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17-102375
FILE CITY OF F�d6ral Ifty Casey Kispert 311 I"AvenueSouth Seattle, WA 98104 CFTY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor Email: cas %%ko er iacksonmain.cyam AE: File #17-102375-00-PC; PREAPPLICATION MEETING SUMMARY LETT JDA Federal Way Self Storage, 1019 S 351" St, Federal Wa) i FITITIMMMIMMM Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held June 15, 2017. We hope that the information discussed at that meetiner 0 was helpful 'In understanding the general requirements for your project as submitted. z:1 who reviewed your project and provided cornments include staff from the City's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Utility District and South Kina Fire and Rescue. Some sections of the Federal Wqv Revised Code (FWRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent a] I 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 Dave Van De Weghe, 253-835-2638. 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 On a 16.1 8-acre parcel, the application proposes two self -storage buildings totaling 86,750 square feet with five standard parking stalls and four loading stalls. Adjacent to the self -storage facility, 13 parking tn spaces to be ]eased are shown, I I of which are within a stream buffer. A separate parking area will provide 37 leasable parking stalls. The subject property abuts Pacific Highway South. All surrounding -ft e f terD rise (CE). exceot i)roDertv adiacent to the west, zoned Suburban Estate (SE�. MAJOR ISSUES Outlined below is a surnmary of the i-naJor 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 inost significant to your projec) znd do not include the majority of the comments provided. The major issues section is only provided as a -neans to highlight critical requirements or issues. Please be sure to read the entire department comments L C� owde in the next section of this letter. Mr. Kispert June 29, 2017 Pau 2 Planning Division • The proposal is subject to a Use Process III (Project Approval) review pursuant to FWRC 19.240.050. • The property contains two critical areas and/or associated buffers: wetland and streams. Pursuant to FWRC 19.145.080, a critical areas report that adequately evaluates the proposal and probable impacts is required. • The proposed stream buffer intrusion does not meet the city's criteria for approval, per FWRC 19.145.330.f • Rockeries and retaining walls shall be a maximum of six feet in height, per FWRC 19.120.120. Public or Development Services Division The project lies within a Conservation flow control area, thus the applicant must design the flow control facility to meet this performance criteria. • Transportation Coneurrency Management (FWRC 19.90) — Transportation concurrency permit with application fee of $4,650.00 is required. • Traffic Impact Fees (FWRC 19.91) — Traffic impact fees payment to be assessed at the time a completed building permit is filed and paid prior to issuance. • Frontage Improvements (FWRC 19.135.040) — Frontage improvements along SR 99 will not be required with completion of the capital improvement project. • Access Management (FWRC 19.135.260) — The proposed driveways Must meet access management standard. 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 (Dave Van De We -he, 253-835-2638, I . General Zoning Regulations — The subject property is located in the Commercial Enterprise (CE) zoning district. Pursuant to FWRC 19.240.050, both a self-service storage facility and facilities for vehicles are permitted. The following is only a portion of the zoning regulations governing these proposed uses In the CE zone. The applicant should consult the referenced use zone chart prior to Submitting a Master Land Use Application: ,a) Required Yards, Lot Coverage, Building Height — Required yards, lot coverage and building 0 t� height for self -storage and leasable vehicle parking are: 0 * Minimum setbacks; Front — 20 feet; side and rear — 20 feet along the residential zone to the west, 10 feet along all other zones. * 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.). 17- 1 0-2-3,75-00-PC Doc I D 7;982 Mr. Kispert June 29. 2017 Pape 3 • Maximum building height— 40 feet above average building elevation (AABE) per FWRC 19.240.050 note 2, or if approved by the Community Development Director, the height of the structure may exceed 40 ft. above building elevation, to a maximum of 55 ft., if all of the following four criteria are rnet: i) The increased height is necessary to accommodate the structural, equipment, or operational needs of the use conducted in the building, and/or all ground floor spaces have a minimum floor -to -ceiling height of 13 ft. and a minimum depth of 15 ft.; ii) Height complies with note 3; 111) Height over 40 ft. is set back from nonresidential zones by one additional ft. for each one ft. of height over 40 ft.; and iv) Rooflines are designed to avoid a predominantly flat and featureless appearance through variations in roof height, forms, angles, and materials. (b) Parking — The applicant shall provide I space per 300 sq. ft. of office gross floor area per requested use. The self -storage office area and leasable parking lot office areas are not provided in the application. Parking lot design criteria are based on the enclosed handout. Typical 90- degree design standards are 9 x 18 foot stalls with 25-foot-wide drive aisles. Wheel stops shall be provided on all stalls adjacent to pedestrian pathways and where no permanent curbing exists. Permanent curbing shall be provided in all landscaped areas within or abutting parking areas. 