14-101022FILE
ACITY OF
FederalWay
April 16, 2014
Craig Milton
Incite Management Group
7602 Bridgeport Way West, Suite 3B
Lakewood, WA 98499
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityofiederalway.. com
Re: File #14-101022-00-PC, PREAPPLICATION CONFERENCE SUMMARY
West Campus Medical Pavillion, 320151" Avenue South, Federal Way
Dear Mr. Milton:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held April 3, 2014. 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 Revised Code (FWRC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable
codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com.
For specific technical questions about your project, please contact the appropriate DRC representative as
listed below. Otherwise, any general questions about the preapplication and permitting process can be
referred to your key contact.
PROJECT DESCRIPTION
The applicant proposes to demolish an existing building and construct a new 3-story medical office
building with underground and surface parking. Associated site improvements are also included.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Mr. Milton
April 16, 2014
Page 2
• Planning Division
o Land Use Process III with SEPA Checklist Review
o Possible Geologically Hazardous Area, Steep Slope Hazard
• Public Works Development Services Division
The project site lies within a Flood Problem Flow Control area; therefore, the detention system shall
be designed to the Level 3 flow control requirements of the 2009 King County Surface Water Design
Manual.
Public Works Traffic Division
o A Transportation Concurrency permit is required per FWRC Chapter 19.90.
o Traffic Impact Fee (TIF) payment per FWRC 19.91.
o Construct street frontage improvements and dedicate right-of-way (ROW) along the property
frontage on SW 320`h Street and I" Avenue South (FWRC 19.135.040).
o Revise current proposal to meet access management standards (FWRC 19.135.280).
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
(Becky. Chapin, 253-835-2641, becky.chapin@cityoffederalway.com)
1. Zoning Designation and Use — Zoning for the subject property is Professional Office (PO). The PO
zone permits medical office use pursuant to FWRC 19.240.050.
Land Use Application — The proposed improvements will require a Process III Master Land Use
review pursuant to FWRC 19.15.030. Process III is an administrative project approval review
conducted by city staff with a final decision issued by the Director of Community and Economic
Development following review.
For Process III review, the Planning Division will notify the applicant of application status within 28
days of submittal. If the application is determined complete, staff will issue a Letter of Complete
Application. FWRC limits the review to 120 days from the date of complete application. The 120-
day review period will stop any time the applicant has been requested by the city to correct plans,
perform required studies, or provide additional information needed to issue a decision. The review
period will begin within 14 days following submittal of requested items. Please be advised that any
request for corrections and/or additional information must be provided within 180 days of written
notification or the land use application will expire.
3. Environmental Review — The project is subject to environmental review under the State
Environmental Policy Act (SEPA) as the proposal exceeds flexible thresholds (buildings larger than
12,000 square feet and parking for more than 40 vehicles) pursuant to FWRC 14.15.030(c). The city
does utilize the optional DNS method of combined land use and SEPA notifications when
environmental checklists are thoroughly completed. The optional DNS process allows a combined
project and anticipated environmental determination public notice period that expedites the overall
land use application process. An environmental threshold determination made by the Director of
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Mr. Milton
April 16, 2014
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Community and Economic Development must be issued prior to land use or building permit
approval.
4. Public Notice and Comment — Process III applications and SEPA determinations require a
combined public notice and 14-day comment period. Within 14 days of issuing the Letter of
Complete Application, a Notice of Application and Optional DNS will be published in the Federal
Way Mirror, mailed to persons within 300 feet of the subject property, posted on the subject
property, and placed at the City's three designated notice boards.
The applicant is responsible for submitting one set of stamped mailing envelopes for property
owners within 300 feet of the subject property. The city's GIS Division can provide this service for a
nominal fee. Please see the enclosed handout for further information.
5. Application Fees — Please contact the Permit Center at 253-835-2607 for updated fee schedules for
Process III Master Land Use application, SEPA checklist, concurrency, and building permit.
6. Critical Areas — Based on preliminary analysis, it appears that there may be a Geologically
Hazardous Area (GHA) to the west of the proposed development. The site plan for formal
application submittal must show the topographic contours of the site. FWRC 19.05.070, defines a
GHA as being, among other things, a steep slope hazard area, .which is an area with a slope of 40
percent or greater with a vertical relief of 10 or more feet, a vertical rise of 10 feet or more for every
25 feet of horizontal distance. A slope is delineated by establishing its toe and top, and measuring by
averaging the inclination over at least 10 feet of vertical relief.
