16-105035CIT
Federal Way
December 7, 2016
Stephen Bourne
Site + Plan + Mix LLC
11012 Sand Point Way
Seattle, WA 98125
oa
T19
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
Emailed: steplieii.bournecomcast.iiet
Re: File #16-105035-00-PC, PREAPPLIC ATION CONFERENCE SUMMARY
352VD SELF STORAGE, 35200 PACIFIC Hwy S., FEDERAL WAY
TAX PARCELS (292104-9048, 292104-9046 & 292104-9053)
Dear Mr. Bourne:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held November 3, 2016. 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 VOL] 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 Leila Willoughby -Oakes, 253-835-2644. 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
Construction of a self -storage facility, six one-story buildings, and outdoor covered vehicle/boat storage
of approximately 108,476 square feet of gross floor area on three undeveloped parcels (5.19 acres).
Parking and site improvements are also included. The subject property abuts Pacific Highway South,
352"`1 Street, and a City of Federal Way stormwater facility. All abutting properties are zoned Commercial
Enterprise.
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 highlilght critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Mr. Bourne
December 7. 2016
Page 2 of 20
• Planning Division
■ Planning recommends the use of an alternative building fag-ade modulation and screening option
versus pedestrian plazas with benches along S 352"`� Street.
• The proposal shall provide on -site garbage and recycling enclosttre(s) per FWRC 19.125.150(1).
Public Works Development Services Division
Stormwater treatment and detention meeting standards outlined in the 2016 King Count-v Surface
TT'ater Design Manual are required for this project.
o Public Works Traffic Division
A Transportation Concurrency permit is required per FWRC Chapter 19.90.
Traffic Impact Fee (TIF) payment per FWRC 19.91.
Revise current proposal to meet access management standards (FWRC 19.135.280).
• Lakehaven Utility District
Applicant to move and straighten out gravity and force main where new building footprint is
depicted. The applicant must avoid existing Lakehaven facility and easements.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If YOU have questions, please contact
the representative listed for that section.
COMMUNITY DEVELOPMENT —PLANNING DIVISION (Leila Willoughby -Oakes, 253-835-2644,
leila.willoughbv-oakesra,1.citvoffedera 1way.com)
1. General Zoning Regulations — The subject property is located in the Commercial Enterprise (CE)
zoning district. Pursuant to FWRC 19.240.050 a self-service storage facility is pennitted. The following
is only a portion of the zoning regulations governing the proposed uses in the CE zone. The applicant
should consult the referenced use zone chart prior to submitting a Master Land Use Application:
(a) Required Yards, Lot Coverage, Building Height— Required yards, lot coverage and building
height for self -storage are:
■ Front 20 feet minimum setback; side and rear - 10 feet (abuts CE zoned parcels; there are no
neighboring residentially zoned parcels).
• Maximum lot coverage— none; the buildable area will be determined by other site
development requirements (i.e., required buffers, parking lot landscaping, surface water
facilities, etc.).
• Maximum building height-40 feet above average building elevation (AABE') per FWRC
19.240.050 note 2, or if approved by the Community Development Director, the height of the
structure may exceed 40 ft. above building elevation, to a maximum of 55 ft., if all of the
following four criteria are met:
Average Building Elevation (FWRC 19.05.010 Definitions W) - The avera0e of the highest and lowest existing or proposed
elevations. whichever is lowest. taken at the base of the exterior walls of the structure. or it means five feet above the lowest of
the existin0 or proposed elevations. whichever is lowest. ABE is the elevation from \ehich building height is measured.
!trip 0359 C Doc IU 74So'
iVir. Bourne
December 7. 2016
Page 3 of 20
i) The increased height is necessary to accommodate the structural, equipment, or
operational needs of the use conducted in the building, and/or all ground floor spaces
have a minimum floor -to -ceiling height of 13 ft. and a minimum depth of 15 ft.;
ii) Height complies with note 3;
iii) Height over 40 ft. is set back from nonresidential zones by one additional ft. for each one
ft. of height over 40 ft. (does not applv); and
iv) Rooflines are designed to avoid a predominantly flat and featureless appearance through
variations in roof height, forms, angles, and materials.
(b) Parking— The applicant shall provide 1 space per 300 sq. ft. of office gross floor area. The office
area is 1080 square feet. Accordingly, 4 spaces are required (1080 sq. ft. /300 = 3.6 spaces
rounded up), the preapplication site plan depicts three spaces. The applicant must provide an
additional space. Parking lot design criteria are based on the enclosed handout. Typical 90-degree
design standards are 9 x 18 foot stalls with 25-foot-wide drive aisles. Wheel stops shall be
provided on all stalls adjacent to pedestrian pathways and where no permanent curbing exists.
Permanent curbing shall be provided in all landscaped areas within or abutting parking areas.
2. Land Use Applications — The proposed self-service storage facility is subject to a Use Process III
(Project Approval) review pursuant to FWRC 19.215.130.
The Planning Division will notify the applicant of the application status within 28 days of submittal.
A determination of completeness is based upon satisfaction of the items on the submittal checklist
(enclosed). If the application is determined complete, staff will issue a Letter of Complete
Application. If deemed incomplete, the review period of these new items will begin within 14 days
following submittal of requested items.
The FWRC 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. After 180 days the
application shall be deemed null and void and the city shall have no duty to process, review, or issue
any decisions with respect to such an application.
Process 111, Project Approvals, are valid for five years after the date of the final land use decision
made by the Community Development Director.
Please refer to the enclosed Use Process III Development Submittal Requirements Checklis7 when
preparing your plans and associated documents.
3. Boundary Line Adjustment (Elimination oj'haternal Lot Lines) — The applicant shall apply for a
boundary line adjustment (BLA) in order to consolidate the three existing commercial parcels and
remove internal property lines (Bulletin #038 contains minimum submittal requirements). The
boundary line adjustment may be submitted concurrently with the Process III application and
completed SEPA Checklist. Prior to the issuance of a building permit the boundary line adjustment
(BLA) must be recorded with the King County Recorder's Office at the owner's expense.
Doc ID 74862
16-IO�03 i-PC
Mr. Bourne
December 7. 2016
Pauc 4 of 20
Public Notification (Use Process III) — Within 14 days of issuing a letter of completeness on the
proposal, a Notice of Application will be published in the Federal Wcry ]Mirror, mailed to property
owners within 300 feet of the subject property, posted on the subject property, and placed on the
City's three designated notice boards. The applicant is required to submit two (2) sets [1 Notice of
Application, 1 SEPA] of stamped mailing envelopes to persons receiving tax statements within 300
feet of the subject property. The City's GIS Division provides this service for a nominal fee or the
applicant may provide their own mailing envelopes via King County Assessor records or a Title
Company. Refer to the enclosed mailing labels bulletin for further information. SEPA notifications
will be done in compliance with FWRC 14.10.040.
State Environmental Policy Act (,SEPA) ElMronrrrentol Review — The project is subject to
environmental review under the Stale Environmental Policy Act (SEPA), as the proposal exceeds the
flexible thresholds (buildings up to 12,000 square feet and 40 parking spaces) pursuant to FWRC
14.15.030.1(c). The city may utilize the optional Determination ofNonsignificance (DNS) method of
combining the land use and SEPA notifications when environmental checklists are thoroughly
completed. An environmental threshold determination made by the Director of Community
Development must be issued prior to land use approval.
Critical Areas
a. Wellhead Recharge Areas — The proposal is located in the 6-month, 5-year, and I -year wellhead
capture zones. Please submit a completed Hazardous Materials Inventory with the Use Process III
application (FWRC 19.145.490(1)-(5)).
.stream 1hlu?,2ing (Meetingfollow-up) — The Department of Fish and Wildlife, Salmon Scape
online mapping and the King County Parcel Viewer 2.0 depict a stream, water -feature, and/or
pipe polygon/vector connecting to the Hylebos Creel:. The City's Public Works Department has
confirmed a piped stream does not exist in this location. Please find email correspondence
enclosed from the City of Federal Way Public Works Stormwater Management Division.
However, if during construction you encounter a piped stream and/or drainage infrastructure in
this location, stop work, and contact the Planning and Public Works Development Services
Divisions immediately at253-835-2643 and 253-835-2732.
7. Solid Waste and Recycling— The project shall provide trash and recycling facilities as described in
FWRC 19.125.040(4) and FWRC 19.125.150. The trash enclosure area may not be located within
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).
