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13-102181-PCCITY OF CITY HALL �. 33325 8th Avenue South Federal Way Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com June 26, 2013 Mr. Paul Green FILE Azure Green Consultants 409 East Pioneer Puyallup, WA 98372 Re: File #13-102181-00-PC, PREAPPLICATION CONFERENCE SUMMARY High Point Mixed Use,1066 South 3201h Street, Federal Way Dear Mr. Green: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held June 13, 2013. We hope that the information discussed at that meeting was helpful in. understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the city's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Utility District and South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Matthew Herrera (253-835-2638, snatt.herrera cr cityoffederalway.com). For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION Redevelopment of a former school district transportation facility to include 308 multi -family housing units and 21,000 square feet of retail space. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. File 413-102191-00-PC Doc ID 63559 Mr. Paul Green Page 2 of 27 June 26, 2013 • Planning Division ■ Northern neighbors have expressed interest in an eastward extension of the landscape buffer along the siortttern property line and moving the garbage enclosures to an internal location. • Residential st ui&alonibuildings along rights -of -way will need to incorporate urban style features. Surface parking landscape islands do not meet dimensional standards. Please see item #9 for design requirements. • Public Works Development Services Division • Stormwater treatment and detention requirements, as outlined in the 2009 King County Surface Water Design Manual (KCSWDM) and city addendum, shall be met for all private property and public right-of-way dedication. Runoff from the public right-of-way shall be treated and detained separately from private property. Facilities for public property should be located within the right- of-way. • This project must meet the requirements for Conservation Flow Control and Enhanced Basic Water Quality, as outlined in the KCSWDM. This includes Best Management Practices (BMP's). ■ Public Works Traffic Division * A Transportation Concurrency permit is required per FWRC Chapter 19.90. * A Transportation Impact Analysis (TIA) is required in order to assess other significant project impacts and determine traffic and safety mitigation measures not identified in the concurrency analysis per FWRC 19.135.050. This may include a right turn lane at the intersection of South 320"' Street and 11`h Place South, in addition to the Type "L" street. * Street frontage improvements and right-of-way dedication are required along the property frontage on South 320"' Street per FWRC 19.135.040. * Construct internal road to a Type "L" street. * Modify traffic signal at South 3201' Street & 11"' Place South for safe access. ■ The current proposal needs to meet access management standards per FWRC 19.135.280. • The current proposal needs to meet pedestrian block perimeter requirements per FWRC 18.55.010. File H13-102181-00-PC Doc ID 63559 Mr. Paul Green Page 3 of 27 June 26, 2013 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 (Matthew Herrera, 253-835-2638, matt-herrera(u�eityoffederalray.con) 1. Zoning Designation and Use —The subject property is designated City Center -Frame (CC-F); multi- unit housing, office/retail, and entertainment uses are permitted within the CC-F zone. Multi -unit housing may be located on the ground floor per the following conditions set forth in FWRC 19.230.060(2): a. Ground level space that spans at least 60 percent of the length of the principal commercial facade is occupied with one or more other use(s) allowed in this zone; and b. Ground level space that spans at least 40 percent of the length of all other street -facing facades is occupied with one or more other use(s) allowed in this zone; and c. All ground level nonresidential space(s) have a minimum floor -to -ceiling height of 13 feet and an average depth of 30 feet, but in no case less than 15 feet. 2. Use Application — As the proposed improvements exceed SEPA flexible threshold limitations (explained in item #3), the redevelopment will require a Process III Master Land Use application. Process III is an administrative review conducted by city staff with a final decision issued by the Director of Community and Economic Development. The Planning Division will notify the applicant of application status within 28 days of submittal. If the application is determined complete, staff will issue a Letter of Complete Application. FWRC limits the administrative review to 120 days from the date of a complete application. The 120-day review period will stop any time the applicant has been requested by the city to correct plans, perform required studies, or provide additional information needed to issue a decision. The review period will begin within 14 days following submittal of requested items. Please be advised that any request for corrections and/or additional information must be provided within 180 days of written notification, or the land use application will expire. 3. Environmental Review — The project is subject to environmental review under the State Environmental Policy Act (SEPA) as the proposal exceeds flexible thresholds (residential structures containing more than 20 dwelling units, commercial buildings in excess of 12,000 square feet, and parking accommodations for more than 40 vehicles) pursuant to FWRC 14.15.030(a) and (c). The city does utilize the optional Determination of Nonsignificance (DNS) method of a combined land use and SEPA notification when the environmental checklist is thoroughly completed. Public Notice — The Process III application will require a 14-day comment period. The Notice, of Application (NOA) soliciting comments will be published in the Federal Way Mirror and posted at the subject property and official notice boards within the city. A mailed notice to all property owners within 300 feet of the subject property is also required. The applicant is responsible for submitting stamped mailing envelopes for property owners within 300 feet of the subject property. The city's GIS Division can provide this service for a nominal fee. Please see the enclosed handout for further information. File # 13-1021 S 1-00-PC Doc ID 63559 Mr. Paul Green Page 4 of 27 June 26, 2013 Critical Areas — The subject property is within a 5-year and 10-year Wellhead Protection Zone. The applicant is required to submit a Hazardous Materials Inventory Statement (enclosed) that discloses the approximate quantities of hazardous materials that will be stored, handled, treated, used, produced, recycled, or disposed of in connection with the proposed activity. As the proposed landscaped area will exceed 10,000 square feet, the applicant is required to prepare a management manual using best management practices (BMPs) and integrated pest management (IPM) for fertilizer and pesticide/herbicide applications. The BMPs shall include recommendations on the quantity, timing, and type of fertilizers applied to lawns and gardens to protect groundwater quality. The manual should be a component of the landscaping plan set. 6. Bulk Limitations — The list below provides bulk limitations for the proposed redevelopment: a. Setbacks — i. Structures along the north property line must be setback at least 20 feet due to the abutting residential zone. ii. Mixed use buildings must not be setback more than five feet from a principal pedestrian right-of-way, unless it is precluded by easements or other site constraints. The remaining setbacks are the five-foot perimeter landscaping requirements. iii. Stand-alone residential buildings must be set back 20 feet from the front property line and 5 feet from the side and rear. The 20-foot setback may be reduced if streetscape amenities as defined by FWRC 19.05.190 are provided. b. Height— Structures have a 70-foot permitted outright maximum height. The city may modify the height limitations if criteria listed in FWRC 19.230.060(1) and (4) can be met. Exceptions to the height maximum are as follows: structures are limited to 30 feet when located between 20 and 40 feet from the adjacent residential zone, and shall not exceed 40 feet when between 40 and 100 feet from the residential zone. c. Lot Coverage — No maximum lot coverage is established. 7. Building Design — The proposed improvements are subject to an administrative design review conducted by city staff. 