1> 2. Land Use Applications — Both the proposed self-service storal7e facility and tile leasable parking lot tZ, 1-� are subject to a Use Process III (Project Approval) review Pursuant to FWRC 19.240.050. The Plannincy Division will notify the applicant of the application status within 28 days Of Submittal. t, A determination of completeness is based upon satisfaction of the iterns on the Submittal checklist (enclosed). If the application is determined complete, staff will issue a Letter of Complete Application. If deemed incomplete, the review period of these new items will begin within 14 days following submittal of requested items. The FWRC lirn its the administrative review to 120 days frorn 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 infon-nation must be provided within 180 �iays of written notification, or the land use application will expire. After 180 days the application shall be deerned null and void and the city shall have no duty to process, review, or issue any iecisions with respect to Such an application. Process 111, 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. 3. Public Notification (Use Process III) — Within 14 days Of Issuing a letter of completeness on the C) proposal, a Notice of Application will be published in the Federal Way Mirror, mailed to property Average Building Elevation (FWRC 19.05.010 Definitions -A') - The average of the highest and lowest existing or proposed elevations, whichever is lowest, taken at the base of the exterior walls of the structure. Or it means five feet above the lowest of' the existing or proposed elevations- whichever is lowest. ABE is the elevation from which building height is measured. 17-1023M-00-PC Dm 11) 75982 Mr. Kispert June 29, 2017 Page 4 City's three designated notice boards. I he applicant is required to submit two (2) sets L I ilotice. ot Application, I SEPA] 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 a Title Company. Refer to the enclosed mailing labels bulletin for further information. SEPA notifications will be done in compliance with FWRC 14.10.040. 4. State Environmental Policy Act (SEPA) Environmental Review — The proposal is subject to environmental review under the State Envil-017mental Policy Act (SEPA), as the proposal exceeds the flexible thresholds (buildings LIP to 12,000 square feet and 40 parking spaces) Pursuant to FWRC 14.15.030. 1 (c). The city may utilize the optional Deten-nination of Nonsignificance (DNS) rnethod of combining the land use and SEPA notifications when environmental checklists are thoroughly completed. An environmental threshold determination inade by the Director of Community Development must be issued prior to land use approval. 5. Critical Areas — As shown on the City's critical areas rriaps, the property contains two critical areas and/or associated buffers: wetland and streams. Pursuant to FWRC 19.145.080, a critical areas reporl that adequately evaluates the proposal and probable impacts is required. The report must also dernonstrate that all reasonable efforts have been examined with the intent to avoid and rninirnize impacts to the critical areas per FWRC 19.145.1 '30 "Mittgation Sequencing." The applicant is responsible for covering the cost of the city's consultants who may review the reports per FWRC 19.145.080(-)). Wetlands — Delineation and rating of the on -site wetland will be required to determine the exact impacts to the wetland and wetland buffer. See FWRC 19.145.410-420 for wetland delineation and rating standards. Pursuant to FWRC 19.145.430, any intrusion into the wetland will require Hearing Examiner approval administered via Process IV Master Land Use application, public hearing, and decision by the city's Hearing Examiner. The applicant will have the burden of designing the intrusion to meet the following decisional criteria: a) It will not adversely affect drainage or storinwater retention capabilities; b) It will not lead to unstable earth conditions nor create erosion hazards; c) It will not be materially detrimental to any other property in the area of the Subject property nor to the city as a whole, including the loss of open space; d) It Will result in no net loss of wetland area, function or value upon completion of compensatory mitigation; e) The project is in the best interest of the public health, safety or welfare; f) The applicant has demonstrated sufficient scientific expertise and supervisory capability to carry out the project; and g) The applicant is committed to monitoring the project and to making corrections if the project Z-1 falls to meet projected goals. Z> i7.jew9i#em on On I I No 11,70 1 OR I i ON I IS 17,71 us 10 WNFREM .11 17- 102-3 75-00-11C Doc I D. 77982 Mr. Kispert June 29- 20(7 Paoe 5 