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12-102319 (2)
CITY OF �. Federal Way June 19, 2012 Sean McDermott Zaremba Group 14600 Detroit Avenue, Suite 1500 Cleveland, OH 44107 CITY HALL FILE 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 wwww cityoffederalway. com Re: File #12-102319-00-PC, PREAPPLICATION CONFERENCE SUMMARY Progressive Claims Office, 34001 Pacific Hwy South, Federal Way Dear Mr. McDermott: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held June 14, 2012. 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 Matthew Herrera, 253-835-2638, matt.herrera@cityoffederalway.com. For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION Proposed new construction of a 16,608 square -foot vehicle claims facility on a vacant site. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. ■ Community and Economic Development - Planning Division o Prior land use permits issued for the improvements and encroachment into wetland buffers have expired. New application and adherence to any updated code provisions will be required. Mr; Mcbermott Page 2 June 19, 2012 • Public Works - Development Services Division o This project must meet the requirements outlined in the 2009 King County Surface Water Design Manual (KCSWDM and the City of Federal Way Addendum to the manual. o On -site Water Quality Treatment is required for the entire site, including pollution -generating impervious surfaces associated with the required street improvements. Runoff from public streets must be treated separately from private facilities as much as possible. o Additional water quality protection measures per the High -Use Menu in the KCSWDM are required for the storage area. o Undergrounding of existing overhead utilities is required along the Pacific Highway South frontage. ■ Public Works - Traffic Division o A Transportation Concurrency permit is required per FWRC Chapter 19.90. o A Transportation Impact Analysis (TIA) is required in order to assess other significant project impacts and determine traffic and safety mitigation measures not identified in the concurrency analysis per FWRC 19.135.050. o Street frontage improvements and right-of-way dedication are required along the property frontage on SR 99 and South 340`b Street per FWRC 19.135.040. The applicant may request that a credit be provided towards impact fee for improvements and ROW dedication along SR 99. o Traffic Impact Fee (TIF) payment estimated at $81,000. o Modify 16`h Avenue South & SR 99 signal for access. 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 (Matthew Herrera, 253-835-2638, matt.herrera@cityoffederalway.com) 1. Zoning Designation and Use — The subject property is designated Commercial Enterprise (CE). The insurance claims office is not specifically noted as a permitted land use in the CE zone, but closely relates to "services for vehicles, trucks, boats, trailers, motorcycles, and equipment" identified in Use Zone Chart 19.240.050 and will be considered as such. 2. Use Application — The proposal will require administrative approval for site plan compliance and a public hearing with Hearing Examiner approval for encroachment into the wetland/stream areas. The application will be combined into one Process IV Master Land Use review with two separate decisions. The administrative site plan decision will be issued prior to the public hearing. The Hearing Examiner will then make a decision on the critical area encroachment 14 days following the public hearing. The Planning Division will notify the applicant of application status within 28 days of submittal. If the application is determined complete, staff will issue a Letter of Complete Application. FWRC limits the review to 120 days from the date of 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 14 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. 12-102319 Doe. I.D. 61251 Mr. McDermott Page 3 June 19, 2012 3. Environmental Review — The project is subject to environmental review under the State Environmental Policy Act (SEPA) as the proposal exceeds flexible thresholds (buildings larger than 12,000 square feet and parking for more than 40 vehicles) pursuant to FWRC 14.15.030(c). The city does utilize the optional DNS method of combined land use and SEPA notifications when environmental checklists are thoroughly completed. As regulations have changed since the prior two environmental determinations have been issued, staff recommends the applicant submit a new environmental checklist and the city issue a new determination. This would result in a single streamlined environmental document as opposed to amending two prior documents that would need to take into account each code change since the document's initial issuance. 4. Environmentally Sensitive Areas — As shown on the city's critical areas inventory map, the subject property contains three sensitive areas; major stream, wetland, and wellhead protection zone. Additionally, the conceptual site plan indicates the property contains an area with slopes greater than 40 percent, which is one criterion for areas designated geologically hazardous. A discussion of each sensitive area and development standards follow: Major Stream — a tributary to the West Hylebos Creek traverses through the western portion of the subject property. The creek has been designated a major stream and requires a 100-foot setback. No clearing, grading, or improvements are permitted outright in the 100-foot setback area. All plans shall include the delineated stream with its associated 100-foot setback measured outward from the ordinary high watermark. Intrusions into the stream setback area would require a Process IV Master Land Use application, public hearing, and decision by the city's Hearing Examiner. The applicant will have the burden of designing the intrusion to meet the following decisional criteria: o It will not adversely affect water quality; o It will not adversely affect the existing quality of wildlife habitat within the stream or setback area; o It will not adversely affect drainage or stormwater retention capabilities; o It will not lead to unstable earth conditions nor create erosion hazards; o It will not be materially detrimental to any other property in the area of the subject property nor to the city as a whole, including the loss of significant open space; and o It is necessary for reasonable development of the subject property. Wetland —The city's critical areas map indicates a Category II wetland may be located on the western portion of the subject property. A wetland delineation and classification will be required to be submitted with the MLU application. Appropriate mitigation identified by the wetland biologist for the