15-105119FILE
October 12, 2015
Bob Fadden
Lance Mueller & Associates
130 Lakeside Ave, Suite 250
Seattle, WA 98122
Jim Ferrell, Mayor
RE: File No. 15-105119-00 AD & 14-104725-00-UP; MINOR MODIFICATION TO
PROCESS III SITE PLAN APPROVAL
Highmark Office Building, 322XX Weyerhaeuser Way South, Federal Way
Dear Mr. Fadden:
The City's Department of Community Development is in receipt of your October 7, 2015, request to modify the
Highmark Fast Campus Office Building Process III approval decision as it relates to building height. The project
was granted Process _111 approval on March 20, 2015.
Pursuant to the OP-1 Concomitant Zoning Agreement and (1994) FWCC Sec. 22-826(l), the applicant
submitted a written request for a building height modification, from the outright permitted height of35 feet,
to 42 feet for the proposed 2-story office building. The need for the building height modification results from
the proposed fill depth of approximately seven feet at the building pad location. The request was reviewed
and determined to meet the applicable decision criteria of note l .of the 1994 zoning code use chart FWCC
22-826, in that (I ) the proposal meets the required increased yard abutting tine structure of a minimum of 1
foot for each I foot the structure exceeds 35 feet; (2) tite increased height will not block any views
designated by the comprehensive plan; and (3) the increased height is in character with surrounding uses.
The request for minor site plan modification is hereby approved. There are no changes to site access points,
easements, utilities, or impacts to the environment with the requested site plan modifications. Pursuant to Federal
Way Revised Code (FWRC) 19.15.090.(3), the modification request is consistent with applicable City Codes and
the OP-1 Concomitant Zoning Agreement.
This modification approval does not waive compliance with future City of Federal Way codes, policies, and
standards relating to this development. This approval does not constitute approval of a building permit. The
associated grading permit application is currently under review. if you have any questions regarding this letter,
please contact Jim Harris, Planner, at 253-835-2652 or jim.harris@cityoffederalway.com.
Sincerely,
Michael Morales
Director of Community Development Services
c: Patty Nelson, Highmark Investments, 3450 South 3401 Way, Suite 115, Federal Way, WA 98001
Laura Bartenhagem ESM, 33400 8`h Avenue S, Federal Way, WA 98003
Jim Harris, Planner
Kevin Peterson, Engineering Plans Reviewer
Doc, I. D 71081
33325 8th Avenue South, Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com
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Addendum to the Environmental Determination of
Nonsignifxcance (DNS)
Name of Proposal: Highmark East Campus Office Building SEPA Addendum
City File: 15-104817-SE (Addendum) / 07-105926-SE (DNS)
DNS Issued: April 8, 2008
Description of Proposal: Amendment to the above -referenced DNS due to increase in the quantity of
import fill material from 550 cubic yards to 11,437 cubic yards.
Applicant: Lance Mueller & Associates Inc.
Location: 32200 Block of Weyerhaeuser Way South (east side of street), Federal Way,
WA
Lead Agency: City of Federal Way
Staff Contact: Jim Harris, Planner, 253-835-2652
Description of Addendum
This addendum is for the Highmark East Campus Office Building project that was previously granted a
Process III site plan approval on March 20, 2015.
A DNS was issued April 8, 2008, for the Highmark East Campus Office Building and no SEPA
mitigation was required and no appeal filed. A SEPA Addendum is necessary due the proposal to import
approximately 11,437 cubic yards of fill material that was not identified in the applicant's October 22,
2007 SEPA checklist. The additional import fill also results in a building height approximately 42 feet
tall, rather than the previously approved 35-foot-tall building. The 42-foot-tall building is permissible
under FWCC and the Concomitant Zoning Agreement by approval of the Director of Community
Development.
No new or substantially different environmental .impacts are anticipated.
NOTE: There is no comment period for this addendum per WAC 197-11-625.
Responsible Official: Michael Morales
Director of Community Development
33325 8"' Avenue South, Federal Way, WA 98003-6325
253-835-2643
Signature:Date Issued: October 12, 2015
LANCE MUELLER & ASSOCIATES
A R C H I T I
Memorandum
Date: 10-6-2015
To: Jim Harris — Contract Planner
CC: Isaac Conlen — Planning Manager
From: Bob Fadden— Lance Mueller & Associates
Job No. 14-094
Re: Building Height Modification Request
File No. 14-104725-00-UP; PLANNING DIVISION TECHNICAL REVIEW
Highmark East Campus Office Building, 3600 South 320`h Street, Federal Way
Dear Sir,
Pursuant to the concomitant zoning agreement and FWCC Sec. 22-826(1), the
applicant requests a building height modification, from the maximum
permitted height of 35 feet, to 42 feet for the proposed building.
