22-102032-UP Land Use Code Narrative-5-4-22
71 Columbia St. Suite 500 721 NW 9th Ave. Suite 350
Seattle, Washington 98104 Portland, Oregon 97209
t: 206 340 9500 t: 503 224 9162 www.bassettiarch.com
MEMORANDUM
Date May 04, 2022
To City of Federal Way Planning Department
From Lindsay Crawford, Bassetti Architects
Copies to Federal Way Public Schools, file
Subject
Land Use Code Summary and Project Narrative: New and Modernized Illahee Middle School,
Federal Way Public Schools
NEW ILLAHEE MIDDLE SCHOOL
In November 2017 the Federal Way School District Voters approved a Bond for capital improvements to eight school
sites. Illahee Middle School located at 36001 1st Ave S, Federal Way, WA 98023 is one of the schools to receive a
portion of the bond money for the purpose of construction of a replacement school building.
The new school will create a safe and supportive learning environment for Federal Way middle school scholars. The site
is currently thickly wooded in many areas giving the site a park like quality that is appreciated by scholars, staff, and
community alike. Preservation of the existing site character is a project goal achieved by locating the new main building
in the same location as the existing structures and utilizing much of the existing site vehicular access points.
The landscape design directs scholars and visitors to the school’s main entrance which is clearly visible from 1st Ave S.
Whether arriving by bus, auto or on foot, scholars are welcomed by an entry plaza at the main entrance. Access to the
site is clearly delineated and all bus, auto and pedestrian circulation is separated without crossings. On the west side of
the campus the building encloses a secured courtyard allowing scholars outdoor access during the school day.
The existing 1970 school buildings will all be demolished with the exception of the existing gym building which will
remain and receive a full modernization. The new two story building square footage (79,000 SF) and modernized gym
building square footage (26,000 SF) will support the same scholar capacity of 800 as the existing facility.
The existing athletic fields (baseball, softball/ PE field, and the football field and track) are not included within the scope
of this project. The existing portables to the north adjacent to SW 360th Street are also not included within the scope of
this project. The area of site included in the project is indicated by a project limit line shown on the Architectural Site
Plan.
CONSTRUCTION SCHEDULE AND BUILDING OCCUPANCY
The proposed project anticipates beginning construction in July 2023 and completing in December 2024. This schedule
anticipates occupancy in January 2025.
The permit schedule anticipates the following dates.
· Land Use Permit – 8-month review. Submission on May 04, 2022 – decision Issued on Nov 29, 2022
· Building Permit - 4-month review. Intake on December 23, 2022- Permit Issued April 14, 2023
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ZONING AND COMMUNITY GUIDELINES SUMMARY
19.115.050 Site Design (All zoning Districts)
1) General criteria.
(a) Natural amenities such as views, significant or unique trees, or groupings of trees, creeks, riparian corridors, and
similar features unique to the site should be incorporated into the design.
(b) Pedestrian areas and amenities should be incorporated in the overall site design. Pedestrian areas include but are not
limited to outdoor plazas, arcades, courtyards, seating areas, and amphitheaters. Pedestrian amenities include but are
not limited to outdoor benches, tables and other furniture, balconies, gazebos, transparent glass at the ground floor, and
landscaping.
(c) Pedestrian areas should be easily seen, accessible, and located to take advantage of surrounding features such as
building entrances, open spaces, significant landscaping, unique topography or architecture, and solar exposure.
(d) Project designers shall strive for overall design continuity by using similar elements throughout the project such as
architectural style and features, materials, colors, and textures.
(e) Place physical features, activities, and people in visible locations to maximize the ability to be seen, and therefore,
discourage crime. For example, place cafes and food kiosks in parks to increase natural surveillance by park users, and
place laundry facilities near play equipment in multiple-family residential development. Avoid barriers, such as tall or
overgrown landscaping or outbuildings, where they make it difficult to observe activity.
(f) Provide access control by utilizing physical barriers such as bollards, fences, doorways, etc., or by security hardware
such as locks, chains, and alarms. Where appropriate, utilize security guards. All of these methods result in increased
effort to commit a crime and, therefore, reduce the potential for it to happen.
(g) Design buildings and utilize site design that reflects ownership. For example, fences, paving, art, signs, good
maintenance, and landscaping are some physical ways to express ownership. Identifying intruders is much easier in a
well-defined space. An area that looks protected gives the impression that greater effort is required to commit a crime. A
cared-for environment can also reduce fear of crime. Areas that are run down and the subject of graffiti and vandalism
are generally more intimidating than areas that do not display such characteristics.
Compliance - General criteria:
a) Preservation of the existing tees and forests that surround the site is a project goal. The new school site plan
locates the building, pedestrian, and vehicle access in similar locations to the existing construction. This approach
allows the new project to preserve as much of the existing vegetation and character of the site as possible.
b) Pedestrian areas are located adjacent to 1st Ave S at the Main front entry, auto drop off and bus drop off.
