from at least three comparable size and type of facilities should be used as the basis for determining the parking stall count. In order to gain concurrence on the appropriate number of parking stalls, you may submit the parking analysis to the city prior to submittal of the SEPA and Process III application. The quantity of guest parking stalls must also be addressed relative to peak visiting hours. It appears that four guest stalls as proposed may be insufficient for this size of living facility. Standard parking stall sizes are 81/2 x 18 feet; compact parking stalls are 8 x 15 feet. Up to 25 percent of the required spaces may be compact stalls. A parking stall/drive aisle sizing chart is enclosed. 9. Landscaping—A preliminary landscape plan prepared by a licensed landscape architect in accordance with FWCC 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—Article XVII,FWCC Section 22-1566(g) Office Park, requires Type III landscaping a minimum five feet in width along the north, east, and south property lines of the proposed lot. Along the 1st Avenue right-of-way, a minimum 10 feet of Type III landscaping is required. 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 square feet of interior lot landscaping per parking space must be provided for parking lots with 50 or fewer stalls in accordance with FWCC Section 22-1567(b)(1)(a)(I). Parking lot landscaping is to break up large areas of impervious surfaces, mitigate adverse impacts created by vehicle use areas, Mr. Mike Hickey January 16, 1998 Page 4 facilitate the movement of traffic, and improve the physical appearance of vehicle use areas. Type N landscaping is required at the ends of all rows of parking and disbursed throughout the interior parking area. Type N landscaping consists of trees, shrubs, and groundcover to provide visual relief and shading. 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 a 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 perimeter 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; 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 groundcover appropriate for the area per FWCC Section 22- 1564(u). Foundation landscaping is also encouraged. f. Significant Trees—A significant tree inventory and retention plan must be provided with the land use application per FWCC Section 22-1568(c)(2). Significant trees are generally defined as 12 inches in diameter, or 37 inches in circumference measured 41/2 half feet above the ground and in good health. Significant trees do not include red alder, poplar, cottonwood, or big leaf maple. If the development on the site requires removal of more than 75 percent of the significant trees on the property, then they shall be replaced in an amount equal to 25 percent of the significant trees which existed on the site before development. Replacement tree standards are found in FWCC Section 22-1568(c)(5). Significant trees in the perimeter landscape areas must be retained. Through thoughtful site planning, several significant trees (especially the very large stand alone cedar) should be retained through the development process. g. Modifications—FWCC Section 22-1570 outlines the landscape modification options and criteria. Please refer to this section for specific information. 10. Design Guidelines—Projects subject to Process III review must comply with the provisions of FWCC Article XIX, Community Design Guidelines. It is the applicant's responsibility to demonstrate how all design guidelines have been satisfied. I suggest you have your architect contact me to arrange a separate meeting to discuss design issues. Mr. Mike Hickey January 16, 1998 Page 5 Your preliminary site plan and elevations include a number of elements encouraged within the guidelines. Following is a brief list of the major design issues relating to this project. a. Building walls over 60 feet in length shall incorporate at least two of the four following options; facade modulation, pedestrian plaza, landscape screen, and canopy or arcade as outlined in Section 22-1635(b) of the design guidelines. b. Articulation of blank walls over 240 square feet is required as outlined in FWCC Section 22-1635(c). c. Pedestrian connections from the sidewalk to the building and parking lot to building shall be provided and delineated by separate paved routes pursuant to Section 22-1634(d). Paint striping is not an approved method of pedestrian delineation. d. The favored location for the parking lot is behind or beside the building, however, if parking is located at the front of the building, emphasis shall be given to pedestrian access and orientation on the site. The proposed layout of the buildings provides building orientation toward the public right-of-way and parking behind the building, which are emphasized in the design guidelines. e. Additional design guideline elements include screening of lighting to adjacent properties, outdoor sales areas, covered storage areas, loading dock screening, shopping cart corrals, and bicycle racks. 11. Signs—FWCC Article XVIII regulates signage on the site. In general, the site qualifies for a freestanding low profile monument or pedestal sign. Sign permit information is enclosed. Contact Tom Noble, Development Specialist (253-661-4154), regarding signage questions. 12. Solid Waste and Recycling Storage—FWCC Section 22-949, requires solid waste and recycling storage areas to be included in all new commercial developments (enclosed). Solid waste, recycling storage, and/or garbage receptacle areas must be depicted on the site plan drawing. Please contact Federal Way Disposal at 939-9647 regarding the sizing of general refuse areas. FWCC Sections 22-949 and 22-1564(d) provide standards for design, placement, sizing, and screening of garbage receptacles, dumpsters, and storage areas. The receptacles may not be located in required yards or buffer areas. The enclosure must be screened with landscaping per FWCC Section 22-1561. 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. Mr. Mike Hickey January 16, 1998 Page 6 14. Light Standards—A lighting plan depicting the location of fixtures must be submitted. Lighting fixtures are not allowed within landscape islands. 