Intrusions into the wetland buffer will be reviewed and decided upon using Process III Land Use review. Pursuant to FWRC 19.145.440, buffers may be reduced by up to 25 percent on a case-by-cas4 basis if the project includes a buffer enhancement plan that clearly Substantiates that an enhanced buffer will improve and provide additional protection of wetland functions and values. Buffer reductions may not be used in combination with buffer averaging. The applicant must dernonstrate how the buffer intrusion will meet the following criteria: a) It will not adversely affect water quality; b) It will not adversely affect the existing quality of the wetland or buffer wildlife habitat; c) It will not adversely affect drainage or stormwater retention capabilities; d) It will not lead to unstable earth conditions nor create erosion hazards; e) It will not be materially detrimental to any other property or the city as a whole; and f) All exposed areas are stabilized with native vegetation, as appropriate. Strean? — The stream that bisects the property will need to be classified and buffer width established pursuant to FWRC 19.145.260-270. A request for an intrusion into a strearn buffer will be reviewed and decided upon using Process III in Chapter 19.65 FWRC. Responses to decisional criteria and design requirements in this section shall be included in the critical areas report. The applicant shall demonstrate that the remaining and enhanced reduced buffer will function at an equivalent or higher level than the standard buffer. The plan shall provide an assessment of the following existing functions and conditions of the buffer and the effects of the proposed modification on those functions: a) Habitat; b) Water quality; c) Stormwater retention capabilities; d) Groundwater recharge; and e) Erosion protection. The city may approve a stream buffer intrusion based on the following criteria, per FWRC 19.145.330: a) It will not adversely affect water quality; b) It will not adversely affect the existing quality of wildlife habitat within the stream or buffer area; c) It will not adversely affect drainage or storrnwater retention capabilities; d) It will not lead to unstable earth conditions nor create erosion hazards; e) It will not be materially detrimental to any other property in the area of the subject property nor to the city as a whole; and 1) It is necessary for reasonable development of the subject property. 6, Solid Waste and Recycling — The project shall 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 17- 6 02375-00-PC Doc..I D M82 Mr. Kispert June 29. 2017 Page 6 screen (Type III — Visual Buffer) per FWRC 19.125.040(5). See the enclosed handout, Design Requireinentsfor Solid Waste EnCIOSures and Rece tocles. T rMy 0=571 J, IN ivy-IM&ELIVil LIM ?!FUjVLA allU Will OCCUF Ill conjunction wiLn ule Vse f rocess review. The principal applicable guidelines for the project are noted below. However, this does not necessarily include all entirety in preparing an application. The application must include a written narrative identifying how the proposal complies with the applicable design guldelines, as detailed. Z:1 a. 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. J. 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) HJ1 . (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. (])General Criteria (c) 11 (2) Building facade modulation and screening g options — (a), (b), and (c) 71 ZT*-J CT �, I I al I I I . Jlng LU 506ject shall incorporate at least two of the four options on each facade. Options intended to break Lip the inass of Jarae buildings include: (a) facade modulation (minimurn of 6 feet in width by 2 feet in T I depth); (b) landscape screening; (c) canopy or arcade; and (d) pedestrian plaza. Building facades visible frorn rights -of -way should incorporate methods of articulation and accessory elements in the overall architectural design, for example display windows, window openings with Z-1 ble trim material, vertical trellis, artwork, decorative masonry or metal patterns or grillwork, relief, material variations, etc. Landscaping— Landscape requirements are contained in FWRC Chapter 19.125 "Outdoors, Yards, and Landscaping." Following are the key landscape requirements for the project. 17- 1 023,75-00-PC Doc 11) 7S"2 Mr. Kispert June 29. 2017 Page 7 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 frorn public right-of- way or non in du strial/man Ufacturing uses with Type I landscaping. b) Per FWRC 19.125.060(6)(c), for properties within the Commercial Enterprise, CE 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 landscapin " a, per parking space, must be provided in accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type IV parking lot landscaping is required to be installed at the ends of all rows of parking (including RV and boat storage) and disbursed throughout the interior parking area. The site plan must list the specific size of each landscape island proposed for interior parking lot landscaping in order to verify the required calculation is provided. Landscape islands must be a minimurn width of six feet between stalls and at the ends of rows. Lighting fixtures shall not replace any required interior parking lot landscaping. Clearing and Grading— The applicant is required to obtain clearing and grading plan approva asa Zn component of the land use approval. Please consult FWRC 19.120.040(1) for iterns that are require4 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). 