buffer intrusion should also be included in the report. If it is determined that a Category II wetland is located on the property, a 100-foot setback from the wetland will be required. Any needed intrusions (stormwater, sewer, site plan) into the wetland buffer will require Hearing Examiner approval administered via Process IV Master Land Use application, public hearing, and decision by the city's Hearing Examiner. The applicant will have the burden of designing the intrusion to meet the following decisional criteria: o It will not adversely affect water quality; o It will not adversely affect the existing quality of the wetland's or buffer's wildlife habitat; o It will not adversely affect drainage or stormwater retention capabilities; o It will not lead to unstable earth conditions nor create erosion hazards; and o It will not be materially detrimental to any other property in the area of the subject property nor to the city as a whole, including the loss of open space. I2-102319 Doc, I.D. 61251 Mr. McDermott Page 4 June 19, 2012 Any needed intrusion into the wetland will require Hearing Examiner approval of a mitigation plan encompassing the items listed in FWRC 19.175.030(5). Depending on the complexity of the project, staff may route the wetland report to the city's consultant for review. All consultant fees must be paid by the applicant. Wellhead Protection Area — The subject property is within a 10-year Wellhead Zone, which requires the applicant to submit a Hazardous Materials Inventory Statement with the land use application. As landscaped areas appear to be greater than 10,000 square feet, an operations and management manual using best management practices (BMPs) and integrated pest management (IPM) for fertilizer and pesticide/herbicide applications will be a required component of the landscaping plan. The BMPs shall include recommendations on the quantity, timing, and type of fertilizers applied to lawns and gardens to protect groundwater quality. Geologically Hazardous Area — The site plan indicates an area with slopes in excess of 40 percent. FWRC defines steep slope hazard areas as "those areas with a slope of 40 percent or greater and with a vertical relief of 10 or more feet, a vertical rise of 10 feet or more for every 25 feet of horizontal distance. A slope is delineated by establishing its toe and top, and measured by averaging the inclination over at least 10 feet of vertical relief." If the topographic survey shows the area meets this definition, a standard setback of 25 feet is required. Public Notice — The administrative portion of the application will require a 14-day comment period. The Notice of Application soliciting comments will be published in the Federal Way Mirror, posted at the subject property, and the official notice boards within the city. Mailed notice to all property owners within 300 feet of the subject property is also required. The applicant is responsible for submitting stamped mailing envelopes for property owners within 300 feet of the subject property. The city's GIS Division can provide this service for a nominal fee. Please see the enclosed handout for further information. The Hearing Examiner portion of the application requires the notice procedures with the addition of an extended comment (limited to the critical area encroachment) period up to the date of the hearing, one public notification sign, and one additional set of stamped envelopes for property owners to distribute the notice of public hearing. 6. General Zoning Regulations — The following are general zoning regulations applied to the claims office use in CE zones. This is not a complete list of general regulations and the individual zoning charts within FWRC 19.240.050 should be reviewed prior to final project design. Required Yards Height Min. Lot Size Max. Lot Coverage Parking Spaces 20ft. Front 40ft. above average None None Parking study required. 15ft. Side building elevation (ABE). (see item 9) 15ft. Rear . Except structures within 100 feet of a residentially zoned property line are limited to 30 feet above ABE. 12-102319 Doc. LD. 61251 Mr. McDermott Page 5 June 19, 2012 7. Community Design Guidelines --The proposed improvements are subject to an administrative design review conducted by city staff. Project designers shall strive for overall design continuity by using similar elements throughout the project such as architectural style and features, materials, colors, and textures. Please include a written narrative identifyingidentifyiLig how the project complies with all applicable desi idelines. Several guidelines applicable to your project are below. a. Building Facade Modulation and Screening Options — Facades that are longer than 60 feet and visible from rights -of -way or residential uses are required to incorporate at least two of the four listed treatments. It appears the north facade will be visible from South 340', the east and south facades visible from Pacific Hwy South, and west facade visible from the multi -family residential zone on the north west, thereby resulting in all four facades implementing at least two of the four options. i. Fagade Modulation — A minimum depth of two feet, minimum width of six feet, and maximum width of 60 feet. Alternative methods to shape a building such as angled or curved facade elements, offset planes, wing walls, and terracing will be considered, provided that the intent of the section is met. ii. Landscape Screening — Eight -foot -wide Type H landscape screening along the base of the facade, except Type IV may be used in place of Type II for facades that are comprised of 50 percent or more window area, and around building entrances. iii. Canopy or Arcade — As a modulation option, canopies or arcades may be used only along facades that are visible from a right-of-way. Canopies must project at least 6 feet from the building facade with a minimum of 10-foot ground clearance. Minimum length is 50 percent of the length of the fagade using this option. iv. Pedestrian Plaza — Plaza square footage is equal to one percent of the gross floor area of the building, but it must be a minimum of 200 square feet. The plaza should be clearly visible and accessible from the adjacent right-of-way. The above -referenced "two of four" options shall be incorporated along the entire length of the facade, in any approved combination. Options used must meet the dimensional standards as specified above, but if more than two are used, dimensional requirements for each option may be modified. b. Pedestrian Circulation — Pedestrian pathways from rights -of -way to primary entrances, from parking lots to primary entrances, and pedestrian areas, shall be accessible and should be clearly delineated. Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a variation in paved texture and color. Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of delineation is not encouraged. c. Pedestrian Areas — Pedestrian areas and amenities should be incorporated in the overall site design. Pedestrian areas include but are not limited to outdoor plazas, courtyards, and seating areas. Pedestrian amenities include but are not limited to outdoor benches, tables and other furniture, and landscaping. Pedestrian areas should be easily seen, accessible, and located to take advantage of surrounding features such as building entrances, open spaces, significant landscaping, unique topography or architecture, and solar exposure. 12-102319 Doc. LD. 61251 Mr. McDermott Page 6 June 19, 2012 Building Entrances — Entrances shall be architecturally emphasized and shall incorporate transparent glass. e. Fencing — Chain link fencing visible off site shall utilize vinyl coated mesh, powder coated poles, dark color and pole caps and/or decorative grid pattern. f. Crime Prevention through Environmental Design (CPTED) — One aspect of the City's Community Design Guidelines are the implementation of CPTED principles (Natural Surveillance, Access Control, and Ownership) for all new development projects. The enclosed CPTED checklist must be submitted with the formal land use application. g. Appurtenances — Outdoor furniture, fixtures, and streetscape elements, such as lighting, freestanding signs, trellises, arbors, raised planters, benches, and trash receptacles should be incorporated into the site design. Again, many of these items have been incorporated into the interior portion of the property and should also be added along the South 320 Street frontage. h. Lighting — In addition to CPTED lighting standards, the following shall apply: lighting levels shall not spill onto adjacent properties; 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. A photometric site plan that illustrates recommended outdoor foot candle levels for commercial lighting by the Illuminating Engineering Society will be a required component of the Master Land Use application. 8. Landscaping — 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 (26) when preparing the site plan and planting schedule. See FWRC 19.125.050 for descriptions and vignettes of landscaping types. The following regulations are specific to your proposal: a. Perimeter — A five -foot -wide Type III landscape screen will be required along the north, east, and south property lines. b. Parking Lot — For each parking space, twenty-two square feet of interior lot Type IV landscaping shall be provided. Landscaping is required to be installed at the ends of all rows of parking and disbursed throughout the interior parking area. As mentioned during the conference, perimeter landscaping is not included in the internal lot calculation, but the island west of the storage area would receive credit. The site plan must list the specific size of each landscape island proposed for interior parking lot landscaping in order to verify the required square footage is provided. 9. Parking — Minimum parking stall amounts will be determined by a parking analysis as no prescriptive amount is provided in the applicable Use Zone Chart. The analysis should identify the number of employees at the claims office and number of trips. Staff recommends the analysis and ultimate number of stalls needed be based on at least three other claims offices in the region. Parking lot design criteria can be found in the enclosed city Bulletin 042. Typical 90-degree, 9' x 18' stalls shown on the site plan require a 25' wide drive aisle. Up to 25 percent of the stalls may be designated compact with 8' x 15' stalls and 25.5' drive aisles. Stalls abutting pedestrian pathways shall incorporate wheel stops. 12-102319 Doc M 61251 Mr. McDermott Page 7 June 19, 2012 Bicycle racks should be placed near the entrance for multi -modal support. 10. Tree Retention/Replacement — The city's tree canopy standards will require the applicant retain and/or plant additional trees that result in the subject property meeting the minimum 20 tree urits per acre minimum. The areas for public dedication and environmentally sensitive area set -aside (except buffers) will not be included in tree unit per acre calculation. Additionally, the city will exclude the western portion of the property containing the permanent stormwater easement. Tree units are assigned to retained trees depending on their diameter at breast height while planted trees are assessed units depending on the species' mature canopy size. Larger retained trees are given up to 3 tree units and planted trees are given up to 1.5 tree units. A matrix of the tree units is provided in FWRC 19.120.130-2. The landscaping plan shall contain the subject property's (east of the stormwater easement) ultimate tree unit count (retained and planted) at build out of the project. 11. Clearing and Grading — The applicant is required to obtain clearing and grading plan approval as a component of Process III approval. 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. Any needed rockeries or retaining walls must be limited to six feet in height as measured from finished grade at base of wall to top of wall with a minimum three-foot landscaped setback at the base of each rockery or retaining wall. Rockeries and retaining walls visible from a public right-of-way or adjacent property shall be composed of rock, brick, or other textured/patterned wall styles. 12. Outdoor Storage —Visual impacts from the vehicle storage area shall be mitigated using screening standards within FWRC 19.125.170(3). A minimum six -foot -high solid screening fence, wall, or other appropriate architectural screening, surrounded by five feet of Type I landscaping is required around the outside edges of the area devoted to the outdoor storage areas. Outdoor storage standards do allow flexibility with regard to the amount of landscaping needed if the overall intent of obscuring the storage area is met. 13. Rooftop Mechanical Equipment —Heating ventilation and air conditioning, elevator equipment, 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. Garbage & Recycling Receptacles — The design of the enclosure area should be consistent with the architectural design of the primary structures on the site. The enclosure shall be screened from the abutting property by a 100 percent sight -obscuring fence or wall and appropriate landscape screen. The minimum size for the garbage and recycling storage area shall be 65 square feet. 15. Application Fees —Please contact the Permit Center at 253-835-2607 for updated fee schedules for Process III Master Land Use application, SEPA checklist, concurrency, engineering review, and building permit. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com) Land Use Issues — Stormwater 1. Surface water runoff control and water quality treatment will be required per the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009 12-102319 Doc. LD. 61251 Mr. McDermott Page 8 June 19, 2012 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 eight 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 provide flow control to meet this performance criteria. Flows may be discharged directly to the Kitt's Corner regional detention facility, per an agreement between the City of Federal Way and Robert L. Wright dated August 3, 1995, recording number 9509110607. BMP's will be required as specified in the 2009 KCSWDM. 3. The project 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. Treatment requirements apply to all new impervious area, both onsite and within the public right-of-way. Treatment for public right-of-way improvements should be separated from onsite water quality treatment. High Use Site water quality treatment must be provided for the vehicle storage area. 4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 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 Stormwater Management Division. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 6. The storm water discharge location and method shown on the previous plans must be revised to avoid discharging directly into the City's water quality swale. Staff suggests exploring options such as using a dispersal or infiltration trench, connecting into the Kitt's Corner high flow bypass, or discharging into the wetland. Design may need to be coordinated with a wetland biologist to verify that the wetland will not be adversely affected. 7. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at http://www.ecy.wa.gov/programs/scalpac/index,html, or by calling 360-407-6437. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (ETA) permit may be required. Information regarding this permit can be obtained from the Washington Department of Fish and Wildlife, at http:llwww,wa.gov/wdfwlhab/hpaoaelhtm or by calling the office of Regulator Assistance at 360-407-7037. Right -of -Way Improvements 1. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic related items. 2. Dedication of additional right-of-way shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording. 12-102319 Doc. I.D. 61251 Mr. McDermott Page 9 June 19, 2012 3. All stormwater treatment and detention requirements outlined above will be applied to new impervious area within the public right-of-way. 4. FWRC 11.05.110 requires that overhead utility lines be relocated underground if over 500 feet, or three spans are affected by a project. This condition will be applied to Pacific Highway South. Building Permit Issues Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are $68.00 for the first 12 hours of review, and $824.50 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 Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.ci ofI'ederalway.com to assist the applicant's engineer in preparing the plans and TIR. 3. The applicant shall provide a geotechnical report that addresses design pavement thickness for the roadways. 4. Bonding is required for all street improvements and temporary erosion and sediment control measures associated with the project. The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. The developer will be responsible for the maintenance of all storm drainage facilities and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads and drainage facilities remain the responsibility of the individual property owners. 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. 7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black ink. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. 8. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per Appendix D, 2009 KCSWDM, must be shown on the engineering plans. 12-102319 Doc I D. 61251 Mr. McDermott Page 10 June 19, 2012 The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION (Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com) Transportation Concurrency Analysis (FWRC 19.90) 1. A concurrency permit is required for this development project. The concurrency analysis will determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development project. 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). 2. Based on the submitted materials for 16,608 square feet office building, the Institute of Transportation Engineers (ITE) Trip Generation - 8`h Edition, land use code 715 (Single Tenant Office Building), the proposed project is estimated to generate approximately 29 new weekday PM peak hour trips. The estimated fee for the concurrency permit application is $1,584.50 (I1- 50 Trips). This fee is an estimate and based on the materials submitted for the preapplication meeting. The concurrency applicant 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 a 16,608 square feet office building, the estimated traffic impact fee is S80.776.-53. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a building permit application is filed and must be paid prior to permit issuance. Street Frontage Improvements (FWRC 19.135) 1. The applicant/owner would be expected to construct street improvements along the entire property frontage consistent with the planned roadway cross -sections as shown in Map III-6 of the FWCP and Capital Improvement Program (CIP) shown as Table I11-19 (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 Minor Arterial Collector 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). Assuming a symmetrical cross section, 12-foot ROW dedication and half street improvements are required as measured from the street centerline. Internal street (Access —.South 3400' Street) shall be Type a "R" street, consisting of a 40-foot street with curb and gutter, four -foot planter strips with street trees, six-foot sidewalks and street lights in a 66-foot right-of-way (ROW). The new street shall be aligned with the existing 12-102319 Doe. I.D. 61251 Mr. McDermott Page 11 June 19, 2012 east leg of 16`s Avenue South & SR 99 intersection. At the minimum, the applicant shall construct half street consisted of 26' street with curb and gutter, 4' planter strips with street trees and street lights, 6' sidewalk all in approx. 40' ROW. 2. The applicant may submit in writing requesting that a credit or credits be awarded for frontage improvements and ROW dedication to be used toward the impact fees. Such request must be made before payment of the impact fee and must be per FWRC 19.91.090 (c). 