+ The enclosure shall be architecturally consistent with the design of the primary structures and
have a minimum 12-foot gate opening for service provider access in order to retrieve recycling
and garbage containers. Please refer to comments in the Public Works — Solid Waste section of
this letter for additional requirements.
• General commercial uses shall provide three square feet of storage space, with a maximum of
1,000 square feet, for every 1,000 square feet gross floor area, with a minimum of 65 square feet.
• The applicant shall provide lighting in all storage areas per FWRC 19.1 15.050 (7)(a)(ii).
Meetingfollow—tip: The applicant must provide onsite garbage and recycling pursuant to the
provisions above. FWRC 19.125.150(2) `E emplions' does not provide solid waste and recycling
exemptions for self-service storage facilities.
16.100.">_PC Dn ID 74961
h41-. BOUrne
December 7. 2016
Pagye i of 20
8, Conarnunht v Design Guidelines — Review of the proposal under the city's design guidelines, FWRC
Chapter 19.115, is required for the project and will occt:r in conjunction with the Use Process review.
The principal applicable guidelines for the project are noted below. However, this does not
necessarily include aII applicable guidelines, and project desiorners 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.
FRIRC 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 formal application and review for
compliance with CPTED principles. A completed CPTED checklist must be submitted with your
application.
I. Natural Surveillance — Promote visibility of public spaces and areas.
it. Access Control— Identify techniques that deter unauthorized and/or inappropriate access.
Ili. Ownership— Reduce perception of areas as ownerless.
FWRC 19.115.050 Site Design — Refer to all sections of this chapter for site design standards.
Key sections include:
i. (1) General criteria (d), (f), and (g)
it. (2) Surface parking lots (a), (b), (c), and (e)
Hi. (4) Pedestrian circulation and public spaces (a) and (b)
iv. (5) Landscaping
v. (6) Commercial services (a)
vi. (7) Miscellaneous (a)
c. FWRC 19.1 15.060 Building Design — Refer to all sections of this chapter for building design
standards. Key sections include:
i. (1) General Criteria (c)
it. (2) Building facade modulation and screening options —(a), (b), and (c)
All building facades are both longer than 60 feet and visible from either a right-of-way or residential
use or zone and therefore shall In 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 (minimum of 6 feet in width by 2 feet in
depth); (b) landscape screening; (c) canopy or arcade; and (d) pedestrian plaza.
Building facades visible from rights -of -way should incorporate methods of articulation and accessory
elements in the overall architectural design, for example display windows, window openings with
visible trim material, vertical trellis, artwork, decorative masonry or metal patterns or grillwork,
relief, material variations, etc.
Meeting follow-up: The project planner, Ms. Willoughby -Oakes, and applicant's architect, Mr.
Bourne, discussed the proposed facade modulation and screening options along S 352"d Street. The
Planning Division discourages the use of pedestrian plazas and foundation landscaping along this
street in accordance with the principles of Crime Prevention through Environmental Design (CPTED)
under FWRC 19.1 15.010(2)(a)-(d). Please refer to Lindsey Sperry, Crime Analyst and Prevention
Specialist, Federal Way Police Department comments below.
Doc ID 7AS62
Irr 10>U3 S41(_
dr. Bourne
December 7, 2016
Page 6 of20
d. FWRC 19.115.070 Building and Pedestrian Orientation — Requirements of this section apply to the
project (FWRC 19.115.070[l][a]).
e. FWRC 19.11.5.090(1) District Guidelines for the Commercial Enterprise (CE) Zone — Requirements of
this section apply to the project (FWRC 19.115.090[2][a] — [g]).
9. 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 19.1 15.060(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 1 landscaping.
b) Per FWRC 19.125.060(6)(c), for properties within the Commercial Enterprise, CE zone, Type IIi
landscaping a minimum of five feet in width shall be provided along all property lines.
c) Parking Lot Landscaping — Twenty square feet of interior lot landscaping, per parking space, must be
provided in accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type IV parking lot
landscaping is required to be installed at the ends of all rows of parking (including RV and boat
storage) and disbursed throughout the interior parking area. The site plan must list the specific size of
each landscape island proposed for interior parking lot landscaping in order to verify the required
calculation is provided. Landscape islands must be a minimum width of six feet between stalls and at
the ends of rows. Lighting fixtures shall not replace any required interior parking lot landscaping.
10. Gross Floor Area — Outdoor uses, activity and storage areas will be used in calculating the gross floor
area of the storage facility. Covered storage areas depicted on the site plan for recreational vehicle
and boat storage will be included in gross floor area calculation (19.125.170(5)).
Gross floor area calculations are relevant to the proposal:
• FWRC 19.1 15.060(2)(d) — Pedestrian plazas are depicted to satisfy minimum building facade
modulation and screening options; the size of the plaza in square feet must be equal to one
percent of the gross floor area of the building and a minimum of 200 square feet.
• FWRC 19.30.090 —Nonconforming development any future proposal's increase to building
area(s) on the subject property will be subject to FWRC 19.30.090(2)(a) 'Exceptions':
"For a building (or group of buildingS) greater than or equal to 50, 000 square feet,
conformance as identified in subsection (1) of this section is not required unless the applicant
proposes to add 4,900 square feet of neiv gross floor area to the subject property or 10
percent of the gross floor area of'lhe building(s) on the subject property, whichever is
greater, within any Consecutive 36-7770T1th t1717e period C0117717encing at the Iiine of brtlldina
per1777t ISSZtal7ce... '
16.;W03i .PC Doc ID 74862
Mr. Bourne
December 7. 2016
Page 7 of 20
11. Fencing and Required Yards — Fencing may be placed in a required yard if it does not exceed six feet.
Fencing outside of the required yards may be as tall as the maximum building height (FWRC
19.125.160 (5)).
Meeting follow-up: If securing the site, fencing and screening must comply with the following
provisions tinder FWRC 19.125.120-140:
• Electrified fences are not permitted in the city, except to contain large domestic animals.
• Barbed wire is permitted only atop a fence or a wal l at least six feet in height or between two
agricultural uses.
• Razor wire fences are prohibited in the city.
12. Clearing and Grading— The applicant is required to obtain clearing and grading plan approval as a
component of the land use approval. Please consult FWRC 19.120.040(1) for items that are required
to be included on the plan. Approval and Notice to Proceed shall be required prior to commencing
clearing and grading activities on site. Please reference FWRC 19.120.060(2).
Follow-up: Please provide a site profile/cross-section of the site in your construction/clearing and
grading plan sets (Bulletin #001). The applicant shall describe and show any grade changes from S
352"� St. to the site.
13. Tree and Vegelalion Requireinenis
A tree and vegetation retention plan as required under FWRC 19.120.040(2) must also be submitted
with the Process III land use application. The tree and vegetation retention/replacement plan must be
prepared by a certified arborist or certified landscape architect. The standards require each
development to maintain a minimum tree unit density. As required under FWRC 19.120.130(2), the
minimum tree density in the CE zone is 20 tree units per acre. The subject property's required tree
units are 104 (20 tree units x 5.19 acres, per plans dated October 14, 2016).
A tree unit is a value assigned to existing trees retained on the property or replacement trees. The
larger the tree, the greater value it is assigned. Required tree density can be composed of retained
trees and replacement plantings per FWRC 19.120.130. The tree and vegetation plan must clearly
show where the 104 tree units are to be located, showing their size, height, species, caliper, etc. The
formal landscape plan must detail information about tree unit credits and replacement.
14. Rockeries/Retaining Walls— See FWRC 19.120.120(3)-(7) for specifics about retaining wall
requirements of height, location, landscaping; and material composition. For commercial properties,
rockeries and retaining walls shall be a maximum of six feet in height as measured fi-om finished grade
at base of wall to top of wall.
15. Rogflop Mechunical Equip7nenl — Per FWRC 19.1 10.070, vents and similar appurtenances that extend
above the roofline must be surrounded by a solid sight -obscuring screen that is integrated into the
architecture of the building and obscures the view of the appurtenances from adjacent streets and
properties. Please provide screening details on the elevation drawings.
16. Lighting— In addition to CPTEi7 lighting standards, the following shall apply: lighting levels shall
not spill onto adjacent properties (FWRC 19.105.030); lighting shall be provided in all loading.
storage, and circulation areas (FWRC 19.1 15.050(7)(i)-(iii); acid lighting standards shall not reduce
the amount of landscaping required for the prgject (FWRC 19.1 15.050). A photometric lighting plan
Doc ID 74862
I G- l o;o.">-PC
W. Bourne
December 7. 2016
Page 8 of 20
that meets the standards of the illuminating Engineering Society (IES) minimum outdoor light levels
will be required with the Process III application.
