06-100630-PCA'VkCITY OF
� Fe d e ra l 11'�la CITY 33325 8th 8th Avanue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www citYoff, d,,alway com
Ms. Lisa Klein, Project Manager
AHBL March 9, 2006
2215 North 30t' Street
Tacoma, WA 98503-3350wa
'
Re: File No. 06-100630-00-PC; PREAppI,ICATION CONFERENCE SUMMARY
South Fork Condos; 31408 29'' Avenue South, Federal Way
Dear Ms. Klein:
Thank you for participating in the preapplication conference with
Review Committee (DRC) held March 2, 2006. We hope that the infoaTimthe City of Federal Way's Developmentation discussed at that me ettng
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meetingh
Who reviewed your project and provided comments include staff from the City's Plannin and m
Y the members of the DRC. The members
Divisions and Public Works Department, and representatives from Lakehaven Utility District and
King Fire and Rescue. Some sections of the Federal Way City Code (FWCC and relevant g Building
handouts are enclosed with this letter. Please 6e advised, this letter does not represent South
eall applicable information
codes. In preparing your formal application, please refer to the complete FWCC and other elva t
for all additional requirements that may apply to your project,
relevant codes
The key contact for your project is Senior PIanner Lori Michaelson, A1CP, (253-835-2645, or
lori.michaelson ci offederalwa .cone . For specific technical questions about your.pro ect le
contact the appropriate DRC representative as listed below. Otherwise, an 1 , please
preapplication and permitting process can be referred to your key contact.Y general questions about the
PROJECT DESCRIPTION
The proposal is to construct a 26-unit condolmultifamily development vn a 1.69-acre site comprised two separate tax parcels #092104-9148 and #092104-9142). The site is designated "Multifamil
Residential-2400 P ed of
" [R.M 2400) by the Federal Way Zoning Map. t representatives stated
In addition, Project at the DRC meeting that no subdivision of land is proposed wi#h
subdivision process will apply to the condominium project. the application. ec this case, no
MAJOR ISSUES
Outlined below is a summary of the major issues of Your project based on the plans and information
submitted for preapplication review. These issues can change due to mod,flcations and revisions on
Plans. These cm1ud r issues only represent comments that the DRC consider most significant to o m the
and do not include the majority of the comments provided. The major Issues section is only Provided means to highlight critical requirements or issues. Please be sure to read the entire department
Your project
made in the next section of this letter. In d as a
eP�ment comments
Ms. Lisa Klein
Page 2
March 9, 2006
Planning Division
site lan will be impacted by required street frontage improvements and related right-of-
1. The p
way dedication (see Public Works comments, below.)
s located
in
2. A small portion of the east/West drive aisle, at its relocated, unlessly terminus, a landscape;modifications a
required landscape buffer and museby City under the applicable code provisions.
requested by the applicant and approved
3. The site plan appears to Provide considerably
less recreational open space than required by
code. Based on 26 dwelling units, 10,400 square feet �recreational eopen space is required,
and the site plan appears to provide approximately 3,0
to
4, The project will establish residential uses nu,a ion measterstate-5 (1-5). "is creates a noise
ures could include noise insulation
impact that must be addressed. Sound attenuation
An acoustical engineer s and/or a sound wall along 1-5, such as thoseeshould
constructed by e
within dwelling unit
Washington State andarecommendations to address ss noise impacts.
review the project provide
Pursuant to the City's design guidelines, significant tree(s) that are located within a 20-font
5
perimeter of the site must be retained, or alternatively, replaced, within required Perimeter
buffer areas.
t line.
No structure can be built over or in a required setback If so existing
e exi t ng lot line must be ased on the
6' ears this would be the c
preliminary site plan, it appears eliminated or relocated prior to issuance of a building permit.
Public Works Development Services Division
1.
Flow Control (detention) and water quality facilities are required for the site (see additional
department comments) need
2. Existing overhead utilities, affected by the required street frontage improvements, may
to be re -located underground, if 500-feet and/or three spans are affected. licant
e location for storm drainage is towards I-5. The app
3. It appears that the natural discharge permitting requirements.
shall coordinate with W SDOT on submittal and p
4. The site plans must accurately depict the 1-5 right-of-way line and its associated landscape
(beautification) easement.
Public Works Traffic Division
future Transportation Improvement Project
1. The City has a conceptual layout of a proposed sist the applicant, the Traffic Division
(TIP) in the vicinity of this parcel. In order to asd ths's 50-foot
requests the state's limited access right-of-waane tateeasement be shown on
the plan as it relates to the parcel development -
Doe
Fik N06-100630-00-PC
Ms. Lisa Klein
Page 3
March 9, 2006
2. Frontage improvements and right of way is required on 28 b Avenue South. Right-of-way
dedication is expected to be nine -feet, which impacts the site layout.
3. A Transportation Impact Analysis (TIA) is required. The project is expected to impact at
least two TIP projects where pro-rata share contributions will be warranted in lieu of
construction the projects.
Project 24: S 312a' St @ 28`' Ave S Projected Total Cost: $124;000
Project IA, 1B, and 1C.• City Center Access Project Projected Total Cost: $16,400,000
■ Building Division
1. Sprinkler system is required.
2. Accessible access to each floor of the dwelling units.
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 (Lori Michaelson, 253-835-2545, loci-niiehaelson(cDcityoffe(lerahvay.com)
Land Use, Environmental Review, and Related Permits — Under FWCC Chapter 22, "Zoning," the
proposed multifamily project is a permitted use in the RM-2400 zoning district,' subject to a Process
II review. The project is also subject to environmental review under SEPA. Projects subject to
Process II and environmental review are processed using the procedural requirements of Process III.z
Therefore, the project as proposed will be subject to Process III Review.3
2. State Environmental Policy Act (SEPA) — The project is subject to environmental review under the
SEPA. A completed SEPA checklist and SEPA application fee must be submitted along with the
Process III application. Based on the proposal, planning staff has identified that a noise analysis and
related mitigation must be addressed in the SEPA checklist, but no critical areas4 requiring
specialized studies were identified. In addition, as noted under Traffic Division comments (below), a
Traffic Impact Analysis (TIA) will be required for the project and this is reviewed under SEPA.
3. Land Use Application Fees — The following fees will apply to the proposal using the 2006 fee
schedule. Please note, other fees for building permits, and Public Works review and inspections, will
apply to the project.
'FWCC Chapter 22, Article XI, Division 4, "Multifamily Residential"
'Per FWCC Chapter 22, Article V, "Site Plan Review -Process Il," any Process II application not categorically exempt from
review under the State Environmental Policy Act shall be reviewed using the procedural requirements of Process III.
3 FWCC Chapter 22, Article VI, "Process III Review -Project Approval"
4 The City's critical areas maps do not show the site to be located on or within 200 feet of regulated "Critical Area," such as any
wetland, stream, geologically hazardous area, or aquifer recharge area.
File i106-100630-00-PC Doc 1D 35053
Ms. Lisa Klein
Page 4
March 9, 2006
Process III: $ 2,129.00
SEPA (with project): 843.50
Total Due with Process III/SEPA Application: $ 2,972.50
4. Process III Application Submittal Requirements — Enclosed are a Process III development
requirements checklist, master land use application, and applicable code sections. The application
must address all applicable submittal requirements as noted in the checklist.
Public Notice Requirements — The code requires issuance of public notice for the Process III
application and the City's SEPA threshold determination. The City will publish, post, and mail such
notices to adjacent property owners in accordance with City procedures. Accordingly, the
application must include two sets 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 development requirements
checklist for details.
6. 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). Throughout project review, the applicant will be kept informed in
writing of the status of the 120-day clock.
7. Land Use Decisions, Appeals — The Director of Community Development Services issues the
environmental and Process III decisions. The Federal Way Hearing Examiner would hear and decide
an appeal of either or both decisions.
Effect of Process III Decision — In accordance with code requirements, the applicant must begin
construction or submit a complete building permit within one year of the Process III decision, or the
decision is void. In addition, the applicant must substantially complete construction for the actions
approved under the Process III decision within five years after the filial decision on the matter.
Provisions for certain extensions of these timeframes are set forth in code.'
9. 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 and SEPA decisions, and their associated appeal
periods, are 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).
10. Demolition Permit, Fees — A demolition permit will be required to demolish the existing structures
on the site. This permit may be applied for and the demolition completed at any time. Demolition of
the existing improvements is not subject to environmental or land use review, unless demolition
activities will occur on or within 200 feet of any critical area as identified and regulated by Federal
Way, or any other governmental jurisdiction with authority. In such case, SEPA would have to be
completed prior to any demolition activities. No critical areas have been identified at this time,
5 FWCC § 22-408, -409, "Time Extension"
File 406-100630-00-PC Doe ID 35053
Ms. Lisa Klein
Page 5
March 9, 2006
subject to verification with a formal application. Assuming no SEPA, the following demolition -only
fees will apply:
Demolition Permit Fee: $ 75.00
Demolition Cash Bond: 500.00
Total Due with Demolition Application: $ 575.00
11. Lot Line Elimination or Boundary Line Adjustment — As noted under "Major Issues" above, the
existing interior lot lines must be eliminated or relocated as necessary to accommodate building
setbacks from property lines. This may be applied for and accomplished at any time prior to or
concurrent with the required land use applications. The current application fee for Lot Line
Elimination is $158.00. The current application fee for Boundary Line Adjustment is $1,249.50.
Enclosures on these processes are provided.
12. Outside Agency Permits — The applicant is responsible to identify and obtain any required permits or
approvals from outside agencies having jurisdiction. For example, creation of condominiums is
subject to review and approval by King County under the "Horizontal Regimes Act."
13. Covenants, Conditions, and Restrictions (CC&R's) — CC&R's for the condominium project must be
submitted to the City for zoning compliance review prior to recording by the applicant/owner.
14. Key Development Regulations6 — All site improvements must comply with the applicable FWCC
development regulations. The following general regulations will apply to the proposal, with more
particular standards noted where appropriate.
Required building setbacks for the project include a front yard setback of 20 feet (along 28`h
Avenue South) and side and rear yard setbacks of five feet (along all other property lines). The
front yard setback as shown on the preliminary site plan will be affected by right-of-way
dedication, and must be adjusted accordingly. Refer to Traffic Division comments (below) for
right-of-way requirements. Also, see landscaping comments, below, for perimeter buffer
requirements that apply to the project irrespective of building setbacks.
Maximum building height is 30 feet above average building elevation (ABE), as defined by City
code.7 Since the subject site is not located within 100 feet of a low -density zone, no additional
height restrictions apply. The preliminary elevation drawings indicate a roof height at midline
of 30 feet. The Process III application must indicate the height of each building on the site,
using the code definition of ABE, for the City's review and verification.
Maximum lot coverage for residential uses is 70 percent. Lot coverage includes all impervious
surfaces such as driveways, walkways, patios, and roof overhangs. The formal application must
identify all impervious surfaces and provide a corresponding lot coverage calculation. Lot
coverage must be calculated after any public dedications, such as right-of-way.
Density — The maximum number of dwelling units permitted on the site is based on the gross
land area of the site after any required public dedications, such as right-of-way. The maximum
density for the RM-2400 zone is one dwelling unit per 2,400 square feet of gross lot area (after
6 Refer to applicable portions of FWCC § 22-667 Use Zone Chart, "Attached, Detached, Stacked Dwelling Units"
7 "Average Building Elevation" is defined in FWCC § 22-1, "Definitions"
Fileil06-100630-00-PC Doc ID 35053
Ms. Lisa Klein
Page 6
March 9, 2006
right-of-way dedication). Based on the existing gross property area of 73,473 square feet, 31
dwelling units would be allowed,' and 26 units are proposed. However, the property area will
be reduced by right-of-way dedication (see Traffic Division comments, below). The formal
application must identify the dimensions and total area (in square feet) of the area to be
dedicated, and provide density calculations based on the post -dedication net land area.
Recreational Open Space — The formal application must include a detailed open space plan that
complies with all applicable requirements. As noted under "Major Issues," above, the
preliminary site plan appears to provide considerably less recreational open space than is
required by code.9 The project must provide recreational open space usable for many activities,
in a total amount that is equal to 400 square feet per dwelling unit. Based on 26 units, as
proposed, 10,400 square feet of recreational open space would be required. The preliminary site
plan appears to provide about 3,000 square feet.
Recreational open space must be usable for many activities10 and must conform to the design
and dimensional standards of the code. At least 10 percent of the total open space, or 1,040
square feet based on a total amount of 10,400 square feet, must be developed with children's
play equipment, and must be in one or more pieces, each having a length and width of at least
25 feet. Through the Community Design Guidelines (see comments below), recreational open
space must be located and arranged so that windows overlook them. The Parks Department
reviewed the preliminary plan, and cautions against placing a basketball court adjacent to a
public right-of-way (in this case, 28t' Avenue South), as this will tend to attract the public into a
private recreational space. Also, as discussed at the meeting, certain portions of the paved
turnaround could be considered usable open space, based upon a review of a formal application.
Parking — The proposed multifamily development must provide a minimum of 1.7 parking spaces
per dwelling unit. It appears that the project will meet and exceed this requirement by providing
three parking spaces per unit, with two tandem spaces within the garage and a third space on the
paved driveway. All parking spaces must be identified and dimensioned on the site plan."
Site Slopes — The easterly portion of the site slopes downward toward I-5. Any area with a
combination of slopes greater than 15 percent, permeable sediment, and springs or groundwater
seepage, may be defined and regulated as a Geologically Hazardous Area.12 The formal
application, and SEPA checklist, must address such area(s) as applicable. In addition, project
design should generally follow the natural topography of the site through terracing, minimizing
the need for tall retaining walls.
15. Landscaping — The Process III application must include a preliminary landscape plan, prepared by a
licensed landscape architect, in accordance with the landscape code.13 Following are the key
$ Actual number is 30.61 units, which is rounded to 31 units per FWCC § 22-961, "Rounding of Fractions of Dwelling Units."
9 FWCC § 22-667, Note 2
10 FWCC § 22-1, Definitions, "Common recreational open space usable for many activities means any area available to all of the
residents of the subject property that is appropriate -for a variety of active and passive recreational activities (including activities
suitable for all age groups), and is not: (1) covered by buildings or parking or driving areas, (2) covered by any vegetation that
impedes access; or (3) on a slope that is too steep for recreational activities."
11 Refer to enclosed parking lot design chart.
12 "Geologically Hazardous Areas" include steep slopes, landslide hazards, and erosion hazards, as defined by FWCC Chapter 18,
"Environmental Protection", and regulated by FWCC Chapter 22, Article XIV, "Critical Areas," Division 4, "Geologically
Hazardous Areas Development."
13 FWCC Chapter 22, Article XV11, "Landscaping"
File P06-100630-00-PC Doe ID 35053
Ms. Lisa Klein
Page 7
March 9, 2006
landscape requirements for the project. Refer to the landscape code for a description of the types and
amounts of plantings that must be included within a "Type III" landscape buffer.14
Perimeter Landscape Buffers 15 —
Along 28`h Avenue South, a 20-foot wide strip of "Type III" landscaping must be provided. The
preliminary site plan depicts sufficient area for this buffer. However, as noted under "Major
Issues," above, this buffer will be reduced by right-of-way dedication and street frontage
improvements (see Public Works comments, below) and must be adjusted accordingly.
Along all remaining property lines, a 10-foot wide strip of Type III landscaping is required. The
preliminary site plan provides the appropriate area for these buffers. In addition, in order to
ensure and maximize visual buffering of I-5, most or the entire required 10-foot buffer adjacent
to I-5 must be placed at the same grade as the adjacent residences.
As noted under landscape modifications (below), perimeter landscape buffers and other
landscape requirements may be modified pursuant to a written request that addresses the
applicable modification criteria.
• Interior Parking Lot Landscaping16 — Fifteen square feet of interior lot landscaping per parking
stall must be incorporated into any common parking areas. However, based on the preliminary
sit plan, this.regulation will not apply since no common parking is proposed.
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.
Significant Trees 8 — The site appears to contain a number of significant trees. The landscape
plan must identify any significant trees on the property and how it meets the significant tree
requirements. The landscape code has general and specific provisions for retention or
replacement of trees on the site that meet the code definition of significant.19 Generally, all
significant trees and vegetation should be retained to the maximum extent possible.
Specifically,20 if more than 75 percent of the significant trees are to be removed, each tree
(above 75 percent) must be replaced. In addition, pursuant to the City's Community Design
Guidelines (below), any significant tree(s) located within a 20-foot perimeter of the site must be
retained, or alternatively, replaced within required perimeter buffer areas.
Surface Water Facilities — All conceptual surface water drainage facilities must be depicted on
site, landscape, and civil plans. Such facilities must be designed and constructed in accordance
with the King County Surface Water Design Manual (KCSWDM) and the City's engineering
14FWCC § 22-1565(c)
15FWCC § 22-1566(c)(3)
16FWCC § 22-1567(b)(1)(b), "Parking Lot Landscaping"
17FWCC § 22-1570, "Modification Options"
19FWCC § 22-1568, "Significant Trees"
19 "Significant trees," defined by FWCC § 22-1, are evergreen or deciduous trees that are 12 inches in diameter/caliper, or 37
inches in circumference, measured 4.5 feet above the ground, in good health, and not detrimental to the community (e.g., not
diseased or dying, or likely of falling into public open space or right-of-way, etc) or obscuring safe sight distance requirements.
Significant trees do not include red alder, cottonwood, poplar, or big leaf maple.
20 FWCC § 22-1568, "Significant Trees"
File #06-100630-00-PC Doc ID 35053
Ms. Lisa Klein
Page 8
March 9, 2006
standards. Refer to Public Works comments (below) for specific requirements. Surface water
quality facilities may be incorporated into required landscaping provided the standards of the
landscape code are met and the integrity of the surface water function is not compromised"
Miscellaneous — The landscape plan must also depict landscaping around surface water
facilities, rockery, and/or retaining walls, fences, 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 Iandscape plan, as well as civil plans. Refer to Public
Works comments (below) for specific street frontage improvements. Street trees shall comply
with the City's Right -of -Way Vegetation Standards and Specifications Manual.
16. Community Design Guidelines 22— 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 multifamily residential projects are listed in FWCC. § 22-1638(d)(2) and § 22-1638(a)(5)
through (a)(17). 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.
■ A six-foot wide pedestrian pathway must be provided between buildings on the site, and to the
public sidewalk at 28`h Avenue South. The preliminary plan appears to meet this guideline.
■ As noted under "Major Issues," above, the maximum length of horizontal facades is 120 feet,
and two or more building facades are treated as one facade when they are closer than 20 feet to
each other (with exceptions for certain appurtenances). It appears that all three building
"clusters" exceed 120 feet in length, with separations ranging from eight to 12 feet, which does
not meet the 20-foot separation. This standard should be kept in mind in project re -design.
■ As noted under "Major Issues," above, any significant trees that are located within a 20-foot
site perimeter must be retained, or alternatively, replaced within required perimeter buffers.
■ Crime Prevention Through Environmental Design — The formal application must also include a
completed "Crime Prevention Through Environmental Design" (OPTED) checklist, pursuant to
FWCC § 22-1632.
17. 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 new dwelling units must be provided with trash and recycling
facilities as described in FWCC § 22-949. Contact Waste Management South to determine if
the proposed units would be provided with individual curbside collection, or if a common trash
collection area would be provided. If a common trash area is provided, the trash enclosure area
(if applicable) may not be in required yards (setback areas), may not be located within
21 FWCC § 22-1570(g), "Modification Options"
22FWCC Chapter 22, Article XIX, "Community Design Guidelines"
File #06-100630-00-PC Doc 11) 35053
Ms. Lisa Klein
Page 9
March 9, 2006
landscape buffer areas, and must be screened according to the landscape chapter. A minimum
of 1.5 square feet of recycling storage area per unit, with a minimum of 65 square feet, must be
provided. Contact Waste Management South with any questions regarding trash facilities.
Rockeries, Retaining Walls, and Fencing — If proposed, these must be shown on site and
landscape plans, as well as on civil engineering plans. As noted above, the height of rockeries
and retaining walls should be minimized by terracing where possible. Any fencing that is
visible from a right-of-way must be architecturally treated and/or screened to improve
aesthetics. Any chain link fencing visible from a right-of-way, if approved by the City, must at
a minimum utilize vinyl -coated mesh and powder -coated poles.
Outdoor Uses and Activities; Rooftop Appurtenances — Outdoor uses and activities (if any)
must be shown on the site plan and must meet regulations specific to such uses23 Rooftop
appurtenances such as vents, mechanical penthouses, elevator equipment, and similar
appurtenances must be solidly screened.za
18. School Mitigation Fee —A school impact mitigation fee of $940.00 per each multi -family dwelling
unit is required and must be paid prior to issuance of building permits. School mitigation fee
schedules are adjusted annually.
19. Signage — A separate sign permit is required. According to the sign code ,25 the proposed multifamily
development will be allowed one or two monument signs adjacent to the project entrance. However,
a maximum 32 square foot sign face is permitted for the project. Therefore, one monument sign
could have 32 square feet of sign face. For two signs, each sign face could not exceed 16 square feet.
Contact Code Compliance .Officer Martin Nordby at 253-835-2631 to discuss permit requirements.
20. Upcoming Code Amendment — At the preapplication meeting, project proponents expressed an
interest in following an upcoming proposed amendment to the zoning code dealing with "zero lot
line" development. If you wish to be placed on the mailing list to receive future public notices
regarding this code amendment, you can submit your request via email to Administrative Assistant
E. Tina Piety at tina.piety cityoffederalway.com.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734,
kevin.petersona,citvo#%deralwa)com}
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 1998 KCSWDM
and the City of Federal Way Addendum to the 1998 KCSWDM. This project meets the requirements
for a Full Drainage Review. At the time of land use site plan submittal, a preliminary Technical
Information Report (TIR), addressing the relevance of the project to the eight core and five special
requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be
provided in the preliminary TIR. The City has 1" = 100', five-foot contour planimetric maps that
may be used for basin analysis.
23 FWCC Chapter 22, Article XIII, Division 8, "Outdoor Activities and Storage"
24 FWCC § 22-960, "Rooftop Appurtenances, Required Screening"
25 FWCC Chapter 22, Article XVIII, "Signs," Table 2, "Sign Allowances for Residential Zones -Permit Required"
File #06-100630-00-PC Doc ID 35053
Ms. Lisa Klein
Page 10
March 9, 2006
2. The project lies within a Level 1 flow control area, thus the applicant must design the flow control
facility to meet this performance criteria. The project also lies within a Basic Water Quality Area.
Water quality treatment shall be designed to meet the treatment criteria of the Basic Water Quality
Menu.
If infiltration is proposed, a soil report prepared by a licensed geotechnical engineer must be
provided to verify infiltration suitability.
4. Detention and water quality facilities for private commercial developments outside the City Center
Core must be above ground (i.e. open pond.). Underground facilities are allowed only with approval
from the City of Federal Way Stormwater Management Division.
Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
6. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) permit may be required. Information regarding this permit can be
obtained form the Washington State Department of Ecology at
www.ggy.wa.goy+/progs-ams/sea/pacJindox.liuid, or by calling 360-407-6437.
Right -of -Way Improvements
See the Traffic Division comments from Senior Traffic Engineer Maryanne Zukowski for traffic
related items.
2. Based on available records and the submitted materials, it appears that this proposal meets the 25
percent threshold criteria for requiring street frontage improvements as identified in FWCC § 22-
1473. The applicant/owner may submit an MAI appraisal for the subject property, or King County
Assessor's records may be used. The Development Services Division will evaluate this data to
determine if the project actually meets the City's 25 percent threshold for requiring street frontage
improvements.
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.
FWCC § 16-47 requires that overhead utility lines be relocated underground if over 500 feet, or
three spans are affected by a project. This condition may apply to 28"' Avenue South.
Building Permit Issues
Engineered plans are required for clearing, grading, road construction, and utility work. Plans must
be reviewed and approved by the City. Engineering review fees are $730.00 for the first 12 hours of
review, and $61 per hour for additional review time. A final TIR shall be prepared for the project
and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal
of a professional engineer registered/licensed in the State of Washington.
