12-102568Mr. Chad Weiser
Page 2
July 16, 2012
Planning Division
If the fair market value of the proposed site work related to the reconfiguration of the parking lot and
pedestrian.�path►rways (excluding work that could be considered normal maintenance) exceeds 50% of
the assess6d value of the -current parking and pedestrian access improvements, then the geographic
area 6f-the site w(pre tl�q work is being done must be brought up to current site development
standards. J
Public Works Development Services Division
This project must meet the requirements set forth in the 2009 King County Surface Water Design
Manual (KCSWDM) and the City of Federal Way Addendum to this manual. Per FWRC 19.30.120,
water quality treatment meeting current standards will be required for all existing and new pollution -
generating impervious surfaces. Detention and Best Management Practices will be required as
determined by the KCS WDM.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
PLANNING DIVISION (Janet Shull, 253-835-2644, Janet.shull@cityoffederalway.com)
A) Land Use Review Process —The zoning of the subject site is RS 7.2 and RS 9.6. The Single -Family
Residential (RS) zoning districts permit school uses under FWRC 19.2200.090, "Schools." The
required review process to reconfigure the existing parking area on the developed site is Process II
(Site Plan Review), which is an administrative process. Public notice is not required. Building permits
can be issued after Process II approval is granted. Please refer to the enclosed Process II development
requirements checklist and master land use application.
B) State Environmental Policy Act (SEPA) — The proposal is exempt from SEPA per Federal Way
Director's SEPA Interpretation number 12-01 as no new building area is proposed and fewer than 40
new parking stalls are proposed for the site.
C) Environmentally Sensitive Areas — The project site is not located within any known designated
sensitive areas.
D) Application Fees —Contact the Permit Center at 253-835-2607 to verify land use permit fee
information at the time of application submittal. Other fees for building permits and Public Works
review and inspection will be required.
E) Setbacks— Minimum front, side, and rear yard setback requirement is 50 feet. These setbacks do not
apply to parking lots.
F) Parking Requirements — Under FWRC 19.200.090, required parking for schools is determined on a
case -by -case basis. There are currently 51 stalls on the site and 12 additional stalls are proposed for a
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total of 63 stalls. As noted in Section B above, the project is exempt from SEPA under Director's
SEPA interpretation t2-01, because the number of new stalls in less than 40 and the addition of 12
stalls does not change the parking stall count from exempt to non-exempt status.
G) ?Tree and Vegetation Retention Requirements -- Under FWRC 19.120.130(5), "Tree Retention
Requirements _ Expansion of Existing Uses," when expansion would result in a 10% or 500 square foot
increase in the size of existing building footprint or associated impervious areas, whichever is less, a
minimum of one tree unit shall be provided for each 500 square feet of building expansion or new
construction, and a minimum of three tree units shall be provided for each tree unit removed up to a
maximum of 25 tree units per acre. Any required tree units that must be planted per the expansion and
any existing tree removal may be located within required parking lot and perimeter landscape areas.
H) Nonconformance Triggers (update from information provided at meeting) — FWRC 19.30.090(1)(d)
states that when an applicant makes an alterations or additions -to an improvement that exceed 50% of
the value of the improvement (excluding normal maintenance), then the entire site must be brought
info conformance with current code. We had originally said the parking lot would be considered the
"improvement." Upon further review, it appears that the term "improvement" is intended to apply to
the entirety of the improvements on the site, not each individual component.
As a result, your calculation should evaluate the cost of alterations/additions against the value of all
improvements on the subject property (buildings, parking lots, fields, etc.). obviously the work you
are doing will not exceed 50% of the value of all improvements on the site, thus you will not be
required to bring existing non -conformances into compliance.
I) Landscaping— A preliminary landscape plan prepared by a licensed landscape architect in accordance
with FWRC 19.125, Article I, "Landscaping," must be submitted with the Process II application, and
must depict the following landscaped areas:
Perimeter Landscaping — A 10-foot-wide strip of Type III landscaping is required along
all perimeter lot lines in the geographic area related to the new parking area per FWRC
19.125.060(2). Type III landscaping consists of evergreen and deciduous trees, shrubs
that are a minimum of 24 inches in height, and groundcover.
Interior Parking Lot Landscaping — Pursuant to FWRC 19.125.070(2)(a)(i)(B),
institutional developments with 50 or more parking stalls shall provide 22 square feet of
interior parking lot landscaping per parking stall. The submitted landscape plan must
provide calculations to demonstrate how this requirement is met for the geographic area
where the 12 new parking stalls are proposed. Landscape islands must be installed at both
ends of parking rows.
The submitted landscape plan must show the square footage and dimensions of each
interior parking lot landscape island proposed to address this requirement, and depict
trees, shrubs, and groundcover.
