06-1016057, Tea
CITY OF CITY HALL
Federal Way 33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www. cityoffederal way_com
May 4, 2006
Scott Roberts
Dreambuilders NW
PO Box 411
Kapowsin, WA 98344
Re: File #06-101605-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Federal Way Townhomes, 2245 South 333`d Street
Dear Mr. Roberts:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held April 27, 2006. 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 City Code (FWCC) 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 FWCC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Jim Harris, 253-835-2641, jim.harris@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
Demolish two existing single-family residential structures and develop the site with eleven new
residential townhome units.
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. Roberts
Page 2
May 4, 2006
• Planning Division
1. The site plan does not appear to accurately depict an existing access easement for 24 h Avenue
South. The existing easement appears to encumber the property to a greater extent than shown
on the preliminary site plan. The easement and other design requirements not considered on the
preliminary site plan will impact the site plan and will likely result in fewer units than shown
on the site plan.
2. The proposed site plan does not provide the required perimeter landscape buffer areas on the
east and west sides of the site.
3. The site plan shows portions of buildings and guest parking areas in required landscape buffer
areas.
4. The southerly building appears to be located within a required building setback area.
5. The buildings may exceed the 30-foot maximum building height.
6. The site plan does not provide the amount of required common recreational open space.
7. A noise analysis of the noise impacts from the adjacent Interstate 5 must be provided.
8. An analysis of on -site vehicular circulation regarding tandem parking, garage and driveway
access, and circulation must be provided.
■ Public Works Development Services Division
Provide surface water runoff and water quality treatment for the entire site. Please see the
Development Services section.
• Public Works Traffic Division
1. Street frontage improvements and right-of-way dedication are required along both South 333rd
Street and 24" Avenue South.
2. Coordinate with WSDOT regarding the access easement.
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 DMSION (Jim Harris, 253-835-2641, jim.harris@cityoffederalway.com)
Land Use Review Process — The zoning of the subject site is Residential Multi -Family (RM-2400).
The RM-2400 zoning district permits multi -family housing under FWCC § 22-667 (enclosed),
subject to Process II (Site Plan Review). However, because the project is also subject to the State
Environmental Policy Act (discussed below), Process Ill applies in place of Process II.' Process III is
an administrative review by the CDRC and written decision by the Director of Community
Development Services. The Director's Process III decision can be appealed to the Federal Way
Hearing Examiner. Building permits can be issued after Process III approval is granted.
2. State Environmental Policy Act (SEPA) — The proposed construction of 11 multi -family dwelling
units exceeds the SEPA categorical exemption of up to four dwelling units.' Therefore, a completed
'Pursuant to FWCC § 22-361, any Process H application not categorically exempt from the State Environmental Policy Act,
RCW Chapter 43.21.C, shall be reviewed pursuant to the procedural requirements of Process 111.
Z WAC 197-11-800[1][b][i]
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SEPA checklist and SEPA application fee must be submitted along with the Process III application.
Preliminarily, staff has identified the potential noise impacts resulting from Interstate 5 will trigger
the need for a noise analysis in conjunction with the SEPA review. City staff has not identified any
other areas of environmental concern indicating the need for any specialized studies under SEPA,
such as wetlands, streams, or transportation.
Land Use Application Fees — The Process III land use application fee is $2,129.00, and the SEPA
application fee is $843.50. Other fees for building permits, and Public Works review and
inspections, will apply.
4. Process III Application Submittal Requirements — A development requirements checklist for Process
III and a master land use application are enclosed, along with applicable code sections.
5. Application Appointment —Prior to submitting a Process III and SEPA application, major project
applicants should check with a Permit Counter staff person to determine if an intake appointment is
required. Contact the Permit Counter staff at 253-835-2607.
6. Public Notification — Public notice of the Process III application and the City's SEPA threshold
determination is required. The City will publish, post, and mail such notices to adjacent property
owners in accordance with City procedures. Accordingly, the application must include two sets of
stamped envelopes, addressed to all owners of real property located within 300 feet of all site
boundaries, as well as an assessor's map showing the mailing radius, and separate paper list of the
addressees. Refer to the enclosed development requirements checklist for additional details.
Land Use Review Timeframes — The City's land use decision is subject to a 120-day maximum
review time from the date of a complete application to approve, disapprove, or return the application,
unless the applicant agrees to an extension of such time period. However, the 120-day time clock is
suspended at any time that the City requests additional information from the applicant. Throughout
project review, the applicant will be kept informed in writing of the status of the 120-day clock.
8. Effect of Process III Decision — In accordance with code requirements, the applicant must begin
construction or submit a complete building permit within one year of the Process III decision, or the
decision is void. In addition; the applicant must substantially complete construction for the actions
approved under the Process III decision within five years after the final decision on the matter.
Provisions for certain extensions of these timeframes are set forth in code.3
9. Key Design and Dimensional Requirements' —
Maximum building height for the project is 30 feet above average building elevation.5 The
subject site is not within 100 feet of a low -density zone, so no additional height restrictions
apply. The preliminary elevations show a building height exceeding 34 feet to the top of the
roof. City staff is unable to determine if the proposed building height complies with the 30-foot
maximum height. Please review the enclosed Building Height handout and confirm the
structures comply with the maximum height standard.
3 FWCC § 22-408, -409, "Time Extension"
° Refer to applicable portions of FWCC § 22-667 Use Zone Chart, "Attached, Detached; Stacked Dwelling Units.-
5 "Average Building Elevation" is defined in FWCC § 22-1. "Definitions."
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Building setbacks for the project are: front yard — 20 feet; side yard — five feet; and rear yard —
five feet. However, some of the required perimeter landscape buffer requirementsb are wider
than the required building setbacks (see "Landscaping," below) and the landscape buffer width
requirements prevail, unless the landscape standards are modified by the Director of
Community Development.7 Pursuant to FWCC Section 22-1, property line front definition, if a
lot is adjacent to more than one right -of way more than 21 feet in width, then applicant shall
designate which property line is the front property line and the remainder shall be side or rear
property lines. In this case, you can designate either the property line abutting South 333ra
Street or the property line abutting 240' Avenue South as the front property line.
