17-101805 (2).,
FILE
CITY OF
.. Federal Way
June 6, 2017
Casey Kispert
Jackson Main Architecture
311 I" Avenue South
Seattle, WA 98104
RE: File #17-101805-00-PC; PREAPPLICATION SUMMARY LETTER
Federal Way Self Storage; 27614 Pacific Hwy S, Federal Way
Dear Mr. Kispert:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held May 18, 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 Dave Van De Weghe, 253-835-2638,
david.vaiideweahe a.cilyofFederalwa .com. For specific technical questions about your project, please
contact the appropriate DRC representative as listed below. Otherwise, any general questions about the
preapplication and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
The applicant proposes to construct one, three-story self -storage building 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. Kispert
June 6, 2017
Page 2
• Planning Division
• Provide a minimum of two building fagade modulation and screening options on all four building
fagades.
• The subject property is located in the Tacoma Smelter Plume area, containing arsenic and lead.
The City will require soil testing and soil cleanup (if applicable) as a component of the SEPA and
land use review and site development.
• Move the proposed office outside of the 40-foot front setback.
• Provide required landscaping around property perimeter, parking lot and trash enclosure.
Public Works Development Services Division
• Surface water runoff control and water quality treatment will be required per the 2016 King
County 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.
■ The project lies within a Flood Problem flow control area; thus, the applicant must design the
flow control facility to meet this performance criteria.
• Public Works Traffic Division
• Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency
pen -nit with application fee is required for the proposed project.
• Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required and will be assessed at a
building permit stage.
• Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on SR 99 (Pacific Highway South).
■ 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 (Dave Van De Weghe, 253-835-2638,
david.vandeweghe rr.cityoff'ederalway.cam)
1. Existing Site Conditions —The subject property is comprised of two tax parcels, 720480-0188 and
720480-0190, totaling 1.4 acres. An auto repair shop on the site was demolished in 2009. It is still
partially paved, but is otherwise vacant. Aerial photos show few trees on the site. The Silver Shadow
Apartments are adjacent to the north and east.
2. Zoning Designation and Use —Tax parcels 720480-0188 and 720480-0190 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.
3. 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
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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 city's Critically Sensitive Areas rnap shows no wetland, stream
or geologically hazardous conditions on the subject site.
5_ State Environmental Policy Act (SEPA) Environmental Review — The 113,000 sq. ft. +/- building 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 Detennination 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
staternents 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 Line Adjustment (Lot Line Elimination) — The applicant shall apply for a boundary line
adjustment (BLA) to remove the internal lot lines of tax parcels 720480-0188 and 720480-0190, 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.
Land Use Revievv Timeframes — 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 Regulations — 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).
(a) Required Yards, Lot Coverage, Building Height — Required yards, lot coverage and building
height for self -storage are:
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• Front 40 feet setback minimum; side and rear 15-foot minimum setback. The office portion of the site
must also meet these setbacks. Per your inquiry, retention ponds are not appropriate in the front of a
site (FWRC 19.115.50(6)(b)).
• Maximum lot coverage— none; the buildable area will be detennined 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 feet AABE when located
within 100 ft. of a residential zone.
(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 (1,180 sq. ft. /300 sq. ft. = 3.9 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 — I accessory living facility permitted.
10. Community 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
preparing an application. The application must include a written narrative identifying how the proposal
complies with the applicable design guidelines, as detailed.
a. FWRC 19.115.010(2) OPTED— 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 fonnal 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.
b. 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) and retention ponds in the front yard (b)
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 fagade modulation and screening options — (a), (b), and (c)
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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.
11. 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).
12. 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 III 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 minimum tree density in the BC zone is 30 tree units per acre. The subject
property's required tree units are 42 (30 tree units x 1.4 acres = 42 tree units).
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
(see Submittal Requirements for Use Process III handout).
13. 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)(a), Type III landscaping five feet in width shall be provided along all
properties abutting public rights -of -way and ingress/egress easements.
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c) Per FWRC 19.125.060(6)(b), for properties within the Community Business, BC zone, Type I
landscaping a minimum of 15 feet in width shall be provided along the perimeter of property abutting
a residential zoning district.
d) 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
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.
Also, proposed parking and loading areas adjacent to Silver Shadow Apartments must be fully
screened with Type I landscaping (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)).
13. Rooftop Mechanical Equipment — Per FWRC 19.110.070, 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 from adjacent streets and
properties. Please provide screening details on the elevation drawings.
