21-100104-Project Narrative-01-11-2021-v1 Olympic View K-8 School
FEDERAL WAY PUBLIC SCHOOLS
Pre-Application Narrative, January 11, 2021| 1
PROJECT DESCRIPTION
Introduction
Federal Way Public Schools identified Olympic View Elementary as needing replacement under the 2017 Bond. Constructing a
new K-8 school will provide additional capacity and resolves the inadequate building and learning conditions identified at the
existing school. The proposed Olympic View K-8 school will be constructed on the existing site and replace the existing school
of approximately 44,000 sf. Construction will occur while scholars are temporarily housed offsite at another facility.
The new school is anticipated to consist of a two-story school approximately 64,000 sf in area, housing approximately 600
scholars (510 K-5 and 90 6-8). The middle school component is relatively small and will not include facilities that you would
find at a typical middle school such as sports, locker rooms, and specialized electives. Improvements will be made to the site
including new play areas, covered play structure, outdoor learning, site security, pedestrian safety enhancements, accessibility,
lighting, and improved parking and drop-off areas.
The site is mostly flat except for a steep grade change midway along the east property edge. It’s located in the middle of a
quiet residential neighborhood. Two driveway-lined streets anchor the south and east edges of the site, each with on street
parking. The neighborhood houses were constructed in the 1950’s-1970’s and include a fair number of split-level designs.
There is an adjacent golf course which is not visible from the site due to the density of the trees.
Proposed Site Demolition
The project is proposing to redevelop the entire school campus with a complete tear down and removal of all current building,
hardscape, and majority of landscape areas, except for roughly 2-acres of existing forested land on the north, west and
northeast sides of the property. The area to remain and be protected is defined by an existing 4-foot high chain-link fence.
There is an existing water/fire main loop on the campus that is routed around the existing building, storm drain tightlines for
conveying roof runoff, miscellaneous storm catch basin structures, gas to existing building, and side sewer connection(s) to
building. All existing below grade utilities encountered within the proposed building footprint will need to be removed or
relocated and backfilled with imported structural fill. Any existing utilities within the limits of proposed hardscape, will be
removed as required or be abandoned-in-place.
TESC and Site Preparation
A gravel working pad will be placed within and around the proposed building footprint and is recommended to be utilized
during construction to provide a stabilized construction area. A gravel and quarry spall or ATB construction drive and
entrance/exit will also be installed for construction access to the site from the right-of-way. Additional gravel may need to be
added throughout construction as necessary to armor any areas used by the contractor for staging or new improvements.
Based on the Preliminary Geotechnical Engineering findings, the existing site development resides over extensive and varying
thicknesses of existing fill material. The recommendation is to construct the new building foundation with an aggregate pier
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FEDERAL WAY PUBLIC SCHOOLS
Pre-Application Narrative, January 11, 2021| 2
system that will be installed down to good bearing material. The floor slabs are anticipated to be installed as structural floating
slabs, which will save cost in not having to install an aggregate pier system below the slab.
It would be beneficial to install any utilities and perform site improvements before or after the rainy season (October to April)
to minimize sediment transport and to protect the subgrade during wet weather.
Interceptor ditches, double silt fences adjacent to existing edge of forested areas on west, north, and northeast,
straw/synthetic wattles, sediment traps, and portable sediment settlement tanks, will be required through the duration of
construction until the site is ready to be stabilized (paved and landscaped) to its final condition. In addition to the sediment
traps/tanks, additional filtration systems by the Contractor may be necessary to treat the storm runoff to no more than 25
NTU’s over the baseline flows in the area.
The disturbed project area will be greater than 1 Acre, therefore an NPDES permit through the Washington State Department
of Ecology will be required. The project will also construct more than 2,000 square feet of new plus replaced impervious
surface and will require a full project Stormwater Pollution Prevention Plan (SWPPP).
Stormwater
Stormwater systems will be permitted through the City of Federal Way following the 2016 King County Surface Water Design
Manual and the City approved addendums. Based on projected disturbances the development can expect to provide flow
control for rainwater falling on new or replaced impervious surfaces. The amount of disturbed area for the site is
approximately 7.20 acres with roughly 2.20 acres of forested land being left undisturbed. Of the 7.20 acres of the site that will
be redeveloped, approximately 4.40 acres of new plus replaced impervious surface will be created, while 3.00 acres will be
redeveloped as pervious surfacing (1.00 acres for athletic field space and 2.00 acres landscaping).
Preliminary Geotechnical Engineering findings indicate there is some deep outwash soils that may be suitable for infiltration of
on-site stormwater. Infiltration provides an opportunity for the project to introduce stormwater runoff that would be
collected and discharged back into the ground that would contribute to recharging local aquifers and reduce contributions to
localized downstream flooding. Further geotechnical studies and modeling are required to confirm this is a viable approach
and provide the project with an infiltration rate that can be used to appropriately size an infiltration system.