15. Wetlands—Wetlands are present on or within 100 feet of the subject site. A wetland delineation by a qualified source must be submitted in conjunction with the land use application. A setback of 100 feet from any delineated wetland is required, pursuant to FWCC Section 22-1357. A reduction of the 100 foot wetland setback requires approval from the Hearing Examiner through review and approval of a Process N land use application. The application to intrude into the 100 foot wetland setback area must meet the decisional criteria of FWCC Section 22-1359(d). If wetland setback intrusions are proposed, the Process III land use application discussed above will be reviewed simultaneously with the Process IV application and one of the Process III application fees will not apply. A Process N fee of $2,163.00 is required in lieu of the Process III application fee. As discussed at the meeting, two different alternatives are available for the wetland review. The first alternative is for you to hire a wetland biologist to delineate the wetland boundary and demonstrate in writing how any requested intrusions into the 100 foot wetland setback area meet the criteria in FWCC Section 22-1359. With this alternative, you are also responsible to re-imburse the city for review fees incurred by the city for our consulting biologist review of your wetland report. The second alternative is to contract with the city to have our contract biologist conduct the wetland delineation. At that point, we can determine the appropriateness of using the city's wetland expert to complete the process based on the sensitivity and extent of proposed intrusions, if any. I would be glad to further discuss either of the above alternatives. For both wetland setback intrusions and wetland displacement, the Hearing Examiner makes the final decision, unless appealed. PUBLIC WORKS DEPARTMENT (Trent Ward,(253)661-4132) Refer to the enclosed January 8, 1998, Public Works memorandum from Trent Ward, and January 8, 1998, memorandum from Sarady Long, Traffic Analyst. BUILDING DIVISION(Lee Bailey,(253)6614122) Contact Lee Bailey at(253)661-4122 with questions relating to the building permit. LAKEHAVEN UTILITY DISTRICT(Mary Young,(253)946-5400) Refer to the previously provided January 8, 1998, Lakehaven Utility District memorandum. • Mr. Mike Hickey January 16, 1998 Page 7 FEDERAL WAY FIRE DEPARTMENT(Greg Brozek,(253)946-7242) Refer to the enclosed January 8, 1998,Fire District memorandum. The sign-up sheet from the meeting was previously provided to you. Thank you for participating in the preapplication process. As you know, this is a preliminary review only and does not take the place of a full review of the formal application. If you have any questions, please contact me at (253) 661-4019, or other staff persons as appropriate. I look forward to working with you and making this a successful project. Sincerely, 141 1" Jim Harris Senior Planner enc: Development Application Submittal Requirements FWCC Article XVII,Landscaping Master Land Use Application FWCC Section 22-949,Trash Enclosures FWCC Section 22-836,Nursing Homes FWCC Article XVIII,Signs Procedures for SEPA Mailing Labels Public Works Memorandum Process III&IV Information Bulletins Building Division Memorandum FWCC Article XIX,Community Design Guidelines Lakehaven Utility District Memorandum FWCC Article XIV,Environmentally Sensitive Areas Federal Way Fire Department Memorandum FWCC Sections 22-960&22-1047,Rooftop Appurtenances c: Trent Ward,Engineering Plans Reviewer L:\PRMSYS\DOCUMENTTRE97 00.66 PLANLTR.DOC CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT MEMORANDUM DATE: December 8, 1997 TO: Community Development Review Committee (CDRC) Members Stephen Clifton, Public Works Development Services Manager (2 copies) Mary Kate Gaviglio, Building Official Mary Young, Supervisor of Technical Services, Lakehaven Utility District Jerry Thorsen, KC Fire District#39 Annette Spicuzza, Lieutenant, FW Public Safety Department FROM: Jim Harris, Senior Planner PROJECT PLANNER: Jim Harris PHONE 661-4019 PLEASE RESPOND BY: Internal review WEDNESDAY December 24, 1997 Meeting with applicant January 8, 1998, 9:00 AM *************************************************************************************** FILE NUMBER: PRE97-0066 PROJECT NAME: Clarebridge Assisted Living Facility PROJECT ADDRESS: SE Corner of 1st Avenue South and South 348th Street PROJECT DESCRIPTION: Proposal to construct a 32,000 square foot single story assisted living facility on 3.2 acres. Site plan also shows subdividing the site which would require a binding site plan. ZONING: OP (Office Park) PROJECT CONTACT: Mike Hickey (253) 752-5831 NOTE: DRCMEMO.but From: Jim Harris To: GREGF Subject: cLAREBRIDGE pre97-0066 The application we just today received for 32,000 square foot assisted living facility at SE corner of 1st and 348th. I touched base with the applicant on this project regarding DRC dates because the normal DRC dates fall smack in the middle of the holidays. The applicant (as well as myself ) is out of town on 12-31 which would be the normal meeting date with the applicant. So. . . unless we can really condense the timing (which I haven't asked Stephen) , which may work since the upcoming agenda's are light, we are then pushed out to 1-8-98 for the meeting with applicant. I just found on the map that this appears to also require a binding site plan, and includes wetland intrusions which will add more work to the project. So I suggest we push this out to internal review 12-24 and meeting with applicant on 1-8-98 since other departments may have holiday vacation conflicts etc. Stephen or Greg: let me know if you want to squeeze this into conduct the meeting with applicant on 12-24, and internal 12-18. Thanks JIMH V pc/ \' / U rJ '\°V')ID / P(31 • pktih So o5 Li.al oVA,k, Cs I si0- NOU-14-1997 14:53 FIRST RNER CAN FW P.01/12 Prepared for: /.0 Ry-(42, MIKE HICKEY NEIL WALKER CO. Report Prepared by: FIRST AMERICAN TITLE (206)874-0400 Service Rep Name: PAMELA MAAS Date; 11/14/97 Delivery Type: COURIER Fax: Sales Rep Name: Package Includes: Property profile Comments: R84/15 ************e***, *************************************************************, Customer Billing # Cost Tax Total Investment This cover sheet is your invoice. Please remit a copy along with your payment To.: FIRST AMERICAN TITLE 33600 336TH AVE S #105 FEDERAL WAY, WA 98003 Copyright 1997 TRW REDI Property Data TIPS On-Line NOU-14-1997 14:53 FIRST RI RICAN FW F.02/12 FIRST AMERICAN TITLE Page TRW REDI PROPERTY PROFILE 11/14/, Prepared for:NEIL WALKER CO. , MIKE HICKEY Parcel Number : 202104-9016-00 Q-S-T-R : SW-20-21-04 Owner/Taxpayer : WALLER RD ASSOC IV Mailing Address: 4224 WALLER E RD TACOMA WA 98443 Site Address : 34904 4TH AV S FEDERAL WAY WA 98003 Phone Number : Property Desc : SFR Market Area : F2-SOUTH F) Use Code-Desc 101-SINGLE FAMILY RES # Units : Land Size 8.00 # Buildings : Zoning : OP Lot Coverage: Thomas Bros : 0744J07 Census Tract: 303. 03 ASSESSMENT/TAX DATA CHARACTERISTIC DATA Total Value $1,287, 100 *SUMMARY DATA : Land Value $1,287,000 Gross/Rentable : Imp Value $100 Year Built .• Class/Quality : Tax Exemption Fire Sprinklers: Yrs Delinquent : *BUILDING 1 : Tax Levy Code : 1205 Gross/Rentable : 1997 Tax $19,402 .48 Yr Built/Eff Yr: / 1997 SrCtzn Tax: Class/Quality : # Stories .