14. Tacoma Smelter Plume — The proposal is located in the Tacoma Smelter Plume area containing 20.1
ppm to 40.0 ppm arsenic and lead concentration. Please contact Eva Barber, Technical Assistance
Coordinator, Department of Ecology, at Eva.Bar_ber_ �r.ec�.wa.gyv or 360-407-7094 regarding the
Voluntary Soil Clean -Up Program.
The City will require soil testing and soil cleanup (if applicable) as a component of the SEPA, land
use review and/or site development application.
15. 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 III — Visual Buffer)
per FWRC 19.125.040(5). Please refer to the enclosed handout, Design Requirements for Solid Waste
Enclosures and Receptacles, for additional requirements.
16. 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 19.15.110 can be met.
17. Application Fees — Please contact the Permit Center at 253-835-2607 or
permit.centernea.cityoffederalway.coin to confirm the following application fees.
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• Process III Project Approval
■ SEPA Checklist w/ project
• Boundary Line Adjustment
• Concurrency
■ Mailing Envelope Fees (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 permit 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 detennination 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,
an n . dower(a)ci tvaffedera i way.com )
Land Use Issues — Stormwater
I. Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual.
The City Addendum can be found at the following website: w�vw.cityoffederalway.com/node/1467.
2. 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.
3. The project lies within a Flood Problem flow control area. A flow control facility meeting the Flood
Problem performance criteria must be provided. In addition to flow control facilities, Best
Management Practices (BMP's) are required as outlined in the KCSWDM and addendum. 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.
4. In addition to the KCSWDM, our initial review suggests that FWRC Section 19.30.120,
"Nonconforming Water Quality Improvements" applies to this site. Specifically, the following items
are applicable:
La. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
1.b. Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square feet of surface area or more;
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1.c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
l.d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 5,000 square feet or more;
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. Treatment options must be selected from the Enhanced
Basic Water Quality Menu provided in the KCSWDM.
5. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
6. 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.
7. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
8. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction storm water permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
htip://w►vw.ecy.wa.Qov/programs/wvq/stormwater/construction/iiidex.litm] or by calling 360-407-
6048.
Right -of -Way Improvements
See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for
traffic related items.
2. If dedication of additional right-of-way is required, the dedication shall be conveyed to the City
through a statutory warranty deed. The dedicated area must have clear title prior to recording.
All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
4. FWRC 11.05.110 requires that overhead utility lines be relocated underground if over 500 feet, or
three spans are affected by a project. This condition will be applied to Pacific Highway S.
Building (or EN) Permit Issues
1. 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 hours of
review for Commercial building pen -nits. 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.
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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:
w�vNN+.citvoffederalwa .coin/node/1467 to assist the applicant's engineer in preparing the plans and
TIR.
3. 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
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 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 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.
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 (TESL) measures, per Appendix D of the 2009 KCSWDM,
just 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
Sarady Long, 253-835-2743, sarady.long@,gifyoffedei•alway.corn
FWRC 19.90: Transportation Concurrency Analysis
1. 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).
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2. The estimated fee for the concurrency pen -nit application is $4,650.00 (11 - 50 Trips). This fee is an
estimate and based on the materials submitted for the preapplication meeting. The fee will be
determined 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.
FWRC 19.91: Transportation Impact Fees (TIF)
Based on the submitted materials for 113,000 square feet mini -warehouse, the estimated traffic impact fee
is 5133,338. 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)).
FWRC 19.135: Street Frontage Improvements and Access Management
The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map I1I-4 in Chapter III of the Federal Way Comprehensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based
on the materials submitted, staff conducted a limited analysis to detennine the required street
improvements. The applicant would be expected to construct improvements on the following streets
to the City's planned 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, six-foot planter strips with street trees, eight -foot sidewalks, and street lights in
a 124-foot right-of-way (ROW). SR 99 is improved with six lanes, including vertical
curb/gutter, sidewalks, streetlights, etc., on both sides of the street. However, part of the
frontage was not constructed to current adopted standard. Assuming a symmetrical cross
section, 2-foot ROW and half -street improvements are required as measured from the street
centerline.
2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about right-of-way modification
requests is available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $290 ($270.00 plus $20 recording fee).
3. 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 "1" where left access may be permitted every 330 feet
and left -out access is only permitted at signalized intersections (FWRC 19.135.280). The current
proposal does not meet access management standards and should be modified. Alternatively, the
applicant may pursue a shared driveway with the property to the north or south.
