03-104603-PCFILE
CITY OF
�. Federal Way
April 27, 2007
Mr. Scott Hutchinson
Panattom Development Company
16400 Southcenter Parkway, Suite 502
Seattle, WA 98188
RE; File #05-103873-00-SU; RECORDING OF BINDING SITE PLAN
East Campus Terrace Phase I Lot C BSP
Dear Mr. Hutchinson:
CITY HALL
33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
The above -referenced Binding Site Plan was recorded at King County on April 23, 2007, under
recording number 20070423001440. A copy of the receipt and recorded BSP is enclosed.
Please contact me at 253-835-2642 if you have any questions about this letter.
Sincerely,
Deb Barker
Senior Planner
Enclosures as noted
c: Betsy Dyer, Barghausen Consulting Engineers, 18215 72"a Avenue South, Kent, WA 98032
Doc 1 D 40645
[irr of CITY HALL
Fe d e ra ! Way Feder 1 st Way South • Box 9718
Federal Way, WA 98063-9-9718
(253) 661-4000
www.cityoffederalway.com
Mr. Wally Costello December 2, 2003
Quadrant Corporation �.:
1110 1121h Avenue NE
Bellevue, WA 98009
Re: File #03-104603-000-00-PC; PREAPPLICATION CONFERENCE SUMMARY
East Campus Corporate Park 320`h North Parcel BSP
Dear Mr. Costello:
Thank you.for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held November 6, 2003. 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 Federal
Way Fire Department. Some sections of the Federal Way City Code (FWCC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable
codes. In preparing your formal application, please refer to the complete FWCC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Deb Barker (253-661-4103 or deb.barker0ciVoffederalway_.cam). For
specific technical questions about your project, please contact the appropriate DRC representative as
listed below. Otherwise, any general questions about the preapplication and permitting process can be
referred to your key contact.
PROJECT DESCRIPTION
The preapplication is for a commercial subdivision of ten undeveloped lots into three commercial lots for
future office use using the City's Binding Site Plan (BSP) process. Three storm drainage tracts would be
created. Wetland A would be eliminated with site improvements, while a 100-foot buffer from Wetland B
would be maintained.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Mr. Wally Costello
Page 2
December 2, 2003
• Public Works Development Services Division
1. Level 1flow control and water quality treatment measures conforming to the Basic Water
Quality Menu must be provided for all new impervious areas.
2. FWCC Section 16-47 requires that overhead utility lines be relocated underground if over
500 feet, or three spans, are affected by a Public Works project. This condition will be.
applied to South 3201h Street.
• Public Works Traffic Division
1. A traffic impact analysis (TIA) prepared by a professional traffic engineer is required to
assess the project impact on the City's street network and determine appropriate mitigation
measures.
2. Construct street improvements and dedicate right-of-way consistent with the adopted City
standard along the property frontage on South 320°i Street, 32od Avenue South, and
Weyerhaeuser Way South. Assuming a symmetrical cross section, an additional 10 feet of
right-of-way on South 320"' Street east of Weyerhaeuser Way South, all 68 feet of the
northerly extension of Weyerhaeuser Way South through the site,' and an additional three
feet along 32nd Avenue South would need to be dedicated to the City. Please note, per the
Developer Agreement for East Campus Corporate Park Parcel 1, and per City standards, a
landscaping raised median would also be required on South 3201h Street.
3. To meet the required block perimeter requirement, a second access will be required; an
additional access/driveway connecting to 32" Avenue South.
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 (Deb Barker, 253-661-4103, deb.barker@cityoffederalway.com)
1. Review Process — Binding Site Plans (BSP) are divisions of land for sale or ground lease for
commercial, industrial use. The review processes for the BSP application is administrative, based on
the City's subdivision code. Applications for a BSP shall be submitted according to the requirements
of form and content requirements for short plats under FWCC Section 20-81 et seq., and shall be
reviewed for conformance with FWCC Section 20-2, design criteria and development standards of
FWCC Sections 20-151 through 20-157, and FWCC Sections 20-178 through 20-187. The
application is reviewed for completeness based on the design and development requirements and the
BSP checklist. Environmental review is required as noted below.
I There is a comprehensive plan amendment request to delete the planned extension of Weyerhaeuser Way South, north of South
3201h Street.
File NO3-104603-000-00-PC Doc I D. 24878
Mr. Wally Costello
Page 3
December 2, 2003
At the completion of technical review, preliminary BSP approval is granted. Engineering plans must
be submitted for review and approval before any construction related activities of the required
improvements could commence. Once all required street and drainage improvements are installed,
inspected, and approved by the City, the BSP receives final approval and can be recorded at King
County at the expense of the applicant. The current application fee for BSP is $1,919.50.
2. State Environmental Policy Act (SEPA) — The subdivision of ten individual lots into three lots would
normally be exempt from environmental review. However, as the subject site contains wetlands, the
exemptions of WAC 197-11-800(6)(a) are not applicable pursuant to FWCC Section 18-143.
Therefore, the formal application must be accompanied by an environment checklist and filing fees
of $805.50.
3. Public Not cation —The application is subject to public notice of the BSP application and of the .
environmental determination. Therefore, the application must be accompanied by a total of two sets
of stamped mailing envelopes, prepared in accordance with the City's requirements. One set shall be
addressed to all owners of real property located within 300 feet of site boundaries, and one set shall :
be addressed to all owners and occupants within 300 feet of site boundaries. In accordance with the
City's procedures, all envelopes must contain the Department of Community Development Services
return address (PO :Box 9718 Federal Way, WA 98063-9718). A paper list of addressees must be
submitted along with the envelopes, in addition to an assessors map with the 300-foot boundary
depicted. Mailing information should be current and accurate in order to avoid having to verify the
mailing list and re -mail any notices, thereby affecting project review time frames.
4. BSP Development Standards — All lots resulting from the BSP must conform to the design standards
of FWCC Sections 20-151 through 20-157, and 20-178 through 20-187. As discussed at the
preapplication conference, the BSP application can be a realignment of the underlying lots to create
three individual Iots, or the establishment of three lots with three tracts for future development,3 or a
detailed plan with proposed building pads, buildings, parking stalls, and site improvements.
Regardless, the formal application must meet the following design requirements, as summarized:
• FWCC Section 20-151, Subdivision Design - If driveways and roads are shown, block
perimeter and motorized access standards must be addressed.
• FWCC Section 20-152, Lot Design — If buildings are shown, front yard setbacks should
correspond to Note #2 of FWCC Section 22-826, which requires front yard setbacks for
structural improvements in this Office Park (OP) zone at 35 feet if a landscape buffer
and stormwater facilities are located in the front yard.
• FWCC Section 20-156, Pedestrian and Bicycle Access —If buildings are shown, provide
pedestrian access to the BPA easement, right-of-way, and bus stops.
• FWCC Section 20-157 — View considerations.
2 See the City handout titled, Oblaining Mailing Labels. Additional public notice envelopes will be required for separate
applications.
3 This scenario would require future environmental review for the proposed uses.
File 403-104603-000-00-PC Doc. LID. 24879
Mr. Wally Costello
Page 4
December 2, 2003
• FWCC Section 20-176, Required Improvements —As discussed at the preapplication
conference, street improvements and dedication of right-of-way or internal easements is
required pursuant to FWCC Section 22-1471.
