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14-104725CITY OF ti.. Federal Way March 20, 2015 Mike Kerby Highmark Investments 3450 South 3446 Way, Suite 115 Federal Way, WA 98001 1FILE 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor RE: File No.14-104725-00-UP; PROCESS M SITE PLAN APPROVAL Highmark Office Building, 322XX Weyerhaeuser Way South, Federal Way Dear Mr. Kerby: The City of Federal Way has completed the administrative Process III Site Plan Review of the proposed construction of a 47,804 square -foot, two-story office building with associated parking, landscaping, and other site improvements. The site plan application submitted on September 12, 2014, and revisions submitted on October 9, 2014 and February 10, 2015 is hereby conditionally approved per the enclosed ExhihitA, Findings for Project Approval. The remainder of this letter outlines future review processes required, gives a brief summary of the process under the State Environmental Policy Act (SEPA) to date, and outlines procedure relating to appeals and approval periods for this decision. Additional requirements will be provided as city departments review the engineering plans and building permit applications submitted for the improvements. This land use decision does not authorize initiation of construction activities. Condition of Approval Prior to issuance of a building permit for the Highmark Office Building, the applicant shall provide financial guarantee for implementation of the recommendations, mitigation, planting, and monitoring and contingency identified in the June 3, 2008 Talasaea Report. Prior to issuance of any certificate of occupancy, the Wetland Buffer Enhancement Plan shall be implemented. REVIEW PROCESSES REQUIRED The site is located in an Office Park-1 (OP-1) zoning district. Office use is permitted in this zone subject - to Federal -W Ci -Code- ode- Section-22=826- vested-from-1994-code -and theAugust 1-994— - ay- - tY - ( }- ( ) Concomitant Zoning Agreement, and is reviewed through the Process III, Project Approval, process. Project approval does not grant license to begin any type of site work. SEPA Process The responsible official of the City of Federal Way issued a Determination of Nonsignificance (DNS) on April 9, 2008, pursuant to SEPA (file no. 07-105926-SE). The appeal period for this determination was completed on May 7, 2008, with no corrections or revisions to the city's determination, and no appeal filed. The SEPA decision is incorporated into the Use Process III decision in full and shall be implemented pursuant to the city's Environmental Policy set forth in FWRC 14.25.060. Mr. Kerby March 20, 2015 Page 2 PROCEDURAL INFORMATION Building Permit & Engineering Requirements This Process III land use decision does not constitute a building permit or authorize clearing/grading activities. The applicant shall obtain building permits and engineering review for construction activities from the Community Development department and Public Works department. Requests for Change of Valuation Any affected property owners may request a change in valuation for property tax purposes, not withstanding any program of revaluation. Approval Duration Unless modified or appealed, this site plan approval is valid for five years from the date of issuance of the decision. Time extensions to the decision may be requested prior to the lapse of approval following the provisions listed in FWRC 19.15.110. Appeals The effective date of issuance is three calendar days following the date of this letter, or March 23, 2015. Pursuant to FWRC 19.65.120, this land use decision may be appealed by any person who submitted written comments or any person who has specifically requested a copy of the decision. Any appeal must be in the form of a letter delivered to the Community Development department with the established fee within 14 days after the effective date of issuance of this decision, April 6, 2015. The appeal letter must contain a clear reference to the matter being appealed and a statement of the factual findings and conclusion of the Director disputed by the person filing the appeal. CLOSING This land use decision does not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. If you have any questions regarding this decision, please contact Jim Harris, atjim.harris@cityoffederalwky.com or 253-835-2652. Sincerely, r Isaac Conlen Interim Director -of -Community-Development- Services *Attachments *Copies of these attachments are not provided with all copies of this approval letter. These plans are on file at City Hall. Findings for Project Approval'Highmark Office 14-104725-UP Highmark Approved Site Plan (Developable Portion of Site) by Lance Mueller and Associates, sheet Al.1 dated 9-10-14, received by City September 12, 2014 Highmark Approved Site Plan (full site) by Lance Mueller and Associates, sheet AI.0 dated revised 2-2-15 Highmark Approved Elevations by Lance Mueller and Associates, sheet A3.1 dated revised 6/8/08 Highmark Approved Landscape Plans by Lance Mueller and Associates, sheet LL.1, L2.1, L2.2 dated revised 6/6/08 Highmark Wetland Buffer Enhancement Plans by Talasaea, sheets W 1.0 and Wl.1, dated 6/3/08 Highmark Wetland Buffer Enhancement Plan Report by Talasaea, dated 6/3/08, 14-10472s Doc. I. D. 68168 Mr. 'Kerby March 20, 2015 Page 3 c: Bob Fadden, Lance Mueller & Associates, 130 Lakeside, Suite 250, Seattle, WA 98122 Jim Harris, Planner Kevin Peterson, Engineering Plans Reviewer Erik Preston, Senior Traffic Engineer Chris Ingham, South King Fire & Rescue Brian Asbury, Lakebaven Utility District Melvin Vanden Berg, 1621 Amherst Drive, Ames, Iowa 50014 via email mcvandenberg@q.com Andy Wilt via email andywilt22@gmail.com 14-104725 Doc. I.D. 69168 , CITY OFF Federal Way Exhibit A Findings for Project Approval `Process III — Project Approval' HIGHMARK EAST CAMPUS OFFICE BUILDING File No.14-104725-UP FILE The following are findings for Process III site plan approval of the proposed Highmark office building located two lots south of South 320'1' Street on the east side of Weyerhaeuser Way South, in Federal Way. The subject property is King County tax parcel number 152104-9052. PROJECT DESCRIPTION The applicant proposes construction of a 47,804 square -foot, two-story office building with associated parking, landscaping, and other site improvements. The site is located in an Office Park-1 (OP-1) zoning district. Office use is permitted in this zone subject to Federal Way City Code (FWCC) Section 22-826 (vested from 1994) and the August 1994 Concomitant Zoning Agreement (CZA), and is reviewed through the Process III, Project Approval, process. The Federal Way Comprehensive Plan (FWCP) designation for the subject site is Office Park. The subject site is a 9.24-acre partially developed parcel located on the east side of Weyerhaeuser Way South, two lots south of South 320"' Street in the City of Federal Way. The developable portion of the site is approximately 127,822 square feet (2.9 acres). The developable portion of the site was graded under a previous development permit from the City of Federal Way. The southern portion of the subject property contains regulated wetlands and wetland buffers, a storm drainage pond and sewer trunk line. The adjacent uses and zones are as follows: North: Office building, zoned OP-1 South: Stormwater treatment and detention facility and wetlands, zoned OP-1 West: Weyerhaeuser Way South and office buildings, zoned OP-1 East: Single-family residences, zoned RS 9.6 On April 9, 2008, a Determination of Nonsignificance (DNS) was issued for the proposed action under the State Environmental Policy Act. The appeal period for the DNS expired on May 7, 2008, and no appeals were filed. The April 9, 2008 SEPA Determination is still valid for the current proposal. Findings for Project Approval File No. 14-104725-UP/D... i.o. 68167 Highmark East Campus Office Building Page I 3. The City of Federal Way previously issued a Process III land use approval for the same office building proposal and same site development proposal for the Highmark East Campus Office building in a July 21, 2008 Process III decision under file no 07-105925 UP. This Process III decision approval was granted extensions by the City of Federal Way on July 7, 2009 (file 09-102383-AD) and on September 14, 2010 (file 10-103547-AD). The 2007 Process III approval decision expired on July 12, 2012. 4. There are several regulated wetlands and wetland buffers on the subject property. The wetland boundaries and wetland buffers on the property were delineated and previously approved by the City in conjunction with previous permit applications to develop the subject property with the Delta Society building in 2001. The wetlands and wetland buffers are depicted on the Boundary Line Adjustment for the subject property, recorded under King County recording number 20010711900005. According to the Mueller Site Plan sheet Al.1 dated revised 2-2-2015, the wetlands on the site comprise 101,984 square feet and the wetland buffers comprise 111,595 square feet of the subject property. The City previously approved a wetland buffer averaging plan and buffer enhancement plan and report for the site in conjunction with the Delta Society development applications for the subject property under city file number 01-101632-CO et al. The approved wetland buffer plans were prepared by Talasaea Consultants, titled Wetland Buffer Enhancement Plan, Weyerhaeuser East Campus — Parcel 2, Federal Way, Washington, 10-21-01; and associated Wetland Buffer Enhancement Report by Talasaea Weyerhaeuser East Campus — Parcel 2, Federal Way, Washington, 12-10-01. The wetland buffer enhancement was implemented in approximately 2002; however, there has been some mortality of the plants in and around Wetland A directly south of the proposed Northlake Building. In 2008, in order to evaluate the condition of Wetland A_ and the Wetland A buffer, Talasaea Consultants prepared a Wetland Buffer Enhancement Plan for Highmark Office Building, dated June 3, 2008 as part of the 2007 Process III application for the Highmark office building. In summary, the Talasaea plan and report identified the plants that have died in and around Wetland A, and the Talasaea plans and report identify mitigation. As part of the proposal for the 2007 Process III decision, the applicant is required to implement the recommendations, mitigation, planting and monitoring and contingency identified in the Talasaea June 3, 2008 report. The mitigations and recommendations in the June 3, 2008 Talasaea report were never implemented. These wetland buffer findings and analysis are still valid and applicable in this 2015 decision. 6. As part of the 2014 Process III application, the City of Federal Way requested information regarding the on -site wetland and buffers including: an evaluation of the 2001 wetland boundary delineation; a brief discussion of Wetland C and any corresponding wetland buffer relationship to the proposed Highmark development; and a status update of the mitigation, planting and monitoring of the June 3, 2008 Talasaea Wetland Buffer and Enhancement Plan. The applicant provided a response from Talasaea Consultants dated January 8, 2015 addressing these items identified by the City summarized above. The Talasaea Consultants response dated January 8, 2015 adequately addresses the City's November 25, 2014 comments. In summary, the wetland boundaries of the northerly portion of Wetland C have not significantly changed since the 2001 wetland delineation. A condition of approval of this decision is that prior to issuance of a building permit for the Highmark Office Building, the applicant shall provide financial guarantee for implementation of the recommendations, mitigation, planting, and monitoring and contingency identified in the June 3, 2008 Talasaea Report. Prior to issuance of any certificate of occupancy, the Wetland Buffer Enhancement Plan shall be implemented. Findings for Project Approval File No. 14-104725-UP/Doc I.D. 68167 Highmark East Campus Office Building Page 2 7. The site plan, as proposed, implements a new retaining wall along the wetland buffer edge along the southerly -easterly edge of the buildable portion of the site: The retaining wall is shown along the wetland buffer edge as depicted on the approved boundary line adjustment. There is a fire hydrant located within the wetland buffer area, which is proposed to be removed on the engineering plans. No other improvements or land surface modification with the exception of the wetland buffer enhancement is proposed within the wetland or wetland buffer. 8. The proposed building meets the setback requirements of FWCC Section 22-826 (1994 FWCC), including 50-foot front yard setback and 20-foot side and rear yard setbacks. No maximum lot coverage is established. 9. Drainage components of the project must conform to the 2009 King County Surface Water Design Manual (KCSWDM) and City amendments. The stormwater runoff from the site will be treated and detained in the abutting stormwater facility on the subject property. The stormwater facility (or components thereof) shall be retro-fitted to achieve conformance with the requirements of the Conservation (Level 2) Flow Control standard. 10. Street frontage improvements along the abutting Weyerhaeuser Way South have already been completed. Additional street frontage improvements are not required. 11. The Public Works Traffic Division has determined the 99 new PM peak hour trips generated by the proposed development will not cause Level of Service (LOS) failures to the surrounding transportation system. All intersections impacted by one or more weekday evening peak hour trips from the proposed development would meet city LOS standards with programmed improvements and, as a result, a Capacity Reserve Certificate was issued March 5, 2015. The proposed development is subject to transportation impact fees for each square foot of general office space, which will be calculated based on the fee schedule in effect at the time a completed building permit application is submitted. For estimate purposes, the adopted 2014 fee schedule transportation impact fees are $4.72 per square foot for general office. The project will have one access point onto Weyerhaeuser Way S at the existing driveway it will share with the property to the north. 12. The parking requirement for the proposed use in the OP-1 zone is one stall for every 300 square feet of gross floor area, or 160 parking stalls for the 47,804 square feet of building area. The site plan shows 167 parking stalls proposed, with a maximum of 25 percent compact stalls, which meets applicable (1994) FWCC standards. 13. Maximum building height for the proposed use in the OP zone is 33 feet. The approved elevat>lans indicate the buildings will be under the maximum allowable building height. The mechanical screening units are within the allowed height exception for such equipment and are appropriately screened. 