Pursuant to FWRC Chapter 19.160, development activities, lands surface modifications, or the
installation and maintenance of landscaping may not occur within 25 feet of a GHA unless no
reasonable alternative exists, and then only if the development activity or land surface modification
will not lead to or create any increased slide, seismic, or erosion hazard. Any proposed development
within 25 feet of a GHA is subject to the requirements of FWRC 19.160.010(3), and a geo-technical
engineering report that addresses any proposed intrusion into such areas must be submitted with the
Process III application.
7. Key Development Regulations — All site improvements must comply with the applicable FWRC
development regulations. The following general regulations apply to the proposal.
(a) Required Setback — Required setbacks for the front yard setback are as follows: 10 feet if the
entry is visible from the right-of-way and front face is 15% glass, 35 feet if landscape buffer
and stormwater facilities are located in the front yard, or 50 feet if parking and driving areas are
located in the front yard. The side and rear yard setback -is 30 feet.
The submitted site plan shows the proposed office building as meeting these setback
requirements; however, please be advised that setbacks are measured from the property lines after
required dedication. Please see the Public Works section of this letter for information related to
any required right-of-way dedication.
(b) Lot Coverage — No maximum lot coverage applies; instead the buildable area will be
determined by other site development requirements, i.e., required buffers, parking lot
landscaping, surface water facilities, etc.
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(c) Maximum Building Height —The height allowed for the office use is 35 feet above average
building elevation (AABE) except those portions within 100 feet of a residential zone shall not
exceed 30 feet and shall be set back a minimum of 20 feet.
As proposed, a portion of the building is located within 100 feet of a Single -Family Residential
zone (RS7.2) to the west and that portion of the building is limited to a height of 30 feet.
Meeting Follow -Up — Per FWRC 19.110.060 `Exceptions', rooftop appurtenances may exceed
the applicable height limitation by a maximum of four feet, if the area of all appurtenances and
screening does not exceed 10 percent of the total area of the building footprint. These
appurtenances must be located in such a way as to minimize view blockage.
Appurtenances that do not meet the standards of this section may be permitted if the director
determines that, based on accurate graphic representations provided by the applicant, views
from adjacent properties will not be significantly affected. A written modification request to the
height limitation is required to be submitted with the Process III application. Please refer to
FWRC 19.110.070 for rooftop appurtenances required screening.
For your reference, Height of Structure, as defined by FWRC 19.05.080, means the vertical
distance measured from the average building elevation around the building segment to the
highest point of a flat roof or to the deck line of a mansard roof, or to the mid -point between
eave and ridge of the highest principal roof of a gable, hip, gambrel, or similar sloped roof.
Average Building Elevation (ABE), FWRC 19.05.010, means the average of the highest and
lowest existing or proposed elevations, whichever is lowest, taken at the base of the exterior
walls of the structure, or it means five feet above the lowest of the existing or proposed
elevations, whichever is lowest. ABE is the elevation from which building height is measured.
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(d) Parking— Parking requirements from the PO zone charts are 1 space for every 300 sq. ft. of
gross floor area. 74 parking spaces would be required, 91 stalls are proposed which exceeds the
minimum necessary. Please refer to the enclosed parking lot design criteria for required stall,
row, and aisle width, and curb lengths.
8. Clearing, Grading, and Tree and Vegetation Retention — The applicant is required to obtain
clearing and grading plan approval as a component of the land use approval. Please consult FWRC
19.120.040(1) for items that are required to be included on the plan. Approval and Notice to Proceed
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April16,2014
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shall be required prior to commencing clearing and grading activities on the site. Reference FWRC
19.120.060(2).
A tree and vegetation retention plan as required under FWRC 19.120.140(2) must also be submitted
with the land use application. The tree and vegetation retention/replacement plan must be prepared
by a certified arborist or certified landscape architect. The standards require each development to
maintain a minimum tree unit density. The minimum tree density in the PO zone is 20 tree units per
acre. The subject property's density would be 27 tree units (20 tree units x 1.34 acres). A tree unit is
a value assigned to existing trees retained on the property or replacement trees. The larger the tree,
the greater value it is assigned. Required tree density can be composed of retained trees and
replacement plantings per FWRC 19.120.130. (Note: required landscaping trees may be counted in
tree density). The tree and vegetation plan must clearly show where the 27 tree units are to be
located. The formal landscape plan must detail information about tree unit credits and replacement.
9. Landscaping — The Process III application must include a preliminary landscape plan, prepared by a
licensed landscape architect, in accordance with the landscape requirements contained in FWRC
Chapter 19.125 "Outdoors, Yards, and Landscaping. " Following are the key landscape requirements
for the project.
(a) North and East Property Line — Type III landscaping eight feet in width shall be provided along
all property lines abutting public rights -of -way and access easements. This would include the
east and north property lines abutting First Way South and 320a, Street SW, respectively. For
your information, Type III landscaping is a mixture of evergreen and deciduous trees, large
shrubs, and groundcover, spaced to provide a visual buffer creating a partial visual separation.
