16-105828 (2)CITY OF
Federal
February 2, 2017
Alan Keimig
The Keimig Associates
216 A St NW
Auburn, WA 98001
Federal
Way,
, Avenue South
Way Federal Way, WA 98003-6325
(253) 835-7000
www cityoffederalway. com
Jim Ferrell, Mayor
RE: File #16-105828-00-PC; PREAPPLICATION SUMMARY LETTER
Storage Facility for AH & CSW Properties; 35305 21" Ave SW, Federal Way
Dear Mr. Keimig:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held January 12, 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 Utility 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.vandeweghe@cityoffederalway.com. For specific technical questions about your project, please
contact the appropriate DRC representative as listed below. Otherwise, any general questions about the
preapplication and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
Proposed construction of three self -storage facilities in Phase I and one self -storage building in Phase II.
The site is zoned Neighborhood Business (BN). Parcel numbers are 252103-9051, 252103-9037, 252103-
9041 and 252103-9040.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Mr. Keimig
February 2, 2017
Page 2
0 Planning Division
1. The proposed self -storage business requires Process III land use approval.
2. SEPA review will be required.
3. A Boundary Line Adjustment (BLA) will be required to combine the four parcels prior to
issuance of building permits.
• Public Works Development Services Division
1. A downstream conveyance system nuisance problem has been identified downstream of this
project.
2. 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.
■ Public Works Traffic Division
Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency
permit with application fee of $4,650.00 is required for the proposed project.
Traffic Impact Fees (FWRC 19.91) — Traffic impact fees payment is required and will be
assessed at the time a completed building permit is filed and paid prior to issuance. Based on
the 2017 adopted fee schedule, the estimated traffic impact fee is $72,500.
Frontage Improvements (FWRC 19.135.040) — Construct half -street frontage improvements
and dedicate right-of-way (ROW) along the property frontage on 21" Avenue SW. Assuming a
symmetrical cross section, 19-foot ROW dedication on 2 1 " Ave SW will be required as
measured from the street centerline.
• Lakehaven Utility District
I . A Lakehaven Developer Extension (DE) Agreement will be required to construct new, and
relocate &/or abandon existing water distribution system facilities for the proposed
development.
2. Certificates of Water and Sewer Availability issued separately by Lakehaven may be required
to be submitted with any land use and/or building permit applications.
• South King Fire and Rescue
A Certificate of Water Availability shall be provided indicating the fire flow available at the site.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
PLANNING DIVISION (Dave Van De Weghe, 253-835-2638,
david.vandeweghe(ri�citvo#1'ederalway.com)
l . Land Use Designation — The subject property is within the Neighborhood Business (BN) zone.
Self -storage is permitted in the BN zone subject to regulations set forth in FWRC 19.215.130. The
following information is based on the materials submitted for the preapplication meeting.
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February 2, 2017
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2. Land Use Application — Self -storage improvements require a Process III Master Land Use
application. Process III requires administrative site plan review conducted by city staff with a final
decision issued by the Director of Community Development.
3. Environmental Review — The project is subject to environmental review under the State
Environmental Policy Act (SEPA) as the proposal exceeds flexible thresholds (buildings larger than
12,000 square feet, parking for 40 or more vehicles) pursuant to FWRC 14.15.030.1(e). The city
may utilize the optional DNS method of combined land use and SEPA notifications when
environmental checklists are thoroughly completed. The optional DNS process allows a combined
project and environmental determination public notice period that expedites the overall land use
application process. An environmental threshold determination made by the Director of Community
Development must be issued prior to land use or building permit approval.
4. 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, 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.
Application Fees — The formal application must be prepared in accordance with the City's
Development Requirements checklist (enclosed) and must be accompanied by the appropriate fees.
As fees change annually, please contact Development Specialist staff for the current application fees
for Use Process III and other permits/reviews identified in this letter. Development Specialists can
be reached at 253-835-2607.
6. Environmentally Sensitive Areas — The project site is located within a designated five-year
Wellhead Protection Zone. A Hazardous Materials Checklist (enclosed) is required along with the
land use application.
