94-100767 & 94-101678CITY OF
��• 33530 1ST WAY SOUTH
October 21, 1994
Mr. James Guerrero, AIA
James Guerrero Architects
5515 Steilacoom Blvd. SW
Tacoma, WA 98499
(C(D-FIr
(206) 661-4000
FEDERAL WAY, WA 98003-6210
RE: PRE 94-0053
SPRING VALLEY MONTESSORI SCHOOL ADDITION
PARKING REQUIREMENTS
37515 8TH AVENUE SOUTH
FEDERAL WAY, WA
Dear Mr. Guerrero:
During a preapplication meeting on September 15, 1994, you were advised to provide the
Public Works Department with a parking analysis for the Spring Valley Montessori School
site. Jim Solaegui, Traffic Analyst for the City of Federal, received your October 3, 1994
letter, and reviewed, the submitted material. His comments, dated October 19, 1994, are
enclosed.
In addition, the site plan provided with your October 3, 1994 letter proposed relocation of
the existing play area. This depiction meets the playground setback requirements noted in my
September 20, 1994 letter, section 2.a.
I can be reached at 661-4103 if you have any questions.
Sincerely,
Deb Barker
Associate Planner
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preappH\school\spvalpw. rsp
MYOFrAj�
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RK� PUBLIC WORKS
MEMORANDUM
TO: Deb Barker, Associate Planner
FROM: Jim Solaegui, Traffic Analyst..0
DATE: October 19, 1994
SUBJECT: Spring Valley Montessori School, Additional Parking Requirements Letter Dated
October 3, 1994
The architect has submitted a special events parking plan for the Spring Valley Montessori
School on 8th Avenue S near S 375th Street. The plan outlines nineteen on -site parking spaces
(16 in designated parking stalls and three on the asphalt skirt leading to the existing building)
and off -site parking for thirty-one or sixty-two autos. Three parking spaces for the handicapped
are included in the total. To add the off -site parking spaces, the plan proposes to widen 8th
Avenue S to twenty-eight feet along the frontage of the property with four foot gravel shoulders
on each side.
Since this plan represents parking for special events only, widening the gravel shoulder along
the project's frontage (west side of 8th Avenue S) will be adequate. Improving both sides of 8th
Avenue S is extreme and out -of -character for such rural surroundings. Frontage widening will
provide parking for thirty-one additional automobiles while maintaining adequate pavement width
for local traffic to pass safely.
CITY OF
33530 1ST WAY SOUTH
September 20, 1994
Mr. James Guerrero, AIA
James Guerrero Architects
5515 Steilacoom Blvd SW
Tacoma, WA 98499
RE: PRE94-0053
(206) 661-4000
FEDERAL WAY, WA 98003-6210
SPRING VALLEY MONTESSORI SCHOOL ADDITION
37515 8TH AVENUE SOUTH, FEDERAL WAY, WA
Dear Mr. Guerrero:
This letter follows up the pre -application conference with the Federal Way Development Review
Committee on September 15, 1994, for the purpose of preliminary review and discussion of the
above referenced proposal. At that time, committee members provided comments and associated
requirements relative to the proposed gymnasium/multipurpose building at the Spring Valley
Montessori school site. Each department and agency comments are discussed below, with staff
contact information provided.
LAND USE DIVISION: (Deb Barker, 661-4103)
1. Land Use Review Requirements:
a. Process - The proposed addition will be reviewed under Use Process I provisions
of the Federal Way City- Code (FWCC). This is an administrative procedure with
public notice requirements. Please refer to the enclosed site plan review handout
and Use Process I review for specific submittal requirements.
b. SAPA - The project is subject to State Environmental Policy Act (SEPA) review
because of the creation of a 4,000 non-residential structure. An environmental
checklist must be submitted and reviewed prior to the city issuing an environmental
threshold determination. A public notice is also issued which includes a 15-day
comment and 14-day appeal period. The environmental review must be completed
before issuance of the Use Process I approvals.
Mr. James Guerrero
September 20, 1994
Page 2
C. nconformanee - If the value of the addition exceeds 50 percent of the assessed
or appraised value of the existing structures, site nonconformances including but
not limited to parking, signs, and buffers must be evaluated for compliance with
the FWCC. This analysis will be conducted during plan review. In 1994, the
County Assessor valued the existing improvements at $105,300.
d. Eees - Use Process I review fees are $1333, and the SEPA review fee is $472.
King County Fire District fees are included in the figures.
2. Site Design:
a. General - Design requirements are set forth in FWCC sec. 22-639, Schools in
residential zones (enclosed). Required yard setbacks are 50 feet from each property
line. This chart contains specific requirements for outdoor play area, building
height, modulation, etc. The north side of the proposed building is within 100 feet
of a low density use, and as such must meet the standards listed in note 8 of section
22-639. The north elevation depicted on the preapplication submittal meets the
intent of the height requirement.
In addition, the existing play area on the south side of the site is within the required
50 foot required yard, and does not conform to note number 3. The site plan
should depict how the site conforms to the setback requirements.
b. Parking - Parking requirements are determined on a case by case basis. A parking
analysis must be submitted to support the proposed number of stalls. Contact Jim
Solagui, City Traffic Analyst, at 661-4139 for guidance in this process. The
analysis must include how event parking will be accommodated.
C. Pedestrian Circ»latinn - Site design must provide safe and appropriate pedestrian
connections including, but not limited to, sidewalks from the street and the parking
areas to the buildings.
d. Signs - The sign category for the site is B, which permits wall mounted, marquee
or pedestal signs. The maximum permitted sign area is 32 square feet per sign face.
e. Garbage and Recycling Recent�ec - FWCC sec. 22-949, contains requirements
for garbage and recycling receptacles, placement, and screening (enclosed). The
site plan should contain garbage and recycling receptacle information.
Mr. James Guerrero
September 20, 1994
Page 3
3. Landscaping: An approved landscape plan, prepared by a licensed landscape architect, is
4 a required component of the land use approval r FWCC sec. 22-1563 �1 Po PP per (b). This plan must
comply with the requirements of FWCC article XVII, Landscaping (enclosed). The
following general requirements apply to this project.
a. Perimeter-Landscaping-Requim=nts - Type III landscaping, 10 feet in width,
should be provided along the northwest property lines surrounding the addition as
noted on the redlined site plan. Berms or additional shrub plantings may be used
-to achieve effective screening of the parking lot from the right of way to meet the
requirements of FWCC sec. 22-1576(e). (Please refer to the enclosed Article XVII,
Landscaping, for an explanation of landscaping types.)
b. Interior r Parking Lot Landscaping -Requirements - Twenty feet of landscaping per
parking space must be provided within the paved parking lot. Eight new spaces are
proposed and 160 feet of interior lot landscaping is required. This landscape island
may be provided on either parking row.
C. Significant Tres - A significant tree is defined in FWCC sec. 22-1568, as a tree
12 inches in diameter, or 37 inches in circumference measured 4.5 feet above the
ground, in good health, and not detrimental to the community or obscuring safe
site distance requirements. Alders, cottonwoods, and big leaf maples are not
considered significant trees.
All significant trees should be identified on the submitted plans. If the project
requires removal of more than 75 percent of the significant trees, they shall be
replaced in amount equal to 25 percent of the significant trees which existed on
the subject property prior to commencing any development activity. All significant
trees located within required perimeter landscaping areas must be retained.
d. Plantpedesc - With the exception of lawn areas, at least 25 percent of new
landscaping materials shall consist of drought tolerant species.
e. Modification-, - FWCC sec. 22-1570, presents the applicant with landscaping
modification options and criteria. Please refer to this section for specific
information.
PUBLIC WORKS: (Julie Venn, 661-4125)
Please refer to the enclosed Public Works memorandum dated September 12, 1994.
Mr. James Guerrero
September 20, 1994
Page 4
i BUILDING DIVISION: (KC Ellis, 661-4123)
Please refer to the pre -development information sheet from the Building Division dated 9/8/94.
KING COUNTY FIRE DISTRICT #39: (Pat Kettenring, 946-7241)
Please refer to the Commercial Technical review prepared by the Fire Marshall's office on
September 8, 1994.
LAKEHAVEN UTILITY DISTRICT: (Rick Gilmore, 941-1516)
Please refer to the Lakehaven Utility District memorandum dated September 15, 1994. (Federal
Way Water and Sewer became Lakehaven Utility District last month.)
The sign-up sheet from the meeting is enclosed. Thank you for participating in the pre -application
process. As you know, this is a preliminary review only, and it does not take the place of a full
review of the formal application.