3. The owner may be required to dedicate additional right-of-way (ROW) to accommodate additional turn lane improvements if identified in the transportation analysis and/or property corner radius. 4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety purposes, taper rate shall be WS^2/60 or as directed by the Public Works Director. Access Management (FWRC 19.135) South 340'h Street (Main access) should be constructed to meet standard cross section Type "R" street, which is a 40' street with curb and gutter, 4' planter strip with street trees, 6' sidewalk, and street light. At a minimum, the applicant shall construct 3/4 street improvements with curb and gutter, 4' planter, 6' sidewalk, and streetlight along the north property line. Please note, additional pavement may be required to accommodate the expected vehicle that would be expected to use the site. 2. The existing signal at 16`h Avenue South & SR 99 would need to be modified for proper operation and to accommodate the new west leg. The signal plan must be reviewed and approved by the City and the Washington State Department of Transportation (WSDOT). 3. The proposed driveway should be located further west away from the intersection as far as possible. Staff recommends a minimum of 200' from the intersection. Please coordinate with the Village at Federal Way development for driveway alignment. 4. Access may be restricted or limited at such time the City deems necessary for safety if it interferes with the 95"' percentile queue lengths from any traffic control devices. 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. Misc. Safety Related Comments The applicant's engineer needs to submit a Vehicle Turning Diagram to the Public Works Traffic Division. This diagram will show how the appropriate design vehicle can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. The Site Plan should be modified accordingly. 2. The application should be forwarded to King County METRO and Pierce Transit for any transit requirements. 12-102319 Doc. I D 61251 Mr. McDermott Page 12 June 19, 2012 PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com) Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations include: • Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by FWRC 19.125.150. • For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -open gate that spans the front width of the enclosure. When gate doors are opened, no structure or hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in closed and open positions to ease service access and maximize the life of gate hardware. • Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or additional waste types and containers. • Plan for user access to interior waste and recycling storage areas/containers, and to exterior containers screened by enclosure(s). • Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind spots' during ingress and egress. • Consider landscaping, setbacks and screening requirements [based on FWRC Section 19.125.040 (4) & (5)]. • Note that larger -scale commercial or multi -unit housing developments may see long-term savings from the use of on -site waste compaction equipment. Planning for this equipment may require larger enclosure dimensions, defined overhead clearances, consideration of power utility access, and drainage management. ■ Mixed -use developments may also benefit from on -site waste compaction equipment. Additional mixed -use development considerations include: o Designated chutes and/or internal facility maintenance areas or services for tenants, o Moving waste and recycling streams from interior units to collection areas, and o Access by business tenants and/or residents to exterior waste and recycling areas. Help with many design parameters related to service access is available via the City's contracted solid waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786- 4530 (cell). BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com) International Building Code (IBC), 2009 edition Washington State Amendments WAC 51-50* International Mechanical Code (IMC), 2009 edition Washington State Amendments WAC 51-52* Uniform Plumbing Code (UPC), 2009 edition Washington State Amendments WAC 51-56 & WAC 51-57* 12-102319 Doc. LD. 61251 Mr. McDermott Page 13 June 19, 2012 International Fire Code (IFC), 2009 Washington State Amendments* WAC 51 -54 National Electric Code (NEC), 2009 edition Accessibility Code ICC/ANSI Al 17.1-2003 International Residential Code 2009 Washington State Amendments* WAC 51-51 Washington State Energy Code 2009 WAC 51-11 Washington State Ventilation and IndoorAir Quality Code 2006 WAC 51-13* *Current State Amendments are dated: 06/01/2010 ** As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch circuits serving sleeping rooms in dwelling units (R-l's). Building Criteria Occupancy Classification: B and S-2 Type of Construction: II-B Floor Area: 16608 sq ft Number of Stories: one Fire Protection: Fire sprinkler system and fire alarm system required. Wind/Seismic: Basic wind speed 85 Mph, Exposure B , 254 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.cityoffederalway.com.) SubrnitL 5 sets of drawings and specifications. Specifications shall include: x Soils report x Structural calculations x Energy calculations x 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. Doc. I D. 61251 12-102319 Mr. McDermott Page 14 June 19, 2012 Review Timing The first comment letter can be expected within 7 to 8 weeks of submittal date. Re -check of plans will occur in one to three weeks after re -submittal. Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded from Community Development Services. 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. The City of Federal Way does issue temporary Certificate of Occupancies. All construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, all subs, the general or representative, 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 • As noted in the 2006 building permit application, this site has considerable amounts of fill on the site. A current soil report will be required. The geo tech shall also review the building plans and approve the foundation design. • Electrical plan review is required for new installation of a 1000 amp or more. • Building is required to be sprinkled per FWRC. • Site plan notes 112 parking stalls and four accessible parking stalls. IBC table 1106.1 requires 5 accessible parking stalls. 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) SEPA Installation of new 12" diameter water main in South 340th corridor to be improved is anticipated to be required by Lakehaven. Indication of water main construction greater than 8" diameter should be indicated in the SEPA Checklist & review. 