Pursuant to FWCC Section 22-1 "property line" definition, the building setback along the east
side of the site is measured from the edge of the easement, as easements are considered right-
of-way for building setback purposes. It appears that the southern building does not comply
with the five-foot minimum building setback from the edge of the easement.
Driveways must be set back at least five feet from adjacent property lines.'
'+ Building Fagade Modulation — Pursuant to FWCC Section 22-667 note 3, structural modulation
is required for any facades exceeding 50 feet in length. According to the building footprints and
preliminary elevations submitted with the preapplication, this design standard will apply to
several elevations of the proposed structures. (Additional design standards apply to building
facades under the "Community Design Guidelines," below.)
■ Maximum lot coverage for residential uses is 70 percent and includes all impervious surfaces
such as driveways, walkways, patios, and roof overhangs. The formal application must identify
all impervious surfaces and provide a corresponding lot coverage calculation.
■ Density — The maximum number of dwelling units permitted on the site is based on the gross
land area of the site following any required public dedications. The maximum density for the
RM-2400 zone is one dwelling unit per 2,400 square feet of gross lot area following any
required dedications. Based on a total lot area of approximately 27,748 square -foot lot size, a
maximum of 11 units would be permitted.
Common Recreation Open Space — Pursuant to FWCC Section 22-667 note 2, the project must
provide common recreational open space on the site in the amount of 400 square feet per unit,
or 4,400 square feet for the proposed eleven units. The open space must meet the design and
dimensional requirements of the code, be usable for many activities, and at least 10 percent of
the open space must be developed with children's play equipment.9 The open space must be in
one or more pieces each having a length and width of at least 25 feet. Required perimeter
landscape buffers do not qualify as common recreation open space. Full review of the outdoor
play area will occur in conjunction with the Process III application.
The preliminary site plan appears to be significantly short of providing the quantity of common
recreation open space.
'FWCC § 22-1566(c)
7 Landscaping modifications may be considered pursuant to FWCC § 22-1570.
'FWCC § 22-1135(2)(b)
9 FWCC § 22-667, Note 2
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10. Landscaping— The Process III application must include a preliminary landscape plan, prepared by a
licensed landscape architect, in accordance with the landscape code.10 Following are the key
landscape requirements for the project.
Perimeter Landscaping" —
Along South 333rd Street and along South 24rh Street, the project must provide a 20-foot-wide
strip of Type III landscaping along public rights -of -ways and ingress/egress easements. The
preapplication site plan does not provide the required 20-foot-wide strip of landscaping
adjacent to 24'h Avenue South, and must be revised accordingly. Type III landscaping is
defined in the code12 as including a mixture of evergreen and deciduous trees, large shrubs, and
groundcover; spaced to provide a visual buffer creating a partial visual separation. Twenty feet
of Type III landscaping is required along the north and east property lines along South 333rd
Street and 24th Avenue South.
Along all remaining property lines (south and west property lines), the project must provide a
10-foot-wide strip of Type 11I landscaping per FWCC Section 22-15660(3). The preapplication
site plan does not provide the required 10-foot buffer along the west side of the site, and must be
revised accordingly.
As noted below under "Landscape Modifications," perimeter landscape strips and other
landscape requirements may be modified pursuant to a written request that addresses the
applicable modification criteria.
If parking will be located adjacent to the street, additional landscaping and/or, architectural
screening requirements apply.13
The preliminary site plan does not comply with the perimeter landscape buffer requirements, as
buildings and parking areas are proposed in required perimeter buffers.
■ Interior Parking Lot Landscaping14 — Fifteen square feet of interior lot landscaping per parking
stall must be incorporated into common parking areas. However, this requirement does not
apply to sites where no common parking area exists. The preapplication site plan does not
appear to provide the required parking lot landscaping for the guest parking spaces.
• Landscape Modifications 15 — Any proposed landscape modifications will be reviewed and decided
upon in conjunction with the Process 11I. A request for a landscape modification must include a
written narrative of how the proposal meets the modification criteria and the submittal provisions
highlighted in FWCC § 22-1570(h). The code provides a variety of modification options
pertaining to perimeter buffers. The width of perimeter buffers may be reduced up to 25 percent
when additional significant trees are retained, or berms or architectural screening is incorporated.
.Also, perimeter buffers may be averaged, provided the minimum width is not less than 50 percent
10 FWCC Chapter 22, Article XVII, "Landscaping"
.FWCC § 22-1566(c)
12 FWCC § 22-1565(c)
" FWCC § 22-1567(e)
14 FWCC § 22-1567(b)(1)(b), "Parking Lot Landscaping"
15 FWCC § 22-1570, "Modification Options"
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of the underlying requirement. In addition, since the property abutting the west boundary of the
site is in the same zoning district as the site (RM 2400), the landscaping along the west property
line may be reduced by up to 25 percent in area, and the remaining 75 percent may be relocated, if
such request is approved by the Director of Community Development Services.
Significant Trees16 — A significant tree inventory must be provided with the Process III
application. Significant trees are defined by the FWCC as evergreen or deciduous trees in good
health, and a minimum of 12-inch caliper, or 37 inches in circumference, measured 4.5 feet above
the ground. Significant trees do not include red alder, cottonwood, poplar, or big leaf maple.
Generally, at least 25 percent of the significant trees on site must be retained, or replacement trees
will be required to be provided. Site design should maximize retention of significant trees
wherever possible. In addition, significant trees are required to be retained in areas such as
required perimeter landscape strips and required recreational open spaces (provided they do not
conflict with active recreational uses). Significant trees within a 20-foot perimeter strip around
the site should also be retained pursuant to the City's design guidelines, below.