17. Fees— Please contact the Permit Center at 253-835-2607 or pertnit.cestter i ccityotTed_er-al)�wy com to
confirm application fees.
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 determination is made by the SEPA Official and Land
Use approval is granted and appeal period completed. No clearing, grading, or filling actions may
occur on site in advance of the SEPA, land use permits, building or grading permit, or other approval
processes as required by the City.
PUBLIC WORKS —DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732,
ann.clowerC.O cityoffederahway.com)
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 2016 King County
Sznface Water Design Manual (KCSWDM). This project meets the requirements for a Full Drainage
Review. At the time of land use site plan submittal, a preliminary Technical 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 l 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 an Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet
the treatment criteria of the Enhanced Basic Water Quality Menu.
A settlement agreement for parcel No. 292104-9048, dated November 14, 1996, discusses future
development of the subject property and stormwater detention requirements_ Section I.e. places the
duty of handling future stormwater detention requirements on the developer, and allows the developer
to utilize and discharge stormwater to the S 356th St Regional Stormwater Facility. Pursuant to those
terms, the developer may use the regional facility to meet the development's stormwater
requirements; however, this will require analysis of the current capacity. Please note that the
agreement does not obligate the City to revise or expand the regional facility on behalf of the
developer. Based on updates to stormwater regulations since the execution of the agreement, it is
anticipated that additional onsite detention or modification to the City facility will be required to meet
current standards. Design and construction will be at the developer's sole expense. Because the
agreement does not contemplate or extend to the other two parcels proposed for development, full
detention will be required for those parcels in accordance with current regulations.
4. if infiltration is proposed; soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
16.10I 03i :Pc Doc ID 748o'
Mr. Bourne
December 7. 2016
Paae 9 of20
5. 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.
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
7. The survey provided shows several City drainage easements along the S 352nd Street frontage,
through the center of the property, and along Pacific Highway S frontage. These easements must be
shown on the site plan. Buildings may not be constricted over these easements or within easement
setbacks outlined in the 2016 KCSWDM. Plantings, walls, etc. will require City approval.
8. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction stormwater permit may be required. Information regarding
this permit can be obtained from the Washington State Department of Ecology at
http://www ecy Ova.not/pro,j-amshvglstormwater/constriietioii/index_htnii or by calling 360-407-
6048.
Right -of -Way Improvements
See the Traffic Division comments from Erik Preston, Senior Traffic Engineer, for traffic related
items.
2. if dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. Tile dedicated area must
have clear title prior to recording.
Building (or EN) Permit Issues
1. Engineered plans are required for clearing, grading, road and parking lot construction, and utility
work. Plans must be reviewed and approved by the City. Engineering review fees are $1,125.00 for
the first 12 hours of review, and $93.75 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.ci ,offedei-alway.com/node/] 467 to assist the applicant's engineer in preparing the plans and
Ti R.
Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
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) during the two-year maintenance period. During that time, the
I0-10?O;5-1'C Doc ID 7486'
Mr. Bourne
December 7. 2016
Paoe 10 of 20
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 I " = 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
(Erik Preston, PE, 253-835-2744, erik.PrestonQxity-offederalsvay.com)
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 83,976 square feet of enclosed self -storage and 39,080 square
feet of open or covered self -storage, the Institute of Transportation Engineers (ITE) Trip Generalio77 -
8"' Edition, land use code 151 (Mini Warehouse), the proposed project is estimated to generate
approximately 29 new weekday PM peak hour trips. Alternatively, the applicant may submit a site
specific trip generation study for the proposed development.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform
concurrency analysis to detennine 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).
The estimated 2016 fee for the concurrency permit application is $2,055.00 (1 l - 50 Trips). This fee
is an estimate and based on the materials submitted for the pre -application 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.
16-109031�-PC Doc ID 74862
ivlr. Bourne
December 7. 2016
Page I I of 20
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for 123,056 total square feet of self -storage, the estimated traffic impact
fee is $116,042.00 (2016 Rate). 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 must be paid prior to
pen -nit issuance.
Street Frontage Improvements (FWRC 19.135)
Based on the available records and the submitted materials, it appears that this proposal meets the 25
percent threshold criteria for requiring street frontage improvements as identified in the FWRC
19.135.030. The applicant/owner may submit an appraisal for the subject property, or King County
Assessor's records may be used. The Public Works Development Services Division will evaluate the
submitted appraisal data to determine if the project actually meets the City's 25 percent threshold for
requiring street frontage improvements.
2. The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-6 of the FWCP and Capital Improvement Program (CIP)
shown as Table 111-19 (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:
■ 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, 8-foot sidewalks, and street
lights in a 124-foot right-of-way (ROW). Further ROW dedication is not required. Since
the required improvement is part of a larger fully -funded TIP project already under
construction, a pro-rata share of the costs of the improvements will not be required.
■ S 352"d Street is a Principal Collector planned as a Type "K" street; consisting of a 44-foot
street with curb and gutter, 6-foot planter with street trees and streetlights, and 8-foot
sidewalks in a 78-foot right-of-way (ROW). Since this street was recently constructed to
the full planned cross-section no ROW dedication or frontage improvements are required.
3. 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
m
requests is available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $160.00.
Access Management (FWRC 19.135)
1. 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 3-1 A in the Public Works Development Standards.
2. WAC 468-52-040 limits access on state highways to access spacing of 250 feet with only one access
per parcel. Pacific Highway S is access class "I" where left -in access may be permitted every 330
feet and left -out access is only permitted at signalized intersections (FWRC 19.135.280). The location
ofthe proposed driveway onto SR 99 does not meet minimum spacing requirements with driveways
to the south and must be revised if public access is desired. The driveway is also too narrow for
16-IU�U?�-PC Doc ID 74S62
Mr. Bourne
December 7. 2016
Page 12 of 20
public access and should be widened. Please note, the SR 99 Phase V project will restrict access to
right -in and right -out only on Pacific Highway S (SR 99).
3. If the SR 99 driveway is designated to be used as an emergency access only, then the current location
and width is acceptable. However, the gate must be Opticom-actuated and approved by South King
Fire. No public use of the driveway will be permitted.
4. Please show all neighboring driveways within 250 feet of the proposed driveway(s) along Pacific
Highway S.
5. Per FWRC 19.135.280, there may be only one driveway for each 330 feet of lot frontage. This
property does not have the 660 feet minimum street frontage to allow a.second access onto S 352°d St.
Additionally, driveways must be located no closer than 150 feet to any street intersection or to any
other driveway, whether on or off the subject property. The city may further limit or prohibit access to
or from driveway onto arterial streets as deems appropriate for safety.
6. S 352" d Street is Access Class " 4 ", which perm its full access as close as 150 feet to any other street
intersection or driveway, whether on or off the subject property.
7. Access may be further restricted if such access would interfere with the 95°i percentile queue lengths
fi-om any existing traffic control device. The location of the proposed driveway onto S 352°d St is
within the 95"' percentile queue length of the existing signal and shall be revised if full access is
desired. If built at its current location then a C-Curb would be required on S 352" d St to restrict the
driveway to right -in and right -out movements only.
8. 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 $160.00. Once preliminary traffic queuing
analysis has been completed, the applicant's traffic engineer may submit a written request for access
modification if desired.
For driveways that serve uses other than single-family residential uses and zero lot line townhouse
development, 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. Because of the expected design vehicle the driveway
widths should be revised to provide a minimum width of 30 feet.
Misc. Safety related Comments
1. The applicant must submit a Vehicle Turning Diagrain to the Public Works Traffic Division. This
diagram will show how the appropriate design vehicle (such as: Moving Truck, Large RV, and WB-
62) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or
mounting a curb.
2. The City will monitor traffic conditions (queuin(7, collisions, etc.) on S 352°d Street and shall reserve
the right to limit access to right -in and right -out at such time deemed necessary.
Ic�fn>fl,S.Pc' Doc ID 7486_
Mr. Bourne
December 7. 2016
Page 13 of 20
FEDERAL WAY POLICE DEPARTMENT— CRIME PREVENTION (Lindsey Sperry, Crime Analyst and
Prevention Specialist, 253-835-6707, Lindsev.S el•ry .citvoffederal►va .com)
Below are the Federal Way Police Department crime prevention comments/recommendations for the
35211d self -storage preapplication. Please contact me if you have any further questions.