10. Tree and Vegetation Requirements A tree and vegetation retention plan as required Linder FWRC 19.120.040(2) must also be submitted with the Process III land use 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 rninimurn tree density in the CE zone is 20 tree units per acre. The Subject property's required tree units are 323 (20 tree units x 16.18 acres). 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 104 tree units are to be located, showing their size, height, species, caliper, etc. T formal landscape plan must detail information about tree unit credits and replacement. I 11. Rockeries/Retaining Walls — See FWRC 19.120.120(' ))-(7) for specifics about retaining wall requirements of height, location, landscaping, and material composition. For commercial properties, 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. The submitted site plan shows a rockery 12 feet in height. To request a modification, see FWRC 19.120.050. Also, there shall be a inininlUrn three-foot landscapei setback at the as of each rockery or retaining wall. 12. Rooftop Mechanical EqUipIneni — Per FWRC 19.110.070, vents and similar appurtenances that exteni above the roofline must be Surrounded by a solid s i ght-obSC U ring screen that is intecyrated into the 17- 102.3 75-00-K' Doc I D 7598' Mr. Kispert Rine 29, 2017 Page 8 properties. Please provide screening details on the elevation drawings. I 13. Lighting — In addition to CPTED lighting standards, the following shall apply: lighting levels shall not spill onto adjacent properties (FWRC 19.105.030); lighting shall be provided in all loading, storage, and circulation areas (FWRC 19.115.050(7)(i)-(iii); and lighting standards shall not reduce 0 the arnount of landscaping required for the project (FWRC 19.115.050). A photometric lighting plan that meets the standards of the Illuminating Engineering Society (IES) minimum outdoor light levels will be required with the Process III application. 14. Fees — Please contact the p Permit Center at 253-835-2607 or I en�it.2center&it offederalway',coni to confirm application fees. Please note that the building permit process is separate frorn land use review and is subject to fees, procedures, and review tirriefrarnes. You can submit a building permit application any tirne. However, no building pen -nits 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. Land Use Issues — or water I Surface water runoff control and water quality treatment wil I be required per the 2016 in Count K g y Surface Water Design Manual (KCSWDM). This project meets the requirements for a Full Drainage, Review. At the time of land use site plan submittal, a preliminary Technical Infon-nation Report (TIR), addressing the relevance of the project to the eight core and five special requirements of the KCSWDM will be required. A Level I downstream analysis shall also be provided in the prelimina TIR. The City has I 100', five-foot contour planimetric rnaps in GIS format that may be used for basin analysis. I 2. The project ties 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 rneet the treatment criteria of the Enhanced Basic Water Quality Menu. I If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer must be provided to verify infiltration en 1 iltration Suitability. 4. 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. 5. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. l7-J0?_3M-00-PC Doe I D 75981 Mr. Kispert June 29. 2017 Page 9 i,If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination Systern (NPDES) construction storm water permit may be required. Infon-nation regarding this perm it can be obtained frorn the Washington State Department of Ecolog at or by calling 360-407- 6048. 17 ffr9= R M-4 2. Pacific Highway South, which abuts the project frontage, is currently under re -construction as part of a City Capital Improvement Program (CIP). The applicant is encouraged to coordinate with all utility companies and the City's streets division to extend/stub utilities onto the subject site prior to any fina� roadway improvernents being completed as part of the CIP. If desired, the City can provide copies of the CIP project plans to the applicant in order to help facilitate coordination of the utility connections and/or site development and layout. I . Engineered plans are required for clearing, grading, road construction, and utility work. Plans must bv reviewed and approved by the City. Engineering review fees are $2,43 )0.00 for the first 18 hours of review, and $135.00 per hour for additional review time. 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/] icensed in the state of Washington. 2. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at llqp,//-tv�vvw,cit�oi�fede�ral,A,av�cotii/it�ide,�x.—asps ?jiid—=I71 to assist the applicant's engineer in preparing the plans and TIR. 