98-101496CITY OF
�VA, fqr)0000, 33530 1 ST WAY SOUTH
Mr. Henry Vanderbeck
PO Box 1633
Mercer Island, WA 98040-1633
FILE
(253) 661-4000
FEDERAL WAY,- WA 98003-6210
Re: DIRECTORS' APPROVAL — Conifer Square Addition
1620 South 312th Street — Federal Way File No. UP198-0006
Dear Mr. Vanderbeck:
June 29, 1998
The city has completed a review of the proposal submitted April 28, 1998, to demolish 396
square feet from the southern side of the existing Movies and More store and add 394 square feet
to the western side of the Movies and More store located at Conifer Square. Additional
documentation was submitted on June 8, 1998, and June 24, 1998.
The zoning for the site is Community Business (BC). The work is proposed because the city's
South 312th Street Transportation Improvement Project involves widening South 312th Street
into the subject site, and necessitates removal of six feet of the southern end of the existing
building. The applicant wishes to mitigate the loss of floor area on the southern side of the
building with an expansion to the west. The expansion will not create new impervious area, nor
would any increase in gross floor area result.
The applicant proposes to eliminate four of the 43 existing parking stalls to provide for right of
way location and vehicular safety. Federal Way City Code (FWCC) Section 22-751, requires 30
parking stalls with the project, and the elimination of these four parking spaces will not create
nonconforming parking conditions.
The process I application includes a landscape modification request. Five feet of type III
landscaping is required along the southern property line, adjacent to South 312th Street, per
FWCC Section 22-1566(f). The landscape buffer is proposed to be averaged to three feet in
width between the building and the property line, and eleven feet between the parking stalls and
the property line to satisfy FWCC Section 22-1570(e). With the landscape modification request,
the minimum landscape width would exceed 50 percent of the underlying width requirement, the
planting density would be increased in the reduced buffer area, and the intent of perimeter
landscaping can be maintained. As conditioned below, the buffer can effectively screen the
parking stalls from the right of way in conformance with FWCC Section 22-1567(e)(1).
Based on review, the process I application and the landscape modification request are
administratively approved subject to the following conditions:
Mr.. Henry Vanderbeck
June 29, 1998
Page 2
One conifer or deciduous tree shall be installed in the westernmost landscape area south
of the parking stalls.
2. Evergreen shrubbery, a minimum of 24 inches tall at the time of planting, shall be
included with both landscape islands south of the parking stalls. Conforming site
distance shall be maintained.
3. Perimeter shrubs shall be a minimum of 24 inches at the time of planting. Decorative
vegetation such as Daylilys, shall not count toward perimeter landscaping requirements.
4. vroundcover shall be provided for the entire landscaped areas -in conformance with
FWCC Section 22-15640).
This decision shall not waive compliance with future City of Federal Way codes, policies, and
standards relating to this project site. The effective date of the decision is July 2, 1998. Pursuant
to FWCC Section 22-356, any person who received notice of the administrative decision may
appeal this decision to the Federal Way Hearing Examiner by July 16, 1998.
A building permit for the associated improvements is under review by the planning and building
department. An hourly process I application fee of $260.00 is now due (6.50 hours at $40.00 per
hour). Please be advised that the building permit will not be issued until the process I application
fees are paid.
If you have any questions, please contact Deb Barker, Associate Planner, at (253) 661-4103.
Sincerely,
f_e
Gr gory Moore, AICP
Directo Community Development Services
c: Deb Barker, Associate Planner
Lee Bailey, Lead Plans Examiner
Trent Ward, Senior Development Engineer
Trent Miller, Street Project Engineer
Greg Brozek, Federal Way Fire Department
Mary Young, Lakehaven Utility District
File
iAspr\processI\conif sq\approval.ltr
b,
City of Federal Way
33530 1". Way South
Federal Way, WA. 98003-6221
Federal Way City/Deb Barker
The owners of Conifer Square in Federal Way are requesting a
landscaping requirement modification of a 5-ft. requirement to a 3ft.
Modification. The owners of Conifer Square intend to meet the intent of the
perimeter code and visual buffer (Reference #22-1570CE) in a smaller area
at least 50% according to type III Landscape.
We intend to meet these requirements through increasing the density of the
plants (Please see the landscape page for detail). This will be achieved by
putting more plants into a concentrated area.
Thank you.
