03-102653CITY OF CITY HALL
1 st Way South • Box 9718
FederFederal Way Federal Way, WA 98063 -9 9718
(253) 661-4000
www.cityoffederalway com
August 1, 2003
Ms. Kathleen Schilb
Lance Mueller & Associates Ft"
130 Lakeside, Suite 250
Seattle, WA 98122
Re: File #03-102653-00-PC; PREAPPLICATION CONFERENCE SUMMARY
Maple Wood Building, 33304 91h Avenue South, Federal Way, WA
Dear Ms. Schilb:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held July 24, 2003. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Utility District and Federal
Way Fire Department. Some sections of the Federal Wrry Cily Code (FWCC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable
codes. In preparing your formal application, please refer to the complete FWrC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Deb Barker, 253-661-4103, deb.barker u citvoefederalway.com. For
specific technical questions about your project, please contact the appropriate DRC representative as
listed below. Otherwise, any general questions about the preapplication and permittin._= process can be
referred to your key contact.
PROJECT DESCRIPTION
New, two-story multi -tenant office building. 33,151 square feet in size with 137 parking stalls and site
improvements..
MAJOR ISSUE'S
Outlined below is a Summary ol'lhe major issues Ofynur project based on the pla+is alld information
submitted for preapplication review. These issues can change due to modification's 0"d 1'ev1s1011s In the
plans. These major issues only represent comments that the DRC consider most signilicant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Ms. Kathleen Schilb
Page 2
August 1, 2003
■ Public Works Development Services Division
Surface water flow control is required per the 1998 King County Surface Water Design
Manual (KCSWDM), and the City of Federal Way Addendum to the 1998 KCSWDM. This
project meets the requirements for full drainage review. The project lies within a Level 1
flow control area; thus, the applicant must design the flow control facility to meet this
performance criterion.
Alternatively, the applicant may pursue discharge of undetained stormwater runoff from the
site to Lake No. 1 via the existing storm drainage conveyance system from Lake No.2 to
Lake No. 1. The requirements for this alternative include the applicant providing an analysis
of Lake #2, and a downstream conveyance analysis to verify the existing conveyance system
has adequate capacity to convey the additional flows from the proposed development, within
the limitations as set forth in the KCSWDM, Section 4.3.4.
The applicant must also provide a downstream conveyance analysis of the storm drainage
system within the adjacent office park to the south, which this proposal would connect to
and utilize as conveyance of stormwater to Lake #2.
The project also lies within a Resource Stream Protection Water Quality Area. Water quality
treatment shall be designed to meet the treatment criteria of the Resource Stream Protection
Menu of the KCSWDM.
■ Public Works Traffic Division
Construct fixture South 332"d Street extension to a Type M street and dedicate the required
right-of-way (ROW) to accommodate half street improvements. Approximately 41 feet of
ROW would be needed to accommodate the improvements. At a minimum, South 332"d Street
shall be 24 feet paved, with six-foot planter strips, eight -foot sidewalks, and streetlights.
2. Construct half street improvements on 9"' Avenue South to a Type K street (enclosed) and
dedicate additional nine feet for ROW.
3. A roundabout could be needed at the intersection of 9"' Avenue South and South 332" d
Street. The TIA shall analyze the possibility of a roundabout at this intersection for access
onto 9"' Avenue South, dUC to limited sight distance.
4. Access onto 9"' Avenue South from South 332" d Street could be prohibited if sight distance
cannot be met, unless a roundabout is constructed.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thorou;hly. If you have questions please contact
the representative listed for that section.
Pilc 1103-10203-00-PC Doc I D 23961
Ms. Kathleen Schilb
Page 3
August 1, 2003
PLANNING DIVISION (Deb Barker, 253-661-4103, deb barker cr citvoffecleralIvay.rom)
A. Zoning, Use, and Review Processes —The zoning of the site is OP (Office Park). As set forth in the
FWCC, office uses are permitted pursuant to Process II1, Project Approval.' Process III includes the
City's land use decision combined with environmental review under the State Environnaentcal Policy
Act (SEPA). Under Process III, the Director of Community Development makes a decision based on
criteria,' following the environmental determination.
The Director of Community Development Services issues the Process III and environmental
decisions, which decisions are appealable to the Federal Way Hearing Examiner. The City's land use
decision is subject to the statutory requirements pertaining to a maximum 120-day review time frame
and public noticing. The application is also subject to public notice of application and of the
environmental decision.
The application must be accompanied by a total of two sets of stamped mailing envelopes, prepared
in accordance. with the City's requirements 3 One set shall be addressed to all owners of real property
located within 300 feet of the site boundaries, and one set shall be addressed to all owners and
occupants within 300 feet of the site boundaries. In accordance with the City's procedures, all
envelopes must contain the Department of Community Development Services' return address. A
paper list of addressees must be submitted along' with the envelopes, in addition to an assessors map
with the 300-foot boundary depicted. Mailing information should be current and accurate, in order to
avoid having to verify the mailing list and re -mail any notices, thereby affecting project review time
frames.
