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16-104551CITY OF �. Federal Way CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor October 21, 2016 _. Dirk McCulloch Magellan Architects 8383 158"' Ave. NE, Suite 280 Redmond, WA 98052 Email: dirk@magellanarchitects jsuddarth@williamwarren.com Re: File #16-104551-00-PC, PREAPPLICATiON CONFERENCE SUMMARY Storquest Self Storage Federal Way, 29600 Pacific Highway South, Federal Way King County Tax Parcel 042104-9035 Dear Mr. McCulloch: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held October 13, 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 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 Jim Harris, 253-835-2652, jim.harris@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 Construction of a new 3-story over basement self -storage facility with approximately 101,950 square feet gross floor area, including a leasing office and associated site improvements at an undeveloped property. 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 Mr. McCullough Pagc 2 October 21. 20 1 C means to highlight critical requirements or issues. Please be sure to read the entire department comments made in theinext section of this letter. ■ Planning Division You inquired about a potential variance to the height limitations for the proposed use. See the information in Planning Division comments sections 2, 5 and 7 below regarding height variance. ■ Public Works Development Services Division Any utility connections (gas, power, etc.) to the site that requires Pacific Highway South (PHS) to be open -cut for that connection or extension, then the city will require that PHS be overlaid for a distance of 50 feet on each side of the utility trench, for the full width of the affected lanes. According to the Lakehaven Utility District, water and sewer can be extended and/or connected to the site without open -cutting PHS. The applicant should check all other utility main locations and/or potential connection points, to verify if this condition will apply. Public Works Traffic Division ■ A Transportation Concurrency permit is required per FWRC Chapter 19.90. ■ Traffic Impact Fee (TIF) payment per. FWRC 19.91. ■ Dedicate right-of-way (ROW) along the property frontage on 16°i Avenue S (FWRC 19.135.040). ■ Revise current proposal to meet access management standards (FWRC 19.135.280). 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 (Jim Harris, 253-835-2652, jim.harris@cityoffederalway.com) 1. Zoning Designation and Use —The subject property is designated Community Business (BC); the proposed use is a self-service storage facility, which is a permitted use in the BC zone as listed within and subject to the regulations set forth in the Use Zone Chart of FWRC 19.220.030. 2. Land Use Application —As the project triggers SEPA per the zone chart, the project requires a Process III Land Use Application. Process III is an administrative site plan review process conducted by city staff with a final decision issued by the Director of Community Development. You have inquired about a potential increase in height over the permitted maximum height of 30 feet, as identified in FWRC 19.220.030 note 2. Further details about both administrative variances and Hearing Examiner variances are included in section 7 below. In summary, if the requested variance exceeds the administrative variance threshold discussed in section 7 below, a Process IV Hearing Examiner Land Use review including a height variance would be required in lieu of the Process III application. FWRC 19.70.010 states: If the development, use or activity that requires approval through process 11 or 111 is part of a proposal that also requires approval through process IV, the entire proposal will be decided upon using process IV, if the director determines that will result in more efficient decision making. I6-10455I Doc LD 7401 Mr. McCullough Page 3 October 21, 2016 Typically, the Director has determined in circumstances like this, where a variance is requested as a component of the site development, then the whole project is reviewed under Process IV, in order to make more efficient decision -making. Under Process IV, following compliance with SEPA regulations, the Community Development Director will issue an administrative decision on the Community Design Guideline component of the project. Following the design decision, City staff will provide a written recommendation to the Hearing Examiner on the site plan and in this case a height variance. The Hearing Examiner will hold a public hearing owl the application, and issue a written decision on the application within approximately two weeks following close of the hearing. 3. State Environmental Policy Act (SEPA) Environmental Review — The project is subject to environmental review under the State Environmental Policy Act (SEPA), as the proposal exceeds the flexible thresholds (20,000 square -foot building) pursuant to FWRC 14.15.030.1(c). The city may utilize the optional Determination of Nonsignificance (DNS) method of combining the land use and SEPA notifications when environmental checklists are thoroughly completed. The optional DNS process will expedite 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. Land Use Review Titneframes — The Planning Division will notify the applicant of the application status within 28 days of submittal. If the application is determined complete, staff will issue a Letter of Complete Application. The FWRC limits the administrative review to 120 days from the date of a complete application. The 120-day review period will stop any time the applicant has been requested by the city to correct plans, perform required studies, or provide additional information needed to issue a decision. The review period will begin within 1.4 days following submittal of requested items. 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. 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. If you opt to request a Hearing Examiner height variance, then Process IV procedures would apply rather than Process III procedures. Many of the procedures are the same, with the exception of posting larger notice boards at the site, which must be installed by the applicant and require a fee per notice board. In addition, an additional mailing is required for notice of the public hearing. 6. General Zoning Regulations — The Use Zone Chart of FWRC 19.220.030 provides regulations for the proposed use of self -storage use in the BC zone. The following is only a portion of the zoning regulations governing the proposed uses in the BC zone. The applicant should consult the referenced use zone chart prior to submitting a Master Land Use Application: ■ Required Yards, Lot Coverage, Building Height — Required yards, lot coverage and building height for self -storage are: Doc. I D 74691 Ib-104551 Mr. McCullough Page 4 October 21. 2016 i. Front 40 feet setback minimum; side and rear 15foot minimum setback. ii. 