Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
07-104828-PC
CITY OF � Federal Way October 9, 2007 Mr. Setton United Properties 2608 Granville Street, Suite 550 Vancouver, BC V6113V3 CANADA FILE CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Re: File #07-104828-00-PC, PREAPPLICATION CONFERENCE SUMMARY Symphony, 31600 20te Avenue South, Federal Dear Mr. Setton: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held September 27, 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 Isaac Conlen, 253-835-2643, isaac.conlen@cityoffederalway.com. For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION Proposal consists of four mixed -use towers featuring retail, office and residential uses ranging in height to 260-plus feet. The project also includes underground parking structures, a public park, surface parking, frontage improvements and other site improvements. MAJOR ISSUES Outlined below is a summary of the major issues identified for 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. Setton Page 2 October 9, 2007 ■ Planning Division 1. Achieving consistency with the city's Community Design Guidelines. 2. Configuration of uses along 316`h Street. • Public Works Development Services Division L If the existing detention system is removed, it must either be replaced or a fee of $25,888 per gross acre must be paid to allow water to be detained offsite in the Kitt's Corner Regional Detention Facility. 2. Stormwater treatment will be required for all pollution -generating impervious surfaces on the site (water quality). 3. Utility work within the public right-of-way will require coordination and permitting with the City of Federal Way Street Department. Pavement overlay or street mitigation fees will apply. ■ Public Works Traffic Division 1. A Transportation Impact Analysis (TIA) report is required to assess traffic circulation and safety. 2. Street frontage improvements and right-of-way dedication are required along 201b Avenue South, South 316"' Street and 21"Avenue South. 3. The current proposal shall meet access management standards. 4. A Concurrency Application is required; the estimated fee for this application is $3,084. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. PLANNING DIVISION (Isaac Conlen, 253-835-2643, isaac.conlen@cityoffederalway.com) 1. Land Use Review — Under FWCC Chapter 22, "Zoning," the proposed mixed -use project is a permitted use in the CC-C zoning district,' subject to a Process III review. Process III land use review is conducted administratively. The Director of the Community Development Services Department issues a written decision following review. Typically, a Process III land use permit is valid for a period of five years following approval by the city. Where phased construction is anticipated, the applicant may request and the city may approve a vesting period longer than five years. Enclosed are a master land use application, Process III checklist, other handouts and applicable code sections. 2. State Environmental Policy Act (SEPA) — The project is subject to environmental review under SEPA. The City has, however, prepared a Planned Action Environmental Impact Statement (EIS) document for the area in which your project is located. Impacts and mitigation measures associated with a proposal of this scale have already been identified and evaluated. The city will provide you with a short checklist form to document that the project is consistent with the range of activity IFWCC Chapter 22, Article 8, Division 4, "City Center -Core" File 1107-104828-00-PC Doc ID 42253 Mr. Setton Page 3 October 9, 2007 contemplated in the Planned Action EIS. Mitigation measures identified in the Planned Action SEPA document may be applicable. Land Use Application Fees — The following fees will apply to the proposal using the 2007 fee schedule. Please note, other fees for building permits, and Public Works review and inspections, will apply to the project. Process III: $ 2,196.00 4. Public Notice Requirements — The code requires issuance of public notice for the Process III application. The City will publish, post, and mail such notices to adjacent property owners in accordance with City procedures. Accordingly, the application must include one set of stamped envelopes, addressed to all owners of real property located within 300 feet of all site boundaries, as well as an assessor's map showing the mailing radius, and separate paper list of the addressees. Refer to the enclosed Mailing Labels handout for details. 5. Land Use Review Timeframes — The City makes every effort to issue land use decisions within 120 days of a complete application. However, the review timeframe is suspended at any time that additional information is requested by the City, and for 14 days following the applicant's submittal in response to such request(s). 6. Construction Permit(s) — Building permit(s) are separate from land use review and are subject to their own fees and review process. A building permit can be submitted at any time. However, no building permit can be issued until the Process III decision is issued and its appeal period, is complete, and any conditions of project approval are met. No clearing or grading may occur on site in advance of the required construction permit(s). 7. Outside Agency Permits —The applicant is responsible to identify and obtain any required permits or approvals from outside agencies having jurisdiction. 8. Easements — As you are aware, a number of easements are identified on the subject parcel. Please coordinate with the beneficiaries regarding allowable encroachments/improvements over/in easements. Show easements on site plan or separate drawing with the land use submittal. 9. Key Development Regulations —All site improvements must comply with the applicable FWCC development regulations. The following general regulations will apply to the proposal. ■ Required building setbacks — There is no minimum setback required in the CC-C zoning district for retail, office and multi -unit housing. Parking structures must be setback a minimum of 10- feet from the right-of-way unless a minimum of 60% of the ground -floor fagade fronting the right-of-way is improved as retail/office or other uses, in which case the front setback is zero. We need more detail to evaluate this requirement along 20'h and 215` Streets (see below for discussion along 316'h Street). No more than a five-foot setback is permitted adjacent to principal pedestrian rights -of -way, unless a greater setback is necessitated due to site constraints or to provide architectural elements or streetscape amenities (FWCC 792 (note #5)). The buildings appear to be located more than five feet from the right-of-way adjacent to 316" Street, which we have determined is File #07-104828-00-PC Doc ID 42253 Mr. Setton Page 4 October 9, 2007 not considered a principle pedestrian right-of-way in this location, and is therefore permitted. We'll need more detail to evaluate maximum setbacks from other right-of-ways. Maximum Building Height — Mixed -use buildings are permitted to a height of 70 feet outright. Projects that create publicly visible streetscape amenities as approved by the Director may achieve a height of 200 feet, pursuant to FWCC 22-797 (note #S). Streetscape amenities include benches, seating walls, trash receptacles, decorative paving, pedestrian scale lighting, landscaping, etc. Please show these features/elements on your site plan and elevation drawings and provide details as appropriate. FWCC 22-797 Note #1 gives the Director authority to increase building height above 200 feet for projects that meet specified criteria. Your proposal appears to satisfy these criteria. These design criteria should be addressed in writing in your land use submittal. Building height is measured from average building elevation (ABE), as defined by City codez, to the highest point of a flat roof (including cornices or other architectural features). Appurtenances less than 10% of the area of the building footprint may extend an additional four feet in height. FWCC 22-1047(2)(b) allows the Director authority to grant additional height for roof -top appurtenances that do not block views from adjacent properties. Due to the height of the proposed buildings roof -top appurtenances will not block views from adjacent properties. Rooftop appurtenances should be screened with appropriate architectural devices to achieve an aesthetic appearance as viewed from other tall buildings on site and potentially off site as re- development occurs in the area. The code does not specifically exempt architectural features such as cornices or spires from height requirements. These features must conform to the height limit approved pursuant to FWCC 22-797, note #1, or may be considered appurtenances and addressed as noted in the above paragraph. Density — There is no maximum density limit in the CC-C zoning district. Recreational Open Space — 200 square feet of recreational open space is required for each dwelling unit. At 890 dwelling units, this equates to 178,000 square feet. Recreational open space consists of yards, patios, balconies, parks, play grounds, public or semi-public recreational rooms, rooftop terraces, pools, active lobbies and atriums. Fee -in -lieu for a portion of the open space may be permitted per FWCC 19-46. The Development and Disposition Agreement (DDA) may address open space, particularly the value of the proposed public park, with regard to the total area required. The full 178,000 square feet will not be required where it can be demonstrated that the combination of proposed open space and fee -in -lieu (in the form of public park dedication/easement) is determined to be of equivalent or greater public benefit than provision of the typically required square footage. With your application, please provide a written description of those areas intended to be considered recreational open space and depict typical examples on submittal drawings. Multi -Unit Housings on Ground Floor — In the CC-C zone, multi -unit housing is permitted on the ground floor subject to certain limitations. Specifically, if multi -unit housing is located on 2 "Average Building Elevation" is defined in FWCC § 22-1, "Definitions" File #07-104828-00-PC Doc ID 42253 Mr. Setton Page 5 October 9, 2007 the ground floor of a building, all non-residential ground floor uses must have a minimum floor to ceiling height of 13 feet. Additionally, nonresidential ground floor uses must occupy 60% of the building frontage on a right-of-way or 80% if considered a principle commercial facade. We understand that you are proposing retail/office uses on the ground floor of all buildings (with the possible exception of building D — see below). You have indicated, however, that you would like the flexibility to substitute work/live units on the ground floor along 316°i, depending on market conditions at time of construction or future sale/lease. We have determined that work/live units that emphasize the commercial rather than the residential component and are designed to reflect commercial dimensions (i.e., taller floor to ceiling height, storefront design and entries, etc.) do not constitute "multi -unit housing", and thus are allowed on the ground floor along 316t° if desired. On a related note, it appears that typical multi -unit housing or parking structure may be proposed in building D along 316"'. This is not entirely clear as the most recent cross-section depicts these uses, but the colored section drawing submitted for the pre-app meeting as well as earlier renderings depict retail/commercial offices along this elevation. This