14. The trash enclosure proposed in the southwesterly portion of the developable building area meets code requirements in that it is screened with a solid enclosure made of materials that match the buildings, and located away from adjacent residential uses. Additionally, landscaping is provided around the enclosure. Findings for Project Approval File No. 14-104725-UP/Doc 1 D 68167 Highmark East Campus Office Building Page 3 15. Site and architectural design is consistent with applicable code provisions and the criteria of the CZA. Pursuant to the applicable code, the project must "embody good design principles that will result in high quality development on the subject property." The site and building are not required to meet the requirements of the FWRC community design guidelines; however, the project incorporates good design principles by meeting a number of provisions from current code in the following ways. Site Design: • FWCC Section 22-1634(d)(1) (1994 FWCC) states primary building entrances should be visible from the right-of-way. The entrance to the building is not oriented to the street; however, the entrance is visible from the street when approaching from the north, which is the primary vehicular access. • The entrance to the building is connected to the public sidewalk and to the access driveway and adjacent building to the north by a separate paved route delineated by colored, stamped concrete paving as called for in FWCC Section 22-1634(d)(2) (1994 FWCC). Building Design: ■ The site design provides foundation landscaping of varying widths along the foundation on all sides of the structure [reference FWCC 22-1635(b)(2)] (1994 FWCC). • The building includes a canopy over the entrance [reference FWCC 22-1635(b)(3)] (1994 FWCC). • The building incorporates a stepped roofline. • Glazing, pedestrian lighting, and reveals are utilized to break up blank walls [reference FWCC 22-1635(c)] (1994 FWCC). + The building incorporates a combination of fagade modulation, landscape screening, and pedestrian plazas to meet the fagade modulation and screening standards of (1994) FWCC. The proposed site layout and building design embodies good design principles and results in a high quality of development, 16. (1994) FWCC calls for the following perimeter landscape buffers for the site: A. Five feet of Type III landscaping along the south (1994) FWCC Section 22-1566h(3); B. Ten feet of Type III landscaping along the north (adjacent to the access easement) (1994) FWCC Section 22-1566h(1); C. Fifteen feet of Type I landscaping along the east adjacent to the residential zone (1994) FWCC Section 22-1566h(2)i and D. Twenty-five feet of Type III landscaping adjacent to the right-of-way, FWCC Section 22-826 (note 3 1994 Code). Landscaping strips meeting the spatial requirements for items A, B, and C above are provided on the site plan. Final review and approval of the planting types and planting densities will occur in conjunction with the building permit. 17. The applicant requested a landscape modification in a May 14, 2008, letter to Jim Harris requesting to: "relocate 2 to 5 feet of the required 20-foot front yard landscaping required by the annexation agreement to another area within the front yard. The relocated landscaping would be provided between the pedestrian walk and the west face of the building." Findings for Project Approval File No. 14-104725-UP/D.. I.D. 68167 Highmark East Campus Office Building Page 4 The site is vested to the 1994 zoning code, which requires the first 25 feet (rather than 20 feet as indicated by the applicant) of the required front yard starting from the street to be landscaped and contain a 3-foot-high berm or 3-foot-high dense, sight obscuring vegetation. So actually, as designed, the applicant needs to have the width of the front perimeter landscape area modified from the required 25 feet, to a minimum of 15 feet. The applicant's request for the landscape modification to allow relocating between 2 to 5 feet (actually 7 to 10 feet) of the required front perimeter landscaping to another area within the front yard, is approved for two areas along the front perimeter of the site as follows: A. Along that portion of the front yard of the site adjacent to the building, there is a total of at least 25 feet width landscaping (15 -18 feet adjacent to front property line plus 8 -10 feet wide planter area adjacent to the building). This design as proposed meets the modification criteria of (1994) FWCC 22-1570 (b) and 22-1570(d) as the site grade below the adjacent right-of-way is unique and the foundation landscaping provides more visual benefit and site enhancement than would be provided if the landscaping was implemented at the base of a 4 - 6 foot tall retaining wall between the parking area and right-of-way. A total width of 25 feet of landscaping is provided between the front property line and building. B. Along the northerly portion of the 25-foot-wide front yard (approximately 140-foot northern front yard), the site plan implements between 15 to 18 feet of landscaping in the front yard. The width of the landscape area is between 19 and 22 feet wide; however, a portion of the landscape area is consumed by a retaining wall, and therefore that wall portion (width) is not landscaped. Pursuant to (1994) FWCC Section 22-1570, a modification to allow relocation of between 7 and 10 feet of the required landscape width is approved, by relocating this landscape area to the rear (east) property line to implement nearly twice the width of required landscaping between the site and the adjacent residential zone. Pursuant to (1994) FWCC Section 22-1570(d), this modification represents a superior site design with unique circumstances of site grade, and adjacency to a residential zone. The site design will be superior, as the width and separation of the site to the residential zone will be double the minimum width required by the (1994) FWCC, and the relocation of the perimeter landscaping from the front yard to the rear yard will not result in a reduction of gross perimeter landscape buffer area. C. That portion of the front yard at the southern end of the developed portion of the site (adjacent to the four stand-alone parking stalls) implements the code -required 25-foot landscape strip between the parking area and front property line. Overall, the applicant's request to modify landscaping requirements is consistent with (1994) FWCC Section 22-1:570 because -it -is necessary to -comply with -unique -circumstances -and -because granting - the modification results in a superior result than strict compliance with the requirements of the chapter. 18. Per (1994) FWCC, 3,674 square feet of parking lot landscaping is required (167 parking stalls X 22 square feet per stall), and the landscape plan identifies 3,741 square feet of parking lot landscaping is provided on site. Landscaping islands are located at the end of all parking rows. Trees, shrubs, and groundcover are proposed within landscape islands as required by code. 19. There are no significant trees on the developable portion of the site; therefore, no significant trees will be removed. Findings for Project Approval File No. 14-104725-UP/Doc I.D- 68167 Highmark East Campus Office Building Page 5 20. Pedestrian connectivity is shown on the site plan, and will include pedestrian connections to the adjacent building to the north, and to the sidewalk adjacent to Weyerhaeuser Way South. Pedestrian crossings are shown on the site plan with stamped, patterned, colored concrete within the parking and drive aisles. 21. The proposed site plan application, elevations drawings, landscaping plan, and attachments have been determined to be consistent with the FWCP, with all applicable provisions of the applicable FWCC, the CZA, and with the public health, safety, and welfare. Final construction drawings will be reviewed for compliance with specific regulations and.other applicable City requirements. This decision shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Prepared by: Jim Harris, Planner Date: March 20, 2015 Findings for Project Approval Highmark East Campus Office Building File No. 14-104725-UP/Dac I D 68167 Page 6 EXHIBIT "A-3" TO ACCOMPANY LEGAL DESCRIPTION FOR I=R$P@SE—DTHE FIRST AMENDMENT TO "OP 1" ZONW13 THE WEYERHAEUSER COMPANY 'OP-1 ZONING A PORTION OF SECTIONS 15. 16. 21 AND 22. TWP. 21 N., RGE 4 E., W.M. KING COUNTY, WASHINGTON NOTES : SECTION LINES AND CORNERS ARE SHOWN HEREON APPROXIMATELY AS AN AID IN LOCATING THE PROPERTY AND ARE NOT BASED UPON AN ACTUAL SURVEY. ZONING DESIGNATIONS WERE PROVIDED BY HILLIS. CLARK. MARTIN do PETERSON IN APRIL. 1994. I�r 1 r I� ll 1s- � :• � Ali 5 St 16 /1 1 16 15 j rr 15 South J36fh Street �1 — vIL- 7r i i 21 Dr 22 �A 1 W W � r z i � r� o � EXCEPTIONS n cr W r 0: r� r U 7 ! ! Z 7� 77 3 2; 7= — 2 22= &MALE : r - 1ow o I .•` ; I r I [ U1 `J 1,1 I I I �O I D El W z NEED NEW COMPANY LOGO ESM 11G. asa0�4 wr, wr+arou JOB NO. 191-41-930-002 DRAWING NAME : EXH-CK DATE : flt}-8.i'-'l+ 94_20-a DRAWN $�c$- CA . SHEET 1 OF 1 CIT Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www.cityoffederalway.com DECLARATION OF DISTRIBUTION 1, —f�' hereby declare, under penalty of perjury of the laws of the State of Washington, that a. ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation M Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ,xe-mailed and/or ❑ posted to or at each of the attached addresses on a_Vr ) () -_, 2015. Project Name File Number(s)75 - Signature Date K:\CD Administration Files\Declaration of Distribution.doc/Last printed 1 /8/2015 10:07:00 AM Tamara Fix From: Tamara Fix Sent: Friday, March 20, 2015 1:12 PM To: mcvandenberg@q.com; 'andywilt22@gmail.com' Cc: Jim Harris Subject: Highmark Office Building Attachments: 20150320131216.pdf Attached is a letter from Jim Harris at the City of Federal Way regarding the above -mentioned project. CITY OF �Federal Way r. rri-� March 20, 2015 Mike Kerby Highmark Investments 3450 South 3440 Way, Suite 115 Federal Way, WA 98001 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 wwml. cityoffederalway. corn Jim Ferrell, Mayor RE: File No.14-104725-00-UP; PROCESS III SITE PLAN APPROVAL Highmark Office Building, 322XX Weyerhaeuser Way South, Federal Way Dear Mr. Kerby: The City of Federal Way has completed the administrative Process III Site Plan Review of the proposed construction of a 47,804 square -foot, two-story office building with associated parking, landscaping, and other site improvements. The site plan application submitted on September 12, 2014, and revisions submitted on October 9, 2014 and February 10, 2015 is hereby conditionally approved per the enclosed Exhibit A, Findings for Project Approval. The remainder of this letter outlines future review processes required, gives a brief summary of the process under the State Environmental Policy Act (SEPA) to date, and outlines procedure relating to appeals and approval periods for this decision. Additional requirements will be provided as city departments review the engineering plans and building permit applications submitted for the improvements. This land use decision does not authorize initiation of construction activities. Condition of Approval Prior to issuance of a building permit for the Highmark Office Building, the applicant shall provide financial guarantee for implementation of the recommendations, mitigation, planting, and monitoring and contingency identified in the June 3, 2008 Talasaea Report. Prior to issuance of any certificate of occupancy, the Wetland Buffer Enhancement Plan shall be implemented. REVIEW PROCESSES REQUIRED The site is located in an Office Park-1 (OP-1) zoning district. Office use is permitted in this zone subject to Federal Way City Code (FWCC) Section 22-826 (vested from 1994 code) and the August 1994 Concomitant Zoning Agreement, and is reviewed through the Process III, Project Approval, process. Project approval does not grant license to begin any type of site work. SEPA Process The responsible official of the City of Federal Way issued a Determination of Nonsignificance (DNS) on April 9, 2008, pursuant to SEPA (file no. 07-105926-SE). The appeal period for this determination was completed on May 7, 2008, with no corrections or revisions to the city's determination, and no appeal filed. The SEPA decision is incorporated into the Use Process III decision in full and shall be implemented pursuant to the city's Environmental Policy set forth in FWRC 14.25.060. Mr. Kerby March 20, 2015 Page 2 PROCEDURAL INFORMATION Building Permit & Engineering Requirements This Process III land use decision does not constitute a building permit or authorize clearing/grading activities. The applicant shall obtain building permits and engineering review for construction activities from the Community Development department and Public Works department. Requests for Change of Valuation Any affected property owners may request a change in valuation for property tax purposes, not withstanding any program of revaluation. Approval Duration Unless modified or appealed, this site plan approval is valid for five years from the date of issuance of the decision. Time extensions to the decision may be requested prior to the lapse of approval following the provisions listed in FWRC 19.15.110. Appeals The effective date of issuance is three calendar days following the date of this letter, or March 23, 2015. Pursuant to FWRC 19.65.120, this land use decision may be appealed by any person who submitted written comments or any person who has specifically requested a copy of the decision. Any appeal must be in the form of a letter delivered to the Community Development department with the established fee within 14 days after the effective date of issuance of this decision, April 6, 2015. The appeal letter must contain a clear reference to the matter being appealed and a statement of the factual findings and conclusion of the Director disputed by the person filing the appeal. CLOSING This land use decision does not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. If you have any questions regarding this decision, please contact Jim Harris, at iim,harris@ciiyoffederalway.com or 253-835-2652. Sincerely, Isaac Conlen Interim Director of Community Development Services *Attachments *Copies of these attachments are not provided with all copies of this approval letter. These plans are on file at City Hall. Findings for Project Approval Highmark Office 14-104725-UP Highmark Approved Site Plan (Developable Portion of Site) by Lance Mueller and Associates, sheet AL I dated 9-10-14, received by City September 12, 2014 Highmark Approved Site Plan (full site) by Lance Mueller and Associates, sheet A1.0 dated revised 2-2-15 Highmark Approved Elevations by Lance Mueller and Associates, sheet A3.1 dated revised 6/8/08 Highmark Approved Landscape Plans by Lance Mueller and Associates, sheet LL.1, L2.1, L2.2 dated revised 6/6/08 Highmark Wetland Buffer Enhancement Plans by Talasaea, sheets W1.0 and W1.1, dated 6/3/08 Highmark Wetland Buffer Enhancement Plan Report by Talasaea, dated 6/3/08, 14-104725 Doc_ 11), 68168 r11") Mr. Kerby March 20, 2015 Page 3 Bob Fadden, Lance Mueller & Associates, 130 Lakeside, Suite 250, Seattle, WA 99122 Jim Harris, Planner Kevin Peterson, Engineering Plans Reviewer Erik Preston, Senior Traffic Engineer Chris Ingham, South King Fire & Rescue Brian Asbury, Lakehaven Utility District Melvin Vanden Berg, 1621 Amherst Drive, Ames, 'Iowa 50014 via email mcvandenberg@q.com q.com Andy Wilt via email andywilt22@gmml.com 14-10472S Doc, M 65168 A CITY or Federal Way Exhibit A Findings for Project Approval `Process III — Project Approval' HIGHMARK EAST CAMPUS OFFICE BUILDING File No. 14-104725-UP The following are findings for Process I I I site plan approval of the proposed Highmark office building located two lots south of South 320t" Street on the east side of Weyerhaeuser Way South, in Federal Way. The subject property is King County tax parcel number 152104-9052. PROJECT DESCRIPTION The applicant proposes construction of a 47,804 square -foot, two-story office building with associated parking, landscaping, and other site improvements. The site is located in an Office Park-1 (OP-1) zoning district. Office use is permitted in this zone subject to Federal Way City Code (FWCC) Section 22-826 (vested from 1994) and the August 1994 Concomitant Zoning Agreement (CZA), and is reviewed through the Process III, Project Approval, process. The Federal Way Comprehensive Plan (FWCP) designation for the subject site is Office Park. The subject site is a 9.24-acre partially developed parcel located on the east side of Weyerhaeuser Way South, two lots south of South 320 Street in the City of Federal Way. The developable portion of the site is approximately 127,822 square feet (2.9 acres). The developable portion of the site was graded under a previous development permit from the City of Federal Way. The southern portion of the subject property contains regulated wetlands and wetland buffers, a storm drainage pond and sewer trunk line. The adjacent uses and zones are as follows: North: Office building, zoned OP-1 South: Stormwater treatment and detention facility and wetlands, zoned OP-1 West: Weyerhaeuser Way South and office buildings, zoned OP-1 East: Single-family residences, zoned RS 9.6 2. On April 9, 2008, a Determination of Nonsignificance (DNS) was issued for the proposed action under the State Environmental Policy Act. The appeal period for the DNS expired on May 7, 2008, and no appeals were filed. The April 9, 2008 SEPA Determination is still valid for the current proposal. Findings for Project Approval File No. 14-104725-UP/w. 1 D 68167 Highmark East Campus Office Building Page 1 3. The City of Federal Way previously issued a Process III land use approval for the same office building proposal and same site development proposal for the Highmark East Campus Office building in a July 21, 2008 Process III decision under file no 07-105925 UP. This Process III decision approval was granted extensions by the City of Federal Way on July 7, 2009 (file 09-102383-AD) and on September 14, 2010 (file 10-103547-AD). The 2007 Process III approval decision expired on July 12, 2012, 4. There are several regulated wetlands and wetland buffers on the subject property. The wetland boundaries and wetland buffers on the property were delineated and previously approved by the City in conjunction with previous permit applications to develop the subject property with the Delta Society building in 2001. The wetlands and wetland buffers are depicted on the Boundary Line Adjustment for the subject property, recorded under King County recording number 20010711900005. According to the Mueller Site Plan sheet Al.1 dated revised 2-2-2015, the wetlands on the site comprise 101,984 square feet and the wetland buffers comprise 111,595 square feet of the subject property. 