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15-104373-a?fr FILL-11 ' '=ear r 1 25V­ September 28, 2015 Jim Ferrell, Mayor Chris Davidson Studio Meng Strazzara 2001 Western Avenue, Suite 200 Seattle, WA 98121 Re: File #15-104373-00-PC, PREAPPLICATION CONFERENCE SUMMARY Federal Way Apartments at 348th, Federal Way Dear Mr. Davidson: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held September 17, 2015. 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 Revised Code (FWRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Matthew Herrera, 253-835-2638, matt.herrera@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 Two -phased development that includes two stand-alone multi -family residential buildings with 146 dwelling units and one 15,000 square -foot commercial 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. 33325 8th Avenue South, Federal Way, WA 98003-6325 (253) 835-7000 1 www.cityoffederalway.com Mr. Davidson Page 3 September 28, 2015 c. All ground level nonresidential space(s) have a minimum floor -to -ceiling height of 13 feet and a minimum depth of 15 feet; and d. Parking in conjunction with other uses allowed in this zone may also be located on the ground floor of the structure, but not on the street side of the buildings. Comm rincinal commercial 2. Use Application — The proposed improvements exceed SEPA flexible threshold limitations (explained in item #3) and therefore the proposal will require a Use Process III land use application. Use Process III is an administrative review conducted by city staff with a final decision issued by the Community Development Director. The Planning Division will notify the applicant of application status within 28 days of submittal. If the application is determined complete, staff will issue a Letter of Complete Application. FWRC limits the administrative review to 120 days from the date of a complete application. The 120-day review period will stop any time the applicant has been requested by the city to correct plans, perform required studies, or provide additional information needed to issue a decision. The review period will begin within 14 days following submittal of requested items. Please be advised that any request for corrections and/or additional information must be provided within 180 days of written notification, or the land use application will expire. 3. Environmental Review — The project is subject to environmental review under the State Environmental Policy Act (SEPA) as the proposal exceeds the city's adopted flexible thresholds of residential structures containing more than 20 dwelling units, commercial buildings in excess of 12,000 square feet, and parking accommodations for more than 40 vehicles as set forth in FWRC 14.15.030(a) and (c). 4. Public Notice — The environmental threshold determination and Process III application will require a 15-day comment period. The Notice of Application (NOA) soliciting comments will be published in the Federal Way Mirror and posted at the subject property and official notice boards within the city. A mailed notice to all property owners within 300 feet of the subject property is also required. The applicant is responsible for submitting stamped mailing envelopes for property owners within 300 feet of the subject property. The city's GIS Division can provide this service for a nominal fee. Please see the enclosed handout for further information_ 5. Environmentally Critical Areas — The recorded binding site plan (20100414000337) indicates a wetland with 100-foot buffer on the southeast corner of the property. -Pursuant to FWRC 19.145.420(6), binding site plans that contain wetlands and their associated buffer in a tract are honored regardless of subsequent regulatory buffer increases or natural migration. Therefore, the 100- foot buffer will apply to the proposed development. Any proposed intrusions into wetland buffers requires a separate Use Process III application and must meet critical area report and buffer reduction or averaging criteria. The subject property is within a 5-year and 10-year Wellhead Protection Zone. The applicant is required to submit a Hazardous Materials Inventory Statement (enclosed) that discloses the approximate quantities of hazardous materials that will be stored, handled, treated, used, produced, recycled, or disposed of in connection with the proposed activity_ 15-104373 Doc. I D. 70709 Mr. Davidson Page 5 September 28, 2015 The above -referenced "two of four" options shall be incorporated along the entire length of the facade, in any approved combination. Options used must meet the dimensional standards as specified above, but if more than two are used, dimensional requirements for each option may be modified. b. Building Articulation and Scale — Each facade shall incorporate methods of articulation. A sample menu of acceptable methods is enumerated in FWRC 19.115.060(3)(b). Alternative methods will also be considered. Additionally, FWRC 19.115.090(1)(p) requires facades that exceed 120 feet in length and are visible from an adjacent residential zone, right-of-way, public park, or recreation area shall incorporate a significant structural modulation (offset). The minimum depth of the modulation shall be approximately equal to 10 percent of the total length of the subject facade and the minimum width shall be approximately twice the minimum depth. The modulation shall be integral to the building structure from base to roofline. c. Building Entrances — i. The entrance facade shall front on, face, or be clearly recognizable from the right-of-way; and shall incorporate windows (no mirrored or reflective glass) and other methods of articulation. ii. Building entrances shall be architecturally emphasized and shall incorporate transparent glass. iii. Ground floor entrances to retail sales or services shall incorporate plaza features or furnishings, and/or streetscape amenities, in a context -sensitive amount and combination, considering the scale of the retail use(s) and entrance(s) to the overall building or development, and the proximity and access to other existing plaza or streetscape features. iv. Principal entries to residential portion of buildings shall be highlighted with plaza or garden areas containing planting, lighting, seating, trellises and other features. Such areas shall be located and designed so windows overlook them. d. All buildings shall appear to have a roof pitch ranging from at least 4:12 to a maximum of 12:12. e. Units on the ground floor shall have private outdoor spaces adjacent to them so those exterior portions of the site are controlled by individual households. f. The residential portions of buildings shall include appropriate residential design features such as entry porches, projecting window bays, balconies or decks, individual windows, offsets, and cascading or stepped roof forms, shall be incorporated into all buildings. Window openings shall have visible trim material or painted detailing that resembles trim. g. Buildings should be designed to have a distinct base, middle, and top. The base should contain the greatest number of architectural elements such as windows, materials, details, overhangs, cornice lines, and masonry belt courses. h. Ground floor commercial abutting the street provide visual access from the street into human services and activities within the building. i. Ground -level mirrored or reflective glass is not allowed adjacent to a public right-of-way or pedestrian area. Doc I.D. 70709 15-104;73 Mr. Davidson Page 7 September 28, 2015 h. For each surface parking space, 22 square feet of interior lot Type IV shall be provided. Landscape islands shall be a minimum size of 64 square feet; a maximum of 305 square feet; and a minimum width of 6 feet at the narrowest point for islands at the end of 90-degree parking rows, 3 feet in width at the end of rows with angled parking, and 8 feet in width for islands used to separate head -to -head parking stalls. The landscaping plan must list the specific size of each landscape island proposed for surface parking lot landscaping in order to verify the required square footage is provided. The applicant is encouraged to use landscaping islands as green stormwater infrastructure if feasible. 