19-102405CITY OF
Fbdera 1 M&
y
Centered on Opportunity
Seattle, WA 98125
Vke: File #19-102405-00-AD; PROCESS III SITE PLAN REVISION
Federal Way Premier Storage, 35200 Pacific Highway South, Federal Way
0 Z f-1
6c) PAc
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
This letter grants approval for revisions to Federal Way Premier Storage site plan located at the corner of
Pacific I-lighway South and South 352nd Street. There are outside oversized vehicle and bloat storage areas in
this proposal. The city granted conditional land use approval on April 23, 2018.1
The May 15, 2019, revision letter and plans propose to revise the serpentine decorative screening -wall with an
t-
alternative design for cost efficiency. The proposal meets the screening requirei-neits for outdoor uses,
activities, wid storage inFederal IP'qy Revised Code (FWRC) 19.125.170 and 19.125.040(2),
A six-foot plastic coated chain -link fence screened by an evergreen hedge (Type I landscaping) lines the site
perimeter in areas visible from both rights -of -way. The proposed fence contains motion sensors for site
security and shall not exceed six feet in a requited yard.'11,iere are no changes to access points, easements,
utilities, or impacts to sensitive areas, trees, or the environment with this -request. Tlie site plan revision
request is hereby approved with conditions.
1. The landscape screen must provide a 100 percent sight -obscuring screen within three years from the time
of planting per FV,7RC 19.125.050(1)(b).
2. Landscaping and irrigation shall be installed prior to final occupancy to the satisfaction of the Planning
Division. if not installed, a landscape bond shall be posted pursuant to FWRC 19.25 prior to occupancy.
Please contact Associate Planner Leila Willoughby -Oakes at LgjLa�% �illou �hby-oak<cQc�,,offederahv� ��,.ccxll,
or 253-835-2644, if you have any questions about this letter.
Sincerely,
Brian Davis
Community Development Director
enc Approved Revised Landscaping Plan (ernaded)
Approved Revised Site Plan (ernailed)
c" Ann Dower ,Seaior Enonet.,ring Plans Revie-cr
jason Hubbul, Barghaulirn Con,'Wting Engincets,
Joe Strobeic, Cn-SLAI Peaks'St-A,9C G coup, 15 115 NF 670, Mire, rkedmond, WA 98052, 'j. �t �d-d(4)&t mu!
I File 17-102031-00-UP
DocLD. '9200
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Premier Storage: Landscaping, Screening & Community Design Guideline Code Requirements
eSt Landscape screening (FWRC 19.115): 8-ft. ; required Ian cape buffer: 5-ft Type III in CE zone
Area indicated by arrow shall qualify for Type Ill landscaping on Pacific Hi hurray from the north driveway to S 35 ' a to building modulation and setback ehicle parking areas that typically require substantia
West shrub plantings in required landscape buffer (FWRC 19.125.070).
Required landscape screening (FWRC 19.115): 8-ft Type II Landscaping
NorthModification: City cannot under the landscaping modification criteria authorize the reduction of the required landscaping. Buildings A and B contain non -conforming building facades visible from 352 d Ave. 5,.,
Parking areas for oversized vehicles and boats must be screened with substantial shrub plantings.
East Required landscape screening (FWRC 19.115): 8-ft Type II Landscaping. The 2-story Building includes non -conforming building facades visible from the ROW.
Parking areas for vehicles shall be screened with shrub plantings.
® South Required landscape screening (FWRC 19.115): 8-ft Type II Landscaping for building facades greater than 60-ft and visible from a right-of-way,
Y•
Partial South{ eSt Code requires 8-ft. Type 11 screening (19.115), unique unique circumstances permit Type III- 5-ft landscape buffer:
Modification
Leila Willoughby -Oakes
From: Brian Davis
Sent Tuesday, December 17, 20I9I:02PKX
To: Doc Hansen; Leila Willoughby -Oakes
Subject: RE: Federal Way Premier Self -storage Landscaping
I guess I'm confused by your last addition. If they provided two of the 19,115.060 requirementswithout landscaping,
why dothey need additional landscaping?