If you have any questions, please contact me at 661-4103, or other staff persons as appropriate.
I look forward to working with you.
Sincerely,
'a 1*1e-,
Deb Barker
Associate Planner
enc: FWCC Article VI (Use Process I)
Site Plan Review Handout
FWCC Article IV (Non-conformance)
FWCC 22-639 (Land Use Chart)
SEPA Checklist
Mailing Label Handout
FWCC Sec. 22-949 (Recycling)
FWCC Article XVII (Landscaping)
FWCC Article XVI (Improvements)
Master Land Use Application
c: Julie Venn, Engineering Plans Reviewer
KC Ellis, Lead Plans Examiner
Richard Cottage, Code Compliance Officer
Pat Kettenring, King County Fire District #39
Rick Gihnore, Lakehaven Utility District
MONTESU M. LTA
CITYFFj
PUBLIC WORKS
MEMORANDUM
TO: Deb Barker
FROM: Julie A. Venn For Your Information
DATE: September 12, 1994 (updated 9-22-94)
SUBJECT: Spring Valley Montessori School Addition File No.: PRE 94-0053
After reviewing the materials submitted and a visit of the proposed site the following comments
and findings address issues that need to be resolved prior to developing the site.
The applicant proposes to create more than 5,000 square feet of impervious surfaces.
Surface water runoff control and treatment will be required per the 1992 King County
Surface Water Design Manual (KCSWDM), the City's amendments and through the
SEPA process, the Hylebos Creek and Lower Puget Sound Basin Plan.
The site is in an area designated BW-2 by the basin plan. If infiltration can not be used,
a modified storm water retention/detention (R/D) facility shall be designed to control the
post -development 2- and 10-year, 7-day design storm flows to corresponding pre -
development levels. When using a 7-day design storm a modified time of concentration
is used that takes interflow into consideration. The applicant's engineer may contact the
Public Works Department for further details. A 30 % factor is not required in the design
of the detention system. These requirements are based on the H lebos Creek and Lower
Puget Sound Basin Plan.
2. At the time of the site plan review submittal a narrative addressing the relevance to the
project of the 7 core and the 12 special requirements of the KCSWDM will be required.
A Level I downstream analysis shall also be provided. The city has available 1" =100%
5 foot contour, planimetric maps that must be used for basin analysis. Contact Kevin
Peterson, Engineering Technician at 661-4126 for further details.
3. The valuation of the property is proposed to change. As such, in accordance with section
22-326 of the FWCC, all non -conforming site issues must be brought into compliance
with current standards. In order to determine what, if any improvements need to be
made provide as -built storm drainage plans, on mylar per the city's as -built standard, and
PP\.doe
the approved hydraulics report of the site.
4. Parking areas shall be bordered with curbing along the perimeter. (FWCC 22-1567)
5. The proposed driveway shall be a minimum of 20 feet wide and a maximum of 26 feet
wide. (FWCC 22-1542) Driveways may not be located closer than 150 feet to any street
intersection or to any other driveway, whether on or off the subject property. (FWCC
22-1543). Because of the close proximity to the intersection of 8th and 375th, we will
allow one-way traffic flow through the property. No two way access points will be
granted.
6. Section 22-1473 of the FWCC requires full width right-of-way improvements along 8th
Avenue South (south of South 375th Street), a neighborhood access road. The
improvements include both sides of the road and any necessary transitions. Per section
22-1525, neighborhood access classification, the minimum paving width is 28 feet with
vertical curbs and 5 foot sidewalks with a minimum 4 foot utility/landscaping strip are
required.
The Public Works Director has addressed a modification, deferment or waiver from the
above requirements. A no -protest Local Improvement District (LID) agreement must be
signed at the time of permitting. A sample of this agreement is attached.
7. The applicant will need to apply for and obtain a National Pollutant Discharge
Elimination System (NPDES) permit from the Washington State Department of Ecology
if site grading will disturb 5 acres or more. Questions related to this matter should be
directed to Mr. Glenn Piertz, Environmental Engineer with the state at 407-6436.
8. The intersection of 8th and So 373rd will require a sight distance analysis Section 22-
1151 of the FWCC.
PP\.doc
The following issues and items need to be addressed at the time of site plan review and building
permit/engineering review.
When topographic survey information is shown on submitted plans, as may be required,
the vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" on all sheets
where elevations are called out.
2. The maximum cut or fill slope that is unretained shall be 2 horizontal to 1 vertical.
3. All drawings shall be drafted/plotted on 24" x 36" mylar sheets with permanent black
ink. Site plans shall be drawn at a scale of 1" =20' or larger. Drawings submitted for
plan review shall be printed on 24" x 36" paper.
4. Provide an Erosion/Sedimentation Control plan, details and a construction sequence for
the proposed development that conforms to the 1992 King County Surface Water Design
Manual (KCSWDM).
5. Provide cut and fill quantities on the grading plan.
6. The site plan submitted should show the location of any existing and proposed utilities
in the areas affected by construction.
7. Provide as -built storm drainage plans, on mylar per the city's as -built standard, and the
approved hydraulics report of the site.
S. Since the site is served by an on -site septic tank drainage system any change on the site
will require an approval by the Seattle -King County Health Department. A copy of the
approval letter shall be forwarded to the Public Works Department.
PP\.doc
Street name: 8th Avenue South (South of South 375th Street)
NEIGHBORHOOD
Standard per FWCC
Existing site
Code required
PW
ACCESS
section 22-1525
condition
improvements
modified/required
(full width)
improvements
Right -of -Way width
50'
60'
25' radius fillet
required
at intersection
intersection
of S.376th St.
improvements
and 8th Ave. S.
Minimum pavement
28'
20'
widen to 28'
widen to 28'
width
Curbing type
Vertical
None
Vertical
not required
Landscaping/utility
4'
None
4'
gravel shoulders
strip width
Street tree
30' on center
None
30' on center
not required
requirements
Sidewalk width
5'
None
5'
gravel shoulders
Curb ramps
Required
None
Required
not required
The street improvement requirements have been modified according to existing conditions and
use. A no -protest Local Improvement District agreement must be signed by the applicant at the
time of permitting. A sample of this agreement has been attached.
PP\.doc
SPRING VALLEY MONTESORRI SCHOOL ADDITION
1. Land Use Review Requirements:
a. Process - The proposed addition will be reviewed under Use Process I
provisions of the Federal Way City Code (FWCC). This is an administrative
procedure with public notice requirements. Please refer to the enclosed site
plan review handout and Use Process I review for specific submittal
requirements.
b. SEPA - The project is subject to State Environmental Policy Act (SEPA)
review because of the creation of a 4,000 non-residential structure. An
environmental checklist must be submitted and reviewed prior to the city
issuing an environmental threshold determination. A public notice is also
issued which includes a 15-day comment and 14-day appeal period. The
environmental review must be completed befoore issuance of the Use Process I
approvals.
C. Nonconformnace - If the value of the addition exceeds 50 percent of the
assessed or appraised value of the existing structures, site nonconformances
including but not limited to parking, signs, and buffers must be evaluated for
compliance with the FWCC. This analysis will be conducted during plan
review. The County Assessor valued the existing improvements at $105,300 in
1994.
d. Fees - Use Process I review fees are $1333, and the SEPA review fee is
$472. King County Fire District fees are included in the figures.
2. Site Design:
a. Geiieral - Design requirements are set forth in FWCC sec. 22-639, Schools in
residential zones (enclosed). Required yard setbacks are 50 feet from each
property line. This chart contains specific requirements for outdoor play area,
building height, modulation, etc. The north side of the proposed building is
within 100 feet of a low density use and as such must meet the standards listed
in note 8 of section 22-639. (The height of the structure must not exceed 15
feet above average building elevation or the facade must not exceed 50 feet in
length.) In addition, the existing play area on the south side of the site is
within the required 50 foot required yard, and does not conform to note 3. The
site plan should depict how the site meets all requirements.
b. Parking: Parking requirements are determined on a case by case basis. A
parking analysis must be submitted to support the proposed number of stalls.
Contact Jim Solagui, City Traffic Analyist at 661-4139 for guidance in this
process. The analysis must include how event parking will be accomodated.
C. Pedestrian circulation: Site design must provide safe and appropriate pedestrian
connections including but not limited to, sidewalks from the street and the
parking areas to the buildings.
d. & s - The sign category for the site is B which permits wall mounted,
marquee or pedestal signs. The maximum permitted sign area is 32 square feet
per sign face.
e. Garba e and Recycling receptacles - FWCC sec. 22-949 contains requirements
for garbage and recycling receptacles, placement and screening. The site plan
should contain garbage and recycling information.