The formal application must be prepared in accordance with the City's Development Requirements
checklist, enclosed, and must be accompanied by the appropriate fees. Current land use application
fees for the proposal are:
Process I1I: $2,007.50
SEPA: 805.50
Preapplication Fee Credit- - 382.50
Total Land Use Application Fees: $2,430.50
Expedited review is available for all project components at additional cost to be determined by
outside consultants. Refer to the enclosed handout on expedited review.
Project approval is valid for a period of one year. If a complete building permit is submitted within
one year, the approval is valid For five (5) years following the Process III approval date.
b. Development Regu/alions —The following table outlines the development regulations that apply to
the proposal, with corresponding staff comments.
'FWCC Section 22-826
'FWCC Section 22-364, Process III
3 See city handout titled Obtaining hdailino Labels.
Doc I.D. 23961
f i Ic H03-102653-00-PC
Ms. Kathleen Schilb
Page 4
August 1, 2003
Site Element
FWCC Section 22-826
Staff Comments
Building Setbacks From
Front Yard: 25', 35' or 50'
The requirements are met.
Property Lines and
Side Yard: 20'
Building Separation
Back Yard: 20'
Building Height
55' above average building
Preliminary drawings show building height at 43 feet,
elevation
which meets the FWCC.
Number of Parking
One parking stall for each
There are 137 parking stalls proposed. The site plan
Stalls
300 square feet of gross
submittal must depict stall dimensions and parking lot
floor area. The 33,151
geometry. Up to 25 percent of the total stalls on site
square foot building
may be designated for compact stalls, which must be
requires 111 parking stalls.
labeled. The sidewalk and landscape area widths are
increased by two feet to accommodate vehicular
overhang. If parking is shared with an adjacent
property, perimeter landscape requirements may be
eliminated between those properties with a reciprocal
parking agreement approved by the City attorney and
recorded at King County (enclosed),
Community Design
Guidelines
The design guidelines look for a variety of facade treatments overall, such as
modulation, articulation and change in materials, colors, and textures, and design
continuity throughout the project. More specifically, facades that are both longer than
60 feet and visible from the ROW are required to incorporate specific treatment
options. The west facade is visible from the street and is subject to this specific
guideline. Modulation and pedestrian plazas are proposed to treat facades.
Modulation is under 60 feet width. Provide information including size and amenities
for the proposed plaza to demonstrate conformance.
Submit a colors and materials board along with (or prior to) formal application.
Provide pedestrian pathways from west side to the east side of the building and to
adjacent properties as noted on the redlined site plan. Pedestrian pathways must be
delineated by separate paved routes using a variation in paved texture and color, i.e.,
stamped and colored concrete, pavers, etc.; and should be protected from abutting
vehicle circulation areas with landscaping. Paint striping as a method of delineation
is not acceptable.
The trash enclosure facility must be sized and screened according to the code.
Provide elevations of the screening materials with the formal application. Building
mounted and freestanding lighting provided in association with this project must be
depicted on the site plan. An electrical permit is required.
Crime Prevention Through Environmental Design (CPTED) is addressed in the
FWCC design section. Please complete the enclosed checklist to demonstrate how
the project meets CPTED standards-
' FWCC Chapter 22, Article XIX, "Community Design Guidelines"
File 1103-1026i3-00-11C
Doc. I.D. 23961
r�
Ms. Kathleen Schilb
Page 5
August 1, 2003
C. Miscellaneous —
1. Signs — FWCC Chapter 22, Article XVIII regulates signage on the site. Freestanding low
profile signs are permitted on the subject property per FWCC Section 22-1601(a)(3), as
amended; maximum height for the freestanding sign is five feet. The number of monument
signs allowed for the site is based on the street frontage (FWCC Section 22-1601 [a][3][e]). Wall
mounted signs are permitted pursuant to FWCC Section 22-1601(b). Sign area for wall mounted
signs shall not exceed seven percent of the exposed building facade to which it is attached,
provided that no individual sign shall exceed 240 square feet and every applicant is entitled to a
minimum sign area of 30 square feet.
Sign permits are required before any signs are installed. A sign application, sign code section,
and handout are enclosed. Please contact the Development Specialists at 253-661-4115 with
questions.
2. Wetland Adjacency — The subject site is adjacent to Celebration Park, which contains numerous
wetlands. Should any improvements proposed on the subject site be located within 200 feet of a
wetland that is regulated under the FWCC, the improvements may be subject to the
requirements of FWCC Section 22-1359 (enclosed). Provide written verification by a qualified
expert that no wetlands are within 200 feet of the subject site, including wetlands associated
with Celebration Park.
3. Short Plat — Provide four copies of the recorded short plat and access agreements that apply to
the subject site.
4, Significant Trees — The landscape plan indicates that there are 18 trees that meet the definition
of significant tree, and proposes to retain five of these trees in conformance with the FWCC.
However, the site plan lists 19 trees and proposes retention of nine of these trees. Please
provide a tree survey in conformance with FWCC Section 22-1568 in order to verify the
number of significant trees. In particular, two significant trees located on property lines must be
verified, and retention of tree clusters is encouraged.
5. Storage Area — A 225 square foot storage area is proposed for the east side of the site. Please
provide information about this area. If it is a structure as defined under the FWCC, it must meet
FWCC requirements for height, setbacks, parking, landscaping, design, etc.