4. Please show all neighboring driveways within 250 feet of the proposed driveway(s).
Adequate throat length must be provided and should be at least 40' from the edge of pavement or
curb.
6. The director may grant a modification administratively to reduce spacing standards by up to 20
percent of the tabular values with supporting documentation (FWRC 19.135.290). Please note that
these modification requests have a nominal review fee of $290. Once preliminary traffic analysis has
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been completed, the applicant's traffic engineer may submit a written request for access modification
if desired.
7. 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.
COMMUNITY DEVELOPMENT — BUILDING DIVISION (Peter Lawrence, 253-835-2621,
Peter.La►v re n ce(a7 c i tvoffedera l wa v.co m )
International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
International Mechanical Code (IMC), 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 Electric Code (NEC), 2014
Accessibility Code, 1CC/ANSI Al 17.1 - 2009
Washington State Energy Code, 2015 WAC 5 1 -11
Building Criteria
Occupancy Classification: S-1
Type of Construction: 11-B
Floor Area: 113,000 GFA
Number of Stories: 3 with basement
Fire Protection: yes
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
A complete building pen -nit application and commercial checklist required. (Additional copies of
application and checklists may be obtained on our web site at www.ci offederalway.com.)
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
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Mr. Kispert
.tune 6. 2017
Page 12
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).
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 or eliminated prior to building
permit submittals.
17-101505-00-PC Doc. I,D- 75770
Mr. Kispert
June 6. 2017
Page 13
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.
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. Current/2017 cost for a Certificate of Water Availability is $90.00.
• Lakehaven recommends that a system hydraulic model analysis is requested, concurrent with
application for Certificate of Water Availability. Current/2017 cost for a system hydraulic model
analysis is $210.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new water
distribution system facilities (two (2) new offite fire hydrants) for the proposed development.
Connection to existing water main in Pacific Hwy S is not preferred, and instead the Applicant should
contact the adjacent property owner (parcel 7204800186) regarding acquisition of additional
Lakehaven easement to extend water system facilities onto the subject site from this adjacent
property. If additional offsite easement is not possible & intrusion into Pacific Hwy S for water work
is ultimately necessary, and allowed by the City of Federal Way, significant ROW restoration
requirements will quite possibly be incurred. 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 two (2) existing domestic water service connections. The existing single-service/dual-
meter setup for these subject parcels should be sufficient for the domestic & separation irrigation
services/meters for the proposed development, however the existing meter sizes will need to be
evaluated under UPC & Lakehaven standards to determine appropriate sizing for the proposed new
use.
o SvcNo 4839 (parcel 7204800190), MFR, 1'/2" size, inactive, meter removed in 2004.
o SvcNo 4840 (parcel 7204800188), Non -Residential, 5/8"x3/4", active.
■ 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, 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 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 fire -protection systems with sprinkler heads no higher
17-101805-00-PC Doc I.D. 75770
Mr. Kispert
.June 6. 2017
Page 14
than 30-feet above the elevation of the fire -protection flow -detection meter, 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 Double Check Valve Assembly (DCVA) or reduced pressure backflow assembly
(RPBA) is typical. For fire -protection systems with sprinkler heads more than 30-feet above the
elevation of the fire -protection flow -detection meter, a RPDA is exclusively required. Contact
Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoepfl(c@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, Fire -Protection: $260.00 5/8"x3/4" Meter Drop -in Charge.
• Water Service/Meter Installation, Downsize Ex. 1'/z" to 1": $560.00 1" Meter w/Adapters Drop -in
Charge. Actual size(s) TBD by Lakehaven based on applicant's estimated maximum GPM usage rate.
■ Capital Facilities Charge(s)-Water: $0.00. Actual amount due TBD by Lakehaven based on
applicant's estimated annual total water usage rate. Water 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 6.49 Equivalent Residential Units (ERU). Please contact Lakehaven for
further detail.
Sewer
A Certificate of Sewer Availability issued separately by Lakehaven may be required to be submitted
with any land use and/or building pen -nit 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 Certificate of Sewer Availability is $90.00.
■ The site does not have an existing or previous 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 (however, this requirement may be waived for a self -storage building, contact Lakehaven
for further detail).
0 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.
0 Sewer Service Connection Permit Fee: $210.00.
Capital Facilities Charge(s)-Sewer: $3,325.00 (one (1) sewer ERU). Actual amount due TBD by
Lakehaven based on applicant's estimated annual domestic/commercial/industrial only water usage
rate.
