12-103253FiLE
AL CITY OF
p F6deml
oftk��
mr,z-mumm
John Parsaie
Morgan Design Group LLC
LtZO Fremont Avenue North
Seattle, WA 98133
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
Way (253) 835-7000
www,cifyoffederalway.com
-.M r9V.1 WAJ� III I 10 1" W I I 11121111*71=101KNW42 W-M nMV EMU -7,
Wa:k�E'-�el�qcmen!
Review Committee (DRC) held August 2, 2012. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
9 . 7 tembers of the DRC. The members
des. In preparing your al application, please reler to tne comp Yee IT'AM I florTe =vViRre
for all additional requirements that may apply to your project.
sun
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 proposed affordable senior living community consisting of two 6-story buildings with approx. 380
i
recreation spaces.
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
a-fd do not include the mWority of the comments provided. The m or issues section is only provided as a
means to nignugni critical requirements or issues. r lease L)c S.Ij-r—w 1 r'a�c L11 CaIL11=11
made in the next section of this letter.
Mr. Parsaie
August 15, 2012
Page 2
Public Works Development Services Division
• Flow control and water quality treatment meeting current standards will be required for the
entire site, as well as frontage improvements.
• Overhead utility lines along South 328h Street must be placed underground.
Public Works Traffic Division
Transportation Concurrency permit is required per FVv`RC Chapter 19.90.
2. Traffic Impact Fee (TIF) payment per FVY'RC 19.91.
3. Construct street frontage improvements and dedicate right-of-way (ROW) along the property
frontage on South 328"' Street Nd 13� klace South. (FVVRC 19.135.040).
Building Division
0 See FVv`RC for building requirement for construction of type VA over t1ve IA.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
qzg=.lication conference. Each section should be read thorou- iy. If you have Questi• -kase-cw-t,?-4-
the representative listed for that section.
I . Zoning Designation and Use — The subject property is within the Community Business (BQ zone.
Senior Citizen Housing is a permitted use in BC zone subject to regulations set forth in FVVRC
19.220.080.
2. Land Use Application — The proposed affordable senior housing project is subject to use process III
review pursuant to FV*TRC 19.15.030. Process III land use review is conducted administratively, with
a written decision issued by the Director of Community and Economic Development following
review.
XWK I It.951 IRMO a MITI
Process III aMlication is determined to be
development requirements checklist, and other applicable handouts. Refer to the Development
Requirements checklist, Bulletin #001, for specific submittal requirements.
3. State Environmental Policy Act (SEPA) — ne project is subject to environmental review under
SEPA for the proposed actions: development of more than 20 dwelling units; construction of a new
building greater than 12,000 square feet; and parking lots with more than 40 parking spaces. The
environmental review is a component of the Process III land use application and a complete
environmental checklist with notice materials will be required. The city does utilize the optional
DNS notice procedures for applications that include a SEPA checklist. The optional DNS process
allows a combined project and anticipated environmental determination public notice period that
expedites the overall land use application process. An environmental threshold determination made
by the Director of Community and Economic Development must be issued prior to land use or
building permit approval.
12-103253-00-PC Doc- ID. 61691
4. Public Notification — Process III applications and SEPA determinations require a public notice and
14-day comment period. Within 14 days of issuing the Letter of Complete Application, a Notice of
Application and Optional DNS will be published in the Federal Way Mirror, mailed to persons
within 300 feet of the subject property, posted on the subject property, and placed at the City's threi
designated notice boards.
5. Land Use Review Timeframes — The city makes every effort to issue land use decisions within 120
days of a complete application. However, the review timeframe is suspended at any time that
additional information is requested by the city. ne applicant must submit requested information
within a 180-day timeframe, unless an extension is granted pursuant to FWRC 19.15.050(2).
6. Application Fees — Please contact the Permit Center at 253-835-2607 for updated fee schedules for
Process III Master Land Use application, SEPA checklist, concurrency, engineering review, and
building permit.
7. Key Development Regulations — All site improvements must comply with the applicable FWRC
development regulations. The following general regulations will apply to the proposal.
,a) Required Yard and Lot Coverage — Required yards for senior citizen housing is 0 foot front and 5
feet side and rear yards. No maximum lot coverage applies. The buildable area will be determined
by other requirements for landscaping, required yards, etc.
(b) Maximum Building Height— The height allowed is 65 feet above average building elevation
(AABE). As proposed, the project is exactly 65 feet AABE.
the applicable height limitation by a maximum of four teet, it the area ot all appurtenances anii•
screening does not exceed 10 percent of the total area of the building footprint. These
appurtenances must be located in such a way as to minimize view blockage.
irom UL P1
height limitation is required to be submitted with the Process III applicatIOD.
(c) Parking— Required parking is 0.5 parking spaces per dwelling unit. The site plan depicts 380
residential units; a total of 190 units would be required. The proposal is for structured parking
with 200 spaces on the first level of the two six -story buildings and 8 surface parking spaces for
visitors. See enclosed code section for dimensional requirements for parking stalls.
(d) Open Space — Under FWRC 19.220.080 (note #5), open space requirements for senior citizen
housing is determined on a case -by -case basis. With your application, please provide a written
description of those areas intended as recreational open space. Include on submittal drawings
the size and location of each recreation area, the intended users, and indicate whether it is
internal or external.
. . I I I . , . I - I a IF.M.N.
HIN 111INVIK"WIMITIMI 111N,1-jo a I -- Iggc
191ral-01411M MITM11 1A VAINQUIgg
12-103253-00-PC Doc ID. 61691
Mr. Parsaie
August 15, 2012
Page 4
in I r 771opment permit associatea witti Me
proposed development. Approval and Notice to Proceed shall be required prior to commencing
clearing and grading activities on the site. Reference FVV`RC 19.120.060(2).
-I I 1 6 rid C-11111 1T# R =0 I
TC-0 ItTV-111ft Tt6ttaW,9111 I-OLGI]LAIIJ 1UJ;1aUv111t;11L PUL] JIIIJJ�iL Vv PrUPUR
by a certified arborist or certified landscape architect. The standards require each development to
maintain a minimum tree unit density. The minimum tree density in the BC zone is 20 tree units per
acre. Ile subject property's density would be 71 tree units (20 tree units x 3.53 acres). A tree unit is
a value assigned to existing trees retained on the property or replacement trees. The larger the tree,
the greater value it is assigned. Required tree density can be composed of retained trees and
replacement plantings per FWRC 19.120.130. (Note: required landscaping trees may be counted in
tree density). The tree and vegetation plan must clearly show where the 71 tree units are to be
located. The formal landscape plan must detail information about tree unit credits and replacement.
If an applicant cannot provide for the minimum tree units per acre on site, off -site mitigation or fee -
in -lieu payment to the city's urban forestry account may be approved by the director. See FWRC
19.120.140 for off -site mitigation and fee -in -lieu payment requirements.
A
Of"Iffl I I - - -11, f,_JiFCAaMt Dy a
licensed landscape architect in accordance with the landscape requirements contained in FVV'RC
Chapter 19.125 "Outdoors, Yards, and Landscaping. " Following are the key landscape requirements
for the project.
f
,a) Perimeter Landscape Buffers — Type III perimeter landscape buffers a minimum of five feet in
width are required along all property lines. Type III landscaping consists of a mixture of
evergreen and deciduous trees, large shrubs a minimum of 24 inches in height at the time of
planting, and groundcover, spaced to provide a visual buffer creating a partial visual separation.
(b) Interior Pao*#�g Lot Landscaping —Twenty-two square feet of interior lot landscaping per
parking stall must be incorporated into any surface parking areas.
(c) Rockeries, Retaining Walls, and Fencing — Rockeries, retaining walls, and any proposed
fencing must be shown on site and landscape plans, as well as on civil engineering plans. P
FVV`RC 19.120.120, the height of rockeries and retaining walls associated with commercial
development is limited to six feet. Retaining walls and rockeries shall be set back a minim
of three feet from adjacent public rights -of -way, and where retaining walls are terraced; the
shall be a minimum five feet distance between terraces to accommodate landscaping and its
maintenance. Walls that are visible from the public right-of-way or adjacent property shall
composed of brick, rock, or other textured/patterned styles as approved by the planning and I
public works directors.
Ef the existing retaining wall is to remain, then access from the building to the right-of-way
11
,Pacific Highway South) must be installed.
I C-118 FAVIMINI tiers wo 04 Mo I of
12-103253-00-PC Doc. ID. 61691
Mr. Parsaie
August 15, 2012
Page 5
Twe%m
modification criteria.