Sincerely,
Henry Vanderbeck
From: Trent Miller
To: DEBB, GREGF
Date: 6/3/98 12:45pm
Subject: Conifer Square/Mr Vanderbeck
I had a phone conversation with Mr Vanderbeck about the land I am purchasing
for the S 312th Street project. At the end of the conversation he said that
he felt he owed the staff here an apology. He commented that when he first
started the permit process he was aggressive and forward. Since then he said
he has seen how we have modified our R/W take to ease his reconstruction, and
the help and assistance he has received from Deb getting his permits and
realizes that we are actually trying to help him rather than cause
difficulties and he felt we were due an apology so I am passing it along.
trent m
MEMORANDUM OF REVISIONS
DATE: June 9, 1998
TO: Community Development Review Committee (CDRC) Members
Trent Ward, Public Works
Trent Miller, Public Works
FROM: Deb Barker, Associate Planner
RESPOND BY: June 22, 1998
RE: CONIFER SQUARE PROCESS I REVISIONS
Please find revised sheets 1 (site plan) and 7 (details) for the Conifer Square Addition, Federal
Way file no:UPl-98-0006, at 1620 South 312th St, Federal Way. This revision is based on the
May 27, 1998 stop clock letter. Do these setbacks look correct based on the latest legal
description? How about the footing details?
Please provide a written response to the revisions. Are they adequate to approve?
Thanks
remember, FEES ARE HOURLY.•
Please log your project review hours in permit plan.
interoffice
MEMORANDUM Federal Way De 't of Public Works
Development Services Division
To: Deb Barker, Associate Planner r_
From: Trent Ward, Acting Senior Development Engineer !' " `
Subject: Conifer Square Remodel; UP198-0006, BLD98-0243
1620 South 312th Street
Date: 6/24/98
The Public Works Development Services Division has reviewed the application materials submitted. April
28, 1998 and revisions submitted June 8, 1998 and has no comments.
No further building permit review by Public Works Development Services is required .
L:IPRMSYSkDOCUMEN'MUP198 40.061PW062498.DOC
JC1T�YOF,A,C.--Fr,*, 33530 1 ST WAY SOUTH
May 27, 1998
Mr. Henry Vanderbeck
8945 South 54th Street
Mercer Island, WA 98040
(253) 661-4000
FEDERAL WAY, WA 98003-6210
Re: Notice of Complete Application and Additional Information Requested
Conifer Square Remodel,1620 South 312th Street — File No. UP198-0006
Dear Mr. Vanderbeck:
The Department of Community Development Services received the following information you
submitted on April 28, 1998:
Site plan, addition floor plan, and elevations prepared by Bernhoft & Associates,
April 14, 1998.
The information is for the Process I application to demolish 396 square feet and add 394 square
feet to the existing Movies and More store at Conifer Square in Federal Way. The work is
proposed in response to future roadway widening and improvements along South 312th Street.
Pursuant to the requirements of Federal Way City Code (FWCC), the city has 28 days to
determine whether an application is complete.
COMPLETE APPLICATION
Please consider this letter as a Letter of Completeness. Pursuant to the FWCC, the application is
deemed complete as of May 22,1998, based on the submittal requirement's for Process I
(Director's Approval). A 120-day time line for reviewing the project has started as of this date.
The city has 120 days from the date that an application is deemed complete to take action on the
application. However, the 120-day time line will be stopped at any time that the city requests
additional information, as noted below.
ADDITIONAL JNFORMATION REQUESTED
The following comments are being provided following an initial technical review of the
application by city staff. With this request for additional information, the 120-day maximum
review time frame is suspended with five of the 120 days used (Day 115), and it will be restarted
within 14 days of the date of your complete response to this request.
Mr. Henry Vanderbeck
May 27, 1998
Page 2
A. Site Plan — The. site plan prepared by Bernhoft & Associates does not depict the new
property line as stated in the enclosed legal description. For instance, the distance from the
centef lime of South 312th Street to the new property line should be 42 feet. A two -foot
edge easement" must be shown. Building setbacks and roof overhangs from the new
property livie and back of sidewalk must be specified. Please refer to the frontage drawing
on the enclosed page for reference, Please revise the site plan to reflect the correct property
line and building location. Please contact Trent Miller, PE, Street Project Manager at (253)
661-4184 if you have any questions about the street layout or the legal description.
B. Landscape Plans — Landscape plans must be submitted. The plans, prepared by a licensed
landscape architect per FWCC section 22-1563(2), must reflect the following information:
South Side Perimeter Landscaping — FWCC Section 22-1566(f) calls for five feet of
type III landscaping along the south property line. Type III landscaping requires trees,
large shrubs and groundcover. If there is less than five feet of land available for the
perimeter landscaping, a landscape modification request must be submitted. The written
landscape modification request must address the criteria of FWCC Section 22-1570(e),
and the landscape plan must be labeled "Landscape Modification Plan."
2. Parking Lot Screening — The proposed landscape islands at the end of the parking stalls
must include vegetation and berms or architectural features to meet the standards of
FWCC Section 22-1567(e)(1), Parking area screening for rights of way. This must be
depicted on the landscape plan.
