04-103576CITY OF
Federal
October 13, 2004
FILE
CITY HALL
Way
Feder 8th Avenue South • 71 Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www. cityoffederal wa y. com
Architects BCRA
Albert Desantis
2106 Pacific Avenue, Suite 300
Tacoma, WA 98402
RE: Permit #04-103576-000-00-PC; PREAPPLICATION CONFERENCE SUMMARY
West Campus Medical, 33455 61h Avenue South, Federal Way
Dear Mr. Desantis:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held September 23, 2004. 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, Public Works Department, representatives from Lakehaven Utility District, and Federal Way
Fire Department. Some sections of the Federal Way City 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 FWCC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Isaac Conlen (253-835-2643, or, isaac.conlen@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
Proposal to construct a 20,800 square -foot, single -story medical office building with associated parking
and storage building.
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. Desantis
October 13, 2004
Page 2
Planning Division
1. If any improvements are proposed within the buffer a Use Process IV approval is required.
2. Setbacks adjacent to access easements are measured from the edge of the easement rather than
the property line. Depending on the location of the easement on the south side of the site, this
may impact the proposed building location in that area.
Public Works Development Services Division
Water quality treatment conforming to the Resource Stream Protection Menu is required.
Public Works Traffic Division
1. A Traffic Impact Analysis (TIA) prepared by a traffic engineer is required to assess project
impacts and determine mitigation measures.
2. Construct street improvement on 6th Avenue South to current adopted standard and dedicate an
additional three feet for right-of-way to accommodate the improvement.
3. The private access street south of the building must be improved to public standard. At a
minimum, the street must be improved to provide a 28-foot paved surface with vertical curb,
four -foot planter strip with five-foot sidewalk, and streetlights.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions please contact
the representative listed for that section.
PLANNING DIVISION (Isaac Conlen, 253-835-2643, isaac.conlen@cityoffederalway.com)
1) Wetlands — According to the City of Federal Way wetland inventory, there is a wetland to the west
of the subject property. This feature is also identified as a stormwater detention facility and is
considered to be a regulated lake. Regulated lakes have a 25-foot setback. During review for the
construction of the real estate office building north of the subject property, portions of the wetland
have been determined to be a Category II wetland, with a 100-foot buffer as you show on the site
plan. You will need to determine the actual location and category of the wetland and associated
buffer. Please submit a wetland analysis and delineation report showing the category and location of
the wetland.
The site plan shows a discharge pipe from the water quality facility into the wetland buffer. Any
intrusion into the buffer requires approval through a Process IV permitting action, which requires
Hearing Examiner approval. If the discharge point does not enter the buffer, Process IV approval is
not required.
2) Land Use Review Process — The zoning of the subject site iS OP, Office Park. The OP zoning district
permits office uses pursuant to FWCC Section 22-826 (enclosed). The required review process for
the project is Process III (Site Plan Review) with SEPA review. A development submittal
requirements checklist and master land use application are enclosed along with applicable code
sections. Building permits can be issued after Process III approval is granted.
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The Process III and SEPA applications are both administrative reviews that are processed concurrently,
with initial public notice of application being issued upon determination of a complete application. The
SEPA decision is then issued, after which the Process III site plan written decision is issued.
3) State Environmental Policy Act (SEPA) —The proposed project requires SEPA review because the
construction of more than 20 parking stalls and buildings over 4,000 square feet (WAC 197-11-
800[1][b][i]). An environmental checklist must be submitted and reviewed prior to the City issuing an
environmental decision.
4) Public Notification — With submittal of the application, please provide one set of stamped envelopes
addressed to the property owners within 300 feet of the subject site, and one separate set of stamped,
addressed envelopes for occupants of any non -owner occupied (rental) units within 300 feet of the
site. Include the City of Federal Way return address (33325 81h Avenue South, PO Box 9718, Federal
Way, WA 98063-9718) on all envelopes. For our records, please provide lists of the owners and
occupants within 300 feet of the subject site and provide a corresponding parcel map showing the
300-foot radius from the subject site. For your information, this set of envelopes is used for
notification of the SEPA decision. No notification of complete application is required for the Process
III component of this project because the subject property is not zoned residential or located within
300 feet from property zoned residential (FWCC Section 22-392[b][4]). Notice is still required under
SEPA provisions as noted above.