7. Key Development Regulations — FWRC 19.215.130, Self -Storage, provides specific design and use
requirements for the proposed self -storage buildings. The formal site plan must include the
following:
a. Required Setback and Lot Coverage - Minirmurn setbacks are 25 ft. (front), 20 ft. (side) and 20
ft. (rear). No maximum lot coverage applies, although self-service storage facilities and related
site improvements shall be no greater than three acres. No single building shall contain more
than 40,000 gross square feet of building area.
Building Height — The allowed height for a self -storage building in the BN zone is 35 feet.
C. Parking — Parking requirements from the BN zone are 1 stall for each 300 sq. ft. of the
facility's office gross floor area.
As proposed, the 1,713 sq. ft. office would require 6 parking stalls. The formal land use
application must specify how the minimum parking requirements for all existing uses and the
proposed new use meet the minimum parking standards of the FWRC.
Hours — The hours of operation of self -storage facilities may be limited to reduce impacts on
nearby residential areas.
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8. Community Design Guidelines — Projects subject to Process III review, including self -storage
facilities, must comply with the provisions of FWRC Chapter 19.115, "Community Design
Guidelines." This correspondence highlights the primary applicable design guidelines for the project,
but does not necessarily identify all applicable design requirements. The formal Process III
application must include a written narrative that identifies how the proposal complies with the
applicable design guidelines, as outlined in the FWRC and summarized below.
FWRC 19.115.090(3)(b). Principal entrance facades shall front on, face, or be clearly
recognizable from the right-of-way, and/or from the principal pedestrian right-of-way, as
determined by the director, for projects exposed to more than one right-of-way.
FWRC 19.115.090(3)(c). Building facades shall incorporate a combination of fagade treatment
options as listed in FWRC 19.115.060(2) and (3)(b), to a degree that is appropriate to the building
size, scale, design, and site context and according to the following guidelines:
i. Principal facades containing a major entrance, or located along a right-of-way, or clearly
visible from a right-of-way or public sidewalk, shall incorporate a variety of pedestrian -
oriented architectural treatments. At least 40 percent of any ground level principal fagade
located along a right-of-way must contain transparent glass. Landscaping shall be used to
define and highlight building entrances, plazas, window planters, etc. Landscaping should
not block views to the building or across the site.
ii. Secondary facadcs not containing a major building entrance, or located along a right-of-way,
or clearly visible from a right-of-way or public sidewalk, may incorporate fagade treatments
that are less pedestrian -oriented than in subsection (3)(c)(i), such as a combination of
structural modulation, architectural articulation, and foundation landscaping.
FWRC 19.115.090(3)(d). Pedestrian pathways shall be provided from rights -of -way, bus stops,
parking areas, and any pedestrian plazas and public space to primary building entrances. Multiple
tenant complexes shall provide pedestrian walkways connecting all major business entrances on
the site. Pedestrian pathways shall be clearly delineated by separate paved routes using a variation
in color and texture, shall be integrated with landscape plan, and shall be protected from abutting
parking and vehicular circulation areas within landscaping.
Crime Prevention through Environmental Design (OPTED) — FWRC 19.115.010(2) CPTED,
requires minimum standards for design review to reduce the rate of crime associated with persons
and property, thus providing for the highest standards of public safety. CPTED principles are: 1)
natural surveillance; 2) access control; and 3) ownership. The CPTED checklist (enclosed) must be
completed and submitted with the formal application, and CPTED principles should be incorporated
into the project as applicable.
10. Landscaping —The Process III application must include a preliminary landscape plan prepared by a
licensed landscape architect in accordance with the landscape requirements contained in FWRC
Chapter 19.125 "Outdoors, Yards, and Landscaping. " Following are the key landscape requirements
for the project.
Perimeter Landscape Bufj,rs —FWRC 19.125.130, for self-service storage facilities, the
required landscape areas must be planted with Type I landscaping per FWRC 19.125.050 et
seq. of this title when in the side and rear yard, and with Type III landscaping when adjacent to
a right-of-way.