3. Landscaping: An approved landscape plan, prepared by a licensed landscape architect,
is a required component of the land use approval per FWCC sec: 22-1563(b). This
plan must comply with the requirements of FWCC article XVII, Landscaping
(enclosed). The following general requirements apply to this project.
a. Perimeter landscaping requirements - Type III landscaping, 10 feet in width,
should be provided along the northwest property lines surrounding the addition
as noted on the redlined site plan. Berms or additional shrubs plantings may be
used to achieve effective screening of the parking lot from the right of way to
meet the requirements of FWCC sec. 22-1576(e). (Please refer to the enclosed
Article XVII, Landscaping., for an explanation of landscaping types.)
b. Interior _parking lot landscaping requirements - 20 feet of landscaping per
parking space must be provided within the paved parking lot. 8 new spaces are
proposed and 160 feet of interior lot landscaping is required. This landscape
island may be provided on either parking row.
C. Significant trees - A significant tree is defined in FWCC sec. 22-1568 as a tree
12 inches in diameter or 37 inches in circumference measured 4.5 feet above
the ground, in good health and not detrimental to the community or obscuring
safe site distance requirements. Alders, cottonwoods and big leaf maples are
not considered significant trees. All significant trees should be identified on
the submitted plans. If the project requires removal of more than 75 percent of
the significant trees, they shall be replaced in amount equal to 25 percent of
the significant trees which existed on the subject property prior to commencing
any development activity. All significant trees located within required
perimeter landscaping areas must be retained.
d. Plant species - With the exception of lawn areas, at least 25 percent of new
landscaping materials shall consist of drought tolerant species.
e. Modifications - FWCC sec. 22-1570 presents the applicant with landscaping
modification options and criteria. Please refer to this section for specific
information.
DATE:
1Ke7
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT
MEMORANDUM
August 31, 1994
Community Development Review Committee (CDRC) Members
Kathy McClung, Land Use Administrator
Ron Garrow, Senior Development Engineer
Dick Mumma, Building Official
Rick Gilmore, Supervisor of Technical Services, Lakehaven Utl. Dist.
Pat Kettenring, Inspector, KC Fire District #39
Stephen Clifton, Senior Planner, Urban Designer
Tina Piety, Administrative Assistant
PROJECT PLANNER: Deb Barker, Associate Planner PHONE: 661-4103
PLEASE RESPOND BY: September 8, 1994 (internal)
September 15, 1994 (with applicant)
FILE NUMBER: PRE 94-0053
PROJECT NAME: Spring Valley Montessori School Addition
PROJECT ADDRESS: 37515 8th Avenue South, Federal Way
PROJECT DESCRIPTION: Construction of a 4,000 square foot
gymnasium/multipurpose building with 8 additional
parking spaces and associated landscaping. Site contains
Montessori school, parking lot and play field. Septic.
PROJECT CONTACT: James Guerrero, AIA, 581-6000
SEPA: Required due to proposed building size.
NOTES: The preapplication PRE 94-0024 conducted on May 12, 1994 brought
this project before thek DRC. That application was very sketchy with
limited project information. Contact Guerrero is new to the project, and
has been hired to conduct a professional feasibility study. The "new"
attached site plan clarifies the proposal for discussion purposes. Then
again, you may have no new comments...
�O
MASTF_� LAND USE APPLICATION
PJei
DEPARTMENT OF COMMUNITY DEVELOPMENT
33530 Ist Way South♦ Fcdcral Way, WA 98003
APPLICATION NO. g t% r f.�QS'� A U 6 3 01994 Date . 3�
1=E❑EIIAI wAgent � GS L�p.�•• 'C3
BUILDING OEPT
Name of Applicant 7Qft� _Owner DnAeJ'1
ru
Address M vy� _ 51y Phone - G=
Signature
Owner Name/AWdres:
(if different than applicant)
Property Location —
Kroll
'71 W
74
Legal Description
Project Descriptioi
Parcel Number(s)
W3
RE a
Type of Permit Required:
SEPA
Notice
Sign
Checklist
Mailed
Board
Site Plan Review
R
R
Land Surface Modification
R
R
Boundary Line Adjustment
Binding Site Plan
R
R
R
Short Subdivision
Subdivision
R
R
R
Shoreline
R
R
Variance
R
R
R
Conditional Use
R
R
R
Use - Process I
R
R
Use - Process II
R
R
R
Use - Process III
R
R
R
Quasi -Judicial Rezone
R
R
R
Variance
R*
R
R
Comp. Plan/Rezone
R
R
Annexation
R
R
Lot Line Elimination
V *Pre -Application Meeting
R = Required
* = Optional by City
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RECEIVED
August :30 , 1994
Weak 014
Cliy OF BUILDING ,F_P ,
Federal Way Department of Community Development Services
:33530 First Way South
Federal Way, WA 98003
Attention: Lori Michaelson Schill
RE: PRE -APPLICATION SUBMITTAL FOR THE SPRING; VALLEY MONTESSORI
SCIK-)0L GYMNASIUM/MULTI-PURPOSE BUILDING
Dear_ I -Is . Schill ,
We are submitting the attached plans for a Pre -Application
submittal. f)r the Spring Valley Montessori School
Gaymnasium/Mlzlti-Purpose Building. Hopefully the additional
information provided with this submittal will allow the various
planning departments to better analyze this proposal, and discuss
specific requirements regarding this project.
The existing school consists of a house of approximately 4,050
square feet that was remodeled to accommodate the school's
functions in 1984. Attached please find a copy of the remodeling
plan completed in 1984 (for information only). For this current
proposal we are not modifying the existing building. There are
also two small out -buildings of approximately 350 square feet
total. The area of the site is approximately 6.47 acres.
The r xistina school has an enrollment of 60 students .and five
full time staff. The anticipated maximum number of students and
staff to use this facility on a regular basis in the future is
74; people.
The proposed Gymnasium/Multi-Purpose Building area will be
approximatel.v 4,000 square feet. The primary function of this
building will be to allow the children to have an adequate place
to play and exercise during inclement weather. This facility is
intended for the use of the existing student body, and is not
going to be, used to increase the enrollment at this school.
The proposecl tzy,nnasium/Multi -Purpose building wi..il be built using
a e7ustus Cedar Home construction package. This system uses solid
4.x8 tongue and groove wood members stacked vertically for the
walls. The roof is supported on Glu-Lam tudor trusses with
Ulu --Lam purlins and 2x8 rafters. The walls have no additional
insulation, and the roof is insulated with R-38 rigid insulation.
The heating system will be an electric furnace or unit
ventilators.
The building also has the capacity to house a larger group for
school related performances. The maximum number of people
anticipated at one of these functions is 300. These gatherings
will be very infrequent. The school estimates that they may have
these gatherings two to three times per year, but not more than
five times in a year.
Several comments were made in the first Pre -Application submittal
(Pre-Appl.ication #94-0025) response that we would like to address
during this re -submittal. These include the following:
Land Use Division:
Item 2. b. In regard to the building location, given the
existing building's location and parking lot it is
impractical to locate the new building between the
street and the parking area. The attached site plan
shows the existing site conditions and the proposed
imArovements.
Item 2. d. In regards to the parking the exi.sti.ng site has eight.
stalls. With this proposal we will. be adding eight
additional stalls including a van .accessible handicap
stall.
Public Works Department:
Item 3. We are not aware of any storm drainage plans for the
existing school building. We will be designing a storm
water retention system as necessary for the new
building and additional parking area.
Item 5. The existing facility has two driveways approximately 80
feet. apart (centerline to centerline). We are
proposing that these remain .in. their existing locations.
We will be widening the North driveway to 24 feet, wide
to allow for two-way traffic and emergency veni.cle
access.
Page
Item 6. This item requires full width right -of --way improvements
along 8th Avenue South. Given the rural location for
this project along with the knowledge that this
proposed building will not increase the amount of
traffic visiting the site, we feel that these
improvements requested by the City should be waived for
this project. This item alone may cost almost as much
money to install as the entire building will cost to
build. If this item is required, the Owner will most
likely be unable to proceed with the construction of
this essential building.
The rural nature of the surrounding community and roads
would render this type of street improvements something
of an isolated condition. It is highly unlikely that
the roads in the area and leading up to this property
will be improved in the next ten years. As such the
true benefits envisioned by the drafting of the City's
Code for street improvements would not be recognized
at any time in the near future and possibly never.
