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17-100518A�kCITY OF Federal Way March 8, 2017 Alan C. Keimig The Keimig Associates 216 A Street NW Auburn. WA 98001 I�ALI_ 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor Ernailed: ackeimip,0 nsn.corn Re: File #17-100518-00-PC, PREAPPLICATiON CONFERENCE SUMMARY Daffodil Storage North, 27824 Pacific Hwy S, Parcels 720480-0165, 720480-0164, 720480-0166 Dear Mr. Keimig: Thank _you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held February 23, 2017. 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 Water and Sewer District and South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) 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'FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Leila Willoughby -Oakes, 253-835-2644, leila.willouahbv- oaken encityoffederaiNvay.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 pennitting process can be referred to your key contact. PROJECT DESCRIPTION The applicant proposes to construct two, three-story self -storage buildings on 3.05 acres with associated site improvements. 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. Mr. Keimig March 8, 2017 Past 2 ■ Planning Division • A self -storage facility is not a permitted use on parcel 720480-0165 as the property is zoned single family residential (RS7.2). • Please provide a minimum of two building facade modulation and screening options on the northern and southern fagades; they exceed 60 ft. ■ Public Works Development Services Division Stormwater runoff must meet the requirements of the 2016 King C01177.ty Sinface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to that manual. Enhanced Basic water quality and Conservation Flow Control standards must be met. Public Works Traffic Division • Transportation Concurrency Management (FWRC 19.90) — Transportation coneurrency permit with application fee of $4,650.00 is required for the proposed project. • Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required for self -storage units. * Access Management (FWRC 19.135.260) — The development shall meet access management standards. 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. COMMUNITY DEVELOPMENT —PLANNING DIVISION (Leila Willoughby -Oakes, 253-835-2644, leila.ivillou hbwoakes(a'}citvoffedei-al%vay.com) l . Existing Site Conditions — The subject property is rectangular shaped and comprised of three tax parcels. The rear of the subject property is densely forested and contains a stream and wetland which traverses all three lots. Parcels 720480-0164 and 720480-0166 contain a tow lot. Parcel 720480 0165 is undeveloped. 2. Zoning Designation and Use — Tax parcels 720480-0164 and 720480-0166 are designated Community Business (BC). The proposed use is a self-service storage facility, which is a permitted use in the BC zone per Use Zone Chart Federal Way Revised Code (FWRC) 19.220.030. Tax parcel 720480-0165 is designated Single -Family High Density Residential (RS 7.2); the proposed self -storage facility is not a permitted use in the RS7.2 zone. The proposal details Type I landscaping, security fencing, a vehicle turn -around, and a garbage enclosure on the single family parcel, associated with the self -storage facility. Meeting follow-up: A rezone request would be required to permit a self -storage facility on parcel 720480-0165, from single family RS7.2 to Community Business (BC). In order to rezone, the applicant must also submit a comprehensive plan map amendment request. Proposed comprehensive plan amendments are docketed and reviewed annually. If selected, the process includes a public hearing at the Planning Commission and a final decision at the discretion of City Council. The rezone and comprehensive plan map amendment are processed concurrently. Please contact Margaret Clark, 17. 1(05 1S.00-PC Doc ID 75360 Mr. Keimig March 8.2017 Page 3 Principal Planner, at 253-835-2646 or Marearet.Clark(tc�cityoffederalway.coim and review the enclosed materials for more information. Land Use Applications — As the project triggers SEPA, the project requires a Process III Land Use Application. Process III is an administrative review process conducted by city staff with a final decision issued by the Community Development Director. Process III, Project Approvals, are valid for five years after the date of the final land use decision made by the Community Development Director. Please refer to the enclosed Use Process III Development Submittal Requirements Checklist when preparing your plans and associated documents. 4. Environmentally Critical Areas — The subject property contains critical areas and associated wetland and stream buffers (currently designated a Category II and major stream on the city's critical area mapping). Pursuant to FWRC 19.145.080, a critical areas report that adequately evaluates the proposal and probable impacts will be reviewed by the city's consultant. The report must also demonstrate that all reasonable efforts have been examined with the intent to avoid and minimize impacts to the critical areas per FWRC 19.145.130 "Mitigation Sequencing." However, the applicant must avoid placing the facility and improvements in the critical areas and their buffers. If a mitigation plan is accepted or not accepted by the city, the applicant will be responsible for covering the cost of the city's critical area consultants reviewing the submitted materials per FWRC 19.145.080(3). a) Wetlands — A critical area report peer reviewed at the expense of the applicant containing a wetland delineation and rating will be required to determine the exact wetland rating and wetland buffer pursuant to FWRC 19.145.410-420. No development or clearing may occur in the wetland or wetland buffer unless the proposal meets critical area code requirements and the mitigation sequencing criteria (FWRC 19.145.130, FWRC 19.145.140, and FWRC 19.145.440). The site plan shall show all on -site and off -site wetlands within 225 feet of the property lines (Bulletin #001). b) Major Stream — A critical area report will be required to determine the Washington Department of Natural Resources water typing and stream buffer (FWRC 19.145.260-275). Meeting follow-up: As submitted, the site plan depicts improvement encroachments into the 100 ft. stream buffer (i.e., Type I landscaping, a detention pond, and perimeter fencing). Staff recommends the applicant submit critical area studies for third party review before a formal land use application in order to determine the developable area. Wetland delineation reports are valid for 5 years pursuant to FWRC 19.145.410. The applicant asked if stream and/or wetland on -site mitigation may occur on parcel 720480-0165 zoned RS 7.2. If the applicant's consultant puts forth such a proposal, then the city will review it for compliance with code with the assistance of our consultant. c) Geologically Hazardous Areas — The subject property may meet the definition of a geologically hazardous area per FWRC 19.05.070. Whenever there is evidence of a critical area located within or in proximity to, the director may require a critical area report to determine the extent to which the critical area may exist. If determined a geologically hazardous area, a report must be submitted addressing FWRC 19.145.220-19.145.250 minimum requirements. I7-100�I8-00-11C Doc ID 7T360 Mr. Keimio March 8. 