J) Community Design Guidelines — The new panting lot and pedestrian sidewalk areas must comply
with applicable portions of the Community Design Guideline standards. This correspondence
highlights the primary applicable design guidelines For the parking lot/walkway project, but does not
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necessarily identify all applicable design requirements. A written narrative provided in conjunction
with the formal Process II application must identify how the proposal complies with the applicable
design guidelines, as outlined in the FWRC and as summarized below.
1. Parking lot landscaping -- Pursuant to FWRC 19.115.090(1)(b), parking lots should be broken up
into rows containing no more than 10 adjacent stalls, separated by planting areas.
2. Pedestrian Pathways — Under FWRC 19.115.090(1)(i), pedestrian pathways shall be provided
from the interior of the site to the public sidewalk. As the project work is limited to the parking
lot and site interior, this shall not be a requirement, but is strongly encouraged to connect the
interior pedestrian walkway system from parking lot to building out to the crosswalk location at
3201h Avenue SW.
3. Bike Racks —Bicycle racks or other bike storage facilities should be provided as part of the
parking lot upgrade. The city's recently -adopted Citywide Bicycle and Pedestrian Master Plan
identifies SW 3201h Street as having a shared use path that would support biking to school for
students and faculty.
K) Lighting— Indicate site lighting on a site plan with typical lighting pole and fixture detail for any new
lighting that is proposed for the parking lot and pedestrian circulation areas. Lighting fixtures shall
not exceed 20 feet in height and shall include cut-off shields. The recommended Illuminating
Engineering Society (IES) minimum outdoor light levels as required by the city's Crime Prevention
through Environmental Design (CPTED) policy is a minimum average maintained footcandles of lfc
in parking areas and 0.2fc for pedestrian ways. Light fixtures shall not displace required landscaping
elements. Depict any ground -based fixtures proposed for the site.
L) Garbage and Recycling— While not indicated on the preapplication drawings, any proposed garbage
and recycling facilities/access shall meet the standards of FWRC 19.125.150.
M) Crime Prevention through Environmental Design (CPTED) — Pursuant to FWRC 19.115.010,
CPTED standards will be applied during project review. The enclosed CPTED checklist must be
completed and submitted with the formal Process II application.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732,
an n.dower@cityoffederalway.com)
Land Use Issues — Stormwater
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 V = 100',
five-foot contour planimetric maps that may be used for basin analysis.
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2. The project lies within a Conservation flow control area; thus, the applicant must design the flow
control facility to meet these -performance criteria. Best Management Practices (BMP's) will be
required. The project also lies within an Enhanced Basic Water Quality Area. Water Quality Treatment
shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu.
3. In addition to the KCSWDM, our initial review suggests that FWRC Section 19.30.120, _
"Nonconforming Water Quality Improvements," applies to this site. Specifically, the following items
are applicable:
"La. Redevelopment which involves the creation or addition of impervious surfaces
having an area of 5,000 square feet or more;
1.c. Redevelopment which involves the repair or replacement of 5,000 square feet or
more of an impervious surface, when such redevelopment is not part of a routine
maintenance activity"
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. Treatment options must be selected from the Enhanced
Basic Water Quality Menu provided in the KCSWDM.
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 must be above ground (i.e. open pond). 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 by calling 360-407-6437, or at
http://www.ecy.wa.gov/programs/sea/pac/index.html.
Right -of -Way Improvements
1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long for
traffic related items.
Building (or EN) Permit Issues
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.
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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. 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.
4. 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 1'arger. Architectural scales are not
permitted on engineering plans.
5. 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.
6. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION (Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com)
1. To reduce queues from backing onto SW 320'h Street, staff is recommending striping the internal
driveway to provide a northbound left turn pocket into the general parking (pick up and drop off
parking). Additionally, the exiting driveway from the general parking should be striped as two lanes.
2. The applicant's engineer needs to submit a Vehicle Turning Diagram to the Public Works Traffic
Division. This diagram will show how the appropriate design vehicle (such as: school bus, garbage
truck) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or
mounting a curb. The driveway width should be modified accordingly.
BUILDING DIVISION
No comments.
LAKEHAVEN UTILITY DISTRICT
No comments.
SOUTH KING FIRE AND RESCUE
No comments.
File N12-102568-00-PC Doc ID
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Mr. Chad Weiser
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CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to -eliminate surprises during the city's review
of the formal application. The completion of the preapplication process in the content of this letter does
not vest any future project application. Comments in this letter are only valid for one year as per FWRC
19.40.070(4).
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
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, Senior
Planner Janet Shull (253-835-2644, or janet.shuli�,7a cityoffederalway.com). We look forward to working
with you.