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Perimeter Landscape Buffers — FWRC 19.125.060(5), Neighborhood Business, BN, requires a
minimum of Type III landscaping five feet in width along the perimeter of parking areas
abutting public rights -of -way. FWRC 19.125.070(5) requires parking areas to be screened with
either a three -foot -tall berm installed within the perimeter landscaping buffer, architectural
features, or substantial plantings added to the landscaping.
Type III landscaping consists of a mixture of evergreen and deciduous trees, large shrubs a
minimum of 24 inches in height at the time of planting, and groundcover; spaced to provide a
visual buffer creating a partial visual separation.
Interior Parking Lot Landscaping— Pursuant to FWRC 19.125.070, commercial developments
with up to 49 parking stalls shall provide 20 square feet of interior parking lot landscaping per
parking stall. The submitted landscape plan must provide calculations to demonstrate how this
requirement is met for parking stalls proposed to serve the new storage buildings. Landscape
islands must be installed at both ends of the parking rows. The submitted landscape plan must
show the square footage and dimensions of each interior parking lot landscape island proposed
to address this requirement, and depict trees, shrubs, and groundcover.
11, Garbage/Recycling — FWRC 19.125.150 requires that storage areas for garbage and recycling
receptacles be required for all new commercial developments. The formal application must note the
specific size, design, location, and screening of garbage receptacles as required by FWRC
19.125.150 and 19.125.040. Locations for the recycling and garbage facilities, and any fencing or
screening details, must be depicted on the formal site plan. See Solid Waste & Recycling Division
comments below for additional information.
12. Rooftop Equipment — FWRC 19.110.070 requires the following screening.
Generally, vents, mechanical penthouses, elevator equipment and similar appurtenances that extend
above the roofline must be surrounded by a solid sight -obscuring screen that meets the following
criteria:
a. The screen must be integrated into the architecture of the building.
b. The screen must obscure the view of the appurtenances from adjacent streets and properties.
13. Boundary Line Adjustment (BLA) —Parcel boundaries must be adjusted through a BLA
application that conforms to the requirements of FWRC 18.10. The BLA application must be
approved and recorded before the building pen -nit can be issued.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732,
ann.(fower ci offederalway.com
Flow control and water quality treatment will be required as outlined in the 2016 King County
Sui face Water Design Manual and the City of Federal Way addendum to that manual. A downstream
conveyance system nuisance problem has been identified downstream of this project. Previous analyses
are available for the engineer's review. If the same conclusion is reached for this project, either the
nuisance problem must be fixed or the flow control requirements, which are currently at Conservation
Flow Control level, will be increased to Flood Control level. Enhanced Basic Water Quality will be
required.
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Land Use Issues — Stormwater
1. 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 2016
KCSWDM. 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
I downstream analysis shall also be provided in the preliminary TIR. The City has 1" = 100', five
foot contour planimetric maps that may be used for basin analysis.
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. In addition to flow control facilities, Best
Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies
within Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the
treatment criteria of the Enhanced Basic Water Quality Menu. A downstream conveyance system
nuisance problem has been identified downstream of this project. Previous analyses are available for
the engineer's review. If the same conclusion is reached for this project, either the nuisance problem
must be fixed or flow control requirements will be increased to Level 3.
If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
4. Detention and water quality facilities must be above ground (i.e. open pond). Underground facilities
are allowed only with approval from the City of Federal Way Public Works Department.
5. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
6. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction storm. water permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
http://www.ecy.wa.gov/programs/wq/stormwater/construction/index.htrnl or by calling 360-407-
6048.
Right -of -Way Improvements
1. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for
traffic related items.
2. Dedication of additional right-of-way shall be conveyed to the City through a statutory warranty
deed. The dedicated area must have clear title prior to recording.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
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 applies to 21s1 Avenue SW frontage.
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February 2.2017
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Building (or EN) Permit Issues
Engineered plans are required for clearing, grading, road construction, and utility work. Plans must
be reviewed and approved by the City. Engineering review fees are $2,430.00 for the first 12 hours
of review, and $112.00 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/licensed 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:
www.cityoffederalway.com 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 admniistrative 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.