C. Signage — As stated in the preapplication meeting, the nonconforming signs at the retail
center must be brought into conformance with the code requirements of FWCC in the
following manner. Separate sign permits are required for any sign related with this project.
One medium profile monument or pedestal sign is permitted at the site, as are building
mounted signs in conformance with FWCC Sections 22-160 1 (A)(2) and 22-1601(B).
The Conifer Square freestanding sign must be relocated to be at least three feet from the
new property line to conform to FWCC Section 22-1602(b). The new location must be
consistent with site distance criteria of FWCC Section 22-1602(D). Depict the new sign
location on the site plan.
2. The Movies and More exterior signs will need to be revised to not exceed seven percent
of the exposed building facade once the•western facade is reduced per FWCC Section
22-1601(b)(3). The interior blinking lights will not be permitted in the remodeled
building per FWCC Section 22-1602(f).
Mr. Henry Vanderbeck
May 27, 1998
Page 3
Please contact Tom Noble, Development Specialist, at (253) 661-4154 if you have any
questions about the sign permit application.
This request for additional information represents an initial technical review completed by the
referenced divisions and agencies. Additional comments may result from the city's review of
additional information requested.
14
BUILDING PERMIT INFORMATION
Building permit BLD98-0243 has been submitted for this proposal. Comments on the proposed
footings are enclosed. Three sets of revisions that reflect this information are required. Please
contact Lee Bailey, Lead Plans Examiner, at (253) 661-4123 if you have any questions about the
footing details.
Please contact me at (253) 661-4103 if you have any questions.
Sincerely.
Deb Barker
Associate Planner
enc.: Exhibit A, Legal Description
Sheet 1 - Site Plan
FWCC Article XVII, Landscaping
FWCC Article XVIII, Signs
Sign Permit Application
Footing Details
c: Lee Bailey, Lead Plans Examiner
Betty Cruz, Code Compliance Officer
Tom Noble, Development Specialist
Trent Miller, Street Project Manager
Trent Ward, Acting Senior Development Engineer
File
spAprocess I \conifersgVtopclk.Itr
COPY
EXHIBIT "A"
TO
STATUTORY WARRANTY DEED
ref. P0187
Tax Lot No. 785360-0187-05
Vanderbeck (Conifer Square)
A permanent right-of-way acquisition over and across that portion of the following
described parcel:
Parcel B, as delineated on King County Short Plat No. 1076066,
recorded under King County Recording Number 7612080558, being a
short plat of a portion of Tracts 37, 38 and 39, Solano Heights,
according to the plat thereof recorded in Volume 30 of Plats, Page 8, in
King County, Washington;
Said right-of-way acquisition more particularly described as follows:
BEGINNING at the southwest corner of said parcel; thence North
00'25'14" East, along the west line of said parcel a distance of-12.00
feet; thence South 89°34'47" East a distance of 68.65 feet; thence
South 00°22'45" West a distance of 2.00 feet; thence North 89034'47"
East a distance of 85.00 feet to the east line of said parcel; thence
South 00°22'45" West, along said east line, a distance of 10.00 feet to
the south line of said parcel; thence North 89*34'47" West, along said
south line, a distance of 153.66 feet to the POINT OF BEGINNING.
Containing an area of 1,674 square feet, more or less.
-3- PARCEL: P-0187
CC►Z
EXHIBIT "B"
TO
PERMANENT EASEMENT FOR SLOPE, CUTS, FILL AND LANDSCAPING
ref. E0187
Tax Lot No. 785360-0187-05
Vanderbeck (Conifer Square)
A permanent slope, cuts, fill and landscaping easement over and across that portion of
the following described parcel:
Parcel B, as delineated on King County Short Plat No. 1076066,
recorded under King County Recording Number 7612080558, being a
short plat of a portion of Tracts 37, 38 and 39, Solano Heights,
according to the plat thereof recorded in Volume 30 of Plats, Page 8, in
King County, Washington;
Said easement more particularly described as follows:
The North 2.00 feet of the South 12.00 feet of the East 85.00 feet of
the above -described parcel.
Containing an area of 170 square feet, more or less.
-5- PARCEL: 0187
pro plm-Y
t-►+u &;r , ---,
L42.
i
O+oo
?6e OF BU,LD,NO
qo
-- — a•- � - _ � - —_ - -
D+00
NT
�p ���,+may:; �•+� J • �i• 1.
` ;Nett%+`^%`+:�=•r.Zi•=1•i` ' %.� '7 }• t ? _ :� �. a` �,5�, :i1'.-ca''�'��:'�• -: - � ?a?i•z. _ - .ti -
�.
