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06-101810
FILE 1kCITY OF Federal May 15, 2006 Jean Morgan Morgan Design Group LLC 11207 Fremont Avenue North Seattle, WA 98133 CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Way Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Re: File #06-101810-00-PC, PREAPPLICATION CONFERENCE SUMMARY Pheasant Run Apartments Phase 1, 2621 South 272"d Street, Federal Way Dear Ms. Morgan: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held May 4, 2006. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Utility District and South King Fire and Rescue. Some sections of the Federal Way City Code (FWCC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWCC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Deb Barker, 253-835-2642, deb.barker@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 Preapplication conference to review proposed driveway widening from the existing apartment complex onto South 272id Street to align with existing roadway, in concert with proposed left turn lane from South 272nd into the apartment complex, in addition to new carports over existing parking stalls and relocation of garbage and recycling enclosure. 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. Ms. Morgan Page 2 May 15, 2006 ■ Planning Division The site is currently part of a larger apartment complex. If proposing to subdivide, a formal Binding Site Plan (BSP) is required for commercial subdivisions. Review under the State Environmental Policy Act (SEPA) is required for five or more lots, and a preapplication conference will be required. There are existing nonconforming conditions at the subject site, including parking quantities, interior parking lot landscaping, and garbage and recycling enclosures. These must be brought into conformance with current code standards if nonconformance triggers are met. • Public Works Traffic Division The proposal is a request for a signal modification and channelization changes within the City of Kent and the WSDOT limited access corridor. The applicant will need to provide a signal and lane warrant analysis performed by a traffic engineer as well as the design and parameters of the signal improvements. The scope of the analysis must include the ramps at I-5/South 272"d Street for design parameters for the left turn request. The City of Kent has an improvement project on South 272"d Street which will dictate if any frontage improvement will be part of the requirements. Right-of-way dedication will be required as part of the proposed project. All of the analysis should be provided first to the City of Federal Way for review, and then coordinated with the City of Kent and WSDOT. 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, 253-835-2642, deb.barker@cityoffederalway.com) Zoning and Use The subject site is zoned Multi -family, with a zoning designation of RM. 1800. This zoning permits multi- family attached, stacked or detached dwelling units, and requires a minimum of 1,800 square feet of lot area per dwelling unit pursuant to FWCC Section 22-667. The existing complex was built prior to City incorporation, and is part of a large multi -family complex that extends from Star Lake Road to South 272"d Street. Review of the proposed carport addition and driveway relocation requires Use Process II review pursuant to FWCC Section 22-32.2. Process II is an administrative review process, with processing fees of $1,824.00. A Process II handout and master land use application are included. 06-101810 Doc 1 D 35959 Ms. Morgan Page 3 May 15, 2006 Nonconforming Development There are several development conditions at the subject site that do not meet the current code standards of the FWCC. The subject site is considered nonconforming with respect to the following: ■ Under Federal Way City Code (FWCC) Section 22-667, a multi -family complex requires 1.7 parking stalls per unit or 102 parking stalls for this development phase. The subject site contains 90 stalls. • Under FWCC, interior parking lot landscaping in the amount of 15 square feet per parking stall is required at the ends of all parking rows and throughout the vehicular circulation area. Interior parking lot landscaping quantities have not been provided, and there is no interior parking lot landscaping at ends of rows of parking stalls at carport #7. ■ Pursuant