10. Landscaping — A landscape plan prepared by a Washington State licensed landscape architect must be submitted with the Master Land Use application. Please follow general guidelines outlined in FWRC 19.125.040(1) through (26) when preparing the site plan and planting schedule. The following regulations are specific to your proposal: a. Perimeter — A five -foot -wide Type III landscape screen along south and east perimeter with the exception of the areas within the wetland buffer area. A 15-foot Type I landscape screen is required along the east abutting SE zone parcel with the exception of the area within the wetland buffer. A five -foot -wide Type III landscaping screen must be provided to separate any surface parking and right-of-way. Additionally, a Type III landscaping screen must be provided along facades of any buildings that are setback from the right-of-way and do not provide pedestrian circulation. b. Tree Retention/Replacement — A tree/vegetation retention plan must be incorporated into the overall landscape plan. Site and building development shall take into consideration the location of existing stands of healthy trees both on site and on adjacent properties. The minimum tree density requirements for BC zones are 20 tree units per acre. A tree unit is a value placed on the size of a retained tree and a replaced tree (i.e., the larger the tree the higher the value). Retained trees are valued higher at a range of 1 to 3 tree units depending on the diameter at breast height (dbh). Replacement trees are valued between .50 and 1.5 depending on the mature canopy area of the species. Please refer to FWRC 19.120.130-2 for specific tree unit credit calculations. c. Surface Parking — See item 9(h) d. Screening of Blank Walls — Building walls that are uninterrupted by a window, door, or other architectural feature(s) that are 240 square feet or greater in area and not located on a property line, shall be screened by landscaping. Such planting shall include trees, shrubs, and groundcover appropriate for the area proposed. 11. Clearing and Grading — The applicant is required to obtain clearing and grading plan approval as a component of Process III approval. Please consult FWRC 19.120.040(1) for items that are required to be included on the plan. Any needed rockeries or retaining walls shall be limited to six feet in height as measured from finished grade at base of wall to top of wall, with a minimum three-foot landscaped setback at the base of each rockery or retaining wall. Rockeries and retaining shal I be composed of rock, brick, or other textured/patterned wall styles. 12. Open Space — The development shall provide common recreational open space usable for many activities (defined FWRC 19.05.030) in a total amount equal to at least 150 square feet per dwelling unit. Common open space must be located interior to the project for resident use and not comingled with quasi -public space such as plazas in and around the front of the development. I5-104373 Doc I,D. 70709 Mr. Davidson Page 9 September 28, 2015 2. The project lies within a Conservation flow control area, thus the applicant must design the flow control facility to meet this performance criteria. In addition to flow control facilities, Best Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies within an Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. 3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 4. Detention and water quality facilities for 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 Public Works Department. 5. 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) construction storm water permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at h ://www.ec .wa. ovl roarams/wlstormwater/constructionlindex.htmf or by calling 360-407- 6048. Right -of -Way Improvements 1. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic related items. 2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication shall be conveyed to the City through a statutory warranty, deed. The dedicated area must have clear title prior to recording. 3. All stormwater treatment and detention requirements outlined above may apply to any improvements within the public right-of-way. Building Permit Issues 1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are $824.50 for the first 12 hours of review, and $68.50 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 Public Works Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at littg://www.cilyoffederalwa y.com/index.aspx?nid=l 71 to assist the applicant's engineer in preparing the plans and TIR. 15-104373 Doc LD 70709 Mr. Davidson Page 11 September 28, 2015 application fee must be paid in full at the time the concurrency permit application is submitted with land use application. The fee may change based on the new weekday PM peak hour trips as identified in the concurrency trip generation. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee remains the same. Please note. projects constructed in phases shall be evaluated for concurrency as each phase is submitted for applicable development permits. Transportation Impact Fees (TIF) (FWRC 19.91) Based on the submitted materials for 264 apartment units, the estimated traffic impact fee is S549.132. Please note, the actual impact'fee will be calculated based on the fee schedule in effect at the time a building permit application is filed and must be paid prior to permit issuance. Transportation Impact Analysis (TIA) (FWRC 19.135) A Transportation Impact Analysis (TIA) to identify transportation impacts of development projects and provide appropriate mitigation measures is required. The TIA is required to assess additional project impacts beyond those that were identified under the concurrency permit process. Mitigation improvements necessary beyond those identified in the TIP to meet the City's adopted level -of - service standards are required to be provided by the applicant. 2. A Traffic Impact Analysis (TIA) prepared by an engineer licensed in the state of Washington is required for this development project. The engineer should contact the Traffic Division for a scoping sheet in the initial stages of their study. The TIA should include the following analysis: Analysis of intersections impacted by 100 trips in the weekday morning and Saturday/Sunday peak hours Queuing analysis of access points for morning, evening, and Saturday peak hours Street Frontage Improvements (FWRC 19.135) 1. The applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map III-4 of the FWCP and Capital Improvement Program (CIP) shown as Map III-19 (FWRC 19.135.040). Based on the materials submitted, staff conducted a limited an to determine the required street improvements. The applicant would be expected to construct improvements on the following streets to the City's planned roadway cross -sections: I" Ave S is a Minor Arterial planned as a Type "C" street, consisting of a 72-foot street with curb and gutter, six-foot planter strips with street trees, 8-foot sidewalks, and street lights in a 106-foot right-of-way (ROW). Assuming a symmetrical cross section, a ROW dedication ranging from 3' to 8.4' and half- street improvements are required as measured from the street centerline. ■ S 348`h Street is a Principal Arterial planned as a Type "E" street, consisting of a 64-foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks and streetlights in a 98-foot right-of-way (ROW). The frontage along S 348"' Street was constructed to standard at the time including right-of-way (ROW) dedication with previous BSP proposal. These improvements are still valid and therefore no improvement is necessary. 