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.). iii. Maximum building height— 30 feet above average building elevation per FWRC 19.220.030 note 2, since the subject property is within 100 feet of a residential zone (to the west and east). The 30-foot height limit applies to the area of building within 100 feet of the residential zone both to the east and to the west. iv. The remaining portion of the site over 100 feet from the residential zone is allowed an outright height of 35 feet above average building elevation. v. - For that portion of building over 100 feet from the residential zone, the building height may be able to exceed 35 feet AABE, if all the criteria in note 1 of FWRC 19.220.030 are met. However, please note that these criteria would be difficult to meet and may not be achievable, due to the proximity of the residential zones. • Parking— Required parking is one parking space per 300 square feet of the facility's office gross floor area. Parking lot design criteria are based on the enclosed department handout. Typical 90- degree design standards are 9 x 18 foot stalls with 25-foot-wide drive aisles. Wheel stops shall be provided on all stalls adjacent to pedestrian pathways. Height Variance — In your preapplication materials, you requested information regarding the possibility of a height variance. The FWRC has an option for an administrative variance, which allows a variance up to 25 percent of the measurable standard (30-foot height limit, would be eligible for a potential 7.5-foot administrative height variance). If this administrative height variance is proposed, then the administrative variance would be reviewed and considered in conjunction with the Process III land use review. A height variance request which exceeds 25 percent of the measurable standard requires review and approval by the Hearing Examiner under Process IV review. Pursuant to note FWRC 19.220.030.1(b), if there is any request or proposal to exceed the applicable 30-foot height limit, then such request would render note 1(b) not met, and an administrative height increase up to 55 feet would not be permissible without a variance. Under either variance option summarized above, the applicant must address how the requested variance meets the decisional criteria of FWRC 19.45.030. FWRC I9.45.030 Criteriafnr grant. .. ........... The city may grant the variance only if it finds all of the following: (I) That the variance will not constitute a grant of special privilege inconsistent with the limitations upon uses of other properties in the vicinity and zone in tivhich the subject property is located. (2) That the variance is necessary because ofspecial circumstances relating to the size, shape, topography, location or surroundings of the subject property to provide it with use rights and privileges permitted to other properties in the vicinity crud zone in which the subject property is located. (3) That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is located. (4) That the special circumstances of the subject property are not the result of the actions of the owner of'the .subject property. 16.104551 Doc I D 74691 Mr. McCullough Page October 21.2016 The applicant carries the burden of proof for convincing the Director or Hearing Examiner that the requested variance meets the decisional criteria. There were no elevations and/or specific information submitted to the City in regard to the proposed building height, other than the proposal is for a three-story plus basement building. Since no height specifications and/or elevations were submitted, we are unable to comment further on any potential variances. You are strongly encouraged to have a follow-up discussion and meeting with staff after the preapplication meeting to further discuss any potential variances as your site and building design progresses. 8. Community Design Guidelines — Review of the proposal under the city's design guidelines, FWRC Chapter 19.115, is required for the project and will occur in conjunction with the Use Process review. The principal applicable guidelines for the project are noted below. However, this does not necessarily include all applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an application. The application must include a written narrative identifying how the proposal complies with the applicable design guidelines, as detailed. a. FWRC 19.115.010(2) CPTED— Implement Crime Prevention through Environmental Design (CPTED) principles to reduce opportunities for criminal activities to occur. The city's Police Department and Planning Division will evaluate the formal application and review for compliance with CPTED principles. A completed CPTED checklist must be submitted with your application. i. Natural Surveillance — Promote visibility of public spaces and areas. it. Access Control — Identify techniques that deter unauthorized and/or inappropriate access. iii. Ownership — Reduce perception of areas as ownerless. b. FWRC 19.115.0.50 Site Design — Refer- to all sections of this chapter for site design standards. Key sections include: i. (1) General criteria (d), (f), and (g) ii. (2) Surface parking lots (a), (b), (c), and (e) ill. (4) Pedestrian circulation and public spaces (a) and (b) iv. (5) Landscaping v. (6) Commercial services (a) vi. (7) Miscellaneous (a) 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) ii. (2) Building facade modulation and screening options— (a), (b), and (c) l . All building facades are both longer than 60 feet and visible from either a right-of- way or residential use or zone and shall incorporate facade treatment according to this section. Subject facades shall incorporate at least two of the four- options on each facade. Options intended to break up the mass of large buildings include: (a) facade modulation; (b) landscape screening; (c) canopy or arcade; and (d) pedestrian plaza. 2. Building facades visible from rights -of -way should incorporate methods of articulation and accessory elements in the overall architectural design, for example I6-1045i1 Doc ID 74691 Nlr. McCullough Pace 6 October 21, 2016 display windows, window openings with visible trim material, vertical trellis, artwork, decorative masonry or metal patterns or grillwork, relief, material variations, etc. 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 19.115. 090(1) District Guidelines for the Community Business (BC) Zone— Requirements of this section apply to the project (FWRC 19.115.090[l][a] — [f]). 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 features) listed in FWRC 19.115.060(3)(b), that are 240 square feet or greater in area, and not located on a property line, shall be screened by landscaping. Such planting shall include trees, shrubs, and groundcover appropriate for the area proposed. (24) All loading areas shall be fully screened from public right-of-way or nonindustrial/ manufacturing uses with Type I landscaping. b) Per FWRC 19.125.060(6)(c), for properties within the Community Business, BC zone, Type III landscaping a minimum of five feet in width shall be provided along all property lines. ■ In this case where minimum 15-foot building setbacks are required, the frill width of the setback area shall be landscaped. ■ 15-foot minimum side and rear yard building setbacks are required for this use; then all areas that are not approved parking or building area shall be landscaped. ■ Depending on the site layout chosen, if parking is located near the right-of-way, then FWRC 19.125.070(5)(a) requires that a three -foot -tall berm (or increased plantings) be installed in perimeter landscaping buffers screening parking areas from the adjacent right-of-way. ■ In order to screen the proposed loading area as identified in FWRC 19.125.040(24), the landscaping along the front perimeter area will need to be substantially increased along the whole frontage to provide a Type I screen. An increase in the planting area width may be required to accomplish a Type I landscape area. 