to FWCC Section 22-667, no structures or improvements are permitted to intrude into required yard setbacks unless approved under FWCC Section 22-1133. The garbage enclosure intrudes into twenty -foot front yard setback. This appears to have been relocated from the interior of the subject site. It does not appear that there are any provisions for recycling at the subject site. ■ Pursuant to FWCC note #2 of FWCC Section 22-667, recreation open space in the amount of 400 square feet per unit must be provided. No open space .is depicted on the subject site. Under the nonconformance chapter, a nonconforming development is required to comply with development regulations if applicable thresholds are met. In the case of the proposed development, the following applies: 1. If the applicant proposes to increase the'gross floor area of any use on the subject property in any of the stated methods, the applicant shall comply with development regulations in effect at the time. Under FWCC Section 25-334(3)(b), if a new and separate structure is being constructed on an already developed site, the applicant shall comply with development regulations applicable to the geographic portion of the site related to the new structure.' However, parking is an accessory use to the subject site, and carports are not considered an expansion of gross floor area of the parking use, since there is no increase in the amount of parking stalls. 2. If an applicant is doing alterations or work on a site that is nonconforming, other than normal maintenance or tenant improvement, and fair market value of that work is 50% of the assessed or appraised value of the nonconforming development, the geographic portion of the site must be brought into conformance. Information about the existing value of the subject site and the carport proposal must be provided with the Process H application. Garbage Enclosures Any relocation of nonconforming development must meet current standards. If the garbage facility is relocated, it must be moved outside of the required setbacks, shall be screened with landscaping, and shall be required to include a recycling storage area in the amount of 1.5 square feet per unit or a minimum of 65 square feet pursuant to FWCC Section 22-949. Carports The proposed carport improvements are subject to Community Design Guidelines of FWCC Section 22- 1638(a)(5) through (17). The following design requirements apply to the new buildings: ' A structure means anything which is built or constructed, an edifice or building of any kind or any piece of work artificially built up or composed of parts joined together in some definite matter. FWCC Section 22-1. 06-101810 Doc 1D 35959 Ms. Morgan Page 4 May 15, 2006 a. Pursuant to FWCC Section 22-163 8(a)(1 3), all new buildings, including accessory buildings such as carports and garages, shall appear to have a roof pitch ranging from at least 4:12 to a maximum of 12:12. Any new structure must meet the intent of FWCC sections noted above. Elevations must be submitted with the Process II application and must depict carport rooflines in conformance with these standards. Subdivsion The units depicted on the submitted plan are part of a larger multi -family complex. In order to establish these units as a separate legal lot of record, the applicant must subdivide the commercial site through a Binding Site Plan (BSP) process with the City. Prior to recording of the BSP, all required infrastructure and frontage improvements shall be installed, inspected, and approved. Environmental review under the State Environmental Policy Act (SEPA) is required as is a preapplication conference if more than five lots are proposed with a BSP. As noted in a January 23, 2006 letter, the City will recognize any legal Iot of record supported by a title report. If it is determined that parcel lines exist throughout the site, property lines can be relocated through a Boundary Line Adjustment (BLA) process with the City. Information about both of these subdivision processes is included with this letter. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Sean R. Wells, P.E., 253-835-2731, sean.wells@cityoffederalway.com) Right -of -Way Improvements See the Traffic Division comments from Maryanne Zukowski, Senior Traffic Engineer, for traffic related items. PUBLIC WORKS TRAFFIC DIVISION (Maryanne Zukowski, PE, 253-835-2742, maryanne.zukowski@cityoffederalway.com) The proposal is a request for a signal modification and channelization changes within the City of Kent right-of-way and within the vicinity of a Washington State Department of Transportation (WSDOT) limited access area. The applicant will need to provide the signal and lane warrant analysis performed by a traffic engineer as well as provide the design and parameters of the signal improvements. The scope of the analysis must include the ramps at I-5/South 272"d Street for design parameters for the left turn request. The City of Kent has an improvement project on South 272"d Street, which will dictate if any frontage improvement will be part of the requirements. Right-of-way will be needed in the design of the driveway and signal improvements. All of the analysis should be provided first to the City of Federal Way for review, and then coordinated with the City of Kent and WSDOT. BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com) International Building Code (IBC), 2003 edition Washington State Amendments WAC 51-40* 06-101810 Doc. 1 D. 35959 Ms. Morgan Page 5 May 15, 2006 International Mechanical Code (IMC), 2003 edition Washington State Amendments WAC 51-42* Uniform Plumbing Code (UPC), 2003 edition Washington State Amendments WAC 51-46 & WAC 51-47* International Fire Code (1FC), 2003 Washington State Amendments* National Electric Code (NEC), 2005 edition Accessibility Code ICC/ANSI A117.1-2003 Washington State Energy Code WAC 5 1 -11 Washington State Ventilation and Indoor Air Quality Code WAC 51-13* *Current State Amendments are dated: July 1, 2004 ** As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch circuits serving sleeping rooms in dwelling units (R-l's). Building Criteria Wind/Seismic: Basic wind speed 85 Mph, Exposure_, 25# Snow load, Seismic Zone D-1 A complete building permit application and commercial checklist. (Additional copies of application and checklists may be obtained on our web site at: www.cityoffederalway.com.) Submit sets of drawings and specifications. Specifications shall include:_Soils report _ Structural calculations _Energy calculations _Ventilation calculations. Note: A Washington State Registered architects stamp is required for additions/alterations (new or existing) of 4,000 gross floor area or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW). Submit copies with King County Health Department approval stamp for all projects that include food service facilities, septic systems or other elements within the project that require health department approval. Energy code compliance worksheets are required to be completed and included with your permit application. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations submitted. Federal Way reviews plans on a first in first out basis; however, there are some small projects with inconsequential review requirements that may be reviewed out of order. Review Timing The first comment letter can be expected within two to four weeks of submittal date. Re -check of plans will occur in one to three weeks after re -submittal. 06-101810 Doc. LD. 35959 Ms. Morgan Page 6 May 15, 2006 Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded from Community Development Services. Federal Way has an expedited review process. Information is available at our front counter. Other Permits & Inspections Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by WABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. All concerned departments (Planning, Public Works, Electrical, Fire) must sign off before the Building Department can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of Occupancies. All construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, all subs, the general or representative, the architect or representative, the engineer or representative, electrical contractor and any other interested party, should attend this meeting. Meetings will occur at the Building Department and will be scheduled by the inspector of record for the project. Site -Specific Requirements Separate permits required for each parking structure. Engineering is required for the parking structures. 