File #06-100630-00-PC Doc ID 35053
Ms. Lisa Klein
Page 11
March 9, 2006
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.
The applicant shall provide a geotechnical report that addresses design pavement thickness for the
roadways.
4. Bonding is required for all improvements associated with the project. The bond amount shall be 120
percent of the estimated costs of the improvements. An administrative fee deposit will need to
accompany the bond to cover any possible legal fees in the event the bond must be called. Upon
completion of the installation of the improvements, and final approval of the Public Works
Inspector, the bond will be reduced to 30 percent of the original amount 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.
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 (Maryanne Zukowski, PE, 253-835-2742,
maryan ne.zukowski[7cityoffederaiway.com)
1. Based on the Institute of Transportation Engineers Trip Generation 6rh Edition the project is
expected to generate more than 10 weekday PM peak hour trips. A traffic impact analysis (TIA)
prepared by a traffic engineer is required to assess project impacts and determine mitigation
measures. The TIA study shall also include the following analysis:
❑ Sight Distance per AASHTO ❑ Neighborhood Impacts
File 06-100630-00-PC Doc ID 35053
Ms. Lisa Klein
Page 12
March 9, 2006
2. Per FWCC § 22-1474, the applicant/owner would be expected to construct half -street improvements
consistent with the planned roadway cross -sections as shown in Map III-6 of the Federal Way
Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table 111-19.
Based on the materials submitted, staff conducted a limited analysis to determine the required
frontage improvements in meeting the FWCC. Based on the analysis and FWCC, the applicant
would be expected to construct half -street improvements on the following streets:
a) 28`h Avenue South is proposed Type K street, consisting of a 44-foot street with curb,
gutter, six-foot planter strip with trees, eight -foot sidewalk, and streetlights for the
city center in a 78-foot of right-of-way. The improvements shall be from street
centerline. Assuming a symmetrical cross section, an additional nine feet of right-
of-way needs to be deeded to the City.
Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes, taper rate shall be based on WSDOT Design Manual; WS^2/60 or AASHTO as directed
by the Public Works Director.
6. Right-of-way dedication shall be conveyed to the City through a Statutory Warrant Deed and must
have clear title prior to recording.
7. The applicant may make a written request to the Director of Public Works to modify, defer, or waive
the requirements improvements.
Please provide photo documentation within the report of the sight distance analysis. The photo must
show the location of the sight distance standard in the picture as well as the location of the viewer. If
a photo cannot be provided, plan sheets with plan and profile within the report can also provide the
site distance documentation. If this method is used, place the distance requirements as met on those
documents and provide this information within the appendix of the report.
BUILDING DIVISION (Scott Sproul, 253-835-2633, Scott.spro ul(ikit�=offedera 1way.coin)
International Building Code (IBC), 2003 edition
Washington State Amendments WAC 51-40*
International Residential Code (IRC), 2003 edition
Washington State Amendments WAC 51-40*
International Mechanical Code (IMC), 2003 edition
Washington State Amendments WAC 51-42*
Uniform Plumbing Code (UPC), 2003 edition
Washington State Amendments WAC 51-46 & WAC 51-47*
International Fire Code (IFC) 2003
Washington State Amendments*
File#06-100630-00-PC Doc ID 35053
Ms. Lisa Klein
Page 13
March 9, 2006
National Electric Code (NEC), 2005 edition
Accessibility Code ICC/ANSI Al 17.1-2003
Washington State Energy Code WAC 5 1 -11
Washington State Ventilation and Indoor Air Quality Code WAC 51-13*
*Current state amendments are dated July 1, 2004.
** As of January 1, 2002, the state amendments now require arc -fault interrupters for 15-20 amp
branch circuits serving sleeping rooms in dwelling units (R-1's).
Building Criteria
Occupancy Classification: R-2
Type of Construction: V-B
Floor Area: building 1 sq ft 14316, building 2 sq ft 8643, building 3 sq ft 8643, building 4 sq ft 8643,
building 5 sq ft 8643, building 6 sq ft 10,035
Number of Stories: three stories
Fire Protection: Fire Sprinklers Required
Wind/Seismic :basic wind speed 85 Mph, Exposure_, 25# Snow load, Seismic Zone D-1
A complete building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at: www.cityoffederalway.com.)
Submit five sets of drawings and specifications. Specifications shall include: x Soils report
Structural calculations _Energy calculations _Ventilation calculations. Note: A Washington State
Registered architect's 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.
File1006-100630-00-PC Doc ID 35053
Ms. Lisa Klein
Page 14
March 9, 2006
Review Timing
The first comment letter can be expected within six to eight weeks of submittal date. Re -check of plans
will occur in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from Community Development Services.
Federal Way has an expedited review process. Information is available at our front counter.
Other Permits & Inspections
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
Division can final the structure for occupancy. Building final must be approved prior to the issuance of a
Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of Occupancies.
All construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, all subs, the general or representative, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
■ Two accessible units are detailed and two required by Table 1107.6.1.1.
• How are you making the accessible dwelling units accessible? No elevator is detailed or ramps to the
living area bathrooms and sleeping area.
• Please be aware that this structure will have to comply with the multi -tenant residential buildings for
building enclosure requirements. The submitted plans shall detail enclosure requirements. This part
of the construction also requires special inspection by third party, per Engrossed House Bill 1848,
handout provided.
e FWCC § 8-69 in all Group R, Division 2 occupancies having three or more levels, or containing five
or more dwelling units, and Group R, Division 1 occupancies having three or more floor levels, or
containing 10 or more guest rooms. Quick response standard sprinkler heads shall be used in
accordance with their approved listing in the dwelling unit and guest room portions of the buildings.
For the purposes of this section, condominiums shall be treated as apartments. For the purpose of this
section, a floor level shall be defined as, "...that portion of a building included between the upper
surface of any floor and the surface of the next floor or roof above." Firewalls as noted in IBC § 705
shall not be considered to separate a building to enable deletion of the required fire sprinkler system.
File#06-100630-00-PC Doc ID 35053
Ms. Lisa Klein
Page 15
March 9, 2006
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, 253-946-5400, basbur u akehaven.or
Water
If additional hydrants are required, or indicated internally within the property, a developer extension
agreement will be required. Additional detail and/or design requirements can be obtained from
Lakehaven by submitting a separate application to Lakehaven for either a pre -design meeting or a
developer extension agreement (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.
If additional hydrants are required or indicated along 28"' Avenue South, a facilities installation
agreement will be required. Additional detail and/or design requirements can be obtained from
Lakehaven by submitting a separate application to Lakehaven for a pre -design meeting (application
copy 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.
* If fire protection (sprinkler) systems are required or indicated, standard service connections and
meters with approved backflow prevention (typically a Double Check Valve Assembly) may be
used, provided no single connection would require a service larger than two-inch diameter. These
services and meters would be separate from the residential meters for the buildings. Lakehaven will
allow a single, fire protection service to protect multiple buildings, and the ability to design for this
would be based on system flow and service pressure. Enclosed is a copy of results of a recent
computer hydraulic model Lakehaven ran for the local area that indicates the estimated system flow
and pressure available.
Existing water meter, and/or service, abandonment/protection will be required for any on -site
building demolition. Please contact Lakehaven for further information regarding this issue.
A water meter application is required for a separate meter/service for any new connections to the
water distribution system, in accordance with standards defined in Lakehaven's current "Fees and
Charges Resolution."
Sewer
A "special" side sewer permit (please use the enclosed "Pre -Design" application form) will be
required for any new connection to the sanitary sewer system, or any modification to the existing
side/building sewer, because such connection(s) will require Lakehaven to acquire a WSDOT right-
of-way permit for the construction of new sewer facilities required in the I-5 right-of-way. Minimum
slope for gravity side/building sewers is two percent. Presumably, the mainline sewer construction
necessary for this site will consist of one (or more), eight -inch diameter mainline extension west
from the existing sewer facilities in the I-5 right-of-way to a terminal manhole on the property.
These eight -inch pipelines will be privately owned, operated, and maintained by the property owner.
Six-inch diameter side sewer pipelines would then extend from the new manhole (or manholes) to
File N06-100630-00-PC Doc ID 35053
Ms. Lisa K1cin
Page 16
March 9, 2006
each building. Lakehaven encourages the owner to apply for this process early in the pre -design/
planning phase to avoid delays in overall project development.
Existing sewer service abandonment/protection will be required for any on -site building demolition.
Please contact Lakehaven for further information regarding this issue.
A side sewer permit is required for any new connection to the sanitary sewer system. Minimum
slope for gravity side/building sewers is two percent.
General
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. Lakehaven's
2006 Multi -Family Capital Facilities Charges are $2,141/unit for water and $1,855/unit for sewer.
For any proposed change or increase in usage beyond the level of the water and/or sewer system
capacity previously purchased for the property(ies), Lakehaven researches prior system capacity
charges paid, if any, and evaluates the subject property(ies) for the existence of any available credits
and determination of a capacity "base level" for the subject property(ies). For any new or modified,
non-residential connections sought after December 31, 2004, Lakehaven will assess additional
Capital Facilities Charges (CFC) to property owners, where increased usage of the water and/or
sewer systems beyond the property's base level, including increases attributable to usage associated
with existing service(s), is indicated based on owner's submittal of estimated water consumption
figures. Additionally, Lakehaven will levy, and the owner shall pay, a capacity rental charge for
capacity utilized, based on water consumption records, during a usage monitoring period (not to
exceed five years) above the level of capacity available following payment of any additional CFC.
The owner has the option to make full purchase of any system capacity deficit at any time. Currently,
system capacity is available for this property from system capacity charges previously assessed for
six ERU for water and under Sewer ULID 44, for 14 ERU for sewer.
All comments herein are valid for one 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.
Note: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility information
provided. Facility locations and conditions are subject to field verification. All fees and charges subject to
change without notice.
SOUTH KING FIRE AND RESCUE (Greg Brozek, 253-946-7241, greg_brozek@,federalwavflre.org)
Water Supplies for Fire Protection
The required fire flow for this project is gallons per minute.
A Certificate of Water Availability shall be provided indicating the fire flow available at the site.
This project will require fire hydrant(s). Existing fire hydrants on public streets are available for this
project. Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus access
roads extend between properties and easements are established to prevent obstructions of such roads.
File #06-100630-00-PC Doc ID 35053
Ms. Lisa Klein
Page 17
March 9, 2006
When any portion of the facility or building protected is in excess of 400 feet from a water supply on a public
street, as measured by an approved route around the exterior of the facility or building, on -site fire hydrants
and mains capable of supplying the required fire flow shall be provided. Fire hydrants:
1) Shall be located not more than 300 feet on center. All measurements shall be made as
vehicular travel distance.
2) Shall not be located closer than 50 feet to any building.
3) Shall not be obstructed by any structure or vegetation, nor shall the visibility of the fire
hydrant be impaired for a distance of 50 feet in the direction of vehicular approach to the fire
hydrant (KCFD #39 Administrative Policy Guideline No. 1004).
Fire hydrant locations are subject to the approval of the Fire Marshal or his/her designee.
When exposed to vehicular damage, fire hydrants shall be suitable protected.
Fire hydrants shall be in service PRIOR to and during the time of construction.
Fire Apparatus Access Roads
Fire apparatus access roads shall be provided when any portion of the facility, or any portion of an exterior
wall of the first story of the building, is located more than 150 feet from fire apparatus access as measured by
an approved route around the exterior of the building or facility.
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system,
these provisions may be modified by the chief.
Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to
construction. Fire apparatus access roads:
1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical
clearance of not less than 13 feet 6 inches.
2) Shall be designed and maintained to support the imposed load of a 30 ton fire apparatus and
shall be provided with a surface so as to provide all-weather driving capabilities.
3) Shall be not less than a 20-foot inside turning radius and not less than a 40-foot outside turning
radius.
4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire
Department approved alternative at the dead end. All such cul-de-sacs shall be not less than
80 feet in diameter.
5) Gradient shall not exceed 12 percent (KCFD #39 Administrative Policy Guideline No. 1006).
Designated fire lanes may be required for emergency access. This may be done during the plans check or
after the facility is in operation.
File #06-100630-00-PC Doc ID 35053
Ms. Lisa Klein
Page 18
March 9, 2006
When required, approved signs or other approved notices shall be provided and maintained for fire apparatus
access roads to identify such roads and prohibit the obstruction by parking and other obstructions.
Fire apparatus access road gates shall comply with KCFD #39 Administrative Policy Guideline No.
1003.
Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of
construction.
Fire -Extinguishing Systems
Three sets of plans and specifications for automatic fire -extinguishing systems, standpipes, and their
appurtenances shall be submitted to the fire department for review and approval prior to installation. Plans
shall be drawn to an indicated scale, on sheets of uniform size, with a plan of each floor, and shall show those
items listed in Chapter 14 of NFPA 13 that pertain to the design of the system. Sprinkler plans shall bear a
Washington State Certificate of Competency stamp.
An automatic fire sprinkler system shall be installed in all Group R, Division 2, occupancies having three or
more levels, or containing five or more dwelling units, and Group R, .Division 1 occupancies having three or
more floor levels, or containing ten or more guest rooms. Fire walls shall not be considered to separate a
building to enable deletion of the required fire sprinkler system (FWCC Chapter 8, Article H, Division 4).
An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire
flow, or where the total floor area included within the surrounding exterior walls on all floor levels, including
basements, exceeds 10,000 square feet. Fire walls shall not be considered to separate a building to enable
deletion of the required automatic fire -extinguishing system (FWCC Chapter 8, Article II, Division 4).
The automatic fire -suppression system shall be connected to the fire alarm system (last zone) in all buildings
having an automatic fire detection system.
The system demand pressure (to the source) required in a hydraulically designed automatic fire
sprinkler system shall be at least 10 percent less than the correlative water supply curve pressure.
Fire department connections shall comply with KCFD 39 Administrative Policy Guideline No.1002.
Automatic Fire Detection System
An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor
area. This fire detection system shall be monitored by a central and/or remote station conforming to the
current requirements of the National Fire Protection Association standards and/or the fire chief or designee
(FWCC Chapter 8, Article H, Division 4).
Plans and specifications for fire alarm systems shall be submitted to the fire department for review and
approval prior to system installation. Plans and specifications shall include, but not be limited to, a floor plan;
location of all alarm -initiating and alarm -signaling devices; alarm control and trouble -signaling equipment;
annunciation; power connection; battery calculations; conductor type and sizes; voltage drop calculations;
manufacturer, model numbers, and listing information for all equipment, devices, and materials; details of
ceiling height and construction; and the interface of fire safety control functions.
File #06-100630-00-PC Doe ID 35053
Ms. Lisa Klein
Page 19
March 9, 2006
Fire alarm systems, automatic fire detectors, emergency voice alarm communication systems, and
notification devices shall be designed, installed, and maintained in accordance with NFPA 72 and other
nationally recognized standards.
Systems and components shall be listed and approved for the purpose for which they are installed.
A manual fire alarm system shall be installed in Group R-2 occupancies (see exceptions) where:
1. Any dwelling unit or sleeping unit is located three or more stories above the lowest level of
exit discharge;
2. Any dwelling unit or sleeping unit is located more than one story below the highest level or
exit discharge of exits serving the dwelling unit or sleeping unit; or
3. The building contains more than 16 dwelling units or sleeping units.
A remote fire alarm annunciator panel(s) shall be installed at the following location(s):
Fire alarm control panel and remote annunciator panel keys shall be located:
In a Supra lock -box to be located
Portable Fire Extinguishers
Portable fire extinguishers shall be installed in accordance with NFPA 10.
Fire Department Access to Buildings
Exterior doors and openings required by the IBC and/or the 1FC shall be maintained readily accessible for
emergency access by the Fire Department.
An approved access walkway leading from fire apparatus access roads to exterior openings required by the
IBC and/or the IFC shall be provided when required by the chief.
Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be
plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their
background. Numbers shall be a minimum of six inches in height.
When access to or within a structure or an area is unduly difficult because of secured openings, or where
immediate access is necessary for life saving or firefighting purposes, the chief is authorized to require a key
box to be installed in an accessible location. The key box shall be of a type approved by the chief and shall
contain keys to gain necessary access.
THESE COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE PLANS REVIEWED.
File #06-100630-00-PC Doc 1D 35053
Ms. Lisa Klein
Page 20
March 9, 2006
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWCC § 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 comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Senior
Planner Lori Michaelson, AICP, 253-835-2646. We look forward to working with you.
Sincerely,
�/
Lori Michaelson, AICP
Senior Planner
Enc: Preapplication Meeting Sign -Up Sheet
Master Land Use Application
Development Requirements Checklist for Processes III and IV
Environmental (SEPA) Checklist
Crime Prevention Through Environmental Design (CPTED) Checklist
City Handout, "Lot Line Elimination"
City Handout, "Boundary Line Adjustment"
City Handout, "Process III"
City Handout, "Mailing Labels Procedures"
City Handout, "Average Building Elevation"
FWCC § 22-949, "Garbage and Recycling Receptacles, Placement and Screening"
FWCC § 22-960, "Rooftop Appurtenances, Required Screening"
FWCC § 22-667 et seq., "RM Use Zone Chart"
FWCC Chapter 18, "Environmental Protection"
FWCC Chapter 22, Article XVII, "Landscaping"
FWCC Chapter 22, Article XVIII, "Signs"
FWCC Chapter 22, Article XIX, "Community Design Guidelines"
Lakehaven Pre -Design Application/Checklist
Lakehaven Developer Extension Agreement Application/Checklist
Lakehaven Facilities Map
c: Kevin Peterson, Engineering Plans Reviewer
Maryanne Zukowski, Senior Traffic Engineer
Scott Sproul, Acting Assistant Building Official
Brian I. Asbury, Lakehaven Utility District
Greg Brozek, South King Fire & Rescue
E. Tina Piety, Administrative Assistant
File#06-100630-00-PC Doc ID 35053
#
FEDERAL WAY
WATER AMD SEWER
PEFh
�NUMI
SIN
BOOK NO G
SIDE SEWER PERMIT
DWG NO
.I �•F,i;st+1$E - liU.1;41
OATF _—
_ S_•. 1:39-.
OWNER P.d 1 pl I A . I_ •. K nF.
SIDE SEWER
CONTRACTOR
C'
PROPERTY ADDRESS .il,108 28th
.Ave., ti;). CITY r,i
, ri'1}'
Lip 11io 11 j
PUT NAME T,N.1o] .At, r'd T_Il.�d
LOT NO -
BLR NO
AHY M{1pIF}L"AT�ON TU SElN R
SY5TkIA MUS4 NAVE hFlp OF MILkISTRIr:T
---- •-
J
FEES
rt
--
-
fNLIEU OFAWS$MENT
!t!
Lie
j A(iRF- L�:;?o\:r. t
li•
l� -
. 0----�..
r•-mrl INC. TYPE
. :�..~y -L' • -�,� i r:i --- . _ ._�.y4 =YeR':%_"!-£ •SE[�TK1.+I _ -- `--
� i.I_.—.7._►--+"Ti'il-i.:�71k.�.. .._....:i y.a s____-'_--.r _._�-^^►-.,.
AFP(ICSFTT u'r iri:�"� DATE j 4,F
HFREBY CERTIFY THAT TESTING HAS BEEN APPROVED ANC` TH:
ABOVE CONNEC i ION HAS BEEN MADE AS SHOWN
IN PUCE PIPETEST
!j 1 R DATE "'/fi a•`I
TYPF. lE57 � '
�OR
C
City of Federal Way Community Development Review Committee (DRQ
SIGN -IN SHEET
PREAPPLICATION CONFERENCE
Project: South Fork Condos - Preapplication
Date: March 2, 2006
City File No.: 06-100630-PC
NAME
WITH
PHONE
I v.
2-r3 • $ 3 S-
Oe A
i.q ve At-cin
2��-�7z4z1
)eA
19M9z-
S-3 -3 '3 3L/,,)�
//ram U[Cf��r►+�rti
�UUclJr��j�r�P.rL_�n
---)S3-57�-Qvr!
C f2�
fiwAlw"�
OT3 —935 =ZQt 1
CITY OF
Federal
February 13, 2006
CITY HALL
Way 33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Ms. Lisa Klein, Project Manager
AHBL
2215 North 30'' Street
Tacoma, WA 98503-3350
Re: Preapplication File #06-100630-00-PC
South Fork Condos, 31408 28'h Avenue South, Federal Way
Dear Ms. Klein:
The above referenced preapplicati6n has been assigned to me as project planner, and routed to the
members of the Development Review Committee (DRC). You are listed in the file as project
applicant.
Your meeting with the DRC has been scheduled as follows:
March 2, 2006 — 9:00 a.m.
Federal Way City Hall
Community Development Services Department (2"d Floor)
33325 8`s Avenue South
PO Box 9718
Federal Way, WA 98063
Please check in with the receptionist upon arrival. We look forward to meeting with you at that
time.
Please confirm your attendance at the meeting, and indicate the total number of people you expect
to attend the meeting with you. I can be notified at lori.michaelson ci offederalwa , or at 253-
835.-2645.
Sin e y,
�HMchaeIso , AICP
Senior Planner
Doc. I D 35069
RECEIVED
FEB 0 9 2006
SIT B 0 AY
DING DEPT.
Project Name: South Fork Federal Way Townhomes
Permit No.: #
Address: 31408 281h Ave. S.
Federal Way, WA 98003
Architect of Record:
Owner:
Applicant:
Subject:
Date:
Municipality:
Jon Graves Architects & Planners— 3110 Ruston Way Ste. D'
Tacoma, WA 98402
South Fork Homes LLC
Len Zickler — 2215 N. 30th St. Tacoma, WA — (253) 383-2422
Pre -application conference
.2006
Federal Way, Washington
Statement of architectural design intent, including finish materials and
colors:
22-1634 Site design — All zoning districts.
(1) Natural amenities such as views, significant or unique trees, creeks, riparian corridors,
and similar features unique to the site should be incorporated into the design.
There are no significant trees, creeks, riparian corridors or similar features on or
visible from the site. Mt. Rainier, approximately 100 miles to the south may be visible
from the site.
(2) Pedestrian areas and amenities should be incorporated in the overall site design.
Pedestrian areas include but are not limited to outdoor plazas, arcades, courtyards, seting
areas, and amphitheaters. Pedestrian amenities include but are not limited to outdoor
benches, tables and other furniture, balconies, gazebos, transparent glass at the ground
floor, and landscaping.
Active and passive play areas are incorporated intothe site per the requirements of
the RM 2400 zoning parameters. Benches, a `tot lot; sheltered, clustered mailboxes
are incorporated into the overall site design.
1
(3) Pedestrian areas should be easily seen, accessible, and located to take advantage of
surrounding features such as building entrances, open spaces, significant landscaping,
unique topography or architecture, and solar exposure.
Pedestrian access point are clearly defined by the drive entrance they are contiguous
with and with a wood trellis feature at the southwest corner of the site. Pedestrian
access is provided at both the north and south ends of the site. The eastern edge of
the site is bordered by Interstate 5, to the west is 2e' Ave. 5., from which both
vehicular and pedestrian access is provided.
(4) Project designers shall strive for overall design continuity by using similar elements
throughout the project such as architectural style and features, materials, colors, and
textures.
Overall continuity in architectural design is achievEd through the use of typically
residential materials, including, but not limited to wood (or vinyl) lap siding: vertcal
'board and batten' siding; wood railing systerns and asphalt shingles. Colors will be
beige, earth -tone, or otherwise neutral. No brigit primary colors are anticipated. The
proposed project will use colors consistent with similar development in the area and
will not be flamboyant in nature or visually intrusive.
(5) Place physical features, activities, and people in visible locations tomaximize the ability
to be seen, and therefore, discourage crime.
Clustered mailboxes and active play areas are located in such a manner that each
can be casually monitored as normal activity takes place within and at the entrances
to the site. For instance, the pedestrian access to the south is located next to a play
court, a clustered mailbox, and seating areas. These accesspoints can be easily
monitored from both interior and exterior locations.