12-102319 Doc. I.D. 61251 Mr. McDermott Page 15 June 19, 2012 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 10 work days to issue for typical, 3 work days for accelerated, processing. A Developer Extension Agreement will be required to construct new and/or abandon existing water distribution facilities for the proposed development (extension of new 12" water main west in S 340th, new onsite hydrant extension & service connections). 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 continues to encourage owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, early in the pre-design/planning phase to avoid delays in overall project development. The site has no existing water service connections. A water service connection application (form enclosed) submitted separately to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger service, irrigation, abandonment of existing service(s), etc.), in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Non -single-family properties require separate domestic, irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections. ■ Applicant will be required to complete and submit a Water Use Questionnaire (WUQ, copy enclosed). Information in the WUQ will be used by Lakehaven to determine specific premise isolation (aka backflow prevention) requirements. Anticipated for the proposed facility will be: Domestic=Double Check Valve Assembly (DCVA) at meter, Irrigation=DCVA at meter, & Fire Protection=Double Check Detector Assembly (DCDA) as close to serving main as possible. ■ The associated Developer Extension 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 charges (2012 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees & charges are typically reviewed & adjusted (if necessary) annually, but are subject to change without notice. ■ Water Meter Installation -Domestic: $620.00. 11/2" Drop -in Meter Fee, Service Connection Stub to be installed by developer as part of water main construction work. Preliminary estimated service/meter size, actual sizing TBD by Lakehaven based on applicant's estimated usage information. • Water Meter Installation -Irrigation: $350.00. 1" Drop -in Meter Fee, Service Connection Stub to be installed by developer as part of water main construction work. Preliminary estimated service/meter size, actual sizing TBD by Lakehaven based on applicant's estimated usage information. 12-102319 Doc. I.D. 61251 Mr. McDermott Page 16 June 19, 2012 Water Meter Installation -Fire Protection: $300.00. 5/8"x3/4" Drop -in Meter Fee, Service Connection Stub (and DCDA & vault) to be installed by developer as part of water main construction work. Preliminary estimated service/meter size, actual sizing TBD by Lakehaven based on applicant's estimated usage information. Capital Facilities Charge(s)-Water: $3,097.00/Equivalent Residential Unit (ERU). 1.00 ERU = 255 gpd water used (annual average). NOTE: Lakehaven Water CFC is proposed to increase to $3,232.00/ERU on 7/1/2012. Charge -Payable -in -Lieu -of -Extension (CPILOE): $2,151.53. "PHS/320th-Well 15 (West Side)". 346 front feet along Pac. Hwy S at $6.2183/FF. Sewer ■ The site has X existing sewer service connections. A separate Lakehaven sewer service connection permit (application form enclosed) is required for each new connection to the sanitary sewer system or any modification (re -align, abandon, etc.) to an existing sewer service connection, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically required on the private building sewer line, for all new or modified non- residential connections. ■ Applicant will be required to complete and submit a Sewer Use Survey (SUS, copy enclosed). Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements (if any). ■ Based on the proposal submitted, preliminary estimated 2012 Lakehaven sewer service connection charges (2012 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees & charges are typically reviewed & adjusted (if necessary) annually, but are subject to change without notice. ■ Sewer Service Connection Permit Fee: $470.00. Non-residential. ■ Capital Facilities Charge(s)-Sewer: $0.00. Sewer system capacity credits are available for this property from system capacity charges previously assessed under Sewer ULID 27 & credited to the property at 4.00 ERU/acre for 33.12 ERU. Please contact Lakehaven for further detail. ■ Discharge Agreement Charge: $300.00. 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 (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.com) 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. 12-102319 Doc. CD. 61251 Mr. McDermott Page 17 June 19, 2012 2. This project will require 1 new onsite fire hydrant. Fire hydrants shall be in service PRIOR to and during the time of construction. 3. 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. 4. Fire apparatus access roads: o Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. o 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. o Shall be not less than a 32-foot inside turning radius and not less than a 40-foot outside turning radius. o 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. o Gradient shall not exceed 12 percent. 5. Designated fire lanes may be required for emergency access. This may be done during the plans check or after the facility is in operation. 6. When required, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction by parking and other obstructions. 7. Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of construction. An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire flow or 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. 9. 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. 10. 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). 12-102319 Doc. I.D. 61251 Mr. McDermott Page 18 June 19, 2012 As you know, this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, Matthew Herrera, 253-835-2638. We look forward to working with you. Matthew Herrera Associate Planner enc: Bulletin #001 Submittal Requirements Bulletin #002 Mailing Labels Bulletin #003 Master Land Use Application Bulletin #021 CPTED Instructions Bulletin #022 CPTED Checklist Bulletin #042 Parking Lot Design Criteria Bulletin #050 Environmental Checklist Bulletin #056 Hazardous Materials Inventory c: Donald Hill, 12112 115`s Avenue NE, Kirkland, WA 98034 Ann Dower, Senior Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Chris Ingham, South King Fire and Rescue Brian Asbury, Lakehaven Utility District 12-102319 Doc I.D. 61251 Progessive Insurance Regional Clair �Pffice (12-102319-00-PC) Progessive Insurance Regional Claims Office (12-102319-00-PC) Ica $ 2021049001 2021049072 8 12 12 - �2021049a04 92648GQ114 i - _. ey r 2021049051 1 12 1 13218"20— -fn— -- pl�2021049100 2021049052 2021049053 9254a0009I5 12 fV E r� 20210491fi8 8 8,' 2021049157 20210491?5 2021049163 202104975.' 