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) This property is located within the water service area boundary of Highline Water District and the sewer service area boundary of Midway Sewer District. SOUTH KING FIRE AND RESCUE (Greg Brozek, 253-946-7241, greg.brozek@southkingfire.org) The construction of the new carports (including overhangs) shall not infringe on any of the required widths, vertical clearance, turning radius, etc. of any of the existing fire apparatus access roads on site. 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 06-101810 Doc LD 35959 Ms. Morgan Page 7 May 15, 2006 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. hi 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, 253-835-2642. We look forward to working with you. Sincerely, Deb Barker Associate Planner enc: Meeting sign in sheet Master land use application FWCC Section 22-667 Multi -family Dwelling Units Process II checklist — Bring this with you to permit intake Process I1 Handout FWCC Article IV - Nonconformance FWCC Section 22-949 Garbage and recycling FWCC Section 22-1638 Binding Site Plan Handout Boundary Line Adjustment Handout SEPA checklist Construction permit c: Sean Wells, Senior Public Works Engineer Maryanne Zukowski, Senior Traffic Engineer Scott Sproul, Assistant Building Official Steve Mullin, Public Works Department, City of Kent, 220 Fourth Avenue South, Kent, WA 98032-5895 Brad Hazeltine, Public Works Department, City of Kent, 220 Fourth Avenue South, Kent, WA 98032-5895 Mike Gillespie, Public Works Department, City of Kent, 220 Fourth Avenue South, Kent, WA 98032-5895 06-101810 Doc. I.D. 35959 It CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC) Preapplication Conference Sign In Sheet Pheasant Run Apartments Preapplication 06-101810- 00 -PC May 4, 2006 Name 1. O&Zr f �,rwz;AJ5 2. 50�W �2SAiE 3. `�ec�vl ti40vyLv--x 4. T-a'0— v 5. JA)CJE- ' k O-- 6. f4At-�- JAV tDSeN 7. N ,"i ScI. ve�rC�k 8. C&j-1 s 9. �� i�►,�1� 10. dlU, A1,01073�J 11. • ERRy '7TEAD MAIO with Teleylio►re Number fivi -t-rw6f Z,53 - "�-- 7�e 1 t Z06r 3 ?S:� �33q'? OI&r3&v' �F 2-c("' 37 T 3397 �4vA -T4 -or-W-9 61)5- � �cc &mjw,, Z°b �MPAdt&S zo 6 yZ� 03�1 A! C0lJ00miknUAn 50EUey C4m001 ZbG - e-1 Z3 - 6 971 �:5.3 8y.S A b I 253 ?-36 Z730 (z06)7�z-3311, -2z� 12. 13. 14. 15. 16. J 4 V9,,5tAd 1�rorYlS I A`�i �n 17. ✓tCjZe�i s 61 18. S f A YlJ a-Ir 19. 20. May 11, 2006 To: Community Development Review Committee RE: Pheasant Run Apts. Phase I/06-101810-PC/1). Barker The construction of the new carports (including overhangs) shall not infringe on any of the required widths, vertical clearance, turning radius, etc of any of the fire apparatus access roads on site. Sincerely, Greg Brozek Assistant Fire Marshal 2nd STREET nnPYRIGHT* USE OF THIS DRAWING WITHOUT AUTHORIZATION OF MORGAN DESIGN GROUP IS PROHIBITED WITHOUT THEIR WRITTEN CONSENT ©2006 MORGAN DATE: 05I04/OG PAGE: I OF ► PHEASANT RUN APARTMENTS SHEET ► DRAWN: JMM PROPOSED CURB CHANGE ROUPLLC CHECKED: JP NUMBER: II707 Fremom AttN Te1a1206-375-3397 Fmc: 866 847 6420 REVISION NUMBER: JOB NO: 2000O04 SCALE: 111= OI_O�I AkCITY Of Federal April 17, 2006 Ms. Jean Morgan Morgan Design Group, LLC 11207 Fremont Avenue North Seattle, WA 98133 CITY HALL Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederalway.. com Re: Permit #06-101810-00-PC; PREAPPLICATION CONFERENCE MEETING NOTICE Pheasant Run Apartments, 2621 South 272"d Street, Federal Way Dear Ms. Morgan: i The above -referenced proposal has been assigned to me as project planner. At this time, the application and preliminary site plan have been routed to the members of the Development Review Committee. A meeting with the project applicant and Committee has been scheduled as follows: Thursday, May 4, 2006 —10:00 a.m. Hylebos Conference Room City Hall, 2nd Floor 33325 8 h Avenue South Federal Way, WA 98003 We look forward to meeting with you. Let me know if you will have more than five people attending the preapplication meeting so we can make arrangements for a larger room. This is the only notice sent out, so please coordinate directly with anyone else you would like to attend the meeting. Please call me at 253-835-2642 if you have any questions. Sincerely, ,0,4 ' ' Deb Barker Associate Planner Doc I D 35958 CITY OF Federal Way DATE: April 19, 2006 TO: Deb Barker FROM: Maryanne Zukowski, P.E. Cc: Sean Wells, P.E. MEMORANDUM Public Works Department SUBJECT: PHEASANT RUN APARTMENTS PHASE 1 - (06-101810-00-PC) 2621 S 272ND ST The proposal is a request for a signal modification