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07-103830
A�kCITY OF Federal Way August 17, 2007 CITY HALL FILE 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Bob Fadden Lance Mueller & Associates 130 Lakeside Avenue, Suite 250 Seattle, WA 98122 Re: File #07-103830-00-PC, PREAPPLICATION CONFERENCE SUMMARY Highmark East Campus Office Building, *No Site Address* (Parcel No. 157104-9052) Dear Mr. Fadden: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held August 9, 2007. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Utility District and South King Fire and Rescue. Some sections of the City's codes and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWCC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Andy Bergsagel, 253-835-2644, andy.bergsagel@cityoffederalway.com. For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION The proposal is to construct a 46,500 square -foot, 2-story office building with associated site improvements. Parking for 155 vehicles is proposed. (A letter submitted for the preapplication conference indicates it will not be medical office.) The site contains wetland and stream. (Note: the preapplication form states 46,000, but the plans show 46,500 square feet.) MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. Mr. nddenk A Page 2 August 17, 2007 ■ Planning Division The previous MDNS for this site (File #01-100740-00-SE) will not apply, since the proposal has changed substantially. This proposal will require a new SEPA checklist and determination, as well as fees for traffic concurrency. • Public Works Development Services Division Stormwater for the project will discharge into an already -designed and constructed stormwater facility south of the subject site. The applicant will need to review the original design of the stormwater facility and confirm that the proposed development can be accommodated with respect to water quality and flow control standards now in effect. s Public Works Traffic Division A Transportation'Concurrency permit is required. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. The current Federal Way City Code (FWCC) is available on-line at www.cityoffederalway.com. (Copies of pertinent 1994 code sections are enclosed.) Information handouts and forms are available at www. c i iyo ffedera 1 way. comleNote. PLANNING DIVISION (Andy Bergsagel, 253-835-2644, andy.bergsagel@cityoffederalway.com) 1. OP-1 Concomitant Zoning Agreement (CZA) The proposal is subject to the adopted OP-1 Concomitant Zoning Agreement (CZA) and the August 1994 Federal Way Code (FWC). Unless otherwise indicated in this letter, FWC citations pertain to the August 1994 zoning and subdivision codes. 2. Background A Boundary Line Adjustment (City File. No. 01-100742-00-SU) for this parcel and the one to the north was approved by the City and recorded in 2001 under King County Recording No. 20010711900005, The City approved a land use Process III application (File No. 01-100739-00-UP) on June 28, 2001, for "East Campus Corporate Park Parcel II." The Findings for Project Approval described the project as follows: The proposal is for development on Lots 1 and 2 of the Weyerhaeuser East Campus Parcel II site. The applicant proposes to construct two buildings, one a single -story 26,000 square foot office and training center for the Delta Society; the second, the Northlake Building, a two-story 60,000 square -foot general office building. Parking for each building will be provided around each building at grade. Access to the Delta building will be from Weyerhaeuser Way South and access to the Northlake Building will be from both Weyerhaeuser Way South and South 320`h Street. The existing site is also subject to a Boundary Line Adjustment (BLA), City File No. 01-100742-00-SU, currently under review. Completion of the BLA will allow construction to go forward on the subject site, following approval of the associated Process III review. File 907-103530-00-PC' Doc ID 41586 Mr. Fadden Page 3 August 17, 2007 The Northlake Building has been built and approved on the northern lot. However, the site plan approval has expired for the proposed building on the southern lot. Therefore, a new site plan review process would be required for your new proposal. A stormwater detention facility has already been built on the southern lot. 3. Process III Review Pursuant to the CZA and applicable code (FWC Section 22-826, Office Use), the proposed office development is permitted subject to "site plan review." The project is also subject to environmental review under the State Environmental Policy Act (SEPA). When site plan review is combined with environmental review, it is considered a Process III review. The Director of Community Development Services issues the Process III decision, with any appeals decided by the Federal Way Hearing Examiner. This site received approval for an office building under a 2001 Use Process application, but the approval has expired. The Process III application will be published, posted, and mailed to property owners within 300 feet of all site boundaries, and the application must include mailing envelopes prepared for this purpose in accordance with the City's requirements, as described in the enclosed "Mailing Labels" handout (enclosed). The application must also include an assessor's map depicting the 300-foot radius, and a separate paper list of addressees. The Process III application must be prepared in accordance with the cty's Process III checklist, enclosed. 4. Land Use Application Fees and Timeframes Process III and SEPA review is a combined application. The 2007 Process III fee is $2196 and the SEPA review surcharge is $869.50. Under the City's procedural guidelines, every effort is made to process land use applications within 120 days from the date that the application is determined to be complete. The review timeframe is suspended at any time the City requests additional information from the applicant. The applicant may also request and pay for expedited review (handout enclosed). In accordance with code requirements, the applicant must begin construction or submit a complete building permit within one year of the Process III decision, or the approval expires. In addition, the applicant must substantially complete construction for actions approved under the Process III decision within five years after the final decision on the matter. Provisions for certain extensions of these timeframes are set forth in code (FWCC 22-408). 5. State Environmental Policy Act (SEPA) This project is subject to SEPA review. A new SEPA environmental checklist is required. (Traffic mitigation is now handled through the City's traffic concurrency program, which became effective January 1, 2007.) There was a previous Process III land use review for Lots 1 and 2 of the Weyerhaeuser East Campus Parcel III site. (This site is Lot 1.) The previous SEPA Mitigated Determination of Nonsignificance (MDNS), dated May 19, 2001, only anticipated a one-story, 26,000 square -foot building on this lot (File #01-100740-00-SE). Your current proposal is for a two-story, 46,500 square -foot building on this lot —an increase of 20,500 square feet. There is an increase in the building footprint, as well as a substantial increase in the amount of traffic that will be generated and parking that will be required, as well as stormwater detention. File 407-103830-00_PC Doc ID 41596 Mr. Fadden Page 4 August 17, 2007 The City may only adopt an addendum for a previous SEPA determination if the impacts are not substantial (WAC 197-11-600). The checklist must be accompanied by mailing envelopes to notify all owners within 300 feet of site boundaries. (See the enclosed Mailing Labels handout). The Director of Community Development Services issues the environmental threshold determination, with any appeals decided by the Federal Way Hearing Examiner. 