16-103782,, 4
FE►1 _- -=;
CITY OF
t Federal Way
September 21, 2016
KG Investment Properties
11225 SE 6"' Street
Bellevue, WA 98004
Re: File #16-103782-00-PC, PREAPPLICATION CONFERENCE SUMMARY
KG Investment Development, 327XX Weyerhaeuser Way S, Federal Way
To Whom It May Concern:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee held September 1, 2016. We hope that the information discussed at that meeting was
helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the Development
Review Committee. The members who reviewed your project and provided comments include staff
from the City's Planning and Building Divisions and Public Works Department, and representatives from
Lakehaven Utility District and South King Fire and Rescue. This proposal is subject to the provisions of
the 1994 Weyerhaeuser Company Concomitant Pre -Annexation Development Agreement (Exhibit 1), and
Corporate Park Zone (CP-1) zoning regulations in effect on August 23, 1994 (Exhibit 2). Any procedural
requirements must meet today's codes (Federal Way Revised Code [FWRC] Title 19).
The key contact for your project is Dave Van De Weghe, 253-835-2638,
david.vandewe ghe@cityoffederalway.coin. For specific technical questions about your project, please
contact the appropriate Development Review Committee representative as listed below. Otherwise, any
general questions about the preapplication and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
The application proposes construction of 721,000 square -foot single -story warehouse and associated
office building. Eighty-one dock doors and 2 drive-ins will be located on the north and south sides of the
building, totaling 162 dock doors and 4 drive-ins. The 721,000 square -foot building will be situated
approximately 180 feet south of the northernmost boundary line running generally parallel to the northern
property line. Surrounding the building will be 476 parking stalls, 100 of which will be for trailers. No
tenant has been identified yet.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the Development Review Committee consider
most significant to your project and do not include the majority of the comments provided. The major
issues section is only provided as a means to highlight critical requirements or issues. Please be sure to
read the entire department comments made in the next section of this letter.
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■ Planning Division
1. The proposal is -located in the Corporate Park (CP-1) zone on approximately 51 acres. Based on
Section VII, Permitted Uses on Those Portions of the CP-1 Zoned Property Lying Outside the
Managed Forest Buffer of the Concomitant Agreement (Exhibit 1), corporate offices are
allowed outright subject to Process II per FWRC Chapter 19.65. Warehousing and distribution
are also allowed, subject to Process IV, Hearing Examiner, FWRC Chapter 19.70, when such
facility is within 200 feet of a single-family zone or use. To the east, parcel #152104-9201 is
zoned Single -Family Residential (RS 9.6); however, the proposed building is more than 200
feet from this zone.
2. Since the building exceeds 12,000 square feet and there are more than 40 parking spaces, review
under the State Environmental Policy Act (SEPA) is required subject to Use Process III.
Wetland intrusions fall under FWRC 19.145 and are subject to Process IV.
If the development, use or activity that requires approval through Process III is part of a proposal
that also requires approval through Process IV, the entire proposal will be decided upon using
Process IV, perFWRC 19.15.060 and 19.70.010. Under Process IV, the Hearing Examiner will
make the final decision following a public hearing.
Per FWCC Sec. 22-1397, a parking analysis must be submitted to justify a decrease in the
required number of parking spaces. A modification request to the parking requirement shall be
considered as part of the overall development review process.
6. Because the northern property line abuts the OP-1 zoning district, Section III.13.3 of the
Concomitant Agreement requires a 50-foot Managed Forest Buffer.
Public Works Development Services Division
Refer to comments under Land Use Issues — Storrnwater, below, regarding water quality treatment
issues.
• Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency
permit with application and an estimated fee of $4,315.50 (2016 Adopted Fees) is required for
the proposed project.
2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fees payment is required prior to
building permit issuance.
3. Transportation Impact Analysis (TIA) — A TIA prepared by a licensed engineer in
Washington is required to assess other significant project impacts and determine traffic and
safety mitigation measures not identified in the concurrency analysis. The TIA shall also
include trip generation to determine the number of trips generated by the development.
4. Frontage Improvements (FWCC Sec. 22-1474.) — Construct street improvements and
dedicate right-of-way (ROW) along the subject property frontage on Weyerhaeuser Way S and
along the north property line for S 324"' St. road extension.