and channelization changes within the City of Kent and impacting WSDOT limited access vicinity. The applicant will need to provide the signal and lane warrant analysis performed by a traffic engineer. The scope of the analysis must include the ramps at I5/S 2.72"d St for design parameters for the left turn request. The City of Kent has an improvement project on S 272"d St which will dictate the frontage improvement requirements, where as the City of Federal Way calls for a type "C street section. All of the analysis should be provided first to the city for review, and then coordinated with the City of Kent and WSDOT. id Tirhi - Sign Request Page From: "Rick-LaBoyne -ESC" <rlaboyne@fwps.org> To: <raid.tirhi@ci.federal-way.wa.us>, <rick.perez@ci.federal-way.wa.us> Date: 4/19/2006 12:34:53 PM Subject: Sign Request Rick, Raid and Ron, Our Transportation Dept is requesting a favor from both the City of Federal Way and the City of Tacoma. We have one or more bus routes that service a large apartment complex on 25th Ave SW in Federal Way. The bus travels west on SW 356th and then turns north on to 62nd Ave NE. 62nd Ave NE becomes 25th Ave. SW shortly thereafter. This isn't a problem for the regular drivers but has presented a problem for subs who miss the turn while looking for a 25th Ave SW sign. Recovery from this is often time consuming and occasionally results in a response to a lost bus or even worse, a response to an accident that could have been avoided. I am told that in these situations, "the book" includes a potential solution. The mounting of a slightly different sign that indicates "25th Ave. SW is this way" or the traffic engineering equivalent of that same message. The additional sign is then mounted on the existing sign post and everyone is again on the same page. This would work well for everyone it would seem. However, this is the first time I have been asked to coordinate a project involving two different agencies where one of them is outside of the District's boundaries and where I did not already have a "go to" person already identified. It took me a while but I eventually made contact with a colleague who used to be with Tacoma Schools to get Ron's name and number. I have made telephone contact with Ron in Tacoma and he offered me a solution. If Federal Way will provide the sign, Ron will get it installed. Works for us, but I am not aware of what complications may exist. Please share your thoughts with me either in a response to this email and/or (Rick and Raid) at our irregularly scheduled lunch meeting tomorrow. Ron, feel free to participate in this dialog any way you think best, and thanks for your time on the phone yesterday. Rick CC: <rjohnso1 @cityoftacoma.org>, "Mike-Boedecker -TRANS" <mboedeck@fwps.org> CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES EVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: April 17, 2006 TO: Will Appleton, Development Services Manager Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Greg Brozek, Federal Way Fire Department Brad Hazeltine, City of Kent Steve Mullen, City of Kent FROM: FOR DRCMTG. ON. - FILE NUMBER(s): RELATED FILE NOS.: PROJECT NAME: PROJECT ADDRESS, ZONING DISTRICT: Deb Barker April 27, 2006- Internal May 4, 2006, 10:00 - with applicant 06-1018 1 0-00-PC None PHEASANT RUN APARTMENTS ACCESS IMPROVMENTS 2621 South 272" d Street, Federal Way, WA ' :11 PROJECT DESCRIPTION: Preapplication conference to review proposed driveway widening from the existing apartment complex onto South 272sd Street to align with existing roadway, in concert with proposed left turn lane from South 272d into the apartment complex. PROJECT CONTACT: Jean Morgan Morgan design Group, LLC 11207 Fremont Avnue North Seattle, WA 98133 (206) 375-3397, 206-930-7542 (cell) MATERIALS SUBMITTED: Site plan of existing complex, master land use application modified by City Staff based on conversation with applicant. 41k Federal OF Way RECEIVELi APR 1 12006 CITY OF FEDERAL WAY BUILDING DEPT. MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`" Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607; Fax 253-835-2609 tivww. cityoffede ra iway. com APPLICATION NO(S) L Date WOOL Project Name aeisayo4 tLkoS - Property Address/Location 2 & 2-1 Sod—lo Z724icl &E Parcel Number(s) _72- D A PI 00004 ' � 1 i � � �r�'f!f!1'lr�.