housing, assuming this is the current proposal, ranges from two feet toten feet above sidewalk grade. This raises some questions. At a two -foot difference from sidewalk grade this acts more like a ground floor use; in which case, the dimensional provisions related to non- residential ground floor uses are triggered (floor -to -ceiling height and percentage along frontage). At a ten -foot grade difference, this is not an issue as the structured parking would be considered the ground floor use and is permitted, subject to certain aesthetic treatments, such as architectural features, landscaping, articulation, etc. (and requiring a minimum ten -foot setback from the right-of-way). Please confirm your intended use along this frontage and be aware that this issue will need to be resolved prior to permit issuance. Parking — Ratio: FWCC 22-797 indicates that parking for mixed -use projects is determined on a case -by - case basis. We will ask you to provide a parking demand study, which evaluates the proposed uses and takes into account opportunities for shared parking, alternative transportation options such as transit, and other relevant factors given the mix of uses on site. Of particular interest will be examples of similar constructed mixed use projects, if available. Dimensions: Parking and drive aisle dimensions are established in the enclosed handout. We understand you would like to modify stall and aisle width dimensional requirements for some of the structured parking spaces. FWCC 22-1398 allows the Director to modify dimensional requirements pursuant to certain criteria. Your parking study should address proposed modifications, criteria for modification and provide examples of functioning lots/structures designed to similar standards. 10. Landscaping— The Process III application must include a preliminary landscape plan, prepared by a licensed landscape architect, in accordance with the landscape codes Following are the key landscape requirements for the project. 3 FWCC Chapter 22, Article XVII, "Landscaping" File #07-104828-00-PC Doc 1D 42253 Mr. Setton Page 6 October 9, 2007 ■ Perimeter Landscape Buffers — Perimeter landscape buffers are not required except where parking stalls abut the public right-of-way; in which case, Type III landscaping five feet in width is required. Landscaping between the right-of-way and building frontages should not screen buildings from view from right-of-way. This should be taken into account on 316`b where the buildings have a greater setback from the right-of-way. ■ Interior Parking Lot Landscaping4 — Twenty-two square feet of interior lot landscaping per parking stall must be incorporated into surface parking areas. See enclosed code section for dimensional and other requirements. in Landscape Modifications — Any proposed landscape modifications will be reviewed and decided upon in conjunction with Process III. A request for a landscape modification must include a written narrative of how the proposal meets the applicable modification criteria. ■ Park Improvements — Show proposed landscaping and other park improvements on the landscaping plan. ■ Miscellaneous — The landscape plan must also depict landscaping around rockery, and/or retaining walls, fences, outdoor trash enclosures, and ground -mounted mechanical equipment. In addition, street trees are a required element of street frontage improvements and must be shown on the landscape plan, as well as civil plans. Refer to Public Works comments (below) for specific street frontage improvements. Street trees must comply with the City's Right -of - Way Vegetation Standards and Specifications Manual. 11. Community Design Guidelinesb— Review of the proposal under the City's design guidelines is required for the project and will occur in conjunction with the Process III decision. The guidelines that apply to mixed -use projects are listed in FWCC § 22 Article XIX. The principle applicable guidelines for the project are noted below. However, this does not necessarily include all applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an application. The application must include a written narrative identifying how the proposal complies with the applicable design guidelines, as detailed in the FWCC and outlined below. It is intended that the development agreement between the city and developer contain "design guidelines" of a more specific nature that would be consistent with city code requirements noted above, but provide a greater level of detail and predictability for the Symphony project. As these are not completed at this time the analysis below is based on current code requirements. FWCC 22-1634 Site Design — includes provisions to implement Crime Prevention through Environmental Design (CPTED) principles. The city's Public Safety and Planning Departments will evaluate the formal application and review for CPTED principles. Special consideration should be made to apply these principles to the public park and any courtyard or plaza areas. Please contact Stacy Flores, Public Information Officer, at 253-835-2720 to set up a meeting to discuss CPTED issues. 4FWCC § 22-1567(b)(1)(b), "Parking Lot Landscaping" 5 FWCC § 22-1570, "Modification Options" 6FWCC Chapter 22, Article XDC, "Community Design Guidelines" File N07-104828-00-PC Doc 1D 42253 Mr. Setton Page 7 October 9, 2007 FWCC 22-1635(b) Building fagade and screening options — This section requires that facades longer than 60 feet in length meet two out of four design options intended to break up the mass of large buildings. These design options include modulation, landscaping, canopies or associated plazas. FWCC 22-1636(2) Public open spaces — should be located at street corners to optimize pedestrian access and use. The location of the public park is somewhat secluded from public view, which may result in the feel of a private park more so than a public park. This is a significant issue, which warrants thoughtful consideration. Signage or other methods to clearly indicate the public nature of the park should be considered. Due to the fact that Symphony Lane functions as the primary entrance to the park, we will want an access easement to ensure the public has the right to enter the park over this private driveway, as well as the pedestrian access points to the park. FWCC 22-1637 Mixed -use fagade treatments — Residential level facades shall include features such, as individual windows w/ trim, balconies or decks, bay windows, upper -story setbacks, gabled roof -forms, canopies, overhangs and a variety of materials, colors and textures. More detailed plans are needed to fully evaluate this requirement. FWCC 22-1638(c)(1) Surface Parking — Surface parking areas shall generally be located behind buildings rather than adjacent to the right-of-way (surface parking limited to maximum 25% of site frontage). The preliminary site plan does a good job satisfying this requirement. FWCC 22-1638(c)(2) Principal entrance facades — shall front on or face rights -of -way. The preliminary drawings appear to do a good job meeting this requirement for the most part, although we don't have enough detail to fully evaluate this requirement. The main point here is that each building should have a recognizable entry point or more than one, on each right-of- way it is abutting, including Symphony Lane. On 316`h, the public sidewalk should connect directly to building entrances despite larger setback and grade difference. FWCC 22-1638(c)(3) Fagade treatment options — Buildings shall incorporate a combination of fagade treatment options appropriate to the building's size, scale, design and site context. Given that these are large-scale buildings, every effort should be made to incorporate treatments that reduce the bulk and increase human and pedestrian -scale features. Such treatments should include: distinctive and prominent entrance features, transparent glass (min 40% along r-o-w), structural modulations, modulated rooflines, forms and heights, canopies and arcades, pedestrian plazas, artwork and other streetscape amenities. Landscaping should be used and incorporated in a variety of ways to highlight prominent features and soften building bulk. FWCC 22-1638(c)(4) Pedestrian pathways must be provided between buildings and other uses on the site (public park), and to the public sidewalks on all abutting street frontages and specifically to any transit stops. Walkways should also connect to adjacent sites where possible. Walkways must incorporate variations in colors and textures. FWCC 22-1638(c)(6) and (7) Above grade structured parking — with a ground level fagade visible from a right-of-way shall incorporate methods of treatment and articulation. File i107-104828-00-PC Doc 1D 42253 Mr. Setton Page 8 October 9, 2007 FWCC 22-1638(a)(17) Fagade length — Maximum building fagade length is limited to 120 feet. This provision may be modified pursuant to FWCC 22-797, note #1. Please address the relevant criteria in your land use application. 12. Additional Site Elements — The following other site elements, if proposed, must be shown on site and landscape plans, and civil and architectural drawings where appropriate: Garbage and Recycling— The project must be provided with trash and recycling facilities as described in FWCC § 22-949. Contact Waste Management to determine requirements for access to collection facilities. Rockeries, Retaining Walls, and Fencing — These must be shown on site and landscape plans, as well as on civil engineering plans. The height of rockeries and retaining walls should be minimized by terracing where possible. Walls over four feet in height must be treated with landscaping and/or color/material/texture treatments. 13. School Mitigation Fee — A school impact mitigation fee of $899.00 per each residential dwelling unit is required and must be paid prior to issuance of building permits. School mitigation fee schedules are adjusted annually. 14. Affordable Units — Five percent of new dwelling units must be considered affordable as defined by city code. 15. Signage —Separate sign permits are required. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com) Land Use Issues — Stormwater Surface water runoff control and water quality treatment will be required per the 1998 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 1998 KCSWDM, or the regulations in place at the time a "complete" land use application is received. 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 analysis should extend to the City's trunk line in South 320'b Street, but does not need to extend further. The City has 1 " = 100', five-foot contour planimetric maps and as -built drawings that may be used for basin analysis. 2. If the existing detention system is removed, the applicant must either: a) replace the system, meeting Level 1 flow control performance criteria, or b) convey stormwater un-detained to Kitt's Corner Regional Detention Facility, which requires a fee -in -lieu contribution of $25,888 per gross acre. This fee is applied to the entire site irrespective of proposed impervious area. The downstream conveyance system must have capacity for the additional Stormwater. Any necessary upgrades to the downstream conveyance system will be the responsibility of the applicant. Water quality treatment must be provided prior to discharge. File #07-104828-00-PC Doe 1D 42253 Mr. Setton Page 9 October 9, 2007 The proposed system combining flow control, a fire reservoir, and an irrigation reservoir will be reviewed against this criteria. 