5. The City previously approved a wetland buffer averaging plan and buffer enhancement plan and report for the site in conjunction with the Delta Society development applications for the subject property under city file number 01-101632-CO et al. The approved wetland buffer plans were prepared by Talasaea Consultants, titled Wetland Buffer Enhancement Plan, Weyerhaeuser East Campus — Parcel 2, Federal Way, Washington, 10-21-01; and associated Wetland Buffer Enhancement Report by Talasaea Weyerhaeuser East Campus — Parcel 2, Federal Way, Washington, 12-10-01. The wetland buffer enhancement was implemented in approximately 2002; however, there has been some mortality of the plants in and around Wetland A directly south of the proposed Northlake Building. In 2008, in order to evaluate the condition of Wetland A and the Wetland A buffer, Talasaea Consultants prepared a Wetland Buffer Enhancement Plan for Highmark Office Building, dated June 3, 2008 as part of the 2007 Process III application for the Highmark office building. In summary, the Talasaea plan and report identified the plants that have died in and around Wetland A, and the Talasaea plans and report identify mitigation. As part of the proposal for the 2007 Process III decision, the applicant is required to implement the recommendations, mitigation, planting and monitoring and contingency identified in the Talasaea June 3, 2008 report. The mitigations and recommendations in the June 3, 2008 Talasaea report were never implemented. These wetland buffer findings and analysis are still valid and applicable in this 2015 decision. 6. As part of the 2014 Process III application, the City of Federal Way requested information regarding the on -site wetland and buffers including: an evaluation of the 2001 wetland boundary delineation; a brief discussion of Wetland C and any corresponding wetland buffer relationship to the proposed Highmark development; and a status update of the mitigation, planting and monitoring of the June 3, 2008 Talasaea Wetland Buffer and Enhancement Plan. The applicant provided a response from Talasaea Consultants dated January 8, 2015 addressing these items identified by the City summarized above. The Talasaea Consultants response dated January 8, 2015 adequately addresses the City's November 25, 2014 comments. In summary, the wetland boundaries of the northerly portion of Wetland C have not significantly changed since the 2001 wetland delineation. A condition of approval of this decision is that prior to issuance of a building permit for the Highmark Office Building, the applicant shall provide financial guarantee for implementation of the recommendations, mitigation, planting, and monitoring and contingency identified in the June 3, 2008 Talasaea Report. Prior to issuance of any certificate of occupancy, the Wetland Buffer Enhancement Plan shall be implemented. Findings for Project Approval File No. 14-104725-UP/1)m i o 68167 Highmark East Campus Office Building Page 2 7. The site plan, as proposed, implements a new retaining wall along the wetland buffer edge along the southerly -easterly edge of the buildable portion of the site: The retaining wall is shown along the wetland buffer edge as depicted on the approved boundary line adjustment. There is a fire hydrant located within the wetland buffer area, which is proposed to be removed on the engineering plans. No other improvements or land surface modification with the exception of the wetland buffer enhancement is proposed within the wetland or wetland buffer. 8. The proposed building meets the setback requirements of FWCC Section 22-826 (1994 FWCC), including 50-foot front yard setback and 20-foot side and rear yard setbacks. No maximum lot coverage is established. 9. Drainage components of the project must conform to the 2009 King County Surface Water Design Manual (KCSWDM) and City amendments. The stormwater runoff from the site will be treated and detained in the abutting stormwater facility on the subject property. The stormwater facility (or components thereof) shall be retro-fitted to achieve conformance with the requirements of the Conservation (Level 2) Flow Control standard. 10. Street frontage improvements along the abutting Weyerhaeuser Way South have already been completed. Additional street frontage improvements are not required. 11. The Public Works Traffic Division has determined the 99 new PM peak hour trips generated by the proposed development will not cause Level of Service (LOS) failures to the surrounding transportation system. All intersections impacted by one or more weekday evening peak hour trips from the proposed development would meet city LOS standards with programmed improvements and, as a result, a Capacity Reserve Certificate was issued March 5, 2015. The proposed development is subject to transportation impact fees for each square foot of general office space, which will be calculated based on the fee schedule in effect at the time a completed building permit application is submitted. For estimate purposes, the adopted 2014 fee schedule transportation impact fees are $4.72 per square foot for general office. The project will have one access point onto Weyerhaeuser Way S at the existing driveway it will share with the property to the north. 12. The parking requirement for the proposed use in the OP-1 zone is one stall for every 300 square feet of gross floor area, or 160 parking stal Is for the 47,804 square feet of building area. The site plan shows 167 parking stalls proposed, with a maximum of 25 percent compact stalls, which meets applicable (1994) FWCC standards. 13. Maximum building height for the proposed use in the OP zone is 35 feet. The approved elevations indicate the buildings will be under the maximum allowable building height. The mechanical screening units are within the allowed height exception for such equipment and are appropriately screened. 14. The trash enclosure proposed in the southwesterly portion of the developable building area meets code requirements in that it is screened with a solid enclosure made of materials that match the buildings, and located away from adjacent residential uses. Additionally, landscaping is provided around the enclosure. Findings for Project Approval File No. 14-i 04725-UP/Doc i o.6sie7 Highmark East Campus Office Building Page 3 15. Site and architectural design is consistent with applicable code provisions and the criteria of the CZA. Pursuant to the applicable code, the project must "embody good design principles that will result in high quality development on the subject property." The site and building are not required to meet the requirements of the FWRC community design guidelines; however, the project incorporates good design principles by meeting a number of provisions from current code in the following ways. Site Design: • FWCC Section 22-1634(d)(1) (1994 FWCC) states primary building entrances should be visible from the right-of-way. The entrance to the building is not oriented to the street; however, the entrance is visible from the street when approaching from the north, which is the primary vehicular access. • The entrance to the building is connected to the public sidewalk and to the access driveway and adjacent building to the north by a separate paved route delineated by colored, stamped concrete paving as called for in FWCC Section 22-1634(d)(2) (1994 FWCC). Building Design: The site design provides foundation landscaping of varying widths along the foundation on all sides of the structure [reference FWCC 22-1635(b)(2)] (1994 FWCC). • The building includes a canopy over the entrance [reference .FWCC 22-1635(b)(3)] (1994 FWCC). • The building incorporates a stepped roofline. ■ Glazing, pedestrian lighting, and reveals are utilized to break up blank walls [reference FWCC 22-1635(c)] (1994 FWCC). ■ The building incorporates a combination of fagade modulation, landscape screening, and pedestrian plazas to meet the fagade modulation and screening standards of (1994) FWCC. The proposed site layout and building design embodies good design principles and results in a high quality of development. 16. (1994) FWCC calls for the following perimeter landscape buffers for the site: A. Five feet of Type III landscaping along the south (1994) FWCC Section 22-1566h(3); B. Ten feet of Type III landscaping along the north (adjacent to the access easement) (1994) FWCC Section 22-1566h(1); C. Fifteen feet of Type I landscaping along the east adjacent to the residential zone (1994) FWCC Section 22-1566h(2); and D. Twenty-five feet of Type III landscaping adjacent to the right-of-way, FWCC Section 22-826 (note 3 1994 Code). Landscaping strips meeting the spatial requirements for items A, B, and C above are provided on the site plan. Final review and approval of the planting types and planting densities will occur in conjunction with the building permit. 17. The applicant requested a landscape modification in a May 14, 2008, letter to Jim Harris requesting to: "relocate 2 to 5 feet of the required 20-foot front yard landscaping required by the annexation agreement to another area within the front yard. The relocated landscaping would be provided between the pedestrian walk and the west face of the building." Findings for Project Approval File No. 14-104725-UP/Do.. i D. 68167 Highmark Fast Campus Office Building Page 4 The site is vested to the 1994 zoning code, which requires the first 25 feet (rather than 20 feet as indicated by the applicant) of the required front yard starting from the street to be landscaped and contain a 3-foot-high berm or 3-foot-high dense, sight obscuring vegetation. So actually, as designed, the applicant needs to have the width of the front perimeter landscape area modified from the required 25 feet, to a minimum of 15 feet. The applicant's request for the landscape modification to allow relocating between 2 to 5 feet (actually 7 to 10 feet) of the required front perimeter landscaping to another area within the front yard, is approved for two areas along the front perimeter of the site as follows: A. Along that portion of the front yard of the site adjacent to the building, there is a total of at least 25 feet width landscaping (15 — 18 feet adjacent to front property line plus 8 — 10 feet wide planter area adjacent to the building). This design as proposed meets the modification criteria of (1994) FWCC 22-1570 (b) and 22-1570(d) as the site grade below the adjacent right-of-way is unique and the foundation landscaping provides more visual benefit and site enhancement than would be provided if the landscaping was implemented at the base of a 4 — 6 foot tall retaining wall between the parking area and right-of-way. A total width of 25 feet of landscaping is provided between the front property line and building. B. Along the northerly portion of the 25-foot-wide front yard (approximately 140-foot northern front yard), the site plan implements between 15 to 18 feet of landscaping in the front yard. The width of the landscape area is between 19 and 22 feet wide; however, a portion of the landscape area is consumed by a retaining wall, and therefore that wall portion (width) is not landscaped. Pursuant to (1994) FWCC Section 22-1570, a modification to allow relocation of between 7 and 10 feet of the required landscape width is approved, by relocating this landscape area to the rear (east) property line to implement nearly twice the width of required landscaping between the site and the adjacent residential zone. Pursuant to (1994) FWCC Section 22-1570(d), this modification represents a superior site design with unique circumstances of site grade, and adjacency to a residential zone. The site design will be superior, as the width and separation of the site to the residential zone will be double the minimum width required by the (1994) FWCC, and the relocation of the perimeter landscaping from the front yard to the rear yard wil not result in a reduction of gross perimeter landscape buffer area. C. That portion of the front yard at the southern end of the developed portion of the site (adjacent to the four stand-alone parking stalls) implements the code -required 25-foot landscape strip between the parking area and front property line. Overall, the applicant's request to modify landscaping requirements is consistent with (1994) FWCC Section 22-1570 because it is necessary to comply with unique circumstances and because granting the modification results in a superior result than strict compliance with the requirements of the chapter. 18. Per (1994) FWCC, 3,674 square feet of parking lot landscaping is required (167 parking stalls X 22 square feet per stall), and the landscape plan identifies 3,741 square feet of parking lot landscaping is provided on site. Landscaping islands are located at the end of all parking rows. Trees, shrubs, and groundcover are proposed within landscape islands as required by code. 19. There are no significant trees on the developable portion of the site; therefore, no significant trees will be removed. Findings for Project Approval Highmark East Campus Office Building File No. 14-104725-U1'h.)�c 7 D, 6S 167 Page 5 20. Pedestrian connectivity is shown on the site plan, and will include pedestrian connections to the adjacent building to the north, and to the sidewalk adjacent to Weyerhaeuser Way South. Pedestrian crossings are shown on the site plan with stamped, patterned, colored concrete within the parking and drive aisles. 