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18-105512CITY OF Ak Federal Way Centered ®n Opportunity January 17, 2019 Mr. Christian LaRocco M J R Development 6725 116th Avenue NE, Suite 100 Kirkland, WA 98033 chrisdan@mjrdevelopment.com FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Re: File #18-105512-00-PC, PREAPPLICATION CONFERENCE SUMMARY Falcon & Osprey Buildings, 33930 Weyerhaeuser Way South, Federal Way Dear Mr. LaRocco: Jim Ferrell, Mayor Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held December 20, 2018. 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, Public Works Department, and representatives from Lakehaven Water & Sewer District and South King Fire &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. I am your key contact for your project Qim Harris, 253-835-2652, or jim.harris@cityoffederalway,com). For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION The proposal is to add three new conference rooms and other associated improvements at a developed site. New proposed structures are proposed, generally between two existing buildings. Proposed conference rooms are gross floor area expansion of approximately 3,000 square feet. 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. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the comments made by all departments in the following section of this letter. Mr. Christian LaRocco Page 2 of 10 January 17, 2019 • Planning Division 1. Process II Land Use Review Application is required by the FWRC. 2. The proposed buildings do not meet the required minimum 20-foot side yard setback from the property line. A Boundarylune;.Adjustment (BLA) to remove the interior lot line would solve this item. • Public Works Development.. Setvices:Division FWRC 19.30.120, "Nonconforming Water Quality Improvements," applies to this site; therefore, water quality treatment will be required for the entire site (entire site for this project means both properties that encompass the Falcon and Osprey buildings). All existing and any nezv pollution generating impervious surfaces will need to be brought into conformance with the enhanced basic water quality treatment standard. See comments below for additional details. ■ Public Works Traffic Division 1. Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency permit with an application fee of $1,721 is required for the proposed project. 2. Traffic Impact Fees (FWRC 19.91) —Traffic impact fees are required and will be assessed at the time of building permit submittal. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. COMMUNITY DEVELOPMENT — PLANNING DIVISION Jim Harris, 253-835-2652, jim.harris@cityoffederalway.com PLANNING DIVISION (Jim Harris, 253-835-2652, jim.harris [r,cityouffederalway.com) Zoning Designation and Use — Zoning for the subject property is Office Park-1 and Office Park-2. The proposed building additions are within the OP-2 zone. The subject properties are also regulated with an August 23, 1994, Concomitant Zoning Agreement (CZA). The OP-2 zone permits office uses as identified in the 1994 CZA, Exhibit C Section III A. 1. Pursuant to the CZA Exhibit C Section II A, "...any change in City codes referenced in this Agreement shall not be deemed to modify this Zone unless as approved hereinafter". In other words, the city zoning code from 1994 applies to the subject property including the Office Use Zone Chart Federal Way City Code (FWCC) 22-826. 2. Land Use Application — As background, the 260,000 square foot, four office complex was originally reviewed by the city under file number UP398-0024, and the four building complex received site plan approval on September 30, 1998. 18-105512-00-PC Doc ID: 78532 a Mr. Christian LaRocco Page 3 of 10 January 17, 2019 The proposed improvements will require a Process II Master Land Use application. Process II is an administrative site plan review conducted by city staff with a final written decision issued by the Director of Community Development. A Process II Submittal Checklist and Master Land Use Application are enclosed. Following submittal of a complete application, the city will process the land use application within 120 days, unless additional information is needed. If that is the case, the review clock will be off until the information is submitted and verified. Building permits are issued after land use approval is granted. 3. State Environmental Policy Act (SEPA) —As proposed, the proposed approximately 3,000 square foot expansion project is exempt from SEPA review as the proposal does not exceed flexible thresholds (buildings larger than 12,000 square feet, parking for 40 or more vehicles). 