3. Water Quality Treatment shall be designed to meet the treatment criteria of the Resource Stream Protection Menu in the KCSWDM. In addition to KCSWDM requirements, FWCC Section 22-337, "Nonconforming Water Quality Improvements" applies to this site, resulting in water quality requirements for all existing and new pollution -generating impervious surfaces. The following code sections are expected to trigger this requirement: FWCC 22-337 Nonconforming Water Quality Improvements: Lb. Redevelopment which involves the construction or replacement of a building footprint or other structure having a surface area of 5,000 square feet or more, or which involves the expansion of a building footprint or other structure by 5,000 square feet of surface area or more; l.c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an impervious surface, when such redevelopment is not part of a routine maintenance activity; 1.f. Redevelopment which involves a change in use, and the changed use has a potential to release a new pollutant(s) to surface water systems within the City. For the purposes of this subsection, "new pollutant(s)" means a pollutant that was not discharged at that location immediately prior to the change in use, as well as a pollutant that was discharged in less quantities immediately prior to the change in use; l .g. Redevelopment, other than normal maintenance or other than the tenant improvements, but including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50 percent of the assessed or appraised value (whichever is greater) of the structure or improvement being redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must be from a source acceptable to the City. The Director may require the applicant to provide an appraisal from a second source acceptable to the City if the assessed valuation appears to be inaccurate or inappropriate. If more than one appraisal is provided by the applicant or required by the City, the greater of the two amounts shall be used. For purposes of this determining value under this section, improvements required pursuant to FWCC Sections 22-334 (nonconforming development), 22-336 (street/sidewalk improvements), 22-337 (nonconforming water quality improvements) and 22-1473 (street/sidewalk improvements) shall not be counted towards the 50 percent threshold which would trigger application of this subsection. 4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 5. Detention and water quality facilities within the City Center Core may be placed underground. 6. Show the proposed location and dimensions of the combined surface water facility and the water quality facility on the preliminary plans. 7. 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.htmi, or by calling 360-407-6437. File il07-104829-00-PC Doe 1D 42253 Mr. Setton Page 10 October 9, 2007 Right -of -Way Improvements See the Traffic Division comments from Sarady Long, Traffic Analyst, for traffic related items. 2. Utility trenching within the public right-of-way will require coordination with the City of Federal Way Streets Department. Street mitigation fees or overlay requirements may apply. 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. 4. All stormwater treatment and detention requirements outlined above will be applied to new impervious area within the public right-of-way. 5. FWCC Section 16-47 requires that overhead utility lines be relocated underground if over 500 feet, or three spans are affected by a project. Building (or EN) 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 $756.00 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. 3. The applicant shall provide a geotechnical report that addresses design pavement thickness for the roadways. 4. Bonding is required for all public improvements associated with the project. The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. 5. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. 6. 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. File 407-104828-00-PC Doc ID 42253 Mr. Setton Page I I October 9, 2007 7. 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. 8. 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. 9. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION (Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com) Based on the Institute of Transportation Engineers Trip Generation 71h Edition, the project is expected to generate approximately 362 new weekday evening hour trips. The applicant's traffic engineer may submit a separate trip generation including pass -by study and credit for TDM measures to determine the number of trips generated by the proposed development. A Transportation Impact Analysis (TIA) report is required to analyze access circulation and safety and shall include a signal warrant analysis at South 320`s Street @ 2 1 " Avenue South and South 3160' Street @ 21" Avenue South. 2. A Concurrency application with an estimated fee of $3,084 is required for the project in order to update the model with the project's trips. 3. The project is within the Planned Action SEPA area of downtown Federal Way, traffic mitigation within this area has been adopted by council at $2,827 per Weekday PM trip. 4. Per FWCC Section 22-1474, the applicant/owner is expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map III-6 of the FWCP and Capital Improvement Program (CIP) shown as Table 11I-19. Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements to meet the FWCC. Based on this analysis the applicant would be expected to construct improvements on the following streets: 20"' Avenue South and South 316`h Street (City Center) are planned as a Type "L" street, consisting of a 44-foot street with curb and gutter, 12-foot sidewalks with street trees with decorative streetlights and a three-foot utility strip in a 74-foot right-of-way (ROW). These streets are constructed but not to the current adopted standards. The applicant would be expected to construct a 12-foot-wide sidewalk with street trees and streetlights from the edge of the existing curb. An additional 7-foot ROW dedication is required on both streets frontages to accommodate the planned type "L" street. The city is willing to explore on -street parking along both 20a' Avenue South and South 3160' Street if the applicant wishes to pursue this concept. + 21" Avenue South (City Center) is a Type "Q" street, consisting of a 40-foot street with curb and gutter, 12-foot sidewalk with street trees and decorative streetlights and a three-foot utility strip in a 70-foot right-of-way. This street was partially completed as part of the FW Transit Center improvement. The applicant would be expected to construct a 12-foot-wide sidewalk File tl07-104828-00-PC Doc ID 42253 Mr. Setton Page ] 2 October 9, 2007 with street trees and streetlights along the west side of the street. At the applicant's option, pavement widening of eight feet may be added to provide on -street parking. Additional right- of-way dedication of 11 feet is required and up to 19 feet with roadway pavement widening for parking if added. The owner may be required to dedicate additional ROW to accommodate additional turn lane improvements if required by the Transportation Impact Analysis and/or property corner radius. Please show existing and required ROW dedication on the plans. ROW dedication shall be conveyed to the City through a Statutory Warranty Deed and must have clear title prior to recording. 6. Per FWCC Section 22-1477, the applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements. Such requests have a set review fee of $83.00. Access and Traffic Circulation 7. Access management standards are based on roadway safety and capacity requirements. FWCC Section 22-1543 provides access standards for streets based on planned roadway cross -sections. Please note that access classifications are per Drawing 3-1A in the Public Works Development Standards. The proposed Symphony Lane private access road and parking garage access do not meet the required 150-foot min. access requirement. A written modification request to the PW Director will need to be submitted for approval. 8. The proposed Symphony Lane private access road does not meet the required 150-foot spacing requirement and may be restricted if such access would interfere with the 95a' percentile queue lengths from any existing traffic control device. 9. The proposed accesses to parking garage may create a sight distance problem. Please verify sight distance at these driveways to meet AASHTO requirements. 10. The proposed crosswalk on 21" Avenue South linking to the FW Transit Center looks reasonable. To enhance pedestrian safety, additional improvements such as in -pavement pedestrian lighting, pedestrian flasher, etc. shall be constructed. 11. The applicant's engineer needs to submit a Vehicle Turning Diagram to the Public Works Traffic Division. This diagram will show how the appropriate design vehicle (Bus, Garbage Truck, and WB- 62) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com) Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations include: Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by FWCC 22-949. File #07-104828-00-PC Doc ID 42253 Mr. Setton Page 13 October 9, 2007 • For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -open gate that spans the front width of the enclosure. When gate doors are opened, no structure or hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in closed and open positions to ease service access and maximize the life of gate hardware. • 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 FWCC Section 22-1564 (d) & (e)]. • 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: John Davis — Senior Route Manager at 206-786- 4530 (cell). BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com) Codes International Building Code (IBC), 2006 edition Washington State Amendments WAC 51-50* International Mechanical Code (IMC), 2006 edition Washington State Amendments WAC 51-52* Uniform Plumbing Code (UPC), 2006 edition Washington State Amendments WAC 51-56 & WAC 51-57* International Fire Code (IFC), 2006 Washington State Amendments* WAC 51 -54 National Electric Code (NEC), 2005 edition Accessibility Code ICC/ANSI Al17.1-2003 International Residential Code 2006 Washington State Amendments* WAC 51-51 File #07-104828-00-PC Doc ID 42253 Mr. Sefton Page 14 October 9, 2007 Washington State Energy Code 2007 WAC 5 1 -11 * Washington State Ventilation and IndoorAir Quality Code 2007 WAC 51-13* *Current State Amendments are dated: July 1, 2007 ** As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch circuits serving sleeping rooms in dwelling units (R-1's). Building Criteria Occupancy Classification: Mixed Use Type of Construction: Type I -A Floor Area: +- 80,000 of retail, +- 40,000 office space, +- 900,000 of residential space, 890 units, and +- 1300 parking stalls. Number of Stories: Building A 22 stories, Building B 16 stories, Building C 24 stories, and Building D 20 stories. Fire Protection: Fire Alarm system, sprinkler system and see South King Fire and Rescue requirements. Wind/Seismic: Basic wind speed 85 Mph, Exposure_, 25# Snow load, Seismic Zone D-1 A complete building permit application and commercial checklist. (Additional copies of application and checklists may be obtained on our web site at: www.cityoffederalway.com.) Submit five sets of drawings and specifications. Specifications shall include: _Soils report X Structural calculations X Energy calculations X Ventilation calculations. Note: A Washington State Registered architects stamp is required for additions/alterations (new or existing) of 4,000 gross floor area or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW). Submit two copies with King County Health Department approval stamp for all projects that include food service facilities, septic systems or other elements within the project that require health department approval. Energy code compliance worksheets are required to be completed and included with your permit application. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations submitted. Federal Way reviews plans on a first in first out basis; however, there are some small projects with inconsequential review requirements that may be reviewed out of order. Review Timing The first comment letter can be expected within eight to twelve weeks of submittal date. Re -check of plans will occur in one to three weeks after re -submittal. File N07-104828-00-PC Doc ]D 42253 Mr. Setton Page 15 October 9, 2007 Revised or resubmitted plans shall be provided in the same format, size and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded from Community Development Services. Federal Way has an expedited review process. Information is available at our front counter. Other Permits & Inspections Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by WABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection All concerned departments (Planning, Public Works, Electrical, Fire) must sign off before the Building Department can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of Occupancies. All construction projects maybe 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 • This project will be sent to an outside reviewer and the applicant will be responsible for review fees. • Please note anything that requires King County Health Department approval is a separate submittal to the Health Department. • Electrical permits are through the City of Federal Way. Electrical permits are a separate submittal and application. • Areas of refuge are required per the International Building Code. • The drawings are very conceptual; we have not provided any in-depth code analysis. 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 and/or abandon existing mainline water distribution facilities 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. File #07-104828-00-PC Doc 1D 42253 Mr. Setton Page 16 October 9, 2007 • Depending on the final approved design, new water main greater than 8-inch diameter may be required, and if so, this construction needs to be specifically identified in a SEPA checklist. If main greater than 8-inch diameter is required and it's not specifically addressed in the City's Planned Action SEPA for the City Center core area, a separate SEPA process may be required prior to authorizing construction of any new water facilities. • Lakehaven has no record of a formal easement that covers the existing water AC pipeline and facilities on the property. • A separate water service connection application is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger service, abandonment of existing service(s), etc.), following completion of any required mainline construction, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution.' • Separate water service connections shall be installed for mixed uses within structures that are incompatible for billing purposes (i.e., commercial & multi -family residential). • Owner will be required to complete and submit a Water Use Questionnaire (WUQ, copy enclosed). Information in the WUQ will be used by Lakehaven to determine specific backflow prevention requirements. • The associated developer extension agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven prior to activating any new service connection(s). Sewer • A developer extension agreement may be required to construct new and/or abandon existing sanitary sewer facilities 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. • A separate sewer service connection permit is required for each new connection to the sanitary sewer system or any modification to an existing sewer service connection, following completion of any required mainline construction, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution.' Minimum slope for gravity sewer service connections is 2%. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is required on the private building sewer line, for all new or modified non-residential connections. • Owner will be required to complete and submit a Sewer Use Survey (SUS, copy enclosed). Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements. • The associated developer extension agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven prior to activating any new service connection(s). General ■ Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for non-residential connections will be estimated based on anticipated water use (1 ERU = 255 gallons per day for water and 220 gallons per day for sewer). Owner will be required to provide a reliable estimate of proposed water consumption (commercial and irrigation) for the property (information from a similar facility may be submitted in lieu of a new estimate). Lakehaven's 2007 Capital Facilities Charges are $3,196/ERU for water and $2,768/ERU for sewer. ■ Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for multi -family use is calculated as 0.67 ERU per unit. File 407-104828-00-PC Doc 1D 42253 Mr. Setton Page 17 October 9, 2007 Lakehaven's 2007 Capital Facilities Charges are $3,196/ERU for water and $2,768/ERU for sewer, which would equal a payment of $2,141.00/MFR-unit for water and $1,855.00/MFR-unit for sewer. Credit may be available for this property from connection charges previously assessed for water and/or for sewer. Please contact Lakehaven for further detail by submitting a separate application for a pre -design meeting or a developer extension agreement (application copies enclosed). All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, 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. A hydraulic fire flow model shall be requested from the water district. This project will require eight new fire hydrants; six hydrants around the perimeter of the property and two hydrants on the interior drive. Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus access roads extend between properties and easements are established to prevent obstructions of such roads. Fire hydrants shall be in service PRIOR to and during the time of construction. Fire Apparatus Access Roads Designated fire lanes may be required for emergency access. This may be done during the plans check or after the facility is in operation. When required, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction by parking and other obstructions. Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of construction. Fire -Extinguishing Systems An automatic fire sprinkler system is required. The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 percent less than the correlative water supply curve pressure. Standpipe System A Class I standpipe system is required in buildings where the floor level of the highest story is located more than 30 feet above the lowest level of the fire department vehicle access. Buildings four or more stories in height shall be provided with not less than one standpipe for use during construction. Such standpipes shall be installed when the progress of construction is not more than 40 feet (12 192mm) in height above the lowest level of fire department access. Such standpipe shall be provided with fire department hose connections at accessible locations adjacent to usable stairs. Such standpipes shall be extended as construction progresses to within one floor of the highest point of construction having secured decking or flooring. File il07-104828-00-PC Doc 1D 42253 Mr. Setton Page 18 October 9, 2007 Secondary Water Supply A secondary on -site water supply equal to the hydraulically calculated sprinkler demand, including the hose stream requirement, shall be provided for high-rise buildings in Seismic Design Category C, D, E or F as determined by the International Building Code. The secondary water supply shall have a duration not less than 30 minutes as determined by the occupancy hazard classification in accordance with NFPA 13. A tank for each pair of buildings with a 60 minute capacity will be considered rather than a single tank for each building. Automatic Fire Detection System A complete Fire Alarm System is required. An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central and/or remote station conforming to the current requirements of the National Fire Protection Association standards and/or the fire chief or designee. Fire Department Access to Bufldings South King Fire and Rescue utilizes the Knox Box system for access to buildings. Boxes can be ordered online at www.knoxbox.com or obtain an application form from the Fire Marshal's Office. Fire Command Center A fire command center for fire department operations shall be provided. The location and accessibility of the fire command center shall be approved by the fire department. The fire command center shall be separated from the remainder of the building by not less than a 1-hour fire -resistance -rated fire barrier. The room shall be a minimum of 96 square feet (9 m2) with a minimum dimension of 8 feet (2438 nun). A layout of the fire command center and all features required by this section to be contained therein shall be submitted for approval prior to installation. The fire command center shall comply with NFPA72 and shall contain the following features: 1. The emergency voice/alarm communication system unit. 2. The fire department communications system. 3. Fire -detection and alarm system annunciator system. 4. Annunciator visually indicating the location of the elevators and whether they are operational. 5. Status indicators and controls for air -handling systems. 6. The fire-fighter's control panel required by Section 909.16 for smoke control systems installed in the building. 7. Controls for unlocking stairway doors simultaneously. 8. Sprinkler valve and water -flow detector display panels. 9. Emergency and standby power status indicators. 10. A telephone for fire department use with controlled access to the public telephone system. 11. Fire pump status indicators. 12. Schematic building plans indicating the typical floor plan and detailing the building core, means of egress, fire protection systems, fire -fighting equipment and fire department access. 13. Work table. 14. Generator supervision devices, manual start and transfer features. 15. Public address system, where specifically required by other sections of this code. Contact the Fire Marshal's Office regarding specific design criteria for these items. File 407-104828-00-PC - Doc ID 42253 Mr. Setton Page 19 October 9, 2007 Fire Safety and Evacuation Plans Fire safety and evacuation plans shall be submitted and approved prior to occupancy. Fire evacuation plans shall include the following: 1. Emergency egress or escape routes and whether evacuation of the building is to be complete or, where approved, by selected floors or areas only. 2. Procedures for employees who must remain to operate critical equipment before evacuating. 3. Procedures for accounting for employees and occupants after evacuation has been completed. 4. Identification and assignment of personnel responsible for rescue or emergency medical aid. 5. The preferred and any alternative means of notifying occupants of a fire or emergency. 6. The preferred and any alternative means of reporting fires and other emergencies to the fire department or designated emergency response organization. 7. Identification and assignment of personnel who can be contacted for further information or explanation of duties under the plan. 8. A description of the emergency voice/alarm communication system alert tone and preprogrammed voice messages, where provided. Fire safety plans shall include the following: 1. The procedure for reporting a fire or other emergency. 