21. The proposed site plan application, elevations drawings, landscaping plan, and attachments have been determined to be consistent with the FWCP, with all applicable provisions of the applicable FWCC, the CZA, and with the public health, safety, and welfare. Final construction drawings will be reviewed for compliance with specific regulations and other applicable City requirements. This decision shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Prepared by: Jim Harris, Planner Date: March 20, 2015 Findings for Project Approval File No. 14-104725-UPboe 1 D 68167 l-lighmark East Campus Office Building Page 6 November 25, 2014 Bob Fadden via email: Bfadden@lmueller.com Lance Mueller and Associates 130 Lakeside, Suite 250 Seattle, WA 98122 RE: File No. 14-104725-00-UP; PLANNING DIVISION TECHNICAL REVIEW Highmark East Campus Office Building, 3600 South 320`h Street, Federal Way Dear Mr. Fadden: Planning Division staff has completed a technical review of your September 12, 2014, submittal for the Process IIII application for the Highmark East Campus Office Building. The project is being reviewed under the provisions of Federal Way Revised Code (FWRC) 19.65, "Process III Review." The application was deemed complete on October 17, 2014. The City received public comments in response to the Notice of Application from Mel Vandenberg and Andy Wilt. I have previously forwarded to you for your information the City's November 17, 2014, responses to both Mr. Vandenberg and Mr. Wilt. TECHNICAL COMMENTS The following comments provided by staff reviewing your project must be addressed prior to issuance of the Process III site plan decision. Provide an updated wetland report/addendum for the Process III application. The Talasea wetland delineation for the subject property is dated 2001 and the Talasea Wetland Buffer Enhancement Report for Highmark Office Building is dated June 3, 2008. Both of these reports are outdated and older than the commonly accepted standard of five years. We are not requesting a whole new wetland report or mitigation plan, just update/addendum to the previous reports for the subject property. First, the wetland consultant needs to provide a brief evaluation of the wetland delineation for the northerly portion of Wetland A as it is within 100 feet of the proposed Highmark development. This update should evaluate the current boundary (delineation) of wetland A compared to the 2001 wetland delineation for this portion of wetland A, and identify any changes and impacts if applicable. Second, the wetland report update should provide a brief discussion of Wetland C and any corresponding wetland buffer and identify how it relates to the proposed Highmark development proposal. Wetland C is shown on the Boundary Line Adjustment for the site with King County recording no. 20010711900005. Third, the wetland report update must include a status and update on the mitigation, planting, and monitoring of the June 3, 2008, Talasea Wetland Buffer and Enhancement Plan. Mr. Fadden November 25, 2014 Page 2 The wetland consultant should provide any recommendations in the updated report. The City has the ability to send this updated wetland addendum report out to our wetland consultant for review, at the developer's expense, but hopefully that won't be necessary and we can review in house. 2. For the City files, provide two copies of the site plan on a plan sheet that shows the whole subject property. The site plan you previously emailed me labeled sheet ALO would be acceptable. The site plan sheet Al. 1 needs to be modified to address the following comments: a. The site plan sheet ALL submitted with the application has been manipulated so that it does not visually represent the 1 inch to 20 feet scale. Provide a revised sheet AL] with correct scale. b. Sheet Al. I and the landscape plans must show all easements, specifically the sewer trunk line easement and any other easements identified in the title report. The project statistics block on sheet A1.1 needs to be revised with the following information: Identify entire parcel size gross area (approx. 9.24 ac). Identify developable portion area size of subject property. Identify size of wetlands and buffers on subject property. Identify size of drainage pond area on subject property. Include tax parcel number in statistics block. APPLICATION STATUS The review period for the Use Process III application has stopped and the application is on hold until requested items are submitted. When submitting requested information, please provide a written response to each of the above -referenced items, four copies of corrected or updated reports, and six copies of corrected full size plans with the enclosed resubmittal form. Pursuant to FWRC 19.15.050, if an applicant fails to provide additional information to the city within 180 days of being notified that such information is requested, the application shall be deemed void. The FWRC can be reviewed in its entirety at littl2.//wwA,.codel2tiblishing.com/wa/fecleralwgy/. If you have any questions regarding this letter or your development project, please contact me at jiin.harris ( cityoffederalway.com, or 253-835-2652 or other representative listed above as appropriate. Sincerely, Jim Harris Contract Planner enc: Resubmittal Handout c: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Transportation Planning Engineer 14-104725 Doc. I.D- 67356 LANCE MUELLER 6 ASSOCIATES A R C H I T E C T S February 10, 2015 RESUBMI17ED FEB 10 2015 CITY OF FEDERAL WAY CDS Jim Harris via email: Jim.Harris@cityoffederalway.com Contract Planner Department of Community Development City of Federal Way 33325 8th Avenue South Federal Way, WA 98003-6325 RE: File No. 14-104725-00-UP; PLANNING DIVISION TECHNICAL REVIEW Highmark East Campus Office Building, 3600 South 3201h Street, Federal Way Dear Mr. Harris: Attached is the final wetlands report which was submitted to you on January 10, 2015 for your preliminary review and comment. This report has been prepared based on Technical Comments 1 below. At your request we are providing a copy of sheet A1.0 that we have added additional information to. That information includes a vicinity map, a legal description, the location of the sewer easement, and add graphic symbol so wetland areas are easy to identify. We have also rescaled this drawing and included graphic scale. The third comment below requests some additional information which has been added to sheet Al.1 and that has been adjusted so it is to scale. This information is provided in the upper left hand corner under "Project Statistics and noted below". The calculated buffer area is all of the land south of the development area noted on Al.1 except for the pond and the delineated wetlands. TECHNICAL COMMENTS The following comments provided by staff reviewing your project must be addressed prior to issuance of the Process III site plan decision. I . Provide an updated wetland report/addendum for the Process III application. The Talasea wetland delineation for the subject property is dated 2001 and the Talasea Wetland Buffer Enhancement Report for Highmark Office Building is dated June 3, 2008. Both of these reports are outdated and older than the commonly accepted standard of five years. We are not requesting a whole new wetland report or mitigation plan, just update/addendum to the previous reports for the subject property. First, the wetland consultant needs to provide a brief evaluation of the wetland delineation for the northerly portion of Wetland A as it is within 100 feet of the proposed Highmark development. This update should evaluate the current boundary (delineation) of wetland A compared to the 2001 wetland delineation for this portion of wetland A, and identify any changes and impacts if applicable. Second, the wetland report update should provide a brief discussion of Wetland C and any corresponding wetland buffer and identify how it relates to the proposed Highmark development proposal. Wetland C is shown on the Boundary Line Adjustment for the site with King County recording no. 20010711900005. Third, the wetland report update must include a status and update on the mitigation, planting, and monitoring of the June 3, 2008, Talasea Wetland Buffer and Enhancement Plan. 130 Lakeside ■ Suite 250 0 Seattle WA 98122 ■ 205 325-2553 ■ Fax 206 328-0554 Architecture Planning Space Planning Interiors The wetland consultant should provide any recommendations in the updated report. The City has the ability to send this updated wetland addendum report out to our wetland consultant for review, at the developer's expense, but hopefully that won't be necessary and we can review in house. 2. For the City files, provide two copies of the site plan on a plan sheet that shows the whole subject property. The site plan you previously emailed me labeled sheet A1.0 would be acceptable. 3. The site plan sheet Al.1 needs to be modified to address the following comments: a. The site plan sheet Al.1 submitted with the application has been manipulated so that it does not visually represent the 1 inch to 20 feet scale. Provide a revised sheet Al.1 with correct scale. b. Sheet A1.1 and the landscape plans must show all easements, specifically the sewer trunk line easement and any other easements identified in the title report. c. The project statistics block on sheet Al.1 needs to be revised with the following information: Identify entire parcel size gross area (approx. 9.24 ac). Identify developable portion area size of subject property. (127,822 SF) Identify size of wetlands and buffers on subject property. (213,579 SF) Identify size of drainage pond area on subject property. (61,094 SF) Include tax parcel number in statistics block. (15210490520) If you have any questions regarding or need additional information to complete your review please feel free the email me at bfadden@lmueller.com or call me at 206-325-2553 ex 108. Sincerely, ene: Wetland Report Letter Drawings A1.0, Al.1, A1.2 dated 2-6-2015 130 Lakeside • Suite 250 e Seattle. WA 98122 206 325-2553 • Fax 206 328-0554 Architecture Planning Space Planning Interiors r1 ° TALASALA RESUBMITTED CONSULTANTS, INC. FEB 10 2015 8 January 2015 CITY OF FEDERAL WAY CDS TAL-303C Mr. Jim Harris Contract Planner City of Federal Way 33325 8th Avenue South Federal Way, Washington 98003-6325 REFERENCE: Highmark East Campus Office Building, Federal Way, Washington (File Number 14-104725-00-UP) SUBJECT: Response to Planning Division Technical Review Dear Jim: On behalf of Mr. Michael Kerby of HMI, we are providing responses to Item 1 of your Technical Review letter, addressed to Mr. Bob Fadden of Lance Mueller and Associates dated 25 November 2014, for the Highmark East Campus Office Building. The project is located at 3600 South 320th Street in Federal Way, Washington. Your letter contained comments provided by you on issues that we must address prior to the issuance of the Process III site plan decision. The comments are provided in a number bullet format, but contains considerable language in support of the specific information being requested. We usually respond to requests for additional information by providing the text of the request verbatim. In this case, we are taking the liberty of summarizing the requested information in a number bullet format. The context of our number bullet list will essentially conform to that of your 25 November 2014 letter. The City of Federal Way information request will be in plain text. Our response will immediately follow in italic text. 1. Evaluation of the wetland delineation for the northerly portion of Wetland A as it is within 100 feet of the proposed Highmark development (comparison of existing conditions to the 2001 wetland boundary). We uploaded the surveyed delineation of Wetland A into a TopCon GMS-2 mapping grade GIS receiver so that we could "reverse locate" the original boundaries of the wetland as established in 2001. We found that Wetland A is located within a topographic low area that constrains the size of the wetland (Photo 1). We found no significant difference between the 2001 wetland boundary and the post -construction boundary of Wetland A (after the stormwater pond was constructed, which allowed filling the southern end of Wetland A) as it exists today. The wetland sits in a depression between the berm for the stormwater pond and a slope on the development site. Resource & Environmental Planning 15020 Bear Creek Road Northeast • Woodinville, Washington 98077 6 Bus: (425)861-7550 Fax: (425)861-7549 Mr. Jim Harris 8 January 2015 Page 2 of 4 Photo 1. Wetland A sits in a depression between the stormwater pona perm and the development site. 2. Provide a brief discussion of Wetland C and any corresponding wetland buffer and identify how it relates to the proposed Highmark development proposal. Wetland C was also delineated in 2001, at which time an extension of a sewer trunk line was proposed to be installed in the adjacent buffer, as well as the construction of the northern building and the stormwater detention pond on the site. The building pad for the southern building, as well as utility connections, were also installed at that time. In 2001, the property was owned and permitted by Quadrant Corporation. The permit allowed the buffer for Wetland C to be averaged (73-foot average buffer) and all temporary construction impacts were to be restored and the undisturbed buffer areas were to be enhanced. Required performance monitoring was conducted by the City of Federal Way contract biologist (ESA Adolfson), who determined that the buffer restorationlenhancements achieved the required performance standards within the 5- year timeframe. In December 2014, we also re-evaluated Wetland C and its buffer. Wetland C is located in a dense conifer forest and its boundary is also defined by topographic lows. We did not find any noticeable change to its boundary. We also re-evaluated the buffer adjacent to Wetland C. Bufferplantings from 2001 appear to follow the general alignment of the sanitary sewer line easement and the post -construction slope for the building pads on the development site (Photo 2). Installed conifer trees are approaching 30-feet in height and shrub massing's consisting of snowberry and rose sp. are interspersed throughout the buffer with massing's upwards of 200 square feet (so in size (Photo 3). TALASAEA CONSULTANTS, INC. -- Resource & Environmental Planning 15020 Bear Creek Road Northeast • Woodinville, Washington 98077 9 Bus: (425)861-7550 Fax: (425)861-7549 Mr. Jim Harris 8 January 2015 Page 3 of 4 Photo 2. Wetland C buffer installed planting adjacent to the soutnern ounainy pad. Photo 3. Wetland C buffer conifers and shrub massing-s. TALASAEA CONSULTANTS, INC. -- Resource & Environmental Planning 15020 Bear Creek Road Northeast • Woodinville, Washington 98077 • Bus: (425)861-7550 Fax: (425)861-7549 Mr. Jim Harris 8 January 2015 Page 4 of 4 3. Status and update on the mitigation, planting, and monitoring of the June 3 2008 Talasaea Wetland Buffer and Enhancement Plan The mitigation plan we prepared in 2008 was never implemented. Our client chose to wait on finalizing the development plans for the site due to economic reasons, so permits were never obtained. In December 2014, we also reviewed the current state of the buffer for Wetland A. The status of the previously installed buffer plants from 2001 is the same as described in the 2008 report. Conifer trees and massing shrubs that were still alive in 2008 are still alive today. They have all grown taller and spread out even more in the last 6 years (Photo 4). Photo 4. Wetland A buffer plantings of conifers and shrubs (ex. cottonwooas) aalacent to the southern building pad. The southern and eastern portions of the buffer are infested with Himalayan blackberry, as described in the 2008 report. The 2008 report recommendations for buffer enhancement still apply today and will be implemented as part of the current development plans. We trust that this information sufficiently answers the Technical Comments provided in your 25 November 2014 Technical Review letter. Should you have any questions or require more information, please contact me at (425) 861-7550. Sincerely, TALASAEA CONSULTANTS INC. Ann M. Olsen, PLA Senior Project Manager cc: Mr. Bob Fadden, Lance Mueller and Associates Mr. Michael Kerby, HMI TALASAEA CONSULTANTS, INC. -- Resource & Environmental Planning 15020 Bear Creek Road Northeast • Woodinville, Washington 98077 • Bus: (425)861-7550 Fax: (425)861-7549 s i� VICINITY MAP N.T.S. E) #14 SEP 12 2014 0-(-- OF FEDERAL WAY CDS PUBLIC WORKS DEPARTMENT C17Y OF 33325 8`hAvenue South Federal Way Federal Way Fax 98835-6325 2709 �• 253-835-2700; Fax 253-835-2709 �vww.c' ofi'ed wa .rom CAFACITY RESERVE CERTIFICATE (CRC This CONCURRENCY DETERMINATION is made this 5"' day of March 2015, by the City of Federal Way (COFW), a political subdivision of the State of Washington (hereinafter called the "City"). WHEREAS, the developer intends to develop the property described as L h Mark East Cam us Building reviewed under City file CN Number(s) I4-I05252-00-CN (hereinafter called the "development"); and WHEREAS, RCW 36.70A requires that the City adopt and enforce ordinances which prohibit development approval if the development causes the level of service on a transportation facility to decline below the standards adopted in the comprehensive plan, unless transportation improvements or strategies to accommodate the impacts of the development are made concurrent with the development; and WHEREAS, the City adopted its comprehensive plan in November 1995; and WHEREAS, Chapter 19 of the COFW Revised Code was amended by the creation of Chapter 19.90 Division III on June 10, 2006 by Ordinance 06-525 effective January 1, 2007; and NOW, THEREFORE, a concurrency certificate is issued for the development of 46,50 S . Ft. Of rCe Brrildir, based on the facts and conditions set forth herein. Development Parameters This CONCURRENCY DETERMINATION is based on the following development: Development type: General Office Building Development size: 46,500 Square Foot Office Building Property address: 3600 S 320 St Federal Way, WA 98001 Parcel No. (s): 152104-9052 Number of New PM Peak Hour Vehicles Trips Generated: 99 Validity of Concurrency Determination This CAPACITY RESERVE CERTIFICATE is valid only for the specific development approval consistent with the development parameters and the City file number contained within this certificate. If the development is changed, expired, cancelled or withdrawn, it will be subjected to reevaluation for concurrency purposes. Terms of the Capacity Reserve Certificate This CAPACITY RESERVE CERTIFICATE is valid until the underlying development permit expires, is withdrawn or cancelled, whichever occurs first. Approved By:xc 3 Date:S M.