PW DEVELOPMENT SERVICES (Kevin Peterson, 253-661-4037, kevin.petersonOweityoffederalway.com]
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 1998 King County
Surface Water Design Nlanital (KCSWDM), and the City of Federal Way Addendum to the 1998
KCSWDM. See the Major Issues section of this letter for flow control and water quality
requirements for this site.
h 1c P03-102653-00-11C Doc I.D. 23961
Ms. Kathleen Schilb
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August 1, 2003
2. Because this site lies within a Resource Stream Protection area, the bioswales must be followed by
one of the following: basic sand filter, sand filter vault, linear sand filter, or leaf compost filter, or
the applicant may choose any of the resource stream protection options available under Section 6.1.3
of the 1998 KCSWDM.
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. The downstream conveyance analysis shall also be provided in the
preliminary TIR.
4. It appears the drainage swale along the north property boundary conveys drainage from the
Celebration Park Water Quality Wetpond to the drainage system in 9"' Avenue. The applicant shall
verify, and show the means to continue to convey the stormwater as part of the road/parking
improvements along the north property line.
Right -of -Way Improvements
See the Traffic Division comments from Sarady Long, Traffic Analyst, for traffic related items.
2. Property to be dedicated for ROW shall be shown on the site plan and shall be conveyed to the City
through a statutory warranty deed. The dedication area(s) must have clear title prior to recording.
All stormwater treatment and detention requirements outlined above will be applied to new
impervious areas associated with street/frontage improvements.
Building Permit Issues
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.
A final TIR shall be prepared for the project and submitted with the permit application. The final
TIR will require the signature/seal of a professional engineer registered/licensed in the State of
Washington.
The applicant shall provide a geotechnical report that addresses design pavement thickness for the
roadways.
The applicant shall reimburse the City for the cost of all required regulatory, warning, and street
name signs that are installed, prior to acceptance by the City of all other required improvements.
Bonding is required for all improvements associated with the project. The bond amount shall be 120
percent of the estimated costs of the improvements. An administrative fee deposit will need to
accompany the bond to cover any possible legal fees in the event the bond must be called. Upon
completion of the installation of the improvements, and final approval of the Public Works Inspector,
the bond will be reduced to 30 percent of the original amount for a two-year maintenance period.
Pilc 1103-102653-00-PC
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August 1, 2003
The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities), and street systems for 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.
When topographic survey information is shown on the plans, as may be required, the vertical datum
block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets
where vertical elevations are called out.
8. All drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black
ink. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans
shall be drawn at a scale of 1" = 20', or larger. No architectural scales are permitted on engineering
plans.
9. Provide cut and fill quantities on the clearing and grading plan.
10. Erosion control measures, per Appendix D, 1998 KCSWDM, must be shown on the building plan set.
11. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PW TRAFFIC DIVISION (Sarady Long, 253-661-4139, saradyLlon2 a,citvo€federalvva .cons
Based on the Institution of Transportation Trip Generation (ITE), 6'h Edition, land use code 710
(General Office Building), the proposal would generate approximately 50 new Weekday PM peak
hour trips. The new trips generated by the development would impact key intersections by more than
10 trips; therefore a T1A is required. The TIA shall include a feasibility study for a roundabout at 9"'
Avenue South and South 332"a Street intersection to address access and sight distance issues.
2. The City's comprehensive plan depicts future extension of South 332"d Street from SR 99 to 9"'
Avenue South. As such, the applicant would need to construct half of the future street to a Type M
cross section. At a minimum, the applicant shall construct the south half to include a 24-foot paved
street with six-foot planter strips, eight -foot sidewalk, and streetlights. Approximately 41 feet of
dedicated ROW would be needed to accommodate the proposed improvements.
Construct half street improvements on 9"' Avenue South to a Type K street, which is a 44-foot street
with six-foot planter strips with street trees, eight -foot sidewalks, and streetlights all within 78 feet
of the ROW. An additional nine feet of ROW would need to be dedicated to accommodate the
planned street improvements. Per FWCC Section 22-1477, a written request may be submitted to the
Public Works Director for a modification or exemption from the street improvements.
4. Only one driveway will be permitted onto the new South 332°1 Street. The driveway must be located
at least 150 feet from the intersection.
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Ms. Kathleen Schilb
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August 1, 2003
BUILDING DIVISION (Scott Sproul, 253-661-4121, Scott.Spro ul(a:cit-voffederahvaj%com)
Codes
Uniform Building Code (UBC), 1997 edition
Washington State Amendments WAC 51-40*
Uniform Mechanical Code (UMC), 1997 edition
Washington State Amendments WAC 51-42*
Uniform Plumbing Code (UPC), 1997 edition
Washington State Amendments WAC 51-46 & WAC 51-47*
Uniform Fire Code (UFC), 1997 edition
Washington State Amendments*
National Electric Code (NEC), 2002 edition
Accessibility Code, WAC 51-30*
Washington State Energy Code, WAC 5 1 -11
Washington State Ventilation and Indoor -4ir Quality Code, WAC 51-13*
"Current state amendments are dated, July 1, 2002
* As if 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: B
Type of Construction: V-one hour
Floor Area: First floor 16216, second floor 16935, total sq. ft. 33151
Number of Stories: Two stories
Fire Protection: sprinkled
Wind/Seismic: Basic wind speed 80 Mph, Exposure_, 254 Snow load, Seismic Zone 3
Building Permit Requirements
Submit a complete building permit application and commercial checklist (additional copies of the
application and checklists may be obtained on our web site at www.cityoffederalwa_y corn .