Pedestrian access from main parking area is inviting and free of crossing with auto traffic. There are a number of
pedestrian areas within the campus that support active play areas, outdoor classroom learn space and garden
learning area. Many of the outdoor spaces will be furnished with benches and other furniture and will be
integrated with the landscaping.
c) Pedestrian areas are adjacent to main entrances at the 1st Ave S side of the proposed building and on the west
side they are associated with a secure courtyard The secure courtyard views into an existing grove of mature
trees and is oriented to take advantage of southern solar exposure.
d) The building exterior will have a consistent use of brick masonry that will complement the existing brick gym as
well as addition siding materials used to express architectural elements with texture and color.
e) The main building entries and canopies are visible from 1st Ave S, the west courtyard will be a secured area not
accessible without passing into the main entry during school hours and fully secured after school hours.
f) Access control of west courtyard will employ gates and fencing. Vehicle access points will be secured with vehicle
security gates.
g) The Landscape features along 1st Ave S and 360th Street SW are designed to support the appearance of the school
building with planning materials that are easy to maintain and appropriate for a school environment. The position
of the building and the fencing on the site communicate ownership over the site.
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2) Surface parking lots.
(a) Site and landscape design for parking lots are subject to the requirements of Chapter 19.125 FWRC.
(b) Vehicle turning movements shall be minimized. Parking aisles without loop access are discouraged. Parking and
vehicle circulation areas shall be clearly delineated using directional signage.
(c) Driveways shall be located to be visible from the right-of-way but not impede pedestrian circulation on-site or to
adjoining properties. Driveways should be shared with adjacent properties to minimize the number of driveways and curb
cuts.
(d) Multi-tenant developments with large surface parking lots adjacent to a right-of-way are encouraged to incorporate
retail pads against the right-of-way to help break up the large areas of pavement.
(e) See FWRC 19.115.090 for supplemental guidelines.
Compliance - Surface parking lots:
a) Landscape Site Plan address 19.125 FWCR
b) Parking and vehicle access has been designed to accommodate peak traffic conditions. Auto and bus access are
separated with direct and minimal vehicle circulation movements. Directional signage will clearly mark circulation
pathways.
c) Project has reduced vehicle access to 1st Ave S and 360th Street SW to a minimum number required to support
auto, bus and service vehicles.
d) NA
e) Landscape Site Plan address compliance with parking related requirements for FWRC 19.115.090.
3) Parking structures (includes parking floors located within commercial buildings).
Compliance - NA
4) Pedestrian circulation and public spaces.
Compliance - Pedestrian circulation and public spaces
a) The main building entrance is easily identifiable from 1st Ave S with clear pedestrian pathway leading to the entry
plaza area.
b) Pedestrian access leads directly to the main entry without vehicle crossings from 1st Ave S and 360th Street SW.
The site design support access and wayfinding with wide pathways lined by landscaping. Pedestrian crossings in
the parking areas are delineated with cross walk striping.
c) Pedestrian access from 1st Ave S and 360th Street SW is clearly visible from Right of Way and a pedestrian plaza
connects the existing modernized Gym building with new main school building.
d) Bicycle racks will be provided within the secured area of the courtyard. See Landscape Site Drawing.
e) The entry plaza and the west courtyard areas will be furnished with amenities for community such as landscaping,
social gathering space, and covered canopies.
5) Landscaping per 19.125
Compliance Landscaping per 19.125 (see Landscape Site Drawings)
(6) Commercial service and institutional facilities. Refer to FWRC 19.125.150 and 19.125.040 for
requirements related to garbage and recycling receptacles, placement and screening.
(a) Commercial services relating to loading, storage, trash and recycling should be located in such a
manner as to optimize public circulation and minimize visibility into such facilities.
Service yards shall comply with the following:
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(i) Service yards and loading areas shall be designed and located for easy access by service vehicles
and tenants and shall not displace required landscaping, impede other site uses, or create a nuisance for
adjacent property owners.
(ii) Trash and recycling receptacles shall include covers to prevent odor and wind-blown litter.
(iii) Service yard walls, enclosures, and similar accessory site elements shall be consistent with the
primary building(s) relative to architecture, materials and colors.
(iv) Chain-link fencing shall not be used where visible from public streets, on-site major drive
aisles, adjacent residential uses, or pedestrian areas. Barbed or razor wire shall not be used.
Compliance Commercial services loading, storage, trash and recycling
i. The service yard is located off of 1st Ave S on the east side of the building accessed from the bus drop off area.
Within the service yard there is a mechanical chiller, electrical emergency generator, electrical transformer, trash
compactor & recycling containers and food service access.
ii. The trash compactor & recycling containers will be fully contained within the service yard and secured with
covers.
iii. The perimeter enclosure of the service yard will consist of brick walls, metal fence panels and landscape
screening.
iv. Barbed wire or chain-link will not be used as part of the enclosure.
b) Site utilities shall comply with the following:
(i) Building utility equipment such as electrical panels and junction boxes should be located in an interior
utility room.
(ii) Site utilities including transformers, fire standpipes and engineered retention ponds (except
biofiltration swales) should not be the dominant element of the front landscape area. When these must
be located in a front yard, they shall be either undergrounded or screened by walls and/or Type I
landscaping, and shall not obstruct views of tenant common spaces, public open spaces, monument
signs, and/or driveways.