2017 Pa-e d An area of dense forest adjoins the stream and at the rear there is a grade change of approximately 15 feet. Please provide a topographic survey depicting any landslide, erosion or seismic hazard areas and a minimum of two cross sections on and within 200 feet of the subject property (Bulletin #001). State Environtnetntal Policy Act (SEPA) Environmental Review — The 128,000 sq. ft. +/- is subject to environmental review under the State Environmental Policy Act (SEPA), as the proposal exceeds the flexible thresholds (12,000 square -foot storage building) pursuant to FWRC 14.15.030.1(c). The city may use the optional Determination of Nonsignificance (DNS) method of combining the land use and SEPA notifications when environmental checklists are thoroughly completed. The optional DNS process can expedite the overall land use application process. An environmental threshold determination made by the Community Development Director must be issued prior to land use and building permit approval. 6. Public Notice — Process III applications and SEPA determinations require a public notice and 15-day comment period. Within 14 days of issuing the Letter of Complete Application for a Use Process IiI, a Notice of Application will be published in the Federal Way Mirror, mailed to persons within 300 feet of the subject property, posted on the subject property, and placed at the city's three designated notice boards. SEPA notification will be done in compliance with FWRC 14.10.040. The applicant is required to submit two (2) sets of stamped mailing envelopes to persons receiving tax statements within 300 feet of the subject property. The City's GIS Division provides this service for a nominal fee or the applicant may provide their own mailing envelopes via King County Assessor records or title company. Please find the enclosed mailing labels bulletin for further information. 7. Boundary Lime Adjustmetnt (Lot Line Elimittatiott) — The applicant shall apply for a boundary line adjustment (BLA) to remove the internal lot lines of tax parcels 720480-0164 and 720480-0166. As building code does not permit constructing buildings over a property line. You may submit the BLA concurrently with the Process III and SEPA Checklist applications. The BLA must be recorded with the King County Recorder's Office prior to building permit issuance. Meeting follow -tip: Removing the interior lot line between tax parcel 720480 0166 and 720480 0165 will create a split zoned parcel (BC and RS7.2). The Planning Division discourages the creation of split zoned parcels as permitted uses vary by zoning district. Land Use Review Tiinefi^ames — The Planning Division will notify the applicant of the application status within 28 days of submittal. If the application is determined complete, staff will issue a Letter of Complete Application. The FWRC limits the administrative review to 120 days from the date of a complete application. The 120-day review period will stop any time the applicant has been requested by the city to correct plans, perform required studies. or provide additional information needed to issue a decision. Please be advised that any request for corrections and/or additional information must be provided within 180 days of written notification, or the land use application will expire. 9. General Zoning Reowlations — FWRC 19.220.030 outlines development regulations for self -storage use in the BC zone. The following is only a portion of the zoning regulations governing the proposed uses in the BC zone. The applicant should consult the referenced use zone chart prior to submitting a Master Land Use Application (MLU). 17-100�I8-00-1-C Do, ID 753,00 Mr. Kchnk, March 8.2017 Pal-e 5 (a) Required Yards, Lot Coverage, Building Height — Required yards, lot coverage and building height for self -storage are: • Front 40 feet setback minimum; side and rear 15-foot minimum setback. • Maximum lot coverage— none; the buildable area will be determined by other site development requirements (i.e., required buffers, parking lot landscaping, surface water facilities, etc.). • Maximum building height — 35 feet above average building elevation (AABE). Pursuant to FWRC 19.220.030 (Note 2), building height may not exceed 30 ft. AABE when located within 100 ft. of a residential zone. Meeting follow-up: The submitted plans depict two building envelopes within 100 ft. of the residential zones and uses directly north and south. Please reference Item 49. (b) Parking —The required parking is one space per 300 square feet of the facility's office gross floor area. The proposal requires 4 spaces (1,116 sq. ft. /300 sq. ft. = 3.72 spaces). Parking lot design criteria are based on the enclosed department handout. Typical 90-degree design standards are 9 x 18 foot stalls with 25-foot-wide drive aisles. Wheel stops or permanent curbing shall be provided on all stalls adjacent to pedestrian pathways and landscape islands/buffers. (c) Special Notes— 1 accessory living facility permitted. 10. Height Variance — Preapplication materials depict storage buildings exceeding the permitted 30 ft. maximum height within 100 feet of a residential zone/use. The FWRC has an option for an administrative variance and allows a variance up to 25 percent of the measurable standard. An administrative variance is evaluated in conjunction with the Process III application. Administrative variance requests must meet the decisional criteria of FWRC 19.45.030 below. FWRC 19.45.030 Criteria, for grrnrt. The City 777ay grant the variance only if it finds all of the folloWnlg: (1) That the variance will not constitute a grant of'special privilege inconsistent with the limitations 111?077 uses of other properties In the vicinity C17761 zone in which the .subject property is located (2) That the variance is necessary because of special circumstances relating to the size, shape, topo.•aphy, location or surroundings of the subject property to provide It with use rights and privileges permitted to other properties in the vicinity and zone in which the subject property is located. (3) That the granting of the variance will not be materially detrimental to the public we fare or injurious to the property or improvements in the VTCmlty and zone in which the subject property is located (4) That the special circmnstances of the subject property are 770t the result of *the actions of the owner of the subject properly. The applicant carries the burden of proof that the requested variance meets the above decisional criteria. 11. C'0177177unity Design Guidelines — Review of the proposal under the city's design guidelines, FWRC Chapter 19.115, is required for the project and will occur in conjunction with the Use Process review. The principal applicable guidelines for the project are noted below. However, this does not necessarily include all applicable guidelines_ and project designers must consult the guidelines in their entirety in 17-10051 8-00-IT Doc ID: 7>360 Mr. Keimie March 8. 