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. While many of the standards are flexible, any proposed alternative must be equal to or better than what is required. Design departures need to be requested in the written design guideline narrative. Please include a written narrative identifying how the project complies with all applicable design guidelines. Several guidelines applicable to your project are below. a. Building Fagade Modulation and Screening Options —With the exception of the carriage townhomes, each building facade shall incorporate at least two of the four listed treatments: i. Fagade Modulation — A minimum depth of 2 feet, minimum width of 6 feet, and maximum width of 60 feet. Alternative methods to shape a building, such as angled or curved facade elements, offset planes, wing walls, and terracing will be considered, provided that the intent of the section is met. File N 13-102181-00-PC Doc ID 63559 Mr. Paul Green Page 5 of 27 June 26, 2013 ii. Landscape Screening — Eight -foot -wide Type II landscape screening along the base of the facade, except Type IV may be used in place of Type II for facades that are comprised of 50 percent or more window area, and around building entrances. iii. Canopy or Arcade — As a modulation option, canopies or arcades may be used only along facades that are visible from a right-of-way. Minimum length is 50 percent of the length of the fagade using this option. iv. Pedestrian Plaza — Plaza square footage is equal to one percent of the gross floor area of the building, but it must be a minimum of 200 square feet. The plaza should be clearly visible and accessible from the adjacent right-of-way. The above -referenced "two of four" options shall be incorporated along the entire length of the facade, in any approved combination. Options used must meet the dimensional standards as specified above, but if more than two are used, dimensional requirements for each option may be modified. The proposed plan does not meet this requirement. b. Building Entrances — i. The entrance facade shall front on, face, or be clearly recognizable from the right-of-way. ii. Principal facades shall incorporate a variety of pedestrian -oriented architectural treatments including: distinctive and prominent entrance features; transparent glass such as windows, doors, or window displays in and adjacent to major entrances; structural modulation where appropriate to break down building bulk and scale; modulated rooflines, forms, and heights; architectural articulation; canopies; arcades; pedestrian plazas; murals or other artwork; and streetscape amenities. iii. At least 40 percent of any ground level principal facade located along a right-of-way must contain transparent glass. iv. Landscaping shall be used to define and highlight building entrances, plazas, windows, walkways, and open space, and may include container gardens, wall and window planters, hanging baskets, seasonal beds, trellises, vines, espaliered trees and shrubs, and rooftop gardens. Landscaping should not block views to the building or across the site. Foundation landscaping may be used to enhance, but not replace architectural treatments. c. Pursuant to FWRC 19.115.080, the following treatments must be utilized for the mixed use building facades B, C. and E as they front a right-of-way: i. Residential component(s) shall contain residential design features and details, such as individual windows with window trim, balconies, or decks in upper stories, bay windows that extend out from the building face, upper story setbacks from the building face, gabled roof forms, canopies, overhangs, and a variety of materials, colors, and textures. ii. Commercial component(s) shall contain individual or common ground -level entrances to adjacent public sidewalks. iii. Commercial and residential components may have different architectural expressions, but the facade shall exhibit a number of unifying elements to produce the effect of an integrated project. iv. Landscaped gardens, courtyards, or enclosed terraces for private use by residents should be designed with minimum exposure to the right-of-way. File N13-102131-00-PC Doc ID 63559 Mr. Paul Green Page 6 of 27 June 26, 2013 d. Units on the ground floor shall have private outdoor spaces adjacent to them so those exterior portions of the site are controlled by individual households. e. Buildings should be designed to have a distinct base, middle, and top. The base should contain the greatest number of architectural elements such as windows, materials, details, overhangs, cornice lines, and masonry belt courses. The midsection, by comparison, may be simple. 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. f. Residential design features, including but not limited to entry porches, projecting window bays, balconies or decks, individual windows, offsets, and cascading or stepped roof forms, shall be incorporated into all buildings. Window openings shall have visible trim material or painted detailing that resembles trim. Pedestrian Areas — Pedestrian pathways shall be provided from rights -of -way, bus stops, parking areas, and any pedestrian plazas and public space to primary building entrances. Multiple -tenant complexes shall provide pedestrian walkways connecting all major business entrances on the site. Pedestrian pathways shall be clearly delineated by separate paved routes using a variation in color and texture, and shall be integrated with the landscape plan. Principal cross -site pedestrian pathways shall have a minimum clear width of six feet and shall be protected from abutting parking and vehicular circulation areas with landscaping. Pedestrian areas and amenities should be incorporated in the overall site design. Pedestrian areas include, but are not limited to outdoor plazas, courtyards, and seating areas. Pedestrian amenities include, but are not limited to outdoor benches, tables and other furniture, and landscaping. 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. Outdoor furniture, fixtures, and streetscape elements, such as lighting, freestanding signs, trellises, arbors, raised planters, benches, bicycle racks, and trash receptacles should be incorporated into the site design. 9. Surface Parking— Multi -family housing requires 1.7 parking stalls per unit. Typical office/retail uses require I space per 300 square feet of gross floor area. Entertainment uses, such as restaurants, require 1 space per 100 square feet of gross floor area. Required parking may be reduced if a traffic demand management plan is implemented, or if a thorough parking study documents that fewer parking spaces will be adequate to fully serve the uses. Surface parking and driving areas may not occupy more than 40 percent of the project's linear frontage along principal pedestrian right(s)-of-way. A greater amount of parking and driving area may be located along other rights -of -way; provided that the parking is not the predominant use along such right-of-way. Parking lots should be broken up into rows containing no more than 10 adjacent stalls, separated by planted areas. Up to 40 percent of the stalls may be compact. Please refer to the enclosed parking lot design criteria handout for stall dimension standards. For each parking space, 22 square feet of interior lot Type IV shall be provided. File 913-102131-00-PC Doc ID 63559 Mr. Paul Green Page 7 of 27 June 26, 2013 Landscape islands shall be a minimum size of 64 square feet; a maximum of 305 square feet; and a minimum width of 6 feet at the narrowest point for islands at the end of 90-degree parking rows, 3 feet in width at the end of rows with angled parking, and 8 feet in width for islands used to separate head -to -head parking stalls. Parking areas adjacent to public right-of-way shall incorporate berms at least three feet in height within perimeter landscape areas, or add substantial vegetation planting to reduce the visual impact of parking areas and screen automobiles The landscaping plan must list the specific size of each landscape island proposed for interior parking lot landscaping in order to verify the required square footage is provided. The applicant is encouraged to use landscaping islands as green stormwater infrastructure if feasible. 10. Landscaping — A landscape plan prepared by a Washington State licensed landscape architect shall be submitted with the formal application. Please follow general guidelines outlined in FWRC 19.125.040(1) through (26) when preparing the site plan and planting schedule. The following regulations are specific to your proposal: a. Perimeter — A 15-foot-wide Type I landscaping screen will be required along northern portion of the property line adjacent to the single-family residential zone, with the exception of the roundabout and taper as the road exits the subject property. A five-foot Type III landscaping screen will be required along the east and west existing property lines. Fencing should also be provided to provide additional screening on north, east, and west perimeters. No perimeter landscaping is required in front yards. b. Tree Retention/Replacement — The city's tree canopy standards do not apply to properties within the CC-F zone; therefore, no tree unit per acre calculation will be required. c. , Parking lot — See item 9, Surface Parking. d. Screening of Blank Walls - Building walls that are uninterrupted by a window, door, or other architectural feature(s) that are 240 square feet or greater in area and not located on a property line, shall be screened by landscaping. Such planting shall include trees, shrubs, and groundcover appropriate for the area proposed. 