Compliance Site Utilities
i. Building Utilities are located within the building in interior utility rooms.
ii. Electrical Transformer is concealed with masonry screen wall similar to building construction. Storm wall utility is
located in buried tanks and a small bio swale adjacent to the building and integrated into the landscape design.
7) Miscellaneous site elements.
(a) Lighting shall comply with the following:
(i) Lighting levels shall not spill onto adjacent properties pursuant to FWRC 19.105.030(3).
(ii) Lighting shall be provided in all loading, storage, and circulation areas, but shall incorporate cut-off
shields to prevent off-site glare.
(iii) Lighting standards shall not reduce the amount of landscaping required for the project by Chapter
19.125 FWRC, Outdoors, Yards, and Landscaping.
Compliance Miscellaneous site elements
Project is compliant with all site lighting requirements, see Electrical Site Lighting Plan
19.115.060 BUILDING DESIGN – ALL ZONING DISTRICTS.
(1) General criteria.
(a) Emphasize, rather than obscure, natural topography. Buildings should be designed to “step up” or “step
down” hillsides to accommodate significant changes in elevation, unless this provision is precluded by other
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site elements such as stormwater design, optimal traffic circulation, or the proposed function or use of the site.
See FWRC 19.120.110 for related standards for development on sites with slopes of 15 percent or greater.
(b) Building siting or massing shall preserve public viewpoints as designated by the comprehensive plan or
other adopted plans or policies.
(c) Materials and design features of fences and walls should reflect that of the primary building(s) and shall also
meet the applicable requirements of FWRC 19.120.120, Rockeries and retaining walls.
Compliance 19.115.060 General criteria
a) Building area is relatively flat so no stepping will be required
b) Building is sited on the existing building area and has preserves public view and vistas.
c) Site features will be constructed with the same materials as the building where appropriate such as the service
yard wall. Rockeries will comply with FWRC 19.120.120
(2) Building facade modulation and screening options, defined. Except for zero lot line townhouse development
and attached dwelling units, all building facades that are both longer than 60 feet and are visible from either a
right-of-way or residential use or zone shall incorporate facade treatment according to this section. Subject
facades shall incorporate at least two of the four options described herein; except, however, facades that are
solidly screened by Type I landscaping, pursuant to Chapter 19.125 FWRC, Outdoors, Yards, and
Landscaping, may use facade modulation as the sole option under this section. Options used under this section
shall be incorporated along the entire length of the facade, in any approved combination. Options used must
meet the dimensional standards as specified herein; except, however, if more than two are used, dimensional
requirements for each option will be determined on a case-by-case basis; provided, that the gross area of a
pedestrian plaza may not be less than the specified minimum of 200 square feet. See FWRC 19.115.090(3) for
guidelines pertaining to city center core and city center frame.
(a) Facade modulation. Minimum depth: two feet; minimum width: six feet; maximum width: 60 feet. Alternative
methods to shape a building, such as angled or curved facade elements, off-set planes, wing walls and
terracing, will be considered; provided, that the intent of this section is met.
(b) Landscape screening. Eight-foot-wide Type II landscape screening along the base of the facade, except
Type IV may be used in place of Type II for facades that are comprised of 50 percent or more window area,
and around building entrance(s). For building facades that are located adjacent to a property line, some or all of
the underlying buffer width required by Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, may be
considered in meeting the landscape width requirement of this section.
(c) Canopy or arcade. As a modulation option, canopies or arcades may be used only along facades that are
visible from a right-of-way. Minimum length: 50 percent of the length of the facade using this option.
(d) Pedestrian plaza. Size of plaza: Plaza square footage is equal to one percent of the gross floor area of the building, but
it must be a minimum of 200 square feet. The plaza should be clearly visible and accessible from the adjacent right-of-
way.
Compliance 19.115.060 Building façade modulation
(19.115.060.2) northeast and southeast facades of the main building are visible from SW 360th street and 1st Ave
south. These two building facades are longer than 60' and incorporate two of the four options described under this
section. Existing gym building facade and massing to remain.
(19.115.060.2a) northeast and southeast facades of the main building adhere to the facade modulation dimensional
requirements as shown on 1/LU1.01.
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(19.115.060.2b) at the southeast facade, type ii landscape screening will be provided at base of facade.
(19.115.060.2c) this option is not being used.
(19.115.060.2d) at the northeast facade, a pedestrian plaza is provided at the primary entry of the main building.
Accessible pathways from parking lots, 1st avenue south, bus loop, and auto drop-off is provided to connect directly
to the plaza. Size of plaza shown on 1/LU1.01.
(3) Building articulation and scale.
(a) Except for zero lot line townhouse development and attached dwelling units, building facades visible from
rights-of-way and other public areas should incorporate methods of articulation and accessory elements in the
overall architectural design, as described in subsection (3)(b) of this section.