The project proposes to manage all required stormwater management flows on-site and install a perforated CMP detention
pipe with gravel finger drains below the pipe to infiltrate the stormwater into the native outwash soils. An emergency
overflow drain will be required to be installed and connected to the existing storm drainage system in 26th Ave SW. Initial
calculations indicate that approximately 56,000 cubic feet of stormwater detention to be collected and infiltrated on-site.
Water quality treatment will also need to be addressed for the pollution generating impervious asphalt parking lot and parent
pickup-drop off and bus loading driveway located on the south and east sides of the site, respectively. The project site will be
required to provide enhanced basic water quality treatment of the stormwater runoff before either releasing the “clean”
treated stormwater into the ground if infiltrating or to the municipal storm system in the right-of-way. The project proposes to
install two (2) modular wetland vault systems (MWS) that would be installed upstream of detention prior to infiltrating the
stormwater runoff on-site. The MWS vaults would meet the City’s stormwater code requirement for water quality treatment.
Upstream of the infiltration flow control facility, the project also proposes to install two (2) Contech CDS Separators, which
would be used to separate out any solids (debris, trash, etc.) prior to stormwater entering detention or water quality
treatment system, which will help to maintain and increase the life of the infiltration storm system.
Olympic View K-8 School
FEDERAL WAY PUBLIC SCHOOLS
Pre-Application Narrative, January 11, 2021| 3
Perimeter perforated footing drains will also be provided around the new building, to pick up any surface water or incidental
ground water from being trapped adjacent to the building foundation.
The detention and water quality systems described above, may need to be split into multiple prorated systems, depending on
actual site grading and city required discharge requirements.
Water - Domestic and Fire Service
There is an existing domestic meter and service line and fire DCVA and service line that runs to the existing building. There is
also an existing water fire main loop, with fire hydrants installed along the loop, that is routed around the existing building.
The existing domestic and fire services and meters, and watermain loop will be removed as part of the project redevelopment.
A new (assumed) 4” domestic water and 6” fire sprinkler service line will be installed for the new school building. Both services
will be ductile iron piping that will extend up to 5-ft outside the building footprint before being connected to the plumbing
systems of the building. Further discussion and coordination with the mechanical/plumbing engineer will be required.
Fire Flow availability of the existing 6-inch main, which was modelled and provided by Lakehaven Water and Sewer District
(LWSD) to be approximately 2,300 gpm. Per preliminary fire flow area calculations performed by McGranahan Architects, the
required fire flow demand is 2,750 gpm for 4 hours. This demand is greater than the 2,300 gpm available, if measuring fire flow
from a single point, or one fire hydrant.
The modelling performed by LWSD results in possibly two (2) options for combined on-site and off-site watermain
improvements would be needed to provide the required 2,750 gpm fire flow for the new building. Option 1 (shown on
drawings) is to replace the existing 6-inch on-site watermain, as required for construction of the new building, with a new 12-
inch watermain loop and replace approximately 530 lineal feet of existing 6-inch watermain in 26th AVE SW with new 8-inch
watermain. This option would provide a minimum of 2,750 gpm and maximum of 3,100 gpm. Option 2 would also replace the
existing on-site 6-inch watermain with a new 12-inch watermain loop, but also about 480 lineal feet of 6-inch watermain in SW
327th ST and approximately 380 lineal feet of 6-inch watermain in 26th AVE SW. This option would also provide a minimum of
2,750 gpm and maximum of 3,100 gpm. A portion of the Option 2 off-site watermain upgrades would be under already
proposed frontage improvements and would not require additional removal and replacement of existing curb, sidewalk, and
roadway pavement to install the new improvements.
Any residential services along SW 327th ST and 26th AVE SW that are currently connected into the watermain in both streets,
will need to be replaced and reconnected to the new 8-inch watermain. For Option 1, we are assuming approximately one (1)
existing home would need to be reconnected to the new off-site watermain. For Option 2, we are assuming approximately
seven (7) existing homes along SW 327th ST and two (2) existing homes along 26th AVE SW would need to be reconnected to
the new off-site watermains. For each reconnection, we will assume new service piping from the main to the meter, new
meters, and what is required to connect to the existing service water piping behind meter.
The project will also include approximately four (4) new Fire Hydrants to provide the required 150-ft hose pull distance from
each hydrant to the building for full fire coverage of the proposed building. The final fire hydrant count and locations will be
coordinated with the South King Fire & Rescue Fire Marshal.