15-104373 Doc 1D. 70709 Mr. Davidson Page 13 September 28, 2015 • Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or additional waste types and containers. • Plan for user access to interior waste and recycling storage areas/containers, and to exterior containers screened by enclosure(s). • Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure openings. Allow appropriate turning radii for service .vehicles, and minimize potential `blind spots' during ingress and egress. ■ Consider landscaping, setbacks and screening requirements [based on FWRC Section 19.125.040 (4) & (5)]. • Note that larger -scale commercial or multi -unit housing developments may see long-term savings from the use of on -site waste compaction equipment. Planning for this equipment may require larger enclosure dimensions, defined overhead clearances, consideration of power utility access, and drainage management. • Mixed -use developments may also benefit from on -site waste compaction equipment. Additional mixed -use development considerations include: o Designated chutes and/or internal facility maintenance areas or services for tenants, o Moving waste and recycling streams from interior units to collection areas, and o Access by business tenants and/or residents to exterior waste and recycling areas. Help with many design parameters related to service access is available via the City's contracted solid waste services provider, Waste Management. Contact: Joey Pellecchia, WM - South Sound Route Manager, 253.804.6817. BUILDING DIVISION (Peter Lawrence, 253-835-2621, eter.lawrenc ci offederalway.com International Building Code (IBC), 2012 Washington State Amendments WAC 51-50 International Mechanical Code (IMC), 2012 Washington State Amendments WAC 51-52 Uniform Plumbing Code (UPC), 2012 Washington State Amendments WAC 51-56 & WAC 51-57 International Fire Code (IFC), 2012 Washington State Amendments WAC 51 -54 National Electric Code (NEC), 2012 Accessibility Code, ICC/ANSI Al 17.1 - 2009 Washington State Amendments WAC 51-51 Washington State Energy Code, 2012 WAC 5 1 -11 Building Criteria Occupancy Classification: R-2, S-2, A? Type of Construction: Type IA and Type VA I5-104373 Doc I.D. 70709 Mr. Davidson Page 15 September 28, 2015 • Draft stopping details and locations • Complete details on protections of primary structural members other than columns per section 704.3 • Complete details for the protection of secondary members per section 704.4 Exterior wall details showing compliance with section 705 for projections, eave overhangs exterior balconies, cornices, and similar projections. ■ Fire partition details per section 708 • Complete UL listed horizontal assemblies ■ Complete details for the protection of shafts, vertical opening per section 712 Elevator lobby protection per section 713.14.1 • Complete detailed UL listed assemblies for membrane and through penetrations of rated assemblies ■ Complete detailed UL listed fire-resistant joint assemblies per section 715 • Opening protective details per section 716 • Detailed assemblies for duct and transfer openings per section 717 • Detailed fire blocking details for concealed spaces per section 718 ■ IBC Chanter 8 Interior Finishes ■ Detailed wall and ceiling finishes per section 803 • Combustible materials in Type I and Type 11 construction • Acoustical ceilings systems shall comply with section 808 ■ IBC Chaoter 9 (Fire Protection system reviewed by S R Automatic sprinkler systems per section 903 specific to A occupancies • Balconies and decks require sprinkler protection per section 903.1.2.1 • IBC Chapter 10 Means of Egress (include egress plan and occupancy loads) Occupant load will be table 1004.1.1 • 1005- means of egress ■ 1006- means of egress illumination and emergency power • 1007- Accessible means of egress • 1008- doors and gates l . Size of doors 2. Door swing 3. Security grills 4. Floor elevations at each side of the door 5. Landings 6. Thresholds 7. Door arrangements 8. Door operations 9. Locks and latches ■ 10 11 - Exit signs • 1014- Exit access • 1015- Exit and exit access doorways 1021- Number of exits and configuration • 1027- Exit discharge 15-104373 Doc, I.D. 70709 Mr. Davidson Page 17 September 28, 2015 official. Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed, and shows in sufficient detail pertinent data and features of the building, systems and equipment as herein governed. Details shall include, but are not limited to, as applicable, insulation materials and their R-values; fenestration U-factors and SHGCs-, area -weighted U-factor and SHGC calculations; mechanical system design criteria; mechanical and service water heating system and equipment types, sizes and efficiencies; economizer description; equipment and systems controls; fan motor horsepower (hp) and controls; duct sealing, duct and pipe insulation and location; lighting fixture schedule with wattage and control narrative; and air sealing details. 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 6-8 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 the Community Development Department. 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. Construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, the general or representative, all subs, the architect or representative, the engineer or representative, electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the Building Department and will be scheduled by the inspector of record for the project. The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at time of building permit plan review. LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, BAsbury@lakehaven.org) Water • A Certificate of Water Availability (application form enclosed) issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical. 15-104373 Doc. LD. 70709 Mr. Davidson Page 19 September 28, 2015 Sewer • A Certificate of Sewer Availability (application form enclosed) issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical. • A Developer Extension Agreement will be required to construct new sanitary sewer facilities necessary for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement (application forms attached). Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase -to avoid delays in overall project development. • These properties are within Lakehaven's "PS 22" basin, meaning new sewer main/service connections must be made to existing sewer main in S 348th St. • A major portion of Lakehaven's Comprehensive Wastewater System Plan may need to be implemented, to address downstream system capacity limitations for a development of this size & scope. • The site does not have a previous or existing sewer service connection. • Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees/charges/deposits (2015 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Charges -Payable -in - Lieu -of -Extension (CPILOE), latecomer &/or earlycomer charges are assessable against the property for sewer facilities either previously constructed or to be constructed that provide direct benefit to the property. CPILOE is adjusted monthly thru <MONTH YEAR>. Latecomer Charge(s) expire <MM/DD/YY>. If a DE Agreement is required, CPILOE &/or latecomer charges are due prior to & as a condition of scheduling the Lakehaven preconstruction meeting. Connection charges are separate from any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. • Sewer Service Connection Permit Fee, per building: $360.00. • Capital Facilities Charge(s)-Sewer, MFR units only, 264 MFR units, 1 MFR unit = 0.67 ERU: $567,077.28. No sewer system capacity credits are available for this property. Please contact Lakehaven for further detail. • Service Agreement Charge(s), Private Pump Station: $130.00 per parcel. • County Document Recording Fees: $80.00+/- per service agreement. • Other (describe): $None anticipated. General , • Utility conflicts should be identified and coordination (if necessary) should occur as early as possible in the planning process. Project will need to avoid encroachment with existing Lakehaven facilities and easement(s). New perimeter landscape requirements may conflict with existing easement terms & conditions, and if so owner should coordinate any required revisions with the City and Lakehaven early in the pre-design/planning phase to avoid delays in overall project development. • 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. 