(b) Methods to articulate blank walls. Following is a nonexclusive list of methods to articulate blank walls,
pursuant to FWRC 19.125.040(22) and subsection (3)(a) of this section:
(i) Showcase, display, recessed windows;
(ii) Window openings with visible trim material, or painted detailing that resembles trim;
(iii) Vertical trellis(es) in front of the wall with climbing vines or similar planting;
(iv) Set the wall back and provide a landscaped or raised planter bed in front of the wall, with plant material that
will obscure or screen the wall’s surface;
(v) Artwork such as mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures, relief, etc.,
over a substantial portion of the blank wall surface. (The Federal Way arts commission may be used as an
advisory body at the discretion of the planning staff);
(vi) Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays,
reveals, canopies, and awnings;
(vii) Material variations such as colors, brick or metal banding, or textural changes; and
(viii) Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities.
(c) See FWRC 19.115.090(3) for supplemental guidelines.
Compliance 19.115.060 Building articulation and scale
(19.115.060.3b) methods to articulate blank walls will be implemented across all exterior walls on the main building.
Methods included, but not limited to, various openings with visible trim material, landscaping at the base of the
building, canopies, material and color variation, textural changes, reveals, public plazas, etc. Refer to elevations on
LU3.01.
(4) Methods to reduce building massing. The following is a nonexclusive list of methods to be utilized in
construction of buildings in order to reduce their impacts on development located in an adjoining zoning district
that permits less intensive residential or commercial uses:
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(a) Reduce the apparent bulk of a building by breaking it into several smaller masses and varying the roof line
with architectural elements.
(b) Consider options such as upper level setbacks in order to minimize bulk and shadow impacts on adjacent
development.
Compliance 19.115.060 Methods to reduce building massing (19.115.060.4) bulk of the main building is reduced into
several smaller masses where program allows. Roof line throughout the main building also varies where program
allows. Refer to elevations on LU3.01.
19.115.070 BUILDING AND PEDESTRIAN ORIENTATION – ALL ZONING DISTRICTS.
(1) Building and pedestrian orientation, for all buildings except zero lot line townhouse development and
attached dwelling units.
(a) Buildings should generally be oriented to rights-of-way, as more particularly described in
FWRC 19.115.090. Features such as entries, lobbies, and display windows should be oriented to the right-of-
way; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations
thereof should be incorporated into the street-oriented facade.
(b) Plazas, public open spaces and entries should be located at street corners to optimize pedestrian access
and use.
(c) All buildings adjacent to the street should provide visual access from the street into human services and
activities within the building, if applicable.
(d) Multiple buildings on the same site should incorporate public spaces (formal or informal). These should be
integrated by elements such as plazas, walkways, and landscaping along pedestrian pathways, to provide a
clear view to destinations, and to create a unified, campus-like development.
Compliance 19.115.070 BUILDING AND PEDESTRIAN ORIENTATION
(19.115.070.1a) To preserve trees and the character of the site, the main building footprint lies within and is oriented
according to the existing school building footprint. The main building is generally oriented to 1st ave south and sw
360th st. Auto and bus drop-off loops reuse existing vehicular entries into the site.
(19.115.070.1b) The plaza in front of the main building entry connects auto drop-off, bus loop, and pedestrian access
from parking lots and 1st ave south.
(19.115.070.1c) The main building provides visual access from 1st avenue south. To provide visual access for the
existing gym building, windows have been added to the northeast corner of the building. Refer to elevations on
LU3.01.
(19.115.070.1d) There is a plaza that connects the main building and existing gym building and provides landscaping
elements that supports the gym building.
19.115.100 Institutional uses.Share
In all zoning districts where such uses are permitted the following shall apply:
(1) FWRC 19.115.050, 19.115.060 and 19.115.070.
(2) FWRC 19.115.090(1)(a), (b), (e), (f), (h) and (i).
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(3) Building facades that exceed 120 feet in length and are visible from an adjacent residential zone,
right-of-way or public park or recreation area shall incorporate a significant structural modulation (offset).
The minimum depth of the modulation shall be approximately equal to 10 percent of the total length of the
subject facade and the minimum width shall be approximately twice the minimum depth. The modulation
shall be integral to the building structure from base to roofline.
(4) Roof design shall utilize forms and materials that avoid the general appearance of a “flat” roof.
Rooflines with an integral and obvious architectural pitch are an approved method to meet this guideline.
Alternative distinctive roof forms such as varied and multiple stepped rooflines, architectural parapets,
articulated cornices and fascias, arches, eyebrows, and similar methods will be considered by the
director; provided, that the roof design minimizes uninterrupted horizontal planes and results in
architectural and visual appeal.
(5) Alternative methods to organize and shape the structural elements of a building and provide facade
treatment pursuant to FWRC 19.115.060(2) and/or subsection (3) of this section will be considered by the
director as part of an overall design that addresses the following criteria:
(a) Facade design incorporates at least two of the options listed at FWRC 19.115.060(2);
(b) The location and dimensions of structural modulations are proportionate to the height and length of
the subject facade, using FWRC 19.115.060(2) and subsection (3) of this section as a guideline;
(c) Facade design incorporates a majority of architectural and accessory design elements listed at FWRC
19.115.060(3)(b) and maximizes building and pedestrian orientation pursuant to FWRC 19.115.070; and
(d) Overall building design utilizes a combination of structural modulation, facade treatment, and roof
elements that organize and vary building bulk and scale, add architectural interest, and appeal at a
pedestrian scale, and, when viewed from an adjacent residential zone, right-of-way, or other public area,
results in a project that meets the intent of these guidelines.