(6) Provide access control by utilizing physical barrers such as bollards, fences, doorways,
etc...
The entire site is to be fenced. Doorways to individual units are set off from the
public way by the raised porches and landscaped elements to create `defensible
space' in and around each unit.
(7) Design buildings and utilize site design that reflects ownership.
Each dwelling unit has its own front entry door and porch as well as individual
garages and driveways. In addition landscape elements will delineate separate
yards within the larger site.
0)
lib) Surface parking lots.
Driveways shall be located to be visible from the rightof-way but not impede pedestrian
circulation on -site or to adjoining properties. Driveways should be shared with adjacent
properties to minimize the number of driveways and curb cuts.
Driveways (parking pads) are located adjacent to individual dwelling units. The
number of curb cuts at 29h Ave. S. will be limited to the one vehicle access point into
the site.
Parking structures which are part of new development shall be architecturaly consistent
with exterior architectural elements of the primary structure, including rooflines, facade
design, and finish materials.
Parking is located within buildings in individual garages. They are part of the overall
building design configuration.
Buildings built over parking should not appear to "float" over the parking area, but should be
linked with ground level uses or screening. Parking at grade under a building is discouraged
unless the parking area is completely enclosed within the building orwholly screened with
walls and/or landscaped berms.
All required parking can be contained within individual buildings and completely
enclosed. Complimentary `at large' or guest parking can be accommodated on
driveways to individual dwelling units.
(d) Pedestrian circulation and _public spaces.
(1) Primary entrances to buildings should be clearly visible or recognizable from the rightof-
way. Pedestrian pathways from rights -of -way and bus stops to primary entrances, from
parking lots to primary entrances, and pedestrian areas, shall be accessible and should be
clearly delineated.
All dwelling units have individual entrances for both pedestrians and automobiles.
Entrances are clearly delineated with garage doors, driveways, porches, gates,
fences, and landscape sequences.
(2) Pedestrian pathways and pedestrian areas should be delineated by separate paved
routes using a variation in paved texture and color, and protected from abutting vehicle
circulation areas with landscaping.
Pedestrian walks will be of a different nature, scale, texture and material from
materials used for vehicle circulation.
(3) Pedestrian connections should be provided between properties to establish pedestrian
links to adjacent buildings, parking, pedestrian areas and public rightsof-way.
3
These connections are provided by 6' wide sidewalks leading from the interior of the
site to 2d" AVE. S. to the west, the nearest public righ€of--way.
Outdoor furniture, fixtures, and streetscape elements, such as lighting, freestanding signs,
trellises, arbors, raised planters, benches and other forms of seating, trash receptacles, bus
stops, phone booths, fencing, etc., should be incorporated into the site design.
Outdoor furniture appropriate to a residential project will be included on the site.
Benches, arbors, fences, sheltered and clustered mailboxes, playground areas and
adjacent landscaping will be incorporated into the site.
(2) Site utilities shall comply with the following:
a. Building utility equipment such as electrical panels and juncton boxes should be located
in an interior utility room.
Or in an interior location acceptable to the City of Federal Way and in compliance
with applicable building codes.
b. Site utilities including transformers, fire standpipes and engineered retention ponds
(except biofiltration swales) should not be the dominant element of the front landscape area.
When these must be located in a front yard, they shall be either undergrounded or screened
by walls and/or Type I landscaping, and shall not obstruct views d tenant common spaces,
public open spaces, monument signs, and/or driveways.
Storm drainage facilities will be in compliance with the above statement.
(g) Miscellaneous site elements.
(1) Lighting shall comply with the following:
a. Lighting levels shall not spill onto adjacent properties pursuant to FWCC22-954(c).
b. Lighting shall be provided in all loading, storage, and circulation areas, butshall
incorporate cut-off shields to prevent o%site glare.
All exterior lighting will be reviewed by a lighfng consultant to ensure that appropriate
areas are illuminated and that light migration or `spillover' onto adjacent sites does
not occur.
rd
22-1635 Building design— All zoning districts.
(a) General criteria.
Emphasize, rather than obscure, natural topography. Buildings should be designed to "step
up" or "step down" hillsides to accommodate significant changes in elevation, unless this
provision is precluded by other site elements such as stormwater design, optimal traffic
circulation, or the proposed function or use of the site.
The site is relatively flat. Stepping in any direction will be minimal.
Materials and design features of fences and walls should reflect that of the primary
building(s).
Fences, walls, arbors, railings, and balconies will reflect the color, scale, and
materiality of the major buildings proposed for the site.
(b) Building facade modulation and screening options, defined. All building facades that are
both longer than 60 feet and are visible from either a righfof-way or residential use or zone
shall incorporate facade treatment according to this section.
(1) Facade modulation. Minimum depth: two feet; minimum width: sk feet; maximum width:
60 feet. Alternative methods to shape a building such as angled or curved facade elements,
off -set planes, wing walls and terracing, will be considered; provided, that the intent of this
section is met.
All requirements for facade and building modulation will be met or exceeded.
(2) Landscape screening.
See site plan (A1.0) for location and types of landscape screening. All landscape
screening will comply with the requirements ofthis section
(c) Building articulation and scale.
(1) Building facades visible from rights -of -way and other public areas should incorporate
methods of articulation and accessory elements in the overall architectural design, as
described in subsection (c) (2) of this section.
(2) Methods to articulate blankwalls: Following is a nonexclusive list of methods to articulate
blank walls, pursuant to FWCC 22-1564(u) and subsection (c)(1) of this section:
b. Window openings with visible trim material or painted detailing that resemble trim;
c. Vertical trellis(es) in front of the wall with climbing vines or similar planting;
5
d. Set the wall back and provide a landscaped or raised planter bed in front of tle wall, with
plant material that will obscure or screen the wall's surface;
f. Architectural features such as setbacks, indentations, overhangs, projections, articulated
cornices, bays, reveals, canopies, and awnings;
g. Material variations such as colors, brick or metal banding, or textural changes
The proposed building site and building will incorporate many if not all of the above
articulation methods and design features. See building elevations (A3.0 and A3.1).
22-1636 Building and pedestrian orientation — All zoning districts.
(a) Building and pedestrian orientation.
Buildings should generally be oriented to rights,of--way. Features such as entries, lobbies,
and display windows, should be oriented to the rightof-way; otherwise, screening or art
features such as trellises, artwork, murals, landscaping, or combinations thereof, should be
incorporated into the street -oriented facade.
These features (with the exception of murals and artwork) will be incorporated into
the design of the buildings, both within the site and along the 2dh Ave. S. frontage.
Plazas, public open spaces and entries should be located at street corners to optimize
pedestrian access and use.
The entry to the site is easily accessible by both vehicles and pedestrians from 28'
Ave. S.
Multiple buildings on the same site should incorporate public spaces (formal or informal).
These should be integrated by elements such as plazas, walkways, and landscaping along
pedestrian pathways, to provide a clear view to destinations, and to create a unified,
campus -like development
Walkways, drive lanes, landscape elements, and outdoor amenities will create a
unified development
Principal entries to buildings shall be highlighted with plaza or garden areas containing
planting, lighting, seating, trellises and other features. Such areas shall be located and
designed so windows overlook them.
All building entrances are visible from within their respective dwelling units and from
other dwelling units surround particular dwelling units.
2
(11) Common recreational spaces shall be located and arranged so that windows overlook
them.
Windows will overlook common recreational areas wherever practical and feasible,
(12) Units on the ground floor (when permitted) shall haveprivate outdoor spaces adjacent
to them so those exterior portions of the site are controlled by individual households.
Out door entry sequences (i.e. porches, steps, and landscape elements) will provide
`control' of exterior areas adjacent to front, rear, and garage entries.
(13) All new buildings, including accessory buildings, such as carports and garages shall
appear to have a roof pitch ranging from at least 4:12 to a maximum of 12:12.
No roof has a pitch lower than 4:12; none is greater than 12:12.
(14) Carports and garages in front yards should be discouraged.
They are wherever possible.
(15) The longest dimension of any building facade shall not exceed 120 feet. Buildings on
the same site may be connected by covered pedestrian walkways.
No building fagade on site is longer tha7 120 feet.
(16) Buildings should be designed to have a distinct "base," "middle" and "top." The base
(typically the first floor) should contain the greatest number of architectural elements such
as windows, materials, details, overhangs, cornice lines, and masmry belt courses. The
midsection, by comparison, may be simple. (Note: singlestory buildings have no middle.)
The top should avoid the appearance of a flat roof and include distinctive roof shapes
including but not limited to pitched, vaulted or terraced,etc.
See elevations (A3.0 and A3.1). The design parameters of item #16 have been met.
(17) Residential design features, including but not limited to entry porches, projecting
window bays, balconies or decks, individual windows (rather than strip window4, offsets
and cascading or stepped roof forms, shall be incorporated into all buildings. Window
openings shall have visible trim material or painted detailing that resembles trim.
See elevations (A3.0 and A3.1), all the requirements of item #17 have been
incorporated into the design of the buildings.
END OF DOCUMENT.
VA
RECEIVED
February 8, 2006
FEB 0 9 2006
CITY OF FEDERAL WAY
BUILDING DEPT.
City of Federal Way
Department of Planning & Community Development
33325 8th Avenue South
Federal Way, WA 98063-9718
Project: Southfork Homes - 28th Ave S. Condominiums, Our File No. 205739.30
Subject: Request for Preapplication Conference
Dear Sir/Madam:
;i iJ
LW
Civil Engineers
Please find enclosed the application materials required for a preapplication conference.
We would like to discuss our development plan for a 1.69 acre site located east of Truman
High School and west of Interstate 5 on 281h Avenue South. The property is zoned
Structural Engineers
RM 2400 consistent with the zoning in the surrounding area.
Landscape Architects
We are planning a three-story multi-family/condominium project with a total of 26 units.
(Maximum allowed density per zoning is 30 units). The project proposes to provide
10 percent of the site as an active park located in two areas, a children's play area and a
Community Planners
basketball court. We would like to discuss the ability to include the site perimeters for the
other 5 percent open space requirement. The perimeter buffers are 20 feet on the west
Land Surveyors
and east boundaries, and 10 feet on the north and south.
We plan to construct a stormwater detention vault under the access road. There is an
Neighbors
existing fish storage warehouse and an uninhabited residential structure on site that will
be demolished for this project. All required building and site plan details are provided on
the enclosed site plan.
We believe our project meets the existing City codes and is a viable development plan.
We are interested in hearing the City's feedback on the plan and any potential issues we
should be aware of.
We look forward to discussing this project with you at our preapplication conference. In
the meantime if you should require additional information, please feel free to contact me
at(253) 383-2422.
Sincerely,
Lisa Klein
Project Manager
LK/sca
Enclosure
TACOMA
c: John White, Jon Graves Architects & Planners 2215 Don Olson, Don Olson Construction North 30th Street
Suit
Len Zickler, AHBL Suite
Tacoma, WA 98403-3350
253.383.2422 TEL
V:\Planning\Yr_2005\205739\739-pre-app Itr-wp.doc 253.383.2572 FAx
205739Ltr060208.doc
www.ahbl.com
RECEIVED
FEB Q 9 Z006 MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
CITY OF 33325 8`h Avenue South
C��BUILDING0EPT AY PO Box 9718
9718
FederaI Way Federal Way Fax
98835-2609
253-835-2607; Fax 253-835-2609
w%yw.cityolk cralway.coin
APPLICATION NO(S) 0�1 ✓ 1 ilJ[Li CJV Date
Project Name 500 h E C)Cyl S4_ ` _`�4 • Cdrl�C103
Property Address/Location L4 US 'S- J e c - k W 14
Parcel Number(s) -I l D I L� 0 l "_f (1
Project Description
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
X Preapplication Conference
Process I (Director=s Approval)
Process 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
[1 �y c4o Zoning Designation
Nlj + (I Comprehensive Plan Designation
6 700 U Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
RaOccupancy Type
y,2�, Construction Type
Applicant
Name: LiS0.
Address: �?.)kSSfie3oo
City/State: - (LC0 r,, ,,,t L„ A
Zip: awy o 3
Phone: #25-3 - 3 $ 3 :Z Uaa
Fax: 253 - 3F5r3 '.Z S7.2
Email: IJt,��jp`�,bk. GOM
Signature: �
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name: SoU� Pc:,c-X �L -(-
Address: ro`�Q 12,px 13 O
City/State: So rnne_jr, t L,)A
Zip: C� V39 0
Phone:.253 -q )' -g 33 ►
Fax: 253-73,S -D9(cS'
Email:
Signature (/ 4 ��/�
Bulletin #003 — August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: February 10, 2006
TO: Will Appleton, Development Services Manager (2 sets)
Scott Sproul, Assistant Building Official
B. Sanders, Parks Department
Brian Asbury, Lakehaven Utility District
Greg Brozek, South King Fire and Rescue
Geri Walker, Federal Way School District
Stacy Flores, Public Safety Officer
FROM: Lori Michaelson
FOR DRC MTG. ON: February 23, 2006 - Internal
March 2, 2006 — 9:00 - with applicant
FILE NUMBER(s): 06-100630-00-PC
RELATED FILE NOS.: None
PROJECT NAME: South Fork Condos
PROJECTADDRESS: 31408 28TH AVE S
ZONING DISTRICT: RM 2400
PROJECT DESCRIPTION: Proposal to construct a 3-story multi -family condo project with a total of 26 units.
LAND USE PERMITS: SEPA, Process III
PROJECT CONTACT: AHBL, INC.
LISA KLEIN
2215 30TH ST Suite 300
253-383-2422 (Work)
MATERIALS SUBMITTED: Cover letter dated 2/8/06
Statement of Design Intent
Zoning Map
Preliminary Site Plan; Floor Plans; Building Elevations (Sheets T1.0, A1.0, A2.0,
A2.1, A2.2, A3.0, A3.1.
Federal Way
SOUTH FORK CONDOMINIUMS
TRAFFIC IMPACT ANALYSIS
JTE: Inc,
JAKE TRAFFIC
ENGINEERING, INC.
Prepared for
Mr. Don Olson
SOUTH, FORK HOMES, LLC
PO Box 980
Sumner, WA 9839O
May 9, 2006
Mark J. Jacobs, PE, PTOE, President
77318th Ave. SW - Seattle, WA 98106 - 2007
Tel. 206.762.1978; Cell. 206.799.5692
Facsimile 206.762.1978
Email -jaketraffic@comcast.net
RECL,VED
QM OF FIB IRA , WAY
I,T.y 12 Z006
Jake Traffic Engineering, Inc.. Mark J. Jacobs, PE, PTOE
President
1131 81h Ave SW - Seattle, WA 98106 - 2007
Tel. 206.762.1978 - Cell 206.799.5692 - Facsimile 206.762.1918
E-mail jaketraffic@comcast.net
May 9, 2006
Mr. Don Olson
SOUTH FORK HOMES, LLC
PO Box 930
Sumner, WA 98390
Re: South Fork Condominiums - Federal Way
Traffic Impact Analysis
Dear Mr. Olson;
We are pleased to submit this Traffic Impact Analysis for the proposed 30-units
condo/multifamily development South Fork Condominiums project. The site is located at
31408 28th Avenue South on Parcels #0921049148 & #0921049142 (parcels information
attached in the appendix) in Federal Way. Access to the site will be via one driveway on 28th
Avenue South.
We have conducted a field review of the site and surrounding street system and have
prepared this analysis in accordance to our understanding of the City of Federal Way's
criteria. The general report format is to describe the proposed project, identify existing traffic
conditions (baseline), project future traffic conditions and identify Agency street
improvements (future baseline), calculate the traffic that would be generated by the project
and then add it to the future baseline traffic volumes. Operational analysis is used to
determine the specific project traffic impact and appropriate traffic mitigation measures to
reduce the impact. Additionally, Agency pro-rata share traffic impact fees are addressed in
this report.
The City of Federal Traffic Impact Analyses criteria require that intersections affected by 10
PM peak hour trips be evaluated for site traffic affects. The only intersections that meet this
threshold are:
➢ 28th Ave. S./S. 317th St. HOV access to SR - 5; a modern roundabout controlled
intersection.
➢ S. 317th St./Gateway Center Blvd. S.; a right in out only stop controlled intersection
By Traffic Engineering inspection both of the above intersections operate well. In addition to
the above intersections the site access intersection requires analysis. Traffic data was
obtained at the following intersection to facilitate our analysis of the site access intersection.
➢ S. 312th St /28th Ave. S.
➢ S. 317th St./23rd Ave. S.
\\Enginae2\c\- ,jo File.\2006027 S—h Forks Condominiums Don Olson C... t u ion Sound Engine nng. Fed,,.l w y\$,.0 For ..d,.,., maT ndP kingd.,
JTE, Inc.
Mr. Don Olson
SOUTH FORK HOMES, LLC
May 9, 2006
Page-2-
The summary, conclusions and recommendations begin on page nine of this report.
PROJECT INFORMATION
Figure 1 is- a vicinity map showing the location of the proposed site and surrounding street
network.
Figure 2 shows a preliminary site plan prepared by Jon Graves Architects & Planners. The
- plan shows the proposed 30-units in 6 separate buildings condo/multifamily development
South Fork Condominiums project. Access to the site will be via one driveway on 28th Avenue
South.
Full development and occupancy of the proposed South Fork Condominiums project is
anticipated to occur by 2007/2008, presuming the permits are issued in a timely manner.
However, to ensure a conservative analysis 2010 has been used as the horizon year.
EXISTING ENVIRONMENT
Project Site
The site is presently developed with one single family detached housing and a 6,984 sq. ft.
warehouse which will be removed upon construction of the proposed project.
Street System
Figure 3 shows the existing traffic control, number of street lanes, number of approach lanes
at intersections and other pertinent information. The primary streets within the study areas
and the classifications (per City of Federal Way Comprehensive Plan, Functional
Classification of Existing and Planned Streets and Highways) are as follows:
➢ SR- 5
➢ S. 320th St.
➢ Pacific Hwy. S.
➢ 28th Ave. S.
➢ S. 312th St.
➢ 23rd Ave. S.
➢ Gateway Center Blvd. S.
Freeway
Principle Arterial
Principle Arterial
Minor Arterial
Minor Arterial
Principal Collector
Minor Collector
The street directly serving the site is 28th Avenue South. This street is two lanes at the site
and has a posted speed limit of 35 MPH.
J\\Eng,.-2\,\-N.j1 Fd.\200602T-S—ForksCntlom--- Don Dlenn CDnavd— S—d Engmemmg- Federalw \5— F,,k,C,nd,min—Tl ndP,rkin&d,.
JTE, Inc.
Mr. Don Olson
SOUTH FORK HOMES, LLC
May 9, 2006
Page-3-
Traffic Volumes
Figure 4 shows the existing PM peak hour traffic volumes for the analysis intersections. We
obtained existing PM peak hour turning movement counts from the City of Federal Way
website (www.clbQffederalway.com) at the analysis intersections on the date shown in Figure
4. The count data sheets are attached in the appendix.
Transit Service
The Federal Way Transit Center (FWTC) is located southwest of the proposed project at
3162123rd Ave. South. The FWTC is located less than 3/4 mile south west of the proposed
project. The FWTC is served by Metro Bus Routes: 174, 181, 182, 183, 187, 194, 197, 901,
& 903. Pierce Transit Bus Routes: 402, 500, & 501 and Sound Transit Routes 565, 574 and
577 also serve the FWTC.
In addition to the FWTC a Park & Ride is also located southwest of the proposed project at
32320 23rd Ave. South. Metro Routes 173, 174, 177 and 194 serve the Park & Ride. The
Park & Ride is located less than mile southwest of the proposed project.
Additional information on the above mentioned routes can be obtained online at
h ttp: //t ra n s i t. m et ro k c. gov.
Intersection Operations
Traffic engineers have developed criteria for intersection operations called level of service
(LOS). The LOS are A to F with A and B being very good and E and F being more congested.
LOS C and D correlate to busy traffic conditions with some restrictions to the ability to choose
travel speed, change lanes and the general convenience comfort and safety.
The procedures in the Transportation Research Board Highway Capacity Manual, 2000 were
used to calculate the level of service at the study intersections. The LOS at the analysis
intersections are depicted in Table 1. The following table depicts the LOS and corresponding
average delay in seconds at signalized and 'stop control intersections:
Intersection I Level of Service
Type i — - — I — —
A Ii B II C I' D E F
Signalized <10 >10 and >20 and >35 and >55 and >80
<20 <35 <55 <80
Stop Control <10 >10 and >15 and >25 and >35 and — >50
<15 <25 <35 <50
\\Engineer]\.\-P,.j-F—\2006027 S—Fork. C.ntlo -... O.n01— Can.tr.0- S... d -F.e.,y.—
JTE, Inc.
Mr. Don Olson
SOUTH FORK HOMES, LLC
May 9, 2006
Page-4-
LOS Analysis Criteria
The City of Federal Way LOS standard is `E' at signalized and all way stop control
intersections. The standard for stop control intersections is the volume to capacity ratio not
exceeding one. Currently the analysis intersections meet City standard for signalized and all
way stop controlled intersections.
LOS Analysis Software
The LOS of the study intersections were calculated using the following software programs:
➢ Signal 2000 by Strong Concepts (signalized intersections)
➢ HCS 2000 by McTrans (stop controlled intersections)
Accident Data
Accident data was provided by City of Federal Way staff for a three year time period (May 4th
2002 to May 4th 2005) at the analysis intersections (attached in the appendix). Based on
the data provided, there were eight recorded accidents at the 23rd Ave. S./S. 317th St.
intersection. This yields an accident rate of 0.5 per million entering vehicles. There were
seven recorded accidents at the 28th Ave. S./S. 312th St. intersection. This yields an
accident rate of 0.5 per million entering vehicles. The accident rate was determined using
the PM peak hour traffic data and a "k" factor of 10. This factor presumes that about 10% of
the daily traffic occurs during the PM peak hour that is typical.
No accidents were recorded (February 28th 2003 - February 28th 2006) on the 1/3rd mile
stretch of 28th Ave. S. between S. 312th to S. 317th St in the three year time period reviewed.
The City of Federal Way identifies safety inadequacies by any of the following conditions over
a three-year period:
➢ A collision rate of more than 1.0 collisions per million entering vehicles at an
intersection.
➢ A collision rate of more than 10.0 collisions per million vehicle miles on a roadway
segment.
The analysis intersections and experience an accident rate of less than one thus appears to
be operating satisfactorily. Twenty Eighth Avenue South between the endpoint intersections
had no recorded accidents.
HORIZON YEAR CONDITIONS "WITHOUT" THE PROJECT
Figure 5 shows the projected 2010 PM peak hour traffic volumes "without" the project.
These volumes (rounded to the nearest five vehicles except when less than five) include the
existing traffic volume counts plus background growth. A growth factor of two percent per
\\Eng,—r2\.\-P,adF—\2006 D27--F-M C,nd..i. ,Dun ObnnC... -ti0n Sound EnWneering- F,d,r,l••..-.--••....• .. -.ir i...
Mr. Don Olson
SOUTH FORK HOMES, LLC
May 9, 2006
Page-5-
year was applied based on past projects in the City. Historical average PM peak hour traffic
volumes obtained from the City of Federal Way website (www.cityoffederalway.com) at the S
317th St./23rd Ave. S intersection showed a decrease in traffic between 2003 and 2005. The
historical average daily PM peak hour traffic volumes at the 28th Ave. S/S. 312th St.
intersection showed a growth of -3% per year (actual is 3.2%). The growth factor in the area
ranges between a negative value and 3.2% per year. The use of a two percent per year
growth factor is reasonable and consistent with past projects in the City.
PROPOSED STREET IMPROVEMENTS
City of Federal Way
The City of Federal Way's "2006 - 2011" Transportation Improvement Plan" list identifies a
number of projects in the vicinity of the proposed South Fork Condominiums project. The
street improvement projects within the vicinity are as follows:
➢ South 32Oth Street: 8th Avenue South - SR 99. This project is to add HOV lanes,
install raised median, underground utilities, and illumination. The cost of this project
is $6,191,000.