• FWCC Section 20-177 —Density regulations.
• FWCC Section 20-179, Retention of Vegetation —All natural vegetation shall be retained
on site except that which will be removed for plat improvements or grading, as shown
on approved engineering plans. Mass clearing is not permitted. Provide a clearing and
grading plan to depict any vegetation removal.
• FWCC Section 20-180 — Streets and rights of ways.
• FWCC Section 20-183 — Storm drainage.
■ FWCC Section 20-184 — Other utilities.
• FWCC Section 20-185 — Street lighting.
• FWCC Section 20-186, Landscaping Protection and Enhancement —A landscape plan
shall be submitted with the BSP application to identify existing wooded areas,
significant trees as defined by the FWCC, meadows, rock outcroppings, and other
existing landscape features.
5. Wetland Report — The formal application must be accompanied by a wetland report prepared by.
wetland consultant that reflects current City wetland standards. In 1999, the City of Federal Way
conducted an inventory of wetlands in the city and subsequently amended the wetland regulations
with the adoption of wetland categories. The City's inventory lists Wetland B on the subject site as a
Category III wetland, which has a corresponding 50-foot buffer requirement, and lists Wetland C as
a Category II wetland with 100-foot buffer requirements. At 462 square feet, Wetland A does not
meet the definition of a regulated wetland. The formal application must include a wetland report that
addresses current wetland standards, including FWCC Section 22-1356(b), and apply wetland
categories adopted by the City of Federal Way. Please be advised that the elimination of a regulated
wetland as defined by the FWCC requires review and subsequent decision by the Federal Way
Hearing Examiner following a public meeting. This would be reviewed at the time the wetland
elimination was proposed in conjunction with the development regulations in effect at that time.
6. BPA Trail — The subject site is located in Park Planning Area `I' of the 2000 Federal Way Parks
Comprehensive Plan (FWPCP), and is located within the BPA corridor. Typically, the City has
acquired BPA easement rights to land under the BPA transmission lines and has installed a
pedestrian trail throughout this corridor consistent with the adopted FWPCP. In the case of the
subject site, the Director of the Parks, Recreation, and Cultural Services Department has requested
that an easement be provided to the City of Federal Way within the BPA corridor for a future trail,
consistent with the FWPCP and the Federal Way/BPA Pedestrian/Bike Trail final report dated June
30, 1991, and prepared by Atelier PS.
Filc 403-104603-000-00-PC Doc M 24879
Mr. Wally Costello
Page 5
December 2, 2003
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-661-4125,
ann.doweriRcityoffederalway.com)
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 1998 King County
Surface Water Design Manual (KCSWDM), and the City of Federal Way Addendum to the 1998
KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of BSP
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 V = 100', five-foot
contour planimetric maps that may be used for basin analysis.
2. Flow control facilities must be designed to conform to Level 1 flow control performance criteria.
3. Water quality treatment facilities must be designed to meet the treatment criteria of the Basic Water
Quality Menu.
4. If infiltration is proposed, soil logs will need to be provided to verify infiltration suitability.
5. Show on the preliminary plans, with dimensions, the proposed location of the detention and water
quality facilities.
Right -of -Way Improvements
See the Traffic Division comments from Traffic Analyst Sarady Long for traffic related items.
2. Street frontage dedications shall be conveyed to the City through a statutory warranty deed. The
dedicated area must have clear title prior to recording.
3. All stormwater treatment and detention requirements outlined above must be applied to new
impervious area within the public right-of-way. Detention and water quality facilities must be
located outside of the travelway.
4. FWCC Section 16-47 requires that overhead utility lines be relocated underground if over 500 feet,
or three spans, are affected by a Public Works project. This condition will be applied to South 3201h
Street.
Building (or EN) Permit Issues
1. 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.
2. As -built drawings will be required prior to Public Works Department acceptance of the project.
File M03-104603-000-00-PC Doc. I.D. 24878
Mr. Wally Costello
Page 6
December 2, 2003
A final TIR shall be prepared for the project and submitted with the permit application. The final
TIR will require the signature/seal of a professional engineer registered/licensed in the State of
Washington.
4. The applicant shall provide a geotechnical report that addresses design pavement thickness for the
roadways.
5. The applicant shall reimburse the City for the cost of all required regulatory, warning, and street
name signs that are installed, prior to acceptance by the City of all other required improvements.
6. 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 for a two-year maintenance period.
7. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities), and street systems for 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.
8. 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.
9. All drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black =
ink. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans
shall be drawn at a scale of 1" = 20', or larger. No architectural scales are permitted on engineering
plans.
10. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per
Appendix D, 1998 KCSWDM, must be shown on the building set plans.
11. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION (Sarady Long, 253-661-4139, sarady.long@cityoffederalway.com)
1. A traffic impact analysis (TIA) prepared by a professional traffic engineer is required to assess the
project impact on the City's street network and determine appropriate mitigation measures.
Please note, the City is in the process of developing a Traffic Impact Fee (TIF) system, which is
expected to be completed by the spring of 2004. The TIF system could reduce the scope of the TIA
and replace any pro-rata share contribution. The TIA would then only focus on mitigation of impact
beyond improvements identified in the six -year Transportation Improvement Plan (TIP). Projects
submitting a complete SEPA prior to the TIF implementation could be vested to the current system
of pro-rata share mitigation.
File 403-104603-000-00-PC Doc. I.D. 24879
Mr. Wally Costello
Page 7
December 2, 2003
2. Per FWCC Section 22-1474, the applicant/owner would be expected to construct half -street
improvements consistent with the planned roadway cross -sections as shown in Map III-7 of the
Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as
Table 1I1-19. 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 the FWCC, the
applicant would be expected to construct street improvements on the following streets to the City's
adopted standard.
a. South 3260 Street is a Type A street, consisting of an 86-foot paved street from curb to
curb, six-foot planter strip with trees, eight -foot sidewalk, and streetlights in a 120-foot
right-of-way. The improvements shall be from street centerline. Consistent with the
Development Agreement for East Campus Corporate Park Parcel I, and per the City's
adopted standards, a landscaping raised median would also be required.
b. Weyerhaeuser Way South4 is a Type O street, consisting of a 34-foot paved street from
curb to curb, six-foot planter strip with street trees, eight -foot sidewalk, and streetlights,
all within 68 feet of right-of-way. Since this street would serve as internal street, the
applicant would be expected to construct the full width.
c. 32"d Avenue South is a Type R street, which is a 40-foot paved street from curb to curb,
four -foot planter strip with street trees, six-foot sidewalk, and streetlights, all within 66
feet of right-of-way. At a minimum, improvements shall include 28 feet of pavement,
four feet of planter strip with street trees, six feet of sidewalk, and streetlights, all within
45 feet of right-of-way. The improvements shall be on the east side of the street.
Tapers and transitions beyond the project frontage may be required as deems necessary for safety
purposes, taper rate shall be based on the Washington State Department of Transportation (WSDOT)
design manual, WSA2/60 or AASHTO, as directed by the Public Works Director.