Item 7= In regard to a traffic impact analysis, we feel that
this item is not necessary for this project. The
proposed building is only 4,000 square feet in area.
The building is not adding classroom area to the school,
nor will the enrollment be increased due to the new
building. Therefore, no additional traffic is
anticipated at the facility.
If you have any questions regarding the
improvements, please do riot hesitate to
ni_zmber is 581-6000. I look forward to
reviewers to facilitate the completion
process, and ultimately the realization
facility,
Si Ycerel:
{
James G[.1-r.rero, A.I.A.
Wage 3
proposed building or site
give me a call. My phone
meeting with the various
of this pre -application
of a much needed
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: May 12, 1994
ATTN: Lori Schill, Associate Planner
FROM: Federal Way Water and Sewer
SUBJECT: Agenda Item No. 3 Spring Valley School
Preapplication Meeting
COMMENTS:
Water:
Sewer:
General: Our comments of May 5, 1994 are still applicable,
copy attached.
By: Date: `�
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: May 5, 1994
ATTN: Lori Schill, Associate Planner
FROM: Federal Way Water and Sewer
SUBJECT: Agenda Item No. 5 Spring Valley School
Preapplication Meeting with Staff
COMMENTS:
Water: Water facilities are available to the proposed site.
Connection may require mainline extension, and will require
extension through our Developer Extension (-DE) process if
additional hydrants or fire protection systems are required.
This DE extension would be required to loop the new
facilities to create a grid feed system (facility map
attached).
Sewer: Sewer facilities are not currently available to this area.
A major portion of our Comprehensive Sewer Plan would need
to be developed to provide service.
Sewer will probably be provided by on -site septic .system:-
Approval of on -site -systems is through the Seattle -King Co.
Public Health Dept., SW Office (296-4708) in Kent.
The area is currently listed as not within a Local Service
Area by King County. Sanitary sewers would require City
of Federal Way approval to allow construction to occur.
By; Date:
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9A le -
MONTESSORI SCHOOL
37515 8TH Avenue S
6.70 acres
frontage on 8th Ave S and S 376th
Preapplication conference - May 12, 1994
Project description:
Expand existing private school (app. 4,000 SF building single story bldg., former residence)
Addition: 8,000 SF multi -purpose room with daylight basement
combination classrooms (basement) and gymnasium/multi purpose (main floor)
building footprint: 4,000 SF
special events up to 500 in attendance
paving: u-shaped drive drop off, pick up
parking area less than 10 cars, no US, no drainage
sidewalk circles building perimeter
fencing: combination split rail and chain link
area for proposed for expansion: open field/pasture, gentle slope to SW
Hylebos Creek system 800' feet to west of site
# of significant trees on site
project as proposed will exceed all nonconformances
Zoning: RS 35
Comp Plan: Rural Res.
Adjacent zoning: RS-35 and SE
■ Comments based on info. submitted; very sketchy. For instance, no parking design
shown. Need more detailed site plan for us to issue specific comments with respect
to design requirements. We'll give you general regulations that will apply so project
can be designed accordingly. During formal application in addition to detailed site
plan we will need information on previous approvals so we can address any
conditions, restrictions, etc. that apply to site.
■ Proposal is consistent with zoning and comp plan.
■ Schools in res zones are reviewed under site plan review and Process I. The Process
I reqmt is based on the assumption that there will be no vesting of existing facility
because the improvements will exceed 50 % of the assessed or appraised value to the
existing structures. Therefore, any discussion today about nonconformances is based
on that assumption. For example, existing parking, landscaping, storm drainage, and
street frontage improvements don't conform with current code, so all will be looked
at during formal application for specific requirements. Questions?
■ Proposal is subject to environmental review under SEPA. That involves....
SEPA must be completed before site plan and Process I approvals.
■ New development must meet regulations set forth in FWCC Sec. 22-639 for schools
in residential zones. Note required setbacks: 50' from ea property line; sp. regs &
notes about design criteria for play areas.
■ An approved 1/s plan is required as part of site plan approval. This chapter of code
gives you 1/s requirements as apply to buffering and interior of pkg lot. Some
existing can be incorporated into 1/s plan. There are # of significant trees on site,
must be identified on site plan and retained in the landscape plan in accordance
w/code reqmts.
■ Parking: no proposal shown. We'll need a parking study along with your proposal to
make the determination. Couple of ways you could address is contact FW school dist
for standards they use in new dev., or contact a traffic engineer for any ITSstandards
that may be available. Handout chart showing standards for stall dimensions, aisle
widths, etc. Parking behind building if feasible to tie into existing.
■ In designing site, provide appropriate pedestrian connections from street and parking
lot to buildings.
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT
MEMORANDUM
DATE: April 22, 1994
TO: Community Development Review Committee (CDRC) Members
Kathy McClung, Land Use Administrator
Ron Garrow, Senior Development Engineer
Dick Mumma, Building Official
Rick Gilmore, Supervisor of Technical Services, FW Water and Sewer
Chris Ingham, Inspector, KC Fire District #39
Stephen Clifton, Senior Planner
Tina Piety, Administrative Assistant
FROM: Lori Schill, Associate Planner
PROJECT PLANNER: Lori Schill PHONE: 661-4019
PLEASE RESPOND BY: May 5, 1994
FILE NUMBER: PRE94-0025
PROJECT NAME: Spring Valley School
PROJECT ADDRESS: 37515 8th S
PROJECT DESCRIPTION: 4000 square foot multi -purpose room with daylight basement
PROJECT CONTACT: William Gates, 514 SW 331 Street 927-6482
SEPA: SEPA will be required.
NOTE: The meeting with the applicant will be May 12, 1994
PRE9422.M1
a, WO
RECEIVED
AN 101994
MASTE� LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT
APPLICATION NO.
01T4Y
WAY
U LDING DEfib' .
33530 1st Way South ♦ Federal Way, WA 98003
Date Y a0
Agent
Name of Applicant -� -�' ❑ caner �� s
Address ! c �, 421 � one me 7-
J ,
Signature�_-
s
(if different than applicant)
Property Location —
srli—
---
Kroll Zone , 5
Legal Description �-
Project Description
Parcel Number(s) ;1-1,21 1/ Q Y —
Type of Permit Required:
SEPA
Notice
Sign
Checklist
Mailed
Board
Site Plan Review
R
R
Land Surface Modification
R
R
Boundary Line Adjustment
Binding Site Plan
R
R
R
Short Subdivision
u Subdivision
R
R
R
Shoreline
R
R
Variance
R
R
R
Conditional Use
R
R
R
Use - Process I
R
R
Use - Process II
R
R
R
Use - Process III
R
R
R
Quasi -Judicial Rezone
R
R
R
Variance
R*
R
R
_
Comp. Plan/Rezone
R
R
Annexation
R
R
LotLine Elimination
*Fre-Application Meeting
R = Required
* = Optional by City
ADDITIONAL INFORMATION: SPRING VALLEY MONTESSORI SCHOOL
Proposed uses and narkine requirements.
Spring Valley Montessori is a private school serving approximately 100 students on site.
The proposed multi -purpose building will be used primarily for indoor soccer, basketball,
gymnastics, etc., as well as assemblies, student performances, recitals, etc.
Proposed total square footage is about 8,000 square feet, of which the multi -purpose area
would comprise about half; classrT,066
ms would comprise the other half (daylight basement).
u ► t ve,cl Gj FP4>7-p�W ► : T o ao 5F.
There is another Montessori School, located on Pac Hwy. Neither school has facilities for
combined events such as assemblies and recitals. Ideally, they would like to be able to use
this new multi -purpose building for these larger events. In the past they've rented facilities
from local public schools. Total enrollment between the two Montessoris is approximately
250. They estimate that the largest event could generate 500 in attendance.
Existing parking consists of only 8 to 10 paved stalls. A circular driveway is used by private
vehicles to deliver and pick up students.
This proposal shows no parking or drainage facilities. It is their intent to identify the city's
requirements before designing a site concept.
i
Lori Michaelson Schill
DESCRIPTION OF PROPOSED PROJECT
Spring Valley Montessori School would like to request a
pre -application meeting to discuss the proposed construction of
a multi -purpose building. Eight copies of the site plan are
attached.
The proposed structure would be approximately 40' X 100' with
a daylight basement.