5) Application Fees — The project as proposed requires the following land use application fees (other
fees for building permits and Public Works review and inspection are required):
Process III $2,039.50
SEPA $817.00
Subtotal $2, 8 5 6.5 0
Less Preapplication - $389.00
Total $2,467.50
6) Setbacks and Lot Coverage — A number of setback options are available in the OP zone dependent
of site layout and building design. The applicant proposes a 35-foot front setback and 20-foot side
and rear setbacks. Note, setbacks are measured from the property line or if adjacent to an access
easement from edge of easement. The location of the access easement along the south side of the site
is not shown, but should be determined and shown on subsequent submittals. Also note, setbacks are
measured after any required right-of-way dedication. Please see the memorandum from Sarady
Long, Public Works, for information related to required dedication.
No maximum lot coverage is established. Instead, the buildable area will be determined by other site
development requirements (i.e., required buffers, parking lot landscaping, surface water facilities,
etc.).
7) Perimeter Landscaping — A preliminary landscape plan, prepared by a licensed landscape architect in
accordance with FWCC Chapter 22, Article XVII, "Landscaping," is required as part of site plan
submittal. Pursuant to FWCC Section 22-1566(h)(1), ten feet of Type III landscaping must be
provided along all property lines abutting the public right-of-way. Pursuant to FWCC Section 22-
1566(h)(3), five feet of Type III landscaping must be provided along all perimeter lot lines, except as
noted.
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October 13, 2004
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8) Interior Parking Lot Landscaping — Twenty-two square feet of interior lot landscaping, per parking
space, must be provided in accordance with FWCC Section 22-1567(b)(1), "Parking Lot
Landscaping." Type IV parking lot landscaping is required to be installed at the ends of all rows of
parking and disbursed throughout the interior parking area. The site plan must list the specific size of
each landscape island proposed for interior parking lot landscaping in order to verify the required
calculation is provided. Landscape islands must be a minimum width of six feet between stalls and at
the ends of rows. Lighting fixtures shall not replace any required interior parking lot landscaping.
9) Significant Trees — The subject property contains trees that appear to meet the City's definition of
"significant." Significant trees are defined by the FWCC as evergreen or deciduous trees in good
health, and a minimum of 12-inch caliper or 37 inches in circumference, measured four feet six
inches above the ground. Significant trees do not include red alder, cottonwood, poplar, or big leaf
maple. Generally, at least 25 percent of the significant trees on site must be retained, or replacement
trees provided. Retention of the significant trees is encouraged through meandering of the parking
stalls, and in the perimeter landscape areas per FWCC Section 22-1638(a)(4). You indicate that more
than 25 percent of trees will be retained within the wetland buffer.
A significant tree inventory for the site must be provided with the Process III application. The
landscape plan must include a significant tree retention plan in conformance with FWCC Section 22-
1568(c)(2).
10) Height —Pursuant to FWCC Section 22-826, the height allowed is 55 feet above average building
elevation in the proposed location in the OP zone. The preliminary elevations comply with the
maximum permissible height.
11) Parking Requirements — Pursuant to FWCC Section 22-826, the parking requirement for an office
use development is one stall for every 300 square feet of gross floor area. The proposed 20,800
square -foot office building would. be required to provide a total of 70'parking stalls. As shown on
the submitted site plan, the proposal provides the required number of parking stalls. Pursuant to
FWCC Section 22-1442, a maximum of 25 percent of stalls may be compact. Therefore 18 stalls,
rather than the 19 proposed may be compact. A handout entitled "Parking Lot Design Criteria" is
enclosed to assist you with further parking lot design information. Please also refer to the enclosed
handout entitled "Accessible Parking" for the correct configuration and labeling of the required
handicapped stall.