Pilc 003,102653-00-11C Doc- I D. 23961
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Submit five 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 architect's 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).
Submit two copies with King County Health Department approval stamp for all projects that include food
service facilities, septic systems, or other elements within the project that require health department
approval.
Energy code compliance worksheets are required to be completed and included with your permit
application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
Federal Way reviews plans on a first in first out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Review Timing
The first comment letter can be expected within four to six weeks of submittal date.
Re -check of plans will occur in one to three weeks after resubmittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from Community Development Services.
Federal Way has an expedited review process. Information is available at our front counter.
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to the 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 the final Building Division inspection.
All concerned departments (Planning, Public Works, Electrical, Fire) must sign off before the Building
Division can final the structure for occupancy. Building final must be approved prior to the issuance of a
Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of Occupancies.
File 03-102653-00-PC Doc I.D 23961
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All construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, all subs, the general or representative, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party, should attend this meeting. Meetings
will occur at the Building Division and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
1. When bathing facilities are provided they shall meet the requirements of Washington State Barrier
Free Code Sections l 106.11.10 through 1106.11.11. Seats shall be provided with grab bars.
2. A separate building permit will be required for the storage building.
Designs may -be submitted under the International Building Code.
As of January 1, 2004, the City of Federal Way will accept all plans under the International Building
Code. Designs may be submitted under the Uniform Building Code as an alternate design until July
1, 2004.
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 (Mary E. Young, 253-946-5400, myoung wlakehaven.or,z)
Water Issues
A developer extension agreement will be required to relocate existing water facilities and extend
mainline water facilities to serve the site. The owner should apply separately to the District for this
process at the same time formal application is submitted to the City of Federal Way to avoid delays in
construction. Please allow three to four months for plan review and approval.
Sewer Issues
2. A side sewer permit is required. The owner will be required to complete a Sewer Use Survey (SUS);
with pretreatment requirements, if any, to be determined upon review of said SUS.
General Comments
3.: The District's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units
(ERU). Residential equivalency for office use may be calculated as 0.3 ERU per 1,000 square feet of
building area as an initial estimate. Actual water consumption will be monitored and additional charges
may be assessed within five years of original connection. It is recommended that the owner provide
anticipated water consumption for the facility, or water consumption information from a similar facility,
to calculate these charges (255 gallons per day = 1 ERU). The District's current Capital Facilities
Charges are $3,205/ERU for water and $2,721/ERU for sewer.
Ric 03-102653-00-rc Doc W. 23961
Ms. Kathleen Schilb
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August 1, 2003
FEDERAL WAY FIRE DEPARTMENT (Greg Brozek, 253-946-7241, rerr.brozek rc fecleral►va� lire.o� )
Water Supplies for Fire Protection
The required fire flow for this project is gallons per minute.
A Certificate of Water Availability shall be provided indicating the fire flow available at the site.
This project will require fire hydrant(s). Existing fire hydrants on public streets are available for this
project. Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus access
roads extend between properties and easements are established to prevent obstructions of such roads.
When any portion of the facility or building protected is in excess of 150 feet from a water supply on a public
street, as measured by an approved route around the exterior of the facility or building, on -site fire hydrants
and mains capable of supplying the required fire flow shall be provided. Fire hydrants:
1) Shall be located not more than 300 feet on center. All measurements shall be made as
vehicular travel distance.
2) Shall not be located closer than 50 feet to any building.
3) Shall not be obstructed by any structure or vegetation, nor shall the visibility of the fire
hydrant be impaired for a distance of 50 feet in the direction of vehicular approach to the fire
hydrant. (KCFD #39 Administrative Policy Guideline No. 1004)
Fire hydrant locations are subject to the approval of the Fire Marshal or his/her designee.
When exposed to vehicular damage, fire hydrants shall be suitable protected.
Fire hydrants shall be in service PRIOR to and during the time of construction.
Fire Apparatus Access Roads
Fire apparatus access roads shall be provided when any portion of the facility, or any portion of an exterior
wall of the first story of the building, is located more than 150 feet from fire apparatus access as measured by
an approved route around the exterior of the building or facility.
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system,
these provisions may be modified by the chief
Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to
construction.
Fire apparatus access roads:
1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical
clearance of not less than 13 feet 6 inches.
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2) Shall be designed and maintained to support the imposed load of a 30 ton fire apparatus and
shall be provided with a surface so as to provide all-weather driving capabilities.
3) Shall be not less than a 20-foot inside turning radius and not less than a 40-foot outside
turning radius.
4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or fire
department approved alternative at the dead end. All such cul-de-sacs shall be not less
than 80 feet in diameter.
5) Gradient shall not exceed 12 percent. (KCFD #39 Administrative Policy Guideline No. 1006)
Designated fire lanes may be required for emergency access. This may be done during the plans check or
after the facility is in operation.