The request meets the applicable decision criteria, in that...
1. the required yards abutting the structure provide an excess of
increase distance that is more than 1 foot of setback for each
additional foot of height
2. the increased height will not block any views designated by the
comprehensive plan.
3. the increased height is in character with surrounding uses within
the OP-1 zoning district.
Attached to this request is a revised elevation and site plan. These
documents show the Datum for this site as determined by the city is 424
feet. The drawing also indicates a mechanical screen that will be four
feet above the highest parapet.
Based on the compliance of the project to the criteria we request your
approval of this modification.
Cordially,
RESUBMITTED
OCT 0 8 2015
Attachments: Site Plan and Building Elevations
CITY OF FEDERAL WAY
CDS
130 Lakeside Ave. • Suite 250 • Seattle, WA 9 98122 • (206) 325-2553 ■ Fax (206) 328-0554
From: Jim Harris
Sent: Tuesday, October 06, 2015 12:23 PM
To: Tamara Fix
Subject: FW: Highmark Federal Way
Can you put whole string below in to a new doc in 15-103298 UP and title
Jim review comments with
Bob Fadden
Jim Harris
Planner
33325 8th Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2652 Fax: 253/835-2609 www.cityoffederalway.com
Office Hours Mon, Tues, & Thur, 8:00 AM - 12:30 PM or by appointment
-----Original Message -----
From: Bob Fadden [mailto:Bfadden@lmueller.com]
Sent: Tuesday, October 06, 2015 10:55 AM
To: Jim Harris
Cc: Isaac Conlen
Subject: RE: Highmark Federal Way
Jim,
There is no process required. The OP-1 is a special exception to the
others in your code. Nothing
needs to be submitted. The height limit is 55 feet outright according to
the contract!
The director of planning should rule it is required because of the OP-1
designation. The was entire
purpose of Quadrant creating this agreement to avoid going through these
kinds of drills and spending
$3,000 or $4,000 to demonstrate we what we are permitted outright to so
by the annexation
agreement.
-----Original Message -----
From: Jim Harris [mailto:Jim.Harris@cityoffederalway.com]
Sent: Tuesday, October 06, 2015 10:11 AM
To: Bob Fadden
Cc: Isaac Conlen
Subject: RE: Highmark Federal Way
I agree, you can potentially go above the 35 feet as stated on D-4 in the
CZA.
It's just the process to get there (above 35 feet) has not been followed
as I explained.
For this proposal, the minor site plan modification is the vehicle to get
above 35 feet in height, as the
proposed approx. 42 foot tall building is not consistent with the
approved Process III site plan decision.
Going above 35 feet requires approval by the Director, and this Director
approval would be the minor
site plan modification process.
In my 9/24/15 letter we stated the Director would support the request up
to about 42 feet. But we
need to disclose and memorialize this height above 35 feet via the
correct process.
The minor site plan requires written request and plans identified in my
9/24 letter item 4.
Call me this morning•if you have questions.
Jim Harris
Planner
33325 8th Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2652 Fax: 253/835-2609 www.cityoffederalway.com-
Office Hours Mon, Tues, & Thur, 8:00 AM - 12:30 PM or by appointment
-----Original Message -----
From: Bob Fadden [mailto:Bfadden@lmueller.com]
Sent: Tuesday, October 06, 2015 9:45 AM
To: Jim Harris
Cc: Isaac Conlen
Subject: RE: Highmark Federal Way
Jim,
The point here is the height restriction condition in the zoning chart
cannot be applied. The agreement
specifically speaks about the restriction of 35 feet next to the
residential zoning shall not apply
regardless of any change in the future or restrictions in the code at
that time. See page D-4
-----Original Message -----
From: Jim Harris [mailto:Jim.Harris@cityoffederalway.com]
Sent: Tuesday, October 06, 2015 9:31 AM
To: Bob Fadden
Cc: Isaac Conlen
Subject: RE: Highmark Federal Way
Hi Bob;
I don't agree with.your analysis, as you are referencing the wrong zoning
chart. The zone use chart you
emailed me yesterday is dated 2007 and is not the applicable (date) use
zone chart. It is definitely
confusing and takes some research due to the provisions of the CZA.