�r Printed Name: Richard A. Perez. RE Title: City Traffic En2inecr CITY OF Nk,., Federal Way APPLICATION (NO(S): Project Name Property Address/Location Parcel Number(s) Project Description TRAFFIC CONCURRENCY LOS SUMMARY 14-105252-00-CN Hiqh Mark East Campus Office Bid 152104-9052 46,500 SF Office Building Public Works Department 33325 Sfh Avenue South Fodrral Way WA 98003-6325 253.835-2700;Fax 253-&35-2609 www:cityo ff'ederalway.com Date: December 17, 2014 Based on the traffic distribution, intersections impacted by at leasi one or more evening peak hour trips were analyzed for meeting concurrency LOS standards (v/c less than 1.0 with LOS E) consistent with the City of Federal Way Transportation Concurrency Management code as described in FWRC 19.90. Table 1 below shows a summary of the LOS analysis for'the study intersections with VIC ratio above 0.70 at the anticipated build -out year. Where a performance measure does not apply to the entire intersection, the table shows the measure for the worst movement of the intersection. For all other study intersections and detailed LOS calculation, please contact the Public Works Traffic Division. Note: Anv changes to Ov develn Invent project that rec ❑it-c adclitiwral review will be billed on an houriv bitsis. Table 1: Concurrency Level of Service (LOS) Intersection 2019 Background LOS 2019 With -Project 1 LOS Conditions Standard Conditions 'Standard ID 'North -South Street East=West Street LOS i VIC Met? LOS VIC I Met? 1651 ,Pacific Hwy S - »� 5 Dash Point Rd C t 0.71 h C 0.71 ��-•1 2545 t 8 Av S ~- S 312 St _ » B 0.84.� 1 - B^ 0.84 ..._ ... _ r_......_..r C� 0.9 C 0.9 5 - 25468 Av S S 312 St .a.._� ..-....�---_... .. S ...__ ._.. -- 2550 Pacific Hwy S 312 St..D 0.71 _ _ _ ...W�__µ. 2750 'Pacific HwS- S 316 St _ C w 0�73 _ 1' C _0.73 3028 -�21 Av SW SW 320 St W... D _ 0.78 t 1 D 0.78 3040 .11 Av S _ S 320 St C 0.74 -7 C I 0'74 -__s •� } _- 3046 i 8 Av S S 320 St B 4 0.82 - f. B 0.82 1 3048 - ' 11 PI S 's S 320 St _ D -- 0.95 ��..� - -^_ D ...... L _ 0.97 a' 3050 Yacific_Hwx Sr �IS_320 St - E = 0.9 t Y - E j 0.9 !:_ ..�' - 3052 20 Av S� _ j S 320 St C_» 0.8--ri�-, •�_ _ C�_�t Y• 3055 i23 Av S _ iS 320 St_ E� a 0.98 Y _ _ _ 3056 'Gateway Blvd S IS 320 St�B t 0.77 -tFFY • B •y� 0.78__ 3057 I-5 SB Ramhw� S 320 St •_ w �C 0.8 _ s 1' .. C •_� 0.8 t .. ti __ 3061 0.72 Wexerhaeuser Wy. S S 320 St _ -.�------ C _ 0.78 Y C� l 0.78 1' 3640 S1V 330 St _•�_ ..�S .�__..._._ ......Y -. 3858 Wha:a WS 33 0.76 y »0 4028 21 Av SW ISW Campus Dr _ D '-- --0.85 lam• 0.85 1 4050 s:Pacific Hw SlS 336 St _. D _ _0.97 1'»•» .._..X.._ .�..»......, D 0.97 _s.... N 4132 FSW Campus Ur _ - 10 Av SW_---_-..».� D 0.76� ? 4 - - D 0.76 lam. .- ..........__ rye' 4218 ;Ht Rd S_W_»• • ;S_W_340 St C__ t _ 0.71 1'M C _ i_ _0.71 .4250 ; Pa_cific Hw S S 340 St �E _ _ 0.8 __ E » 0.8 .4560 ;Weyerhaeuser W +�S FSR18 EB Ramps�� » W C�0.75 �7.... C s 0.76 484U 1 Av S __»^ _ 'S 348 St • C� 0.82 y- - ». C Z 0.82 4846 19 Av S S 348 St B 0.82 _ 1t .. B » - 4345 Pacific Hw S .S 348 St_ D0.96 1r D f_ 0.96_ Y 5228 :2L Av SW _ �SW 356 St _ �_D_ �0_.81 S' _-_D --� 0.81 5240 I Av S S 356 SL - C� 0 73 7 --�-----_- .�.�_..�.._._..�:�......� ,. - --- •••�--' •-- �--t---._-••--_. --- --it-•y, 5246 Pacific Ii� rS 356 StW -�W _ D�--� 0.74� } - - D W 0.76 .._._ _,6346 Pacific Hwy S _11S 373 St All intersections met the City of Federal Way LOS standards: 1 '• `', L:\DEPT\PW\TRA\Concurrency\14105252_High Mark Office\Traffic Concurrency LOS Summary - 112 kCITY of Federal Way November 25, 2014 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Bob Fadden via email: Bfadden@lmueller.com Lance Mueller and Associates 130 Lakeside, Suite 250 Seattle, WA 98122 RE: File No.14-104725-00-UP; PLANNING DIVISION TECHNICAL REVIEW Highmark East Campus Office Building, 3600 South 320`h Street, Federal Way Dear Mr. Fadden: Planning Division staff has completed a technical review of your September 12, 2014, submittal for the Process IIII application for the Highmark East Campus Office Building. The project is being reviewed under the provisions of Federal Way Revised Code (FWRC) 19.65, "Process III Review." The application was deemed complete on October 17, 2014. The City received public comments in response to the Notice of Application from Mel Vandenberg and Andy Wilt. I have previously forwarded to you for your information the City's November 17, 2014, responses to both Mr. Vandenberg and Mr. Wilt. TECHNICAL COMMENTS The following comments provided by staff reviewing your project must be addressed prior to issuance of the Process III site plan decision. I . Provide an updated wetland report/addendum for the Process III application. The Talasea wetland delineation for the subject property is dated 2001 and the Talasea Wetland Buffer Enhancement Report for Highmark Office Building is dated June 3, 2008. Both of these reports are outdated and older than the commonly accepted standard of five years. We are not requesting a whole new wetland report or mitigation plan, just update/addendum to the previous reports for the subject property. First, the wetland consultant needs to provide a brief evaluation of the wetland delineation for the northerly portion of Wetland A as it is within 100 feet of the proposed Highmark development. This update should evaluate the current boundary (delineation) of wetland A compared to the 2001 wetland delineation for this portion of wetland A, and identify any changes and impacts if applicable. Second, the wetland report update should provide a brief discussion of Wetland C and any corresponding wetland buffer and identify how it relates to the proposed Highmark development proposal. Wetland C is shown on the Boundary Line Adjustment for the site with King County recording no. 20010711900005. Third, the wetland report update must include a status and update on the mitigation, planting, and monitoring of the June 3, 2008, Talasea Wetland Buffer and Enhancement Plan. Mr. Fadden November 25, 2014 Page 2 The wetland consultant should provide any recommendations in the updated report. The City has the ability to send this updated wetland addendum report out to our wetland consultant for review, at the developer's expense, but hopefully that won't be necessary and we can review in house. 2. For the City files, provide two copies of the site plan on a plan sheet that shows the whole subject property. The site plan you previously emailed me labeled sheet Al.0 would be acceptable. The site plan sheet A1.1 needs to be modified to address the following comments: a. , The site plan sheet Al.1 submitted with the application has been manipulated so that it does not visually represent the 1 inch to 20 feet scale. Provide a revised sheet Al.I with correct scale. b. Sheet A1.1 and the landscape plans must show all easements, specifically the sewer trunk line easement and any other easements identified in the title report. c. The project statistics block on sheet A1.1 needs to be revised with the following information: Identify entire parcel size gross area (approx. 9.24 ac). Identify developable portion area size of subject property. Identify size of wetlands and buffers on subject property. Identify size of drainage pond area on subject property. Include tax parcel number in statistics block. APPLICATION STATUS The review period for the Use Process III application has stopped and the application is on hold until requested items are submitted. When submitting requested information, please provide a written response to each of the above -referenced items, four copies of corrected or updated reports, and six copies of corrected full size plans with the enclosed resubmittal form. Pursuant to FWRC 19.15.050, if an applicant fails to provide additional information to the city within 180 days of being notified that such information is requested, the application shall be deemed void. The FWRC can be reviewed in its entirety at http://www.codepublishing.conVwa/federatwU/. If you have any questions regarding this letter or your development project, please contact me at 'im.harris ci offederalwa .cam, or 253-835-2652 or other representative listed above as appropriate. Sincerely, r Jim Harris Contract Planner enc: Resubmittal Handout c: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Transportation Planning Engineer 14-104725 Doc. LD. 67356 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: September 16, 2014 TO: Will Appleton, Interim Deputy Public Works Director Rick Perez, Traffic Division Manager Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue Lindsey Tiroux, Public Safety Officer FROM: Jim Harris FOR DRC MTG. ON: September 25, 2014 Internal Completeness Review applicant FILE NUMBER(s): 14-104725-00-UP RELATED FILE NOS.: Lots of them see previous UP3 approval under file 07- 105925 and SEPA 07-105926-SE PROJECT NAME: HIGHMARK EAST CAMPUS OFFICE BUILDING PROJECT ADDRESS: 322XX Weyerhaeuser Way South ZONING DISTRICT: OP-1 PROJECT DESCRIPTION: Proposal to construct 46,000 square foot, 2-story office building with associated site improvements. LAND USE PERMITS: Process III site plan review, SEPA from 2007 will likely be used for SEPA compliance PROJECT CONTACT: LANCE MUELLER & ASSOCIATES - BOB FADDEN 130 LAKESIDE Suite 250 Seattle, WA 98122 MATERIALS SUBMITTED: Site Plan and Landscape plan set, w/ preliminary elevations Engineering Plan set preliminary TIR Geotech Report Photo Key set Vicinity Map DNS and Checklist 2007 Project narrative Design Modification Request 2/11/08 Sewer Availability Certificate Water Availability Certificate Title Report CITY OF t. Federal Way November 17, 2014 F I L CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Mel Vandenberg Via email mevandenberg@q.com 1621 Amherst Drive Ames, Iowa 50014 RE: File 14-104725-00-UP; HIGHMARK OFFICE BUILDING 32200 Block Weyerhaeuser Way South, Federal Way, WA Dear Mr. Vandenberg: Thank you for your comments on the Notice of Application for the proposed Highmark Office Building. The site plan for this building was previously approved by the City of Federal Way on July 21, 2008; however, the Highmark Building was never constructed, and the Process III site plan approval has expired. Therefore, the applicant has submitted a new Process III site plan review application for the same site plan layout and building that was approved in the 2008 Process III site plan decision. The Highmark Office Building site fronts on Weyerhaeuser Way South and is zoned OP-1. OP-1 is an office park zoning district. I have enclosed a hard copy of the proposed Highmark Building site plan, and emailed you a copy as well. The Highmark Building is proposed on the northerly portion of the subject property, and the southerly portion of the subject property has an existing storm drainage pond, sanitary sewer trunk line, and wetlands and wetland buffers. Your three residential properties are all located east of the Highmark site. As you can see on the enclosed site plans, the proposed Highmark building footprint is approximately 120 feet away from the closest point of your most northerly property. The approximately 120 feet between your property and Highmark is vegetated with trees and undergrowth which provides a vegetated buffer. Many of the development standards for the Highmark site such as building setbacks,_ building height, landscape standards etc., are governed and vested to the 1994 Federal Way Code, as specified in the August 1994 Concomitant Zoning Agreement. An office building is a permitted use in the OP-1 zoning district via a Process III site plan review. Process III review is an administrative site plan review process, with an administrative decision on the site plan, issued by the Director of Community Development. Pursuant to Federal Way Revised Code (FWRC) 22-826, the OP-1 district requires a minimum building setback of 20 feet from the rear (easterly) property line. The proposed Highmark Building is proposed approximately 110 feet from the east property line at the nearest point, which complies with the minimum setback requirement. FWRC 22-826 allows an outright permitted building height up to 35 for the Highmark site. The proposed two-story building is proposed to be approximately 32 feet above average building elevation, which complies with the height standard. Mr. Vandenberg November 17, 2014 Page 2 The OP-1 district also requires a landscape buffer along the east property line consisting of a minimum width of 15 feet of Type I solid screen landscaping, per FWRC 22-1566(h)(2). The portion of the Highmark site directly east of the Highmark building is currently vegetated with trees and undergrowth which exceeds the minimum width of 15 feet of landscaping. Therefore, I do not anticipate any additional planting along the east property line, east of the proposed building. However, adjacent to the east side of the parking lot, the applicant is proposing to install a minimum width of 15 feet of Type I landscaping. The existing and proposed landscaping will exceed the minimum code requirements. Hopefully this response addresses your concerns regarding the Highmark Office Building proposal. As a party of record, you will be provided a written copy of the Process III decision when it is issued by the City. If you have any further questions or would like to further discuss this proposal, the best way to reach me is by email atjim.harris@cityoffederalway.com. Sincerely, 2Harris Contract Planner enc; Site plans c: Bob Fadden, Lance Mueller & Associates, 130 Lakeside, Suite 250, Seattle, WA 98122 14-104725 Doc. I.D. 67229 l(-(- Io11-1 D S - 0 Mel Vanden Berg 1621 Amherst Drive Ames, Iowa 50014 515 292 5393 mcvandenberg@q.com October 21, 2014 Jim Harris Contract Planner City of Federal Way 33325 8th Ave. South Federal Way, WA 98003 RECEIVED BY COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT OCT 28 2014 Reference: Notice of Master Land Use Application, Project Name: Highmark EAST Campus Office Building Dear Jim Harris: I am the owner of the majority of property immediate East and adjacent to the land being considered for construction of a 2 story office building. I have built 3 homes on my property and still own the one I built last. My plans are to return to this home now that I am retired. I have grave concerns of having a 2 story office building along the majority of the east line of my property, which would lessen the value of the property for its' approved zoning which is residential homes. The stark appearance of a 2 story office windows peering into the yards, and, windows of residential homes inevitably devaluates those properties affected. I am therefore strongly opposing your acceptance of the application and intend to persistently challenge any further consideration you might make regarding its approval. Sincerely, Mel Vanden Berg 1 Jim Harris From: Andy Wilt <andywilt22@gmail.com> Sent: Monday, November 03, 2014 8:18 AM To: Jim Harris Subject: Highmark East Campus Office Building - Public Comments I received a notice of Master Land Use Application. I have not had the opportunity to review any of the project files and documents, but I have concerns regarding exterior lighting. Please have all exterior lighting fully shielded. No light trespass (light pollution) should be allowed to affect the neighboring residential properties. Sincerely, Andrew Wilt Mobile. 