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 improvernents. An administrative fee deposit will need to accompany tile bond to cover any possible legal fees in the event the bond must be called. Upon cornpletion of the installation of the improvements, and final approval of the Public Works Inspector, the bond w) B be reduced to 30 percent of the original amount and held for 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 systerns d0ring 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 cornpletion of the two- year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then becorne the responsibility of the City. Maintenance for private drainaae facilities, including short plats, remain the responsibility of the individual property 17-102375-00-PC Doc..I D 75982 Mr. Kispert Rine 29. 2017 Pa0e 10 5. 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. 6. 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. 7. Provide cut and fill quantities on the clearing and grading plan, 8. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2016 KCSWDM, must be shown on the engineering plans. 9. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION 253- L Staff is unable to determine trip generation for the proposed development using the Institute of Transportation Engineers ITE's Trip Generation. Therefore, the applicant's traffic engineer needs to Submit a trip generation study to determine the JILIrnber of trips generated by the proposed development. At a minfillurn, the trip generation Study shall include three (3) studies for similar land use and settings. The methodology for determining the trip generation shall be based upon the guidelines established in the most recent edition of the ITE Trip Generation Handbook. Based oil the subm itted materials for 86,750 square feet self -storage facility without the additional 54 leasable parking stalls, the Institute of Transportation Engineers (ITE) Trip Generation - 8"' Edition, land use Code 151 (Mini -Storage), the proposed project is estimated to generate approximately 23) new weekday PM peak hour trips. Alternatively, the applicant may submit 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 conCiArrency analysis to deten-nine 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 (11 - 50 Trips). This fee is an estimate and based on the materials Submitted for the pre -application meeting. Tile concurrency application fee must be paid in full at the tirne the conCUrrency permit application is submitted with 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 prepares the concurrency analysis consistent with City procedures; however, the fee remains the szrne. d 7- d 023, 75-00-11C Doc I D 7a1)82 N/h% Kispert June 29, 2017 Pace I I Transportation Impact Fees (TIF) (FWRC 19.91) Staff IS unable to determine the estimated traffic impact fee for this development until the trip generation Study has been completed and approved by the City. Based on the proposed 86,750 square feet self - storage without the proposed additional 50 leasable parking stalls, the traffic impact fee is estimated aboul 363. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the tirne a cornpleted building permit application is filed and paid prior to pen -nit issuance (FWRC 19.100.070 Street Frontage Improvements (FWRC 19.135) The applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map 111-4 in Chapter I I I of the Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table 111-10 (FWRC 19.135.040). Based on the materials submitted, staff conducted a Innited analysis to detennine the required street improvements. roadway cross -sections: SR 99 Is a Principal Arterial planned as a Type "A" street, consisting of a 90-foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights in a 124-foot right-of-way (ROW). The SR 99 corridor between S 340"' St. and S 359"' St is Currently under construction and is deemed fully funded. Since this is the case, frontage improvements will not be necessary with the SR 99 capital project cornpletion. ZEN= 1. WAC 468-52-040 limits access on state highways to access spacing of 250 feet with only one access per parcel. Pacific Highway S is access class "I" where left access may be pennitted every 330 feet and left -out access is only permitted at signalized intersections (FWRC 19.135.280). Please note, I access onto SR 99 will be restricted to right -in and right -out. 2. Adequate throat length must be provided and shall be at least 40' frorn the edge of pavernent or Curb. The throat length may be reduced for a one-way driveway with no potential conflict. 3 -3. 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. 1 _3 )5.270). 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. 4. The applicant must submit a Vehicle Turning Diaggrain to the Public Works Traffic Division. This diagram will show how the appropriate design vehicle can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mountine, a Curb. Z� COMMUNITY DEVELOPMENT —BUILDING DIVISION (Peter Lawrence, 253-835-2621, International Building Code (I BQ. 2015 Washington State Amendments WAC 51-50 tp 1 7- N 023 1 75-00-1'C Doc I D 75982 Mr. Kispert June 29. 