The main floor would be used as a gymnasium and a place for
assemblies. Seating (using folding chairs) is to range from 300
to 500 persons. At one end would be an elevated stage with dressing/
storage rooms. The other end would contain restrooms, meeting room/
office.
The daylight basement would be used for classrooms, kitchen,
and possible office and storage space.
You may contact the undersigned regarding the scheduling of
a meeting.
William T. Gates
(W) 206-941-9490
(H) 206-927-6482
RECEIVED
APR 2 01994
CITY OF FEDERAL WAY
BUILDING DEPT.
i
October 3, 1994
City of Federal Way
33530 - 1 st Way South
Federal Way, WA 98003-6210
Attention: Jim Solagui
RE: SPRING VALLEY MONTESSORI SCHOOL
ADDITION PARKING REQUIREMENTS
Dear Mr. Solagui,
We are in the process of schematic design for the Spring Valley Montessori
School Gymnasium/Multi-purpose Building Addition. In the Pre -Application
response dated September 20, 1994, the following item was listed:
2. Site Design:
b. Parking - Parking requirements are determined on a case by case
basis. A parking analysis must be submitted to support the proposed
number of stalls. Contact Jim Solagui, City Traffic Analyst, at
661-4139 for guidance in this process. The analysis must include how
event parking will be accomodated.
0
The proposed building's main function is a gymnasium for use by the current
student enrollment at the school. A secondary function will be to provide a
location for school related performances. The school administration estimates
that there will be two to three large group gatherings at this facility per year, with
a maximum of five per year. The existing facility has eight designated parking
stalls. With the new building we are proposing to add an additional eight stalls.
There is also an asphalt area by the existing building entry where three cars could
park. This brings the total parking on site to nineteen cars, (of which sixteen are
in designated parking stalls).
This building is difficult to evaluate as it does not fall under the definitions of uses
generally listed in zoning codes. For this evaluation, I have used elementary
schools as these have similar uses. This evaluation uses the Tacoma Zoning
Code and the Pierce County Zoning Codes.
For elementary schools, the Tacoma Code requires 1.2 parking stalls per
teaching station. The Pierce County Code requires one stall for each faculty
member. The existing building has seven classrooms. Therefore, the Tacoma
Code would require 8.4 stalls, and the Pierce County Code would require semen
stalls.
The proposed building will seat 250 people for a performance. If we assume one
car per five seats we would need 50 parking stalls. The proposed parking lot
would hold 19 cars, therefore we need to address the parking for 31 cars.
As part of the improvements required by the City, the Owner will need to widen
8th Ave. S along the entire frontage of the property to 28 feet wide with four foot
gravel shoulders on either side. We are requesting that the additional parking
needed for the infrequent large group use of the facility be handled by parking
along 8th Ave. S in front of the Owner's property. The property frontage is 626
feet. If we assume 20 feet per car, we could park 31 cars on one side of the
street only. 8th Ave. S is basically a dead end street which only serves a few
private residences.
If this solution is unacceptable, the Owner would be willing to investigate the
option of having parents park at the Campus One school located on Highway 99,
and bussing the parents to the proposed facility for performances. Campus One
has parking for approximately 40 cars. With the parking at the proposed facility
the parking total would be approximately 59 cars, which should be adequate.
have attached a revised site plan of the proposed project.
Please call me when you have had a chance to review the parking issue so we
can discuss, ur options. My phone number is 581-6000.
Jrely, j
i
Imes Guerrero, A.I.A.
mm
August 30, 1994
Federal Way Department of Community Development Services
33530 First Way South
Federal Way, WA 98003
Attention: Lori Michaelson Schill
RE: PRE -APPLICATION SUBMITTAL FOR THE SPRING VALLEY MONTESSORI
SC:I100L GYMNASIUM/MULTI-PURPOSE BUILDING
Dear Ms. Schill,
We are submitting the attached plans for a Pre -Application
submittal. for the Spring Valley Montessori School
(gymnasium/Multi-Purpose Building. Hopefully the additional
information provided with this submittal will allow the various
planning departments to better analyze this proposal, and discuss
specific requirements regarding this project.
The existing school consists of a house of approximately 4,050
square feet that was remodeled to accommodate the school's
functions in 1984. Attached please find a copy of the remodeling
plan completed in 1984 (for information only). For this current
proposal we are not modifying the existing building. There are
also two small out -buildings of approximately 350 square feet
total. The area of the site is approximately 6.47 acres.
The existing school has an enrollment of 60 students and five
full time staff. The anticipated maximum number of students and
staff to use this facility on a regular basis in the future is
7 people.
The proposed Gymnasium/Multi-Purpose Building area will be
approximately 4,000 square feet. The primary function of this
building will be to allow the children to have an adequate place
to Flay and exercise during inclement weather. This facility is
intended for the use of the existing student body, and is not
ding to be used to increase the enrollment at this school.
The proposed Gymnasium/Multi-Purpose building will be built using
a _Justus (cedar Home construction package. This system uses solid
4.x8 tongue and groove wood members stacked vertically for the
walls. The roof is supported on Glu-Lam tudor trusses with
Glu-Lam purlins and 2x8 rafters. The walls have no additional
insulation, and the roof is insulated with R-38 rigid insulation.
The heating system will be an electric furnace or unit
ventilators.
The building also has the capacity to house a larger group for
school related performances. The maximum slumber of people
anticipated at one of these functions is 300. These gatherings
will be very infrequent. The school estimates that they may have
these gatherings two to three times per ,year, but not more than
five times in a year.
Several comments were made in the first Pre -Application submittal
(Pre -Application #94-0025) response that we would like to address
during this re -submittal. These include the following:
Land Use Division:
Item 2. b. In regard to the building location, given the
existing building's location and parking lot it is
impractical to locate the new building between the
street and the parking area. The attached site plan
shows the existing site conditions and the proposed
improvements.
Item 2. d. In regards to the parking the
stalls. With this proposal we
:additional stalls including a
stall.
Ptiblic Works Department:
existing site has eight
will be adding eight
van .accessible handicap
Item 3. We are not aware of any storm drainage plans for the
existing school building. We will be designing a storm
water retention system as necessary for the new
building and additional parking area.
Item 5. They existing facility has two driveways approximately 80
fret apart (centerline to centerline). We are
proposing that these remain .in, their existing locations.
We will be widening the North driveway to 24 feet wide
to allow for two-way traffic and emergency vehicle
access.
rage
Item 6. This item requires full width right-of-way improvements
along Sth Avenue South. Given the rural location for
this project along with the knowledge that this
proposed building will not increase the amount of
traffic visiting the site, we feel that these
improvements requested by the City should be waived for
this project. This item alone may cost almost as much
money to install as the entire building will cost to
build. If this item is required, the Owner will most
likely be unable to proceed with the construction of
this essential building.
The rural nature of the surrounding community and roads
would render this type of street improvements something
of an isolated condition. It is highly unlikely that
the roads in the area and leading up to this property
will be improved in the next ten years. As such the
true benefits envisioned by the drafting of the City's
Code for street improvements would not be recognized
at any time in the near future and possibly never.
Item 7: In 'regard to a traffic impact analysis, we feel that
this item is not necessary for this project. The
proposed building is only 4,000 square feet in area.
The building is not adding classroom area to the school,
nor will the enrollment be increased due to the new
building. Therefore, no additional traffic is
anticipated at the facility.
If you have any questions regarding the proposed building or site
improvements, please do not hesitate to give me a call. My phone
number is 581-6000. I look forward to meeting with the various
reviewers to facilitate the completion of this pre -application
process, and ultimately the realization of a much needed
facility.
S � ce+1:3,u-
:1 mesro , A. I . A.
Page 3
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CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT
MEMORANDUM
DATE: August 31, 1994
TO Community Development Review Committee (CDRC) Members
Kathy McClung, Land Use Administrator
Ron Garrow, Senior Development Engineer
Dick Mumma, Building Official
Rick Gilmore, Supervisor of Technical Services, Lakehaven Utl. Dist.
Pat Kettenring, Inspector, KC Fire District #39
Stephen Clifton, Senior Planner, Urban Designer
Tina Piety, Administrative Assistant
PROJECT PLANNER: Deb Barker, Associate Planner PHONE: 661-4103
PLEASE RESPOND BY: September 8, 1994 (internal)
September 15, 1994 (with applicant)
FILE NUMBER: PRE 94-0053
PROJECT NAME: Spring Valley Montessori School Addition
PROJECT ADDRESS: 37515 8th Avenue South, Federal Way
PROJECT DESCRIPTION: Construction of a 4,000 square foot
gymnasium/multipurpose building with 8 additional
parking spaces and associated landscaping. Site contains
Montessori school, parking lot and play field. Septic.