4. The applicant/owner shall dedicate sufficient public right-of-way across the entire street frontages to
widen and improve the abutting public streets to the City's adopted street standards. Assuming a
symmetrical cross section, an additional 10 feet of right-of-way on South 320`h Street east of
Weyerhaeuser Way South, all 68 feet of Weyerhaeuser Way South, and an additional three feet
along 32"d Avenue South would need to be dedicated to the City. Right-of-way dedication shall be
conveyed to the City through a Statutory Warranty Deed, and must have clear title prior to recording.
5. FWCC Section 20-151 and FWCP Policy TP21, require block perimeters no longer than 1320 feet
for non -motorized access, and 2640 feet for streets. In order to meet the street block perimeter
requirement, a second access/driveway would need to be extended through the site, connecting to
32"d Avenue South.
Per FWCC Section 22-1543, there may be only one driveway for each 330 feet of lot frontage.
Additionally, any driveway must be located no closer than 150 feet to any street intersection, or to
any other driveway, whether on or off the subject property. The site plan meets these requirements.
4 There is a comprehensive plan amendment request to delete the planned extension of Weyerhaeuser Way South, north of South
320`h Street.
File #03-104603-000-00-PC Doc. I.D. 24878
Mr. Wally Costello
Page 8
December 2, 2003
LAKEHAVEN UTILITY DISTRICT (Mary E. Young, 253-946-5400, myoung(-]iUkehaven.org)
Water Issues
A developer extension agreement will be required to extend mainline water facilities to serve the site. The
owner should apply separately to the District for this process at the same time formal application is
submitted to the City of Federal Way to avoid delays in construction. Please allow three to four months
for plan review and approval.
Sewer Issues
A developer extension agreement will be required to extend mainline sewer facilities to serve the site. The
owner should apply separately to the District for this process at the same time formal application is
submitted to the City of Federal Way to avoid delays in construction. Please allow three to four months
for plan review and approval:
General Comments
The District's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU).
Residential equivalency for office use may be calculated as 0.3 ERU per 1,000 square feet of building area,
as an initial estimate. Actual water consumption will be monitored and additional charges may be assessed
within five years of the original connection. Use of the categorical listing may not be representative of the
property's actual impact on the water and sewer systems and is discouraged. It is recommended that the
owner provide anticipated water consumption for the facility, or water consumption information from a
similar facility, to calculate these charges (255 gallons per day equals one ERU). The District's current
Capital Facilities Charges are $3,205/ERU for water and $2,721/ERU for sewer.
FEDERAL WAY FIRE DEPARTMENT (Greg Brozek, 253-946-7241, prep.brpzekAfederalwayfire.or$}
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.
When any portion of the facility or building protected is in excess of 150 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).
File M03-104603-000-00-PC Doc. I.D. 24878
Mr. Wally Costello
Page 9
December 2, 2003
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 acce.ss 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.
When required, approved signs or other approved notices shall be provided and maintained for fire
apparatus access roads to identify such roads and prohibit the obstruction by parking and other
obstructions.
Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of
construction.
Fire-Extin,guishing Systems
Four 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
File 403-104603-000-00-PC Doc. 1.13, 24878
Mr. Wally Costello
Page 10
December 2, 2003
show those items listed in Chapter 6 of 1997 Uniform Building Code Volume 3 (UBC Standard 9-1) 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 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. Area separation 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.
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 II, 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; and manufacturer, model numbers, and listing information for all equipment, devices, and
materials.
Fire alarm systems, automatic fire detectors, emergency voice alarm communication systems, and
notification devices shall be designed, installed, and maintained in accordance with Uniform Fire Code
(UFC) Standards 10-2 and 10-3, and other nationally recognized standards.
Systems and components shall be listed and approved for the purpose for which they are installed.
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
Fire Department Access to Buildines
Exterior doors and openings required by the UFC or the UBC 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 UFC and/or the UBC shall be provided when required by the chief.
File #03-104603-000-00-PC Doc 1 D. 24878
Mr. Wally Costello
Page 11
December 2, 2003
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 FIRE DEPARTMENT COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND ONLY
FOR THE PLANS REVIEWED.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWCC Section 22-1657.
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted. Modifications and revisions to the project as presented for this preapplication may
influence and modify information regarding development requirements outlined above. In addition to this
preapplication letter, please examine the complete FWCC and other relevant codes. carefully.
Requirements that are found in the codes that are not addressed in this letter are still required for your
project.
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, Deb
Barker, at 253-661-4103. We look forward to working with you.
Sincerely,
1� V
Deb Barker
Associate Planner
ene: Sign In Sheet
Master Land Use Application
BSP Handout
Mailing Label Handout
Right -of -Way Modification Handout
SEPA Checklist
FWCC Section 22-826, OP Zone
FWCC Section 22-1356
FWCC Chapter 20, "Subdivisions"
c: Ann Dower, Engineering Plans Reviewer
Sarady Long, Traffic Analyst
Mary Young, Lakehaven Utility District
Greg Bro7ck, Federal Way Fire Department
Ken Nielson, PACE Engineering, 750 61h Street South
Kirkland, WA 98033
File #03-104603-000-00-PC Doc. I.D. 24878
Name
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CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC)
Preapplication Conference Sign In Sheet
-'East Campus North BSP
Preapplication Conference
03-104603-00-PC
November 6, 2003
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Planning Department summary
BSP is required to subdivide the land into the three lots and three tracts.
BSP steps are: review of application, preliminary approval of layout, Engineering plan
submittal and review for construction of infrastructure - roads, storm and utilities,
Engineering approval issuance, construction, inspection and approval, BSP approval and
BSP recorded at King County.
Formal BSP planning comments relate to the installation of infrastructure and utility as
reviewed under Office use code standards, as well as wetland elimination. No comments
on proposed building use provided with BSP tech review.
SEPA required due to existence of Environmentally sensitive areas, and proposed
wetland elimination.
Another SEPA required for future office uses due to creation of more than 4,000 square
feet and more than 20 parking stalls.
All lots must conform to design standards of the subdivision ordinance:
• Subdivision design
■ Lot design: All lots must provide regular building area which meets required
setbacks. Setbacks for this zone are 25, 35, and 50 feet for front, and 25 for side
and rear. Storm drainage facilities in front yard are discussed in 22-826(2), and
can only be in front yard if a future building is setback 35 feet.
• Pedestrian and bike access — BPA trail access/easement required, future
improvements?
■ View consideration
• Required improvements — all frontage
■ Density
• Retention of vegetation — clearing only for infrastructure and utilities with BSP
• Streets and rights of ways -
• Storm drainage -
■ Street lighting
■ Landscaping protection and enhancement
With the wetlands on the subject site, the BSP application must include a wetland report
to address city criteria
r
City of Federal Way
Department of Community Development
Memorandum
TO: File Y
FROM: Deb Barker
RE: Quadrant Office North Binding Site Plan
File #03-102229-SU, 03-102230-SE
DATE: June 20, 2003
I have reviewed the conceptual drawings for the commercial subdivision or Binding Site Plan of
10 lots into three commercial lots, with three tracts. There are no existing improvements on the
subject site. The site zoning is OP.
Certain planning issues, listed below, must be addressed with the subdivision application
approval.
1. Is clearing plan required with BSP - it is for preliminary plat application
2. Project does not meet the comprehensive plan requirements for Weyerhaeuser Way
extension. Staff does not support comp plan amendment.
3. Proposed street cul-de-sac is 590 feet to center of planter, and longer when measured to
end of vehicle area.