When required, approved signs or other approved notices shall be provided and maintained for fire apparatus
access roads to identify such roads and prohibit the obstruction by parking and other obstructions.
Fire apparatus access road gates shall comply with KCFD #39 Administrative Policy Guideline No. 1003
(copy enclosed).
Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of
construction.
Fire -Extinguishing Systems
Four sets of plans and specifications for automatic fire -extinguishing systems, standpipes, and their
appurtenances shall be submitted to the fire department for review and approval prior to installation. Plans
shall be drawn to an indicated scale, on sheets of uniform size, with a plan of each floor, and shall show those
items listed in Chapter 6 of 1997 Uniform Building Code Volume 3 (UBC Standard 9-1) that pertain to the
design of the system. Sprinkler plans shall bear a Washington State Certificate of Competency stamp.
An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire
flow, or where the total floor area included within the surrounding exterior walls on all floor levels, including
basements, exceeds 10,000 square feet. Area'separation walls shall not be considered to separate a building to
enable deletion of the required automatic fire -extinguishing system. (FWCC Chapter 8, Article H, Division 4) - -
The automatic fire -suppression system shall be connected to the fire alarm system (last zone) in all buildings
having an automatic fire detection system.
The system demand pressure (to the source) required in a hydraulically designed automatic fire
sprinkler system shall be at least 10 per cent less than the correlative water supply curve pressure.
Fire department connections shall comply with KCFD 39 Administrative Policy Guideline No.1002
(copy enclosed).
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Automatic Fire Detection System
An automatic fire detection system shall be installed in, all buildings exceeding 3,000 square feet gross floor
area. This fire detection system shall be monitored by a central and/or remote station conforming to the
current requirements of the National Fire Protection Association standards and/or the fire chief or designee.
(FWCC Chapter 8, Article H, Division 4)
Plans and specifications for fire alarm systems shall be submitted to the fire department for review and
approval prior to system installation. Plans and specifications shall include, but not be limited to, a floor plan;
location of all alarm -initiating and alarm -signaling devices; alarm control and trouble -signaling equipment;
annunciation; power connection; battery calculations; conductor type and sizes; voltage drop calculations;
and manufacturer, model numbers, and listing information for all equipment, devices, and materials.
Fire alarm systems, automatic fire detectors, emergency voice alarm communication systems, and
notification devices shall be designed, installed, and maintained in accordance with Uniform Fire Code
Standards 10-2 and 10-3, and other nationally recognized standards.
Systems and components shall be listed and approved for the purpose for which they are installed.
A remote fire alarm annunciator panel(s) shall be installed 'at the following location(s):
Fire alarm control panel and remote annunciator panel keys shall be located:
In a Supra lock -box to be located
Portable Fire Extinguishers
Portable fire extinguishers shall be installed in accordance with Uniform Fire Code Standard 10-1.
Fire Department Access To Buildings
Exterior doors and openings required by the Uniform Fire Code or the Uniform Building Code shall be
maintained readily accessible for emergency access by the fire department.
An approved access walkway leading from fire apparatus access roads to exterior openings required by the
Uniform Fire Code and/or the Uniform Building Code shall be provided when required by the chief.
Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be -
plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their
background. Numbers shall be a minimum of six inches in height.
When access to or within a structure or an area is unduly difficult because of secured openings, or where
immediate access is necessary for lifesaving or firefighting purposes, the chief is authorized to require a key
box to be installed in an accessible location. The key box shall be of a type approved by the chief and shall
contain keys to gain necessary access.
THESE FIRE DEPARTMENT COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE
PLANS REVIEWED.
Doc. I.D. 23961
File NO3-102653-00-PC
Ms. Kathleen Schilb
Page 14
August 1, 2003
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWCC Section 22-1657.
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWCC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Deb
Barker, 253-661-4103. We look forward to working with you.
Sincerely,
Deb Barker
Associate Planner
enc: Sign in Sheet
Development Application Submittal Requirements
Master Land Use Application
Sign Permit Application
Mailing Label Handout
Expedited Review Handout
Shared Parking
Right of Way Modification Handout
Lakehaven Utility District Maps
SEPA Checklist
CPTED Checklist
FWCC Section 22-826, "Office Uses"
FWCC Section 22-364, "Process III"
FWCC Chapter 22, Article XIV, "Environmentally Sensitive Areas"
FWCC Chapter 22, Article XVII, "Landscaping"
FWCC Chapter 22, Article XVIII, "Signs"
FWCC Chapter 22, Article XIX, "Community Design Guidelines"
c: Scott Sproul, Acting Assistant Building Official
Sarady Long, Traffic Analyst
Kevin Peterson, Engineering Plans Reviewer
Mary Young, Lakehaven Utility District
Greg Brozek, Federal Way Fire Department
File #03-102653-00-PC Doa I.D. 23961
RECEIVED
ALIG j 2 0' `i
July 30, 2003
Mr. Ken Miller, P.E.