10. Community Design Guidelines — Review of the proposal under the city's design guidelines, FWRC
Chapter 19.115, is required for the project and will occur in conjunction with the Process III
decision. The principal applicable guidelines for the project are noted below. However, this does Dot
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 identifyin�!.j
bow the proposal complies with the applicable design guidelines, as detailed.
a. FVrRC 19.115.010(2) CPTED - Implement Crime Prevention through Environmental Design
(CPTED) principles to reduce opportunities for criminal activities to occur. The city's Police
Department and Planning Division will evaluate the formal application and review for
compliance with CPTED principles. Special consideration to incorporate principles to all
pedestrian routes of travel, courtyard or plaza areas, and the parking garage is strongly
encouraged. A completed CPTED checklist must be submitted with your application.
i. Natural Surveillance — Promote visibility of public spaces and areas.
ii. Access Control — Identify techniques that deter unauthorized access and/or inappropriate
access.
Ownership — Reduce perception of areas as ownerless.
b. FWRC 19.115.050 Site Design — Refer to all sections of this chapter for site design standards.
In addition to ensuring that pedestrian accessible routes of travel are provided to the right-of-
way from each building, other key sections are:
i. (1) General Criteria (b), (c), (e), (f), and (g)
Parking Structures (a), (b), (c), (d), and (f)
iii. (4) Pedestrian Circulation and Public Spaces (a), (b), (c), and (e)
Lighting
c. FVTRC 19.115.060 BuiWing Design — Key design requirements of this section apply to the project
as follows. Note that the requirements of this section apply to all sides of the buildings.
i. (1)(a) As the site is sloped, this section could be applied to building design.
All building facades are both longer than 60 feet and are visible from a rigbt-of-way,
and therefore, must incorporate a minimum of two out of four design options intended to
break up the mass of large buildings. These design options include fagade modulation,
landscaping, canopy or arcade, or associated pedestrian plazas.
iii. (3) Building facades shall also include methods of articulation and accessory elements,
for example display windows, window openings with visible trim material, vertical
trellis, artwork, decorative masonry or metal patterns or grillwork, relief, material
variations, etc.
L FVTRC 19.115.090(l) District Guidelinesfor BC— Key design requirements of this section
apply to the project (FVVRC 19.115.090(l)(a)-(r)). (Following is a more specific discussion of
each guideline.)
i. FVvTRC 19.115.090(l)(b)&(c) Entrance Fagades — 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 must also be architecturally emphasized
and shall incorporate transparent glass.
12-103253-00-PC DocJD.61691
Mr. Parsaie
August 15, 2012
Page 6
F')T'AC 19.115.090 Subsections (1)(9) through (r) apply to residential uses. Please
provide a design narrative with the formal application to detail bow the senior housing
project addresses these requirements.
11. Garbage and Recycling Receptacles — F)VRC 19.125.150 requires that storage areas for garbage
and recycling receptacles be required for each project- The site plan depicts a trash room. The formal
application must note the specific size and location of each facility. Locations for the recycling and
garbage facilities must be depicted on the formal site plan. Include the square footage of each facility
provided, depict routes of travel for staff and service providers, including vertical clearance and
turning radius of each.
12. Affordable Units — Five percent of new dwelling units must be considered affordable as defined
FVv`RC 19.110.010. "Affordable units" for rental affordable housing means dwelling units that are
offered for rent at a rate that is affordable to those individuals and families having incomes that arl
50 percent or below the median county income. The formal application must reflect the affordable
housing requirement and provide details of how it will be accomplished. Note that prior to issuanc
of a certificate of occupancy for any building, an agreement in a form approved by the city requiri
affordable dwelling units to remain as affordable housing for the life of the project must be record
with the King County Department of Records and Elections at the expense of the applicant.
13. Sebool Mitigation Fees — School impact mitigation fees are required for multi -family residential
dwelling units. However, housing units for the elderly are exempt from school impact fees pursuant
to FV*TRC 19.95.060(l)(a) so long as these uses are maintained in perpetuity and the necessary
covenants or declarations of restrictions are recorded on the property to ensure that no children will
reside in the development. Please include a statement as to how you will meet this requirement with
the formal application.
7 (Ann Jo owe r, 253-335-273211
ann.dowergcityoffederalway.com)
Land Use Issues — Stormwater
I Surface water runoff control and water quality treatment will be required per the 2009 King County
Surface Water Design Manual (KCSVY'DM) and the City of Federal Way Addendum to the 2009
KCSWDM or current storni water adopted manual at time of application. 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 I downstream analysis shall
also be provided in the preliminary TIR. The City has I 100', five-foot contour planimetric maps
that may be used for basin analysis.
portion of the impervious area.
12-103253-00-PC Doc, ID. 61691
Mr. Parsaie
August 15, 2012
Page 7
3. In addition to the KCSV.TDM, • initial review suggests that FVvTRC 19.30.120, "Nonconfon-ning
Water • Improvements" applies to this site. Speccally, the following items are applicable:
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;
IFT1 VS-"W-1VW
f,mpervious surface, when such redevelopment is not part • a routine maintenance activity;
runoff from a drainage area of 5,000 square feet or more;
nereiol-F,Iyafer qj---
pollution • impervious surfaces. Treatment options must be selected • the Enhanced
Basic Water Quality Menu provided in the KCS)ArDM.
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 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.
T 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 • the Washington State Departrnent •i Ecology at
http://www.ecy.wa.gov/programs/sea/pac/index.html, or by calling 360-407-6437.
Right -of -Way Improvements
See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for
trali-ic related items.
2. 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.
3. All stormwater treatment and detention requirements outlined above will be applied to nel
impervious area within the public right-of-way.
4. EW� Sec6on 11.05.110 j"Wres that overhead utility lines be relocated underground if over 500
I
or three spans are afk�&tod by A p�dt- This i6onditi6h will be applied to 9 Me Stitet.
Building Permit Issues
I 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 $824.50 for the first 12 hours of
12-103253-00-PC Doc. ID. 61691
Mr. Parsaie
August 15, 2012
Page 8
# it
of a professional engineer registered/licensed in the State of Washington.
2. The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at www.cityoffederalway.com to
assist the applicant's engineer in preparing the plans and TIR.
C N
roadways.
4. Bonding is required for all street improvements and temporary erosion and sediment control
measures associated with the project. ne 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.
5. The developer will be responsible for the maintenance of all storm drainage facilities (including thm-
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
private roads and drainage facilities, including short plats, remain the responsibility of the individu
property owners. I
6. 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.
7. 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.
8. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per
Appendix D, 2009 KCSWDM, must be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
7-1-j5=1 ;;;; -, I&TYMUTTUR ITSTUTIWa- —rady Long,
sarady.long@cityoffederalway.com)
I Based on the submitted materials for 3 80 units of senior housing, the Institute of Transportation
Engineers (ITE) Trip Generation - 8h Edition, land use code 252 (Senior Adult Housing - Attached),
12-103253-00-PC Doc ID,61691
the proposed project is estimated to generate approximately /D new wee.
morning peak hour trips, and 114 Saturday peak hour trips.
2. A concurrency pen -nit is required for this development project. The PW Traffic Division will
perform concurrency analysis to determine if adequate roadway capacity exists during the weekday
PM peak period to accommodate the proposed development. Please note that supplemental
transportation analysis and concurrency mitigation may be required if the proposed project creates
an impact not anticipated in the six -year Transportation Improvement Plan (TIP).
3. The estimated fee for the concurrency permit application is $3,374.50 (51 — 500 Trips). This fee is
an estimate and based on the materials submitted for the preapplication meeting. The concurrency
application fee must be paid in full at the time the concurrency permit application is submitted with
land use application. The fee may change based on the new weekday PM peak hour trips as
identified in the concuffency trip generation. The applicant has the option of having an independent
traffic engineer prepare the concuffency analysis consistent with City procedures; however, the fee
remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for 3 80 unit of senior adult housing, the estimated traffic impact fee is
It A. note- the actual imyact fee will be calculated based on the fee schedule in effect at the
receive TIF credit for the previous use (Home Improvement Superstore), which is current at $3.07 per
GFA. To receive this credit, the applicant must provide documentation showing the total GFA for the
Dunn Lumber store prior to demolition.
I The applicant/owner would be expected to construct street improvements consistent with the planneiri
roadway cross -sections as shown in Map HI-6 of the FWCP and Capital Improvement Program
(CIP) shown as Table 111-19 (FVVRC 19.13 5.040). Based on the materials submitted, staff conducted
a limited analysis to determine the required street improvements. The applicant would be expected to
construct improvements on the following streets to the City's planned roadway cross -sections:
10 SR-99 is a Principal Arterial planned as a Type "A" street, consisting of a 90-foot street with
curb and gutter, six-foot planter strips with street trees, 8-foot sidewalks, and street lights in a
124-foot right-of-way (ROW). These improvements have been constructed. No right-of-way
dedication is required.