11. Community Design Guidelines" — Review of the proposal under the City's design guidelines is
required for the project, and will occur in conjunction with the Process III decision. City staff has
conducted a cursory review of the preliminary elevations. It appears that the preliminary plans
incorporate a number of the required guidelines such as modulation, pedestrian walkway to. right-of-
way, fagade treatment (variety of siding materials), and pitched roofs.
The principle applicable guidelines for the project are noted below. However, this does not
necessarily include all applicable guidelines, and project designers must consult the guidelines in
their entirety in preparing an application. The application must include a written narrative identifying
how the proposal complies with each of the applicable design guidelines, as detailed in the FWCC
and outlined below. City staff would be glad to provide comment on any revised site plan and
elevations prior to formal application.
Key Design Guidelines — Guidelines applicable to multi -family residential projects are listed in
FWCC § 22-1638(d)(2) and 22-1638 (a)(5) through (a)(17). These include, but are not limited to, the
following: significant tree retention (as noted above); parking location beside or behind buildings that
front on streets; breaking up parking rows of more than 10 stalls; pedestrian walkways (six- feet in
width -connecting the new buildings to the existing building and the public sidewalk), lighting height;
principle entry design; recreational space location; private outdoor spaces; roof pitch; garage and
carport location; fagade treatment (in addition to the above -noted modulation of fagades longer than
50'); building design (should include distinct base, middle, and top); and residential design features.
Other applicable design guidelines pertain to general site design (22-1634[a]), pedestrian circulation
(22-1634[d]), miscellaneous site elements (22-1634[g]), and building design (22-1635[a-c]).
Crime Prevention Through Environmental Design — The -formal application must also include a
completed "Crime Prevention Through Environmental Design" (CPTED) checklist, pursuant to
FWCC § 22-1632.
12. Parking — The code standard for parking stall count requires a minimum of 1.7 parking stalls per
unit, or a total of 19 stalls for the proposed 11 units (1.7 x 11 =18.7; rounded up to 19 stalls). Parking
16FWCC § 22-1568. "Significant Trees'
17FWCC Chapter 22, Article X1X, "Community Design Guidelines"
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stalls must be identified and dimensioned on the site plan. A parking lot dimensional chart is
enclosed for your use. FWCC § 22-1377(b) provides provisions for guest parking stalls for
residential uses that will apply if all stalls are assigned to individual units.
The site plan proposes to provide all of the required parking within assigned garages in a tandem
configuration. Several of the units include access to the garages via common access driveways. In
order to assure effective and safe vehicular circulation, an analysis of the site circulation and tandem
parking must be provided by a traffic engineer.
13. Garbage and Recycling — The new dwelling units must be provided with trash and recycling
facilities as described in FWCC § 22-949. Contact Federal Way Disposal to determine if the
proposed units would be provided with individual curbside collection, or if a common trash
collection area would be provided. If a common trash area is provided, the trash enclosure area (if
applicable) may not be in required yards (setback areas), may not be located within landscape buffer
areas, and must be screened according to the landscape chapter. A minimum of 1.5 square feet of
recycling storage area per unit, with a minimum of 65 square feet, must be provided. Contact Federal
Way Disposal with any questions regarding trash facilities.
14. School Mitigation Fee —A school impact mitigation fee of $940.00 per multi -family unit is required
for each dwelling unit, and must be paid prior to issuance of building permits. School mitigation fee
schedules are adjusted annually.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Sean R. Wells, P.E., 253-835-2731,
sean.wells@cityoffederalway.com)
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 1998 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 1998
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 Level 1 flow control area, thus the applicant must design the flow control
facility to meet this performance criteria. The project also lies within a Basic Water Quality Area.
Water Quality Treatment shall be designed to meet the treatment criteria of the Basic Water Quality
Menu.
In addition to the KCSWDM, our initial review suggests that FWCC Section 22-337,
"Nonconforming Water Quality Improvements" applies to this site. Specifically, the following
item(s) are applicable:
1.a. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
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l .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;
1.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;
Le. Redevelopment which contains or directly discharges to a floodplain, stream, lake, wetland, or
closed depression, groundwater recharge area, or other water quality sensitive area determined by
the Public Works Director, based on a written map, policy, water quality monitoring data or plan in
existence or implemented by the Director prior to submission of a redevelopment application which
is determined to trigger application of this subsection, or based on information developed during
review of a particular redevelopment application;
1.h. Redevelopment of property which drains or discharges to a receiving water that has a
documented water quality problem, as determined by the Public Works Director based on a map,
plan, water quality monitoring data or a written policy in existence or implemented by the Director
prior to submission of a redevelopment application determined to trigger application of this
subsection, where the Director determines that the redevelopment requires additional specific
controls to address the documented water quality problem.
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 (Basic,
Resource Stream) 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). 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 form the Washington State Department of Ecology at
http://xvww.ecy.wa.goy/programs/sea/pac/index.html, or by calling 360-407-6437.
Right -of -Way Improvements
See the Traffic Division comments from Sarady Long, Traffic Analyst, for traffic related items.
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 the Federal Way
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City Code (FWCC) Section 22-1473. 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.
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.
FWCC Section 22-1543 requires that driveways serving residential uses may not be located closer
than 25 feet to any street intersection. Lots and intersections within new subdivisions or short plats
must be designed to meet this standard.
Building (or El) 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 $730.00 for the first 12 hours of
review, and $61 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. In addition to engineering approval, short plats and subdivisions are required to obtain a separate
permit for grading. Details and fees may be obtained from the Federal Way Building Department.
3. The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at www.ciiy_offederalway.com to
assist the applicant's engineer in preparing the plans and TIR.
4. The applicant shall provide a geotechnical report that addresses design pavement thickness for the
roadways.
Bonding is required for all improvements 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.
6. 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
private roads and drainage facilities, including short plats, remain the responsibility of the individual
property owners.
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7. 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.
8. 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.
9. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per
Appendix D, 1998 KCSWDM, must be shown on the engineering plans.
10. 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)
Street Frontage Improvements
1. Per Federal Way City Code (FWCC) Section 22-1474, 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 111-19. Based on the
materials submitted, staff conducted a limited analysis to determine the required street improvements
in meeting the FWCC. Based on the analysis and FWCC, the applicant would be expected to
construct improvements on the following streets to the City's planned roadway cross -sections:
• South 333rd Street is planned as a Type "R" street, consisting of a 40-foot street with curb and
gutter, four -foot planter strips with street trees, six-foot sidewalks, and street lights in a 66-foot
right-of-way (ROW). Assuming a symmetrical cross section, three-foot ROW dedication and
half -street improvements are required and should be measured from the street centerline.
■ 24"' Avenue South is planned as a Type "W" street, consisting of a 28-foot paved street with
curb and gutter, four -foot planter strip with street trees, six-foot sidewalks, and streetlights
within a 52-foot right-of-way. A street modification to a 24-foot paved street with curb and
gutter, and a five-foot sidewalk on the west side with streetlight was granted to a previous
project. Staff would support the modification if requested by the applicant.
!. Per FWCC Section 22-1477, the applicant may make a written request to the Public Works Director
to modify, defer, or waive the required street improvements. Information about right-of-way
modification requests is available through the assigned planner. Such requests have a set review fee.
3. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes; taper rate shall be WS"2/60 or as directed by the Public Works Director.
Access and Traffic Circulation
4. It appears portion of the access on 241h Avenue South is within the Washington State Department of
Transportation (WSDOT) right-of-way. Please coordinate with WSDOT on this issue.
5. A turnaround may be required at the 24"' Avenue South terminus as determined by South King Fire
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BUILDING DIVISION (Michael Lee, 253-835-2639, michael.lee@cityoffederalway.com)
International Residential Code (IRC) 2003 edition
Washington State Amendments WAC 51-40*
International Mechanical Code (IMC) 2003 edition
Washington State Amendments WAC 5142*
Uniform Plumbing Code (UPC) 2003 edition
Washington State Amendments WAC 5146 & WAC 5147*
International Fire Code (IFC) 2003
Washington State Amendments*
National Electric Code (NEC) 2005 edition
Accessibility Code ICC/ANSI A117.1-2003
Washington State Energy Code WAC 5 1 -11
Washington State Ventilation and Indoor Air Quality Code WAC 51-13*
*Current State Amendments are dated: July 1, 2004
** 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: R-3
Type of Construction: V-B
Floor Area: varies
Number of Stories: 3
Fire Protection: non -sprinkled
Wind/Seismic: Basic wind speed 85 Mph, Exposure_, 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 three sets of drawings and specifications. Specifications shall include:_Soils report
Structural calculations X Energy calculations X Ventilation calculations. Note: A Washington State
Registered architects 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).
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Submit two copies with King County Health Department approval stamp for all projects that include
food service facilities, septic systems or other elements within the project that require health department
approval.
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.
Review Timing
The first comment letter can be expected within two to three 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.
Federal Way has an expedited review process. Information is available at our front counter.
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.
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.
06-101605 Doc 1D 35990
Mr. Roberts
Page 13
May 4, 2006
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5400, basbury@lakehaven.org)
Water
• If additional hydrants or other fire protection systems are required or indicated, either a facilities
installation agreement or a developer extension agreement will be required to construct new water
distribution facilities necessary for the proposed development. Additional detail and/or design
requirements can be obtained from Lakehaven by submitting a separate application to Lakehaven
for either a pre -design meeting or a developer extension agreement (application copies enclosed).
Lakehaven encourages the owner to apply for either of these processes early in the pre-
design/planning phase to avoid delays in overall project development.
A water meter application is required for a separate meter/service for any new connection to the
water distribution system, or modification to any existing connection (e.g., larger water service
connection, abandonment of existing service(s), etc.), in accordance with standards defined in
Lakehaven's current `Fees and Charges Resolution'.
South 333ra Street is reportedly scheduled for asphalt overlay work in the very near future. Existing
water main is on the northerly side of South 333ra Street; however, its precise location with regard to
asphalt pavement is unknown. Lakehaven encourages the developer to ascertain the location of this
existing water main to determine if connections to this main will require asphalt cuts in the new
pavement. If so, Lakehaven will work with the developer and City right-of-way permitting staff in
an attempt to have the necessary connections to this main made prior to commencement of the
overlay work. If the location of the existing water main is north of the north edge of new asphalt
pavement, then timeliness is a less critical issue and any necessary connections (service and/or fire)
could be made by bored construction.
Sewer
A 'special' side sewer permit will be required for any new connection to the sanitary sewer system
or any modification to the existing side/building sewer, in accordance with standards defined in
Lakehaven's current `Fees and Charges Resolution'. Minimum slope for gravity side/building
sewers is 2%. Lakehaven encourages the owner to apply for this process early enough in the pre-
design/planning phase to avoid delays in overall project development.
Presuming no property subdivision, any new connection(s) can be made by individual building
sewer lines to each building or by combining any/all building sewer lines prior to connection to
Lakehaven's system.
General
• Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units
(ERU). Residential equivalency for multi -family use is calculated as 0.67 ERU per unit.
Lakehaven's 2006 Capital Facilities Charges are $3,196/ERU for water and $2,768/ERU for sewer.
• Credit is available for this property from connection charges previously assessed under Service Nos.
181 and 25323 for 2.0 ERU for water and under Side Sewer Permit No. 17618 for 1.0 ERU for
sewer.
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.
06-101605 Doc 1D 35990
Mr. Roberts
Page 14
May 4, 2006
SOUTH KING FIRE AND RESCUE (Greg Brozek, 253-946-7241, greg.brozek@southkingfire.org)
Water Supplies for Fire Protection
The required fire flow for this project is gallons per minute.
A Certificate of Water Availability shall be provided indicating the fire flow available at the site.