• School Diet Type Heat .• Jurisdiction : FEDERAL WAY 1: 2: 3: LAND DATA 4: *BUILDING 2 . Waterfront Type : Gross/Rentable : Yr BuiltEff View Type Class/QualityYr: / Quality # Stories : Type Heat : Visual Exposure : 1: 2: Green Belt 3: Recreation 4: *BUILDING 3 • . Corner Lot : YES Gross/Rentable : Access Yr Built/Eff Yr: / Class/Quality : Open Space # Stories . Type Heat : 1: 2: 3: 4: Information provided is deemed reliable, but is not guaranteed Copyright 1997 TRW-REDI Property Data NOV-14-1997 14:54 FIRST AMER ICAN FW P.03'12 FIRST AMERICAN TITLE Page TRW REDI PROPERTY PROFILE 11/14p Parcel Number : 202104-9016-00 ALL PARCELS INCLUDED WITH LAST SALE Parcel Number UseCode Total Value %Land %Imp. Total Ac. 202104-9016 901 $1, 287, 100 99.9 0.0 8. 000 202104-9113 912 $221, 200 100. 0 0.0 1.270 926480-0010 932 $277,900 100. 0 0.0 1.276 3 $1,786,200 10.546 SALES HISTORY Buyer Name Date Sale Price Deed Excise# M Ttl Auditor No. 0". WALLER RD ASSOC IV 951201 PARTNERSHI QUIT C 1490328 Y CH 960614-1713 TUCCI MICHAEL A & MA 950411 QUIT CLAIM QUIT C 1425692 Y CH 950426-1209 GRANA INVESTMENTS 841115 $513 , 650 WARRAN 0800456 841115-0680 KING COUNTY OF 840928 $27, 922 WARRAN 0794187 840928-0489 810162 0623703 810162-3703 CURRENT OWNERS FINANCING HISTORY Auditor No. Type Transactn Loan Amt 1 Loan Amt 2 Down Paymnt % Int Tt1 960614-1713 PURCHASE CH LEGAL DESCRIPTION Plat Name: Vol/Page: Legal: LOT 202104 BLK 16 NW 1/4 OF SW 1/4 OF SW 1/4 LESS CO RDS Information provided is deemed reliable, but is not guaranteed Copyright 1997 TRW-REDI Property Data NOVA-14-1997 14:54 FIRST ANERICAN FW P.04/12 FIRST AMERICAN TITLE Page TRW REDI PROPERTY PROFILE 11/14/ Prepared for:NEIL WALKER CO. , MIKE HICKEY Parcel Number : 202104-9016-00 Q-S-T-R : SW-20-21-04 Owner/Taxpayer : WALLER RD ASSOC IV Mailing Address: 4224 WALLER E RD TACOMA WA 98443 Site Address : FEDERAL WAY WA 98003 Phone Number : Use Code-Desc : 101-SINGLE FAMILY RES Market Area : F2-SOUTH FEDERAL I Land Size 8.00 # Units 1 Zoning : MPP Thomas Bros : 0744J07 Record # : 01/01 Census Tract: 303 .03 ASSESSMENT/TAX DATA CHARACTERISTIC DATA Total Value $1,287, 100' House Style : 1 STORY Land Value $1,287,000 Yr Built/Remodel: 1950 Imp Value : $100 Total Bldg SqFt : 1,240 Main Floor 1,240 Tax Exemption : Half Floor .• Yrs Delinquent : 2nd Floor : Tax Levy Code : 1205 3rd+ Floor : 1997 Tax $19,402.48 Basement : 1997 SrCtzn Tax: Finished • : Unfinished : School Dist Garage : Jurisdiction : FEDERAL WAY Daylight : Garage Type . SqFt . LAND DATA Total Rooms 6 Bedrooms : 3 Waterfront Type : Baths Full : 1 Access/Bank 3/4 Front Feet : 1/2 : View Type CTY/TERR Dining : 1 Quality : AVERAGE Other :• Development Type Fireplaces : 1 Street Type PAVED Heat Type : OIL Grade : HIGH System : FORCED AIR Slope : LEVEL Roof : Sidewalks : SIDEWALKS Exterior Walls : Curbs % Brick . Sewer : PUBLIC Deck SqFt .• Underground Util : House Quality : AVERAGE Water : WATER DIST House Condition : AVERAGE Open Space . Information provided is deemed reliable, but is not guaranteed Copyright 1997 TRW-REDI Property Data • NOV-14-199? 14:55 FIRST AIERICAN FW P.05/12 • 5 E. 19-- 21 1322.84 - N.0 9-4 r�rr Aim!eV.'//ea; Far'. -z0-/y; C. G `a/ Oo../32J N r� •30. 7/ ysc9e8o4 9-4t' - - 1 •F -10 W Im N o � w o L• A w• 1 �I S0 0 Hii.ng — �I 1_,0.S.5 _ 6 v6 — =o p 44'/O4C 300.s'3 ZOO sjOD w ih 4 o � 1;,! • ,� sod . EXIT 8 • let 17 736 W _.-.-. -._.- - 191 zO •SS O�M•v% RM.2,400•P Sett, M-P a St. i /5 ».. 3jgtf• / i/ G RM- N . l'u. 2,400-P M.P B-C•P i �_ • s 3set�— IJ_ a B C P --L \\\ / AKE _i sNJ wI P RM-2,400-P +' . i `\ / / M"P • R/A•2•400 Py' f � • I t ; I li 1 1 I, 123A-900-1, - 1 ii S- R I i I '\ LAKI ,• Noti IIia. PM • III ',800-P I"?. S-R l' 1._ 1 •i- y -I.. . .._ M•L• i ....- 54HIh sr 1 j r _EiP J- - t_�.� . i(f I I i � 2f' I; - f.-F7 i F_R-P- i 1; S i F-R-P I , ry _ ' • s- -PJ {rl 79 7:3 W2O-1-4 . 169 12/04/97 11:56 FAX 2062518732 BARGHAUSEN ENG j002/002 zo• -V101 // . — Or E vi.E1.)%411. Cli it_ze ..,) i • 0 . 0 \ '1" ../----- . • it 0 (7C>\LN7:: h ' l C3 ® o i Zi 1 1114.L-n-±--2r1 1 : 161 : \ \ *5 IlL t 'I . 10111111111L ' , - Q' '$imiumt .4 cgs- , 4 a © -� in : , Set , � .. • vO i o wr ...-. I ;14 Mz • A' o MO8 . 9- �- . - , q 'ci.t'`3 �9 _ 7n 'alw..1 nn 17i nwm n7nm TTnf`+n r n+ •n♦ �.-�- e interoffice MEMORANDUM Federal Way Dep't of Public Works Development Services Division To: Jim Harris, Senior Planner ` ' From: Trent Ward, Engineering Plans Reviewer II �Nl• Subject: PRE97-0066; Clarebridge Assisted Living Facility Southeast corner of 1st Ave South and South 348th Street Date: 1/08/98 After reviewing the materials submitted and a visit of the proposed site the following comments and findings address issues that need to be resolved prior to developing the site. LAND USE ISSUES Stormwater 1. Since the applicant proposes to create more than 5,000 square feet of new impervious surfaces, surface water runoff control and water quality treatment will be required per the King County Surface Water Design Manual (KCSWDM), the City's amendments and through the SEPA process, the Executive Proposed Basin Plan-Hylebos Creek and Lower Puget Sound(Hylebos Basin Plan). The City has identified downstream conveyance, erosion and habitat problems associated with stormwater runoff. As part of the land use application and SEPA process, the applicant will need to provide analysis of those problems and appropriate mitigation as approved by the City. The applicant may provide an independent study and mitigation proposal or, as an option, the applicant may provide mitigation as recommended in the Hylebos Basin. More specifically, the site is located within the West Branch Hylebos Sub-Basin, an area recommended for enhanced stormwater infiltration and implementation of basinwide recommendation BW-2. Soil conditions shall be investigated to determine the feasibility of using an on-site infiltration system for stormwater runoff control from impervious surfaces. Soil logs and infiltration rates shall be prepared by a professional engineer or geotechnical engineer, licensed in the State of Washington, or by a certified septic system designer. If determined to be feasible, applicant shall submit an infiltration system design for review. In the event that infiltration cannot be achieved and runoff must be discharged off-site, the Basin Plan calls for the use of a 7 day storm event(BW-2)in sizing on-site detention facilities instead of the 24 hour event generally used in the KCSWDM. 