13'b Place South is a Principal Collector planned as a Type "M" street, consisting of a 36-foot
street with curb and gutter, six-foot planter strips with street trees, 8-foot sidewalks and
decorative streetlights in a 70-foot rigbt-of-way (ROW). The roadway improvements have been
constructed, but the planter strips, sidewalk and street lights would be required. Assuming a
symmetrical cross section, it appears that additional 4-foot ROW dedication is required to
accommodate these improvements. Please note, this ROW dedication is an estimate based on
available data.
South 328h Street is a Minor Collector planned as a Type "Ic' street, consisting of a 40-foot
street with curb and gutter, 4-foot planter strips with street trees, 6-foot sidewalks and street
12-103253-OD-PC Da ID. 61691
Mr. Parsaie
August 15, 2012
Page 10
lights in a 70-foot right-of-way (ROW). The east half would require 4 feet of pavement
widening, minimum 2" MIA overlay, and the west half would require a half -street
improvement (24' min. pavement widtk curb and gutter, 4' planter, 6' sidewalk and street
lights). The entire frontage would require 35' right-of-way dedication and construction of
concrete curb, gutter, planter strip, sidewalk, and street lights.
RVIIIN 110IME 11#1#j Keggi I IV-31INDO 8 or,)III I I [gone Poligneirl 11.1 lim-r. to Lllyyollgyr ," M I I LITTV AU 01 $A I VA%119 I L-7J 0 V III
3. The applicant may make a written request to the Public Works Director to modify, defer, or waive
the required street improvements (FVrRC 19.135.070). Infori-nation about right-of-way modificati
requests is available through the Public Works Development Services Division. Please note that
these modification requests have a nominal review fee currently at $85.50. 1
FMITM-6 r11 1
I Access management standards are based on roadway safety and capacity requirements. FWRC
19.13 5.2 80 provides access standards for streets based on planned roadway cross -sections. Please
note that access classifications are per Drawing 34A in the Public Works Development Standards.
2. WAC 468-52-040 limits access on state highways to access spacing of 250 feet with only one access
per parcel. Pacific Highway S is access class "I" where left access may be permitted every 330 feet
and left -out access is only pen-nitted at signalized intersections (FVrRC 19.135.280). No access is
permitted or proposed.
3. 13'b Place South is Access Class " 4 ", which permits full access as close as 150 feet to any other
street intersection or driveway, whether on or off the subject property. No access is proposed.
4. South 328h Street has no access classification, but as a commercial access, the 150-foot spacing is
required, as is the 660-foot minimum to have more than one access. Access may be further restricted
if such access would interfere with the 95b percentile queue lengths from any existing traffic control
device.
5. The director may grant a modification administratively to reduce spacing standards by up to 20
percent of the tabular values with supporting documentation (FWRC 19.135.290). Please note that
these modification requests have a nominal review fee of $85.50. Once preliminary traffic queuing
analysis has been completed, the applicant's traffic engineer may submit a written request for access
modification if desired.
6. Driveways that serve uses other than single-family residential uses and zero lot line townhouse
development; the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet
for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order
to provide adequate width for vehicles that may be reasonably expected to use the driveway, as
determined by the Public Works Director.
12-103253-00-PC Dm, H), 61691
I Block perimeters shall be no longer than 1,320 feet for Don -motorized trips, and 2,640 feet for streets
(FVY'RC 18.55.010 and FWCP Policy
f. The site is served by King County Metro Route 182 on SR 99 and Route 903 on 13 lb Place South,
although there are Do existing bus zones near the site. Pierce Transit Route 402 and 500 also serve
the site on SR 99.
3. The application should be forwarded to King County METRO and Pierce Transit for any transit
requirements.
4. Access to transit on the east side of SR 99 will require out -of -direction pedestrian travel to the
existing signalized intersection at South 330'h Street, as no mid -block pedestrian crossings are
permitted on SR 99. It should be noted that WSDOT will not permit unsignalized pedestrian crossing
treatment on six -lane arterials, nor will they permit signalized crossing that do not meet MUTCD
warrants. If the applicant wishes to pursue pedestrian crossing treatment on SR 99, a warrant
analysis prepared by a traffic engineer would be required.
MMAII
robv*cityoffederalway.corn)
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.
• 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.
• 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.
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
HMO �1�
International Mechanical Code (IC), 2009 edition
Washington State Amendments WAC 51-52*
12-103253460-PC Doc, ID, 61691
Mr. Parsaie
August 15, 2012
Page 12
116 - I I
LIMP-M MUMAIM73 I ,
Wngto 11111 --1 (Ij I mirg I U-N&I I ow ILI if 0 17.) 1 imWayw�11 �M I
National Electric Code (NEC), 2009 edition
Accessibility Code 1CC/ANS1 A 117.1-2003
International Residential Code 2009
Washington State Amendments* WAC 51-51
Washington State Energy Code 2009 WAC 5 1-11
Washington State Ventilation and Indoor Air Quality Code 2006 WAC 51-13*
*Current State Amendments are dated: 06/01/2010
** 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-2, S-2 and A
Type of Construction: VA over 1A
Number of Stories: Tower #1 five stories, Tower #2 four stories, and two story maintenance building
between the two towers connected with sky -bridge to each tower.
Fire Protection Fire alarm system and fire sprinkler system required in each tower, maintenance building
including sky -bridge.
Wind/Seismic Basic wind speed - 85 Mph, Exposure B , 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 5 sets of drawings and specifications. Specifications shall include: X 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.
12-103253-00-PC Doc, ID. 61691
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.
A third party review may be required for this project. This an added fee to the regular building permit
fees.
Review Timing
The first comment letter can be expected within 7 to 9 weeks of submittal date. Re -check of plans will
occur in one to three weeks after re -submittal.
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from Community and Economic Development Services.
4other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
cigns. A1212licants may apply for sep�rate 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 -
Pre -con meeting is required, all subs, the general or representative, the architect or representative, the
'ive electrical contractor and am
-42V ir-emid 2�j other interested i�ca"i should attend this meeting.
Meetings will occur at the Building Department and will be scheduled by the inspector of record for the
project.
6-LE a. =, ff w7m,
• Separate building permits required for each of the three structures.
• A third party engineering review may be required for this project. This is an added fee to the regular
building permit fees.
• Electrical plan review is required when the electrical service is 1000 amps or greater. Separate
electrical permits and plans will be required.
6, Provide a complete door hardware schedule. Use code language to describe the function of the
hardware installed on the doors throughout the building. The wording such as gXijAgyjqg does not
provide complete information as to the type of hardware.
Peepholes/observation ports. List on the drawings all peephole requirements. IBC 715.4.3 exception
I allows viewports that require a hole not larger than one -inch in diameter through the door, have at
least a 1/4 inch thick glass disc, and the holder is of metal that will not melt out where subject to
12-103253-00-PC Do ID, 61691
Mr. Parsaie
August 15,2012
Page 14
temperature of 1,700* F. Indicate on the drawings that manufacturer's literature and testing
documentation verifying code compliance will be on site at inspections.
Generators shall have a fuel source that is not interruptible such as diesel tank or propane storage
tank. Service from natural gas line is not acceptable.
Maximum height is 65' as noted in FWRC.
One elevator in each building shall meet the ambulance stretcher requirement of IBC section 3002
as amended by the State of Washington
BC .
Review Itable 705.8 for exterior wall openings based on fire separation distance from property
lines.
• Please include the complete description for each of the chosen fire rated assemblies. Illustrate eact
construction feature of the selected assemblies on the plans. In other words, complete written and
pictographic information for selected fire -rated assemblies should be reproduced on the drawings.
Building inspector will need complete information on site to complete their inspection for the
installation of the fire resistive construction-
• As part of the building permits submittal provide a separate plan sheet with complete fire stopping
details for each of the conditions, such as under tubs, fans, pipes, wires, etc.
• Membrane penetrations. Provide a fire stop detail for when the electrical boxes are less than 24"
horizontal distance between electrical boxes (IBC 713.3.2).
• The supporting construction for fire barrier walls shall be protected to afford the required fire -
resistance rating of the fire barrier supported. In general, fire barrier must be supported by
construction having an equivalent fire resistance rating (IBC 706.5).