Existing landscaping can be used to satisfy some of this requirement; however, it is likely that
these landscape areas would need to be augmented to satisfy Type III planting requirements.
Additionally, please be aware that pursuant to FWRC 19.125.070(5), parking areas adjacent to
the public right-of-way shall incorporate berms at least three feet in height within a perimeter
landscape area, or alternatively, add substantial shrub plantings to the required perimeter
landscape type, to reduce the visual impact of parking areas and screen automobiles. This
additional landscape criteria requirement applies to the east property line in the area where
parking stalls are facing First Way South.
(b) West Property Line — Type I landscaping ten feet in width shall be provided along all perimeter
property lines abutting a residential zoning district. Type I landscaping shall consist of
evergreen trees, tall shrubs, and groundcover, which will provide a 100 percent sight obscuring
screen within three years from the time of planting. The western property line of the subject
property is currently heavily wooded along the steep slope area abutting a residential zoning
district to the west. In that this native vegetation is mature and dense, it appears the Type I
landscape requirement for this perimeter buffer is satisfied. However, additional planting/slope
stability measures may need to be addressed if the site is within a GHA and a geotechnical
report is required.
(c) South Property Line — Type III landscaping five feet in width shall be provided along the south
property line. Please note, Lakehaven Utility District has indicated that a 10-foot-wide sewer
easement is located along the south property line. Please contact Lakehaven for a list of
recommended tree species that are suitable for planting in this area. If the proposed trees do not
meet the Type III requirements, the applicant can apply for a modification under FWRC
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April 16, 2014
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19.125.100, which could allow specialized plantings in that area of the utility easement. This
modification request must be submitted pursuant to the submittal requirements identified in
FWRC 19.125.100(2).
(d) Interior Parking Lot Landscaping — Parking lot landscaping is 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. Twenty-two
square feet of interior lot landscaping per parking space must be provided in accordance with
FWRC 19.125.070. Type IV parking lot landscaping is required to be installed at the ends of all
rows of parking and disbursed throughout the interior parking area. Landscape islands must be
a minimum size of 64 square feet and a width of six feet between stalls and at the ends of rows.
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. Permanent
curbing shall be provided in all landscape areas within or abutting parking areas. Based upon
appropriate surface water considerations, other structural barriers may be substituted for
curbing, such as concrete wheel stops.
10. Community Design Guidelines —Projects subject to Process III review must comply with the
provisions of FWRC Chapter 19.115, "Community Design Guidelines." A written narrative provided
in conjunction with the formal Process III application must identify how the proposal complies with
the applicable design guidelines, as outlined in the FWRC and as summarized below.
(a) Building Fagade Modulation and Screening Options —Pursuant to FWRC 19.115.060(2), all
building facades that are both longer than 60 feet and visible from either a right-of-way or
residential use or zone shall incorporate at least two of the four following options for
modulating and/or screening:
■ FaVade Modulation — A minimum depth of two feet, minimum width of six feet, and
maximum width of 60 feet. Alternative methods to shape a building such as angled or
curved fagade elements, offset planes, wing walls, and terracing will be considered,
provided that the intent of the section is met.
• Landscape Screening — Eight -foot -wide Type II landscape screening along the base of the
fagade, except Type IV may be used in place of Type II for facades that are comprised of
50 percent or more window area, and around building entrances.
• Canopy or Arcade — Minimum length is 50 percent of the length of the fagade using this
option. Canopy must extend a minimum of six feet outward from the building with at least
10 feet of clearance as shown below.
• Pedestrian Plaza — Plaza square footage is equal to one percent of the gross floor area of
the building, but it must be a minimum of 200 square feet. If this treatment is chosen, the
plaza should be clearly visible and accessible from South 348t' Street.
The above -referenced "two of four" options shall be incorporated along the entire length of the
fagade, in any approved combination. Options used must meet the dimensional standards as
specified above, but if more than two are used, dimensional requirements for each option may
be modified.
Additionally, the entire building is subject to the building articulation and scale requirements of
FWRC 19.115.060(3). As such, the architectural design of the entire building is required to
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consist of architectural features and/or materials variation that create a sense of architectural
articulation, and reduce the scale of the structure. Please refer to the list of methods to articulate
blank walls identified in FWRC 19.115.060(3)(b).
(b) Pedestrian Circulation — Pedestrian pathways and pedestrian areas should be delineated by
separate paved routes using a variation in paved texture and color. Approved methods of
delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored
concrete. The method of delineation should be indicated on the site plan.