2. At the time of site plan review submittal, a narrative addressing the relevance to the project of the 7 core and the 12 special requirements of the KCSWDM will be required. A Level I downstream analysis shall also be provided and conceptual drainage facilities shall be shown on the plan to a size and configuration approximating the needs of the site. The city has available 1"=100', 5 foot contour,planimetric maps that must be used for basin analysis. Contact Kevin Peterson, Engineering Technician at 661-4126 for further details. TRAFFIC/R.O.W. IMPROVEMENTS 1. See Traffic Services Division memorandum dated Jan. 6, 1998 from Sarady Long, Traffic Analyst. BUILDING PERMIT ISSUES 1. Copies of Public Works' standard checklists are available, upon request, to assist the applicant in preparing permit documents. 2. Prior to issuance of any building permit, the onsite and offsite improvement work must be secured by a financial guarantee(bond). The guarantee may be in one of three forms, a cash deposit, assignment of funds in a financial institution, or a bond from a surety. The bond is for 120% of the estimated construction cost. The applicants engineer prepares the estimate using bond quantity worksheets available form the Public Works Department. The bond must be completed and on file with the City when the building permit is issued. At the completion of construction and after the city receives payment of inspection fees, receives as- built mylars, and all the inspector's punch list items are completed, the bond will be reduced to 30% of the original value and be retained for a two year maintenance period. Any defects that show up during the maintenance period will require correction and subsequent inspection fees shall be paid before the maintenance portion of the bond will be released. L:\PRMSYS\DOCUMENT\PRE97 00.66\PW122397.DOC interoffice MEMORANDUM Federal Way Dept. of Public Works Traffic Services Division To: Jim Harris, Senior Planner Trent Ward, Engineering Plans Reviewer From: Sarady Long, Traffic Analyst - Subject: Clare Bridge Assisted Living Facility; PRE97-0066 Date: January 6, 1998 Based on my review of the submitted materials, visiting the site, and discussing the project with City Staff, I have the following comments. Transportation Impact Analysis As currently proposed, the project is estimated to generate 14 PM peak hour trips based on a total of 52 occupied units of Retirement Community (ITE LU#250). This does not exceed the City's threshold of 10 PM peak hour trips at key intersections for requiring a Transportation Impact Analysis (TIA). Therefore, a TIA will not be required. Frontage Improvements Federal Way City Code Section 22-1474 requires developments to construct improvements to fronting streets. Current standard for 1st Avenue S is a five-lane principal arterial street (60' total pavement width) with curb, gutter, 6' utility/planting strip, 8' wide sidewalks, and street lights in a 100' right-of-way. The existing 1st Avenue S street frontage does not meet the current standards. Therefore, the project will be required to construct full width improvements along the 1st Avenue S frontage. The new frontage improvements for 1st Avenue S include 17' of additional pavement width, curb, gutter, 8' wide sidewalk, 6' planting strip, 3' utility strip, and street lights. A 10' ROW dedication is required. The improvements may also include pavement and sidewalk tapers to match into existing improvements. All street improvement shall meet City of Federal Way design standards. Access The proposed driveway meets Federal Way City Code Section 22-1543 requiring driveway spacing of 150 feet from intersection or any other driveway. Adequate intersection sight distance at the project driveway must be provide for by the developer through ensuring that no obstructions are within sight distance triangle. Intersection sight distance shall be verified for meeting AASHTO. This shall be performed by a licensed WA PE. The applicant shall conduct driveway access analysis (study the LOS) during the weekend peak hour of the generator and analyze the need for inbound/outbound right-turn and left-turn lanes. I:\prcapp\claebdg.wpd SIGN UP SHEET CLAREBRIDGE 1st Avenue and South 348th PRE-APPLICATION MEETING PRE97-0066 January 8, 1998 Name Address Telephone # VEIL 1,(T>4 LrE a C0+4.11pA N y 1v11Ke 141 c.ke Y RD. Box Z I S I 7)46 WM 443461 -Z 181 (Z53)75Z S831 ble,-,,-hv2 L.✓ir.s Sir✓ic�S /Jei rri., 5- 2 5-3- 3i3-c 953 AN KItOM MO S AP4 L-tLC.tj T z�w a O 2�}Tj•7I�O ,3, ,or , � z� .ry. ,�11ac..tp ANo. �a� 3' 41ii-er ',)dAJ4 LAKeNAvt) u nuTY hls7,16T 053-946-5 /&-o 1.5?_9q(c.--7 24( A=4 8�..(� eick Leie! - y/z3 7 � 0411ckA <Two` `� �bt c vJc,Jla.5 l�bt - 1.1�ScA Ma/a/ 10l/411/. `3 3GG/-Wl9 w,e.o But_ 64 1-U't3 zr C Awy4s r - tom • LAKEHAVEN UTILITY DIS t RICT 31627 1st Avenue South • P.O.Box 4249 • Federal Way,WA 98063 COMMUNITY DEVELOPMENT TECHNICAL REVIEW COMMITTEE AGENDA OF: January 8, 1998 ATTN: Mr.Jim Harris Associate Planner SUBJECT: Agenda Item No. 1 — Clarebridge Assisted Living Facility PRE97-0066 COMMENTS: A developer extension agreement will be required to extend mainline water and sewer facilities to serve the site. Owner should apply separately to the District for this process at the same time formal application is submitted to the City of Federal Way to avoid delays in construction. Please allow 3 to 4 months for plan review and approval. Owner will be required to complete a Sewer Use Survey (SUS) at time of application for side sewer permit. Pretreatment requirements,if any,will be determined upon review of said SUS. The District's Capital Facilities Charges for a project of this size will be significant. These charges are calculated on the basis of Equivalent Residential Units(ERU). The District has established an initial monitoring level of 0.21 ERU per unit for senior apartments/assisted living units. Following the monitoring period, the actual ERU basis will be established based on water use and additional facilities charges may be collected. For purposes of calculation of the initial amount to be paid at time of connection, the Capital Facilities Charges will be $569.00/unit for water and $571.00/unit for sewer. This rate is effective January 1, 1998. This property is also subject to a latecomer charge for sewer and a charge in lieu of assessment for water. The latecomer charge for sewer is$20,893.92,assessed on the basis of potential dwelling units for the entire parcel. The charge in lieu of assessment for water is $4.84 per fronting foot of property on 1st Avenue South and South 348th Street. NOTE: Copies of the District's facilities maps are attached for your convenience. By: / Date: l —1 M E. oung S pervi r of Technical/Support Services Direct Line: (253)946-5400 v c r , s I I 13 `L'., ' RESTER /HILLS x 4� CONDOS S--- El Ok m l_S— k jiric:__T, a III s g. CPVC E ,r1_ c.zi, G ` j 115 1 I IQ_.i,.-,......67....:1 • Y �_„, 1S � ZT— ---1 ii 1"-J I " i O 90 �� g) \ 8 — Q 'AV O. Li f) I >r ,c of a IL 1�DI f NE ccnN .j 1_ 8..4, _! 