07-100921CITY OF
Federal
March 20, 2007
Harold Christensen
Lance Mueller & Associates
130 Lakeside, Suite 250
Seattle, WA 98122
FILE
CITY HALL
33325 8th Avenue South
Way Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Re: File #07-100921-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Rhapsody, 33455 61h Avenue South, Federal Way
Dear Mr. Christensen:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held March 15, 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 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 Laura Kim, Associate Planner, 253-835-2641,
laura.kim@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 consists of the construction of a two-story office building over one level of parking. Total
parking provided is 196.
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. Christensen
Page 2
March 20, 2007
■ Planning Division
1. The proposed wetland buffer averaging must, through Process III, demonstrate to the
satisfaction of the Director of Community Development Services that the proposed wetland
buffer averaging will meet all of the criteria set forth in FWCC 22-1359(B)(1-4). A Use Process
III application will be required again due to the change in building design, size and layout.
2. SEPA is required to be submitted again due to the intrusion into the wetland buffer and changes
to traffic generation and impacts.
Public Works Development Services Division
1. Flow control (detention) is provided for this site in Lake #1, downstream of this site; therefore,
detention is not required to be provided on site.
2. Water Quality Treatment must be provided on site. The site lies within a Resource Stream
Water Quality Area. See Department comments, below for additional information.
3. As the site lies outside the City Center Zoning area, the water quality facility must be designed
as an above -ground system. However, the applicant may make a written request to allow for
below -ground facility. This request should be made prior to Land -Use submittal, so that the
applicant may design the site based on whether the water quality facility is required to be
above -or below -ground.
4. If any utility extensions, require that 6`t' Avenue South be open -cut, the City will require either a
full -width overlay (intersection to intersection), or mitigation fees paid to the City's street
division.
• Public Works Traffic Division
1. A Concurrency Application is required for the weekday PM peak hour. Based on the floor area
of the office building, the estimated fee for this application is $3814.00. The Concurrency
Permit process will determine if any additional traffic analysis and/or traffic mitigation fees
apply to the project. The applicant would be expected to contribute pro-rata shares toward TIP
projects impacted by 1 or more peak hour trips.
2. Street frontage improvements and right-of-way dedication are required along 6°i Avenue South.
3. The current proposal needs to meet access management standards.
4. The current proposal needs to meet block perimeter requirements.
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 (Laura Kim, 253-835-2641, laura.kim@cityoffederalway.com)
1) Wetlands — There is a Category II Wetland to the northwest portion of the property that was
evaluated by a wetland consultant (TALASAEA Consultants, Inc) in a previous Land Use
Application for the same site. Category 11 Wetlands shall have a buffer width of 100 feet.
Buffer Averaging: You are proposing modification to the wetland buffer. The proposed wetland
buffer averaging must, through Process IIl, demonstrate to the satisfaction of the Director of
Community Development Services that the proposed wetland buffer averaging will meet all of the
criteria set forth in FWCC 22-1359(B)(1-4).
File 0 i-100921-00-PC
Doc ID 40007
Mr. Christensen
Page 3
March 20, 2007
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. Although a Process III -application
was previously approved, the applicant will be required to submit an application for a Process III
again due to the significant change in design, size and layout of the proposed building. A
development submittal requirements checklist and master land use application are enclosed along
with applicable code sections.
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 Environ`nental Policy Act (SEPA) — The proposed project requires SEPA review because of the
construction of more than 20 parking stalls and buildings over 4,000 square feet (WAC 197-11-
800[1][b][1]). Although SEPA review was done in a previous Use Process application, it will be
required again due to intrusion into the wetland buffer and changes to trip generation and traffic
impacts. 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 8'h 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
$2,196.00
SEPA
$869.50
Subtotal
$3065.50
Less Preapplieation
- $423.50
Total
$2642.00
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 Iocation 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_
File 07-100921-00-PC Doc ID 40007
Mr. Christensen
Page =4
March 20, 2007
No maximum lot coverage is established. Instead, the build -able 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.
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) Parking Structures — Parking structures which are part of new development shall be architecturally
consistent with exterior architectural elements of the primary structure; including rooflines, faced
design, and finish materials.
Parking structures and vehicle entrances should be designed to minimize views into the garage
interior from surrounding streets. Methods to help minimize such views may include, but are not
limited to, landscaping, planters, and decorative grilles and screens.
10) 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).
11) 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.
12) 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 office
Fi Ic 07- 10092 1-00- PC Doc ID 40007
Mr. Christensen
Page 5
March 20, 2007
building would be required to provide a total of 170' 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.
13) 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.
FaVade 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 facade 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 df 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.