(c) District Guidelines — The district guidelines identified in FWRC 19.115.090(1)(a-f) must be
addressed in the site plan and architectural elevations. Major elements of these guidelines
include, but are not limited to, the following:
• Parking located adjacent to the right-of-way maximizes pedestrian access and circulation.
• Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; and
shall incorporate windows and other methods of articulation.
• Building entrances shall be architecturally emphasized and shall incorporate transparent
glass.
• Ground -level mirrored or reflective glass is not allowed adjacent to a public right-of-way or
pedestrian area.
(d) Crime Prevention through Environmental Design (CPTED) — Implementation of CPTED
principles (Natural Surveillance, Access Control, and Ownership) for all new development
projects are a component of the city's design guidelines. The enclosed CPTED checklist must
be submitted with the formal land use application.
11. Garbage/Recycling — The design of the enclosure area should be consistent with the architectural
design of the primary structures on the site. The enclosure shall be screened from abutting properties
by a 100 percent sight -obscuring fence or wall and appropriate landscape screen. Additionally, a
minimum of three square feet of recycling storage space, with a maximum of 1,000 square feet for
every 1,000 square feet gross floor area, with a minimum of 65 square feet, must be provided. Please
refer to FWRC 19.125.150 for additional requirements.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION
(Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com)
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2009 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009
KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use
site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of
the project to the eight core and five special requirements of the KCSWDM will be required. A
Level 1 downstream analysis shall also be provided in the preliminary TIR. The City has 1" = 100',
five-foot contour planimetric maps that may be used for basin analysis.
2. The project lies within a Flood Problem flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. The project also lies within an Enhanced Basic
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Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the
Enhanced Basic Water Quality Menu.
3_ In addition to the KCSWDM, our initial review suggests that FWRC 19.30.120, "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;
Le. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
l.d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 5,000 square feet or more;
1.g. Redevelopment, other than normal maintenance or other than the tenant improvements, but
including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50
percent of the assessed or appraised value (whichever is greater) of the structure or improvement
being redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must
be from a source acceptable to the City. The Director may require the applicant to provide an
appraisal from a second source acceptable to the City if the assessed valuation appears to be
inaccurate or inappropriate. If more than one appraisal is provided by the applicant or required by
the City, the greater of the two amounts shall be used. For purposes of this determining value under
this section, improvements required pursuant to FWRC Sections 19.30.090 (nonconforming
development), 19.30.110 (street/sidewalk improvements), 19.30.120 (nonconforming water quality
improvements) and 19.135.030 (street/sidewalk improvements) shall not be counted towards the 50
percent threshold which would trigger application of this subsection;
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. Treatment options must be selected from the Enhanced
Basic Water Quality Menu provided in the KCSWDM.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
5. Detention and water quality facilities for private commercial developments outside the City Center
Core must be above ground (i.e. open pond); however, underground facilities are allowed only with
approval from the City of Federal Way Stormwater Management Division.
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
7. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) permit may be required. Information regarding this permit can be
obtained from the Washington State Department of Ecology at
h=://www.ecy.wa.ggv/pro-mms/se4tW/index.htmI, or by calling 360-407-6437.
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8. If stormwater is to be conveyed into or across the City -owned property to the west, an easement
agreement shall be executed between the property owner and the City, prior to construction of that
conveyance system.
Right -of -Way Improvements
1. See the Traffic Division comments from Erik Preston, Senior Traffic Engineer for traffic related
items.
2. Based on available records and the submitted materials, it appears that this proposal meets the 25
percent threshold criteria for requiring street frontage improvements as identified in Federal Way
Revised Code (FWRC) 19.135.030. The applicant/owner may submit an MAI appraisal for the
subject property, or King County Assessor's records may be used. Development Services Division
will evaluate this data to determine if the project actually meets the City's 25 percent threshold for
requiring street frontage improvements.
3. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
4. All stormwater treatment and detention requirements outlined above will be applied to new
impervious area within the public right-of-way.
Building 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 $824.50 for the first 12 hours of
review, and $68.50 per hour for additional review time. A final TIR shall be prepared for the project
and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal
of a professional engineer registered/licensed in the State of Washington.
2. The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at www.cityoffederalway.com to
assist the applicant's engineer in preparing the plans and TIR.
3. Bonding is required for all street improvements and on -site storm drainage and temporary erosion
and sediment control measures associated with the project. The bond amount shall be 120 percent of
the estimated costs of the improvements. An administrative fee deposit will need to accompany the
bond to cover any possible legal fees in the event the bond must be called. Upon completion of the
installation of the improvements, and final approval of the Public Works Inspector, the bond will be
reduced to 30 percent of the original amount and held for a two-year maintenance period.
4. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements. Upon satisfactory completion of the
two-year maintenance period, the remainder of the bond will be released. Maintenance for public
roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for
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private roads and drainage facilities, including short plats, remain the responsibility of the individual
property owners.
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.
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
Appendix D, 2009 KCSWDM, 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.
PUBLIC WORKS TRAFFIC DIVISION
(Erik Preston, 253-835-2744, erik.preston@cityoffederalway.com)
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 18,687 net new square feet (22,163-3,476) medical office, the
Institute of Transportation Engineers (ITE) Trip Generation - 8'h Edition, land use code 720
(Medical -Dental Office Building), the proposed project is estimated to generate approximately 65
new weekday PM peak hour trips. Alternatively, the applicant may submit a site specific trip
generation study for the proposed development.
2. A Concurrency permit is required for this development project. The PW Traffic Division will
perform Concurrency analysis to determine if adequate roadway capacity exists during the weekday
PM peak period to accommodate the proposed development. Please note that supplemental
transportation analysis and Concurrency mitigation may be required if the proposed project creates
an impact not anticipated in the six -year Transportation Improvement Plan (TIP).
3. The estimated fee for the Concurrency permit application is $3,374.50 (51— 500 Trips). This fee is
an estimate and based on the materials submitted for the preapplication meeting. The Concurrency
application fee must be paid in full at the time the Concurrency permit application is submitted with
land use application. The fee may change based on the new weekday PM peak hour trips as
identified in the Concurrency trip generation. The applicant has the option of having an independent
traffic engineer prepare the Concurrency analysis consistent with City procedures; however, the fee
remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for 18,687 net new square feet medical office building, the estimated
traffic impact fee is g 175,879.82. This amount assumed traffic impact fee credit of $31,762.81 for the
existing 3,476 sf office building. Please note, the actual impact fee will be calculated based on the fee
schedule in effect at the time a building permit application is filed and must be paid prior to permit
issuance.
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Street Frontage Improvements (FWRC 19.135)
1. The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-6 of the FWCP and Capital Improvement Program
(CIP) shown as Table III-19 (FWRC 19.135.040). Based on the materials submitted, staff conducted
a limited analysis to determine the required street improvements. The applicant would be expected to
construct improvements on the following streets to the City's planned roadway cross -sections:
1 S` Avenue South is a Principal Arterial planned as a Type "E" street, consisting of a 64-foot
street with curb and gutter, six-foot planter strips with street trees, 8-foot sidewalks, and street
lights in a 98-foot right-of-way (ROW). Assuming a symmetrical cross section, 6-foot ROW
dedication is required. Half -street improvements are required as measured from the street
centerline.
SW 320`h Street is a Principal Arterial planned as a Type "E" street, consisting of a 64-foot
street with curb and gutter, six-foot planter strips with street trees, 8-foot sidewalks, and street
lights in a 98-foot right-of-way (ROW). In addition, a larger TIP project at the intersection
would add an eastbound left -turn lane and a wider sidewalk (12-foot shared -use path) on the
south side of South 320 Street per the Bicycle & Pedestrian Plan. As a result, a total ROW
dedication of 11 feet is required to accommodate the planned cross-section and improvement at
the intersection. Half -street improvements are also required as measured from the street
centerline.
2. The required half -street improvements along the property frontage on SW 320a' Street and I"
Avenue South are part of a larger project listed on the current adopted six -year transportation
improvement program (TIP). As a result, a modification request to only dedicate the right-of-way
and construct the sidewalk/shared-use path and planter strip in the ultimate location may be
supported by Public Works staff.
3. The applicant may make a written request to the Public Works Director to modify, defer, or waive
the required street improvements (FWRC 19.135.070). Information about right-of-way modification
requests is available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $105.50.
Access Management (FWRC 19.135)
1. Please show all neighboring driveways within 150 feet of the proposed driveway(s).
2. Driveway width should be increased to 40 feet to provide a three -lane, two-way driveway. The
maximum driveway width for non-residential use is 30 feet for a two-lane two-way driveway and 40
feet for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in
order to provide adequate width for vehicles that may be reasonably expected to use the driveway, as
determined by the Public Works Director.
Misc. Safety -related Comments
The applicant must submit a Vehicle Turning Diagram to the Public Works Traffic Division. This
diagram will show how the appropriate design vehicle (such as: Garbage Truck, Fire Truck, and Ladder -
Truck) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or
mounting a curb.
14-101022 Doc. LD. 65289
Mr. Milton
April 16, 2014
Page 12
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION
(Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com)
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation
is established by FWRC 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions
measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -
open gate that spans the front width of the enclosure. When gate doors are opened, no structure or
hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred
for holding gates in closed and open positions to ease service access and maximize the life of gate
hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access
and/or additional waste types and containers.