➢ South 32Oth Street @ 20th Avenue South. This project is to add 2nd left -turn lanes
Eastbound and Westbound. The cost of this project is $1,356,000.
➢ SR 99 HOV Lanes Phase 4: SR 509 - S 312th Street. Project is to add HOV lanes and
install raised medians. Project cost estimate is $15,500,000.
➢ South 3O4th Street @ 28th Avenue South. This project is to add a North Bound right -
turn lane and signal. The cost of this project is $360,000.
➢ South 312th Street @ 28th Avenue South. This project is to add a South Bound right -
turn lane. The cost of this project is $124,000.
WSDOT
We have reviewed the WSDOT website (htto://www.wsdot.wa.gov) for street/road
improvement projects in the site vicinity. There appears to be no improvement projects
within the site vicinity.
TRIP GENERATION AND DISTRIBUTION
Definitions
A vehicle trip is defined as a single or one direction vehicle movement with either the origin
or destination (existing or entering) inside the proposed development.
\\En&nee2\C\-Pl.jeIFII,.\2006027-S,,I Fo,k Condominiums-D.n0loon Con,V.d,o,5..nd E.pneenng Fed,,,Iw,AS,,th F,,k,C,,d,,,n,,,,Tl .nEP,,kingd,,
JTE, Inc.
Mr. Don Olson
SOUTH FORK HOMES, LLC
May 9, 2006
Page-6-
Traffic generated by development projects consists of the following types:
Pass -By Trips: Trips made as intermediate stops on the way from an origin to
a primary trip destination.
Diverted Link Trips: Trips attracted from the traffic volume on roadways within the
vicinity of the generator but require a diversion from that
roadway to another roadway to gain access to the site.
Captured Trips: Site trips shared by more than one land use in a multi -use
development.
Primary (New) Trips: Trips made for the specific purpose of using the services of
the project.
Trip Generation
The proposed South Fork Condominiums project is expected to generate the vehicular trips
during the average weekday, street traffic AM and PM peak hours as shown in Table 2. The
trip generation for the project is calculated using trip rates from the Institute of
Transportation Engineers (ITE) Trip Generation, Seventh Edition, 2003 for Residential
Condominium/Townhouse (ITE Land Use Code 230). All site trips made by all vehicles for all
purposes, including commuter, visitor, and service and delivery vehicle trips are included in
the trip generation values.
The site is currently developed with an existing single family detached housing and
warehouse. We did not take into account the trips generated by the existing uses, thus all
trips are considered as new.
Based on our analysis, the trips generated by the South Fork Condominiums project are
calculated to be 16 trips during the PM peak hour. During the PM peak hour 67% of the trips
would be entering and 33% would be exiting the development.
Trip Distribution
Figure 6 shows the site generated traffic assigned to the street system. Trips to and from the
site were distributed to the surrounding street network based on the characteristics of the
street network, existing traffic volume patterns, the location of likely trip origins and
destinations (residential, business, shopping, social and recreational opportunities),
expected travel times, and collected traffic data at the driveways.
Note: We have applied a distributional shift for the entering and exiting traffic to the south.
The shift is due to the right in/out traffic at the S 317th St./Gateway Blvd. S intersection. The
distributional shift is shown on Figure 6.
\\Engi.e 2\c\—Pr.ja Rlu\2006027 S-h Forks ConEomimum. - Don Olson Con-u—, SounEEngmeering-F,de,,Il.y\SoulhF,,kSC,,d,mini.,,TK,ndP.,kin&d..
.-I
JTE, Inc.
Mr. Don Olson
SOUTH FORK HOMES, LLC
May 9, 2006
Page -7-
HORIZON YEAR CONDITIONS "WITH" THE PROJECT
i
Traffic Volumes
Figure 7 shows the 2010 PM peak hour traffic volumes "with" the proposed project at the
analysis and site access intersection. The site generated PM peak hour traffic volumes
shown on Figure 6 were added to the projected background traffic volumes shown on Figure
5 to obtain the Figure 7 volumes.
Level of Service
Table 1 shows the calculated LOS for the horizon year (2010) "with" and "without" project
conditions at the pertinent intersections. The analysis intersections would operate at LOS 'E'
or better for both "with" and "without" project conditions, thus meeting City standards.
Site Access
Access to the site will be via one driveway on 28th Ave. South. The site access intersection is
x calculated to operate at LOS 'B' or better and experiences a v/c ratio of less than one thus
1 �G meeting City standard.
�1 ❑ We have reviewed the WSDOT Design Manual, May 2001, Figure 910-9a "Left Turn Storage
Guidelines (Two Lane, Unsignalized)" for the Site Access intersection (a copy of the WSDOT
figure is attached). The data indicates that left turn channelization is not needed for capacity
at the site access intersection with 28th Ave. South.
Site Access Sight Lines
The sight distance/visibility was reviewed. The City uses the AASHTO standards and the
posted speed limit to ascertain the adequacy of the sight lines. The American Association of
State Highway and Transportation Officials (AASHTO) A Policy on geometric Design of
highways and Streets, 2001 Exhibit 9-55 "Design Intersection Sight Distance - Case B1 -
Left Turn from Stop" (attached in the appendix) identifies sight distance criteria for a 35 MPH
design speed. The stopping sight distance is identified at 250 feet and the entering sight
distance is 390 feet for a 35 MPH design speed. The AASHTO criteria for the stopping and
entering sight distance standards are met; per visual inspection. Below are photos of the
sight visibility at the site access.
1 W�J
I , l
\\Engineer2\.\--;ed Fibg\2006 027 5— F.- Co d—...,. Oon Olson Conslr —n Sound Engine.ring- F,d,r,l —y\5-h Fork,C.ndominium.11 .a dP,,king d,,
-1
' Mr. Don Olson
SOUTH FORK HOMES, LLC
May 9, 2006
Page -8-
11
J
J
i
.J
J
JTE, Inc.
As seen above good sight lines exist at the site access intersection; spring vegetation growth
could encroach in the sight lines and would need to be periodically pruned
PARKING ANALYSIS
Parking requirements are governed by the City of Federal Way Municipal Code Sections 22-
1377 Number of spaces - Minimum and 22-1398 Criteria. The required number of parking
spaces for an apartment project per FWMC 22-667 is 1.7 stalls per condominium unit. The
pertinent sections of the FWMC are attached. Federal Way Municipal Code requires that the
30 - unit South Fork Condominiums provide a minimum of 51 parking stalls, based on 1.7
parking stalls per unit.
The proposed South fork Condominiums project proposes to provide 85 parking stalls more
than the required 51 parking stalls as calculated above.
AGENCY TRAFFIC IMPACT MITIGATION REQUIREMENTS
The City of Federal Way requires developments that impact street improvement projects by
10 or more site -generated peak hour trips to participate on street improvements on a pro-
rata share basis. The following is taken from the City's Traffic Impact Analysis guidelines:
Off -Site Improvements: All improvements shall meet current City standards. Developments
impacting City projects as shown in the City's current 6-Year Transportation Improvement
Program by 10 or more peak hour trips shall either provide the project or pay a pro-rata share
of the project, calculated as the number of new peak hour trips generated by the
development divided by the estimated total peak hour traffic volume at the time that phase of
the development is completed. If a project has been deemed to be fully funded by the Public
Works Director, the pro-rata share will be calculated based on the design engineer's current
cost estimate subtracting funding from federal and state grants. If frontage improvements
are also provided on a TIP project, the cost of the frontage improvements provided by the
q \\Eng-9,2\c\-Prapd Fllm\2006027-S-h Farks ConCominiumc Don 01... C... V Nan S... E Engineering- F,d,,l my\S,,th F—C,,d—niameTlAan NP Ong Eoc
�J
JTE, Inc.
Mr. Don Olson
SOUTH FORK HOMES, LLC
May 9, 2006
Page-9-
development would be subtracted from the cost of the TIP project before calculating pro -rats
share of mitigation for off -site improvements. If the development's impacts on a TIP project
vary within the TIP project, depending on the operational or safety issue the TIP project is
intended to resolve, pro -rats shares may be calculated separately for each segment that is
impacted differently by dividing the cost of the TIP project on a per -lineal -foot basis.
None of the street improvement projects (as identified in the PROPOSED STREET
IMPROVEMENTS section of this report) are impacted by 10 or more site generated PM peak
hour trips.
SUMMARY, CONCLUSIONS AND RECOMMENDATIONS
This report analyzed the traffic impact of the 30-units condo/multifamily development South
Fork Condominiums project located at 31408 28th Avenue South on Parcels #0921049148
& #0921049142 in Federal Way. Traffic data was collected at pertinent street intersections
identified for analysis. Level of service analyses were performed for existing and projected
future traffic volumes, using the collected traffic data, for the "without" project condition.
The evaluation of the traffic impact of the proposed project included adding project
generated traffic to the future traffic volume projection and calculating the level of service.
The "with" project traffic operations were then compared to the "without" project operations.
The comparison of traffic operations "with" and "without" the project identified that the
project would not cause a significant adverse affect on the operation of the study
intersections.
Based on our analysis we recommend that the South Fork Condominiums project be allowed
with the following traffic impact mitigation measures.
➢ Construct site in accordance with applicable City requirements.
No other traffic mitigation should be necessary. Please contact me at (206) 762-1978 or
email me at iaketraffic@comeast.net if you have any questions.
EXPIRES 123
Sincerely,
Mark J. Jacobs, PE, PTOE, President
JAKE TRAFFIC ENGINEERING, INC.
O-.vs.o6
\\Enginee�2\c\-P�o)ecl Files\2006027 S.-Forks C,nCom---Don Olson C.-t—t—S—d Engmeenng Fe—1 way\S.-Farke C.nd.min,.ms1A.ndP,rkingd,,
JTE, Inc.
PM PEAK HOUR LEVEL OF SERVICE
TABLE 1
SOUTH FORK CONDOMINIUMS - FEDERAL WAY
TRAFFIC IMPACT ANALYSIS
INTERSECTION
APPROACH
EXISTING
2010 W/O
PROJECT
B (19.6)
2010 W/
PROJECT
B (19.6)
S. 317th St./
Overall
B (19.0)
23,d Ave. S
S. 312th St./
Overall
D (27.3)
E (47.9)
E (48.7)
28th Ave. S
Site Access/ SBLT - A (7.7); 0.00
28th Ave. S WB - — - B (10.9); 0.01
The values shown in parenthesis are the average control delay in seconds per vehicle for the
intersection and the volume to capacity ratio (v/c) per approach movement for the site
access. The letter is the LOS per the Highway Capacity Manual.
\\En&neerz\c P,1j—Fles\2006027-S— Forks C,nd,,,,,,,,- Dan 01... C... - ,Sound Eng ,,mg Federalwy\S,-F,,k,C,nd—n—.T-.dP.,king—
VEHICULAR TRIP GENERATION
TABLE 2
SOUTH FORK CONDOMINIUMS - FEDERAL WAY
TRAFFIC IMPACT ANALYSIS
TIME TRIP RATE TRIPS TRIPS
PERIOD ENTERING EXITING
Residential Condominium/Townhouse (ITE Land Use Code 230, 30 units)
JTE, Inc.
TOTAL
Average Weekday
T = 5.86X
88 (50%)
88 (50%)
176
AM Peak Hour
T = O.44X
2 (17%)
11(83%)
13
PM peak Hour
T = O.52X
11(67%)
5 (33%)
16
Warehouse (ITE Land Use Code 150, 6,984 Sq. Ft.)
PM peak Hour T = O.59X 1(35%) 3 (65%) 4
Single -Family Detached Housing (ITE Land Use Code 210, 1 dwelling unit)
PM peak Hour T = 1.01 X 1 (63%) 0 (37%) 1
T = trips
X = number of units (30 units)
A vehicle trip is defined as a single or one direction vehicle movement with either the origin
or destination (existing or entering) inside the study site.
The above trip generation values account for all the site trips made by all vehicles for all
purposes, including commuter, visitor, recreation, and service and delivery vehicle trips
\\Eng,,e 2\,\-P,s,d Fdl \2006027-S-h Forks Condominiums-D.n.1—Consvuc S... d Engyneering-Federal way\S,,Lh Fork,C,nd. nip .7M.,dPa ,qd-
C EY:
' how .;.
�
I
.I
[
f
� j
-
if
s
h
� i
AR
f
site access/28th Ave. S
Epp 1i�PH SBLT's - 3
F
Total traffic —489
oil
25 20 15 1* 5
(3) D is total alt ne fmm both direvtiom
(2) Speeds are posted speeds_
J
Left -Turn Storage Gukbeiines (Two -Lane, Unsig lined)
Figum 9i'i61a
JTE, Inc.
i2m
Itm
sm
1�
7M'
aw-
am
4W
3W
0
DssiignManaW M2M InmrsemiansAr e
Janualy I S Page 91"s
\\En&^ee12\C\-Proles Files\2006027- Sduul Forks Condominiums -Don Olson Conavu—n Sound Engm,a g Federalway\Soulk Fo Condammmm Col dParkingdaa
Project: South Fork Condominiums
Location: 31408 28th Avenue South
F
Project Site
TrIl
L
3w Exit IQ
�V' p
Salg I
t
NORTH
SOUTH FORK CONDOMINIUMS - FEDERAL WAY
JTE, Inc. TRAFFIC I M PACT ANALYSIS
FIGURE 1
VICINITY MAP
t
�M�
i. .
Project: South Fork Condominiums
Location: 31408 28th Avenue South
NORTH
�- wav m
ri
w
N +
�` IIIIIII@ICI �I I.��� f=E OFFAL Yo1.o,Y 7CN'MfJ:iUhllE� 'V,RA:t RCyi
Ij IF eEFeEF ," eoEouu „a.'v..w.-.a,e�11:N �mrb�
Note: An 8.5 x 11" version of the site plan is included with this report
SOUTH FORK CONDOMINIUMS - FEDERAL WAY
JTE, Inc. TRAFFIC IMPACT ANALYSIS
FIGURE 2
PRELIMINARY SITE PLAN
.J
OPEN SPACE:
AREA I:
8�9 SQ, FT.
AREA 2:
3,965 SQ. FT.
AREA 3:
7,579 SQ. FT,
AREA 4:
1,306 SQ.FT.
AREA 5:
1.515 SQ FT.
TOTAL:
15,184 SQ. FT. OF
OPEN RECREATION
ARFA PROVIDED
12.000 SQ. FT. REQUIRED:
(30 uN[s X 400/ula . 12.000 SQ. FT.)
DRIVEWAY SIZE:
MINIMUM DRIVEWAY
DIMENSIONS:
9'-0' X 20'-0'.
MAXIMUM DRIVEWAY
DIMENSIONS:
10'-O' X 25'-0'
MIN MUM ADA DRIVEWAY
DIMENSIONS:
9'-O' X 25'-0'
ai iw ai ,
v �s
1WED
A�
Y
THIS SITE PLAN IS FOR PRELIMINARY STUDY ONLY AND
IS NOT FOR CONSTRUCTION. ZONING, CODE, AND
JUG Uhl L MOST LIKELY ALTER FINAL
CONFIGURATION.
THIS DRAWING IS NOT INTENDED TO REPRESENT ANY
FINAL SOLUTION IITAMY GIVEN JURISDICTION.
i-
tam.
los
C MEN�RECvq
9 wsxava:
�I
•
i
TYPE III LAND5CAPING-20' WIDE --I
30 UNITS TOTAL IN 6 SEPERATE BUILDINGS;
[INCLUDES TWO ADA UNITS)
BUILDING AREAS:
0 BUILDING 1:
GROUND LEVEL: 5,014 GROSS SQ. FT,
MIDDLE LEVEL 5,014 GROSS SQ. FT.
UPPER LEVEL: 5.014 GROSS SQ,FT.
TOTAL: 15,042 GROSS SQ. FT, OF BUILDING AREA
BUILDING 2:
GROUND LEVEL 4,755 GROSS SQ. FT.
MIDDLE LEVEL 4,412 GROSS SQ. FT.
UPPER LEVEL: 3,592 GROSS SQ. FT.
TOTAL: 12,759 GROSS SQ. FT. OF BUILDING AREA
BUILDING 3:
GROUND LEVEL 3.610 GROSS SQ. FT.
MIDDLE LEVEL: 3.610 GROSS SO. FF.
UPPER LEVEL: 3,610 GROSS SQ. FT.
TOTAL: 10,830 GROSS SQ. FT. OF BUILDING AREA
BUILDING 4:
GROUND LEVEL: 2,982GROSS SQ. FT.
MIDDLE LEVEL 2,982 GROSS SQ. FT.
UPPER LEVEL 2,9B2 GROSS SQ. FT.
TOTAL: 8.946 GROSS SQ. FT. OF BUILDING AREA
0 BUILDING 5:
GROUND LEVEL 3.338 GROSS SO, FF.
MIDDLE LEVEL 2.995 GROSS SQ. FT,
UPPER LEVEL 2,175 GROSS SQ. FT.
TOTAL: 8,508 GROSS SQ. FT. OF BUILDING AREA
0 BUILDING 6:
GROUND LEVEL 2,982 GROSS SQ. FT.
MIDDLE LEVEL 2,982 GROSS SQ, FT.
UPPER LEVEL: 2,982 GROSS SQ, FL
TOTAL 8,946 GROSS SQ. FT. OF BUILDING AREA
SITE AREA: 73,473 SQ. FT.
• TYPE OF CONSTRUCTION: VB
OCCUPANCY TYPE: R-2
SLOPES:
THERE ARE NO AREAS WITH SLOPES 40 PERCENT
OF GREATER ON OR WITH 25 FEET OF THE SITE.
qj PARKING:
TOTAL EXISTING PARKING STALL COUNT: O
PROPOSED PARKING STALL COUNT: 49 REQUIRED, B5
PROVIDED
qb EXISTING STRUCTURES:
THERE IS A 6984 SQ,FT. WAREHOUSE W/ OFFICES CURRENTLY ON
THE SITE,
■ PROPOSED USE:
PROPOSED USE FOR ALL STRUCTURES ON THE SITE IS'RESIDENTIAL'.
28TH AVE.S-(TYPE 'K STREET)
-- f�l PRELIMINARY SITE PLAN
I SD.F, �•v NORTH
NOT FOR CONSTRUCTION
V) t`D
I
�j m
0 0)
=WZO
z v1 o
> z
O 2 V)
} O
N
O
J v
m
IY a
01
Lu
LLJ
-
+ wir.
Apr .
31"T+Fi TN�. sr-..�...
�a �. — �• ` . _ _7. NORTH
414,
H '�--
� •S LEGEND
Protect
S Ito
Approach
Lane &
t'r ,� �ii► ` Direction
.�_.�__- " +•- _ �.,, °'� rit Stop Sign
Traffic
' Signal
_;I�, f l: "'':S•,316TH L*IV;: ''-�. :J' ►, ' �, Roudabout
-- �4 serving the
carpool
•I+T4�'s�i� r., r #, access ramp
JCi 2M King Courtly
JTE, Inc.
FIGURE 3
Y
FWTC -Federal Way
Transit Center
' ' 9[!ay K • .
- right In/out only`''
T - Transit only
►� _ " ; ?"� Aerial Image obtained
from King County IMap -
- Property Information
SOUTH FORK CONDOMINIUMS TRAFFIC IMPACT ANALYSIS - FEDERAL WAY
EXISTING STREET CONDITIONS
L _ C I- - - L ,
• - � s � � pr s
- � - ri'. !
aw
f
N
�7r
Thursday
iii
04.14.05
T
s�� 1
�o
\t
Q S F
/ 6 F
-J `R
JT , Inc.
FIGURE 4
0
F 1
2
N to
Tuesday
+1 03.22.05
1645 - L746
kP
t.
Sf �
�r
q. .._ i
�.� a', i
Project kM
S Ite t A
NORTH
--------------------
LEGEND
PM peak hour
r-0, traffic volume
& direction
* - Estimated
transit trips
Aerial Image obtained
from King County Map -
Property Information
SOUTH FORK CONDOMINIUMS TRAFFIC IMPACT ANALYSIS - FEDERAL WAY
EXISTING PM PEAK HOUR TRAFFIC VOLUMES
.
Or
-t •
i
NORTH
--------------------
LEGEND
PM peak hour
—� traffic volume
& direction
Aerial Image obtained
from King County IMap -
Property Information
JTE, Inc. SOUTH FORK CONDOMINIUMS TRAFFIC IMPACT ANALYSIS - FEDERAL WAY
FIGURE 5 PROJECTED 2010 PM PEAK HOUR TRAFFIC VOLUMES W/O PROJECT
� � $lef,ft Eakf
20% - 2,1
IL
4 0 ?
=T
�`_- r.
5�
h
20%-2,1 1
i %*4 N 1
143
�1 - , 40 % (entering) - 5 _-
- ! 65 % (exiting) - 3 —)
L5 % (entering) - 3 -
t : Mal i
.41h J1 4 Exit 143
�ulgF�y ? 10 % - 1,1
- � 7y . ���✓� 1 1
of
4 2i107 PSCrosah Cwp. Al tigims nsurM. —
� _ f
I�
t Project
S [to
10%-1,1
61
�1
XX% trip dstribution percent
a PM peak ho
NORTH
LEGEND
PM peak hour
—1o. traffic volume
& direction
Project Trips : 16
Entering: 11
Exiting: 5
JTE, Inc SOUTH FORK CONDOMINIUMS TRAFFIC IMPACT ANALYSIS - FEDERAL WAY
FIGURE 6 PROJECT GENERATED PM PEAK HOUR TRAFFIC VOLUMES AND DISTRIBUTION
a l 1 a a r F IL Y/
dop7 zi
. 4 �VIM, -^ •• -- + NORTH
--------------------
LEGEND
� 4a
ter.
`-61b
4b�� + j44Ui! IM
4 Protect
355� 1�� Ae
Site PM peak hour
d,�o ,y �! 5 o » i.;`. traffic volume
45 Qb A & direction
�
i�. / `P T- ---
,✓ 4f 70 { t
,• r 40 -•-� �=-�f�. 7�1 � ,yam r 'Jj',_,'�i+� � ,k ��, j r1 +
a 1!! R
ti r
► M R _
`I
,y
g Aerial Image obtained
from King County IMap -
�.x Property Information
1C32M"Cy'.',
JTE, Inc. SOUTH FORK CONDOMINIUMS TRAFFIC IMPACT ANALYSIS - FEDERAL WAY
FIGURE 7 PROJECTED 2010 PM PEAK HOUR TRAFFIC VOLUMES W/ PROJECT
APPENDIX
-1
�J
Traffic Count Consultants, Inc. Woodinville, WA 98072
Phone: (425) 861-8866 FAX: (425) 861-8877
Turning Movement Diagram
I
F50
614 4�
560 54S 317th Street
60
185
125 352
167
d421 113
C4 685 534 Check
In: 1333
1219 Out: 1333
Intersection: 23rd Ave S @ S 317th Street
Location: Federal Way
Date of Count: Thurs 4/14/05
Peak Period: 4:15 P - 5:15 P
Checked By: CMW
Prepared For: City of Federal Way
0(
%HV
PHF
EB
n/a
n/a
WB
2.7%
0.86
NB
2.8%
0.91
SB
1.8%
0.75
Intersection
2.31/o
0.91
-J
Sum
_a
L
ILI
Traffic
Count
Consultants, Inc.