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 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. 16- 10455 1 Doc, I D, 74691 M Mr. McCU110ug11 Page 7 October 21. 2016 10. Tree Density Requirements — A tree and vegetation retention plan as required under FWRC 19.120.040(2) must also be submitted with the Process III or Process IV 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 BC zone is 20 tree units per acre. The subject property's density would be 21 tree units (20 tree units x 1.05 acres). A tree unit is a value assigned to existing trees retained on the property or replacement trees. The larger the tree, the greater value it is assigned. Required tree density can be composed of retained trees and replacement plantings per FWRC 19.120.130. The tree and vegetation plan must clearly show where the 21 tree units are to be located. The formal landscape plan must detail information about tree unit credits and replacement. If an applicant cannot provide for the minimum tree units per acre on site, off -site mitigation or a fee - in -lieu payment to the city's urban forestry account may be approved by the director. See FWRC 19.120.140 for off -site mitigation and fee -in -lieu payment requirements. 11. Geologically Hazardous Areas — There is a significant grade difference between 16"' Avenue South and the project site. The western portion of the site likely meets the definition of a geologically hazardous area per FWRC 19.05.070. Provide a topographical survey of the site and geotechnical report with your application submittal. Development activity must satisfy the requirements of FWRC 19.145, "Environmentally Critical Areas," and specifically meet the submittal and application requirements pertaining to geologically hazardous areas in FWRC 19.145.220 — 19.145.250. 12. 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 lots, rockeries and retaining walls shall be a maximum of six feet in height as measured from finished grade at base of wall to top of wall. 13. Rooftop Mechanical Equipment — Per FWRC 19.1 10.070, vents and similar appurtenances that extend above the roofline must be surrounded by a solid sight -obscuring screen that is integrated into the architecture of the building and obscures the view of the appurtenances from adjacent streets and properties. Please provide screening details on the elevation drawings. 14. Lighting— In addition to CPTED lighting standards, the following shall apply: lighting levels shall not spill onto adjacent properties (FWRC 19.105.030); lighting shall be provided in all loading, storage, and circulation areas; and lighting standards shall not reduce the amount of landscaping required for the project (FWRC 19.115.050). A photometric lighting plan that meets the standards of the Illuminating Engineering Society (IES) minimum outdoor light levels will be required with the Process III application. 15. Garbage and Recycling —The new building must 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, must be screened according to the landscape chapter, and must be architecturally consistent with the design of the primary structure on site. Doc 1 D. 74691 16-1045 1 Mr. MCCullough Page 8 October 21. 2016 16. Clearing & Gracling— The applicant is required to obtain clearing and grading plan approval as a component of Use Process review. Consult FWRC 19.120.040.1 for items that are required to be included on the plan, including the anticipated amounts of cut and fill. 17. Tacoma Smelter Plume — The subject property is located in the Tacoma Smelter Plume detect area containing 20.1 ppm to 40.0 ppm arsenic and lead concentration. Please contact Eva Barber, Technical Assistance Coordinator, Department of Ecology, at Eva.Barber@ecy.wa.gov or 360-407- 7094 regarding the Voluntary Soil Clean -Up Program. The City will require soil testing and soil cleanup (if applicable) as a component of the SEPA and land use review and site development. 18. Time Limitations — Per FWRC 19.15.100(2), the applicant must substantially complete construction for the development activity and complete the applicable conditions listed in the decision within five years after the final decisions. Requests for time extensions may be granted by the Director of Community Development if criteria set forth in FWRC 19.15.1 10 can be met. 19. Application Fees & Submittal — Please contact the Permit Center at 253-835-2607 for updated fee schedules for applications and permits. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734, kevin. ete:-sonQ,citvoffederaiway.eoLn Land Use Issues — Stormwater i. Surface water runoff control and water quality treatment will be required per the 2016 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2016 KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a preliminary Technical Infonnation Report (TIR), addressing the relevance of the project to the nine core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The City 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 these performance criteria. In addition to flow control facilities, Best Management Practices (BMPs) are required as outlined in the KCSWDM. The project also lies within an Enhanced Basic Water Quality Area. Water quality treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. 3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 4. Detention and water quality facilities for private commercial developments outside the City Center Core must be above ground (i.e. open pond). Underground facilities are allowed only with approval from the City of Federal Way Public Works Department. 16-10455I Doc I D 74691 Mr. McCullough Page 9 October 21. 2016 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 by calling 360-407-6048, or at www.ecy.wa.gov/programs/wq/stormwater/construction/`index.html. Right -of -Way Improvements 1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long for traffic related items. 2. The applicant is encouraged to utilize the existing driveway approach to the property, in order to avoid having to disturb any improvements within the Pacific Highway South pavement. If a new driveway location is necessary, the overlay requirement mentioned under the Major Issues section play apply — this would be a Public Works Director decision. Building Permit Issues I. 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 $824.50 for the first 12 hours of review, and $68.50 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) to assist the applicant's engineer in preparing the plans and TIR is available on the city's website at�www.cityoffederal-,Aay.coi-n/index-asl2x?nid=I 71. Bonding is required fain all street improvements and temporary erosion and sediment control measures associated with the project. The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two-year maintenance period. Dining that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two- year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the city. Maintenance for private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. Doc I D 74691 16-104551 Mr. MCCDllough Page 10 October 21. 201 C 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 shown. 6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. 