05-103746 ` CITY OF CITY HALL
33325 8th Avenue South•PO Box 9718
Federal Way Federal Way,WA 98063-9718
(253)835-7000
www.cityoffederal way.com
August 26,2005
3
Ms.Laura Cociasu
ESM Consulting Engineers,LLC
33915 Pt Way South, Suite#200
Federal Way,WA 98003
Re: Permit#05-103746-000-00-PC; PREAPPLICATION CONFERENCE SUMMARY
East Campus Corporate Park 1 Parking;32275 32°d Avenue South
Dear Ms. Cociasu:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC)held August 18,2005.We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department,and representatives from Lakehaven Utility District and Federal
Way Fire Department. Some sections of the Federal Way City Code(FWCC)and relevant information
handouts are enclosed with this letter.Please be advised,this letter does not represent all applicable
codes.In preparing your formal application,please refer to the complete FWCC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Isaac Conlen (253-835-2643 or isaac.conlen a,cityoffederalway.com).
For specific technical questions about your project,please contact the appropriate DRC representative as
listed below. Otherwise,any general questions about the preapplication and permitting process can be
referred to your key contact.
PROJECT DESCRIPTION
Applicant proposes a 140 stall expansion of an existing parking lot associated with an existing office
building.A Boundary Line Adjustment(BLA)is proposed in connection with this project.
BACKGROUND
The subject property is located in the Office Park-1 (OP-1)zoning district,pursuant to the August 1994
Concomitant Pre-Annexation Zoning Agreement(CZA)'between the City of Federal Way and the
Weyerhaeuser Company. Site development is governed by the provisions of the CZA and is vested to the
FWCC development regulations in effect at the time the CZA was adopted.
1 Office Park-1 (OP-1)development regulations are enclosed as Exhibit D to the CZA.
File#05-103746-000-00-PC Doc.I .32859
Ms.Laura Cociasu
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August 26,2005
The subject lots were included in a previously-recorded Binding Site Plan(BSP)for East Campus
Corporate Park(BSP#98-0003).The environmental impacts of the binding site plan and future
development of the property were analyzed and addressed in a Mitigated Determination of
Nonsignificance(MDNS,file#98-103567-00-SE).The MDNS established mitigation measures
pertaining to traffic and environmentally sensitive areas.The analysis also contemplated and addressed
buildout-related development impacts,such as utility extensions and grade and fill quantities. As
discussed below,the project as presented appears to be consistent with the previous environmental
determination,with no additional SEPA compliance required for the proposal.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review.These issues can change due to modifications and revisions in the
plans.These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided.The major issues section is only provided as a
means to highlight critical requirements or issues.Please be sure to read the entire department comments
made in the next section of this letter.
• Public Works Development Services Division
The Technical Information Review(TIR)for the East Campus Corporate Park Parcel 1 assumed
that this area would have 79 percent impervious surfaces.Therefore,if the parking addition
contains more than 79 percent impervious surfaces,additional flow control and water quality will
be required. Otherwise, flow may be directed to the east pond per the East Campus Corporate
Park Parcel 1 TIR.
• Building Division
'Accessible parking stalls shall be based on the total number of parking spaces provided for the
facility per the International Building Code(IBC)Table 1106.1
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference.Each section should be read thoroughly.If you have questions please contact
the representative listed for that section.
PLANNING DIVISION(Isaac Conlen,253-835-2643,isaac.conlen(iicitvoffederalway.com)
1. Land Use Review Requirements
State Environmental Policy Act(SEPA)—As noted above,the project as presented appears to be
consistent with the previous environmental determination,with no further SEPA compliance required.
Process III-Project Approval—Pursuant to the CZA,site plan review(now Process III,FWCC
Chapter 22,Article VT), is required for the proposed parking lot expansion.The Director of
Community Development Services issues the Process III decision,which can be appealed to the
Hearing Examiner.The Process III decision must precede issuance of any construction permits
related to the project.
File N0S-103746-000-00-PC Doc.I.D.32859
Ms.Laura Cociasu
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August 26,2005
2. Public Notice Requirements
In accordance with the FWCC Process III noticing requirements,the City will publish a Notice of
Application(NOA)and post it on the subject site.
3. Land Use Application Fees
The current Process III land use application fee is$2,071.50. Separate fees will apply to subsequent
permits and approvals, such as construction permits,plans review,and inspections.
4. Land Use Review Timeframe
The City's land use decision is subject to a 120-day maximum review time from the date of a
complete application to approve,disapprove, or return the application,unless the applicant agrees to
an extension of such time period.However,the 120-day time clock is suspended at any time that the
City requests additional information from the applicant. In accordance with code requirements,the
applicant must begin construction or submit a complete building permit within one year of the
Process III decision,or the decision is void. In addition, the applicant must substantially complete
construction for actions approved under the Process III decision within five years after the final
decision on the matter.