6. Environmentally Sensitive Areas The application must address "environmentally sensitive areas" (ESA) provisions in the agreement and FWC as applicable to the proposal. Such areas are now known as "critical areas." There are wetlands and possibly a stream on the site. The wetland buffer has been established as part of the BLA. (The CZA wetland buffer provisions allow for averaging of the FWC-required 100-foot setback, determined on the basis of the "quality and character" of the wetland.) 7. Site and Building Design Please provide all pertinent dimensions and a chart of zoning information on the plans. (a) Building Height: The CZA and applicable code (FWC Section 22-826, Office use, Use Zone Chart) establishes building height for offices in the OP-1 zoning district at 35 feet above average building elevation,' with increases above 35 feet decided administratively pursuant to the applicable decision criteria? (b) Building Bulk, Scale: If any portion of a building is within 100 feet of a low density zone, then either: (1) the height of that structure shall not exceed 15-foot above average building elevation, or (2) the fagade of that portion of the structure parallel to the low density zone shall not exceed 50 feet in Iength.3 (c) Structural Setbacks: Required building setbacks are as follows: 50-foot front yard, 20-foot side yard, and 20-foot rear yards. For lots with two street frontages, the FWC allows the applicant to determine which frontage will be used as the front yard. (d) Parking: The required parking ratio is one parking space per 300 feet of gross floor area (GFA). (e) Parking Lot Design: Parking lots must be designed and configured in accordance with the City's Parking Lot Design Criteria (Bulletin 042), enclosed. (f) Landscaping: The Process III application must include a preliminary landscape plan, prepared by a licensed landscape architect in accordance with the City's landscape code (FWC Article XVII, Landscaping). The following key requirements4 are noted for preapplication review: (1) Type I landscaping" fifteen feet in width is required along the east property line abutting residentially zoned property. This may necessitate an agreement with Lakehaven Utility District for landscaping encroachments into their sewer easement. The applicant should contact the District to coordinate any such requirements. ' See definition, Average Building Elevation. 2 FWCC Section 22-826, criteria for increasing building height, as applied by the CZA, includes: each required yard abutting the structure is increased I' for each 1' the structure exceeds 35' above average building elevation; and the increased height will not block any views designated by the comprehensive plan; and the increased height is either in character with surrounding uses or consistent with desirable development in the area of the subject property as established by the comprehensive plan. 3 FWC Section 22-826, Note 4. 4 FWC Section 22-1566(h), Office Park- 5 Type I landscaping consists of dense evergreen trees, tall shrubs and groundcover, intended to create a 1001ib site obscuring screen within three years of planting (FWC Section 22-1565(a)). File d07. 103830-00-PC Doc ID 41586 Mr. Fadden Page 5 August 17, 2007 (2) Type II landscaping6 five feet in width along public rights -of -ways and interior lot lines. However, the first 25 feet of the required front yard, starting from the street, must be landscaped and contain a three -foot -high berm or three -foot -high sight -obscuring vegetation.' (3) Landscaping on interior lot lines is not required within a development where parking is shared pursuant to a reciprocal parking agreement. (4) Interior parking lot landscaping is required at the rate of 22 square feet per parking stall.' Interior parking lot calculations must be shown on the landscape plan. (5) Those building walls which are uninterrupted by a window, door, or other architectural feature, and are 240 square feet or greater in area, and not located on a property line, shall be screened by trees, shrubs, and groundcover appropriate for the area 9 (6) Landscape modification options are available in code10 and will be considered pursuant to a written request addressing the applicable criteria. (g) Significant Trees: Existing trees meeting the FWC definition of "significant"" must be retained or replaced per code provisions. (h) Outside Storage Areas, Trash Receptacles, and Rooftop Appurtenances such as mechanical equipment, are subject to screening requirements.12 (i) Design Guidelines: The project must demonstrate how it "embodies good design principles that will result in high quality development- 03Few provisions are made in the 1994 zoning code for architectural and site design. We anticipate that the developer will maintain a commitment to quality development. It was not until 1995 (after the CZA) that the city adopted FWCC Article XIX, Community Design Guidelines. 0) Grading Permit.- Land surface modification in advance of a building permit is allowed by the CZA in the form of a grading permit, provided that a building permit application has been submitted, and all requirements are met under FWC Section 22, Land Surface Modification. Per the CZA, site preparation is limited only to those areas being developed and shall be performed in a manner to minimize destruction of existing natural vegetation and trees. Grading permit fees are determined on a project -specific basis. (k) Sign Permits are processed separately from other required permits. Refer to the 1994 sign code for design requirements. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Sean R. Wells, P.E., 253-835-2731, sean.wells@cityoffederalway.com) Land Use Issues — Stormwater Surface water runoff control and water quality treatment will be required per the 1998 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 1998 KCSWDM. This project meets the requirements for a Targeted Drainage Review. At the time of 6 Type 11 landscaping consists of evergreen and deciduous trees intended to create visual separation (FWCC Section 22-1565 (b))• 7 FWC Section 22-826, Note 3. 8 FWC Section 22-1567 (1)(ii). 9 FWC Section 22-1564(u). 10FWC Section 22-1570, Modification options. ' � Significant free is defined as twelve inches in diameter or 37 inches in circumference measured four and one-half feet above ground; and in good health, and not diseased or dying (FWCC Section 22-1, Definitions.) 1' FWC Section 22-1564. 13 FWC Section 22-364(3). Filc #07-103830-00-PC Doc 1D 41586 Mr. Fadden Page 6 August 17, 2007 land use site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the eight core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The City has 1 " = 100', five-foot contour planimetric maps that may be used for basin analysis. 2. The project lies within a Level 1 flow control area, thus the applicant must verify that the existing design meets the flow control facility to meet this performance criteria. The project also lies within a Basic Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Basic Water Quality Menu. 3. Detention and water quality facilities for private commercial developments outside the City Center Core must be above ground (i.e. open pond). Underground facilities are allowed only with approval from the City of Federal Way Stormwater Management Division. 