4. Application Fees — The Process II application must be prepared in accordance with the city's Development Requirements checklist (enclosed) and must be accompanied by the appropriate fees. Please contact Development Specialist staff for the current application fees for Process II, and other permits/reviews identified in this letter. Development Specialists can be reached at 253-835-2607, or permitcenter@cityoffederalway.com. 5. Public Notice —Process II review does not require public notice. 6. Key Development Regulations — All site improvements must comply with the applicable FWCC development regulations. Some of the key regulations are listed below. This is not intended to be an exhaustive list. Applicants are responsible to comply with the entire FWCC. (a) Required Yard/Busdds�rg Setbacks — Pursuant to FWCC 22-826, a minimum 20-foot side and 20-foot rear yard minimum setback is required. The proposed building additions do not meet the required minimum 20-foot side yard setback. The building additions must be revised to meet the minimum 20-foot side yard setbacks, or alternatively, the common property line between lots 1 and 2 may be removed thru a Boundary Line Adjustment (BLA) process. (b) LVlaxinurm Builft Height— The maximum height allowed outright is 35 feet above average building elevation. The Process II application must demonstrate how the height requirement is met. 7. Parking Requirements— Since the parking and drive areas on the subject properties are shared by the four parcels of the Binding Site Plan (BSP) East Campus Corporate Park Parcel 3, a parking evaluation for the whole four parcels must be provided to assure there is adequate parking to comply with the FWCC 22-826 requirement of one parking space per 300 square feet of gross floor area. Please prepare and provide a parking data table on the Process II site plan showing the following: • Existing square footage of each building. • Proposed new building square footage. • • Existing parking stall count for all four lots. s Required parking stall count for all four buildings; current parking requirement and parking requirement after new gross floor area expansion (based on 1 stall per 300 square feet). 18-105512-00-PC Doc ID: 78532 Mr. Christian LaRocco Page 4 of 10 January 17, 2019 S. Nonconformance Review — Pursuant to FWCC Chapter 22 Article IV, zoning nonconformance review is inapplicable for the proposed expansions, except generally summarized as follows: office use is conforming; parking design conforms, parking stall count must be addressed as identified above to comply with GFA expansion; no change to signage was proposed or evaluated and sign regulations for OP-2 have not changed; perimeter landscape buffers are not changing and buffer requirements are the same as when the proposal was originally approved by the city under file UP398-0024; no other nonconformances are known with the exception of Public Works comments below. Boundary Line Ad uslment (BLA) — The proposed building additions do not meet the 20-foot minimum side yard building setback requirement as discussed above. In the application materials and at the pre - application conference, we discussed a BLA as a solution to meet the required setbacks by eliminating the lot line between lots 1 and 2. A BLA application is required for submittal and review. A BLA handout and checklist is attached for your convenience. Contact the Permit Center staff regarding the BLA application fee. The BLA would need to be submitted for review and approval, and the BLA would need to be recorded prior to issuance of a building permit. 10. Tree and Vegetation Detention — A tree and vegetation retention plan is not required with the Process II application as the proposed building additions are on existing courtyard plaza areas and will not impact significant trees. 11. Land caging— The Process II application as proposed will not require a landscape plan as no perimeter landscape buffers and no required parking lot landscape islands are impacted or modified as proposed. 12. Community Design Guidelines — The city's Community Design Guidelines do not apply to projects in the OP-1 and OP-2 zoning districts. 