707-478-5524 CITY OF � Federal Way FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www cltyoffederalway. com Bob Fadden October 16, 2014 Lance Mueller and Associates 130 Lakeside, Suite 250 Seattle, WA 98122 RE: File No. 14-104725-00-UP; NOTICE OF COMPLETE APPLICATION Highmark East Campus Office Building, 3600 South 320`h Street, Federal Way Dear Mr. Fadden: The Department of Community Development has conducted a cursory review of information you submitted to the City on September 12, 2014, and additional information submitted on October 9, 2014, in order to determine if the Process III application is complete for the proposed Highmark East Campus Office Building. The project is being reviewed under the provisions of Federal Way Revised Code (F)AIRC) 19.65, "Process III Review." Pursuant to Federal Way Revised Code (FWRC) 19.15.045, if the use process III application was found incomplete and an applicant submits additional information, the city shall notify the applicant in writing within 14 days, the date the application is deemed complete or whether further additional information is necessary. COMPLETE APPLICATION Please consider this correspondence as a Letter of Complete Application. The application is deemed complete as of October 14, 2014, based on a review of your submittal relative to those requirements as set out in FWRC 19.15.040. The two items noted on the October 2, 2014, Notice of Incomplete Application letter were submitted to the City on October 9, 2014. The submittal requirements are not intended to determine if an application conforms to the City of Federal Way codes; they are used only to determine if all required materials have been submitted. A technical review of the Process III application will now begin. You can expect a combined technical review letter for the Process III application in approximately two to four weeks of this letter. The Director of Community Development will issue a decision on the application within 120 days of this letter. Please be advised that any period in which the city requests additional information or correction to plans is not included in the 120-day "review clock." Having met the submittal requirements, a Notice of Application will be published in the Federal Way Mirror, posted on site, and posted on the City's official notice boards on October 17, 2014. CLOSING If you have any questions regarding this letter or your development project, please feel free to contact me at 253- 835-2652 or jim.harris@cityoffederalway.com. Sincerely, ail,v�d�s Contract Planner c: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Transportation Planning Engineer Doc I.D. 66985 A�kCITY OF Federal Way October 2, 2014 Bob Fadden Lance Mueller and Associates 130 Lakeside, Suite 250 Seattle, WA 98122 FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com RE: File No. 14-104725-00-UP; NOTICE OF INCOMPLETE APPLICATION Highmark East Campus Office Building, 3600 South 320th Street, Federal Way Dear Mr. Fadden: The Department of Community Development has conducted a cursory review of information you submitted to the City on September 12, 2014, in order to determine if the Process III application is complete for the proposed Highmark East Campus Office Building. The project is being reviewed under the provisions of Federal Way Revised Code (FWRC) 19.65, "Process III Review." INCOMPLETE APPLICATION During the course of the city's review, the following items were found to be missing or incomplete. In order for your application to be considered complete and ready for processing, the items below must be provided. • Transportation Concurrency application. The concurrency permit application and application fee of $3,374.50 must be submitted. Please see enclosed concurrency application. Also, this project is subject to the Transportation Impact Fee (TIF) which will be assessed at building permit submittal. For estimate purposes, the current adopted TIF fee for this project is around $231,100. • The application materials included the required one set of mailing envelopes and a corresponding 300-foot parcel map. However, a corresponding list of the property owners and addresses within 300 feet, with their parcel numbers, was not provided. Please provide the list of property owners and parcels within 300 feet of the subject property, which corresponds with the 300-foot mailing envelopes provided. PRELIMINARY TECHNICAL COMMENTS Since the application is incomplete, a full technical review of the proposal has not been conducted. However, during a brief and cursory initial review of the application I noted the following technical issue that needs to be addressed in order to expedite the review process. Provide a status report/monitoring report identifying the condition of the on -site wetland buffer. Additional comments from city staff may result from a complete technical review of the project. Mr. Fadden October 2, 2014 Page 2 Any resubmittals for this application must be accompanied with a green resubmittal form. After receipt of the requested uiformation noted in the incomplete application section of this letter, the department will notify you within 14 days whether your application is considered complete or what, if any, information is still needed. The review clock for processing your formal application will not begin until all items are submitted. Please contact me at j Lim.harris@cityoffederalway.com if you have any questions. I look forward to working with you on this project. Sincerely, T arris Contract Planner enc: Resubmittal Form Concurrency Application c: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Transportation Planning Engineer 14-104725 Doc, I.D. 66859 31919 1 n Ave S, Si RECEIVED BY COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT NOV 07 Z014- 1253.925.5750 (f) Affidavit of Publication Rudi Alcott, being first duly sworn on oath, deposes and says that he is the Publisher of The Federal Way Mirror, a weekly newspaper. That said newspaper is published in the English language continually as a weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained by the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by City of Federal Way- Community Development as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive weeks(s), commencing on the 17th day of October 2014 , and ending on the 17th day of October 2014 , both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of 92.29, which amount has been paid in full, or billed'at the legal rate according to RCW 65.16.020. Subscribed to and sworn before me this 6th day of November 2014. Notary Public in and for the State of Washington, Residing at Buckley 11111�1� _710'/LS'UV l A AA10 �•`ia�F �ssEonr`�xp, rp ► . � r � i ` NOTARY ' Z PUBLIC ��<<flllll11�1 M Federal Way NOTICE OF MASTER LAND USE APPLICATION Project Name: Highmark East Campus Office Building Project Description: Proposed construction of a 47,500 square -foot, two-story office building with associated site improvements including stormwa- terfacilities, parking, and landscaping. Applicant: Bob Fadden, Lance Mueller & Asso- ciates Project Location: 32100 Block of Weyerhaeuser Way South (east side of Weyerhaeuser Way S.), Federal Way, WA Date Application Received: September 12, 2014 Date Determined Complete: October 14, 2014 Date of Notice of Application: October 17, 2014 Comment Due Date: November 3, 2014 Permits Under Review: Use Process III (File 14- 104725-UP) and Transportation Concurrency (File 14.105252-CN) Existing Environmental Documents: SEPA Determi- nation of Nonsignificance (April 9, 2008) Required Studies: Stormwater Technical Informa- tion Report Development Regulations Used for Project Nitiga- licn: Federal Way Revised Code: Title 14, "Environmental Policy," Title 16 "Surface Water Management," and Title 19 "Zoning and Develop- ment Code." Public Comment & Appeals: Any person may sub- mit written comments'regarding the application to the Oirector of Community Development by 5:00 p.m. on November 3, 2014.Only persons who sub- mit written comments to the director (address be- low) or specifically request a copy of the decision, may appeal the decision. Details of appeal proce- dures for the requested land use decision will be included with the written decision. Availability of File: The official project file and envi- ronmental documents are available for public re- view during normal business hours at the Depart- ment of Community Development (33325 8th Avenue Sculh, Federal Way. WA 98003). City Staff Contact: Jim Harris — Contract Planner: jim.harris@cityoffederalway.com, or253-835-2652 Published in'the Federal Way Mirror October 17, 2014. FWM 2179 Ai� CIT Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8fh Avenue South Federal Way WA 98003-6325 253-835-7000; Fax 253-835-2609 www.Qttyoffederalwov.com DECLARATION OF DISTRIBUTION I, KalOn Thomas laws of the State of Washington, that a: ■ Notice of Land Use Application/Action _ hereby declare, under penalty of perjury of the ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ❑ e-mailed and/or ■ posted to or at each of the attached addresses on October 17 2014. Project Name Hi hmark East Campus Office Building File Number(s) 14-104725-00-UP & 14-1 Signature Date Posting Sites: Federal Way City Hall - 33325 8th Avenue Federal Way Regional Library - 34200 1 st Way South Federal Way 320th Branch Library - 848 South 320th Street Subject Site - 32100 Block of Weyerhaeuser Way South (east side of Weyerhaeuser Way S.) CITY OF A�k Federal Way NOTICE OF MASTER LAND USE APPLICATION Project Name: Highmark East Campus Office Building Project Description: Proposed construction of a 47,500 square -foot, two-story office building with associated site improvements including stormwater facilities, parking, and landscaping. Applicant: Bob Fadden, Lance Mueller & Associates Project Location: 32100 Block of Weyerhaeuser Way South (east side of Weyerhaeuser Way S.), Federal Way, WA Date Application Received: September 12, 2014 Date Determined Complete: October 14, 2014 Date of Notice of Application: October 17, 2014 Comment Due Date: November 3, 2014 Permits Under Review: Use Process III (File 14- 104725-UP); and Transportation Concurrency (File 14-105252-CN) l oE9 �LJ Suhjcce Siic � � U f. a _s Q L+ Existing Environmental Documents: SEPA Determination of Nonsignificance (April 9, 2008) Required Studies: Stormwater Technical Information Report Development Regulations Used for Project Mitigation: Federal Way Revised Code: Title 14, "Environmental Policy," Title 16 "Surface Water Management," and Title 19 "Zoning and Development Code." Public Comment & Appeals: Any person may submit written comments regarding the application to the Director of Community Development by 5:00 p.m. on November 3, 2014. Only persons who submit written comments to the director (address below) or specifically request a copy of the decision, may appeal the decision. Details of appeal procedures for the requested land use decision will be included with the written decision. Availability of File: The official project file and environmental documents are available for public review during normal business hours at the Department of Community Development (33325 8`h Avenue South, Federal Way, WA 98003). City Staff Contact: Jim Harris —Contract Planner; 'un.harris ci offederalwa .com, or 253-835-2652 Published in the Federal Way Mirror October 17, 2014. Doc. LD. 67028 CIT Federal Way DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www.cit offederaiwa .cam DECLARATION OF DISTRIBUTION I, hereby declare, under penalty of perjury of the laws of the State of Washington, that a: 10 Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed Ke-mailed and/or ❑ posted to or at each of the attached addresses on (} c �..�[�, 2014. Project Name File Number(s) ) q - )b`I C7�Signature Date K.\CD Administration Res\Declaration of Distribution.doc/Last printed 1 /22/2014 2:40:00 PM Tamara Fix From: Jennifer Anderson <jnderson@fedwaymirror.com> Sent: Thursday, October 16, 2014 9:13 AM To: Tamara Fix Subject: Re: Legal Notice - Highmark East Got it, thanks! Jennifer Anderson Advertising Sales Consultant Office: 253-925-5565, Ext 3056 Internal: 02-3056 Fax: 253-925-5750 31919 1st Ave S, Ste 101, Federal Way, WA 98003 J ._ Sound Publishing, Inc. Map Print Rates Online Rates Media Kit Sound Info On Thu, Oct 16, 2014 at 8:09 AM, Tamara Fix Cfamara.Fix _ cityoffederalway.com> wrote: Please publish the following legal notice (Highmark NOA, 14-104725) in Friday's (Oct. 17, 2014) issue. Please confirm and issue an affidavit of publication. Thank you. CITY or- -N. Federal 'Way I NOTICE OF MASTER LAND USE APPLICATION Project Name: Highmark East Campus Office Building Project Description: Proposed construction of a 47,500 square -foot, two-story office building with associated site improvements including stormwater facilities, parking, and landscaping. Applicant: Bob Fadden, Lance Mueller & Associates Project Location: 32100 Block of Weyerhaeuser Way South (east side of Weyerhaeuser Way S.), Federal Way, WA Date Application Received: September 12, 2014 Date Determined Complete: October 14, 2014 Date of Notice of Application: October 17, 2014 Comment Due Date: November 3, 2014 Permits Under Review: Use Process III (File 14-104725-UP) and Transportation Concurrency (File 14- 105252-CN) Existing Environmental Documents: SEPA Determination of Nonsignificance (April 9, 2008) Required Studies: Stormwater Technical Information Report Development Regulations Used for Project Mitigation: Federal Way Revised Code: Title 14, "Environmental Policy," Title 16 "Surface Water Management," and Title 19 "Zoning and Development Code." Public Comment & Appeals: Any person may submit written comments regarding the application to the Director of Community Development by 5:00 p.m. on November 3, 2014. Only persons who submit written comments to the director (address below) or specifically request a copy of the decision, may appeal the decision. Details of appeal procedures for the requested land use decision will be included with the written decision. Availability of File: The official project file and environmental documents are available for public review during normal business hours at the Department of Community Development (33325 8th Avenue South, Federal Way, WA 98003). City Staff Contact: Jim Harris — Contract Planner; jim.harrisnae cityoffederalway.co`m, or 253-835-2652 Published in the Federal Way Mirror October 17, 2014. 4k o. Fed'0'::tSP eral Way DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www.citvoffederalway.com DECLARATION OF DISTRIBUTION 1, hereby declare, under penalty of perjury of the laws of the State of Washington, that a: Notice of Land Use Application/Action ❑ Notice of Determination of Significame (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was -mailed ❑ faxed ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on 2014. 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'� _� j� CITY OF Ak Federal Way NOTICE OF MASTER LAND USE APPLICATION Project Name: Highmark East Campus Office Building Project Description: Proposed construction of a 47,500 square -foot, two-story office building with associated site improvements including stormwater facilities, parking, and landscaping. Applicant: Bob Fadden, Lance Mueller & Associates Project Location: 32100 Block of Weyerhaeuser Way South (east side of Weyerhaeuser Way S.), Federal Way, WA Date Application Received: September 12, 2014 Date Determined Complete: October 14, 2014 Date of Notice of Application: October 17, 2014 Comment Due Date: November 3, 2014 Permits Under Review: Use Process III (File 14- 104725-UP); and Transportation Concurrency (File 14-105252-CN) 1 4 sim�sl--•i�i � � p �``"��I IIII �.