21-100731-Project Narrative-11-03-2021-V1ARCHITECTURE
FNAWi SPACE PLANNING
architectural werks, inc. INTERIOR DESIGN
November 2"d, 2021
Stacey Welsh, AICP
City of Federal Way
33325 8'h Ave S
Federal Way, WA 98003
253-835-2634
RE: Twin Lakes Veterinary Hospital
File #21-100731-UP
1060 SW 320th Street, Federal Way
Dear Stacey,
We have been engaged to move the Twin Lakes Veterinary Hospital project forward. After consulting with the client,
it was decided that the project scope would be reduced to better fit the constraints of the site. The previously proposed
building addition has been removed from the scope of the project. The project now focuses on making the interior
layout more efficient within the existing building shell. Exterior changes will now be limited to changes in location
and size of openings, exterior finishes, and revisions to the canopy over the main entry, which lies outside the wetlands
setbacks.
The technical comments dated Nov 18'h, 2020 are addressed specifically below:
Planninp- Division
2. Wetland — Please address the following comments:
a. While a portion of the addition appears to be proposed within the footprint of existing paved surfaces (FWRC
19.145.110[5], "Critical Areas Exemption"), some of the addition is proposed within the wetland buffer and
the proposal does not meet the requirements in FWRC Chapter 19.145.440 ("Development Within Wetland
Buffers") and could not be approved without revisions/ modifications to the proposal.
The previously proposed addition has been removed from the scope of work. Work will be limited to new
smaller exterior entry canopy and updates to the North, South, and East elevations
b. Statements contained within the submitted February 22, 2021, critical areas report about the city allowing a
modification to the wetland buffer for the project because it is for educational purposes are not accurate. Please
review the November 18, 2020, letter (copy enclosed) for the last correspondence from the city regarding the
wetland buffer.
The previously proposed educational use has been removed from the scope of work The existing Veterinary
Hospital will remain and be remodeled within the existing footprint of the structure.
c. An item pertaining to the critical areas report peer review previously discussed in the March 25, 2021, and
April 14, 2021, letters remains outstanding. Please provide the following item to the Permit Center through the
electronic submittal process: a signature on the consultant authorization form and the Resubmittal Form.
Following receipt of all requested items, the city will authorize ESA to begin their formal review. Technical
comments from ESA will be provided to you at a later date.
Proposed construction within the wetland buffer zone has been removed from the scope of work, and as
such, we believe that a critical areas report will no longer be necessary.
11416 981 Avenue NE —Suite 200, Kirkland, WA 98033 P: 425.823.2244 F: 425.898.4722 W: www.awerksxom
Twin Lakes Veterinary Hospital
November 2" d, 2021
Page 2
3. Plan Set — Please address the following comments:
a. On Sheet S 1.1 different types of shading are shown but there is no explanation of their significance.
The new site plan which is submitted as part of this package includes a legend of hatches used in the
drawing
b. Per FWRC 19.125.070(3)(a), landscape islands are required at the end of all rows of parking. An island is
required at the end of the new row of parking along the south side.
Since revisions to the parking lot are no longer proposed in the reduced scope of work, we believe that
revisions to landscape islands will not be necessary.
c. Per FWRC 19.125.060(2), 10 feet of Type III landscaping is required along the western property line in the
area of the addition. This area is also within a wetland buffer. Restoration and enhancement within the buffer
require a critical areas partial exemption and a restoration and enhancement plan prepared by a qualified
professional per FWRC 19.145.120(5).
Since revisions to the parking lot and landscaping are no longer proposed in the reduced scope of work, we
believe that revisions to landscape buffers will not be necessary.
4. Design Guidelines — Please address the following comments:
a. The east and west sides of the building are longer than 60 feet and are visible from a residential use and
zone. Both have fagade modulation and need at least one more method per FWRC 19.115.060(2). In the April
2020 preapplication summary letter this requirement was noted, yet the formal submittal does not adequately
address it. If needed also see FWRC 19.115.100(5).
Since the previously proposed addition has been removed from the scope of work, an update of the existing
building to meet current design guidelines is no longer required based on our discussion with Stacey Welsh
on Oct 25", 2021. While some exterior elevation modifications are proposed by the owner to update the
aesthetics of the hospital, we do not believe they trigger design review.
b. Per FWRC 19.115.050(4)(e), the project needs outdoor furniture, fixtures, and streetscape elements
incorporated into the site design.
Since the previously proposed addition has been removed from the scope of work, and revisions to landscape
or parking are not proposed, outdoor furnishings are no longer a required element.
c. Per FWRC 19.115.060(3)(b), the east and west sides of the building need to incorporate methods to articulate
blank walls in the area of the addition.
Since the previously proposed addition has been removed from the scope of work, an update of the existing
building to meet current design guidelines is no longer required based on our discussion with Stacey Welsh
on Oct 25`", 2021.
5. Public Comments — No public comments were received during the Notice of Application public comment period
that concluded on May 10, 2021.
6. Use Process III Decisional Criteria — Provide a narrative demonstrating how the proposal satisfies FWRC
19.65.100(2).
The reduced project scope is no longer classified as Use Process III.
Twin Lakes Veterinary Hospital
November 2nd, 2021
Page 3
Public Works
1. The following comments are provided at this time for informational purposes and will be required to be
accomplished as part of the project:
a. The existing jersey barrier at the eastern driveway shall either be removed or relocated out of the
city's right of way.
Since the addition is no longer proposed in the updated scope of work, we believe that revisions to existing
driveways and jersey barrier will not be necessary.
b. The existing, eastern driveway and curb -cut shall be removed and replaced with a vertical curb and
gutter, planter strip, and city -standard sidewalk. A city right-of-way permit is required to perform
this work.
Since the addition is no longer proposed in the updated scope of work, we believe that revisions to existing
driveways will not be necessary.
Lakehaven Water & Sewer District
1. The applicant still needs to apply to Lakehaven to have a separate water service connection/meter installed for the
existing residence on the property.
Since the addition is no longer proposed in the updated scope of work, we believe that revisions to existing utilities
will not be necessary.
Sincerely,
Architectural Werks, Inc.
;7
Jennifer Phang, AIA