5. Land Use Application Submittal Requirements
The Process III application must be prepared in accordance with the enclosed Development
Requirements Checklist.In addition,the application must be accompanied by the above-noted land
use application fee.
6. Development Regulations2
a) Development Regulations,Applicability—As noted above,the project is subject to the
August1994 CZA and is vested to the 1994 FWCC development regulations in effect at that time.
The following comments and code citations pertain to the vested codes unless otherwise noted.
b) Parking and Driving Areas—Parking and driving areas shall be designed to meet the City's
guidelines,'with additional key requirements noted below.Also,refer to landscaping(below)
for landscaping requirements applicable to parking lots.The proposed stalls appear to be
compact sized stalls.Up to 25 percent of the total parking stalls on site may be compact.
• Compact spaces must be marked on the site plan.The furthest east row of proposed stalls is
indicated at 14 feet in length. These must be increased to 15 feet to meet minimum dimensional
criteria for compact spaces.Also,drive isles between 90 degree compacts spaces must be 25.5
feet,rather than 25 feet as shown.
The minimum parking requirement for office use is one parking stall for each 300 feet of gross
floor area.The conceptual site plan proposes a total of 719 stalls for the 143,000-square foot
building, which exceeds the minimum code-based requirement of 477 stalls.An increase in the
minimum number of parking spaces may be permitted pursuant to a parking study documenting
that the consistent or frequently recurring parking needs of the use exceed the permitted
number of spaces.4
2 Per the CZA,OP-1 zoning district,and applicable codes and regulations as vested.
3 See City handout titled Parking Lot Design Criteria
4 FWCC§22-1398
File#05-103746 000 00 PC Doc.I.D.32859
Ms.Laura Cociasu
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August 26,2005
c) Landscaping—The Process III land use application must include a landscape plan,prepared by
a Washington State licensed landscape architect.The plan shall be prepared in accordance with
all applicable requirements of FWCC Chapter 22,Article XVII,"Landscaping."The following
key requirements are noted.
Perimeter Landscaping: FWCC § 22-1566(h)establishes landscaping requirements
along perimeter property lines, including five feet of Type III landscaping along
perimeter lot lines.
Interior Parking Lot Landscaping: Interior parking lot landscaping is required at the
rate of 22 square feet of Type IV landscaping per parking stall when 50 or more
parking stalls are provided.5 The submitted landscaping plan must identify the location
and square footage of all areas being included as interior lot landscaping.Landscape
islands must be provided at the ends of all rows of parking and must meet the
dimensional requirements of FWCC §22-1567(c).
d) Significant Trees—If significant trees exist in the project area,the applicant shall comply with
the retention provisions of FWCC § 22-1568.Following up on discussion during the
preapplication meeting,we researched previous land use agreements and approvals,including
the BSP and CZA.No waiver or modification of tree retention requirements was identified.
e) Lot Coverage—Following up on discussion at the preapplication meeting,we researched the
applicability of lot coverage provisions.Pursuant to provisions of the CZA,lot coverage
provisions of the FWCC do not apply to the subject property.
f) Site Lighting—The CZA requires that there be no direct lighting past the property line(s). In
order to review this requirement,a lighting plan must be submitted which demonstrates how
this requirement will be met.
7. Boundary Line Adjustment
A City handout on the BLA process is enclosed for your review.The BLA may be reviewed prior to
or concurrently with the Process III application.The BLA must be recorded prior to approval of the
Process III application.The BLA review fee is$1,234.50.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Sean R.Wells,P.E.,253-835-2731,
sean.wells(a,cityoffederalway.com)
Land Use Issues—Stormwater
1. Surface water runoff control and'water quality treatment will be required per the 1998 King County
Surface Water Design Manual(KCSWDM),and the City of Federal Way Addendum to the 1998
KCSWDM.This project meets the requirements for a Full Drainage Review.The project lies within
a Level 1 flow control area,thus the applicant must design the flow control facility to meet this
performance criteria.The project also lies within a Basic Water Quality Area.Water quality
treatment shall be designed to meet the treatment criteria of the Basic Water Quality Menu.
5 FWCC§22-1567(bX1Xa)
File#05-103746-000-00-PC Doc.I .32859
Ms.Laura Cociasu
Page 5
August 26,2005
2. At the time of land use site plan submittal,a preliminary Technical Information Report(TIR),
addressing the relevance of the project to the eight core and five special requirements of the
KCSWDM will be required.A Level 1 downstream analysis is not required for this proposal.