From: Doc Hansen
Sent: Tuesday, December 17,2D199:14AM
To: Brian Davis; Leila Willoughby -Oakes
Subject: RE: Federal Way Premier Self -storage Landscaping
This is somewhat accurate, more so than the one originally sent you yesterday and I made a few suggested changes
below. But I highlighted the memo I sent yesterday because a case can be made that there is absence of one design
element along 3S2"u. In April 2018, a site plan approval and letter of approval was sent to the applicant. |nthat, they
proposed asolid, decorative wall along Pacific �cHi�hway�nd352 toshield the RVsbeing parked and 10meet the two
items required in FWRC 115. They (the applicants) were the ones to propose this. After they determined this was too
much money, they requested that another modification to the site plan be made and choose another way to meet
design requirements. VVehave not been the ones holding upthis completion. | must have accepted the varying line,
color, and texture designs to meet this guideline, though I don't remember that. This iathe point behind mymarked
changes. These people have been provided a number of leniencies in finishing this project, so they are not being abused
as the memo to you indicates. You should know this if you have to meet with the Mayor on the topic again.
From: Brian Davis
Sent: Monday, December l6,ZU19S:2SPK4
To: Doc Hansen <Doc.Hansen @citvuffedere|wayzom»;Leila Willoughby -Oakes xLei|a.VViUoughby'
Oakes@dtyoffedera|way.conn>
Subject: RE: Federal Way Premier Self -storage Landscaping
Please review:
Mr. Bourne,
There are two sections of Federal Way Revised Code that require landscaping for this project. The first isFVVRC19.125
"Outdoors, Yards, and Landscaping," which you have met; the other is FWRC 19.115 "Community Design Guidelines,"
which, due to a lack of building fagade modulation and canopy design, you have not met. These design guidelines apply
to all zoning districts:
1. Modulate the building facades
2. Additional landscaping
I Incorporate canopies on 50 percent of the building facades visible from a right-of-way
4. Pedestrian plaza
The other storage projects mentioned, regardless oftheir zoning, were required tochoose two ofthe above design
different standards between them, all storage projects have 10meet the same design standards. WoodmontStorage at
272nd,inaddition tothe other two projects cited was recently required toprovide the
same design guidelines. All three projects had little difficulty doing so.
Premier Storage employed building fagade modulation on the southwest corner of Building A and a pedestrian plaza.
However, the fagade modulation only amounts to about 10 percent of all building facades. As such, the modulation can
qualify the adjoining landscaping with additional relief, but not for the entire perimeter of the property. Specifically, the
Pacific Highway frontage from the driveway to 352nd may use Type III landscaping at five feet wide.
The other relief we agreed to was a reduction along the property lines that abut the city detention pond. Both
reductions are indicated in the attached diagram for clarity. You indicated when we met atthe site that you were
concerned about the remaining five feet of property with only five feet required for a Type Ill. You can decide what to do
with the remaining five feet.
Both Buildings A and B are visible from the right of way of Pacific Highway and from 352nd, and must contain at least
two ofthe design guideline options in its design.
1-1
11. A " - -1 -t- t �_ �( , - k &������-1
�VGiven all this, FWRC can accept:
*Areduced buffer onproperty boundary which isadjacent tnthe city -owned property tothe south UoaType Ill
landscaping. A reduced buffer along Pacific Highway from the driveway to 352nd to a Type Ill landscaping (without
removing "plaza"). The remaining borders must be 8 feet Type 11 landscaping as shown on the attached diagram to meet
RGW FWRC 19.115.060(2). As submitted, the plan approved in July this year will meet that requirement.
*A trash bin inside a reserved storage unit, replacing a required trash enclosure, is acceptable as long as it is noted on
the site plan.
Community Development Director, City ofFederal Way
33325 8~'Ave So., Federal Way, WA9QQ03
253-835'2612 1
From: Stephen Bourne [mafto sLephen. bourne@comcast, net]
Sent: Monday, December 09, 2019 2:15 PM
To: Brian Davis
Cc: Jim Ferrell; Doc Hansen
Subject: RE: Federal Way Premier Self -storage Landscaping
Mr. Davis,
Please see letter attached with this email for our response.