12) Community Design Guidelines —The subject proposal must comply with the Community Design
Guidelines contained in the FWCC. This correspondence highlights the primary applicable design
guidelines for the project, but does not necessarily identify all applicable design requirements. The
enclosed guidelines must be reviewed when developing preliminary plans.
Building Orientation — Pursuant to FWCC Section 22-1638(b), buildings in the OP zone with ground
floor services should orient major entrances and other pedestrian features to the right-of-way to the
greatest extent possible. FWCC Section 22-1636(a)(1), states that in all zones, buildings should
generally be oriented to rights -of -way, including building features such as entries and.lobbies.
Otherwise, screening or art features such as trellises, artwork, murals, landscaping, or a combination
thereof, should be incorporated into the street oriented fagade. Additionally, FWCC Section 22-
1 Pursuant to FWCC Section 22-1379, if the formula for determining the minimum and maximum number of parking spaces
results in a fraction, that fraction will be rounded up to the next higher whole number.
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1634(8)(d)(1), states that primary entrances to buildings should be clearly visible and recognizable
from the right-of-way.
The submitted site plan and elevations show that the major entrance to the building is oriented
towards the parking lot to the north of the building. The east elevation, facing 6t' Avenue South, and
the south elevation, facing the private driveway, do not have any public entrances.
You have indicated that your use, medical offices, has security requirements inconsistent with
multiple public entrances. Recognizing that most trips generated by a medical facility are by vehicle
and given your security issues, the most logical location for the public entrance is on the north side
of the building as proposed. A significant benefit of this configuration is the placement of the
parking to the north where it is generally screened from the right-of-way by the building. As a
compromise solution, intended to address the code language promoting entrances to the right-of-
way, we encourage you to provide a paved staff -only entrance from either of the street facing sides
of the building to the right-of-way. Additionally, satisfy the requirements of FWCC Section 22-
1636(a)(1) with regard to screening, art features, trellises, or landscaping along the street -facing
sides of the building.
Fagade Modulation — Pursuant to FWCC Section 22-1635(b), all building facades that are both longer
than 60 feet and visible from either a right-of-way or residential use or zone shall incorporate at least
two of the four following options for modulating and/or screening:
• Fagade Modulation: A minimum depth of two feet, minimum width of six feet, and
maximum width of 60 feet. Alternative methods to shape a building such as angled or
curved fagade elements, offset planes, wing walls, and terracing will be considered,
provided that the intent of the section is met.
■ Landscape Screening: Eight -foot wide Type II landscape screening along the base of
the facade, except Type IV may be used in place of Type II for facades that are
comprised of 50 percent or more window area, and around building entrances.
■ Canopy or Arcade: As a modulation option, canopies or arcades may be used only
along facades that are visible from a right-of-way. Minimum length is 50 percent of the
length of the fagade using this option.
Pedestrian Plaza, Size of Plaza: Plaza square footage is equal to one percent of the
gross floor area of the building, but it must be a minimum of 200 square feet. The plaza
should be clearly visible and accessible from the adjacent right-of-way.
Based on preliminary staff evaluation of the site and the submitted site plan, it would appear that, the
south and east facades are subject to the aforementioned design guidelines for fagade modulation.
Based on the submitted elevations, the proposal appears to embody a number of articulation
elements. More detailed analysis of this component of Design Guideline Review will be conducted
as part of formal land use review. Please refer to the list of methods of articulation identified in
FWCC Section 22-1635(2)(a-g) for specific applications.
The district guidelines identified in FWCC Section 22-1638(a)(1-4) must be addressed in the site plan
and architectural elevations. Major elements of these guidelines include, but are not limited to, the
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following: parking location 'and pedestrian access and circulation, and principle entry design. The
site plan does not provide for pedestrian connection to the street frontage. Paved walkways leading
to the public entrance must be provided adjacent to both driveways entering the site. Please note that
pursuant to FWCC Section 22-1634(d), pedestrian pathways shall be delineated by separate paved
routes using a variation in paved texture and color, and protected from abutting vehicle circulation
areas with landscaping. Approved methods of delineation include stone, brick, or granite pavers;
exposed aggregate; or stamped and colored concrete. The method of articulation should be indicated
on the site plan.