2021049170 2021049171 11 2021049172 2021049058 r 2021049121 202104904i — 3258ft m m I M2104SO80 f 12 frrr 2112143119 /202104,631-3-( 2021049093 © 2006: Lakehaven Utility District neither warrants nor guarantees the accuracy or any racurty rnrormavon snown. r-acnay iouauons erlu conditions are subject to field verification. Page 1 of 1 http://columbia/lion/map.aspx 6/5/2012 1-1/2" h--I 12" 16" METAL SOFFIT MP-4 bev ws 7/8" I-i MP -1 BR-1 7/8" F-, 9.6" MP -2 12' W] PROGRESSIVE REGIONAL CLAIMS OFFICE 1-3/4" I 36" MP -3 RECEIVE® MATERIAL SHEET MAY 2 4 2f%... 4.201012 CITY OF FEDERAL RIBA #7697.00 i.vZ, +VI IIIII- /L9SOFFli _ qREFFINISH FLOIXi :-N�R�NVJ�SLG�,EVAT1dN Ml1�WLEyN• rP tn9Y _ 1 4 11 r.. _10 —FIT- woo tia W pEH cv�Lwoo _ _ .,nnn•h EFF,FIMFLOQ o FO c1�RSETV { 2221 S�Ei,EVATiON \Z!y,fcE,K iir. •'P s .NORe 1r•rrAST-E�LEVAWN xa1 srx y SeVFj Wnf-ELEVATION z1+ W—V GPAK IRIXSPOT 90ROM EXIWOA MerErtivaRSRRH SCHMUM mcflw lOM 11/WHPA0411RER7 u=12 OR COHI'IT REMARKS W41 1111111YBWIX<'aR' NW.UIieEriC 5@n51ID J+u IreuTE 11SW 0006 - GESMIPLEFCR wFf:R F �'A'ELdG1E:E n�rpyRYtaW40lW HAL['J Y},T1CIW-YT rbWGraW u1A1,YDEG AINNIrM :LChZA4 20 OE SAMPIETOIt uf�rvx 1M5 7Q YEr4.141� [EHIPo5CS6TO SVNUM EsiFi GRE(SIIItT y =FAlUHE YT3 PIEFIMSItD YETR WNLPMB RTAM W.W. 1E2-K W1 Fu2A01RTKxp.4 iuE 1NM a.ppFMWIfW V � ' rq�Md+ itLGY N/�GUIVF uH rEt./i•�Y2Sac Wlf.+SR GEMWR wa rFlHlse�mRRoorruE �°�` as = A m - nl•1 u0.-! ypuy, Wi1LGI� Nua kllilPt Fd*KWnPr4B F'S�1< uErR e140.16lVnP 3i5Mu5W�+W GY.h ualp ulv uR� RS •trleeiiOLEULmM wIW4K aetie swrmltm'YAPc I"-a�ER wHOLLawuEru eme n}5 ualy iinW WML\GI EWR f5Y51FA-1 rrnnew '1�E0.11CK 9Ufi GV 6N r�EFEr,iosri�ims �5 uxnw aiwsFa+r srsER arr•�Fsnw-•. tl M Y aUs � �E IV C] MAY 4 2a 2 Y OF FffEDL WAY RLB NO:jy'�;�p 9EYf Fj T 1-1/2" I ----I 12" 4 METAL SOFFIT MP-4 `t BOW E ns-- arc. 16" 7/8" I —I uf�'ail �IW 7/8" I—i 9.6" MP -2 12' ID# BR-1 P -1 MP-3 SF-1 PROGRESSIVE REGIONAL CLAIMS OFFICE 36" MP -3 EXTERIOR MATERALS & FINISH SCHEDULE MODEL/COLOR REMARKS DESCRIPTION MANUFACTURER UTILITY BRICK 4" x 12" ENDICOTTTILE DARK IRONSPOT PROVIDE SAMPLE LLC. FOR APPROVAL SUNDANCE 9947 FEATURE PREFINISHED METAL WALL CENTRIA-CS 660 PANEL GREY VELVET PREFINISHED METAL WALL CENTRIA-CS 200 9917 LIGHT GREY PANEL _ — PREFINISHED METAL WALL VERSAWALL 993 OFF WHITE INSULTED PANEL PANEL FORMABOND II METAL CORE PANEL PREFINISHED METAL WALL PANEL 993 OFF-WHITE CANOPY PAINT COLOR SHERWIN SW7067 COLOR MATCHES WILLIAMS CITYSCAPE BR-1 SYSTEM-1 CLEAR VERTICAL BUTT ALUMINUM CURTAINWALL KAWNEER OR SYSTEM APPROVED EQUAL ANODIZED iGLAZE SYSTEM ALUMINUM STOREFRONT KAWNEER OR T-451 CLEAR SYSTEM APPROVED EQUAL ANODIZED i 993 OFF-WHITE METAL SOFFIT METAL SOFFIT CENTRIA - IW - 110A UNDER CANOPY RECEIVEF ,, MATERIAL SHEET MAY 2 4 2012 CITY OF FEDERAL WAY 4202012 me RLBA #7697.00 pr Qy 65 O L J O 04 fill (/ ---------- .- ' oma j b a o b I I I I RECEIVE® MAY 2 4 2012 s RR5TFLOORPLAN CITY OF FEDERAL WAY CDS RLB NO: 7697.12 y�r ❑D�o PROJECT AREA- 8.24 ACRES PARKING PR PED EXISTING: 0 STALLS PROPOSED: 112 STALLS CURRENT ZONING CE — COMMERCIAL ENTERPRISE BUILDING DATA mte Plan LOBBY SF: 2,027 SF BRANCH OFFICE SF: 6,411 SF Conce BAY SF: 6,175 SF AMENITIES: 1,995 SF o TOTAL: 16,608 SF34001 Pacific Hwy TYPE OF CONSTRUCTION OCCUPANCY MIXED USE: f Feder l Way WA B-BUSINESS USECity S-2 STORAGE (ENCLOSED GARAGE) 2 IAR. SEPARATION PROVIDED BETWEEN B AND S-2 USE NON-SPRINKLERED CONSTRUCTION TYPE IIB NON-COMBUSTIBLE / I 8'45'S6"W _ N8 STORM WATER . V ICI V l ISTORM WATER POND 1 / 3 I STORM WATER POND EASEMENT Sd'1 Sy1AEr[ SuREMOR N LR pCAUST 10. 'a+PERNOL B2329 CAVS£ NQ 823293 14600 DETROIT AVENUE DEVELOPER: LAKEWOOD, OHIO 44107 (216) 221-6600 IL;m ZAREMBA GROUP STYE PLAN 0 5r I I / J Z3 114115' 1114 e� : R4.O.•W�� pp.. Landscape A:AIr ll�l � •• � r rc ' PROGRESSIVE 16,608 SF pe jR 100' K 48 u s � k Prop. Landscape Sul PROP. PR4GREJI/!/E° FaCe,al i A,r ^f' G 5ff E* L=• s N71'31'S5'1.1 , 0.0o• 0=00'19151" R=2805.00' L=16.20' S. 340th Sir ! icy Progressive / — I — — i Y / - ' 0.rRGpoSEB' grf I 1' �mwx o F"'C to� a[n1,a 0.0.w. / � / 1 / f RECEIVE® MAY 2 4 2012 REVISIONS: DRAWING BY: CTH DATE: 062319 SHEET NUMBER: 1 P — JL Pre -application Conference Sign in Sheet City of Federal Way COMMUNITY DEVELOPMENT REVIEW COMMITTEE June 14, 2012 City Hall 9.00 am Hylebos Room Project Name: Pro ressive Claims Office Address: 34001 Pacific Hi bwav South Federal Wav, WA File Number: 12-102319-PC 2. NAME DEPARTMENT / DIVISION a / AA) SwrU��s TELEPHONE Ni1MBER �D �Z6 ZS�"$�S=ZT�v2 3. 4. 5. �� C iV, 6. 7. PVAI 11lw l21AO ASS0c1igjT 8.�rean I t JjMmk 9 �� s vt-� �L �-( ( 4ry -�4 ,&,w (,,-V;� 25 3 B' 35 2��{3 10. 11. 12. CITY OF 4z*s'� Federal Way May 29, 2012 Sean McDermott Zaremba Group LLC 14600 Detroit Avenue, Suite 1500 Cleveland, OH 44107 CFFY HALLFILE 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www cltyoffederalway com RE: FILE #12-102319-00-PC; PREAPPLICATION CONFERENCE SCHEDULED Progressive Claims Office, 34001 Pacific Hwy South, Federal Way Dear Mr. McDermott: The Community and Economic Development Department is in receipt of your preapplication conference request. The application has been routed to members of the Development Review Committee and a meeting with the project applicant has been scheduled as follows: 9:00 a.m. — Thursday, June 14, 2012 Hylebos Conference Room Federal Way City Hall, 2nd Floor 33325 8d~ 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 out by the department. If you have any questions regarding the meeting, please contact me at matt.herrera@cityoffederalway.com, or 253-835-2638. nicer. Ll- Matthew Herrera Associate Planner Doc. ID. 61249 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: TO: FROM: FOR DRC MTG. ON: FILE NUMBER(s): RELATED FILE NOS.: PROJECT NAME PROJECT ADDRESS, ZONING DISTRICT. May 25, 2012 Ann Dower, Development Services Rick Perez, Traffic Scott Sproul, Building Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue Matthew Herrera Thursday June 7, 2012 — Internal Thursday June 14, 2012, 9:00am - with applicant 12-102319-00-PC 05-102387-UP PROGRESSIVE INSURANCE REGIONAL CLAIMS OFFICE 34001 PACIFIC HWY S CE PROJECT DESCRIPTION: Proposed 16,608 square foot office structure and related site improvements. LAND USE PERMITS: Preapplication Conference PROJECT CONTACT: ZAREMBA GROUP LLC SEAN MCDERMOTT 14600 DETROIT AVE Suite1500 MATERL9LS SUBMITTED: 1. Site Plan (Reduced and Full Size) 2. Elevations 3. Material Sheet 4. Floor Plan i isir- � ZAREMBA GROUP May 23, 2012 Isaac Conlen Planning Manager City of Federal Way Community and Economic Development — Planning Division 