4. Motorized and nonmotorized block perimeter maximums are exceeded.
5. Lot A front yard setback of 40 feet exceeds minimum of 50 feet when parking and drive
aisles are in required front yard.
6. Tract 3 (storm pond) does not meet front yard setback for landscape buffer.
7. Need pedestrian route of travel to BPA trail and to SW corner for bus stop connection
8. Check if pedestrian connection needs to be in ROW form.
9. ROW improvements must be provided per FWCC
10. Landscape buffer setbacks for Lots B and C are 15 feet while only 10 feet of land is
shown.
11. Detention ponds require landscape buffers
12. Landscape plan is missing
13. Street lighting plan unknown
14. Tree survey is missing
SUBDIVISION CODE CONFORMANCE REVIEW
All lots resulting from the subdivision must conform to the design standards of this ordinance
(Section 20, FWCC). The criteria are listed below.
Subdivision design, Sec. 20-151:
(a) Traffic is distributed to a collector street system, to avoid intrusion and overburdening
of residential streets and to connect with planned or existing streets. Response: Needs to
connect to 32nd Avenue South as a planned street per PW
(b) Streets should be coordinated with existing intersections to avoid offsetting new
intersections and should intersect at a 90-degree angle. Response: 320th OK, need 32nd
(c) Cul de sacs no longer than 600 feet. Response: The proposed sac to center of island is
590 feet, but extends further in parking.
(d) Blocks should not be longer than 1,320 feet for non -motorized access, and 2,640
square feet for streets. Response: This is not met for non -motorized or streets.
(e) Subdivisions on steep slopes should be designed so that streets are constructed
generally parallel rather than perpendicular to the slope. Response: No steep slopes.
(f) Streets should be designed in conformance with adopted standards for sight distance at
intersections per 22-1151. Response: PW to verify
Lot desij2n. Sec. 20-152.
(a) All lots should be of ample dimensions to provide a regular shaped building area,
which meets required setbacks. Response: Lots are A, B and C, tracts 1,2 and 3.
i. Lot #A depicted with 40 foot setback from front (south) property line,
which may not be permitted unless demonstrate code met. Side and
rear are OK. South and west perimeters require 10 feet of type III
landscaping. If sharing parking with other lots, no side or rear yard
perimeter landscaping. Perimeter with drainage tract requires 5 feet of
type III.
ii. Lot #B has a 200 foot setback from 32nd Street P/L, and is OK from
side and rear setbacks. West perimeters require 10 feet of type III
landscaping due to ROW. Western 400 feet requires 5 feet of type III.
Rest of north perimeter requires 15 feet of type I. If sharing parking
with other lots, no side or rear yard perimeter landscaping.
iii. C has 390 foot setback from S. 3201h front P/L and side and rear
setbacks are ok. South perimeter requires 10 feet of type III
landscaping. North and east perimeters require 15 feet of type I
landscaping due to residential zone. If sharing parking with other lots,
no more side or rear perimeter landscaping. Perimeter with tracts
requires 5 feet of type III.
iv. Tract 1 is wetland with 100-foot buffer shown and 50-foot buffer
required (category 2). Requires 10 feet of type III landscaping against
ROW and 15 foot type I buffer along north, east and south sides: do
landscape modification request for this side to use existing vegetation.
Five feet of type III against west P/L.
v. Tract 2 is detention/wet pond. Requires 15-foot type I buffer along
north side and Five feet of type III against west P/L.
vi. Tract 3 is Detention pond. Requires 10 feet of type III landscaping
against ROW and five feet of type III around other sides.
Doc. I.D. 23662 Subdivision Design Criteria Review
Page 2
(b) All lots shall be designed to provide access for emergency apparatus. Response: TBD
— will be better once Weyerhaeuser Way goes through.
(c) All lots should be designed to take advantage of topographic and natural features,
view orientation and privacy. Response:
(d) Except in a cluster subdivision, all lots should abut a public street ROW. Residential
lots should not have access onto arterial streets. Response: All lots meet this. 32nd South
is ROW but is not open. OK
Densily, See.20-153.
(a) All lots in a conventional subdivision shall meet the density and minimum lot size
requirements of chapter 22, zoning. Calculation of density in subdivision shall not
include streets or vehicle access easements. Response: No minimum lot size
requirements in this zone. OK
(b) Cluster subdivision standards. Response: Does not apply.
Cluster. Sec. 20-154 (Does not apply)
Open space and recreation. Sec. 20-155. (Does not apply)
Pedestrian and bicycle access. Sec. 20-156
(a) In addition to the sidewalks required in FWCC Section 22-1471 regarding
requirements to ROW and vehicular easements, pedestrian and bicycle assess should be
provided for established or planned safe school routes, bikeways, trails and transit stops
and general circulation. Response: Need pedestrian route north to the BPA bikeway, and
any trails proposed. Need additional links to 32nd South and pedestrian route to the transit
stop on South 320d' at SW corner of site.
(b) Pedestrian and bicycle access shall be provided in 20 feet of dedicated ROW. Paved
width shall be 12 feet. Pedestrian scale lighting shall be provided if two ends are of
corridor are not intervisible. No sight obscuring fences or landscaping shall be permitted
abutting access corridors. Response: IS THIS STILL A REQUIREMENT? CHECK
WITH PW.
(c) Pedestrian and bike access shall be provided to develop a non -motorized network
with a block perimeter of no greater than 1,320 feet measured on center lines. This
requirement can me modified if 1) Topographical constraints, 2) Environmentally
sensitive areas, 3) Adjacent development is not being conducive. Response: This is
missing and must be provided.
(d) Pedestrian and bicycle access corridors shall be considered as usable open space in
determining open space requirements. Response: NA as no open space requirement.
Doc. I.D. 23662 subdlvlslon Design Crlterla Review
Page 3
View considerations, Sec. 20-157.
(a) Design of new subdivisions adjacent to existing developments should assess the
potential blockage of existing views and utilize methods such as staggered of off -set lot
lines and building areas so as to reduce horizontal view blockage. Response: OK with
angled buildings.
(b) Where feasible, subdivision design shall recognize and preserve important view
corridors by proper location of streets, view conservation easement or other means.
Response: No views from this location unless Mt Rainier from 2nd floor.
Required improvements, Sec. 20-176.
Street improvements and the dedication of ROW and or easements shall be required in
accordance with 22-1471 regarding required improvements to rights -of -way and
vehicular access easements. If a plat is subject to dedication, dedication language shall be
included on the face of the plat. Roads not dedicated to the public must be clearly marked
on the face of the plat. Any dedication, donation or grant as shown on the face of the plat
shall be considered to all intents and purposes, as a quitclaim deed to the said donee or
donees, grantee or grantees for his, her or their use for the purpose intended by the doper
or grantors as aforesaid. Response: North side of South 320'h Street, Weyerhaeuser Way
South and 32nd Avenue South must be improved.
Density regulations, Sec. 20-177.
(b) Density or parcel size, setbacks and buffers shall be in accordance with chapter 22,
Zoning. Response: Lots are A, B and C, tracts 1,2 and 3.
i. Lot #A depicted with 40 foot setback from front (south) property line,
which may not be permitted unless demonstrate code met. Side and
rear are OK. South and west perimeters require 10 feet of type III
landscaping. If sharing parking with other lots, no side or rear yard
perimeter landscaping. Perimeter with drainage tract requires 5 feet of
type III.