I7-I0I805-00-PC Doc, 1 D 75770
Mr. Kispert
June 6.2017
Pave 15
General
■ All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(lift :Iftwww.lakel)aVen.org204lDevelo mertt-En ineerin ).
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 Callan, 253-946-7243, Chris.Cahanfamouthking_flre.
org)
Fire Flow -- The required fire flow for this project is 3500 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 4 fire hydrant(s). There are 2 existing fire hydrants on public streets
that are available for this project. There will be 2 additional fire hydrants will be required within the complex.
Fire hydrants shall be in service prior to and during the time of construction.
Fire Apparatus Access -- 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.
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
after the facility is in operation.
Fire apparatus access roads shall be installed and made serviceable prior- to and during the time of
construction.
Automatic Fire Sprinklers -- 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.
Doc. LD. 75770
17-101805-00-PC
Mr. Kispert
June 6, 2017
Page 16
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 System -- 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.
All buildings shall have approved radio coverage for emergency responders within the building based
upon the existing coverage levels of the public safety communication system at the exterior of the
building.
Knox Box -- A recessed "Knox" brand key box shall be installed on each building.
Vehicle Access Gates -- All vehicle access gates shall be provided with "Knox" brand key cylinder or an
"Opticom" for fire department access.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
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, Dave
Van De Weghe, 253-835-2638. We look forward to working with you.
Sincerely,
G�! lz,�t - �
Dave Van De Weghe, AICP
Senior Planner
17-101805-00-PC Doc I. D. 75770
Mr. Kispert
June 6, 2017
Page 17
enc: Master Land Use Application
Use Process III Submittal Checklist
Boundary Line Adjustment Application
Parking Lot Design Criteria
Environmental Checklist
Concurrency Application
Solid Waste & Recycling Design Considerations
CPTED Checklist
Mailing Label Handout
Lakehaven Enclosure
c: Federal Way Foreign Invest, 27614 Pacific Hwy S, Unit A, Federal Way, WA 98003 (Owner)
Cole Elliott, Development Services Manager
Ann Dower, Senior Engineering Plans Examiner
Sarady Long, Senior Transportation Planning Engineer
Peter Lawrence, Building Division
Chris Cahan, South King Fire & Rescue
Rob Van Orsow, Solid Waste and Recycling Coordinator
Brian Asbury, Lakehaven Water and Sewer District
17-101805-00-PC Doc. I.D 75770
CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE (DRC)
Preapplication Conference Sign -In Sheet
Federal Way Self Storage
17-101805-00-PC
May 18, 2017
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CITY OF
Federal
April 24, 2017
Casey Kispert
Jackson Main Architecture
311 15t Avenue South
Seattle, WA 98104
Way
RE: File 917-101805-00-PC; Preapplication Conference Scheduled
Federal Way Self Storage; 27614 Pacific Hwy S, Federal Way
Dear Mr. Kispert:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityofiederalway. 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 Review Committee and a meeting with the
project applicant has been scheduled as follows:
9:00 a.m. — Thursday, May 18, 2017
Hylebos Conference Room
Federal Way City Hall, 2"" Floor
33325 8t1' 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 david.vandetve«he(@-citvvffederalwa .cam, or 253-835-2638_
Sincerely,
Dave Van e Weg ,. AICP
Senior Planner
Doc I D 75769
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: 4/24/17
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, Senior Planner
FOR DRC MTG. ON: 5/11/17 - Internal
5/7a /17 - Meet with applicant
FILE NUMBER(s): 17-101805-00-PC
RELATED FILE NOS.: 16-106051-00-PC, Elbasiony Car Lot
PROJECT NAME: FEDERAL WAY SELF STORAGE
PROJECT ADDRESS: 27614 PACIFIC HWY S
ZONING DISTRICT: BC
PROJECT DESCRIPTION: Proposal to construct a 3 story 113,000 square foot
storage facility with 13 parking spaces and 5 loading
stalls.