A written narrative must be provided in conjunction with the Process III application identifying how
the proposal complies with the applicable design guidelines, as outlined in the FWCC and
summarized above. In the hope of ensuring expedient project review, please feel free to contact the
Community Development Services Department to schedule a preliminary design analysis prior to
formal submittal.
13) Crime Prevention Through Environmental Design (CPTED) —Pursuant to FWCC Section 22-1630,
CPTED standards will be applied during project review. In addition, demands on public services will
be evaluated during the SEPA review, and mitigation may be required. A CPTED checklist
(enclosed) must be completed and submitted with the Process III application.
14) Garbage and Recycling— The new office building must be provided with trash and recycling
facilities as described in FWCC Section 22-949. The trash enclosure area may not be in required
yards (setback areas), may not be located within landscape buffer areas, must be screened according
to the landscape chapter, and must be architecturally consist with the design of the primary structure
on site.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 1998 King County
Surface Water Design Manual (KCS)vVDM), and the City of Federal Way Addendum to the 1998
KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use
site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of
the project to the eight core and five special requirements of the KCSWDM will be required. A
Level 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 design the flow control
facility to meet this performance criteria. 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.
3. In lieu of onsite detention, the applicant may convey stormwater to Lake 1 free of charge. The
applicant will still need to provide calculations showing the volume of water discharging from the
site.
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4. Show on the preliminary plans, with dimensions, the proposed location of the detention and water
quality facilities.
Right -of -Way Improvements
1. See the Traffic Division comments from Sarady Long, Traffic Analyst, for traffic related items.
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.
4. Open cutting of 6t' Avenue for utility installation will not be allowed.
Building (or EN) Permit Issues
1. 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.
2.. 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.
4. 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.
5. 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.
6. 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.
7. 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.
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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. Erosion control measures, per
Appendix D, 1998 KCSWDM, must be shown on the building set plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION (Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com)
1. A Traffic Impact Analysis (TIA) prepared by a traffic engineer is required to assess project impacts and
determine appropriate mitigation measures.
2. Per FWCC Section 22-1474, the applicant/owner would be expected to construct half -street
improvements consistent with the planned roadway cross -sections as shown in Map III-7 of the
FWCP and Capital Improvement Program (CIP) shown as Table III-19. Based on the materials
submitted, staff conducted a limited analysis to determine the required frontage improvements in
meeting FWCC. Based on the analysis and FWCC, the applicant would be expected to construct
half -street improvements on the following streets:
a) 6"' Avenue South is a Type R street, consisting of a 40-foot street with curb, gutter, four -foot
planter strip with trees, six-foot sidewalk, and streetlights in a 66-foot right-of-way. The
improvements shall be from street centerline. To accommodate the improvement, an additional
three feet of right-of-way is required.
b) The private road along the south side of the property must be improved to current City's standard. At
a minimum, the applicant shall construct a 28-foot paved surface with vertical curb, four -foot planter
strip with five-foot sidewalk and streetlights along the north side of this private street.
3. The applicant may make a written request to the Director of Public Works to modify, defer, or waive the
required improvements.
BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com)
A. Codes
International Building Code (IBC), 2003 edition
Washington State Amendments WAC 51-40*
International Mechanical Code (IMC), 2003 edition
Washington State Amendments WAC 51-42*
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Uniform Plumbing Code (UPC), 2003 edition
Washington State Amendments WAC 51-46 & WAC 51-47*
International Fire Code (IFC) 2003
Washington State Amendments*
National Electric Code (NEC), 2003 edition
Accessibility Code IBC 2003
Washington State Energy Code WAC 5 1 -11
Washington State Ventilation and Indoor Air Quality Code WAC 51-13*
*Current State Amendments are dated July 1, 2002.