• The building and parking lot need to maintain high levels of lighting. The minimum standard of
illuminances in public spaces are 20-30-50 LUX/2-3-5 Footcandles. It would be our suggestion that
the area surrounding the buildings and the parking lot meet this minimum standard.
■ This area has a history of problems with transients. It would be strongly suggested to remove the
proposed benches along 352°d St as they would 'invite' loitering in that area.
■ Using CPTED principles for landscaping, we would suggest that the property was bordered with
low bushes (not higher than 3 feet) and high cut trees (branches higher than 7 feet) to take away
areas of concealment and create natural surveil lance for the property.
• The Police Department suggests a very secure Access Control System using a combination of gates,
key cards, cameras and lighting to deter crime in the area.
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robr inorsow�:citvoff'e(leralway.cnm)
If the proponent wishes to designate storage unit(s) as the 'enclosure,' the Public Works Solid Waste and
Recycling Division advises that this is not a workable long term solution since there is nothing to bar the
space from being rented as storage in the future. Any future dumpsters outside would then be outside,
unscreened and in non-compliance with FWRC 19.125.
The Division calculates the following recycling requirements per calculations on Sheet A-1 dated October
14, 2016 — the site exceeds 83,000 sq. ft. of gross floor area. Accordingly, at 3 sq. ft. per 1.000 sq. ft. the
applicant must provide approximately 249 square feet of enclosure spaces for recycling alone. The Solid
Waste and Recycling Division highly recommends the recycling and solid waste enclosures be split into
two separate 8-foot deep enclosures with a width of 15 feet.
In conclusion, enclosures must be added to the existing site design. Please find the Public Works Solid
Waste and Recycling Guidelines enclosed.
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations for commercial or multi -unit residential Rousing include:
Space Required and Enclosure Basics
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is
established by FWRC 19.125.150 (enclosed). Note that this typically makes Lip only about 1/3 of the
combined space needed for solid waste and recycling containers combined.
■ In general, per unit services costs are lower for larger containers emptied less frequently. Sites that do
not allow ample space for containers will tend to have higher service costs over the long term.
■ Basic solid waste and recycling services can be accommodated within a single enclosure with clear
interior dimensions measuring 10' deep by 20' across. A two -door swing -open or roll -open gate
Doc ID 74962
I6-10;035-1'C
Mr. Bourne
December 7. 2016
Page 14 of 20
Should span the front of the enclosure. When gate doors are opened. no structure or hardware should
remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in
both closed and open positions to ease service access and maximize the life of gate hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access
and/or additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/containers, and convenient access to
exterior containers screened by enclosure(s).
Vehicle and Service Access
Plan for unobstructed enclosure ingress and egress for service vehicles, preferably in -line with enclosure
openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind spots' during
entry and while backing.
Screening Specification for Enclosures
Consider landscaping, setbacks and screening requirements, based on FWRC 19.125.040 (4) & (5).
Large Scale Projects and On -Site Waste Compaction
Note that larger -scale commercial developments may see long-term savings from the use of on -site waste
compaction equipment. Planning elements for this equipment includes larger enclosure dimensions,
defined overhead clearances, power utility access, and drainage management.
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).
COMMUNITI' DEVELOPMENT —BUILDING DIVISION (Peter Lawrence, 253-835-2621,
Peter.Lawrencencityoffed eralway.com )
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
Inlernational Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2014
Accessibility Code, lCC/ANSI A 117.1 - 2009
Washington State Amendments WAC 51-51
Washington State Energy Code, 2012 WAC 5 1-11
IG-I0�035-Pc Doc ID 74861
Mr. Bourne
Deccmber 7, 2016
Pane 15 of 20
Building Criteria
Occupancy Classification: S-1, B, M
Type of Construction: 11-B
Floor Area: 76,136
Number of Stories: 1
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. (Additional copies of application and
checklists may be obtained on our web site at w,.vw.citvoFfederalway.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
State Registered architects' stamp is required for additions/alterations (new or existing) of 4,000 gross
floor area 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 fi-om 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.
16-10;0±5_p(• Doc ID 74S61_
Mr. BOUrne
December 7. 2016
Page 16 of 20
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.
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, BAsbury@lakehaven.org)
Lakehaven's comments below, regarding the proposed 6-building (one story) self -storage development on
tax parcels 2921049046, 2921049048 & 2921049053. Let me know if you've any questions or need
additional information.
Water
• A Certificate of Water Availability (application form enclosed) 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 #139) indicate that Lakehaven's standard maximum allowable velocity
of 10 ft/s is exceeded at a fire flow rate above 3,100+/- -prn. If more precise available fire flow
figures are required or desired, Applicant can request Lakehaven perform a system hydraulic model
analysis (separate from, or concurrent with, an application for Availability). Current/2016 cost for a
hydraulic model analysis is $200.00. 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 water
distribution system facilities for the proposed development, including extend -to -far -edge (NE comer)
in accordance with long-standing Lakehaven policy. 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 (application forms attached). 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 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
l0-I0;03;.rC Doc ID 7486'
Mr. Bourne
Decemher 7. 2016
Page 17 ol'20
cross -connection hazards, either a double check valve assembly (DCVA) or a reduced pressure
backflow assembly (RPBA) is required. if a fire protection system is required or proposed, a separate
fire protection service connection is required, and installation & satisfactory testing of a separate
approved BPA is 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,
CZoepfl(lLakehaven.grg, 253-946-5427) for additional information on premise isolation/BPA
installation &testing coordination.
• Applicant will be required to complete and submit to Lakehaven a Water Use Questionnaire (WUQ).
Information in the WUQ will be used by Lakehaven to determine specific premise isolation (aka
backflow prevention) requirements.
• 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
connection(s).
■ Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2016 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. Charges -Payable -in -
Lieu -of -Extension (CPILOE) are assessable against the property for water facilities either previously
constructed or to be constructed that provide direct benefit to the property. The currently applicable
CPILOE indicated below is a fixed amount; any future CPILOE that supersedes & replaces this
existing CPILOE would be adjusted monthly fora period of 10 years following completion of the
related (project currently under construction) water system facilities construction project. If a DE
Agreement is required, CPILOE are due prior to & as a condition of scheduling the Lakehaven
preconstruction meeting. 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 estimated: $320.00 Drop -in Meter Fee. Actual
size TBD by Lakehaven based on applicant's estimated maximum domestic GPM usage rate.
• Water Service/Meter Installation, Irrigation, 1" size estimated: $320.00 Drop -in Meter Fee. Actual
size TBD by Lakehaven based on applicant's estimated maximum domestic GPM usage rate.
• Water Service/Meter Installation, Fire -Protection (3" or larger), 5/8"x3/4" size: $270.00 Drop -in
Meter Fee.
• Capital Facilities Charge(s)-Water, 4.00 Equivalent Residential Units (ERU) estimated: $7,258.00.
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 fi-om system capacity charges previously
assessed, paid directly to Lakehaven, and/or credited to the property for 2.00 ERU. Please contact
Lakehaven for further detail.
• CPILOE ("PHS/348-356"): $3,808.70 ($5.4410 per LF for 700.00 LF).
Sewer
• A Certificate of Sewer Availability (application form enclosed) issued separately by Lakehaven may
be required to be submitted with any land use and/or building permit applications (check with land
use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate
is needed, allow 1-2 work days to issue for typical.
• A Lakehaven Developer Extension (DE) Agreement will be required to relocate existing sanitary
sewer system facilities &/or abandon existing sanitary sewer facilities necessary for the proposed
I6-10�0: _Pc, Doc11) 74S6'_
Nl r. 13 0 u 1.11 C
December 7, 2016
Page 18 of 20
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 Developer Extension Agreement (application forms attached). 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 existing sewer service connections.
■ Applicant will be required to complete and submit a Sewer Use Survey (SUS) . Execution of a
Discharge Agreement will be required, as a condition of Lakehaven issuing any Sewer Service
• Connection Permit for certain types of new or modified non-residential sewer service connection(s).
The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance,
as determined by Lakehaven, prior to activating any new sewer service connection(s).
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2016 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. Connection charges are
separate fi-om any DE fees/charges/deposits & are due at the time of application for service. All
Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and
are subject to change without notice.