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 22-163 8(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 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
Pursuant to FWCC Section 22-1 379, if the formula for determining the minimum and maximum number of parking spaces
results in a fraction, that fi-action will be rounded up to the next higher \vhole number.
File 07- 1 (10921-00-PC Doc ID 40007
Mr. Christensen
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March 20, 2007
granite pavers; exposed aggregate; or stamped and colored concrete. The method of articulation
should be indicated on the site plan.
Pursuant to FWCC 22-1634 (d)(3-5), pedestrian connections shall be provided between properties to
establish pedestrian links to adjacent buildings, parking, pedestrian areas and public rights -of -way.
Bicycle racks shall be provided; and outdoor furniture, fixtures and streetscape elements such
lighting, freestanding signs, trellises, arbors, raised planters, benches and other forms of seating,
trash receptacles, bus stops, phone booths, fencing, etc., should be incorporated into the site design.
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.
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 (Kevin Peterson, 253-835-2734,
kevin.peterson@cityoffederalway.com)
Land Use Issues — Stormwater
Surface 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 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 Resource Stream Protection Water Quality Area. Water Quality Treatment
shall be designed to meet the treatment criteria of the Resource Stream Protection Water Quality
Menu.
3. The site is served by an off -site downstream detention pond (Lake # 1). Therefore, a detention
facility is not required on site for this project. Typically, for sites served by off -site detention
facilities, a conveyance capacity analysis would be required from the site's discharge point to the
off -site facility. However the capacity analysis was previously performed by the City's Surface
Water Management Division, therefore, a conveyance capacity analysis will not be required for this
project.
h 1, 07-100971-00-PC Doc u) 40007
Mr- Christensen
Page 7
March 20, 2007
4. 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.
Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
6. 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 360407-6437.
7. 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/wdfwihab/hpapage/htm or by calling the
office of Regulator Assistance at 360-407-7037.
Right -of -Way Improvements
See the Traffic Division comments from Soma Chattopadhyay, Traffic Engineer, for traffic related
items.
2. Based on available records and the submitted materials, it appears that this proposal meets the 25
percent threshold criteria for requiring street frontage improvements as identified in FWCC Section
22-1473. The applicant/owner may submit an MAI appraisal for the subject property, or King
County Assessor's records may be used. Development Services Division will evaluate this data to
determine if the project actually meets the City's 25 percent threshold for requiring street frontage
improvements.
3. If dedication of additional right-of-way is required, the dedication shall be conveyed to the City
through a statutory warranty deed. The dedicated area must have clear title prior to recording.
4. All stormwater treatment and detention requirements outlined above will be applied to new
impervious area within the public right-of-way and/or private access easement.
Building Permit Issues
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.
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.
P i le 07-1009=1-00- PC D'x 11) 40007
Mr C'hrislensen
PaL,.c 8
Ndarch 20, 2007
Bonding is required for all public street improvements, as well as all Temporary Erosion and
Sedimentation Control (TESC) measures associated with the project. The bond amount shall be 120
percent of the estimated costs of the improvements and TESC measures. An administrative fee
deposit will need to accompany the bond to cover any possible legal fees in the event the bond must
be called. Upon completion of the installation of the improvements, and final approval of the Public
Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-
year maintenance period.
4. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) associated with the project.
5. 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 36" or 22" x 34" mylar sheet with permanent
black ink. Site plans shall be drawn at a scale of 1"= 20', or larger. Architectural scales are not
permitted on engineering plans.
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.
The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION (Soma Chattopadhyay, 253-835-2745,
soma.chattopadhyay@cityoffederalway.com)
Transportation Impact Analysis
1. Based on the Institute of Transportation Engineers Trip Generation 70' Edition Land Use Code 710
(General Office) the project is expected to generate approximately 106 weekday PM peak hour trips.
No Traffic Impact Analysis (TIA) is required. However, concurrency analysis is required to assure
adequate roadway capacity exists and to estimate the project's prorated share towards the
Transportation Improvement Project for all trips generated. The application fee for concurrency is
$3084.
Street Frontage Improvements
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:
I Ir--1 U0921-00- PC
Doc ID 40007
1�
Mr. Christensen
Pa,c 9
March 20, 2007
61h 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. A modification request is required to waive the street
frontage improvement since there is an existing sidewalk adjacent to the curb. Installation of
new street lights and trees will not be modified.
Access and Traffic Circulation
As per FWCC Section 22-1543, the driveway should be located no closer than 150 feet to any street
intersection or to any other driveway, whether on or off the Subject property. A modification request
is required .as private access South of the property and the intersection of South 335`h Street and 6"
Avenue is closer than 150 feet.