■ Plan for user access to interior waste and recycling storage areas/containers, and to exterior
containers screened by enclosure(s).
• Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential
`blind spots' during ingress and egress.
• Consider landscaping, setbacks and screening requirements [based on FWRC Section 19.125.040
(4) & (5)].
• Note that larger -scale commercial or multi -unit housing developments may see long-term savings
from the use of on -site waste compaction equipment. Planning for this equipment may require
larger enclosure dimensions, defined overhead clearances, consideration of power utility access,
and drainage management.
• Mixed -use developments may also benefit from on -site waste compaction equipment. Additional
mixed -use development considerations include:
o Designated chutes and/or internal facility maintenance areas or services for tenants,
o Moving waste and recycling streams from interior units to collection areas, and
o Access by business tenants and/or residents to exterior waste and recycling areas.
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786-
4530 (cell).
BUILDING DIVISION
(Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com)
International Building Code (IBC), 2012 edition
Washington State Amendments WAC 51-50*
International Mechanical Code (IMC), 2012 edition
Washington State Amendments WAC 51-52*
Uniform Plumbing Code (UPC), 2012 edition
Washington State Amendments WAC 51-56 & WAC 51-57*
14-101022 Doc_I.D. 65289
Mr. Milton
April 16, 2014
Page 13
International Fire Code (ITC), 2012
Washington State Amendments* WAC 51 -54
National Electric Code (NEC), 2012 edition
Accessibility Code ICC/ANSI Al 17.1-2009
International Residential Code 2012
Washington State Amendments* WAC 51-51
Washington State Energy Code 2012 WAC 51-11*
*Current State Amendments are dated: 06/01/2010
** 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: B
Type of Construction: V-B
Floor Area: underground parking 7863, first floor 7863, second floor 7150, third floor 7150, total 30,028
Number of Stories: 4
Fire Protection: Sprinkler system and fire alarm system required
Wind/Seismic:Basic wind speed 85 Mph, Exposure B 25# Snow load, Seismic Zone D-1
A complete building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at: www.cityoffederalway.com.)
Submit 5 sets of drawings and specifications. Specifications shall include: 2 Soils report
2 Structural calculations 2 Energy calculations 2 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).
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.
This project may require a third party structural review. This is and added cost above permit fees.
14-101022 Doc. I.D. 65289
Mr. Milton
April 16, 2014
Page 14
Review Timing
The first comment letter can be expected within 6 to 8 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.
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of
Occupancies.
All construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, all subs, the general or representative, the architect or representative, the engineer or
representative, electrical contractor and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
Separate demo permit required.
Separate permit from Labor and Industries for the installation of the elevator.
Electrical permits are provided by the City of Federal Way.
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.
LAKERAVEN UTILITY DISTRICT
(Brian Asbury, 253-946-5407, BAsbury@lakehaven.org)
Water
A Certificate of Water Availability (application form enclosed) issued separately by Lakehaven may
be required to be submitted with any land use and/or building permit applications (check with land
use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate
is needed, allow 10 work days to issue for typical, 3 work days for accelerated, processing.
+ Existing water system hydraulic model information for this site/area does not exist. However,
hydraulic model information just east of this site indicates that Lakehaven's standard maximum
14-101022 Doc. I.D. 65289
Mr. Milton
April 16, 2014
Page 15
allowable system velocity of 10 ft/s is would be exceeded at this subject site at a fire flow rate
greater than approximately 2,300+/- gpm. Fire flow capacities greater than 2,300+/- gpm may be
accommodated through water system improvements.
The site has the following existing water service connections:
o Domestic, Commercial: 2" service/meter, SN 4079.
• A water service connection application (form enclosed) submitted separately to Lakehaven is
required for each new service connection to the water distribution system, or any modification to an
existing water service connection (e.g., larger service, irrigation, abandonment of existing service(s),
re -activation, etc.), in accordance with standards defined in Lakehaven's current `Fees and Charges
Resolution'. Non -single-family properties require separate domestic (per building), irrigation (if
irrigated landscaped areas are incorporated into the site development), and fire protection (if required
or installed) water service connections & meters.
• Installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to
each domestic service meter is required pursuant to WAC 246-290-490 & Lakehaven standards. As
a high health cross -connection hazard, a reduced pressure backflow assembly (RPBA) is required.
Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl,
CZoepfl@Lakehaven.oM, 253-946-5427) for additional information & BPA testing coordination.
Installation & satisfactory testing of an approved BPA adjacent to each irrigation service meter is
required pursuant to WAC 246-290-490 & Lakehaven standards. As a low cross -connection hazard,
either a double check valve assembly (DCVA) or a RPBA is required. Contact Lakehaven's Cross -
Connection Control Program Manager (Chris Zoepfl, CZoepf,,Lakehaven.org, 253-946-5427) for
additional information & BPA testing coordination.