15-104373 Doc- I D- 70709 Mr. Davidson Page 21 September 28, 2015 12. All buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication system at the exterior of the building. 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 FWRC 19.40.070 (4). As you know, this is a preliminary review only and does not take the place of the full review that will follow 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 FWRC 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, Matthew Herrera, 253-835-2638. We look forward to working with you. Sincerely, Matthew Herrera, AICP Senior Planner enc: Bulletin 001 Process III Submittal Requirements Bulletin 002 Mailing Labels Bulletin 003 Master Land Use Application Bulletin 022 CPTED Checklist Bulletin 042 Parking Lot Design Criteria Bulletin 050 Environmental Checklist C: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Peter Lawrence, Plans Examiner Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire and Rescue Doc. ID 70709 15-104373 APPROVALS OWNERS'S DECLARATION - KNOW ALL MEN BY THESE PRESENTS THAT WE, THE UNDERSIGNED OWNERS OF OF T!4C LAND HEREIWDESCRIBED DO HERESY MAKE A BINDING SITE PLAN =DAY .. ...114TEKST EXAMINED AND APPROVED THIS IS OF 20110. THEREOF PURSUANT TO FEDERAL WAY CITY CODE, CHAPTER 20, DIVISION 4, AND DECLARE THIS BINDING SITS' PLAN TO BE THE GRAPHIC REPRESENTATION OF SAME WE HERE13�i CDNVEY, CR&kTE, AND DEDICATE ALL EASEMENTS GRAPHICALLY SHOWN-*N THIS HINOA SfTE:RW TO THOSE PERSONS OR ENTITIES SPECIFIED AS BWEMLARIES Cf,`bf 154SEMENVS.f.QR THE PURPOSES THEREIN MENTIONED. CITY OF FEDERAL WAY PUBLIC WORKS DIRECTOR TH9 BINDING Si1r, 13--IMADE WW-'jHE. FREE. CONSENT AND IN ACCORDANCE PRINTED NAME THE: DESIRE5 OF TAt MNERS.&01TEREST- UPON RECOR - DAVION4 THIS OONG,*IJE PLAN THE UNDERSIGNED OWNER(S) EXAMINED AND APPROVED THIS�L DAY OFMO. HEREBY..CbNvEY AND DEDICATE -- WAY ALL OF THE to THE *!Y OF Fmmk ADDM64 RIGHT'OF WAY FO 1st AVENUE SOUTH 130S. 348th.51aa .111'oA'SHOWN ON-t�HIEEr 2 ptl IN WITNM;'1HEREOF wl'HAVE- SET_WR HANDSTAND WISE OF' TOR OF COMMUNITY DEVELOPMENT SERVICES CIVTED��& WAY DIRECTOR FOR: WWAID ER F10,� IV ASSQk6IATr,-S ADDRESS: P.0_13ox 11593 CERT 4T k BY: KRgQrCOUNTY L)EFAFiTIMENT OF ASSESSMENT$ , TITLE EXAMINED AND APPROVED4H�l Y lj� OF or', 2010- PRINTED NAME: Le KING CGUN ASSESSORDEPLItY KING COUNTY. ASSESSOR ACKNOWLEDGMENT 6 60 OUNIrri( oFFict o. "FwANc 0 a SS S FATE OF WA? 1. GJFC0 IN. r OF I CERTIFY . THAT rAxFs ME PAID, TRAT. E NO THAT ALi -.7 p"p 7OL CDVW DELINOU PFCLAL 4SIESSMENJ� CERTIFIEDSTO THIS MICE CTIDN' 0 FCLAL 4 MEMS OU 7H ON THIS DAY PERSONALLY APPEARED BEFORE ME _Tc� Xif2r--O- �T AND THAT Aj�,*ASSESS#ANTS CERTIFU TO THIS OFF FOR COLLE&ION D H' QN ANY OF THE P RTY HER(1�4 CONTANtD, DEDK9 STREETS, Q TO ME KNOWN TO BE THE /M A A Aq e r--"­ OR FOR ANY OTHER PU LJSE-.ARE PAID IR*FU ' .15 DAY' OF FOR OF WALLER ROAD IV ASA6CfATEii;_-':. 2 THE CORPORATION DESCRIBED IN THE FOREGOING tbnaAW. AND AC00 SAID INSTRUMENT TO BE THE FREE AND VOLUNTARY ACT AND I)EEQ:Df SAID CORPORATION FORA Es THUM kDRIDNM AND ON WH STATED THN'HE/SHE WAS AUTIOZED TO EXECUTE '* INSTRUMENT ON ODLRF OF WALUM ADAo N ASSOCIATES," MANAGER, FINANCE N Gk" UT MY HAND AND OF%tAi SM THIS DAY OF Dr=Mk .20-o Z10 micwc TY NOTARY PUBLICI_wu 4 tj r, PRtNTEI) NWE MY APPOINTMENT EXPIRES >t rw m VICINITY MAP EXISTING TAX LT No.: 202104-9016 ....... 6WNER EVE4-(5PER WALLER ROAD] IV A5506ATES P-0- Bot, &3 TACOUN. WA 1111101 • ...... -C -:bESCFVF-nON PER CHICAGO TITLE INSURANCE COMPANY LP- IA[_ THE H91iTHWW QW�RTER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER or gunoN 20. TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN OK COIJNn{WASHIINGTON: Ex�Ci k-AXE N"- 50 FEET THEREOF; ALSO EXCEPT THE WEST 47 rEL7 THEREOF CONVEYED TO KING COUNTY FOR ROAD UNDER RECORDING NUMBERS 1229975 AND 8409280489. AND EXCEPT THAT PORTION CONVEYED TO THE CITY OF FEDERAL WAY UNDER RECORDING NUMBER 20020208002269. Ak CITY OF rt:!Ut::Fdl vvdy -BINDINO SITE PLAN mouncxnoNREvisimp- WALLER ROAD IV ASSOCIATES IT 15 EXPECTED THAT MINOR M001FICODRS AND-Mrf SICN'TO THIS BINDING SITE PLAN AND IT$ APPROVED DESIGN P005. -GbNI)IT1Wt OF APPR 'AL, AND CFrY--bF FEDERAE WAY:FILE NUMBER BSP05-101081-00-SU DOCUMENTS MAY BE NECESSARY AND NOR"'DURING:.TKE COURSE' OF ITS DEVELOPMENT - THE BURDEN OF PROOF TO DEMONSTRATE WHY A MODIFICATION OR DEVIAT.6 IS POF &.the S-W...114 cf SECTION 20 TI'M's 0i 1he sp. I/4 NEEDED SHALL BE PLACED ON THE APPLICANT. Rangq.4 E46t, fflEi�ette Meridian THERE SHALL BE NO MODIFICATION TO THE LOT GEOMETRY TO THIS BINDING SITE"'T6wnshipZ N&th, PLAN EXCEPT AS PROVIDED IN THE FEDERAL WAY CITY CODE, CHAPTER 20, DIVISION 2. -.bfty.& FEDOIAL WAY-. - Kll� County giafe of VV48HINGTON 61 �4:..Zj LAND SURVEYOR'S CERTIFICATE: I HEREBY CERTIFY THAT THIS BINDING SITE PLAN IS WED ON AN ACTUAL FIELD SURVEY PERFORMED BY ME OR UNDER MY DIRECTION AT THE REQUEST OF WALLER ROAD IV ASSOCIATES OF FEDERAL WAY IN ACCORDANCE WITH STATE AND COM CODES AND THAT THE LOT CORNERS HAVE BEEN SET ON 1//?r1KMW/PVSTIC CAP STAMPED "BCE 27328'. DENKp J. SALTYS OAlk PROFESSIONAL LAND SOVEYOR WASHINGTON REGISTRATION NO 27328 Q.GHAU 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CIVIL ENGINEERING, LAND PLANNING, G(�IAO ekGT�'��4SURVEYINC. ENVIRONMENTAL SERVICES 77� DATE 0 DO SCALE: '0010 11-U N eA ­20 1:O. N 337 CHECKED BY: P(1f,E-003 OF f DJS W14 ",Z34: NO.: 6 3 Z51 KIK c PROJECT SHT T_' OF 3 M Cl) m f9 r ZQM COMMERCW BUSINES$' ZONING = NEIGHBORHOOD BUSINESS SURVEY INFORMATION 57 COMPREHENSVL PLAN - ON AN = ZONING = RM 1800 ZONING = PROFESSIONAL OFFICE COMMUNITY TUSINESS �NEIGHBORHOODINESS COMPREHENSIVE PLAN = MULTI FAMILY COMPREHENSIVE PLAN = PROFESSIONAL OFFICE PROCEDURE / NARRATIVE t -^ A FIELD TRAVERSE ti51NG A')JETZ SET 4' TOTAL STATION. AND VR 33" -. • -' • SITE BENCHMARK �^ -- -- DATA COLLECTOR, SUPPLEMENTED WITH FIELD NOTES WAS PERFORMED TO ESTABUSH THE ANGULAR, DISTANCE. AND VERTICAL RELATIONSHIPS BE-iwEEN .•:' r'u�ftiCL3i31f7ULr, g• I j1p[ti RIM NON. CASE r. t7iT! = 252.52 (t. DIE NONUIIENIS PROPERLY LAIES AND TOPOCRAPLBC FEATURES AS SLIOYIN IEREON. A -UEU 8-2A' AUTOMATIC LEVEL WAS USED TO CHECK AND f5TA813SH THE Sec;?f9. •' - S88'43'19"E 653.51 - - - - ELEVARON OF BENCFLVARKS AND CONTROL POINTS- THE RMLBNG DATA MEETS OR EXCEEDS THE STANDARDS FOR LAND BOUNDARY • FOUND BRASS DISK 7 Sec. 20 IN MONUMENT CASE 1/981 - - - - L S o u t h 3 4 8 t h _ - — - 1 - SURVEYS AS SET FORTH IN WASHTNGTON ADMINISTRATW CODE 332-130-090. • t •- Street ` __ DATES OF SURVEYS .. - • :: _ L Fs SURVEYS Lie BARptA MN OMIL LNG LTLGINFFAS,INC. C fJ.D I ,.••" ,:' -=' _ •:' .: -_t •' -------------- -" .:' .• ••-- 1D' _------------.