PROJECT CONTACT: James Guerrero, AIA, 581-6000
SEPA: Required due to proposed building size.
NOTES: The preapplication PRE 94-0024 conducted on May 12, 1994 brought
this project before the.DRC: That application was very sketchy with
limited project information. Contact Guerrero is new to the project, and
has been hired to conduct a professional feasibility study. The "new"
attached site plan clarifies the proposal for discussion purposes. Then
again, you may have no new. comments...
f ,
CITY OF
d=r>000' 33530 1ST WAY SOUTH
A66
(206) 661-4000
FEDERAL WAY, WA 98003-6210
r
September 20, 1994
Mr. James Guerrero, AIA
James Guerrero Architects
5515 Steilacoom Blvd SW
Tacoma, WA 98499
RE: PRE94-0053
SPRING VALLEY MONTE,SSORI SCHOOL ADDITION
37515 8TH AVENUE SOUTH, FEDERAL WAY, WA
Dear Mr. Guerrero:
This letter follows up the pre -application conference with the Federal Way Development Review
Committee on September 15, 1994, for the -purpose of preliminary review and discussion of the
above referenced proposal. At that time, committee members provided comments and associated
requirements relative to the proposed gymnasium/multipurpose building at the Spring Valley
Montessori school site. Each department and agency comments are discussed below, with staff
contact information provided.
LAND USE DIVISION: (Deb Barker, 661-4103)
I. Land Use Review Requirements:
a. Process - The proposed addition will be reviewed under Use Process I provisions
of the Federal Way City Code (FWCC). This is an administrative procedure with
public notice requirements. Please refer to the enclosed site plan review handout
and Use Process I review for specific submittal requirements.
b. SERA - The project is subject to State Environmental Policy Act (SEPA) review
because of the creation of a 4,000 non-residential structure. An environmental
checklist must be submitted and reviewed prior to the city issuing an environmental
threshold determination. A public notice is also issued which includes a 15-day
comment and 14-day appeal period. The environmental review must be completed
before issuance of the Use Process I approvals.
}
Mr. James Guerrero
September 20, 1994
Page 2
C. NoncnnfcrmancP - If the value of the addition exceeds 50 percent of the assessed
or appraised value of the existing structures, site nonconformances including but
not limited to parking, signs, and buffers must be evaluated for compliance with
the FWCC. This analysis will be conducted during plan review. In 1994, the
County Assessor valued the existing improvements at $105,300.
d. Eees - Use Process I review fees are $1333, and the SEPA review fee is $472.
King County Fire District fees are included in the figures.
2. Site Design:
a. General - Design requirements are set forth in FWCC sec. 22-639, Schools in
residential zones (enclosed). Required yard setbacks are 50 feet from each property
line. This chart contains specific requirements for outdoor play area, building
height, modulation, etc. The north side of the proposed building is within 100 feet
of a low density use, and as such must meet the standards listed in note 8 of section
22-639. The north elevation depicted on the preapplication submittal meets the
intent of the height requirement.
In addition, the existing play area on the south side of the site is within the required
50 foot required yard, and does not conform to note number 3. The site plan
should depict how the site conforms to the setback requirements.
b. Parking - Parking requirements are determined on a case by case basis. A parking
analysis must be submitted to support the proposed number of stalls. Contact Jim
Solagui, City Traffic Analyst, at 661-4139 for guidance in this process. The
)(0000 analysis must include how event parking will be accommodated:
C. Pedestrian Circulation - Site design must provide safe and appropriate pedestrian
connections including, but not limited to, sidewalks from the street and the parking
areas to the buildings.
d. Signs - The sign category for the site is B, which permits wall mounted, marquee
or pedestal signs. The maximum permitted sign area is 32 square feet per sign face.
e. Ciarhe and RPcv .lingBPr.Pnt� areas -FWCC sec. 22-949, contains requirements
for garbage and recycling receptacles, placement, and screening (enclosed). The
site plan should contain garbage and recycling receptacle information.
Mr. James Guerrero
September 20, 1994
Page 3
3. Landscaping: An approved landscape plan, prepared by a licensed landscape architect, is
a required component of the land use approval per FWCC sec. 22-1563(b). This plan must
comply with the requirements of FWCC article XVII, Landscaping (enclosed). The
following general requirements apply to this project.
a. Perimeter LanEdscap,�equimmen is - Type III landscaping, 10 feet in width,
should be provided along the northwest property lines surrounding the addition as
noted on the redlined site plan. Berms or additional shrub plantings may be used
to achieve effective screening of the parking lot from the right of way to meet the
requirements of FWCC sec. 22-1576(e). (Please refer to the enclosed Article XVII,
Landscaping, for an explanation of landscaping types.)
b. IntedO Parking r,nt tan c nines Requimments - Twenty feet of landscaping per
parking space must be provided within the paved parking lot. Eight new spaces are
proposed and 160 feet of interior lot landscaping is required. This landscape island
may be provided on either parking row.
C. Significant Tres - A significant tree is defined in FWCC sec. 22-1568, as a tree
12 inches in diameter, or 37 inches in circumference measured 4.5 feet above the
ground, in good health, and not detrimental to the community or obscuring safe
site distance requirements. Alders, cottonwoods, and big leaf maples are not
considered significant trees.
All significant trees should be identified on the submitted plans. If the project
requires removal of more than 75 percent of the significant trees, they shall be
replaced in amount equal to 25 percent of the significant trees which existed on
the subject property prior to commencing any development activity. All significant
trees located within required perimeter landscaping areas must be retained.
d. Plant_Sp=ies - With the exception of lawn areas, at least 25 percent of new
landscaping materials shall consist of drought tolerant species.
e. Modif,rationc - FWCC sec. 22-1570, presents the applicant with landscaping
modification options and criteria. Please refer to this section for specific
information.
PUBLIC WORKS: (Julie Venn, 661-4125)
Please refer to the enclosed Public Works memorandum dated September 12, 1994.
Mr. James Guerrero
September 20, 1994
Page 4
BUILDING DIVISION: (KC Ellis, 661-4123)
Please refer to the pre-developnient information sheet from the Building Division dated 9/8/94.
KING COUNTY FIRE DISTRICT #39: (Pat Kettenring, 946-7241)
Please refer to the Commercial Technical review prepared by the Fire Marshall's office on
September 8, 1994.
LAKEHAVEN UTILITY DISTRICT: (Rick Gilmore, 941-1516)
Please refer to the Lakehaven Utility District memorandum dated September 15, 1994. (Federal
Way Water and Sewer became Lakehaven Utility District last month.)
The sign-up sheet from the meeting is enclosed. Thank you for participating in the pre -application
process. As you know, this is a preliminary review only, and it does not take the place of a full
review of the formal application.
If you have any questions, please contact me at 661-4103, or other staff persons as appropriate.
I look forward to working with you.
Sincerely,
Deb Barker
Associate Planner
enc: FWCC Article VI (Use Process 1)
Site Plan Review Handout
FWCC Article IV (Non-conformance)
FWCC 22-639 (Land .Use Chart)
SEPA Checklist
Mailing Label Handout
FWCC Sec. 22-949 (Recycling)
FWCC Article XVII (Landscaping)
FWCC Article XVI (Improvements)
Master Land Use Application
c: Julie Venn, Engineering Plans Reviewer
KC Ellis, Lead Plans Examiner
Richard Cottage, Code Compliance Officer
Pat Kettenring, King County Fire District #39
Rick Gilmore, Lakehaven Utility District
MONTESUM.LTR
-.
r
CITYJFA
(206)661-4000
33530 1ST WAY SOUTH FEDERAL WAY, WA 98003-6210
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
May 20, 1994
William T. Gates -
514 SW 331st Street
Federal Way, WA 98003
RE: PRE -APPLICATION #94-0025
SPRING VALLEY MONTESSORI SCHOOL
Dear Mr. Gates:
This letter summarizes our pre -application conference held May 12, 1994, at which time
members of the Development Review Committee discussed the general requirements that will
apply to the proposed development. Those requirements are summarized below or enclosed
with this letter. Referenced code sections were provided to you at the meeting.
LAND USE DIVISION (Lori Michaelson Schill, 661-4019)
1. Land use review requirements:
a. The proposal is subject to site plan review, Process I and environmental
approvals. Environmental review must be completed before issuance of site
plan and Process I approvals.
b. For purposes of pre -application review we have assumed that the project will
exceed nonconformance thresholds (i.e., the value of the improvements will
exceed 50% of the assessed or appraised value of the existing structures).