City of Federal Way
Department of Public Works
PO Box 9718
Federal Way WA 98063-9718
RE: Maplewood Office Building
Dear Ken:
FEDERAL WAY PUBLIC WORKS
ADMINISTRATION DIVISION
Job No. 326-005-003-0001
As a follow up to our conversation on Wednesday, enclosed is an Offsite Road Study
drawing, which we hope illustrates to you that the most desirable position for the future
South 333"' Street corridor does not lie centered along the north property line of the
Maplewood site.
This drawing has been prepared using the City's GIS database together with the site plan
sketch for the proposed community center that was provided by the Parks and Recreation
Department We have also imported the field topo and proposed building site plan for the
Maplewood site. Because of the blending of data sources, the drawing should be
considered conceptual; however we believe it is of sufficient accuracy for purposes of this
study.
On this drawing, we have shown the impact of dedicating 35 feet of right-of-way along the
north property line (note: this is less than the 41 feet that was discussed in the Pre -
Application meeting because you said the City might accept 35 feet) together with the 20-
foot building setback from that property line for the new office building. Should the City
require this dedication, the impact to the building would be a loss of a minimum of about
2000 square feet or a total of 6% of the total rentable square footage; about 13% of usable
land area; and about 10 to 15 parking stalls. This represents a significant adverse
economic impact to the project, in addition to the potential construction cost for the 1 /2
street improvements which you said the City contemplated requiring.
These impacts are particularly bothersome to Sound Ventures not only because the
contemplated project does not need the South 333d Street road (insofar as our property is
completely adequately served by existing 9th Avenue South) but also because grading
realities make it highly unlikely our project could ever use South 333d Street Furthermore,
Doug Klappenbach of Sound Ventures has stated that requiring them to dedicate a
substantial portion of the land for a road they likely cannot use for the project (and even if
they could use it, they don't need it!) inflicts unnecessary damage to our property, all out of
proportion to the value of the new road to them.
720 South 348th Street Tel (253) 838 6113 Bothell (425) 415 6144 Civil Engineering Land Planning
Federal Way. WA 98003 Fax (253) 838 7104 Toll Free (800) 345 5694 Project Management Public Works
www esmcivii.com Land Surveying Landscape Architecture
Mr. Ken Miller, P.E.
July 30, 2003
Page 2
We feel that the centerline of the proposed new roadway should be shifted north on park
property, substantially as shown on our enclosed drawing, principally for the following
reasons:
North of the Maplewood site, the roadway would be within the existing
berm area, which is currently unusable ground in the park property.
2. Shifting the road further north at that point would reduce the impacts i.e.,
slopes and retaining walls that might be necessary around the existing
building and parking lot west of 9'" Avenue South (ABAM building). There is
a significant grade change (more than 10 feet) that would need to be
addressed.
3. This would allow for the elimination of a portion of the existing park road,
which could provide additional area for the Park Department to develop
and relocate the existing bioswale, if necessary. A new driveway to the
Park could be located as shown on our enclosed drawing.
4. Shifting the road northerly as depicted on our drawing does not appear to
affect the proposed site plan for the Community Center. Also it appears
that impacts to the wetland and buffer can be avoided.
5. We are certain that the net effect of the shift will give the City a substantial
savings in the overall cost of the new road.
In summary, to us it appears clear that the location of the road needs to be north of the
existing property line. If the road were centered on the existing property line there clearly
would be substantial impacts, not only to the Maplewood development but also to the
ABAM Building. We also think it is particularly significant, that the City already owns all
the usable ground north of our property line, within which it could locate the new road, so
it only seems logical to us that the proper location of the future roadway would be on the
City's land.
Also, Doug Klappenbach has asked that I add to this letter, the fact that the property is fully
serviced by existing 9th Avenue South and has no need for access to South 333`d Street
means that it is highly doubtful the City has the power to inflict either the cost or the
location of the contemplated road on the property because of the Washington Supreme
Courts 2002 decision in Benchmark Land Co. v. City of Battle Ground 146 Wn.2d 685.
Having said this, Doug has stated that he would have no objection to dedicating the
narrow triangular strip of land along the northeast portion of our contemplated parking lot
(located approximately as shown on the enclosed drawing) to the City as part of the
permit process if and when the City determines it does indeed need the strip.
We understand you are meeting Monday afternoon to discuss this issue. We hope that
the enclosed drawing is helpful to you in your discussions and adequately convey to you
our point of view regarding this future alignment
Mr. Ken Miller, P.E.
July 30, 2003
Page 3
We would greatly appreciate it if you can get back to me or Andy Martin of ESM, no later
than Monday, August 11, 2003, with a decision on this matter so that we can process our
building permit application for our project as presently contemplated. If there is much
delay, it will in all likelihood necessitate Sound Ventures abandoning this project
Very truly yours,
ESM CONSULTING ENGINEERS, L.L.C.
v �
RAN PETERSEN, P.E., P.LS.
President
CC: Doug Klappenbach, Sound Ventures, Inc.