• When the floorjoists are perpendicular to the stair enclosure, two-hour fire -resistive (fire barrier)
construction shall be continuous from the first floor to the underside of the roof deck above; see IB
707.5, 706.5, and 707.12. Provide on the drawings complete detailing showing all construction
features needed to construct a complete, code -complying, vertical exit enclosure. Cqwi6h.. floor
framing members that penetrate, or are supported by, vertical exit walls are often problematic wbe t,
trying to maintain the continuity of the required two-hour fire resistive construction. Provide a de
showing how the floorioist will be supported without compromising the two-hour fire resistive
construction.
Federal Way Revised Code
13.20.010 Purpose — General.
The purpose of this chapter is to authorize the construction of five -story Type VA buildings as
approved alternate design and construction method under Section 104.11 of the 2009 Edition of th II
International Building Code, and to set forth the criteria and standards which must be met before a
building permit may be issued for a five -story Type VA building.
13.20.020 Construction.
(1) International Building Code requirements. Five -story Type VA buildings must comply with a
requirements of the International Building Code, except as modified or supplemented by this chapter. In
the event of a conflict between the International Building Code and the provisions of this chapter, the
provisions of this chapter shall control. References in this chapter to building construction "types" (e.g.,
Type I or Type VA) shall have the same meaning as set forth in the International Building Code.
(2) Lowest story construction requirements. The lowest story in a five -story Type VA building shall be
constructed of Type VA fire -resistive construction, except that all structural frame and load -bearing
elements must consist of approved, two-hour fire -resistive construction.
12-103253-00-PC Doc, ]D- 61691
Mr. Parsaie
August 15, 2012
Page 15
(3) Upper four stories. The upper four stories of a five -story Type VA building shall be Constructed of
at least Type VA fire -resistive construction.
(4) Use of Type VA above Type I construction. Where Type VA stories are constructed over Type I
construction, the Type VA stories shall be separated from the Type I stories with a horizontal assembly
having a minimum three-hour fire -resistance rating as provided in the International Building Code,
Section 509.2 of the 2009 Edition.
13.20.030 Occupancy.
(1) Occupancy of five -story Type VA buildings shall be allowed as provided in Table 503,
International Building Code, 2009 Edition, except that B, M, and R-I occupancies shall be allowed on
any floor.
(2) "Occupancy" shall have the same meaning as set forth in the 2009 Edition of the International
Building Code.
13.20.040 Stair enclosures.
Where buildings are designed and constructed pursuant to this section, all stair enclosures shall be of
two-hourfire-resistive constructiodings
complies with Section 3002.4 of the 2009 Edition of the International Building Code. Elevators shall be
enclosed in shafts with the same fire -resistive requirements as stair enclosures set forth above. Elevator
hoistways shall be ventilated• in accordance with Sections 3004.1 through 3004.3 of the 2009 Edition of
the International Building Code.
13.20.050 Fire detection and protection.
(1) Five -story Type VA buildings shall be protected throughout by an automatic fire sprinkler system
complying with the International Building Code and International Fire Code as detailed in the standard
JPA 13, as set forth and contained in the 2009 Editions of the International Building and Fire
_Ippp;11111111� '!�M be in addition to� not in JieuA one-liourfiEgtjgd�� construction required in FWRC J120.020.
Automatic fire sprinklers mgy not be used to increase the number of stories;��han five stories of
Type VA construction may be permitted.
(2) All stair enclosures and elevator shafts shall be pressurized as set forth in the 2009 Edition of the
International Building Code, Section 909.20, as presently constituted or as may be subsequently amended.
�Wc&tion - a Class I stan,,i*ce %,.,stern as re,%uired hgj 2009 International Buildiw_!o Code, Section 905, and
the standard known as NFPA 14, as presently constituted or as may be subsequently amended, shall be
installed.
(3) A standby power -generator set shall be provided on the premises in accordance with the 2009
International Building Code, Section 403.4, and the 2008 National Electrical Code, as presently
constituted or as may be subsequently amended. The standby system shall have a capacity and rating
sufficient to supply all equipment required to be operational at the same time, including but not limited to
emergency lighting, stair enclosures, elevator sbaft pressurization, and elevators.
(4) A monitored manual and automatic fire detection system, subject to the approval of the fire code
official, shall be installed throughout the building and provide alarm, trouble and supervisory monitoring
of the automatic fire sprinkler system. Monitoring equipment and controls shall be located in a location
approved by the fire code official.
13.20.060 Height.
The maximum height of buildings designed and constructed pursuant to this section,shall be 65 k9t_
7M41Nky International Buildin�_W*s&
41-s-'_2327. �- t � constituted
or hereafter amended.
Buildings constructed under this chapter shall also be subject to the requirements of Section 403
pertaining to high-rise buildings, as applicable.
12-103253-MPC Dm ID..61691
FNPAFF �,�•
13.20.070 Basic allowable floor area.
The basic allowable area of floors of five -story Type VA buildings shall be as allowed in Table 503
and Section 506 of the International Building Code, 2009 Edition, as presently constituted or as may be
subsequently amended. For the purpose of this chapter only, the total allowable area as calculated subject
to the above -referenced table and sections may be increased by 25 percent
13.20.080 Fire department access.
Site design for any five -story Type VA building shall include access sufficient for fire department
vehicles, as determined 4, the fire code official and
be documented on site and on building plans.13.20.090 Construction inspection.
The following shall be required for buildings designed and constructed pursuant to this section:
(1) Structural observation provided by the engineer of record for structural frame elements;
(2) Special inspections as required in the 2009 International Building Code;
(3) All other inspections shall be in strict accordance with other applicable codes; and
(4) Structural observation documents stamped by the engineer of record and all special inspection
reports shall be submitted to the Federal Way building division prior to the issuance of a certificate of
occupancy.
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.
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.or g)
WATER
A Certificate of Water Availability (application form enclosed) issued separately by Lakehaven may
be required to be submitted with any land use and/or building permit applications (check with land
use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate
is needed, allow 10 work days to issue for typical, 3 work days for accelerated, processing.
Water system hydraulic information from 2004 (FF# 184, copy enclosed) indicates an existing
maximum fire flow rate of 1,700 gpm at 20 psi for the site. Additional system information may be
needed to determine fire protection (if any) &/or other water service requirements for this proposed
development; in addition to potentially being needed by the applicant's fire protection system
designer. Applicant can request Lakebaven perform a separate hydraulic model analysis, or can
request this analysis to be performed concurrent with an application for Availability. Current 2012
cost for a hydraulic model analysis is $180.00. Please contact Lakehaven for further detail.
0 A Developer Extension Agreement will be required to construct new and/or abandon existing water
distribution facilities for the proposed development. Preliminary review of the proposed
development by South King Fire & Rescue indicates six (6) onsite hydrants will be required.
Further, it appears the existing 6" AC water main (and potentially existing 8" DI) onsite will need to
be removed & disposed of, and replaced with either 8" or 12" diameter new water main. Additional
detail and/or design requirements can be obtained from Lakehaven by completing & submitting a
separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer
Extension Agreement (application forms attached). Lakehaven continues to encourage
owners/developers/applicants to apply for Lakehaven processes separately to Lakebaven, early in the
pre-design/planning phase to avoid delays in overall project development.
12-10325MO-PC Doc, U). 61691
Mr. Parsaie
August 15, 2012
Page 17
SEPA: Depending on the final approved design, new water main greater than 8-inch diameter may
be required, and if so this construction should be ]Identified in the SEPA checklist (e.g., "Potential for
new main greater than 8" diameter exists") prepared and submitted for the proposed land use action.
If main greater than 8-inch diameter is ultimately required and is Dot sufficiently addressed in the
initial SEPA checklist and approval, a separate SEPA process may be required prior to authorizing
construction • any new water and/or sewer system facilities.
The site has the following existing water service connections:
• Domestic: One (1), SN 741, WMA 6281. 1 " service, meter removed.
• Irrigation: None.
• Fire Protection: None.
A water service connection application • enclosed) submitted separately to Lakehaven is
tka�_w%Wr Jza-A.�_- modification to aji'm
etc.), in accordance with standards defined in Lakehaven's current 'Fees and Charges Resolution'.
Non -single-family properties require separate domestic (per building), irrigation (if irrigated
landscaped areas are incorporated into the site development), and fire protection (if required •'..
installed) water service connections.
Separate water service connections shall be installed for mixed uses within structures that are
incompatible for billing purposes (i.e., single-family residential &/or multi -family residential and/
non-residential).
Installation & •.. testing of an approved backflow prevention assembly (BPA) adjacent ttr
each domestic service meter is required pursuant to WAC 246-290-490 & Lakebaven standards.
a high health cross -connection hazard, a reduced pressure backflow assembly is required. Contact
Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZge fl, Lakehaven.or
253-946-5427) for additional information & BPA testing coordination.