Sanitary Sewer
The project will assume (2) two new side sewers from the new building, that will be adequately sized for the building and
connected to the 8-inch municipal sanitary sewer main in 26th AVE SW. Each side sewer will include either a one-way or two-
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FEDERAL WAY PUBLIC SCHOOLS
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way cleanout (TBD) located approximately 5-ft outside the building. The side sewers will be connected to a new Sanitary Sewer
Manhole on-site prior to making a new connection to the existing sewer main to either an existing sanitary sewer stub
available at the property line or to an existing manhole structure.
The project is also assuming a 1,200-gallon grease interceptor will be installed for kitchen grease waste. We will coordinate
the final size and location with the Mechanical/Plumbing Engineer, but currently the grease interceptor is located in the
service yard near the SW corner of the proposed building with connection to be made to either an existing sanitary sewer stub
available at the property line or to an existing manhole structure.
Building and Site Grading
The existing site generally slopes from south to north with approximately 6-ft of fall. The existing grass play on the north side of
the site is generally slopes at 1.5% to 2% from the southeast to northwest. The existing hard surface play slopes from east to
west at approximately 1.5%. The existing school building finished floor elevation is at approximately 292.70 feet. There is also a
sloped hillside on the east side of the site that is graded at roughly 15% with about 10-ft of grade relief from the east edge of
the existing bus loading lane to the back of existing sidewalk in the right-of-way.
Grading for the site will attempt to meet current grading intent with the site sloping south to north. The existing building FFE
is ~192.70, and if the new building were to match that FFE, it would be approximately 10-ft above existing grade at the new
north bus loading driveway entrance on the east side of the site and only 3-ft above existing grade at the south driveway exit.
That said, initial thoughts are to lower the proposed building FFE to be 191.00 and slope the bus loading drive lane at 2% from
south to north. This will allow the slope of the driveway entrance driveway to be roughly 4%. A short 2-ft maximum height
retaining wall, either modular block or cast-in-place concrete, will likely be required to be installed on the east side of bus
loading drive to make up grade relief to the property line. Additionally, a combination of stairs and ramping will be required to
get students unloading from busses up to the new building entrances. Location, extents, elevations, etc. will be discussed
further with design team on best possible grading approaches for this portion of the site.
Below new pavement, the recommendation is to cut to grade, visually assess, and proof roll to achieve the required
compaction rate per project specifications. Any soft spots discovered during this process would be removed and replaced with
import fill material as required.
Paving
Sidewalks for the project are proposed to be constructed from standard concrete paving. Proposed curbs or curbs & gutters
for the parking lot and bus loading drive would also be constructed from concrete. Proposed parking stalls will have a standard
asphalt paving section installed that typically consists of 3-inches of class ½” HMA over 4-inches of crushed surfacing base
course gravel. The asphalt hard surface play paving will also consist of standard asphalt paving. For the parking lot drive lane,
queuing and drop off lane, fire lane, and the bus loading drive, the project proposes to install heavy duty asphalt paving,
consisting of 4-inches of class ½” HMA over 2-inch of crushed surfacing top course and 4-inches of crushed surfacing base
course gravel layers. The asphalt walking path around the paved play area and field is will consist of 2” of class ½” HMA over 4-
inches of crushed surfacing top course. All paving sections described above will be verified and coordinated with the
Geotechnical Engineer as the project progresses.
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FEDERAL WAY PUBLIC SCHOOLS
Pre-Application Narrative, January 11, 2021| 5
Offsite Improvements
Offsite improvements are anticipated for both 26th Avenue SW to the east and SW 327th Street to the south. According to
the City of Federal Way 2019 Development Standards Manual, the street classification for 26th Ave SW is a Minor Collector
street, and SW 327th Street is classified as a Local Street. Per City Standards, both streets, measured from the right-of-way
(ROW) centerline, will require a 10-ft drive lane, an 8-ft parking lane, a vertical curb, a 4-ft planter, and a 5-ft concrete
sidewalk.
Along 26th Ave SW, there currently exists a rolled curb that is offset approximately 18-ft from ROW centerline with a 5-ft
concrete sidewalk placed at back of curb and landscaping behind curb, which is mostly grass or trees (to the north). Replacing
the existing improvements to meet current city code, will allow the new frontage improvements along 26th Ave SW to be
installed wholly within the ROW and will not require a ROW dedication or easement.
Along W 327th Street, the existing property line currently extends south to the existing ROW centerline. We are anticipating
that the City of Federal Way will require the southern 30-ft of Federal Way Public School (FWPS) property to be dedicated as
Right-of-Way to the city and be consistent with the right of way geometry to the West. We recommend FWPS and City begin
the discussion process for this dedication as soon as possible.