4. 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 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 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 (Sarady Long, 253-835-2743,
s a radv.lo n gr.& ci tvo ffed eralw ay.com )
Transportation Concurrency Analysis (FWRC 19.90)
Based on the submitted materials for 61,441 square feet mini -storage warehouse (Phase 1), the
Institute of Transportation Engineers (ITE) Trip Generation - 8"' Edition, land use code 151 (Mini -
Storage), the proposed project is estimated to generate approximately 16 new weekday PM peak
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Mr. Keimig
February 2, 2017
Page 8
hour trips. Alternatively, the applicant may submit a site specific trip generation study for the
proposed development.
2. A concurrency pen -nit is required for this development project. The PW Traffic Division will
perform concurrency analysis to determine if adequate roadway capacity exists during the weekday
PM peak period to accommodate the proposed development. Please note that supplemental
transportation analysis and concurrency mitigation may be required if the proposed project creates
an impact not anticipated in the six -year Transportation Improvement Plan (TIP).
3. The estimated fee for the concurrency permit application is $4,650.00 (11 - 50 Trips). This fee is an
estimate and based on the materials submitted for the preapplication meeting. The concurrency
application fee must be paid in full at the time the concurrency permit application is submitted with
land use application. The fee may change based on the new weekday PM peak hour trips as
identified in the concurrency trip generation. The applicant has the option of having an independent
traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee
remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for 61,441 square feet mini -storage warehouse, the estimated traffic
impact fee is a72,500. 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)).
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 III-4 in Chapter III of the Federal Way Comprehensive
Plan (FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040).
Based on the materials submitted, staff conducted a limited analysis to determine the required street
improvements. The applicant would be expected to construct improvements on the following streets
to the City's planned roadway cross -sections:
21" Ave SW is a Principal Arterial planned as a Type "E" street, consisting of a 64-foot street
with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights in
a 98-foot right-of-way (ROW). Assuming a symmetrical cross section, 19-foot ROW
dedication 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).
Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes, taper rate shall be WS" 2/60 or as directed by the Public Works Director.
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February 2, 2017
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Access Management (FWRC 19.135)
Access management standards are based on roadway safety and capacity requirements. FWRC
19.135.280 provides access standards for streets based on planned roadway cross -sections. Please
note that access classifications are per Drawing 3-1A in the Public Works Development Standards.
2. Please show all neighboring driveways within 150 feet of the proposed driveway(s).
3. 2 1 " Ave SW is Access Class " 3", which pen -nits full access as close as 150 feet to any other street
intersection or driveway, whether on or off the subject property. It appears that the current proposal
meet this access management standards:
4. Adequate throat length must be provided and shall be at least 40' from the edge of pavement or curb.
Access may be further restricted if such access would interfere with the 95th percentile queue lengths
from any existing traffic control device.
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
detennined by the Public Works Director.
The applicant must submit a Vehicle Turning Diagram to the Public Works Traffic Division. This
diagram will show how the appropriate design vehicle (such as: Bus, Garbage Truck, and WB-62)
can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting
a curb.
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robv@cityoffederalway.com)
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations include:
■ Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation
is established by FWRC 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions
measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -
open gate that spans the front width of the enclosure. When gate doors are opened, no structure or
hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred
for holding gates in closed and open positions to ease service access and maximize the life of gate
hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access
and/or additional waste types and containers.
■ Plan for user access to interior waste and recycling storage areas/containers, and to exterior
containers screened by enclosure(s).
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• Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential
`blind spots' during ingress and egress.
• Consider landscaping, setbacks and screening requirements [based on FWRC 19.125.040 (4) &
(5)]•
• Note that larger -scale commercial or multi -unit housing developments may see long-term savings
from the use of on -site waste compaction equipment. Planning for this equipment may require
larger enclosure dimensions, defined overhead clearances, consideration of power utility access,
and drainage management.