_ v •�'4F wti
•W aC _ ry.ti.
l .�•yaF .fir •' 3' -4 -
-rw - _
^yam* �•@�• Z `4'�..� Y•- �s• •�r - •tl
•R
ti� rr.. �- • 4s:r
t. . � :.... a-.•4 "';'' ice-': --� ..3, ,,{�,.. — . Y �.`f7r?.. �'I)r'FT'i: �`"rir � _
--}5X:: �.S- ' :?4. ..,�:K. ':��3r •`iy" ��ee'-�y� �`'•l � 3�v''A"-. "'�7�"�t�.. c� � � . .,� r. i .r, - �'�'o•~ - .
�]F'! •i• yy,,�a� air. •• S -xi :.�
, - ^y .•.�:.--..fit:., •�:�Kr. .�.]., _ • _ t•
`..K_� - .-tip igiY' - ��`• - ` . Ty!? -
#•4- ' 0El 5;
ari
r . ^ 1
10
r '1• 51-2
NEE FOOTING
t 5GP.LE
t
2x4 0 24" O.0
_r ATGH �3CI5TING .
IJT PL-VV...-W/-' BUILpIN6
:PAPL3 R4TC.Ii I XI5TIN6 .-
MATCH 6VTTEF-
•7 _
-`���'� �-. '� c 'pY'•'� .A vyyx.:' ...,'� _ -... ;�� �?R• - �- •('4sN.: ;: }.Y.ti�t yw:C: r•'A
.ti
.. N .. :-'�:" of i • � •..•x�R'.'-. .�at;� :�" " � �:� � =•3
R i
_ 4 i
yy c
l' .Y
f •� - i r•
4IND6W UNIT tir• ` ''
4 BAR CONTINUOUS _ r 1 ,A:
►xb-IDxID W.W.M.
iAW OUT LINE :' • .'.::: -�,,
ZAWL-PIN 24" O.G.
!CISTIN& 4" GONG. 5.LA6
>QSTIN6 bx6-#I0x#I0 KKm-
14 BAR 24" O.G. \IM11GAL
BAR' 24" O.G. HORIZONTAL
BAR CONTINUOUS
FLASHING OVER 2x4
MATCH EXISTIN6
2x4 ® 248 O.G-
MATGH EXISTIN6
V20 PLWI7. W/ EWWIN6
PAPER MATCH EXISTING
FLASHING
MATCH EXISTIN6
3 PLY BUILT-UP. ROOFINf
MATCH EXISTING t:
2xb D:F. #2 240 O.G.
. tik r.+zy. :-•'•a: it :r• M i+ .s' _ _, .•{:. *;!. {;•,_:-' c•4a•i" `^'-d�4• •L. sn v •'crS �7F=�'s.�,,��rr���"i-�yr �. 4•'A•:,1. }'+-- .'w'r0 x..,�. f - i fir. •.Y �'t' 'rAi - ,.ti ``- - - �-..o l.l:^ 1?• HM'r.. ..7'r•.:ire =-'''
Sty - is . � .'•s: �:,: • .{� .t•
.�. r....rr . . 7'� r. • . -c' '.iiL ..•.
.. fir. �. - .•i .ti�:: •
_ _ .. � �•^ ,aY : fit, .
�. y �•�{ rgy
�..
�i_ - :•w -
3 AM
:. .sy : • -ter w -r :ti : -
_ _ y •ice ' ,- -; • ;},,:
to
13,
'a
/�1
h B�4R 24" O.G. it `�i0 ---+ - = : - z-�e- k,; r' • 1
•• 3J jt - jJ 1 jf
- d
dM.
I
-W
•.i• .. .. ,,2. . � # iTl=1 I• �= � � � :I-�lT�-�i•-i �=1 I [--- ' . .. s .. . _ •� ... - • • .. _ . - .. ' ., - .....
#4 BAR
i'_g 3IB" 23 5/841
ldr
N.EH-FOOTING @ g•x�5
SCALE 3/4" = i r ..
Ind GDX PLYWOOD
3 PLY BUILT w
ROOF OVER 2x4 ® 24" O.G:: ,
2x6 ROOF SYSTEM MATGM EXI5TI11.46
SAW GUT LINE
EXI5TIN6 4" GONG. SLAB - In" PL V. Wl QUILD1N5
r PAPER HATCH E}C! STIN6
MATGFIEXI STI N..6V TER
T777
sIMPSON LU26 W4NM=R
. - 4x16i D.F. #2 SEWF. TO BE
:.;
�4 BAR EAC.I-I .W14Y . � • .. - - ,. _ ; � _� • .. _ . --• � ;.: _ r .