20 17 Paae 12 International Mechanical Code (I M C), 2015 Washington State Amendments WAC 51-52 Uniform Plumbing Code (UPC), 2015 Washington State Amendments WAC 51-56 & WAC 51-57 International Fire Code (I FQ, 2015 Washington State Amendments WAC 51 -54 Accessibility Code, ICC/ANSI Al 17.1 - 2009 Washington State Amendments WAC 51-51 Washington State Energy Code, 2012 WAC 5 1 -11 Building Criteria Occupancy Classification: S-1 Type of Construction: II - Floor Area: 86,750 lwmff&�# s� 1 111111011311 1011MIUMMIN"s r checklists may be obtained on OLII- web site at WwWcitvoMderalWv.com-) Submit — 5 — sets of drawings and specifications. Specifications shall include: — 2 — Soils report, Structural calculations, and 2_ Energy calculations, — 2 — Ventilation calculations. Note: A Washington State Registered architects' stamp is required odd fr aitions/alterations (new or existing) of 4,000 gross floor area or greater unless specifically listed as an "exerript" Structure per the Revised Code of Washin,c,rton (RCW). Energy code compliance worksheets are required to be completed and included with your pen -nit application. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations submitted. 1003 0 7- M 0'375-00-PC Doe..I D 7:991 Mr. Kisperl June 29, 2017 Page 13 Sorne project may require a third party review or inspection. Tile 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 6-9 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 sarne format, size, and annount as the originally submitted plans. Rev ised/resu bill itted 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 firorn 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-constrUCti011 conference. If a pre -con meeting is required, the general or representative, al I subs, the architect or representative, the engineer or representative, electrical contractor, and any other interested party, Should attend this meeting. Meetings Z) *11 w occur at the Building Department and will be scheduled by the inspector of record for the project. I t� * Separate permits required for retaining walls. 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. Water A Water Certificate of Availability issued separately by Lakehaven may be required to be submitte 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. CUrrent/2017 cost for a Water Certificate of Availability is $90.00. Fire Flow at no less than 20 psi available within the water distribution system is a minimurn of 2,5 GPM (approximate) for two (2) hours or more. This flow figure depicts the theoretical performanc of the water distribution system under high demand conditions. If more precise available fire flow Z- figures are required or desired, Applicant can request Lakehaven perform a systern hydraulic rnode analysis (separate frorn, or concurrent with, an application for Availability). CUrrent/2017 cost for systern hydrau I ic model analysis is $210.00. 17- 102_3375-004T DocI D. 7=981 Mr. Kispert June 29. 2017 Noe 14 Sewer • A Sewer Certificate of 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. CUrrent/2017 cost for a Sewer Certificate of Availability is $90.00. • The site does not have an active sewer service connection. 17- 1 023M-00-PC Doc I D 7>982 Mr. Kispca June 29, 2017 Passe 15 A separate Lakehaven Sewer Service Connection Permit is required for each new connection (building) to the sanitary sewer system, in accordance with standards defined in Lakehaven's cut -rent `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. 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 Fee: $210.00 (per building). Capital Facilities Charge(s)- Sewer: $0.00. Actual amount due TB D by Lakehaven based on applicant's estimated annual domestic water usage rate. Sewer system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 28.48 ERU. Please contact Lakehaven for further detail. General • All Lakehaven Development Engineering related application forms, and associated standards information, can be accessed at Lakehaven's Development Engineering web pages (littp://www.lakehaven.org/204/Development-Engineering). • Utility conflicts should be identified and coordination (if necessary) should occur as early as possible in the planning process. Project will need to avoid encroachment with existing Lakehaven system facilities and easements (including any setbacks necessary for building foundation load zones). New perimeter landscape requirements may conflict with existing casement terms & conditions, and if so owner should coordinate any required revisions with the City and Lakehaven early in the pre- design/planning phase to avoid delays in overall project development. • 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.Caban niLsouthkingfire.or The required fire flow for this project is 2,250 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 from the water district. Fire Hydrants: This project will require 2 fire hydrants on the property. Fire hydrants shall be in service prior to and during the tirne of construction. Fire Access Roads: Fire apparatus access roads shall be provided when any portion of the facility or any portion of all 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. 17-1 02_3 75-00-PC Dm 9 D 7i982 Mr. Kispert Rine 29. 