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: Dian Young, Route Manager, at 253-804-6815
(office) or 206-786-4530 (cell).
BUILDING DIVISION (Peter Lawrence, 253-835-2621, Peter.Lawrence@cityoffederalway.com)
International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
Uniforin 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, ICC/ANSI A117.1 - 2009
Washington State Amendments WAC 51-51
Washington State Energy Code, 2015 WAC 5 1 -11
Building Criteria
Occupancy Classification: S-1
Type of Construction: II-B
Floor Area: 115,890
Number of Stories: 3
Fire Protection: yes
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
A complete building permit application and commercial checklist required. (Additional copies of
application and checklists may be obtained on our web site at www-citvoffederalway.com.)
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Mr. Keimig
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Submit _5_ sets of drawings and specifications. Specifications shall include: _2 Soils report, _2_
Structural calculations, and _2_ Energy calculations, _2_ Ventilation calculations. Note: A Washington
State Registered architects' stamp is required for additions/alterations (new or existing) of 4,000 gross
floor areas or greater unless specifically listed as an "exempt" structure per the Revised Code of
Washington (RCW).
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 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 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.
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.
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LAKEHAVEN WATER & SEWER 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.
Hydraulic model results (FF #223) indicate that Lakehaven's standard maximum allowable system
liquid velocity of 10 ft/s is exceeded at a fire flow rate above 2,700 GPM. Fire flow rates greater
than available in the existing distribution system may be accommodated through water distribution
system improvements. Please contact Lakehaven for further detail.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new, and relocate
&/or abandon existing water distribution system facilities for the proposed development. Additional
detail and/or design requirements can be obtained from Lakehaven by completing & submitting a
separate application to Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement.
Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to
Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project
development.
• The site does not have any previous -or existing water service connections.
■ For water use during site construction/development, a hydrant meter may be rented from Lakehaven
for this purpose. Please contact Lakehaven for further detail.
■ 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. A separate fire protection service connection is
required, and installation & satisfactory testing of a separate approved BPA is also required pursuant
to WAC 246-290-490 & Lakehaven standards regarding premise isolation. As a low cross -
connection hazard, a double check detector assembly (DCDA) or a reduced pressure detector
assembly (RPDA) is required for 3" & larger fire protection service connections; for 2" & smaller
fire protection service connections a separate full -flow meter with a DCVA or RPBA is typical.
Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl,
CZoepflt7aa.Lakehaven.org, 253-946-5427) for additional information on premise isolation/BPA
installation & testing coordination.
• The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance,
as determined by Lakehaven, prior to activating any new domestic or irrigation water service
connections.
• 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, Domestic, 1" size: $4,230.00 deposit. Actual size TBD by
Lakehaven based on applicant's estimated maximum GPM usage rate.
• Water Service/Meter Installation, Irrigation, 1'/2" size: $5,200.00 deposit. Actual size TBD by
Lakehaven based on applicant's estimated maximum GPM usage rate.
16-105828-00-PC Doc. 1 D. 75161
Mr. Keimig
February 2, 2017
Page 13
Capital Facilities Charge(s)-Water: $3,476.00 per Equivalent Residential Units (ERU). Actual
amount due TBD by Lakehaven based on applicant's estimated annual total water usage rate. 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 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.
r The site does not have any previous or existing sewer service connections.
• A separate Lakehaven Sewer Service Connection Permit 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; for a self -storage facility this typical requirement can generally be waived.
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/changes/deposits (2017 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees,
charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to
change without notice.
• Sewer Service Connection Pei-inItFee: $210.00, per building connected.
■ Capital Facilities Charge(s)-Sewer: $3,325.00 per Equivalent Residential Units (ERU). Actual
amount due TBD by Lakehaven based on applicant's estimated annual domestic only water usage
rate. 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
h ://www.lakehaven.or 204/Develo ment-Enoineerin .
■ 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), or
relocate such facilities/easements as indicated above. New perimeter landscape requirements may
conflict with existing easement 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, 253-946-7242, Chris.Cahan@southkingfire.org)
The required fire flow for this project is 2,125 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.