4. This property does not have the 660 feet minimum street frontage to allow a second access driveway
onto 6"' Avenue South; however, the City would consider a street modification request to provide
two access points.
FWCC Section 20-151(d) and FWCP Policy TP21, require block perimeters no longer than 1320
feet for non -motorized trips, and 2640 feet for streets. Therefore, an east/west connection along the
south side of the property (Roadway cross section R) would be required. However, due to the
presence of existing private road along the south side of the property Type W with 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 is acceptable. A modification request is required to modify from any
standards. All of the above modification requests may be included in one letter.
Other Comments
6. Streetlights will be located in accordance with the City of Federal Way streetlight standards. A
streetlight plan submitted by the applicant and approved by the Public Works Director will be
required for all streetlight installations. It should be prepared by a licensed State of Washington
Engineer. After the system is completed and approved, a set of "as built" mylars will be submitted to
the City as a permanent record.
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robe ocitvoffederalwa .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.
rile 07-I0119'I-00-P1' D"CiD 400n7
Mr. Christensen
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March 20, 2007
■ 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)
International Building Code (IBC), 2003 edition
Washington State Amendments WAC 51-40*
International Mechanical Code (IMC), 2003 edition
Washington State Amendments WAC 51-42*
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), 2005 edition
Accessibility Code ICC/ANSI A117.1-2003
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, 2004
** 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: S-2 and B
Type of Construction: II-b
Floor Area: 51,000 total sq ft; first floor 25,474 parking, second floor 25,474, third floor 25,474
ri4. 07-1009, 1-n0-PC DocID 40007
Mr. Christensen
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March 20, 2007
Number of Stories: ground floor parking garage, two floors office space
Fire Protection: Fire Alarm system required, fire sprinkler system 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: x Soils report
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 n/a copies with King County Health Department approval stamp for all projects that
include food service facilities, septic systems or other elements within the project that require health
department approval.
* Energy code compliance worksheets are required to be completed and included with your permit
application.
• A wet stamp and signature is required on all sheets of plans and on the cover page of any
calculations submitted.
0 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 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
l _ 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.
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2. 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.
3. All concerned departments (Planning, Public Works, Electrical, and 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.
4. 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
• As part of your building permit application please note if the parking garage is open or closed. If the
parking garage is classified as closed, mechanical ventilation is required, IBC 406.4.
Your application notes the occupancy classification as S-1. IBC section 311.3 has parking garages
classification as S-2.
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
A developer extension agreement will be required to construct new water distribution facilities
(hydrants/laterals) necessary for the proposed development. 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 (application copies enclosed). 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.
Server
A sewer service connection permit will be required for any new connection to the sanitary sewer system,
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 non-residential connections_
General
Charges -payable -in -lieu -of -extension, and/or latecomer and/or earlycomer charges may be
assessable against the property for facilities either previously constricted oi- to be constructed that
I iIr i7- 69'1-06.K
- Doc ID 40007
N11'. Christcnsen
Pa,,e 13
March 20. 2007
provide direct benefit to the property. Please contact Lakehaven for further detail by submitting a
separate application for a pre -design meeting or a developer extension agreement (application copies
enclosed). '
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.
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 ANp RESCUE (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org)
Water Supplies for Fire Protection
A Certificate of Water Availability shall be provided indicating the fire flow available at the site.
2. The required fire flow based on type II-B sprinklered construction is 1500 gallons per minute.
3. This project will require 2 fire hydrant(s) in order to meet travel distances. 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.
4. When any portion of the facility or building protected is in excess of 400 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:
Shall be located not more than 300 feet on center. All measurements shall be made as vehicular
travel distance.
Shall not be located closer than 50 feet to any building.
• 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.
(South King Fire and Rescue Administrative Policy Guideline No. 1004)
5. Fire hydrant locations are subject to the approval of the Fire Marshal or his/her designee.
6. When exposed'to vehicular damage, fire hydrants shall be suitable protected.
File 07-1009'_1-00-PC Doc ID 40007
Mr. Christensen
Page 14
March 20, 2007
7. 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.
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. (South King Fire and Rescue 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 roads shall be installed and made serviceable PRIOR to and during the time of
construction.
Fire -Extinguishing Systems
1. An automatic fire sprinkler system is required throughout the structure. Noncombustible concealed
areas are permitted to omit sprinklers; however, fire detection may still be required.
An automatic fire sprinkler system shall be installed in all occupancies that exceed 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 II_ Division 4)
rile0'-1009'_1-00-PC Doe ID 40007
Mr. Christensen
Page 15
March 20. 2007
I 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.