Woodinville, WA 98072
Phone: (425)
861-8866 FAX: (425)
861-8877
Vehicle
Volume Summary
Intersection:
23rd
Ave S
@ S 317th Street
Date
of Count:
Thurs
4/14/05
Location:
Federal Way
Checked By:
CMW
Time
From North on (SB)
From South on (NB)
From East
on (WB)
From West on (EB)
Inter
Interval
23rd Ave
S
23rd Ave S
S
317th
Street
n/a
Tota
Ending at
T
L
S
R
T
L
S
R
T
L
S
R
T
L
S
R
4.15 P
3
7
97
0
4
0
93
31
3
40
0
19
0
0
0
❑
287
4:30 P
4
12
113
0
5
0
106
=
1
31
0
19
0
0
0
0
309
4:45 P
6
12
132
0
4
0
107
34
2
28
0
5
0
0
0
0
318
5:00 P
0
21
120
0
5
0
121
25
0
34
0
20
0
0
0
0
341
5:15 P
1
9
195
0
1
0
87
26
2
32
0
16
0
0
0
0
365
5:30 P
1
11
107
0
3
0
93
35
1
32
0
20
0
0
0
0
298
5:45 P
1
13
88
0
0
0
103
29
1
49
0
13
0
0
0
0
295
6:00 P
2
18
94
0
3
0
119
35
0
35
0
8
0
0
0
0
309
6:15 p
0
0
90
0
0
0
100
20
0
30
0
4
0
0
0
0
244
6:30 P
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
6:45 P
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
7:00 P
0
0
0
0
0
1 0
0
0
0
0
0
0
0
0
0
0
0
Total
Survey
18
103
1036
0
25
0
1 929
263
10
311
0
124
0
0
0
0
276E
4:15 P
to
5:15 P
Peak Hour Summary
Total
11
54
560
0
15
0
1 421
1 113
5
1 125 1
0
1 60
0 0
0
0
133:
A roach
614
534
185
0
133'
%HV
2%
3%-
3%
n/a
2%
PHF
0.75
0.91
0.86
n/a
0.9:
PEDESTRIANS ACROSS:
North South
East
West
Intv'1
Interval;
1
0
2
0
3
0
4
0
5
0
6
0
7
0
8
0
Ped Totals:
0 0
0
0
8
Prepared
For:
City of Federal way
(NO PEDS)
TMosbo25
City of Federal Way
Location Report
05/08/2006
Report Period: 12/24/2002 to 12/24/2005
Location: 23 AV S at S 317 ST
Year 2003
Collision
Time Of
Case
Direction
Num Num
Hit &
Tot
Date
Collision
Number
Type of Collision
Veh I Veh 2
Fat IniY
PDO Run
Veil
Thu-01/02/2003
10:56 AM
030058
Fixed Object/Parked Vehicle
E.>W
0
P
l
Fri-01/31/2003
07:58 PM
031709
Approach Turn
N->E S->N
0
2
Fri-05/09/2003
09:17 PM
03006498
Right Angle
S->S S->N
0
P
2
Wed-08/20/2003
01:35 PM
0311740
Right Angle
W->N N->S
0
P
2
Thu-OS/28/2003
06:03 PM
0312140
Fixed Object/Parked Vehicle
S->N
0 1
1
Number of Collisions: 5
Year 2004
Collision
_ Date
Mon-05/03/2004
Fri-11/ 19/2004
Number of Collisions: 2
Year 2005
Collision
Date
Sat-1212412005
Number of Collisions: I
Grand Totals:
Number of Collisions:
Number of Vehicles Involved:
Number of Fatalities:
Number of Injuries:
Number of PDOs:
Collision Rate: 0.00
Time Of Case
Collision Number Type of Collision
04:15 AM 046165 Fixed Object/Parked Vehicle
08:50 AM 0416107 Rear End
Time Of Case
Collision Number Type of Collision
09:13 PM 0519115 Sideswipe
8
13
0 (0.00%)
3/2 (37.50%)
5 (62.50%)
014?
Pagel
Totals: 0 1 3 0 8
Direction Num Num Hit & Tot
Veh 1 Veh 2 Fat Inj PDO Run Veh
N->E 0 P 1
N->S N->S 0 1 2
Totals: 0 1 1 0 3
Direction Num Num Hit & Tot
Veh 1 Veh 2 Fat Inj PDO Run Veh
E->N E->N 0 P 2
Totals: 0 0 1 0 2
City of Federal Way
Location Report
05/08/2006
Report Period: 05/04/2002 to 05/04/2005
Location: 28 AV S at S 312 ST
Year 2002
Collision Time Of Case Direction Num Num Hit & Tot
Date Collision Number Type of Collision Veh 1 Veh 2 Fat litj PDO Run Veh
Sal-08117/2002 11:26 AM 0211355 Right Angle E->N N->N 0 P 2
Number of Collisions: 1
Year 2003
Collision
Date
Number of Collisions: I
Year 2004
Time Of Case
Collision Number T;Ipe of Collision
06:40 PM 0311115 Rear End
Totals: 0 0 1 0 2
Direction Num Num HIT tot
Veh 1 Veh 2 Fat In,j PDO Run Veh
W->E W->E 0 P 2
Totals: 0 0 1 0 2
Collision
Time Or
Case
Direction
Num Num
Hit& tot
Date
Collision
Number
Type of Collision
Veh I
Veh 2
Fat Inj
PDO
_ Run Veh
Fri-03/05/2004
10:16 AM
043241
Right Angle
N->S
W-N
0
P
2
Fri-04/02/2004
05:15 PM
04004676
Rear End
N->S
N->S
0
P
2
Sun-05/23/2004
05:20 PM
047236
Sideswipe
W->E
W->S
0
P
H 2
Sat-08/21/2004
03:45 PM
04011751
Approach Turn
W->N
E->W
0
P
2
Number of Collisions:
4
Totals:
0 0
4
1 8
1 GG
Collision
Time Of
Case
Direction
Num Num
Hit & Tot
Date
Fwe-4-05—/04/200-5i0:04
Collision
Number
Type of Collision
Veh 1 Veh 2
Fat Inj
PDO Run Veh
AM
556313
Right Tingle
N->S W->N
0
P 2
Number of Collisions: 1
Grand Totals:
Number of Collisions:
Number of Vehicles Involved
Number of Fatalities:
Number of Injuries:
Number of PDOs:
Collision Rate: 0.00
7
14
0 (0.00%)
0/0 (0.00%)
7 100.00%)
Totals: 0 0 1 0 2
City of Federal Way
Corridor Report
05/08/2006
Report Period: 02/28/2003 to 02/28/2006
Corridor: 28 AV S between S 317 ST
and S 312 ST
28AVSatS317ST
Year: 2004
Date Time Of
Case
Direction
Num
Num
Hit&
Tot
Collision Collision
Number
T of Collision
Veh 1 Veh 2
Fat
kn'
PQO
Run
Veh
LiSun-06/06/2004 03:52 PM
04007953
Fixed Object/Parked Vehicle
W->N
P
H
I
Yearly Totals: Number of Collisio
I
Totals:
0
0
l
1
!
Year: 2005
Date Time Of
Case
Direction
Num
Num
Hit &
Tot
Collision Collision
Number
Type of Collision
Veh 1__ Veh 2
Fat
ln'
PDO _
Run
Veh
Tue-10/04/2005 07:44 AM
0514755
Fixed Object/Parked Vehicle
W->N
I
1
Sun-12/04/2005 11:22 PM
0518055
Fixed Object/Parked Vehicle
N->S
P
1-1
1
E Yearly Totals: Number of Collisio
1
2
Totals:
0
1
1
1
2
Link Totals: Number of Collision
3
Totals:
0 1
2
2
3
28AN' 5atS312ST
Year: 2003
Date
Collision
Thu-08/07/2003
Time Of Case
Collision Number Type.of(
06:40 PM 0311115 Rear End
Yearly Totals: Number of Collisio 1
Direction Num Num
Veh 1 _Veh 2 Fat Inj
W->E W->E _
Totals: 0 0
Hit & Tot
Run Vel
P 2
1 0 2
Year: 2004
Date
Time Of
Case
Direction
Num
Num
Hit &
Tot
Collision
Collision
Number
Type of Collision
Veh I
Veh2
Fat
In(
1'l)0
Run
Veh
Fri-03/05/2004
10:16 AM
043241
Right Angle
N->S
W->N
P
2
Fri-04/02/2004
05:15 PM
04004676
Rear End
N->S
N->S
P
2
Sun-05/23/2004
05:20 PM
047236
Sideswipe
W->E
W->S
P
H
2
Sat-08/21/2004
03:45 PM
04011751
Approach Turn
W->N
E->W
P
2
I Yearly Totals: Number of Collisio
I
4
Totals:
0
0
4
1
8
Year: 2005
Date
Time Of
Case
Direction
Num
Num
Hit &
Tot
Collision
Collision
Number
of Collision
Veh 1
Veh 2
Fat
_ Inj_
PDO_
_Run
Veh
Wed-05/04/2005
10:04 AM
056313
Right Angle
N->S
W->N
P
2
Wed-08/03/2005
06:47 PM
0511341
Pedestrian/Cyclist
Involved
E->W
N->S
1
1
Tue-09/13/2005
1 1:27 AM
0513634
Rear End
2c7
Page 1
E->W
E->W
4
2
w
e
l
INTERSECTION TURN MOVEMENT SUMMARY REPORT
T= 2.4 % P= 0.8 Peak Hour
16:35-17:35
729 572
Total Entry Volume
0 650 79 1578
<_0 L' <-214 ---
0 T 'L68
T=0% T=1.2%
0 E-0
P= 0 P= 0.71
0 210
0 504 131 -
T=% Trucks By Approach
796 635 Al i
1 P = PHF By Approach
T= 1.8 % P= 0.87
File: S37130.TM1
LOCATION;
S 317TH STREET AT 23RD AVENUE S
FEDERAL WAY
Date: 08/27/03 Day: WED
Time: 16:00 -18:00
-- -
Report Prepared for.,
CITY OF FEDERAL WAY
Surveyed By.,
TRAFFIC SMITHY, INC
626- 120TH AVENUE NE SUITE B102
BELLEVUE, WA 98027
PHONE: 425-688-7888
FAX:425-688-7784
Report Reviewed by: GC
EASTBOUND SOUTHBOUND NORTHBOUND WESTBOUND
TIME PERIOD �• —� T L F' 'F ALL
16:00-16:05
0
0
0
0
41
6
0
20
6
12
0
9
94
16:05-16:10
0
0
0
0
49
3
0
33
10
10
0
6
111
16:10-16:15
0
0
0
0
33
2
0
28
10
10
0
5
88
16:15-16:20
0
0
0
0
37
4
0
46
13
13
0
5
118
16:20-16:25
0
0
0
0
40
1
0
49
14
7
0
2
113
16:25-16:30
0
0
0
0
42
2
0
38
14
7
0
3 -
106
16:30-16:35
0
0
0
0
46
5
0
44
4
11
0
0
110
16:35-16:40
0
0
0
0
43
7
0
44
13
8
0
3
'118
16:40-16:45
0
0
0
0
52
7
0
36
8
8
0
4
115
16:45-16:50
0
0
0
0
49
8
0
49
8
11
0
5
130
16:50-16:55
0
0
0
0
52
4
0
35
11
17
0
5
124
16:55-17:00
0
0
0
0
67
6
0
37
10
11
0
5
136
17: -17: 5
0
0
0
0
78
6
0
45
7
8
0
6
150
17:05-17:10
0
0
0
0
66
5
0
45
15
11
0
3
145
17:10-17:15
0
0
0
0
55
10
0
53
13
7
0
6
144
17:15-17:20
0
0
0
0
46
6
0
42
14
16
0
5
129
17:20-17:25
0
0
0
0
45
9
0
41
15
8
0
9
127
17:25-17:30
0
0
0
0
48
8
0
40
7
17
0
13
133
17:30-1 :35
0
0
u
u
49
3
U
37
10
24
04
_
1
17:35-17:40
0
0
0
0
35
3
0
45
14
9
0
4
110
17:40-17:45
0
0
0
0
30
9
0
36
11
10
0
6
102
0
0
0
31
6
0
54
4
1
17:50-17:55
0
0
0
0
28
3
0
34
8
14
0
7
94
17:55-18:00
0
0
0
0
40
4
0
40
7
14
0
7
112
-roTALS
0
0
0
0
1102
127
0
971
246
276
0
126
PHF
0
0
0
0
0.77
0.79
0
0.88
0.78
0.74
0
0.63
% Trucks
0
0
0
0
2.4
3.1
0
2
1.2
1.4
0
0.8
Stopped Buses
0
0
0
0
0
0
0
0
0
0
0
0
Pedestrians
0
0
6
0
9
2848
0.9
2
k
. LTraffic Count Consultants, Inc. Woodinville, WA 98072
Phone: (425) 861-8866 FAX: (425) 861-8877
Turning Movement Diagram
_ 1 1081
Q
�I � 592 489
S 312th Street 410 182 0 S 3121h Street
0
44G I
810 X42 7
320
364 3
41 ~1
35 1 169 1 1
v
Q 225 205 Check
43 In: 1164
N LIEZ 30 Out: 1164
Intersection: 28th Ave S @ S 312th Street
Location: Federal Way
Date of Count: Tues 3/22/05
Peak Period: 4:45 P - 5:45 P
Checked By: CMW
Prepared For: City of Federal Way
6
%HV
PHF
EB
0.0%
0.83
WB
0.0%
0.38
NB
0.0%
0.93
SB
0.2%
0.95
Intersection
0.1 %
0.91
TM05b029-1
L - LZ
Traffic Count
Consultants,
Inc.
Phone:
Woodinville, WA 98072
(425) 861-8866 FAX:
(425)
861-8877
Intersection:
Location:
28th Ave S @ S 312th
Federal way
Vehicle Volume
Street
Summary
Date of Count:
Checked By:
Tues
CMW
3/22/05
Time
Interval
From North on
28th Ave
(SB)
S
From South on (NB)
28th Ave S
From East on (WB)
S 312th Street
From West on (EB)
S 312th Street
Interval
Total
Ending at
T
L
S
R
T
L
S
R
T
L
S
R
T
L
S
R
4:15 P
2
0
39
94
0
12
48
0
0
0
0
0
0
69
0
4
266
4 : 3 0 P
0
0
35
110
0
3
32
2
0
0
2
1
0
80
2
8
275
4:45 P
tl
0
33
108
0
8
35
0
0
1
0
0
0
69
0
8
262
5:00 P
0
0
44
96
0
8
47
0
0
1
1
0
0
68
1
13
279
5:15 P
0
0
55
100
0
12
42
1
0
1
❑
0
0
99
0
11
321
5 : 3 0 P
1
0
36
106
0
6
45
0
0
0
0
0
0
78
1
10
284
5:45 P
0
0
45
108
0
9
35
0
0
0
0
0
0
75
1
7
280
6 : 0 0 P
0
0
37
66
0
10
31
0
0
0
0
0
0
72
2
9
247
6:15 P
0
0
13
40
0
1
13
0
0
0
0
0
0
35
0
2
1 104
6 : 3 0 P
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
6:45 P
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
7:00 P
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Total
Survey
3
0
339
848
0
69
328
3
0
3
3
1
0
645
7
72
2318
4:45 P
to
5:45 P
Peak
Hour Summary
Total
1
0
182
410
0
35
169
1
0 1
2
1 1
0
0
320
3
1 41
1164
Approach
592
205
3
364
1164
%HV
0%
0%
0%
0%
0%
PHF
0.95
0.93
0.38
0.83
0.91
Prepared
For:
City of Federal Way
PEDESTRIANS
1
2
3
4
5
6
7
8
9
10
NortY
South
East
West
Totals
TM05b029-15p
0
❑
0
0
❑
0
0
0
0
0
0
0
0
0
0
lJ
Traffic Count
Page 1 of 1
L
L
L
L
S 312th St & 28th Ave S
Turn Counted
Volume
North -bound_ Left_ Turn 111
39
North-bound_Through 1
126
North-bound_Right_Turn41
South-bound_Left tTurn
Q1
South-bound_Through
198
South-bound_Right_Turn 1
271
East-bound_Left Turn 1
231
East-bound_Through
East-bound_Right_Turn
55
West-bound_Left Turn
West -bound Through
West-bound_Right_Turn
1J
Please Note: Each value represents the number of cars turning during a
1 hour period, measured some time between 4 PM and 6 PM (PM peak
period.)
rz)
httn://www citvnffedPralwav nc/nn/7nnK
TABLE 2: IMPACT THRESHOLDS
Impact Parameter
Threshold
Site -Generated Traffic Volume
10 vehicles per hour in both directions
Minimum
Level of
Signalized or All -Way Stop-
Controlled Intersection
E
Service
Other Unsignalized Intersection
None
Maximum Volume/Capacity Ratio (Xc)
1.00,
TABLE 3: LEVELS OF SERVICE DEFINITIONS
Level of
Service
Unsignalized Intersections
(Average Delay per vehicle in Seconds)
Signalized Intersections
(Average Delay per Vehicle in Seconds)
A
< 10.0
< 10.0
B
10.0-15.0
10.0-20.0
C
15.0-25.0
20.0-35.0
D
25.0-35.0
35.0-55.0
E
35.0 — 50.0
55.0 - 80.0
F
> 50.0
> 80.0
Source: 2000 Hi hwav Caliaci Manual
Deleted: o
07
South Fork Condominiums 05/08/06
S 317th St./23rd Ave. S 12:58:52
Existing (31723EX)
SIGNAL2000/TEAPAC[Ver 2.02.121 - Capacity Analysis Summary
Intersection Averages for Int # 1 -
Degree of Saturation (v/c) 0.37 Vehicle Delay 19.0 Level of Service B
-------------------------
Sq 11 1 Phase 1 1 Phase 2 1
**/** -------------------------
I + + + I AI
I + + + I ****I
/1\ 1<+ + +> I <****1
I I v 1 n ****I
I I 1++++ v 1
North 1 <+ * +>I++++> 1
I I + * + I++++ 1
I + * + I v I
-------------------------
I G/C=0.509 I G/C=0.424 I
1 G= 61.1" 1 G= 50.9" 1
1 Y+R= 4.0" 1 Y+R= 4.0" 1
I OFF= 0.0% 1 OFF=54.3% I
-------------------------
C=120 sec G=112.0 sec = 93.3%
Y= 8.0 sec = 6.7% Ped= 0.0 sec = 0.0%
-------------------------------------------------------------------------------
I Lane (Width/I g/C I
Service
Ratel Adj
I I
HCM
I L I
Queue I
I Group I Lanesl Reqd
-------------------------------------------------------------------------------
Used I
@C (vph)
@E
1Volumel v/c I
Delay
I S IModel
11
N Approach
17.6
B
IRT+TH 1 24/2
10.316
10.509 1
1530 1 1676
1 594
10.354 1
17.8
1 B 1
284
ftI
I LT 1 12/1
-------------------------------------------------------------------------------
10.279
10.509 1
268 1
343
1 57
10.166 1
16.0
1 B 1
50
ftI
S Approach
18.8
B
--------------
I RT 1 12/1
10.273
10.509 1
628 1
736
1 119
10.162 1
15.8
1 B 1
100
ft1
I TH 1 12/1
10.367
10.509 1
783 1
901
1 443
10.492 1
19.7
1*B 1
431
ftI
I IT 1 12/1
-------------------------------------------------------------------------------
10.240
10.509 1
259 1
333
1 5
10.015 1
14.6
1 B+1
4
ftI
E Approach
23.9
C+
IRT+TH+LTI 12/1
-------------------------------------------------------------------------------
10.307
10.424 1
415 1
551
1 200
10.363 1
23.9
I*C+l
211
£t1
W Approach
20.1
C+
IRT+TH+LTI 12/1
-------------------------------------------------------------------------------
10.241
10.424 1
495 1
646
1 15
10.023 1
20.1
1 C+1
14
ftl
South Fork Condominiums 05/08/06
S 317th St./23rd Ave. S 12:59:01
Existing (31723EX)
SIGNAL2000/TEAPAC[Ver 2.02.12] - Summary of Parameter Values
Intersection
Parameters
for
Int #
1 -
METROAREA
NonCBD
NETWORK North
0
0
0 0
0 0
0 Def No
LOS Targets
35 80
5
NETWORK East
0
0
0 0
0 0
0 Def No
90 100
5
NETWORK South
0
0
0 0
0 0
0 Def No
Priorities 0
0 0 0 0
0
NETWORK West
0
0
0 0
0 0
0 Def No
NODELOCATION
0
0
Approach Parameters
APPLABELS
N
E
S
W
GRADES
0.0
0.0
0.0
0.0
PEDLEVELS
0
0
0
0
BIKEVOLUMES
0
0
0
0
PARKINGSIDES
None
None
None
None
PARKVOLUMES
20
20
20
20
BUSVOLUMES
10
10
10
10
RIGHTTURNONREDS
0
0
0
0
UPSTREAMVC
0.00
0.00
0.00
0.00
Movement Parameters
MOVLABELS
RT TH
LT
RT
TH
LT
RT
TH
LT
RT
TH
LT
VOLUMES
5 560
54
60
5
125
113
421
5
5
5
5
WIDTHS
0.0 24.0
12.0
0.0
12.0
0.0
12.0
12.0
12.0
0.0
12.0
0.0
LANES
0 2
1
0
1
0
1
1
1
0
1
0
GROUPTYPES
Norm Norm
Norm
Norm
Norm
Norm
Norm
Norm
Norm
Norm
Norm
Norm
UTILIZATIONS
0.00 0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
TRUCKPERCENTS
2.0 2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
PEAKHOURFACTORS
0.95 0.95
0.95
0.95
0.95
0.95
0.95
0.95
0.95
0.95
0.95
0.95
ARRIVALTYPES
3 3
3
3
3
3
3
3
3
3
3
3
ACTUATIONS
Yes Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
REQCLEARANCES
4.0 4.0
4.0
4.0
4.0
4.0
4.0
4.0
4.0
4.0
4.0
4.0
MINIMUMS
5.0 5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
STARTUPLOST
2.0 2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
ENDGAIN
2.0 2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
STORAGE
0 0
0
0
0
0
0
0
0
0
0
0
INITIALQUEUE
0 0
0
0
0
0
0
0
0
0
0
0
IDEALSATFLOWS
1900 1900
1900
1900
1900
1900
1900
1900
1900
1900
1900
1900
FACTORS
0.95 0.95
0.95
0.95
0.95
0.95
0.95
0.95
0.95
0.95
0.95
0.95
DELAYFACTORS
1.00 1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
NSTOPFACTORS
1.00 1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
SATURATIONFLOWS
0 3291
673
0
1300
0
1444
1770
653
0
1524
0
Phasing Parameters
SEQUENCES
11
ALL
PERMISSIVES
No
No
No
No
LEADLAGS
None
None
OVERLAPS
Yes
Yes
Yes
Yes
OFFSET
0.00
1
CYCLES
120
120
30
PEDTIME
0.0
0
GREENTIMES
61.13 50.87
YELLOWTIMES
4.00 4.00
CRITICALS
8
5
South Fork Condominiums 05/08/06
S 317th St./23rd Ave. S 12:57:58
Without Project (31723WO)
SIGNAL2000/TEAPAC[Ver 2.02.121 - Capacity Analysis Summary
Intersection Averages for Int # 1 -
Degree of Saturation (v/c) 0.41 Vehicle Delay 19.6 Level of Service B
-------------------------
Sq 11 1 Phase 1 1 Phase 2 1
**/** -------------------------
I + + + I AI
I + + + 1 ****I
/I1 1<+ + +> I <****I
I I v IA ****I
! I++++ v 1
North I <+ * +>I++++> I
I 1 + * + I++++ I
I + * + I v I
-------------------------
I G/C=0.509 I G/C=0.424 I
G= 61.1" 1 G= 50.9" 1
Y+R-- 4.0" j Y+R= 4.0" 1
OFF= 0.0% l OFF=54.3%
-------------------------
C=120 sec G=112.0 sec =