■ Sewer Service Connection Permit Fee: $300.00, per building.
■ Capital Facilities Charge(s)-Sewer, 2.00 Equivalent Residential Units (ERU) estimated: $0.00. Actual
amount due TBD by Lakehaven based on applicant's estimated annual
domestic/commercial/industrial only water usage rate. Sewer system capacity credits are available for
this property fi-om system capacity charges previously assessed (Sewer ULID 53) to the property for
30.86 ERU. Please contact Lakehaven for further detail.
General
• 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 sewer
system facilities and easement (copy attached), or relocate such to -be encroached facilities
accordingly. New perimeter landscape requirements may conflict with existing &/or new 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 (Vince Faranda, 253-946-7242, Vince.F.irand.l(�7),southkin!Zfire.oro)
Fire Flow:
The required fire flow for this project is 1750 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 a minimum of 4 fire hydrant(s).
Fire hydrants shall be in service prior to and during the time of construction.
In-1Gi0J •pC Doe ID 7496_'
Mr. Bourne
December 7. 2016
Paae 19 of 20
Fire Apparatus 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 system
the distance can be increase 20 percent.
Fire apparatus access roads:
I ) 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 prior
to the building final.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
Fire Sprinkler System:
An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included
within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire
walls shall not be considered to separate a building to enable deletion of the required automatic fire -
extinguishing system.
The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler
system shall be at least 10 per cent less than the correlative water supply curve pressure.
Fire Alarm:
A Fire Alarm System is required. An automatic fire detection system shall be installed in all buildings
exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central and/or
remote station conforming to the current requirements of the National Fire Protection Association standards
and/or the fire chief or designee.
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).
16-10031�-K' Doc ID. 74S62
Mr. Bourne
December 7, 2016
Page 20 of 20
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
re, presentative noted above. Any general questions can be directed towards the key project contact, Becky
Chapin. 253-835-2644. We look forward to working with you.
Sincerely, r
C
Leila Willoughby—
Associate Planner
enc: Redlined Site Plan
Master Land Use Application
Boundary Line Adjustment Appl ication
Environmental Checklist
Use Process Ill Submittal Checklist
Parking Lot Criteria
Solid Waste and Recycling Design Considerations Bulletin
Tree and Retention Requirements
Hazardous Materials Inventory Application
Development Requirements Submittal Checklist
Mailing Label Handout
Lakehaven Enclosures
c: Kevin Peterson_ Public Works Development Services
Erik Preston. Public Works Traffic
Rob Van Orsow. Public Works
Peter Lawrence, Building Division
Vince Faranda, South King Fire & Rescue
Brian AsburY; Lakehaven Utility District
Crystal Peaks Storage Group. (w/ encl.)
YounUSpring Company LLC. Email: Rob, norinnerii coingistmcf (Owner's Agent)
IG-IUSU; �-PC Doc ID 74SG_
J�kCITY OF
Federal Way
October 18, 2016
•11�rJU
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Stephen Bourne Emailed: ste lten.bourne(iUcoineast.;iet
Site + Plan + Mix LLC
1 1012 Sand Point Way SE
Seattle, WA 98125
RE: Permit #16-105035-00-PC; NOTICE OF PREAPPLICATION CONFERENCE
352"d Self Storage, 35200 Pac. Hwy. S. (Parcels: 292104-9046; 292104-9048; 292104-9053)
Dear Mr. Bourne:
The Community Development Department has received your preapplication conference request. The
application has been routed to members of the Development Review Committee and the meeting is
scheduled as follows:
9:00 a.m. — Thursday, November 3, 2016
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 meat lei la.willoualibv-oakes(@cit yoffederaiway.cona, or 253-835-
2644.
Kind Regar s,
eila V iflou hby-Oakesr
Associate Planner
c: Youngspring Company LLC, Rob Rueber; Email: Roh.nc)rlanrei7-.ct)mcast.net (Owner)
16-105035-00-PC Doc, LD. 74860
00
H
w
2
0
N
Q
N
z
J
x
LEGEND
CURB & GUTTER
x FENCE
F FILL EMBANKMENT LINE
c CUT EMBANKMENT LINE
— EXISTING RIGHT OF WAY
-- PROPOSED RIGHT OF WAY
HMA OVERLAY SECTION
HMA PAVEMENT SECTION
CEMENT CONC. SIDEWALK AND/OR PAVEMENT
NO.
DATE
BY
APPR
REVISIONS
Approved By
13022RDPL01.dwg
FILENAME
KPF 06116
SINGINEE RING MANAGER DATE
DESIGNED BY DATE
KPF 06116
PROJECTMANAGER pars
DRAWNBY DATE
KPF 06116
PRWECTENGNEER DATE
CHECKED BY DATE
-
c
44.
rlrr a:
3131FJroAve:51e4002502JeAeonAveBID
Federal Way
Seattle, WA96121 Tacoma, WA96402 DOCUMENTS
(206)266-1640 (253)627-0720
w.ngkpgcom
GENERAL NOTES
1. CONSTRUCT CEMENT CONCRETE CURB, GUTTER, AND SIDEWALK PER
TYPICAL SECTIONS, SHEETS 35-36
2. CONTRACTOR SHALL ADJUST ALL JUNCTION BOXES WITHIN SIDEWALK
GRADE
3 CONTRACTOR SHALL BE RESPONSIBLE FOR CLEARLY MARKING ALL
UTILITY APPURTENANCES PRIDR TO PAVING OVER THEM. ALL
CASTINGS SHALL BE ADJUSTED TO MATCH F1140iED ROADWAY GRADE
4. FOR SIDEWALK TRANSITIONS AND EXTRUDED CURB POINTS NOT SHOWN
ON ROADWAY PLAN SHEETS, SEE DRIVEWAY PLAN AND PROFILES,
SHEETS 234-249
5. FOR MEDIAN TREATMENTS SEE LANDSCAPE PLAN SHEETS AND
DETAILS, SHEETS 271-291.
CONSTRUCTION NOTES
w rl CONSTRUCT MODULAR BLOCK WALL SEE WALL PLAN & ELEVATIONS
= L`l AND WALL DETAILS, SHEETS 211-225
eN
o INSTALL BLACK VINYL COATED CHAIN LINK FENCE ON WALL PER
+ 12 WSDOT STANDARD PLAN L-2010-02
14 CONSTRUCT MEDIAN. SEE POINTS LAYOUT TABLE AND MEDIAN
< EXTRUDED CURB DETAIL, SHEETS 368-372 & 38
N
16 INSTALL CEMENT CONCRETE EXTRUDED CURB, PER CFW STANDARD
Ui
Z DETAIL 3-4.
J
21 ADJUST GAS VALVE TO GRADE
Q
22 ADJUST TELEPHONE MANHOLE TO GRADE BY OTHERS.
23 RECONSTRUCi SEWER MANHOLE. SEE WATER AND SEWER PLANS,
SHEETS 182-19B.
PACIFIC HIGHWAY SOUTH
PHASE VIMPROVEMENTS
CORRESPONDING SHEETS
RIGHT OF WAY PLAN
48
SITE PREPARATION PLAN
66
ROADWAY PLAN
85
ROADWAY PROFILE
104
DRAINAGE PLAN
131
DRAINAGE PROFILE
150
WATER & SEWER PLAN & PROFILE
186
IRRIGATION PLAN
253
LANDSCAPE PLAN
275
ILLUMINATION PLAN
296
CHANNELIZATION & SIGNING PLAN
338
JOINT UTILITY TRENCH PLAN
354
ROADWAY PLAN
STA 32+50 TO STA 37+50
KPG PROJECT No. 13022 1 SHT 85 OF 372
4:71ZA / 20114 ytyb-2e_
1 II 1 I rYJ� i
GENERA NOTES
NO
DATE
I BY
I APPR
REVISIONS
AppToved By
1302, A
FILENAME
KPF 06116
ENGINEERWG MANAGER DATE
DESIGNED BY DATE
KPF O6AWN
PROJECT MANAGER DATE
DRAWN BY D116
KPF 06116
PROJECT ENG111EER DATE
CHECKED BY DATE
PLAN
0 10 20 40 6D
SCALE IN FEET
�rRpli
_ G ��
BIDCITY OF
3131BlioOAve,Ste400 2502JeBers6nAve Federal Way
Se61tle86-11 21 "'"A9840: DOCUMENTS
wwakpg.co i2S3j627-0720
s,�vu �- � wvw.kpg.com
00
w
w
x
V1
L0
N
v
a
w
z
x
U
a
1 CONSTRUCT CEMENT CONCRETE CURB, GUTTER, AND SIDEWALK PER
TYPICAL SECTIONS, SHEETS 35-36.