4. The system demand pressure (to the source) required in a hydraulically designed automatic Fite
sprinkler system shall be at least 10 per cent less than the correlative water supply curve pressure.
Fire department connections shall comply with South King Fire and Rescue Administrative Policy
Guideline No. 1002.
Automatic Fire Detection System
1. A complete fire detection system is required.
2. 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)
3. 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.
Fire Department Access to Buildings
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. Contact the Fire Marshal's Office at 253-946-7244 to obtain a
key box.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWCC Section 22-1657.
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWCC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
File 07-1001'1.00-VC Doc ID 40007
Mr. Christensen
Page 16
March 20, 2007
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, Laura
Kim, Associate Planner, 253-835-2641. We look forward to working with you.
Sincerely,
Laura Kim
Associate Planner
enc: FWCC 22-1359(B)(1-4)— Buffer Averaging
Process III Handout
Process Ill Application
FWCC 22-1 Definition of Significant Trees
Parking Lot Design Criteria
Accessible Parking Handout
FWCC 22-826 Office Park Use Chart— "Office Use"
"Community Design Guidelines" Article XIX
Traffic Concurrency Application
Lakehaven Utility District Site Plan
LUD Developer Pre -Design Application
LUD Developei Extension Agreement Application
c: Kevin Peterson, Public Works
Soma Chattopadhyay, Traffic
Scott Sproul, Building
Chris Ingham, South King Fire
File 07-10092 1 -00- PC Doc I D 40007
• 14
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From:
"Brian Asbury" <BAsbury@lakehaven.org>
To:
"Laura Kim" <Laura.Kim@cityoffederalway.com>
Date:
3/15/2007 8:35:17 AM
Subject:
Rhapsody Office Building (07-100921-00-PC)
Laura,
Lakehaven's comments below.
WATER
A developer extension agreement will be required to construct new water distribution facilities
(hydrants/laterals) necessary for the proposed development. 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 (application copies attached). 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.
SEWER
A sewer service connection permit will be required for any new connection to the sanitary sewer
system, 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 non-residential connections.
GENERAL
Charges -payable -in -lieu -of -extension, and/or latecomer and/or earlycomer charges may be are
assessable against the property for facilities either previously constructed or to be constructed that provide
direct benefit to the property. Please contact Lakehaven for further detail by obtaining submitting a
separate application for a pre -design meeting or a developer extension agreement (application copies
attached).
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.
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.
<<07-100921-00-PC.pdf>> <<DE Predesign Application-2007.pdf>> <<DE Agr Application-2007.pdf>>
Brian Asbury
Engineering Technician III
Lakehaven Utility District
http://www.lakehaven.org/standards.htm
FAX 253-529-4081
NOTE: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility information
shown. Facility locations and conditions are subject to field verification. All fees and charges subject to
change without notice.
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CITY OF
� Federal Way
February 28, 2007
Harold Christensen
Lance Mueller & Associates
130 Lakeside, Ste 250
Seattle, WA 98122
RE: File #07-100921-00-PC; RHAPSODY
33455 6th Avenue South, Federal Way
Dear Mr. Christensen:
CITY HALL FlLi:
33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
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, March 15, 2007
Hylebos Conference Room
City Hall, 2"d Floor
33325 8`h Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Let me know if you will have more than five people attending the
preapplication meeting so we can make arrangements for a larger room. 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
253-835-2641 or email me at laura.kim@cityoffederalway.com if you have any questions.
Sincerely,
*W+�
Laura Kim
Associate Planner
Doc ID 39931
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: February 22, 2007
TO: Will Appleton, Development Services Manager
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire Department
FROM: Laura K -in
FOR DRC MTG. ON: March 8, 2007 - Internal
March 15, 2007, 9AM - with applicant
FILE NUMBER(s): 07-100921-00-PC
RELATED FILE NOS.: None
PROJECT NAME: RHAPSODY
PROJECT ADDRESS: 33455 6TH AVE S
ZONING DISTRICT: OP
PROJECT DESCRIPTION: Proposed 51,000 square foot 2-story office building
w/open parking below.