(6) The director may permit or require modifications to the parking area landscaping standards of FWRC
19.115.090(1)(h) for landscape designs that preserve and enhance existing natural features and systems;
provided, that the total amount of existing and proposed landscaping within parking area(s) meets the
applicable square footage requirement of Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping,
and the location and arrangement of such landscaping is approved by the director. Existing natural
features and systems include environmentally sensitive areas, stands of significant trees and native
vegetation, natural topography and drainage patterns, wildlife habitat, migration corridors, and
connectivity to adjacent habitats.
(7) Lighting fixtures shall not exceed 30 feet in height and shall include cutoff shields.
Compliance 19.115.100 Institutional uses.
(19.115.100.1) All requirements for this section have been met. Refer to references to 19.115.050, 19.115.060,
19.115.070.
(19.115.100.2) All requirements for this section have been met. Refer to references in 19.115.090 (1)(a), (b), (e), (f), (h)
and (i).
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(19.115.090.1a) Surface parking is provided at the northeast and east side of the site, adjacent to 1st Ave south.
Pedestrian access and pathways is provided at these parking lots to connect to main entry.
(19.115.090.1b) Entry facade is clearly recognizable from 1st avenue south. The entry is flanked by two taller towers,
has a canopy, contains windows, and changes roof form. Refer to elevations on lu3.01.
(19.115.090.1e) Ground-level mirrored or reflective glass is not used on this project.
(19.115.090.1f) All chain-link fences visible from 1st Ave South and SW 360th St will comply with requirements of this
section.
(19.115.100.3) Alternative methods as listed in 19.115.100.5 are used.
(19.115.100.4) The main building is a combination of pitched roofs and low-slope roofs. Where there are low-slope
roofs, there are multiple stepped rooflines to avoid the general appearance of a flat roof.
(19.115.100.5) All requirements for this section have been met.
(19.115.100.5a) See above that addresses requirements of 19.116.060.2
(19.115.100.5b) Modulations on the main building follow the location and dimensions as required in 19.116.060.2
(minimum depth: 2 feet; minimum width: 6 feet; maximum width: 60 feet).
(19.115.100.5c) See above that addresses requirements of 19.116.060.3b and 19.115.070.
(19.115.100.5d) The main building uses a combination of modulation, material changes, canopies, varying roof
elements, and varying building masses to comply with the intent of the city of federal way building guidelines
19.200.090 Single Family Residential – Schools
RS 15.0 zones, the minimum lot size is 15,000 sq. ft.
Required Setbacks + 5’ additional for every foot above 30’ in height for max of 40’
Side 50FT
Front 50FT
Back 50FT
Lot coverage: 75% max of site
Heights:
30’ + 5’ additional for every foot above 30’ in height for max of 40’
55ft Gym height with 100 ft setback
15’ height limit for “any portion of structure located less than 100 ft from low density zone”, also shall not
exceed 50ft in length (NA)
4’ increase for mechanical screening
Outdoor play Area
75 sq ft per student with 6’ min high fence
Compliance 19.200.090 Single Family Residential – Schools
See LU0.02 Land Use Code Site Plan for compliance summary and diagrams.
Land Use Issues – Stormwater General
1. Surface water runoff control and water quality treatment will be required per the 2021 King County
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Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual.
This project meets the requirements for a Full Drainage Review. At the time of land use site plan
submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project
to the nine core and five special requirements of the KCSWDM will be required. A Level 1
downstream analysis shall also be provided in the preliminary TIR. The City Addendum can be
found at the following website: www.cityoffederalway.com/node/1467.
AHBL – The proposed project will address the storm requirements as identified. A preliminary TIR is provided with the
land use application to share with the City how we’re planning to address the core and special requirements.
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. In addition to flow control facilities, Best
Management Practices (BMP’s) are required as outlined in the KCSWDM. The project also lies
within Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the
treatment criteria of the Enhanced Basic Water Quality Menu. The City will accept treatment
systems which are listed on the Department of Ecology’s General Use Level Designation (GULD)
for the required level of water quality treatment.
AHBL – The proposed project will address the storm requirements as identified.
