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09-104381111 CITY OF Federal January 19, 2010 Diane Barringer Helix Design Group 6021 12th Street East, Suite 201 Tacoma, WA 98424 CITY HALL P. L Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Re: File #09-104381-00-PC; PREAPPLICATION CONFERENCE SUNEVIARY Dr. Beaty Facade Improvements, 31003 Pacific Hwy South, Federal Way Dear Ms. Barringer: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held December 10, 2009. 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 Revised Code (FWRC) 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 FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is David Lee, 253-835-2622, david.lce@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 A two phase site renovation including facade remodel and future expansion to the building. The future expansion would also include the modification of existing parking lot, but does not add or remove any parking. 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. Ms. Barringer Page 2 January 19, 2010 Public Works Development Services Division 1. The facade improvements do not meet any thresholds for Public Works requirements. 2. The Phase 2 improvements (building addition and parking lot expansion) will meet the thresholds set forth in the non -conforming water quality improvements section of the Federal Way Revised Code. See department comments, below. 3. In addition to the above, the City will be adopting the 2009 King County Surface Water Design Manual (KCSWDM) on February 16, 2010. Adoption of this manual may meet or exceed the thresholds requiring a Flow Control (detention) system 4. If a Phase 2 Land Use application is submitted to the City, and the application is deemed to be `complete', before Feb. 16, 2010, the application will be vested to the current (1998) KCSWDM. On or after that date, the application is vested to the 2009 KCSWDM. Building Division 1. IBC 3403.1, Existing buildings or structures. Additions or alterations to any building or structure shall comply with the requirements of the code for new construction. Additions or alterations shall not be made to an existing building or structure that will cause the existing building or structure to be in violation of any provisions of this code. An existing building plus additions shall comply with the height and area provisions of Chapter 5. Portions of the structure not altered and not affected by the alteration are not required to comply with the code requirements for a new structure. 2. IBC 3403.3, Nonstructural. Nonstructural alterations or repairs to an existing building or structure are permitted to be made of the same materials of which the building or structure is constructed, provided that they do not adversely affect any structural member or the fire - resistance rating of any part of the building or structure. Public Works Traffic Division 1. A Transportation Concurrency permit is required for the Phase 2 improvements, 2. The Phase 2 improvements (building addition) would trigger frontage improvement if they exceed the 25% thresholds set forth in FWRC 19.135.030. However, since this project has frontage onto the TIP project (SR 99 Phase 4), the applicant shall pay a fee based on a per linear foot basis in lieu of constructing the improvement. The fee is estimated at $208,000. 3. If a Phase 2 Land Use application is submitted to the City with a concurrency application, and the application is deemed to be `complete', before July 1, 2010, the application will be vested to the current pro-rata share mitigation system On or after that date, the application is vested to the traffic impact fee system 4. With the Phase 2 improvements, the existing driveway may be restricted to right -in and right - out only. The applicant should pursue a shared driveway with adjacent properties. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. PLANNING DIVISION (David Lee, 253-835-2622, david.lee@cityoffederalway.com) Zoning: BC (Community Business) 09-104381 Doc. 4D. 52176 Ms. Beringer Page 3 January 19, 2010 Use: Office - Medical Allowed use under FWRC 19.220.010 (Medical/Dental Offices) Required Review Process: Land Use Process 11 Building Setbacks: 0' from all property lines Building Height: 35 feet AABE Parking: Per FWRC Section 19.220.010, office uses are calculated at 1 parking stall per 225 square feet of gross floor area. Currently there are 21 spaces, and the 3,000 square -foot building only requires 14 spaces. A total of 19 parking spaces will be required once Phase II is complete. Landscaping + Type III landscaping five feet in width shall be provided along Pacific Hwy South and along all perimeter lot lines. (Assuming all work exceeds 50% of the assessed value of the project in a 12 month period.) • Parking lot must contain a minimuin of 20 square feet of Type IV landscaping per parking stall. Required perimeter landscaping may not be included within the calculation of parking lot landscaping. When submitting for your land use process, please show how you calculated the