H. Lot #B has a 200 foot setback from 32nd Street P/L, and is OK from
side and rear setbacks. West perimeters require 10 feet of type III
landscaping due to ROW. Western 400 feet requires 5 feet of type III.
Rest of north perimeter requires 15 feet of type I. If sharing parking
with other lots, no side or rear yard perimeter landscaping.
iii. C has 390 foot setback from S. 320`h front P/L and side and rear
setbacks are ok. South perimeter requires 10 feet of type III
landscaping. North and east perimeters require 15 feet of type I
landscaping due to residential zone. If sharing parking with other lots,
no more side or rear perimeter landscaping. Perimeter with tracts
requires 5 feet of type III.
iv. Tract 1 is wetland with 100-foot buffer shown and 50 foot buffer
required (category 2). Requires 10 feet of type III landscaping against
ROW and 15 foot type I buffer along north, east and south sides: do
landscape modification request for this side to use existing vegetation.
Five feet of type III against west P/L.
Doc. I.D. 23662 Subdivision Design Criteria Review
Page 4
v. Tract 2 is detention/wet pond. Requires 15-foot type I buffer along
north side and Five feet of type III against west P/L.
vi. Tract 3 is Detention pond. Requires 10 feet of type III landscaping
against ROW and five feet of type III around other sides.
Buffers, Sec. 20-178.
(a) Subdivision design should provide a 10-foot wide type III landscape strip along all
arterial streets to shield new residences from arterials. See FWCC section 22-1565(c).
Said landscape strip shall be provided in a separate tract to be owned and maintained by
the homeowners association. Response: Office development does not require this buffer.
(b) Perimeter fencing in subdivisions shall be located on the interior side of landscape
strips planted along arterial streets. Response: NA
Retention of vegetation. Sec. 20-179
(a) All natural vegetation shall be retained on the site to be subdivided except that which
will be removed for improvements or grading as shown on approved engineering plans. A
preliminary clearing and grading plan shall be submitted as part of preliminary plat
application. Response: Grading plan does not reflect the proposed clearing for the
project. SEPA checklist indicates that roads, storm ponds, building pads and parking lot
areas to be cleared with BSP. Need plan to address this. Confirm that grading plan is
required with BSP.
(b) Existing mature vegetation shall be retained to the maximum extent possible.
Preservation of significant trees pursuant to FWCC section 22-1568 shall apply solely to
the development of each single-family lot at the time a building permit is applied for.
Response: How is applicant meeting this? Unknown which are significant trees as
no survey provided.
Streets and ROW's, Sec 20-180.
(a) All streets within an approved subdivision shall be within a dedicated public right-of-
way. Private tracts may be used in short subdivisions and cluster subdivisions using cross
section type Y per FWCC section 22-1528. Response: Tract Ymust abut 4 or less
dwelling units and may not extend more than 150 feet.
(b) All streets within the public ROW shall be improved to the standards specified in
section 22-1471. Response: Not shown.
(c) All streets abutting the subdivision or short subdivision shall be improved in
accordance with FWCC Section 22-1471. Response: Not shown
(d) All traffic control devices within the subdivision or short plat shall be provided by the
developer as required by the director of public works. Response: PW
Doc. I.D. 23662 Subdivision Design Criteria Review
Page 5
(e) Street shall be provided to develop a street network with a block perimeter of no
greater than 2,640 feet as measured on centerlines. This requirement may be modified if
connections cannot be made due to 1) Topographic constraints, 2) Environmentally
sensitive areas 3) adjacent development is not being conducive. Response: Project
exceeds this requirement.
(f) Additional off -site street and traffic improvements may be required to mitigate
impacts resulting from the subdivision. Response: Signal modification proposed
Water. Sec. 20-181
(a) All lots in a subdivision or short subdivision shall be served by a water system
designed and constructed to the specifications of Lakehaven Utility District or Tacoma
water Departments. Response: Lakehaven water, proposed 8 inch diameter water line.
(b) The water system shall be dedicated to Lakehaven or City of Tacoma upon approval
of the final plat. Easements shall be shown on the face of the plat. Response: Dedicate to
Lakehaven
Sewage Disposal. Sec. 20-182.
(a) Wherever feasible, all lots in a subdivision and short subdivisions shall be connected
to a sanitary sewer systems system designed and constructed to the specifications of
Lakehaven Utility District. Response: 8 inch sanitary sewer line.
(b)The sanitary sewer system shall be dedicated to Lakehaven or City of Tacoma upon
approval of the final plat. Easements shall be shown on the face of the plat. Response:
Lakehaven
(c) Where connection to sanitary sewer systems is not feasible, on -site sewage systems
may be utilized. The design and construction of such systems shall be approved by the
Seattle -King County department of public health. Response: NA
Storm i)railiage. Sec 20-183.
(a) All subdivision shall be provided with an adequate storm drainage system designed
and constructed in accordance with the surface water management requirements in
section 21-26 and the storm and surface water utility requirement in section 16-76.
Response: PW
(b) As required by the Director of Public works, subdivisions shall provide storm water
retention or detention facilities. Such required systems should include biofiltration
swales, oil -water separation devices, or any other appropriate systems approved by the
Public Works director. Response: PW
(c) As appropriate, the storm system shall be dedicated to the city upon approval of the
final plat. Response: A private system must be privately maintained.
Doc. I.D. 23662 Subdivision Design Criteria Review
Page 6
Other utilities, Sec. 20-184.
(a) All lots in subdivisions shall be served with electricity, telephone, cable television
and natural gas if available.
(b) (b) All utilities shall be provided underground.
(c) All easements shall be shown on the face of the plat.
Street Lighting, Sec. 20-185.
(a) All subdivisions shall install street lighting on all streets in accordance with public
works design standards. Response: Unknown although SEPA checklist responds that
lighting will be installed.
(b) Light standards and luminary design shall be approved by the director of public
works. Response: PW.
Landscaping protection and enhancement, Sec. 20-186.
(a) A landscape plan prepared by a licensed landscape architect shall be submitted with
each subdivision or short plat application. The plan shall identify existing wooded area,
significant trees, meadows, rock outcroppings and other landscape features. The plan
shall also show proposed buffers, opens spaces, street trees and ornamental landscaping.
Response: Not provided. Incomplete item.
(b) Significant trees, as defined in chapter 22, shall be identified, except those to be
removed in areas to be improved or graded as shown on the preliminary plat. During
construction of subdivision improvements and permitting of single family residences,
protection techniques shall be used to protect the identified trees from harm or
destruction, and to restore trees damaged or lost. Significant trees to be preserved shall be
visibly marked by flagging. Response: Protection techniques must be identified.
Unknown which trees are significant.
(c) Where safe and feasible, the meandering of streets and or sidewalks around significant
trees is encouraged. Response: Not done.
(d) All street trees and other plantings shall be installed in conformance with standard
landscaping practices and with appropriate city guidelines and regulations. Response: no
plan submitted. Not done.