11. Open Space — The development shall provide open space in a total amount equal to at least 100 square feet per dwelling unit and may include private open spaces such as yards, patios, and balconies, as well as common open spaces such as plazas, playgrounds, recreation rooms, rooftop terraces, p-patches, pools, active lobbies, and atriums. A minimum of 25 percent of the usable open space provided must be common open space. The following common open space regulations apply: Common open space must be a minimum of 225 square feet and have a minimum dimension of 15 feet. • Indoor common areas, such as recreation/workout rooms, swimming pools, and gathering spaces, may be counted as common open space. File 913-102181-00-PC Doc ID 63559 Mr. Paul Green Page 8 of 27 June 26, 2013 • The common open space shall be readily visible and accessible from structure(s) with entries to residential units. • The common open space shall not be located on asphalt or gravel pavement, or be adjacent to unscreened parking lots, chain -link fences, or blank walls, and may not be used for parking, loading, or vehicular access. • Pedestrian access ways shall only be counted as common open space when the pedestrian path or walkway traverses a common open space that is 15 feet or wider. • The common open space shall be sufficiently designed and appointed to serve as a major focal point and gathering place. Common open spaces shall include a significant number of pedestrian - oriented features, furnishings, and amenities typically found in plazas and recreational open space, such as seating or sitting walls, lighting, weather protection, special paving, landscaping, and trash receptacles. In addition, the common open space(s) should provide one or more significant visual or functional amenities such as a water feature, fireplace, and/or artwork, and should allow for active uses such as physical exercise, children's play area, gathering area for group social events, and p-patch or other gardening activity. • Private open space. In order to be credited toward total residential usable open space, private open space must be a minimum of 48 square feet and have a minimum dimension of 6 feet. • Publicly accessible open spaces provided on site may be credited toward the minimum residential usable open space requirement, as long as the open space is directly accessible to and available to residents for their use. Only the portion of the public open space directly accessible to and available to residents for their use may be credited toward the residential usable open space requirement. A fee -in -lieu payment may be made to satisfy up to 50 percent of the residential usable open space requirement for the development of public parks and recreation improvements. Fee -in -lieu acceptance shall be at the discretion of the parks director after consideration of the city's overall park plan, and the quality, location, and usability of the open space that would otherwise be provided on the project site. The fee in lieu of open space shall be calculated based on the most recent assessed value of the subject property, or an appraisal conducted by a state -certified real estate appraiser. The amount shall be determined based upon the square footage of open space that otherwise would have been required to be provided, multiplied by the then -current market value per square foot of the property. 12. Affordable Housing — At least five percent of the total number of proposed units shall be affordable. Affordable units shall be scattered throughout the development as opposed to a concentration of the units within a single building or area. An agreement in a form approved by the city must be recorded with the King County Department of Elections and Records requiring affordable dwelling units that are provided under the provisions of this section to remain as affordable housing for the life of the project. This agreement shall be a covenant running with the land, binding on the assigns, heirs, and successors of the applicant. 13. Clearing and Grading — The applicant is required to obtain clearing and grading plan approval as a component of Process III approval. Please consult FWRC 19.120.040(1) for items that are required to be included on the plan. Any needed rockeries or retaining walls shall be limited to six feet in height File # 13-102181-00-PC Doc ID 63559 Mr. Paul Green Page 9 of 27 June 26, 2013 as measured from finished grade at base of wall to top of wall, with a minimum three-foot landscaped setback at the base of each rockery or retaining wall. Rockeries and retaining walls visible from a public right-of-way or adjacent property shall be composed of rock, brick, or other textured/patterned wall styles. 14. Lighting — In addition to Crime Prevention Through Environmental Design (CPTED) lighting standards, the following shall apply: lighting levels shall not spill onto adjacent properties; lighting shall be provided in all loading, storage, and circulation areas; lighting standards shall not reduce the amount of landscaping required for the project; and lighting fixtures shall not exceed 20 feet in height and shall include cutoff shields. A photometric lighting plan that meets the standards of the Illuminating Engineering Society (IES) minimum outdoor light levels will be required with the Process III application. 15. School Access Analysis — A school access analysis that identifies walking routes to Mirror Lake Elementary School, Sacajawea Middle School, and Federal Way High School will need to be submitted with the Process III application. The analysis will be routed to the Federal Way School District to determine whether off -site improvements are needed for safe walking routes, and/or to determine where an appropriate bus stop should be located within the development. 16. Crime Prevention Through Environmental Design (CPTED) — Implementation of CPTED principles (natural surveillance, access control, and ownership) is required. The enclosed CPTED checklist must be submitted with the formal land use application. 17. Garbage & Recycling Receptacles — The northern neighbors have expressed concern for the enclosure proximity to the northern property line; please relocate to a more central location. The design of the enclosure area should be consistent with the architectural design of the primary structures on the site. The enclosure shall be screened from the abutting property by a 100 percent sight -obscuring fence or wall and appropriate landscape screen. Enclosures shall be at least 1.5 square feet per unit for multi- family and 5 square feet for retail. Any reduction of this standard will need to be requested in writing. 18. Application Fees & Submittal — Please contact the Permit Center at 253-835-2607 for updated fee schedules for the Process III Master Land Use application, SEPA checklist, concurrency, engineering review, and building permit. Additionally, please contact the Permit Center to schedule an appointment to submit your land use application. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732, ann.do►ver ate, city_offed eralway.co m) Land Use Issues — Stormwater Surface water runoff control and water quality treatment will be required per the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009 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. File 413-102191-00-PC Doc ID 63559 Mr. Paul Green Page 10 of 27 June 26, 2013 2. The project is located within a Conservation Flow Control Area, and within an Enhanced Basic Water Quality Area. Flow control and water quality treatment shall be designed to meet the criteria outlined in the KCSWDM for these areas. 3. In addition to the KCSWDM, our initial review suggests that FWRC 19.30.120, "Nonconforming Water Quality Improvements," applies to this site. Specifically, the following items are applicable: "Lb. Redevelopment which involves the construction or replacement of a building footprint or other structure having a surface area of 5,000 square feet or more, or which involves the expansion of a building footprint or other structure by 5,000 square feet of surface area or more; 1.c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an impervious surface, when such redevelopment is not part of a routine maintenance activity; Ld. Redevelopment which involves the collection and/or concentration of surface and/or stormwater runoff from a drainage area of 5,000 square feet or more; l .g. Redevelopment, other than normal maintenance or other than the tenant improvements, but including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50 percent of the assessed or appraised value (whichever is greater) of the structure or improvement being redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must be from a source acceptable to the city. The director may require the applicant to provide an appraisal from a second source acceptable to the city if the assessed valuation appears to be inaccurate or inappropriate. If more than one appraisal is provided by the applicant or required by the city, the greater of the two amounts shall be used. For purposes of this determining value under this section, improvements required pursuant to FWRC 19.30.090 (nonconforming development), 19.30.110 (street/sidewalk improvements), 19.30.120 (nonconforming water quality improvements) and 19.135.030 (street/sidewalk improvements) shall not be counted towards the 50 percent threshold which would trigger application of this subsection;" Therefore, water quality treatment will be required for the entire site, including new and existing pollution generating impervious surfaces. Treatment options must be selected from the Enhanced Basic Water Quality Menu provided in the KCSWDM. 4. Soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 5. Detention and water quality facilities may be placed underground. 6. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 7. Best Management Practices (BMP's) must be applied to this site as outlined in the KCSWDM, Section 5.2. As proposed, the project appears to result in over 65 percent impervious area; therefore, section 5.2.1.3, "Large Lot High Impervious BMP Requirements" would apply. BMP's would be required for at least 10 percent of the site, or 20 percent of the impervious area; whichever is less. File �13-102181-00-PC Doc ID 63559 Mr. Paul Green Page 11 of 27 June 26, 2013 8. If more than one acre will be disturbed during constriction, a National Pollutant Discharge Elimination System (NPDES) permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at 360-407-6437, or -,vww.ecy.wa.gov/prozmms/sea/pac/index.hti-nl. Right -of -Way Improvements 1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long for traffic related items. 