This project will require 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.
When any portion of the facility or building protected is in excess of 400 feet from a water supply on a public
street, as measured by an approved route around the exterior of the facility or building, on -site fire hydrants
and mains capable of supplying the required fire flow shall be provided. Fire hydrants:
1) Shall be located not more than 300 feet on center. All measurements shall be made as vehicular travel
distance.
2) Shall not be located closer than 50 feet to any building.
3) Shall not be obstructed by any structure or vegetation, nor shall the visibility of the fire hydrant be
impaired for a distance of 50 feet in the direction of vehicular approach to the fire hydrant. (KCFD #39
Administrative Policy Guideline No. 1004)
Fire hydrant locations are subject to the approval of the Fire Marshal or his/her designee.
When exposed to vehicular damage, fire hydrants shall be suitable protected.
Fire hydrants shall be in service PRIOR to and during the time of construction.
Fire Apparatus Access Roads
Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior
wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by
an approved route around the exterior of the building or facility.
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system,
these provisions may be modified by the chief.
Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to
construction. Fire apparatus access roads:
1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not
less than 13 feet 6 inches.
2) Shall be designed and maintained to support the imposed load of a 30-ton fire apparatus and shall be
provided with a surface so as to provide all-weather driving capabilities.
3) Shall be not less than a 20-foot inside turning radius and not less than a 40-foot outside turning radius.
06-101605
Doc 1D 35990
Mr. Roberts
Page 15
May 4, 2006
4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire Department
approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter.
5) Gradient shall not exceed 12 percent. (KCFD #39 Administrative Policy Guideline No. 1006)
Designated fire lanes may be required for emergency access. This may be done during the plans check or
after the facility is in operation.
When required, approved signs or other approved notices shall be provided and maintained for fire apparatus
access roads to identify such roads and prohibit the obstruction by parking and other obstructions.
Fire apparatus access road gates shall comply with KCFD #39 Administrative Policy Guideline No.
1003.
Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of
construction.
Fire -Extinguishing Systems
Three (3) sets of plans and specifications for automatic fire -extinguishing systems, standpipes and their
appurtenances shall be submitted to the fire department for review and approval prior to installation. Plans
shall be drawn to an indicated scale, on sheets of uniform size, with a plan of each floor, and shall show those
items listed in Chapter 14 of NFPA 13 that pertain to the design of the system. Sprinkler plans shall bear a
Washington State Certificate of Competency stamp.
An automatic fire sprinkler system shall be installed in all Group R, Division 2, occupancies having three or
more levels or containing five or more dwelling units and Group R, Division 1 occupancies having three or
more floor levels or containing ten or more guest rooms. Fire walls shall not be considered to separate a
building to enable deletion of the required fire sprinkler system. (FWCC Chapter 8, Article 11, Division 4)
An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire flow
or where the total floor area included within the surrounding exterior walls on all floor levels, including
basements, exceeds 10,000 square feet. Fire walls shall not be considered to separate a building to enable
deletion of the required automatic fire -extinguishing system. (FWCC Chapter 8, Article H, Division 4)
The automatic fire -suppression system shall be connected to the fire alarm system (last zone) in all buildings
having an automatic fire detection system.
The system demand pressure (to the source) required in a hydraulically designed automatic fire
sprinkler system shall be at least 10 per cent less than the correlative water supply curve pressure.
Fire department connections shall comply with KCFD 39 Administrative Policy Guideline No.1002.
Automatic Fire Detection System
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.
(FWCC Chapter 8, Article 11, Division 4)
06-101605 Doc ]D 35990
Mr. Roberts
Page 16
May 4, 2006
Plans and specifications for fire alarm systems shall be submitted to the fire department for review and
approval prior to system installation. Plans and specifications shall include, but not be limited to, a floor plan;
location of all alarm -initiating and alarm -signaling devices; alarm control and trouble -signaling equipment;
annunciation; power connection; battery calculations; conductor type and sizes; voltage drop calculations;
manufacturer, model numbers and listing information for all equipment, devices and materials; details of
ceiling height and construction and the interface of fire safety control functions.
Fire alarm systems, automatic fire detectors, emergency voice alarm communication systems and notification
devices shall be designed, installed and maintained in accordance with NFPA 72 and other nationally
recognized standards.
Systems and components shall be listed and approved for the purpose for which they are installed.
A remote fire alarm annunciator panel(s) shall be installed at the following location(s):
Fire alarm control panel and remote annunciator panel keys shall be located:
In a Supra lock -box to be located
Portable Fire Extinguishers
Portable fire extinguishers shall be installed in accordance with NFPA 10.
Fire Department Access to Buildings
Exterior doors and openings required by the International Building Code and/or the International Fire Code
shall be maintained readily accessible for emergency access by the Fire Department.
An approved access walkway leading from fire apparatus access roads to exterior openings required by the
International Building Code and/or the International Fire Code shall be provided when required by the Chief.
Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be
plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their
background. Numbers shall be a minimum of six (6") inches in height.
When access to or within a structure or an area is unduly difficult because of secured openings or where
immediate access is necessary for life-saving or firefighting purposes, the chief is authorized to require a key
box to be installed in an accessible location. The key box shall be of a type approved by the chief and shall
contain keys to gain necessary access.
THESE COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE
PLANS REVIEWED.
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
FWCC Section 22-1657.
06-101605 Doc ID 35990
Mr. Roberts
Page 17
May 4, 2006
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 FWCC 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, Jim
Harris, 253-835-2641. We look forward to working with you.