Monuments. Sec 20-187
(A) permanent survey control markers, setting standards
(B) Specifications
Doc. I.D. 23662 Subdivision Design Criteria Review
Page 7
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: October 8, 2003
TO: Jim Femling, Development Services Manager
Mary Kate Martin, Building Official
Mary Young, Lakehaven Utility District
Greg Brozek, Federal Way Fire Department
Kurt Schwan, Public Safety Officer
FROM:
FOR DRC MTG. ON:
FILE NUMBER(s):
RELATED FILE NOS.:
PROJECT NAME:
PROJECT ADDRESS:
ZONING DISTRICT.
PROJECT DESCRIPTION:
PROJECT CONTACT:
Deb Barker
October 30, 2003 - Internal
November 6, 2003, 9:00 - with applicant
03-104603-00-PC
03-102229-SU (Binding Site Plan)
EAST CAMPUS CORPORATE PARK NORTH PARCEL PREAPPLICATION
3202 SW 320TH Street
OP
Preapplication for a three lot Binding Site Plan (BSP) for office development
previously submitted under file 03-012229.
Ken Nielsen
Penhallegon Associates
750 6`h Street South
Kirkland, WA 98033
(206) 441-1855
MATERIALS SUBMITTED: Preliminary grading and storm plan,
Preliminary water and sewer plan,
Preliminary lot layout,
Preliminary Binding Site Plan.
CITY OF
Federal Way
MASTER LAND USE APPLICATION
RECE11 _;_IiErARTMENT OF COMMUNITY DEVELOPr*IENTSERVICES
COMMUNITYDEVELGr,:,:. 2_PARFhIW 33530 First Way South
PO Box 9718
Federal Way WA 98063-9718
253-661-4000; Fax 253-661-4129
www ritvnffederalway com
APPLICATION NO(S) — — 03 , I oA U 0 3 — `L G Date
Project Name East Campus Corporate Park North Parcel BSP
10/6/2003
Property Address/Location Immediately North of S. 320th from 32nd Ave. S. to
approximately 500' east of Weyerhauser Way
ParcelNumber(s) 551560-0006, 0010, 00151 0020, 0026, 0025, 0030, 0091 and 0090
Project Description Creation of a 3 — lot Binding Site Plan
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
Office Park 7.oning Designation
Of f i c e Comprehensive Plan Designation
—0— Value of Existing Improvements
6 B 0- 0 0 B Value of Proposed Improvements
Uniform Building Code (UBC):
B Occupancy Type
Type 5 Construction Type
Applicant
Name: Quadrant Corp.
Address: 1110 - 112th
City/State: Bellevue, WA.
Zip: 98009
Phone: (425) 455-2900
Fax: (425) 646-8300
Email:
Signature: �a-6-
Agent (if different than Applicant)
- Wally Costello
Ave. NE.
Name:Penhallegon Associates Ken
Address: 750 Sixth Street South
City/State: Kirkland, WA.
Zip: 98033
Phone: (206) 441-1 855
Fax: (206) 448-71 67
Email: kenn@paceengrs.com
Signature:
Owner
Name: Same as Applicant
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Nilsen
Bulletin #003 — March 3, 2003 Page 1 of 1 k:\Handouts — Revised\Master Land Use Application
CITY OF
Federal
October 8, 2003
Mr. Wally Costello
Quadrant Corporation
1110 -- 112th Avenue NE
Bellevue, WA 98009
CITY HALL
Way 33530 1st Way South • PO Box 9718
Federal Way, WA 98063-9718
(253)661-4000
www.cityoffederalway.com
RE: EAST CAMPUS CORPORATE PARK NORTH PARCEL PREAPPLICATION
File #03-104603-00-PC
Dear Mr. Costello:
The above referenced proposal has been assigned me as project planner. At this time, the
submittal packet has been routed to members of the Development Review Committee. The
meeting with project proponents has been scheduled as follows:
Thursday, November 6, 2003 — 9:00 AM
Department of Community Development
City Hall, first floor
33530 -1st Way South
Federal Way, WA 98003
I look forward to meeting with you at that time. Please call me at (253) 661-4103 if you have any
questions.
Sincerely,
Deb Barker
Associate Planner
C: Ken Nielsen, Penhallegon Associates, 750 6 h Street South, Kirkland, WA 98033
Doc. I.D.
�a # � � �; a � �• r ais�
i
umm
THE QUADRANT
i CORPORATION
STATE
WASHINGTON SS
COUNTY OF KING
ON THIS DAY PERSONALLY APPEARED BEFORE ME
TO ME KNOWN TO BE THE
THE CORPORATION DESCRIBED IN THE FORGOING INSTRUMENT TO BE THE FREE AND VOLUNTARY
ACT aND DEED OF 'CORPORATION
sa i FOR
THE USES AND PURPOSES
•• THEREIN
BEHALFAND ON OATH STATED THAT HE/SHE WAS AUTHORIZED TO EXECUTE THE SAID INSTRUMENT
ON CORPORATION.
UNDERGIVEN MY HAND AND
OFFICIAL SEAL THIS
+
NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON.
MY COMMISSION EXPIRES
APPROVALS
COMMUNITY DEVELOPMENT DEPARTMENT
EXAMINED AND APPROVED THIS DAY OF , -2003.
DIRECTOR OF COMMUNITY DEVELOPMENT SERVICES
PUBLIC WORKS DEPARTMENT
EXAMINED AND APPROVED THIS DAY OF 2003.
PUBLIC WORKS DIRECTOR
HEREBY CERTIFY ; ALL
PROPERTY
i1Oi !1 TAXES ARE PAID, • THERE ARE
SPECIALDELINQUENT ASSESSMENTS# COLLECTION, AND a
ALL SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION ON ANY OF THE
PROPERTY
# ice HEREIN CONTAINED, DEDICATED 1 STREETS, ALLEYS, i OTHER PUBLIC
USE ARE PAID IN FULL. THIS A
DEPARTMENTKING COUNTY
EXAMINED AND
APPROVED THIS DAY OF
KING COUNTY ASSESSOR DEPUTY KING COUNTY ASSESSOR
x�,�OUNT .> 55,11 560-0005 5515560-0025
551550--0010 5156--0030
551550-0015 551560--0035
551550-0020 551550--0091
5 1 60--Q 5 5515 0--0090
HEREBY CERTIFY
THAT THIS FINAL• BASED
ACTUAL SURVEY DONE BY ME OR UNDER MY DIRECT SUPERVISION; THAT THE BEARINGS AND
DISTANCES ARE SHOWN CORRECTLY; AND THAT NO ADDITIONAL MONUMENTS HAVE BEEN SET
AT THIS TIME. LOT CORNERS AND •
PROJECT CONSTRUCTION,
JOSEPH R. DERSHAM DATE
P.L.S. NO. 33127
THE PRIMARY MEASUREMENT EQUIPMENT UTILIZED IN THE PERFORMANCE OF
THIS SURVEY IS A 2" GEODIMETER 600 SERIES TOTAL STATION. ALL
PRIMARY MEASUREMENT UIPMENT UTILIZED HAS BEEN COMPARED TO AND
ADJUSTED AGAINST A NATIONAL icGEODETIC
WITHIN THE PREVIOUS
THE RELATIVE LOCATION OF ALL SURVEY MONUMENTS AND
MARKERS
ON THIS MAP ARE BASED A FIELD TRAVERSE. ACCURACY
OR EXCEEDS W.A.C. 332-130-090.