2017 Page 6 preparing an application: The application must include a written narrative identifying how the proposal complies with the applicable design guidelines, as detailed. FWRC' 19.115.010(2) CPTED — Implement Crime Prevention through Environmental Design (CPTED) principles to reduce opportunities for criminal activities to occur. The city's Police Department and Planning Division will evaluate the formal application and review for compliance with CPTED principles. A completed CPTED checklist must be submitted with your application. i. Natural Surveillance — Promote visibility of public spaces and areas. ii. Access Control — Identify techniques that deter unauthorized and/or inappropriate access. iii. Ownership — Reduce perception of areas as ownerless. FWRC 19.115. 050 Site Design — Refer to all sections of this chapter for site design standards. Key sections include: i. (1) General criteria (d), (f), and (g) ii. (2) Surface parking lots (a), (b), (c), and (e) iii. (4) Pedestrian circulation and public spaces (a) and (b) iv. (5) Landscaping v. (6) Commercial services (a) vi. (7) Miscellaneous (a) c. FWRC 19.115.060 Building Design — Refer to all sections of this chapter for building design standards. Key sections include: i. (1) General Criteria (c) ii. (2) Building facade modulation and screening options — (a), (b), and (c) 1. All building facades are both longer than 60 feet and visible from either a right-of- way or residential use or zone and shall incorporate facade treatment according to this section. Subject facades shall incorporate at least two of the four options on each facade. Options intended to break up the mass of large buildings include: (a) facade modulation; (b) landscape screening; (c) canopy or arcade; and (d) pedestrian plaza. 2. Building facades visible from rights -of -way and other public areas should incorporate methods of articulation and accessory elements in the overall architectural design, for example display windows, window openings with visible trim material, vertical trellis, artwork, decorative masonry or metal patterns or grillwork, relief, material variations, etc. Meeting follow-clp: The northern and southern building facades are visible from residential uses/zones and equal to or greater than 60 feet. The plans depict only one modulation or screening option— facade modulation. Please incorporate at least two facade modulation and/or screening options in additional to the other methods of building articulation listed above. d. FWRC 19.115.070 Building and Peciest7•ia77 Orientatio77 — Requirements of this section apply to the project (FWRC 19.1 15.070[l][a]). e. FWRC 19.115. 090(1) District Guidelines for the Connnunity Business (BC) Z077e — Requirements of this section apply to the project (FWRC 19.115.090[ 1 ][a] — [f]). 17-10051 S-00-PC Doc ID 75360 Mr. Keimio March 8. 2017 Paoc 7 12. Clearing and Grading — The applicant is required to obtain clearing and grading plan approval as a component of the land use approval. Please consult FWRC 19.120.040(1) for items that are required to be included on the plan. Approval and Notice to Proceed shall be required prior to commencing clearing and grading activities on site. Please reference FWRC 19.120.060(2). 13. Tree and Vegetation Requirements — A tree and vegetation retention plan as required under FWRC 19.120.040(2) must also be submitted with the Process [I] application. The tree and vegetation retention/replacement plan must be prepared by a certified arborist or certified landscape architect. The standards require each development to maintain a minimum tree unit density. As required under FWRC 19.120.130(2), the rninirnurn tree density in the BC zone is 30 tree units per acre. The subject property's required tree units are 92 (30 tree units x 3.05 acres = 91.5 tree units, per plans dated February 2, 2017). 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. The tree and vegetation plan must clearly show where the 92 tree units are to be located, showing their size, height, species, caliper; etc. The formal landscape plan must detail information about tree unit credits and replacement. "The applicant is responsible for conducting a tree survey of the existing trees and vegetation on site (Bulletin #001). 14. Forest Practices —The City has jurisdiction over Class IV -General Forest Practices permits. A forest practices application form must be completed if more than 5,000 board feet of merchantable timber is harvested from the subject property. The City will review the proposed Class IV -General Forest Practices in conjunction with the Land Use application and SEPA checklist. Please include details of such activity in the environmental checklist as the Class IV permit is not exempt fi-om SEPA review. 15. Landscaping— Landscape requirements are contained in FWRC Chapter 19.125 "Outdoors, Yards, and Landscaping." Following are the key landscape requirements for the project. a) A landscape plan prepared by a Washington State licensed landscape architect shall be submitted with the formal application. Please follow general guidelines outlined in FWRC 19.125.040(1) through (28) when preparing the site plan and planting schedule, especially: (22) Screening of blank building walls. Building walls which are uninterrupted by window, door, or other architectural feature(s) listed in FWRC 19.115.060(3)(b), that are 240 square feet or greater in area, and not located on a property line, shall be screened by landscaping. Such planting shall include trees, shrubs, and groundcover appropriate for the area proposed. (24) All loading areas shall be fully screened from public right-of- way or nonindustrial/manufacturing uses with Type I landscaping. b) Per FWRC 19.125.060(6)(c), for properties within the Community Business, BC zone, Type III landscaping a minimum of five feet in width shall be provided along all property lines. c) Parking Lot Landscaping —Twenty square feet of interior lot landscaping, per parking space, must be provided in accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type IV parking lot landscaping must be installed at the ends of all rows of parking and disbursed throughout the interior parking area. The site plan must list the specific size of each landscape island proposed for interior 17-10051 S-00-PC Doc ID. 75360 Mr. Kcimig March 8. 2017 Page 8 parking lot landscaping in order to verify the required calculation is provided. Landscape islands must be a minimum width of six feet between stalls and at the ends of rows. Meetingfollow-up: Please add substantial shrub plantings in the front perimeter landscape buffer along Pacific Hwy S. pursuant to FWRC 19.125.070(5). Also, proposed parking adjacent to Barkley Ridge Apartments to the south and loading areas abutting single family residential parcels to the north must be fully screened. Please install Type I landscaping in the required perimeter landscape buffers to reduce light and glare (FWRC 19.125.040(24) & FWRC 19.125.070(5)(b)). Type I landscaping shall consist of evergreen trees, large shrubs and groundcover, which will provide a 100 percent sight -obscuring screen within three years from the time of planting; or a combination of approximately 75 percent evergreen and 25 percent deciduous trees, with an allowable five percent variance, with large shrubs, and groundcover backed by a 100 percent sight -obscuring fence. Tree, shrub, and groundcover spacing shall be appropriate for the species type, and be consistent with the intent of this section (FWRC 19.125.050(1)(b)). 