4. Show the proposed location and dimensions of the existing detention and water quality facilities on the preliminary plans. 5. 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 from the Washington State Department of Ecology at http://www.ecy.wa.gov/programs/sea/pac/index.html, or by calling 360-407-6437. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA) permit may be required. Information regarding this permit can be obtained from the Washington Department of Fish and Wildlife, at http://www.wa.gov/wdfw/bab/hpapage/htm or by calling the office of Regulator Assistance at 360-407-7037. Right -of -Way Improvements See the Traffic Division comments from Sanjeev Tandle, Traffic Engineer, for traffic 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 new impervious area within the public right-of-way. Building Permit Issues 1. 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 $753.00 for the first 12 hours of review, and $63 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. File v07-103830-00-PC Doc ID 41586 Mr. Fadden Page 7 August 17, 2007 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. 3. Bonding is required for all improvements associated with the project. The bond amount shall be 120 percent of the estimated costs of improvements subject to bonding. An administrative deposit will need to accompany the bond to cover any possible administrative 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. 4. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. 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. 6. 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 3 6 " 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. 7. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per Appendix D, 1998 KCSWDM, must be shown on the engineering plans. 8. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION (Sanjeev Tandle, PE, 206-450-5845, sanj eev.tndle@cityoffederalway.com) Transportation Concurrency Analysis 1. The City has adopted new policies for traffic analysis and mitigation requirements effective January 1, 2007. 2. Per FWCC Section 19, Article IV, a Concurrency permit will be required for this development project. A Concurrency information package is enclosed. This analysis is performed in accordance with the Concurrency requirements of the Growth Management Act. The Concurrency analysis assures adequate roadway capacity to accommodate the proposed development project. It provides the applicant an analysis of evening peak hour project impacts and pro-rata share contributions File.07-103830-00-PC Doc ID 41586 Mr. Fadden Page 8 August 17, 2007 towards transportation projects adopted in the Transportation Improvement Plan (TIP). Please note that supplemental transportation mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). 3. Based on the submitted materials, and the Institute of Transportation Engineers (ITE) Trip Generation - 7 h Edition, land use code 710 (General Office Building), the proposed project is estimated to generate approximately 69 new weekday PM peak hour trips and 506 daily trips. 4. The estimated fee for the Concurrency permit application is $3,084. This fee is based on estimated new PM Peak Hour trips of the current proposal. The applicant will be notified with the actual fees that will be calculated and must be paid prior to staff releasing the completed Concurrency analysis. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with City procedures; however, staff review time requires that the application fee remain the same. PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com) Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations include: + Adequate space allocation for interior and exterior collection containers. The following exterior trash enclosure parameters will accommodate most solid waste and recycling needs: Clear interior dimensions measuring 10' deep by 18' across, with a single two -door swinging gate spanning across the front of the enclosure. When the gate is opened, no structure or hardware is allowed above grade across the enclosure opening. Gate pins/holes are preferred in positions for closed gates and holding gates open for service access. + User access to interior waste and recycling storage areas/containers, and to exterior containers screened by enclosure(s). • Unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure openings. • Landscaping, setbacks and screening requirements [based on FWCC Section 22-1564 (d) & (e)]. • Note that larger -scale commercial or multi -family developments may see long-term savings from the use of on -site solid waste compaction equipment. This equipment may require larger enclosures, defined overhead clearance, and 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 (cell). BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com) Codes International Building Code (IBC), 2006 edition Washington State Amendments WAC 51-50* International Mechanical Code (IMC), 2006 edition Washington State Amendments WAC 51-52* File K07-103530-00-PC Doc ID 41556 .—) Mr. Fadden Page 9 August 17, 2007 Uniform Plumbing Code (UPC), 2006 edition Washington State Amendments WAC 51-56 & WAC 51-57* International Fire Code (IFC), 2006 Washington State Amendments* WAC 51 -54 National Electric Code (NEC), 2005 edition Accessibility Code ICC/ANSI Al I7.1-2003 International Residential Code 2006 Washington State Amendments* WAC 51-51 Washington State Energy Code WAC 51-11 * Washington: State Ventilation and Indoor Air Quality Code WAC 51-13* *Current State Amendments are dated: July 1, 2007 ** As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch circuits serving sleeping rooms in dwelling units (R-1's). Building Criteria Occupancy Classification: B Type of Construction: II-B Floor Area: 46,000 Number of Stories: two Fire Protection: sprinkler and fire alarm systems required Wind/Seismic: Basic wind speed 85 Mph, Exposure_, 25# Snow load, Seismic Zone D-1 A complete building permit application and commercial checklist. (Additional copies of application and checklists may be obtained on our web site at: www.cityoffederalway.com.) Submit five sets of drawings and specifications. Specifications shall include: —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). 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. File '-07-103830-00- PC DoclD 41586 Mr. Fadden Page 10 August 17, 2007 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 seven to eight weeks of submittal date. Re -check of plans will occur in one to three weeks after re -submittal. Revised or resubmitted plans shall be provided in the same format, size and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded from Community Development Services. Federal Way has an expedited review process. Information is available at our front counter. Other Permits & Inspections Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by WABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection All concerned departments (Planning, Public Works, Electrical, Fire) must sign off before the Building Department can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of Occupancies. All construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, all subs, the general or representative, the architect or representative, the engineer or representative, electrical contractor and any other interested party, should attend this meeting. Meetings will occur at the Building Department and will be scheduled by the inspector of record for the project. The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at