■ Installation & satisfactory testing of an approved BPA adjacent to each fire -protection service meter
is required pursuant to WAC 246-290-490 & Lakehaven standards. As a low cross -connection
hazard, a double check detector assembly (DCDA) or a reduced pressure detector assembly (RPDA)
is required for 3" & larger connections; for 2" & smaller connections a separate full -flow meter with
a Double Check Valve Assembly (DCVA) or RPBA is typical. Contact Lakehaven's Cross -
Connection Control Program Manager (Chris Zoepfl, CZoepflQakehay_en.or , 253-946-5427) for
additional information & BPA testing coordination.
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2014 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees,
charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to
change without notice.
o Water Service/Meter Installation Deposit, Domestic: $0, presume existing service/meter to be
re -used.
o Water Service/Meter Installation Deposit, Irrigation (1" service/meter presumed, actual size
TBD): $4,120.00.
o Water Service/Meter Installation Fee, Fire -Protection: $240.00.
o Capital Facilities Charge(s)-Water: $TBD. These charges will be determined by Lakehaven,
based on estimated annual domestic + irrigation water usage provided by the applicant;
14-101022 Doc. LD. 65289
Mr. Milton
April 16, 2014
Page 16
$3,492.00 per Equivalent Residential Units (ERU). Water system capacity credits are available
for this property from system capacity charges previously assessed, paid directly to Lakehaven,
and/or credited to the property for 5.56 ERU. Please contact Lakehaven for further detail.
o Charge -Payable -in -Lieu -of -Extension (CPILOE): $N/A.
o Latecomer Charge: $N/A.
o Service Agreement Charge(s): $N/A.
o County Document Recording Fees: $N/A.
o ROW Permit Fee (Federal Way): $510.00.
o Other (describe): $None anticipated.
Sewer
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 sewer facilities
and easement(s). New perimeter landscape requirements may conflict with existing easement terms
& conditions, and if so owner should coordinate any required revisions with the City and Lakehaven
early in the pre-design/planning phase to avoid delays in overall project development. List of
acceptable trees within Lakehaven easement attached.
0 The site has one (1) existing sewer service connection (SSCP 6115, copy enclosed).
• Capping of any existing sewer service connection at/near property line is typically required for any
on -site full building demolition; a sewer service connection permit from Lakehaven is required for
this. For partial building demolition, protection of any existing sewer service connection will be
required. Please contact Lakehaven for further information regarding these issues.
A separate Lakehaven sewer service connection permit (application form enclosed) is required for
each new connection to the sanitary sewer system or any modification (re -align, abandon, etc.) to an
existing sewer service connection, in accordance with standards defined in Lakehaven's current
`Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In
addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring
manhole is typically required on the private building sewer line, for all new or modified non-
residential connections.
Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
charges (2014 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven. All Lakehaven fees & charges are
typically reviewed & adjusted (if necessary) annually, but are subject to change without notice.
o Sewer Service Connection Permit Fee: $230.00.
o Capital Facilities Charge(s)-Sewer: $TBD. These charges will be determined by Lakehaven,
based on estimated annual domestic water usage provided by the applicant; $3,117.00 per ERU.
Sewer system capacity credits are available for this property from system capacity charges
previously assessed, paid directly to Lakehaven, and/or credited to the property for 5.56 ERU.
Please contact Lakehaven for further detail.
o Charge -Payable -in -Lieu -of -Extension (CPILOE): $N/A.
o Latecomer Charge: $N/A.
o Service Agreement Charge(s): $N/A.
o County Document Recording Fees: $N/A.
14-101022 Doe, ID. 65289
Mr. Milton
April 16, 2014
Page 17
o ROW Permit Fee (Agency): $N/A.
o Other (describe): $None anticipated.
General
All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE
(Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org)
The maximum required fire flow for this project will be 1625 gallons per minute. A Certificate of Water
Availability shall be provided indicating the fire flow available at the site. A hydraulic fire flow model
shall be requested from the water district.
This project will require 1 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.
An automatic fire sprinkler system shall be installed in all occupancies requiring where the total floor area
included within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000
square feet. Fire walls shall not be considered to separate a building to enable deletion of the required
automatic fire -extinguishing system.
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.
A Class I standpipe system is required in buildings where the floor level of the highest story is located
more than 30 feet above the lowest level of the fire department vehicle access.
Where elevators are provided in buildings four or more stories above grade plane, at least one elevator
shall be provided for fire department emergency access to all floors. The elevator car shall be of such a
size and arrangement to accommodate a 24-inch by 84-inch ambulance stretcher in the horizontal
position.