2. Right-of-way dedication is required for I Vh Place South. The dedication shall be conveyed to the city through a statutory warranty deed. This area must have clear title prior to recording. 3. All stormwater treatment and detention requirements outlined above will be applied to new impervious area within the public right-of-way. Stormwater runoff from a public right-of-way should be treated and detained separately from runoff generated by private property. Public stormwater facilities should be placed within the public right-of-way. At the conclusion of the maintenance period, the city will assume maintenance responsibilities for the facilities. 4. FWRC 11.05.110 requires that overhead utility lines be relocated underground if over 500 feet, or 3 spans are affected by a project. This condition will be applied to South 320t" Street if the existing poles are moved as a part of this project. Building (or EN) Permit Issues 1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the city. Engineering review fees are $824.50 for the first 12 hours of review, and $68.00 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 2. The Federal Way Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the city's website at w_ www .ci of ed_er_a_ lway_co_m_ to assist the applicant's engineer in preparing the plans and TIR. 3. The applicant shall provide a geotechnical report that addresses design pavement thickness for the roadways. 4. Bonding is required for all street and stormwater improvements and temporary erosion and sediment control measures 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 File 913-102181-00-PC Doc ID 63559 Mr. Paul Green Page 12 of 27 June 26, 2013 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, 2009 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. 10. The subject site is contaminated and the owner shall provide certification that all contaminated soil has been removed and the site is clean in accordance with the city and state requirements. PUBLIC WORKS TRAFFIC DIVISION Sarady Long, 253-835-2743, saracly.lonaia.ei"yoffederaliyay.com Transportation Concurrency Analysis (FWRC 19.90) 1. A concurrency permit is required for this development project. The concurrency analysis will determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development project. Please note that supplemental transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). 2. Based on the submitted materials for 308 multi -family units, and approximately 21,000 square feet of specialty retail, per the Institute of Transportation Engineers (ITE) Trip Generation, 81h Edition, land use code 221 (Low -Rise Apartment) and 814 (Specialty Retail), the proposed project is estimated to generate approximately 239 weekday PM peak hour trips. However, after applying trips credit of 46 trips for previous land use, the project net new trips is approximately 193 trips. The estimated fee for the concurrency permit application is $3,374.50 (51— 500 trips). This fee is an estimate and based on the materials submitted for the preapplication meeting. The concurrency applicant fee must be paid in frill at the time the concurrency permit application is submitted with land use application. The fee may change based on the new weekday PM peak hour trips as identified in the concurrency trip generation. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with city procedures; however, the fee remains the same. File N 13-1021 S 1-00-PC Doc I D 63559 Mr. Paul Green Page 13 of 27 June 26, 2013 Transportation Impact Fees (TIF) (FWRC 19.91) 1. Based on the submitted materials for 308 multifamily units and 21,000 square feet of retail building, and an estimated impact fee credit of $103,371 for an existing 30,264 square foot light industrial/ manufacturing building, the estimate traffic impact fee is $398,554. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a building permit application is filed and must be paid prior to permit issuance. Transportation Impact Analysis (TIA) (FWRC 19.135) l . A Transportation Impact Analyses (TIA) to identify transportation impacts of development projects and provide appropriate mitigation measures is required. The TIA is required to assess additional project impacts beyond those that were identified under the concurrency permit process. Mitigation improvements necessary beyond those identified in the TIP to meet the city's adopted level -of -service standards are required to be provided by the applicant. 2. A Traffic Impact Analysis (TIA) prepared by engineer licensed in the state of Washington is required for this development project. The engineer should contact the Public Works Traffic Division to identify scoping in the initial stages of their study. The TIA should include the following analysis: ' Southbound turn lanes warrant analysis at South 320`h Street/1 Ith Place South. • Signal modification at South 320th Street/1 lth Place South for safe access and to eliminate split phasing. Queuing analysis of access points and turn lanes warrant analysis for morning, evening, and Saturday peak hours. Street Frontage Improvements (FWRC 19.135) The applicant is expected to construct 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 III-19 (FWRC 19.135.040). Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements. The applicant would be expected to construct improvements on the following streets to the city's planned roadway cross -sections: • South 320th Street west of 1 lth Place South is a principal arterial planned as a Type "A" street, consisting of an 84-foot street with curb and gutter, 6-inch planter strips with street trees, 8-foot sidewalks, and street lights in a 120 feet right-of-way. Assuming a symmetrical cross section, an additional 10 feet right-of-way dedication and half -street improvements as measured from the street centerline is required. Staff would recommend that the applicant submits a modification request to set aside a 10-foot Tract "X" in lieu of the right-of-way dedication, and a request to waive the required half street improvement. r South 320th Street east of 1 lth Place South (City Center) is a principal arterial planned as a Type "B" street, consisting of an 84-foot street with curb and gutter, 8-foot sidewalks, and street lights in a 100-foot right-of-way. Assuming a symmetrical cross section, no right-of-way dedication is required. File #13-102181-00-PC Doe ID 63559 Mr. Paul Green Page 14 of 27 June 26, 2013 ■ Internal street(s) shall be Type a "L" local streets, consisting of a 44-foot street with curb and gutter, 12-foot sidewalks and street lights in a 74-foot right-of-way. Please provide conceptual alignment from 11`' Place South to South 316`h Street. ■ The proposed roundabout must be designed to meet all applicable standards and must be approved by the city. 3. The applicant may request for credits for the total value of system improvements (right-of-way dedication and improvements) to be applied towards the impact fee if the improvements is part of the projects listed in the rate study. Please refer to FWRC 19.91.090. 4. The applicant may be required to dedicate additional right_of way to accommodate additional lane improvements if identified in the transportation analysis and/or property corner radius. 5. The applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements (FWRC 19.135.070). Information about a right-of-way modification requests are available through the Public Works Development Services Division. Please note that these modification requests have a nominal review fee. 6. The current proposal shall provide pedestrian connection to 13`h Avenue South to meet block perimeter requirements per FWRC 18.55.010. Please provide pedestrian connection to the existing street stub -out north of the site. 7. A mid -block pedestrian refuge island crosswalk with rectangular flashing beacon should be installed at the proposed crosswalk north of South 320`' Street (between the proposed roundabout and South 320`h Street). Staff will determine at UP or EN stage if this location will conflict with queuing, turn lane taper, or other applicable standards. 8. Staff is supportive of the on -street parking on 11`h Place S on a temporary basis. This on -street parking will be eliminated once the road extension is completed or at such time the city deems necessary. Access Management (FWRC 19.135) 1. Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280 provides access standards for streets based on planned roadway cross -sections. Please note that access classifications are per Drawing 3-1A in the Public Works Development Standards. 2. The proposed driveway on South 3201h Street shall be restricted to right -in and right -out only. The applicant shall design the driveway to prevent any left turn -in or left -turn -out maneuvers. Please note, this access may need to be revised (relocated or close off) at such time the city constructs the South 3201h Street capital improvement project. 3. Access may be further restricted if such access would interfere with the 95`I' percentile queue lengths from any existing traffic control device. File 913-102181-00-PC Doc ID 63559 Mr. Paul Green Page 15 of 27 June 26, 2013 4. For driveways that serve uses other than single-family residential uses and zero lot line townhouse development; the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order to provide adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the Public Works Director. 