7. Provide cut and fill quantities on the clearing and grading plan. 8. Temporary Erosion and Sediment Control (TESL) measures, per Appendix D of the 2009 KCSWDM, 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.prestonncityoffederalway.com) Transportation Concurrency Analysis (FWRC 19.90) 1. Based on the submitted materials for 102,000 square feet of self -storage, the Institute of Transportation Engineers (ITE) Trip Generation - 8"' Edition, land use code 151 (Mini -Warehouse), the proposed project is estimated to generate approximately 27 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 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). The estimated fee for the concurrency permit application is $2,055.00 (1 1 - 50 Trips). This fee is an estimate and based on the materials submitted for the preapplication meeting. The concurrency application fee must be paid in full at the time the concurrency permit application is submitted with 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 102,000 square feet of self -storage, the estimated traffic impact fee is S96,186.16. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a building pen -nit application is filed and must be paid prior to permit issuance. 16-104551 Doc I D 74691 Mr. McCullough Page 11 October 21. 2016 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 III-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). Since the functional cross-section of SR-99 has been fully constructed, no further ROW dedication or street frontage improvements are required along SR-99. 16"' Avenue S is a Local Street planned as a Type "R" street, consisting of a 40-foot street with curb and gutter, 4-foot planter strip with street trees, 6-foot sidewalks, and streetlights in a 66-foot right-of-way (ROW). Assuming a symmetrical cross section, 3-foot ROW dedication and half -street improvements are required as measured from the street centerline. 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 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 "1" 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 current proposal does not meet the 250-foot spacing requirement to neighboring driveways. The City would prefer that the access point be relocated near the south property line to completely (or more closely) satisfy this requirement, but because it is an existing access point and the only one for this parcel, the location is allowed with limited access. 3. Please show all neighboring driveways within 250 feet of the proposed driveway(s). I6-I04551 Doc LD 74691 Ml-. MCCu1IOL1011 Pane 12 October 21. 201 C Per FWRC 19.135.280, there may be only one driveway for each 330 feet of lot fi-ontage. This property does not have'the 660 feet minimum street -frontage to allow a -second access. The city -may further limit or prohibit access to or from driveway onto arterial streets as deems appropriate for safety. Full -access to the site will not be allowed in part because left -out access is permitted only at signalized intersections. Left -in access is not permitted because 330-foot spacing to the IS"' Ave S does not exist and such an access would require a left -turn pocket, reducing the SBLT storage for those turning into 18"' Ave S. A two-way left -turn lane median will not be allowed. U-turn movements are allowed northbound at the SR 509 signal and southbound at the 18`r' Ave S intersection. 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. The 26-foot driveway width proposed must be revised to a minimum width of 30 feet to safely accommodate expected moving van and truck traffic on and off of S R-99. 6. If possible, the proposal should be revised to provide a driveway throat length of 50 feet from the face Of curb without conflicting site circulation. Design Criteria (FWRC 18.55) Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets (FWRC 18.55.010 and FWCP Policy TP21). Therefore, an east/west pedestrian connection along the north side of the property would be required. However, due to the existing topography and lack of pedestrian facilities on 16"' Ave S, no new connection appears feasible. Misc. Safety -related Comments The applicant must submit a Vehicle Turning, Diagrarn to the Public Works Traffic Division. This diacyram will show how the appropriate design vehicle (such as: Garbage Truck and Large Moving Van) 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(a cityofftderalway.com Solid Waste & Recycling Design Considerations FWRC Requirements FWRC requires designs to include recycling space based on square feet. Per FWRC 19.125.150 6(b), if this use is considered General Commercial, counting the storage buildings plus office: 101 (thousands) x 3 square feet/K = 303 sq. ft. [roughly a 17' x l 8' area]. That's a lot of space for this use — should be more than adequate for all garbage and recycling needs — unless the use changes. Enclosure The Conceptual Site Plan shows a designated enclosure, roughly 10' x 10' in size (100 sq. ft.). That is less than FWRC requires, and is also too small for two 'side -by -side' dumpsters accessed head-on. They may 16-104�5I Doc. I D. 74691 Mr. MCCuHOLIgh Page 13 October 21. 2016 require roll -out service (smaller dumpsters, more frequent service, & roll -out fees add up to higher ongoing rates). With no enclosure structure allowed in the setback area, it constrains where an enclosure could go. Hauler input favors the existing location for truck access, which allows space for turning around so trucks won't have to back out onto PHS. If they could find a way to make the enclosure wider across the front it would be a plus —just getting to a 14' clear interior width would be better (dumpsters are about 7' wide + there has to space to move within the enclosure). Options: • The enclosure's west wall could encroach upon the sidewalk (grey strip fronting the building). That seems like a no-go, so... • Keep the same width, but increase enclosure depth (for example, have back [north] wall in -line with the setback, and extend the side walls another few feet south). This would give the option of `stacking' the dumpsters (one in front of the other). This isn't usually recommended since haulers dislike moving the dumpster in front to get to the one behind. However, they use the truck to do this rather than manually rolling the dumpster, and customers can still order larger dumpsters (lower cost per volume). So given the sites constraints, this seems like the best option. The proponent could designate the balance of the required recycling space in the interior for recycling (for example, a place for cardboard boxes to be staged for reuse) and that would get them to the FWRC recycling space minimum. The enclosed DRS guidelines about enclosures may be useful. 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.Lawrencencityoffederalway.com International Buildi77g Code (IBC), 2015 Washington State Amendments WAC 51-50 I7ternatio77al Mechanical Code (IMC), 2015 Washington State Amendments WAC 51-52 Uniform Plumbing Code (UPC), 2015 Washington State Amendments WAC 51-56 & WAC 51-57 Internati077al Fire Code (IFC), 2015 Washington State Amendments WAC 51 -54 National Electric Code (NEC), 2014 Accessibility Code, iCC/ANSI Al 17.1 - 2009 Washington State Amendments WAC 51-51 Washington State Energy Code, 2015 WAC 51-1 1 16-I04551 Doc ID 74691 Mr. McCullough Page 14 October 21. 2016 Building Criteria Occupancy Classification: S-l/ B Type of Construction: lI-B Floor Area: 102,000. Allowable area for S-1 based on table 506.2: 52,000 square feet per floor with full NFPA 13 sprinkler system. B occupancy allowable area based on table 506.2: 69,000 square feet per floor with frill NFPA 13 sprinkler system. Building footprint proposed to be 25,600 square feet. Number of Stories: Proposed 3 stories over basement. To be detennined by table 2015 IBC table 504.3 and table 504.4. S-1 with II-B construction allowed only 3 stories above grade plane. B occupancy allowed 4 stories above grade plane with I l-B construction. 