-._ _ - -_---••-•- ------------- _ •- ••• '38L, 8"9.3'19 ... •---•------- ----'-'-------------- , - 1 CONDUCTED ,1ANUARY 17, 20, 21, 1948 ALL NONUWENTS SHOWN AS F N IS OHAWRLG REFLECTS FIELD IDT}iD ADDITIQNAL RIGHT-qR* AY CONVEYED S DED1ChTET7 .-.k4:6' !• • _ T zs.�.�i +f0 ft. LAN >JS+ E,:' 'SETBACK LINE j COHO[il0ly5 0.5 O DATES. pp1,IDRlp NOT DISCLOSED UNLESS WED OTrEERWISE• SOME OF THE UTILITY INFORMATION IN THE TO CIYY.QF FEOESiA4 WAY _ FOUND REBAR w/ CAP ROADWAYS WAS OBTAINED FROM KING COUNTY DEFT. OF PUBLIC WORKS Rmm' 2✓ w-**2259 ,� : ' .Nil R#25.00• %''� Fti fj�BLIILDINC Si BAGR f]!7E — STAMPED "l5 10708' (1/98) SURVEY N0. 20-21-4-9, SHEET 1 OF 9. 10 FF. ALONG S. 34Bth ST. & --39 2.6 ft. - 8 ft. ALONG 1st AVE. S, - .,: • •r' : :+ • 9,652 ± sq, ft, •7 -=..rf _ HORIZONTAL DATUM -BASIS OF BEARINGS �• CJ NORTH AMERICAN DATUM OF 1927 NAD27 r• •• ^1'�0• 1 C7 AS ESTABLISHED BY KING COUNTY CONTROL SURVEY L _ - _ _ • ti .;.- 17 I O7 THE BEARING OF THE WEST LINE OF THE SOUTHWEST 20 TAKEN AS N 01'08'58' E M 54,795 f miel. [1.258 AO9ES] ^ : �• 1: x I Y QUARTER OF SECTI NET BLDG. Aj1EA = 35.560 t+SO. FL - I • O a 7Ot1€19C = COMMUNITY BUSINESS (SC) Ir w VERTICAL DATUM - BASIS OF ELEVATIONS - , COMPRI:�L,�f,SNE PLAN G9MMUNLIY BUSINESS (BC) + !' '("'4 NATIONAL GEODETIC VERTICAL DATUM OF 1929 - NGVD 29 I W C•I•'' o AS ADOPTED BY KING COUNTY I ` ' ..- � � ��w,'•:' • _ '.�: .- � II SITE BENCHMARK N ; � : _ • F_ o S N. RIM OF MONUMENT CASE AT 20 N. BUILDING SETBACK LINE' YP.) q' sM1 INTERSECTION OF S.W. CAMPUS DR- AND N - I •}• /-�: _ u 1st AVENUE SOUTH. . + L T ELEV. - 25252 FEET a N&8•k.i'!9"W 276.50' L Cj] I r — _ _ __ :': 12$.064 _ 5t} :.[2.940 ACRES] .i Y '� ni s= � � NOYE3-::�:::; -' � i• NET DLDG- AREA 97,A00S0fT. r'� _: _ 7.Ti(fPFE S1k L_;6E NO O&^+TRUCTIONS PERMITEO BETWEEN THE . _ o h ; : ;Y. N r • I - WESTERN lLllfS (LOTS 1, 2, & 3) AND 7Nf EASTERN LOTS G L.1q� _ Au Ls[ _ _ : -(LOT 4 &:"TRACT E). • z , I • xN •p, • •r •• �'^ YY ........... • •" . OBSTRUCTIONS INCLUDE BUT ARE NOT LIMITED TO: `•Yd• ai STRUCFlURES, FENCING, HEDGES, SEVERE GRADE CHANGES, �Y�jJ _ _ a„•••....:. W A' -. •nY� m RETg1HING WALLS AND OBSCURING VEGETATION. `.4�+xlF►-�.• �� o __.;. n•.-• - Lot 2 a - -: of [: ti•+ N !d - Q a; �:_ 54:400 i SO.FT. [1.249 ACRES] I rn z f SEE OBSTRUCTION NOTE 2.7RACT A A PRIVATE STORM DRAINAGE TRACT CONTAINING A !4 = - -.'REGULATED WETLAND AND WETLANO BUFFER, IS TO BE OWNED BLOC. AREA 36,245 t S0. Fi. _ EQUALLY BETWEEN THE OWNERS OF LOTS 1, 2, 3, AND, 4 OF THE WALLER ROAD N ASSOCIATES BSP. MAINTENANCE OF I _ _ TRACT A SHALL. BE EQUALLY DIVIDED BETWEEN THE OWNERS OF LOTS 1 2, 3 ANO 4 OF THE WALLFR ROAD N ASSOCIATES I. -35P, TRACT A SHALL NOT BE SUBDIVIDED, Y � o DEVELOPED WITH ANY BUILDING OT]iER STSTRUCUREEEXCEPT -'` - I N88'48'S6"W ROVED BY THE CITY OF FEDERAL WAY FOR - •I `- �;�' — •_Y _J N8936'30'W o AS MAY BE APPROVED 8.:•nL STORM DRAINAGE PURPOSES AND MAY NOT BE USED FOR 0 3Q 5O ••,: " 120 r 5 IL,,jAAlfswr :ETBtCIt LINE (TYPICAL) 84.51' }.+ n 58.00' z N FINANCIAL OWN- THE REGULATED WETLAND AND WE II W 18750 H � BUFFER ARE BOUND BY THE JANUARY 27, 206L7• FEDERAL WAY •' ._..-••'•' _ _ • N 88'4856" W w g 3 HEARING EXAMINER DETERMINATION ON THE GLARE BRIDGE SCALE- 1'= BO' ; �I Z „�, N W WETLAND EUMtNATIOH/WETLAND AND WETLAND BUFFER �h 50' 1 y' _ n > I MITIGATION PROPOSAL FLE N0. 99-109293-UP, RND THE 2 vx WALLER ROAD N ASSSOCIATES WERAND STUDY AND MITIGATION a` ^ AREA EXV-. PiG'W tF !W Jt BUFFER= A I,W5 1: �q• IL _ T 8 = - REPORT. PREPARE By TW HSAEA CONSULTANTS, BATED OCTOBE R a�J w 4 26, 2000. o I Lot ... N U�Z- CITY OF lu a I N 55,650 t SO.FT. [1.278: ACRES] I no r: n Fe d e ra lWay V V o � � Lei � NET BLDG. AREA = 33,230 f �SQ: {T. N ' T •• •/1 it � • e �� I R If �s rol 0 698fi5 S4Fz.1 [1.599 r�CRFS]�._ "� °r •- BINDING SITE PLAN w L _ (E "Q}'a) l r WALLER ROAD IV ASSOCIATES 20 Lt BUILDING SETBACK LINE J o I •! , • • • -`'� :- c w z 1 -' ! : ' c] .- CF[Y ,O IDERAL WAY FILE NUMBER BSP D5-101o81-OO--SU 50.0' 273.10' yo° I I N88'42'34"W 603.10' = _ SUBDIVISION PLAN ''•:S.MI;11' KSEE SPIFFY 3' t�f. 3 for EASEMENTS i .L.u2v2'0=r i7 ZBHIN i- - 4 of SECTION 4 of the SW..1 ON 20 ar r�= SE ;::.PC]f3`' 64S of the 1 COLAPREHEHSIVE PLAN ' ZONING = OFFICE PARK TC�IIFTMfFI� 2t:1IC1rll flange 4-E' Bt, Willarrlette MEFiClI8f1 . , , _ ...... L WETLAND e J SIN{,Ci FAMILY'- LOW DWSlie c^v •$ COMPREHENSIVE PLAN = OFFICE PARK - a .'.£ity'bt SAL WAY KING-Gaunly State 'it WASWIVGiaN 119 3' 20 FOUND BRASS DISK L IN MONUMENT CASE 1/98 30 29 DRAWN'BY Ls �- sy ! Q.C*"G' '"1x8215.72ND AVENUE SOtt#H SHT � � (� KEtyT; WA 9$032 •t1' f151� r o� ❑i Z (425)251= 6222 r-so' 2 p~ 7 (425)251=8782 FAX• _ n L OF s �SSLRE® p4a•., y �� ? :OB 6351 :' �mH ` ( . l y CIVIL ENGINEERING, LAND PLANNING, o u.q =+W oT �t }ANC EH61NSI4 SURVEYING, ENVIRONMENTAL SERVICES3616Sf'7 mVd. a7 /PAG I ' � 5 ,Y N 0 U T H 3 4 8 t h S T R E E T N 88'43'19" W 653517 - — - ----------- z� SLOPE ESMT, Rec. No. 8409280490 SUPERSEDED E W ----------- S 88'43'19" E 583.81 ----------------- ------------- 2v Lot 4- S cli Ir -3. SAN[itARY SEWER E45DA-ENT 120 c4j SANrARY' SEWER EASEMENT 01 0 30 60 FOR LAKEMIKYN UMIFY DISTOCT I CD .4 SCALE: 1- 80' C4 4' 9.1 1 V x V \4 S1WU DRAINAGE _c, .. AN EASEMENT I$ HERESY IRRi :RESERVED FOR AND GRANTED TO 01 jMEHAVrN'[ T1LrrY GISTRICT.AD ITS *tNTS. SUCCESSORS AND ASSIGNS, PM SO LON t-AS IT SKAL.U-bWN ANQIMAINTAIN THE UTILITIES REFERENCED s HE.KEIN UNDE6., AND UP99'THE AREA'SHOWN ON THE BINDING SITE PLAN AND N�JREIN As,--y§AmrrARY.-_'k`EWER EASEMENT" (SSE) TO INSTALL, MAINTAIN, POUT CE, 9jEPAIR ANV'bPERATE WATER AND SEWER MAINS AND APPURTENANCES Fpk THIS SU0TV1SION AND OTHER PROPERTY TOGETHER WITH THE RIGHT .10 ENTER L j0014 ALL TIMES EASEMENT AT AMES FOR Lot 2 V. II PURPOSES INCIMT TKERE10. No SUOMNG, WALL, ROCKERY, FEr*CE. TREES OR %RUCTURE"OF ANY KIND SHALL BE ERECTED OR PLANTED. NOR SHALL 26 ANY.'FILL MWERIAL 13E,PLACED WITHIN THE BOUNDARIES. OF SAID EASEMENT =No"EXCAVATJOW SHALL BE MADE WITHIN THREE FEET OF SAID SEWER cF_:FACILTIES D THE SURFACE LEVEL OF THE GROUND WITHIN THE Lu �a L p AREA SHALL BE MAINTAINED AT THE ELEVATION AS CURRENTLY EXISTING, GRAN -FOR ADDITIONALLY GRANTS TO THE LAKEHAVEN UTILITY OLS&ICT AND 11S AGENTS, SUCCESSORS AND ASSIGNS THE USE OF SUCH AD07i10NAL AREA IMMEDIATELY ADJACENT TO SAID EASEMENT AREA As SHALL TRACT A E REOIJOW FOR THE CONSTRUCTION, RECONSTRUCTION, MAINTENANCE AND STORM DRAIN EASEMENT AREA (PRWATE) OPERATION OF SAID WATER OR SEWER FACILITIES_ THE USE OF SUCH E ZR-.WATtR QUA LITY & DErENTION SYMM ADDITIONAL AREA SHALL BE HELD TO A REASONABLE MINIMUM AND BE APPUR7§iAg TO LOT 1, LOT 2. & LOT 4 RETURNED TO THE CONDITION EXISTING IMMEDIATELY BEFORE THE PROPERTY WAS ENTERED UPON BY THE LAKEHAVEN UTILITY OLSTRICr, ITS AGENTS, TS �-"2 Ft_o�i "I a, AND FOR 31-156.7. ROOF AREA OF LOT 3 E& 40 SUCCESSORS AND ASSIGNS, IN AMTION TO THE OTHER RESTRICTIONS .0- ESMT. 4--WATER 00ZTY NET EASEMENT AREA = 41,805 ± sq. ft. VrIL HEREIN, GRANTOR SHALL NOT CONVEY TO A THIRD PARTY ANY EASEMENT OR 00-615 S8635'31"E ',_EXCL�t[]ANG WETLAND BUFFER........ — h IN ." .. . .. . t EASEMENT THAT WOULD IMPAIR OR IMF THE USE OF THE EASEMENT RIGHTS iL GRANTED HEREIN. oi b 3o 16 OTHER INTEREST OR RIGHT OF USE OF PROPERTY SUBJECT TO THE L CITY OF .a. Tract NOT "A BUJUbING TRACTFederal Way L17) 160' BINDING SITE PLAN F I STORM DRAINAGE EASEMENT n FOR BENEFIT OF LOT 2 & LOT 3 ONLY 6 17V 1 107-40, WALLER ROAD IV ASSOCIATES E 1z, ------ N88'4234'W 603. 10' D -C CITY PF FEDERAL� WAY FILE NUMBER EISP 05-101081-SU KZW EASEMENT /"DEVELOPMENT PLAN PORTIONS. of #v3,JSW.. 1/4,of the- T.L. 2 G 2. G 4 01. 7 S.W. VA of SECTKA 20 1 ..* Towkarrikf&'Merldian r�4 '2' 1 � North :Ge 4 East Ru Gay of FEE�RAI-..WAY'+:-'-kR4OC-OmtY....:Rkate Of WA$HIN9,; ti iz 059 C caiitl BY —` -V8215 72UD AVENUE' rsGre : DgE:QL ('%_-'_KENT, WA 98032­- 11/05/09 - _25)251 (425)251-8787 FAX U4W 16�, e CIVIL ENGINEERING, CAND7--PLANNING. 