16. Rocke7ies/Retainn7g Walls— See FWRC 19.120.120(3)-(7) for specifics about retaining wall requirements of height, location, landscaping, and material composition. a. For commercial lots; rockeries and retaining walls shall be a maximum of six feet in height as measured from finished grade at base of wall to top of wall. 17. Rooftop Mechanical Equipment— Per FWRC 19.1 10.070, vents and similar appurtenances that extend above the roofline must be surrounded by a solid sight -obscuring screen that is integrated into the architecture of the building and obscures the view of the appurtenances fi-om adjacent streets and properties. Please provide screening details on the elevation drawings. 18. Tacoma Smelter Plume — The proposal is located in the Tacoma Smelter Plume detect area containing 20.1 ppm to 40.0 ppm arsenic and lead concentration. Please contact the Department of Ecology, at 360-407-7094, regarding the Voluntary Soil Clean -Up Program. The City may require soil testing and soil cleanup (if applicable) as a component of the SEPA, land use review and/or site development application. 19. Solid Waste and Recycling— Provide trash and recycling facilities as described in FWRC 19.125.040(4) and FWRC 19.125.150. The trash enclosure area may not be located within landscape buffer areas or required setback, and must be screened with an appropriate landscape screen (Type Ili — Visual Buffer) per FWRC 19.125.040(5). • The enclosure shall be architecturally consistent with the design of the primary strictures and have a minimum 12-foot gate opening for service provider access in order to retrieve recycling and garbage containers. Please refer to comments in the Public Works — Solid Waste section of this letter for additional requirements_ • General commercial uses require three sq. ft. of storage space, with a maximum of 1,000 square feet, for every 1,000 square feet gross floor area, with a minimum of 65 square feet. • The applicant must provide lighting in all storage areas per FWRC 19.1 15.050 (7)(a)(1i). 17.1 OF)S; 8.00-PC Doc ID 75300 Mr. Kcimi, March 8. 2017 Pay_=c 9 20. Time Limitations — FWRC 19.15.100(2) requires the applicant substantially complete construction for the development activity and complete the applicable conditions listed in the decision within five years after the final decision. Requests for time extensions may be granted by the Community Development Director if the criteria set forth in FWRC 19.15.1 10 can be met. 21. Application Fees — Please contact the Permit Center at 253-835-2607 or permit.centerncityotTioderalw v.corit to confirm application fees. • Process III Project Approval IP SEPA Checklist w/ project • Boundary Line Adjustment • Concurrency • Mailing Envelope Fees (if applicable) ■ Administrative Decision (if applicable) • Use Process IV (if applicable) This list does not include building permit; engineering review, inspection, traffic impact, and other fees that may be applicable prior, concurrent, or following building construction. Please note that the building pennit process is separate from land use review and is subject to fees, procedures, and review timeframes. You can submit a building permit application any time. However, no building permits can be issued until a SEPA determination is made by the SEPA Official and Land Use approval is granted and appeal period completed. No clearing, grading, or filling actions may occur on site in advance of the SEPA, land use permits, building or grading permit, or other approval processes as required by the City. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com) Land Use Issues — Stormwater Surface water runoff control and water quality treatment will be required per the 2016 King Cou y 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: ►vwGv.cityyffederalway.com/node/1467. 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 an Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. 3. If infiltration is proposed; soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 17.100519.00.1'C Doc ID 75:60 Mr. Keimig March 8. 2017 Pale 10 4. Detention and water quality facilities must be above ground (i.e. open pond). Underground facilities are allowed only with approval from the City of Federal Way Public Works Department. 5. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 6. 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 itttp://www.eev.wa.aov/prop-i'amstwq/stormwater/constructioni/index.litml or by calling 360-407- 6048. 7. if work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA) permit may be required. Information regarding this permit can be obtained from the Washington Department of Fish and Wildlife. Right -of -Way Improvements 1. See the Traffic Division comments from Erik Preston, Senior Traffic Engineer, for traffic related items. 2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording. 3. All stormwater treatment and detention requirements outlined above may apply to any improvements within the public right-of-way. Building (or EN) Permit Issues Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are $2,430.00 for the first 18 how-s of review for Commercial building permits and full subdivision EN permits. Additional review time is charged at $135.00 per hour. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TiR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. In addition to engineering approval, short plats and subdivisions are required to obtain a separate permit for grading. Details and fees may be obtained from the Building Department. 3. The Federal Wcry Public Works Development Stanclards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at: www.citvofreclei-alway+.com/node/I467 to assist the applicant's engineer in preparing the plans and Ti R. Bonding is required for all street improvements and temporary erosion and sediment control measures 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 17-100iI8-00-K- Doc ID 75360 Mr. Keimio March S. 2017 i'aoe I 1 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 and held fo►- a two-year maintenance period. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during 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. Upon satisfactory completion of the two- year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. 6. When topographic survey information is shown on the plans, 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. 7. 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. Architectural scales are not permitted on engineering plans. 