33325 8th Ave. S Federal Way, WA 98003 RE: Proposed Progressive Insurance Regional Claims Office Preapplication Conference Request Mr. Conlen, Thank you for your continued assistance towards the resurrection of the Progressive Insurance project at 34001 Pacific Highway South. We are pleased to re -start the process now proposing Progressive Insurance's regional Claims Office concept. We would like to respectfully request to be placed on the agenda of the June 141h Pre -Application Conference agenda. Enclosed for your use, please find: - Master Land Use Application / Preapplication Conference Application - Check No. 12126 for $464.00 for Preapplication Conference fee - Conceptual Site Plan (7 full size copies — 7 half size copies) - Building Elevations (7 half size copies) - Building Materials Detail (7 half size copies) - Floor Plan (7 half size copies) We look forward to meeting you at the Pre -Application conference. Please feel free to contact me at 216-221-2163 with any concerns or questions. Sincerely,. Sean E. McDermott, P.E. Zaremba Group, LLC SEM RECEIVED Enclosures MAY 2 4 2012 CC: Don Hill — Triad Associates ZAREMBA GROUP, LLC CITY OF FEDERAL WAY 14600 DETROIT AVENUE CLEVELAND, OH 44107 CDS (216)221-6600 (216) 221-1031 (FAX) www.zarembagroup.com al'ok" e, Federal Way RECEIVED MAY 2 4 2012 CITY OF FEDERAL WAY MASTER LAND USE APPLICATION CDS DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICGs 33325 8'4 Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 WWW.cit afferdcraiwa .cnm APPLICATIOAI NO(S) e / o '� '- / ' T P e, Project Name Progressive Insurance Regional Claims Office Property Address/Location Parcel Number(s) 34001 Pacific Highway South 202104-9051 Date 5/22112 Project Description Construction of a 16,608 s.f. Progressive Reg Tonal Insurance Claims Office and related site improvements �►ar. rxcuYi 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: CommerciallResidential Required Information CE - Commercial Enterprise string Designation Com Enterprise Comprehensive Plan Designation $991,400 Value of Existing Improvements $2.5MM Value of Proposed Improvements International Building Code (IBC): B-S2 occupancy Type IIB Construction Type Bulletin #003 -January 1, 2011 Applicant Name: Zaremba Group L.L.C. for Progressive Casualty Insurance Co Address: 14600 Detroit Avenue - Suite 1500 City/State: Lakewood, OH Zip: 44107 Phone: 216-221-2163 Fax: 216-221-1031 Email: nnottozarembagru p.com r. Signature: Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Progressive Casualty Insurance Company Address: 5910 Landerbrook Drive, Building 3, OH-1-23 CitylState: Mayfield Heights, OH 44124 Zip: 44124 Phone: 440-603-7079 Fax: Email: keAn_mcgralh@progressive.com Signature: r1 c -14 Page 1 of I k:lHandouts\Masler Land Use Application City of Federal Way Project Fee List Growth Project TIP tF CIPiF Group Pro ect Descri tion J P Total Cost Estimated Existing Existing Deficiency Deficiency Amount Related Committed Growth Cost # Percent Costs 1 1 h 02-01 Q City Center Access Phase 3 S 2.850.000 0% S $ 164.172 $ 2.685.828 2 1c D CityCenter Access Phase 4 $ 20,621,000 0% $ S $ 000 .669 g 2 g S 320th St 1st Ave S $ 12.600.000 0% S $ 135,331 S 12,464,669 12,46 4 4 98-08 C S 320th St: 8th Ave S - SR 99 S 15.523,000 0% $ $ 259.762 $ 15,263,238 H S 348th St 1st Ave S S 5.400.000 18.5°Iv 51,000.000 $ 170.446 $ 4,229,554 5 6 5 6 G 10th Ave SW SW Campus Dr $ 1.308.000 O.D% $ - S - $ 1,308,000 7 7 G SW 344th St: 12th Ave SW - 21st Ave SW $ 7,115.000 0.0% $ - $ 253,129 $ 6,861,871 e g C S 320th St 20th Ave S S 5.760.000 0,00/0S - S 62,121 $ 5,697,879 9 10 00-08 G 21stAve SW g SW 336th St S 12,348.000 0.0/o $ - $ - $ 12.348,000 $ 8,568,000 10 12 01-05 C SR 9912 S 312th St S $ 8.568,000 4,366.000 6.00/- $ 0.0% $ $ $ - 110,244 $ 4,255,756 11 13 B SW 312th St: 14ih Ave SW- SR 509 $ 8.712,000 0.0% S S 24.773 :6 8.687,227 12 14 92-181 H S 356th St: SR 99 - SR 161 $ 2.148.000 0.0°% $ - $ - $ 2.148,000 13 15 00-02 A S 304th St 28th Ave S St SR 99 SR 161 $ 5,200.000 0.0% $ - $ 47,912 $ 5,152,088 14 16 96-04 H S 352nd • 15 17 00 09, B SW 320th St @ 21st Ave SW S 4,320,000 o 0.0% $ $ 5,122 $ 4,314,878 16 18 98-34 98-06 C S 3201h St: 1 st Ave S - 8th Ave S $ 15,523,D00 0.0°Io $ - $ 59,984 $ 15,463.016 17 19 92-14 A MilitaryRd 5: S Star Lake Rd - 5 286th St $ 13,068.000 0-0% $ $ - S 13,088,000 $ GO.000 18 20 92-20 F SW 320th St 47th Ave SW $ 360,000 0.0% S 0.0% 5 $ $ 2.216 $ 537,784 19 21 00-02 A F S 312th St 28th Ave $ SW 336th W / SW 340th Sk 28th PI SW - H Rd $ $ 540,000 15,312,000 0.0°/a $ $ 000 $ 11,163.115 20 21 22 98-07 92-21 E S 336th St: 16th Ave S -- Weyerhaeuser Wa S: Widen to 3 lanes $ 1,200,000 0.0% $ - $ 36,885 $ 1,163,115 SR 99: S 340th St - S 356th St- Construct HOV lanes, add WB right- 22 95-17 H turn lane, 2nd SB lei[ -turn lane a 348th $ 33,264,000 0.0% $ $ $ 33,264.000 23 95-02 C S 312th St: 23rd Ave S - 281h Ave S: Widen to 5lanes 5 5,544,000 0.0% $ $ $ - S 5,544.000 5 15,523,000 24 98-25 H I S 348th St: 1 st Ave S - 9th Ave S: Add HOV lanes $ 15.523. 00 0,0% S S 324th St: SR 99 -23rd Ave S: Widen to 5 lanes, add 3rd WB left -turn 25 98-OS C lane SR 99 $ 7.840,000 0.0°/0 $ $ - $ 7,840,000 26 93-09 H 1st Ave S: S 366th St -SR 99'. Extend 2-lane road $ 5.6101000 0.0% $ - $ - $ 5,610.000 27 94-24 C 14th Ave 5: S 312th St - S 316th St: RingRoad extension $ 4,066,000 0.0% $ $ $ 4,066,OOC $ 6,160.000 28 93- 88 C S 31Sih St: SR 99 - 11th Pi S: ri no Road extension $ 6,160,000 0.0°!° $ $ S 312th St: 28th Ave S - Military Rd: Extend 5-lane arterial, interchange 29 95-03 D 1-5 $ 23.894.000 0.0% $ $ $ 23,894,00C SR 18 @ SR 16V Add 3rd SB thru lane, 3rd SB left -turn lane, 2nd NB 30 02-04 H ri ht-turn lane $ 9,072,000 7.1°/0 $ 648.000 $ - $ 8,424,00( 31 98.01 A S 304th St SR 99: Add left -turn lanes an 304th $ 1.080,000 0.0°/a $ $ $ 1,080,00( SR 99 @ S 336th St: Add 2nd EB and SB left lane, widen 336th to 5 32 99-06 E lanes to 20th S 6,300,000 0.0% $ $ $ 6,300,00( 33 98-15 A Miliita Rd S: S 288th St- 1-5 (S): Widen to 5lanes $ 17,424,000 0.0% 5 S $ 17,424,00( SW 330th St @ 1 st Ave S: Signal modifications, extend NB left -turn $ 377,001 34 00-10 C lane $ 377.000 0.0% $ - $ 35 98-20 C S 312th St. 1st Ave S - 14th Ave S: Widen to 5lanes $ 21,344,000 0.0°/° $ $ $ 21,344,001 otal Cost 5 320,340,000 $1,648,000 $1,332,097 $317,369,90: A B C D E F G H Notes: 1 /2/2009 Fehr and Peers/Mirai City of Federal Way Impact Fee Project Project Fee List Spreadsheet s o1-14-3: w 52E_I9 P r._ p = ON 3 � w P* _ IVY R4 r Qa � N o _ - I r'i•_J- 910fi0303%i �:i' �9106C1120-12' �iEF:[C fly L7j3314.73 II _ K. 0-09-35 NO DIPECT ACCESS 16TH AVE S 20021 C2500041_-PW TO LOTS R � 8 y PY 9 N G C Cd r o w ? .n 00-14.4�4" cn O �t 1 _ rs:356.ri �y