2. The life safety strategy and procedures for notifying, relocating, or evacuating occupants. 3. Site plans indicating the following: 3.1. The occupancy assembly point. 3.2. The locations of fire hydrants. 3.3. The normal routes of fire department vehicle access. 4. Floor plans identifying the locations of the following: 4.1. Exits. 4.2. Primary evacuation routes. 4.3. Secondary evacuation routes. 4.4. Accessible egress routes. 4.5. Areas of refuge. 4.6. Manual fire alarm boxes. 4.7. Portable fire extinguishers. 4.8. Occupant -use hose stations. 4.9. Fire alarm annunciators and controls. 5. A list of major fire hazards associated with the normal use and occupancy of the premises, including maintenance and housekeeping procedures. 6. Identification and assignment of personnel responsible for maintenance of systems and equipment installed to prevent or control fires. 7. Identification and assignment of personnel responsible for maintenance, housekeeping and controlling fuel hazard sources. Fire safety and evacuation plans shall be reviewed or updated annually or as necessitated by changes in staff assignments, occupancy, or the physical arrangement 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 File 407-104828-00-PC Doc ID 42253 Mr. Setton Page 20 October 9, 2007 project. We have made every effort to identify major issues to eliminate surprises during the City's review of the formal application. The completion of the preapplication process in the content of this letter does not vest any future project application. Comments in this letter are only valid for one year as per FWCC Section 22-1657. As you know, this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWCC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual continent, please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, Isaac Conlen, 253-835-2643. We look forward to working with you. Sincerely, Isaac Conlen Senior Planner enc: Master Land Use Application Process III Checklist CPTED Checklist Parking Dimension Handout Code sections Lakehaven handouts c: Sarady Long, Traffic Engineer Ann Dower, Engineering Plans Reviewer Scott Sproul, Assistant Building Official Lee Bailey, Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire File #07-104828-00-PC Doc 1D 42253 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE SIGN -IN SHEET PRE -APPLICATION MEETING File No. 07-104828 Syr pl-lotAY September 27, 2007 iName IDepartment/Organization Number Q r t cry F tart Kl I nt6 t�> 8 3 5 2_6 (1 G,Y �.- - v, . � - �► � Ices �� - ��-Z `l- 3 LwemvRi U-rxirr -5-4o l[L W sojesjlce5113r. Z736 Gj"��1i� LS3- &35-27 �4 �2S' ft z�4y � i ,, l.� �u.► JCL I n I �- k I HE F-F�2 C) N -TwvN5Pa-P_rA-Ti o►4 (2av) 5L3 - 2,9 3c1 ra�nn dA.I / f 1 ( _ tt al / Goo Pe_- ,qp IANAML2s �e(LI NMUnA rM D5A1Gr 3 cr-&C 06 2Gct 4121 5-- r+llf7 �5�: � n � - e.• � , �s�r, L J--- Z5 3� � `� 5 — % S � Z, JAJ Grace S kie� w��e. FLJ 13'IAt� I P zs3-9Y��7 9 &d- DESIGN CONCEPTS Q VIA ARCHITECTURE Seal le WA and Vancouver BC United Properties Ltd. I I -5y 'IT ka-xy Federal Way AMC Site RFP, June 18, 2007 ,5,ervfu� + r,kQe,W 61 —1 LCAV;V ss , L!LI= ?avr-,'It CeVOIC41- r o o aebta Cahaft VIA ARCHITECTURE Seattle WA and Vancouver BC United Properties Ltd. 5 rw Federal Way AMC Site RFP, June 18, 2007 2 i I r� 'j> �� �i = ii I l j -- Top Fo ,d Grocer= Toys R Us Target (I 1�► i r. S 316th Street r-- I � I' 1,-c Q I Truma Park &Ride High Garage 5cli001 �s - Execute) I! t Baileys Health1 (_ Club i 1�. TJ Maxx CONTEXT SITE PLAN V 1 Transit Center r� Center �` I i Plaza E I SeaTac Plaza rho-ri e 17 _y -1 Commons _.{ - r Mall - L71 !t✓1 E� rt+ ...� .rsR �.�� Existing 20th Ave S f Existing Site 2yj VIA ARCHITECTURE Seollle WA and 'hnco.raar BC United Properties Ltd. -5 Federal Way AMC Sila RFP, June I8, 2007 "The best transportation method is simply being there." Armory Lovins r 1� I PRECEDENT IMAGES 2f, VIA ARCHITECTURE Seattle WA and Vancouver BC United Properties Ltd. 5j Federal Woy AMC Silo RFP; June i 8, 2007 SYMPHONY PARK AERIAL VIA ARCHITECTURE Seattle WA and Vancouver BC United Properties Ltd. -5 Federal Way AMC Site RFP, June 18, 2007 • � � Sfrf - i -0010 "a 4 4 1111w SYMPHONY PARK AERIAL - CONTEXT WITH POSSIBLE FUTURE DEVELOPMENT if, VIA ARCHITECTURE) Seollle WA and Vancouver BC United Properties Ltd. 5 IV' Fada..,l W.. AMr Sit. RFP lone 18. 2007 I �/ 7!r SYMPHONY PARK VIA ARCHITECT U R Sealde WA and Vancouver LC d Properties Ltd. 5y f VT ko-ly�- Federal Way AMC Site RFP, June 18, 2007F7 I �s�. � 51�W �" i� rl4etiu•. 'lil.•. I SYMPHONY LANE WITH RESTAURANT, COMMUNITY ROOM AND PARK STAGE BEYOND 'J VIA ARCHITECTURE) .ienni, ',%'A and Vancouver BC 1 United Properties Ltd. 5yrvT1-a-Py- Federal Way AMC Site RFP, June 18, 2007 SYMPHONY PARK PLAYGROUND AND TOWER "C" BEYOND �f VIA ARCHITECTURE` Seallle WA and Vancouver 8C I United Properties Ltd. -5j 0-�J- Federal WayA7u1C Siro RFP, June 18, 2007 �'; � �41 (I I 04-1 i mu UVE/WORK TOWNHOMES ALONG SYMPHONY PARK I VIA ARCHITECTURE Seattle WA and Vancouver BC United Properties Ltd. �nil,�,';�f� jff yrvTka-ny Federal Way -uMC Site RFP Juno 18, 2007 ■ 0 SYMPHONY LANE - RETAIL STREET ' VIA ARCHITECTURE Seallle WA and Vancouver BC _ United Properties Ltd. 5yrvTka-py- Federal Way A,•IC Silo RFP, Jun. 18, 2007 Ti1 Access Garage Level P2 Access Garage Level P3 l P2 PARKING PLAN (P3 PARKING PLAN SIMILAR) 'j VIA ARCHITECTUREi — Seattle WA and Vancouver BC 1 United Properties Ltd. I IVI1!1l�fi :h nit l -- Iri al - - i rrrtwa erg Run ff � - ansion and F re.. :rvoir i r ' Ri 31ail ss Garage P2 :s Garage P3 5 kD9DI.O.- -hC:r,. 1R 7f5TI-2 PI PARKING PLAN �j VIA ARCHITECTURE Secille WA and Vancouver BC United Properties Ltd. iri"0 6=" 1.1,j 5 Federal Way AMC Site RFP, June 18, 2007 LEVEL 1 3 1 6T" STREET VIA ARCHITECTURE Seattle WA and Vancouver BC United Properties Ltd. FmFederal Way AMC Site RFP, June 1B, 2007 AV I Vive/Work Townhomes LA, Upper Noor • Office ej 4, .hia ge Sym� rnph -Y ye Amenity Area ,Conti ialum . LEVEL 2 W- ater Feafqie Schoqj kc rein/ 0' Communit(College lki Symphony Park e yql VIA ARC H IT E CTU R E ow Seattle WA and Vancouver BC United Properties Ltd. 5 Federal Way AMC Site kv� - RFP, June 18,2007 I15 Condominiums Arneni y— Arec - F_ (Roof rde A A�;d� y p daAMOW w at or Fealpre S Cont( irlium, ymphony Park jvpgle typ J , LEVEL 3 j VIA ARCH ITECTUREJ Sewfle WA and Vancouver BC United Properties Ltd. �choql i cnnA omm!nj�y Ity H ollege %N J� 5y rvT ka-py_ F.dl W AMC Sit. RFP I... 18 2007 F16 i LEVEL 4 TYPICAL TOWER PLANS af VIA ARCHITECTURE J 4* Seallle WA and Vancouver BC United Properties Ltd. 5rvTkg-�y Federal Way AMC Silo RFP, June 18, 2007 0 NE "gW/v\ TYPICAL UNIT PLANS 4y VIA ARCHITECTURE Seattle WA and Vancouver BC U"F- r-LOp— r, E r 'PIN. ❑ h ,VW0 960 -.IF United Properties Ltd. DAI.C. 5yrvTka-)�� F-4-1 W— Amr.,;a. PFP h— A 7007FI-8 Tower B Fri M rt All jjLL Symphony Lane I� School Dist. & .- Retail ELEVATION AT 21 S' AVENUE Community College j VIA ARCHITECTURE Seattle WA and Vancouver BC United ProperCies Lcd- Commercial Office Federal Way AMC SBa RFP, June 18, 2007� I ��_ Towel D Commercial Offices ELEVATION AT S. 316"" STREET Tower C L_. I'-- 1 Lr7 I T"1 Y 1.111 Ell t i :. 1: I I uU �T !o7 ILI jy' I. I . i l , ILI 1A '' i__Ifjj i _— Mid -Block Pedestrian Live/Work Townhouses Crossing & Court Qf VIA ARCHITECTURE Seal le WA and Vancouver BC United Properties Ltd. S m- I-� � � _ty Fa.de...l W.... AMr S»e RFP h— I 7nn7 Tower a Tower C I .t , RimI�a L IJ I 'i —1iT71 :` `I .`. -I 1 I i 1 F is i i dlii ELEVATION SECTION AT SYMPHONY LANE LOOKING NORTH 2f, VIA ARCHITECTURE Seallle WA and Vancouver BC United Properties Ltd. III Commercial Office Floors Federal Way AMC Si,o RFP, June 18, 2007 ■ Tower A E�E�H� LOOKING WEST Reservoir for Irrigation VIA ARCHITECTURE (/ Seallle WA and Vancouver BC United Properties Ltd. Tower C 5ynet rka-'k Inr_.. e.ur ca., oco i...,e is )nro I i PARTIAL BUILDING SECTION BETWEEN 316T" AND SYMPHONY LANE VIA ARCHITECTURE Seallle WA and Vancouver BC United Properties Ltd. 3w�,� -5 yn'TkulL Fade.nl Wnu AARC Siln RFP lune 18. 2007273 A 22 S+�rlw5 C. 2q Sterles zso' iE 31�U Section Through Park Looking West �-- h V l • S t �rA; h ; R� D . 20 Stories 41G' RECEIVED S E P 2 6 2007 Symphony CITY OF FEDERAL WAY BUILDING DEPT. VIA ARC �IT,EC UkE b 1G �iMries Sea' Section Through Park Looking East _° Pre - Application Conference Sept 26, 2007 Early Schematic Design COVER SHEET Federal WayRECORDING ND_ VOL./PAGE SCALE: I see — NILIN 6 O r f0 BOUNDARY LINE ADJUSTMENT PORTICN OF NO. BLA M-1178111—SU SSE 1/4 oT_$-1/4, S. 9 T-911—R- 4F CITY OF FEDERAL WAY KNG COUNTY, WASHINGTON 1T Mr ravlEn ` � Slm et it 20TH A NUE S. i2 Lyon Q nQ m!e RF x cm rsn es R• • SECTM DOR IA VMT D AS DESCRIS O CAssuurm StCTR1 Coley I uas fli ! I ! gr'�Re.wu 0.04 $ECigH DOA{YtER Cpex(R AS OkVNIekD � 11 coa CALCMIED SECTION CORIER SET 6/r RESAR AM CAP, L.S. ON207 UNLESS ■ ESS OTHERWISE NOTED mCYi RDPX REfAR010 WALL i I !I , v 01 S 1 r 1 .1. gum PARCEL A Lam, f{ A� Q ❑ ❑ , ❑ ❑17 !I i'II¢W a .[C wu f`!e'1 +aMri S]2YI�ES'C I Am tr; j � 6F1 R■ I Astam �4 � I ►� m 21ST AVENUE S. KENN$TH R. A=ER90N .� p- BOUNDARY LINE ADJUSTMENT FOR: w nw. ft ,A d,.,,.,. up., CRATSENBERG PROPERTIES, LLC. 0 rreW Q ►.riFan IEon CAL NY DATE Lro No. eAm uwaa>_,w 'ai° Am .ne�Euoe 1% mom a—ms ' Lie CHO, By SCALE SHEET '"' MA r — W a ara ,&cny of Federal Way BOUNDARY LINE ADJUSTMENT NO. BLA-16,-106111—SU CITY OF FEDERAL WAY KING COUNTY, WASHINGTON lM1 KN4 OmMIY BAIT Ml p1EPn. REC INOEH07@ Oln ARF CC9111Y MAIr MT rwm. Mt AM mom pc,t LYn v rrD4Rn wr ITm. Lee 4f0AM41MAZ15T (IN) KING 000NTI' RNBmR Dow FAIe j01-2-16/9D41M '.' — v — omt,vl r. mC fPy .-- [$1 i[A RC Aulm OF W". rNG won F0)1 C.T. 11% m i1U [1 Tra i,c ANOyy a OMt+. Aft Il+�I [.k :l AC NW wl w nLe F¢om v auAlir, FLR 4MR Am91 ML m a NR) ONII CTJ. IW. FWWQ a WRY[r. RUC /IWON000, Mq J% LN. TIT] MI)%, .A..root . *a ",ET At: .Iwo -M Wr) Dell PFV6QV i%=0 W %*E Y.I MWIL^J MI. n,n NFP P.:) 4N,A, ..rTrn� �wP a 1wncL c Pn„r4m4 � *W. rc Ty (mm OAAD BETW 4 AS RE1AB 6 mR1Fr, Rm 4MmmlmmRm cm- Ill. m ig NO MCrE BETD W. BNIOARY 1111E WANFRENT 10D-RONM-90-9M AM Pr C, -1 Pr. Mali) OtIER Km BMW 6 MNPET, AEG Lmmonm m CWL ZA PY 2rN p—r P.t1i rv.,s • � ssc+w P.ca.+Pa..c —1— w Ml?. SECTION RIIBTIMNION SECTION Q. 7OWN61LP 21 NOW. RANGE 4 EAST. W.M. SCALE: 1".IODO NOTES -... FO M MONUMENT M CAW. AS LESIONS® N DETAIL 940M ON R05 RUG /7907F1309 WO VFPInO 12/m/M &-.,..,.FOUND MOAIMENT N GAS- 4 4 CdFAsi 1E MOIJ IMIT YAIH LEAD b TACK, IX DOWN. LISPED 10/24/06 ©...-.- M*0 MONUMENT N CASE r1'r a+30 PVL w MN m F.(r DEEP VRSRLO 10/16/06 OD ._.cNx LATCO PUR DAVA UVANS A ASSOGATS MG rm 5WTH TR ff +'VDT (R13) Q....,",,,CALMLATED PER DALD EVANS 5 ASSOCIATES MG FOR SOUTH 7-RNEV 2003 (R1J) (D.._.— C&C LATCp PER OAVQ EVANS ! ASffiATES MG FOR SAITN TRMISFT 2003 (R13) PER IIMRREIT CONSULTING CROP Qm)Qua) Q..__ CALC LATEO PER DAVD EVANS At ASSOL7ATE5 MG (N]) RECORDING NO, VOL./PACE SCALE: L MmA TAAN n DOLTS PORTIDN OF SE-1/4 of SW 1/4, S. 9 T. Z1N R. 4E RICP.MP.N'PC 1NT� IZB9TBILRIDN9: <1 _.___PACIFIC EqW it EI[1L TU-194 r£ CO. EASEMENT AFj B2 IOWS20 iCADER M1412K PARAGRAPH 01) Kaxnrzwm R. Aimmmsow ND AASISMIATTB. OTC. n�11� I�PIF� RAM y� 17A l,dM AY R,q LI, E+ C � ®_._PACIFIC NORTHWEST BELL TELEPHONE CO. EASEIQlT AF/ 0211COM2 ORDER J RMW29A PARAGI►PN Ili) O."..