13. Crime Prevention through Environmental Design (CPTED) — The city's CPTED Guidelines contained in FWRC 19.115.010 do not apply to the proposal; however, to reduce opportunities for crimes, city staff encourages you to incorporate CPTED design throughout the project. CPTED requires minimum standards for design review to reduce the rate of crime associated with persons and property; thus, providing for the highest standards of public safety. CPTED principles are: 1) natural surveillance; 2) access control; and 3) ownership. A CPTED checklist is enclosed for your convenience. PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com Land Use Issues — Stormwater 1. Surface water runoff control and water quality treatment will be required per the 2016 King County Surface Water Design Manual (KCSWDNI). Based on the information provided, this project meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the nine core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. 18-105512-00-PC Doc ID: 78532 Mr. Christian LaRocco Page 5of10 January 17, 2019 2. The project lies within a conservation flow control area; thus, the applicant must design the flow control facility to meet these performance criteria. In addition to flow control facilities, Best Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies within an Enhanced Basic Water Quality Area. Water quality treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. 3. The flow control analysis for projects that are discharging to an existing detention system, that was designed under the "old" standards (Level 1), but are now subject to the current conservation (Level 2) standard of the 2016 KCSWDM, shall be as follows: If the project is subject to the Conservation Flow Control standard and the existing detention pond was sized based on an older design standard (Level 1) and different analysis requirements, the existing storm water pond may or may not have adequate capacity and/or outflow release rates for this project. There is no direct (1:1) correlation between the old and new pond sizing criteria, however, based on City review staff consultations with King County SWDM engineers, the following has been determined to be the appropriate approach in determining the flow control requirement for this type of project: 1) Analyze the overall development site utilizing the Level 1 Flow Control standard, and determine the required pond volume under that standard. 2) Analyze the overall development site utilizing the Level 3 Flow Control standard, and determine the required pond volume under that standard. 3) The difference in volumes between the Level 1 and Level 3 Flow Control Standards is the volume that the new project needs to provide, either on -site, OR, the existing pond can be modified to provide the required volume, OR, the existing pond can remain un-altered, if the analysis described above shows that that the detention facility has adequate capacity as constructed. 4) In addition to the KCSWDM, our initial review suggests that FtiVRC 19.30.120, "Nonconforming Water Quality Improvements" applies to this site. Specifically, the following items apply: La. Redevelopment which involves the creation or addition of impervious surfaces having an area of 5,000 square feet or more; 1.c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an impervious surface, when such redevelopment is not part of a routine maintenance activity; 1.d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater runoff from a drainage area of 5,000 square feet or more; Therefore, water quality treatment will be required for the entire site; including new and existing pollution generating impervious surfaces (entire site for this project means the two properties that encompass the Falcon and Osprey buildings). Treatment options must be selected from either the Enhanced Basic Water Quality Menu provided in the KCSWDM, or may be selected from those systems that have achieved General Use Level Designation (GULD) status for Enhanced Basic treatment through the Washington State Department of Ecology. 18-105512-00-PC Doc ID: 78532 Mr. Christian LaRocco Page 6 of 10 January 17, 2019 4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer -or septic designer must be provided to verify infiltration suitability. 5. Show the proposed location and dimensions of and detention and water quality facilities on the preliminary plans. 6. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) construction storm water permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at 360-407-6048, or iitt❑://ww�v, .%ya.goes/programs/wglstorm�vater/constructi_gnLindex.htm . Building (or Engineering [EN]) Permit Issues 1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the city. Engineering review fees (2019) are $3,004.00 for the first 18 hours of review for commercial building permits, and $167.00 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 2. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) to assist the applicant's engineer in preparing the plans and TIR is available on the city's website at http://www.cityoffederalway.com/index.aspx?riid=171. 3. Bonding is required for all temporary erosion and sediment control (TESC) measures associated with the project. The bond amount shall be 120 percent of the estimated costs of the TESC measures. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. 4. 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. 5. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. 6. Provide cut and fill quantities on the clearing and grading plan. 7. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2016 KCSWDM, must be shown on the engineering plans. 8. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. 18-105512-00-PC Doc ID: 78532 r� Mr. Christian LaRocco Page 7 of 10 January 17, 2019 PUBLIC WORKS — TRAFFIC DIVISION Sarady Long, 253-835-2743, sarady.long@cityoffederaiway.com Transportation Concurrency Analysis (FWRC 19.90) Based on the submitted materials for several new office buildings consisting of about 2,943 square feet, the Institute of Transportation Engineers (ITE) Trip Generation -10th Edition, land use code 710 (General Office Building), the proposed project is estimated to generate approximately three new weekday PM peak hour trips. As such, a concurrency permit is required for this development project. The Public Works Traffic Division will perform a concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development. Please note that supplemental transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). 2. The estimated fee for the concurrency permit application is $1,721.00 (1 —10 trips). This fee is an estimate and based on the materials submitted for the preapplication conference. The fee will be determined 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) 1. Based on the submitted materials for a 2,943 square foot office building, the estimate total traffic impact fee is $18,377 (2019 rate of $6.06 per square foot, plus 3% administrative fee). Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance (FWRC 19.100.070 3[a]). COMMUNITY DEVELOPMENT — BUILDING DIVISION Greg Kirk, 253-835-2631, greg.ldrk@cityoffederalway.com 1. Building Codes. The structure will be treated as a new building permit application and must meet all current codes including: ■ International AviOng. Code (IBC), 2015 Washington State Amendments WAC 51-50 ■ International Mechanical Code (IMC), 2015 Washington State Amendments WAC 51-52 ■ Uniform Plumbing Code (UPC), 2015 Washington State Amendments WAC 51-56 & WAC 51-57 ■ International Fire Code (IFC), 2015 Washington State Amendments WAC 51 -54 ■ National Electric Code (NEC), 2014 ■ Accessibility Code (ICC/ANSI A117.1), 2009 ■ International Residential Code, 2015 Washington State Amendments WAC 51-51 ■ Washington State Energy Code, 2015 WAC 51-11 18-103312-00-PC Doc ID: 78532 Mr. Christian LaRocco Page 8of10 January 17, 2019 2. Building Permit Application Process. A completed building permit application and commercial checklist are required. The commercial checklist will be filled out by staff and provided at the time of land use approval. Copies of application and checklist may be obtained on our web site at www.citvoffederalway.com. Appointments are -required for intake of new commercial building permit submittals. Please schedule an intake appointment with the Permit Center at (253) 835-2607, or perrnitcent-cr@cityoffederal,,vay.com. cityoffederahvay..com. Some projects may require a third party review or inspection. The cost to cover these fees is the responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs. Please note, land use approval is recommended prior to submitting the building permit application to avoid delay in project review. If the project has not received land use approval, it may be placed on hold until land use review is completed. 3. Review Timing. 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. The first comment letter can be expected within five to seven weeks of submittal date. Re -check of plans will occur in one to three weeks after re -submittal. Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded from the Community Development Department. 