3. In addition to the KCSWDM, our initial review suggests that FWRC Section 19.30.120,
“Nonconforming Water Quality Improvements” applies to this site. Specifically, the following items
are applicable:
1.a. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
1.b. Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square feet of surface area or more;
1.c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
1.d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 5,000 square feet or more;
1.g. Redevelopment, other than normal maintenance or other than the tenant improvements, but
including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50
percent of the assessed or appraised value (whichever is greater) of the structure or improvement
being redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must
be from a source acceptable to the City. The Director may require the applicant to provide an
appraisal from a second source acceptable to the City if the assessed valuation appears to be
inaccurate or inappropriate. If more than one appraisal is provided by the applicant or required by
the City, the greater of the two amounts shall be used. For purposes of this determining value under
this section, improvements required pursuant to FWRC Sections 19.30.090 (nonconforming
development), 19.30.110 (street/sidewalk improvements), 19.30.120 (nonconforming water quality
improvements) and 19.135.030 (street/sidewalk improvements) shall not be counted towards the 50
percent threshold which would trigger application of this subsection;
1.h. Redevelopment of property which drains or discharges to a receiving water that has a
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documented water quality problem, as determined by the Public Works Director based on a map,
plan, water quality monitoring data or a written policy in existence or implemented by the Director
prior to submission of a redevelopment application determined to trigger application of this
subsection, where the Director determines that the redevelopment requires additional specific
controls to address the documented water quality problem.
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. Treatment options must be selected from the Enhanced
Basic Water Quality Menu provided in the KCSWDM.
AHBL – The proposed project will address the storm requirements as identified.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
AHBL – The proposed project was reviewed by a geotechnical engineer and infiltration was found to not be feasible.
Refer to the included geotechnical report by AESI.
5. Detention and water quality facilities for private commercial developments within the City Center
Core may be placed underground.
AHBL – The proposed project is planning on below grade WQ and flow control facilities.
6. Detention and water quality facilities for private commercial developments outside the City Center
Core must be above ground (i.e. open pond). Underground facilities are allowed only with approval
from the City of Federal Way Public Works Department.
AHBL – The proposed project is planning on below grade WQ and flow control facilities. It is requested that the
Public works review and provide approval.
7. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
AHBL – The proposed project is planning on below grade WQ and flow control facilities.
8. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction storm water permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
http://www.ecy.wa.gov/programs/wq/stormwater/construction/index.html or by calling 360-407-
6048.9. Based
on City stormwater maps, a stormwater system exists within the project site that conveys
upstream flows (vic. SW 363rd Pl) from east to west to 1st Avenue S. The piped system appears to be
between the proposed main building and gymnasium. This pipe system must be located, protected,
and maintained. Coordinate with the City for inspections of this drainage system.
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AHBL – The proposed project is planning on obtaining an NPDES stormwater permit. The piped conveyance line
through the site is being maintained and protected.
Land Use Issues – Stormwater Related Project Questions
10. Project Question No. 2: There are no exceptions/exemptions for applying water quality for the
existing ballfields. The project must meet water quality requirements for the entire site parcel(s).
AHBL – The proposed project will address the storm requirements as identified.
11. Project Question No. 3: The Fire EV Access road is subject to vehicular loading and meets the
requirements for a pollution generating surface. Stormwater treatment is applicable.
AHBL – The proposed project will address the storm requirements as identified.
12. Project Question No. 4: (Supplement with other departments) Frontage improvements are also
subject to a full drainage review.
AHBL – The proposed project will address the storm requirements as identified. We anticipate provide WQ vaults and
Detention facilities in the 360th R/W
PUBLIC WORKS TRAFFIC DIVISION
Jason Kennedy, 253-835-2744, Jason.kennedy@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials there are no anticipated additional trips created from this project,
and therefore concurrency permit application is not required.
TENW - Project Mitigation: A review of traffic impacts to intersection levels of service, site access, and
circulation issues was conducted in association with the proposed renovation of Illahee Middle
School in Federal Way, WA. The following mitigation measures are recommended to reduce or
eliminate project impacts:
Based upon a net decrease of 3,000 square feet (109,000 square feet existing and 106,000 square feet
future), no traffic impact fees would be required for the Illahee Middle School renovation project.
Transportation Impact Fees (TIF) (FWRC 19.91)
1. Traffic impact fee will be assessed at building permit submittal. Based on the submitted materials,
there is no increase in the total gross floor area and therefore TIF will not be assessed.
The proposed project doesn’t increase the square footage of the existing buildings.
Street Frontage Improvements (FWRC 19.135)
1. The applicant/owner will be expected to construct street improvements consistent with the planned
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roadway cross-sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based
on the materials submitted, staff conducted a limited analysis to determine the required street
improvements. The applicant will be expected to construct improvements on the following streets to
the city’s planned roadway cross-sections:
1st Ave S is classified as a Minor Arterial and is planned as a Type “K” street, consisting of a 44-foot
street, 5-foot bike lanes, 6-foot planter strips, 8-foot sidewalks, 3-foot utility strips and street
lights in a 78-foot right-of-way. Assuming a symmetrical cross section, half street improvements
and approximately 9 feet of ROW dedication are required as measured from the street centerline.