2017 Noe 16 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 a32 foot inside turning radius and not less than a40 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. systern 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. Fire Department Lock Box: A recessed fire devartment "Knox7' brand kev box shal I be instal led on each buildi] Vehicle Access Gates: All vehicle access gates shall be provided with a "Knox" brand key cylinder for fire department access M 5 GM MCI 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 FWRC 19.40.070 (4). 1 7-1023 75-00-11(' Doc I D 75982 Mr. Kispert June 29, 2017 Pane 17 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, Dave ' Van De Weghe, david.vandeyv�eghe �l:".Cityoff,*e(let°a]NNiay.cotii, 253-835-2638. We look forward to working with you. Dave Van De Weghe, AICP Senior Planner enc: Master Land Use Application Environmental Checklist Use Process III Submittal Checklist Environmentally Critical Areas Parking Lot Design Criteria Tree and Retention Requirements OPTED Instructions CPTED Checklist Development Requirements Submittal Checklist Mailing Label Handout Design Requirements for Solid Waste Enclosures and Receptacles Lakehaven Enclosure c: Cole Elliott. Development Services Manager Kevin Peterson, Public Works Development Services Sarady Long. Senior Traffic Planning Engineer Peter Lawrence, Building Division Chris Cahan, South King Fire & Rescue Brian Asbury, Lakehaven Utility District Hunter Dawkins (owner), Johnson Development Assoc., Email: 7- � 0-13,75-00-111C Doe I D 75982 1 -—) APPLICATION No(s)17 ; 00Date MAY 18TH, 2017 F'roject Name JDA Federal Way Self Storage F"roperty AddressALocation 1019 South 351 St. Federal Way, WA 98023 Parcel Number(s) 2021049027, (2021049131 EXCLUDED) Project Description �86,7_50GSE28111112INGS INGAALOAMISIG— STALLS, AN AODMONAL 50 LEASABLEPAPKING STALLS, 1 !WITHIN !HE STREAM BUFFER, ARE Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) Process 111 (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 C15 - (GOMMERCIAL ENTERPRISE) Zoning Designation Comprehensive Plan Designation ------- —Value of Existing Improvements _—Value of Proposed Improvements International Building Code (IBC): S-1 .... . .......... . . -Occupancy Type 1113 Construction Type Name: CASEY KISPERT Address: 311 FIRST AVE S. City/State: SEATTLE, WA Zip: 98104 Phone: (206) 324-4800 Fax: Email: C�SEY.KISPEg ' CKSONMAIN.COM Signature: .. . . . . .............. Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: 71T MI. Name: HUNTER DAWKINS - JOHNSON DEVELOPMENT ASSOC. Address: 100 DUNBAR ST City/State: SPARTANBURG,SC Zip: 29306 Phone: (864) 594-5919 Fax: Email: hdawkins@johnsondevelopment.net Signature: Bulletin #003 —January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application CITY OF FEDERAL WAY PreapplicationConference Sign -In Sheet I CITY OF FOld ral M May 23, 2017 Casey Kispert Jackson Main Architecture 311 1" Avenue South Seattle, WA 98104 RE: File #17-102375-00-PC; PREAPPLICATION INVITATION LETTER JDA Federal Way Self Storage, 1019 S 351" St, Federal Way t� lor""Ma SUN lMl rn W"I", -xz klk INII IWO, IT'S' HALL- 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway. com Jim Ferrell, Mayor The Community Development Department is in receipt Of Your preapplication conference request. The application has been routed to members of the Development Revietiv C01771?7iflee and a meeting with the project applicant has been scheduled as follows: 10:00 a.m. — Thursday, June 15,2017 Hylebos Conference Room Federal Way City Hall, 2"d 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 rriceting as this will be the only notice sent by the department. If YOU have any questions regardingthe meeting, pease contactatd lme avid.v311deweglwggJ off&deralxv,av , or 253-835-2638. "n __t x6m Dave Van e ghe Senior Planner 17-1023,75-00-PC Doc 75929 CITY OF FEDERAL WAY COD24UNITY DEVELOPMENT DEPARTMEJ DATE: 5/22/2017 TO: Cole Elliott, Development Services Manager Peter Lawrence, Plans Examiner Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue Rob Van Orsow, Solid Waste/Recycling Coordinator .FROM: Dave Van De Weghe, Planning FOR DRC MTG. ON: 6/8/2017 - Internal 6/15/2017, 10am - with applicant FILE NUMBER(s): 17-102375-00-PC RELATED FILE NOS.: None PROJECT NAI�ff: JDA FEDERAL WAY SELF STORAG2 PROJECT ADDRESS: 1019 S 3515'-- St ZONING DISTRICT: CE PROJECT DESCRIPTION: Proposal to construct a 86,750 square foot (2) building self -storage facility with (5) standard parking & (4) loading stalls. An additional (50) leasable parking stalls (11) within the stream buffer. LAND USE PERMITS: Preapplication conferenc4 PROJECT CONTACT: Casey Kispert 206-324-4800 JDA FEDERAL WAY SELF -STORAGE STUDY DESIGN SUMMARY THE PROPOSED PROJECT IS TO CONSTRUCT 2 SELF -STORAGE BUILDINGS AT 1019 SOUTH 351 ST STREET IN FEDEFRAL WAY, WA. EACH BUILDING WILL BE TWO LEVELS OF TYPE 11-B CONSTRUCTION AND SPRINKLED. THE BUILDINGS WILL UTILIZE EXTERIOR MATERIALS SUCH AS GLAZING, CONCRETE, CMU, CEMENT BOARD PANELING, AND METAL SIZING. THE OFFICE (PART OF BUILDING 2) WILL BE AN INVITING ELEMENT THAT CONNECTS THE BUILDINGS TO THE STREET THROUGH r r .., - •- r • -i- • . r