Sincerely,
"���[� /�|h�]_�_��8�� �/
*�||��—�-/ �r�|� ^ �*w�� [ �/_��
t
Self Storage Development for the Goba[ Community
11012 $and PoiritWmy, Seattle, WA 98125
_
From: Brian Davis
Sent: Monday, November 25,2019S:13PM
Cc: 1strobe|e@cp-investnnents.oum' Jim Ferrell
Doc Hansen
Subject: Federal Way Premier Self -storage Landscaping
Mr. Bourne,
Thank you for the site visit last week to Premier Self -storage at 352nd and Pac Hwy in Federal Way.Atthat meeting, vve
discussed possible reductions to the landscaping requirements. After additional analysis of the proposal, we have
determined a landscaping reduction may be allowed for the portion of the subject property that abuts the north and
west sides of the city's detention pond property. Specifically, Type III landscaping at 5 feet wide may be used in place of
Type ||landscaping at 10 feet wide as originally required for those two property lines (360 feet along the west city
property line and 190 feet along the north city property line). The abutting detention pond property has less need for
visual screening of the proposal and has no potential for redevelopment that would need future screening. All other
landscaping requirements onthe subject property remain the same.
When Mr. Strobe|ecalled me, | was surprised that Federal VVays landscape requirements were being problem,
especially since two other self -storage proposals were recently approved with no problems. At issue with Premier are
the design guidelines of FWRC 19.115. Developments in your situation must employ two of the following four options:
1. Modulate the building facades
2. Additional landscaping
3. Incorporate canopies on 50 percent of the building facades visible from a right-of-way
4. Pedestrian plaza
\NevventbachandrevievvedtheVthertxvootherseU-storagedeve|opnoents:NorthshoreSeUf-storageat356thand21st
and Federal Way Self -storage at Campus Dr and 21st. Both proposals used options 1 d 4 nd therefore did not need
options or3.Asa result, their landscaping requirements were less. Premier used optio,
3; therefore, its landscape requirements were greater. Had the proposal modulated the
canopies, even more relief could have been given for landscaping, asitwas for the o under
construction.
|hopethisexp|anadonand8nantingof|imitedre|iefishe|pfui|fyouhaveanyquestion eifree tocontact me.
Brian Davis
Community Development Director, City nfFederal Way
333258thAve So Federal
.'
253-835-2612 1
SITES PLAN -+- IX LL
Self Storage Development for the Global Community
11012 Sand Point Way, Seattle, WA 98125
p, (206) 310-7770 f. (866) -5971
December 4, 2019
City of Federal Way / Mr. Brian Davis
Community Development Department
33325 8th Avenue South
Federal Way, WA 98003-6325
Dear Mr. Davis;
This letter is in response to your email dated 11 /25/19, which in turn was a response to our on -
site meeting on November 20th of the prior week to discuss the landscaping buffer along the
back side of the subject property. Here are the acknowledged conditions that led up to that
meeting:
1) At no point is the buffer visible from the public way (352nd or Hwy 99).
2) The 10' buffer in question is required by code to have Type II Landscaping
3) The total length of the buffer in question is 1,137 linear feet
4) The total area of the buffer is 11,370 SF.
5) The buffer is directly adjacent to the storm pond facility for 554 linear feet. (49%)
6) The storm pond facility sits more than 10' below the elevation of the buffer, which
itself sits six feet below the level of the paving for the RV parking and drive aisles.
7) The storm pond is covered with a mature stand of mixed -species trees such that one
cannot see the opposite side even though it is only a few dozen yards away.
8) The buffer is directly adjacent to an industrial type use for 583 linear feet. (51 %)
9) The industrial use property sits above the level of the RV parking and drive aisle such
that it is more than 10' above the buffer for most of its length.
10) The underlying zoning for this and all surrounding parcels is Commercial Enterprise,
which is also the underlying Comprehensive Plan designation.
The developer, Joseph Strobele, requested the on -site meeting to discuss the proposed
modifications to the landscaping requirements, considering all the above conditions and the
excessive expense of the current design. The size, location and the lack of visibility to this
buffer all appeared on their face as legitimate grounds for a director's waiver to reduce the
excessive landscaping. Our discussion that day covered these items, and then you offered
to reduce the buffer requirement to 5' Type III. At that time, we clearly stated that was not a
solution we could accept. It did not consider any of the above conditions, and it did not
resolve what to do with the other 5' of the buffer, which cannot be ignored. It also did not
actually go beyond the prescriptive code language, but just followed the landscaping code
for CE zone per FWRC 19.125.060 Landscaping requirements by zoning district:
(c) Type III landscaping five feet in width shall be provided along the perimeter of the
property abutting a nonresidential zoning district, except industrial uses shall provide
Type II landscaping 10 feet in width along such property lines.