The associated Developer Extension Agreement must achieve a point of either Substantial
Completion or Acceptance, as determined by Lakehaven, prior to activating any new domestic or
gation water service connection(s).
Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2012 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees,
charges and deposits are typically reviewed & ad usted (if necessary) annually, but are subject to
change • •
• Water Meter • $7,000.00+/- (2 — 3" domestic, 2 — I" commercial, I — 2" irrigation,
2 — fire protection). Final sizing TBD by Lakehaven.
• Capital Facilities Charge(s)-Water, i• Only, 380 MFR units: $778,136.32. Water system
capacity credits are available for this property from system capacity charges previously
assessed, paid directly to Lakehaven, and/or credited to the property • 13.84 ERU.
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.
Residential equivalency for irrigation will be estimated based on anticipated water use
(1.00 ERU = 255 gallons per day for water). Owner will be required to provide a reliable
estimate • proposed irrigation water consumption for the property. Lakehaven's current 2012
12-103253-00-PC Doc.,RX 61691
Mr. Parsaie
August 15, 2012
Page 18
water Capital Facilities Charges, subject to change without notice, are $3,232/ERU. Please
contact Lakehaven for further domestic & irrigation details.
Charge -Payable -in -Lieu -of -Extension (CPILOE): $N/A.
• Latecomer Charge: $N/A.
• Service Agreement Charge(s): $N/A.
• County Document Recording Fees: $N/A.
• ROW Permit Fee (Agency): $N/A.
• Other (describe): $None anticipated.
SEWER
0 The site has one (1) existing sewer service connection, SN 741, SSCP 6981 (copy enclosed).
A separate Lakehaven sewer service connection permit (application form enclosed) is required for
each new connection (per building) to the sanitary sewer system or any modification (re -align,
abandon, etc.) to an existing sewer service connection, in accordance with standards defined in
Lakehaven's current 'Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service
connections is 2%. In addition to all other sewer service installation standards, installation of a Type
1, 48" monitoring manhole will be required on the private building sewer lines, for these new sewer
service connections. Copy of sewer record drawing of system facilities in S 328th (S-1 50 1) attached.
0 Applicant will be required to complete and submit a Sewer Use Survey (SUS, copy enclosed).
Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements
(if any). Restaurants &/or commercial food preparation facilities must install & utilize an externally -
located, oil/water separator; size to be determined by applicant's engineer.
Based on the proposal submitted, preliminary estimated 2012 Lakehaven sewer service connection
charges (2012 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven- All Lakehaven fees & charges are
typically reviewed & adjusted (if necessary) annually, but are subject to change without notice.
Sewer Service Connection Permit Fees: $470.00 (per building).
Capital Facilities Charge(s)-Sewer, 380 MFR units: $714,575.68. Sewer system capacity credits
are available for this property from system capacity charges previously assessed, paid directly
to Lakehaven, and/or credited to the property for 13.84 ERU. Residential equivalency for
Multi -family use is calculated as 0.67 ERU per unit. Lakehaven's current 2012 sewer Capital
Facilities Charges, subject to change without notice, are $2,968/ERU. Please contact
Lakehaven for further detail.
• Discharge Agreement Charge: $300.00.
• Charge -Payable -in -Lieu -of -Extension (CPILOE):
Latecomer Charge: $N/A.
• Service Agreement Charge(s): $N/A.
• County Document Recording Fees: $N/A.
• ROW Permit Fee (Agency): $N/A.
Other (describe): $None anticipated.
GENERAL
0 Lakehaven has no record of a formal easement that covers the existing 6" AC water main & facilities
on the property. Copies of the existing easements for the 8" water (JI 0-740) & 8" sewer (1502-1334)
mains/facilities on the property attached.
12-103253-00-PC Doc. ID. 61691
Mr. Parsaie
August 15, 2012
Page 19
The required fire flow for this project is 3 875 gallons per minute for each building. A Certificate oY_11-aTe_r
Availability shall be provided indicating the fire flow available at the site. A hydraulic fire flow model
shall be requested from the water district.
ME=
i-&*T6I *f 2-f. ey.teriao
UY Vie YITSL SLOr:7L-A1f_1
by an approved route around the exterior of the building or facility.
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,
i7w'l hall not be considered to segarate a building
to enable deletion of the required automatic fire -extinguishing 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.
10114) Va I or! I 1161 M-73 Wit 91411 IM RXI a Mlq Us) M I I DR! I I 00rd IT411 No I UJ I Ink," I a
07IM111 I
standpipes shall be extended as construction progresses to within one floor of the highest point of
construction having secured decking or flooring.
Fire pumps, if required shall be either diesel or electric with a generator. The fuel supply for the generator
must be onsite, not connected to underground utilities.
Where elevators are provided in buildings four or more stories above grade plane, at least one elevator
shall be provided for fire department emergency access to all floors. The elevator car shall be of such a
size and arrangement to accommodate a 24-inch by 84-inch ambulance stretcher in the horizontal
position.
A Fire Alarm System is required. 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.
12-103253-00-PC Dec..ID. 61691
Mr- Parsaie
August 15, 2012
Page 20
A standby power -generator set shall be provided on the premises in accordance with the 2006
International Building Code Section 403.10 and the 2005 National Electrical Code, as presently
constituted or as may be subsequently amended. The standby system shall have a capacity and rating
sufficient to sup- ' uired to be oyerational at the
stair enclosures, elevator shaft pressunization, and elevators.
DWI
11-1p:11-
exterior of the building.
CLOSING
This letter reflects the infori-nation 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 *f Ow -
does not vest any future project application. Comments in this letter are only valid for one year as per
FWRC 19.40.070 (4).
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submissi 2m- f;?M i 1XII
materials subrciTed.
motify-
*wtM&*jL regzrfix&j?evelfit mext r%/minmAezts*YtR-,.ei .74*ve. L% 24tii&t-h-ti7this 1;raqg, &ativon letter,
please examine the complete FVVRC 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, Becky
Chapin, 253-835-2641. We look forward to working with you.
IMEW
Becky Chapin
Assistant Planner
enc: Master Land Use application
Process III Submittal Requirements
Environmental Checklist
Mailing Labels handout
Parking stall handout
CPTED checklist and handout
Concurrency Application
Lakehaven Enclosures
C, Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Scott Sproul, Plans Examiner
12-703253-00-PC
Chris Ingham, South King Fire and Rescue
Brian Asbury, Lakebaven Utility District
Grace Skidmore, Development Specialist
D�. ID. 61691
CITY OF FEDERAL
Preapplication Conference Sign -In Sheet
CITY OF
F o Ldleral My
MEMO x
John Parsaie
Moo
rgan Design Grup LLC
11207 •
Fremont Avenue North
Seattle, WA 98133
rm's 132 W-76
1 I I TNAA F' �
The Community and Economic Development Department is in receipt of your preapplication confereni
request. The application has been routed to members of the Development Review Committee and a
meeting with the project applicant has been scheduled as follows: I
10:00 a.m. — Thursday, August 2,2012
T 'ed—e r—aT-- fT � �y—�� - "40 (31
33325 8h Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
e contact me at rebecca.chavin(ii�citvoffederalway.coni, or 253-83 5-264 1,
Becky Chapin
AssiAwfit Planner
Doc. LD. 61689
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
333258 th Avenue South
Federal Way, WA 98003-6325
253-835-2607; Fax 253-835-2609
www,citvoll)�deralway.cpm
APPLICATION No(s) (Z-to_:�;253-oc) Date 07/16/2012
ProjectName Federal Way Senior Living Apartments
Property Address/Location 32723 Pacific Highway South
r"arcel Number(s) 1721049004
Proposed aFfor=513 senlor IlVing communiEy w!tFi Tp-PP5ximaMy-
[Project Description _3B t! I
_Q__re . 391th 2.Q-Q p9 indoor & outdoor community recreational spaces. The project will
Be comprisecL of two buildings, eacH_5 st=16� -of -Tyoe VA over
RIMM
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication portf0"pe
Process I (Directoes Approval)
Process 11 (Site Plan Review)
�rrrocess III (Project Approval)
Process IV (Hearing Exaniiner'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
BC Zoning Designation
BC Comprehensive Plan Designation
$ 0 . 0 0 Value of Existing Improvements
$34MIL Value of Proposed Improvements
International Building Code (IBC):
R-2, S-2, & A
e VA over IA Occupancy Type
Construction Type
W=1
John Parsaie / Morgan Design Group LLC
11207 Fremont Ave N
Seattle, WA
98133
206-375-3397 or 425-417-7656
1-866-847-6420
Agent (if different than
tip:
[*,hone:
Fax:
Email:
&iwamlh
JAWIMM
First -Citizens Bank & Trust Co.