Therefore, any existing nonconformances will be evaluated for compliance
requirements as part of the project. A full nonconformance analysis will be
conducted during site plan review.
2. Site design:
a. General: The project must conform to design requirements set forth in FWCC
22-639, for schools in residential zones, per FWCC 22-639. You will note
required building setbacks are 50' from each property line. Please also note
applicable requirements under special regulations and notes, e.g., outdoor play
area, building height and design, etc.
Mr. William Gates
May 20, 1994
Page 2 of 3
LAND USE DIVISION, cont'd.
b. Building location: Wherever feasible, the buildings on the subject property
should be located between the street and the parking area (FWCC Sec. 22-
1441, Parking Area Design, Generally.)
C. Landscaping: An approved landscape plan, prepared by a licensed landscape
architect, is a required component of site. plan approval (FWCC Sec. 22-1563
(b)). The plan must comply with the requirements of FWCC Article XVII,
Landscaping. Following are general requirements as applicable to this project:
■ "Type III" perimeter landscaping, per FWCC Sec. 22-1565 (c)).
■ Interior parking lot landscaping, in the amount of 20 square feet per
parking stall when up to 49 parking stalls are provided, and 22 square
feet when 50 or more stalls are being provided.
■ Existing trees meeting the code definition of "significant" must be
identified on the plan, and retained or replaced in accordance with
FWCC Sec. 22-1568, Significant Trees.
■ Existing vegetation may be incorporated into the landscape plan, or
undeveloped portions of the site may be retained in the predeveloped
state, in accordance with Sec. 22-1564.
d. Parking: Parking requirements for' this project will be determined on a case -
by -case basis. As discussed at the meeting, a parking analysis must be
submitted to support the proposed number of stalls. You may contact Jim
Solaegui, City traffic analyst, 661-4139, for guidance on this process. The
parking plan must be prepared in accordance with City standards relative to
stall dimensions, drive aisle width, turning radii, etc. Up to 25 % of the total
stalls may be designated as compact stalls.
e. Pedestrian circulation: Site design must provide safe and appropriate
pedestrian connections including, but not limited to, sidewalks from the street
and the parking areas to the main building.
BUILDING DIVISION (K.C. Ellis, 661-4123)
Comments enclosed.
PUBLIC WORKS DEPARTMENT (Jeff Sharp, 661-4125)
Comments enclosed.
Mr. William Gates
May 20, 1994
Page 3 of 3
FEDERAL WAY WATER AND SEWER DISTRICT (Rick Gilmore, 941-2288)
Comments enclosed.
Thank you for participating in the pre -application process. As you know, this is a
preliminary review only. It does not take the place of the full review that follows formal
application. We look forward to working with you on this project.
Should you have any questions, please contact me at 661-4019, or other staff person as
appropriate.
Sincerely,
? lite
Lori Michaelson Schill
Associate Planner
c: Kathy McClung, Land Use Administrator
Jeff Sharp, Engineering Plans Reviewer
Jim Solaegui, Traffic Analyst
encl: Building Division comments
Public Works Department comments
Federal Way Water and Sewer District comments
Fire Department cornmenls
a:\pre.spring
eFA
PUBLIC WORKS
MEMORANDUM
TO: Lori Michaelson-Schill
FROM: Jeffrey H. Sharp For Your Information
DATE: May 19, 1994
SUBJECT: Spring Valley School File No.: PRE 94-0025
After reviewing the materials submitted and a visit of the proposed site the following comments
and findings address issues that need to be resolved prior to developing the site.
If the applicant proposes to create more than 5,000 square feet of impervious surfaces.
Surface water runoff control and treatment will be required per the 1992 King Count
Surface Water Design Manual (KCSWDM), the City's amendments and through the
SEPA process, the Hylebos Creek and Lower Puget Sound Basin Plan.
The site is in an area designated BW-2 by the basin plan. If infiltration can not be used,
a modified storm water retention/detention (R/D) facility shall be designed to control the
post -development 2- and 10-year, 7-day design storm flows to corresponding pre -
development levels. When using a 7-day design storm a modified time of concentration
is used that takes interflow into consideration. The applicant's engineer may contact the
Public Works Department for further details. A 30 % factor is not required in the design
of the detention system. These requirements are based on the H lebos Creek and Lower
Puget Sound Basin Plan.
2. At the time of the site plan review submittal a narrative addressing the relevance to the
project of the 7 core and the 12 special requirements of the KCSWDM will be required.
A Level I downstream analysis shall also be provided. The city has available 1" =100',
5 foot contour, planimetric maps that must be used for basin analysis. Contact Kevin
Peterson, Engineering Technician at 661-4126 for further details.
3. The valuation of the property is proposed to change. As such, in accordance with section
22-326 of the FWCC, all non -conforming site issues must be brought into compliance
with current standards. In order to determine what, if any improvements need to be
made provide as -built storm drainage plans, on mylar per the city's as -built standard, and
the approved hydraulics report of the site.
pp\.doc
4. Parking areas shall be bordered with curbing along the perimeter. (FWCC 22-1567)
5. The proposed driveway shall be a minimum of 20 feet wide and a maximum of 26 feet
wide. (FWCC 22-1542) Driveways may not be located closer than 150 feet to any street
intersection or to any other driveway, whether on or off the subject property. (FWCC
22-1543)
6. Section 22-1473 of the FWCC requires full width right-of-way improvements along 8th
Avenue South, a collector arterial. The improvements include both sides of the road and
any necessary transitions. Per section 22-1524, collector arterial classification, the
minimum right-of-way width is 60 feet, minimum paving width is 40 feet with vertical
curbs, street lighting, 5 foot sidewalks with a minimum 6 foot utility/landscaping strip
planted with street trees at 30 foot on center, are required.
Section 22-1473 of the FWCC requires -full width right-of-way improvements along 8th
Avenue South (south of South 375th Street), a neighborhood access road. The
improvements include both sides of the road and any necessary transitions. Per section
22-1525, neighborhood access classification, the minimum paving width is 28 feet with
vertical curbs and 5 foot sidewalks with a minimum 4 foot utility/landscaping strip are
required.
Section 22-1473 of the Federal Way Zoning Code (FWCC) requires full width right-of-
way improvements along South 376th, a cul-de-sac. The improvements include both
sides of the road and any necessary transitions. Per section 22-1525, Cul-de-sac
classification, the minimum right-of-way width is 50 feet, with a minimum paving width
is 28 feet with vertical curbs.
Per section 22-1477 of the FWCC, the applicant may make a written request to the
Public Works Director for a modification, deferment or waiver from the above
requirements. A handout on these procedures is attached.
7. A traffic impact analysis will need to be prepare by the applicant's traffic engineer.
Attached is a Traffic Scoping sheet for their use. This analysis must be submitted as
supporting information to the SEPA checklist that is required for this project.
8. The applicant will need to apply for and obtain a National Pollutant Discharge
Elimination System (NPDES) permit from the Washington State Department of Ecology
if site grading will disturb 5 acres or more. Questions related to this matter should be
directed to Mr. Glenn Piertz, Environmental Engineer with the state at 407-6436.
The following issues and items need to be addressed at the time of site plan review and building
permit/engineering review.
1. When topographic survey information is shown on submitted plans, as may be required,
the vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" on all sheets
where elevations are called out.
PP\.doc
p,�' f'rr_ �� k T��47 �7Y-7-)
�-1
2. The maximum cut or fill slope that is unretained shall be 2 horizontal to 1 vertical.
3. All drawings shall be drafted/plotted on 24" x 36" mylar sheets with permanent black
ink. Site plans shall be drawn at a scale of 1" =20' or larger. Drawings submitted for
plan review shall be printed on 24" x 36" paper.
4. Provide an Erosion/Sedimentation Control plan, details and a construction sequence for
the proposed development that conforms to the 1992 King County Surface Water Design
Manual (KCSWDM).
5. Provide cut and fill quantities on the grading plan.
6. The site plan submitted should show the location of any existing and proposed utilities
in the areas affected by construction.
7. Provide as -built storm drainage plans, on mylar per the city's as -built standard, and the
approved hydraulics report of the site.