'IDU K tVMI SURVEYING. ENVIRONMENTAL SERVICES'-,j,.fwJn1tXZ-: "'w. ENG10- miss =71 S H 7T. .3 OF 3 \�A Legend N CITY OF Federal Way Apts @ S. 348th OP Streams PO Wetlands RM1800 Lakes RM2400 BC RS7.2 BN SE R I ts S. 348th Flo r h t+•. '• 0 100 200 400 Feet :%� CITY OF Pre -application Conference Sign in Sheet Federal Way COMMUNITY DEVELOPMENT REVIEW COMMITTEE September 17, 2015 City Hall 10:00 a.m. Hylebos Room Project Names: Federal Way Apartments @ 348th Address: I" Ave S. and S. 348111 St. File Number: 15-104373-PC NAME I DEPARTMENT/ DIVISION TELEPHONE NUMBER 1. ivla 2. 1 ES 3 4. I V-tjj',v,sJK- 5. � /�u 6. :gg"q j k5ok'K,"', 7. Lo A e- 9. 10. I v Jt7ATJ -4A--tJSV+'J 12. a1 A Ft'/&-) C', V 11�.CIINIIIIP I2 53, '335.21 e36 � - � 2J .SC.c �! : c.cg M � n c�R-� � 2s 3 - � 3 S • Z 'r 3 0 ? 7zy% �,s-3 •�a3s �a �- P YAG L PWE) V0 (14 Ge� FILE Jim Ferrell, Mayor September 3, 2015 Chris Davidson Studio Meng Strazzara 2001 Western Avenue, Suite 200 Seattle, WA 98121. RE: File #15-104373-00-PC; NOTICE OF PREAPPLICATION CONFERENCE Federal Way Apartments at 348th, Federal Way Dear Mr. Davidson: The Community Development Department is in receipt of your preapplication conference request. The application has been routed to members of the Development Review Committee and the meeting has been scheduled as follows: 10:00 a.m. — Thursday; September 17, 2015 Hylebos Conference Room Federal Way City Hall, 2nd Floor 33325 8th Avenue South Federal Way, WA 98003 We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend the meeting as this will be the only notice sent by the department. If you have any questions regarding the meeting, you may contact meat matt. herrera citvoffederalwa .coin, or 253-835-2638. Sincerely, Matthe errera, AICP Senior Planner Doc I D 70705 33325 8th Avenue South, Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: September 2, 2015 TO: E.J. Walsh, Development Services Manager Scott Sproul, Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue Rob Van Orsow, Solid Waste/Recycling Coordinator Rick Perez, City Traffic Engineer FROM: FOR DRC MTG. ON: FILE NUMBER(s) - RELATED FILE NOS.: PROJECT NAME PROJECT ADDRESS ZONING DISTRICT. - PROJECT DESCRIPTION: LAND USE PERMITS PROJECT CONTACT: Matt Herrera — Planning Division September 10, 2015 - Internal September 17, 2015,10:00am - with applicant 15-104373-00-PC None FEDERAL WAY APARTMENTS AT 348TH 30854 PACIFIC uVNS SE corner of 1st Ave S and S 348"' St. Parcels 912940- 0010, 912940-0040, 912940-0020, and 912940-0030 I: Proposal to construct two apartment buildings and a future retail building. Preapplication Meeting STUDIO MENG STRAZZARA CHRIS DAVIDSON 2001 WESTERN AVE Suite 200 Seattle, WA 98121 206.587.3797 MATERMLS SUBMITTED: 1. Project Description 2. Architectural Design Intent 3. Site Plan StUdC`MENG RECEIVED STRAZZARA AUG 27 2015 ARCHITECTURE PLANNING CONSULTING CITY OF FEDERAL WAY CDS 1st Avenue South & South 348th Street, Federal Way Architectural Design Intent The project site is located at the SE corner of 1st Ave South & South 348th St intersection, about 3 miles southwest from the Weyerhaeuser campus and 2 miles south from City Hall. The site is currently a sparsely wooded lot with several existing wood structures. At the southeast corner of the site is an existing retention pond and wetland area. There are two access points: one from S 348th Street and the other from 1st Ave South. Both access points have a secondary fire lane access with retractable decorative bollards. The main site access aligns with the existing retention pond. The decorative monumental gate at the S 348th Street drive aisle provides both a visual landmark and added security for the residents. Due to the natural topography, the residential buildings step down towards the wetland area. The retention pond and wetland create a beautiful, natural backdrop for the structures. Many tenants will enjoy scenic views and the hiking trails of the West Hylebos Wetlands park. The modern buildings complement each other with a palette of: architectural finished concrete, painted fiber cement panels and blended brick accents. Glass canopies highlight the residential entrances and are surrounded with native landscaping. A majority of the residential units will have powder coated aluminum balconies. Pedestrian plazas, walkways and site amenities connect the three buildings. Paving materials delineate the pedestrian spaces from the vehicle drive aisles. Both residential buildings have at grade parking under the residential units. The parking garages will be enclosed and screened with walls and/or landscaped berms. TEL 206 587 3797 FAX 206 587 0588 2001 WESTERN AVE, SUITE 200 SEATTLE, WA, USA 98121 www.studioms.com Federal Way Apartments at 348th Project Description: Project scope consists of (2) buildings located on separate parcels. Building B consists of (4) levels of type VA residential units over (1) level of type IA parking garage. There are a total of 118 units in building B with 151 covered parking stalls. Building C consists of (4) levels of type VA residential units over (1) level of type IA parking garage. There are a total of 146 units in building C with 191 covered parking stalls. In addition to the 342 covered parking stalls there are an additional 161 surface parking stalls that will be constructed as part of the overall development. RECEIVED AUG 2 7 2015 CITY OF FEDERAL WAY CDS RECEIVED MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES AUG 2 7 2015 33325 8`h Avenue South CITY OF Federal Way, WA 98003-6325 Federal609 CITY OF FEDERAL WAY 253-835- w.ci1 Fax 253-835- cgin CDS w►vw.cilynffedcralway.cnm APPLICATION NO(s) l rv�' ~ 00 Date Project Name FEDERAL WAY APARTMENTS AT 348TH Property Address/Location 1 ST AVE S & S 348TH ST, FEDERAL WAY, WA Parcel Number(s) 212940-0010; 212940-0020; 212940-0030; 212940-0040 Project Description _ SEE ATTACHED YlutYl 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) X Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI X SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information BC Zoning Designation Comprchensi ve Plan Designation NA Value of Existing Improvements 30,000,000 Value of Proposed Improvements International Building Code (IBC): R2 Occupancy Type VA over 1A Construction Type Applicant Name: studio MENG STRAZZARA Address: 2001 WESTERN AVE, SUITE 200 City/State: SEATTLE, WA zip: 98121 Phone: 206-587-3797 Fax: 206-587-0588 Email: Cd I so studioMs.Com Signature: -A^ Agent (if different than Applicant) Name: NA Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: FNW LANDMARK Address: 2711 W VALLEY HWY N #200 City/state: AUBURN, WA zip: 98001-1 Phone: 253 3-700 Fax: Email: bjacol ien fR C.Com Signature: Bulletin #003 — January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application ft 1st Ave S & S 348th St, Federal Way, WA Parcel #: 212940-0010, 20, 30, 40, & TR-A Project #: 15306.01 Pre=Appi ication Package Presented by: Studio Meng Strazzara August 26, 2015 RECEIVED Doncer)t Data TOTAL SITE YIELD I CITY OF FEDERAL WAY UNITS: 264 Units @ 813 Avg. RSF CDs UNIT/ ACRE: 32 Units/ Acre PARKING (PROVIDED): 503 Stalls PARKING (REQUIRED) 420 Stalls (343 Residential + 77 Retail) PARKING RATIO: 1.6 Ratio (Residential) LOAD FACTOR: 13% (TYP. RESIDENTIAL FLOOR) PHASE 1 (INCLUDES BUILDING B AND C ONLY) BUILDING A BUILDING B BUILDING C RSF RSF RSF DRUG STORE 15,000 RSF RETAIL 8,000 RSF GSF GSF GSF LOBBY/ AMENITY 2,295 GSF 12,295 GSF # UNIT RSF/ UNIT TOTAL RSF # UNIT RSF/ UNIT I TOTAL RSF # UNIT RSF/ UNIT TOTAL RSF 3 BEDRM+ 2BATH 20 UNITS 1,050 RSF 21,000 RSF 24 UNITS 1,050 RSF 25,200 RSF 2 BEDRM+ 2BATH 27 UNITS 935 RSF 25,245 RSF 39 UNITS 935 RSF 36,465 RSF 1 BEDRM+ 1BATH 43 UNITS 730 RSF 31,390 RSF 67 UNITS 730 RSF 48,910 RSF OPEN 1 BEDRM 28 UNITS 600 RSF 16,800 RSF 16 UNITS 600 RSF 9,600 RSF 118 UNITS 94,435 RSF 146 UNITS 120,175 RSF 23,000 RSF (Retail) StUdIC`MENG STRAZZARA ARCHITECTURE PLANNING CONSULTING Table of Contents Al Aerial Photo A2 King County Parcel Map A3-A5 Site Photos A6 Code Analysis A7 Site Plan- Parking A8 Site Plan- Units A9 Unit Plans A10-A13 3D Model Images Zoning Info Parcel No.: Zone: Lot Size: Site Dimensions: Max. Impervious: Max. FAR: 212940-0010, 20, 30, 40, TRA BC (Community Business) 362,571 SF (8.33 Acres) Approx. 