93.3%
Y= 8.0
sec =
6.7%
Ped= 0.0
sec
= 0.0%
-------------------------------------------------------------------------------
I Lane (Width/1 g/C I
Service
Ratel
Adj
I
I HCM
I L I
Queue I
I Group I Lanesl Reqd Used I
-------------------------------------------------------------------------------
@C (vph) @E 1Volumel v/c
I Delay
I S 1Model
11
N Approach
18.0
B
IRT+TH 1 24/2 10.327 10.509 1
1531 1
1677 1
658
10.392
1 18.2
1 B 1
320
ftl
I LT 1 12/1 10.290 10.509 1
-------------------------------------------------------------------------------
238 1
309 1
63
10.204
1 16.4
1 B 1
56
ftl
S Approach
19.6
B
--------------
I RT 1 12/1 10.277 10.509 1
628 1
736 1
132
10.179
1 16.0
1 B 1
112
ftl
I TH 1 12/1 10.385 10.509 1
783 1
901 1
489
10.543
1 20.6
l*C+I
490
ftl
I LT 1 12/1 10.241 10.509 1
----------------------------------------------------------------------------------
233 1
302 1
5
10.017
1 14.6
1 B+1
4
ftl
E Approach
24.5
C+
1RT+TH+LT1 12/1 10.318 10.424 1
-------------------------------------------------------------------------------
412 1
548 1
220
10.401
1 24.5
I*C+1
236
ftl
W Approach
20.1
C+
IRT+TH+LTI 12/1 10.241 10.424 1
-------------------------------------------------------------------------------
494 1
644 1
15
10.023
1 20.1
1 C+1
14
ftl
/o
South Fork Condominiums 05/08/06
S 317th St./23rd Ave. S 12:58:07
Without Project (31723WO)
SIGNAL2000/TEAPAC[Ver 2.02.12] - Summary of Parameter Values
Intersection
Parameters for
Int # 1 -
` METROAREA
NonCBD
NETWORK North
0
0 0
0
0
0
0 Def
No
LOS Targets
35 80 5
NETWORK East
0
0 0
0
0
0
0 Def
No
90 100 5
NETWORK South
0
0 0
0
0
0
0 Def
No
Priorities 0
0 0 0 0 0
NETWORK West
0
0 0
0
0
0
0 Def
No
NODELOCATION
0
0
Approach Parameters
APPLABELS
N
E
S
W
GRADES
0.0
0.0
0.0
0.0
PEDLEVELS
0
0
0
0
BIKEVOLUMES
0
0
0
0
PARKINGSIDES
None
None
None
None
PARKVOLUMES
20
20
20
20
BUSVOLUMES
10
10
10
10
RIGHTTURNONREDS
0
0
0
0
UPSTREAMVC
0.00
0.00
0.00
0.00
Movement Parameters
MOVLABELS
RT
TH
IT
VOLUMES
5
620
60
WIDTHS
0.0
24.0
12.0
LANES
0
2
1
GROUPTYPES
Norm
Norm
Norm
UTILIZATIONS
0.00
0.00
0.00
TRUCKPERCENTS
2.0
2.0
2.0
PEAKHOURFACTORS
0.95
0.95
0.95
ARRIVALTYPES
3
3
3
ACTUATIONS
Yes
Yes
Yes
REQCLEARANCES
4.0
4.0
4.0
MINIMUMS
5.0
5.0
5.0
STARTUPLOST
2.0
2.0
2.0
ENDGAIN
2.0
2.0
2.0
STORAGE
0
0
0
INITIALQUEUE
0
0
0
IDEALSATFLOWS
1900
1900
1900
FACTORS
0.95
0.95
0.95
DELAYFACTORS
1.00
1.00
1.00
NSTOPFACTORS
1.00
1.00
1.00
SATURATIONFLOWS
0
3291
606
Phasing Parameters
SEQUENCES
11
ALL
PERMISSIVES
No
No
OVERLAPS
Yes
Yes
CYCLES
120
120
GREENTIMES
61.13
50.87
YELLOWTIMES
4.00
4.00
CRITICALS
8
5
RT TH LT
65 5 140
0.0 12.0 0.0
0 1 0
Norm Norm Norm
0.00 0.00 0.00
2.0 2.0 2.0
0.95 0.95 0.95
3 3 3
Yes Yes Yes
4.0 4.0 4.0
5.0 5.0 5.0
2.0 2.0 2.0
2.0 2.0 2.0
0 0 0
0 0 0
1900 1900 1900
0.95 0.95 0.95
1.00 1.00 1.00
1.00 1.00 1.00
0 1293 0
No No
Yes Yes
30
01(
RT TH LT
125 465 5
12.0 12.0 12.0
1 1 1
Norm Norm Norm
0.00 0.00 0.00
2.0 2.0 2.0
0.95 0.95 0.95
3 3 3
Yes Yes Yes
4.0 4.0 4.0
5.0 5.0 5.0
2.0 2.0 2.0
2.0 2.0 2.0
0 0 0
0 0 0
1900 1900 1900
0.95 0.95 0.95
1.00 1.00 1.00
1.00 1.00 1.00
1444 1770 594
LEADLAGS
OFFSET
PEDTIME
RT TH LT
5 5 5
0.0 12.0 0.0
0 1 0
Norm Norm Norm
0.00 0.00 0.00
2.0 2.0 2.0
0.95 0.95 0.95
3 3 3
Yes Yes Yes
4.0 4.0 4.0
5.0 5.0 5.0
2.0 2.0 2.0
2.0 2.0 2.0
0 0 0
0 0 0
1900 1900 1900
0.95 0.95 0.95
1.00 1.00 1.00
1.00 1.00 1.00
0 1520 0
None None
0.00 1
0.0 0
South Fork Condominiums 05/08/06
S 317th St./23rd Ave. S 12:56:50
With Project (31723WP)
SIGNAL2000/TEAPAC[Ver 2.02.121 - Capacity Analysis Summary
Intersection Averages for Int # 1 -
Degree of Saturation (v/c) 0.41 Vehicle Delay 19.6 Level of Service B
-------------------------
Sq 11 1 Phase 1 1 Phase 2 1
**/** -------------------------
1 + + + 1 I
/1\ I<+ + +> 1 <****I
I I v I ****I
I I I++++ v
North I <+ * +>I++++> l
I ! + * + I++++ 1
I + * + I v
-------------------------
G/C=0.509 1 G/C=0.424 I
[ G= 61.1" 1 G= 50.9" 1
I Y+R= 4.0" I Y+R= 4.0" 1
! OFF= 0.0% I OFF=54.3% I
---------------------------
C=120 sec G=112.0 sec = 93.3%
Y= 8.0 sec = 6.7% Ped= 0.0 sec = 0.0%
-------------------------------------------------------------------------------
I Lane 1Width/1
g/C I
Service
Ratel
Adj
I
I HCM
I L I
Queue I
I Group I Lanesl Reqd
-------------------------------------------------------------------------------
Used I
@C (vph)
@E 1Volumel v/c
I Delay
I S IModel
11
N Approach
18.0
B
IRT+TH 1 24/2
10.327
10.509
1 1531 1
1677 1
658
10.392
1 18.2
1 B 1
320
ftl
I LT 1 12/1
-------------------------------------------------------------------------------
10.291
10.509
1 238 1
309 1
64
10.207
1 16.5
1 B 1
57
ftl
S Approach
19.6
B
I RT 1 12/1
10.278
10.509
1 628 1
736 1
135
10.183
1 16.1
1 B 1
115
ftl
I TH 1 12/1
10.385
10.509
1 783 1
901 1
489
10.543
1 20.6
1*C+I
490
ftl
I LT 1 12/1
----------------------------------------_----------------------------------------
10.241
10.509
1 233 1
302 1
5
10.017
1 14.6
1 B+1
4
ftl
E Approach
24.6
C+
IRT+TH+LTI 12/1
-------------------------------------------------------------------------------
10.321
10.424
1 411 1
547 1
224
10.410
1 24.6
I*C+l
241
ftl
W Approach
20.1
C+
IRT+TH+LTI 12/1
-------------------------------------------------------------------------------
10.241
10.424
1 494 1
644 1
15
10.023
1 20.1
1 C+l
14
ftl
(L
South Fork Condominiums 05/08/06
S 317th St./23rd Ave. S 12:56:57
With Project (31723WP)
SIGNAL2000/TEAPAC[Ver 2.02.12] - Summary of Parameter Values
Intersection
Parameters for
Int # 1 -
METROAREA
NonCBD
NETWORK North
0
0 0
0
0
0
0 Def
No
LOS Targets
35 80 5
NETWORK East
0
0 0
0
0
0
0 Def
No
90 100 5
NETWORK South
0
0 0
0
0
0
0 Def
No
Priorities 0
0 0 0 0 0
NETWORK West
0
0 0
0
0
0
0 Def
No
NODELOCATION
0
0
Approach Parameters
APPLABELS
N
E
S
W
GRADES
0.0
0.0
0.0
0.0
PEDLEVELS
0
0
0
0
BIKEVOLUMES
0
0
0
0
PARKINGSIDES
None
None
None
None
PARKVOLUMES
20
20
20
20
BUSVOLUMES
10
10
10
10
RIGHTTURNONREDS
0
0
0
0
UPSTREAMVC
0.00
0.00
0.00
0.00
Movement Parameters
MOVLABELS
RT
TH
LT
VOLUMES
5
620
61
WIDTHS
0.0
24.0
12.0
LANES
0
2
1
GROUPTYPES
Norm
Norm
Norm
UTILIZATIONS
0.00
0.00
0.00
TRUCKPERCENTS
2.0
2.0
2.0
PEAKHOURFACTORS
0.95
0.95
0.95
ARRIVALTYPES
3
3
3
ACTUATIONS
Yes
Yes
Yes
REQCLEARANCES
4.0
4.0
4.0
MINIMUMS
5.0
5.0
5.0
STARTUPLOST
2.0
2.0
2.0
ENDGAIN
2.0
2.0
2.0
STORAGE
0
0
0
INITIALQUEUE
0
0
0
IDEALSATFLOWS
1900
1900
1900
FACTORS
0.95
0.95
0.95
DELAYFACTORS
1.00
1.00
1.00
NSTOPFACTORS
1.00
1.00
1.00
SATURATIONFLOWS
0
3291
606
Phasing Parameters
SEQUENCES
11
ALL
PERMISSIVES
No
No
OVERLAPS
Yes
Yes
CYCLES
120
120
GREENTIMES
61.13
50.87
YELLOWTIMES
4.00
4.00
CRITICALS
8
5
RT TH LT
65 5 143
0.0 12.0 0.0
0 1 0
Norm Norm Norm
0.00 0.00 0.00
2.0 2.0 2.0
0.95 0.95 0.95
3 3 3
Yes Yes Yes
4.0 4.0 4.0
5.0 5.0 5.0
2.0 2.0 2.0
2.0 2.0 2.0
0 0 0
0 0 0
1900 1900 1900
0.95 0.95 0.95
1.00 1.00 1.00
1.00 1.00 1.00
0 1290 0
No No
Yes Yes
30
RT TH LT
128 465 5
12.0 12.0 12.0
1 1 1
Norm Norm Norm
0.00 0.00 0.00
2.0 2.0 2.0
0.95 0.95 0.95
3 3 3
Yes Yes Yes
4.0 4.0 4.0
5.0 5.0 5.0
2.0 2.0 2.0
2.0 2.0 2.0
0 0 0
0 0 0
1900 1900 1900
0.95 0.95 0.95
1.00 1.00 1.00
1.00 1.00 1.00
1444 1770 594
LEADLAGS
OFFSET
PEDTIME
RT TH LT
5 5 5
0.0 12.0 0.0
0 1 0
Norm Norm Norm
0.00 0.00 0.00
2.0 2.0 2.0
0.95 0.95 0.95
3 3 3
Yes Yes Yes
4.0 4.0 4.0
5.0 5.0 5.0
2.0 2.0 2.0
2.0 2.0 2.0
0 0 0
0 0 0
1900 1900 1900
0.95 0.95 0.95
1.00 1.00 1.00
1.00 1.00 1.00
0 1519 0
None None
0.00 1
0.0 0
log
All -Way Stop Control Page 1 of 2
ALL -WAY STOP CONTROL ANALYSIS
General Information Wte Information
Analyst
lChris Valdez
en ICo.
TE, INC
Date Performed
10510812006
Analysis Time Period
IPM peak
lProject ID South Fork Condominiums (31228Ex)
East/West Street: S 312th St.
North/South Street:
28th Ave S
olume Adjustments and Site Characteristics
pproach
Eastbound
Westbound
ovement
L
T
R
L
T
R
olume
320
3
41
2
1
0
/aThrus Left Lane
50
50
Approach
Northbound
Southbound
Movement
L
T
R
L
T
R
Volume
35
169
1
0
182
410
°/aThrus Left Lane
50
50
Eastbound
Westbound
Northbound
Southbound
L1
L2
L1
L2
L1
L2
L1
L2
Configuration
LTR
LTR
LTR
LTR
PHF
0.95
0.95
0,95
0.95
Flow Rate
382
3
214
622
/o Heavy Vehicles
0
0
0
0
No.Lanes
1
1
1
1
Geometry Group
1
1
1
1
Duration, T 1
0.25
Saturation Headway
Adjustment
Worksheet
Prop. Left -Turns
0.9
0.7
0,2
0.0
Prop. Right-Tums
0A
0.0
0.0
0.7
Prop. Heavy Vehicle
0.0
0.0
0.0
0.0
hLT-adj
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
RT-adj
-0.6
-0.6
-0.6
-0.6
1 -0.6
1 -0.6
-0.6
1 -0.6
HV-adj
1.7
1.7
1.7
1.7
1.7
1.7
1.7
1.7
a dj, computed
6.26
6.26
6.26
6.26
p e arture Headwayand
Service
Time
hd, initial value
3.20
3.20
3.20
3.20
initial
0.34
0.00
0.19
0.55
d, final value
6.26
6.26
6.26
6.26
final value
0.66
0.01
0.37
0.90
ove-up time, m
2.0
2.0
2.0
2.0
ervice Time
4.3
4.3 1
4.3
4.3
capacity and Level of
Service
Eastbound
Westbound
Northbound
Southbound
Li
L2
L1
L2
L1
L2
L1
L2
Capacity
554
253
464
686
Delay
20.76
10.47
12.89
36.40
LOS
C
B
B
E
Approach: Delay
20.76
10.47
12.89
36.40
LOS
C
B
B
E
intersection Delay
1 27.32
intersection LOS
I D
All -Way Stop Control
Page 1 of 2
ALL -WAY STOP CONTROL ANALYSIS
General Information Site Information
Analyst
chns valdex
encylco.
TF. INC
Date Performed
V5IOW006
al sis Time Period
JPMpeak
EasUWesl Street: S 312th St. NorthlSoulh Street: 28th Ave. S
Volume Adjustments and Site Characteristics
Approach
Eastbound
Westbound
Movement
L
T
R
L
T
R
Volume
355
5
45
2
1
0
/oThrus Left Lane
50
50
Approach
Northbound
Southbound
Movement
L
T
R
L
T
R
Volume
40
185
1
0
200
455
%Thrus Left Lane
50
50
Eastbound
Westbound
Northbound
Southbound
L1
L2
L1
L2
L1
L2
Ll
L2
Configuration
LTR
LTR
LTR
LTR
PHI
0.95
0.95
0.95
0.95
Flow Rate
425
3
237
688
/a Heavy Vehicles
0
0
11
0
No. Lanes
1
1
1
1
Geometry Group
1
1
1
1
Duration, T
0.25
Saturation Headway Adjustment Worksheet
Prop, Left -Turns
0.9
0.7
0.2
0.0
Prop. Right -Turns
0.1
0.0
0.0
0.7
Prop. Heavy Vehicle
0.0
0.0
0.0
0.0
hLT-adj
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
hRT-adj
-0.6
1 -0.6
1 -0.6
1 -0.6 1
-0.6
1 -0.6
1 -0.6
1 -0.6
HV-adj
1.7
1.7
1.7
1.7
1.7
1.7
1.7
1.7
hadj, computed
6.52
6.52
6.52
6.52
Departure Headway and Service Time
hd, initial value
3.20
3.20
3.20
3.20
initial
0.38
0.00
0.21
0.61
d, final value
6.52
6.52
6.52
6.52
final value
0.77
0.01
0.44
1.05
Move -up time, m 1
2.0
2.0
2.0
2.0
Service Time 1
4.5
4.5
4.5
4.5
Capacity and Level of
Service
Eastbound
Westbound
Northbound
Southbound
Ll
L2
L1
L2
Ll
L2
L1
L2
Capacity
549
253
487
688
Delay
28.01
11.05
14.63
71.77
LOS
D
B
B
F
Approach: Delay
28.01
11.05
14.63
71.77
LOS
D
B
B
F
Intersection Delay
47.88
Intersection LOS
E
lS
f1tP'//�•�I tnM nrtantc onril Qo+4. r. rrn\(la... o.+\T ..n„1 Ci.+++:....`..\T.....-.-\._r11-1177 !'t ._____ nrinnirtnn�
r_. All -Way Stop Control Page 1 of 2
ALL -WAY STOP CONTROL ANALYSIS
General Information jSite Information
nal sl
jahris Valdez
Intersection
312128
enc 1Co.
TE, INC
Juriisdiction
Federal Way
Date Perrormed
051OW006
nal sis Year
with project
nalysis Time Period
IPMoeak
Pr❑'ect 40 South Fork Condominiums (31228tNP)
East/West Street: S 312th St. North/South Street: 28th Ave. S
olume Adjustments and Site Characteristics
roach
Eastbound
Westbound
Movement
L
T
R
L
T
R
Volume
355
5
1
46
1
2
1
0
/oThrus Left Lane
50
50
Approach
Northbound
Southbound
Movement
L
T
R
L
T
R
Volume
41
186
1
0
202
455
/oThrus Left Lane
50
50
Eastbound
Westbound
Northbound
Southbound
L1
L2
L1
L2
L1
L2
L1
L2
Configuration
LTR
LTR
LTR
LTR
PHF
0.95
0.95
0.95
0.95
Flow Rate
426
3
239
690
% Heavy Vehicles
0
0
0
0
No.Lanes
1
1
1
1
Geometry Group
1
1
1
1
Duration, T
6.25
Saturation Headway
Adjustment
Worksheet
Prop. Left -Turns
0.9
0.7
0.2
0.0
Prop. Right -Turns
0.1
0.0
0.0
0.7
Prop. Heavy Vehicle
0.0
0.0
0.0
0.0
hLT-adj
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
hRT-adj
-0.6
-0.6
-0.6
-0.6
-0.6
-0.6
-0.6
-0.6
hHV-adj
1.7
1.7
1.7
1.7
1.7
1.7
1.7
1.7
hadj, computed
6.52
6.52
6.52
6.52
Departure Headway and
Service
Time
hd, initial value
3.20
3.20
3.20
3.20
initial
0.38
0.00
0.21
0.61
d, final value
6.52
6.52
6.52
6.52
final value
0.77
0.01
0.44
1.05
ove-up time, m
2.0
2.0
2.0
2.0
Service Time
4.5
4.5
4.5
4.5
Capacity and Level of
Service
Eastbound
Westbound
Northbound
Southbound
L1
L2
L1
L2
L1
L2
L1
L2
Capacity
548
253
489
690
Delay
28.20
11.06
14.73
73.37
LOS
D
B
B
F
Approach: Delay
28.20
11.06
14.73
73.37
LOS
D
B
B
F
Intersection Delay
48.74
Intersection LOS
E
-fita•//(�•\Tlnrnmantc OHA CPi-FITiYC\lh,,,,o,.\T ,,,..,1 Co++; r,.,�\Tom.,1„'�LTI!"7 +,�.� nc/noi�nnc
Two -Way Stop Control
Page 1 of 2
M
TWO-WAY STOP CONTROL SUMMARY
General Information
Site Information
Analyst
Agency/Co-
Date Performed
Analysis Time Period
Chris Valdez
JTE, INC
0510812006
PM Reak
Intersection
Jurisdiction
Analysis Year
SAI28
Federal Way
with project
Project Description South Fork Condominiums (28SAWP
East/West Street: Site Access
North/South Street: 28th Ave. S
Intersection Orientation:
North-South[Study
Period hrs : 0.25
Vehicle Volumes and
Adjustments
Major Street
Northbound
Southbound
Movement
1
2
3
4
5
6
L
T
R
L
T
R
Volume
0
226
8
3
247
0
Peak -Hour Factor, PHF
0.95
0.95
0.95
0.95
0.95
0.95
Hourly Flow Rate, HFR
0
237
8
3
260
1 0
Percent Heavy Vehicles
0
--
--
0
--
-
Median Type
Undivided
RT Channelized
0
0
Lanes
0
1
0
0
1
0
Confiquration
TR
LT
Upstream Signal
0
0
Minor Street
Westbound
Eastbound
Movement
7
8
9
10
11
12
L
T
R
L
T
R
Volume
3
0
2
0
0
0
Peak -Hour Factor, PHF
0.95
0.95
0.95
0.95
0.95
0.95
Hourly Flow Rate, HFR
3
0
1 2
0
0
0
Percent Heavy Vehicles
0
0
0
0
0
0
Percent Grade (%)
0
0
Flared Approach
N
N
Storage
0
0
RT Channelized
0
0
Lanes
0
1
0
0
0
0
Configuration
LTR
Dela , Queue Len th, and Level of Service
Approach
NB
SB
Westbound
Eastbound
Movement
1
4
7
8
9
10
11
12
Lane Configuration
LT
LTR
(vph)
3
5
C (m) (vph)
1333
612
Ic
0.00
0.01
95% queue length
0.01
0.02
Control Delay
7.7
10.9
LOS
A
8
Approach Delay
--
--
10.9
pproach LOS
--
8
7
Copyright C 2000 University of londa 1 Rights Reserved Version 4 I c
0 P
file•//(�•\Tlnrtiimcntc anr) Qa1-Fn+no�(l.:mor�l .....,1 C.+++:.�....l T,,.....�\._'l1.Tl!'�O a�_� nrinn i..nnr
Sat-11/05/2005 01:54 PM
0516582 Rear End
W->E W->E ' ' P 2
Yearly Totals: Number of Collisio
4
Totals: 0 5 2 0 7
Link Totals: Number of Collision
9
Totals: 0 5 7 1 17
Totals for Corridor
Number of Collisions:
12
Total Vehicles Involved:
20
j
Number of Fatalities:
0 (0.00%)
i
Number of Injuries:
316 25.00%)
I
Number of PDOs:
9 (75.00%
f !�
1_
1
l�
�r
L
L
L
Page 2
King County: Assessor Property Characteristics Report
rage i or _
0 King County
By law this information may not be used for commercial purposes.
Assessor Real Property Records:
SOUTH FORK Parcel Number 0921049148
Taxpayer HOMES LLC Account Number 092104914806
Tax Year 2005 Levy Code 1205
Tax TAXABLE Taxable Value NONE OR
Status Reason UNKNOWN
Appraised Land Value $14,000 Taxable Land Value $14,000
Appraised $69,000 Taxable Improvement Value 1$59,000
Improvement Value
Taxpayer SOUTH FORK
HOMES LLC
Tax Year 2006
Tax TAXABLE
Parcel Number
Account Number
Levy Code
Taxable Value
Reason
0921049148
092104914806
1206
NONE OR
UNKNOWN
Appraised Land Value
$70,000
Taxable Land Value
$70,000
Appraised
Improvement Value
$3,000
Taxable Improvement Value
$3,000
Assessor Property Sales Records:
Tip: Use the Recorders Offio�;_ Excise T;'xAffidavits.Rep90
M c-pp mnrP sales records details
Sale Date
1/11/2006 Isale
Price
$656,500
Seller Name
GOLDEN EAGLE RESOURCES LLC
Buyer Name
SOUTH FORK HOMES LLC
Sale Date
1/9/2006 Sale Price 1$450,000
Seller Name
DERMESTES LLC
Buyer Name
GOLDEN EAGLE RESOURCES LLC
Sale Date
6/21/1996
ISale Price
$0
Seller Name
PARKER TAMERA Z
Buyer Name
PARKER THOMAS C
Sale Date
6/21/1996
Isaie Price jw0000
Seller Name
LIKINS RALPH
httn•//www5 mPtrnke.cFnv/rennrt-,/nrnnerty renort.asn?PIN=0921049148
5/1/20
King County: Assessor Property Characteristics Report
Fage l of .