parking lot landscaping. (Assuming all work exceeds 50% of the assessed value of the project in a 12 month period.) Landscape islands are to be incorporated into parking lot site design at the ends of all rows of parking. Landscaping islands are to be a minimum of 64 square feet and a maximum of 305 square feet, and a minimum of six feet in width. (Assuring all work exceeds 50% of the assessed value of the project in a 12 month period) Permanent curbing shall be provided in all landscape areas within or abutting parking areas. Based upon appropriate surface water considerations, other structural barriers may be substituted for curbing, such as concrete wheel stops. Community Design Guidelines • All community design guidelines set forth in FWRC Chapter 19.115 "Community Design Guidelines" are applicable to this project. Pedestrian pathways from right-of-way and bus stops to primary entrances, from parking lots to primary entrances, and pedestrian areas, shall be accessible and should be clearly delineated. Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a variation in paved texture and color, and protected from abutting vehicle circulation areas with landscaping. Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete. Pedestrian walkways, a minim -am of six -foot -wide, shall be provided between the interior of the project and the public sidewalk. 09-104381 Doc.I.D 52176 Ms. Barringer Page 4 January 19, 2010 • Buildings should generally be oriented to rights -of -way, as more particularly described in FWRC 19.115.090. Features such as entries, lobbies, and display windows should be oriented to the right- of-way; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street -oriented facade. ■ Entrance facades shall front on, face, or be clearly recognizable from the right-of-way, and shall incorporate windows and other methods of articulation. * Building entrances shall be architecturally emphasized and shall incorporate transparent glass. • Ground -level mirrored or reflective glass is not allowed adjacent to a public right-of-way or pedestrian area. Buildings should be designed to have a distinct "base," "middle," and "top." The base (typically the first floor) should contain the greatest number of architectural elements such as windows, materials, details, overhangs, cornice lines, and masonry belt courses. The midsection, by comparison, may be simple. (Note: single -story buildings have no middle.) The top should avoid the appearance of a flat roof and include distinctive roof shapes including but not limited to pitched, vaulted or terraced, etc. Nonconforming Issues If the applicant is making any alteration or changes or doing any work, other than normal maintenance, tenant improvements, or minor additions noted in subsection (1)(c)(iv) of this section, in any one consecutive 12-month period to an improvement that is nonconforming and the fair market value of the alteration, change or other work exceeds 50 percent of the assessed or appraised value of that improvement. The applicant may provide an appraisal of the improvement. The appraisal must be from a source acceptable to the city. The director may require the applicant to provide an appraisal from a second source acceptable to the city if the assessed valuation appears to be inaccurate or inappropriate. If more than one appraisal is provided by the applicant or required by the city, the larger of the two amounts shall be used. In the event this subsection is triggered with respect to a single -tenant or single -occupant site, the applicant shall meet all development regulations applicable to the property. In the event this subsection is triggered with respect to a site occupied by multiple tenants or uses, the applicant shall comply with those development regulations applicable to the geographic portion of the site on which the alteration, change, or improvement is proposed. For purposes of this determining value under this section, improvements required pursuant to this section (nonconforming development), FWRC 19.30.110 (when public improvements must be installed), 19.30.120 (nonconforming water quality improvements) and 19.135.030 (when public improvements must be installed) shall not be counted towards the 50 percent threshold which would trigger application of this subsection. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734, kevin.p eters on@cityoffederalway. co m) Land Use Issues — Stormwater 1. The second phase of the project — building addition and parking lot expansion, will likely meet or exceed the thresholds requiring surface water runoff control. The required improvements at Phase 2 will be per the Surface Water Design Manual (SWDM) and the City of Federal Way Addendum to the SWDM, that are in effect at that time (phase 2 land use `complete' application). 