2. CONTRACTOR SHALL ADJUST ALL JUNCTION BOXES WITHIN SIDEWALK
GRADE
3. CONTRACTOR SHALL BE RESPONSIBLE FOR CLEARLY MARKING ALL
UTILITY APPURTENANCES PRIOR TO PAVING OVER THETA. ALL
CASTINGS SHALL BE ADJUSTED TO MATCH FINISHED ROADWAY GRADE.
4. FOR SIDEWALK TRANSITIONS AND EXTRUDED CURB POINTS NOT SHOWN
ON ROADWAY PLAN SHEETS, SEE DRIVEWAY PLAN AND PROFILES,
SHEETS 234-249.
5, FOR MEDIAN TREATMENTS SEE LANDSCAPE PLAN SHEETS AND
DETAILS, SHEETS 271-291.
CONSTRUCTION NOTES
(J MATCH EXISTING
OCONSTRUCT MODULAR BLOCK WALL. SEE WALL PLAN & ELEVATIONS
AND WALL DETAILS, SHEETS 211-225.
OCONSTRUCT STRUCTURAL EARTH WALL. SEE WALL PLAN &
ELEVATIONS AND WALL DETAILS, SHEETS 211-225
CONSTRUCT CEMENT CONCRETE COMMERCIAL DRIVEWAY ENTRANCE
PER CFW STANDARD DETAIL 3-6A.
RECONSTRUCT HMA DRIVEWAY PER DRIVEWAY DETAILS & PROFILES,
SHEETS 234-249.
�1 CONSTRUCT CEMENT CONCRETE PERPENDICULAR CURB RAMP PER
WSDOT STD PLAN F-40.15-02
11 CONSTRUCT CEMENT CONCRETE SINGLE DIRECTION CURB RAMP PER
G
WSDOT STD PLAN F-40.16-02
12 INSTALL BLACK VINYL COATED CHAIN LINK FENCE ON WALL PER
WSDOT STANDARD PLAN L-20.10-02
14 CONSTRUCT MEDIAN. SEE POINTS LAYOUT TABLE AND MEDIAN
EXTRUDED CURB DETAIL, SHEETS 368-372 & 38.
16 INSTALL CEMENT CONCRETE EXTRUDED CURB, PER CFW STANDARD
DETAIL 3-4.
18 RELOCATE MAILBOX
20 ADJUST MONUMENT CASE AND COVER TO GRADE.
21 ADJUST GAS VALVE TO GRADE.
23 RECONSTRUCT SEWER MANHOLE. SEE WATER AND SEWER PLANS,
SHEETS 182-198.
28 RELOCATE TELEPHONE PEDESTAL BY OTHERS
39 CONSTRUCT CEMENT CONCRETE COMBINATION CURB RAMP PER WSDOT
STD PLAN F-40.14-02.
40 CONSTRUCT CEMENT CONCRETE STAIR PER DETAIL, SHEET 39. TIE
INTO EXISTING LANDING.
48 COORDINATE WITH CENTURYLINK FOR CONDUIT RELOCATION PRIOR TO
WALL CONSTRUCTION.
CURB & GUTTER
z FENCE
F FILL EMBANKMENT LINE
c CUT EMBANKMENT LINE
— — EXISTING RIGHT OF WAY
— — — -- PROPOSED RIGHT OF WAY
j� HMA OVERLAY SECTION
I� HMA PAVEMENT SECTION
CEMENT CONC. SIDEWALK AND/OR PAVEMENT
PACIFIC HIGHWAY SOUTH
PHASE VIMPROVEMENTS
CORRESPONDING SHEETS
RIGHT OF WAY PLAN
49
SITE PREPARATION PLAN
67
ROADWAY PLAN
86
ROADWAY PROFILE
105
INTERSECTION DETAILS
118, 119
DRAINAGE PLAN
132
DRAINAGE PROFILE
151
WATER & SEWER PLAN & PROFILE
187
IRRIGATION PLAN
254
LANDSCAPE PLAN
276
ILLUMINATION PLAN
297
CHANNELIZATION & SIGNING PLAN
339
JOINT UTILITY TRENCH PLAN
355
ROADWAY PLAN
STA 37+50 TO STA 42+25
KPG PROJECT No, 13022 1 SHT 86 OF 372
Lakehaven
WATER & SEWER DISTRICT
• S" I �, 8" DI 21049"I J5
10490 350 0 35050
1026 G
i � o
2021049047 ! W Cam; 202104914 2021049059
35109 35100 1351 2021049 16
3505
Cb G
C L a
8" DI 8" DI Q 4 e
� l ♦
1853180010
■
♦
Proposed Gj
Water Main
• '�F i
G
Q, ■
Q ♦
V i
RI ♦
■
♦
■
■
■
+r
■
2921049128A
35401 Q
2921049125 ' 2921049159
35400
(NOTE: Lakehaven Water and Sewer
(District neither warrants nor guarantees
the accuracy of any facility information
(provided. Facility locations and conditions
are subject to field verification.
�lififl*III i III 11111llid llf o3]I III iI{i nllli 111 �fliil
Future Water Main
"92104p05 /
320E
Proposed 8"
2921049158 Water Main Stubs 2921049002
35210 (Locations Approx.) 1200
o
292049
1220
a
2921049090
35454 Q 2921049036
ce
352nd Self -Storage
16-105035-PC
0 100 200
Feet 10/27/2016 BI,
a ...
T SELF STM
VOL 257fT
aer
i
I
l
Y'.J.
i
d a.
17OUS: 4_1.f hC
AND 51103 0
_12 Ar
M 1345201. 1.cr 7YC
N
1 312340M 7-31 AC
a1 i.3
,asyW
s.m �Q ri3+3 I
f
Wit' • io i
E
ryf
Pre -application Conference Sign in Sheet
City of Federal Way
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
November 3, 2016 City Hall
9:00 a.m. Hylebos Room
Project Name: 352"d Self -Storage (Pacific Hwy. & 352nd)
Address: 35204 Pacific Hwy. S., Federal Way. WA (3 parcels
File Number: 16-105035-00-PC
NAME DEPARTMENT / DIVISION TELEPHONE NUMBER
Leila Willoughby -Oakes CD/Planning 253-835-2644
Associate Planner Leila.willoughby-
4. ` E 6M
5.�
6.��
7.
s. IEi�I� L1t1Jt�lC
E
10.
11.
12.
Vo 'eu 'et:7,1e
Tbc J:4- ►tiQX4
Co �►�
d
Po 6&i-
Z53_ e36--2-732—
aS3- %3S - _'�-73 0
a7V
(,�f�IFS fLVEn1 W F}TC�d�' 253-W-4, -sgo7
G D PLNKIJ F,"01(n Ltrt 2.S3 - 715 -Af
E d�e-SENT/NG-
Gas �'i.�rl ya-•�4�J
epmm «l� Dcffur t
Sri y_ G1 y -.S"SS 6
r
DATE:
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
October 18, 2016
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District 01
Vince Faranda, South King Fire & Rescue n
Rob Van Orsow, Solid Waste/Recycling Coordinator
Rick Fgrez,Ci�yTr� a En�n�
d r • �J
FROM. Lela Wi loughbf
Oakes. 1
ann3ng
FOR DRC MTG. ON: October 27, 2016, 9:00 AM —Internal (Stacey Welsh to cover)
November 3, 2016, 9:00 AM - with applicant
FILE NUMBER(s): 16-105035-00-PC
RELATED FILE NOS.: 07-104169-PC; 08-100855-UP (Marriott); 09 103357-AD
(UP III Extension, no building permits submitted)
PROJECT NAME: 352ND SELF STORAGE
PROJECT ADDRESS: 35200 PACIFIC HWY S (3 Parcels; 292104 9046, 292104
04$ d 9 04 9053) .
ZONING DISTRICT: E I�� �� i1►�`"' �0
PROJECT DESCRIPTION: Proposed multi -building self -storage facility with R_
& boat covered storage on 5.19 acres. Applicant.I.
proposes 83,976 sq. ft. composed of 6 buildings s C1q
(Buildings A-E), all 1 story. Site vacant, three r
i existing parcels (5.19 acres). Covered areas r0 I
L considered gross floor area per FWRC 19.05[G]. See
Amanda for aerial photos/KC assessor map.
