21-100731-UP-Project Narrative-02-24-2021-V112202 Pacific Avenue Suite C
A U S T I N C I N A Tacoma, WA 98444
Office: 253-531-4300
a r c h i t e c t s p. s. Fax: 253-537-6542
To: Stacey Welsh, Planner From: Neitha Wilkey, Architect
City of Federal Way
Address: Email: neithaw@austincina.com
Date: February 25, 2021
Project: Twin Lakes Veterinary Hospital
Re: Process III Application
Application and Summary Letter Number ofPages: 6
Twin Lakes Summary Letter
Request for Waivers: (information will be submitted for site development and building permit) for:
Landscape: We have shown there is adequate room for landscape and it has been called out on the
plans. It appears the amount of landscaping required for new parking, 6 spaces, is 120 sf. Also, for
the landscape requirement between residential on the new education wing which is over 44' from the
property line. There is a solid wood fence between the residence and the existing clinic.
Site Clearing and Grading Plan: We are requesting the waiver of a site clearing and grading plan. The
area of the proposed addition is virtually flat and has mostly hard surface a small amount of the grass
yard will be removed.
Differences you will see in the plan from the predevelopment drawings.
1. At the north end of the building, there is a vault for power. The storage area was reduced in
size to allow the building to jog so as not to disturb the vault. Changing the depth of the storage
area kept the proposed building footprint as presented in the Pre -Application submittal.
2. The parking proposed in the northern buffer (part of wetland review) has been moved to the
front of the lot along 320th outside the buffer. This shows that there is enough room to
accommodate the loss of the two parking areas to building expansion and that needed for the
training facility.
Introduction Paragraph:
Site:
The Twin Lakes parcel is divided by a wetland. The 150' set back on either side of the wetland divides
the property from east to west. The wetland takes up 52% of the parcel. Parcel 217,793. 'Wetland
w/setback is approximately 114,404 SF.
Most of the existing building and the residence are within the southern portion of the 150' setback. The
southern portion abuts 320th Street SW. It is not possible to access the northern portion of the site
without crossing the wetland. The northern portion backs up to the backyards of the residential
neighborhood.
AUSTINCINA
architects p.s.
Business:
12202 Pacific Avenue Suite C
Tacoma, WA 98444
Office: 253-531-4300
Fax: 253-537-6542
Twin Lakes addition will offer education and training to all age groups of the community for animal
handling, obedience and nutrition. Training and mentorship (shadow programs) are a precursor to
veterinary assistant programs for all young adults and for those on a non-traditional education path.
FWRC 19.05.190 institutions of learning, excluding those offering post -secondary education, offering
instruction in the several branches of learning and study required by the Basic Education
Code... including those disciplines considered vocational, business related or trade related. This type of
education would be considered vocation or trade related.
RCW28A.150.200 Program of Basic Education
`persons under the age of 18', 'knowledge and skills necessary to meet the state -established high
school graduation requirements that allow students to have the opportunity to graduate with a
meaningful diploma that prepares them for postsecondary education, gainful employment, and
citizenship,
This training, in conjunction with other Basic Education Requirements achieved via home -schooling,
public schooling or private schooling provides the opportunity to graduate with a meaningful diploma
that prepares them for postsecondary education, gainful employment, and citizenship.
These opportunities are especially important to home school students.
Directly adjacent to the addition is an existing fenced yard for hands-on animal training.
An up-to-date computer area will allow for research of veterinary subscription sites not typically
available to students and the public.
Hours of operation: Veterinary Clinic 7-6pm. Monday through Saturday, 1 or 2 staff 24 hrs for sick
animal care
Education/Training Facility 8-10 pm Monday through Sunday.
Outside yard: Dawn to Dusk Monday through Sunday
Letter 4/6/2020 Item by Item Response:
1. It has been determined that the addition is an approved non- conforming use (letter dated
4/6/2020).
2. Non -conforming Development:
Since this project does not exceed the 25% gross floor area, existing non -conforming elements of the
site do not need to be upgraded. Only those elements of new work will be required to meet the current
codes.
3. SEPA, not required.
4. Use Process III required.
5. Land Use Timelines: Understood
Twin Lakes Veterinary Process III Application Page 2 of 6
AUSTINCINA
architects p.s.
12202 Pacific Avenue Suite C
Tacoma, WA 98444
Office: 253-531-4300
Fax: 253-537-6542
6. Public Notice. Acknowledged. Mailing label and envelopes are now handled by the Permit
Center for a small fee. A change which surfaced during Covid-19.
7. Land Use Application Submittal Requirements: Understood.
8. Effect of Use Process Decision: Understood.
9. General Zoning Regulations.
The required yards and setbacks are met for the addition.
Maximum lot coverage is 9%
Existing Building Height: 21'-6"
Addition Height: 14'-1"
Parking:
Existing Clinic: 1/300 = 12
Existing Residence = 2
Voc Education Student = 7
Voc Ed Employee = 1
Spaces Required 22, Spaces Provided 24.
10. Landscape: No changes to the existing landscape are intended. We are requesting a waiver
for providing a new landscape plan at this time due to the small amount. The amounts are shown on
the site plan.