`Page
SITE -�- PLAN -�- MIXLL
Self Storage Development for the Global Community
11012 Sand Point Way, Seattle, WA 98125
p. (206) 310-7770 f. (866) 600-5971
Our suggestion at the on -site meeting was that a more significant step was required beyond
the prescriptive language in the code. However, in your 11 /25/19 email, not only did you
return to that already -rejected solution, but you went further to erroneously suggest that we
were given other concessions during the Use Permit process. This Iaroiect has met all
LQguitement—fQr thi s in this z ate; we employed items #1 (modulation) & #3 (50% canopy)
on the face of Building A that is visible from the public street. All other portions of the
buildings are not visible from the public way due a setback of more than 100' from the path
of travel, as well as being screened by the same screening design that we are required to
use for the RV parking and that has been approved by the City. To suggest we received any
concessions during this process is simply untrue. It was acknowledged during the Use Permit
process that those facades would never be visible from the street and therefore the design
requirements did not apply (see the further discussion on height in the next paragraph). That
is not a concession.
We are also concerned that we have not been given credit during these discussions for our
creative building design that has direct public benefit due to the buildings being built into
the slope of the land, which serves to lower the profile of the buildings to approximately 13
feet above average grade, further reducing their visibility from the roadways. The ridge of
Building B is actually only 7' above the level of 352nd, making it practically invisible from the
street. This design choice required additional excavation and structural foundation work, plus
high -end below -grade waterproofing, all of which came at great expense.
It also seems that you are conflating design in the Neighborhood Business zone (which
accommodates residential uses) with design in the Commercial Enterprise zone (which does
not) when you refer to the projects at 356th and 215t, and Campus Drive and 215t. It is
comparing apples to oranges when you point to a high -density, multi -story development in a
zone that has much more restrictive design requirements to compare with this project.
Frankly, once all the street scape vegetation is mature in our project, none of the building
facades will be visible from the street except at the entry. We will have a nicer and more
natural look in an industrial area than those projects have in a residential area. Furthermore,
if this buffer were abutting a commercial development with even minor visibility from
adjacent properties this would be a different discussion; but we are talking about a 10' strip
of earth that no one besides a handful of RV owners could ever possibly see! In our view it
does not make practical sense to overburden the project with excessive landscaping in
these areas that has no public benefit.
Mr. Strobele is further concerned that this process has become an exercise of who wins by
implied concessions, instead of a "working together" approach to make these difficult
developments achievable in a feasible manner. The current market increases in the costs of
construction, of increased tariffs, etc. have effectively limited our ability to predict the
specific conditions and/or materials for each project, which now often need to be adjusted
as the fiscal and political market changes happen. This is the new reality we all must adjust
to. We realize that city codes cannot be updated real time as these realities change; that is
why these discussions to adapt to a new reality must be a working together approach.
fPge
SITE -� PLAN -+-MIX I LLC
Sell Storage Development for the Global Community
11012 Sand Point Way, Seattle, WA 98125
1p. (206) 310-7770 f. (866) 600-5971
estions that we -
failed to somehow meet the design requirements for this project, and the resistance to
engaging in a good -faith discussion as to the appropriate solution here, we are now
requesting the following modifications:
Request #1: Approve the reduced landscape requirements per the attached Revised
Landscape Plans for the entire buffer area as described in this letter. The
proposed landscaping along this border includes 30 native trees and a
groundcoyer planting of the native Coastal Strawberry. Fragaria chiloensis,
The strawberry is an aggressive growing evergreen plant and will cover the
ground area in three years when planted at 4'spacing.
W, ��T_to �en oae0tv
�
bu.'Ver area.
Request #2: Waive the requirement for the Trash Enclosure; this has no function for this
business and is a huge waste of resources, both spatially and financially, trash
service will be limited to residential -grade bins that are kept in a reserved
storage unit.
We believe considering all the above extenuating factors that an accommodation of our
request is reasonable and warranted. Itisclearly with the Director's discretion to allow these
concessions, as is stated in numerous places in the FWRC. We await your response.