There is also an existing gravel parking lot (90-degree angle parking) next to the street that the School District is using to
supplement what little on-site parking is available. With the potential ROW dedication that we are anticipating the City will
require, the existing parking would no longer be located on school district property, and therefore we are also anticipating that
the existing parking would need to move onto school grounds. Similar to 26th Avenue SW, we are assuming frontage
improvements would be required to meet current standards, which again would consist of a 10-ft drive lane, an 8-ft parking
lane, a vertical curb, a 4-ft planter, and a 5-ft concrete sidewalk. Depending on what ADA accessible curb ramps are installed
for the project, some additional ROW dedication or easement may be required adjacent to the ramp improvements.
Existing street lighting is provided along both SW 327th Street and 26th Avenue SW, with streetlights on wood poles provided
on the south and west sides of the street, respectively. The street lighting standard is for streetlight fixtures to be LED, which
most likely the project would need to replace current luminaires with LED to bring them up to code. Street Lighting along 26th
AVE SW is also required to be undergrounded with new poles, handholes, and conduits to be provided. Additional streetlights
on poles may also be required along 26th AVE SW depending on lighting calculations. The Street Lighting design and
requirements need to be confirmed with the City of Federal Way and Puget Sound Energy’s (PSE’s) street lighting division,
Intolight. Along SW 327th ST, replacement of the current street light luminaire standard with LED, also needs to be confirmed
and verified with the City of Federal Way and PSE. We recommend a cost allowance be included in the overall project
construction costs to install additional poles and lighting along 26th Ave SW and to replace existing lights with LED fixtures
along SW 327th ST.
Current discussions with the City of Federal Way and PSE seem to indicate that since the current overhead power along 26th
AVE SW is not a transmission main, it would need to be installed underground with a serious of pull vaults and conduits and
reconnected to existing power points of connection at either existing power vaults or overhead power poles. If the overhead
power will be undergrounded, then it is our assumption that the communication lines would also be undergrounded as part of
the work scope. Additional discussions with the City of Federal Way and PSE will be necessary to verify and confirm if
undergrounding of the existing overhead power and communications lines along 26th Ave SW will be required, including if the
design is performed by the project’s electrical engineer or PSE.
Olympic View K-8 School
FEDERAL WAY PUBLIC SCHOOLS
Pre-Application Narrative, January 11, 2021| 6
Landscape
Site Design
Planting
The landscape development will conform to the City of Federal Way requirements, including parking lot landscaping and
perimeter buffering requirements. Perimeter areas will, for the most part, consist of code required buffer plantings.
There are allowances for shrub areas and foundation plantings to provide interest at building entries, screen blank walls,
courtyards, and other focal points.
The landscape for this school will be designed to achieve low water use and minimize maintenance requirements. An
emphasis will be placed on using native plants and/or drought-resistant ornamentals that have proven to be adapted
and successful in the Puget Sound climate. The saving of existing mature trees and associated understory vegetation will
be studied and incorporated where preserving them fits within program needs. Trees, shrubs, and groundcovers will be
specified at sizes optimal for establishment and for preventing damage by foot traffic or vandalism.
Irrigation
All new landscape areas will be watered with an automatic, water-efficient irrigation system. After establishment of
plants, irrigation demands should be needed only for prolonged drought periods or future replacement, expansion, or
reworking of landscape areas. All irrigation areas will be controlled with an automatic time clock with remote weather
data gathering capabilities. A moisture sensing device will also be installed to monitor rainfall and reduce water usage.
Building Systems
Design Criteria
Applicable Building Code: 2018 International Building Code
Proposed Construction Type: Type 2b, fully sprinklered
Design Loads
Roof Loads:
o Dead Load – 20psf
o Live Load (Snow) – 25psf
Floor Loads
o Dead Load – 75psf
o Live Loads:
Classrooms/Offices – 50psf + 20psf (partition)
Corridors – 100psf (ground floor), 80psf (elevated floors)
Stairs – 100psf
Mechanical Floors – 25psf + Mechanical Equip
Site/Soil Properties (Values assumed for preliminary use)
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Pre-Application Narrative, January 11, 2021| 7
o Soil Bearing Pressure – 5000psf (Using aggregate pier soil improvements)
o Site Class “D”
o Retaining Walls
Active Pressure: 35pcf + 5H (seismic)
Restrained Pressure: 50pcf + 10H (seismic)
o Passive Pressure: 250pcf (neglecting top 1’)
o Coefficient of Friction: 0.35
Seismic Design:
o SS=1.351, S1=0.464, Fa=1.0, Fv=1.75
o Importance Factor, I=1.25
o SDS=0.901, SD1=0.541
o Response Modification Coefficient:
R=8 (Buckling Restrained Steel Brace Frames)
Wind Design:
o Basic Wind Speed: 115mph
o Exposure Category: “B”
o Wind Speed-up Effect Factor (Kzt): 1.0