608' x 598' Per landscape setback No FAR limit Front Setback: 0', 5' if parking adj. to right-of-way Side Setback: 5' Type III landscaping Rear Setback: 5' Type III landscaping Max. Building Ht.: 65' Disclaimer: Due to limited site and project information, Studio Meng Strazzara accepts no liability for the content of this conceptual design, or for the consequences of any actions taken on the basis of the information provided in this conceptual design. copyright © 2015 Studio Meng Strazzara 2001 WESTERN AVE, SUITE 200 SEATTLE, WA 98121 te1 206.587.3797 fax 206.587.0588 .J •1 .. '_ ffidfr-L-n i fl F 4 .t 11 } Y cn '348th-fit -&' 1 s t AO S 1 � ■ f y1 •''f .r f AW °51-h Ave-sw- M d r • yr AL �( , f ( t tj gJ 1.20 AC o `ill? 524 7 71! 42 -120 7f7g pi JU k 32.?0 .� 2D090403001756 oc lOH3H �" 20100111000./09 W' �u ... 92.97 h W' a v t01: ZUb.btl I.JIVI f rax: 1st Ave S & S �4�'4 4 0A 11009, teEB-SL-S�[a 1y7.92 h'tiy �� 2i]A7i1c720070ls5 n 8011130505 - 20' S. 348TH. ST, 9400;Rnna-70 348th St Federal Way Pre -Application Package 6. H:1 AC 2975494 0 10240 tiF 1ii)10-1Oi-, 8160 sr )' 1� 912�i H112.19-1401s y,. • 4 1H.42 RCgts 9_81 16 ¢ 1 17 . B lY 01'oC k 3'p• e r-, i9 . R!. 4f141394-:0'H70+I51395-2D' f 443. )l 8 D603i135? N BB-4h-10 W •193.64 N (RD. NO 1126; NO!•f SORV, NO 25-21-3.2 EST. 9-20-63, !':3' n h ] n S 1 P2.B2 N 6'1-4 STRAZZARA ARCHITECTURE PLANNING CONSULTING I st Ave S & S 34 Of Cf P©rloral Wav PrQ.Annlication Package S 348th St- Looking South T 1!} Yj *1 v r ry •�� J�� l LD u) - S 348th St- Looking North r Disclaimer: studio _ Due to limited site and project information, Sludio Meng Strazzara accepts no liability for the M E N G 2001 WESTERN AVE, SUITE 200 SEATTLE, WA 98121 content of this conceptual design packet, or for the consequences of any actions taken on the basis u tel: 206.587.3797 I fax: 206.587.05881 www.studioms.com of the information provided in this conceptual design packet. STRAZZARA ARCHITECTURE PLANNING CONSULTING Street Elevations S 348th St. t © 2015 Studio Meng Strazzara I.f7 r Ca 0 A3 1st Ave S & S 348th St Federal Way Pre -Application Package 1st Ave S- Looking East 1 u} .j I T } VS I st Ave S- Looking West r Disclaimer: _rn � stud � � I /'� Due to limited site and project inTOmtetlan, Studio Meng Strazzara accepts no liability for the J `M E N G 2001 WESTERN AVE, SUITE 200 SEATTLE, WA 98121 content of this conceptual design packet, or for the consequences of any actions taken on the basis u tel: 206.587.3797 / fax: 206.587.0588 / www.studioms.com of the information provided in this conceptual design packet. STRAZZARA ARCHITECTURE PLANNING CONSULTING Street Elevations 1st Ave S t © 2015 Studio Meng Strazzara Lo A40 1st Ave S & S 348th St Federal Way Pre -Application Package R u- m p i . .v • - N � M1 �< F, _... _ .s •T `.L �F ,'• �ys. i�-%s",�?4•�s.�.0 �S Y'•r�,�.:. ''� � O t Disclaimer: CL stud icy Due to limited site and project information, Studio Meng Strazzara accepts no liability for the M E N G 2001 WESTERN AVE, SUITE 200 SEATTLE, WA 98121 content of this conceptual design packet, or for the consequences of any actions taken on the basis u tel: 206.587.3797 / fax: 206.587.0588 / www.studioms.com of the information provided in this conceptual design packet STRAZZARA ARCHITECTURE PLANNING CONSULTING Site Photos i t © 2015 Studio Meng Strazzara 1st Ave S & S 348th St Federal Way Pre -Application Package Site Address: 1st Ave S & S 348th St (4 or 5 parcels) Parcel #: 912940-0010 912940-0020 912940-0030 912940-0040 912940-TR-A 54,795 SF (1.26 Acres) 54,400 SF (1.25 Acres) 55,650 SF (1.28 Acres) 128,060 SF (2.94 Acres) 69,666 SF (1.60 Acres) Zoning: BC (Community Business) 19.85.030 Content of development agreement • Impact Fees o Transportation impact fees- $2,019 per unit + $2.03 per Retail GSF o School Impact Fees- $1925.70 per unit • Affordable housing 19.110.10 Affordable housing regulations • 5% of total units ■ One bonus market rate unit for each affordable unit up to 10% above the max. number of units allowed per code 19.220.010 Office/ Retail • Front Yard Setback: 0 ft • Side Yard Setback: 0 ft (20 ft along residential zones) • Rear Yard Setback: 0 ft (20 ft along residential zones) • Max. Ht.: 35 ft to 55 ft (4 floors) above AABE (30 ft if located within 100ft of residential zones) • Floor Ht.: 13 ft min. floor to ceiling + 15 ft deep • Lot Coverage: No requirement, but subject to other site development requirements (i.e. buffers, landscaping (19.125)... etc.) • Parking: 1 stall per 300 GSF 19.220.050 Multi -unit housing ■ Setbacks: Same as ground floor use except 5 ft abutting residential zones • Max. Ht.: 65 ft above AABE (30 ft for the portion of the bldg. located w/in 20 ft from residential zone) • Parking: 1.2 (up to two bedrooms) - 1.8 (three bedrooms) space per unit • Amenity: 150 SF per unit • Lot Coverage: No requirement, but subject to other site development requirements (i.e. buffers, landscaping (19.125)... etc.) 19.115 Community Design Guidelines • Pedestrian Plaza: 1% of the gross floor area of the building. Minimum 200 SF. Need to be visible from adjacent right-of-way. • Fagade > 120': Min. depth of modulation = 10% / min. width= 2x min. depth 19.125.150 Garbage & Recycle • May not be located in required yards and buffer areas • Must be screened with gate opening min. 12'-0". Type III landscaping outside of screening fence. • Multi -family: 1.5 SF per unit. Min. 65 SF • Retail: 5 SF per 1,000SF/ Min. 65 SF StUdIC`MENG 19.125.060 Landscaping requirements by zoning district ■ Type 1 15'-0" wide along: o (b) the perimeter of property abutting a residential zoning district • Type III 5'-0" wide along: o (a) Parking areas abutting public rights -of -way o All perimeter lot lines (except (a) & (b)) o Not require when abutting rights -of -way, where no required yards apply • Type iv 22 SF landscaping per parking stall Off street Parking • Compact Stalls 8' x 15' @ 25.5' Isle @ 90 degree (25% max.) • Standard Stalls 8.5' x 18 @ 25.5' Isle @ 90 degree 9.0 x 18 @ 25.0' Isle @ 90 degree 9.5 x 18 @ 24.5' Isle @ 90 degree 10.0 x 18 @ 24.0' Isle @ 90 degree • Parallel Stalls 8' x 23' @ 12.0' Isle @ 0 degree (one way isle) Wetland Type I • 200'-0" Type I Wetland Buffer (Regulation may change in June) • Need biologist study and buffer delineation Well Head ■ Project is within 5 yr and 10 yr wellhead zone with buffer of 100'-0". This buffer can be replace by other protection plans to ensure clean water quality. Potential Dedication/ Easement • Erik Preston, City Engineer: "It appears that right-of-way (ROW) dedication and some frontage improvements were completed with the existing binding site plan so I don't think the City could request additional frontage improvements and ROW. However; since then the City constructed a dual left -turn lane which used some of that ROW dedication beyond what was planned at the time. In the future the City may need to acquire additional ROW (about 6 feet estimated) to build the ultimate cross-section that includes a third EB (HOV) lane. As such, I would advise that you plan your setbacks and building locations assuming that the S 348 St ROW line is about 6 feet further south. When you submit a formal application I can take the time to dig in and provide more detailed information beyond these general comments." Permit Process 1.) Pre -Application meeting ($478) a. Submit 4 weeks prior to the meeting date (Deadline- Thursday of each week) b. Submittal checklist • Site Plan • Floor plan • Building Elevations ■ Design Intent Statement (according to the "Community Design Guidelines") • Approximate location of storm drainage facilities ■ Existing and proposed landscaping 2.) Wetland Report 3.) MUP (administrative)- Use Process III- 6 Months process / if process vi (if inside wetland buffer)- 10 months or more due to public hearing 4.) Building Permit- 8 weeks (first round of comment) Disclaimer: Due to limited site and project information, Studio Meng Strazzara accepts no liability for the 2001 WESTERN AVE, SUITE 200 SEATfLE, WA 98121 content of this conceptual design packet, or for the consequences ofany actions taken on the basis tel: 206.587.3797 / fax: 206.587.0588 / www.studioms.com of the information provided in this conceptual design packet. 