2015 IBC definitions: STORY ABOVE GRADE PLANE: Any story having its finished floor surface entirely above grade plane, or in which the finished surface of the floor next above is: 1. More than 6 feet (1829 mm) above grade plane; or 2. More than 12 feet (3658 mm) above the finished ground level at any point. 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 www.ctoffederalway.com.) Submit _5_ sets of drawings and specifications and site plans. 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 Woshington (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. The structural portion of this building will be reviewed by our third party reviewer. Additional cost for review time will be collected at the building permit application. Reviews fees can be obtained by calling the Development Specialist @ 253-835-2607. I6-104551 Doc 1 D 74691 Mr. MCCU11ou011 Paoc 15 October 21.2016 Review Timing The first comment letter can be expected within 6-9 weeks of submittal date. Re -check af.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. Please include my comment letter you're your written responses. Plans for all involved departments will be forwarded from the Community Development Department. Other Permits & Inspections Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by WABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. All concerned departments (Planning, Public Works, Electrical, &Fire) must sign off before the Building Department can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. Construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, the general or representative, all subs, the architect or representative, the engineer or representative, electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the Building Department and will be scheduled by the inspector of record for the project. Site -Specific Requirements The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at time of building permit plan review. LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, BAsbury@lakehaven.org) Water + A Certificate of Water Availability (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 #209, water distribution system under high demand conditions) indicate that Lakehaven's standard maximum allowable velocity of 10 ft/s is exceeded at a fire flow rate above 5,100+/- gpm. ■ A Developer Extension (DE) Agreement will be required to construct new water distribution facilities & hydrants 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 (application forms attached). Lakehaven Due I D 74691 IG-IOa i>I . Mr. Mccullou-h Pace 16 October 21, 2016 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 a previous or existing water service connection. + For water use during site construction/development, a hydrant meter may be rented from Lakehaven for this purpose. Please contact Lakehaven for further detail. + 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. Presuming no plumbing fixtures or irrigation sprinkler heads are more than 30-feet above the elevation of the associated service meter, either a double check valve assembly (DCVA) or a reduced pressure backflow assembly (RPBA) is required as low health cross - connection hazards. For a separate fire protection service connection, installation & satisfactory testing of a separate approved backflow prevention assembly is also required pursuant to WAC 246- 290-490 & Lakehaven standards regarding premise isolation. Again presuming no sprinkler heads are more than 30-feet above the elevation of the premise isolation device, either a double check detector assembly (DCDA) or a reduced pressure detector assembly (RPDA) is required for 3" & larger connections; for 2" & smaller connections a separate full -flow meter with a Double Check Valve Assembly (DCVA) or RPBA is typical. If the '30-foot' rule is applicable, then any such premise isolation device must be a "RP" type of device. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZ0e fl(8Lakehaven.org, 253-946-5427) for additional information on premise isolation & BPA testing coordination. • Applicant will be required to complete and submit a Water Use Questionnaire (WUQ, copy enclosed). • 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- Liet.i-of-Extension (CPILOE) are assessable against the property for water facilities previously constructed that provide direct benefit to the property. CPILOE charges are due prior to & as a condition of scheduling the Lakehaven DE Agreement 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 Meter Drop -in Fee, Domestic, 1" preliminary size only: $320.00. Actual size TBD by Lakehaven based on applicant's estimated maximum GPM usage rate. • Water Meter Drop -in Fee, Irrigation, I" preliminary size only: $320.00. Actual size TBD by Lakehaven based on applicant's estimated maximum GPM usage rate. ■ Water Meter Drop -in Fee, Fire -Protection, 5/8"x3/4" size: $270.00. • Capital Facilities Charge(s)-Water: $3,629.00 per Equivalent Residential Units (ERU). Actual amount due TBD by Lakehaven based on applicant's estimated annual total water usage rate (domestic + irrigation). Please contact Lakehaven for further detail. • CPILOE: $8,830.46 (91 WMI-16 S/S 296 project). 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. • The site does not have a previous or existing sewer service connection. 16- I Oa 5> 1 Doc. L D 74691 Mr. MCCullough Page 17 October 21. 2016 • A separate Lakehaven sewer service connection permit is required for each new connection to the sanitary sewer system, in accordance with standards defined sin Lakehaven's current 'jF.ees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically required on the private building sewer line, for all new or modified non-residential connections. • Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees/charges/deposits (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 from any DE fees/charges/deposits & are due at the tune 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. • Capital Facilities Charge(s)-Sewer: $3,206.00 per ERU. Actual amount due TBD by Lakehaven based on applicant's estimated annual domestic/coumumercial/industrial only water usage rate. Sewer system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 4.20 ERU. Please contact Lakehaven for further detail. General 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.Faranda@southkingfire.org) Fire Flow: The required fire flow for this project is 3375 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 3 fire hydrants; there is a hydrant just north of the property that can be used. 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 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. 1 o-104;5l Doc. I. D. 74691 Nlr. vlcCu11ou011 Page 18 October 21. 2016 2) Shall be designed and maintained to support the imposed load of a 75,000 pound fire apparatus and shall be provided with a surfaceiso-as to provide all-weather driving capabilities. 3) Shall be not less than a 32 foot inside turning radius and not less than a 40 foot outside turning radius. 4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire Department approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter. 5) Gradient shall not exceed 12 percent. Designated fire lanes may be required for emergency access. This may be done during the plans check or prior to building final. Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. Fire Sprinkler System: An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire walls shall not be considered to separate a building to enable deletion of the required automatic fire - extinguishing system. The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 per cent less than the correlative water supply curve pressure. Standpipe System: A Class One standpipe systern will be required for this project. Fire Alarm: A Fire Alarn System is required. An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central and/or remote station conforming to the current requirements of the National Fire Protection Association standards and/or the fire chief or designee. Fire Department Lock Box: A recessed fire 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 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). 16-104551 Doe I.D 74691 Mr. McCullough Page 19 October 21, 2016 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 provdded,in this letter are based on 'preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an- individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, Jim Harris, 253-835-2652. We look forward to working with you. Sincerely, Jim Harris Planner enc: FWRC 19.220.030 Master Land Use Application Development Requirements Submittal Checklist Mailing Label Handout Lakehaven Attachments PW Solid Waste Division Attachments 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 II6-104551 Doc. I.D. 74691 tr �1 j �• 1 l W a W �i Wi a. a w Z o zZZ Q Lj a -.A a.. ._.. i � I I, i a` d9 n v rox. elev. +1 � 56' Approx. finished o R elev. +' 430' 6. 42. 15' BUILDING SETBACK 172' — 0 11 L cc,of w 4-STORY SELF -STORAGE FACILITY: U ` IBC CONSTR. TYPE II-B, - - - - - - - SPRINKL ERED ' cc I LEASING ` OFFICE +/- 1,500 SF7 ; 1 117' 40' Y7 0' (� .1111 . _ _- _- - .. - - .— ..-_ .. 1 - Approx. elev. +/- 462' \—Approx. elev. +/- 473' A, g_,v. r'i II 15' BUILDING SETBACK — Zr� ------ CONCEPTUAL SITE PLAN ry 1I SCALE: V = 30' (APPROX.) Approx. finished elev. +i- 430' 1� 30' ide drive exl5 i.ng curbcu App ax. elev + �8 I l ay at 430' i 1 v rr � I PARKING REQUIREMENTS: 1 SPACE REQUIRED PER 300 SF OF LEASING OFFICE; PROPOSED 1,500 SF OFFICE / 300 = 5 PARKING SPACES REQUIRED. (9) SPACES PROPOSED + (3) COVERED LOADING SPACES BUILDING GFA LEVEL 1 2Zr 413 TOTAL 98,738 off, �T U v W W (n O 00 � � QJ 117 U U o N W L cu m X � Z �o 01 ¢ 12Co z L L6 E N 0 Q of W 3 o Nco I J �U J LL w co 0 o w 0 = °° Qz � 00 O } V Qz _ C� Q Lo v LL U w C cm ®> — w w ( o z m M Z a' w N LL ° � SCHEME: F 2016-11-08 ly I 1 I z 0 1 w I z I I o ' 0 u I o I z y z � O � U r O O � � u a o = ,> N—c I BUILDING 40'-0" BUILDING SETBACK 5< SETBACK m 1 25% VARIANCE BUIOING HEI UMfT: 43'--9' ABOVE DATUM) OVERALL BUILDING HEIGHT — — — — — — 8_9"ADDITIONAL HEIGHTAVAILABLE _ _ _ _ — — — — — — — r —" — — — — — — � THROUGH VARFANCE LEVEL 4 BUILDING HEIGHT LIMIT_35_0" ABOVE DATUM WILL REQUIRE ADDITIONAL HEIGHT I VIA VARIANCE I w 22'-D" > I �I T I LEVEL 3 1 a 3 I- --- - -- - MAXIMUM BUILDING `- LEVEL 2 ENVELOPE AREA M I �I \\ o I I \ ____ _ - --___ _-- - _ _ _ _ _ -_ _ LEVEL -- ��--- _ _ _ .. _ _ _ _ _ _ _ _ _ _ BUILDING HEIGHT DATUM: ELEV. 435' O" S'-fl' A,F,F1� - IF•^� - ` 1 T.a. LEVEL 1 $kkB: ELD - ` = =_— — — - —� - — — - — — -------- 'OPTIONAL BASEMENT I PARKING LOT - 3% SLOPE TO BUILDING I I 1 1 � I SITE SECTION DIAGRAM O N C_" OEO J N O C7 U a rn U m°OUS 9 c ao W cn o co A.. L U N N s N y cu. N N x.�-. C Q s�,c� U O 3 CIO N Cc a 2 43 s Q 7 Ccp � � w � > E L6o sic pp mi c N o pm co co coo F- U J W J= LL QDo I� r LL. O o W 00 O) U) W Q¢ 9 OVA co J (.i J Lu m O ow w(00 z O U) ZNLL on SCHEME: F SCALE: 1/16" = 1'-0" 2016-11-10 MR9211an ARC,14I EC:'T`S 03 November, 2016 Department of Community Development 33325 8th AVE South Federal Way, WA 98003 Subject: Post Pre -Application Updates and Outstanding Questions Project: StorQuest Self -Storage Site Address: 29600 Pacific Highway South Federal Way, WA 98003 Parcel Numbers: 042104-9035—Zoned "BC" (Community Business) Site Area: +/- 45,532 SF (1.05 acres) To Whom It May Concern, Tr-s 425-885-4300 FAx 425-885-4303 8383 158f.h Ave. NE. 4;280 itedllyomd, WA 9,4162 eero�elluwa�iratis.com Based on the feedback that was received at the October 13th Pre -Application meeting, we have made several updates to the site plan that was presented and discussed. We have addressed concerns about new road dedications, driveway access, and height restrictions. Explanations of specific changes we have made are included below. Updated Project Description: At this time it is proposed that the project would consist of a single, 4-story, fully enclosed self - storage facility with roughly 98,738 gross square feet of total building area and a building footprint of roughly 25,775 square feet on the approximately 1.05 acre, 'BC' zoned site. The self -storage facility would include an integral, fully -managed leasing office, covered loading/unloading area and a number of ground floor exterior access storage units along the Pacific Highway South side of the building. Specific changes from Scheme A (9/12) to current Scheme E (attached): 1. Road dedication: In the Pre -Application meeting, we learned that and additional road dedication area would be required along the western property line, along 16th Avenue South, so as to accommodate an additional 3' of right-of-way. Based on survey information, we have adjusted the buildable property area to allow for this dedication, and adjusted our building setbacks and building footprint accordingly. Please note that this has slightly affected the building shape and GFA in order to re -distribute the square footage. 2. Per the Pre -Application Meeting, we have edited the main driveway off of Pacific Highway South from 26' wide to 30' wide. The location remains at the existing curb cut. G:Mp,je,is-Curran%16%16-155 S[mQuesr Federal WaylCortespondmwce City�2016-11-03_SlorQuesTedc al_&beme E_Essplenmion&Questions does Mgg211g.n ARC:11ITECTS TFL 425-885.4300 FAx 425-885-4303 8383 158th Avv. NE, Q80 i1ec11nnncl_ WA 98052 magllanaedh ieccmico m 3. Building Height: Based on the clarification received at the Pre -Application meeting, we have developed a site section diagram (attached) to illustrate how the height restrictions will impact the building shape. This takes into consideration the overall 35' height limit, the additional height restriction due to proximity to the residential zoning on to the west of 16`n Avenue South, and the potential height gain that could come from the 25% variance that was discussed at the meeting. We believe that a 4 story building can sit comfortably within these restrictions. In addition, we have several questions: 1. Please confirm that the height restrictions have been interpreted correctly, based on the finished grade elevations (notated on the Site plan) and the Site Section diagram. 