Russ Tousley, Esq., Tousley Brain Stephens PLLC
Bob Fadden, Lance Mueller & Associates
Andy Martin, ESM
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CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE. June 30, 2003
TO: Jim Femling, Development Services Manager
Mary Kate Martin, Building Official
Mary Young, Lakehaven Utility District
Greg Brozek, Federal Way Fire Department
FROM: Deb Barker
FOR DRCMTG ON; DATE -July 17, 2003
July 24, 2003, 9:00 - with applicant
FILENUMBER(S); 03-102653-00-PC
RELATED FILE NOS.: None
PROJECT NAME MAPLE WOOD BUILDING PREAPPLICATION
PROJECTADDRESS.' 33304 9"' Avenue South
ZONING DISTRICT.' OP
PROJECT DESCRIPTION: New, two-story multi -tenant office building with 33,151 square feet, 137
parking stalls and site improvements.
PROJECT CONTACT,'
Kathleen Schilb
Lance Mueller & Associates
130 Lakeside Suite 250
Seattle, WA 98122
(206) 325-2553
MATERL4LSSUBMI7TED; Statement of Design Intent, Site plan, Floor plan, Elevations, Landscape
plan
Fowarded by DigiTel for: 9063280554 - 06/23/03 - 879^ - 00755726 - 2 Page(s)
JUN- 23-2003 hiON 02 08 Phi S0� . VENTURES FAX NO. 4-L,-4528422
P. 02l02
ud�1JUN,23.?.®®�� 11:5SRh066dLANCE MUC"LXR.. -CJJP' FEDR9.iLTAY NO.996 F.2i2
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-orM-ASTER LAND USE APPLICATION,
C04M—UNITY 0F� I. i ' BVEpARTWEN T OF COMMUNrrY DEVELOP��
CITY of OPMEN<iT DEPARTMENT 33530 Fuss way S=h
P❑ Box 9713
Federal Way--;-
253-661-000;
APPLzC,tTMN NO(S) — U �.C�S - C%�� PC— �.. Ante -7 0
Project Nme — The Maple Wood Building
PropartyAddrs"oeation 9th Avenue South 3ok
Pamel!oumber(s) 9266-01-0055-0
Project Dedrriphan New two-5 gry. hie
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.Applicant
-dame: ODug K.lappenbach9 Sound Ventures
-'W rws: 320 - 16tb Ave. CF., Suite 100
�L"Y/6+e: B®llevue, WA
Z1p: 98004
P gsac; �205) Z23-95Q0
(425) 452-8422
Email: dougk0soundventures i nc. com
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New -Kathleen Schilb, Lance NUeller & Assoc./Arch.
address: 130 Lakesld6, Suite 250
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Zfp' 96122
Phone, R06i
06l 325-2553
Fax: 328-0554
Rrtt>ail: rsch? 9Tmueller,coyy
Owner
Na=' Doug Klappenbach,
Address:
320 - 105th AVe.
Bellevue, WA
Nip:
?820060t
Phone:
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(425) 2-8422
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753.6614000; Fax 253-W-4129
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Type of Penult Required
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Applicant
Name: Doug Klappenbach, Sound Ventures
.kd&asr,. 320 - Ath Ave. N.E'.. Suite 100
'city/Glatt: Bellevue, WA
zte: 98004
Fk�o�lc; t 2061 223-®500
(425) 452-8422
Email: dougk@soundventuresiolc.com
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Nam:Kathleen Schilb. Lance NUaller & Assoc./Arch.
Addraw 130 Lakesidd, Suits 250
cityAtmc; 5satl;?e, WA
Zip: 9� 122
nenc; 209 325-2553
Fax: 1206) 328-0554
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0611.2/2003 09-43 FAX 2536614129 CITY FI3nERALW1\Y
SITE PLAN:
❑ North arrow with scale.
❑ Total gross floor area of all proposed floors
or levels.
❑ Site area.
❑ Type of Construction and proposed
Occupancy Type per the Uni/bran Building
Code.
❑ Existing and proposed property lines,
sidewalks, existing right-of-way
improvements, and street edges with
existing and/or proposed easements.
❑ Dimensions of existing/proposed structures,
parking and drive aisle layout, property
lines and right-of-way, including location
of barrier free stalls.
❑ Areas with slopes 40 percent or greater on
or within 25 feet of the site.
❑ Existing and/or proposed access points,
including driveways within 150 feet of the
site (both sides of the street) measured from
center lines of driveway. (250 feet when
development abuts Pacific Highway South
and Dash Point Road).
❑ Total existing and proposed parking stall
count.
❑ Approximate location of proposed storm
drainage facilities.
❑ Environmental constraints such as existing
streams, ponds, wetlands, natural drainage
courses, wellheads, and other surface water
features on or within 200 feet of the site.
❑ Width of existing and proposed perimeter
buffering.
❑ Existing and proposed landscaping.
Landscaping and significant trees may be
shown in masses on the plan rather than
indicating individual tree and shrub species,
Refer to Federal Way City Code (FWCC)
Chapter 22, Article XVH, "Landscaping;"
for further information.
❑ Show proposed internal roadway design.
OTHER REQUIRED INFORMATION (seven copies of each):
❑ Vicinity map.
❑ Front, rear, and side building elevations
indicating height. ❑
❑ Provide a statement of architectural design
intent, including finish materials and colors. ❑
Refer to FWCC Chapter 22, Article XIX,
"Community Design Guidelines," for
further information.
Statement of existing and proposed use for
all structures located on the site.