8. Since the site is served by an on -site septic tank drainage system any change on the site
will require an approval by the Seattle -King County Health Department. A copy of the
approval letter shall be forwarded to the Public Works Department.
pp\.doc
Street name: 8th Avenue South
COLLECTOR
ARTERIAL
Standard per FWCC
section 22-1524
(full width)
Existing site
condition
Code required
improvements
PW
modified/required
improvements
Right -of -Way width
60'
60'
None
Minimum pavement
width
40'
20'
Widen to 40'
Curbing type
Vertical
None
Vertical
Median
22-1517
None
None
Bike path
M 22-01
None
None
Landscaping/utility
strip width
6'
None
6'
Street tree
requirements
30' on center
None
30' on center
Sidewalk width
5'
None
5'
Street lighting
Required
None
Required
Curb ramps
Required
None
Required
PP\.doc
Street name: 8th Avenue South (South of South 375th Street)
NEIGHBORHOOD
Standard per FWCC
Existing site
Code required
PW
ACCESS
section 22-1525
condition
improvements
modified/required
(full width)
improvements
Right -of -Way width
50'
60'
25' radius fillet
at intersection
of S.376th St.
and 8th Ave. S.
Minimum pavement
28'
20'
widen to 28'
width
Curbing type
Vertical
None
Vertical
Landscaping/utility
4'
None
4'
strip width
Street tree
30' on center
None
30' on center
requirements
Sidewalk width
5'
None
5'
Curb ramps
Required
None
Required
PP\.doc
Street name: South 376th Street
CUL-DE-SAC
Standard per FWCC
Existing site
Code required
PW
section 22-1525
condition
improvements
modified/required
(full width)
improvements
Right -of -Way width
50'
30' (North 1/2
25' radius fillet
of R/W)
at intersection
of S.376th St.
and 8th Ave. S.
Minimum pavement
28'
14'
widen to 28'
width
Curbing type
Vertical
None
Vertical
Landscaping/utility
4'
None
4'
strip width
Street tree
30' on center
None
30' on center
requirements
Sidewalk width
5'
None
5'
Curb ramps
Required
None
Required
pp\.doc
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: May 5, 1994
ATTN: Lori Schill, Associate Planner
FROM: Federal Way Water and Sewer
SUBJECT: Agenda Item No. 5 Spring Valley School
Preapplication Meeting with Staff
COMMENTS:
Water: Water facilities are available to the proposed site.
Connection may require mainline extension, and will require
extension through our Developer Extension (DE) process if
additional hydrants or fire protection systems are required.
This DE extension would be required to loop the new
facilities to create a grid feed system (facility map
attached).
Sewer: Sewer facilities are not currently available to this area.
A major portion of our Comprehensive Sewer Plan would need
to be developed to provide service.
Sewer will probably be provided by on -site septic system.
Approval of on -site systems is through the Seattle -King Co.
Public Health Dept., SW Office (296-4708) in Kent.
The area is currently listed as not within a Local Service
Area by King County. Sanitary sewers would require City
of Federal Way approval to allow construction to occur.
By: )�s L "j2__�, _ Date: MA"� 9, ffi
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TECHNICAL REVIEW
COMMERCIAL
Agenda Date: May 5, 1994
Subject: Spring Valley School/ PRE94-0025
To: Community Development Review Committee
From: Chris Ingham, Fire Marshal's Office
WATER SUPPLIES FOR FIRE PROTECTION
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. [UFC 10.4011
Hydrants shall be located not more than 300 feet on center. Such distances shall
be measured on the path of vehicular access. [Administrative Policy 10.0041
Hydrants shall not be located closer than 50 feet to any building.
[Administrative Policy 10.0041
When exposed to vehicular damage, fire hydrants shall be suitably protected. [UFC
10.105d]
Hydrants shall not be obstructed by any structure or vegetation, nor shall the
visibility of the hydrant be impaired for a distance of 50 feet in the direction of
vehicular approach to the fire hydrant. [Administrative Policy 10.0041
Fire hydrant locations are subject to the approval of the Fire Marshal or his/her
designee. [Administrative Policy 10.0041
Fire hydrants shall be in service PRIOR to the start of combustible construction.
[UFC 10.5021
Existing fire hydrants on public streets are allowed to be considered as available for
the project. Existing fire hydrants on adjacent properties shall not be considered
available unless fire apparatus access roads extend between properties and
easements are established to prevent obstructions of such roads.
[UFC Appendix III-B]
A Certificate of Water Availability shall be provided indicating the fire flow available
at the site. [UFC 10.4021
It has been determined this project will require _ hydrant(s). _ existing hydrant(s)
are considered available to this project. This will require the addition of
hydrant(s) for this project. [UFC Appendix III-131
FIRE DEPARTMENT ACCESS ROADWAY
Plans for fire apparatus access roads shall be submitted to the fire department for
review and approval prior to construction.
[UFC 10.2021
During construction, an all-weather fire department access roadway is required
when any portion of an exterior wall of any facility, building or portion of a building
is more than 150 feet from a fire department access roadway. [UFC 10.2031
EXCEPTION: provisions for a sprinklered building.
All fire department access roadways shall be constructed of an all-weather surface
capable of supporting a 25 ton vehicle; the maximum roadway grade shall not
exceed 12 percent. [Administrative Policy 10.0061
All fire department access roadways shall have (1) a clear and unobstructed width
of not less than 20 feet, (2) an overhead clearance of not less than 13 feet six
inches, (3) all turns or bends shall be designed at not less than a 32 foot inside and
40 foot outside turning radius. [Administrative Policy 10.0061
All fire department access roadways which have dead ends exceeding 150 feet
shall be provided with a cul-de-sac at the dead end. All such cul-de-sacs shall be
not less than 80 feet in diameter. [Administrative Policy 10.0061
Designated fire lanes may be required for emergency access. This may be done
during the plans check or after the facility is in operation.
[Federal Way City Code Chapter 15, Article IV, Division 31
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 thereof. [UFC 10.2061
FIRE DEPARTMENT ACCESS TO BUILDINGS
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. Said numbers shall contrast with their background. [UFC 10.3011
When access to or within a structure or 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 a type approved by the chief and shall contain keys
to gain necessary access as required.
[UFC 10.3021
AUTOMATIC FIRE SPRINKLER SYSTEMS
An automatic sprinkler system shall be installed in basements classified as a
Group A Occupancy when the basement is larger than 1,500 square feet in floor
area. (UBC 3802.c.2).
An automaticsprinkler system shall be installed in basements classified as a
Group E Occunancy when the basement is larger than 1,500 square feet in floor
area. (UBC 3802.e)
The automatic fire sprinkler system shall be tied into the fire alarm system (last
zone) in all buildings having an automatic fire detection system.
Fire Department Connections shall be located at the front of the building(s) or
structure(s) served; not located on the walls of the building(s) or structure(s); and
shall be identified as to the type of system served.
Fire Department Connections shall not be located more than 50 feet from a fire
hydrant and shall be located on the same side of the road as the fire hydrant.
Fire Department Connections shall be located not less than 18 inches nor more than
120 inches from the finished edge of an approved roadway or fire lane. The inlets
shall be not less than 18 inches nor more than 36 inches above the finished grade.
The inlets shall face the driving surface and be protected with caps.
[Administrative Policy 10.0021
Sprinkler plans shall bear a Washin ton State Certificate of Competency stamp.
AUTOMATIC FIRE DETECTION SYSTEM
An automatic fire detection system is required in all buildings exceeding 3,000
square feet gross floor area. This system shall be monitored by an approved central
station and/or remote station conforming to the current requirements of the National
Fire Protection Association standards and/or the Fire Marshal or his/her designee.
[Federal Way City Code Chapter 8, Article II, Division 41
THESE COMMENTS VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE PLANS
REVIEWED.
CJOF
fqr)0, 33530 1ST WAY SOUTH
April 27, 1994
William Gates
514 SW 331st Street
Federal Way, WA
(206) 661-4000
FEDERAL WAY, WA 98003-6210
RE: PRE -APPLICATION #94-0025: SPRING VALLEY MONTESSORI SCHOOL
Dear W. Gates:
The above referenced pre -application has been assigned to me as project planner. At this
time the submittal information has been routed to members of the Development Review
Committee. A meeting with project proponents has been scheduled as follows:
May 12, 1994 - 11:00 a.m.
Federal Way City Hall
Community Development Conference Room (first floor)
33530 First Way South
Federal Way, WA 98003
We look forward to meeting with you at that time. Please contact me at 661-4019 if you
have any questions.
Sincerely,
I r'
Lori Michaelson chill
Associate Planner
Kathy McClung, Land Use Administrator
project file