8. Provide cut and fill quantities on the clearing and grading plan. 9. Temporary Erosion and Sediment -control (TESL) measures, per Appendix D of the 2009 KCSWDM, _just be shown on the engineering plans. 10. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION (Erik, Preston, PE, 253-835-2744, erik.preston 0a 6tvoffederahvay.corn Transportation Concurrency Analysis (FWRC 19.90) L Based on the submitted materials for 126,000 square feet of self -storage, the Institute of Transportation Engineers (ITE) Trip Generation - 8`" Edition, land use code 151 (Mini -Warehouse), the proposed project is estimated to generate approximately 33 new weekday PM peak hour trips. Alternatively, the applicant may subm it a site specific trip generation study for the proposed development. 2. A Concurrency permit is required for this development project. The PW Traffic Division will perform Concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development. Please note that supplemental transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TiP). 3. The estimated fee for the concurrency permit application is $4.650.00 (1 1 - 50 Trips). This fee is an estimate and based on the materials submitted for the preapplication meeting. The concurrency application fee must be paid in full at the time the concurrency permit application is submitted with 17-1005I 8-00-PC Doe JD: 7�360 Mr. Kchnig March b, 2017 Page 12 land use application. The fee may change based on the new weekday PM peak hour trips as identified in the concurrency trip generation. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with City procedures; however; the fee remains the same. Transportation Impact Fees (TIF) (FWRC 19.91) Based on the submitted materials for 126,000 square feet of self -storage, the estimated traffic impact fee is $148,676.87. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance (FWRC 19.100.070 3(a)). For a change in use for which no building permit is required, the fee shall be calculated and paid based on the impact fee schedule in effect on the date of an approved change of use. Access Management (FWRC 19.135) 1. WAC 468-52-040 limits access on state highways to access spacing of250 feet with only one access per parcel. Due to the narrow fi-ontage of the subject- and adjacent sites and spacing with adjacent driveways, the 250-foot spacing standard cannot be met even if access is shared with adjacent properties. Sharing access also appears to be not feasible due to the grade differential with both adjacent properties. As such, the proposed driveway at the existing ramp location is acceptable. 2. For driveways that serve uses other than single-family residential uses and zero lot line townhouse developments, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a three -lane two-way driveway (FWRC 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. PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, robv(@cityoffedaralway.com) Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations for commercial or multi -unit residential housing include: FWRC Requirements, FWRC requires designs to include recycling space based on square feet. Per FWRC 19.125.150 6(b), if this use is considered General Commercial, counting the storage buildings plus office: 128 (thousands) x 3 square feet/K = 384 sq. ft. [roughly a 19' x 20' area]. Enclosure The Conceptual Site Plan shows a designated enclosure, roughly 10' x 10' in size (100 sq. ft.) with a 10 ft. enclosure opening. That is less than FWRC requires, and is also too small for two 'side -by -side' dumpsters accessed head-on. They may require roll -out service (smaller dumpers, more frequent service, & roll -out fees add up to higher ongoing rates). With no enclosure structure allowed in the setback area, it constrains where an enclosure could go. Hauler input favors the existing location for truck access, which allows space for turning around so trucks won't have to back out onto PHS. If they could find a way to make the enclosure wider across the front it would 17=10013-00-11C Doc ID 75360 Mr. Keimi. March $_ 2017 Page 13 be a plus —just getting to a 14' clear interior width would be better (dumpsters are about 7' wide + there has to space to move within the enclosure). Options: • The enclosure's west wall could encroach upon the sidewalk (grey strip fronting the building). That seems like a no-go, so... • Keep the same width, but increase enclosure depth (for example, have back [north] wall in -line with the setback, and extend the side walls another few feet south). This would give the option of 'stackintr' the dumpsters (one in front of the other). This isn't usually recommended since haulers dislike moving the dumpster in fi-ont to get to the one behind. However, they use the truck to do this rather than manually rolling the dumpster, and customers can still order larger dumpsters (lower cost per volume). So given the sites constraints, this seems like the best option. The proponent could designate the balance of the required recycling space in the interior for recycling (for example, a place for cardboard boxes to be staged for reuse) and that would get them to the FWRC recycling space minimum. Space Required and Enclosure Basics • Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by FWRC 19.125.150 (enclosed). Note that this typically makes up only about 1/3 of the combined space needed for solid waste and recycling containers combined. • In general, per unit services costs are lower for larger containers emptied less fi-equently. Sites that do not allow ample space for containers will tend to have higher service costs over the long tern. • Basic solid waste and recycling services can be accommodated within a single enclosure with clear interior dimensions measuring 10' deep by 20' across. A two -door swing -open or roll -open gate Should span the front of the enclosure. When gate doors are opened, no structure or hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in both closed and open positions to ease service access and maximize the life of gate hardware. • Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or additional waste types and containers. • Plan for user access to interior waste and recycling storage areas/containers, and convenient access to exterior containers screened by enclosure(s). Vehicle and Service Access Plan for unobstructed enclosure ingress and egress for service vehicles, preferably in -line with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential 'blind spots' during entry and while backing. Screening Specification for Enclosures Consider landscaping, setbacks and screening requirements, based on FWRC 19.125.040 (4) & (5). Large Scale Projects and On -Site Waste Compaction Note that larger -scale commercial developments may see long-term savings from the use of on -site waste compaction equipment. Planning elements for this equipment includes larger enclosure dimensions, defined overhead clearances, power utility access, and drainage management. 17-100�I8-00-11C Doc ID 7Si60 Mr. Keimi; March 8. 