t OF -PRIMARY � r 9k, JACKSON I MAIN ARCH ITECTU RE FederalJDA Self -Storage- Pre Application 7079 South 351st Street, FEDERAL WAY, WA 98023 3 ' 7 SITE LOCATION 1 FEDERAL WAY COUNTY ZONING MAP 2 SITE ANALYSIS 3 EXISTING SITE CONDITIONS 4 PROPOSED DEVELOPMENT 5 SITE PLAN 6 FLOOR PLAN 7 FLOOR PLAN 8 AERIAL PERSPECTIVES 9 VICAN11 Y AI' 2017MAY 18 CITY OF FEDERAL, V"v',Vi 1019 SOUTH 351 ST STREET Community Business Enterprise CC -City Center Core CF - City Center Frame R315.0 - 1 Unit / 15,000 Square Feet RS35.0 - 1 Unit / 35,000 Square Feet RS5.0 - 1 Unit / 5,000 Square Feet RS7.2 - 1 Unit / 7.200 Square Feet RS9.6 - 1 Unit / 9,600 Square Feet SE - 1 Unit / 5 Acres IN, i-MM-M RON Self-Storage JDA Federal Way - Pre Application 1079 South 351st Street, FEDERAL WAY, WA 98023 ZONING'I'VIAP dIr%I I-rI I%Air7f%-r A CAn I A I NymmaGINIM JDA Federal Way Self -Storage - Pre Application 7079 South 357st Street, FEDERAL WAY, WA 98023 SITE AERIALS 3 Site Analysis JDA Federal Way Self -Storage- Pre Application 1079 South 351st Street, FEDERAL WAY, WA 98023 BUILDINGWAR :. FRONTt D ■ ,. EXTERIORSTORAGESETBACKS FRONTi i D ! 1 .i 1 i MAXIMUM HEIGHT 40'-0" ABOVE AVERAGE BUILDING ELEVATION(AABE) PARKING REQ. 1 PER 300 GSF OF OFFICE LANDSCAPIRG ALONG'.O. ■ PERIMETER i■5'-O"TYPE III ABUTTING RESIDENTIAL ii TYPE I i yCL ` AREAS ii WETLAND • {0 ■t yi BUFFER* ■ ! 1 • BUFFER* *DEVELOPMENT IN BUFFER CAN BE PERMITTED PER FWMC 19.145,330 & 19.145.420. THIS WOULD REQUIRE TYPE Ill PROCESS. ExistingSITE ANLY/S I S Site Conditions i P ,7 C Nr. t t t Y hi t fi T T i 1:- N T•'? e M ,N t, i I i�4 k N r t N i ( k ! S t i t t .`7N,t ..> T" I FLAT E t ;" A 1 5 T i t CLn 1 P4 t Ib `3 C[7 T t} &T A� Vh4 d d ?; 4 T 7 E0 T x C i o t T t T T, u l .�. tE<< ., ,, itz 4 F a r dr, ... F.. .. T t .,_i =,.0 ,T sf'.7 € ¢ P F`. t !E#�, ("'T i'r T T T 4 +i 1 t i fi tl a t� Cr ,E Nk T.W-:.; f , '.t.. o .,. ';,r. „.w ,t , i . �Jt .>, r t+2T-, C ,d(, uN=..i: .,. .., r �.:' i a r t t t r L ;V7i �� r N, t,� ..„_ �..�u..�.._. + t �' �e . 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WATER UTILITIES, RECOR01fi TM V' N, �PR©PERTYSUBJECT TO Ti F 7 r r i y■ ��pyT n a VELD P ME� ��' .u41 , I T. F ..,. 1"Sr 4 n E d^T, "a F= TI'✓ a=E° � ''�;" 4, $ ° , "*� m�"� � a a X.""� T 'tF i.� 4mqt N"° 4 JF�f � Ve, i ,�„•,., xsTT� I �N� gad JM� _ ,J j° `t _ , '\ .; t t v r" e.. PTI x f 262607 2628 58(RCS 8605169 e r ' (i c t y n. t $s.. a ,, ,,� , s ' e a. a�" Y `7 0 T ,� N� ` k} F d fi ( 4. T �.. .NE. r T e N r f aFi""t�'F c & 5 T task '=Na /j, r , G G T �w a wl ' to C,(ja, Of tt1E i VAT _ a i Sk r fig+ 4 fI E r t �.e MAIN rCH ITECTU r SouthJDA Federal Way Self -Storage - Pre Application 1079 DR AL WAY, WA 98023 PROPOSED DEVELOPMENT AREA 61 1 GROSS SQUAREFOOTAGE BUILDINGTWO OVER/UNDER BUILDINGS W/ LEASABLE PARKING i i l GSSF CORNER ENTRANCE TWO-STORY OFFICE @ EXTERIOR DRIVE ■UNITS ALONG SOUTH SINGLE CORRIOR W/ DIRECT OFFICE ACCESS SECONDARY LOADING AREA ON .. STAIRMAY REQUIRE SINGLE EGRESS BUILDING1 GSF • EXTERIOR DRIVE UPUNITS ALONG • SINGLE •.. •. DIRECT OFFICE LOADING AREA AT SOUTH WEST CORNER SECONDARY LOADING AREA ON UPPER LEVEL NOTES •LEASABLE PARKING STALLS ADDITIONAL FIRE ACCESS '•+• REQUIRED 7l O2 x S. A E' 14 , Al M.OF ( 3 �^ a i P awM,. mra� rkr Mm - 22792 LEASABLE E PARKING AREA LOCATED IN 1 -W STREAM BUFFER. BE 0'PERMITTED BUT EASILY REMOVABLE DRPJE ASOLIa M 0 P&A nPBliFFER STRIPEDZONE TO BE S UP ALONG ENTRY DRIVE ME TO BE MA IML 6% SLOPE. ROCKERY OR RETAINING W • PORTION OF MATURE VEGETATION MAINTAINED �'''�° • SIGNIFICANT SURFACE RUNOFF 1 21733' • MAJOR REGRADING FOR UPPER BUILDING REQUIRED``„ _ "w .a ti ,t . t — ZONE TO BE v n „ SLOPED. ®* ""MOT PoyniM IFS. i A i 21) DR I.IP I)NffM& 1 .� ;577 f G E IS BE „ t ? zl. rc z?�tl ��z�,z< P �� F iu zi tt zz , a :011 / ING I x zz$) z {ill Y 4 r' p z t £, 1 kTM, e k r IF I� CONIC 011T E 2313+ ,+ Ftlb TACY, IN Mir --FILLED id4fi 2 it; IP III CASE DIL 0 S' 9 CENTERUNE OF HWY 99 1 ELEv ,a n dn Lw. e,y •'" TOP OF STANDPIPE - 2370 IL 12' COP DUT S - 2354' z „„• "`�' " t' �. dl IF 12 CONC NORTH SILTED UP SCALE 1 " = 50'-0" • JDA Federal I- r - Pre Application 1079 South 351st Street, FEDERAL WAY, WA 98023 ROOKERY ALOM FIRE LANE TO I HOLD BACK GRADESH a OF T `V M LOADING AM FOR LIP za LEVEL OF BUILDING R 8' `r'• F�v� . � nG z,tt.. tfGi fSNz3GbkG S�k �� 'c TRf6roc crx+inrlsry LLOA04NGAR1 FOR EVEL OF BuI# i IG I Q� PROPOSED OFRCE t LOCATION. TWO STORYT � �1 N GRASATTENTION FROM PACIFIC HIGHWAY S tt7" Ff� a 4 CAN..OL T }f P NG FOR E 1 F1i»#i HOURS � HATCH tEM12 GATED ACCESS ac y POINT i.. — ' MAX 6W RETAINING STRUCTURETOHOLD a ,s a t PARKING GRADE �- E E PROPOSED SITE PLAIN', AUDAURIJ-111m, A BUILDIIHO.-I 17,600 SF RUMIKI-I 19,500 SFJ m �9m m i N wimemmemmmMmmoscm JDA Federal Way Self -Storage - Pre Application 1079 South 357st Street, FEDERAL WAY, WA 98023 w VA BASEMENT FLOOR PLAN 7 ■ LEVEL 1-3-GUARE EQQ1W BUILDING 1 23,400 SF BUILDING 2 26,250 SF rsel coSCALE I " = 50'-0" Is JACKSON I MAIN JDA Federal Way Self -Storage - Pre Application 1019 South 351st Street, FEDERAL WAY, WA 98023 N LEVEL I FLOOR PLAN NORTHWEST AERIALrb_"'U1LD11"N'G AERIAL VIEWS ■l4 D, Federal•Application 1079 South 357st Street, FEDERAL WAY, WA 98023