A 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.
All new buildings shall have approved radio coverage for emergency responders within the building
based upon the existing coverage levels of the public safety communication system at the exterior of the
building.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
14-101022 . Doc. I.D. 65289
Mr. Milton
April 16, 2014
Page 18
does not vest any future project application. Comments in this letter are only valid for one year as per
FWRC 19.40.070 (4).
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Becky
Chapin, 253-835-2641. We look forward to working with you.
Sincerely,
1
Becky C i
Associat lanner
enc: Master Land Use Application
Process III Submittal Requirements
Parking Lot Design Criteria
CPTED Checklist
Concurrency Permit Application
Lakehaven Handouts
c: Kevin Peterson, Engineering Plans Reviewer
Erik Preston, Senior Traffic Engineer
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
14-101022 Doc. I.D. 65299
CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE (DRC)
Preapplication Conference Sign -In Sheet
West Campus Medical Pavilion
14-101022-00-PC,
April 3, 2014
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L Federal Way
March 11, 2014
Craig Milton
Incite Management Group
7602 Bridgeport Way West, Suite 3B
Lakewood, WA 98499
CITY HALL 1
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www cityoffederalway, com
RE: File #14-101022-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
West Campus Medical Pavillion, 3201515t Avenue South, Federal Way
Dear Mr. Milton:
The Community and Economic Development Department is in receipt of your preapplication conference
request. The application has been routed to members of the Development Review Committee and a
meeting with the project applicant has been scheduled as follows:
9:00 a.m. — Thursday, March 27, 2014
Hylebos Conference Room
Federal Way City Hall, 2" Floor
33325 e Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at rebecca.chapin@cityoffederalway.com, or 253-835-2641.
Sincerely,
Becky Ch pin
Assistant Planner
Doc. I.D. 65180
41k
CITY
Federala�
Way
APPLICATION NO(S)
Project Name
R8CEIM
MAR a 6 2014 MASTER LAND USE APPLICATION
�+m OF FEDERAL
WAY DEPARTAI ENT OF COMMUNITY DF.VELOPAI ENT SERVICES
v� 33325 8`1' Avenue South
CDS Federal Way. WA 98003-6325
253-835-2607: Far 253-835-2609
14 - «l 022— 0O Fc
Property Address/Location 8 r
Parcel Number(s)
Project Description
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp PlanIRezone
Land Surface Modification
Lot Line Elimination
Preapplication Conlcrence
Process I ( Director's Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Exmine•'s Decision)
Process V (Quasi Judicial Rezone)
Process VI
SEPA w/Pmject
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Cotnmercial/Residential
Required Information
7-ming Designation
Comprehensive Plan Designation
Value ol` Existing Improvements
Value of Piotx-)sed Improvements
International Building Code (IBC):
Occupa wy Type;
Construction Type
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Agent (if difli cm than Applicant)
Name:
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Phone:
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Bulletin #003 —.Ivltay 1. 2011 Page 1 of 1 k:lHandoutsUAlaster Luxl Use Application
A PORTION OF NE 1/4 OF SECTION 18, TOWNSHIP 21 N., RANGE 04 - W.M.
PARK
50 25 0 50
SCALE: V = 50'
SITE INFO
PARCEL NUMBER: 926502-0010
SITE ADDRESS: 1321051ST AVE. S
FEDERAL WAY, WA 98003
SITE AREA: 60,750 SF (1.34 ACRES)
ZONING: PO, (PROFESSIONAL OFFICE)
PROPOSED MEDICAL BUILDING _
PARKING GARAGE
7,863 SF
FIRST FLOOR
7,863 SF
SECOND FLOOR
7,150 SF
THIRD FLOOR
7,150 SF
TOTAL
30,028 SF
SETBACKS
FRONT: 50'
REAR: 30'
SIDE., 30'
LANDSCAPE BUFFERS
ROW: 8'
RESIDENTIAL: 10'
ADJACENT: 5'
PARKING
1 SPACE PER 300 SF GROSS
FLOOR AREA
22,165 SF/ 300:
74 SPACES REQUIRED
HANDICAP.
4 SPACES
REGULAR:
69 SPACES
PARKING GARAGE.
18t SPACES
TOTAL:
91 SPACES PROVIDED
LANDSCAPE ISLAND:
22 SF PARKING SPACE 2,002 SF REQUIRED
5,000 SF PROVIDED
OWNER(CLIENT:
CAMPUS CORNER PROPERTIES
320151ST ST S
FEDERAL WAY, WA 98003
TEL:
ENGINEER:
BEYLER CONSULTING
7602 BRIDGEPORT WAY, STE 3D
LAKEWOOD, WA 98499
TEL: 253-301-4157
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