time of building permit plan review. LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org) Water • If existing water mainline facilities and/or hydrants are required to be relocated to avoid conflict with treed landscape area or parking stalls (mainline should route under drive aisles/areas), a developer extension agreement will be required. Additional detail and/or design requirements can be obtained from Lakehaven by submitting a separate application to Lakehaven for either a pre -design meeting or a developer extension agreement. Lakehaven encourages the owner to apply for either of these processes early in the pre-design/planning phase to avoid delays in overall project development. Fil,'07-103830-00-PC Doc ID 41586 Mr_ Fadden Page 11 August 17, 2007 A water service connection application is required for a separate meter/service for any new connection to the water distribution system, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Owner will be required to complete and submit a Water Use Questionnaire (WUQ, copy enclosed). Information in the WUQ will be used by Lakehaven to determine specific, if any, backflow prevention requirements for the commercial water service. Installation of a Detector Double Check Valve Assembly (DDCVA) will be required for the fire protection service connection, in accordance with Lakehaven, local and state regulations. The DDCVA shall be installed as close to the main as possible (and in no case greater than 50 feet from the main). The DDCVA vault drain pipe shall, in order of preference: 1) terminate to daylight; or 2) drain to a storm drain system. If neither of those vault drain conditions can be met the vault will need to be designed at an elevation so that local groundwater table level is below the base of the vault. Sewer • A sewer service connection permit will be required for any new connection to the sanitary sewer system or any modification to the existing sewer service connection, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum 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 is required on the private building sewer line, for all new or modified non-residential connections. • Owner 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, if any, pretreatment requirements. General • Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for non-residential connections will be estimated based on anticipated water use (1 ERU = 255 gallons per day for water and 220 gallons per day for sewer). Owner will be required to provide a reliable estimate of proposed water consumption (commercial and irrigation) for the property (information from a similar facility may be submitted in lieu of a new estimate). Lakehaven's 2007 Capital Facilities Charges are $3,196/ERU for water and $2,768/ERU for sewer. • Credit may be available for this property from connection charges previously assessed for water and/or for sewer. Please contact Lakehaven for further detail by submitting a separate application for a pre -design meeting, developer extension agreement, or service connection(s). • Utility conflicts should be identified and coordination should occur as early as possible in the planning process. Project will need to avoid encroachment with existing Lakehaven facilities and easement(s). All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-835-7244, chris.ingham@southkingfire.org) Water Supplies for Fire Protection The required fire flow for this project is 2250 gallons per minute. A Certificate of Water Availability shall be provided indicating the fire flow available at the site. File #07-103830-00-PC Doc ID 41586 Mr. Fadden Page 12 August 17, 2007 This project will require two 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. Fire Apparatus Access Roads 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 roads shall be installed and made serviceable PRIOR to and during the time of construction. Fire -Extinguishing Systems An automatic fire sprinkler system is required. An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire flow or where the total floor area included within the surrounding exterior walls on all floor levels, including basements, exceeds 10,000 square feet. Fire walls shall not be considered to separate a building to enable deletion of the required automatic fire -extinguishing system. (FWCC Chapter 8, Article 11, Division 4) A separate permit is required for the installation of the Fire Sprinkler System. Contact the Fire Marshal's Office at 253-946-7244 for Fire Sprinkler System Specifications. The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 percent less than the correlative water supply curve pressure. Automatic Fire Detection System 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. (FWCC Chapter 8, Article 11, Division 4) A separate permit is required for the installation of the Fire Alarm System. A complete Fire Alarm System is required. Contact the Fire Marshal's Office at 253-946-7244 for Fire Alarm Specifications. 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. Filc =07- 103830-00• PC Doc ID 41586 Mr. Fadden Page 13 August 17, 2007 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, Andy Bergsagel, 253-835-2644. We look forward to working with you. Sincerely, G Andy Bergsagel Associate Planner CDC: 1994 Concomitant Zoning Agreement Process III Handout FWCC Article VI, Process III Project Approval SEPA checklist Mailing Labels handout Expedited Review Handout Parking Lot Design Criteria (Bulletin 042) FWC Chapter 21 Surface and Stormwater Management (1994 regulations) FWC 22 Article V, Site Plan Review (1994 regulations) FWC Section 22-826, Office Use zoning chart (1994 regulations) FWC 22, Article XIV. Environmentally Sensitive Areas (1994 regulations) FWC 22, Article XV, Offstreet Parking (1994 regulations) FWC 22, Article XVI, Improvements (1994 regulations) FWC 22, Article XVII, Landscaping (1994 regulations) LUD Map of Facilities at this Site LUD Water Use Questionnaire LUD Sewer Use Survey c: Owner/Applicant: Highmark Investments, Attn: Mike Kerby, 3450 South 344`h Way, Suite 115, Federal Way, WA 98001 Sean Wells, Senior Engineering Plans Reviewer Sanjeev Tandle, Traffic Engineer Scott Sproul, Assistant Building Official Chris Ingham, South King Fire Brian Asbury, Lakehaven Utility District File 407-103830-00-PC Doc ID 41586 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE Project Name: Preapplication Conference Sign In Sheet aS Lev►^ DaLs f Address: n Do � , �J � , lrLel File # 7- 0 3 F 3 D Date: 2 O � NAME REPRESENTING TELEPHONE NUMBER 1-VV LA 52 A0 2. 3. z 13 y 4. l[� � �[ Y r zs3 37L1. 3?V 5. C'� rerelz �.�� - PI.✓- lr.4,c 253-835- 2-740 6. n1k1.� a r€;?,4JAy©� �5 3 "�'�' S - Z� 2� 7. 6 fiI~'iRL !^i"� �357.730 7-2 9. S3s�Avoj Un L- !�:)cs-r, 10. 