Sincerely,
r
Jen
net Shull, AICP, CSBA, LEED Green Associate
ior Planner
enc: Master Land Use Application
Process II Development Requirements Checklist
Tree and Vegetation Retention Handout
CPTED Handout
c: Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
File #12-102568-00-PC
Doc ID
Pre -application Conference Sign in Sheet
City of Federal Way
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
June 28, 2012 City Hall
9:00 a.m. Hylebos Room
Project Name: Twin Lakes Elementary School Parking Lot
Address: 4400 SW 320t' St Federal Wav WA
File Number: 12-102568-PC
CITY OF
-.� Federal
June 8, 2012
Mr. Chad Weiser
OTAK Inc.
10230 NE Points Drive, #400
Kirkland, WA 98033
CITY HALL
Way33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
wwww cityoffederalway. com
FILE
Re: File #12-102568-00-PC; NOTICE OF PREAPPLICATION CONFERENCE
Twin Lakes Elementary School — Site Improvements; 4400 SW 320`h Street, Federal Way
Dear Mr. Weiser:
The Department of Community and Economic Development 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, June 28, 2012
Hylebos Conference Room
Federal Way City Hall, 2"d Floor
33325 81h 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 out by the department. If you have any
questions regarding the meeting, please contact me at janet.shull@cityoffederalway.com, or 253-
83 5-2644.
Sincerely,
Shull, AICP, CSBA, LEED Green Associate
danet
enior Planner
Doc I D 61363
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: June 7, 2012
TO: Ann Dower, Sr Engineering Plans Reviewer
Sarady Long, Sr Transportation Engineer
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
FROM: Janet Shull
FOR DRC MTG. ON: June 21, 2012- Internal
June 28, 2012, 9:00 AM - with applicant
FILE NUMBER(s): 12-102568-00-PC
RELATED FILE NOS_: None
PROJECT NAME: TWIN LAKES ELEMENTARY SCHOOL - SITE IMPROVEMENTS
PROJECT ADDRESS: 4400 SW 320TH ST
ZONING DISTRICT: RS 7.2 and 9.6
PROJECT DESCRIPTION: Proposal to add additional and reconfigure parking,
bus and parent drop off areas
LAND USE PERMITS: Land Use Process II
PROJECT CONTACT: FEDERAL WAY PUBLIC SCHOOLS
3140518THAVES
MATERIALS SUBMITTED: Preliminary Site Plan Drawing
RECEIVED
JUN 06 2012
CITY OF c CM OF FEDERAL WAY
Federal Way CDS
MASTER LAND USE APPLICATION
DEPARTMENT Or COMMUNITY DEVELOPMENT SERVICES
33325 8'h Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
+vu �+ .ci tvn fl c�lrr�tl �+ ay.cum
APPLICATION NO(s) 2 I Ic2 6 — dV PC
Project Name
Twin Lakes
School Site Improvements
Date API Il
1121o3%q� ��
Property Address/Location 4400 5W 320th s9treet 1i,Z16390 S
Parcel Nuns er(s) 1121039096 1�1 1 1-10 `2y� 1
Project Description
PLEASE PRINT
Type of Permit Required
_ Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
_ Land Surface Modification
_ Lot Line Elimination
X Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
X Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
X SEPA w/Project (FWPS Lead Agency)
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
RS7.2 & RS9.6 Zoning Designation
SF High Density Comprehensive Plan Designation
$1.1 Million Value of Existing Improvements
$125,000 Value of Proposed Improvements
International Building Code (IBC):
N/A Occupancy Type
NIA Construction Type
Applicant
Name: Federal Way Public Schools
Address: 33330 8th Ave S
City/State: Federal Way, WA
Zip: 98003
Phone: 253 945-5934
Fax: 253 945-5959
Email: rleland@+p .org IA.
Signature: „ � V _
Agent (if dirfereht than A�7 Lcap
Name: Otak, Inc
Address: 10230 NE Points Drive, Ste. 400
City/State: Kirkland, WA
Zip: 98033
Phone: 425 250-5250
Fax: 425 827-9577
Email: chad.wotak.ca�} ]
Signature: ets J. J !/ J�yl t
Owner
Name: Federal Way Public Schools
Address: 33330 8th Ave S
City/State: Federal Way, WA
Zip: 98003
Phone: 253 945-5934
Fax: 253 945-5959
Email: rieland@fwps.org
Signature:
Bulletin #003 -January 1, 2011 Page 1 of l k:\Handouts\Master Land Use Application
tl
TWIN LAKES ELEMENTARY SCHOOL - PARKING LOT IMPROVEMENTS
A PORTION OF THE SE 1/4 AND OF THE SW 1/4 OF SECTION 11, T. 21 N., Re 3 E., W.M.
CITY OF FEDERAL WAY, KING COUNTY, WASHINGTON
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TWIN LAKES
ELEMENTARY SCHOOL
PARKING LOT
IMPROVEMENTS
cll�nF
FEDERAL WAY
SCHOOL DISTRICT 210
31406 ISTH AVENUE SOUTH
FEDERAL WAY, WA 96003
(253) 945-2000
Job No,
211604 12
LAND USE SUBMITTAL
OCTOBER 2012
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