Name: C/o Chad Anderson
Address: Real Estate Investment Services
City/State: 1100 Dexter Avenue North, Suite 100
Zip: Seattle, WA 98109
Phone:
Fax: 253-228-0444
1;ulletin #003 — January 1, 2011 Page I of I k:\Handouts\Master Land Use Application
CITYUF�t Estimate of Development Traffic Impact Fees
Federal Way
Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted
boxes.
STEP # : General Information
Enter the following information
Project Name FW Senior Living A artmeht
File Number
Street Address
City, State Zip Federal Way
Parcel Number (s)
Traffic Impact Fee Estimated By SL
Is this project locate within the City Center Zone? If "YES", please use City Center Impact Fee sheet.
STEP 2: Land Use Type
Select the proposed Land Use Type(s) from the drop down memu below. Enter the proposed number of units for
the Project
Number of
Impact Fee Rate per
Preliminary Impact
Proposed Land Use Type (s)
Unit of Measure Unit(s)
Unit of Measure
Fee Amount
1)
5. Senior Housing
dwelling 380
$ 764.12
$ 290,365.60
2)
--NONE--
N/A
�
$
$ w
3)
"NONE**
N/A ��
$ -
$
4)
**NONE—
N/A
$ ..
$
$ 290,365.60
STEP #3 - Credit/Change in Use (If Applicable)
This step applies to development proposal to change existing building or dwelling use.
Provide any impact fee previouly paid for the land use category
of the prior use IMPACT FEE AMOUNT PAID FOR
(Do not include administration fees). PRIOR USE
For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the
prior use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the
current impact fee rate in affect for the prior use. Fill out the lines below of the prior use.
Proposed Land Use Type (s)
1) 11. Home Improvement Superstore
2) '*NONE**
3) "NONE*'
Number of Impact Fee Rate per Preliminary Impact
Unit of Measure Unit(s) Unit of Measure Fee Amount
sf/GFA 50000 $ 3.07 $ 153,347.79
N/A $ $
N/A $ $
$ 153,347.79
STEP #4: Total Impact Fee
Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees.
Traffic Impact Fee (Before adjustment) $ 290,365.60
Credit/Adjustment including Change of Use 153,347.79
Administrative Fee (3%) 4,110.53
TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE 141,128.34
For residential land divisions, fees shall be calculated and paid at the time of plat recording. For un-platted single-
family residential lots, commercial and multi -family developments, fees shall be calculated based on the impact
fee schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance.
For residential land divisions and un-platted single-family residential lots, the transportation impact fee may be
deferred, but shall be paid no later than the closing of sale of each individual house. Covenants prepared by the
city to enforce payment of the deferred fees shall be recorded at the applicant's expense on each lot at the time
of plat recording for residential land divisions and prior to building permit issuance for un-platted single-family
residential lots. The fee shall be calculated based on the impact fee schedule in effect on the date of payment of
the impact fee.
STRUCTURE ELEVATION TAHLES
1
?1
I
TYPE
INVERTS
.
STORM IANHOLES
_
SOMH A
400.63
12 CMP
E* 400 3T:
12' CMP
30` CMP
U. F• 402 9R
V 400 37
1
' SDNH R
399 27
c
CATCH HAS
INS
`
CB -A
409 85
30 CMP
E 400 39
4- PVC
S 408 60
CS-'
399 l4
l2' CNC
12' CINC
S 397 04
N 397. 24
CB-C
397. 66
12' CNC
2` CNC
12° CNC
V 397,'24
I395.b1
S 395..4t
S
(e,
CH-D
401.92
12' CMP
SE 399,67
( CB-E
3 9B 35
12 ' CMP
N J9 6. 55
CB-F
397. B3
t2CMP
N = 396. 09 :
1
12: CHP
S = 395 93 1A`
CO-G
395. 33
12' PVC
t2' CNC
a 393 48
N 39353
#
12` CNC
V 39353
CB-H
394, 75
IS,ADS
392. 90 4
'
{' CB-t
396. 36
l2' ADS
3 353: 73 1
CB -J
394, 50
AD_
I2' D
_ .
tl'v:: 392 55
6' c
12' ADS
392: 66
V 392 55
111
,4
CB-K
394, 49
F PVC
!2` PVC
392 :39 I
11 - 392. 39
_,
CB-L
394:. 43
12' ➢[
12' PVC
V 392.49
i
392. 23
O
4N
14' PVC
S 391. 33
f"S
rt
�.. CB-M
404 10
6' PVC
Pd 402. 50
Gp,
W=
fi CDN
4062
10' CMP
I2' HP
a 402.: 15
S 029
V
"
W
a,
CB-0
405, 78
12' CMP
N4 = 405 78
36' CMP
E 395<.67
.- M
CD-P
403<OB
12 ADS
S = 403; 08
=
O c
Z '
�. CB-O
AOR, 24
a' CMP
24' CNC
BE = 404. 54 $
M 404 69
k :
,Y
s
SANITARY
MANHOLES
,_ ,,,w, €,
SSMH-A
397 54
T4' CNC
L4' CNC
S = 367.. 40..
N = 3d7. 51
6` PVC
N = 30]. 5l
I..: SSMH-B
394,. 97
9' PVC
N '"IRA F7
l4' CNC
14` CNC
N Yi4a,. S',
S
t
SSMH C
407 67
B' PVC
E
N
FAO' Sr e BHT Yb �
3
.SCALE: V-30'
--IT
"
LUWRNRE(WMJ
YARD DCET
F�
POWER NE7ER
i =$
;Gdt I& (AS NOTED)
P¢:
TELEPHONE VAN43U
MICH MIN (CB)
V,w,
STORM MANHOLE ISM)
A~ VSOA NARMI'" (SSFFI}
..„'}
u
WTAT Su RsE CISANOIR (SSCO)
CAS N R
I a
GAS VALVE
WATR VALVE
HRE HYORNXT (no
WATER MANHOLE
In
WATER METER
S
%Cd
IIOtJ.
.:BOUDOIRWELL
DIRECTION OF VEHICLE TRAVEL
T.P.O.B. TNUNE POINT OF BEGINNING
I &
SNMY MONONFNT 0 NOTED)
5 +
RENCWMRK
y: + :
SECTION CORNER (AS ROTOR)
TOM RUNR/GN (AS NOTED)
O
:FOR" LEAD/TACK
Q
9uir EY CONTROL STATION
�: ASPHALT
CON-C,
WATERUNE
P
RA SEWER LINE
STORM IXWMIGE LINE
TAT
i.. /.
owl- POWER OIFRNENT
CNN UNI( FENCE
O
EO MON
SEC CORLLI O v t9
® g 2
Is ae. LL+ m co
u CC a E
PcdSLdG1� rN9GHT=d3F:4VAre'S N. LLf O m Ca
C 1"J"
cYi
ON
$ b
T
O
S e8�46'04" E - 614„48 s E
yy `ca
Sttf
LOG FACE 1' :North of Prop: Line <."', : *W'�. ---. 4T«r^ 'm
,.4 .m , =.,.....w..<•,y. ®.a.�."pV..T a x F dF a c 4 s
.._ ,..m:..,...,.. .,.. ..
"" _ H• a � ..,N a, O
N
7 Ae
*A eR
9Yr:,:3 ,. 4'i
y ^5'<`�"T`i.. '4''t 'Fri• } :� � Fa _i mrP`w - (n
G 5L4 a w 4 .' m 3
J ti Q L
_ ii , « v
N x: ,
0
,gg Cc
°,k , E E � I- Ccz x-
@ W
,., f Y a a v< f~
x ,,'. ` atsr,ta,w,.saa'a' I : L., ,,;r.: ., k tP ; u'
{ g
t W xac...a�.'Aa. ,, I BUILDING F3tAS J. "+. �" < �, t t S�. � ,-- O
BEEN REMOVED1-
ITAC
a
1yG�etSrA�B .:A+3Ay I ,,t U% (,J
e P
m
TING E) ING
n Tax Lot , iT ix C�` �
) O * N
LAIt SIOLOTtfL906, "'40
s.{ so s %. t r
p i M1
rav'4: W
- „.,.�,.� ud {s x*� xt �'* �}�; w,.Y';�.,J� Y4'}Lkiit' �. i P S t •8 '�� $ ry} IM1""� *',
a
c
w
� 2PFx.'ld:e18 FOR LO'Ld"'Is : -^ tN#i 'd: SK`r'•. oA. --4"T
j. .,a,:. , .„•-.•' .^ �.,At^:',x .., -a ..:"a„w .,. ,, '� �
a � i
u
a
EASEMENTS FOR ROADWAY „'"` e IH -
tub' tCN (rT S.A, rnlear: I s Y t
k PER Rec. No.. 7411220280 (Short Ptot)
REC No. 4615062 i : a'=-_-L-- F. d' '.a ap rTS: as Bx.$:e4. f k ,e T,F,':
3,,,, N''',.w �+*, .ry n,, Yet L,,� h
P.EC No. 4660593 - .a " ..1 r4 ! G b$ :r>'.< "r'- R C 5 1.. I A �„ k L i4 C4 # }'a ed C ••. 'w"sbte.$ ,,...
iAffiFXN41
�Is`"=nNU L![A6
€ 'r..`a.�'3 L.ve.