11 nlee Je A:�- (,-J . P,6uc. ZS3 ass--n l I jrok 12. .206 -- a -SO -S 84-S- HIGHMARK OFFICE BUILDING Project Description & Questions 7-10-07 General Information Lot 1 is a fully graded site with utilities in a ready to build condition. As such, the site work will consist of connection to existing storm facilities, connection to existing water and sewer services, fine grading, finish paving & hardscape and installation of landscaping The proposed structure is a two story office building designed for single or multiple tenants. It will be permitted as a warm shell with lobby and core in place ready for tenant improvements. All uses anticipated are office; engineering or software based and would be B occupancy. Medical uses that would require additional parking are not being considered at this time. The building will be constructed as a Type IIB sprinkled building. The first floor with a slab on grade, the second concrete over metal decking supported by metal joists and beam, and the roof built up roofing over rigid insulation on metal deck supported by steel joists and beams. The principal exterior material will be glass curtain wall, glass window bands, and smooth surface concrete with a textured paint. Other materials used will be metal siding, smooth metal panels, wood beams, and anodized aluminum at flashings and cornices. The site development will also provide two and possibly three exterior area for the occupants to utilize. Two of the features will be provided in the area between the building and the wetland buffer. The first feature is the sun court and the second will be passive sitting area outside the south entry. In addition to these areas, a covered exterior break area is provided that is similar in design to the entry feature. The site is currently designed with 155 parking stalls. This number of stalls will support a gross building area of 46,500 sf. based on a parking ratio of 1/300. Questions: 1. Currently the City is using a traffic concurrency program. This project had a pro-rata share determination under the prior determination. Will concurrency still be required or just payment of the pro-rata share? 2. Currently Transpo is reviewing the original traffic study and verifying how many trips the project on lot 2 actually generates. If there is a significant differential, how will these trips be mitigated? 3. The project has a shared entry drive that serves only two lots. Will the City consider this a private street and require side wall on the south? 4. The current width of the shared drive is 28 feet. If the City calls this a private street, can the requirement be reduced to 28 from 30 feet? 5. Will the Permit Process for this project be a process II or a process III? 6. If the impervious site area jointly increases by less than 10%, can the pond capacity be increased according to the original standards of design? RECEIVE[ JUL 12 2007 CITY 4F FeOEHAL WAY BUILDING 08PT, HIGHMARK OFFICE BUILDING Project Background_ 7-10-07 Existing Conditions: This property was originally part of the Phase I East Campus subdivision. As part of the original subdivision, wetland delineation was completed and subsequent mitigation plans were approved, a storm water detention and water quality pond was constructed and streets and roadways improved. Subsequently lot one and two of Phase I was purchased and proposed to be developed as office sites. One site was developed as the Northlake Office building which is now occupied by Washington State Teachers and the second site was proposed to be developed for the Delta Society. Under the original application the entire site was graded, wetland mitigation was completed and buffers constructed, utilities installed, and the storm drainage facility developed. Since that time the Delta Society lot has been left in a rough graded condition ready for development. Sheets C-2, C-6, and C-10 depict the existing developed condition of the property. The original approved plan for both buildings had 4.96 acres of impervious area. With the proposed two story building, the foot print has been reduced and the amount of new impervious area between the two building sites have been increased a small amount. The amount of surplus detention in the pond has yet to be determined and it is unknown at this time whether any modifications to the control structure are needed to increase the pond volume. The site plan as currently purposed utilizes both current access points to the public street and will utilize existing sewer and water services and catch basins. Some minor modifications will be required to accommodate the new design. The proposed building and site development plan has been designed to utilize the existing topography whenever possible. No grading beyond the limits shown on sheet C-6 is currently purposed. The preliminary grading proposes a building floor elevation is 429.00 which places the building finish floor at the same elevation of the previous design. This design allows most of the existing rough grading to remain in place. Prior Permit Actions: According to information provided by the seller, the original SEPA determination for this property was made on May 19, 2001 (File #01-100740-00-SE). As part of that action Transportation Improvement Plan project where identified. Pro-rata shares of the projects were paid by lot one and a smaller pro-rata share is still to be paid when lot 1 is developed. It appears from the information in the files that the grading for lot 1 was done under Permit number 01 -101 725-00-CO and the site plan approval file was #01 -1 007740-00-SE. HIGHMARK OFFICE BUILDING Concurrency with Community Design Guidelines 7-10-07 General Design Description: The Highmark office building is sited with the long side of the building facing the open space area so occupants can enjoy that area from inside the building. This design places the majority of the parking north of the main entry, which makes the parking area easily accessible to that entry. Though the main building entry doesn't face the public street, the design features of the entry and the layout of the site make it clearly identifiable from the public street. This site design will bring the majority of the traffic into the site through the existing shared private driveway as originally planned. I will also provide a secondary route which will be used to access the storm pond to the south and provide another means of ingress for emergency vehicles. This site is located in an area where the tenants will primarily arrive by private vehicle. It is also served by public transit so a direct pedestrian route has been provided from the public street to the main entry. Within the site is provided not just a pedestrian route from the street, but a designated pathway system within the parking area to bring drivers and passengers to the building entries. Adjacent to the building will be walkways shaded by trees in adjacent landscape areas which connect to the entry and collector walk that reach out to parking areas that are further away. The building is designed so when you turn right off the private entry drive you look directly at the building entry and can choose to look for parking to the right or left. These areas feature a looped design. As you enter the site you will go up a slight grade and see the north building fagade which is symmetrical about the entry. This face has been treated in the same manner as if it fronted on a public street. As such we have elected to apply the same community design standards as would be required at the west side along Weyerhaeuser Way S. To balance out the additional cost of this treatment, we have used a simpler design at the south face where there building faces the forested buffer area. The building, as presented, is about 32 feet in height and has an entry facade about 35 feet in height. In front of the facade is an entry element which is constructed with stone clad columns, laminated wood beams, painted steel, and colored metal roofing. Behind the entry canopy is a curtain wall recessed back about three feet that encloses the two story lobby. This system will use an anodized aluminum framing, tinted insulated glass and within it will be a structural steel frame that will be painted a coordinating color with the horizontal metal siding that is used above the curtain wall elements at the corner. Above the curtain