Pursuant to the CZA , the applicable zoning chart for the development
comes from the 1994 FW Code,
and I sent a copy of this 1994 zone use chart with my 9/24/15 letter.
The 1994 zone use chart allows, 30 foot height, with an increase to 35
feet under certain circumstances,
and then an increase above 35 feet subject to the criteria in note one of
1994 zone use chart 22-826.
I agree, the 1994-CZA (page D-4) states: "Building height increases
greater than 35 feet shall apply
whether or not the OP-1 designated property adjoins a low density zone".
So the CZA allows the height increase, and then we must determine what is
the applicable code required
process to allow the height increase above 35 feet. Pursuant to note 1
of the zone chart 22-826 (1994),
the note 1 states: "If approved through Process II, the height of the
structure may exceed 35 feet above
ABE....." The catch to this note is Process II review under the 1994
code is a Hearing Examiner review
and decision process. So the first conclusion is that to exceed 35 feet
in height, a Hearing Examiner
decision is required.
However, pursuant to the 1994 CZA, Exhibit D, section III - D (first
sentence page D-4), the CZA states:
"For all uses including development standard modifications and site plan
review, Article V, chapter 22 of
the FWC shall apply instead of any other process 'otherwise
required......" So, what this means is to
modify the development standard from 35 feet to higher, the process is
site plan review of the FWC
(which site plan review under 1994 code is an administrative decision by
the Director), rather than the
Higher Process II Hearing Examiner review.
So therefore, in summary an administrative site plan review decision is
required to exceed the 30 - 35
foot height, as the CZA eliminates the higher Hearing Examiner Process.
Since the currently approved site plan decision by the Community
Development Director for the
proposal identifies a proposed building height of under 35 feet, it is
appropriate to process a minor
amendment to the March 20, 2015 Process III decision to allow an
administrative (Director) decision to
exceed 30 - 35 feet height.
The CZA does add an extra layer on this and makes it a bit confusing.
Let me know if you have any
questions.
I have limited office hours so contact me at the hours identified below
if needed.
Jim Harris
Planner
33325 8th Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2652 Fax: 253/835-2609 www.cityoffederalway.com
Office Hours Mon, Tues, & Thur, 8:00 AM - 12:30 PM or by appointment
-----Original Message ------
From: Bob Fadden [mailto:Bfadden@lmuell'er.com]
Sent: Monday, October 05, 2015 3:37 PM
To: Jim Harris'
Cc: Isaac Conlen
Subject: Highmark Federal Way
Jim,
Mike in our office worked on East Campus with Quadrant and has done
several projects in the OP-1
Zoning.
I asked him to do the height modification and after he researched it he
said this property does not
require one because of the concomitant agreement. Based of that
agreement the 35 foot restriction
does not apply to this property (See Exhibit D attached) and any code
changes are also not applicable.
Current lowest grade on the site is 424 and 55 feet above that is the
height limit The building drawings
as submitted show a height to the top of the mechanical screen of well
less that what is allowed
Bob
-----Original Message -----
From: Mike Galbraith
Sent: Wednesday, September 30, 2015 11:16 AM
To: Bob Fadden
Subject: Highmark Federal Way
Bob,
I have reviewed the City's letter regarding the height issues for
Highmark's proposed building in East
Campus.
I'm not sure where they got the code page regarding height attached to
the letter..............but regardless
it does not apply to the OP-1 zone.
This property is subject to the Concomitant Zoning Agreement regulations
agreed to in 1994 of which I
have attached miscellaneous pages.
There is no 30' height limit in this zone and the requirement to limit
height adjacent to low density
zones was eliminated as part of the agreement per page D-4 attached.
I believe the original height allowed was 55 feet+- for office uses in an
OP zone with restrictions when
adjacent to a low density zone however per the concomitant agreement that
requirement was
eliminated as noted above.
I would.think the City would not require you to request a modification
through an administrative design
review process based on the attached information.