2017 Page 14 Help with many design parameters related to service access is available via the City's contracted solid waste services provider, Waste Management. Contact: Dian Young, Route Manager, at 253-804-6815 (office) or 253-455-0355 (cell). The enclosed DRS guidelines about enclosures may be useful. COMMUNITY DEVELOPMENT —BUILDING DIVISION (Peter Lawrence, 253-835-2621, Pete r.Lawrence(a-lcitvoffedet-al►► ay.coni International Building Code (IBC), 2015 Washington State Amendments WAC 51-50 International Mechanical Code (I MC), 2015 Washington State Amendments WAC 51-52 Uniform Plumbing Code (UPC), 2015 Washington State Amendments WAC 51-56 & WAC 51-57 International Fire Code (IFC), 2015 Washington State Amendments WAC 51 -54 National Elecb-ic Code (NEC), 2014 Accessibility Code, ICC/ANSI A 117.1 - 2009 Washington State Energy Code, 2015 WAC 5 1 -11 Building Criteria Occupancy Classification: S-1 Type of Construction: lI-B Floor Area: 100,000 GFA Number of Stories: 3 Fire Protection: yes Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1 A complete building permit application and commercial checklist required. (Additional copies of application and checklists may be obtained on our web site at www.6tvoffederalway.cflftt.) Submit _5_ sets of drawings and specifications. Specifications shall include: _2 Soils report, _2_ Structural calculations, and _2_ Energy calculations, _2_ Ventilation calculations. Note: A Washington State Registered architects' stamp is required for additions/alterations (new or existing) of 4,000 gross floor areas or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW). 17-100518-00-PC Doc ID 75360 N1r. Keimig March 3. 2017 Pace 15 Energy code compliance worksheets are required to be completed and included with your permit application. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations submitted. Federal Way reviews plans on a first in, first out basis; however, there are some small projects with inconsequential review requirements that may be reviewed out of order. Some project may require a third party review or inspection. The cost to cover these fees is the responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs. Review Timing The first comment letter can be expected within 7-9 weeks of submittal date. Re -check of plans will occur in one to three weeks after re -submittal. Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded from the Community Development Department. Other Permits & Inspections Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by WABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the Building Department can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. Construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, the general or representative, all subs, the architect or representative, the engineer or representative, electrical contractor, and any other interested party, should attend this meeting..Meetings will occur at the Building Department and will be scheduled by the inspector of record for the project. Site -Specific Requirements: ■ Land use must be approved prior to submittal of a building permit. No structure can be built over a lot line. All lot lines shall be corrected/eliminated prior to building permit submittals. The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at time of building permit plan review. 17-100i I 8-00-PC Doc ID- 7S 3G0 Mr. Kcimi, March S. 2017 Paac 16 LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, BAsbury@lakehaven.org) Water ■ A Certificate of Water Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical. • A Lakehaven Developer Extension (DE) Agreement will be required to construct new water distribution system facilities (onsite hydrants (2)) for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement. Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. • The site has one (1) existing, in active (meter -removed), residential water service connection (SvcNo 21225, 5/8"x3/4" meter). • A water service connection application submitted separately to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger meter/service, irrigation, abandonment of existing service(s), re -activation, etc.), in accordance with standards defined in Lakehaven's current 'Fees and Charges Resolution'. Non -single-family properties require separate domestic (per building), irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections & meters. ■ For water use during site construction/development, the existing water service(s) must be utilized for this purpose. Please contact Lakehaven for further detail. • Service pressure(s) greater than 80 psi indicated. Pressure Reducing Valve(s) indicated, contact local building official for requirements &/or additional information. ■ To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each domestic, irrigation & fire -protection service meter is required pursuant to WAC 246-290-490 & Lakehaven standards regarding premise isolation. As low health cross -connection hazards, either a double check valve assembly (DCVA) or a reduced pressure backflow assembly (RPBA) is required for the domestic & irrigation services. A double check detector assembly (DCDA) or a reduced pressure detector assembly (RPDA) is required for 3" & larger fire protection service connections; for 2" & smaller fire protection service connections a separate full -flow meter with a DCVA or RPBA is typical. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoe fl v-.Lakehaven.org, 253-946-5427) for additional information on premise isolation/BPA installation & testing coordination. • Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/charges/deposits (2017 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. • Water Service/Meter Installation, Irrigation; 1" meter: $310.00 Drop -in Meter Fee. Actual size TBD by Lakehaven based on applicant's estimated maximum GPM usage rate. • Water Service/Meter Installation, Fire -Protection (flow -detection only), 5/8"x3/4" meter-. $260.00 Drop -in Meter Fee. Capital Facilities Charge(s)-Water: $3,476.00 per Equivalent Residential Unit (ERU). Actual amount due TBD by Lakehaven based on applicant's estimated annual total water usage rate. Water system 17-100�I8-00-PC Doc Io 7�360 Mr. Kcimi� March 8, 2017 Page 17 capacity credits are available for this site (Parcel 7204800164) from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 3.00 ERU. Sewer • A Certificate of Sewer Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (I ) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical. • The site does not have a previous or existing sewer service connection. • A separate Lakehaven Sewer Service Connection Pen -nit is required for each new connection to the sanitary sewer system, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically required on the private building sewer line, for all new or modified non-residential connections; this requirement is typically waived for self -storage facilities. • The sewer service connection for this facility will require the installation of a system pig -port at/near the northern terminus of the existing 2" HDPE low-pressure sewer main. Owner/applicant will convey this system appurtenance to Lakehaven. • The sewer service