wall is an entry element which will be clad with an anodized aluminum panel that will match the curtain wall. HIGHMARK OFFICE BUILDING Concurrency with Community Design Guidelines 7-10-07 Page Two A similar curtain wall element is used in the private entry area at the south side of the building. This is done so at a portion of the south wall, the interior space can open up to the yard area behind the building. The north facade, each side of the entry, consists of 60 long surface of painted concrete in which strip windows at each story area are provided. This facade treatment is repeated on the other building faces as well. This element consists of a smooth concrete surface which is punctuated with strip windows and articulated with reveals. Over the surface a sand colored textured paint will be applied to insure that close up the building will have texture and interest at the pedestrian level. At each end of the north face, about 60 feet away from the entry, are corner elements that consist of curtain wall that is placed on a base wall and capped with a spandrel element which is clad with horizontal metal siding in a secondary color. These elements step back from the wall fagade about three feet and wrap around the corner to the south. This creates the transition between the facades. The street fagade, west building elevation, begins with the curtain wall corner element at the NW and ends with a similar element at the SW. To complete the symmetrical appearance the 60 foot surface between the corner elements repeats the same painted concrete fagade element which is featured at the north fagade. The east elevation is about 90 feet long because the width of the building is reduced to accommodate the wetland buffer. This facade is similar in appearance to the west elevation but has a curtain wall element at the NE corner only. The south elevation of the building appears symmetrical, however it has a 30 foot step south of the private entry to accommodate the wetland buffer. Each wing of the fagade is about 95 feet and consist of three units of the strip window element. As far as building material colors at this time, we are considering the following options: Entry Columns — Eldorado Stone "River Rock" Color Blend: Glu-Lams and Wood — No stain just a sealer Canopy Roofing - Light tan color on the metal roofing, Window Sash and Aluminum Accessories - Clear or medium bronzed anodizing Glazing - Bronze or green tinted glass units, Concrete Surfaces - Sand colored textured paint Horizontal Metal Siding — Prefinished metal in a rust color Mechanical Screen Metal Siding — Prefinished metal in a white color. HIGHMARK OFFICE BUILDING _Concurrency with Community Design Guidelines 7-10-07 Page Three Application of Article XIX: The overall building site design meets the goals of Section 22-1634, Site Design, and 22- 1638, District Guidelines. The overall design is driven by sighting the building according to existing natural conditions. This design, as shown, blends and balances the design standards to meet the intent of the code. The building design is based on a prescriptive application of Section 22-1635, Building Design, and is designed to meet the intent of Section a, b, & c. It satisfies the requirements of Section (b) by providing facade modulation and a canopy element and in the landscape area adjacent to the building base. This area is not counted towards the two required elements so that flexibility in planting is possible. In regards application of Section (c), Building Articulation and Scale, it utilizes several surface treatments to enhance the facade design. These elements include changes in materials, changes in texture, changes in color, recesses at windows, feature landscaping, cornices, and architectural details. Overall the building and site design meet the Design Guideline goals. 4k CITY OF Federal Way Highmark East Campus Office Building r HERAL Zoning and Vicinity Map 2 INAY Parcel Numbers: 152104-9005 & 152104-9052 U ']Grlrl C 47r14h C+rco+ > 2154650150 ,mse I MR t. 1154650030 ! °" S N ��_ 1154650130 - # ,tea, �� Ce 2154650030 S 321 ICfiCILj2075 Q 32032 32110 s'N165DII5@ Z154650010 Q 1521049005 o�YA „ne ""` m rr 9 2 2154659030 1154650030 iY0 ,w=} LV 1°f' :ju " M 1J.1 _ rxirfx tan } nvxra It „ur �P 1 rl�oroo mn mr office 32116.7777 rxraw' Building ' 2194659070 � ueeaise 32125 2154650060 J iF50730 2154650050 j �A# % VO 1571049170 i915 ' i „a, JlaS ++error+ 1JJNIiIH lRrPJ7+J! Average Wetland Buffer (Source: BLA01-100742-OOSU) ♦ ` 3711 32275 2154650090 1154650f00 1 1521049099 21546G00� ;l• oP-�, 3600 ' S 323RD ST_ __ 1511Q49 ' 1521049167 OP-1 * RS9,-1 2154650110 2154659120 2194650160 - - �co �. � 049153 ?154650180 �� \ f 4r, \ �-1 HI � P .r u+ Major 1e7+0.t714 C P-1 * 32 all 1621049059 1521. r571p48+ N 33825 ra ,. +R +52100M8 razlwe+aA 32820 1521049178 Property Legend: Site King County Properties OFederal Way Zoning Boundary Landmarks Wetlands (1998 City Survey) Multi -Family Properties City of Federal Way SWM Properties W School Properties City, County and State Park Properties Tracts/Private Open Space City of Federal Way Properties Source: Citv of Federal Way, Lakehaven Utility District, King County RS9.f 1521049022 p ,.:..:....-. 32629 120 1521049026 p� n cc Zoning Designations: *Wetland Source: 1998 City survey. Boundaries are approximate and additional areas may exist. Corporate Park 1 This is NOT a substitute for a field survey. Office Park 1 Scale: 1 unit/9,600 Sq. Feet _\ 0 100 200 Feet N I I I This map is accompanied by Governed by Development no warranties, and is simply Agreement a graphic representation 41k CITY OF Federal Way Highmark East Campus Office building Aerial Photo (2002) Parcel Numbers: 152104-9005 & 152104-9052 3600 S. 320th Street Wetland Source: 1998 City survey. Boundaries are approximate and additional areas may exist This is NOT a substitute for a field survey. Scale: N 0 75 150 Feet This map is accompanied by no warranties, and is simply Source: City of Federal Way, Lakehaven Utility District, King County a graphic representation Map 68 1n co �/�/� {r I\ x I Q /� I� \5 �G U f ( C j 1 f(�A :2 I O 3 ✓V ^I �/ _�Wil is � •. �"�� $oS �au� € - _ myS�o> m POH� - ?ova �ry'rymE ���a��=��� i��=a;�3�� S o �• - • r s 8 8 $a $ 8 8 8 S m a a a 7, _ ___ o�-" �'! 3'a i s E�3�m3 Ec - s sr £'x ���3 e�m�m��u �$$�S€ag- a z<'e�� ��&��y �s i� [; f agt• _n�6N ma .i�:miz yy'o �'-Gti "'LL�U E • _ mem-=ry�e� ma¢ u - 4Ga� 1 � jEy�����p�pgqi�e co CL i 0 N n� W LL s��k 1 V7 CL S AM VaE F- U) 2 F- 0 N M 7L .......... .� .x �.