Michael Galbraith, FRAIA
Senior Associate
Lance Mueller & Associates/Architects
130 Lakeside #250
Seattle, WA. 98122
T 206 325 2553
F 206 328 0554
P :,-IIRM7-r-'cn
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U I Y OF FEDERAL WAY
CDS
, TO BE COMPLETED BY APPLICANT
A. BACKGROUND
1. Name of proposed project, if applicable:
HIGHMARK EAST CAMPUS OFFICE BUILDING
(LMA #07-076)
2. Name of applicant:
Lance Mueller & Associates/Architects
3. Address and phone number of applicant and contact
person:
130 Lakeside, Suite 250
Seattle, WA 98122
Ph: (206) 325-2553 Contact Person: Bob Fadden
4. Date checklist prepared: October 12, 2007
Revised Page 3: August 21, 2015
5. Agency requesting checklist: City of Federal Way
6. Proposed timing or schedule (including phasing, if
applicable):
Start construction in late March 2008
7. Do you have any plans for future additions, expansion,
or further activity related to or connected with this
proposal? If yes, explain/
Tenant improvement within the building.
8. List any environmental information you know about
that has been prepared, or will be prepared, directly
related to this proposal.
A MDNS for a proposed prior development file #01-
100740-00-SE was issued. Environmental reports for this
site are included in that file. This proposal only increases
the building area through the construction of a two story
building. An amended storm water study has been
prepared for this project that demonstrates conformance.
This project is also subject to the terms of the Annexation
Agreement. As such, it has different buffer averaging,
buffer widths, and building setback standards than the
Federal Way Ordinance. In addition, for this property it
specifies a reduced development setback to residential
properties.
Evaluation For
Agency Use Only
Page 1
9. Do you know
governmental
affecting the
yes, explain.
whether applications are pending for
approvals of other proposals directly
property covered by your proposal? If
None that we are aware of at this time.
10. List any governmental approvals or permits that will
be needed for your proposal, if known.
1. Mitigated Determination of Non Significance
2. Traffic Concurrency
3. DRC approval through Process III
4. Grading Permit
5. Site Development Permit
6. Building Permit
7. Mechanical Permit
8. Electrical Permit
9. Plumbing Permit
10. Lake Haven Sewer & Water Connection Permit
11. NPDES — D.O.E.
12. HPA — D.O.F. & W
13. Foundation Permit
14. Engineering Site Development
15. 15 Day Technical Review
11. Give brief, complete description of your proposal,
including the proposed uses and the size of the
project and site. There are several questions later in
this checklist that ask you to describe certain aspects
of your proposal. You do not need to repeat those
answers on this page.
See attached Narrative.
12. Location of the proposal. Give sufficient information
for a person to understand the precise location of your
proposed project, including a street address, if any,
and section, township, and range, if known. If a
proposal would occur over a range of area, provide the
range or boundaries of the site(s). Provide a legal
description, site plan, vicinity map, and topographic
map, if reasonably available. While you should submit
any plans required by the agency, you are not required
to duplicate maps or detailed plans submitted with any
permit applications related to this checklist.
See attached existing conditions drawing, site survey,
vicinity map, site plan.
Legal Description: LOT 1 OF CITY OF FEDERAL WAY
BLA NO. 01-1 00742-OOSU
Page 2
B. ENVIRONMENTAL ELEMENTS
1. Earth
a. General description of the site (circle one): Flat, rolling,
hilly, steep slopes, mountainous, other.
b. What is the steepest slope on the site (approximate percent
slope)?
The site has been previously graded so it is generally level within
the development area. At the edge of the development area it
slopes up or down to the adjoining areas at between 5% and 15%.
C. What general types of soils are found on the site (for
example, clay, sand, gravel, peat, muck)? If you know the
classification of agricultural soils, specify them and note any
prime farmland.
The site was not used for farm land in recent times. Soils consist
of gravelly sand silt and silty gravelly sand.
d. Are there surface indications or history of unstable soils in
the immediate vicinity?
If so, describe.
None
e. Describe the purpose, type, and approximate quantities of
any filling or grading proposed. Indicate source of fill.
The site has been previously graded. The site grading design is
based on cut and fill and will require an estimated 11,437 cubic
yards of import from an approved off site borrow. The new
grading is necessary to reshape the site into the current
development configuration. Other import will consist of sub base
material under the building pad (900 c.y.), sub base material
under the paving (2,000 c.y.) and top soil soil for landscaping
(1,500 c.y.).
f. Could erosion occur as a result of clearing, construction, or
use? If so, generally describe.