5. Internal traffic circulation should be designed to reduce conflict. As depicted, the intersection between buildings G, F, B, and C should be redesigned to reduce conflict points. PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, robva c i tyoffedera l way. c om ) Solid Waste & Recycling Design Considerations • Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by FWRC 19.125.150. • For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring 10 feet deep by 20 feet across are recommended, along with a two -door swing -open or roll -open gate that spans the front width of the enclosure. When gate doors are opened, no structure or hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in closed and open positions to ease service access and maximize the life of gate hardware. • Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/ or additional waste types and containers. • Plan for user access to interior waste and recycling storage areas/containers, and to exterior containers screened by enclosure(s). • Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind spots' during ingress and egress. • Consider landscaping, setbacks, and screening requirements (based on FWRC 19.125.040[4] & [51). • Note that larger -scale commercial or multi -unit housing developments may see long-term savings from the use of on -site waste compaction equipment. Planning for this equipment may require larger enclosure dimensions, defined overhead clearances, consideration of power utility access, and drainage management. • Mixed -use developments may also benefit from on -site waste compaction equipment. Additional mixed -use development considerations include: ■ Designated chutes and/or internal facility maintenance areas or services for tenants; ■ Moving waste and recycling streams from interior units to collection areas; and ■ Access by business tenants and/or residents to exterior waste and recycling areas. File 913-102181-00-PC Doc ID 63559 Mr. Paul Green Page 16 of 27 June 26, 2013 Help with many design parameters related to service access is available via the city's contracted solid waste services provider, Waste Management (contact Senior Route Manager John Davis at 206-786-4530. BUILDING DIVISION (Scott Sproul, 253-835-2633 scott.s rotil ,citvofecleralway.com International Building Code (IBC), 2009 edition Washington State Amendments WAC 51-50* International Mechanical Code (IMC), 2009 edition Washington State Amendments WAC 51-52* Uniform Plumbing Code (UPC), 2009 edition Washington State Amendments WAC 51-56 & WAC 51-57* International Fire Code (IFC), 2009 edition Washington State Amendments* WAC 51 -54 National Electric Code (NEC), 2009 edition Accessibility Code ICC/ANSI A117.1-2003 International Residential Code (IRC), 2009 edition Washington State Amendments* WAC 51-51 Washington State Energy Code, 2009 WAC 5 1 -11 Washington State Ventilation and Indoor Air Quality Code 2006, WAC 51-13* *Current state amendments are dated June 1, 2010. ** 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, A-3, M, B Type of Construction: V-A over IA, five story building, V-A, four story building V-A three story building. Number of Stories: 3 five buildings story, 6 four buildings story and 5 three buildings story Floor Area: total GFA 438,330 Number of Stories: 3 five buildings story, 6 four buildings story, and 5 three buildings story Fire Protection: Fire sprinkler systems and fire alarm system File 4 13-10218 1-00-PC Doc ID 63559 Mr. Paul Green Page 17 of 27 June 26, 2013 Wind/Seismic: Basic wind speed 85 Mph, Exposure B , 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: Two Soils Report Two _Structural Calculations _ Energy Calculations Two 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). 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. Third party engineering review will be required and is an added cost to the permit fee. Review Timing The first comment letter can be expected within seven to nine 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 and Economic Development. 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 issue temporary Certificate of Occupancies. File #13-102I81-00-PC Dm ID 63559 Mr. Paul Green Page 18 of 27 June 26, 2013 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 Division and will be scheduled by the inspector of record for the project. Site -Specific Requirements • Separate building permits are required for each building. • The City of Federal Way provides its own electrical inspections. • Electrical plan review is required on electrical services of 1000 amps or more and is a separate submittal and application. ■ A third party engineering review will be required and is an added fee to the permit fee. • Provide a complete door hardware schedule. Use code language to describe the function of the hardware installed on the doors throughout the building. The wording such as exit device does not provide complete information as to the type of hardware. • Peepholes/observation ports. List on the drawings all peephole requirements. IBC 715.4.3 exception 1 allows viewports that require a hole not larger than one -inch in diameter through the door, have at least a'A inch thick glass disc, and the holder is of metal that will not melt out where subject to temperature of 1,700° F. Indicate on the drawings that manufacturer's literature and testing documentation verifying code compliance will be on site at inspections. ■ Generators shall have a fuel source that is not interruptible, such as diesel tank or propane storage tank. Service from natural gas line is not acceptable. ■ Maximum height is 65 feet as noted in the FWRC. • One elevator in each building shall meet the ambulance stretcher requirement of IBC 3002.4, as amended by the State of Washington. ■ Review IBC table 705.8 for exterior wall openings based on fire separation distance from the property lines. Please include the complete description for each of the chosen fire rated assemblies. Illustrate each construction feature of the selected assemblies on the plans. In other words, complete written and pictographic information for selected fire -rated assemblies should be reproduced on the drawings. Building inspector will need complete information on site to complete their inspection for the installation of the fire resistive construction. ■ As part of the building permits submittal, provide a separate plan sheet with complete fire stopping detai Is for each of the conditions, such as under tubs, fans, pipes, wires, etc. File 413-102181-00-PC Doc ID 63559 Mr. Paul Green Page 19 of 27 June 26, 2013 ■ Membrane penetrations. Provide a fire stop detail for when the electrical boxes are less than 24 inches horizontal distance between electrical boxes (IBC 713.3.2). + The supporting construction for fire barrier walls shall be protected to afford the required fire - resistance rating of the fire barrier supported. In general, the fire barrier must be supported by construction having an equivalent fire resistance rating (IBC 706.5). When the floor joists are perpendicular to the stair enclosure, two-hour fire -resistive (fire barrier) construction shall be continuous from the first floor to the underside of the roof deck above; see IBC 707.5, 706.5, and 707.12. Provide on the drawings complete detailing showing all construction features needed to construct a complete, code -complying, vertical exit enclosure. Caution: Floor framing members that penetrate, or are supported by, vertical exit walls are often problematic when trying to maintain the continuity of the required two-hour fire resistive construction. Provide a detail showing how the floor joist will be supported without compromising the two-hour fire resistive construction. • Provide a table for required accessible living units per IBC chapter 11. • FWRC Chapter 13.20 is provided below for five story wood buildings. "13.20.010 Purpose The purpose of this chapter is to authorize the construction of five -story Type VA buildings as an approved alternate design and construction method under Section 104.11 of the 2009 Edition of the International Building Code, and to set forth the criteria and standards which must be met before a building permit may be issued for a five -story Type VA building. "13.20.020 Construction. (1) International Building Code requirements. Five -story Type VA buildings must comply with all requirements of the International Building Code, except as modified or supplemented by this chapter. In the event of a conflict between the International Building Code and the provisions of this chapter, the provisions of this chapter shall control. References in this chapter to building construction "types" (e.g., Type I or Type VA) shall have the same meaning as set forth in the International Building Code. (2) Lowest story construction requirements. The lowest story in a five -story Type VA building shall be constructed of Type VA fire -resistive construction, except that all structural frame and load - bearing elements must consist of approved, two-hour fire -resistive construction. (3) Upper four stories. The upper four stories of a five -story Type VA building shall be constructed of at least Type VA fire -resistive construction. (4) Use of Type VA above Type I construction. Where Type VA stories are constructed over Type I construction, the Type VA stories shall be separated from the Type I stories with a horizontal assembly having a minimum three-hour fire -resistance rating as provided in the International Building Code, Section 509.2 of the 2009 Edition. "13.20.030 Occupancy. (1) Occupancy of five -story Type VA buildings shall be allowed as provided