»...�,e.,.«», .�.. " ...,>.E.>a,.a._ T r � ,.,...., A.
A ( D N=NAv... j � pv�� � �
I
t �. .,.� «„<.,,. m" .uW ,.. «mom.. .m,.
IFlKEHAV1N 111'ILRY DLSTfzICT „ r. - •W --,. '{LL
� G..: p
NET NO. 9902191371 -.„. ,,. _.. is MEMENTFOIl WA3ERFACRICE5
tit
DO,
Cc
LU
I-
CL
LU
co
I
,
IAKEIIAVEN URUY pffriva 1
REU,. ND 990219I364
0 6
S
z
;
JUL 16 Z012
SURVEY INFORMATION
JECT INFORMATION vicinity map
CITY OF FEDERAL WAY
PROCEDURE I NARRATIVE
"•,
A rVID TRAVFASE p,ta. GS A 'Sx1KKIA I'M- =YQRAL StA't` t ANY?'EA3l3 35`:OATA C t;F. TSR1
D [As per Evergreen TUe Company]
CRIS
Y
k :k5 wNr'C Ac O
tikHG tpY.> ANi:MJ:.%r ,
S4F"u4Ew;;Tt04,b '14ir8 FaC3J @RTika Wee KW,^!ps•:i5. AD€zsUNDER
VG'R.9tlL'bf, RCAAT%^uN'*,a.S :TEXtAdbJNAGNh.YAP PeY+.74'¢V7P`o' ddNT`S, dN0 Tc:T"a'iwtPA€7tNC
wJA T CHLOM.,A
5 S W
Lilt tl 3rRa'G Gff1Wif M1p'T.74Xr kR'X.EOxB..N ASP ... ® "" .-.-.: ,'.
rT'Y F�.R--
.
.._,,.-"' F ".:`..-�.^^.•. :.�
ALA / ACS TITLESURVEY
4
FtA:TflFFTS A:t N'masrpr 'H£Rftb"1:..A , 6- I- AiJo**AMPTVm r<�t
k^'a Pd3LtSD+' AL 1N3'# FM.ie�a'JCr NAGN A4T@ CX},NFERO,s.< m*cciakS Tku„ ACS`Jii�B ¢.ATa6 Mk"Cr'x
11+*' BiT;TB#TT^�:'1.:f PLR 1N SEC CH 17, TOWT'EIHi" „t EbPi`Hbll, �
FN°FLOF 4 PC+s'FM= kF.Ri PJsi $il!p0 #".Aid}Mi'f„ V'rM"r3TY4i4"CYTI
Assoc / n Congress Cl Surveping &Mapping
. LYd &NPi. SY#HG5.1irS NSW IAA"4 a"Y 'St,CP.^w-+Ry*.2 eh5':4.F'F 6(r4*M4 cV' YtP,C 332^930+(j9ry.
M
D..x, rxc hmerican Land el pi
Surveyors
-
DATES OF SURVEYS
FIELD SURVEYS BY BARGHAUSEN CONSULTING ENGINEERS. Inc.:
TAX LOT NUMBER 317E ADDRESS 4 w
a+m..,;a,
of PI-1
f one NAUAnoI Soc ely a( Profess onol
d
r S=0°'�'U Portions Of tI1B Southeast QUer48r Of the Northeast Quarter Of
0 z
WERE CONDUCTED APRIL 30, 7999 AND MAY S. 1499.
f72104-9004-09 32723 PACIFIC hIIGHYlAY SOUTH
FEDERAL WAY, WA. 98003
,
5r' �
SECTION 17, Township 24 North, Range 4 East, Willamette Meridian
z
� a
HORIZONTAL DATUM - eases or` BEARINGS
�* :� :�
Q
THE WEST LIX OF TNN DO 1/4 OF ISECTO7N 17, TAKEN AS NORTH 1'2314' EAST
PER THE PLAT OC ".: BALCH ADDITION".Nei. 1% VOL. 99, PLATS, PGS. 61 & 52
'd'AG'N'"
CURRENT OWNERS
City of FEDERAL WAY County Of KING State Of WASHIN GT®N
":
� 14i � w
z
AS
D.L.C., A PARTNERSHIP COMPOSED OF DUNK LUMBER CO., INC,. 9 =
N
Q N CO O
VERTICAL DATUM BASIS OF ELEVATIONS
AND DUNN LUMBER COMPANY NORTHWEST
N
�• N w
O N
NATIONAL GEODETIC VENT°iCaV. EVITUM OF 1929- MOVE) 29
•R..:
r
COW o
As Adopted by cty of F V1oy, Pv61ic Wl- DcPL
LAND USE GOVERNING JURISDICTION
,,•
n ¢ '
PROJECT BENCHMARK
City o1 FEDERAL WAY
LF SURVEYOR'S CERTIFICATION
§
N N
TOP CN- °A4£:i!,YNiT O;OH7 O*.. BG:wA. dr11Rk". BASE N
AST0PRINT
CLT C4.
ZONING COMMONftt BNSINE95 BC I �"T `i
F � N J
N.W OF Ce" O ti, 3FOA :SL & Pecifc Hwy. S
I I
To: TANNER-DARBY FAMILY PARTNERSHIP
C, w N N
FEDEwr}4. W'AY. RENCH VMaF No. `7.ad2-63--1 ELEV,. = 405.75 FEET
SETBACKS SEE FEDERAL wav CITY coQE Se:„. zF-754 ff W
(TO BE DETERMINED - DEPENDS ON SPECIFIC USE)
i
.t .- CHASE -LIVID PARTNERSHIP
'- Y �'v
SITE BENCHMARK
C
88 '*° ^'�'
S
0
EVERGREEN TITLE & ESCROW
TOP OF NAIL IN aspnAl.T
(SEE DRAWING) ELEV. = 405.87 FEET
I Seel® 't-ow
FL k
I T,`
"
-
.1 is C. dAe(at I., I!, MCp as PSk U,N A.,., YA "eWA I Is based were made
'J 7AgX..�:„.
u Pea EMERGENCY dh &YT G C AGENCY (FEMA} INFORMATION: I
INSU MA7n4.: 4dk'i'..: CUNMUNffY-PANEL NUMBER 53033C9232 E
it,....}
n q(� I. W4t,+rGVOv 'reh:N *i'hirVP*NRn SC4kldptd M.+FT %'d�lkCTIn6NH.J
E UfN4 Ug:
NOTE:
+,
PTAM (P"1CGD
NNHEL t7.i'1 OF 1725 LtAAF Re WYd'.: May 15. 1995) *,..
'^y,..
a':. $6.PA„CAC:",:AC &.uAq T1.8N EaWtis wti pke+9Rp sAEsre+CiA•+wntl 4a1{5`¢d
Fk",f"`S :n INV, ,y "Iivmv'2. 3...w, i{qp: 7{b}, B, 9, ta, & it
"a
e ,*. ..
JN440,ROR W,D g1TY*',TT',Tti'S: AND IPiVIORCS: b I"CTI' b i{ REDN ,JAS VAREO CA`7r
FsrYt1 D Ag1 µ PAWrva yn Gp}pq,NrygC PA.A.T+x.. AaY ,r"!"+!4 A4,Rfp,ae3i'LE.
_ X
THE SUBJECT PROPERLY IS IN ZOME DESIGNATION ,- `'
Ad.kA dwiSk9 crud iH1uJ1
"'�" d. of 7ab4e A thereof, and
Standards (as adopted 6y ALTA and ACSM and
TM: d O
,,y &riGd#iM'C MTS a'I+V['r XRS `4TA#C LS".At.{RW,... Y+AILYRC d„4•"S/aR' EX.n%&=CE
*.weR;T.Rt1:ff98'
'Areas determined to De outsitle SOO-year floodploin" T�-
i •-`,.gym _ _ �.. "�.._-
- (6) parsucnt to khe Accuracy
_ _. mm,
the date of this Cedi icaho➢ AF an "Urban' Survey.