Yes. During grading, prior to landscaping being placed and the
building constructed, erosion could occur.
g. About what percent of the site will be covered with
impervious surfaces after project construction (for example,
asphalt or buildings)?
54%
Page 3
b. Is site currently served by public transit? If not, what is the
approximate distance to the nearest transit stop?
Yes — Within a 1/4 mile.
C. How many parking spaces would the completed project
have? How many would the project eliminate?
168 new cars.
d. Will the proposal require any new roads or streets, or
improvements to existing roads or streets, not including
driveways? If so, generally describe (indicate whether public
or private).
IBC
e. Will the project use (or occur in immediate vicinity of) water,
rail, or air transportation? If so, generally describe.
No
h. Proposed measures to reduce or control erosion, or other
impacts to the earth if any:
During construction the contractor will take temporary measures to
control erosion according to TECSP approved by the City.
2. Air
a. What types of emissions to the air would result from the
proposal (i.e., dust, automobile, odors, industrial wood
smoke) during construction and when the project is
completed? If any, generally describe and give approximate
quantities if known.
During construction, emissions from vehicles, equipment and
power tools could occur along with dust from areas not yet paved
or landscaped. After construction, emission from vehicles and gas
heating will occur.
b. Are there any off -site sources of emissions or odor that may
affect your proposal? If so, generally describe.
None
C. Proposed measures to reduce or control emissions or other
impacts to air, if any:
Comply to vehicle and equipment emission standards, provide
dust abatement when needed, and utilize HVAC equipment that
meets clean air standards.
Page 4
3. Water
a. Surface
1) Is there any surface water body on or in the immediate
vicinity of the site (including year-round and seasonal
streams, saltwater, lakes, ponds, wetlands)? If yes, describe
type and provide names. If appropriate, state what stream or
river if flows into.
Three existing wetlands are on the site and a park storm water
treatment pond is within 200 feet of the site. As part of the prior
BLA buffer averaging was approved that established the minimum
buffer of 25' for wetland A and a minimum buffer of 50' to wetland
C & D for development on this site.
2) Will the project require any work over, in, or adjacent to
(within 200 feet) of the described waters? If yes, please
describe and attach available plans.
Construction activities will occur within 200 feet of wetland A, C &
D that consist of utilities, grading, landscaping, building
construction and buffer planting.
Prior to this application, grading work was done that redirected the
site runoff into catch basins. This interrupted the surface water
runoff to wetland "A". As part of this work, the buffer will be re-
graded so that the run off from that area will flow to wetland "A"
and restore some of the original flow that went to that al -ea. In
addition, the lawn area south of the building will be graded so that
it's run off will drain into the wetland A. Restoring the run off that
has been interrupted by the filling and grading will enhance the
quality of the wetland.
3) Estimate the amount of fill and dredge material that would be
placed in or removed from surface water or wetlands and
indicate the area of the site that would be affected. Indicate
the source of fill material.
None
4) Will the proposal require surface water withdrawals or
diversions: Give general description, purpose, and
approximate quantities if known.
No
5) Does the proposal lie within a 100-year Floodplain? If so,
note location on the site plan.
No
Page 5
6) Does the proposal involve any discharges of waste materials
to surface waters? If so, describe the type of waste and
anticipated volume of discharge.
b. Ground
1) Will ground water be withdrawn, or will water be discharged
to ground water? Give general description, purpose, and
approximate quantities if known.
No
2) Describe waste material that will be discharged into the
ground from septic tanks or other sources, if any (for
example: domestic sewage; industrial, containing the
following chemicals; agricultural; etc.). Describe the general
size of the system, the number of such systems, the number
of houses to be served (if applicable), or the number of
animals or humans the systems are expected to serve.
None
C. Water Runoff (including storm water)
1) Describe the source of runoff (including storm water) and
method of collection and disposal, if any (include quantities,
if known). Where will this water flow? Will this water flow
into other waters? If so, describe.
Water will be collected from pervious surfaces and discharged into
the existing underground drainage system. This system currently
flows into the park water quality and detention system.
2) Could waste materials enter ground or surface waters? If so,
generally describe.
No
Page 6
d. Proposed measures to reduce or control surface, ground, and
runoff water impacts.
This site and the adjoining sites storm run off flows to a storm
water treatment and detention facility that is located south of this
property. This facility was constructed as part of a prior land use
action.