P CT CONTACT.' ��}`� Stephen Bourne
� Emailed: stephen.bourne@comcast.net ` %44� C
`► �� Site + Plan + Mix LLC
j' 11012 Sand Point Way SE
Seattle, WA 98125
MATERIALS MITTED: Narrative
Plan Set
Application
Supplementary: Piped Stream Mapping; Previous UP III
Hotel Approval.
Leila Willoughby -Oakes
From:
Rob Van Orsow
Sent:
Friday, October 28, 2016 10:45 AM
To:
Leila Willoughby -Oakes; Ann Dower
+Gc:
Cole Elliott
Subject:
S 352 Self Storage
Attachments:
SWR - DRS - text 12-15.pdf
Hi Leila and Ann -
If this proponent states that this site use will generate no wastes, the following information may be useful...
Other local storage facilities - like Century Square, Heated Storage @ Crossings, and U-Haul (old Lowes) - all have
garbage and recycling service. Therefore, it is reasonable to assume that uses at this site will generate garbage — it could
be as simple as renters leaving unwanted items behind, etc. At Century Square, the manager's policy was no tenant
access to the dumpsters —yet this site still had dumpster service because wastes and recyclables were left behind.
Another example is the proposed storage facility located at approx. 298xx PHS, which features a trash/recycling
enclosure in its basic design:
1
{
,r
..
1
�
ad
r
ri
r
Approx. elev. if.
7S" Br1A440VMG SFTBACIC
160"
3-STOR Y wr DAYLIGHT BASEMENT
(4 LEVELS TOTAL)
d
SELF -STORAGE FACILITY:
�
+/- 100,450 GROSS STORAGE AREA
2
+ 1,500 SF OFFICE = +h 101,9W SF GFA
Q, a U
OCCUPANCY: 'S-i' STORAGE W1 LOBBY
ACCLSSORY'B` OFFICE
IBC CONSTR- � S
SPRINKLERED - !.
LEASING
1 OFFICE
+/- 7,600 SF
Trash 3 Recyrdr
�,tirc�asvra
120' 40'
75' BtlULOM SETBACK �
AAppwx.Wow. #!-44Y
R
1 PARKING REQUIREMENTS:
-
- SOAI'C l4F!]111RFl7 PFR �lIA SF nF ! Fd SIN[. OFFICE_
If other facilities that do not have enclosures are used as rationale that this site should not be required to have
enclosures, point to the code excerpts setting requirements for storage areas commonly referred to as trash
enclosures...
19.125.150 Garbage and recycling receptacles — Placement and screening
(1) Storage area. Storage areas for garbage and recycling receptacles for material generated on site shall be
required to be incorporated into the designs for multifamily, commercial and institutional buildings constructed
after January 1, 1993.
(3) Storage area defined. Storage areas shall include the areas containing receptacles served by collection
equipment...
(6)(b) Enclosure and landscaping. All outdoor trash enclosures for garbage and recycling receptacles shall be
screened according to FWRC 19.125.040(4) and (5).
19.125.040 General landscaping requirements — All zones
2
(4) All trash enclosures shall be screened from abutting properties and/or public rights -of -way by a 100 percent
sight -obscuring fence or wall and appropriate landscape screen.
If the proponent wishes to designate storage unit(s) as the 'enclosure' (as a way around FWRC), this is not a workable
long term solution since there is nothing to keep that space from being rented as storage in the future, at which time
their dumpsters will be outside, unscreened & out of compliance with FWRC.
As listed under Area Calculations on Sheet A-1 dated 10.14.16, the site has over 83,000 sq. ft. of building. At 3 sq. ft. per
1,000 they need roughly 249 square feet of enclosure [just for recycling] per FWRC. I'd suggest, since the site sprawls,
that could be split into two separate 8' deep enclosures, both over 15' wide. FWRC does not set minimums for garbage
[only recycling] but for this use, that may well be adequate space for garbage and recycling dumpsters combined...
Please let me know if the above is sufficient to establish that enclosure(s) should be added to the design. Attached are
SWR design guidelines that could also be of use for site design.
Thanks,
Rob
Lakehaven
WATER & 5EWEA DISTRICT
1049
1026
2021049047
35109
DI n 4s ►
'al i
a '
1853180010
■
•
Proposed y ;
Water Main :►
CU '
4, ■
Q
Q : i
•
•
•
F,
■
-
21049112
35401 Q r
0
2921049158
35210
II��8_'
20210491
35100
nriRiil�Iu�r� 111�IrIrII1�R1!
% Future
1049155
35050
2021049059
1351 2021049 16
Proposed 8"
Water Main Stubs
(Locations Approx.)
2921049049
1220
Uh
CO
2921049159i.
J,;21921049125
35400
4 ;a
_ 2921049090
292 35454 4 2921049036
35450 io
IUDTE: Lakehaven Water and Sewer
District neither warrants nor guarantees
the accuracy of any facility information
provided. Facility locations and conditions
are subject to field verification.
11IMPIR I
1049002
1200 `
352nd Self -Storage
16-105035-PC
0 100 200
Feet 10/27/2016 B]
CITY OF
Federal Way
AMUCA"MNO(S)
MASTER LAM USE APPLICATION
Dw&zrmxr or Coasts rrY DEYUOPM&IU SUVHM
33325 8' Avcoue South
Faded Way. WA 98003.6325
253-835-2607; Fax 253-035-2609
��v w.ciCsoffe��_iw�y:'t -
RECEIVED
0 '-��7035-cc) pc�
Y'
Date OCT 17 2016,•
FrojedName �- C M OF FEDERAL WAY
party -52+00 %A t tG "k
Pbred Numbw(s).�
projed Dantaw CstCSL'-zL4ily S'�t-F- �i�.;
Type of Permit Required
— Annexation
Bkdb* Site P1a
_ Boundary Lim Adjnatment -
____ imp
PkdRamw
_ isod SuAw Modification
Lot Line Efirnimwon
XPrtagplication Conference
_____ Process I (Dbectoes Appmal)
_ Process II (Site Plan Review)
_ Prooesa M (1? ojm Approval)
_ Process iv Qkuft Emainc 's Deddw)
Procew V (Quazsi-ludicisl Rezone)
_ Process VI
SEPA w/projea -
._ SEPA Only
r• ShoteNne: Vwianmr-bnditional Use
_ Short Subdivision
_ Subdl
Vadanwe: CommeretallResiden ial
Required In ormaaoo
�' G • ZoWng Designation
tr'U[ prd=sivc Plan Dc&4p&fion
Yalu, of Fawng I gxoveme=
WWWWA&v -Value of Ewposed hWovemc=
haenwional Building code OBQ:
C-),- I Occupancy Type
_GMAraction Type
Appltcaantt
Nam: Gip
address:Mar.,&11�21
cityl5tate: 9p0Ar �-L
i
Zip: $��{- �p27.+ On
Phone:
Fax:
Emu. V
5ignaP=:
Agent (if dili`ereat dun Atppl c=t)
Name: �`�� !* �►1 �•r r*[5ic.� 1.1
AA Atom swectr(rulPt At
Zip: xi-M j c(S(,zr.;0
Emu:
sib:
Nam: fNC�� i�r i3�r COI�V,499M,i j GL.0
Andress 4%a A JG,�-,- N C c'l4-0- �°�^ ,acX 2&41
QtydState: i">'1 t e.7G.� GtJ'�l
23p:
Ply: 30
Fax:
Bmail: 4,c b•. Ao,-f&n r e
S' '4 ww
&Ae& t1003 — lousy 1, 2011 Page 1 of i lclWmdoutsWasw Lead Use Applicadun
SITE PLAN Mix I LLC,
Self Storage Development for the Global Community
11012 Sand Point Way, Seattle, WA 98125
R (206) 310-7770 f. (866) 600-5971
October 14, 2016
City of Federal Way
Community Development Department
33325 8fh Avenue South
Federal Way, WA 98003-6325
RE: Pre -application Conference Submittal & Design Statement
Dear Director;
RECEIVED
OCT 17 2016
CM OF FEDERAL WAY
CDS
This letter will serve as a descriptive guide to the Pre -Application Conference request attached
herewith for the project described below. The Statement of Design Intent that follows
corresponds to Chapter 19.115 of the FWRC, as found on the City's website.