�r h.
o•- r y�
--,
i
:� '
'-M,4 r a•
_ . , � TGd:� .. EX15Ti
• - - .. - - yr �. � .. - • - •r ^ }Lr� . '1J .r•- _ a:` . 4 s ._ - - - - - •d'-
IN
DATE:
TO:
FROM:
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNffY DEVELOPMENT
MEMORANDUM
April 29, 1998 1pm
Community Development Review Committee (CDRC) Members
Lee Bailey, Lead Plans Examiner
Mary Young, Lakehaven Utility District
Greg Brozek, Federal Way Fire Department
Stephen Clifton, Public Works Development Services Manager
for Traffic and Engineering
Deb Barker, Associate Planner
PLEASE RESPOND BY: May 21, 1998 DRC agenda (28 days is 5/26/98)
FILE NUMBER: UPl-98-0006
PROJECT NAME: Conifer Square Addition Process I
PROJECT ADDRESS: 1620 South 312th St, Federal Way
PROJECT DESCRIPTION: Process I - Directors Approval application to review proposal to
remove 396 square feet and add 394 square feet, delete parking stalls and add landscaping to
an existing video store. Project done in conjunction with the South 312th Street improvements.
Preapplication conducted on 2/26/98 under PRE 98-0010 for the proposal. Zoning is BC.
FEES ARE HOURLY:
Please log your project review hours in permit plan.
(Please Note: Building permit submitted under BLD 98-0243 is = hourly fee).
PROJECT CONTACTS
SEPA: Not required
Henry Vanderbeck
8945 South 54th St
Mercer Island, WA 98040
(206) 232-1229
LAKEHAVEN UTILITY DIS MILT
316271st Avenue South • P. O. Box 4249 • Federal Way, WA 98063
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMNIITTEE
AGENDA OF: May 21,1998
ATTN: Ms. Deb Barker
Associate Planner
SUBJECT: Agenda Item No. 5 — Conifer Square Addition
UP198-0006
COMMENTS:
The District has no comment on this issue.
. Date:�Z1,�7 a"
M E. Y ng
Su , rvisor of TechnicaWupport Services
Direct Line: (253) 946-5400
urva� COMMU MAST_ I LAND USE APPLIC,
DEPARTMENT OF COMMUNITY DEVELOPMENT
33530 First Way South, Federal Way,-w ft _
(253) 661-4000 —Fax (253) 661-4129
APPLICATION NO. al. Date boqtLAL 2
__ LEDNP��
Project Name. �rr,'M i Fefe- �nt 1 Agent R►�] oh s -
Name of Applicant ����- Owner
Applicant Address _ S 5E Phone
5ignat e
Owner Name/Address YQ20 S • 012 'ST_ Phone
(if different than applicant)
Property Location Z'!J4 S+ F
Zone f? G e
Legal Description -"�AL019 A M 6•N r
Project Description `` &�;tic Z Add CASIt�t�1 f ,.4�tot1- 396 SF• ADD 94 s.�•_
Parcel Number(s) — 7165500—C2161
Type of Permit Required:
SEPA
Notice
Sign
Checklist
Mailed
Board
Site Plan Review
R
R
Land Surface Modification
R
R
Boundary Line Adjustment
Binding Site Plan
R
R
R
Short Subdivision
Subdivision
R
R
R
Shoreline
R
R
Variance
R
R
R
Conditional Use
R
R
R
Use Process I
R
R
Use Process II
R
R
R
Use Process III
R
R
R
Quasi -Judicial Rezone
R
R
R
Variance
R*
R
R
Comp. Plan/Rezone
R
R
Annexation
R
R
Lot Line Elimination
Pre -Application Meeting
SEPA Only
R
R
R = Reauired
* = Opri
021
MAa**-armXWA \� - 1
Revs®L/ � �, 8/28/97 � �� � � � � � l `®�/
1 I !
I I
I I
lI I 1
� I
� I � to
c�
v
--------------
oo,00
A
1
1
L t" — `— IT
74
j �ZuN
z I !
jo
n00000�00'OO�OO1000010� -- e �
! O ! cp
1
i
rn
I
J 1
i
W
I
O '
o
O '
N
so.0o'
r
-
- rn O Z CD
i I M orn I I
J) -a r- u U
cu rn IT I �i — z no (:�, ��0���
C) ' 702 Broadway Suite 201 Tacoma Washington 98402
� Cp Y g
►� ( Ph. (206) 274-0244
_< �
N ° _ j
I
Commercial and Residential Design
�N4
o
�
�I
�
z
I
�
f
r!
tp
-�
-n
0
0
A
�
P
I i �
34' _ 2&'
,� b2'
MT
r 1—
N
MO
��
N
d
O
z
-�
(J)
z
o
�M n
��O >
OMp { 3
X >
wN� z
�z� a !