connection for this facility will require a private grinder pump (E/One). ■ Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees/charges/deposits (2017 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. • Sewer Service Connection Permit: $210.00 Fee. • Capital Facilities Charge(s)-Sewer: $3,325.00 per ERU. Actual arnount due TBD by Lakehaven based on applicant's estimated annual domestic water usage rate. ■ Service Agreement (Private Grinder Pump) Charge: $140.00. • County Document Recording Fees (Priv. GP Agr.): $80.00+/-. ■ ROW Permit Fee (City of Federal Way): $700.00. General ■ All Lakehaven Development Engineering related application forms, and associated standards information, can be accessed at Lakehaven's Development Engineering web pages (liltp:llwwNv.Lakehaven.or 204IDeveloptment-EnGijieerin_g). • All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE (Chris Cahan, 253-946-7243, Chris.Cohan cs.soiitlikiii2iire.or ) The required fire flow for this project is 2,750 gallons per minute. A Certificate of Water Availability shall be provided indicating the fire flow available at the site. A hydraulic fire flow model shall be requested fi-om the water district. 17-100518-00-PC Due ID 75360 Mr. Keimi- March 8- 2017 Page 18 Fire Hydrants: This project will require 3 fire hydrants; there is I on Pacific Highway that can be used. There needs to be 2 hydrants within the complex. Fire hydrants shall be in service prior to and during the time of construction. Fire Access Roads: Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. There is no access from the south side of the project. This will need to be addressed. EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system the distance can be increase 20 percent. Fire apparatus access roads: 1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. 2) Shall be designed and maintained to support the imposed load of a 75,000 pound fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. 3) Shall be not less than a 32 foot inside turning radius and not less than a 40 foot outside turning radius. 4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire Department approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter. 5) Gradient shall not exceed 12 percent. Designated fire lanes may be required for emergency access. This may be done during the plans check or prior to building final. Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. Fire Sprinkler System: An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire walls shall not be considered to separate a building to enable deletion of the required automatic fire - extinguishing system. The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 per cent less than the correlative water supply curve pressure. Fire Alarm: A Fire Alarm System is required. An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central and/or remote station conforming to the current requirements of the National Fire Protection Association standards and/or the fire chief or designee. 17-100 is-oo-K' Doc ID 7s360 Mr. Kcimi, March 8. 2017 Page 19 Fire Department Lock Box: A recessed fire department "Knox" brand key box shall be installed on each building Vehicle Access Gates: All vehicle access gates shall be provided with a "Knox' brand key cylinder- for fire department access CLOSING This letter reflects the infon-nation 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 cornpletion of the preapplication process in the content of this letter does not vest any fixture project application. Comments in this letter are only valid for one year as per FWRC 19.40.070 (4). 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 FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, Leila Willoughby -Oakes, 253-835-2644. We look forward to working with you. Sincerely, 1 Leila Willoughby -Oakes Associate Planner enc: Use Zone Chart FWRC 19.220.030 Master Land Use Application Use Process III Submittal Checklist Administrative Variance Application Administrative Decision Application Use Process IV Application Boundary Line Adjustment Application Environmental Checklist Forest Practices Class IV Handout Concurrency Application Solid Waste & Recycling Design Considerations OPTED Checklist Mailing Label Handout Lakehaven Enclosures 17-100�IS-00-11C Doc ID. 7>:C,0 Mr. Keimig March 8.2017 Page 20 c: Ann Dower, Senior Engineering Plans Examiner Erik Preston. Senior Transportation Engineer Peter Lawrence. Building Division Chris Cahan. South King Fire & Rescue Rob VanOrsow. Solid Waste and Recycling Coordinator Brian Asbury. Lakehaven Water and Sewer District Jeff Oldright, Daffodil Storage, 601 Valley Avenue NE, Ste. A. Puyallup, WA 98372: Emailcd:cl'I irdal li�tfilsinra_ eoFn (w/ encl.) Kim Yong Kyu. 27820 Pacific Flwy S., Federal Way, WA 98003 (Owner) 17-100515-00-PC Doc ID 75360 CIT Federal Way February 7, 2017 Jeff Oldright Daffodil Stora�ue 601 Valley Avenue NE Puyallup, WA 98372 FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor Emailed: JeffOdaffodilstoraaae.com RE: Permit #17-100518-00-PC; PREAPPLICATION CONFERENCE Daffodil Storage (N. Pac. Hwy.), 27824 & 27818 Pacific Hwy S, Parcel No. 720480 0165 Dear Mr. Oldright: The Community Development Department is in receipt of your preapplication conference request. The application has been routed to members of the Development Revietiv Committee and the meeting has been scheduled as follows: 9:00 a.m. — Thursday, February 23, 2017 Hylebos Conference Room Federal Way City Hall, 2"`' Floor 33325 8"' Avenue South Federal Way, WA 98003 We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend the meeting as this will be the only notice sent by the department. If you have any questions regarding the meeting, please contact me at lei la.willow,hbv-uakes.crcityoffederalway.com or 253-835- 2644. Sincerely, I Leila Willoughby -Oakes Associate Planner c: Yong Kyu Kim. 27820 Pacific Hwy S. Ste. 114. Federal Way. WA 98003 (Owner) 17-1005I 9-00-11C E KEI M I G ASSOCIATES - ARCH ITECTS-PLAN N ERS 216 A STREET NW, AUBURN, WA 98001 (253) 939-3232, FAX (253) 735-1309 February 2, 2017 Federal Way Daffodil Heated Storage Daffodil Storage 27824 Pacific Highway South Federal Way, WA RE: Statement of Architectural Design and Existing Use The site consists of three separate parcels identified as tax parcels 720480-0164, 720480-0166 and 720480-0165. The total project area is 3.05 acres. The site is currently undeveloped, but being utilized as a used car lot. The project will consist of two buildings that will house self-service storage facilities. The one facing Pacific Highway is a three story complex with a leasing office and the other structure is also a three story self -storage building. The buildings will be constructed with light gauge metal framing with a combination of corrugated Mini "V" metal siding panels over insulated walls. The lower fagade areas will be faced with strategically placed split faced CMU and metal siding. The roofs will be metal backed enamel finish corrugated panels. The doors will be steel roll up doors. Window curtain walls will be installed to add an element of openness and