This site under a prior permit had an underground storm water
collection system installed. This system currently collects surface
run off and will be modified slightly to accommodate the current
development plans.
The surface water runoff from the proposed development is being
collected in the existing storm drainage system and routed to the
existing water quality and detention facility located south of the
site. This storm water pond was sized to accommodate this
development and provides both detention and treatment.
4. Plants
a. Check or circle types of vegetation found on the site:
X Deciduous tree: Alder, Maple, Aspen, other
X Evergreen tree: Fir, Cedar, Pine, other
X Shrubs
X Grass
Pasture
Crop or grain
X Wet soil plants: Cattail, Buttercup, Bulrush, Skunk,
Cabbage, other
Water Plants: Water Lily, Eelgrass, Milfoil, other
X Other types of vegetation Invasive Blackberries & Weeds
b. What kind and amount of vegetation will be removed or
altered
The project area is not vegetated except with grass, scrub trees,
blackberries, and Scotch Broom. It was previously graded to
about 25 feet beyond the average buffer line. See LMA sheet A.1
for current location. Some of the steep slope area in the buffer
has been planted with bushes and evergreen trees.
C. List threatened or endangered species known to be on or
near the site.
None observed.
Page 7
d. Proposed landscaping, use of native plants, or other
measures to preserve or enhance vegetation on the site, if
any:
The site was previously graded, which removed all vegetation to
about 25 feet beyond the average buffer. The applicant, in
addition to the on site landscaping, proposes planting native
plants in the buffers after grading where applicable.
5. Animals
a. Circle any birds and animals which have been observed on or
near the site or are known to be on or near the site:
Birds: Hawk, Heron, Eagle, Songbirds, others;
Mammals: Deer, Bear, Elk, Beaver, other;
Fish: Bass, Salmon, Trout, Herring, Shellfish, other
b. List any threatened or endangered species known to be on or
near the site.
None known
C. Is the site part of a migration route? If so, explain.
Pacific Flyway — The general migration path for fowl in the Puget
Sound.
d. Proposed measures to preserve or enhance wildlife, if any:
Provide habitat enhancement at wetland buffers.
6. Energy and Natural Resources
a. What kinds of energy (electric, natural gas, oil, wood stove,
solar) will be used to meet the completed project's energy
needs? Describe whether it will be used for heating,
manufacturing, etc.
Electricity will be used for lighting convenience outlets and
cooling. Gas will be used for heating.
b. Would your project affect the potential use of solar energy by
adjacent properties? If so, generally describe.
No
Page 8
C. What kinds of energy conservation features are included in
the plans of this proposal? List other proposed measures to
reduce or control energy impacts, if any:
Conform to State Energy Code. This Code includes extensive
conservation requirements that regulate energy consumption and
heat loss/gain.
7. Environmental Health
a. Are there any environmental health hazards, including
exposure to toxic chemicals, risk of fire and explosion, spill,
or hazardous waste, that could occur as a result of this
proposal? If so, describe.
IM
1) Describe special emergency services that might be required.
Aid car, police, and fire protection.
2) Proposed measures to reduce or control environmental
health hazards, if any:
None required.
b. Noise
1) What types of noise exist in the area which may affect your
project (for example: traffic equipment, operation, other)?
Traffic
2) What types and levels of noise would be created by or
associated with the project on a short-term or a long-term
basis (for example: traffic, construction, operation. other)?
Indicate what hours noise would come from the site.
Noise from construction equipment, construction activities, and
vehicles during the building process. After completion, noise from
HVAC equipment and vehicles will occur.
3) Proposed measures to reduce or control noise impacts, if
any:
None. The building has sufficient distance to other sites and the
street that no measures will be needed.
Page 9
8. Land and Shoreline Use
a. What is the current use of the site and adjacent properties?
Office, single family residential, storm water facilities, wetlands,
and buffers.
b. Has the site been used for agriculture? If so, describe.
No
C. Describe any structures on the site.
Only underground utilities, manholes, and catch basins.
d. Will any existing structures be demolished?
None
e. What is the current zoning classification of the site?
OP-1
f. What is the current comprehensive plan designation of the
site?
Corporate Park
g. If applicable, what is the current shoreline master program
designation of the site?
N/A
h. Has any part of the site been classified as an
"environmentally sensitive" area?
Yes — See BLA and LMA sheet A-1.1.