LAND USE PERMITS: Preapplication Conference
PROJECT CONTACT: Casey Kispert, case .kispert@'acksvnmain.com,
206-324-4800
MATERIALS SUBMITTED: Plan set
4k
CITY 40'::��
OF
Federal Way
RECEIVED
APR 2 0 2017
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT
APPLICATION NO(S) / D / �O — PC
Project Name LUP -FEDERAL WAY SELF STORAGE #3
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8`s Avenue South
Federal Way, WA 98003-6325
253-835-2607; Fax 253-835-2609
�vwwx i Lyoff ederalwavxom
Date APRIL 20TH, 2017
Property Address/Location 27614 PACIFIC HIGHWAY SOUTH. FEDERAL WAY. WA 98003
Parcel Number(s) 720480-0188, 720480-0190
Project Description 113,000 GSF SELF -STORAGE FACILITY WITH 13 PARKING & 5 LOADING STALLS. THE PROPOSED
BUILDING WILL SPRINKLED 2-13 CONSTRUCTION WITH 3 STORIES ABOVE GROUND AND A
BASEMENT. THE PROJECT WILL. BE S-1 OCCUPANCY WITH ACCESSORY B FOR THE OFFICE.
PI.FAIRF PRINT
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)
X Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
X SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
COMMUNITY BUSINESS BC Zoning Designation
BC ZONE Comprehensive Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
S-1 Occupancy Type
IIB Construction Type
Applicant
Name:
CASEY KISPERT
Address:
311 FIRST AVE S.
City/State:
SEATTLE, WA
Zip:
98104
Phone:
(206) 324-4800
Fax:
Email:
CASEY.KISPERT@JACKSONMAIN.COM
Signature:
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name:
SCOTT ROBERTS - LAKE UNION PARTNERS
Address:
2030 DEXTER AVE NORTH, SUITE 100
City/State:
SEATTLE, WA
Zip:
98109
Phone:
Fax:
Email:
Signature:
Bulletin #003 — January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application
CITY OF Estimate of Development Traffic Impact Fees
2017
Federal Way
Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted
boxes.
STEP #1: General Information
Enter the following information
Project Name Federal Way Self Storage
File Number 17-101805-00-PC
Street Address 27614 Pacific Highway S
City, State Zip
Parcel Number (s)
Traffic Impact Fee Estimated By SL
Is this project locate within the City Center Zone? If "YES', please use City Center Impact Fee sheet.
STEP #2: Land Use Type
Select the proposed Land Use Type(s) from the drop down memu below. Enter the proposed number of units for
the Project
Proposed Land Use Type (s)
1) 14. Mini-Warehouse/Storage
2) "'NONE'"
3)
'-NONE"
4)
"NONE"
Unit of
Number of
Impact Fee Rate per
Preliminary Impact
Measure
Unit(s)
Unit of Measure
Fee Amount
sf/GFA
113000
$ 1.15
$ 129,453.58
N/A
$
$
N/A
$
$
N/A
$
$
$ 129,453.58
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FEDERAL WAY SELF-STORAGE STUDY #3
TABLE OF CONTENTS
SITE LOCATION 1
FEDERAL WAY LAND USE MAPS 2
SITE LAYOUT 3
SITE PLAN 4
FLOOR PLAN 5
FLOOR PLAN 6
FLOOR PLAN 7
SECTION 8
AERIAL PERSPECTIVES 9
RECEIVE®
APR 2 0 2017
CITY OF FEDERAL WAY
DESIGN SUMMARY COMMUNE DEVELOPMENT
THE PROPOSED PROJECT IS TO CONSTRUCT A SELF -STORAGE FACILITY AT 27614 PACIFIC HIGHWAY SOUTH IN FEDERAL WAY, WA. THE BUILDING IS TYPE II-B CONSTRUCTION CONSISTING OF
THREE STORIES WITH A BASEMENT. THE BUILDING WILL UTILIZE EXTERIOR MATERIALS SUCH AS GLAZING, CONCRETE, CMU, CEMENT BOARD PANELING, AND METAL SIZING. THE OFFICE WILL
BE AN INVITING ELEMENT THAT CONNECTS THE BUILDING TO THE STREET THROUGH UNIQUE DESIGN. LANDSCPAING ALONG THE PERIMETER WILL PROVIDE A BUFFER FOR THE DEVELOPMENT,
PARKING AND LOADING STALLS WILL BE LOACTED OUT OF PRIMARY VIEW FROM PACIFIC HIGHWAY SOUTH. EXTERIOR ACCESS UNITS WILL BE LOCATED ALONG THE EASTERN FACADE
ADJACENT TO THE DRIVE AISLE.
JacKsoNlnnnw 27614 PACIFIC HIGHWAY SOUTH
Federal Way Self Storage - Feasibility Federal Way, WA 98003
27674 Pacific Highway S, Federal Way, WA 98003
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Comprehensive Plan City ofFederal Way.
