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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 c: file Jute Vern ene preappH\school\spvalpw. rsp MYOFrAj� r 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 x o i1-7dXcrL7�e5 X " re -bar E cap-�10708 Set" Pe5cripf-io/7= Beyi1717717y of -I-he 5 u><heasf comer of file Soulh balf o-' Me goat/least Quarter 4P fhe nat-ffrwesf Quarter of Secf%on 32, %OW17Ship 2t Nor-Hr, /1anye 4 Easf, WM--, irz King County, Wasl,i/7yfor7; (hence 0,(7 fhe s04(f17 11'r7e of said Subdi'YiSiorz west SSS-5'- f eef (hence 17orl/7ea5�er/y Q/0r7y CL Fence /r'ne rLo a poii7/- 077 fhe 17orfh /1'17e oP said subdivision 526 ('eef wesi op the 170r i-h east Corner of'' Said subdi vis% art; 1-her7ce 017 sQid 17or7L-,Fz line east 520 feet hi the eQsf -lir7e of said subdivisiarz; thence Sou/-ft r<-o fhe � po /171- aP beyr17r7r ny ; EXCEPT fhe So ufh 50 pee/- cleeded 1-o King C'ou77fy c,r road by deed rec-rded ur7der;Reccjr-d7ny Number 3022388. EXCEPT 8th Avenge Sc of/7 ; ai7d EXCEPT fhczf por,rion I OF -/-he So77fheaS7.7 quarter- of the a0r1-171,ve5/- Quarter off' Secfiorr 32, 7_0Wj7s1jip 2/ 71(orf/r, Rccr79e 4 EcLs/', WM., rFr I�irry �acrt�/-y, WaShrr[g�or7,-beg�rrrriny 501(//7ens/' car17er oP ; Said ,,oufhea sf Quarter oP lfhe nor-fhWes - qva r/er; (hence art the soul-h late ❑F Sdbdivi siorc west (eef /-o Afie true Pour/ o{ 6egr'rr il7y; fher7ce Carr�irru irry o Said svu�/ tr'rre /SG beef; ¢hence nor/ -IT parnfle, with the easy /r77e of said sabdivisiorz 270 Peed; (hence e¢sf par41le1 wif.4 f/,e SO4fy6fr line a>c Said subdivision /50 A'se1-; �he/7ee Sou/-.4 roaralle/'tNiflz fke e¢5� line of sard subdi vis oiz 270 f'ee/- �a /-he fru e oirr/- ' af' bey r rzrr i rry . o ir7dica./es / " Debar cap �/0708 Sit De S c rip f-i on = L3e_g/nniny at fhe scu/heaS/ Oar.rer or ¢he ,Sotl�h half a-T fhe Novi-beasf Quarter oP f17e- norffrwesf QtttQrf er off' Sect/oP ,32, Township 21 NOrth, go17ye 4 Ea.si-, WM•, in /Ciny C'aur7fy, Wa•5/7t/7_q1-017,' khence o/r 71he sou1-171 I:ne of said subd1Yi5io17 wesf 55.5_5 Fee¢-; // 7L%7errCe nUr/heaSferl�r Q/arnnr 79 4. Fence /o e d Q. P01'17>4 On the- rtorlh line oP so -id ubdlvlis iorE 52-0 Pee-( wesf o.f' fhe llorfheaSf' Corner o-F Said subdivision; fhe/Ice OR sriid /7or/ line easi 520 feet 7YG fhe easi 1.1"17e of Said subdivision; 417enCe Souf17 1-o f17e I po /rrt of beyrrrrrr ny ; EXCEPT fhe So ctf/7 50' feet deeded -Ao kiny eotunfS/ ,cor road by - deed rdcor-ded UrtderiRecordiny Number 302Z388; EXCEPT 8th fi ven4/e 50rVtb ; 2,7d EXCEPT -McL-f par-,-ionl OF fhe Soaklleasi- quaff'/er- of t/7e northwest quarter of Sectiorz .32, 7-CJwr7S/711Z7 2/ /Yorffr, Ranye 4 East, MO., err ki:7y , waslz"rtyfo,Z, beg '1717i17y Q-j4 /V1,e 504(74/7eas/- Cor/7er oP •. Staid soufhea sf quarter aP f/7e nol-i-hwe:sf qua rfer; (hence on the souf,4 lure o Sc/bdivi S%orc wesf- 26S Feet � f-he 'true p /'i7/ o { beg in in,g; (hence Corr /-irruit7_q a r, said sou//, t'17e /SU P•ee�; /Fence nor¢/y parei lle WI.1-17 the east / /i7e o P said. subdi vision 270 feed; (hence east Para//e/ wi%b fhe Sou1-fc 1�f7e of. Said subdivision 15 0 i-/iertee Sou)/, loara/le1 -WIi 41r-..:•fire e¢S-I. /irre Cp satd st/beii visiorz 270� 0 17 iir i 17ff . 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: i � v LOT LOT 2 I i LOT 3 I ri I o / I I / I LOT 4 I ,\ u' F 4y SAC- ��� rrpti: pA.G. ALL grips 9JBr I � ,,��a �c..PlOE ._ .______._ ______� .STL _j T utow CRUX KC ' 9pM L1 \A � \O AC. 13. tt S. 373RD. ST. (ROBERT M. KIRniiIV� RD. 2371; I t II I1 I i ir �� I I I =-1I I r II t I t7 i i i f f 1 I I i N I I I fI co S6 " S. 376TH. ST. C CA 81 11 V-IZ-Z2 3N 3 6£-0 1 -ION Q Q •na'ni � I o p oE/ I L S M � o �I d r-- k 4 cn rn Q L& P I Z- LL, e I-e v CZ-o c. ee7�.T rq 5 11uCWA,-1 c- Co A /Z T Y2 6, 4-1 —2—C14—CLle-9 1 —1-3 Polo 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. 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NUMber- 3022388; ,'XcEPT 8y'h Avenue SaVtlr; 04,7d EXCEPT fhQf purl -ion I ojl� -khe sarVI-/leaSi- 4Z1i4r'/er of the a0t-fh(NeSt q4(ar7<er OF .Tecfi,orr.32, 7-OWi7ship .Z/ Norffr, Rui7ye 4 East, W-Af., rrr Krny Cv{c�nty, '4VaSAIn5lfoe7, bey.,nrriny cif the soul/7easf cori7er aP -laid . so�Lrfh ea sf qua r/-er OP H7e ooryLbwes.-1 qua rfer-; (hence on the south 1�=re dP Svbdivi Siam Wes7< 265' Fee( /-rJ f-he (rue point o/' be9in ir7.y; �/Ience corrlirtu i77y a said..:soz174i= rir7e /50 Pee( ; /-Tence norh/T para//e tnriflr the ease /file OP said. subdivision 270 feeh; (hence e¢sf- pare//e/ i-vi/-�s4fl7e Sorfffr /7'17e cc said xabdivision /5.0 f-fier7ee 0au/-r4 Sara//el .-/r fire e¢Sf /irre or' said subdi visiorz Z70 feed /-a fire frve� C o/,7f of bcsrirrrr117q . 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 �----------_--''—_''--_--'' u� ~LOT I RON NIm Cly CRCC- OM Lil Raw cc r � a I 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