8 SO. 348TH ST. .t Zttt t�,, 1!!L f 41 G A 1 O I I QV A) ti i{' is' i '/ :I 1 , b�, p40 .- i 00 O Cr) to --(.<s t!) 'Cr {, - ( "-��1 b -2U a5"1• C. 8" 2`J 18 19 { i. —1� -' BY DATE REVISION DRAWN: MV.N. I RSL 12-15-95 EVERGREEN EYE CLINIC (DETECTOR CHECK)/ DELETE NON-LSA CALL RSL 11-9-93 STATE FARM INSURANCE CHECKED: R.S.L. MAH 9- -92 ST FR CO HOSPITAL, WATER SERVICE PLAN,REDLINES WATER F A MAH 9-2525-92 CORRECTIONS PER ER JOE GRAY, VALVE PROGRAM APPROVED: J.V.M. i RSL 9-9-92 ADD MANHO'F PER 1990 SMR- S 348TH h 9TH AVE S 9-22-91 RSL 9-9-92 ADD vALVE 23, REVISE MED CTR PER VALVE PROGRAM DATE: HILLS ' 1 1- CONDOS I/ .......4.: ,.,OC -1_1— d ,S'•:•.: En -.. r-. o CO ,-- , .,i.: I .-- ---__ II iil•-••••••••- -..,..- w i '''.-1 • . . ... . _ .'- -----------------'__r° _ I ' 41!) 8 • . ., SO. 348TH ST ii1110•M•71.0.-.N.4•••••••••••• ........... w ....... 7 ., 0,' ,-'-,.,•-• , - - . .t , ""'• ' .. . r-- I . 9 7 7 I Z, Z__ _ ( ) , _ ,, ,-.'--. .......--' / - .,.., 42 , I V I'' 1 ) l' ,...q • , 1 , . ' ./ _ - Fe- ...' c.....1 (IT : 0 , 0..'- ‘ ....I I-- .-I": --7-----------1 0 ..., ------- , f..."1 r) IT, . , F."`• , 1-1...] -../:....___. Q.) N _ MP STA A #3 7 • . .4.,,. __----_-------,-_ ,---,---,-__ '4. •"- ',,,,„„..%- -- , , .,,-,•ii, ...- ,_ 4:4 r.._.____SCALE IN FEET 0 '----------1 II---', ATZIABLEHAP:7,,FRARsZTT°1-IPO° H" E 1I INLATT 200 1_-.11 il C;5)LI b Tis FOR PLANNING PU ENCISED R".IT NOT GUARANTEED T P°SES ONLY AN°IS NusuRE.E.s 0 SHOW ACCURATE I, lir . •A• INI 12111 A I C T SY I Rst. DATE REVISION DRAWN: M V N , Rst. 12-15-95 EVERGREEN EYE CLINIC (DETECTOR CHECK)/ DELETE NON-LSA CALL 11 9-93 STATE FARM INSURANCE CHECKED: R S L I ti 9-30-92 ST FRANCIS COMM. HOSPITAL, WATER SERVICE PLAN,REDLINES 9-25-92 CORRECTIONS PER JOE GRAY. VALVE PROGRAM J V I4 • RSt. APPROVED: L I RSt. 9-9-92 ADD MANHOLE PER 1990 SMR- S 346TH ,9 gTH AVE S 9-9-92 ADD VALVE 23, REVISE MED CTR PER VALVE F ROGRLM DATE: 9-22-91 -••' .it: . , - A' or THE$.11(,4�6F$ fl,'TMIP'S inc.4 E.,W-.M. T.L. I'lib 3 1St A VEAve $Ol1ZM • ,�r�i Y ) i . -— �,_ r• • �f��/— Proposed P/W C/ \ '--- / 1 s'',, , ' . \ \ ‘4...‘ z /• ( . 1 .gip, l \ Z 1 lYgill"71 ' , ) ... 4 IESEMEEI • l'--- -- ).1 - .• ) ( . ,/ #41r., \ ______„, / /i/piiiSlr A ._...,.. .. ,..;......-...,--,________-____ f rECriaMil \ ______...G/ ---../1/ C? I* s ---------- )/ /./# -- ---------_---______—-----________ -—-1/4** / e-1;# -L----� `�I .� _J------��� I ColrToutDATU1k iNTE KCJl AS.AL r • `' M.00 N.00 04.00 NIS.00 IN.00 01.00 J� 4 .}.. .... •allkhu_ . b II . N1411% d .. ........ ......... .A. 'Qk Ia.24.ttt • • Mtt :•� �c ®O�r '• it ® i I! :... ... .. ;;_.... .• .c ...... : x„„: 2ro.u:✓0t pib::.: .. . . . k .4.,:°:....,-...:::::. i P:::. .„.,..,-4, ...:.:::: :'..:::::: ::::..... . , .... ... .. ......... ....... . 1 ki _ ...,......•.. ••• .....:::: . A • .. . . -z 1 .M • • k .:.•::.f:...-;:.:.:.:.:.4AiZ.•,.•l.•"...:,'.:;:::..:-..::..ri::.' Xr 61 pTMOF G DEPARTMENT OF PUBLIC SAFETY v FrY Memorandum TO: Lieutenant Annette Spicuzza FROM: Officer Robert K. Schubert DATE: December 15, 1997 SUBJ: CPTED Review In reference to the attached CPTED review of plans for Clarebridge Assisted Living Facility. I do not find any objection to the site plans as submitted. The pictures submitted of their other facility would show that they are utilizing accepted practices of CPTED. The population of the proposed site would not pose an additional traffic problem. I would ask about the security of the residents that would be living in this facility. This intersection is heavily traveled and there is in the process of development two projects that will increase the amount of traffic flow through this intersection. One of the projects is the Waremart shopping center that is being developed on the Northwest corner of 1st Way S. and S. 348th St. at S.W. Campus Drive. The second project is just north of S. 356th St. and 1st. Way S. of a three hundred unit multi-housing until. The first ninety units are completed and second two hundred and eighteen units are going through the planning stages le 0 LICE MEMORANDUM City of Federal Way Department of Public Safety TO: Jim Harris, Senior Planner FROM: Lieutenant Andy Hw DATE: December 16, 1997 SUBJECT: Clarebridge Assisted Living Facility I have reviewed the above project and determined that there should be a minimal increase in public safety services. There are no concerns that I foresee in term of providing police services. The additional traffic generated could be significant,however, it should be analyzed by the Traffic Engineer Department in terms of how it will impact the traffic flow of nearby streets at the intersection. The driveway location should be carefully looked at to ensure smooth flow of traffic in and out of the complex and to minimize potential collisions. RECEIVED BY t _ COMMUNITY DEVEI n�"ac"'� FCC i TECHNICAL REVIEW COMMERCIAL Agenda Date: January 8, 1997 Subject: Clarebridge Assisted Living Facility/PRE97-0066/Harris To: Development Review Committee From: Greg Brozek—Federal Way Fire Department WATER SUPPLIES FOR FIRE PROTECTION The required fire flow for this project is gallons per minute. A Certificate of Water Availability shall be provided indicating the fire flow available at the site. This project will require 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. When any portion of the facility or building protected is in excess of 150 feet from a water supply on a public street, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains capable of supplying the required fire flow shall be provided. Fire hydrants: 1) Shall be located not more than 300 feet on center. All measurements shall be made as vehicular travel distance. 2) Shall not be located closer than 50 feet to any building. 3) Shall not be obstructed by any structure or vegetation, nor shall the visibility of the fire hydrant be impaired for a distance of 50 feet in the direction of vehicular approach to the fire hydrant. [K.C.F.D. #39 Administrative Policy Guideline No. 1004] 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. 1 FIRE APPARATUS ACCESS ROADS Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. 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 25 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 32 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 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. [K.C.F.D. #39 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. When required, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction by parking and other obstructions. Fire apparatus access road gates shall comply with K.C.F.D. #39 Administrative Policy Guideline No. 1003 (copy attached). Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of construction. 