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�JACKSONIMAIN ZONING & COMPREHENSIVE MAPS
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2
Federal Way Self Storage - Feasibility Federal Way Land Use Maps
30600 Pacific Highway S, Federal Way, WA 98003
CVICTIAIP_` n0ft/P
15'-0" SETBACK
EXISTING R.O.W
NO IMPROVEMENTS
EXISTING PROPERTY LINE
EXISTING ACCESS POINT
EXISTING SIDEWALK
CURB CUT DIRECTLY SOUTH
BC ZONE GENERAL REGULATIONS SELF STORAGE LAND USE REGULATIONS
• NO MAXIMUM LOT COVERAGE IS ESTABLISHED. SETBACKS
• EXTERIOR STORAGE OF RECREATIONALVEHICLESISPERMITTED ONLYWHENITCOLLOCATESWITHASELF- FRONT 40 FT
SERVICE STORAGE FACILITY. SIDE 15 FT
• SELF-SERVICE STORAGE FACILITIES MAY INCLUDE ONE ACCESSORY LIVING FACILITY. REAR 15 FT
15'-0" SETBACK
PARKING REQ. 1 PER 300 GSF OFFICE
REVIEW PROCESS III W/ SEPA
MAXIMUM HEIGHT 30 FT
* BUILDING IS WITHIN
100'-0' OF RESIDENTIAL ZONE
JACKSON IMAIN BUILDABLE AREA DIAGRAM_
ARCH ITECTU RE
Federal Way Self Storage - Feasibility Site Layout
30600 Pacific Highway S, Federal Way, WA 98003
3
- 0&
PARKING AND DRIVE
AISLE LAYOUT
PROPOSED IMMEDI-
ATE PARKING FOR NEW
CUSTOMERS
PROPOSED ACCESS
POINT. CURB CUST ALIGNS W/ EX-
ISTING, NORTH OF POWER POLE
PROPOSED OFFICE
ADJACENT TO PUBLIC R.O.W
PROPOSED STORAGE FACILITY
40' FRONT YARD SETBACK
FOR STORAGE USE
PPOPERTY LINES
PROPOSED EXIT
—� �— FIRE LANE:
ME LANE
mt,
=
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SS SF
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PARCEL DATA
720480-0188720480-01 0
27614 PACIFIC HWY S 98003
SITE AREA: 60,942 SF
BC ZONE
ENVIRONMENTALLY CRITICAL AREAS: N/A
PROPOSED CONSTRUCTION TYPE: 116
COVERED LOADING
AREA AND ADDITIONAL
PARKING
PERIMETER
LANDSCAPE
EXTERIOR DRIVE UP
UNITS ALONE FIRE LANE
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•
,JACKSON IMAIN SITE PLAN_�iRJ ARCHITECTURE4
Federal Way Self Storage - Feasibility Site Plan
27674 Pacific Highway S, Federal Way, WA 98003
248'-9a - ���
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JACKSON�MARN BASEMENT PLAN 5
Federal Way Self Storage - Feasibility Floor Plan
30600 Pacific Highway S, Federal Way, WA 98003
JACKSONIMAIN BEVEL 2 FLOOR PLAN 6
b1►Vi ARCH ITECTURE
Federal Way Self Storage - Feasibility Floor Plan
30600 Pacific Highway S, Federal Way, WA 98003
OFFICE E
i JACKSON I MAINLEVELLEVEL 3 FLOOR PLAN 7
IIP
Federal Way Self Storage - Feasibility Floor Plan
30600 Pacific Highway S, Federal Way, WA 98003
u
5
L1 & L2 COVERED LOADING
30'-0" HEIGHT LIMIT
IT
Ron* JIM" shun
LEVEL 3 �}
LEVEL 2 �' }
I h I
LEVEL 1
BASEMENT -
BASEMENT LEVEL - NO
SHORING REQUIRED
JACKSON MAIN U D I SECT�O
l�J�►►i ARCH I T E C T U R E
N. (9
Federal Way Self Storage - Feasibility Section
30600 Pacific Highway S, Federal V�iay, KIA 98003
NORTHEAST AERIAL
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SOUTHEAST AERIAL
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NORTHWEST AERIAL
SOUTHWEST AERIAL
jijJACKSON I MAINBUI DING AERIA S ARCHITECTURE
Federal Way Self Storage - Feasibility
27614 Pacific Highway S, Federal Way, WA 98003
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