visual quality on the building that fronts Pacific Highway. The CMU placement will assure the building facilities will be protected and will keep the metal away from vehicular traffic. The site will be fenced for security and landscaped to meet the city's landscape requirements. The fencing will be black iron in prominent areas with black vinyl coated chain link and painted poles and rails in other locations. There will be acoustic swing gates for ingress and egress provided with knock boxes for emergency personnel. Pursuant to Chapter 19.115 Community Design Guidelines, the project is designed and detailed to enhance the general appearance of the development, mindful of the economic for the Owner's efficient and effective operate of the facility as a benefit for the clients served, the community, and themselves. The structures are designed with modulation and material changes strictly placed to achieve the best benefit for the appeal. Colors are selected to provide artistic contrast and to provide vibrant harmony throughout the project. The office/retail sales are oriented toward the public right-of-way with the display windows. The project is low in vehicular trip generation and adequate and limited customer parking is located along the east and west ends of the properties. The split -face CMU colors are still to be decided along with the AEP SPAN metal siding and roofing. The roll up doors will be canary yellow. Landscaping will be designed by a registered Washington State Landscape Architect and meet the intent and requirements of the Federal Way code. Window frames will be anodized mill finish aluminum with annulated insulated glass. Site lighting will be provided with the pole mounted LED shielded fixtures in parking areas and building mounted fixtures along interior drive lanes. A CMU garbage and recycling corral is provided. ury of ��Pre-application Con Sign in Sheet Federal Way pp Conference Sg COMMUNITY DEVELOPMENT REVIEW COMMITTEE February 23, 2017 City Hall 9:00 a.m. Hvlebos Room Proie_ct Name: Daffodil Storage Pacific Hwy. North Address: 27824/27824 PAC. HWY S and*No Site Address* 720480 0165 File Number: 17-100518 -PC NAME DEPARTMENT / DIVISION TELEPHONE NUMBER 1. Leila Willoughby -Oakes, Associate Planner Planning/ Community Development 253-835-2644 Leila.Willou hb - 1 Oakes _ ci_tyoffederalway,com 2. 3. a�� �-�o -f'W - .�SuVIkCR-4 X53 -rZS X7 O S3-'93S- a7 2�3 -'Ff'-4 -SV0' 7 4. 5. �j - (� v+E✓�1 u�t -PC5T cCT 6. uj�+ ��•��i- 25-3 14G -7ze-i3 7. Inkt 53- Us - Z 8 JAW 10. 11. Wes ��c. -S tlei ,e e- cAI.-cost .resl- 2S3 -q3q -1 12. I I( V �fit� �iw cc,-r 54�4 J- x _N MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT CITY OF ������ 33325 8`h Avenue South Federal Way, WA 98003-6325 Federal Way 253-835-2607; Fax 253-835-2609 ■vww.ciederql way.cam APPLICATION NO(S) Date rriw o a ' Fl�.l��i '_SwAy Project Name Daffodil Storage Federal Way Property Address/Location 27824 Pacific Highway South �Sa Parcel Number(s) 720480-0164, 720480-0165, 720480-0166 Project Description CONSTRUCT 2 STORAGE FACILITIES AND SURFACE STORM STORAGE. CONSTRUCTION WILL INCLUDE FULL SITE DEVELOPMENT, LANDSCAPING, UTILITIES, FIRE LINE, TWO THREE-STORY SEMI -HEATED SELF -STORAGE AND RENTAL OFFICE. PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination X Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information BC / RS7.2 Zoning Designation Cvm Business/ Sngl Fam H_Densif omprehensive Plan Designation Vacant Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): S-1 / B Occupancy Type II-B Construction Type, Applicant Name: The Keimig Associates Address: Alan C. Keimig City/State: 216 A Street NW Zip: Auburn, WA 98001 Phone: 253-939-3232 Fax: 253-735-1309 Email: ackeimig@msn.com Signature: Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Daffodil Storage Address: Jeff Oldright City/State: Zip: 601 Valley Avenue NE, Ste A Phone: Puyallup, WA 98372 Fax: 253-564-2121 ext.111 Email: Jeff@Daffodilstorage.com Signature: Bulletin #003 — January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application •l .;�.,��•• City of Federal Way Wetland Inventory Field Form � 7 T �5 1 /4 Sect/Twn/Rn Wetland Number 9 Location (add(aWcross-streets) G � De Team Members 1 Date Field Check: Base Map #: Windshield Access! Site Acre Site Not Accessed FIELD DATA Notable Wildlife Features 'Q r 5-0� Snags:#'s z6" z12" Z24" Heights: Inlet present N; width" �7°i"' law N / Outlet present6 l; width <<" y flow�N None Observed None Observed Water Sources IN7 5-�rewln 70;2/ stream : (diam) 2' sheet flow floodplain seeps Human Disturbances: J G �n .� rf-7 W!t/l )Pk5e- Gl r. dFF r5• �� �� SU Buffer Conditions: AP t� / OPrrn . C f r 44,1 r'a1 4, lOd ` `� 20d ' a r0 ti h OFFICE DATA l NRCS Soil Unit: ; C WL Rating Approximate Size: 500 tos 2,500 sq.ft >I acre, s 2 acre Z 2,500 sf, s Y2 acre 2 a�re, 5 acre z 1/2 acre, s 1 acre z 5 acre COMMENTS/OBfISERVATID S W Pkatd� i5 ��ri �.�fL re�y a '-�rirr� AhO� k— 5 L✓ 1 - FEDERAL WAY DAFFODIL HEATED STORAGE cy STAR LAKE- " 0-t r-p 116. 10 Yof."inr. I-Arm-0 PROJECT LOCATION s2a4in SZ�0 c- NORTH VICINITY MAP SCALE- NONE CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: Feb. 3. 2017 TO: Cole Elliott, Development Services Manager Peter Lawrence, Plans Examiner Brian Asbury, Lakehaven Utility District Chris Cahan, South King Fire & Rescue ,Tanya Noscimento, Federal Way School District Lindsey Sperry, Public Safety Officer (Emailed) Rob Van Orsow, Solid Waste/Recycling Coordinator (Emailed) Rick Perez, City Traffic Engineer FROM: Leila Willoughby -Oakes, Planning FOR DRC MTG. ON,: February 16, 2017- Internal February 23, 2017- 9:00 AM with applicant FILE NUMBER(s): 17-100518-00-PC RELATED FILE NOS.: 08- 104550-UP; 08-105256-EN (Bark Ridge Apartments Laydown Yard) PROJECT NAME: DAFFODIL STORAGE PACIFIC HWY. NORTH FEDERAL WAY PROJECT ADDRESS: 27818 PACIFIC HWY S; 27824 PACIFIC HWY S; *No Site Address* Parcel 720480 0165 ZONING DISTRICT: BC (Community Business) PROJECT DESCRIPTION: Proposal to construct (2) semi -heated storage facility buildings (100, 000 + GFA)and rental office on three parcels abutting residential. LAND USE PERMITS: Use Process III; SEPA; Boundary Line Adjustment PROJECT CONTACT: JEFF OLDRIGHT 601 VALLEY AVE NE PUYALLUP, WA 98372 MATERIALS SUBMITTED: Narrative Plan -set Assessor Map Aerial Photo m - _ C 0 /� + vvci c. - - PACIFIC � yto � (D h JJ m � f V co o9j C s � � S. Ln 46 { 4 V z mWo r N JP- � o R (or)710 V �++ N C7 iTH AV � „ = V - 20TH PLJ$ CO s� 1rvD AV 46 z y y y � p � '� �" ^" � i � � � �, _� � � • ` Yi 7 iL OF mot' - .• a � ��� . � • ,• '�?' - .. �� Mom. � � �r � -. .� •�y 'f '. {� f a + - .T Ann Dower From: Tony Doucette Sent: Tuesday, February 21, 2017 4:32 PM To: Ann Dower Subject: Storage unit Hi Ann, I do not see any persistent service requests either at the parcel or the downstream wetlands, or downstream of the wetlands. The Flooding/Nuisance Water service request (the grey flags) was determined to be groundwater by the investigator. Let me know if you want any information on service requests in the graphic below. 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