I. Approximately how many people would reside or work in the
completed project?
120 to 175 most likely.
j. Approximately how many people would the completed project
displace?
None
k. Proposed measures to avoid or reduce displacement
impacts, if any:
None displaced.
Page 10
f. Proposed measures to ensure the proposal is compatible
with existing and projected land uses and plans, if any:
Comply with community design guide lines.
9. Housing
a. Approximately how many units would be provided, if any?
Indicate whether high, middle, or low-income housing.
N/A
b. Approximately how many units, if any would be eliminated?
Indicate whether high, middle, or low-income housing.
N/A
C. Proposed measures to reduce or control housing impacts, if
any:
N/A
10. Aesthetics
a. What is the tallest height of any proposed structure(s), not
including antennas; what is the principal exterior building
material(s) proposed?
35 feet maximum. Principal materials are painted concrete, glass,
and metal siding.
b. What views in the immediate vicinity would be altered or
obstructed?
None
C. Proposed measures to reduce or control aesthetic impacts, if
any:
Comply with the spirit community design standard for landscaping
and building design.
11. Light and Glare
a. What type of light or glare will the proposal produce? What
time of day would it mainly occur?
Glare: Vehicle head lights and site lighting.
No glare from building is expected since the glazing is non
reflective.
This could occur from dusk to dawn.
Page 11
b. Could light or glare from the finished project be a safety
hazard or interfere with views?
M
C. What existing off -site sources of light or glare may affect your
proposal?
None
d. Proposed measures to reduce or control light and glare
impacts, if any:
Site lighting fixtures will be shielded to limit the affects to the site.
Light from headlights will be screened by the low planting.
12. Recreation
a. What designated and informal recreational opportunities are
in the immediate vicinity?
North Lake Fishing area is located south of the site. Access to
the lake from Weyerhaeuser Way is about 300 feet south of this
site.
Walking on public side walks and paths is the principal opportunity
available.
b. Would the proposed project displace any existing recreation
uses? If so, describe.
am
C. Proposed measures to reduce or control impacts on
recreation, including recreation opportunities to be provided
by the project or applicant, if any:
Provide information to tenants about City recreational facilities
nearby.
13. Historic and Cultural Preservation
a. Are there any places or objects listed on, or proposed for,
national, state, or local preservation registers known to be on
or next to the site? If so, describe.
None
Page 12
b. Generally describe any landmarks or evidence of historic,
archaeological, scientific, or cultural importance known to be
on or next to the site.
Does not apply.
C. Proposed measures to reduce or control impacts, if any:
Does not apply.
14. Transportation
a. Identify public streets and highway serving the site, and
describe proposed access to the existing street system.
Show on site plans, if any.
Weyerhaeuser Way and So. 320th are main streets that serve the
site.
b. Is site currently served by public transit? If not, what is the
approximate distance to the nearest transit stop?
Yes — Within a 1/4 mile. Metro Route 181 at so. 320th and Pierce
Transit Route 501 at So. 336th St.
C. How many parking spaces would the completed project
have? How many would the project eliminate?
168 new cars.
d. Will the proposal require any new roads or streets, or
improvements to existing roads or streets, not including
driveways? If so, generally describe (indicate whether public
or private).
No
e. Will the project use (or occur in immediate vicinity of) water,
rail, or air transportation? If so, generally describe.
No
Page 13
f. How many vehicular trips per day would be generated by the
completed project? If known, indicate when peak volumes
would occur.
Transpo has requested that the City prepare a traffic scoping
sheet in their "Trip Generation & Distribution" report.
See attached.
g. Proposed measures to reduce or control transportation
impacts, if any:
Pay City trip mitigation fee.
15. Public Services
a. Would the project result in an increased need for public
services (for example: fire protection, police protection,
health care, schools, other)? If so, generally describe.
Normal aid car, police, and fire protection.
b. Proposed measures to reduce or control direct impacts on
public services, if any.
As a result of the development additional tax revenues will result
that will pay for the costs of public services. The taxes include but
are not firnted to property taxes, mitigation fees, sales taxes, fire
district and utility district levies, public bonds for facility
development, 8 & O taxes, etc.
16. Utilities
a. Circle utilities currently available at the site: electricity,
natural gas, water, refuse service, telephone, sanita
sewer, septic system, other.
b. Describe the utilities that are proposed for the project, the
utility providing the service, and the general construction
activities on the site or in the immediate vicinity which might
be needed.