2 FIRE-EXTINGUISHING SYSTEMS Plans and specifications for automatic fire-extinguishing systems for the protection of commercial-type cooking equipment shall be submitted to the fire department for review and approval prior to installation. Four (4) 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 6 of 1994 Uniform Building Code Volume 3 (UBC Standard 9-1) 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. Area separation walls shall 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, Division 4] The automatic fire-suppression system shall be connected to the fire alarm system (last zone)in all buildings having an automatic fire detection system. The total pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 per cent less than the stated static P.S.I. from the appropriate water flow test. Fire department connections shall comply with K.C.F.D. 39 Administrative Policy Guideline No. 1002 (copy attached). AUTOMATIC FIRE DETECTION SYSTEM Plans and specifications for fire alarm systems shall be submitted to the fire department for review and approval prior to system installation. Plans and specifications shall include, but not be limited to, a floor plan; location of all alarm-initiating and alarm-signaling devices; alarm control and trouble-signaling equipment; annunciation; power connection; battery calculations; conductor type and sizes; voltage drop calculations; and manufacturer, model numbers and listing information for all equipment,devices and materials. Fire alarm systems, automatic fire detectors, emergency voice alarm communication systems and notification devices shall be designed, installed and maintained in accordance with Uniform Fire Code Standards 10-2 and 10-3 and other nationally recognized standards. 3 Systems and components shall be listed and approved for the purpose for which they are installed. 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. [Federal Way City Code Chapter 8, Article II,Division 4] The fire alarm control panel shall be installed at the following location: A remote fire alarm annunciator panel(s) shall be installed at the following location(s): Fire alarm control panel and remote annunciator panel keys shall be located: In a Supra lock-box to be located PORTABLE FIRE EXTINGUISHERS Portable fire extinguishers shall be installed in accordance with Uniform Fire Code Standard 10-1. FIRE DEPARTMENT ACCESS TO BUILDINGS Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. Numbers shall be a minimum of six (6") inches in height. 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. ADDITIONAL COMMENTS 4 THESE COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE PLANS REVIEWED. Greg Brozek—Assistant Fire Marshal 316171 Avenue South Federal Way,WA 98003 Phone 253-946-7241 Fax 253-946-2086 5 A 42 56 -- -- 348 TH STREET\19 . . (+IP \\, 1----- - at- CA P . , , , , cAlr_ k> r-.64,s..e., -- -- -- -- - 39 90 ' J - - A S -" t _ tUILLI-IL,,T11I P1II-4LLL I1'I�Irr� Ay. , PEE 97-Da6, G I. .. lI 9-7- /oyyc ` l c( II ILh 0oalby 90i� --- OP i = I COURTVARI y • �_ R I 5( csiSk\ .. '!� CLARE BRIDGE L(XO1 f 34 _ FEDERAL WAY, WA n -�,n C G'` CI - L (52 BED) • 5!"I DU'� �(�U 5 , - .s CONC-�., I I J w SIDEWALK(TTPr. ^ - L I' _ •\ 4PROVIDE WETLANDS NITIGARON IN THIS AREA TO OFFSET ENCROACHMENT AT SOUTHWEST CORNER l _ , \ 6 SITE--, - ENCLOSEL ��-15'BUILDING SETBACK ‘,_ \ q , •• : Pnno T-' »E ENDS sEreA SITE DATA _ \. �I \ _ / i LOCATION: 1ST AVENUE-FEDERAL WAY.WA. ���[V.'j>r (}./ �L,� \ - ASPHALT • yin` �J Y ` 0.' r'�"�100' TLANDS SEIBACM DfiVE / '\`I _ \!T\J / / DIE AREA 1R ACRES/1]Y.957 SO.FT T(`1l VVV `L/ / i / BUILDING FOOTPRINT:25.SW S.FT. "'oil \l \ 'A _ -- -- -- -- - -- ' WROSCAPm MF/e03PS5 `FT. T. �ti w (J.�Q\ I- ` �\ 5,,,,,,,\ ` di}i'-0'— - J ,86-D ZONING:RESIDENTIAL ?5'-0'� PARNNC PROVIDED: -Z H.C.SPACES(VAN ACCESSIBLE) 1 . ISITOF'W/AISLE) •{I N -,(9nOR5/AQS(9s1B') Schematic Site Plan (____T) -20 EMPLOYEE ANDS SPACES(9'.IB�Scale 1"=30'-0" n &i1�t ,_ L,c,„.. aARE BRIDGE OF FEDERAL WAY k_ _Lip r(Aod An Alternative Living Services Residence AN K R O M M O I S A N mow mow ASSOCIATED ARCHITECTS .7.0 L....-..-.&n..Ia,,.-.a a.,.o rnIP. smnVA-na IAZ PA-MO 348 TH STREET Cre)--- _ __ ... ... _. _ - _ _ . -- --—7—'1'- 1 i ) ,c5{3 LLI L_LLI LI1 LJ 1_111 I u LL_LI 1 L.I L1 I I Ci A ry ' v _ N / • • �yt 17t�I ��I I11 i11 1 COURTYARD �a ob. Py�� '1111PM. CLARE BRIDGE FEDERAL WAY, WA - (52 BED) ,5'DONE—._, n , _ ' R 1 W SIDEWALK(TYPE. - W '� /.� \. I • OFFSETS ENCROACHMENT AT SOUTHWEST OUTHWEST GORNER ' WETLANDS MITIGATION lei THIS AREA TO OF SITE—\ `� // w T O OR <. �15 BUILDING BETRAY. ` O OUTDOOR f / se • . PATIO ` `�-100•WETLANDS SETBAC1 •MI . 4. • . 0 SITE DATA • \ _ I I L II I I I I L LJI 1)I I I I I I`I I I'I I.I I I I 00 e LOCATION: 1ST AVENUE-FEDERAL MAY.MA : ASPHALT \ —100 WETLANDS SETBACK DTRVE V / / / STE AREA Si ACRES/139.937 S0.FT. \ - - / WSLONG FOOTPRINT:33.364 90.FT. __ __ -- - - '' -- N. IMPERMAH AREA 76.523 SO.FIt T. -- ♦00•-0"— le6'-0' /� ZONING RESIDENTIAL .i5•-0" PARANC PROVIDED: -Z N.C.SPACES(VAN ACCESALE) N (v•i16•M/SSE) -a NSTARS SPACES(S a1e•) Schematic Site Plan -ZO EMPLOYEE AND SERVICE SPACES 0..I1) Scale 1"=30'-0" ill CLARE BRIDGE OF FEDERAL WAY An Alternative Living Services Residence A N K R O M M O 1 S A N mom ASSOCIATED ARCHITECTS v.o.....v.....I4 IS,PQ.I..e o....e WI. .mn..-Tmo !IX IA6-TTIC PROJECT DESCRIPTION The project consists of a one—story, 30,750 sq.ft. Dementio Care Facility LI - ,wE r ,wE•e ,mE.C. rrti r with 52 resident beds. The building also provides the residents with common spaces such as o town square,a commercial kitchen with ME Ti ME r ro•r MC v dining rooms, activity spaces, and laundry facilities and various „R r other amenities such as a beauty room and a sweet shop. Courtyards and ME Tr ^ TTi enclosed outdoor areas provide spaces for outdoor activities. Administrative �� and resident care rooms allow the staff to serve the residents. ,wE I C• Parking is provided at the front of the building for visitors and towards the — "� J�Dri rear for the staff and other services. Plantings will be integrated with the a 111 existing to inhonce the project • -7--Cr {' • W a2' The building also provides an early warning smoke detection system • la • - .l • — � — throughout and a complete fire sprinkler system, which will both be monitored by a licensed outside agency on a 24 hour per day basis. ,xc'A• DU cPE r The building also provides on emergency call system at all dwelling L HAM: i • c PdCUM, II units which will be monitored 24 hours per day by on site personnel. Sr r� • .I�ii .)A y,,,--• ,A .a 1a •-11 SCREEN —`1 PORCH / ��1;11111\ ,ENCLOSED -��'�• OUTD T.V.LOUNGE tto �\1 ...:1 N AREA J L.' - - - _L__(....jk), ..: • • ME V 1:11 3 • I9,Mx ~ Ar I on'R' 11.44.... • • n - - ! .., MMC ROW mE. ra•♦ %..r. FJ D mm x� , • !a @ M O r lc m.mw ^ �C � s II DI ESE V ' I 1lY c DO ME r oaL C TM 9111 • T�},E / REPLEVE.E ME r Dr,,.E s• ` • a L e ® IP rA I 10YM SWME _ ♦ �® I 0 ...me)* as -,<<c/>k X ','40., TYPE•A' . i--..8 • i _\ ME T o�vt/ � MS r '\ W • a P wI� p 403 a V7 /`�-�\ ! ,wF'/.' rxE� TYPE'. TN.LOUNGE _ TYPE V ll ,) k 9 tr ' to SCREENED t DR Y e PORCH L - • ii:m II I ImIII,II 1 1• ❑ Qimi, ENCLOSED '! it ii OUTDOOR •� AREA Of ,ir ,y� / • I iliE :, t = D - 0 _ 0 - 10 - g • n N Floor Plan m Scale 3l32"=1-0"..... 