�� 11 _ +x Y l J O F. ff G i e sr7 - a I 3 O ' c; CO) cc m rA i S AV HIGC N OC • C. d L3 E FILE CITY OF � Federal Way July 13, 2007 Bob Fadden Lance Mueller & Associates 130 Lakeside, Suite 250 Seattle, WA 98122 CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #07-103830-00-PC; NOTICE OF PREAPPLICATION MEETING Highmark East Campus Building, 3600 South 320"' Street, Federal Way Dear Mr. Fadden: The above -referenced proposal has been assigned to me as project planner. At this time, the application has been routed to the members of the Development Review Committee. A meeting with the project applicant and Development Review Committee has been scheduled as follows: 9:00 AM, Thursday, August 9, 2007 Hylebos Conference Room City Hall, 2"d Floor 33325 8"' Avenue South Federal Way, WA 98003 We look forward to meeting with you. This is the only notice sent out, so please coordinate directly with anyone else you would like to attend the meeting. Please call me at 253-835-2644 or e-mail me at andy.bergsagel@cityoffederalway.com if you have in luestions. Sincerely, Andy Bergsagel Associate Planner Doc I D 41581 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: July 13, 2007 TO: Will Appleton, Development Services Manager Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, Federal Way Fire Department FROM: Andy Bergsagel FOR DRC MTG. ON: August 2, 2007 - Internal August 9, 2007 at 9:00 a.m. with applicant FILE NUMBER(s): 07-103830-00-PC RELATED FILE NOS.: None PROJECT NAME: HIGHMARK EAST CAMPUS OFFICE BUILDING PROJECT ADDRESS: 3600 S. 320TH STREET ZONING DISTRICT: OP-1 PROJECT DESCRIPTION: Proposal to construct 46,000 square foot, 2-story office building with associated site improvements. Site contains wetland and stream. LAND USE PERMITS: Preliminary Plat, SEPA PROJECT CONTACT: LANCE MUELLER & ASSOCIATES ATTN: BOB FADDEN 130 LAKESIDE Suite 250 206-325-2553 (Work) MATERIALS SUBMITTED: • Project Description & Questions Document ■ Set of Plans 4ik Federal OF Way MASTER LAND USE APPLICATION RECEIVED DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South JUL 12 2007 PO Box 9718 Federal Way WA 98063-9718 253-835-2607;Fax 253-835-2609 GIN OF FEDERAL Ulfwww.Sitvoffederalway.com BUILDING DEPT, APPLICATION NO(S) lJ, I �� Date Project Name Highmark East Campus Office Building Property Address/Location Approx. 32200 Weyerhaeuser Way South Parcel Numbers) 152104905202 7-11-07 - � )O z, �),01' Project Description Construction of 2—story office building of about 46,000 s.f. and associated site improvement. ,!)o euV Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination X_ Preapplication Conference Process I (Director=s Approval) Process H (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information Zoning Designation Comprehensive Plan Designation Value of Existing Improvements CC(). Value of Proposed Improvements International Building Code (IBC): Occupancy Type Lb_ Ste? " (V k- . Construction Type Applicant Name: Lance Mueller & Associates Address: 130 Lakeside Avenue, Ste 250 City/State: Seattle, WA Zip: 98122 Phone: 206 325 2553 Fax: 206 328 0554 Email ueller.com Signa e Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Highmark Investments Address: 3450 S . 344th Way, Ste 115 City/State: Federal Way, WA Zip: 98001 Phone: 253 874 3939 x 101 Fax: 253 381 1130 Email: kerby@highmark—lic.com (Mike Kerby) Signature: 1%C4_e,1 Bulletin #003 — August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application w A w E smart - • fD _C*Vf &fA4 W. ' to N6w WVD"W& R 1� 4 i M �s— I'— v 41f • 21• t� Our 61Of FlIll5T1U6 �u F _ ee 14 Lai 0 i r ' n rAb1AMk Rf,M 6 1N gx" )"L $ k� G�►3 6k'-b�1D6D D uIz frvio►Iz PhtNwa,-r •� f ¢rxvosb AgsA Sins GourLt �CI�[ I i�h 1FIBil�1 ]l� Ii E!+ ��!'r G•2 I � y 1w Flm Zprr> PI, o 11W 6F UlAr - 6-W-0-1 ✓m 6iir m LANCE MUELLER 6 ASSOCIATES A A C H I T E C T S A 1 A 130 LAKESIDE • SEATTLE. WA 98122 • 206 325 2553 HIf2HMG`fF1G�, EulL Pi"b Nc, 1• G WvS FWa- PPA C1'w�s sron►rn) '%Wf 2. P►u r or A44A Z-6 A� 3. GO,, AILdfIrpli 'fin ub-sfwiur-"a 5. Oze op"-f Gn a* .8' b. 60 W 06: op-1 lsrfE ,2 T►oN RECEIVED JUL 12 2007 CITY OF FEDERAL WAY aUILDI G DEPT. o1-mk drawn checked 11- 95-01 date no. revision date ywr voort- VV& 0 +� LANCE MUELLER 6 ASSOCIATES A R C M I T E C T 8 A I A 130 LAKESIDE • SEATTLE, WA 98122 • 206 325 2553 Oma buIL'010L V/;Y E KH gr-usElz 4bo- �D 'n q RECEIVED JUL 12 2007 CITY OF FEDERAL WAY BUILDING DEPT. 01-01b job no. drawn checked dat"0, no. revision date„ I EGOki pl w- i - l N M AIZI( 0> F1G bl LANCE MUELLER 6 ASSOCIATES �' W�1' E �� q�UsE� �.�'i 50• /1 R C H 1 T E C T $ A I A V� 130 LAKESIDE • SEATTLE. WA 98122 • 206 325 2553 RECEIVED JUL 12 2007 CITY OF FEDERAL WAY BUILDING DEPT. O'1-011, job no. drawn checked .71 e date no. revision date PaIof p 41'6st, fiz,�M6 4Hacsfw pmula 600c b V/T5'Tsaf' _&2pc (A-tjm05 mccrR Fm' PfijU6L 17`" NO �1�Y TIb �.J RECEIVE® 1,SI�ST ���v TIoIJ 64-wr W7 JUL 12 2007 CITY OF FEDERAL WAY BUILDING DEPT. o \V�i Yr/�/�DrC� y vNI rM�6��,�1��fI�,IILq� �fIU�I ���G�fnI�FI 1L��✓.{r�Y ���7U�1`I /�t,I �Di-..I�• I I��J�C�� � 'n � --,� LANCE MUELLER ASSOCIATES ARCHITECTS AIA 130 LAKESIDE • SEATTLE, WA 98122 • 206 325 2553 drawn checked �v ' 0 no. revision date 5���•ru �i�Ya� t� �gltJ�rrs� �i��- �-►�r�� MEN 1' I,�v '(10 �fi y LANCE MUELLER 6 ASSOCIATES 3' � m m V A R C H I T E C T S A I A 130 LAKESIDE • SEATTLE. WA 98122 • 206 325 2553 �I�NMA��I� D�F1G� �uiwl►J� 4 cu f�+ 4m--rEnU C Dljrpf�* w RECEIVE® JUL 12 2007 CITY OF FEDERAL WAY BUILDING DEPT. ./ b Rl b drffwh checked d �-01 date no. revision date PORTION OF SECTION 15, T. 21 N., R. 4 E., W.M. NATWE GAOW73 . •♦ PROTECTION E:ASEtv1F_';•IP .. • rr . - - F I j • 30' SEWER EAISWERT. � �_ •_ WETLAND Ir % I• I• + ti`.• ; ,WE LAND CITY OF Fi0* WAY f_ E KING COUNTY 1r p o 'oq DEVELOPMENT AREA SITE TOTAL 13.05 AC. NET DEVELOPABLE AREA 8.83 AC. PROPOSED DEVELOPED AREA 8.83 AC. IMPERVIOUS COVERAGE 40.0% IMPERVIOUS AREA NOTE: TOTAL: WETLANDS FROM COY OF FEDERAL WAY PERVIOUS AREA 337,897 SF WETLAND INVENTORY (#15-21-4-221) IMPERVIOUS AREA - 229:561 SF TOTAL AREA 568.458 SF COMPACT STALLS TOTAL STALLS - 252 COMPACT STALLS = 40 (15.87%) HADICAP STALLS= 7 FULL SIZE = 205 REVISIONS J- lAa e[�a^ro�Iwie SCALE: 1' - 50' ,• CONTOUR INTERVAL 2' TRACTIC 10 25 a 50 ,D� BASIS OF VERTICAL DATUM: = •i '� f C17Y OF FEDERAL WAY NATIONAL GEODETIC VEA111CAL DATUM OF 1929 (NGVD29) BENCH I MARK: CITY OF. FMVl AL WAY SM. NO. FW144, • LOCATED 0.20 MILE CAST INTERSECTION OF OF 1-5 OVERPASS AND SOUTIi'32OTH STREET. MONUMENT IN CASE f5 QD CRU 0i FRONT OF DRIVEWAY TO HOUSE #3112 ON THE NORTH OIi5T-- A'S SIDE OF SOUTH WNW, NT EL -TOP. .OF MONUMENT ELEV. �6 462.933. g. c! - """ sot 5E6a5HEET5 0-4e$e C-5 I 1 ,as - Z? 9 ! F W - — o a 0 a a9 C.6. 122 C,S. 121( :n WPe 99 ^0 a MnW 7RBAN RAc7s I N � I co Z 04 -E z E 0 C.e. #12 { 3 a z z Ja I NORTHLAKE BUILDING C•m 120 C.[B. /19 n �. E— F.F.=434.00 1 i i ILL m i 1 3 IELL LOT _ _I — _ -- ---= C.B. #14 1 — N x W� •� I c) f I.L I- V z Q - C.B. jr C E3.13 C.B. 18 . , . • ->I ` cn • ! - - MNISY COUNTY FIRE __-- -- •DISTRIC7 p d Y •_-___ •-�______ —_ W.' NO, 30 • z _ _ C.B. 17 LU OF CDNSIRUCIIDN III L = :� - 1RTMAKE BtfA..01ie0 Hre J I; �'I ' Ir Q a 0 W �� (n _ - (L Q m W W Y FUTURE DFVEL_0F Ll\n 1 Q p Y VAJNDIE'NBFRG PROPFR7Y U (L Q I = z Q d RECEIVE® 0 Q U ~ 3 JUL 12 2007 a W CITY OF FEDERAL WAY o BUILDING DEPT. U Aw M, M-41-973 RECORD DRAWING DrG. ENE:-� DESIGNED W. SMS PERMIT NO. 01-101725-00-CO DRA"'N E' Dp CHECKED 9'f' CITY OF FEDERAL WAY DAZE: eawcl AS -BUILT °T°F C-2 DATE 2 OF 165HEE,5 PORTION OF SECTION 15, T. 21 N., R. 4 E., W.M. ]n EAST CAMPLIS C©>= F0R,4\rF _ TRACT D cn _ PARX PARC- L_. ON- SCALE: 1'=2W CONTOUR INTERVAL= 2' LOT J f is 16 a 20 40 " • • — — — IN BASIS OF VERTICAL DATUM: • ._ ! I 'e A!...____�.. . -�-.4 CITY OF FEDERAL WAY E7[TErdO 8' SIDEWALx - w I I 7p PROPERTY LINE �= -K• _ - a r I I f euTIQNAL GE, QAE11C_4ERUCAL �9AWM OF 1929 (NGVD29) 4 Y �..x. •:• -.-• _- ' _ _ H MARK: CFFY OF FEDERAL WAY $.M NO. FW744, "!+]CATEO-Q:�p-MiLE-•FJ4"'(-WFERSEC110N OF OF I-5 • f rSRPA55-AN^..�.�."?!��S281H-STREET, MONUMENT IN CASE _1_ F pp °•. 1N FRONT OF DRIVEWAY 70 HOUSE ,j3112 ON THE NORTH SIDE OF SOvTi 320TH STREET. WEYERHAEUSER WAY S. TOP OF MONUMENT ELEv„- 462933_ I .` t� r� PROTECT IN PLACE FROSTING + �� % '�_••.��� �' ���m_`�._� r UHOERGRGUHQ µCABLES I / 1 n --�'�- � �■ a � i d 1 a a a 1 i r ' f r - I 20' TELECOIAUNICATN � N� - �Y,'r• E55E7IENT POWER '�E-ASEAE�J ry �-�-�...ti�Q`�1----I� �•1y. 1_O --r-- - - - .0 .--� s_._. .---Y_ , T� a. -r`-�-•- . ..- —• N---- - _".�I -Y- y• ^_ M --1I EXISTING SE 9I0 SxAUE 75• UTILITY AEAE+T UTILITY EASEMENT STORM WATER r, I W ku I• TOP OF 5' 8E701 ELEV.