�� CS• � �, � s Existing Environmental Documents: SEPA Determination of Nonsignificance (April 9, 2008) Required Studies: Stormwater Technical Information Report Development Regulations Used for Project Mitigation: Federal Way Revised Code: Title 14, "Environmental Policy," Title 16 "Surface Water Management," and Title 19 "Zoning and Development Code." Public Comment & Appeals: Any person may submit written comments regarding the application to the Director of Community Development by 5:00 p.m. on November 3, 2014. Only persons who submit written comments to the director (address below) or specifically request a copy of the decision, may appeal the decision. Details of appeal procedures for the requested land use decision will be included with the written decision. Availability of File: The official project file and environmental documents are available for public review during normal business hours at the Department of Community Development (33325 8ffi Avenue South, Federal Way, WA 98003). City Staff Contact: Jim Harris — Contract Planner; ihn.harris ci offederalwa .com, or 253-835-2652 Published in the Federal Way Mirror October 17, 2014. Doc I. 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LL W d z Y CI CL 'c Q Y IL > in Q-i m U :�vr,�cuv��u.c.w nuny w �1 1 WEYERHAUSER WAY i LANDSCAPE _~µ LANDSCAPE q_ o ^CCCC CCCC Ll R o e > A - LANDSCAPE-n wol, , n aLMff ,ss m' r a •-r Ii Ir V \ N � o oQn�ov� ano jI ;o x N O N I m 'nn'rr Q J N l � n n " �� n� n �• n I n a N aN � LL i Al MUM a p a 0 G-1 Ln RESUBMITTED OCT 09 2014 CITY OF FEDERAL WAY CDS LANCE HIGHMARK ry���••� MYiLL66 l BBBCI••66 R' 1"�� D e EAST CAMPUS OFFICE BUILDING FEDERAL WAY, WASHINGTON ue ,airsior • srasnr,•ww reia� ne aaa �aai t 17, ia Zo 12 A A Ml- 71 i.- - . i i L ,) F— F -w LU 17 CITY OF FEDERAL WAY CDS G?10 rc) '1 A�kCITY OF Federal Way NOTICE OF MASTER LAND USE APPLICATION Project Name: Highmark East Campus Office Building Project Description Proposed construction ofa 47,500 square -foot, two-story office building with associated site improvements including, stormwater facilities, parking, and landscaping. Applicant: Bob Fadden, Lance Mueller & Associates Project Location: 32100 Block of Weyerhaeuser Way South (east side of Weyerhaeuser Way S.), Federal Way, WA Date Application Received: September 12, 2014 Date Determined Complete: October 14, 2014 Date of Notice of Application: October 17, 2014 Comment Due Date: November 3, 2014 Permits Under Review: Use Process III (File 14- 104725-UP); and Transportation Concurrency (File 14-105252-CN) Existing Environmental Documents: SEPA Determination of Nonsignificance April 9, 2008 Required Studies: Stormwater Technical Information Report Development Regulations Used for Project Mitigation: Federal Way Revised Code. Title 14, "Environmental Policy," Title 16 "Surface Water Management," and Title 19 "Zoning and Development Code." Public Comment & Appeals: Any person may submit written comments regarding the application to the Director of Community Development by 5:00 p.m. onNovember 3, 2014. Only persons who submit written comments to thedirector (address below) or specifically request a copy of the decisin, may appeal the decision. Details of appeal procedures for the requested land use decision will be included with the written decision. Availability of File: The official project fileand environmental documents areavailable for public review during normal business hours at the Department of Community Developmen(33325 8"' Avenue South, Federal Way, WA 98003). City Staff Contact: Jim Harris— Contract Planner; Jim-harris.Pyyityoffederalway.com, or 253-835-2652 Published in the Federal Way Mirror October 17, 2014. CfTY OF ram. Federal Way NOTICE OF MASTER LAND USE APPLICATION Project Name: Highmark East Campus Office Building Project Description: Proposed construction of a 47,500 square -foot, two-story office building with associated site improvements including stormwater facilities, parking, and landscaping. Applicant: Bob Fadden, Lance Mueller & Associates Project Location: 32100 Block of Weyerhaeuser Way South (east side of Weyerhaeuser Way S.), Federal Way, WA Date Application Received: September 12, 2014 Date Determined Complete: October 14, 2014 Date of Notice of Application: October 17, 2014 Comment Due Date: November 3, 2014 Permits Under Review: Use Process III (File 14- 104725-UP); and Transportation Concurrency (File 14-105252-CN) r J-T su6Jcce Site - — [• - � b Existing Environmental Documents: SEPA Determination of Nonsignificance (April 9, 2008) Required Studies: Stormwater Technical Information Report Development Regulations Used for Project Mitigation: Federal Way Revised Code: Title 14, "Environmental Policy," Title 16 "Surface Water Management," and Title 19 "Zoning and Development Code." Public Comment & Appeals: Any person may submit written comments regarding the application to the Director of Community Development by 5:00 p.m. on November 3, 2014. Only persons who submit written comments to the director (address below) or specifically request a copy of the decision, may appeal the decision. Details of appeal procedures for the requested land use decision will be included with the written decision. Availability of File: The official project file and environmental documents are available for public review during normal business hours at the Department of Community Development (33325 81h Avenue South, Federal Way, WA 98003). City Staff Contact: Jim Harris -Contract Planner; 'im.harris(@ offederalwa .coii], or 253-835-2652 Published in the Federal Way Mirror October 17, 2014. Doc. W. 67028 RECEIVED Web date: 04/26/2007 UQ :i _ :ARIL TY= �,�;,,.. •-•... ems,..: •_.. - IfiING CQ-= 'ty, :E'i T1 GAIT, Ci ent of Development and End f' Department Qevelopm gg s A ER:AII,A.I..�AB_1LaTY''�j��: _ - I L# we o ERU I Building Services Division C17Y �r � -- - � g00 Oakesdale Avenue Southwest Renton, Washington 98057-5212 For alternate formats, call 206-296-6600. 206-296-6600 TfY 206-296-7217 This certificate provides the Public Health - Seattle & King County Department and the Department of Development and Environmental Services with information necessary to evaluate development proposals:' Do not write In this box Humber f idame Building Permit .I ❑ Preliminary Plat or PIID Short Subdivision ❑ Rezone or other: , Applicant's name: MqAy`% �� Proposed use: _ Ge Location (attach mae and legalrj * It es ). /% �p�e1,r I"J r t a Watei cats be provided bb ervice connection only to an existing t A.N . (size) water main that is `� t 5 1 Z� , feet from the site OR El Water service will require an improvement to the water system of. ❑ (1) feet of water main to reach the site; and/or ❑ (2) The construction of a distribution system on the site; and/or ❑ (3) Other (describe): _ 2 a The water system is in conformance with a County approved water comprehensive plan OR ❑ b The water system improvement is not in conformance with a County approved water comprehensive plan and will require a water comprehensive plan amendment (This may cause a delay in issuance of a permit or approval.) 3 ig a The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor OR ❑ b Annexation or Boundary Review Board (BRB) approval will be necessary to provide service 4 Water is or will be available at the rate of flew 90 duration indicated below at no less than 20 psi measured at the nearest fire hydrant C)P 5 l feet from the buildinglproperty (or as marked on the attached map). Rate of flowaf Peak Demand. ❑ less Than 500 gpm (approx gpm) ❑ 500 to 999 gpm ❑ louo gpm or more ❑ flow lest of gpnt Xcaiculation of :Z,.5Q04'gprn Duration: ❑ less than 1 hour [It hour to 2 hours )?2 hours or more ,/Ocher: (Note: Commercial building permits which include multifamily structures require [low test or calculation) OR ❑ b Water system is not capable of providing fire flow 5 Ef a Water system has certificates of water rights or water right claims sufficient to provide service OR ❑ b Water system does not currently have necessary water rights or water right claims Comments/conditions: ( 5 S� to �� ✓ I certify that the above water purveyor information is true This certification shall be valid for one year from date of signature LAKEI3AVEN UTILITY DISTRICT -giZP213 gv Agency name Signato y name !© O % Title Signature teAf6'] -- Highest--.�.._._ AA -.%3-- L 91 Min. Jr- Jr psi 5�9 -' y Elevation of Property ;Est. Pressure '- In Pressure Zone; Lowest Max. The District, at its sole discretion, reserves the right to delay or deny water service based upon capacity limitations in District and Other Purveyor facilities_ Wateravailabillty form Rev 05-19-2003 Page 1 of 1 RE(,'IVED Ilia SEP 12 2014 King County �u❑ Department of Development ��®inFr�eMYS Building Services Division CDS 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 206-296-6600 TTY 206-296-7217 Web date: 04/26/2007 't✓1 For alternate formats, call 206-296-6600. This certificate provides the Public Health - Seattle & King County Department and the Department of Development and Environmental Services with information necessary to evaluate development proposals. D M Do not write in this box _ 09 Number Name Building Permit ❑ Preliminary Plat or PUD ❑ Short Subdivision ❑ Rezone or other: Applicant's name: L e-!5 Proposed use: e— Location (attach map and legal descrl04 pll iF necessary}; 02 .� rl 1. X a Sewer servicecan be provided by side sewer connection only to an existing �4'j�Aksize sewer p N_ S t Meet from the site and the sewer system has the capacity to serve the proposed use. OR ❑ b Sewer service will require an Improvement to the sewer system of: ❑ (1) feet of sewer trunk or lateral to reach the site; and/or ❑ (2) The construction of a collection system on the site; and/or ❑ (3) Other (describe): 2. a a The sewer system improvement is in conformance with a County approved sewer comprehensive plan' OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. 9F a The proposed project is within the corporate limits of the district or has been granted Boundary Review Boards/ approval for extension of service outside the district or city OR ❑ b Annexation or Boundary Review Board (BRB) approval will be necessary to provide service 4 Service is subject to the following: a Connection charge: —CO 'F GArL—c-O b. Easemenf(s): QL] c Other: 5 * The Distriet, art its sole discretion, reselVes tite right to delay or deny sewevset vice based upon capacity tintitalions in District and Other Purveyor facilities-* certify that tiie above sewer agency information is true This certification shall be valid for one year, from date of signature LAKiJHAV) N UTILITY DISTRICT 79�AO AC3Q R' Agency name Signat nam r7 Title Signature D '1 �/n7 =l� ! sewer availability form doe b-cert-sewer pdf 02-07-2002 Page 1 of 1 ate 44k o. Fed10'::tSP eral Way APPLICATION NO(S) MASTER LAND USE APPLICATION S E P 12 2014 DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South CITY OF FEDERAL WAY Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 CDS www.citnffederalway.com 1.4 -- I o.+7z s -on Project Name HighMark East Campus Office Building. Property ParcelNumber(s) 152104 9052 02 Oth Street UFILL Date 8-12-2014 rg Project Description Construction of 2-story office building of about 47,510 s.f. and associated site improvements. 01 17 A CF PUTT -Tr 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) X 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 OP-1 Zoning Designation Corp . Park Comprehensive Plan Designation $ 2 5 0, 0 0 0 Value of Existing Improvements $ 4 0 0, 0 0 0 Value of Proposed Improvements International Building Code (IBC): B Occupancy Type IIB 5prinklered Construction Type Applicant Name: Lance Mueller Address: 130 Lakeside, City/State: Seattle, WA Zip: 98122 Phone:(206) 325-2553 Fax: (206) 328-0554 Email: bfaA( lmuelie Signature: �3rC and Associates Architects Suite 250 .com Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: HighMark Investments Address:3458 S. 344th Way, Suite 115 City/State: Federal Way, WA Zip: 98001 Phone: (253) 874-3939 x 101 Fax: (253) 381-1131 Email:kerby@hihmark-lic.com Signature: A /_ I 1/ ,% Bulletin #003 — January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application Highmark Investment KCRTSINPUTS PRE PnST Till Grass 3.81 � (5.14 Till Forest 6.66 _0 Wetland 2.58 2.49 Imperviousi 01 6.07 Total 1 13.0.5 13.70 anND REQUIREMENT I AS -Built Factor of REQ (cf) Diff (cf) (cf) Safety Detention Volume 120991 23 121014 0.0% WQVolumej 41304 122881 535921 22.9% Pond Dimensions Bottom Length (ft) 314.4 Bottom Width (ft) 105 Effective Depth (ft) 3.25 Side Slope (H/V) 3 Orifice 1 (Dimeter inch) 2.250 Orifice 2 (Dimeter inch) 5.125 Orifice 2 height (ft) 2.32 Orifice 3 (Dimeter inch) 2.000 Orifice 2 height (ft) 2.80 5/2/2014 RESU BM17TED MAY 02 2014 CITY OF FEDERAL WAY CDS Highmark Basin Area Pre -developed Basin Production of Runoff Time Series 5/2/2014 Project Location Sea-Tac Computing Series PRE.tsf Regional Scale Factor 1.00 Data Type Reduced Creating Hourly Time Series File Loading Time Series File:C:\KC-SVDM\KC_DATA\STTF60R.rnf Till Forest 6.66 acres Scaling Yr: 8 Loading Time Series File:C:\KC_SVDM\KC_DATA\STTG60R.rnf Till Grass 3.81 acres Adding Yr: 8 Loading Time Series File:C:\KC-SVDM\KC_DATA\STVL60R.rnf Wetland 2.58 acres Adding Yr: 8 Total Area : 13.05 acres Discharge: 1.61 CFS at 9:00 on Jan 9 in Year 8 Storing Time Series File:PRE.tsf Developed Basin Production of Runoff Time Series Project Location Sea-Tac Computing Series DEV.tsf egional Scale Factor 1.00 Data Type Reduced reating Hourly Time Series File Loading Time Series File:C:\KC_SVDM\KC_DATA\STTG60R.rnf ill Grass 6.14 acres Scaling Yr: 8 Loading Time Series File:C:\KC_SVDM\KC_DATA\ST9160R.rnf etland 2.49 acres Adding Yr: 8 Loading Time Series File:C:\KC_SWDM\KC_DATA\STEI60R.rnf mpervious 6.07 acres Adding Yr: $ 8 8 8 Total Area : 13.70 acres Discharge: 4.13 CFS at 6:00 on Jan 9 in Year 8 Storing Time Series File:DEV.tsf 8 Highmark Peak Flow Pre -developed Peak Flows Flow Frequency Analysis Time Series File:pre.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates --- Flow Rate Rank Time of Peak (CFS) 1.07 2 2/09/01 15:00 0.328 7 1/05/02 16:00 1.07 3 2/27/03 7:00 0.092 8 3/24/04 19:00 0.401 6 1/05/05 8:00 0.650 4 1/18/06 16:00 0.591 5 2/01/07 0 00 1.61 1 1/09/08 9.00 Computed Peaks Developed Peak Flows Flow Frequency Analysis Time Series File:dev.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates --- Flow Rate Rank Time of Peak (CFS) 2.28 4 2/09/01 2:00 1.58 8 1/05/02 16:00 2.69 2 2/27/03 7:00 1.61 7 8/26/04 2.00 1.95 6 10/28/04 16:00 2.05 5 1/18/06 16.00 2.33 3 10/26/06 0:00 4.12 1 1/09/08 6:00 Computed Peaks 5/2/2014 -----Flow Frequency Analysis------- - - Peaks - - Rank Return Prob (CFS) Period 1.61 1 100.00 0.990 1.07 2 25.00 0.960 1.07 3 10.00 0.900 0.650 4 5.00 0.800 0.591 5 3.00 0.667 0.401 6 2.00 0.500 0.328 7 1.30 0.231 0.092 8 1.10 0.091 1.43 50.00 0.980 -----Flow Frequency Analysis------- - - Peaks - - Rank Return Prob (CFS) Period 4.12 1 100.00 0.990 2.69 2 25.00 0.960 2.33 3 10.00 0.900 2.28 4 5.00 0.800 2.05 5 3.00 0.667 1.95 6 2.00 0.500 1.61 7 1.30 0.231 1.56 8 1.10 0.091 3.64 50.00 0.980 Retention/Detention Facility Type of Facility: Detention Pond Side Slope: 3.00 H:1V Pond Bottom Length: 314.40 ft Pond Bottom Width: 105.00 ft Pond Bottom Area: 33012. sq. ft Top Area at 1 ft. FB: 44357. sq. ft 1.018 acres Effective Storage Depth: 3.25 ft Stage 0 Elevation: 0.00 ft Storage Volume: 120991. cu. ft 2.778 ac-ft Riser Head: 3.25 ft Riser Diameter: 18.00 inches Number of orifices: 3 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 2.25 0.247 2 2.32 5.13 0.687 8.0 3 2.80 2.00 0.073 4.0 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation Surf Area (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) (sq. ft) 0.00 0.00 0. 0.000 0.000 0.00 33012. 0.02 0.02 661. 0.015 0.021 0.00 33062. 0.05 0.05 1654. 0.038 0.030 0.00 33138. 0.07 0.07 2317. 0.053 0.036 0.00 33188. 0.09 0.09 2981. 0.068 0.042 0.00 33239. 0.12 0.12 3980. 0.091 0.047 0.00 33314. 0.14 0.14 4646. 0.107 0.051 0.00 33365. 0.16 0.16 5314. 0.122 0.056 0.00 33416. 0.19 0.19 6318. 0.145 0.059 0.00 33491. 0.29 0.29 9680. 0.222 0.074 0.00 33745. 0.39 0.39 13067. 0.300 0.085 0.00 33999. 0.49 0.49 16479. 