4. Other Permits &Inspections. Separate permits maybe 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 Division can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. Construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, the general or representative, all subs, the architect or representative, the engineer or representative, electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the Building Division and will be scheduled by the inspector of record for the project. LAKEHAVEN WATER AND SEWER DISTRICT Brian Asbury, 253-946-5407, BAsbury@lakehaven.org 18-105512-00-PC Doc fD: 78532 Mr. Christian LaRocco Page 9 of 10 January 17, 2019 Water & Sewer Certificates of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificates are valid for one year from the date of issuance. If certificates are needed, allow one to two working days to issue for typical processing. The 2019 cost for a single (water or sewer) certificate of availability will be $70.00 ($140.00 for both). • Fire Flow at no less than 20 psi available within the existing water distribution system is a minimum of 2,500 GPM (approximate) for two hours or more. This flow figure represents Lakehaven's adopted minimum level of service goals for non-residential areas regarding performance of the existing water distribution system under high demand conditions. If more precise available fire flow figures are required or desired, the applicant can request Lakehaven perform a system hydraulic model analysis (separate from, or concurrent with, an application for availability). The 2019 cost for a system hydraulic model analysis will be $230.00. To satisfy premise isolation requirements, the installation and satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each domestic and irrigation service meter (if not already existing) is required pursuant to WAC 246-290-490 and Lakehaven standards regarding premise isolation. As low health cross -connection hazards, either a double check valve assembly (DCVA) or a reduced pressure backflow assembly (RPBA) is required. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoep fl@ .akehavet .org, 253-946-5427) for additional information on premise isolation/BPA installation and testing coordination. ■ A Service connection application is required, for any new/modified water and/or sewer service connection. • All Lakehaven Development Engineering related application forms, and associated standards information, can be accessed at Lakehaven's Development Engineering web pages at: h ttn: / /-,vww.lakehaven.oggZ204 /Devel_=men t-Engineering. • All comments herein are valid for one 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 & RESCUE Chris Cahan, 253-946-7243, Chris Cahan@southlangfire. No fire department comments. 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). 18-105512-00-PC Doc ID: 78532 Mr. Christian LaRocco Page 10 of 10 January 17, 2019 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 me, the key project contact, Jim Harris, at 253- 835-2652, or jim.harris@cityoffederalway.com. We look forward to working with you. Sincerely, arris Senior Planner enc: Master Land Use Application FWCC 22-826 Zone Use Chart Process II Development Requirement Checklist BLA Handout CPTED Checklist LUD Map Greg Kirk, Plans Examiner Kevin Peterson, Public Works Engineering Plans Reviewer Sarady Long, Senior Traffic Engineer Brian Asbury, Lakehaven Water & Sewer Chris Cahan, South King Fire & Rescue 18-105512-00-PC Doc ID: 78532 612 Woodland Square Loop SE, Suite 100 Lacey, WA 98S03 'ArzdnVtOm 1q)ff Stormwater Narrative NOV 2 0 2018 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT Project: MJR Falcon By: KPFF Consulting Engineers Date: 11 /19/2018 PROJECT BACKGROUND DM Ventures Falcon LLC is proposing to construct three new detached conference buildings for the existing Falcon building located at 33930 Weyerhaeuser Way South in the City of Federal Way. The project site is a fully developed site of approximately 0.53 acres, and is situated in open courtyard space between the existing Falcon and Osprey buildings. The Falcon and Osprey buildings are two of four buildings that compose the office park known as The Sanctuary, previously called the East Campus Corporate Park III. The Sanctuary gross site area is approximately 25.77 acres, of which 15.58 acres is developed commercial area. The remaining 10.19 acres consists of wetlands and native growth protection areas. Stormwater runoff from the entire developed commercial site is conveyed to a combined stormwater wetpond and detention facility located in the southwest corner of the site. The wetpond/detention facility was designed and constructed in accordance with the August 1997 Draft of the King County Surface Water Design Manual (KCSWDM). FLOW CONTROL There is 16,700 square feet of new plus