09-104381 Doc. ID 52176 Ms. Barringer Page 5 January 19, 2010 2. In addition to the SWDM, our initial review suggests that FWRC Section 19.135.030, "Nonconforming Water Quality Improvements" would apply to the Phase 2 improvements (building and parking lot expansion). Specifically, water quality treatment will be required for the entire site, including new and existing pollution generating impervious surfaces. This threshold is met and/or exceeded under City Code, and is not determined by the criteria in the SWDM. Right -of -Way Improvements See the Traffic Division comments from Sarady Long, Senior Transportation Planning Engineer, for traffic related items. PUBLIC WORKS TRAFFIC DIVISION (Sarady Long, 253-835-2743, sarady.long@cityoffederalway. com) Transportation Impact Analysis Based on the Institute of Transportation Engineers Trip Generation 7`h Edition, land use code 720 (Medical -Dental Office), the Phase 2 project is expected to generate less than 10 new weekday evening and less than 100 weekend peak hour trips onto the nearest key intersection. Therefore, a Transportation Impact Analysis (TIA) report is not required for this proposal. 2. Per FWRC Chapter 19.90, a Concurrency permit will be required for Phase 2 of this development project. This analysis is performed in accordance to the concurrency requirements of the Growth Management Act. The concurrency analysis assures adequate roadway capacity to accommodate the proposed development project. It provides the applicant an analysis of evening peak hour project impacts and pro-rata share contributions towards transportation projects adopted in the Transportation Improvement Plan (TIP). 3. If Phase 2 Land Use application is submitted to the City with a concurrency application, and the application is deemed to be `complete' before July 1, 2010, the application will be vested to the current pro-rata share mitigation system On or after that date, the application is vested to the traffic impact fee system Street Frontage Improvements (These comments assume that Phase 2 would exceed the 25% threshold for requiring frontage improvements) 4. Based on available records and the submitted materials, it appears that Phase 2 proposal may exceed the 25 percent threshold criteria for requiring street frontage improvements as identified in FWRC 19.135.030. 5. Per FWRC 19.135.040, 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 III-19. Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements in meeting the FWRC. Based on the analysis and FWRC, and assuming that the project meets the 25% threshold, the applicant would be expected to construct improvements on the following streets to the City's planned roadway cross -sections: 09-104381 Doc. I.D. 52176 Ms. Barringer Page 6 January 19, 2010 SR-99 is planned as a Type "A" street, consisting of a 90-foot street with curb and gutter, six- foot planter strips with street trees, 8' sidewalks, and street lights in a 124' right-of-way (ROW). Assuming a symmetrical cross section, 12' ROW dedication and half street improvements are required and should be measured from the street centerline of travel way. The City has a project on the Six -Year Transportation Improvement Program (TIP) to widen SR 99 from SR 509 to South 312th Street. In lieu of constructing the required improvement along the frontage on SR 99, the City would require the applicant to pay a share of the project based on the proportion of the frontage length to the length of frontage to be constructed by the project. Based on the total,project cost of $24,948,000, the per linear foot cost is approximately $3,200 or approximately $208,000 total for this development. Alternatively, the applicant may submit an engineering cost estimate for the required frontage improvements. Per FWRC 19.135.070, 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. Access and Traffic Circulation 7. Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280 provides access standards for streets based on planned roadway cross -sections. WAC 468-52-040 limits access on state highways in Federal Way to access spacing of 250 feet with only one access per parcel. Pacific Highway South is access class " 1 " where left access may be permitted every 330 feet and left -out access is only permitted at signalized intersections. As part of the Phase 2 project or the SR 99 Phase 4 improvement project, access onto SR 99 would be restricted to right -in and right -out only. Alternatively, the applicant may pursue a shared access with the adjacent properties. 8. Access may be further restricted if such access would interfere with the 95th percentile queue lengths from any existing traffic control device. 