AHBL – The proposed project will provide the required frontage improvements. It is noted that the
existing curb line is very close to the requested alignment. It is actually about 18-inches wider than
the city standard. It is proposed that the curb-line remain as is and the improvements include
updating the driveway aprons and the sidewalk as shown on the attached plan. During the
Preapplication meeting Jason Kennedy discussed the outcome of a traffic safety analysis that
identified excessive speeds occurring on 1st Ave S. The report identifies the need to introduce traffic
calming measures to the road section. The District fully supports the need to address scholar and
pedestrian safety on this roadway. Two traffic calming measures, traffic circles and speed tables,
were identified as possible solutions to reduce traffic speed. Both types of traffic structures are
included in the proposed design of the revised roadway to work together to improve pedestrian
safety and reduce traffic speed. The traffic circle at the intersection of 1st Ave S and SW 360 Street
will slow traffic and allow for safer traffic turning movements. The two speed tables at the
intersections of 1st Ave S and S 361st Pl and 1st Ave S and S 363rd PL slow traffic and make pedestrian
crossing highly visible.
SW 360th street running along the northerly property is current a private street. This street must be
constructed to a Type “S” street, consisting of a 36-foot street, 4-foot planter strips, 5-foot
sidewalks, and street lights in a 60-foot right-of-way from 1 Ave S to 2nd Ave S. At a minimum,
the improvement shall include three-quarter street improvements with sidewalk and planter strip
on the south side. Approximately 48 feet of ROW will need to be dedicated as part of the process
of connecting SW 360th St to 2nd Ave SW.
AHBL – The proposed project will provide the required frontage improvements and is shown on the attached land use
drawings.
2. Street lighting in the right-of-way is required for frontage improvements (FWRC 19.135.190) on 1st
Ave S and SW 360th St. The illumination plans should be designed by professional engineer and
include LED luminaire schedule and submitted on its own plan sheet(s) as part of the engineering
plan submittal.
AHBL – The proposed project will provide the required frontage improvements.
3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about right-of-way modification
requests is available through the Public Works Development Services Division. These modification
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requests have a nominal review fee currently at $1,472 plus the recording fee.
4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes. The taper rate shall be WS2/60, or as directed by the Public Works Director.
AHBL – The proposed project will provide the required frontage improvements. It is noted that the existing curb line is
very close to the requested alignment. It is actually about 18-inches wider than the city standard. It is proposed that
the curb line remain as is and the improvements include updating the driveway aprons and the sidewalk as shown on
the attached plan. Therefore no tapers are currently anticipated.
Access Management (FWRC 19.135)
1. Access management standards are based on roadway safety and capacity requirements. FWRC
19.135.280 provides access standards for streets based on planned roadway cross-sections. Please
note that access classifications are per Drawing 3-1A in the Public Works Development Standards.
AHBL – we have updated the driveway locations to meet the access standards for your review and approval.
2. Per FWRC 19.135.280, there may be only one driveway for each 330 feet of lot frontage. Driveways
accessing staff parking lot from SW 360th St need to be consolidated due to proximity to 1st Ave S.
AHBL – The attached drawings show this.
3. Minimum throat length for non-single-family driveways shall be 40 feet minimum, 50 feet desirable.
Throat length is measured from the face of curb (or edge of traveled way if no curb exists) on the
public street to the first conflicting drive aisle or parking movements that would conflict with entering
and exiting traffic.
AHBL – the proposed site plan shows the desired layout. It is our understanding we’re meeting this requirement.
Design Criteria (FWRC 18.55.010 & FWRC 19.135.251)
1. For driveways that serve uses other than single-family residential uses and zero lot line townhouse
development, the maximum driveway width is 30 feet for a two lane two-way driveway and 40 feet
for a three-lane two-way driveway. (19.135.270) Driveway widths may be increased in order to
provide adequate width for vehicles that may be reasonably expected to use the driveway, as
determined by the public works director.
AHBL – Driveway widths comply with the design criteria FWRC 18.55.010 & FWRC 19.135.251 or have been increased
as required provide adequate vehicle movements plan for their specific use as shown on C3.00.
2. Block perimeters shall be no longer than 1,320 feet for non-motorized trips, and 2,640 feet for streets
(FWRC 18.55.010 and FWCP Policy TP4.2). Therefore, a north/south alignment in the middle of the
property connecting 2nd Ave SW/SW 360th St and 3rd Ave SW constructed to a roadway cross section
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Type “S” would be required. The applicant shall prepare a conceptual alignment for the connection
and submit to the City of review.
Bassetti Architects will respond under separate cover to this comment with additional drawings and related
informational material.
Misc. Safety related Comments
1. The City has a Complete Streets policy (FWRC 19.135.205) that emphasizes design features that
contribute to safe, convenient, or comfortable travel experience for all users. Additionally, a recent
traffic study on 1st Ave S indicates 85-percentile speeds are around 38 MPH in a 25 MPH zone and
speeding is a concern of residents along the corridor. The Traffic Division recommends the applicant
consider incorporating bulb-outs, roadway narrowing, raised crosswalks, compact roundabouts, and
other traffic calming elements into the street design, especially at all pedestrian crossings. This
includes the designated school crossing at the intersection of 1st Ave S and SW 361st Pl and the other
intersections (SW 360th St and SW 363rd Pl) along the school frontage of 1st Ave S to reduce the
crossing distance scholars and other pedestrians are exposed to on-coming traffic.