�.. PUGET SOUND POHEP A: LC9T COMPANY EASEMENT AFJ BO022MR9 (ORDER "14120. PARAGRAPH 0) STATUTORY WARRANTY DEED, STOW DRAINAGE EAEFAENT AFI 2007@4OMW7 (DRUM IQ061412M, PARAGRAPH M) CENTRAL PAST SMM REMC NAL TRANSIT AUDOUTY CAUS=j 03-2-161OD-710NT (O M #206141296, PARAGRAPH pl PRMET SO M POWER k LIOHT COMPANY EASEMENT AFj 600725D572-0 ORDER IM1412M PARAGRAPH 00) PUGET SAND FDIEN a 1O CGMANY EASEf,R11T AFJ 6002260572-5 (ORDER gW1u7AL PARAOIAPN AL) 0g...—CITY OF FEDERAL WAY, RGTT OF ENTRY EASEMENT AFj 20050410002360 ORDER PM141219 PARAGRAPH 010) OO...,„�.. KING COUNTY WATER LT6 rR5.-t 524. WAX9 PPE URC AF/ 75MG30440 A: WM110621 [drt1Er AIN141291L PARAGRAPH IIA3) PACIFIC NORTHWEST RILL TELEPHONE- UNOAWGND OOMMUNIr4THOE LINES AFJ 021109=1 (ORDER 0=4129% PARAGRAPH 01 ®....... PUGET 501" POWER 0. EI m LDNT 0EQIRGAL WANES AF/ 80022SO572-4 (ORDER 020614123L PARAGRAPH /B) ®�_... W(EIAVEN UmrY ESTRCT. T-OF-WAY rOl WATER rACAITES AF/ AMNA1R01 (p fMIO2R.. PAFEA0R,.4I jig) ®.......... PUGET SOUND RUINER d DIET CM ELECTRICAL 1N D AFj B0022306T2-7 ORMR 12M41219, PARAGRAPH 0) ®.......... PUOET SOUND POWER A LIORT CO. ELECTRICAL LINES AFI 790 iwm (EAT PLurAme) (ORDER FM1412K PARAGRAPH 44) ®—.-... CENTRAL PUGET SOUR REIONAL AANGT, TEMPORARY CMSIRRICAM AF/ 200JQOM2496 (ORDER /206141299, PARAGRAPH 09) ®._....... CITY OF FEDERAL WAY, SUBTERRANEAN WALL ANCHOR AFJ 20"10002366 (ORDER 100M144202, PARAGRAPH j11) ©_..... LMREHAVEH umrY mSTRCT, uaNst To am AFj 900221P (NOT PLOrATIE) (O PM41299, PMMAGIA H P15) ®�.""... swRr PLAT. KIND COUNTY FEm No. 7mmolOTL (ORDER 420614426% PARAGRAPH J22) ......... KIND COUNTY WATER DISTRICT 124. WATER LNES i CONNECTIONS AFj 7R011N0131 (LACES NOT Ar1ECT PARCEL "A' OR 'a*)(EIDER 420514129% PARAGRAPH IB] ®�....... CITY OF FEDERAL WAY, BEAUTIFICATION EASEMENT N� AF/ 201100011000072 (DOES NOT AFFECT PARCEL A' OR V) ycy (ORDER /2061N211% PARAGRAPH AS) SOLNNOARY LINE ADJUSTMENT FM CRATSENBERG PROPERTIES, LLC. URN. BY DATE JOB NG, R0A NOKIEER 27. 4G06 OB-W3 CNM BY er>Jc 6HFE'T IRA 1- . WODD ; ec a --- 3D 30 1 r A- ssb I — Ekl1 7J_�r moo �,� /• � -. � _. W + Z LLJ OSb Q CD 2 i OAA C 3D� i i —_ — 30 -`----------------------------- _J IL -Z ' ��LU i r� --^-----_�_�_---------- --- ----------- » - - Sfb 'Symphony ,w 1141i.y ldNWry OS;*VIA ARCHIT . 0 -- `CTU�AE Pre - Application Conference Sept 26, 2007 Early Scharnadc Design EASEMENTS 9 ---S--316th Street rr-r a-r� 1N • i rri r--r TI r i7'E-^ Lam-- rf1 � f 'I Tower C ! ..E Tower D - -- Park & Ride 5 mphon �Lanen ' i + � Garage } 9 - Tower A Tower B - r n Symphony �c 1 91- % • > -- - --- > Q • - 417-1 N ' I Center 11 `I Plaza _t Transit Center N 6 10 40 w 100 p SeaTac Plaza ' symphony VIA ARCHITECTUtE Pre - Application Conference Sept 26, 2007 Early Schematic Design SITE PLAN i r + "11 r f--- - - - --L r L1-------rJ `Z-- - - - - --r Symphony .. ViA ARCHITECTURE Pre - Application Conference Sept 26, 2007 Eary Schematic Design P4 Garage a as w II S I I S� I w,rr _ J i - � 1• -- -lyl f � 1 -I-I- � 1- Z _ Symphony Mom... NJi...neye.MdWa V!A AIC 1111 T, Pre - Application Conference Sept 26, 2007 Early Schematic Design P3 Garage �nrwa ee � Li L -------•--•------ —•— PU a P.,kho 1 Symphony w VIA ARCHITECTURE Pre - Application Conference Sept 26, 2007 Early Schematic Design P2 Garage & Site Plan — — — Mahar — --- — — --- — — — — —'— — fr i----.._-.. _ __.._.. - — - _ . I � I .w• sru�noNr,ewe IIIII°09, IIII I'nllnri I I I I I 11-j- i'I—LLLI -Mr L4_q`=� :l ' Symphony VIA ARCHITECTURE Pre - Application Conference Sept 26, 2007 Early Schematic Design P P1 Plaza Level N oe.wnwq �rw _ ar per; w wwnw sti'h�rsr"" Md I - �r anw ones a.�rorr yin a� a�• as�we.r . w.�www �nr mu r�r ' Symphony VIA ARCHITECTURE Pre - Application Conference Sept 26, 2007 Early Schematic Design Level 1 (S.316th Street) a, w air N I SympFEvny V!A ARCIiITECTURE Pre - Application Conference Sept26, 2007 Eary sohemaft Design Level 02 —liar ME ,: I BR+Den I BR ME ME ME1 film 2 311 Don liar �l • . . W.; • -• :? � � - E -ter-� . i .- 1 •� . •. • •` rZ . •. `� � ICI 011.1. �` Lm �=�A��R a '«i'a 'y,�; �t � ��]� !:r.l j� r..� •I .J eJ ?T'• c WEElm �IIfII�A� 1 1. i. I I. I•' 1 1 1• VIA ARCHITECTURE 1A680OFFbarPI" (GrmArm -IndideFbwOfWag H F n Ir 4J W L 'J H V W �r L'n� +-) ,n > —ke W� t- _F■ I 1 4-11 > 0M W f= L I-L Lv f=■ O — — ■ > rkv ❑ 3 �W •itv v 'I� L—LO � •r1 230' Above Average Grade to Primary Roof Structure - Building A 200' above Average Grade at Building A — Average Grade 442.75' of Building A Existing Grade at Building A - East Edge Near rlr Center of Bre Site. Existing Retail Building fry.; rFT .,rr. VIA ARCHITECTURE Building 1 i 22 Stories 2W Above Average Grade P1 PIM 1 Paft �0x Iconic Beacon & Building Communication Spire at Bul fight C -Exempt From Height Limits (50' to 60 shove Penthouse Roof) of) ~� 251' Above Average 24SOofies Grade to Top of Prime Roof SlruMure atBuilding 251'AhMAVeWGEBde C n.n�a [qrw J 200' Above I..rvcgr Godc ar Boming C Average Building C Elevolion +454.0'. Existing Grade at Buildings A & C West Edge near 20 Ave. - I'wqc M ..N6ss ' P, 9"0" Ww Intl Section Through Park Looking West �v 0-".,UaxwM W 44 a+sq c w� I eov+ .rw.o Lu —I— I F4 Building D 20 W We average Grade Building B 206' above Average Grade 16 swft To Top of Prime Roof Structure at Building 0 177Above AvempGrade 200' obove Average Grade 2(10' above Average Grade — aL Building B at Building B __ . � 177 0' above Average Grade To Top of Prime Roof Structure at Building B Average Building D Elevation +449 3' Y Average Building B Elevation +440.75' Existing Grade at Buildings D & 8 East Edge ,or 20th Ave. _--- Existing Grade at Building nwM L", — B West Edge Near the Center of the Site yr>,...r.",!- \' I P1 AM PA ,na _ Exisling Retail Buildng a Section Through Park Looking East VIA ARCHITECTURE 11F Elm, 1`10,c eonreroW&W Symphony w VIA ARCHITECTURE Pre - Application Conference Sept26, 2007 Early Schen-atic Design PARKING SECTION & ENTRANCE SKETCH SYMPHONY DEVELOPMENT STATISTICS Updered 012507, MR. NoIe: AI numhera euh)eetm cMnpe ee dnvAnpe end problem evolve. Residential Units By Type 6LDG.'A' BLOWS' BLDG.'C' BLM-V 22 FLOORS to FLOORS 24 FLOORS 20 FLOORS UNITSIZE SO. FT TYPP: TOTAL Soo pR 1-BED 1 BATH 54 33 60 51 109 780 1.101-BATH Bo 55 100 85 330 960 2.FED 2-BATH 1B 11 20 17 60 1,200 "ED)DEN 2-0ATH 67 38 75 03 244 1.850 Suit P.H.&8ATH 12 12 12 12 4B 2,300 PIC 21R BATH 3 3 1 3 3 12 2" 153 Zip 231 All TOTAL IfLHTL' (Note: Unit count Includes 4 custodian 1 BR ep,rlment, ) Commerical Areas W a Cc'c I1LOGIC, TOTAL RETAIL No 21.800 10,800 24,000 8,300 TO.TDQ OFFICE NET IHLCC) leemr6 00 TOTAL 3 24 IRK A 16 6 yr rnn e>xlw. niksn9d kb0lrr. canlneen a r1reP4Lmn 4ne4 Area breakdown by floor for each building IApprprimek prose 1-lee Beare ft.-Id. hre of Bale nprwell, Includee -fte) BLDG.'A' 4LDWS' ILOr3.'C' ILM-D- Fhor 22FLOORS II FLOORS PA FLOOR5 20FLOORS TOTAL P2 RehO d Lobbies 3.00 4,700 8,300 P1 Phze 21:%D 21,500 0,600 1D,200 80,000 1 I Be 21,800 18,100 12,SB0 65,/60 2 12,5e0 12,590 12.SB0 12,SB0 50.320 3 12,510 12,680 12,500 125B0 S03h 4 12,SB0 12,500 12,550 12,5eD 50520 5 12,580 12,590 12,580 12,580 5QJ24 0 12,59D 12,580 12,500 12,580 50,320 T 12,SBD 12,580 12,600 12580 50320 0 12,500 12 Sea 12,580 12 Soo 50,320 B 12,SB0 12,580 12,500 12,Se0 50.320 10 12,680 12.590 12,580 12,6B0 50,320 11 tz,s9D 12,3Dn 12,580 12,580 50.040 12 12,580 13,300 12,SB0 12.SB0 50.040 13 12,580 10,700 12,580 12560 40A40 14 12,SB0 1a,7DO 12,590 12,500 40A40 15 12,580 7,3DO 12,500 12'Sao 45.040 to 12,500 12,590 12111 37A60 17 12,100 12,SB0 12 300 37,180 1S 12,300 12 Sao 10.700 35.580 19 10,700 12,6B0 10,700 33Re11 20 10,700 12,311 7,300 1D,300 21 7,300 12,300 1SADD 22 10,700 10,700 23 10,700 10,700 24 7,3Do 7.300 2717B0 2 4 620 10e 440 252.200 r 052040 PARKING 1.2 T,07B (61e1; per nstdendsl until 2.51100D SOFT (Retail 176.75 V1o00 SO Fr (gon-WO-11 192 F.mll Rrg ova T # Unit Count By floor INph: llnlleount Include. 4 ruelpolen 1 BR eeeamenls I ILDG.'A' BLDG'B' 8LD0.'C' 9LDG,'D' FW471Aee1 22 FLOORS IB FLOORS 24 FLOORS 20FLOORS P2 Retell A LsbbieA P1 Ph. (Rehr (Wheal 1RehB) (Retpfl) 1 12 (HLCC) (Aeha) 12 2 13 12 12 17 2 13 13 13 13 4 I] 13 13 13 5 ] 13 13 13 8 17 13 13 13 T 11 13 13 13 B 2 13 13 11 8 7 13 13 13 10 f0 13 13 13 11 13 12 13 17 12 10 12 13 11 17 (1 5 13 31 14 13 5 13 1 15 11 3 13 13 1B 13 13 12 17 12 13 12 11 12 13 B 10 5 13 5 20 12 3 21 ] 12 21 23 5 24 3 ..rlm Par 8."" 6 3 231 Tohl Unlls 881 230' Above Average Grade to Primary Roof Structure - building A 200' above Average Grade of Building A - 1 7 2007 C IiY �iF F_pFt3A1_ WAY k3_,1114t 1�G OF -PT. f v! Average Grade 442.75' at 5,�dina A� a� Existing Grade at Euilding i A - East Edge Near the Center of the Site. r Existing Retail Building Building A 22 Stones 230' Above Average Grade P1 Pkm & Park Iconic Beacon & Communication Spire at Building C - Exempt From Height Limits � ;l 250' Move Average Grade to TOof Prime Roof Structure at 8u;lding C. I 200' Above Average Grade " at Building C. Average Building C Elevation +454.0'. Existing Grade at Buildings A & C West Edge near 20th Ave. _ Section Through Park Looking West Building C 24 Stones 250' Above Average Grade aehelol Eleralw Cqup I.1 r� f S.318th Sint rt 9o�la�ng C eigh ` Poem <Ea.o' I.� I TP4 It r,— Building D 20 Stories 216' Above Average Grade 215.6' above APer3Qe Grade To Top of Prime Roof Structure at Building D 200' above Averogz Crade at Building B Building B 16 Stories 177' Above Average Grade RECEIVED SEP 1 7 2007 CITY OF FEDERAL WAY BUILDING DEPT, 200' above Average Grade al Building B 177.0' above Average Grode To Top of Prime Roof Structure at Building B I�IMMi t1t1•■ ��I�I■]Average Buildno D Imo■ ■■I -71 I�I�I�I�I Imo■ ■�I Imo■ ■■I l�I�I�I�I Average Building �1�1�1�1Existing Grade at Elevation Imo■ ■�I , Imo■ _ ■�I S'c H'� �gj�j 20th Ave.- ,�■ ■�IExisting Grade at Building Center of the Site Existing Retail Buildina Through-.0'. Section Park Looking 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ® 1 0 Q 0 0 0 0 0 0 0 0 0 0 0 0 0 O 0 0 0 0 0 0 0 0 0 0 RECEIVt�t) Z 7 2007 CITY OF FEDERAL wAY BUILDRq(3 DERT. 9 0 O O O O O o o O O O O O r-----------, I I I I I I I I r � I I I I I , I I I I I' I I I I■ R J I I I I I I I I , I I , I e0epo0 4unwwop ■ -------------------- I I I I I o0wo I i7BLBj lepiewwoo - lleleu I �. Reuel O •- ---li---rli-- ---.-----r---- r - ---a I. I r• I 1 � 1 � I � ■ rT ■ I I ■ ■ ■ i I ""till/ t , lepiewwop - limeu I O O O, O O O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RECEIVED SEP 17 2007 CITY OF FEDERAL WAY BUILDING DEPT, SFCFIvE® ��p 1 7 2007 CIT OF FED�RPL AY BUILDING DEFT O O O O O O O O O O O O O O O O O O O O O O O O _._ —.— — _ _ —.— _ _ — ,._ — — —._.— 1 O Ilk 11111 I I o I _ 1 I o RETAIL RETAIL 'w RETAIL I RETAIL RETAIL RETAIL IA30 OF 7AEOSF 4020 OF � J L �1000 OF 1100 OF 2470 4F I t_�_ LOBGY _ ■____ �� l____l_�-_R I I 1--�.-JY_--_J LOS4Y IL .. O 1 � p FLI I 11.11 �-& V�� JFLO I � 0 M-1. LIT I I I ILLI I ,q 9 I 0 i =7 ° I RETAIL 10850 OF RETAIL 8"0 OF I------------- _--------- I ' I I 1 I I I I N 1 ■ ■ I I o I I ' RETAIL 1 I 1280 OF , I I { o I I ° i I I Lasbr r I LDasr I V � I 1 17U as OFFICE O I■ • • ■ . 