9. FWRC 19.135.290 indicates a procedure and allows the public works director to modify access requirements. Once preliminary traffic queuing analysis has been completed, the applicant's traffic engineer may submit a written request for modification if desired. PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, robv@ci tyoffederalway.com) Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations include: • Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by FWRC 19.125.150. • For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -open gate that spans the front width of the enclosure. When gate doors are opened, no structure or 09-104381 Doc. I.D. 52176 Ms. Barringer Page 7 January 19, 2010 hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in closed and open positions to ease service access and maximize the life of gate hardware. • Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or additional waste types and containers. ■ Plan for user access to interior waste and recycling storage areas/containers, and to exterior containers screened by enclosure(s). • Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind spots' during ingress and egress. • Consider landscaping, setbacks and screening requirements [based on FWRC Section 19.125.040 (4) & (5)]. • Note that larger -scale commercial or multi -unit housing developments may see long-term savings from the use of on -site waste compaction equipment. Planning for this equipment may require larger enclosure dimensions, defined overhead clearances, consideration of power utility access, and drainage management. • Mixed -use developments may also benefit from on -site waste compaction equipment. Additional mixed -use development considerations include: o Designated chutes and/or internal facility maintenance areas or services for tenants, o Moving waste and recycling streams from interior units to collection areas, and o Access by business tenants and/or residents to exterior waste and recycling areas. Help with many design parameters related to service access is available via the City's contracted solid waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786- 4530 (cell). BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com) International Building Code (IBC), 2006 edition Washington State Amendments WAC 51-50* International Mechanical Code (IMC), 2006 edition Washington State Amendments WAC 51-52* Uniform Plumbing Code (UPC), 2006 edition Washington State Amendments WAC 51-56 & WAC 51-57* International Fire Code (IFC), 2006 Washington State Amendments* WAC 51 -54 National Electric Code (NEC), 2008 edition Accessibility Code ICC/ANSI Al 17.1-2003 International Residential Code 2006 Washington State Amendments* WAC 51-51 Washington State Energy Code 2007 WAC 5 1 -11 09-104381 Doe. ID 52176 Ms. Barringer Page 8 January 19, 2010 Washington State Ventilation and Indoor Air Quality Code 2007 WAC 51-13* *Current State Amendments are dated: July 1, 2007 ** 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-1's). Building Criteria Occupancy Classification: B Type of Construction: V-B Floor Area: 3,000 Number of Stories: one Fire Protection: 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.coni) Submit five sets of drawings and specifications. Specifications shall include: n/a Soils report X 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). 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 four 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. 09-104381 Doc 1 D 52176 Ms. Barringer Page 9 January 19, 2010 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. Site -Specific Requirements ■ Apply for building and electrical permits for the exterior upgrades to the building. • The 2006 IBC will change to the 2009 IBC on July 1, 2010. • Fire alarm system required as part of Phase II. • IBC 3403.1, Existing buildings or structures. Additions or alterations to any building or structure shall comply with the requirements of the code for new construction. Additions or alterations shall not be made to an existing building or structure that will cause the existing building or structure to be in violation of any provisions of this code. An existing building plus additions shall comply with the height and area provisions of Chapter 5. Portions of the structure not altered and not affected by the alteration are not required to comply with the code requirements for a new structure. • IBC 3403.3, Nonstructural. Nonstructural alterations or repairs to an existing building or structure are permitted to be made of the same materials of which the building or structure is constructed, provided that they do not adversely affect any structural member or the fire -resistance rating of any part of the building or structure. ■ See IBC section 3409.7 as amended by the state of Washington for alteration affecting an area containing a primary function. • 704.8, Allowable area of openings. The maximum area of unprotected or protected openings permitted in an exterior wall in any story shall not exceed the values set forth in Table 704.8. Where both unprotected and protected openings are located in the exterior wall in any story, the total area of the openings shall comply with the code. • 704.5, Fire -resistance ratings. Exterior walls shall be fire -resistance rated in accordance with Tables 601 and 602. The fire -resistance rating of exterior walls with a fire separation distance of greater than 5 feet (1524 mm) shall be rated for exposure to fire from the inside. The fire -resistance rating of exterior walls with a fire separation distance of 5 feet (1524 mm) or less shall be rated for exposure to fire fromboth sides. See section IBC 704.1 for parapets and review the exceptions in the code section. 