�'!Li7�J�+��r�n�*f +a � a � - ��r r►T� PLEASE PRINT r ' cen - �'t 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 U (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 IU()i Zoning Designation Comprehensive Plan Designation ZDAU1000 Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Q' Z Occupancy Type ';I t] Construction Type -P1U5 h-eLo 1-e-f-1- -Fv I,K la-w- O LA zq-zk d -04, Applicant Name: MblZ&A0 PES(6 N 6P-00 P ULL Address: 112 D '7 Fe-c o o-T N City/State: sofT -L,C UVA_ Zip: g61�3 Phone: 2d(0 3?5 - 33q � Fax: Obb 041- &A ZO Email: r� e; Agent (if dilterck than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Z CZ rnt 4 . YI e.}- Name: •{ ACI FICA FG1IMAL WA-Y L-L(— Address: Z& 2 I SolJ-r yt Z72m Sr City/State: Ff�VtZl9L WAY WA_ Zip: 99 0)3 t Phone: Zak �i�ll�~ �Zlo Fax: Email: Signature: W Bulletin #003 —August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application e r ,sue $T - s LfH P,iA!y'r"•ST•- Aw Y: sr Tp SITE751 5 272N� T .i'_ �ia_'.o3 272N 0 276TH ST r - ,F, •r sr $ STAR LAKE R0 ' E f ..(�} r¢,� w ` � • N '^ ' '815T `~ Si "'�H, • x hn 5i a VL lull ' '� 5 �Z IT Y �n _ IMM }earn 0•C3 -. - " sr S 282140 Si TARx = 1, et VICINITY MAP NORTH 5CALE : N.T.5. cW LRJ 26 $U1LD C, 4 ,,a IN Eel PROPOSED NEW DEDICATED LEFT TURN LANE t SIGNAL 30-a' I M A 7 - — - PROPOSED NEW DRIVEWAY LOCATION rn 15 NORm 51TE PLAN SCALE : 1 "=40'-O" 3 20.02' Pd --c4TR€fT- P M ORGAN DESIGN GROUP LLC 11107 Forma Me N Srdl*, WA 90133 Td: 3OM753307 Fan; 9"74400 JOB: 200GO04 /f \ J SITE SUMMARY r�-.LY G EXISTING BUILDINGS 7 NEW CARPORTS BUILDING I - 8 UNITS CARPORT # I - 1,782 sc{.ft. (99'x 181 BUILDING 2 - 8 UNITS CARPORT #2 - 450 sc{.ft. (25'x 181) BUILDING 3 - 8 UNITS CARPORT #3 -1 ,53G sq.ft. (9G'x I G') BUILDING 4- I G UNITS CARPORT #4 - 2, I OG sq.ft. (I 17'x 18') BUILDING 5 - 12 UNITS CARPORT #5 - 1,458 scq.ft. (81 x 18') BUILDING G - 8 UNITS CARPORT #G - 1,512 sq.ft. (84x 15') GO UNITS TOTAL CARPORT #7 - 512 scg.ft. (32x I G') e-- 9,35G sct.ft. PARKING - 1 1/2 STALLS PER UNIT = 90 STALLS GO STANDARD STALLS 27 COMPACT STALLS ( MAX 30% = 27) 3 ACCESSIBLE 5TALL5 (3 REQUIRED) SHEET TITLE: 90 STALLS PROVIDED SITE PLAN GO COVERED STALLS PROVIDED NO INCREASE IN AREA FOR BUILDINGS NO CHANGE IN NUMBR OF PARKING STALLS PROVIDED NO INCREASE IN IMPERVIOUS SURFACE - EXCEPT FOR CHANGE IN DRIVEWAY WIDTH ALL GO UNITS WILL BE CONVERTED FROM APARTMENT TO CONDOMINIUM _ EXISTING WINDOWS TO BE REPLACED WITH SAME SIZE WINDOWS. NENNTRIM AROUND WINDOWS NEW RAILINGS ON DECKS NEW FLASHING @ DECK TO WALL RECEIV- 1) oaloros NEW ROOFS * ADDED VENT[IATiON. FOR ALLBUI -DJNG5 DRAWN: jm APR 1 ? wrAPPR'0 D: a CITY OF FEDERAZVV BUILDING DEy , WP- 1 .0 t LEFT ELEVATION - BUILDINGS I * 3 wef 5CALE:N.T.5. 2 READ ELEVATION - BUILDING5 1 $ 3 wr"A 5CALE:N.T.5. s RIGHT ELEVATION - BUILDINGS I * 3 4 FRONT ELEVATION - BUILDING5 I * 3 WP2.o 5CALE:N.T.5. wr-a'O 5CALE:N.T.5. 5 LEFT ELEVATION - 5UILDING5 2 G 'Nr-2.o 5CALE.N.T.5. 7 RIGHT ELEVATION - BUILDINGS 2 * G WP-2.D 5CALE:N.T.5. DEAR ELEVATION - BU.ILDING5 2 t G xr• SCALE:N.T.5. ❑ ❑ ❑ ❑ 0 Cl ❑ La vRT oIl] FEII El s ffRONT ELEVATION - BUILDING5 2 * G 5CALE:N.T.5. MARK SIZE TYPE COUNT I G'x4' HORIZONTAL SLIDER I G 2 5'x4 HORIZONTAL SLIDER 5G 3 4'x4' HORIZONTAL SLIDER 3G 4 3'x4 HORIZONTAL SLIDER 12 5 5'x5' HORIZONTALSLIDER 20 G 4'x3' HORIIONTAL5LIDER 12 7 4'x2' HORIZONTAL SLIDER 12 8 3'x5' SINGLE HUNG I G 9 2'-G x4 SINGLE HUNG 48 10 3'x2'-G' FIXED HALF -ROUND I TOTAL WINDOWS 244 MARK SIZE TYPE COUNT I I 8'xG'-8" SLIDER DOOR I G 12 GxS-8 SLIDER DOOR 28 13 5'xG'-8° SLIDER DOOR I G TOTAL SLIDER DOORS GO MORGAN DESIGN GROUP LLC 11707 React Aw N Su* WA M 133 Tek 200-375.3397 Fix 1*6474420 JOB: 2000O04 SHEET TITLE: BUIDLINGS 1 .2.3 d G ELEVATIONS W aeAW 9�Tc ,ewlca 7c = 006 sDALVi x.T�.: DRAM JM .1L WAY t ri O11HEETi 0 WP-2.0 n LEFT ELEVATION - BUILDING 5 WR 5CALE:N.T.S. 2 REAR ELEVATION - BUILDING 5 WP-2.i SCALE:N.T.5. RIGHT ELEVATION - 6UILDING 5 a FRONT ELEVATION - BUILDING 5 Z.- SCALBN.T.5, \Z.:y 5CALE:N.T.5. NEW GAME VtHT NINE �G it LEFT ELEVATION - DUILDING 4 xr•2.� 5CALP:N.T.5. RIGHT ELEVATION - BUILDING 4 WR2.1 SCALE:N.T.5. \J 5CALE:N.T.5. MORGAN DESIGN GROUP LLC 11707 hand AWN SokWA H133 Te.309475.3381 fm¢ 1"74420 JOB: 200600• LLJ Q SHEET TITLE: BUIDLING5 4 * 5 ELEVATIONS I. are . L9 aDATE ON10106 SWF (M.T. , Y `) 06 Ii 1JF.i - IL DESIGN: JM �.11llhT'lfrmnF-F►AL WAY a. bLDING DI'PT. O WP-2. 1 u