Floor plan.
Projects will have "vested" rights for development to current codes and ordinances only upon having
submitted a complete building permit or subdivision application. or following land use approval.
If you have any questions about preapplication conference, contact the Department of Community
Development Services at 253-661-4115. Please be advised that a preapplication conference request
lacking the required information will not be accepted.
Project Name: The Maple Wood Building File #
Applicant or Agent:
Intake Staff Initials:
Kathleen Schilb
Date:
Date:
Bulletin044 — December 26. 2002
Pape 2 of 2 k:\Handouts-- Revised\Preapplication Conference
VICINITY MAP
JOB No. 03-02G
DRAWN
CHECKED
DATE G/24/03
SW 320th STREET
�TACMALL
CELEBRATION
0 PARK
PROJECT
SITE/--1 S 332ND ST
S. 336TH STREET
T
w
a
_
LANCE MUELLER & ASSOCIATES
A R C H I T E C T S A I A
130 LAKESIDE . SUITE 250 . SEATTLE, WA 98122 206 325 2553
to
o - l o:2&S3 -00
RE0C-!Vr:-D BY
COMMUNITY DEVELOHAEN i DEPARTMENT
JUN �lokl
NOT TO SCALE
MAPLEWOOD OFFICE BUILDING
9TH AVE. SOUTH
FEDERAL WAY, WA
SOUND VENTURES
LANCE MUELLER & ASSOCIATES
A R C H I T E C T S A I A
June 24, 2003
City of Federal Way
Department of Community Development Services
3350 first Way South
Federal Way, WA 98063
Re: Statement of Design Intent
Maplewood Office Building, Sound Ventures
We are proposing a new, two story office building for lease to
multiple tenants at West Campus, Lot 1 . The site, which is currently
undeveloped, is located at the current north-east terminus of 9th
Avenue South. To the north is Celebration Park. The property to the
east is undeveloped. To the south is an existing office building. To
the west, across 9th Ave. is an office park development..
Among existing site amenities are over fifteen trees that are
considered significant by the Federal Way Zoning Code. It is our
intention to preserve over 50% of these trees, as well as any other
native plants, by carefully locating outdoor service areas and by
adjusting drives and parking layouts. Celebration Park is an
excellent amenity, within easy walking distance from the site.
The main entry and majority of architectural building features are
located close to and facing 9th Avenue, allowing close pedestrian
access and visibility. Planters follow the grade from the entry
around the south west corner of the building. A plaza is located on
the west site of the building. that takes advantage of southern
exposure on the south west corner of the building. The planter walls
will be of a height and depth to accommodate seating. The plaza
will also include an area for the bicycle rack.
All parking is surface parking, with the majority at the rear (east)
side of the building. The parking will be fully landscaped with new
and existing vegetation. There are no dead end drives, allowing for
smooth traffic flow throughout the site.
The building, a detached storage structure, and the waste
enclosure will be constructed primarily of concrete, with ❑ textured
elastomeric paint finish. Colors and reveal patterns will visuallY vc3" [D;.GS33-C o
connect the separate built elements. F�W�kIV EO BY
CCIMMUNITY. E OPMENTDEPARTMENT
130 Lakeside Suite 250 Seattle, WA. 98122 (206) 325-2553 Fax (206) 328-0554
Architecture Planning Space Planning Interiors
C:\Documents and Settings\Kathy\My Documents\PROJECTS\Maplewood\6-24-03-Fed WayPlanning.doc ••r•
City of Federal Way
Department of Community Development Services
June 24, 2003
Page 2
The building will have a security system. The storage enclosure will
be fully enclosed with roof and walls, and have locking metal
doors. The doors for the waste enclosure can be chained and pad-
locked. The site will be appropriately illuminated for security and
safety, while controlling light glare to neighboring sites.
All facades of the building incorporate several tools to accomplish
modulation. The building height varies around the building. While
the primary material is concrete, we have include reveals and form
patterns in walls, with of blue glass and metal panels. The metal
panels are divided by concrete wing walls. The main entry is
articulated by a sloping glass curtain wall. Landscaping, canopies,
and a pedestrian plaza are also designed to not only provide
amenities, but to give additional facade modulation.
CITY OFrjr.-
CITY HALL
33530 1 st Way South (253) 661-4000
PO Box 9718 Federal Way, WA 98063-9718
June 30, 2003
Ms. Kathleen Schilb
Lance Mueller & Associates
130 Lakeside Suite 250
Seattle, WA 98122
Dear Ms. Schilb:
RE: Permit #03-102653-PC; Preapplication Conference for the Proposed
Maple Wood Building, 33304 9t' Avenue South, Federal Way, WA
Dear Ms. Schilb:
The above referenced proposal has been assigned me as project planner. At this time,
the submittal packet has been routed to members of the Development Review
Committee. The meeting with project proponents has been scheduled as follows:
Thursday, July 24, 2003 — 9:00 AM
Department of Community Development
City Hall, first floor
33530 - 1st Way South
Federal Way, WA 98003
I look forward to meeting with you at that time. Please call me at (253) 661-4103 if you
have any questions.
Sincerely,
Deb Barker
Associate Planner
Doc. I.D.