11. Tree Retention/Replacement Requirements
No trees will be removed for this project. A note is placed on the site plan.
12. Clearing and Grading: Requesting a waiver at this time. The areas of work are essentially flat
and clearing is limited to grass and asphalt covered by pavement.
13. Community Design Guidelines - Application also attached.
13a. CPTEC — Crime Prevention FWRC 19.115.010(2). Attached.
13b. Site Design
The addition is at the back of the existing building and there are no alterations to the front of the
building. The existing entrance has a human scaled covered entry way and oversized sidewalk area.
These are set back from the sidewalk approximately 75'. Landscape is pleasant and meets Crime
Prevention standards.
Twin Lakes Veterinary Process III Application Page 3 of 6
12202 Pacific Avenue Suite C
A U S T I N C I N A Tacoma, WA 98444
Office: 253-531-4300
a r c h i t e c t s p. s. Fax: 253-537-6542
Most of the surface parking is existing. This site design adds 6 parking spaces to the east of the
business' driveway. No changes are proposed to the building entrance area.
13c. Building Design
The addition is to the back of the existing building. The same materials and elements are proposed to
give it a cohesive appearance. The roof is flat with a parapet similar to the rest of the back of the
building. The site is flat. Modulation: No new wall lengths are greater than 60'.
The residential property to the north is 483' away and is shielded by trees growing in the wetland buffer
area.
13d. Institutional Uses
(1) The overall look of the site doesn't change. It is a well maintained property.
(2) The proposed parking works well within the limitations of the site. For the time being Access
Management has requested that the easterly driveway remain closed. Between that and the extend
of the wetlands buffer a looped aisle is not feasible.
(3) There are no facades that exceed 120 feet in length.
(4) Roof design. The new roof is subordinate to the existing pitched roof elements. The addition uses
an architectural parapet that blends materials and modulates height between the existing flat roof and
the pitched roof elements of the front of the building.
14. Lighting: Bollard style lighting will be added along sidewalkfrom new parking. No extra lighting
is being added.
(5) Alternative Methods: The addition is at the back of the building marginally visible from the main
road. It is 135' from the south property line.
15. Mechanical Equipment: We will be using curb mounted screening. See detail on drawings.
16. Garbage and Recycling Receptacles: between existing and new addition in an alcove.
Verification of sizes with Waste Management indicate there is sufficient space and the access has not
changed.
17. Wetlands - See, Biologist report. The existing wetland boundary covers about 115,500 sf in
the center of this parcel. Which is over half of the parcel right in the middle making the part of the parcel
to the north of the wetland boundary in accessible.
FWRC 19.145.440(4): We are asking that the director allow 446 sf of new hard surface within the
wetland boundary adjacent to the existing building and addition. We propose replacing this amount
along the south eastern edge of the buffer. See Biologist's report.
18. Outside Agency Permits. Understood.
19. Application Fees & Submittal. Understood.
Twin Lakes Veterinary Process III Application Page 4 of 6
AUSTINCINA
architects p.s.
Public Woks Traffic Division
1. Understood
2. Concurrency Permit: Attached
3. Understood
Transportation Impact Fees
1. Understood
2. Understood.
3. Understood.
Street Frontage Improvements
1. Value of Improvements
12202 Pacific Avenue Suite C
Tacoma, WA 98444
Office: 253-531-4300
Fax: 253-537-6542
Assessed Value is $908,800, does not include land. Twenty-five percent is $227,200. The proposed
development is for 1,100 s.f. addition to the building. Our estimating guide suggests a build out cost
for offices (1 story) of 194.59 per s.f. for a total of $214,049. This totals $214,049 which is less than
25%. This does not include the value of the land because the parcel is greater than 100,000 sf.
The developable area due to wetlands buffers is 22,305 sf. If the land value for this 22,305 sf was
added the project would be even less 23.5%.
HOWEVER a request for a waiver of improvements has been submitted.
2. Required Street Improvements.
The current layout of 320th does not meet the Type I street. We are making a written request to waive
the improvements at this time as it is not consistent with the properties on either side of 1060 SW
320th Street between 7th Avenue SW and 23 Avenue SW. And on either side of these streets, there
is no landscape strip at all.
3. Applicant has made a written request to defer improvements.
4. Understood.
Access Management
1. No changes to existing access proposed.
2. No changes to existing 39' wide driveway proposed.
3. Easterly driveway access will remain closed, sidewalk will be replaced as needed.
Fire, pre -application comments, 1/29/20 letter.
Fire Flow: Certificate provided, 2,500 available.
Fire Hydrants: Existing fire hydrants meet requirements.
Twin Lakes Veterinary Process III Application Page 5 of 6
12202 Pacific Avenue Suite C
A U S T I N C I N A Tacoma, WA 98444
Office: 253-531-4300
a r c h i t e c t s p. s. Fax: 253-537-6542
Emergency Access: Apparatus Access is sufficient. Vehicle may travel in 124' and reach all sides of
the building in less than 150'.
Fire Department Lock Box: Will be added.
Fire Alarm: The addition will have a fire alarm system.
Twin Lakes Veterinary Process III Application Page 6 of 6