Buver Name 1PARKER THOMAS C
R Parcel F_
District Name
FEDERAL WAY
Property Name
Property
Type
RESIDENTIAL
Present
Single Family
Plat Name
Use
(C/I Zone)
Water
WATER
Plat Block
P
System
DISTRICT
Plat Lot
Sewer
System
PRIVATE
Lot Area
7,200 SgFt
Access
PUBLIC
(0.17 acres)
Section/Township/Range
SE 9 214
Street
! PAVED
Surface
3
Assessor Legal Description Records
Account 092104914806 Record 01
Number Number
Legal 092104 148 N 60 FT OF W 160 FT OF S 1/2 OF
Description NE 1/4 OF SE 1/4 LESS RD
Assessor Resldentia[ Building Records,
Address
31408 28TH AV S 98003
Building Grade
`Average
Building number
1
Condition
Poor
f Bedrooms
2
Year Built
195��dl/2
Baths
1
Year Renovated
0
Baths
0
Total Living SgFt
800
3/4 Baths
0
1st Floor SgFt
800
Stories
1
Half Floor SgFt
0
Single Story
Fireplace
0
2nd Floor SgFt
0
Multi Story
Fireplace
0
Upper Floor SgFt
0
Free Standing
Fireplace
0
Total Basement SgFt
10
Bast ment Garage
0
�It J/
16 1,ttn•/Aanana75 mPtrnlrr anv/n-nnrtc/nrnnarty rPnnrt acn7P1N=0Q?104914R
King County: Assessor Property Characteristics Report
Page 3 of
Total Finished
0
Attached Garage
0
Basement SgFt
SgFt
Finished Basement
NONE OR
Open Porch SgFt
0
Grade
UNKNOWN
Enclosed Porch
0
Daylight Basement
SqFHeat
System
Floor-
Wall
Deck SgFt
0
Heat Source
Gas
Percent Brick
Stone
0
This report was generated: 5/1/2006 2:40:36 PM
Related on-line reports:
King,.,County GIST,_Property..,informati,o FA,Q
King -County Assessar;. somit_a. request to_e_orrect this
information
DD.ES: Permit_App.lications_ Report.
King County: districts and Development Conditions. Report
King County Assessor;_,eReaf__Pro_p.0rty.._ Report (PUE_fQrmat. require
Acrobat)
King County Assessor: t3uarter c#�o __ Report (PQE format
requires Acrobat)
King County Treasury Gperations:_ Property Tarr information
Recorders Off ice:..Exc se Tax_Affidav ts_ Report
Recorders.Offce: SeaCtet!_.ImageS_9f..pfats, suryeys__and.. other map
documents
Enter a 10 digit Parcel
Number:
or Enter an address:
Search
King_County I GIS_Center I News I Services I Comments I Search
By visiting this and other King County web pages,
you expressly agree to be bound by terms and conditions of the site.
The details.
(2D
�" i,++_//_nin„G rr trnlrn n mr/r "r vto/"rn vt�r ra"vt ao„' PTNT—(1Q71 OAQ1AR VI /?0I
King County: Assessor Property Characteristics Report
rage i of .
CountyKing Hume I+SiNSreh
er�ices Comer�ts 5ea
By law this information may not be used for commercial purposes.
Assessor Real Property Records:
SOUTH FORK
Parcel Number
0921049142
Taxpayer
HOMES LLC
Account Number
092104914202
Tax Year
2005
Levy Code
1205
Tax
Taxable Value
NONE OR
Status
TAXABLE
Reason
UNKNOWN
Appraised Land$175,000 Taxable Land Value $175,000
Value
Appraised $6,300 Taxable Improvement Value $6,300
Improvement Value
Taxpayer SOUTH FORK
HOMES LLC
Tax Year 2006
Tax TAXABLE
-qtat► ►--
Parcel Number
Account Number
Levy Code
Taxable Value
Reason
0921049142
092104914202
1206
NONE OR
UNKNOWN
Appraised Land
$175,000
Taxable Land Value
$175,000
Value
Appraised
$6 300
Taxable Improvement Value
$6,300
Improvement Value
'
Assessor Property Sales Records:
Tip: Use the RecordersOffim Excise.Tsx_A ffjA8Vits_R@port
to Gee more sales records details
Sale Date
1/11/2006
ISale Price 1$656,500
—1
Seller Name
GOLDEN EAGLE RESOURCES LLC
Buyer Name
SOUTH FORK HOMES LLC
Sale Date
1/9/2006 Sale Price 1$450,000
Seller Name
[DERMESTES LLC
Buyer Name
GOLDEN EAGLE RESOURCES LLC
Sale Date
3/27/1998 Sale Price
$0
Seller Name
PARKER THOMAS C
Buyer Name
PARKER THOMAS C+TAMERA Z
Sale Date
3/27/1998 ISale Price
1$0
CZv
httn_//www5.metrokc.Lyov/renorts/nronerty renort.asti?PIN=0921049142
5/1 /20
King County: Assessor ProperiN Characteristics Report
rage t or
Seller Name
PARKER THOMAS C+TAMERA Z
Buyer Name
DERMESTES L L C
Sale Date
6/21/1996 Sale Price $0
Seller Name
PARKER TAMERA Z
Buyer Name
PARKER THOMAS C
Sale Date
6/21/1996 Sale Price
1$180,000
Seller Name
LIKINS RALPH
Buyer Name
PARKER THOMAS C
Assessor Parcel Records:
District Name
FEDERAL WAY
TROPICAL
Property
Property Name
FISH IType
COMMERCIAL
WHOLESALE
I
Plat Name
Present Use
Warehouse I
_
I
Water
WATER
Plat Block
System
DISTRICT
Plat Lot
Sewer
System
PUBLIC
66,273 SgFfi
Lot Area
(1,52 acres)
Access
PUBLIC
Section/Township/Range
SE 9 21 4
Street
Surface
PAVED
Account 092104914202 Record 101
Number Number
Legal 092104 142 POR N 1/2 S 1/2 NE 1/4 SE 1/4 LY
Description WLY OF ST HWY LESS N 60 FT OF W 150 FT
LESS CO RD
Address
31408 28TH AV S 98003
Building Number
1
Building Quality
LOW COST
Number of Buildings
1
Building
Description
OFFICE & WHSE
0
httn•/hxnuwi metrnlrr vnv/v-nnrtc/nrnnarty rennrt a,an?PTN=09?.l 049147.
5/1/20
King County: Assessor Property Characteristics Report
Page 3 of
'Year Built
1949
Construction
Class
MASONRY
Gross SgFt
6984
Shape
Rect or Slight
Irreg
Net SgFt
16984
ISprinklers
IN
Stories
1
jElevators
Heating System
FORCED AIR UNIT
Predominant Use
STORAGE WAREHOUSE (406)
This report was generated: 5/1/2006 2:3&55 PM
-<elatea on-line
King County GIS: Property.. information TA-
_ County. Assessor:_.Submit__a request.tg correct.this.
information
DDES; Rerrnit.Applicat ons._Report
Icing County.:DiStftts d_Qe►reio.�mentConditions Report
King_County Assessor:_eReal Property Report (PDF format requires
Acrobat
King. County Assessor:_ Quarter Section Map -Report (P DF format
requires Acrobat)
King County Treasury Operations: Property T.ax IntQrmatior�
Recorders Office: Excise Tax -Affidavits Report
Recorders_ Office; _Scannsd _images_ of._plats, .surveY_s, and.,ofiher_meP_
documents
Enter a 10 digit Parcel
Number:
or Enter an address:
Search
King County I G_IS_ Center I News I Seryices I Comments j Se_arch
By visiting this and other King County web pages,
you expressly agree to be bound by terms and conditions of the site.
The details.
ob
httD://www5.metrokc.gov/reports/0ror)erty renort.asn?PTN=092104914? 5/10001
22-1377 Number of spaces - Minimum.
(a) Generally. Except as provided in subsection (c) of this section, the number of
parking spaces required by FWCC 22-596 through 22. g71 for any particular use is
the minimum number of parking spaces required for that use, and the applicant shall
provide at least that number of spaces.
(b) Guest parking for residential uses. For residential uses, the city may require
guest parking spaces in excess of the required parking spaces, if there is inadequate
guest parking on the subject property.
(c) Exceptions. The number of parking spaces required by this Code for a particular
use may be reduced only when the use for which the parking is required:
(1) Provides shared parking in accordance with FWCC 22. 4422;
(2) Is located in the CC-C or CC-F zones and is accompanied by a traffic demand
management plan which, as a condition of project approval, the applicant shall
implement. In such an instance, the director may approve reduction of the required
number of parking spaces by up to 20 percent. Transportation demand management
options which can be considered by the director include, but are not limited to, the
following:
a. Private vanpool operation;
b. Transit/vanpool fare subsidy;
c. Preferential parking for ca rpools/va n pools;
d. Flexible work -hour schedule;
e. Participation in a ride -matching program; or
f. Bicycle parking facilities;
(3) Is located in the CC-C or CC+ zones, is adjacent to a public street right-of-way
classified to allow on -street parking and the applicant makes a one-time contribution
to a city fund established strictly to fund development of a on -street parking. The
amount of the contribution will be basted on a per stall cost established by the city,
and the required number of stalls may be reduced on a one for one basis according
to the amount of the contribution paid;
(4) Provides a parking study in accordance with FWCC 22-1398(2). (Ord. No. 90-
43, § 2(105.15), 2-27-90; Ord. No. 97-296, § 3, 6-17-97)
22-1398 Criteria.
The city may grant or require a modification to the provisions of this article if the
city determines, based on the submitted plans and/or other information that the
following criteria have been met for modifications to the applicable sections:
(1) The parking area design provisions of FWCC 22.1441(b) and 22-1452 may be
modified if:
a. The modification will not create any vehicular or pedestrian safety
problerns;
b. The modifications will not affect the ability to provide any property with
police, fire, emergency medical and other essential services; and
c. One of the following requirements is met:
1. The modification is necessary because of a pre-existing physical
condition; or
0�)
�n
in
2. The modification will produce a site design superior to that which would
result from adherence to the adopted standard.
(2) A decrease in the required number of parking spaces under FWCC 22-1377
may be permitted if a thorough parking study documents that a fewer parking spaces
will be adequate to fully serve the uses. (Ord. No. 90-43, § 2(105.115(3)), 2-2.7-90;
Ord, No. 97-296, § 3, G-17-97)
22-667 Attached, detached, stacked dwelling units. The following uses shall be
permitted in the multifamily residential (RM) zone subject to the regulations and
notes set forth in this section:
USE ZONE CHART DIREMONS: FIRST, read down to find use ... THEN, across for REGULATIONS
[Minimums Maximums
=
USE REGULAiIONS1.[>!t
Required
k. i
Required Required Yards
t
Review Lot
Procesg Lot Size Side Coverage
Height of
Structure
Parking
Spaces
SPECIAL REGULATIONS ANC
Front Rear
(each)
NOTES
li
1. The minimum amount of lot
area per dwelling unit is as
follows: a. In RM 3.6 zones, th
subject property must contain
least 3,600 sq. ft. of lot area G
dwelling unit. b. In RM 2.4
zones, the subject property mi
contain at least 2,400 sq. ft. c
lot area per dwelling unit. c. In
In RM 3.6
RM 1.8 zones, the subject
and 2,4
property must contain at least
zones, 30
1,800 sq. ft. of lot area per
ft. above
dwelling unit. 2. The subject
average
property must contain at least
building
2 per
400 sq. ft. per dwelling unit of
elevation.
dwelling
common recreational open
In RM 1.8
unit for
space usable for many actiwti
7,200 sq. 601/6 in
zones, 35
detached
At least 10% of this required
ft. with a RM 3.6
ft. above
units 1.7
open space must be developE
n
Attached, detached Process density as 20 zooe.
5 ft. 5 ft. 70% in
a
average
building
per unit
and maintained with children'
Play equipment. If the subjeci
or stacked dwelling II established ft
on the RM 2.4
elevation
for
property contains four or mor
units
zoning map zone and
30 ft.
attached
units, this required open spa(
See note 1 1.8 zone
above
or
stacked
must be in one or more piece
average
each having a and wid
building
dwelling
of at least 25 ft, In add on, I
elevation
units
the subject property contains
for
or more units, at least 50% o
detached
this required open space mu:
dwelling
be in one or more pieces eac
units See
having a length and width of
note 4
least 40 ft. 3. No facade of ai
structure may exceed 120 ft.
length. In addition, any facad
a structure that exceeds 50 f
length must be modulated a:
follows: a. The minimum dep
of the modulation is three ft.
The minimum width of the
modulation is four ft. c. The
maximum width of the
r-
Process I, II, III and IV are described in §§ 22-351- ''2-
336. -1 ;361 - 22 37 0. 22-'1824 .6 - ii, 22•431 -
22-460 respectively.
(Ord. No. 90-43, § 2(25.15), 2-27-90; Ord.
97-291, § 3, 4-1-97; Ord. No. 99-333, § 3,
Ord. No. 02-424, § 3, 9-17-02)
modulation is 35 ft. 4. Except foi
detached dwelling units, if any
portion of a structure on the
subject property is located less
than 100 ft from an adjacent
low density zone, then either; a.
The height of that portion of the
structure shall not exceed 15 ft
above average building
elevation; or b. The facade of
that portion of the structure
parallel to the low density zone
shall not exceed 50 ft, in lengtr
5. Section 22-946 et seq.
contains regulations regarding
home occupations and other
accessories, facilities and
activities associated with this
use. 6. Refer to Article XVII,
Landscaping, for appropriate
requirements. 7. For sign
requirements that apply to the
project, see Article XVIII.8. For
community design guidelines
that apply to the project, see
Article XIX. 9. For provisions th;
relate to the keeping of animal
see § . et seq.
For other information about
parking and parking areas, se(
§ 22-1376 et seq. For details
what may exceed this height
limit, see § et seq. Ft
details regarding required yarc
see § et seq.
�o. 93-170, § 7(Exh. B), 4-20-93; Ord. No.
1-19-99; Ord. No. 01-385, § 3, 4-3-01;
ME
M
F-
O
J
a
7
a
Ln
Ml
N
M
O
v
O
O
N
O�
N
11
E2
QUANTITY TAB - THIS SHEET ONLY
��
0 )0 20
SCALE IN METERS
G - l l l\ V Y G V G! H I l U N
SAVE AND PROTECT,
SEE SECTION 1-07.16(2).
QUANTITY TAB - THIS SHEET Y
SYMBOL
ITEM
QUANTITY
LS1
LS2
LS3
TS1
T2
T3
T4
PLANT SPACING a 4" O.C.
COMPACT OREGON GRAPE
86
67
70
Pcq)
RED FLOWERING CURRENT
43
34
35
SALAL
86
67
70
WESTERN RED CEDAR
3
PLANT SPACING a 4" O.C.
DOUGLAS FIR
SALAL
6
12
TALL OREGON GRAPE
6
PLANT SPACING a B' O.C.
DOUGLAS FIR
75
74
162
WESTERN RED CEDAR
19
19
46
OTTO LUYKEN LAUREL
3
WILDFLOWER SEED MIX (HA)
.05
.05
.12
SOIL AMENDMENT 00)
21
17
17
2
37
361
90
COMPOST (m3)
7
6
6
i
3
3
6
BARK OR WOOD CHIP MULCH (m3)
21
17
17
1 1
12
12
30
ONAL PLANTING
ARK OR WOOD CHIP MULCH RINGS
DEPTH WITHIN A 300 MM RADIUS
ER SEED MIX IS TO REMAIN.
T4
E3
STATE OF
f WASHINGTON
REGISTERED
a VY LANDSCAPE ARCHITECT
SALLY A.ANDERSON
CERTIFICATE NO. 372
DATE:
�W.
TAT
FED.AID PROJ.NO.
�w7o Washington State
Department of Transportation
1-5
FEDERALHOy DIRECT ACCESS STREET
PL2
10
FLASH
DESIGNED SY A. SAWICH
ENTERED BY A. STYEAS
CHECKED BY B. MOCLARE
,a. mown
PROD. ENGR. J. MEREO(7
( gE�
�##
of
SHEETS
REGIONAL ADM. L. ENG
coxrnacr Ila_
- -
PLANTING PLAN
DATE
DATE
REVISION
BY
C
OF
En
ll.._
W
w
x
Ln
Lu
(L
a
U
En
0
Z
a
J
N
T
tD
J
x
/
lD
0
N
Q
TV
QI
0
J
a
0
aIa)J
EXISTING VEGETATION
SAVE AND PROTECT,
SEE SECTION 1-07.16(2).
1
u ,
t
EXISTING VEGETATION
SAVE AND PROTECT,
SEE SECTION 1-07.16(2).
r
_
—;�
S__s�__ _ _ _-5
•r .rr rr r r r r
_ .. .. _._._.. .._ ..._.. _..._ ....
.. � ..:—.L.!:��`i T_:�i�r�=J--•F
t z
-=-va�_��.z— —
_ —=—lr—f�--^� Tr
h fIN
I NE
•0
s 0D
NOTE:
1. IN AREA T5, PLACE BARK OR WOOD CHIP MULCH RINGS
TO A 75 MM NON -COMPACTED DEPTH WITHIN A 300 MM RADIUS
AROUND EACH PLANT.
2. IN AREA T5, WILDFLOWER SEED MIX IS TO REMAIN.
QUANTITY TAB - THIS SHEET ONLY
SYMBOL
ITEM
QUANTITY
T5
E4
PLANT SPACING a 8' O.C.
DOUGLAS FIR
196
WESTERN RED CEDAR
49
- WILDFLOWER SEED MIX
(HA)
,13
.30
SOIL AMENDMENT (m3)
96
223
COMPOST (m3)
32
BARK OR WOOD CHIP MULCH (m3)
7
E4
STATE OF
WASHINGTON
REGISTERED
LANDSCAPE ARCHITECT
SALLY A.ANDERSON
CERTIFICATE NO.372
0 FO 70 DATE:
SCALE IN METERS
jv
FED.AID PROJ.NO.
DESIGNED BY A. SAYICH
I-5
ENTERED BY A. STYERS 10 WASH Amok Washington State FEDERAL NAY - S 317TH STREET L
CHECKED BY B. ►toeLARE a Joe rc HOV DIRECT ACCESS
PROJ. ENGR. J. MEREDI7
�. Department of Transportation s« E
REGIONAL ADM. L. ENG CONTRACT NO.PLANTING PLAN '
DATE DATE REVISION BY
SHEETS
C
U
T
�C
•U
3
rV
En
ED
J
X
rn
M
M
01
co
In
a1
U
W
O
i1
L
L
O
m
10
W
rn
to
c"
H
O
J
d
m
2
m
M
N
O
v
O
O
N
N
FED.AID PROJ.NO. �ctiex
DESIGNED BY C.LEE
r�A
ENTERED BY C.LEE 10 WASH � s
CHECKED 6Y M.WALLAIA jag WHO"
f ROJ . EHGR. J.MEREO i TH 02AO51
REGIONAL ADM. D.OYE (7otmict MD. ",ORAL
DATE RAG
DATE DATE REVISION —FB—Yl cpmiHuvoto�
AM6
Washington State
Department of Transportation
SOMDTRAIMT
1-5 WV1
FEDERAL WAY - S 317TH STREET
NOV DIRECT ACCESS ZSHEET
OF
WALL VICINITY MAP
SHEETS
cI
0
v
3
N
a1
to
J
X
rn
rM
M
a1
aJ
N
U
w
O
M
T
L
L
0
m
10
W
rn
ro
al
V
Ln
Ul
O
J
d
v
O
O
N
cn
N
11
U I
j
N
J
T 71 N R AP W AA
0 10 20 30 40
SCALE IN METERS
FED.AID PROJ.NO.
DESIGNED BY C.LEE
I
I 10
WASH
ENTERED BY K.CRONEN
CHECKED BY M.YIALLAIA
209 mm%ER
PROJ. ENCR. J.MEREDITH
02AO51
REGIONAL ADM. D.DYE
=NTAACT go.
DATE I REVISION
�,acxsk
m o
x
t
�tr +�7iTtiR �Q��
r�ORAL 3
hvv a w
"r Washington State
•/� Deparlment of Transportation
ir
S«,tmTwAMU
1-S W3
FEDERAL WAY - S 317TH STREET
HOV DIRECT ACCESS
SHEET
208
WALL PLAN
SHEETS
0
0
3
N
a1
lD
X
M
M
M
al
a)
N
U
w
O
N
T
L
L
v
m
v
w
M
Hl
a1
V
N
lD
O
O
J
a_
Q-
EV
T
O
Q
N
O
IT
O
O
EV
aT
N
O
U
N
m
J
T. 21N R. 4E. W.M.
All Dimensions in meters unless otherwise noted
❑ 10 20 30 40
SCALE IN METERS
REGION
1o. No.
FED. AI D PROJ . NO.
CIt3N .'s y
m
_
'r ♦� a `o ��
'r dint +
Qx�L t�6
E_ .w au�
�Washington State
'If Department of Transportation
l�
SouxoTRANSIr
!_
FEDERAL WAY S 317TH STREET
HOV DIRECT ACCESS
_ __ _
W4
10
WASH
-
DESIGNED BY C.LEE
ENTERED BY K.CRONEN
CHECKED BY M.MALLAI A
'O° ""�"
02AO51
SHEET
29
OF
SHEETS
PROD. IENGR. J.MEREDITH
REGIONAL ADM. D.DYE
r NO.
WALL PLAN
DATE
DATE
REVISION
BY
M
M
M
Q1
co
Ln
UI
T
L
L-
a
m
m
M
N
T
N
O
u
U
N
N
J
' I
I
a
-�
mo
co
v •.--•--— —
.
j
II
'
I
} 0to
o
m
'—
0
w
Ln oti
m
fn
i
in en
z¢a
o
O
�
O
o
!
rN
P
mM
oo+_•
w!
T
O:
-+ n O N
d MrQOI
m
r
M m.
.--, N
M V'
.-. N
I`rf
..•.
N
�M
..-.
N
IM N
..-� I N
M
.�
N
IM
.-.
P 'Q 'Q
C Y Ml S' 4 4
Q P
145
o
J`
a ¢—
T
-j-
1145
1 1
_
�p
,..,; In
-
W U'W
-
U
-
W
•W
U
IW
IW
u
1w
IW u IW u
IW CJ W u W
W p] W
M
k
I
143
+aci`
143
f
III
I
I
i
141
i
II
i I
I
-14
SPIER N
. 2
1139
i
137
137
f
135
I
'
� i
I
1
+
!_.__
i
- --� --135
_ _ _
'
133
I
!
!
i TOP
WA
L AT CURB LIE
70F' OF SE_W TRAFFIC 8 IRRIER
133
-
---
EXISTING C
OUND I
l
I
4 1+..10
x
I
1+ 7
30
1+
510
' 1+ 70
T
1
1
1 +
90
+
1 1 U
1+130
8
i
1+850
B 1
J
I
J
i {II
I
m
W E
1
N
m
d I
r'
o
...
z
....
V
._.
....
...
v
...
¢
t'j p
cp
.-.
no
N
Ilfl
Ir.'1
Q1
iIIP �N ID
H
W
N
z J Ul
O
4
co
IIn
m
O
12
O
IY-
O
'Q
N
.+ O:Ln 130
_
J_
O
a7
ID
1-
P
O
O
iN
Irn
m
O
P cn C3 P
LLN 3 M
N
N
IN
8
N
O
N
.
O
p
O'O
_
01
-
5
z
QYC
M
'Q
m
m
P: I
P N M
o
.
i-9-
Nm
ITEM DESCRIPTION
QUANTITY
D. 2B
UNDERORAIN PIPE 150mm DIAN.