Water & Sewer
- Lake Haven
Phone
- Qwest
Refuse
- City Contract Provider (Allied Waste)
Gas
- Puget Energy
Electricity
- Puget Energy
Cable
- Comcast
Page 14
C. Signature
The above answers are true and complete to the best of my
knowledge. I understand that the lead agency is relying on them
to make its decision.
Signature:
Date Submitted:
HIGHMARK-E-CAMPUS.CHK
Page 15
33400 BthAvenue South, Suite 205
Federal Way, WA 98003
MEMORANDUM
TO: JIM HARRIS, CITY OF FEDERAL WAY
FROM: LAURA BARTENHAGEN, P.E. RESUBMITTED
SUBJECT: HIGHMARK EAST CAMPUS BUILDING HEIGHT
JOB NO: 1431-001-007 AUG 21 2015
DATE: 08/21 /2015 CITY OF FEDERAL WAY
CDS
The purpose of this memorandum is to document the building height calculation for the
Highmark East Campus project.
Per your letter dated July 30, 2015, the Highmark East Campus building height was
determined to be approximately 32 feet tall based on the March 20, 2015 Process III
approval by the City. We have verified with Lance Mueller Architects that the elevation
to the top of the parapet is 32 feet above finish floor and the height of structure is 31.5
feet
The maximum building height allowed in the Federal Way Revised Code (FWRC) is 35
feet for properties in the OP-1 zoning district. The standard in the FWRC for height
measurement is specified as "Height of Structure" (see page 19-374.1). The "Height of
structure" is measured from average building elevation to the ridge of the roof which in
this case is the top of structure at the exterior since the roof drains to the middle of the
structure. The existing elevations on the site under the building footprint range from
419.0 to 428.5. The Average Building Elevation (ABE) based on the existing grade at
the face of building. For this project the architect has done the calculation using 10 foot
intervals to insure that the average is accurately determined. Based on this calculation
the ABE is 426.0, 3.5 feet below finish floor.
The proposed plan shows the finished floor of the building at 429.5, and the finish grade
at the Face of Building (FOB) 6 inches below finished floor. The permitted height of
structure ABE would be 426.0 + 35.0 = 461.0. Based on a height of structure of 31.5
feet and a finish elevation of the ground floor of 429.5, the maximum ABE is 429.5 +
31.5 = 461.0.
In summary, the proposed building meets the maximum building height requirement
above the average building elevation as shown on sheet A3.1 dated 8-16-2015.
I Iesm8lengrlesm-jobs114311001 10071docu mentlmemo-003.docx
Civil Engineering • Land Surveying • Project Management • Public Works • Land Planning • Landscape Architecture
Phone 253.838.6113 800.345-5694 Fax 253,838.7104
33400 8thAvenue Soudr, Suite 205
Federal Way, WA 98003
MEMORANDUM
TO: JIM HARRIS, CITY OF FEDERAL WAY
FROM: LAURA BARTENHAGEN, P.E.
SUBJECT: HIGHMARK EAST CAMPUS REQUEST FOR
ADDENDUM TO SEPA CHECKLIST
JOB NO: 1431-001-007
DATE: 08/21 /2015
i v'W' 1 X/
�! • \;
P'e5k1j' AITT D
AUG 2 ,12015
CIV OF FCpS�L W AY
The purpose of this memorandum is to request an addendum to Page 3 of the attached
SEPA Checklist for the Highmark East Campus project dated April 8, 2008.
The original SEPA checklist identifies 550 cubic yards of import, while the construction
plans dated September 22, 2008 that were reviewed and considered satisfactory for
approval show 11,437 cubic yards of import.
We would hereby like to request an addendum to Page 3 of the original SEPA Checklist
for the project to match the original construction plans and show the 11,437 cubic yards
of import. The source of the import material and associated haul route will be provided
by the contractor following this submittal.
This additional import is not anticipated to result in an unavoidable adverse impact to the
property, because it is part of the original planned and designed Highmark East Campus
development that was put on hold for a few years and is now ready to move forward.
Ilesm8leng rlesm-jobs11431100110071docum entlmem o-004.docx
Civil Engineering • Land Surveying • Project Management • Public Works • Land Planning • Landscape Architecture
Phone 253.838.6113 800.345-5694 Fax 253.838.7104