0o CLARE BRIDGE OF FEDERAL WAY An Alternative Living Services Residence A N K R O M M O I S A N :# ASSOCIATED ARCHITECTS cm Na., ,on.P,.....«.,. On... 503/r.._>,„ r,x x.x-rn. \ n 416 Ai. M MEN ---------. ..dialiniaringibiu, -41111111r/NN-.1111...11.1.. 11. - _ yr p 1 tir 1 rrrlf t rtArl 1 t .I.■1ii;:. --� I 'trr��� rs _ _ ! jjh11 rn'''Mal mia. ion. __ m . w1n __Miali ilEil _ ' 1 II mug& mum, „..... ,,..,,,..,..,,..,,...,..,,..,,.. ..,.. ...,,..,.." M...M..,.... 1;.,.. ...,.....,..... ,...i • .'C.. ..., • PORTE-COCHERE ELEVATION PARTIAL FRONT ELEVATION ENTRY ELEVATION 3 \ O SCALE 3/16"=1'-0' SCALE 3/16"=1'-0" SCALE 3/16"=1'-0" \ G ---,\ - VI. 12 ��, 11N VLff, 6 .---%:=4---n -V7I--,m uY 1 , - ti �r ..—...7.....T„r1dina1fug..vrir n.?ri.:.1',1,111.:.ai.i.1.1p111 1i11i1F1,..1..4.11..a-ITIvIi::.:r1'4i.1'•r,A!'1iM' --! f V? 1 11 Sl N VY U tY�Ar Y'/8YI r .....^ —.:, -===.=... --1—I=1M".=..—..I...I4F.F71.F.:F..,...:....17...45I„....1-r7.i.:--=,.'.I.i.Nn......,iI:.A:.7glI..i.l!e.''r"I vmPrN T..Z7C0T:.?aqa.gi0,.i,.a1 1I 4E1.a1Mi1icF.i.a1i.' —`pU::IpI. ■ '1■■I I■■I OSCREENED PORCH ELEVATION SCALE 3/16"=1'-0" ` ,mr�-K. igiUSEr 911.11.111.111MI No zoo eLlt ill t l mil l 1 1..... li ...n. _ .■.1.. i.■1... I 1.11.1.11=1 !LI tia = 1111 W = al 11 1 Ws Fich . "Pk PP t r ., • OEXTERIOR ELEVATION SCALE 3/16"=1'-0' ! H TOW �ra'rai _ - __- _ - e-�� m na ■ amaa aaaaa m■aaa Iaa�a® NM aa■I r; �� 1�r,. nnnnrnnn — ...1.. .n1n = — mm m.o aa �a a ■ ■ :,■aaw ■I�. Imo,,r1 u u .... .. n n —_1...m ..m 1n —II � � I �IfaLI•I - ...... Ell... - IN 1111 II ■ 1111111ni 1 O6REAR ELEVATION O FENCE ELEVATION SCALE 3116"=1'-0" SCALE 3/16"=1-0" J CLARE BRIDGE OF FEDERAL WAY oo An Alternative Living Services Residence A N K R O M M O I S A N rME : ASSOCIATED ARCHITECTS 4 N 11111111 /' i �. .. --. •,R' .e �-,� ~rr+ .; 9:: a ft t, == . 7.41 .irs s _ _ ,h: S� • . . ,_. - - '_:... , . 1.: . - — ' - _ ,--.'.! el,- '",.7'„ • .1, ....!.. azzoirammi . „.,...,,,,:.,,,,,,,:.v. ,..,,,,_:. 4,ile . ,,,,,e,.:4:.,,t,,,..,..7:4,7riega,,:::46i...4107,4741,_ a,... _ 404 .. . 4 . .,, • .,, , 4.4 ., : fl - " , tIb of • t,1.`iA*-j -1 : i!Alli ..i. ' '.., _ . 4.-- '..',.,, ' . J. ' .1's . : . .11r.: 3- : ,r i` E r ac i41 _ . ..mom. • 1 1 ^ s fA ..-"* t • • m { ..s4 n _ u^` i..s ...•...... _ _ ».....,:Y:... L• .. "fit �,.'�" li ..:, ..1.`.,r ,. ._. ..?R „.. - • , , .. Jr,V I,11 elilio - Ay' . , . . • .... 0 i ::) ft • , • . IL 4. ai. a , J••....„.... ...s..............,,„, ..,.. —1 .. . ,.. f • . ,..**S • . • . " • . • . . $ . .. 4411, .. . • . ... 7 ---- - - 1 7 li i",4-- fehio •1.: , .., 4 , e '' 1111.11.7: ArNal.:#7'.• /0 III ., .. • . . ' . 4.1 tVi "Iir r li.4.:fp; r _ ... .' ".. et. ... t Alt -..--..-..,...---- .... ii II .„.. *.. -,, , - ............................___. ----- . •bo..._ mob_ .,;,.. i _ ....____ — I . 4 . —.... I a I I ___—___ ____:__ — '''' qiivorimowillar r.0,- ..___,_____ ,, ____ $ A - it 11 il II. ' • ---....=. ,.., _ "rr...10•00..,..."44111,,,ar .- *.-f ,' ...,..,. .111114Ww•ww• 4.- 4.. '.- _ - --- -—............... ,atil.i.i. -.•..e..-a•/....a.:•164.'r ' .,.:-.,.,:b4tr.„)C,A.:,11_,,,,I,,,,,,.„,..,., ''''" . ; Alli ". .......--..----.......,..-- , _a usiFeas 1111111111111LNIMIIIP 1111111111111111111 lila 11 r ir - .-7. . ... „... , gi a loall ww•Wsw-wb. r"..° 111 ._ •-.., ' • lir . I I 4.. i , 4 .... _ 111111:V11111K111111011111_011191111111K * - t -$ . ,.., , . ,, rettotoof: ::::::4:41;:-04,0 04:----40.1 .40i-V. 0 6......001. .-. to . : 4:0, 40:ow.„:14:.: :14 ..i i 11111 ill -- '1: riTiTi+e ti$*44.46'440..4 4 4 4' . ...............3 : : : : ...(oari' 4 ' : : ....• *• * * 4 ., i, 00 H014,• 144$4 ,iiiste. .* *. 104. . • 0 . • . . . . . . . • • . , 40 . • . • • 46 . 4 4 4 ......._____ . . . . • 1 . : .1":; , :: : : : : : ---: -4, 4: +' t_ ___ , . „._ , . I 1 , ....... .._ . I • . - • ! ' .-; - ,,,,, gl , • -. Al . '•-"' - '•1"A'• `4Alt Ars. '''. . .1 " , 't • e i '',Ti•Ti• '' -,i; :,13;;"-. • ..c,,., 1 ..4 4 , • , : -, t • ,' It 4-a -,.;••., 6 ---aA9. • •• . ... - •-a= '` '',' . .... ,...ij;61•••••- . .,•. • ^ , .c• f..,,,f,'... , , - ' I ' t•i' if'• . ) ' • ...„.• ,1•...c.4- , - .i. — , . , , . • it . 'i . ' • ' t•••,., , t ,,_ . 4t . ,„,, , 4 - 4V.t 1111110111.1.111111111111111 "It sr 4 ":. r'.1' ."--.101.A-AAA'"IPAIMOA""40111/Nir ' . • . allintailliNialm . • 411111111, . 1 , . . . • , . . .. , . •.. • • . , ' - , t ... . . .. o . • . • . ' . • . , • . ' . , •. . . . ' • 1 , . ' . • . • • . , . . . . . ' . . . • i , . ' , . . ' . . , • , . / • . ' - . .'. ...: ' i • ' i , - • . A/i fi _ a T•:.,,g - • • . ti ; ^ 1''''' t t rt• h + i. + `•3`� V t. "�.. • ..•:,TYT 4a,•`fit.�'„ M -i�. `*'$ k ki . - I.- y,�• �w'wig, -- '+i' i-••74,.',m, r ,,.t .. ` ` `.�1,t• .. _ice ..�i�. ., * .+,2*°r!,a ,� ; - v + :..,,a•+r,':+--.:r .� yx,; 1 R' - c7. A. ' a... . '<:� ' y?. - t'�' ♦ A y i - • ;. - ° ?- :vye�`' �, `�' ' r--L. ate # �"'° \r ir, L �'�,Fr ` •• �sx t ,+�' „t _ ' f. "'' �x - ..� Y. r. • • r^.h, li ., �j, , '!�. s. fit _ Is i,.' j' AMR t;s s s Ihkh :.�. � i an rn �. +I ' i �'�'., w-ygi. i • y,`'�'• � ' � iii 1 % V.r 1 11 • -'1: -..; w Asti: ; •; r '(;. M :::': R .. Y. ,...r.: 3 . r- .-_ w Kp. ` f h ;. • ,' f: ,R - ""'_-'••ik w'•- l :.•ur.S i♦.. ; 'f fin ' ' z'- w ••. ,. '�- "k '� a . VU,.•` . } .t�i .•; .. • 4 .`�=k%' `t..r�d ." • � '- { y r .�e�. i< may,; � ; :' _ ...1... 1 {i + *?3 3s fir r € �+t" '"�' • r s_A - a - - Y -' !!,r `.,• `• . •f•4 •4�1i•��: .. > - �.. :d - - - - - • -..i R''.-g as ,T .• • ♦- - • -• _ t it f: r .44( ' ', .-. ." , ' • ' -- '-' • i- • • .. 4 4 • ' _ ` "-' � •'�` r. .. C'. }. f - ri • r ♦ S i .. -: - I. rt d. x''•Sf \, , i f rr X'" r .i ! (. ;.Y.- �? •� ., t5.� • t • y . .p _ +3..r . 4vlr _ -- ram` y n.�.ti r' �. ��Y - I` ' J+'. K -+ice. T � wr w ate- ' ` F -" «,. _ "'�� �,�-^'''.-ram n • P : a .s.„ 4 2.c:7...# . %. lop .,...4 1,_ .. _ ,. . . .„, . y „. ,,, „.. . . • .. ... ... ., v . , . . .,.. . .,.... . , , . .4pt!- . . , f '-*#,, ,,k 4-,••.„• ,ram _ 1 1-- , - \ ,1 - xI.kP. '... - ...,,;.--_---_- ,„,...., 4.,,,r_....,‹,'.e_.:.-,-).T...1...,A_,rw,,.•.,,..:--_ , , -a.-'.,.,,_- ,;-_._. ','• .„-,-_-..:- . .„.,,'.......,..__,.:_::-,,.,..„1:.,.-' -'.;... - .......... ,:,.,,,_._-„.•„...._.,,:,,..,„,,,„.,....,,.„,..„-..,_,,,i.-..-:.,„..,.,,........-„_.:.,,,.-.„_.,-•._„,_:.-,:.,:.,':,_,,.,.,..,.... ‘\, ... ,..,t..,: _7„.