Sincerely,
k�144W
i arris
Senior Planner
enc_ FWCC Section 22-667
Process III Handout
Development Requirements Submittal Checklist
Preapplication Meeting Sign -in Sheet
Mailing Notice Handout
FWCC Article XVII — Landscaping
FWCC Article XIX — Community Design Guidelines
CPTED Checklist
FWCC Section 22-949
FWCC Section 22-1377
Parking Stall Dimension Chart
Lakehaven Utility District Handouts
c: Sean Wells, Senior Engineering Plans Reviewer
Sarady Long, Assistant Traffic Engineer
Brian Asbury, Lakehaven Utility District
Greg Brozek, South King Fire
06-101605 DmAD 35990
CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC)
Preapplication Conference Sign In Sheet
FEDERAL WAY TOWNHOMES
2245 South 333rd Street
File No. 06-101605-PC
April 27, 2006
NAME REPRESENTING
TELEPHONE NUMBER
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CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: April 6, 2006
TO: Will Appleton, Development Services Manager (2 copies)
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Greg Brozek, Federal Way Fire Department
Geri Walker, Federal Way School District
Stacy Flores, Public Safety Officer
FROM: Jim Harris
FOR DRC MTG. ON: Internal - April 20, 2006
With Applicant - April 27, 2006 6F
................ ...............
FILE NUMBER(s):
PROJECT NAME
PROJECT ADDRESS:
ZONING DISTRICT:
06-101605-00-PC
FEDERAL WAY TOWNHOMES
2245 S 333RD ST
RM 2400
PROJECT DESCRIPTION: Construction of eleven new residential townhomes and
associated site improvements.
LAND USE PERMITS: TBD
PROJECT CONTACT: CPH CONSULTANTS
MATT HOUGH
733 7TH AVE Suite 100
(425) 285-2390
MATERIALS SUBMITTED: Preliminary Site Plan and Preliminary Elevations
FILE
4ik
CITY Federal o.
Way
April 13, 2006
CPH Consultants scott@dreambuildersNW.com
Matt Hough matt@cphconsultants.com
733 7'h Avenue, Suite 100
Kirkland, WA 98033
RE: File No. 06-101605-00-PC; FEDERAL WAY TOWNHOMES
2245 South 333'd Street, Federal Way
Dear Mr. Hough:
The above -referenced proposal has been assigned to me as project planner. At this time, the application
and preliminary site plan have been routed to the members of the Development Review Committee. A
meeting with the project applicant and Development Review Committee has been scheduled as follows:
Thursday, April 27, 2006 — 9:00 AM
Hylebos Conference Room
City Hall, Second Floor
33325 8'h Avenue South
Federal Way, WA 98003
We look forward to meeting with you to discuss your proposal. Contact me at 253-835-2641 or
jim.harris@cityoffederalway.com if you have any questions. -
Sincerely,
7i ams
Senior Planner
c: Scott Roberts, Dreambuilders NW, PO Box 411, Kapowsin, WA 98344
06-101605 Doc. I.D. 35906
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This space reserved to
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Filed for record at the
request of:
Lt/i�ciar E. B,9,fAd rr-
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Return to:
Building & Land Development
450 KC Administration Bldg
Seattle, Washington 98104
SHORT PLAT NO�'��`�`t -
KING COUNTY, WASHINGTON
APPROVAL
Department of Planning and Community Development
Building and Land Development Division
Examined and approved this IC day of
r[f�-ez.
It G � w`sr-- 4 -
Manager, Building a Land Development DivisiolrF
Department of Publjc Works
day of
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rNam:r.•d and approved this
Director B1/1L��
RECE) F 5.1i0
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Department of AssessmenL'5
Examined and approved this / e
day of
191LL-
Assessor
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LEGAL DESCRIPTION
Traact 26, State Plat in Section 16 T1•JF. ?1 "'., R. 4c, ll.'!., accordinT to tiie plat recorded in
Volume 41 of Plats, pa,Te 30, in Kin? County, Washin,ton. Except t!,at pori ion thort• of con-
voyed to the. State of Washington, under Au.itor's File ?'o. 5021321.
9
LOT 1 The West 320 feet of Let 26, State Plat in Section 16 TWP. 21 !:., R. 4E, 1•J.>:., nccerdin,:
o t e plat recorded in Volume 41 of Plats, page 30, in Kin- County, Was"ington.
{ LOT 2 The East 110 feet of the North 2^0 feet of the West 430 feet of Lot ."r, State P1-tt
in Section 16 TWP. 2.1 N., R. 4E, W.�!., according td the plat recorded in Volume 41 of Flats,
page 30, in Kin.; County, Washington, s•;bje:.i. to easement for drainage over the Westerly 1c
feet.
} LOT 3 The North 260 feet or Lot 26, State Plat in Section 16 TWP. 21 N., R. 4L•, W.n!., according
! to the plat recorded in Volume 41 of Plats, parse. 30, in King County, Washint-ton. Except
the West 430 feet and except that portion of said Lot 26 lying `:ortheasterly of t1:e arc of
circle having a radius of 25 feet which is tangent to the North and Fast lines of said
Lot 26, dedicated to King County for road put poses and except that portion of sail Lot. 26
i conveyed to the State of Washington, under Auditor's File No. 5021321. Subject to easement
f24 feet in width for ingress, egress and utilities over the Easterly portioilof said Lot 26
as measurod at right angles to the Westerly line of that portion conveyed to the State of
Washington, under Auditor's File No. 5021321.
LOT 4 Tract 26, State Plat in Section 16 TWP. 21 N., R. 4E, W.M., according to the plat
recorded in Volume 41 of Plats, page 30, in King County, Washington. Except that West 320
feet and except the North 260 feet and except that portion of said Lot 26 conveyed to the
State of Washington, under Auditor's File 5021321 lying Southerly of the North 260 feet.