Protect Summary
EXISTING SITE:
ADDRESS: 35200 PACIFIC HIGHWAY, FEDERAL WAY, WA
PARCEL NUMBER: 292104-9048 / 292104-9053 / 292104-9046
ZONING DISTRICT: CE (COMMERICAL ENTERPRISEO
SITE AREA: 5.19 acres (226,115 SF)
DESCRIPTION: EXISTING SITE IS CURRENTLY VACANT; TOPOGRAPHY SLOPES UP FROM SW TO
NE FOR A TOTAL GRADE CHANGE OF ABOUT 10'; THE PARCEL IS PARTIALLY
WOODED WITH STREET FRONTAGE ON BOTH 352ND AND HIGHWAY 99.
PROPOSED IMPROVEMENTS:
USE:
MINI -STORAGE WAREHOUSE
NO. OF BLDGS:
6
BLDG AREA:
83,976 GSF
BLDG HEIGHT:
207 1-STORY
CONSTR. TYPE:
II-B
TOTAL UNITS:
662
FIRE:
FULLY SPRINKLED
OCCUPANCY:
S-1 (PRIMARY USE)
B/M (ACCESSORY USE)
Statement of Design Intent
Per 19.115 of the FWRC, this project has been designed with the following aspects:
Site Design: Extensive landscape buffers on all sides of the project, including minimum
15' Type I Landscaping along both 352nd and Hwy 99 Frontage;
Four (4) Plaza areas along 352nd with tree well and bench
Secure perimeter utilizing decorative wrought iron fence or the building
fagade;
Continuity of design - all six buildings will have coordinated design
features;
1IPage
SITE PLAN MIX LL(.�
Self Storage Development for the Global Community
11012 Sand Point Way, Seattle, WA 98125
R (206) 310-7770 f. (866) 600-5971
12'-high glazing at the Office facing (352nd);
Pedestrian links to both the ROW improvements
All customer loading areas are internalized, inside the secure perimeter;
All lighting will be down lights or installed with cut-off shields.
Building Design: Buildings are arranged to create a secure perimeter with an aesthetically -
pleasing fatrade as visible from the properties to the east or the public
ROW to the north and west. (The parcels to the east and south are the
same zoning as the subject property.)
Building facades are modulated at minimum 60' intervals;
All facades facing 352nd or Hwy 99 will have an articulated roof form
All elevations facing Hwy 99 have full -height display windows'
Materials are varied; CMU is used to establish as base, grounding the
building, while architectural metal is used to emphasize the building
articulation; 2:12 pitched roofs create a strong residential -compatible
feeling to the overall project.
Please see the attached sheet for Color and Material Selections.
Please see the attached drawings for all architectural elements.
Please let us know if you have any further questions.
Sincerely,
Stephen Bourne
2 1 P a g e
39ND STORAGE COLORS A MATERIALS
SPLIT -FACE CMU
(CHARCOAL)
SMOOTH -FACE CMU
ROSE BROWN
GROUND -FACE CMU
(KHAKI)
VERT. REVERESED BOX -RIB
METAL SIDING
TERRA COTTA)
HORIZ. MINI-V
METAL SIDING
SIERRA TAN
METAL COPING.. GUTTER
& DOWNSPOUS
MATTE BLACK)
- + -yid'( +'a"�'�%-•_.: :•''[.f- 4.1��•�' r
r
}3�ft 7 .1'• j ,'. T�rr �' fir ���•' i - . 1a r••);. i�, �"'�r"�:- - =:.:. - •f�r� - _ ,y_ 7I� r • � _
rN ri 1 [��; f " - y, r j r•1 §' A(i ^mar¢ b
5w =' ,ti ''yy � " ,T •v. K�r'1, 'I ;}• �• 'M�. ♦.y.r.. tyi �-.� • � �
1�'' i t ••t 1 � �. ,� .i K� -_ -.�;, - i i,�r y{'�x 7 P-'I /' � .
— .jam; _ ;5'-; �. $ .�•.{.r 1=,� F r� x•-
+'L; y�am. ,,.�� f • i�%i. '[_ �}�'f�" � � �.� ,yr. _ ! i .f• >� • y'- • � � •f
'!' i,f T .,%1;� = G'i-X:'I� } •�� •`��/.. `44�yw����.•L4'r •r•1 . ' ��
cow., S(,i • 1 � 3� =.� Y f te;� C' _ r ' .. Fit
��s••} l,' r • sir �: :�e.r. ..r _ •fir .T 'F^' rr - :. *f
i •r � £` �( �. • t. �"Y'+fie :ti � � . '.. � ,��- �' ► �' _ f `_ � � \
a� _ram'�`rk-a. r��y :e �,%`:{ �•f- 4 i 3rJ'k.�r, h� __ +-�'- - - �• _y. �. 3'^'
714�•,1 _. �'. F•. ��rci'�7r_'• . . s�.u, x; � .� a � ..._.. ti. a.� _. - -
. r � -�� � ] ,''l1GG��,,..►i ram' :'� -•.i 'S`•' ,.^ _ �w .
ry
..;��� r ,. f�•.,. �7• 1 -�-a { +: ' . •' X : ; %•1' i - �;. i; � i'' t�� ' .1Y ,' '�+ r � _ a.�- �'.� . � r+q� ' " - �''
'Tr,.'}^' ' 1' • rtti +�' i_ 7K' 4 :i lY+�• �:' y •r.�� � � _.. _ � - ��ee � � _ ,'t �. _ _+ '7G
i.' �•'�'y',r � r :.�' f � .� - .r r rtfL'. T •r..; �.. x r * _ � .� � - _ .i•. _ _�.__ ..S�+y`'�'.'• '--�
1 '1 �� _� - v,,,}�yyt.�� `�'�j,.. - -S,f L y -- � - �TC.� :L;, i,y _.^.-�,.' _ } �'4#� .f• �.�' r
'�;' •�;.>�.y'.��c �,� :'V' � , '�r'a-• .''r�.��� .�.'� I � - .!• '�� �� - • r. - �' fir; y� ��T � � •r�. •Lr �.r�_.� � . '' {• -
,, T ._•„��, .,_:.+' "�3520� Pacifiic-Hwy
Or
d'^ »Y .. t� f. ' �'�.. ' ,tr� }� � •ham � ..,`' � • �1, • 4�-'L
/ / :'• s•F ` s= r' - ,ter
!� •.er. r' irk• ,{ .:'��:.. r •i:.i...
� �" - - - - .- .sJ �.•r4 ,. _ .ems r. .'. �- -.. �.. Y•«,. �,., -- -7?[
_ j•-- _ - - - .�•- Jf.x'�!y 1'r+ i• '°.. :_'"hi.._--..'-,- •-vf'i.. '� .f.aV' rIF
r At
AFN
Ali
_�' a�.�`til' - , • •;% �: - _ ;:� i;! � • J i4•,• � • � ��' , : � � .',lfd��, -.fin.
JF
' �_ � r .. i. � '� 1�1 N � tfi � i rf' � .4 � � 1�r � � *� • � r a. 1.
t� x �. ■ tM. it ■ t� .
� � � � ` is • • -_�_ 'l' �` ' - � �; ;. 7 f d•,r+� k � ..� . _ .` •.f
SITE PLAN + MIX I LLC /
Self Storage Development for the Global Community
11012 Sand Point Way, Seattle, WA 98125
p. (206) 310-7770 f. (866) 600-5971
12'-high glazing at the Office facing (352nd);
Pedestrian links to both the ROW improvements
t�""A ` All customer loading areas are internalized, inside the secure perimeter;
All lighting will be down lights or installed with cut-off shields.( fI- e�$ C
Building Design: Buildings are arranged to create a secure perimeter with an aesthetically-5 fdZ,
pleasing facade as visible from the properties to the east or the public /V �
ROW to the north and west. (The parcels to the east and south are the
same zoning as the subject property.)`
Building facades are modulated at minimum 60' intervals;
All facades facing 352nd or Hwy 99 will have an articulated roof form
All elevations facing Hwy 99 have full -height display windows'
Materials are varied; CMU is used to establish as base, grounding the
building, while architectural metal is used to emphasize the building
articulation; 2:12 pitched roofs create a strong residential -compatible
feeling to the overall project.
Please see the attached sheet for Color and Material Selections.
Please see the attached drawings for all architectural elements.
Please let us know if you have any further questions.
Sincerely,
Stephen Bourne
2 1 P a g e