in Table 503, International Building Code, 2009 Edition, except that B, M, and R-1 occupancies shall be allowed on any floor. File #13-102181-00-PC Doe ID 63559 Mr. Paul Green Page 20 of 27 June 26, 2013 (2) "Occupancy" shall have the same meaning as set forth in the 2009 Edition of the International Bu i ldin Code. "13.20.040 Stair enclosures. Where buildings are designed and constructed pursuant to this section, all stair enclosures shall be of two-hour fire -resistive construction with one -and -one -half-hour opening protection. All buildings constructed in accordance with this section shall be provided a minimum of one elevator with a car which complies with Section 3002.4 of the 2009 Edition of the International Building Code. Elevators shall be enclosed in shafts with the same fire -resistive requirements as stair enclosures set forth above. Elevator hoistways shall be ventilated in accordance with Sections 3004.1 through 3004.3 of the 2009 Edition of the International Building Code. "13.20.050 Fire detection and protection. (1) Five -story Type VA buildings shall be protected throughout by an automatic fire sprinkler system complying with the International Building Code and International Fire Code as detailed in the standard known as NFPA 13, as set forth and contained in the 2009 Editions of the International Building and Fire Codes, as presently constituted or as hereinafter amended. Use of the automatic fire sprinkler system shall be in addition to, not in lieu of, one -hour fire -resistive construction required in FWRC 13.20.020. Automatic fire sprinklers may not be used to increase the number of stories; no more than five stories of Type VA construction may be permitted. (2) All stair enclosures and elevator shafts shall be pressurized as set forth in the 2009 Edition of the International Building Code, Section 909.20, as presently constituted or as may be subsequently amended. In addition, a Class I standpipe system as required by 2009 International Building Code, Section 905, and the standard known as NFPA 14, as presently constituted or as may be subsequently amended, shall be installed. (3) A standby power -generator set shall be provided on the premises in accordance with the 2009 International Building Code, Section 403.4, and the 2008 National Electrical Code, as presently constituted or as may be subsequently amended. The standby system shall have a capacity and rating sufficient to supply all equipment required to be operational at the same time, including but not limited to emergency lighting, stair enclosures, elevator shaft pressurization, and elevators. (4) A monitored manual and automatic fire detection system, subject to the approval of the fire code official, shall be installed throughout the building and provide alarm, trouble and supervisory monitoring of the automatic fire sprinkler system. Monitoring equipment and controls shall be located in a location approved by the fire code official. "13.20.060 Height. The maximum height of buildings designed and constructed pursuant to this section shall be 65 feet. The height shall be measured as provided in the 2009 International Building Code as presently constituted or hereafter amended. Buildings constructed under this chapter shall also be subject to the requirements of Section 403 pertaining to high-rise buildings, as applicable. "13.20.070 Basic allowable floor area. The basic allowable area of floors of five -story Type VA buildings shall be as allowed in Table 503 and Section 506 of the International Building Code, 2009 Edition, as presently constituted or as may be subsequently amended. For the purpose of this chapter only, the total allowable area as calculated subject to the above -referenced table and sections may be increased by 25 percent. File 413-102181-00-PC Doc ID 63i59 Mr. Paul Green Page 21 of 27 June 26, 2013 "13.20.080 Fire department access. Site design for any five -story Type VA building shall include access sufficient for fire department vehicles, as determined by the fire code official and building official. Fire department vehicle access shall be documented on site and on building plans. "13.20.090 Construction inspection. The following shall be required for buildings designed and constructed pursuant to this section: (1) Structural observation provided by the engineer of record for structural frame elements; (2) Special inspections as required in the 2009 International Building Code; (3) All other inspections shall be in strict accordance with other applicable codes; and (4) Structural observation documents stamped by the engineer of record and all special inspection reports shall be submitted to the Federal Way building division prior to the issuance of a certificate of occupancy. "13.20.100 Maintenance of fire protection systems. The owners of five -story Type VA structures shall maintain the fire and life -safety systems required by the International Building Code and the Federal Way Revised Code in an operable condition at all times. Unless otherwise required by the fire code official, testers approved by the fire department shall conduct yearly testing of such systems. A written record shall be maintained and shall be forwarded to the fire code official and be available to the inspection authority." The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at time of building permit plan review. LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basburONakehaven.org Water ■ A Certificate of Water Availability (application enclosed) issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for 1 year from date of issuance. If a certificate is needed, allow 10 work days to issue for typical, and 3 work days for accelerated, processing. ■ Existing water system hydraulic model information for this area indicates that Lakehaven's standard maximum allowable system velocity of 10 ft/s is exceeded at a fire flow rate greater than an approximate range of 2,500-4,000 gpm. Fire flow capacities greater than 2,500 gpm may be accommodated through water system improvements. A Developer Extension Agreement will be required to construct new and/or abandon existing water distribution facilities for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing and submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement (applications enclosed). Lakehaven continues to encourage owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven early in the pre-design/planning phase to avoid delays in overall project development. File 913-102181-00-PC Doc ID 63559 Mr. Paul Green Page 22 of 27 June 26, 2013 SEPA — Depending on the final approved design, new water main greater than eight -inch diameter may be required, and if so, the potential for this construction should be identified in the SEPA checklist (e.g., "Potential for new main greater than eight -inch diameter exists.") prepared and submitted for the proposed land use action. If main greater than eight -inch diameter is ultimately required and is not sufficiently addressed in the initial SEPA checklist and approval, a separate SEPA process may be required prior to authorizing construction of any new water and/or sewer system facilities. The site has the following existing water service connections: • Domestic: SN 241, 2-inch service/meter ■ Domestic: SN 242, 2-inch service/meter ■ Irrigation: None ■ Fire Protection: None A water service connection application submitted separately to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger service, irrigation, abandonment of existing service[s], re -activation, etc.), in accordance with standards defined in Lakehaven's current "Fees and Charges Resolution." Non - single -family properties require separate domestic (per building) irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections and meters. • Protection of any existing water meters and/or service connections, or full abandonment by "removal" if future service(s) will not be needed, will be required for any on -site building demolition. Please contact Lakehaven for further information regarding this issue. • Installation and satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each domestic service meter is required pursuant to WAC 246-290-490 and Lakehaven standards. As a high health cross -connection hazard (building taller than 30 feet), a reduced pressure backflow assembly (RPBA) is required. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoepflL.akehavenor , 253-946-5427) for additional information and BPA testing coordination. Installation and satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each irrigation service meter (and/or domestic meter serving buildings less than 30 feet tall) is required pursuant to WAC 246-290-490 and Lakehaven standards. As a low cross -connection hazard, either a double check valve assembly (DCVA) or a reduced pressure backflow assembly (RPBA) is required. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoe f](@.Lakehaven.or6, 253-946-5427) for additional information and BPA testing coordination. If a separate fire protection service connection is needed or desired, installation and satisfactory testing of a separate approved backflow prevention assembly (BPA) is required pursuant to WAC 246-290-490 and Lakehaven standards. As a high cross -connection hazard (building taller than 30 feet), a reduced pressure detector assembly (RPDA) is required. Contact Lakehaven's Cross - Connection Control Program Manager (Chris Zoepfl, CZoepfl@Lakehaven.org, 253-946-5427) for additional information and BPA testing coordination. File 913-102131-00-PC Doc ID 63559 Mr. Paul Green Page 23 of 27 June 26, 2013 • The associated Developer Extension Agreement must achieve a point of either substantial completion or acceptance, as determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s). • Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/ charges/deposits (2013 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges, and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice. • Water Service/Meter Installation: $TBD (based on number & sizes of services/meters approved by Lakehaven) Capital Facilities Charge(s) Water: $611,338.00. Lakehaven preliminary estimate of use for project of 206.36 MFR Equivalent Residential Units (ERU), 10.00 Commercial ERU, and 5.00 Irrigation ERU (est. 221.36 Water ERU). Water system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 39.36 Equivalent Residential Units (ERU). Please contact Lakehaven for further detail. • Charge -Payable -in -Lieu -of -Extension (CPILOE): $N/A • Latecomer Charge: $N/A • Service Agreement Charge(s): $N/A • County Document Recording Fees: $N/A • ROW Permit Fee (Agency): $N/A • Other (describe): $None anticipated Sewer A Developer Extension Agreement will be required to construct new and/or abandon existing sanitary sewer facilities necessary for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing and submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement (applications enclosed). Lakehaven continues to encourage owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven early in the pre-design/planning phase to avoid delays in overall project development. • The site has two existing sewer service connection(s): SN 241 (SSCP 4499, copy enclosed), and SN 242 (SSCP 22583, copy enclosed). • Capping of any existing sewer service connection at/near property line is typically required for any on -site full building demolition; a sewer service connection permit from Lakehaven is required for this. For partial building demolition, protection of any existing sewer service connection will be required. Please contact Lakehaven for further information regarding these issues. File 913-102181-00-PC Doe ID 63559 Mr. Paul Green Page 24 of 27 June 26, 2013 A separate Lakehaven sewer service connection permit is required for each new connection to the sanitary sewer system or any modification (re -align, abandon, etc.) to an existing sewer service connection, in accordance with standards defined in Lakehaven's current "Fees and Charges Resolution." Minimum pipe slope for gravity sewer service connections is two percent. In addition to all other sewer service installation standards, installation of a Type 1, 48 inch monitoring manhole is typically required on the private building sewer line, for all new or modified non-residential connections. • The associated Developer Extension Agreement must achieve a point of either substantial completion or acceptance, as determined by Lakehaven prior to activating any new sewer service connection(s). • Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection charges (2013 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees and charges are typically reviewed and adjusted (if necessary) annually, but are subject to change without notice. • Sewer Service Connection Permit Fee: $240.00 per residential building connection, $350.00 per non- residential building connection. • Capital Facilities Charge(s) Sewer: $536,487.00. Lakehaven preliminary estimate of use for project of 206.36 MFR Equivalent Residential Units (ERU) and 10.00 Commercial ERU (est. 216.36 Sewer ERU). Sewer system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 39.36 ERU. Please contact Lakehaven for further detail. • Temporary Connection (Earlycomer) Charge -Sewer: $395,241.00. 177.00 new Sewer ERU in established City Center or City Frame areas. Please contact Lakehaven for further detail. • Charge -Payable -in -Lieu -of -Extension (CPILOE): $N/A. • Latecomer Charge: $N/A. • Service Agreement Charge(s): $N/A. • County Document Recording Fees: $N/A. ■ ROW Permit Fee (Agency): $N/A. • Other (describe): $None anticipated. General • 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. File 913-102181-00-PC Doc ID 63559 Mr. Paul Green Page 25 of 27 June 26, 2013 SOUTH KING FIRE AND RESCUE (Vince Faranda, 253-946-7242, once.faranda(@southkingfire.org} Water Supplies for Fire Protection • The required fire flow for this project is 2,330 gallons per minute. A Certificate of Water Availability shall be provided indicating the fire flow available at the site. A hydraulic fire flow model shall be requested from the water district. This project will require a. fire hydrant within 600 feet of all points of any structure based on the 2009 IFC. The six story structures will require two hydrants based on spacing requirements listed in the 2009 IFC. ■ 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. • 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 75,000 pound fire apparatus, and shall be provided with a surface so as to provide all-weather driving capabilities. Aerial ladder outrigger point load of 45,000 lbs. is applied on an 18 X 18 inch area. 3) Shall be not less than a 32-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. ■ Designated fire lanes may be required for emergency access. This may be done during the plans check or after the facility is in operation. ■ When required, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction by parking and other obstructions. • Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of construction. File 913-102181-00-PC Doc ID 63559 Mr. Paul Green Page 26 of 27 June 26, 2013 Fire -Extinguishing Systems ■ An automatic fire sprinkler is required. The system shall be installed in all group R occupancies, 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 5,000 square feet. Fire walls shall not be considered to separate a building to enable deletion of the required automatic fire - extinguishing 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. • Contact the Fire Marshal's Office at (253) 946-7242 for fire sprinkler design standards. Standpipe System • A Class I standpipe system is required in buildings where the floor level of the highest story is located more than 30 feet above the lowest level of the fire department vehicle access. ■ Buildings four or more stories in height shall be provided with not less than one standpipe for use during construction. Such standpipes shall be installed when the progress of construction is not more than 40 feet (12 192mm) in height above the lowest level of fire department access. Such standpipe shall be provided with fire department hose connections at accessible locations adjacent to usable stairs. Such standpipes shall be extended as construction progresses to within one floor of the highest point of construction having secured decking or flooring. Fire Pumps • Fire pumps, if required shall be either diesel or electric with a generator. The fuel supply for the generator must be onsite, not connected to underground utilities. Elevators • Where elevators are provided in buildings four or more stories above grade plane, at least one elevator shall be provided for fire department emergency access to all floors. The elevator car shall be of such a size and arrangement to accommodate a 24-inch by 84-inch ambulance stretcher in the horizontal position. Fire Alarm System • An automatic fire alarm system is required for any building in excess of 3,000 square feet. Sprinklers may take the place of smoke detectors. The fire alarm 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. • Contact the Fire Marshal's Office at (253) 946-7242 for fire alarm specifications. • Separate permits are required for fire sprinkler water supply, fire sprinkler, fire alarm, and standpipe systems. File 913-103181-00-PC Doc ID 63559 Mr. Paul Green Page 27 of 27 June 26, 2013 CLOSING This letter reflects the information provided at the preapplication meeting and is intended to assist you in preparing plans and materials for a formal application. We hope you found the comments useful to your project. We have made every effort to identify major issues to eliminate surprises during the city's review of the formal application. The completion of the preapplication process in the content of this letter does not vest any future project application. Comments in this letter are only valid for one year as per FWRC 19.40.070(4). As you know, this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, Matthew Herrera, 253 -83 5-263 8, or matt.herrera@a�,,cityoffederalway_.com. We look forward to working with you. Si y ,.1 Matt iew Herrera Associate Planner enc: Bulletin 001 `Process III Submittal Requirements' Bulletin 002 `Mailing Labels' Bulletin 003 `Master Land Use Application' Bulletin 022 `CPTED Checklist' Bulletin 042 `Parking Lot Design Criteria' Bulletin 050 `Environmental Checklist' Bulletin 056 `Hazardous Materials Inventory Checklist' Concurrency Application Lakehaven Enclosures c: Ann Dower, Senior Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Brian Asbury, Lakehaven Utility District Vince Faranda, South King Fire & Rescue James Bradley, GGLO, 1301 V Avenue, Suite 301, Seattle, WA 98101 File 9 13-1021 A 1-00-PC Doc ID 63559 #LlTsy000�f iNOTE: Lakehaven Utility Districtneither warrants nor guarantees the accuracy of any facility information provided. Facility locations and conditions are :subject to field verification. High Point Mixed Use (13-102181-00-PC) 60 120 Feet Pre -application Conference Sign in Sheet City of Federal Way COMMUNITY DEVELOPMENT REVIEW COMMITTEE June 13, 2013 9:00 a.m. Project Name: High Point Mixed Use Address: 1066 S. 320`h Street File Number: 13-102181-PC City Hall Hylebos Room NAME DEPARTMENT / DIVISION TELEPHONE NUMBER 1. 