553080 ■ ■ ■ p ' I RETAIL ' I I 7750 OF II h • • � I �I I p I 1 DAY CARE 1 I, 1 2270 9F I I ° IL---_------_J I I i 0 b O O O O O O O 0 0 0 0 0 RECEIVED CITY AY BUILDING DEPT. . . . . . . . . . . . . . . . I i 1 MEP MEP r---------^'� •- + MEP r ME} � O 0 0 0 0 0 0 0 0 0 O 0 fO'k; � • RECEIVED S E P 1 7 2007 CITYFEDERAL AY LDING DEFT. o a o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 I7 O O O 0 0 0 O 0 0 0 0 0 0 0 O 0 O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 q 0 I i r i I � 1 r 1 r i I I 1 1 ' - - - - - - - ---- I r, IJF- +- h+-1_4_4a_4_1. -1-4..L.4_1-- 0 0 0 0 0 0 0 O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RECEIVED SEP 1 7 2007 CITY OF FEDERAL WAX BUILDING DEBT, StrSide Unit 03 Unit 02 Unit 01 Unit 13 Unit 12 Unit 03 2 BR Den 1 BR 1 BR + Den 1 BR + Den 1 BR 2 BR Den 1200 SF 836 SF 750 SF , 750 SF ON SF 1P00 SF FIEDEIVED i f ' Unit 04 Unit 05 Unit 6 Unit 07 Unit 08 Unit 09 2 BR Den Jr.1 BR 1 BRI Jr.1 BR. I 2 BR I Jr.1 BR S E P 17 2007 - - 1200 SF - BOO SF - - E' - - Ran SF - ' - Aso SF Gl TYOFFaflERALWAY Palk Side T gUlLD1�G p�P�. TYPICAL FLOOR PLAN - (V7) 7 , M p Symphony Prellminay Concept Plan 9-14-07 80ALE1/1V-Nr at 11X17 VIA ARCHITECTURE 12,800 SF Floor Plate (Inside Face of Wall) 9 Unit 04 2 BR Den I OSF jExecutel aBaileys Health Club TJ Maxx CONTEXT SITE PLAN Existing 20th Ave 5 Toys R Us S 3 16th Street .616 �ALOF 117 I k V) < Ta rg et Truman, Park-& Ride High Garage School Transit Center C4 Center Plaza SeaTac Plaza The Commons jj Mail Existing Site Q VIA ARCHJTFCTURFI Se.ide'WA ..d V., BC United Properties Ltd 5 vf kIT -- I Federal Way AvMC Site RFP, June P18Y,20073 F- r I . - __ - w�i?�.-. •� _ .fir - � -- - ~r ! i I .�. �r '•i Fes;,',. rl '�_ _ ];�. i,����[i�,� J .�:=� - , - k •I 1. , !', �, :�.tj'1F , ; Inv '}k i ,lam •f �'il qk f to '''�''�.`,t�� „tip �r"�v ' � . � • - e} 1 SYMPHONY PARK AERIAL QLr 044 t� p p r G'a0 5� i2bS ! b-y j-1/�� — v D � A.)L 206 P-4 n-jCy,0 67 S > 4� VIA ARCHITECTURE Seallle WA and Vancouver BC S Y ramrka-A- United Properties Lc ]. Federal Way AMC Site RFP, June 18, 2007 �+ I I . l i • I I , , ,-•� . i centrdlized j Mechanical - _ 4• Electrital- ] l _ i StormwaterrRunoff Retension and F[re�__ . Reservoir L y E a ' Retail cn Access Garage I Level P2 Tom` Access Garage j Level P3 P2 PARKING PLAN (P3 PARKING PLAN SIMILAR) VIA ARCHITECTURE S—t 1. WA and V.'-.0 , BC United Properties Ltd. Access Garage - [ JLevel P2 �^ ;Access Garage jLevel P3 — ^�._. � mwA%� IF.a., l Wn� AMf Sit. RFP 1P �nn� 2 FAIN ab Retail Parking Retail I. Retail 'Retail Retail Retail .1 AR,et6ii Tib ft. - Symphony I v e 4, o.. _� � `r�� sit I-vr•---,,��••�-yy{-�r lT ~ 1 Restaurant Coffee Av Water Feature . Retail - �i Live/Work _ Townhomes _ -� •, office/ i Retail Community t '. Sympi ony Park j } College Daycare - I ` .l ym w tage PI PARKING PLAN VIA ARCHITECTUREI S—mr, VJA and Vancao•+ei BC United Properties LIJ 5 �nTI-LT)!y Federal Way AMC Sile RFP, June 1B, 2007 Live Work Townhomes Office I - Sympkiony Leine. Live Work Tow Phomes _ , Upper Level ' 4 ;:''- �• �; J Water Feature n " NN-Community College .. aL •�'. Y� lT. Symoony Park J] pgle tyym LEVEL 13161H STREET /1 V I A A R C ItbrwrFU„Qy7dalggl S-11;e WA o d vonc —, BC United Properties Ltd. NT S - l� � L .� % 1 ,4 F-d-,,.I W— AMC' Cir- RFP I�_ 1R "nn, 1 ■ 00 .y E'ive/Work Townhomes office Upper Floor 0� o Symphony Lone } i -'� livo! Owlr— n jab -� Amenity I - Area tr >: ater Feature School Admin/ . 0 ~ r Community College Allh .; 11� Symphony Pork �� ' Condominium ,y , 1u'rigje Gym LEVEL 2 5 UY, VIA ARCHITECTURE Ser. R!e \^1A cnd Vcnccuver BC Ulll[eiI PiOrP_rt1e5 Ltd. .J rK Federal Way AMC Site RFP, June 18, 2007 15 Condominiums �J Office Amenityr Racd nrdr, f Symplgny lane tf—i !Goof Gorden t , k.r ;� �•� n � ti�.Y � .L-�i =, �Teater Feature r $chogl Adtnin/. Community College , Symphony Park 4" Fri Consiominium, f7; � ter"'•, ,y. 3e 91e ym LEVEL 3 Q VIA ARCHITECTURE S,.!11e %AJA Gad V,—,., er PC United Properties Ltd. "e1 51 � kph r ! Federal Way AMC Sl,e RFP, j— 18, 2007 16 — i �. Condominiums Apartments Aql Symphony Lane Water Feature 6miniumsCoO:B kk'. 1-1 • •`<<'i?i � 0-416_ Apartments Symphony Park dis ti r -i u LEVEL 4 TYPICAL TOWER FLANS VIA ARCHITECTURE T5 Semde DNA ❑r,d v.— --, BC United Properties Ltll. 17Federal Way AMC Sile RFP, June 18. 2007 Tower B i �f_I, r �-- Retail ELEVAT� N AT 5' AVENUE af, VIA ARCHITECTURE Seattle WA and Vanmi , BC I Symphony Lane School Dist. & ' Community College United Properties Ltd. Tower D 5j Federal Way AMC Site RFP, June 1 B, 2007 19 Tower D I f`ae�•a[tf�j' Commercial Offices ELEVATION AT S. 316T" STREET Tower C f 1 .... .' •i l E Mid -Block Pedestrian Live/Work Townhouses Crossing & Court VIA ARCHITECTURE f �' 4_LT�LY. Sectile WA cnd Vancouver BC Umted Properties Ltd. Federal Way AMC Site RFP, June 10, 2007 12 0 Tower D Tower C ° tr :1 `` 1 oil tt44. .. Mid•Slock �� !•. Pedestrian .. . ! Crossing and t r it Court 1= ■ �c ' ` 'tt• _ , IIf 7 ,R i "r '� �."r i'",•' r� '4� - — 4 + 1 3 ELEVATION SECTION AT SYMPHONY Townhouses _ Retail Store Fronts Commercial Office Floors LANE LOOKING NORTH VIA ARCHITECTURE -Ty S nA% .� Seetlie WA and Vancouver BC United Properties Ltd. i J Federal Way AMC Site RFP, June 18, 2007 Tower C Tower A T. Amenity t Terrace Live/Work -A Townhomes ' f Retail ELEVATION SECTION THROUGH PARK LOOKING WEST Stormwater Retension Reservoir for Irrigation VIA ARCHITECTURE Secilie WA and Vancouver BC United Properties Ltd .JV 5 r y - Federal Way AMC Site RFP, June 1B, 2007 2 2� f � r�ii/ ✓ //rr!!rr / «�� j r I; ❑ -� � I CITY OF Federal September 7, 2007 CITY HALL Way33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Mr. David Setton United Properties 2608 Granville Street, Suite 550 Vancouver, BC V6H3V3 Re: Permit #07-104828-00-PC; NOTICE OF PREAPPLICATION CONFERENCE Symphony; 31600 20te Avenue South, Federal Way, WA Dear Mr. Sefton: 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 committee has been scheduled as follows: Thursday, September 27, 2007, 11:00 a.m. Hylebos Conference Room City Hall, 2°d Floor 33325 81' 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 contact me at 253-835-2643, or Isaac.conlen@cityoffederalway.com, if you have any questions. Isaac Conlen Senior Planner Doc 1D.42279 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: September 5, 2007 TO: Will Appleton, Development Services Manager Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Dave Mataftin, Federal Way Fire Department Geri Walker, Federal Way School District Stacy Flores, Community Relations/Information Officer FROM: Isaac Conlen, Senior Planner FOR DRC MTG. ON: Sept 20, 2007 - internal Sept 27, 2007, 10:00 - with applicant FILE NUMBER(s): 07-104828-00-PC RELATED FILE NOS.: None PROJECT NAME: SYMPHONY PROJECT ADDRESS: 31600 20TH AVE S ZONING DISTRICT: CC-C PROJECT DESCRIPTION: Proposal to construct 4 high-rise mixed -use towers over underground parking garage and including other site improvements. LAND USE PERMITS: Use Process III, SEPA (Planned Action) PROJECT CONTACT: UNITED PROPERTIES 2608G GRANVILLE ST, Suite 550 6047363864 (Primary) MATERIALS SUBMITTED: Site plan, elevation and perspective drawings. Also see additional details including architectural narrative and color renderings on City website. RECEIVE® AUG 3 1 2007 CITY OF 10:tt%=P Federal Way CITY IL ING DEPT. WAY BUILDING DEFT. MASTER iAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607; Fax 253-835-2609 www, c itvoffedcral way.com APPLICATION NO(S) - o s 2 + PC _ Date O f!P 2. q /O 7- Project Name Y IM Pr+ON lam- PrPPI- l6A--t1 ()%`i Property Address/Location `J L' G 0 P-NFPG Zp*- AV e . 5. A Parcel Number(s) PAJ¢L151 _ A - 0q2_ (D L4 1 U 7-1 Project Description 14 1C7 d - NSC +1/1 ! Y-i✓n -USE ToWE S CVe12- W0.0,11— L r a PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification t Line Elimination Preapplication Conference Process I (Director=s Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) -Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information cle, r C Zoning Designation GG C Comprehensive Plan Designation 0. 01) Value of Existing Improvements 2 CAP wt Value of Proposed Improvements International Building Code (IBC): �cupancy Type r� �+ Construction Type Applicant Name: LA #Q i TEv PRD PG-dz7105 Address: Z &V q�, F F~ V) L _e '5T . , S4A) M'550 City/State: VA^jGoIti%1ER / g5G Zip: V &,N 3V 3 Phone: o o 4- 7 3 (, 3 Fax: & 04 - '1 'b& n 3 Qo 1 Email: C� u v� i {'tcii 1J ✓oP2 i eg , C"M Signature: Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Address: City/State: Zip: Phone: Fax: Email: Signature: 5AVA� 4003 —August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application 230' Above Average Grade to Primary Roof Structure--"- - Building A 200' above Average Grade - at Building A� Z007 ►T 6UIQ)Mrj ❑EPZ AY Average Grade 442.75' at Building A Existing Grade at Building A — East Edge Near the Center of the Site. Existing Retail Building B�04 C L. Pahl-411,0' Iconic Building Building Beacon & Communication Spire at Building C Exempt From Height Limits C A250' Above Average Crode to Top of Prime 24 Stories 250' Above Average Grade Roof Structure 22 Stores at Building C. Mechanical 230' Above Average Grade "PY0'°` `°° ° P. if 200' Above Average Grade al Building C. Average Building C Elevation +454.0'. Existing Grade at —�Buildings A & CWest �IlII�I�I Edge near 20th Ave. S. 316th I 1�ddilg�l High -- 1 ■ �®I�71�i�fl�f•l� �IiQ�l���i®I Section Through Park Looking West ° Building D 20 Stories 216' Above Average Grade S. 316th Street Building 0 High Point +eSP 0' •I!Y N. C- Building B 215.6' above Average 16 Stories Grode To Top of Prime Roof Structure at 177' Above Average Grade Building D 200' above Average Grade at Building B Average Building D r Elevation +449.3' Existing Grade at Buildings D & B East Edge near 201h Ave. Bu. I B High Community College Beyond Poin+4455' Rll d Beyond Pl sie:::•: Lcne Level P1 Plaza BPark W g B La Poll +478.0' Section Through Park Looking East RECEIVED SEP 1 7 2007 CITY OF FEDERAL WAY BUILDING DEPT. 200' above Average Grade at Building B 177.0' above Average Grade To Top of Prime Roof Structure at Building B Average Building B a Elevation +440.75' Existing Grade at Building B West Edge Near the Center of the Site Existing Retail Building RECEIVED €F 7 2007 SIT oF FEDERAL AY BUILDING DEPT. O O O O o O O O O O O O O O O O O O O o O O O O I MEP rr i Y$P � I i I f MEP p! MEP f i MW MEP J MEP MEP I f I �I • it M� illy i� - • • RECEIVED A P 1 7 2007 ClT BUILDt G DEPT. RAL AY 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 M Is] IN O 0 O O O O 0 O O 0 0 0 O 0 0 0 0 0 O 0 0 O O O O O O O O O O O 0 0 0 -----------I L-� -t-Fi- t-ir -I-I -i! 1 I I i - I � I � I rJ �� I I I I /—�-1--�—��-�-R-4—i--�f--I—l—l—a—i—?--1—�—} I I �I I I* I I •_1_L J_1_LJ_1._LJILJ_L_L J_t_�J_.rs O O O O O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RECEIVED SEP 1 7 2007 CITY OF FEDERAL WAY BUILDING DEPT. 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RECEIVED CITY OF FEDERAL NAY BUILDING DEpT. O 0 0 O o Q Q O O O O O Q r---------__ i e9e11oo Alunwwoo ------------- ---ti---- r----------r----r----■ I I I I I emo I lepiewwoo - IImeu ; ■J9L■1 O O O O 0 0 0 0 0 0 0 omwl IPM IN �Y Y .`A GoLjQ . ■ lepiewwoo - Ilmed ■osuel � O O O O 0 0 0 0 0 0 0 0 0 RECEIVED SEP 1 7 2007 CITY OF FEDERAL WAY BUILDING DEPT. SECENE® ��P 1 7 zoO7 GIT BUI BUILDING FEDEpEPT. 