Doc LD 73161
16-105325-00-PC
Mr. Keimig
February 2.2017
Page 14
Fire Hydrants:
This project will require 4 fire hydrants; if strategically placed to cover all buildings a minimum of 3 hydrants
will be permitted.
Fire hydrants shall be in service prior to and during the time of construction.
Fire Access Roads:
Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior
wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by
an approved route around the exterior of the building or facility.
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler systern
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
diarneter.
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 frre-
extinguishing system.
The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler
system shall be at least 10 percent 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 confonning to the current requirements of the National Fire Protection Association standards
and/or the fire chief or designee.
1 G-10: 828-00-PC Doc. L D. 75161
Mr. Keimig
February 2, 2017
Page 15
Fire Department Lock Sox:
A recessed fire department "Knox" brand key box shall be installed on each building
Vehicle Access Gates:
All vehicle access gates shall be provided with a "Knox" brand key cylinder for fire department access
CLOSING
This letter reflects the information provided at the pre -application 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 pre -application 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 pre -application
materials submitted.
Modifications and revisions to the project as presented for this pre -application may influence and modify
information regarding development requirements outlined above. In addition to this pre -application 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, david.vandeweghe@cityoffederalway.com. We look forward to working
with you.
Sincerely,
l �it,•Q .�,�
Dave Van De cohe
Senior Planner
enc; Lakehaven Utility Map
Master Land Use Application
Boundary Line Adjustment
SEPA Submittal Requirements
CPTED Checklist
Hazardous Materials Checklist
c: Dong E. Hong, 23302 94`h Ct S, Kent, WA 98031
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven
Chris Cahan, South King Fire and Rescue
Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Rob Van Orsow, Solid Waste and Recycling
Doc I D 75161
I6-105828-00-PC
RECEIVED
CITY OF
Federal Way
MASTER LAND USE APPLICATION
DEC 0 8 2016 DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8`s Avenue South
CITY OF FEDERAL WAY Federal Way, WA 98003-6325
CDS 253-835-2607; Fax 253-835-2609
%vww.cit rol%dcrahvay.com
APPLICATION NO(s) 1 I `° O Date
Project Name Storage Facility for AH & CSW Properties LLC
Property Address/Location 35305, 35415, 35401, 35409 21 st Avenue SW
Parcel Number(s) 2521039051, 2521039037, 2521039041, 2521039040
12-26-2016
Project Description e
building in Phase II. Phase I will include full site development, landscaping, utilities, looped fire line, a
Phase II will begin approximately three years.
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
X Preapplication Conference
Process I (Director's Approval)
Process 11 (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
BN Zoning Designation
Neighborhood
commercial Comprehensive Plan Designation
Vacant Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
S-1 / B Occupancy Type
11-B Construction Type
Applicant
The Keimig Associates
Name:
Alan C. Keimig
Address:
216 A Street NW
City/State:
Auburn, WA 98001
Zip:
253-939-3232
Phone:
253-735-1309
Fax:
ackeimig@msn.com
Email:
Signature:
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name:
Chris Wood
Address:
917 Valley Avenue NW
City/State:
Puyallup, WA 98371
Zip.
Phone:
253-852-6046
Fax:
253-220-2705
Email:
chris.wood@prosalesinc.com
Signature'.
Bulletin #003 —January 1, 2011
Page 1 of 1
k:\Handouts\Master Land Use Application
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: 12/15/16
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District
Vince Faranda; South King Fire & Rescue
Rob Van Orsow, Solid Waste/Recycling Coordinator
Rick Perez, City Traffic Engineer
FROM: Dave Van De Weghe, Planning
FOR DRC MTG. ON: 1/5/17 - Internal
1/12/17, 9 a.m. - with applicant
FILE NUMBER(s): 16-105828-00-PC
RELATED FILE NOS.: None
PROJECT NAME: STORAGE FACILITY FOR AH & CSW PROPERTIES LLC
PROJECT ADDRESS: 35305 21ST AVE SW
ZONING DISTRICT: BN
PROJECT DESCRIPTION: Proposal to dedicate 20' along the public right of
way. Construct (3) storage facilities in Phase I and
(1) self -storage building in Phase II. Phase I will
include full site development, landscaping, utilities
and looped fire line. Phase II will begin in three
years.