(A
7C 1
D n
LD
C] X O
0 O
�0�n65)� o
702 Broadway Suite 201 Tacoma Washington 98402
Ph. (206) 274-0244
Commercial and Residential Design
i
Q
C
hJ
0
(::_D
z
v
00
m
I
sue.
0
i
U) 0
m
is 0
Cr
i 9- <
: ^ Z
0 0
Q z
`0 z
m\
V
n
0
IN
A f
� n
AA A 1
•�✓� n n
1
/ r, A A
m
Ne
n
fD
F
w
D N
Z U) CD
C7 C'o D
=
`- 0
—i
Cn
I—
Cr
X
sy
a 0 I-1
a I-1
I
1
D rn I
70 m �
r
Z m fV "
o m I)
>a
<
0
r*7 D i
CQ Z CD
O :: �
Z N
�0
CO O
Z F m
0 (7
arG
3G�D3����
5 O Q O 3 fm m m
x 3 —
Q Q CCD ?
00 -" -T1 CD O Cp w
v
Q O CD � 3
-. r,. Q
OCn V<
O OD W N rM=3
CD 77 .00 v
M K � = O <
n O (D
v ::rCn� CD c
O 0 Cn
0
a
cT n t7
O CD
c0 C cn < 0
CD
v�a� �a
0 0 � 0
0— < cC
3 v c
o Cr
cD w v
cc°CD _ (0-0 cN
m v m
CD
Q
0 "0 =' ='
cs
_ cQ Z M
— O O
(D a)o cnCz
CD-0�3
a- cn
�• CD
3� cr'
CCD
CD
Q O S � Z
aiv 0
v a m
v =rCv
CD
a
3 0
cn =
L,1 ()Z=m
a ° IS -nn
C " 0 C
sit. icn
k,
O '^
Cr
a 3 '- -0
Cn
CD CD N
fU
Cr Cw/)n
C n C C
fll
3oQ�?cncn
iv 3CD
Cn
acD �� 3
vcn
CD 0 '0
v
O a) iy n CD
ao
a3
m 0
Cn
m .D O v
a'
v
3mo��
CDC v�
_
� c
n
t�
v
M.
CD
�000CD
0'3`::5. v CD
`°'
< <CD
(CDC.
1z a) n
O
c� CD W M
n
o = c 3
�aCn
CD Q
CD
iv �'
(D00
O O N
--
0
i
m0
co
CD
a
_,
00
y
N O
•-•
CO
00
n
r+
\
3.
N
CD
0
3
C
0
-n
O
n
CD
0
X"
0
CD
c
rn
,,
nl
O
3
3
O
m
z
3
m
Un
N
m
D' ;
o
C/' z
c
V
MO
00 i7
<
�O
D
m
0
zm
N
,
sy
Z -
ZN
=
x
D
N
(�
Ir�
O
190
TDO
-(D
'D�OZ
(0')
o N
(n
2
^�+
YY
>=r=
Z m
t=
M
�D I
NA N_i
m
C>
c\,aK
FEZ
WD
n
O
A
D(0..�
�m
'C
�t
O
O<
0,9
Or
�Nr1 `
m(n
O-p
D� ON
O�
O
r
'm
D
O
Ln
m= o
Z
o
�7A
Z K
W�
o
A
O�opm(rn
W 1
Od
Z
o p
�z
m
M
m
O�
Nip
�Z Or
O
m
U Z M
Z
m
f�1
n'I
00
g
O
p
mz (n
�'�
0
Dm
m
TJ ON
-' f
N
m m
z
D
0 Z O
�A
1
D
<
Zm0
O
C�
-r�
O
Dm
m
N
D m
O
m
m
--I a?
��Zrn
r=
k' m
i O
x
�
..
F
-i
me
W
m
m
O ,��
C
Dmm
oFm
T
=
g=
MO
m�
_Hm
m
Z
O
ft_�
rrm
V ,
r"
��zi
_
Landsca e PIan
0Entry
oZ
Landscape 00
-�C(D)o
CD
1V
C
zo@
O
��
! T
N�
Y
t;
CD
���L
�'
o er:,RArchitecture
.