2. If we choose to pursue the 25% height variance for this project, what is the process for this change? Please outline the requirements and the potential timeline impact it may have. 3. Please confirm that our current design will not require frontage improvements along 16tn AVE south, since no access is proposed from that side and the adjacent properties do not included sidewalks on that road. Thank you for your continued help with the progress of this project. As we continue to develop this design, we recognize that another Pre -Application meeting may become necessary. We hope to address as many concerns as possible via individual communication/coordination in the meantime. If any staff should have questions about these changes, please do not hesitate to contact me directly via telephone at 425-885-4300 or via email at john@magellanarchitects.com. Sincerely, e. fJ�O�hKay — Associate Magellan Architects CC: Jon Suddarth — William Warren Group Diana Atvars — Magellan Architects Attachments: Conceptual Site Plan —Scheme E dated 02-November-2016 Conceptual Site Section Diagram —Scheme E dated 02-November-2016 G:Nr jcc -Corre N6%16-155 SIorQ—[ Federal Wey\Cortapondenc Uty\2016-1 W3_SrurQ,e iFedu,I Scheme E_E�p]onolion&Q,e d,nsdocx cn 0 D r m m t� 0 I I t — _ EXISTING PROPERTY LINE _ F I I 1 5 - HEIGHT LIMIT I I r 7 I I I i 1 P' I m m I m I I HEI�HI LIWEO 11) 3U INTHIN IOU OF RES. ZONE 1 MA,k"I., w 'ARIAHCE I I ' < I i � y ti. I I to Io IA I I o I I= FS IN I 4 != k a I l k= I I — [FISIVIG PROPER7Y NNE-- STORQUEST FEDERAL WAY Mage Clan o n ARCHITECTS rn 2 NEW SELF STORAGE FACILITY 8383 158th Avenue Northeast, Suite 280 IT � 29600 PACIFIC HWY SOUTH Redmond, Washington 98052 N Ffl FEDERAL WAY, WA 98003 Tel (425) 885-4300 Fax (425) 885.4303 • www.magellanarchhects.com JOB NUMBER: 16-155 C,p,ghL 0 2015 Magellan As: 6-1 PLLC _0421949157 29805 nl 0421049259 I 1 1 29815 Ex. drant IM :Hydran E��jjj 0421049038 29700 NOTE: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility information provided. Facility locations and �* conditions are subject to field L1iT_11W verification. Ex. Hydra X. 6„ er Stub 9-3s-1 18TH I AVE 5 Storquest Federal Way 16-104551-00-PC 0 40 80 Feet 9/19/2016 BIA �sCALE I INCH =20 FEET posed 12' black fill Wall two 6' tiers (visible ire ROW or adjacent no maximum (allowable per i TW=447-90 2 TIERED, 12' FILL BW=O90 BLOCK WALL ry=45+• EXISTING ROCKERY BW=448.00 TO REMAIN 455.13 - -'i -PROVIDE TAPER TO TRANSITION FROM REMOVED ROCKERY TO EXISTING FULL -HEIGHT ROCKERY. ADJUST HEIGHT OF EXISTING ROCKERY PER THE RECOMMENDATIONS IN GEOTECHNICAL REPORT. REMOVE EXISTING ROCKERY TW=429,78 UNTIL TRANSITION POINT BW=427.93 (M.E.) TC=430.97 rC-430.40� BC-430 47BC=429.90 QQ TW=437 29 (M-E- I t TP=431.90 • TP=431.9B THR-432.OD - { I I+ TP=+32.00 1� i _ 1 t TC=431-90 TC=431.13 BC=431.40 BC=430.63 I I I II I TC-+31.3D I I Bcm431.fG 4-STORY SELF STORAGE I FACILITY t +/-100,450 SF GFA t 911)WO SF GROSS STORAGE AREA 16M 8F OFFICE) TC-431.9 BC=431 40 •1 • i I -t FFE - 432.00 I I I I I II 1 3 Dx j _ _ AX.+ , ,i Building setback line t-----I t {ty l THR-432.00 ± LEASING OFFICE J I THR=432.01 +/- 1,650 SF r`..11 1 TP. 432.00 \ 1 - - - --- --- TC=431.02 • BC=430.52 F 32 S32 �v TW=439 97 TWm440.46 BW=432.02 TW=442.44 BW=432.01 TW-433-11 BW=432.56 TC=431.42 BC=430.92 BW=438.95 TW-436.00 BLOCK BW=432.00 Proposed water main WALLUT loon within 10' Proposed block cut wall up e into existing approx. to 10' in height (not visible Ti q2:1 slope at property linefrom the ROW or adjacent properlies) II slopes shall be stabilised during and post -construction in accordance with the recommendations of the Geotechnical Report. EARTHWORK ESTIMATE LEGEND TOTAL CUT: 26.835 CU YDS PROPERTY LINE GRADING: 8.215 CU YDS PROPOSED BUILDING DETENTION FACIUTY: 18.620 CU YDS TOTAL nLL• 735 CU YDS EXISTING CONTOUR EARTHWORK: 28.I CU S TJ PROPOSED CONTOUR Q BLOCK WALL 2.0% SLOPE /-X xX SPOT ELEVATION ® STORM PIPE TYPE I CATCH BASIN l\\\\\I �I DETENTION VAULT MODULAR WETLAND WATER QUALITY FACILITY N"IX SITE I CIVIL 11400 s.e. 81h street I suite 345 bellevue, we 98004 t: 425,453.9501 1 r: 425-453-B208 www.navixeng.com CLIENT/OWNER WILLIAM WARREN GROUP PROJECT NAME STORQUEST SELF STORAGE NAVIX PROJECT NUMBER: 50-537-002 PROJECTADDRESS 29600 PACIFIC HWY SOUTH FEDERAL WAY, WA 98003 STAMP REVISIONS 4 0 SECTION, TOWNSHIP, RANGE: SECTION 4, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M. PROJECTTEAM REVIEWED BY: J.TAFUN DESIGNED BY: S GERNHART G.UNGERER SHEET NAME GRADING AND DRAINAGE PLAN SHEET NUMBER C-2.0 CITY OF Federal Way September 19, 2016 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferreii, Mayor Dirk McCulloch dirk(a;.maeel]anarchitects.com Magellan Architects 8383 158"' Avenue, Suite 280 Redmond, WA 98052 RE: File No. 16-104551-00-PC; PREAPPLICATION CONFERENCE RE -SCHEDULED StorQuest Sclf Storage, 29600 Pacific Highway South, Federal Way Dear Mr. McCulloch: The Community Development Department is in receipt of your preapplication conference request. The application has been routed to members of the Development Review Commitlee and a meeting with the project applicant has been scheduled as follows: Revised Date 9:00 a.m. —Thursday, October 13, 2016 Hylebos Conference Room Federal Way City Hall, 2"`� Floor 33325 8t1i 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 Jim.harrisrcEcitvoffederaIway.com, or 253-835-2652. Sincerely, �,,.arrids" Planner Jon Suddarth, jsuddarth c williamNvarren.com Doc I 7471S L� CITY OF FEDERAL WAY DEVELOPMENT REVIEW COMMITTEE (DRC) Preapplication Conference Sign -In Sheet Storquest Self Storage 16-104551-00-PC9 October 13, 2016 NAME WITH PHONE n ��3 01 eov 25 6' Mr u Lc Joys su0V) M Vvw � s- QSs g�2- s7p90 3 �� P �erSs��- �� t�u• �¢.�•-v�t.�S ZS3.$3S. 7,434- Z�—rlr - Fly 75 �AF1c Z13 - 8'Ss"� zroL � t-f < EV0W4E,J W 4-- SEtN 1ST, Lq w t PlaAs E A^ oq C r C D ,:S, , � 4 C (lS C-1-1 L J 4) F�c erd !lj rl , Long VKf)-a om;;u rl mi cn c 00Z70 (A> m 0 :A ALALlk N o � a z C r� a c� m m z a n p � c z � rn C m o � rn z� e� IN pl O vi C s O� QCi inC N >+ ,� s> p O N 0 Z) R M M v�i a-1 �O a s v m > m m N N c C d L C Q � 0) O >, Q +r .� to S .c N 4- �O p Tt Q N Q C O� N C N N f6 M E O i cn C t0 f6 O 3 a..1 N t CD 0 E fU O p CL N O Q E y O I "- -O u N� O7 4- 7 > O y p N Q -am p '' = O W v m -O U Oo ; N C N A C O � U C O rn C (p rp p cn N C E CL r6 t! 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W, Qo (D v r+ y Vim MWM Zmo nv.< mrm m D vN mo Mm 2 ■ Do- 9 11 ■ 0 i 0 ■ 0 vA m L E C Q X N i E L m Q N CL O N f0 L O (n a) N L fO V/ .O fL V � N .(n (n a) L a) L 1 V I r .d 0 Ll • ■ I i 1 - s ■ ►•r ■ r r+ I-M• . -OW ■ 11944.0 46. 0 `d ter, Rui 0 Gi Lt L _of 0 u Z Lll O n O W W z w z 0 Ln z W W z aM W o E �� N i cO a i J � y E� 'n m�o� � U cp N E S N O� :gN - �0N. yo.3 RECEIVED Federal Way SEP 13 2016 CITY OF FEDERAL WAY CDS MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 w w ►e. citvoffedera l way. co in -5 ( �/ V APPLICATION NO(s) I I 0 0� FC/ Date September 13, 2016 Project Name _ StorQuest Federal Way Property Address/Location 29600 Pacific Highway South, Federal Way, WA 98003 Parcel Number(s) 042104-9035 Project Description 3-story over basement self -storage facility with approximately 101,950 square feet gross floor area, including a leasing office and associated site improvements. PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone _ Land Surface Modification Lot Line Elimination x Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information BC Zoning Designation BC Comprehensive Plan Designation 0 Value of Existing Improvements T.B.D. Value of Proposed Improvements International Building Code (IBC): S-1, B _Occupancy Type II-B, Sprinklered Construction Type Applicant Name: William Warren Group; Contact: Jon Suddarth Address: 5301 DTC Boulevard City/State: Greenwood Village, CO Zip: 80111 Phone: (303) 759 7008 Fax: Email: jsuddarth@williarrnwarren.com Signature: Agent (if different than Applicant) Name: Magellan Architects; Contact: Dirk McCulloch Address: 8383 158th AVE