** 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).
B. Building Criteria
Occupancy Classification: B
Type of Construction: V-B
Floor Area: 20800 sq. ft. Medical office building and 1200 sq. ft. storage building
Number of Stories: one
Fire Protection: sprinklers and fire alarm system required in the office building
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
C. Building Permit Requirements
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.
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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 six to seven 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.
Site -Specific Requirements
1. FWCC Section 8-69 specifies that all occupancies exceeding 3,000 square feet of gross floor
area shall be required to provide an approved automatic fire detection system. Area separation
walls as noted in Section 503.1 of the International Building Code shall not be considered to
separate a building to enable deletion of the required fire detection system.
Where the total floor area included within the surrounding exterior walls on all floor levels,
including basements, exceeds 10,000 square feet a fire sprinkler system shall be installed. Area
separation walls, as noted in Section 503.1 of the International Building Code, shall not be
considered to separate a building to enable deletion of the required fire sprinkler system.
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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 I. Asbury, 253-946-5407, basbury@lakehaven.org)
Water Issues
1. If additional hydrants or other fire protection system are indicated, a developer extension agreement will
be required. The District encourages the owner to apply separately to the District for the developer
extension agreement process early in the pre-design/planning phase to avoid delays in the overall
development process. If a developer extension is necessary due to additional hydrant requirements, the
water main shall be "looped" to connect existing main in 6"i Avenue South with existing main in the
driveway south of the property.
2. Owner will be required to complete a Water Use Questionnaire (WUQ); with backflow prevention
requirements, if any, to be determined upon review of said WUQ.
Sewer Issues
1. A side sewer permit is required. Minimum slope for side sewers is two percent.
2. 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
1. The District's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units
(ERU). Residential equivalency will be estimated based on anticipated water use (255 gallons per day =
1 ERU). Owner will be required to provide estimated water consumption. Actual water consumption
will be monitored and additional charges may be assessed within five years of original connection. The
District's current Capital Facilities Charges are $3,212/ERU for water and $2,702/ERU for sewer. For
any new or revised extension or connection, the District will research prior facilities charges paid, if any,
and evaluate the proposed project for the existence of any credits for the Capital Facilities Charges or
any amounts due, based on water consumption records, for increased usage of the water and/or sewer
systems beyond the level covered by previous payments. Capital Facilities Charges shall be assessed
and collected for any increased use above that which may have been previously paid, including
increases attributable to usage associated with existing service.
2. All comments herein are based on the proposal(s) submitted and the District's current regulations and
policies. Any change to either the development proposal(s) or the District's regulations and policies may
affect the above comments accordingly.
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FEDERAL WAY FIRE DEPARTMENT (Greg Brozek, 253-946-7241, greg.brozek@federalwayfire.org)
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.
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.
04-103576 Doc. I.D. 28880
Mr. Desantis
October 13, 2004
Page 13
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.
Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of
construction.
Fire -Extinguishing Systems
Three 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 14 of NFPA 13 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. 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)
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 percent less than the correlative water supply curve pressure.
Fire department connections shall comply with KCFD 39 Administrative Policy Guideline No.1002.
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 I1, 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;
04-103576 Doc 1 D 28880
Mr. Desantis
October 13, 2004
Page 14
manufacturer, model numbers and listing information for all equipment, devices and materials; details of
ceiling height and construction and the interface of fire safety control functions.
Fire alarm systems, automatic fire detectors, emergency voice alarm communication systems and notification
devices shall be designed, installed and maintained in accordance with NFPA 72 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 NFPA 10
Fire Department Access To Buildings
Exterior doors and openings required by the International Building Code and/or the International. Fire 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
International Building Code and/or the International Fire 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 life-saving 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 COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE
PLANS REVIEWED.
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.
04-103576
Doc, I D. 28880
Mr. Desantis
October 13, 2004
Page 15
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, Isaac
Conlen, at 253-835-2643. We look forward to working with you.