CDA
W Qn
n n G
a r-
. ��o
a�
�
a
Site Planning
co
co
South 312th Street
federal Way, Washington.
h
_Comnan''yk
0
�
w
OLYMPIC OFFICE CENTER X
720 So. 333rd fit. Suite 204
Federal Way, WA. 98003
Tele/Fax (253) 874-2064
MEN
to
r
C/)CD
CD
O
��°,
�
-�
o
0
P
0
� o
' J M
c o
Cr
I �
Igo
G) n
IO 70
C 'U
a z
n
O z
mCID
CD M
0
00
0
n•
0
CD
Entry Landscape Plan
� 00� 0`/PC� C-yj
South 312th Street
Federal Way, Washington
`1
O
0
Z
• 00
rtf-1=
Z
Z�
z z
C -1
70
C/)�
m
<
CA
M O
O
�C
C
O
The
Roper
Company
5'G)D3 -�
�-0
z
@ 3:
T 0-
�o
(D N C
., t0
� Q (n
1
�CD Qo 3
, 5
-0 x'
3 o
Mj
CD
�o�,Co=(a
0
CD
n O CD 0
a ,<
�Wo-•�"5'-
0 (D
CD
� cn
� '�� v
>0 M
<
CD
O
can c
Cr
0
v � D 0
-� a-0
Cr cn o
c��-�
0�
CD(o
�cQoccn
<o
vva�
CD 0
�Q
CD CD 0
t� fn O< CCD CD
_
S
O 3
-a
m c
CT
CD
(C
(c W
(0-0
w
CD
Cr
a
L N -0
3 ?
Cn (n
Q
c —
— 5,
CD
Z v
_ ..
(D Cv 0
0
cn Q
m 'D
a- 3
Crvv
cn CD
.,CD
Fn. 3
CD
c '�
'= D
CD ?
o D
o cnCnz
.
�v
N —
0.
O
CD
-0 CD
v=r
= 0
0
o
0
Moaner
r
n 0
Ir
C
W
I�
00 -, O - 0)
C.00—
D
wza:M0
n
�IyCDcc
m0-3z"
cn
sv CD <<
(D
c
w
c 0 c
c
-n
0)
w0Fn•N0
3
M.
0 -. c
3
CD
-n3�0
>y
CD00��
_
CD
CD
a o O o W
n
a<i
c
-3`<�m
=r
CD
(o
< 0
(D
m
a
,� c iv'
<
_ �• 3 z
CD
o
1z (0 n
�
o
X
G) m t'n W
n
tea,
CD
-nco°'
o
n
U
3 n0
3
CD00 -�
CD
O O
�•
o
cQ
0
0
a
�
_NN-�N�
0
0
W CA C
N
o=ooN
00
Q
v
0
CO m
CD
N O
CD �
O
CD
(n
v
CD
D N
z
142 TREE
HT.
-
m
�n
co
LOZ
C
�
-
�
m.
.--f-
f Z2�
cox
0
� A�
i
-n
A
1
m mm�
o
o
z -<
z -,
�-<
T
O
D zm
V
M0
r=
^'
N
X
c�
o
AI
90
CD
D
Cn
r
w t+ A
-
cQ•
0
CID
A�=XZ
orn
Ono
UmD�
m
nr}
s.v
D=r=
�g
m KM
A�
p�
m
0O
m
T
>��^�
o�
n
00
mC��
C
Z
Om
0 mm m
Dr
mm
!:
�rz=o
OA
A
om
OV
O?
i
zZ O
'm
m
O;?
0
ON
�Z
W
Or
�Z
-Zt 70
ZO
m
m
�
OZ
O C� 2 C
002:C
Z
�
OG)
K
I
=
z
G) �
�8
ZO
m
�
-�
O
(n
cn z m
-i
z
D
mm+
O
[v-�=m
DM;U
m
(n
��
�LOoao
R� Fi
DA
�-
Z�Dx
°i
4 O
mx
D
0)C
0 z
0
(n
OD
OW
D�
OrM
O
n
m�
71
�m
V)
N
3
Cr
z
mmi
O
ru
z rrn
3
r
t�
tr
Ir
v�
O
Z
�D
N�
M
Landscape o 0 0�N °
Architecture 0o
`
a � cn.