-413.00 I� FACILT' EASENENY 1 • I Z WETIANO EASEMENT 1 h fr 15' WIDE MAINTENANCE ACCESS �® t V / I ,i / BOUNDARY Jf ROAD SEE DETAIL SHEET C-11 �! �� •�/ 5&2 LF I I ~Q POI OUTLET-1♦ir j r _ i 7 FHTCH E1[ISnN4'f I /.. 18'm S.D. WIOEBRIIS BARRIER F —T - �`,Al2'm S.D. I l .� ACCESS ROA01. 6 IE+404.94. 18'm Z �''e r• 0.B. 23 , TYPE 2-5ce s=0.37x I w �i +r S& as sEE nE,NL'sHeET c-] s i roan eom�M=aoe.so ' ! ti �. i 1I / _� -� •./ (Fu7 w/tlO OCKwION CONTROL FIXED RGLLAIRD SEEI �- j 1~�'�jSOUO LaL1CWc u0 31 WATER I\/lr�NAG F"lYlr)\l r i0 TIrt � / � Cu \- SE£ DETAIL SHEET C-7 !x TYPE 2-60'r •( -, / rr ~• / �AcJLI rY A...�r J\jJ_r 1 r YLOW RESTAICTOR ' i' r•, `''a• 544,L .cYO 5.0. CRATED INLET'-., •y. I } iT. Y �� • . , - - � r - 5-7.73s SOLID LOCKING Llo•. �: ^ � , �L) •f I {AfA)[,) + ,- �C!E{L� • • • . ��� ' T.G.-+1-c,6a41326 SEE DETAIL' SHEET C-11 a _ . �� ` ao�sd • • , .. • _ t t EMERfi OVERFC4W� • 1z+B0 RIPRAP PAO o 1 J ®•`� = 'SPILLWAY, SEE OEINL �— . • • • AS SHOWN i •ENO TO BE GAPPED •'•ti - _= �'�- •� ET C-11 73+z0 ;j0xo LEVE `SPREAOiR - - • • • • • • ' • ' ScE OETAH. -- I .TOP 49509 404.11 �- -�-� � �_ 1_. PLAID 90r=------- S:IEET C-11 SEE DEFNL SHEET C-11 ��! -•_ti .� ' WETLAND EASEMENT 7�-- - •� BOUNDARY ! .1 { 60 LF. LEVEL SPREADER—/ '--y .P.ONO3 BOTTOM=c03.•a0 579 LF: �� .� [Fi�tT • r B iQ.121t 1Ym 5p ���.-i •.. ®. . _ + _ POND BOTTOM=406.50 o �a-'B-6B1i 212 L.F - .. _ r• = .� (FLAT)ti 5-7. RIP -RAP PA9-i .,•_ .• ! r ' A5�-SHOAIN ! u'-ieE964DE5.99 _ 3••tf+I 12'm sD ' �-a-•� ' -� -.- �. '�2 + S-9. \�: d. . NOTE: l.Ea402.59• ]8'f {Yp 70 LF- LEVEL SPREREIER SEE SHEET C-12 FOR POND `•- •A V . _ •,__ _� L CROSS SECTIONS 12' PAD LE-404.19. 1Ym (N,S) - - :Z 12' a 1% r SEE DETAIL C r •..`t,!•�.,4 - .- SHEET c-7, 'A LEVEL SPREADER � . _ -�1- ' -`� �. LOP 4kT4.O4 ` SEE OETAIL SHEET C-77 '-��� ��- POND INLET-1E'r W/DMIS BARRIER I- ENO TO 8E CAPPED I.E.-404.93. 10"r SEE W MAL' IWO s WETIJ>ND "E'r 4 J3 •.''• -" �• '••�_—� 'SHEETT`-I1 • 76.d L.F. ! s-MFIM WA7EF] IAANAGEhAENT•.�rrh.88% S•1.o5x •I \ /FAC]Llff EAS£MF2'fT \ �V■ ��._ti. _ - -••-~ ..��r{ 1 LANDSCAPE NOTE Tn -DETAIL SI•IEET C-8 ' O.._ $" WiP F8 I r (MAK) r Q ' `• - .. REMOVABLE j � I ..BOLLARDS, SEE I c .32.9 LF. •/ OETN_L SHEET C-B � g 5-21.957[ t - I 7 FIXED BDLLARD. sEE j 0 •DETAIL SHEET C--81 IF N j �1� !•1 _ c�. ]24 . TYPE 1 , :. LO �'POND INLET-TYO i, j • ` . w RIS BRRIER IZ-"071 Ito SEE OETAR' I L•. = ; SHEET LiJ LLI l 4i ti r WE LAPID i A \ = (n \ •11+` _ I LOT 1 252-5 LF. Rsa k=r, f, o x t \\ \ DISTURBED AREAS TO BE SEEDED fit, t PER TABLES ON SHEET C-12 - Nam- CEI VE® ••M1 s�tr6 } - z Y \ - ` YORAG WARE SMANAGEMENT 15' WIDE MAINTENANCE ACCESS. :�• 5 ROAD SEE DETAIL SHEET C-11 �N�_ NAr1VF CF�O�iv7H ' ,rA"_rTY Fe PROTEC-naN J'_ASF. l bCv - �._ A 1MEN7' 2 2007 L t ►� N '� • •� ''� .._• - - C.B. !3PTYPE x-Sa'rT iT L� - �•. OL iSouCON yJs .. - \ y!1` LK - = T.O. 11aAQ 413A3 'yING . • •'-� - , - I ", JO TNc cn+' F FEDOUL 1 ru,Y R1Ea SEE DETAIL SHEET C-7 _ \ \ •1, - , - LEA-405.73. 160 [NE,SYI] t ; (MNS A OIFFTAENf SHEEP NUMEFA) AS PART OF ��_= ifYc DELTA SOpEIY LONSlRULfION PLW SEf � I S-r0FLm WA7FA • Ij PERMIT NO. 01-101725-00-CO i WARNING / _ FA"iNO```� s CITY OF FEDERAL WAY \ CITY EASEn,1PNT 'I AS -BUILT STING LOCKnONS SHOWNI RE APPROXIMATE MATE ONLY. ` DEPTH IS UNKNOWN. \ `� CALL 1-800-424-5555. 1 1 . � _ 1' �- � " •. DATE nevislOHIS � M f IOtAL�'' Dw1us �/e/ A' aas 'E ul x 33 W 8 E x o3 a° • E z� J Oai « w _ oe ❑ c, 'u o AW E — N N p 3 e 3 03° wa ua' z O z N y J 3 W z IL 0 y YIr D 0 wJ CC Q g 0 lLua ono Q D F °a C a. C3 a U 3 W 0 JOE Nq.: 191-41-9i] eWO. kWG AEP-IQ om c wE sus PRAWN Br: GP CHECKED BY: DATE ./P4/DI DATE OF PRIM: C-10 10 OF 1 65HEI R PORTION OF SECTION 15, T. 21 N., R. 4 E., W.M. 77 -� - MATCNLINE SHEET C-5 FOUR O STORM - ARE STORM I _ I FOR LOT 1 _ �U rUR� J��ITJPi\�lr I I VANDENSrRr, PF?0PERTl I 1 I FUTURE CB #8 93.0 LF. S-2 4AX Ire S.O. &i o �. FUTURE CB 1I VI _ _ __ _ _. _ .. - - � _ - I I C.B, f 5, TYPE -KAS +1 , f1 ?; - FUTURE , r:i NI DELTA SOCIETY g BUILDING, , , f / ;0, F.F.=429.00 TiOb LF.11 R f f ._ -•-T -_ aZb" 0 9 1 18'S-1.14X / All I LOT 1 • -=:� I I � Amy' • LE=410.96, 19-0 NE� / �" .. f •. I I �L� -/. 1 -__ _ _ _ LE-4f 0,67, 1870 [ - _ I.E.-413.73. Ir0 (SW) ... .. ... OI I; I � _ _ _ 1 _ / 2" F. _ ! 1, / - NI I=F, 8'0 S.D. -ate '.•:$�+_. ' -F/ - S-13.GOX I _ .. _ y------------------ - - - - _ I NI - - FUTURE STDRMl� . FOR LOT 1 � I~ ,� WETLAND "C" ire SD. CAP ` I F.F.=419. END OF PIPE TO BE 1 - - MARKED IN FIELD FOR --, FUTURE CONNECTION / -( TO C.B.1.31 LOT ■3V SEWER EASEMENT y r V12 S LF. �.. / ONLY TREES APPROVED B4 LAKEHAVEN 1 _ -C .•-«yam / UTILDY DISTRICT MAY BE PLACED IN 1 j• - 5,0{>r, EASEMENT .10 WETLAND EASFfA CV f:AN;N STO LOT ' BOUNDARY / FOR LOT 1 BSEE SHEET C-= BOLLARD SPACING 'WETLAND A SEE SHEET C-10 G4. TYPE 1 E€SHiET C-10 I 1 - - - - - - - - - ------------------------------------- -- - - - - -----T-- -----� p 2-5-CEE : 1� EETC10CB$EE-EO WETLAND 'Y* ceE 3--4/ 0 L. SEE SHEET C-10'� I . jll(. .Ali. II. .•-r ���-mow r • JY��IA YAOF-YEN jl��I�.• i I .. f. SEE SHEET C-10 AND C_-11 FOR POND DETAILS 1 f n SCALE: 1' - 20' CONTOUR INTERVAL -2' 20 10 0 20 40 BASIS OF VERTICAL DATUM: CITY OF FEDERAL WAY NATIONAL GEODETIC VERTICAL DATUM OF 1929 (NGVD29) BENCH MARK: CITY OF FEDERAL WAY B.M. NO. FW144. LOCATED 0.20 MILE EAST INTERSECTION OF OF 1-5 OVERPASS AND SOUTH 320TH STREET. MONUMENT IN CASE IN FRONT OF DRIVEWAY TO HOUSE #3112 ON THE NORTH SIDE OF SOUTH 320TH STREET. TOP OF MONUMENT ELEV. = 462.933. NOTE 1. MATCH PIPE CROWNS AT ALL CATCH BASINS EXCEPT AS NOTED. �0ft I HEREBY DECLARE TO THE BEST OF MY KNOWLEDGE THAT THE INFORMATION SHOWN HEREON REFLECTS THE AS -CONSTRUCTED CONDITIONS.' THIS CERTIFICATION 4 IS BASED UPON WORK PREPARED IN ACCORDANCE WITH ' y� GENERALLY ACCEPTED PROFESSIONAL ENGINEERING IQIr. jii� AND/OR SURVEYING PRACTICE 2YSGa MICHAEL R. BOWEN, L.S. NO. 29294 a DATE: RECEIVED JUL 12 2001 CITY OF FEDERAL WAY BUILDING DEPT. PERMIT NO. 01-101725-00—CO CITY OF FEDERAL WAY AS —BUILT R �Vi$lphl$ 3 27J03 OS Asp-BUILrs le? C ®Igo, m O = E z b o " r E z O ; U a zl oSa y 9a p O � cl nLL E F0 3 '[ 3 W3 oa' 0 N Z J 3 W U Z O o_ YU M dpg J a a Q M 5 O Q Y a z U d< Z O=� U)m0 O Z U 3 Q W 00 U JOB NO.: 191-41-973 OMID. NAML 5K91G YA 9!: SMS PRAwH 01h Ol5 CHECKED B` DATE: uxT/w 0.1E N PRINT: C-6 6 of 16 SNEErS 1 PORTION OF'SECTION 15, T. 21 N., R. 4 E., W.M. A O t+ r + j � •°L�y`�r � :'I � � r wu/r � l• iY I � •.r •4..rd�:yi' �S f.v �� �� 1�J - � g� � ,T• �• ;0 GO j;Ai I; F i t%�' l' Sir' `^ .. /� +,n/• `�" 1'1 111E}r1 ` � �' + '� py{�• �{- .. � r, ......_, , .� r f i A ;3 f s rc4! f '.. �; ..fix � ..�_ i',� - '`ryfj. ,v,�' � 1G . • �: R. � �� fir' ! .. t� f � �.-•�y�`.:.-; �.%, y',•Y_ ',i;p j.� , I • �� f ►F Ewa � ', i l' .' LL ' !• :: +' '' .P - LL C fkEllHlnAA?,Y 07-ICIYY PXAA1 7•2 -07 n SCALE: 1" = 30' 30 15 0 3C 60 RECEIVED o JUL 12 2007 U CITY OF FEDERAL WAY Y !' BUILnINO DEPT. no L! 1 1 SnE4e5 � 1 Ij fi• «'g «� a a a• PORTION OF SECTION 15, T. 21 N., R. 4 E., W.M. �' . �ti���,,..•._ a ,� � � r� t-. '1x 10-j--f 2,2j IS � R 71-1 r - •� 1. I.• a-'7� -,•K�' .F . - f�' • r7' ^i F.F. = 929,0 � • �• { f •ai. `j V s ` 1 to- _ J 4. .. _ ..... i � gin•- 1 I}� r Y 1 i n SCALE: 1" = 30' so fn a so 60 ~°r' ! 1F..Ar'<'• f, Y r NAKLlRrab,AJ�p �. . _ r w c u ID Z �Rv�OSE� �S�rE 6� Frevlalor.s Nv IXNlWNe• urt i I� f Bp a F 0 °o tl m °' o mQ E z J W ° y u 0 x ,6 � 3 n o v" '8 E N N D 3 3 m3 [` Wu f .=a ULL z a 3 U J J Z -j Cw IZ Z c W W p W Y a Z Q m UJI Q � a 3 W 0 DWG. NM1E: EX• 14 DESIGNED BY: E.W -N BY: E. CHECKED BY: DA]E: 11-11-0 W]C OF nRfNYi � EN-14 1 OF 1 BNEI.IB i