3. In lieu of onsite detention,the applicant may elect to convey stormwater to the East Pond of the East
Campus Corporate Park Parcel 1 facility.There is no fee for this.The downstream conveyance
system must have capacity for the additional stormwater.Any necessary upgrades to the downstream
conveyance system will be the responsibility of the applicant.However,the TIR for the East
Campus Corporate Park Parcel 1 assumed that this area would have max 79 percent impervious
surfaces.Therefore,if the parking addition contains more than 79 percent impervious surfaces,
additional flow control and water quality will be required.
4. Soil logs will need to be provided to verify infiltration suitability,if proposed.
5. Show on the preliminary plans,with dimensions,the proposed location of the detention and water
quality facilities.
EN Permit Issues
1. The"Federal Way Development Standards Manual"(including standard detail drawings, standard
notes,and engineering checklists)is available on the City's website at www.cityoffederalway.com to
assist the applicant's engineer in preparing the plans and TIR.
2. A final TIR shall be prepared for the project and submitted with the permit application.The final
TIR will require the signature/seal of a professional engineer registered/licensed in the State of
Washington.
3. The applicant shall provide a geotechnical report that addresses design pavement thickness for the
roadways.
4. The applicant shall reimburse the City for the cost of all required regulatory,warning,and street
name signs that are installed,prior to acceptance by the City of all other required improvements.
5. Bonding is required for all improvements associated with the project.The bond amount shall be 120
percent of the estimated costs of the improvements.An administrative fee deposit will need to
accompany the bond to cover any possible legal fees in the event the bond must be called.Upon
completion of the installation of the improvements,and final approval of the Public Works Inspector,
the bond will be reduced to 30 percent of the original amount for a two-year maintenance period.
6. The developer will be responsible for the maintenance of all storm drainage facilities(including the
detention and water quality facilities),and street systems for the two-year maintenance period.
During that time,the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements.
File#05-103746-000-00-PC Doc.I .32859
Ms.Laura Cociasu
Page 6
August 26,2005
7. When topographic survey information is shown on the plans,as may be required,the vertical datum
block shall include the phrase"DATUM:N.G.V.D.-29"or"DATUM:K.C.A.S.,"on all sheets
where vertical elevations are called out.
8. All drawings shall be drafted/plotted on 24"x 36"or 22"x 34"mylar sheet with permanent black
ink.Drawings submitted for plan review shall be printed on 24"x 36"or 22"x 34"paper. Site plans
shall be drawn at a scale of 1"=20',or larger.No architectural scales are permitted on engineering
plans.
9. Provide cut and fill quantities on the cleaning and grading plan.Erosion control measures,per
Appendix D, 1998 KCSWDM,must be shown on the building set plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
LAKEHAVEN UTILITY DISTRICT(Brian Asbury,253-946-5407,basburyAlakehaven.org)
As preliminarily indicated on the submitted conceptual site plan,a developer extension(DE)agreement
will be required to extend water mainline facilities across the southern portion of the proposed new lot to
provide a future second connection point for the development of Lot L. Additional detail and/or design
requirements can be obtained from the District by submitting a separate application to the District for
either a pre-design meeting or a developer extension agreement(application copies enclosed).The
District encourages the owner to apply for either of these processes early in the pre-design/planning phase
to avoid delays in overall project development.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application.We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application.The completion of the preapplication process in the content of this letter
does not vest any future project application.Comments in this letter are only valid for one year as per
FWCC § 22-1657.
As you know,this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application.Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above.In addition to this preapplication letter,
please examine the complete FWCC and other relevant codes carefully.Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
File#05-103746-000-00-PC Doc.I .32859
Ms.Laura Cociasu
Page 7
August 26,2005
If you have questions about an individual comment,please contact the appropriate department
representative noted above.Any general questions can be directed towards the key project contact,
Associate Planner Isaac Conlen(253-835-2643 or Isaac.conlen@cityoffederalway.com).We look forward
to working with you.
Sincerel ,
•
Ge.Lee.