NE #280 City/State: Redmond, WA Zip: 98052 Phone: (425) 885 4300 Fax: Email: dirk@�m g IILa�r�rchitec . com Signature: Owner Name: William Warren Group; Contact: Jon Suddarth Address: 5301 DTC Boulevard City/State: Greenwood Village, CO Zip: 80111 Phone: (303) 759 7008 Fax: Email: jsuddarth@williamwarren.com Signature: Bulletin #003 — January 1, 2U11 Page 1 of 1 k:\Handouts\A4aster Land Use Application DATE: CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL September 15, 2016 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: Jim Harris FOR DRC MTG. ON: September 29, 2016 - Internal October 6, 2016, 9:00 AM - with applicant FILE NUMBER(s): 16-104551-00-PC RELATED FILE NOS.: None PROJECT NAME: STORQUEST FEDERAL WAY PROJECT ADDRESS: 29600 PACIFIC HWY S ZONING DISTRICT: BC PROJECT DESCRIPTION: Proposal to construct a 3-story over basement self - storage facility with approximately 101,950 square feet gross floor are, including a leasing office and associated site improvements LAND USE PERMITS: PROJECT CONTACT: MAGELLAN ARCHITECTS DIRK MCCULLOCH MATERIALS SUBMITTED: 9/13/16 Cover Letter from Magellan Architects Conceptual Site Plan Marketing Package showing other Storquest facilities 1 Magglian FAx 425-885-430 FAx 425-8851I303 8383 158di Ave. NE, 4280 ARCHITECTS R�dmund,WA98052 i n ag�, f famudi'tt c(ci.: n:) 13 September, 2016 Department of Community Development 33325 8th Avenue South Federal Way, WA 98003 Subject: Pre -Application Meeting Request and Project Narrative and Questions Project: StorQuest Self -Storage Site Address: 29600 Pacific Highway South Federal Way, WA 98003 Parcel Number: 042104-9035 — zoned 'BC' (Community Business) Site Area: +/- 45,532 sf (1.05 acres) To Whom It May Concern, On behalf of the William Warren Group (WWG) and StorQuest we are requesting a Pre - Application meeting and submitting this cover letter, project description and topics for discussion as well as the attached conceptual site plan for staffs review, consideration and feedback. We have additionally attached to this proposal an informational marketing packet from the William Warren Group illustrating some of the other projects they have undertaken to provide staff a sense of the type of client and project associated with this proposal. Project Description: At this time it is proposed that the project would consist of a single, 3-story + basement (4 levels total), fully enclosed self -storage facility with roughly 102,000 gross square feet of total building area and a building footprint of roughly 25,600 square feet on the approximately 1.05 acre, 'BC' zoned site. The self -storage facility would include an integral, fully -managed leasing office, covered loading/unloading area and a number of ground floor exterior access storage units along the Pacific Highway South side of the building. WWG has a track record of working with communities and jurisdictions to develop high quality, class -A, well maintained and professionally managed storage facilities that bring an important amenity to their communities. Specific Questions and Topics for Feedback In addition to any other information and feedback from Federal Way staff we would be interested in feedback on the following topics as part of the Pre -Application Meeting process to help set expectations and clarify requirements and processes: RECEIVED 1. General: S E P 13 2016 CITY OF FEDERAL WAY CDS StorQuest — Federal Way — 29600 Pacific Highway South Page 2 of 3 September 13, 2016 a) Please outline and estimate impact fees that should be anticipated as part of this proposal. b) Will SEPA review be required for this proposal? Please outline the SEPA review timeline including comments and appeals period(s), etc. c) Please identify which specific permits and processes will be required for this project? d) Will a public and/or neighborhood meeting be required for this project? 2. Utilities & Stormwater: a) The site appears to be served by Lakehaven Utility District. Does the City have any input on how utilities for the site are to be handled? b) What, if any, storm water infrastructure is available near or adjacent to the site for storm water management and connection? Frontage and Rights -of -Way: a) The subject property is between 16th Avenue South on its west border and Pacific Highway South on its east border. What frontage improvements, if any, will be required with redevelopment of this property? b) Should the applicant seek multiple driveways (which is not in the current proposal) what are the driveway access separation requirements, if any, for this frontage and property? 4. Building Design and Perception: a) What, if any, Design Review process or design guidelines would be required as part of a self -storage development on this property? b) Building Height: The subject property is abutted by 'BC' zoned properties immediately adjacent to the north and south. To the west, and separated by 166th Avenue South, is a RS9.5 zoned parcel which is entirely occupied by Sacajawea Park and, beyond that, Sacajawea Middle School. To the east, and separated by Pacific Highway South, are parcels zoned RM1800 (multi -family). Please comment on how these 'non-residential' zonings will impact height limitations for the proposed structure. In particular if/how these adjacent zonings and uses impact height limitations with respect to FWRC Table 19.220.030, Note 1.c and Note 2. Given the topography of this site (there is considerable grade differential between 16th Avenue South and Pacific Highway South) and depending on the impacts of the adjacent zonings per the question above, the applicant would like to discuss the prospect of relief on the overall height limitation for this property. G:\Prqjccls-Cmr 06U6-155 SlmQ-1 F dmi WayTarms & Doc LsN2-Prc-Dmign\Pr Applimfim Malcrials\Pr App Qaca62016-09-08 dacx StorQuest — Federal Way — 29600 Pacific Highway South September 13, 2016 Page 3 of 3 c) Bearing in mind the grade differential on the site, is the fire and emergency access for the proposed building, with access from both 16th Avenue South and Pacific Highway South, acceptable? 5. Parking & Transportation: a) Parking: Please confirm that the parking ratios and configurations on the attached site plan are acceptable b) Site Access: Will staff please speak to the possibility of establishing full access to the site from Pacific Highway South? Current conditions appear to indicate the site would be right -in, right -out access only. c) Would a project such as is proposed trigger the requirement for further traffic study, analysis and/or reporting? If so, please outline the requirements for traffic analysis and reporting. Thank you for your consideration of this Pre -Application Meeting request. We look forward to sitting down with staff to receive feedback and input on this proposal and to working with the City on this exciting prospect. In leading up to the Pre -Application meeting if any staff should have questions about this application or proposal please do not hesitate to contact me directly via telephone at 425-885-4300 or via email at dirk@magellanarchitects.com. Sincerely, Dirk McCulloch — Associate Magellan Architects dym/DYM CC: Jon Suddarth — William Warren Group Diana Atvars — Magellan Architects Attachments: Conceptual Site Plan —Scheme A dated 12-September-2016 William Warren Group Informational Marketing Packet G:\Projccts-Cu L\16\16-155 StorQuest Federal Way\Fe & Docu U\2-Pr Dcsign\Pr AppHi fion MazmalsT—App Questions 2016-09-lB.decx