-•:,-71_,...., -„ ...:.... .. . .. . • • la • Ii `.� ..tom F't - ..: .. a , r,,,,,,,,_,. ,..._._....,_ :1..azi.. 4,:. -1.-. • • , i Lam'" - YN,w,.*+"•,._wr ,.+.w,.-. 3 - r; ft- r4Iir&INOPIP/rAk-lirligr r A ♦ ° ' 4-f'...: 144.' \\ ":":-'1:: 4 4 . + . . • I . 4 4 . . . A -- , 4 t 11 to ,,,,,, IIP IP 111111 r . 4 • ,„. 4 .40, 4, ., ... , ,4 1 . , 4 _ .:$ 4 +.44. ..,_, - , ,, i , # ,1 - 1 - I. de 46. .... ittrill,s;' ....'--_.411.'.:1:1,0;-,',.::, ';i t..„1 4 • . .. , _, _ _. t ., • 1110, 'W H. a J ._ iaw,..4ter..,_ .• , 4 . ..„..„..... _.. .,,,,t........_„.... -,''-1.1-/,,t., -A ' ,#* 40b . 4 • :t ,,,, •,,, - , _. . .. .., . ._A itA i i .14. villir 4 � __ram .,L 1 .g .,. ,...,,,4., . .- . ... ,...at, 411....' ,..... L. 1 ......"---- t ' ::. 1 .i , . •... , . - ' . _,.-...' , T .... . _,....,...,, 41114--' •, .. ,.......„__,............. ... .. . ,...... ........ _. __ _ _ _ ..,,,, ..... . - .„,, . ... ,... \ .. .. ,._ ... . . „ ...,..,,..„, . - .._ „,,„_...... _. .................,,,..........„ .,. . . . :.,. .„, ,... ,... , . ... „.,. ........,..,_.. ,.... ,,.. .. . _., . . ,,.... „„ ..........,... . . . . . „_.:,,-- -----............ *-..... ...,,,,,..., 310. .. . .e.....,., r= ...-.... . . . .. t '-'• ' - .....-... .,. .- - , a E '- 11 . .. ,.. ... .„.. 1 •.. - I, t 7 .. 4 k. 1 , ..4 :,-,-- . ..t'it.. '.. ' • 111''''' ''''' ' .- / - .• -- . '1 # s - - t 4, ... . t. . '. . .i.-.. . • t t ....4 -I = in. . I/ F i'. 4,..1•1 .. „,_ , •. ; .. -. 1 ' ' . • • loos . i '..,,,':...,,, , 1' -1 ..,..,,_•,,,- ''''. . ---.*:.....-- ' ....... '';'.7*.,, .,.... „. • .. '..k.' T• ,.......,-,. ,r,..' --. t- _. .'-,---'..-''-'' --- - -'- - - -- ..- ''''' t ' *., .,:i '------ . - "' '-.i-`50----,14 ,. 1, ' .. t).-.0 ..,• . -..0 .•,' , . . ..... .011p L f . . . 1, ... ...' -1- 1 . . .. : . - ... , _ .,. „ ,.._: ......_, . ., ; . . . .. , L. . ..,...,,_ ,., , 1,1 ,,,..., ..,,.,, ..„,„ ...„ .....;. ..._ .. ,,... ,....., „,..... .......,„,__,..... ,..,...r,,,a„.,,,,,.....;.......„y.,...„,.,...,,,.,,,,. .t._,..,......,,....„, '-'''.:E;4''''' ''''.;'7'''T'.*:".-1 .4:::..:e,,!'.:;--.,-,15*,:-.-:,-,-0,,i„-,,,•-,,,. ..,.: .,+, ._„...,... ._. . . - - . .. .6ti';' -' , ----'- r.-...44-------------r-f-';--'-;-,- - -. .-..-.. .-.. .- - ..:- - '---,• •' ' -,',t,',--=/e-Silai•,..i.:-.iv,i,.-..--,r-.,IF ...-;%.;... -- 'I--. .,-=.-...-,........ , , '_,_'-... ,:.:,,,,„ii.,.'7';:-.-..;',,It'V-::?‘'''''''!,'''f• `....."'.,-,`:i',;-:;,•:'.--'-.-004-tt-;•-.."` '7.- . .---.---. - ---'-'-4•6*. 'WA'. '''''-'-'•--c.''•--'• ' -"-:'.4it '7_,,-*,V,'"-0•:!',- -- - '• ,i.-.,:-Vi-'=.-••:- , -" .:1 4:!--7 :, 4-'',_•%.--',,,f -:':;-r- ''-'."7-1'. , __ - .,-.',41K,14:-, - -•-•- - - -- ...--- .'-,','•'•.-41}*tit'...' --.4'-' . '' 'Zi•olt-f"'-',.--''-,..''•-'4"-',-•'- - • -..- - ,,,,• , - ... . -immiNOPIPPo" ,..-7----,:, f. ..,i--. ....-4: --;.,;,itioto.i .„....... : :. .,:t o--.-li..., t. .. - . . . .. ,., . . . ,,,i,:,,,,4,..- I , - - . . _,,_ -- ., , T aisauge.-- I . , _ _ .„. . _ ___ __. I „ *.46.:..4,.ir,..,..;igeo,. ,..,.. ,,,.....,1.,..;,,.,,,.,,,:..,....„._..,:...,,...,,,,.,.,,.. :, ,,;-,....,..,,,,;.,.;.1,,:.,r•.. ,,::_i•,,,,,,:,••,_7;-.,__:•':,11• ' _:. ...,:.„.. ,, _ - :; '' t''''':'s:::"'--::''':I:''nl-';':'4'4''',,ii'4,'-'1:''.:-',''''';'''';':-r'.,,r''v,3,:':;:;241:1'''n,''r''',''''.'*':''''',':=:,''I'.I'''';'--'-.,',.':'':..:-f,-t':'::::':'''','-+'::.',,j,''t'''''""F'-:.I'&T':''''-'':::"'''S;:'-'r-4:''''.':'f':';''''i:'''4;:''f::''L::;.'''t- 411.. ., •, e.• .e. • I , • ! , $ . ., fm• • ,,'":,p7'',.-'-,4 •-,--V-,;-----,zt-:1-.`..i.”- ' .. _ ,_- _. - ., . -0.,- -r-4`,1-vN_,,,,1„-T- ,--,..,f.„.--f.-4.$-:_-•i . ,,-. .,.,• •i, . • .*---,'-;,....--7:.--4,-:..:--_. k. • . 33 7 s i •• * r., ., ,..--...:.. • . .. . - . . _ • .. -- •--. ....,. •- • • • * ';':A:°1-..- :::i.,-.;.•,';',::-•.-r -....,•_7=,- l'--:- - i ,."'-'-F.,, ..--'-"-'-.i'-.-4-',„ -,,.7"--4'47:is'i.;:.--e-o....-;'.4,.t •.?.-7›.-C-7.- --- I' • ''' ''...'i7,.,•;-t,'..i, -..''''' ''' :7;-'-''''•'.. :-• .1, ''': -33'..,'-."37•3;"‘.'-7'..--',33Vi'fFt376,'-''''..75r•'-'::"-:3,,''.., ',`3-.t.••_,',3-;:'-,'•-_ '''-----• _,:"._ .., '' -__:,_•I'• ar - .. . .... _... ..),. • ,t-. -..,...,. - , .. . .. , . ...,..= ,..,. • . , .1,,,..-il. ,f,',4.-e”,- -,.P,I .fl .,-,-r---.-,,,,--•,,...,::„.,,,‘,. :4.1*, * 1.- --, - F1' -••• , __t.'-'7*:--""-'-' - , -, '- - --, --— — -- II i - *-::-`ii , ',---.•-:-- ' „I ..... :-,...-'-•'• •410 ' --7. • -_.• - II * i • • • Ask - ,,. ... 1• -.- 3t f .--- - ..- ... ,..,t il .•-t- - .,..' • Ihl .1111-4 - '.'" • ., . - , .....: • .. • -!I-: - : . _ .. - . ., for „.... -, • . . _ .,... 11 . - -.-. _ .. - . - - 141111, : * . ; hi,::, . - _,.,....... . „ . ..",---,. . ......, -...• : I t - , - 4 , • 4 ,0, .4 • .. .4• - - .•: -.„..,.. ''-",3_:. „.. it. • •:i0IF::17:::'!-'::';'_:•,.:•'-s-r-': ._r'- , IS• • • . . •0. -.. • # * . .:4- ...., -•-I VI 10l i.•' ::•:-,':,"".-.T---I-;._1,J._:-,_-i-:',,-':='-.=-1--,,-"'-:,-_':_-''---,;..,=---,",--:‘„-::--:'3::_'t'i,--r_.'-,-7L,'-k"-,4-1-'•f'•-;i.,:-.3:e3-:i'4:;;t-';--i•r'"i- • I • t 1 L4-r;:•4,:37',c!..'".":4.-.' . .'%,':;,'1:;,-7 17,^7I,-,=;!.',''..-;;-'-3,:1':,-,-.-.-,;,'=.;,•-',•,•L'..•.;r.2-i.':.'-'.',-_r,',,=-,:7•-;.•3 7.-.t,=:'3',,-7--:_-,--;4''f•-.:•'.6i:-;'.';"3.".:i-:'--C t:-;3 ,,..!1...::.:4-'1-';",,2,•:',•-i--'-l'.i.-i--'.-:t • - - .',4;g,,,-,,.i:.--4.',1:,„4",t7.1,-;k„--.-,,..:.i„-i.'1-,;:i:..,0t.:.--,P!rA7-a.'.k•.i.-.,.'_1.'O.:.t-,;.!..,';,"',4.,"...!-'?',-.:.{.-,':,,IL,_,_F3',_.,,. -1!' ,7: a . c .. _ ...,....,_ , : . '. .-- '-.---_,.'.7"-,'-.":'..-.-_,'.:-.--.: --...'. .--'...- • - •': .- - ., ....,..- t1( 9 '•osie ' 1, . • ' . l.; IP.. ,:./efir!•:,. '• -,- ..,. . - -,,,,, ' - 14,1'.• •vitzd•9;‘,4.-1,A,p2-1v,,-..--siv,--, , * • II' ' I" ,, — - • - ,: •. „ e _., . . . . . ...,...„ . ..., :' 'IA `%• .. . .. • . . -. . , .. . t . ,..• tf,-..; • , 111111111hibihrht:' ,,,.. ?..., .A-.l-=.,9 L/£31VOS ozu—on xrt oou—Q+z/soc -auce QO Q 1,,,nuod '00T 1ms 13..ay.o/t 'A'S ouo NOIldn313I& LLN3 . S.LD3 .LIHDIV Q3 .LVIDOSSV Nom . :: N V S I O Y�I Y\I O i >I N V -m. i -y 1-�, —i _ �, w rr .-a...� -r--, g i f � r - -- : - NOI±VA313 20N3d -1VI121Vd _ - - - - i — — — — — HI I I l If 'l i i t 1 1 ( 1 ) nT i I'', i I i ' I i I 1 1I f: IIII ikll U U I1UIIII Bal 11111 I i U lkl Is — JIU®®IUU 11 I Ulii IUU UIII II all Hill IBlI Hill Ilal� Fu 1 kill!— . __r "` - J— - — III ; ''�I_I� RIME __ _IP'" NOI1`d/�3131N01� -1b'I12�Vd II Nil CI - -- --- ---- - ----- - -- - • minimmimmiim I , ______---.,:,.....--:._I,---: ; ---i ,. , , , , z;„7.,;„;t. _______:: ---- 31IHM - SWV -111M-NIM2j3HS _ _ x W1211 QOOM 3dnvi - NI`d1S 2I0-100 OIdWA10 _____ _ — -m- S3IJNIHS 2�d40 • LtP£ZMS WV310 30V1100 - SWV1111M-NIM2t3HS .:. .K ,_ �,, _# , ONIaIS 1V1NOZI21OH aDuapzsag sadz(uas Su7n17- a(t.uvudaliv uv — o0