Isaac Conlen
Associate Planner
enc: Master Land Use Application
Use Process III Checklist
Parking Dimensional Handout
BLA Handout
OP Development Regulations(CZA Exhibit D)
FWCC§22-1398
FWCC Chapter 22,Article XVII,"Landscaping"
Lakehaven Utility Location Map
Lakehaven Developer Extension Agreement
Lakehaven Pre-Design Application
c: Scott Sproul,Acting Assistant Building Official
Sean Wells,Senior Engineering Plans Reviewer
Brian Asbury,Lakehaven Utility District
File#05-103746.000-00-PC Doc,I.D.32859
CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE
SIGN-IN SHEET
PRE-APPLICATION MEETING
File No. 05-103746-PC
East Campus Corp Park I — Parking Lot Expansion
August 18, 2005
Name Department/Organization Number
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CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: August 3, 2005
TO: Will Appleton, Development Services Manager
Scott Sproul, Assitant Building Official
Wes Hill, Lakehaven Utility District
Greg Brozek, Federal Way Fire Department
FROM: Isaac Conlen
FOR DRC MTG. ON: August 11, 2005 - Internal
August 18, 2005, 10:00 - with applicant
FILE NUMBER(s) : 05-103746-00-PC
RELATED FILE NOS. : None
PROJECT NAME: EAST CAMPUS CORPORATE PARK 1 PARKING Lot Expansion
PROJECT ADDRESS: 32275 32ND AVE S
ZONING DISTRICT: OP-1
PROJECT DESCRIPTION: Preapplication for 140 stall parking lot expansion,
and water line extension
LAND USE PERMITS:
PROJECT CONTACT: LANCE MUELLER & ASSOCIATES
33915 1ST WAY S
2538386113 (Work)
MATERIALS SUBMITTED: Site Plans
FILE
` CITY OF CITY HALL
33325
Federal Way Feder Avenue South• Box 9718
Federall Way,WA 98063-971718
(253)835-7000
www.cityoffederalway.com
August 4,2005
Lance Mueller&Associates
c/o ESM Consulting Engineers, LLC
33915 1st Way South
Federal Way,WA 98003
RE: Permit#05-103746-000-00-PC; EAST CAMPUS CORPORATE PARK 1 PARKING
32275 32°"Avenue South,Federal Way
Dear Ms. Cociasu:
•
The above-referenced proposal has been assigned to me as project planner.At this time, the application
and preliminary site plan have been routed to the members of the Development Review Committee. A
meeting with the project applicant and Development Review Committee has been scheduled as follows:
Thursday,August 18, 2005 -- 10:00 AM
Hylebos Conference Room
City Hall, Second Floor
33325 8th Avenue South
Federal Way,WA 98003
We look forward to meeting with you. As the applicant for the project,this notice has only been provided
to you. Please coordinate with your client regarding meeting time,etc. Let me know if you will have more
than four people attending the preapplication meeting so we can make arrangements for a larger room.
Please call me at 253-835-2643 if you have any questions.
Sincer ,
6/AY -
Isaac Conlen
Associate Planner
05-103746 Doc.I .32732
411111k MASTER LAND USE APPLICATION
`, APARTMENT OF COMMUNITY DEVELOPMENT SERVICES
CITY OF
� ���v - 33325 8'Avenue South
PO Box 9718
Federal Way
JUL 2 a 2005 Federal Way WA 98063-9718
253-835-2607;Fax 253-835-2609
FEDERAL'N AI www.cityoffederalway.com
C1TO SUI DING DEFT.
APPLICATION NO(S) OS /6 37 1 & - O3 Date 1/.28/05
Project Name East Campus Corporate Park 1 Parking Lot Expansion
Property Address/Location 32275 32nd Avenue South
Parcel Number(s) 2154650080
Project Description 140 stall parking lot expansion. water line extension
PLEASE PRINT
Type of Permit Required Applicant
Annexation
Binding Site Plan Name: Lance Mueller & Associates care of
Boundary Line Adjustment Address: c/o ESM Consulting Engineers, LLC
Comp Plan/Rezone 33915 1st WaySouth, #200
Land Surface Modification City/State:
Lot Line Elimination
Zip: Federal Way WA 98003
)( Preapplication Conference Phone: (253) 838-6113
Process I(Director=s Approval) Fax: (253) 838-7104
Process II(Site Plan Review) /"/�
Email: lau�ra.cociasssu@esmcivil.com
Process III(Project Approval) Signature: ., t-rJa
Process IV(Hearing Examiner's Decision)
Process V(Quasi-Judicial Rezone) Agent(if different than Applicant)
Process VI
SEPA w/Project Name:
SEPA Only Address:
Shoreline: Variance/Conditional Use City/State:
Short Subdivision a Zip:
Subdivision Phone:
Variance: Commercial/Residential Fax:
Email:
Required Information Signature:
0 .cs pal L. — I Zoning Designation Owner
f7 GQ
IComprehensive Plan Designation Name: Weyerhaeuser Company
Value of Existing Improvements Address:PO Box 9777 M/S CH3618
City/State:Federal Way WA
Value of Proposed Improvements Zip: 98063
International Building Code(IBC): Phone: (425) 451-8877
Fax:
A/ A Occupancy Type Email:
AVA Construction Type Signature: lama_ 66:0414,4.. illiater
Bulletin#003—August 18,2004 Page 1 of 1 k:\Handouts\Master Land Use Application