2015 Studio Meng Strazzara t!7 Zoning Analysis A6 0 STRAZZARA ARCHITECTURE PLANNING CONSULTING 1st Ave S & S 348th St Federal Way Pre -Application Package Ln N CO N c < A E I IT 83 Plaza ` I I I I l I I i 1 I MultiJenantl I 18,�00 SF I I \ I I I I 11 s � 13 i Patio I a ,11 Partial Covered :> Surface Parking 191 �Q n i l l l l 1 I I I I I I ff 2Z BLDG C- Level 1 U/S St u d l OM E N G tel: 206 587 3797 // fax: 206.587.0588 / www.stud o8ms com STRAZZARA ARCHITECTURE PLANNING CONSULTING Fire Lane 0 �1 S 348th St ,l • UIS I UIS i � 4 I a Partial Covered Surface Parking 18 X TrashL--FTT-+ b4 1 �Q 151 ii I i 1 Gate e I I i I I Building B- Level 1 i 1 r 'I Exist PHASE I i m Retention i rya Pond t �1 Wetland ' f Disclaimer: Due to limited site and project mformatien, Studio Meng Strazzara accepts no liability for the content of this conceptual design packet, or for the consequences of any actions taken on the basis of the information provided in this conceptual design packet Conceptual Site Plan Scale: NTS © 2015 Studio Meng Strazzara LL7 NA7 O 1st Ave S & S 348th St Federal Way Pre -Application Package U. U) N Q r S 348th St PHASE 11 Ij I �Q Plaza ' I. I I I 1 1 I I I Multi'Tenantl I ! i 18,100 SF i 1 p �� 11 \ Lobby Ami nity l b4 'ly .� Loading � Podium Deck t=o I' 13 ■ llll- ■ �Q L L- Patio ♦ Gate q13 l I! 1i1� I Bui ing - eve 2 I' Lobby 1 1 I' merit _ F_ — 1 Podium Deck 1717 ` PHASE I ,- m� Exist ' Retention . I BLDG C- Level 2 �Q ti� Pond I' t open P' arisi ng S Below I I. Wetland Fire Lane _ J' St u d I OM E N G te1:206 587 3797pVE/ fax: 06 587.0 88ATTLE1 www.stWudio98121ms.com STRAZZARA ARCHITECTURE PLANNING CONSULTING Disclaimer: Due to limited site and project information, Studio Meng Strateara accepts no liability for the content of this conceptual design packet, or for the consequences of any actions taken on the basis of the information provided in this conceptual design packet. Conceptual Scale: NTS Site Plan 2015 Studio Meng Strazzara Ist Ave S & S 348th St Federal Way Pre -Application Package :r. s N O L rn n 0 U Building B Levels 3, 4, & 5 (Level 2 shown on A8) kPHIC KEY Building B 3 Bedroom + 2 Bath 20 Units (17%) 2 Bedroom + 2 Bath 27 Units (23%) 1 Bedroom + 1 Bath 43 Units (36%) Open 1 Bedroom 28 Units (24%) Building C 24 Units (16%) 39 Units (27%) 67 Units (46%) 16 Units (11 %) 118 Units 1 146 Units Total Units: 264 Units Building C Levels 3, 4, & 5 (Level 2 shown on A8) studI Disclaimer: Due to limited site and project information, Studio Meng Strazzara accepts no liability for the M E N G 2001 WESTERN AVE, SUITE 200 SEATTLE, WA 98121 content of this conceptual design packet, or for the consequences of any actions taken on the basis tel: 206.587.3797 / fax: 206.587.05881 www.studioms.com of the information provided in this conceptual design packet. STRAZZARA ARCHITECTURE PLANNING CONSULTING Conceptual Site Plan Scale: NTS 0 2015 Studio Meng Strazzara '0 [D C3 I st Ave S & S 348th St Federal Way Pre -Application Package n S N 0 L t Disclaimer: _rn I ^ Due to limited site and project information, Studio Meng Strazzara accepts no liability for the M E N G 2001 WESTERN AVE, SUITE 200 SEATTLE, WA 98121 content of this conceptual design packet, or for the consequences of any actions taken on the basis tel: 206.587.3797 / fax: 206.587.0588 / www.studioms.com of the information provided in this conceptual design packet. STRAZZARA ARCHITECTURE PLANNING CONSULTING --7-PHASE 31) Image: Looking SE Scale: NTS LO d Al 0 1st Ave S & S 348th St Federal Way Pre -Application Package - .. , .. PHASE y 2-0 Now Gia In Igo"--i f 'c At 91� W, r: > - . Z fs 0 N O _ } ` copyright © 2015 Studio Meng Strazzara rn Disclaimer: 3 D Image: Looking N E r •� �, Due to limited site and project information, Studio Meng Strazzara accepts no liability for the YY � S t l_,I d I M E N G 2001 WESTERN AVE, SUITE 200 SEATTLE, WA 98121 content of this conceptual design packet, or for the consequences of any actions taken on the basis O 1 u tel: 206.587.3797 /fax: 206.587.0588 / www.studioms.com of the information provided in this conceptual design packet. Scale: NTS Al 1 STRAZZARA ARCHITECTURE PLANNING CONSULTING 1 st Ave S & S 348th St Federal Way Pre-Appi ication Package 71 .; _-N ;0( N O t 0 studio M E N G 2001 WESTERN AVE, SUITE 200 SEATTLE, WA 98121 o tel: 206.587.3797 /fax: 206.587.0588 I www.studioms.com Disclaimer: Due to limited site and project information, Studio Meng Strazzara accepts no liability for the content of this conceptual design packet, or for the consequences of any actions taken on the basis of the information provided in this conceptual design packet ' 3D Image: Looking NW Scale: NTS PHASE I Q 2015 Studio Meng Strazzara ILO STRAZZARA ARCHITECTURE PLANNING CONSULTING 1 st Ave i ! PHASE I S & S 348th St Federal Way Pre -Application Package 41k_ N Disclaimer: 3 D Image: Looking S W S I /� Due to limited site and project information, Studio Meng consequences accepts no liability for the �/ N n 1\M E N G 2007 WESTERN AVE, SUITE 200 SEATTLE, WA 98121 content of this conceptual design packs!, or for the consepuences of any act ons taken on [he basisGo tel: 206.587.3797 /fax: 206.587.0588 I WNrNr.studioms.com of the information provided in this conceptual design packet. _ _ _ Scale: NTS STRAZZARA ARCHITECTURE PLANNING CONSULTING �l ip � A13 1st Ave S & S 348th St Federal Way Pre -Application Package Concept Diagram -- i I . 501-011 r I ' f :4: N 0 AL i Disclaimer: studies Due to limited site and project information, Studio Meng Strazzara accepts no liability for the M E N G 2001 WESTERN AVE, SUITE 200 SEATTLE, WA 98121 content of this conceptual design packet, or for the consequences of any actions taken on the basis 0 tel: 206.587.3797 I fax: 206.587.0588 / yyww.studioms.com of the information provided in this conceptual design packet. STRAZZARA ARCHITECTURE PLANNING CONSULTING Building B: Concept Scale: NTS C i a g ra m 2015 Studio Meng Strounra 'n Al 4 Cp 4 1st Ave S & S 348th St Federal Way Pre -Application Package ,.,,•,...• Concept Diagram L i F r - 50'-01t J1st { r t 417 Ave c- I4 AIS 1. O Ln t Disclaimer: project 9 P liability Building A. concept studio Due to limited site and ro ect information, Studio Men Strazzara accepts no liabili for the N CL M E N G 2001 WESTERN AVE, SUITE 200 SEATTLE, WA 98121 content of this conceptual design packet, or for the consequences of any actions taken on the basis � U tel: 206.587.3797 / fax: 206.587.0588 / www.studioms.com of the information provided in this conceptual design packet. C) Scale: NTS Diagram STRAZZARA ARCHITECTURE PLANNING CONSULTING Al 5