T. 21 N. I R. `-f- E.
in
vlkicini
ty Map
GENERAL PROJECT DESCRIPTION
DEVELOPER: THE QUADRANT CORPORATION
P.O. BOX 130
BELLEVUE, WA 98009
PHONE : 425---455--2900
FAX; 42-- 4--30
FEE OWNER: THE QUADRANT CORPORATION
P.O. BOX 130
BELLEVUE, WA 9809
PHONE : 425-455-2900
FAX 425-- C 4C — 8300
ENGINEER.- PENHALLEGON ASSOCIATES CONSULTING ENGINEERS, INC.
750 CTH STREET SOUTH
KIRKL.AND, WASHINGTON 98033
PHONE : 425--827--2014
FAX . 425--827--54
ARCHITECT. BAYLIS ARCHITECTS
1001 MAIN ST., SUITE 10
BELLEVUE, WA 98004
PHONE. 425--s 454-- 0555
FAX . 45-- 45-- 013
EXISTING ZONE CLASSIFICATION: OFFICE PARK
COMPREHENSIVE PLAN DESIGNATION.- OFFICE
SITE AREA. 19.399 ACRES
LEGAL DESCRIPTION PER FIRST AMERICAN TITLE INSURANCE CO. ORDER NO. 819840-- 2.
PARCEL A.
TRACTS 1, 2 AND 3 EXCEPT THOSE PORTIONS CONVEYED TO THE STATE OF WASHINGTON
FOR ROAD BY DEEDS RECORDED UNDER RECORDING NOS. 4998517 AND 4998539;
TRACT 4 EXCEPT THE SOUTH 40 FEET THEREOF,
THE EAST 100 FEET OF TRACT 5;
THE WEST 100 FEET OF TRACT 5 EXCEPT THAT PORTION CONVEYED TO THE STATE OF
WASHINGTON FOR ROAD BY DEED RECORDED UNDER RECORDING NO. 49985 0;
TRACT C,
TRACT 7 EXCEPT THE SOUTH 250 FEET THEREOF, AND
THAT PORTION OF TRACT 18 LYING SOUTHERLY OF THE BONNEVILLE POWER
ADMINISTRATION RIGHT OF WAY AS ESTABLISHED BY AN EASEMENT RECORDED UNDER
RECORDING NO. 347081,
ALL IN MIDWAY SUBURBAN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN
VOLUME 38 OF PLATS, PAGE 40, RECORDS OF KING COUNTY, WASHINGTON.
PARCEL B.
THAT FORT ION OF TRACT 17 OF MIDWAY SUBURBAN i n,-�CTS, ACCORDING TO THE rLAT
RECORDED IN
VOLUME 38 OF PLATS, PAGE 40, IN DING COUNTY, WASHINGTON, LYING SOUTHERLY OF
POWER LINE EASEMENT.
RECORDING CERTIFICATE
`L
I - • riD AT THE OF THE CITY OF FEDERAL
2003, AT MINUTES PAST M AND RECORDED IN VOLUME
OF PLATS.,
PAGES RECORDS WASHINGTON.
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is
3} SUBJECT TO FACILITY CHARGES., IF ANY', INCLUDING ;e^�# +*
�A������CHARGES i ��� WATEROR SEWER � NOT #T LIMITED � HOOK-UP, OR CONNECTION
E ER FACILITIES TIES OF FEDERAL WAY WATER AND SEWER CHARGESAND
t 1
INSTRUMENT RECORDED MAY 18, 1987 UNDER RECORDING NO, �} STRICT AS DISCLOSED BY
0.
4) SUBJECT TO TI-I -� �TO MAKE NECESSARY SLOPES ������� �.E FOR CUTS OR FILLS UPON SAID P
ET A GRANTED Y DEED RECORDED UNDER . �-7. AFFECTS TRACTS 1 AND 2 REMISES FOR SOUTH 320TH
SUBJECT TO THE RIGHT TO MAKE NECESSARY
SLOPES FOR CUTS OR FILLS UPON SAID PREMISES FOR SOUTH 3
STREET AS GRANTED BY DEED RECORDED UNDER RECORDING NO. 49 �
98520. {AFFECTS TRACT
) SUBJECT TO THE RIGHT TO MAKE NECESS
ARY SLOPES FOR CUTS OR FILLS UPON SAID PREMISES FOR SOU
STREET AS GRANTED BY DEED RECORDED UNDER RECORDING NO. 4 TH 320TH
�. {AFFECTS TRACT 3)
SUBJECT TO THE RIGHT OF KING COUNTY To MAKE - NEC Ek.+AB 1 sQ�% SLOPES FOR V T OR FILLS UPON SAID
ED Y CONDEMNATION DECREE ENTER D PREMISES FOR
SOUTH 320TH STREET, ACQUIRED 53458C. (AFFECTS TRACT 4 ENTERED IN KING COUNTY SUPERIOR COURT CAUSE NO.
8) SUBJECT TO BONNEVILLE TRANSMISSION LINES EASEMEN
T RESULTING FROM KING COUNTY SUPERIOR COURT
CONDEMNATIONFINCLUDING TERMS
AND PROVISIONS CONTAINED fHEREIN: CAUSE NO.: 28 (AFFECTS: ECTS: TRACTS 1 AND 2)
} SUBJECT TO TRANSMISSION LINE EASEMENT INCLUD
ING TERMS AND PROVISIONS CONTAINED THEREIN:
RECORDED: SEPTEMBER 25, 1943 RECORDING NO.: 3337017 AI= F ECTS.
� NORTHERLY PORTION)
10) SUBJECT TO TRANSMISSION LIFE EASEMENT, INCLUDING TERMS
RECORDED. EPTEMBER 27, � 94-3 RECOR AND PROVISIONS CONTAINED THEREIN:�� .. 3337C94 {AFFECTS: PORTION OF TRACT
1 } SUBJECT TO TRANSMISSION LINE EASEMENT, INCLUDING �'
RECORDED: NOVEMBER � 943 ERMS AND PROVISIONS CONTAINED THEREIN:
RECORDING NO.: 3347079 (AFFECTS: PORTION OF TRACT 2
12) SUBJECT TO F'UGET SOUND POWER AND LIGHT COMPANY
INCLUDING TERMS AND PROVISI ELECTRIC TRANSMISSION AND DISTRIBUTION LINE EASEMENT ONS CONTAINED THEREIN. RECORDED: JULY 3, 1945 RECORDING ,
PORTION OF TRACT 3 DING NO: 343275 {AFFECTS:
3) SUBJECT TO PUGET SOUND POWER AND LIGHT COMPANY
INCLUDING TERMS AND PROVISIONS CONTAINED ELECTRIC TRANSMISSION AND DISTRIBUTION LINE EASEMENT, _ AINED THEREIN: RECORDED: JULY , 1945 RECORDING NO.. 3485587 NTF
PORTION O�- TRACT 2 AFFECTS.
14
SU
BJECT
EC
T TO
KING COUNTY
WATER
DISTRICT NO.