Site Planning ' W �°
0_
v �'
OLYMPIC OFFICE CENTER o
720 So. 333rd St. Suite 204 9
Federal Way, WA. 98003
Tele/Fax (253) 874-2064 1<10 r
CCO
�Jf
c�
Q
QN
Q
4
7-
?�
N
3
P�
U
150.00'__ 50.00'
cc,))
00,000 ,A
iII � I
rn
w
�;�-D{
OORI G i N
-- �J M X I i
z-� , I a I
O( O O CO Q N W NP cNn V i o cNo i rn
rn -
t
I �
IQ
MEW WALL LOCATION z O ► I
NEW 50. FT. 394 UJI
D} O N O t
EXI5TIN6 WALL LOCATION
� 1
3
1 O I
IO O LANDSCAPE I _ i
{ OA rn
10
O I
W
(JM I
➢ rn I I I
z
O I i
V
I)
��
rn 'MOitt
I
�p
O
T
IQ
x
D�U(J
I
b�
IO
n
3
j0
(� U
�N
N
U3
M
IO
zC)
z
OTOMOrno�
crnc G�
N c M
�Dz
z n
z 3 z 0 0 0 rn
O O
Nz� 1Nz
�070C)D
r-
3
r�0 Gz
rr,
���i�r
-�
O
Iz�OC70�Oj
Ntit
DZND�-i
zzD'�
--11 �
:C_icN
x
C3Mc�nzv�iU'� i
O�
N
tt�0 =�y
�-
Z,J)
-lyM
zrn U7Cz
s
D--i�-,
OTOzrnD
_ _
rnaDD� �=
O
OD��
rn
�rbp �rnrn
�DOO- t�
z���0�
a
ulrn� =rn�
'M
U
D
r
a ryrnz>-Ni0
p��Z
7zij-irr'rz
MzM >MX
-nD� Cl0
n��0
Gtt�-z
-iMIM. �O�
t_"cz
tMtt�!z-NMTIz:l 7
z rnrn
D3G
z�M�
O�C3z�ODD
�1
>�z�rnrn
r
�7
r °-1y
t1 =6 NM"hD�
Mz�ic3a:
MON-i
M dOrn-
G �M z
O o
z0_
zDO�Q�2nz
,36rn�zrnx
r�M�
z rU p-i
➢x-rn
U rn i�rntT-
�
>Mz N
O
D D
oorn o
r.
z
z (-D
O �
I
�n_0
z
C�
z
M
C
34'
2b' 24.25'
13425'
Iz I� I
__ G Iz O O
O irn O n z
'a �p z O
iIz IM m
M I-
UJUiC�N000� M
vNiDOM �Mb> O
viviDO�- N
z= �n rn O70. z z
UO Drn A?0
G OMp� M
O �j L-Xy
D
6DC30 wr�� �
O� aD ��O A �, >z M �D
m 4�70kj) (�p D rn
to
z �' r
X N c N Oz 70 ON T
2 rn
OA
N
X
-r n
z
oh
o
�
�—
�U�
z
�z�
d
M
t��
D o
o�C
702 Broadway Suite 201 Tacoma Washington 98402
Ph. (206) 274-0244
Commercial and Residential Design
F.XP!' RCS: 1 / 18
11- "
> MU>i`
21 Moa
I,_6 if 611� x �o
--
Q
z O
Q�
—� ���
{ 70
—ISM
ODD
II 70Z
2'
z —} —
O c>Jo O lJ)
n �z I
p r e93
I I 41
� P
1 I
o.... P
-P i Q4 < 70 N
CJI
-.I D _I - x NN l x
14 _ 11
A i
O O O O N
IIP ° # N#O Dr�°
r O z 3
P ll
i lil ! 11►I j O 7
D
—I A r-
II r
' I I
vl X D
.A. p
D
77 _N r-
M
r
O
i •
D N
{ r-
M
I--
x
T
D3
3
N
z
C)
D
a
Opx
p 0
a
p
M
m°
o
x
(1
D
N
r
N(
N
r
r
X
ClJ
�Z
M
_
®
o
N
r
D
in
=
WM
3
z
=
II
s 1;rn�0
�10
C. ....:. !>�O�
CMI
co
70 I-
-
I1-
70
I
i
I
04 U) N N T (A �
X
# I x tt�
U,20-�+ r
M a, c O�
D yin NJ p
P
x
U
N
0
Z
N
x
�
3(u
y
Z:
XFE
3T
Dr
_�
XO
ZJ�
DN
r�.
�l�
3�
D
1
3N
Dx
ia
X�'
�1t
Ar
z
X�
=-
`�
N
x
�'
vt
x
N
0
3 ul 0 3
�'
D
N
c
�
N
N
r
-� c
-�
ci
O
n
Ci]
z<
=
3
r
N
X
M
�`
o
A
(3)
z
c�
m
I
Q
QN
n
Q
3
co
n
77
D
z
I
N
3
CD
>_
Q)
z�
O
O �
z
M
C
110
Iff
M O
co
z
0
�(—
z
>
d
z
d
�13
Uj
Z
Q)
a
(a) �Lsf
==E2= 0
7-7 o � 0
(02 Broadway Suite 201 Tacoma Washington 98402
Ph. (206) 274-02-14
Commercial and Residential Design
N
r
M
II
�.
18
18"
6"
4 �U, x�
4
N
ep
O
� 3�
1 0 01
XX�T�
D
A
_I-
DIFp
�rI #
D a
-11
z z c p
x
D N
N
l
Oi 0i z --i x
c
4_ 2 p
�
z
zz
4pp
3
O
c O
rtl
x
c
N
_#
z
D
3
r