Together with an easement for ingress, egress and utilities 24 feet in width over the Easterly
portion of the North 260 feet of said Lot 26 as measured at right angles to the Westerly line
of that portion conveyed to the State of Washington, under Auditor's File No. 5021321, subject
to easement for drainage over the Westerly 15 feet except the Southetly 40 feet and that
portion of Lot 4 lying Southwesterly of a line beginning at a point 15 feet East and 40 feet
Map on File in Vault Page I of 3
North of the Southwest corner of Lot 4 and ending at a ppooint on the south line of Lot 4, 80 feet
/ r �.( 797N-7-0— ofiD
East of the Southwest corner of Lot 4. _,p�-,z
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woriq MIA)& cowwry P&Pf3L#4L WeateS D&SI.QM ZrA&JOAIA*5 .43 PA st r a P rme.
bovet.od-roir of dgr% Z .4,ucp V. P14pis Poit C&*%wzrj Ccv%fo&*jr-sjrsrmfq
lefusr use 3aj&A*t1rx3i &,=WvL R&rvle&) *Jja APPA*V*& 7v pc.-W4 davar), PCPRCtC-
tiomiz-b .4s pAiLr of rt+L coma-ma^cw44- pea"sr piurjeSs.
Map on File in Vault
Direction:
Scale: /00,
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Short: Plat Not Z3JD49 REVISmAj Page -A.-of—AL
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DECLARATION:
t
KNOW ALL MEN By these presents, that we, the undersigned, owners in fee
simple [and contract purchaser(s)I of the land herein described, do here-
by revise Short Subdivision Application No. 280049 as re-
corded under Recording No. 8000090741 , Recur s o ling
County, Washington, and by ti1i�s Revised -Short Subdivision thereof pursu-
ant to RCW 58.17.060 declare this revis, d short plat to be the graphic
representation of the same, and that said revised short subdivision is
made with the free consent, and in accordance with the desire of the
owners).
IN WITNESS WHEREOF We have set our hands and seals.
Holly YkLhwest Development:, Ltd.
N ame l
by
Name David M. Kelley', President
N ame
STATE OF WASHINGTON.
1r SS.
County of
Wile
ame
N ame
on this day personally appeared before me David M. Kelley to me known to be the
president of the corporation described
6txxeenbnocasx]C]onb�9[ d*]dm< and who executed the within and foregoing
instrument, and acknowledged that...�signed the same as �,o _free and voluntary
act and creed, for the uses and purposes therein mentioned, for and of said coiporat.ion.
zif
i GIVEN under my hand and official seal this b day or 4.4 119 JO/ .
P-
M1�n=' ,votary Public in an for the St a of Washington,
residing at
sea!
U
STATE OF WASIi I N GTON
'S.
county of j
on this day personally appeared before me r
to me known to be the individual described in and who executed the within and foregoing
instrument, and acknowledged that signed the sane as free and voluntary
act and deed, for the uses and purposes therein. mentioned.
GIVEN under my hand and official seal this day of 19
Notary Public in and for the State of Washington, '
residing at
seal
Short Plat Number Z800#1 Page 3 of 3
CONSULTANTS
March 31, 2006
City of Federal Way
Department of Community. Development Services
33325 8th Ave S
PO BOX 9718
Federal Way, WA 98063-9718
Re: Federal Way Townhomes, CPH No. 1706002
Pre -application Meeting Request
Director of Community Development Services and Review Staff,
Site Planning
Civil Engineering
Project Management
Land Development Consulting
This letter and the enclosed Master Land Use Application Form with attachments (Site Plan and
Conceptual Elevations and Architectural Information exhibits) are provided on behalf of my client,
Dreambuilders Northwest, to request your pre -application review and comment for their proposed
multi -family residential development. The subject property is approximately 0.64 acres located along .117;Zo1'&
the south frontage of South 333r11 Street in the City of Federal Way (KC Parcel No. . The
project proposes to develop the site and construct 1 1 attached residential townhome units in
accordance with the current RM-2400 zoning.
A site plan (Figure 1) showing the current project proposal is provided with the enclosed materials.
Conceptual building elevations and a narrative of the architectural intent and site features are also
provided with Figure 2. The following is a summary of the key elements and/or special considerations
for the project:
Site Access
South 333rd Street fronts the northerly boundary of the site and a paved private road is located
along the easterly property line. The project proposes permanent access via two separate asphalt
paved driveways from an improved section of the existing private road to the east.
Existing Residence and Improvements
Two for -rent single-family residences and shed building are currently located on the property. These
structures will be abandoned and removed with the proposed project. Site improvements include 11
residential townhome units, private access drives and off -site guest parking spaces, on -site common
open spaces, landscaping and other private amenities.
Surface Water Provisions
Storm drainage controls (detention and water quality facilities) for this project are proposed in
accordance with current City of Federal Way standards. Currently, stormwater runoff from the
property is conveyed southwesterly as sheet flow. The nearest public drainage system is located
approximately 200 feet west of the project site. This off -site system conveys stream and surface
water flows southerly in a closed underground pipe. The on -site drainage system for this project will
include flow control, water quality treatment, and conveyance facilities that ultimately discharge to
this off -site pipe system with a likely connection at South 333rd Street.
Sensitive Areas Protection REOEIVED
There are no known or obvious indicators of environmentally sensitive areas on -site. Temporary
erosion and sediment control features will be implemented during construction of the project and
permanent stormwater treatment facilities will be incorporated into the site design to provAgR 0 3 2006
adequate protection of off-site/downstream sensitive areas.
1�1TYOF FEnERQI WA
733 71h Avenue, Suite 100 • Kirkland, WA 98033 • Phone: (425) 285-2390 • Fax: (425) 285-2389 BUILDING DEPT.
www.cphconsultanis.com
Federal Way Townhomes
CPH Project No. 7706002
March 37, 2006
Page 2 of 2
Please, contact me directly at (425)285-2390 or by e-mail at matt _.cphconsultants.com if you have
questions or need any additional information. Your prompt response is appreciated. Thank you.
Sincerely,
CPH Consultants
r
Matthew J. o h
President
Enclosures
Cc: Scott Roberts, Dreambuilders NW (Applicant/Owner)
copy to file
RECEt V EC
APR a 3 200E
CITY OF FEDERAL WAY
BUILDING DEPT.