Sincerely,
Stephen Bourne
1��* :11124IRMT
3 1 P a g e
tnwrpormino pedoOfFanPlaza
Leila Willoughby -Oakes
From: Leila Willoughby -Oakes
Sent: Thursday, May 2]'2O191ll2AK4
To: 'Joseph Strobe|e';'Stephen Bourne'
Cc: Greg Kirk
Subject: RE: Premier Storage- # Sets for Revised Screening Permit
Attachments: Self -Storage Use Zone [hart.pdf
Hi Stephen,
Please be advised fences greater than 6 ft. may not be located within a required yard.,Required side yards for a self-
storagefad|hiesintheCEmoneis1Oft.ThefnontyardfnrthbuseisZO-ft.P|easerevse1hedrawingstorefecta1Uft.
and 20 ft. 8-ft tall fence setback from the property -line (you may choose which p/l is your front) or alternatively you may
reduce the fence height to6ft.
(5) Fences and railings not over six feet in height may be located in required yards subjecttothe fence regulations contained
within this chapter.
Kind regards,
Leila
L. Willoughby -Oakes
Associate Planner
3332sumAvenue South
Federal Way, vvA9o003-63us
phvne:zss/uss'zs4« pax: 253/835-260e
From: Joseph Stnobele[nnailto zmn]
Sent: Tuesday, May 1/L3O193:S5PM
To: Leila Willoughby -Oakes; 'Stephen Bourne'
Subject: Re: Premier Storage- # Sets for Revised Screening Permit
Thanks Leilia.
From: Leila Willoughby -Oakes <Leila.Willoughby-Oakes@cityoffederalway.com>
Sent: Tuesday, May 14,2O1S3:16PM
Tm:'S1ephenBourne'
Cc: Joseph Strobe|e
Subject: RE: Premier Storage- # Sets for Revised Screening Permit
Stephen,
We will review what comes in, and then go from there.
Thanks,
CITY OF �� � "�;t NEST FG, *DMINISTRATIvE
CSrtiN
Federal Way COMMUNITY DEVELOPMENT DEPARTMENT
l 3325 "' Avenue ootlt
Federal Way'WA 9800
253- 35-2 07i Fax 2 3- 35a2609'
l la tie r�l ;� a wwcit off dera�w v corn
FLLE NUMBERm 8
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Date
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NAME
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Description of Request
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List/Describe Attachments
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For Staff Use
Code Interpretation/Clarification
Critical Areas Letter/Analysis/Peer Review
Request for Extension, Land Uselplat Approv 1) .-
Revisions to Approved Permit
Free Removal !—
Zoning Compliance Letter
eulletin #079 —January 4, 2016
Page 1 of 1
VV�® ° l I:Ifla,,(
is e caest tsar Administmti Decision
I/ f.
City of Federal Way
Community Development Department
33325 81h Avenue South
Federal Way, WA 98003-6325
RE. Administrativ 4
e Review for Site Plan Revision
Dear Director,
362W PACIFIC HIGHWAY, FEDERAL WAY, WA
29210449048 / 292 1 04-90504-9046
CE (COMMERICAL ENMRPPISE0
5.19 acres (226,115 SF)
IE�PNG�SITE IS, CURRENTLY VACANT; THE PARCEL IS PARTIALLY WITH STREET �k6NTA;GE ON iBOTH 352ND AND HIGHWAY 99
91�r r
Per 19.115 & the CPTED Standards of the FWRC, this project has been designed with the
following aspects:
Security Fence: Proposed fencing will be 8'-0" high black vinyl chain link with two
strands Of "Motion -sensor" Wire running top & bottom, placed 8' fr(2)om the
Property line at the top Of a 2-0" berm. (This Proposal matches the facility
across PCH which has effectively had zero break-ins after installing this fence).
Perimeter Screening: Proposed Landscaping Plans show an8'strip of type III landscaping
Outside the above -described fencing, meeting the CPTED requirements
for low ground -cover and high -trimmed trees, Directly behind (within 2') of
the Security Fence we are proposing a continuous row of evergreen
hedge min. 10'-0" high from the sidewalk elevation. This hedge will serve
GIs the screening for the Outdoor Storag Inside the hedge the remaining
Thank you. 10' will be landscaped to the Type I stern and -4 *
Sincerely,
Stephen Boume
I I P a g e