LAND, USE PERMITS: Preliminary Plat, SEPA
PROJECT CONTACT: LANCE MUELLER & ASSOCIATES
HAROLD CHRISTENSEN
130 LAKESIDE SUITES 250
206-325-2553 (Work)
MATERIALS SUBMITTED:
o Permit Plan Sheets P-1 through P-5
o Preliminary Conceptual Site Plan, Storm & Utility
Plan
o Vicinity Map
o Statements of Architectural Design Intent &
Existing/Proposed Use
o Master Land Use Application
LANCE MUELLER & ASSOCIATES
A R C H I T E C T S A I A
February 20, 2007
City of Federal Way
Department of Community Development Services
33325 8th Ave. South
Federal Way, WA 98063
RE: Proposed Rhapsody Office building
33455 6th Ave. South
Federal Way, WA 98063
Statement of Architectural design intent:
The Rhapsody Office building will consist of concrete tilt -up panels painted with textured
elastomeric paint. The building face on each side has been modulated with steps horizontally and
vertically to eliminate any blank facade areas. Windows are set back within the building panels and
have recessed "eyebrows" above painted with an accent paint color complimenting the main
building facade. All sides will contain extensive reveals to further break up any blank wall area.
The top of the exterior walls-M have a built up metal cornice complementary to the building color
or matching the storefront system anodized aluminum. The building colors are anticipated to be
warm earth tones with energy efficient bronze glass. We currently plan at least two complimentary
exterior building colors with bronze glass and clear anodized aluminum at all storefront windows.
The main building entry will feature a stamped concrete walkway from 6th Avenue south to the
entrance canopy above the main entrance. The walkway will be flanked each side by extensive
landscaping providing a focal point of entry visible from the street.
Ample landscaping has been allocated around the perimeter of the building and additional at all
perimeter property lines.
Statement of existing and proposed use:
The Rhapsody Office building site is currently vacant land. The proposed building will be used for
general office space consistent with surround buildings.
Harold Christensen RECEIVE®
Architect
Lance Mueller & Associates FEB 2 12007
CITY OF FEDERAL WAY
BUILDING DEPT.
130 Lakeside Suite 250 Seafile, WA 98122 206 325-2553 Fax 206 328-0554
Architecture Planning Space Planning Interiors
LEGAL DESCRIPTION
LOT 34 OF WEST CAMPUS OFFICE PARK DIVISION 1, ACCORDING TO THE
PLAT THEREOF RECORDED IN VOLUME 97 OF PLATS, PAGES 55 THROUGH
58, INCLUSIVE, IN KING COUNTY WASHINGTON; EXCEPT THAT PORTION OF
SAID LOT 34 LYING SOUTHWESTERLY OF THE FOLLOWING DESCRIBED LINE:
COMMENCING AT THE SOUTHEAST CORNER OF LOT 34;
THENCE SOUTH 76' 15' 05" WEST 498.54 FEET TO THE TRUE POINT OF
BEGINNING; THENCE NORTH 27' 11' 14" WEST 114.64 FEET TO THE
TERMINUS OF SAID LINE.
(ALSO KNOWN AS LOT B OF LOT LINE ADJUSTMENT NO. 8802019,
RECORDED MAY 9, 1988 UNDER RECORDING NUMBER 8805090973.)
PARCEL # 926500-0340-00
VICINITY MAP
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CITY OF FEDERAL WAY
BUILDING DEPT.
RECEIVED
44k
CITY OF
Federal Way
FEB 2 12007
MASTER LAND USE APPLICATION
CITY OF FEDERAL WAY DEPARTMENT OFCOMMUNrrV DEVELOPMENTSERVICFS
BUILDING DEPT. 33325 8'h Avenue South
PO Box 9718
Federal Way WA 98063-9718
253-835-2607;Fax 253-835-2609
wwwxityol'fedcralway.com
APPLICATION NO(S) 0 /0 / �/ �� - Date 2/21/07
Project Name Rhapsody Office Building
Property Address/Location 33455 6Th Avenue South, Federal Way
Parcel Number(s) #926500-0340-00
Project Description
PLEASE PRINT
Construct two story office building over one level parking. Total parking for
196 cars.
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 It (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
OP Comprehensive Plan Designation
$1, 100, 000 Value of Existing Improvements
Lanz,
$9, 700.000 Value of Proposed Improvements
nter v
Ie
�tta`fxtana Building Code (IBC):
B/office, S-1/Parking Occupancy Type
II-B Sprinkled Construction Type
Bulletin #003 - August 18, 2004
Applicant
Harold Christensen
Name:
C/o Lance Mueller Architects
Address:
130 Lakeside, suite 250
City/State:
Seattle, WA 98122
Zip:
206-325-2553
Phone:
Fax:
206-328-0554 fax.
Email:
ha ldc@lmueller.com
Signature:
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Michael Hill
C/o Rhapsody Partners
Name:
3400 Carillon Point
Address:
CiWState:
Kirkland, WA 98033
Zip:
425-250-1050
Phone:
Fax.
Email:
425-250-1051
mi ael ill@r ps ty)�aro.com
Signature:
Page 1 of i
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