+7I "-iO01-(Z-w
DECEIVED
1�k_ CITY OF APR 0 3 2006
Federal WaYCITYOFFEOEFIALWING DEP, Ali
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8`h Avenue South
PO Box 9718
Federal Way WA 98063-9718
253-835-2607; Fax 253-835-2609
www.r; S yo ffede ra I way. c rnn
APPLICATION NO(S) v 0 1 P ls�V 0 v Date Amml Al zy(P
Project Name f�00&
Property Address/Location r: 333 9D fBGlo 3
Parcel Number(s) 19 Z-0 "—
Project Description
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
_ Lot Line Elimination
Preapplication Conference
Process I (Director=s Approval)
Process 11(Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
14M'z Zv Zoning Designation
/Nl1�17' r1 Comprehensive Plan Designation
#S5Z Value of Existing Improvements
Igo. 7�5 M Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
V_15 Construction Type
Applicant
Name: A&W
Address: fro aprc ¢11
City/State: "3A
Zip: 183i¢
Phone: 253 • &17- 2�OG'7
Fax: 75,5. 8f0 • & i7Z
Email: cvV51IW •Gzn%A_
Signature:
Agent (if different than Applicant)
Name: �i¢r� 7j�U+'1C�1� f Cf ! C�nCStdLTigIt11�5
Address: - 33 7
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Bulletin #003 — August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application
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MADE BY ORDER OFTHE
COMMISSIONER OF PUBLIC LANDS
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STATE OF WASHINOTOH _.
COUNTY OF YHURSTON) 5. S. "
I. OTTO A CASC�AS LOMM1551�7NER OPPl JC LANDS IN AND FO R'III£ J*ATE OF WASHik TO)<+,
DO HEREBY CERTIFY THATTHE PLAT UPON WHICH THIS',CRTFICATC rS INS[RIOC D 1STYW& •DEN T•"L
PLAT OFTHE SUR VEY AND 5UBDIVISIOM OFTHE NWOL OF NC14, THO SI12 &SW 114, THE S)RIN OF?LV wARO
LOT 2, SECTION I6, TOWNSHIP 21 NORTR"-RANLE •}4AST."-PA . AS N: DE UND04 THE OIREQTION_QF -
RAYMOND F. REED, CHIEF ENGINEER OFTFWE'O!PS,RTMENT.OF PUBLt LARDS, AND ACCEPT@D. iLFPT{D11EO
AND ADOPTED BY ORDER DATED AND CNTEREO APRIL 9%1446 = -
THAT THE NUMBERS. I TO 61 INCLUS I V E, APP EARINO UP"'FHESEVERALSU¢DIVISLONS OFTHIS
P LATSHALL BE KNOWN AS TRACT DESIGNATIONS: "-
THAT TH E USE OF STREETS AND AVENUES SHOWN HERE OH 1y,.af EA FSY ryE OICATE'O TO TK PUBLIC FOREVER
FOR ALL PUBLIC PURPOSES NOT INCON5ISTENT WITH THE USE INEAEQ L FOR PUttLIC NXHWAY fyRPOS 95.
AL50 THE PA RK SHOWN ON THE PLAT FOR THE PUR F05E TH E REON 1141?IT:ATED,AND AL60 THC-R IGIft TO _
MAKE ALL NECESSARY SLOPES FOR GUTS AND FILLS UPON THE TRACY4•OF��L.+D5*(OWN ON THA PLAT,.•'
IN THE R EASON ABLE O R IGIN A L GRA DI NG OF ALLSTR EE TS AND AVCMyC3Mt1DWH HEREON.. -
THIS CERTIFICATE IS ENTERED UPON THIS PLAT IN ACCOR DANCE WITH THC'ORDER-0F TITE COMpl-
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THAT SAID ORDER 01 RECTFD THAT IME DULY AUTHENT16 AL COPY OFTHIS PLAT BE FILED IXT"E :ALL TgAC TS IN Y1Rp,N'LAY:ARC R('STRICT@a TO :.S-I (SUBURBAN) USE EXCEPT
OFF CE OF TH E GOMM ISS ION Ep OF PUBLIC''ARDS ARO ONE COPY HEREOF IR THE*"I" OF fHIE 79AC75 1 -TO 12 1 17S{YE. WHICH ARE RESERVED.<FOR B-I (BUSINESS) USE AND
LOUNTY AUDITOR OF KING SOUN7Y,$1ATE OF N'ASKINGTON. EILO'ERT ,TAAGT p- 431 6 Y3'•FRGIQ%)SIVE; WHICH ARE' AESE RVED FOR R- I ( RESIDENCE )
WITNESS MY HAND AN OFFICIAL SEAL THIS• 9TH DAY OF APRItI A. O. 1946 05E AN 0; HO TRACT OR PORTION TH6R EDF-]HALL 9E DI VI OEp AND SOLD OR RE:O LO
."OR OW.NE 13,t4I P C+'IApKiRP OR IRAN$'VE RSED WH[Af BY THE OWNE 9SHIP OF ANY PORTION
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W1OTN AT 7HB FR&NT .$UI LDINGJ1 INE AVD biJA.JECT FURTHER TO THE PROVISIONS OF
KING COUNT/ RESOi UTLON N. IPL94 AND SUDSCGDENT AMENDMENTS THERETO-
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WATCRSUPP(X-WE1rly,.d.�F'•LA eC{NTER 4yIATER COOPERATIVE"
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FI LED 14 TKE OF RCE OF THE COM M 114 ONl R 9F PUU 15rI;AiODS THL$,,UA DAY OF &e 1_} A D 1 94 6
EXAMINED AND APPROVED TMICA.,PAY OF APRIL A.D. 1946.
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TOWNSHIP 21 NORTH, RANGE 4 EAST, W: M " 1S DULY APPROVED BY THE KING
IHMtt01lb F. RL[D
COUNTY PLANNING COMMISSION 711I6 H A 24TDAY OF PRIL A D. 1946
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