replaced impervious surface for this project on the 0.53- acre site, of which only 6,800 square feet is new impervious surface that replaces existing site landscaping with concrete pavement. if the 16,700 square feet of new plus replaced impervious surface is modeled for flow control with a forested predeveloped condition, 4,450 cubic feet of detention volume would be required. However, that calculation does not account for detention volume provided by the existing on -site wetpond/detention facility. Since the entire 15.58-acre commercial site is already served by the existing stormwater facility, we do not feel that modeling the proposed 0.53-acre site with a forested predeveloped condition is appropriate, or meets the intent behind this portion of the 2016 KCSWDM. The existing facility will remain, and functions well with no known deficiencies or problems, so we should not ignore the fact that this facility already provides detention volume for the 16,700 square feet. Proportionately scaling the amount of detention volume required for the existing 16,700 square feet based on the 1998 Technical Information Report prepared for the East Campus Corporate Park III, 3,900 cubic feet of detention volume is provided for the existing project site. The difference in required detention volume between the 1997 KCSWDM calculation and the 2016 KCSWDM calculation is 550 cubic feet. Since there are no known deficiencies or problems associated with the existing facility, a 550 cubic feet increase in required detention volume will most likely not adversely affect the existing flow control facility. This additional detention volume equates to an added increase of 0.07 inches to the elevation of the 100,000-square foot facility. WATER QUALITY There are no pollution -generating surfaces proposed for this project. Impervious surfaces such as concrete sidewalk and wood decking will only be subject to pedestrian foot traffic. KPFF Consulting Engineers Page 11 MJR Falcon 11/19/2018 KPFF RECOMMENDATIONS It is KPFF's professional engineering opinion that a 550 cubic feet increase in required detention volume does not constitute a need for an additional flow control facility for this project. • Water quality is not required for this project. KPFF Consulting Engineers Page 12 i 215466TRCT 1 l r_ 12"DI 1U •y 1 1 1 1 WI AI OI ZI 215466TRCT �1 I Co U I � N 1 1 W I � 1 � I W 1 Q 1 I Ct 1 W 1 %` 41 1 �y 1 1 2" DI 1`-41 V--I/ fl 2154660050 NOTE: Lakehaven Water and Sewer District neither warrants nor guarantees the accuracy of any facility information provided. Facility locations and conditions are subject to field verification. Lakehauen WATER & SEWER DISTRICT L 2154660030 _ o F C Co 4660010 33940 154660020 33930 Nob 3 21 Falcon & Osprey Buildings 18-105512-00-PC 0 100 200 Feet 12/11/2018 BII w r a ■ Lr, —MIN of. -I Lam - - IT WINE,= � � r� a�- d STANDING SEAM MTL ROOF RECESSED LIGHTS WOOD SLAT CEILING—.--u.—: ' a ' ' WOOD SLAT WALL HVAC DUCT WORK -_ — — — - - — — UP/DOWN LIGHT — — DECORATIVE LIGHT i KITCHEN CABINETS W/ BAR - -J -L_7 �J•.L� �i BUILDING SECTION - LUNCH ROOM (�) BUILDING SECTION - CONFERENCE 3/l6- r 1'-0' 3/16.. = C-_ UP/DOWN LIGHT RECESSED LIGHTS STANDING SEAM MTL ROOF WOOD SLAT CEILING HVAC DUCT WORK WOOD SLAT WALL METAL CLADDING A/V CASEWORK 4" DEEP REFLECTING POOL r DECORATIVE LIGHT A O 3, �t t It EC-3 33940 Weyerhaeuser Way "qw 0nn0 ,r-j EC-4 33930 Weyerhaeuser Way f- ♦ ♦ f tI bin" � Tom / I I I / I l-Ln J. F� LEGEND: HANDICAP STALL HOV STALL FACILITIES STALL VS VISITOR STALL ASSIGNED STALL NP NO PARKING LZ LOADING ZONE 1,047 TOTAL STALLS 345,589 PARKING LOT SQUARE FEET III Rxvmm 1 REVISIONS NOI DATE INT A- >P� SCALE: ILLS EC SITE PARKING OF COPYRIGHT© 2003 WEYERHAEUSER ALL RIGHTS RESERVED SP 5 8 pQpQpp� `• F R .. O Big Nil ` I ' � 1H7n3774r aurOt s+ 4+xicou.1 o�tiar-s'rw,+txks7a - � r co 1 I I 'o ca cs ' ]moo wo;s c+u O, OIJi�fli� 1 Y -E II �Y �oe r `SO� F D-la-lay `11I1�0ili0GY ,,3SFi'Fi�" 1il1l � 1 �I 9 YDYH1. VUL,/ I'U. ! 93 173 Irl 17nWS �— 33940 We erhaeser WayS PARCEL INFORMATION ZONING = OP2 with special conditions under Council Agreement #94-211 PARKING LOT RATIO = 1:300 i BUILDING AREA = 71,704 ' STORIES = 3 � CONSTRUCTION TYPE = 2B IMPERVIOUS RATIOS TOTAL IMPERVIOUS CURRENT = 116,858 SF / 181,210 SF = 65% PARKING RATIOS CURRENT PARKING PROVIDED = 259 SPACES 253 + 6 HC REQUIRED RATIO: 1\300 SF GROSS = 71,704 SF\300 = = 239 SPACES REQUIRED _ 33930 Weverhaeser Way 5 PARCEL B INFORMATION ZONING = OP2 with special conditions under Council Agreement #94-211 PARKING LOT RATIO = 1:300 BUILDING AREA = 71.704 STORIES = 3 CONSTRUCTION TYPE = 2B IMPERVIOUS RATIOS TOTAL IMPERVIOUS CURRENT = 139,002 SF / 181,210 SF = 76% PARKING RATIOS CURRENT PARKING PROVIDED = 269 SPACES 262 + 7 HC REQUIRED RATIO: 1\300 SF GROSS = 71,704 SF \300 = 239 SPACES REQUIRED r. NOTE IN OP2, THERE IS NO MAXIMUM COVERAGE RATIO. BUILDABLE AREA IS DETERMINED BY BUFFERS, SETBACKS, PARKING LOT, LANDSCAPING, SURFACE WATER, AND DRAINAGE REQUIREMENTS. SITE ANALYSIS EXISTING BUILDINGS RECEIVED NOV 2 0 2018 CITY OF FEDERAL WAY ccMMuNlnroEv L.J1Iy.