LAND USE PERMITS: Pre -application conference_
PROJECT CONTACT: ALAN C. KEIMIG, 253-939-3232
MATERIALS SUBMITTED: Applicant's letter
Plan set
CITY OF
4S. Federal
December 16, 2016
Alan Keimig
Keimig Associates
216 A Street NW
Auburn, WA 98001
Way
Fi,LE
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
RE: Permit #16-105828-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
Storage Facility for AX & CSW Properties LLC, 35305 21" Ave SW, Federal Way
Dear Mr. Keimig:
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Developmew Review C'o`nrnittee and a meeting with the
project applicant has been scheduled as follows:
9:00 a.m. — Thursday, .January 12, 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 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.vandowegherdcitvoffederalwnv.coni, or 253-835-2638.
Sincerely,
Dave Van De Weghe
Senior Planner
C. Dong and Ye Hong. 23302 94"' Ct S. Kent WA 98031
Ib-Iois'-5-00-PC Duc LD 75123
RECEIVED THE KEIMIG ASSOCIATES
DEC 08 Z016 ARCHITECTS -PLANNERS
216 A STREET NW, AUBURN, WA 98001
cITY OF FEDERAL WA
CDS (253) 939-3232, FAX (253) 735-1309
December 8, 2016
Self Service Storage
AH and C5W Properties LLC
35305 21" Ave SW
Federal Way, WA
RE: Statement of Architectural Design and Existing Use
The site consists of four separate parcels A, B, C, and D, identified as tax parcels 2521039051, 2521039037,
2521039041, and 2521039040. The total site is 3.23 acres. It is currently vacant and has 17 cottonwood trees
which are planned to be removed.
The project is to construct four self-service storage buildings. Currently three structures would be completed: one
building with the facilities' office and two stories of storage spaces, and two single storage buildings that border the
northern boundary. The fourth building will be a second two-story storage facility reserved for later development
once the initial project is fully occupied.
The building will be constructed with light gauge metal framing with a combination of cool jade green corrugated
and Mini "V" metal siding panels over continuous insulated walls. The roofs will be metal backed enamel finish
corrugated panels. Both metal siding and roofing will be AEP SPAN. The strategically placed, natural gray CMU
split face block veneer on lower facade areas will assure the building's protection from vehicles.
Building fenestrations will consist of canary yellow roll -up steel doors and window curtain walls to add an element
of openness and visual quality at selected elevations of the two story facade. Window frames will be anodized mill
finished aluminum with annulated insulated glass.
Perimeter security fencing will be black vinyl coated chain link and painted poles and rails in other locations,
complimented with decorative black iron in prominent areas. There will be acoustic swing gates for ingress and
egress provided with Knox -Boxes for emergency personnel. Landscaping will be designed by a registered
Washington State Landscape Architect to meet the intent and requirements of the Federal Way code. Site lighting
will be provided with the pole mounted LED shielded fixtures in parking areas and building mounted fixtures along
interior drive lanes. A screened garbage and recycling enclosure constructed of CMU reflective of building
materials is provided. Additionally, an accessible path is provided from the public right-of-way to the storage
leasing offices.
Pursuant to Chapter 19.115 Community Design Guidelines, the project is designed and detailed to enhance the
general appearance of the development while being mindful of the cost for the Owner's to efficiently operate the
facility and benefit the clients served and the community. The structures are designed with modulation and
material changes strategically placed to achieve the most appeal. Colors are selected to provide artistic contrast and
to provide a vibrant harmony throughout the project. The office/retail sales area is oriented toward the public right-
of-way with the display windows. The project is low in vehicular trip generation and adequate and limited
customer parking is located along the east face of the building.
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Preapplication Conference Sign -In Sheet
Storage Facility for AH & CSW Properties
16-105828-00-PC
January 12, 2017
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