STRUCTURE EXCAVATION CL. B INCL. HAUL
SHORING OR EXTRA EXC. CL. B
W
GRAVEL BACKFILL FOR DRAIN
STRUCTURAL EARTH WALL
BACKFILL FOR STRUCTURAL
EARTH WALL INCL. HAUL
4746m
3788m]
SEW TRAFFIC
BARRIER
128m
llim
+ + + + + + + +
Gtl . i N . y'OdP
U LA cc U41 ULLI U w u w Cj W Uui U w ILJ u IW u1d UIW O�-
o .- o
O J U a
I
145 o3zIn 145
UUZLa� NOTIS:
i WmW
143! 1 ! I 4-3 1. WALL 1--_MBEDLNT 9HALL 3E A I..IINIMUA OF
1 � I I I I 0.61 i+4E TER... OR 1 ❑ PERCENT • F WALL HEI�li7 ,
l I WHICHEVER IS GREATER.
141 I _ 1 ! 41 _ FOR-•J NE7-I0N -S(3 _EA -1-13*;-
PIER N . 2 �— - SEE IfS AND'
ILL MINAT [ON P ANS.
139 1 9 FFSEfS ARE A UREA 0 WALL FA
' ELEV NONs ARE CALLED AT CURB LI VE.
137 - -- -- - -- -- --- ; - -_ I - 137
I r TOP OF SEW TRAFFIC BARRI R
'TOP OFI WALL DOTIN E ISTIN CROUN]J � T iP OF HALL A1� CURB �_INE 1
—13 5 135_
1+530 1+950 1+ 70 1 9190 j 2+ 110 2+ 130 2+ 150
— -- —_ _ �WA L1-iiao .1&-�B -
AL.- DI iENSI )NSN METERS UNLEiS O'HERW'[SE TOTE .A.D.oF 1938
"LNo. STATE FED.AIO PROJ.NO.
actaN
DESIGNED BY C.LEE 10 WASH MAP
State I�5 WP2
ENTERED BY C. LEE -i A Department of Transportation FEDERAL WAY - S 317TH STREET
CHECKED BY M.WALLAIA im wumun ;l HOV DIRECT ACCESS SHEET
PROJ. ENGR. J.MEREDITH LMAOSl •�'�o+sip*`'��� )� ZII
`°"lamer no.
�,0x"` WALL PROFILES REGIONAL ADM. D.OYE $gir�oTw>,Nnt DF
DATE DATE REVISION I BY Lo nva°• SNEETS
m m
REUSE OF DOCUMENTS
OWNER:
SOUTH FORK HOMES LLG
P. O. BOX 330
SUMNER, WA 38.330
T: (253) 902-93.31; F: (253) 735-0308
ARC,HITECT :
J O N GRAVES ARCHITECTS �t PLANNERS
PRINCIPAL IN CHARGE: JON GRAVES
PROJECT CONTACT: JOHN F. WHITE
3110 R U ST0 N WAY S U 1 TE D
TAG O r`'IA, WA 38402
7: (253) 272-4214; F: (253) 272-4218
E-I"IAIL : jwhite@jgarchs.com
SOUND ENGINEERING INC.
PROJECT CONTACT: I EAH D U N STO N
1010 PACIFIC AVE, SUITE OOG
TAG O I`'IA, WA 0840 2
T: (253) 573-0040 : F: (253) 573-0142
E-I"4w1AIL: leah@soundenginc.com
CONTRACTOR:
GIZIMSTAD CONSTRUCTION
PROJECT CONTACT: RON GRIMSTAD
21842 148TH AVE SE
KENT, WA 98042
T: (253) G31-70OG F: (253) ro39-0852
E-MAIL
31408 28TH AVE E
FEDEPw4,AL WAY, WA 38003
VICINITY MAPNORTH0
PROJECT INFORMATION
GOVERNING JURISDICTION: CITY OF FEDERAL WAY WA
GOVERNING CODES:
I RC 2003, WSEG 2002, UPC 1-907
ZONING [DISTRICT: RM 2.4 (RESIDENTIAL MULIFAMILY)
CONSTRUCTION TYPE: V N
NUMBER OF FLOORS: (3) THREE FLOORS
DRAWING INDEX
Tl
COVER SHEET
A1.0
PROPOSED SITE PLAN
A2.0
1ST FLOOR PLAN
A2.1
2ND FLOOR PLAN
A2.2
3RD FLOOR PLAN
A3.0 BUILDING ELEVATIONS
A3.1
ENERGY ENVELOPE
WA. STATE ENERGY CODE; WAG 51-11; PRESCRIPTIVE METHOD FOR
GROUP "R" OCCUPANCY, CLIMATE ZONE 1 ; OPTION VI (2)
LEGAL DESGRIP71ON
ABE3REVICATIONS:
SYME30L[D
OUBLE OUBLE PANE INSULATED "U" = 0.400 PROVIDED; 0.450
PRESCRIBED
TAX PARCELS: A'- 092104-9148; 'B' - 0J21040142
OVERHEAD (SKYLITES : DOUBLE PANE INSULATED "U" = 0.400
Parcel A:
ABC
AGGREGATE BASE COURSE
F.O.S.W.
FACE OF STEM WALL
WH WATER HEATER
DETAIL SYMBOL
PROVIDED; 0.68 PRESCRIBED
0-92104142 POR N 1/2 S 1/2 NE 1/4 SE 1/4 LY
ADJ.
ADJUSTABLE
GWB
GYPSUM WALL BOARD
WRGWB WATER RESISTANT
DOORS: MINIMUM "U" = 0.200 PROVIDED; 0.400 PRESCRIBED
WLY OF 5T H�/Y LESS N GO FT OF W 150 FT LESS GO
BD
BOARD
HT.
HEIGHT
? DETAIL NO. OR LETTER
GYPSUM WALL BOARD SHEET
A?
PERIMETER WALLS: EXT. ABOVE GRADE = R-21; INT. BELOW GRADE _
_
RD.B��T.
BOTTOM
INSTAL.
INSTALLATION
WD WOOD
'
R-15; INT. ABOVE GRADE = R-15
Parcel 'B':
CLG.
CEILING
MANUF.
MANUFACTURER
W WASHER
SECTION SYMBOL
CEILING: R-30 VAULTED R-38 PLENUM
O J2104148 N ro0 FT OF W 150 FT OF S 1/2
L
CENTER LINE
MTL.
METAL
W/ WITH
WALL ABOVE GRADE: R-21; INT. WALL ABOVE GRADE: R-21, EXT. WALL
OF NE 1/4 OF 5E 1/4 LESS RD.
GLR.
CLEAR
MIN.
MINIMUM
? DETAIL NO. OR LETTER
BELOW GRADE: R-10
GLO.
CLOSET
N.T.S.
NOT TO SCALE
A?.? SHEET
FLOOR: R-25; SLAB ON GRADE; R-10
COL.
COLUMN
O.C.
ON CENTER
COMP.
COMPOSITION
O.T.S.
OPEN TO STRUCTURE
INTERIOR ELEVATION SYMBOL
GONG.
CONCRETE
PT.
PAINT
DETAIL NO.
G
NE
I
FAL.
NOTES:
GONT.
CONTINUOUS
PWD
PLYWOOD2-------SPEGIFIG
G.J.
CONTROL JOINT
P.T.
PRESSURE TREATED
? DRAWING NUMBER
1. THE CONTRACTOR 15 RESPONSIBLE FOR FAMILIARIZING HIMSELF WITH THE
DTL.
DETAIL
R
RANGE
A5.1 SHEET
CONTENT OF THESE DRAWINGS PRIOR TO PROCEEDING WITH THE WORK.
DW
DISH WASHER
REF.
REFRIGERATOR
4
2. IN THE EVENT THE CONTRACTOR FINDS A CONFLICT OR DISCREPANCY WITH
D
DRYER
REINF.
REINFORCED
DOOR I.D. SYMBOL
THESE DRA*MINGS, THE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY IN
P;R0JEC;7�
DBL.
DN
DOUBLE
DOWN
SIM.
SCE. FT.
SIMILAR
SQUARE FEET
DOOR NUMBER
WRITING. SHOULD THE CONTRACTOR PROCEED WITHOUT NOTIFYING THE
D.S.D
DOWNSPOUT
STL
STEEL
REFER TO SHEETA6.0.
ARCHITECT OF SUCH CONFLICT THE CONTRACTOR SHALL BE PROCEEDING
1� NEW 3-LEVEL, WOOD FRAMED, 4,522 SQ. FT. SINGLE
E.O.S.
EDGE OF SLAB
STRUGT.
STRUCTURAL
ROOM I.D. SYMBOL
AT HIS OWN RISK OF ASSOCIATED LIABILITY.
E.
EQUAL
TEXT
TEXTURE
3. THESE DRAWINGS SERVE TO REPRESENT DESIGN INTENT AS DIRECTED BY
FAMILY RESIDENCE
EQUIV.
EQUIVALENT
T � G
TONGUE AND GROOVE
ROOM
NAME Roots NAME
THE OWNER � COMPLIANT WITH GOVERNING JURISDICTIONAL LAW. IN NO WAY
2) NEW PATIO/ TERRACE/ BALCONY
EXT.
EXTERIOR
TYp.
TYPICAL
SHALL THESE DRAWINGS SERVE TO DICTATE METHODS OF CONSTRUCTION
F.O.G.
FACE OF COLUMN
U.N.O.
UNLESS NOTED OTHERWISE
WALL TYPE SYMBOL
RELATIVE TO ADHERENCE TO EITHER. IT IS THE CONTRACTOR'S $- OWNERS
Q3 NEW LANDSGAPING/ SITE IMPROVEMENTS/ VEHICLE
F.O.S.
FACE OF STUD
WC
WATER CLOSET
WALL TYPE NO.
RESPONSIBILITY TO WORK WITHIN THE PARAMETERS OF THE AGENCY
ACCESS $- PARKING AROUND WORK AREA
REFER TO SHEETAG.O.
APPROVED DOCUMENTS TO MAINTAIN THE INTEGRITY OF THE DESIGN INTENT
AND AGENCY COMPLIANCE.
EXT. WINDOW TYPE SYM.
4. ENERGY ENVELOPE TO REMAIN WITH SUPPLEMENTAL ENHANCED IN[R 'WEI
CHARACTERISTICS C@ PERIMETER WALLS AND STOREFRONT. REFER TO WALL
WINDOW TYPE LETTER
TYPES AND STOREFRONT CALLOUTS. FEB Q 9 2006
NOT FOR CONSTRUG`�'�� A
THIS DOCUMENT, AND THE IDEAS AND
DESIGNS INCORPORATED HEREIN, AS
INSTRUMENTS OF PROFESSIONAL SERVICE,
ARE THE PROPERTY OF JGAP AND ARE NOT
TO BE USED OR REPRODUCED IN WHOLE
OR iN PART WITHOUT THE WRITTEN
AUTHORIZATION OF JGAP.
AN
mIm
PROJECT: 0547
CONTENTS:
TITLE PAGE
DRAWN BY: JFW
DATE 28 JANUARY'06
REVISIONS:
FILE 0547 A1.0
m m
REUSE OF DOCUMENTS
5
7
0
N
70
APPROXII" IATE DISTANCE
I
PRELI I"-II NARY SITE PLAN
5CALE: 1 ' - 20'-0"
THIS SITE PLAN IS FOR PRELII`'IINARY STUDY ONLY AND
IS NOT FOR CONSTRUCTION. ZONING, CODE, AND
JURISDICTIONAL ISSUES WILL 1`1057 LIKELY ALTER FINAL
CONFIGURATION.
THIS DRAWING IS NOT INTENDED TO REPRESENT ANY
FINAL SOLUTION IN ANY GIVEN JURISDICTION.
al III n1k I/ At')C AC..
® BUILDING 1:
GROUND LEVEL: 4,772 GROSS SQ. FT.
MOD LE LEVEL. 4,772 GROSS SQ. FT.
UPPER LEVEL. 4,772 GROSS SQ. FT.
TOTAL: 14,316 GRO55 SQ. FT. OF BUILDING AREA
13, o ;aF ololBUILDING 2.
D GROUND LEVEL: 2,881 GROSS SQ. FT.
`- MIDDLE LEVEL: 2,881 GROSS SQ. FT.
UPPER LEVEL: 2,881 GROSS SQ. FT.
TOTAL: 8,643 GROSS SQ. FT. OF BUILDING AREA
BUILDING 3:
GROUND LEVEL: 2,881 GROSS 5Q. FT.
Do 5F - MIDDLE LEVEL: 2,881 GROSS SQ. FT.
,,Y AREA UPPER LEVEL: 2,881 GROSS SQ. FT.
I 1
TOTAL: 8,643 GROSS SQ. FT. OF BUILDING AREA
z
BUILDING 4:
w z
GROUND LEVEL:
2,881 GROSS SQ. FT.
MIDDLE LEVEL:
2,881 GROSS SQ. FT.
0 o
j
UPPER LEVEL:
2,881 OR055 SQ. FT.
0)
°
U
TOTAL:
8,043 GROSS SQ. FT. OF BUILDING AREA
�3
1
BUILDING 5:
GROUND LEVEL:
2,881 GROSS SQ. FT.
CAI
z
MIDDLE LEVEL:
2,881 GROSS SQ. FT.
CID
UPPER LEVEL:
2, 881 GROSS SQ. FT.
w
TOTAL:
8,643 GROSS SQ. FT. OF BUILDING AREA
�c o
I
BUILDING <o:
W
GROUND LEVEL:
3,345 GROSS SQ. FT.
MIDDLE LEVEL:
3,345 GROSS SQ. FT.
UPPER LEVEL:
3,345 GROSS 5Q. FT.
I
V_
TOTAL:
10,035 GROSS SQ. FT. OF BUILDING AREA
Z '. -1 _11�*F • SITE AREA: 72,50-9 SQ. FT.
TYPE OF CONSTRUCTION: VB
s y;
OCCUPANCY TYPE: R-2
i ERE ARE NO AREAS WITH SLOPES 40 PERCENT
'. /'1 t'— �^^ 1^� T'— A Tt�' 1� /'1 I� i r11�"7 ♦ ♦ n-ri i � r-- r-r r-r � .— -r� � .� r+ ��-.�
40 TOTAL EXISTING PARKING STALL COUNT. 0
PROPOSED PARKING STALL COUNT. 52
THIS DOCUMENT, AND THE IDEAS AND
DESIGNS INCORPORATED HEREIN, AS
INSTRUMENTS OF PROFESSIONAL SERVICE.
ARE THE PROPERTY OF JGAP AND ARE NOT
TO BE USED OR REPRODUCED IN WHOLE
OR IN PART WITHOUT THE WRITTEN
AUTHORIZATION OF JGAP.
cl
r
lO
;61 �
cl
r
�Qcli
OL
U cv
Q �
O)l
o
LLJ
0
TL
U1Ld
Z
�
Z
k�
Q
TL
Qci3
3oQ
�m3
QJ
w
LY
C)
w
0
W
Lil
APPROXIMATE DISTANGEl
I
THERE 15 A ro-984 SQ.FT. WAREHOUSE W/ OFFICES
CURRENTLY ON THE SITE. PROJECT: 0547
i
CONTENTS. -
PROPOSED USE FOR ALL STRUCTURES ON THE SITE 15 PRELIMINARY SITE PLAN
"RESIDENTIAL".
DRAWN BY JFW
I
DATE 28JANUARY'Oro
I
REVISIONS:
I
i
FILE 0547 AI.O
Scale in Feet
SCALE: 1 "=20'
NORTH Sheet-
RECEIVE D A100
C7RUGITY OJF FEDERAL WA
LQ1NG CREPT.
mm
REUSE OF DOCUMENTS
UNIT AREA:
� UNIT SHOWN:
157 FLOOR: 121 GROSS SQ. FT.
(GARAGE): 598 GROSS SQ. FT.
2ND FLOOR: 679 GROSS SCE. FT.
3RD FLOOR: ro73 GROSS SQ. FT.
� TOTAL: 1,47.E GROSS SQ. FT. OF UNiTAREA
• (TOTAL: 19056 GROSS SQ. FT. OF UNITAREA
W/ GARAGE)
THESE FLOOR FLANS AIRE FOP, PRELIi IINA2Y STUDY
ONLY AND ARE NOT INTENDED AS GONSTRUGTION
DOGUr-IENTS IN ANY WAY. ZONING, CODE, AND
JU1215DICTIONAL ISSUES WILL MOST LIKELY ALTER FINAL
CONFIGUI,ATION.
THESE DRAWINGS ARE NOT INTENDED TO REPRESENT
ANY FINAL SOLUTION IN ANY GIVEN JURISDICTION.
now
G
10K
0
0
�n
5-17 x 41'-0"
PREL.I r- I I NARY 15T FLOOR PLAN
SCALE: 1/4" -1'-O"
F.O.S.
0
O O
N
4
15-11" x 41'-0
0
WA
0
AN
THIS DOCUMENT, AND THE IDEAS AND
DESI MS ANCORKR970 HOE EW. AS
INSTRUMENTS OF PROFESSIONAL SERVICE.
ARE THE PROPERTY OF JGAP AND ARE NOT
TO BE USED OR REPRODUCED IN WHOLE
OR IN PART WITHOUT THE WRITTEN
AUTHORIZATION OF JGAP.
ff
Ci
Ci
aCi
J Ln
-ALL
T-
> CA
\7 Q ^�'
J
loci
o �n
)U
1 Q Ll
�fi
W
o
co
�
O
TL
z
ui o
Z
3w�
o=
TL
Q�3
3oQ
W
C)
w
W
Lu
�Im
PROJECT: 0547
CONTENTS:
PRELIMINARY SITE PLAN
DRAWN BY: JFW
DATE 28 JANUARY'06
REVISIONS:
FILE 0547 A2.0
m.m
Sheet
A200
0
UNIT AREA:
UNIT SHOWN:
1ST FLOOR:
(GARAGE):
2ND FLOOR:
3RD FLOOR:
121 GROSS SQ. FT.
508 GROSS SQ. FT.
G73 OR05-5 SCQ. FT.
670 GROSS SQ. FT.
� TOTAL: 1,47.E GROSS SQ. FT. OF UNIT AREA
� (TOTAL: 1,356 GROSS SQ. FT. OF UNIT AREA
W/ GARAGE)
THESE FLOOR PLANS AIRE FOP, PlRELIMINARY STUDY
ONLY AND ARE NOT INTENDED AS CONSTRUCTION
DOCUI"IENT5 IN ANY WAY. ZONING, GODS, AND
JURISDICTIONAL ISSUES WILL MOST LIKELY ALTER FINAL
CONFIGURATION.
THESE D1:;�AWINGS ARE NOT INTENDED TO REPRESENT
ANY FINAL SOLUTION IN ANY GIVEN JURISDICTION.
P2ELI r 11 NARY 2ND FLOOR PLAN
SCALE: 1/4" i T-0"
RECEIVED
CITY OF FEDERAL WAY
NOT FOR C;ON s7RUC;-�'� ,
mm
REUSE OF DOCUMENTS
THIS DOCUMENT, AND THE IDEAS AND
DESIGNS INCORPORATED HEREIN, AS
INSTRUMENTS OF PROFESSIONAL SERVICE,
ARE THE PROPERTY OF JGAP AND ARE NOT
TO BE USED OR REPRODUCED IN WHOLE
OR IN PART WITHOUT THE WRITTEN
AUTHORIZATION OF JGAP.
9
m m
PROJECT: 0547
CONTENTS:
PRELIMINARY SITE PLAN
DRAWN BY JFW
DATE 28 JANUARY'06
REVISIONS:
FILE 0547 A2.1
mm
REUSE OF DOCUMENTS
THIS DOCUMENT, AND THE IDEAS AND
DESIGNS INCORPORATED HEREIN, AS
INSTRUMENTS OF PROFESSIONAL SERVICE,
ARE THE PROPERTY OF JGAP AND ARE NOT
TO BE USED OR REPRODUCED IN WHOLE
OR IN PART WITHOUT THE WRITTEN
AUTHORIZATION OF JGAP.
mIm
PROJECT:
0547
CONTENTS:
PRELIMINARY
3R1) FLR. PLAN
DRAWN BY
JFW
DATE:
28 JANUARY'00
REVISIONS:
FILE 0547 A2.2
P2EL1 I`'I I NARY 28TH AVE. ELEVATION
SCALE: 1/4" -1'-O"
BUILDING #5
THESE, EL_EV 70NS ARE FOR PRELT UNARY STUDY
ONLY AND ARE NOT INTENDED AS CONSTRUCTION
DOCUI IEN75 IN ANYWAY. ZONING, CODE, AND
JURISDICTIONAL ISSUES WILL I" IOST LIKELY ALTER FINAL
CONFIGURATION.
THESE DRAWINGS ARE NOT INTENDED TO REPRE5ENT
ANY FINAL SOLUTION IN ANY GIVEN JURISDICTION,.
PARKING COURT ELEVATION
SCALE: 1/4" -1'-O"
BUILDING #5
TOP OF ROOF @ 30--0"
TOP OF SUBFLOOR
@ 18'-0"
TOP OF PLATE @
F-
-*711-1/2"
,gkTOP OF SUBFLOOR @ 8' 11•
TOP OF PLATE @ 8' 1-1/8"
,mk5UBFLOOlR @ 0'-0"
;287H AVENUE S. @ 4- 0"
4 TOP OF ROOF @ 30'-0"
TOP OF SUBFLOOR
@
TOP OF PLATE @
1711-1/2"
,gkTOP OF SUBFLOOR @ 8' 11•
TOP OF PLATE @ 8' 1-1/8"
SUBFLOOR @ 0'-0"
;28TH AVENUE S. @ 4- 0"
-v
NOT FOR C;ONSTRU(:5''laY
REUSE OF DOCUMENTS
THIS DOCUMENT, AND THE IDEAS AND
DESIGNS INCORPORATED HEREIN, AS
INSTRUMENTS OF PROFESSIONAL SERVICE,
ARE THE PROPERTY OF JGAP AND ARE NOT
TO BE USED OR REPRODUCED IN WHOLE
OR IN PART WITHOUT THE WRITTEN
AUTHORIZATION OF JGAP.
oi
w
Q
Q
3
Q
3
W
0
w
PROJECT: 0547
CONTENTS: PRELIMINARY
ELEVATIONS
DRAWN BY JFW
DATE 28 JANUARY 03
REVISIONS:
FILE 0547 A3.0
mm
TOP OF ROOF @ 30'-0"
TOP OF SUBFLOOR rL
@
_L
TOP OF PLATE
1711-1/2"
T0P0FSUBFL00RCc)eL
8' 11-3/8"
TOP OF PLATE @
8' 1-1/8"
SUBFLOOR @ O'-C"
28TH AVENUE S. @
-1' - 0"
LEFT ELEVATION
SCALE: 1/4" = 1'-0"
BUILDING #5
THESE ELEVATIONS ARE FOR PRELIMINARY STUDY
ONLY AND AIRE NOT INTENDED AS CONSTRUCTION
DOCUMENTS IN ANY WAY. ZONING, CODE, AND
JURISDICTIONAL ISSUES WILL MOST LIKELY ALTER FINAL
CONFIGURATION.
THESE DRAWINGS ARE NOT INTENDED TO REPRESENT
ANY FINAL SOLUTION IN ANY GIVEN JURISDICTION.
RIGHT ELEVATION
REUSE OF DOCUMENTS
THIS DOCUMENT, AND THE IDEAS AND
DESIGNS INCORPORATED HEREIN, AS
INSTRUMENTS OF PROFESSIONAL SERVICE,
ARE THE PROPERTY OF JGAP AND ARE NOT
TO BE USED OR REPRODUCED IN WHOLE
OR IN PART WITHOUT THE WRITTEN
AUTHORIZATION OF JGAP.
0)
w
O
T
z
3
0
V_
SCALE: 1/4" = T-O" BUILDING #5 1 >__
RECEIVED
F F9 0 9 ?006
CITY OF FEDERAL WAY
QEPT
NOT FOIE C;ON TRUct'nN
21,
m
O
0
z
O
F-
z
z
m m
PROJECT: 0547
GONTENTS. PRELIMINARY
ELEVATIONS
DRAWN BY. JFW
DATE 28 JANUARY '06
REVISIONS:
FILE 0547 A3.1