0.378 0.096 0.00 34254. 0.59 0.59 19918. 0.457 0.105 0.00 34509. 0.69 0.69 23381. 0.537 0.114 0.00 34765. 0.79 0.79 26871. 0.617 0.122 0.00 35022. 0.89 0.89 30386. 0.698 0.129 0.00 35280. 0.99 0.99 33927. 0.779 0.136 0.00 35539. 1.09 1.09 37493. 0.861 0.143 0.00 35798. 1.19 1.19 41086. 0.943 0.150 0.00 36057. 1.29 1.29 44705. 1.026 0.156 0.00 36318, 1.39 1.39 48350. 1.110 0.162 0.00 36579. 1.49 1.49 52021. 1.194 0.167 0.00 36841. 1.59 1.59 55718. 1.279 0.173 0.00 37104. 1.69 1.69 59442. 1.365 0.178 0.00 37368. 1.79 1.79 63192. 1.451 0.184 0.00 37632. 1.89 1.89 66968. 1.537 0.189 0.00 37897. 1.99 1.99 70771. 1.625 0.194 0.00 38162. 2.09 2.09 74601. 1.713 0.198 0.00 38429. 2.19 2.19 78457. 1.801 0.203 0.00 38696. 2.29 2.29 82340. 1.890 0.208 0.00 38963, 2.32 2.32 83510. 1.917 0.209 0.00 39044. 2.37 2.37 85465. 1.962 0.219 0.00 39178. 2.43 2.43 87821. 2.016 0.245 0.00 39339. 2.48 2.48 89791. 2.061 0.284 0.00 39474. 2.53 2.53 91768. 2.107 0.338 0.00 39609. 2.59 2.59 94150. 2.161 0.404 0.00 39771. 2.64 2.64 96142. 2.207 0.481 0.00 39906. 2.69 2.69 98140. 2.253 0.661 0.00 40042. 2.75 2.75 100548. 2.308 0.693 0.00 40204. 2.80 2.80 102561. 2.354 0.723 0.00 40340. 2.82 2.82 103369. 2.373 0.736 0.00 40395, 2.84 2.84 104177. 2.392 0.749 0.00 40449. 2.86 2.86 104987. 2.410 0.764 0.00 40503. 2.88 2.88 105797. 2.429 0.781 0.00 40558. 2.90 2.90 106609. 2.447 0.799 0.00 40612. 2.92 2.92 107422. 2.466 0.818 0.00 40667. 2.95 2.95 108643. 2.494 0.837 0.00 40749. 2.97 2.97 109458. 2.513 0.854 0.00 40803. 2.99 2.99 110275. 2.532 0.866 0.00 40858. 3.09 3.09 114375. 2.626 0.924 0.00 41131. 3.19 3.19 118501. 2.720 0.976 0.00 41406. 3.25 3.25 120991. 2.778 1.010 0.00 41571. 3.35 3.35 125161. 2.873 1.520 0.00 41846. 3.45 3.45 129360. 2.970 2.410 0.00 42122. 3.55 3.55 133586. 3.067 3.540 0.00 42399. 3.65 3.65 137840. 3.164 4.880 0.00 42676. 3.75 3.75 142121. 3.263 6.390 0.00 42955. 3.85 3.85 146431. 3.362 7.850 0.00 43234. 3.95 3.95 150768. 3.461 8.420 0.00 43513. 4.05 4.05 155133. 3.561 8.950 0.00 43794. 4.15 4.15 159527. 3.662 9.440 0.00 44075. 4.25 4.25 163948. 3.764 9.910 0.00 44357. 4.35 4.35 168398. 3.866 10.360 0.00 44640. 4.45 4.45 172876. 3.969 10.790 0.00 44923. 4.55 4.55 177383. 4.072 11.200 0.00 45207. 4.65 4.65 181918. 45492. 4.75 4.75 186481, 45777. 4.85 4.85 191073. 46063. 4.95 4.95 195694. 46350. 5.05 5.05 200343. 46638. 5.15 5.15 205022. 46926. 5.25 5.25 209729. 47215. Hyd Inflow Outflow Peak Target Calc Stage Elev 1 4.12 1.61 1.54 3.35 3.35 2 2.28 ******* 1.08 3.26 3.26 3 2.69 ******* 0.81 2.91 2.91 4 2.33 ******* 0.63 2.68 2.68 5 2.05 ******* 0.23 2.40 2.40 6 1.95 ******* 0.19 1.95 1.95 7 1.58 ******* 0.17 1.58 1.58 8 1.61 ******* 0.14 1.11 1.11 4.176 11.600 0.00 4.281 11.980 0.00 4.386 12.350 0.00 4.493 12.720 0.00 4.599 13.070 0.00 4.707 13.410 0.00 4.815 13.740 0.00 Storage (Cu-Ft) (AC -Ft) 125255. 2.875 121593. 2.791 107140. 2.460 97782. 2.245 86654. 1.989 69258. 1.590 55443. 1.273 38294. 0.879 ---------------------------------- Route Time Series through Facility Inflow Time Series File:dev.tsf Outflow Time Series File:rdout Inflow/Outflow Analysis Peak Inflow Discharge: 4.13 CFS at 6:00 on Jan 9 in Year 8 Peak Outflow Discharge: 1.54 CFS at 10:00 on Jan 9 in Year 8 Peak Reservoir Stage: 3.35 Ft Peak Reservoir Elev: 3.35 Ft Peak Reservoir Storage: 125255. Cu-Ft 2.875 Ac-Ft Flow Frequency Analysis Time Series File:rdout.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates --- Flow Rate Rank Time of Peak (CFS) 1.08 2 2/09/01 20:00 0.172 7 12/29/01 10:00 0.811 3 3/06/03 21:00 0.145 8 8/26/04 7:00 0.192 6 1/08/05 3:00 0.232 5 1/19/06 8:00 0.629 4 11/24/06 8:00 1.54 1 1/09/08 10:00 ---Flow Frequency Analysis- - - Peaks - - Rank Return Prob (CFS) (ft) Period 1.54 3.35 1 100.00 0.990 1.08 3.26 2 25.00 0.960 0.811 2.91 3 10.00 0.900 0.629 2.68 4 5.00 0.800 0.232 2.40 5 3.00 0.667 0.192 1.95 6 2.00 0.500 0.172 1.58 7 1.30 0.231 0.145 1.11 8 1.10 0.091 Computed Peaks 1.39 3.32 50.00 0.980 Flow Duration from Time Series File:rdout.tsf Cutoff Count Frequency CDF Exceedence_Probability CFS 1 s o 0 0.015 36416 59.387 59.387 40.613 0.406E+00 0.045 7706 12.567 71.954 28.046 0.280E+00 0.076 6658 10.858 82.811 17.189 0.172E+00 0.106 4993 8.143 90.954 9.046 0.905E-01 0.136 2714 4.426 95.380 4.620 0.462E-01 0.166 1346 2.195 97.575 2.425 0.242E-01 0.196 965 1.574 99.149 0.851 0.851E-02 0.227 315 0.514 99.662 0.338 0.338E-02 0.257 51 0.083 99.746 0.254 0.254E-02 0.287 22 0.036 99.781 0.219 0.219E-02 0.317 16 0.026 99.808 0.192 0.192E-02 0.347 9 0.015 99.822 0.178 0.178E-02 0.377 15 0.024 99.847 0.153 0.153E-02 0.408 13 0.021 99.868 0.132 0.132E-02 0.438 9 0.015 99.883 0.117 0.117E-02 0.468 11 0.018 99.901 0.099 0.995E-03 0.498 6 0.010 99.910 0.090 0.897E-03 0.528 5 0.008 99.918 0.082 0.815E-03 0.559 3 0.005 99.923 0.077 0.766E-03 0.589 2 0.003 99.927 0.073 0.734E-03 0.619 0 0.000 99.927 0.073 0.734E-03 0.649 3 0.005 99.932 0.068 0.685E-03 0.679 8 0.013 99.945 0.055 0.554E-03 0.709 5 0.008 99.953 0.047 0.473E-03 0.740 3 0.005 99.958 0.042 0.424E-03 0.770 4 0.007 99.964 0.036 0.359E-03 0.800 3 0.005 99.969 0.031 0.310E-03 0.830 4 0.007 99.976 0.024 0.245E-03 0.860 2 0.003 99.979 0.021 0.212E-03 0.891 2 0.003 99.982 0.018 0.179E-03 0.921 2 0.003 99.985 0.015 0.147E-03 0.951 1 0.002 99.987 0.013 0.130E-03 0.981 3 0.005 99.992 0.008 0.815E-04 1.01 3 0.005 99.997 0.003 0.326E-04 1.04 0 0.000 99.997 0.003 0.326E-04 1.07 1 0.002 99.998 0.002 0.163E-04 Duration Comparison Anaylsis Base File: pre.tsf New File: rdout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time ----- ---------Check of Cutoff Base New %Change Probability Base 0.199 0.86E-02 0.75E-02 -13.1 I 0.86E-02 0.199 0.266 I 0.53E-02 0.24E-02 -54.3 I 0.53E-02 0.266 0.334 0.37E-02 0.18E-02 -50.4 I 0.37E-02 0.334 0.401 I 0.26E-02 0.14E-02 -47.2 I 0.26E-02 0.401 0.468 i 0.17E-02 0.99E-03 -40.2 Ij 0.17E-02 0.468 0.535 0.95E-03 0.82E-03 -13.8 0.95E-03 0.535 Tolerance------- New%Change 0.196 -1.6 0.207 -22.2 0.218 -34.6 0.252 -37.2 0.365 -22.0 0.472 -11.8 r 0.602 0.65E-03 0.73E-03 12.5 0.65E-03 0.602 0.659 9.4 0.669 0.51E-03 0.62E-03 22.6 0.51E-03 0.669 0.696 4.1 0.736 0.38E-03 0.42E-03 13.0 I 0.38E-03 0.736 0.757 2.8 0.803 I 0.33E-03 0.29E-03 -10.0 I 0.33E-03 0.803 0.797 -0.8 0.871 I 0.24E-03 0.20E-03 -20.0 0.24E-03 0.871 0.831 -4.6 0.938 I 0.15E-03 0.13E-03 -11.1 0.15E-03 0.938 0.936 -0.2 1.00 I 0.49E-04 0.33E-04 -33.3 I 0.49E-04 1.00 1.00 -0.4 1.07 0.16E-04 0.16E-04 0.0 0.16E-04 1.07 1.08 0.8 Maximum positive excursion = 0.059 cfs ( 9.9%) occurring at 0.596 cfs on the Base Data:pre.tsf and at 0.654 cfs on the New Data:rdout.tsf Maximum negative excursion = 0.152 cfs (-38.4%) occurring at 0.396 cfs on the Base Data:pre.tsf and at 0.244 cfs on the New Data:rdout.tsf 5/2/2014 Highmark Duration Curve Old Republic .Title, Ltd. PLAT CERTIFICATE Order No.: 5207122927 Fee : $ 200.00 Sales Tax: $ 19.00 Total: $ 219.00 FOR INFORMATION AND ASSISTANCE ON THIS ORDER CONTACT: Old Republic Title Commercial Services Christina Hughes, Title Officer Email: chughes _ ortc.com Telephone: (425) 776-4305 Fax: (425) 776-3350 19020 33rd Avenue W., Suite 360, Lynnwood, Washington 98036 Our staff can assist you with properties in King, Pierce and Snohomish Counties Reference: Highmark Investments, LLC TO: Attn: Patty Nelson Highmark Investments LLC 3450 S. 344`h Way #115 Federal Way, WA 98001 Ladies/Gentlemen: CCaJ k C�tu�� I � - / OL/I 7,25-VI Date:August 6, 2014 at 8:00 a.m. In the matter of the plat submitted f6r your approval, the Company (Old Republic National Title Insurance Company) has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County and from such examination hereby certifies that the title to the following described land, Situate in said County, to -wit: Vested in: HIGHMARK INVESTMENTS, L.L.C., a Washington limited liability company Legal Description: M/ SEE ATTACHED EXHIBIT "A" FOR LEGAL DESCRIPTION FOR SPECIAL EXCEPTIONS, SEE ATTACHED: Order Number 5207122927 RECEIVED SEP 12 2014 CITY OF FEDERAL WAY CDS EXHIBIT "A" Lot 1, City of Federal Way Boundary Line Adjustment No. 01-100742-OOSU, recorded under Recording No. 20010711900005, records of King County, Washington. SITUATE in the County of King, State of Washington. END OF EXHIBIT "A" Order Number 5207122927 SPECIAL EXCEPTIONS: Rights of parties in possession and claims that may be asserted under unrecorded instruments, if any. 2. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To City of Federal Way For Right to make necessary slopes for cuts or fills upon property herein described Recorded September 15. 1978 in Official Records under Recording Number 7809150862 3. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To King County Recorded November 2. 1987 in Official Records Linder Recording Number 8711020580 4. Terms and provisions as contained in an instrument, Entitled Deed Executed By Weyerhaeuser Company, a Washington corporation Recorded Ma 211996 in Official Records under Recording Number96052]Q Which, among other things, provides: The Grantor hereby expressly saves, excepts and reserves out of the grant hereby made, unto itself, its successors and or assigns, forever, all geothermal steam and heat and all ores and minerals of any nature whatsoever in or upon said land including, but not limited to, coal, lignite, oil and gas peat, including coal steam gas, together with the right to enter upon said lands for the purpose of exploring the same for such geothermal resources, ores and minerals and drilling, opening, developing and working mines and wells thereon and taking out and removing therefrom, including by surface mining methods, all such geothermal resources, ores, and minerals, and to occupy and make use of so much of the surface of said land as may be reasonably necessary for said purposes; provided, that the Grantee and Grantee's heirs, representatives, successors and assigns, shall be paid just and reasonable compensation for any injury or damage to the surface of said land, to the crops or to the improvements thereon caused by the exercise of any rights herein reserved, provided, further, that the exercise of such rights by the Grantee shall not be postponed or delayed so long as Grantor is making reasonable efforts to agree upon of have determined such just and reasonable efforts to agree upon of have determined such just and reasonable compensation. No examination has been made as to the present ownership or encumbrances of the reserved mineral estate. Order Number 5207122927 And recorded June 23 1999 in Official Records under Recording Number 19990623002366. 5. Matters as contained or referred to in an instrument, Entitled Record of Survey Recorded April 2 1997 in Official Records under Recording Number 9704029002 Which Among Other Things Road Easement under Recording No. 8711020580 Provides 6. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To Lakehaven Utility District For Water Recorded September 3 1999 in Official Records under Recording Number 19990903000827 Affects A strip of land 30 feet in width within the property herein described 7. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To Lakehaven Utility District For Sewer Recorded September 3. 1999 in Official Records under Recording Number 19990903000829 Affects A strip of land 30 feet in width within the property herein described 8. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To Lakehaven Utility District For Sewer Recorded September 29. 1999 in Official Records under Recording Number 19990929001207 Affects A strip of land 30 feet in width within the property herein described Amendment to said Easement by Instrument recorded FebruM 27 2002 in Official Records under Recording Number 20020227000514. Order Number 5207122927 9. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To U.S. West Communications, Inc. For Telecommunication facilities Recorded October 19. 1999 in Official Records under Recordin Number 19991019001882 Affects The Southerly portion 10. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To Puget Sound Energy, Inc. For Electric facilities Recorded December 14 1999 in Official Records under Recording Number 19991214001005 Affects The Southerly portion 11. Terms and provisions as contained in an instrument, Entitled City of Federal Way Boundary Line Adjustment No. 01-100742-OOSU Executed By The Quadrant Company, a Washington corporation Recorded July 1 I.2001 in Official Records under Recording Number 20010711900005 12. Terms and provisions as contained in an instrument, Entitled Declaration of Easements and Shared Cost Agreement Executed By The Quadrant Company, a Washington corporation Recorded July 16 2001 in Official Records under Recording Number 20010716001573 13. Agreement for Sewer Executed By Quadrant Corporation and Delta Society, Inc. and Between Lakehaven Utility District On the terms, covenants and conditions contained therein, Recorded August 15, 2002 in Official Records under Recording Number 20020815000018 Order Number 5207122927 14 15. 16. Amendment to said Agreement by Instrument recorded October 21 2004 in Official Records under Recording Number 2004I021000080. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To : Lakehaven Utility District For Water Recorded Au ust 1 2003 in Official Records under Recording Number 20030801001697 Affects Northerly portion An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To Puget Sound Energy, Inc., a Washington corporation For Right to construct, operate, maintain, repair, replace, improve, remove, enlarge, and use the easement area for one or more utility systems for purposes of transmission, distribution and sale of electricity Recorded Mgy 11, 2007 in Official Records under Recording Number 20070511000396 Affects Northwesterly portion Agreement for Domestic water service Executed By Lakehaven Utility District, King County, a municipal corporation and Between Highmark Investments, L.L.C. On the terms, covenants and conditions contained therein, Recorded FebruM 20.2009 in Official Records under Recording Number 20090220001237 Release of Lien recorded August 15.2013 in Official Records under Recording Number 20130815000946. Order Number 5207122927 17. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Instrument License Granted To City of Federal Way For Right to enter Recorded June 2 2009 in Official Records under Recordin Number 20090dQ2 00310 Affects The description contained therein is not sufficient to determine its exact location within the property herein described 18. Terms and provisions as contained in an instrument, Entitled Notice of Charges by Water, Sewer, and/or Storm and Surface Water Utilities Recorded May 12 1989 in Official Records under Recording Number 8905120210 NOTE 1 GENERAL TAXES, PLUS INTEREST AND PENALTY AFTER DELINQUENT; 1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1: Year Amount Billed Amount Paid Parcel No. Levy Code Assessed Valuation Land Improvements 2014 $19,095.31 $9,547.66 152104-9052-02 1205 $1,207,000.00 $0.00 NOTE 2 : The liability of the Company under this Plat Certificate shall be limited to the amount of actual loss sustained by the addressee because of reliance upon the information set forth herein, but in no event shall such liability exceed the fee paid for this Plat Certificate. cm/RMK Order Number 5207122927 TO: Attn: Patty Nelson Highmark Investments LLC 3450 S. 344" Way #115 Federal Way, WA 98001 ^ WEYERHAUSER WAY _ SEP 12 2014 CITY OF FEDERAL WAY CDS PHOTO KEY SITE PLAN NEW BUILDING FOR JOB. NO. 07-076 HI GNMA R K LANCE MUELLER 6: ASSOCIATES DRAWN JB EAST CAMPUS OFFICE BUILDING A R C H I T E C T 9 A I A CHECKED BF FEDERAL WAY, WASHINGTON 130 LAKESIDE • SUITE 250 • SEATTIE, WA 98122.206 325 2553 DATE 10J18107, 779 1 I 1 rl I � f I 'i I I - 1 `�'� ;4 ;Wlq m cn I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 � I .q" W r i � r '1 � L 1 -� S. .'t'.►1 „� •y.-t �. L i r F k Nk 1 1 1 1 1 1 1 1 1 � !I 1 ov1 0 k 1 1 1 1 1 1 1 1 1 1 1 1 1 � N .t . 4. 'i �.: � .� .r ,.. � ,� �r.. �.. �f.�yy � A ^`.' •. l � � y_Y� � ' • ��1�� y� 7 �Ywlk + r �y - _ .s � n i 17 If CD w \� t C• , to • 5 1 ' W aV Wit) � t _ _♦ �� V " _ � � / � ��! - •` a �• J � r '�`�6�4: `�, ' , Sri .T•: t ,�_ -, - s f � r. - y r .16 r. �� � 1 � '� � •If a' - ,. T4 y , • I J IF I � �c tii' L 1 CD 1