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 I ° i i • I t RETAIL RETAIL RETAIL , RETAIL a RETAIL RFTA1L I430 $f: fi008F Po209F r1 �� 40009E 1tBO8F TA309F . � wusr LDasT O I 1-?Pil I I I I H 11111 FlLill h I I I I I q1P I I I F 1 ° =7 I a a ■ a RETAIL RETAIL 10850 9F 8590 9F I I I 1 1 I 1 1 � ■ r O I 1 � RETAIL 1 1 1450 $F y■ 1 I 1 III I O � e r F ° I I.P. •R � 1 LDEBT 1 , 1A96Y i I 1 I I RETAIL 17309E DFFICII ° 5'J■0SP I i 1 RETAIL 1 TT509F I 1 I DAY CARE I I 22709E I I I I I I �___________� O I I ° 0 0 0 0 0 0 0 0 0 0 0 0 0 0 I � � Unit 03 Unit 02 2 BR Den 11313 1200 SF 636 SF — - - - - - i r � , f7 Bed Rm.1 l trztra #��, S !P9'xiV �f I! I ! ! — I — RECEIVED ' 007 G ►TY OF FEDER�LWAY BUILDING DEPT. r VIA ARCHITECTURE f Stre t Side Unit 01 Unit 13 1 BR + Den 11311 + Den 750 SF 750 SF Unit 04 Unit 05 Unit ¢6 Unit 07 I Unit 08 2 BR Den Jr.1 BR 1 BR Jr.1 BR + 2 BR BMSF _ 1 BOO SF _ _ DO SF i Paiik Side TYPICAL FLOOR PLAN — (W) u 9 a Symphony Prellminay Concept Plan 9-14-07 60"E''ne'=T-7 at "X1' 12,800 SF Floor Plate (Inside Face of Wall) r Unit 12 Unit 03 11311 2 BR Den 600 SF 1200 SF I 0 Unit 09 Unit 04 Jr.1 BR 2 BR Den 600�E_ _ _ 1200 SF Al T 't with I ((AV1'• 1((BV - (W) + (A1y)) % Impact x total cost = NO. PROJECT Current PROJECT COST BACKGROUND VOLUME (BV) ALT 1 VOLUME (A (BV) - (A3V) ALT 1 VOLUME (A1V) % IMPACT % COST share of project la City Center Access Phase 2 $ 3,500,000 4202 4202 4202 3001 2894 4529 6019 3170 3119 166 1875 4023 2777 2726 5195 1937 1378 1446 226 3683 2771 1272 912 1109 1414 101 101 101 •19 7 108 19 110 12 4 24 139 7 61 35 11 0 21 1 59 84 3 5 24 31 4101 4101 4101 2952 2887 4421 6000 3060 3107 162 1851 3884 2770 2665 5160 1926 1378 1425 225 3624 2687 1269 907 1085 1383 344 344 344 134 16 306 77 373 39 14 70 388 25 263 110 46 9 101 Less than 10 N/A 211 344 12 29 114 66 no trips assigned N/A ped project NIA 0.0774 0.0774 0.0774 0.0434 0.0055 0.0647 0.0127 0.1087 0.0124 0.0795 0.0364 0.0908 0.0089 0.0898 0.0209 0.0233 0.0065 0.0662 0 0.0550 0.1135 0.0094 00310 0.0951 0.0455 0 0 270,866.14 220,562.43 913,205.85 929,228.78 23,699.62 412,617.73 95,258.52 735,026.22 30,123.97 343,318.18 16,725.66 134,601.12 10,330.95 1,742,554.64 36,256.17 28,038.54 38,796.68 26,011.14 0 96,174.19 767,559.22 55,653.40 11,153.85 12,930.78 354,231.88 0 0 lb City Center Access Phase 3 $ 2,850,000 1 C City Center Access Phase 4 $ 11,800,000 2 SR 99 HOV Lanes Phase 3: S 284th St - SR 509 $ 21,400,000 3 S 348th St: 9th Ave S - SR 99 $ 4,300,000 4 S 320th St @ 1st Ave S $ 6,374,000 5 SR 99 @ S 356th St $ 7,518,000 6 S 320th St: 8th Ave S - SR 99 $ 6,765,000 7 S 348th St @ 1st Ave S $ 2,430,000 8 10th Ave SW / SW 344th St: SW Campus Dr- 21st $ 4,316,000 9 1st Ave S @ S 328th St $ 459,000 10 S 320th St @ 20th Ave S $ 1,482,000 11 21 st Ave SW / SW 357th St: SW 356th St - 22nd A $ 1,155,000 12 SR 99 HOV Lanes Phase 4: SR 509 - S 312th St $ 19,400,000 13 SR 18 @ SR 161 $ 1,737,000 14 SW 312th St @ SR 509 $ 1,202,0001 15 S 356th St: SR 99 - SR 161 $ 5,979,000 16 S 304th St @ 28th Ave S $ 393,000 17 S 352nd St: SR 99 - SR 161 $ 5,200,000 18 SW 320th St @ 21 st Ave SW $ 1,748,000 19 S 320th St: 1 st Ave S - 8th Ave S $ 6,763,000 20 Military Rd S: S Star Lake Rd - S 288th St $ 51941,000 21 SW 320th St @ 471th Ave SW $ 360,000 22 S 312th St @ 28th Ave S $ 136,000 23 SW 336th Wy / SW 340th St: 26th PI SW - Hoyt Rd $ 7,777,000 24 S 314th St: 20th Ave S - 23rd Ave S $ 381,000 25 1 st Ave S: S 292nd St - S 312th St $ 713,000 Total costs sum 7,304,925.64 trips PM Alt 1 2727 net trip cost 2.678.74 nncann C 7171h Sf R Paririr. Huru R I S2.080.000 1 3120 139 2981 7191 0.1943 $404,194.59 Total costs w S 312th st $7,709,120.24 trips PM Alt 1 272i net Der triD Cost $2,826.96 Use High -Rise Condo/Townhouse Period Weekday Evening Street Peak Code 232 Parameter Dwelling Units Quantity 898.000 Studies 5 Outliers 0 Lower Data Range 50.000 Upper Data Range 1450.000 %Entering 62 Rate 0.38 Std Dev 0.62 Equation Type Lin Coefficient A 0.340 Constant C 15.47 R"2 0.99 Data Close to Rate? y Data Close to Equation? y Closest Data Point E Trips by Rate 341.24 0.00 0.00 0.00 by Equation 320.79 0.00 0.00 0.00 ,Trips Within Data Range? YES NO NO NO N>2? YES NO NO NO N>19? NO NO NO NO Outliers<5%? YES NA NA NA y-intercept 15.47 NA NA NA Near 0? NO NA NA NA Std Dev/Rate>1.10? YES NA NA NA R^2>0.75? YES NO NO NO RECOMMENDATION EQUATION STUDY STUDY STUDY Trips 320.79 0.00 0.00 0.00 Weight by Rate 0.61 0.00 0.00 0.00 Weight by Equation 0.99 0.00 0.00 0.00 RESULTS RATE EEQUATTOT AVERAGE Weighted Average 341.24 320.79 331.02 Entering Trips 211.57 198.89 205.23 Exiting Trips 129.67 121.90 125.79 Pass -By% 0.00% 0.00* 0.00% Total New Trips 341.24 320.79 331.02 FEntering New Trips 211.57 198.89 205.23 Exiting New Trips 129.67 121.90 125.79 Enter comments Enter Land Use Enter Time Period Enter ITE Land Use Code Enter Independent Variable Enter Quantity of Independent Variable Enter Number of Studies Enter Number of Outlying Data Points Enter the Lowest Data Point Enter the Highest Data Point Enter the Percentage of Trips Entering the Site Enter the Rate Enter the Standard Deviation of the Rate Enter Logarithmic, Linear, Inverse, Semi -logarithmic, Enter the coefficient of the variable of the equation. Enter the constant of the equation Enter the coefficient of variation. Enter Yes or No Enter Yes or No Enter Rate or Equation C. AA�_0 - 3 z.-1 (-r�'kue )0 10/0 *Pw V\ Enter Pass -Hy Ra Use General Office Period Weekday Evening Street Peak Code 710 Parameter Gross Floor Area Quantity 18.200 Studies 235 Outliers 0 Lower Data Range 0.000 Upper Data Range 2422.000 %Entering 17 Rate 1.49 Std Dev 1.37 Equation Type Lin Coefficient A 1.120 Constant C 78.81 R''2 0.82 Data Close to Rate? Y Data Close to Equation? Y Closest Data Point R Trips by Rate 27.12 0.00 0.00 0.00 Trips by Equation 99.19 0.00 0.00 0.00 Within Data Range? YES NO NO NO N>2? YES NO NO NO N>19? YES NO NO NO Outliersc5%? YES NA NA NA y-intercept 78.81 NA NA NA Near 0? NO NA NA NA Std Dev/Rate>1.10? NO NA NA NA R"2>0.75? YES NO NO NO RECOMMENDATION EQUATION STUDY STUDY STUDY Trips 99.19 0.00 0.00 0.00 Weight by Rate 1.09 0.00 0.00 0.00 Weight by Equation 0.821 0.00 0.00 0.00 RESULTS RATE EQUATION AVERAGE Weighted Average 27.12 99.19 63.16 Entering Trips 4.61 16.86 10.74 Exiting Trips 22.51 82.33 52.42 Pass -Bye 0.009, 0.00gr 0.00;1 Total New Trips 27.12 99.19 63.16 Entering New Trips 4.61 16.86 10.74 Exiting New Trips 22.511 82.33 52.42 Enter comments Enter Land Use Enter Time Period Enter ITE Land Use Code Enter Independent Variable Enter Quantity of Independent Variable Enter Number of Studies Enter Number of Outlying Data Points Enter the Lowest Data Point Enter the Highest Data Point Enter the Percentage of Trips Entering the Site Enter the Rate Enter the Standard Deviation of the Rate Enter Logarithmic, Linear, Inverse, Semi-logar: Enter the coefficient of the variable of the ec Enter the constant of the equation Enter the coefficient of variation. Enter Yes or No Enter Yes or No Enter Rate or Equation Enter Pass -By Rate Use Specialty Retail Period Weekday Evening Street Peak Code 814 Parameter Gross Leasable Area Quantity 70.100 Studies 5 Outliers 0 Lower Data Range 15.000 Upper Data Range 210.000 %Entering 44 Rate 2.71 Std Dev 1.83 Equation Type Lin Coefficient A 2.400 Constant C 21.48 R"2 0.98 Data Close to Rate? Y Data Close to Equation? Y Closest Data Point E Trips by Rate 189.97 0.00 0.00 0.00 Trips by Equation 189.72 0.00 0.00 0.00 Within Data Range? YES NO NO NO N>2? YES NO NO NO N>19? NO NO NO NO Outliers<5%? YES NA NA NA y-intercept 21.48 NA NA NA Near 0? NO NA NA NA Std Dev/Rate>1.10? NO NA NA NA RA2>0.75? YES NO NO NO RECOMMENDATION EQUATION STUDY STUDY STUDY Trips 189.72 0.00 0.00 0.00 Weight by Rate 1.48 0.00 0.00 0.00 Weight by Equation 0.981 0.00 0.00 0.00 RESULTS RATE EQUATION AVERAGE Weighted Average 189.97 189.72 189.85 Entering Trips 83.59 83.48 83.53 Exiting Trips 106.38 106.24 106.31 Pass -By% 0.00� 0.009, 0.008 Total New Trips 169.97 119,72 189.85 Entering New Trips 83.59 83.48 83.53 Exiting New Trips 106.38 106.24 106.31 Enter comments Enter Land Use Enter Time Period Enter ITE Land Use Code Enter Independent Variable Enter Quantity of Independent Variable Enter Number of Studies Enter Number of Outlying Data Points Enter the Lowest Data Point Enter the Highest Data Point Enter the Percentage of Trips Entering the Site Enter the Rate Enter the Standard Deviation of the Rate Enter Logarithmic, Linear, Inverse, Semi-logar: Enter the coefficient of the variable of the ec Enter the constant of the equation Enter the coefficient of variation. Enter Yes or No Enter Yes or No Enter Rate or Equation Enter Pass -By Rate King County: Assessor Property Characteristics Report ,J Property Name FORMER THEATER Proppeerty Ty COMMERCIAL I Plat Name Present Shell Use Structure Plat Block f Water WATER System DISTRICT Plat Lot Sewer System PUBLIC Lot Area 180,469 SgFt (4.14 acres) Access PUBLIC Sectionlrownship/Range SW 9 21 4 Street Surface PAVED Assessor Legal Description Records: Legal PCL A OF FEDERAL WAY LLA# BLA06-1061 11 -SU REC# Description 20061229900009 SD LLA BEING LOCATED IN W 1/2 OF SE 1/4 OF SW 1/4 OF SEC 9-21-4 Assessor Commercial Building Records: Address 31600 20TH AVE S 98003 Building Number 1 Building Quality AVERAGE Number of Buildings 1 Building Description FORMER THEATRE Year Built '1983 Construction Class MASONRY Gross SgFt 25024 Shape Rect or Slight Irreg Net SgFt 25024 Sprinklers N Stories 1 1 Elevators Heating System WARMED AND COOLED AIR Predominant Use THEATER, CINEMA (380) This report was generated: 9/20/2007 9:03:23 AM Kelatea on-line reports: King County GIS: Proper Information E Q King County Assessor: Subrnit a est to correct this information DDES: Permit Ap�alic�tL ns Report - - - - King County: Districts and Development Conditions Report King County Assessor: eReal Property Report (PQF format requires Acrobat) King County Assessor: Quarter -Se Ion Map Repnrt (PDF format requires Acrobat King County Treasury Operationsr-_f?roperty Tax lnforrrrabQn Recorders Office: Excise Tax Affidavits.Report — - Recorders Office: Scanned irr3a.9- es.of plats, surveys, and other -map documents Page 2 of 3 L 4 4 U v 0 26 . zZ perY s�1-R-1,- � ►-Z1 Y QS cre�(� http://www5.metroke.gov/reports/property report.asp?PIN=0921049021 9/20/2007 King County: Assessor Property Characteristics Report Pagel of 3 LQ King County By law this information may not be used for commercial purposes. Assessor Real Property Records: CITY OF FEDERAL Parcel Number 0921049021 Taxpayer WAY Account Number 092104902108 Tax Year 2007 Levy Code 1205 Tax Status EXEMPT Taxable Value Reason EXEMPT Appraised Land Value $1,927,100 Taxable Land Value $0 Appraised Improvement Value $760,900 Taxable Improvement Value $0 Taxpayer WAY OF FEDERAL Tax Year 2008 Tax Status EXEMPT Parcel Number 0921049021 Account Number 092104902108 Levy Code 1205 Taxable Value Reason EXEMPT Appraised Land Value $3,458,800 Taxable Land Value $0 Appraised Improvement Value $822,300 Taxable Improvement Value $0 Assessor Property Sales Records: Tip: Use the Recorders Office., Excise Tax Affidavits Report to see more sales records details Sale Date 1/3/2007 1 Sale Price $4,100,000 Seller Name CRATSENBERGER PROPERTIES LLC Buyer Name FEDERAL WAY CITY OF Sale Date 6/15/2004 Sale Price $0 Seller Name QWEST CORPORATION Buyer Name CENTRAL PUGET SOUND REGIONAL TRANSIT AUTHORITY Sale Date 10/24/2001 1 Sale Price $0 Seller Name CRATSENBERG ANDREW C SR+CRATSENBERG LUETTA M Buyer Name CRATSENBERG PROPERTIES L L C Sale Date 9/5/2001 1 Sale Price $0 Seller Name _ CRATSENBERG ANDREW C SR+CRATSENBERG LUETTA M Buyer Name C.F FAMILY L.L.0 Assessor Parcel Records: District Name FEDERAL WAY http://www5.metrokc.gov/reports/property_report.asp?PIN=0921049021 9/20/2007 Unit 03 2 BR Den 1200 SF Street Side - I - --- -_ L - — - — t Unit 02 Unit 01 Unit 13 Unit 12 Unit 11 i I BR 1 BR + Den 1 BR +Den I 1 BR 2 BR Den 836 SF 750 SF 750 SF 800 SF F 1200 SF 21'x t 3'.1' r ILJ rL. WA) r Kit. n r �j M. Bad Rm. F-_ Den. j Den. bcwm L 910Y r' L__ Eled, M. TF� Hitv Bed A66ve KiL 11 YXT-7' A] 11rxV'r Kit. Kit. r WA3 Ir Ej In tin qn Din., r jj J_= 1 Din'. Din.' Liv... 21 1 V Ew Rm, xW-6' W Den Bed i❑ i ua Rm.Liv. PIV Rm. rl 4' La z j J Tx1z",� ITCOTT BGICC)nv Unit 04 Unit 05 Unit 6 Unit 07 Unit 08 Unit 09 2 BR Den Jr. 1 BR 1 BR Jr. I BR 2 BR I Jr. I BR 12DU I 6DO-SE— 76.0-SEI - 600S 960 SF Boo SF Pak Side TYPICAL FLOOR PLAN — (W) 0 v iu is 20' Symphony Preliminay Concept Plan 9-20-07 SCALE: 1116' = V-0' at 11 x1 7 VIA ARCHITECTURE rwr.Vjchlft.t ..... . 12,800 SF Floor Plate (inside Face of Wall)