2. Oq��ec Anvt . �lu.r n Plv t 57- S- Co"Zja 35 - 213Z 3. C e rA ; wW11 4. 5. 6. +A�� u �, L- D jy7. z5g- 7. R T1IFs P-A DL�� 0� 8. —rDM 953 - 9651 9. c,.� �l�c�-- ,h-e 3-7 7 0--3 / Y� 10. 11. 12. :r- Federal Way ,r 1 • i. 17, . otffi Icl.eu"c..,w> t-7R SOURCE: KIN6 GOUNTY iMAP (ACCESSED 5-14-2013) IMAGE DATE: 200q to NOTE: THIS FIGURE DEPIGT5 THE APPROXIMATE LOCATION OF EXISTING TREES. IN THE CITY GENTER ZONE ALL ON —SITE SIGNIFICANT TREES ARE EXEMPT FROM THE TREE RETENTION � REPLACEMENT REQUIREMENTS OF FWRG Ici.120.130, PER FWRG cc Iq.120.030(14). RECEIVED NORTH MAY 16 2013 4 CITY OF FEDERAL WAY CD FIGURE I DESIGN DRAWN �=CT TALASAEA aD ABS SCALE CONSULTANTS, INC. EXISTING TREE EXHIBIT NT S Resource & Environmental Planning DATE s 15020 Bear Creek Road Northeast Woodinville, Washington 98077 HIGH POINT 5-15-2013 Bus (425)861-7550 — Fax (425)861-7549 FEDERAL WAY, WA5HIN6TON REVISED 0 Copyright — Talasaea Consultants, INC, DEVCO 320th St PARKING AND SITE INFO LOT STALLS 481 Total Site Area STREET STALLS 8 L 9.84 acres CARRIAGE STALLS 42 Total Stalls 531 UNIT MIXES AND CONSTRUCTION TYPES BY BUILDING UNIT MIX - BUILDING A - 4 Story Type VA R2 Occupancy LEVEL 1-131) 2-13D 1 0 4 2 0 4 3 0 4 4 0 4 Total - BLDG A 0 16 5/7/2013 Total Proposed GFA 438,330 3-131) 4-131) Total Units GFA 0 4 8 10,762 0 4 8 10,762 0 4 8 10,762 0 4 8 10,762 0 16 32 43,048 UNIT MIX - BUILDING B - 5 Story Type VA R2 Occupancy Over 1 Story Type IA M Occupancy LEVEL 1-13D 2-131) 3-131) 4-131) Total Units GFA 1 9,750 2 1 1 3 1 6 9,750 3 1 1 3 1 6 9,750 4 1 1 3 1 6 9,750 5 1 1 3 1 6 9,750 6 1 1 3 1 6 9,750 Total - BLDG B 5 5 15 5 30 58,500 UNIT MIX - BUILDING C - 5 Story Type VA R2 Occupancy Over 1 Story Type IA M Occupancy LEVEL 1-131) 2-131) 3-131) 4-131) Total Units GFA 1 12,350 2 4 1 4 0 9 12,350 3 4 1 4 0 9 12,350 4 4 1 4 0 9 12,350 5 4 1 4 0 9 12,350 6 4 1 4 0 9 12,350 Total - BLDG C 20 5 20 0 45 74,100 RECEIVED MAY 16 2013 CITY OF FEDERAL WAY CDS UNIT MIX - BUILDING D - 4 Story Type VA R2 Occupancy LEVEL 1-BD 2-BD 3-BD 4-BD Total Units GFA 1 2 2 4 0 8 9,343 2 2 2 4 0 8 9,343 3 2 2 4 0 8 9,343 4 2 2 4 0 8 9,343 Total - BLDG D 8 8 16 0 32 37,372 UNIT MIX - BUILDING E - 5 Story Type VA R2 Occupancy Over 1 Story Type IA A3 Occupancy LEVEL 1-BD 2-BD 3-BD 4-BD Total Units GFA 1 12,090 2 0 2 2 3 7 12,090 3 0 2 2 3 7 12,090 4 0 2 2 3 7 12,090 5 0 2 2 3 7 12,090 6 0 2 2 3 7 12,090 Total - BLDG E 0 10 10 15 35 72,540 UNIT MIX - BUILDING F - 4 Story Type VA R2 Occupancy LEVEL 1-BD 2-BD 3-BD 4-BD Total Units GFA 1 2 2 4 0 8 9,343 2 2 2 4 0 8 9,343 3 2 2 4 0 8 9,343 4 2 2 4 0 8 9,343 Total - BLDG F 8 8 16 0 32 37,372 UNIT MIX - BUILDING G - 4 Story Type VA R2 Occupancy LEVEL 1-BD 2-BD 3-BD 4-BD Total Units GFA 1 4 4 0 0 8 8,416 2 4 4 0 0 8 8,416 3 4 4 0 0 8 8,416 4 4 4 0 0 8 8,416 Total - BLDG G 16 16 0 0 32 33,664 UNIT MIX - BUILDING H - 4 Story Type VA R2 Occupancy LEVEL 1-BD 2-BD 3-BD 4-BD Total Units GFA 1 0 4 2 0 6 7,405 2 0 4 2 0 6 7,405 3 0 4 2 0 6 7,405 4 0 4 2 0 6 7,405 Total - BLDG H 0 16 8 0 24 29,620 UNIT MIX - BUILDING J - 4 Story Type VA R2 Occupancy LEVEL 1-BD 2-BD 3-BD 4-BD Total Units 1 0 4 0 4 8 2 0 4 0 4 8 3 0 4 0 4 8 4 0 4 0 4 8 Total - BLDG J 0 16 0 16 32 GFA 10,697 42,788 UNIT MIX - CARRIAGE HOMES - Type VA R2 Occupancy 1-BD 2-BD 3-BD 4-BD 5-BD Total Carriage GFA 0 0 0 0 14 9,326 1-BD 2-BD 3-BD 4-BD 5-BD Total Units TOTAL UNITS 57 100 85 52 14 19% 32% 28% 17% 5% CITY OF Federal May 28, 2013 Paul Green Azure Green Consultants 409 East Pioneer Puyallup, WA 98372 Way E CFFY HALL FiL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com RE: File #13-102181-00-PC; NOTICE OF PREAPPLICATION CONFERENCE High Point Mixed Use,1066 South 320m Street, Federal Way Dear Mr. Green: The Community and Economic Development Department is in receipt of your preapplication conference request. The application has been routed to members of the Development Review Committee and the meeting has been scheduled as follows: 9:00 a.m. —Thursday, June 13, 2013 �eHal nce Room Fl, 2ne Floor 33325 8t` Avenue South Federal Way, WA 98003 We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend the meeting as this will be the only notice sent by the department. If you have any questions regarding the meeting, please contact me at matt.herrera@cityoffederalwAy.com, or 253-835-2638. Sincerely, Matthew rrera 4 Associate Planner c_ J. Hunden, 11100 Main Street, Ste 301, Bellevue, WA 98004 email to tammy@mailagc.com Doc. LD, 63519 DATE: CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL May 28, 2013 TO: Ann Dower, Development Services Rick Perez, Traffic Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: Matt Herrera — Planning Division FOR DRC MTG. ON.- June 6, 2013 - Internal June 13, 2103, 9:00am - with applicant FILE NUMBER(s): 13-102181-00-PC RELATED FILE NOS.: None PROJECT NAME: HIGH POINT MIXED USE PROJECTADDRESS: 1066 S 320TH ST ZONING DISTRICT.- CC-F PROJECT DESCRIPTION: Proposed mixed use development including 308 multifamily units and 21,000 square feet of commercial/retail space. LAND USE PERMITS: Preapplication Conference PROJECT CONTACT: AZURE GREEN CONSULTANTS PAULGREEN 409 E. PIONEER Puyallup, WA 98372 MATERMLS SUBMITTED: 1. MLU 2. Survey 3. Orthophoto 4. Existing Tree Exhibit 5. Parking and Construction Type Exhibit 6. Sheets S1 & S2 Stormwater Vault Location 7. Sheet L1 Landscaping Plan 8. Plan Set Sheets G-001, A-101, A-121 through A-129 CITY OF Federal Way APPLICATION NW) Project Name Is �; RECEIVE® MASTER LAND USE APPLICATION MAY 16 2013 DEPArrMEWOFCOMMUNMDEVELOPMENT SERVICES 33325 8'�' Avenue South Federal Way, WA 98003-6325 CITY OF FEDERAL WAY 253-835-2607; Fax 253-835-2609 CDS www.cityoffedemlway.com High Point k (V_ Ep U_F Property Address/Location Parcel Number(s) C Date 1066 South 320th , Federal Way 082104-9188-08 Project Description Mixed Use- Apartments 0' G� �� dd p PTA ACF.POTNT Type of Permit Required _ Annexation _ Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) _ Process V (Quasi -Judicial Rezone) _ Process VI _ SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use _ Short Subdivision _ Subdivision Variance: Commercial/Residential Required Information CCF Zoning Designation CCF Comprehensive Plan Designation $8, 212 , 000 Value of Existing Improvements $32, 000, 00oYalue of Proposed Improvements International Building Code (IBC): R2/M/A3 Occupancy Type VA/ IA Construction Type Applicant Name: DevCo,Inc. Address: 111oo Main Street Ste:301 City/State: Bellevue, WA Zip: 98004 Phone.' 425.452.4041 Fax: 425.453.9566 Email: jhunden@devcoapts.com Signature: Agent (if different than Applicant) Name: Paul Green, Azure Green Consultants Address: 409 E Pioneer City/State: Puyallup, WA Zip: 98372 Phone: 253.770.3144 Fax: 253.770-3142 Email: paul®mailagc.com Signature: '// J_—� Owner Name: Sally McLean, Federal Way School District Address: 33330 8th Avenue So. City/State: Federal Way, WA Zip: 98 003 Phone: 253.945-2043 Fax: 253.941.0442 Email: smv not .0 rg Signaturer�� Bulletin #003 - January 1, M1 I Page I of 1 kAHandoutsWaster Land Use Application Ann Dower From: Ken Miller Sent: Thursday, April 04, 2013 3:17 PM To: 'Tammy Sorensen'; Jack Hunden; Tom Neubauer; James Bradley (J Brad ley@GGLO.com); Rob Trivitt (Rob@mailagc.com) Cc: Paul Green; Isaac Conlen; Rick Perez; Sarady Long; Kevin Peterson Subject: RE: DevCo site on 320 - Right of Way, roundabout Paul We reviewed your plans that incorporated a roundabout that was attached to the March 29th email and have the following preliminary comments. First of all the roundabout concept appears to work and therefore our meeting on march 28th was productive and we are headed in the right direction. Conceptually the proposed road layout 3 lanes plus bike lanes (cross section type L) and roundabout would work. We would need to review detailed engineering plans and verify geometrics for the roadway design speed of 30MPH and the roundabout design. The road may also have to shift slightly in the northeast corner of the site to align with the future road going to the north. The right hand turn lane at S 320th Street would be verified by the traffic study (TIA) and also the queue length and length of pocket. This additional lane may also require some signal modifications to the existing signal. All the driveways shown on the plans would need to be addressed by the TIA and determine if the proposed locations are acceptable and the turning movements based on future traffic volumes when the road is connected thru. Sidewalks 12' internal and 8' on S 3201h Street. I hope this helps and if you wish to meet again let me know. Ken From: Tammy Sorensen [mailto:Tamm mails c. om] Sent: Friday, March 29, 2013 10:31 AM To: Ken Miller Cc: Paul Green Subject: DevCo site on 320 - Right of Way, roundabout Mr. Miller, Paul Green asked me to send this information to you on the 3201h Roundabout. Should you have any questions please contact Paul Green at Paul@mailagc.com or 253-209-0571. Tammy Sorensen Afure Green ConsaItatits 409 East Pioneer Puyallup, WA 93372 (253)'770-3144 (office) (253)770-3142 Vpx) -------------------------- - a4FOGTAtSr.EroPARIaNca ---- -- - - - - — - - - - — II LEFT IN ALONG HERE AS REOULILI)- RIGHTOFWAYUNE 66 RDOT IN RASE ROAD GOES STLLUGHI'AHEAD �0 F0�7 WA91 � I i f 6FOOTBIM LANE L T i ! 1 1 I Inl � I I 1 1 ! I I 1 1 � I r r ! I `.6P WAY FOOw FURL"&SEFF:T I � PARRLLELTOFBWGFWAY L ! TYA WAY I.TPOSSIBLY BE LANE COULD BE F]JMINATFD 1 t , ! 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