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. 10438I Doc I D 52176 Ms. Barringer Page 10 January 19, 2010 CLOSING This letter reflects the information provided at the preapplication meeting and is intended to assist you in preparing plans and materials for formal application. We hope you found the comments useful to your project. We have made every effort to identify major issues to eliminate surprises during the City's review of the formal application. The completion of the preapplication process in the content of this letter does not vest any future project application. Comments in this letter are only valid for one year as per FWRC 19.40.070. As you know, this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, David Lee, 253-835-2622. We look forward to working with you. Sincerely, Davf �Lee Associate Planner enc: Land Use Process H Checklist Master Land Use Application c: Sarady Long, Senior Traffic Analyst Scott Sproul, Assistant Building Official Kevin Peterson, Engineering Plans Reviewer Chris Ingham, South King Fire 09-104351 Doc. I.D. 52176 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC) Preapplication Conference Sign In Sheet Dr. Beaty Fagade Improvements 09-104381-PC TlarPmher 9. 2009 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: November 19, 2009 TO: Ann Dower, Development Services (x2) Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: David Lee FOR DRC MTG. ON: Internal: December 3, 2009 W/ Applicant: December 10, 2009 @ 9am FILE NUMBER(S): 09-104381-00-PC RELATED FILE NOS.: None PROJECT NAME: DR BEATY FACADE IMPROVEMENTS PROJECT ADDRESS: 31003 PACIFIC HWY S ZONING DISTRICT: BC PROJECT DESCRIPTION: Proposal to upgrade exterior building finishes and relocate main entrance LAND USE PERMITS: UP PROJECT CONTACT: HELIX DESIGN GROUP DIANE BARRINGER 6021 12' ST E SUITE 201 MATERIALS SUBMITTED: Preliminary Plans I- } MASTER LAND USE APPLICATION CITY OF Federal Way APPLICATION NO(S) Project Name Property Address/Location DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607;Fax 253-835-2609 wwwdwoffedera i way.com CITY OF FEDERAL WAY RECEIVED NOV 0 9 W,9 X& 07 - C 04-3 9/ - D o PG A� � ` 'C G c lwpyrye Parcel Number(s) S'7-1 04122Z-E Project Description •L / L Lf 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 II (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 Zoning Designation Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type Date I J � ---7 Applicant Name: qej 7C Address: 6T Z4 City/State: e�-HA WA Zip: e J.C/f Phone: ©►����-"Z? R7 Fax: 1 Email: C� i (1U, C K' Av, Se�rmPytc' Signature: Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Ty. . T3)e-ItIo di+ Address: xC-rf4—+fit- '-sm-P, City/State: � r^ i [ f�t.{� W i1 Zip: Phone: Fax: Email: Signature: Bulletin #003 —August 18, 2004 Page I of 1 k:\1-1andouts\A4aster Land Use Application NOVEMBER 6, 2009 STATEMENT OF ARCHITECTURAL DESIGN We propose to upgrade the exterior building finishes of the current building located at 31003 Pacific Highway South in Federal Way. Parcel number 0821049245. Building square feet is 3,000. The upgrades would include the following; PHASE I ■ Remove the existing siding Replace the existing windows • Assess the condition of the brick fagade under the siding ■ Possibly provide new brick siding on all four sides of the building Relocate the front entrance to the north side, due to the road/sidewalk improvements on Pacific Highway ■ Provide a promenade from the street and the back parking lot to the new entrance ■ Raise a portion of the entry fagade with metal paneling k • Mimic the north outline on the south side with recessed glazing ■ Improve the existing planting area and building signage on the East side facing Pacific Highway The existing building is a dental office, occupancy group B, and will remain. Interior upgrades will be done as a separate phase in the overall project. PHASE II Provide an addition to the West side of the building. [ Aerial Map ] MAMIEST. 2M m t7 aan it SaC4a S 300th S, Park S 300th St S 301 St St 1,1(dwood Park r S 302nd St S 301 St PI y O : S 303rd St ua 5 304th St n - S 304th St N s � D y = S 305th PI S 305th St to to s Steel Lake iz n N Q. S 300:h St to s en N Lake Nq S 310th Stq a -� 310th PI Easter F Way S 312th St QFederal s 31,ms _ -- N S 313th St u d ' o S 314th PI F` n S 314th St Lak. Leke S 315th St D N G9 Pa*g 316th St 2 S 317th St In 'y N S 318th PI W S 320th St 02009 Mapou"t Inc j� 9n ECLIVE te_®2009 NAVTEO ollr TdeAtl� f1 rrr/// [ Vicinity Map ] NOV 0 9 2009 ikyy6n,*,x NJ :1 design group OPFA HELIX DESIGN GROUP, INC. NOVEMBER 6, 2009 PROPERTY LINE MAP iz lm ALBERTSON'S IY KIM FIW 114 43 slnl5 Er 4 1 T17 LOT A DR. BEATY KCSP 077167 7710130850 LOT 8 LOT C 41 6 Ld .... 279 -,-a -:IrF 4 40 ALBERTSON'S PARKING LOT i. zr 'C L 1 47- ........ 132E.. in .... ... F,-:: E --01914-1 ..... ............. .. S, 312TH SIT 9-L-:-, 4-1 S. 312TH ST. 30 PROR ARTS P BLDG. CONDO < SP 1076066 KC V PCL. 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