� RCHITECTS ,. _-_was pri a : :rY tir7r= Ip,3j ■ • - _ �:� _{ice r- TIMM - F .-t � � - w - _ - f-'mow_. � .y� • - .� : u *_ �' � w��� i" • t+w- ��.�r� � "f!� . �r ti ar� nw w : AS' -4.4--1-4.- ------------ S 1 •i�. / T7 7777777727/79 BUILDING A: OSPREY 3 STORY MASONRY 24,200 SF BUILDING HEIGHT a w. 46,_6„ (TOP OF PARAPET) :I! MATERUIL KEY - LANDSCAPE ® CONCRETEPAMNO WOOD DGMUND I �I I I _,fir BUILDING A: FALCON 3 STORY MASONRY BUILDING HEIGHT = 47'-0' (TOP OF PARAPET) o� MPACT STATEMENT COMBINE PARCEL A AND PARCEL B THE CURRENT DESIGN SHOWS THE NEW BUILDINGS WITHIN THE 20' SETBACK OF THE PROPERTY LINE BETWEEN THE TWO BUILDINGS; THIS DOES NOT MEETTHE ZONING CODE REQUIREMENTS WITHOUT REPLATTING. THIS WILL REQUIRE A NEW GEOTECHNICAL REPORT. THE STRUCTURAL ENGINEER IN COORDINATION WITH THE ARCHITECT SHOULD INDICATE THE BORING LOCATION AREAS. THIS WILL MOST LIKELY TRIGGER A DRAINAGE STUDY FOR WATER QUALITY AND WATER QUANTITY ALONG WITH MITIGATION FOR ANY DRAINAGE THAT EXCEEDS THE CURRENT CODE; ARCHITECT RECOMMENDS AN IMPERVIOUS\PERVIOUS RATIO STUDY WITH SUGGESTIONS BY THE CIVIL ENGINEER ON WHERE PERVIOUS PAVING, DECKING, OR OTHER ALTERNATE MATERIALS MAY BE USED IN THE CURRENT HARDSCAPE. MULTIPLE BUILDINGS ON THE SAME SITE AFTER REPLATTING, THE NEW\EXISTING BUILDINGS WILL FALL UNDER 2015 IBC 503.1.2 FOR MULTIPLE BUILDINGS ON THE SAME SITE. SO LONG AS THE BUILDINGS ARE 20' APART, THEN THE EXTERIOR DOES NOT HAVE TO BE RATED, IF LESS THAN 10'FROM THE "ASSUMED PROPERTY LINE" BETWEEN THE BUILDINGS THEN THE EXTERIOR WALL$ WILL NEED TO BE EITHER 1 OR 2 HOUR RATED ACCORDING TO 2015 IBC T602. PROPOSED BUILDING PLAN JPC ARCHITECTS CITY OF FEDERAL WAY DEVELOPMENT REVIEW COMMITTEE (DRC) Preapplication Conference Sign In Sheet I8-1115512 -PC. Falcon & 0,sprey Vast Camus OParcel 3 33940 Weyerhaeuser Way South December NAME WITH PHONE & EMAIL Jim Harris FW Planning 253 835-2652 Jim.harris@cityoffederalway.com .lV �I (ap, JPG hrl�orS �jVl��l C ai`j�ca��+►'k��l'S• caws dcue Y-,*-Pa�o�y CO lbo-A�l.h a5 3 �3s-,aGA-, j3U -7SA_ C63s-- a�3� C- �- l•w-,,, C- . eon CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: December 3, 2018 TO: Cole Elliott, Development Services Manager Greg Kirk, Building Plans Examiner Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue FROM: Jim Harris FOR DRC MTG. ON: DATE - 12/13/2018 Internal 12/20/2018 - 9 AM - with applicant FILE NUMBER(s): 18-105512-00-PC RELATED FILE NOS.: None PROJECT NAME: FALCON & OSPREY BUILDINGS PROJECT ADDRESS: 33930 WEYERHAEUSER WAY S ZONING DISTRICT: OP-2 PROJECT DESCRIPTION: Proposal to add several new structures between buildings for use as additional conference rooms for existing buildings. LAND USE PERMITS: PROJECT CONTACT: CHRISTIAN LAROCCO M J R DEVELOPMENT MATERIALS SUBMITTED: Preliminary Site Plan Site Analysis Sheet Architectural Renderings KPFF Stormwater Narrative RECEIVED MASTER LAND USE APPLICATION ^' DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 81h Avenue South Federal Way,,WA 98003-6325 CITY OF NOV Z Q 201$ CITY OF FEDERAL W Fe �� I�� Y 253-835-2607; Fax 253-835-2609 w�v��.cit�affederal�vay.cam GOMMUNRA Y pEYELOPMENT APPLICATION NO(s) I Io4 : Date 11— :Ld Project Name r ' Property Address/Location R qO � ❑ Parcel Number(s) eA..] Z — 0 v �� L/6 U D I Project Description A !� Ar/l zil ao m J K 15 � t] r PLFARR PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination _ Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information 7) 10 ^ Zoning Designation —m C c)rnprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type Applicant �tJR I)eje emed Ch��sh^u� �,�4�acc0 Name: Address: ({7i�� 11 &Pw /49-e- Nu� 50ke Im City/State: KrKL4 Zip: qfO 33 Phone: CITi (O Fax: e(� .Bn ! • CO/► X Email: C�If3.s �an � � RDet1 !I'1 a,.,.... —, / ] ] Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner _ 3)M Uen b rC5 Address: (P 7.2 S It f`' Arc- c- /1) E � 1 r-10 City/State: ej ef[4 Zip: Phone: Fax: 1 2/1,-r - C d Ak Email: C'LI h-fii n /✓1 3 DeU 0�� Signature: /1T //o Bulletin #003 — January 1, 2011 Page I of 1 k:\Handouts\Master Land Use Application