AHBL – A traffic circle per City Standard Detail 3-59 is being proposed for the intersection with 360th and 1st Ave, as
well as raised crosswalks shown at the locations requested.
2. The applicant must submit a Vehicle Turning Diagram to the Public Works Traffic Division for a
school bus for the driveway on 1st Ave S. This diagram will show how the appropriate design vehicle
(such as: Bus, Garbage Truck, and WB-62) can enter, maneuver, and leave the site without
encroaching onto opposing traffic lanes or mounting a curb.
AHBL – See Vehicle Turning Diagrams prepared with this submittal.
Landscape Narrative Response
7. Landscaping – A landscape plan prepared by a landscape architect licensed in the state of
Washington, a nursery professional certified pursuant to the Washington Certified Nursery
Professional program, or a Washington State certified landscape technician shall be submitted with
the formal application. It must depict perimeter and interior parking lot landscaping requirements
under FWRC Chapter 19.125 as follows:
a. Perimeter Landscaping – Pursuant to FWRC 19.125.060(2), Single-Family Residential, RS, Type
III landscaping 10 feet in width shall be provided along all property lines for nonresidential uses,
except as provided in FWRC 19.125.070.
Per FWRC 19.125.050, Type III landscaping is a mixture of evergreen and deciduous trees, large
shrubs, and groundcover, spaced to provide a visual buffer creating a partial visual separation.
WDG - Type III perimeter landscaping per FWRC 19.125.060(2) will be provided around the perimeter of the site. Along
the southern and western portions of the site large mature shrubs and trees will be retained to serve as the Type III
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landscape buffer. In areas with new work where vegetation is either being removed or does not currently exist a
mixture of new evergreen and deciduous trees, large shrubs and groundcover will be installed.
b. Interior Parking Lot Landscaping – Interior lot landscaping per parking space is required in
accordance with FWRC 19.125.070, “Parking Lot Landscaping.” Type IV landscaping is required
to be installed at the ends of all rows of parking and disbursed throughout the interior parking
area, in the amount of twenty-two square feet per parking stall when 50 or more parking stalls are
provided. The square footage of each interior parking lot landscaping must be depicted on the
landscape plan. Only those landscape areas that are adjacent to a parking stall will qualify as
interior parking lot landscaping. Light standards may not take the place of required trees in
parking lot landscape islands.
Pursuant to FWRC 19.125.050(4), Type IV landscaping shall consist of trees planted with
supporting shrubs and groundcover. Shrubs shall be pruned at 40 inches in height, and the lowest
tree branches shall be pruned to keep an eight-foot clearance from the ground. One tree per
landscape island up to 150 square feet shall be planted.
WDG - Interior Type IV parking lot landscaping consisting of large deciduous trees with limbs pruned to 8’ and shrubs
with a maximum height of 40” will be provided at a rate greater than 22 SF per parking stall in accordance with FWRC
19.125.050(4). At least one interior parking lot tree per parking lot island or 150 SF of required parking lot landscaping
will be installed.
8. Clearing, Grading, Tree and Vegetation Retention – The proposal is subject to the provisions of
FWRC 19.120, “Clearing, Grading, and Vegetation and Tree Retention.” A clearing and grading plan
that meets FWRC 19.120.020 and FWRC 19.120.040 must be submitted with the formal land use
applications.
The site is subject to tree density requirements of FWRC 19.120.130(2); note that 25 tree units per
acre for single-family zoned sites, minus any proposed public or private streets are required. Tree unit
credits are in table 2 of FWRC 19.120.130(2).
A tree unit is a value assigned to existing trees retained on the property or replacement trees. The
larger the tree, the greater value it is assigned. Required tree density can be composed of retained
trees and replacement plantings per FWRC 19.120.130. (Note: required landscaping trees may be
counted in tree density.) The tree and vegetation plan must clearly show where the tree units are to be
located. The tree and vegetation retention/replacement plan must be prepared by a certified arborist or
certified landscape architect and must include information about tree unit credits and replacement.
WDG - Numerous existing trees will be retained throughout the site to ensure that a minimum of 720.75 tree units are
retained for the approximately 28.83 acre site (25 units per acre) in accordance with FWRC 19.120.130.
(f) [For new fencing] If utilized, chain-link fences visible from public rights-of-way or
adjacent properties, and not screened by Type I landscaping as defined by Chapter 19.125
FWRC, shall utilize vinyl-coated mesh, powder-coated poles, dark color(s), and architectural
element(s) such as pole caps and/or decorative grid pattern.
WDG - Proposed chain link fencing on the project is not likely to be visible from public rights-of-way or adjacent
properties. However, all new chain link fencing on the project is currently proposed to be black vinyl coated.
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(h) Parking lots should be broken up into rows containing no more than 10 adjacent stalls,
separated by planting areas.
(i) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of
the project and the public sidewalk.
WDG - Parking lots are broken up into rows of no more than 10 stalls.
Interior pedestrian walkways of at least 6’ in width are proposed between the interior of the project and the public
sidewalk.
END OF MEMORANDUM