Sincerely,
Isaac Conlen
Associate Planner
enc: FWCC Section 22-826
Master Land Use Application
Process III Handout
SEPA Checklist
Utility Location Drawing
c: Sarady Long, Traffic Engineer
Ann Dower, Engineering Plans Reviewer
Scott Sproul, Acting Assistant Building Official
Greg Brozek, Federal Way Fire Department
Brian Asbury, Lakehaven Utility District
04-103576 Doc JD. 28880
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CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: 9/10/04
TO: Will Appleton, Development Services Manager
Scott Sproul, Building Official
Wes Hill, Lakehaven Utility District
Greg Brozek, Federal Way Fire Department
FROM: Isaac Conlen
FOR DRC MTG. ON: 9/23/04 - Internal
9/30/04, 9:00 - with applicant
FILE NUMBER(s):
04-103576-00-PC
RELATED FILE NOS.:
None
PROJECT NAME:
WEST CAMPUS MEDICAL
PROJECT ADDRESS:
33455 6TH AVE S.
ZONING DISTRICT:
OP
PROJECT DESCRIPTION:
Preapplication for one
story medical office building
and associated storage
building. The building will be
wood construction with
cement board siding and masonry
veneer.
LAND USE PERMITS:
Use Process III, SEPA
Review
PROJECT CONTACT:
ARCHITECTS BCRA
ALBERT DESANTIS
2106 PACIFIC AVE Suite
300
2536274367 (Work)
MATERIALS SUBMITTED:
Plan set and design narrative
f-u<
CITY UP
Federal
September 10, 2004
Albert Desantis
Architects BCRA
2106 Pacific Avenue, Suite 300
Tacoma, WA 98402
FILE
CITY HALL
33325 8th Avenue South • PO Box 9718
y Federal Way, WA 98063-9718
(253) 835-7000
www. cityoffedera I wa y. com
RE: Permit #04-103576-000-00-PC; WEST CAMPUS MEDICAL
33455 6th Avenue South, Federal Way
Dear Mr. Desantis:
The above referenced proposal has been assigned to me as project planner. At this time, the application
and preliminary site plan have 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:
Thursday, September 30, 2004 -- 9:00 AM
Hylebos Conference Room
City Hall, Second Floor
33325 8th Avenue South
Federal Way, WA
We look forward to meeting with you. As the agent for the project, this notice has only been provided to
you. Please coordinate with your client regarding meeting time, etc. Let me know if you will have more
than four people attending the preapplication meeting so we can make arrangements for a larger room.
Please call me at 253-835-2643 if you have any questions.
Sincerely,
Isaac Conlen
Associate Planner
04-103576 Doc 1 D 28839
CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE
SIGN -IN SHEET
PRE -APPLICATION MEETING
File No. 04-103576
West Campus Medical
September 30, 2004
(Name
Department/Organization
Number
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CITY
Federalo.
Way
y ,
Fl: .`�r MASTER LAND USE APPLICATION
DEPARTMENT of Comma VrrYDEVELOPMENT SERVICES
33530 First Way South
< 2004 PO Box 9718
Federal Way WA 98063-9718
fit`; 253-661-4000; Fax 253-661-4129
;? F) 7www.cityoffederalWM.com
APPLICATION NO(S) �(2 � — �. Dl.� 5—'7 L — CLO Date
9-7-04
Project Name West Campus Medical
Property Address/Location Parcel `E' 6u' Ave South Federal Wa WA 98063
Parcel Number(s) Parcel E 12651
Project Description One story medical office building and associated stoma a building. The building will be wood construction with
cement board siding and masonry veneer._.