OP €10Y.WHA' .G°:S,r7iG F«tiYtaWfi,°a,. ti"X#CTT4t CWR Sdfli0'.Et[:V[ft° AN':RIFIED,.
I m effect en
C3
1....
NOTE
1 CLMNTdN,e C-0AdE+h3Tt G{3YAdd C&R AG ?A7: 115T"..
`4'C,Oa
qlc-
: I: :
YVA L.
v C.
,
$•.` �
`'
.
{LdA TA PtlkA'iUAfP'Y pt, di N'iMi kkT} SYtw bTYP,W'ti h*$N 6.
HCA Tint 1NtrORM+TKAT aa'0 S`UI ft+,rW : D, UAAFbeRAr'x°N,N
PS,� d A `N
MSU
a GAD
W"aik-'s4" A,-FTfit 10 I'W' AAEFORT Tr9Vf TkitN11�A 6^i6iMAM&.YpCEN
D to -...:
>N
REGARDING FINANCIAL MATTERS BEYOND THE SCOPE OF THIS SURVEY,.
q:
4s
'#
00
E
F GVaTtkAo 9t41F.5
W01,1,41
z' s
F, 6A d
I
PROJECT NAME: FEDERAL WAY 5ENIOP LIVING APARTMENTS
NOP11i
BITE ADDRE55: 32723 PACIFIC HIGHWAY SOUTH
I BED 1 12 59% 1 BE[) 1 12 59%
2 BED 78 417o 2 BED 78 41%
,SITE/LEVEL I
5PN
FLAN '0
FEDERAL WAY, WA
TOTAL; 190 100% TOTAL: 190 00%
5CALE: l"=50-0"
LOT AREA: 1 50,715 5q.ft. (3,4G ACRE5)
TOTAL UNITS: 350
25'
1001
PARKING STALL 13REAKDOWN:
ZONING: DO - 5U51NE55 COMMUNITY
GUEST 5TAU-5: G
0 50'
1 3, 0
CONSTRUCTION:
REGULAR 5TALL5: 191
TOWER # I: TOWER #2:
BARRIER FREE 5TALL5: 10
5 5TOKIE5 TYPE V-A OVER 4 5TOPIE5 TYFE V-A OVER
--TOTAL:-207 ��F—A=--
I 5TORY TYFE I -A ABOVE GRADE I 5TOKY TYPE I -A A13OVE GRADE
ORGAN
DESIGN
GROUP LLC
Architecture & Building
Envelope Consulting
11207 Fm7m Ave N
Stank, WA 98133
Tel: 206-375-3397
F.: $66-047-6420
mw mDT&A&gn nel
Gowrxe Mmber of AAA
joB: 2012032
0
z
LLJ
OL
SHEET TITLE:
51TE PLAN
LEVEL I PLAN
FATE FiSVISID.
SHEET#
I
w
d
_
P
EP FLOOP
q
s
LA
MORGAN
DESIGN
GROUP LLC
Architecture & Building
Envelope Consulting
11207 Ft Are N
Smnje. WA 88133
Tel: 206-375-3387
F- 966-6476420
emw.mxgmtdesign.nd
CorFiamte Menber oMIA
JOB: 2012032
x k
U
Z
J
0
Z
tLl
(r)
4
z
U
'_
U
w y
h �
(L
m
N88'43'47" W 614 94` T I1
SHEET TITLE:
LEVEL 2 PLAN
BATE REVISI--
NORTH
LEVEL 2 PLAN
w
m;zMo ��e
"=
5CALE: 1 50-0°
2 5'
crAsu r�t"usa
O 50'..
SCALE: !" SO-0°
1 50' D J-
O , jet
APPROVED: JM -
$HEFT#
A—I.�
;—w
f-1
ohm
NB8'43'47"W — 614-94' PRIVATE ROADWAY (S. 328th ST.)
MORGAN
DESIGN
GROUP LLC
Architecture 9 Builcring
Envelope Consulting
11207 Ralt A. N
Smak, WA 98133
Tel: 206-375-3397
F- 866 847-6420
www.mrga�igflM
rate her o6 A.th
joB: 2012032
Y, 'A
pi
Vl
U-i
0
Ll
Q) M*
0
0
u-
0
0-
SHEET TITLE:
LEVEL 3 PLAN
DATE REVISION
NORTH
LEVEL 3 PLAN
IE
5CALE: I'=50-9'
251
100,
Imm
0 50'
SCALE:
150' JM
DESIGN: 1M
ZAPIRCVE.: im
SHEETq
0
A- 1.2
01
233'-4 3/5"
I
104'-0"
N88'4V471W — 614,94' PRIVATE ROADWAY (S. 328th ST.)
MORGAN
DESIGN
GROUP LLC
Architecture & Building
Envelope Consulting
11207 ft.,M Are N
s.w, WA 98 133
Tel: 206-375-3397
F- 866-947-6420
www.-fg-dc,gnad
Coro ate MmbudklA j
JOB: 201 203 2
x
cr)
cr)
IJ
D
LIZ
F-
0
M
z
U-1
0
n
co
<
<
3:
11
LL.
(L
SHEET
TITLE:
LEVELS 4-G PLAN
DATE REVISION
NORTh
LEVEL5 4-G PLAN
SCALE: I"=50-9'
251 100,
AM DATE QC124112
wSME I-5a-0,
0 50' 150' DRAWN
DESIGN' im
z-1— JIM
0 SHEETO
A- 1 .3
..........
M"TP,UCTUP2.
r r EL 472,89
09
T ELEVATION
�1=25-0'
MORGAN
DESIGN
GROUP LLC
Architecture & Building
Envelope Consulting
11207 Rmw Aw N
Smft WA 98133
Td; 206-375-3397
F- 866-047-6420
CcrpoW Mambor of AJA
JOB: 2012032
SHEET TITLE:
ELE1
SCALE: 1-25'-V
RMWN ,%,
RESIGN, Jm
APPROVED: JM
1M&6 If
Federal M.4ii-
General Legend:
federal Way City Limits
Federal Way Potential Annexation Area
Parcels
Sections
SERA Planned Action Area Boundary
Subdivisions
Environmental Legend:
CM 1 Year Wellhead Zone
CM 6 Year Wellhead Zone
EM 10 Year Wellhead Zone
100year Modpia.lns..
Federal WaySttiaantClassification Points
1..sluts
Strearns
Shoreline Designations = Federal " y
Shoreliine Designations- Kft County
0ands (16SS Cary SuVvey)
Pyoperty Legeeind:.
C,riy of Federal Way SVM Thropefflas
Eg'_ :; City. County and State Park ProperEeaa
CP4 Corporate Park•1
tly Office Park...
tap•t fsce Park-1.
gy'7 ice Park-2
giv4 Office Flask-
uP Office Pak-4
Fa Professional Office
IMA
10101 uMV1,8t So, Feet
'2400 3 ur V2,4t16 Sq. Fee't.
3400 t uniV3,600sq. Feet
aaLO i unIV5,000 Sq Fast
itsu i 6 nIV7,200 SR.. Feel'.:
M 0 1 unityQ„600 Sq peed
f 4.o 9Imal45, Sq Feel'
tS390 1 shh M"$ SqL Feet:
SE 1 C4ralf, stmes
,sveaaeed by Development AgfeerriOnt
FKing County Zoning Designations:
m King County Zoning Boundary
Aonculturat Zones
A tl Agricultural, 1 UniUlO Acres
ES Community Business
Nti Neighborhood Business
6 Office
014 Residential, 1 UniVAcre
1i4 Residential, 4 Units/Acre
k-6 Residential, 6 Units/Acre
F 8 Residential, 8 Units/Acre
R42 Residential, 12 Units/Acre
Fie Residential, 18 Units/Acre
R,24 Residential, 24 Units/Acre
IR4e Residential, 48 Units/Acre
-6 Special Development Requirements
{A hSnoa THE SOLE, PURPOSE OF THIS MAP IS TO
NTW,y ZOMNG 4it-SIGNAMNS in the event of any
incorsoMneyeeWftnthis map and the ono -hoe
est hireg l7x@ FvrfPQ�nl coning, the ortlinance shall preva�I
.only. Some maps in this series display King County zoning
which is subject io cfiange a7 any time. Users are strongly
encouraged 10 verify this information with King County.