04
A TER MAIN
CONTAINED N EASEMENT INCLUDING DIED THEREIN; � DING TERMS AND PROVISIONS
RECORDED: JUNE 18, 1947 RECORDING NO.: 3697070 PORTI
(AFFECTS: OOF TRACTS 1 AND 2)
15) SUBJECT TO KING COUNTY CATER DISTRICT NO. 64 WATE
R MAID EASEMENT, INCLUDING TERMS AND PROVISIONS
CONTAINED THEREIN: RECORDED: MAY 11, 1955 RECORDING NO.: 45717 {.AFFECTS: PORTION OF LOTS 1 AND
SAID EASEMENT APPEARS TO BE A DUPLICATE OF 3697070. 2
16) SUBJECT TOTRANSMISSION
RANSBISSIO LINE EASEMENT, INCLUDING TERMS A�PROVISIONS CONTAINED
OTIED THEREIN:
RECORDED.- FEAV Y tVg I /RECORDING NO.: 499587 AFFECTS: PORTION OF TRACTS 1, 2 AND 3
17SUBJECT TO OLYMPIC PIPE LINE COMPANY EASEMENT INCLUDING # LUD G TERMS AND PROVISIONS CONTAINED THEREIN. -
RECORDED: MAY 27, 1965 RECORDING NO.: 5884208 AFFECTS: PORTION
C TRACTS I AND
18 SUBJECT TO CITY OF TACOMA WATER TRANSMISSION SM SSION PIPELINE OR PIPELINES EASEMENT, INCLUDING TERMS AND
PROVISIONS CONTAINED THEREIN: RECORDING NO.: 73Q210273
7305210274 AFFECTS: PORTION OF (AFFECT
S. PORTION �� TRACT RECORDING ��.,
TRACT 1) RECORDING NO.. 7304170295 (AFFECTS; PORTION OF TRA
NO.: 7306260407 (AFFECTS: PORTION OF TRACT 3) CT 18 RECORDING
19) SUBJECT TO CITY OF TACOMA, CATER PIPELINES EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN:
RECORDING NO.: 7502190234 (AFFECTS: -PORTION OF TRACT RECORDING NO.. 080292 AFFECTS: PORTION OF TRACT
0SUBJECT TO KING COUNTY FIRE DISTRICT NO. 39 SEPTIC
PROVISIONCONTAINED THEREIN: RECORDED: MAY 1 TANK OIL DRAINF'IELQ EASEMENT, INCLUDING TERMS AND
IN FAVOR OF.- ICING UI�I�'�'' FIRE DISTRICTF 197 RECORDING ICI. 7Q5}10C9C
NO. 3 {AFFECTS: THE SOUTH 250 FEET OF EAST 80 FEET OF TRA
CT
21) SUBJECT TO RESTRICTIONS, CONDITIONS, DEDICATIONS NOT
DELINEATED ON THE FACE OF THE PLAT RE F ES, EASEMENTS AND PROVISIONS, IF ANY, CONTAINED AND/OR
CORDED IN VOLUME 38 OF PLATS AT PAGES ) 40 IN KING COUNTY, 1fASHINGTON.
22} SUBJECT TO RESERVATIONS AND EXCEPTIONS, INCLUDING
DESERVED BY: 'EYERHAEUER COMPANY, A WSHIN THE TERMS AND CONDITIONS THEREOF: RESERVING: MINERALS
PORATION RECORDING NO.: 9605210333
23SUBJECT TO A RECORD OF SURVEY RECORDED APRIL 2, 1997 UNDER RECORDING NO. 9704029001, SAID SURVEY
DISCLOSES: ENCROACHING AND/OR MISPLACED FENCE DINE IN NORTH
EAST CORNER � TRACT 18.
24) SUBJECT TO TRANSMISSION DINE EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN::
RECORDED: DECEMBER 2, 1943 RECORDING NO.: 33522 4 AF'FC` { S. A 100 FOOT STRIP)
25) SUBJECT TO TRANSMISSION LINE EASEMENT, INCLUDING CLUDING TERMS AND PROVISIONS CONTAINED THEREIN: ..
RECORDED: DECEMBER 4. 1943 RECORDING NO.: 497235 AFFECT
A 62.5 FOOT STRIP
6SUBJECT TO CITY OF TACOMA WATER
TRANSMISSION PIPELINE OR PIPELINES EASEMENT, INCLUDING TERMS A
PROVISIONS CONTAINED THEREIN: RECORDED MARCH21, 1974 RFOO �D
100 FOOT STRIP SOUTHERLY AND ADJACENT TOP OVER LINE) RUING NO.: 74.0321022 AND 7403210229 AFFECTS: A
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3 SUBJECT TO THE DECLARATION OF COVENANTS CONDI
CONJUNTION WITH THIS BINDING SITE PLAN UN F TIONt EASEMENTS AND RESTRICTIONS {CCR'S} RECORDED IN
PARKING AND ACCESS H DER RECORDING NO. RECIPROCAL
AL BE PROVIDED A DESCRIBED IN SAID CCR'S, UNLESS CHANGES
PARKING AND ACCESS ARE APPROVED IN WRITING BY THE CITY OF FEDERAL WAY. -_ _*
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JF SF S1 #� p F# #F FF 1
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## #F #F ## Ft F#
OF INGRESS AND EGRESS TO MAINTAIN SAID F AND C TO SAID LOTS. THIS EASEMENT INCLUDES THE RIGHT
EASEMENTS WILL B DEFINED A STORM DRAINAGE FACILITIES. THE PERMANENT LOCATIONS OF SAID
EACH LOT IS DEVELOPED. IN CONJUNCTION 1�I ID
AN EASEMENT FOR STORE DRAINAGE ,AND INGRESS AND EGRESSWITH THE DEVELOPMENT OF EACH LOT,
OWNER TO THE OWNERS ASSOCIATION BY SEPARATE FOR MAINTENANCE WILL BE GRANTED BY THE LOT
E ARTE INSTRUMENT,
*T3-5 THE PRIVATE 1�INGRE S AND EGRESS EASEMENT SHOWN �h` {�
THE WI�i\S ASSOCIATION UPI H ��I��lJI� ACROSS LOTS FF�lFI D,p.�}3 A�LI 'F,> IS G RA9 W��D
INGRESS AND RECORDING OF THIS BINDING SITE FLAN. ADDITIONALLY, AN EASEMENT
EGRESS OVER SAID PRIVATE INGRESS AND EGRESS EASEMENT IS
THE RECORDING OF THIS BINDING SITE PLAN. GRANTED TO THE CITY OF FEDERAL WAY UPON
3 AS SHOWN ON THE FACE OF THIS BINDING SITE TE PLAN, THE QUADRANT ANT CORD
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PARCEL NO. ER ZO �
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' . 750 Sixth Street South Kirkland, WA 98033 www.paceengrs.com
PROVIDED BY E.S.M. CONSULTING
551 9-0087 RICHARD BEST R4 °� :. _ ° :. w: = "J (425) sz7-2c� 1 4 1-s0o-94 s-s40s FAX: (425) 827-5043
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Engineering Planning Surveying
--j
Penhallegon Associates Consulting Engineers, Inc.
750 Sixth Street South Kirkland, WA 98033 www.poceengrs.com
-504-3
PH: (425) 827-2014 1-800-945-8408 FAX: (425) 827
Kirkland *Seattle Federal WAY a Cie Elum a Portland
JOB NO. 03501-10
DATE: 01-31-03
_FSHEET 5 OF 6
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