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
Process I (Director=s Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
OP: Office Park Zoning Designation
Comprehensive Plan Designation
$0.00 Value of Existing Improvements
$2.2 M Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
VB with sprinkler _Construction Type
Applicant
Name: Al -z
Address: Z lO L I Z( 5T ZED T C3LAZT 'EW7T
City/State: Sur MFp VIVA
Zip: HBO
Phone: 7_53 , 73Z' 4Z5 I
Fax:
Email:
Signature:
Agent (if different than Applicant)
Name: At.86VZT VS ---AmT e, -- AFr—( Aft- 5'eiAZA
Address: ZIOCo- PAG1VtC, 4\XP0f,, �501_t& 300
City/State: 12COAA, WA
Zip: 1)8407-
Phone: ZS�>. 67-3 - 43(ol
Fax: z 53 ' 677 - 4�15
Email: 0A R -Co"
Signature:
Owner
Name: L L�
Address: Z l �o p oC'R:E�F.T COO V-T 'EASrt'
City/State: 5UMNFtz , WA
Zip: )133g0
Phone: 252j 'T3Z" 7-5j
Fax:
Email:
Signature- f
Bulletin #003 —March 3, 2003 Page 1 of 1 k:\Handouts — Revised\Master Land Use Application
a
SEE 0 8 Z004
r,ffY OF FEDERAL WAY
BUILDING DEP i .
Federal Way Firs Medical Office Building
ARCHITECTURAL NARRATIVE
The building is conceived as a single story building containing 10 medical office
suites plus two shared conference rooms. A separate storage building and
dumpster facilities are located west of the office building.
The building is proposed to be designed of Type V, wood construction with a
crawl space and manufactured wood trusses accommodating mechanical
equipment in the attic space. The exterior finish materials are proposed to
include masonry veneer, wood or wood -like siding, ("Hardi-plank', glazed entry
storefront systems, and framed "trellis -like" accent features at entries and
building alcoves. The roof is proposed to be a metal panel hipped roof.
Alternatives for laminated architectural composition shingles may also be
considered.
Horizontal banding features are proposed around the building exterior walls
using wood trim, roof fascias, masonry coursing possibly with accent bricks and
alignment of window head/sill/mullion.
The 1' shaped footprint of the building, is proposed to address the corner lot and
the building appearance from the street intersection at South 335th Street and 6th
Ave. South. The building layout not only creates visual interest front this view
but also provides screening parking at the interior of the site and a secluded
entry area that relates to the parking. The building is also proposed to have
exterior walls that modulate with recesses and/or projected corners, along with
the trellis structures that accent and break-up the potentially long expanses of
wall. The main inside and outside corners of the `L' shaped building, become the
main building entry at the inside corner and an exterior patio space that relates
to the interior shared conference rooms. The varied amounts of glazed openings
ARCHITECTS
B R O W N
CONNALY
R O W A N
AKIYAMA
INCORPORATED
TEL 253.627.4367 2106 PACIFIC AVENUE SUITE 300 TACOMA, WASHINGTON 98421 FAX 253.627.4395
around the exterior of the building, will help distinguish building common areas
from the building office areas.
Landscaping is proposed to retain all of the trees in the wetland buffer, which
equates to more than the 25% retention of identified significant trees on site.
Elsewhere significant trees will be evaluated on a case -by -case basis for
retention. New landscape proposes plants and trees that are indigenous to the
Northwest, and in most cases will be drought tolerant. A combination of natural
landscape design and formalized design will be introduced. All landscaping will
consider site visibility for security/safety, plus avoidance of unnecessary
maintenance around building and site.
The proposed color pallet being considered for the exterior materials include
natural tones for the `field colors" of both masonry and painted/stained
materials. Deeply saturated hues and/or the use of natural stained wood
components/features, are also being proposed. Focus will be to blend, highlight,
and compliment colors with the available colors for masonry veneer.
The proposed finish floor elevation is established at +312.00. At this elevation
the building's southeast corner will be close to the finish grade of the adjacent
parking lot drive along the south property line.
END OF NARRATIVE
ARCHITECTS
B R O W N
CONNALY
R O W A N
AKIYAMA
INCORPORATED
TEL 253.627.4367 2106 PACIFIC AVENUE SUITE 300 TACOMA, WASHINGTON 98421 FAX 253.627.4395
T COA
pus R5pIC)6aLvW
� e;'DEIVED
d B 2004
CITY OF FEDERAL WAY
BUILDING DEPT.
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