5. Access Management (FWCC Sec. 22-1543) — The development shall meet access
management standards.
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■ Lakehaven Utility District
Developer Extension (DE) Agreements will be required to construct new and abandon -by -removal
existing water distribution and sanitary sewer facilities for the proposed development.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
PLANNING DIVISION (Dave Van De Weghe, 253-835-2638,
clavid.vansieweghe ,cityoffederalway.com
1. Land Use Review Requirements
a) Use Process — As noted under the Major Issues Section of this letter, Process IV Review will be
required for construction of the improvements (building and accessory improvements) due to the
proposed filling of wetlands. Process IV Review requires a public hearing before the Hearing
Examiner. The Process IV decision can be appealed to the King County Superior Court. The land
use decision must be issued, and the appeal period concluded, prior to issuance of any
construction permits related to the project.
b) Boundary Line Adjustment— A boundary line adjustment (BLA) is proposed to locate each
building on a separate lot. A critical area report is required with the BLA application, per FWRC
Title 19, and the critical area report will be subject to peer review at the applicant's expense, per
FWRC 19.145.080(3).
c) State Environmental Policy Act — The project is also subject to review under the State
Environmental Policy Act (SEPA). The Community Development Director issues the SEPA
threshold determination, which can be appealed to the Hearing Examiner. The SEPA
determination tnust be issued, and the associated appeal period concluded, prior to issuance of the
above -referenced decisions.
Public Notice Requirements
Public notice of the application and environmental threshold determination must be provided by the
City in accordance with code requirements. Notices will be published in the newspaper, posted on
site, on City notice boards, and mailed to property owners located within 300 feet of the boundaries of
the site. The applicant is responsible to provide the City with three sets of addressed, stamped
envelopes for these mailings, as well as paper lists of addressees and assessor's maps showing the
300-foot mailing radius. Refer to the enclosed City handout, "Mailing Labels," (Exhibit 4) for
instructions.
3. Land Use and Boundary Line Adjustment Application Fees
Contact the City's Permit Center at 253-835-2607 to verify application fees.
4. Land Use Review Timeframes
The City's land use decision is subject to a 120-day maximum review time from the date of a
complete application to approve, disapprove, or return the application, unless the applicant agrees to
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an extension of such time period. However, the 120-day time clock is suspended at any time that the
City requests additional information from the applicant. Throughout project review, the applicant will
be kept informed in writing of the status of the 120-day clock.
5. Land Use Application Submittal Requirements
Please refer to the enclosed Bulletin #001, "Submittal Requirements for Process IV," (Exhibit 3) to
determine what materials must be submitted with the land use application. In addition, the application
must be accompanied by the above -noted land use application fees.
Effect of Use Process Decision
In accordance with FWRC 19.15.100, "Lapse of Approval - Generally," the applicant must
substantially complete construction for the development activity, use of land, or other actions
approved, and complete the applicable conditions listed in the Use Process decision within five years
after the final decision of the City on the matter, or the decision becomes void. Provisions for
extension of time are contained within FWRC 19.15.110, "Lapse of Approval — Time Extension."
7. Key Codes and Development Regulations
a) Applicability — The project is subject to the August 1994 Weyerhaeuser Company Concomitant
Pre -Annexation Development Agreement (Exhibit 1); the CP-1 Zoning Regulations (Exhibit 2);
and, with certain exceptions, the FWCC and development regulations in effect at that time. Unless
noted otherwise, the following comments and code citations pertain to 1994 development
regulations.
b) Critical Areas —As noted in the Major Issues Section above, the site contains regulated wetlands
as identified by the City's wetland inventory. The formal application must include a critical areas
report prepared by a qualified professional. This report must evaluate the proposal and probable
impacts on the on -site wetlands, and provide a mitigation plan in compliance with current code,
Chapter 19.145 of FWRC.
In addition, the City will not issue any approvals to fill wetlands until all state, federal, or other
agency permits as may be required to fill the wetlands have been obtained and verification
provided to the City.
c) Building Height — Per Section IX of the CP-I Zoning Regulations (Exhibit 2), maximum building
height is six stories. If approved through Process IV'Hearing Examiner's Review, the height of
the structure may exceed six stories if certain conditions outlined in that section are met.
d) Building Setbacks• from Property Lines — Per Section I1I.13 of the CP-1 Zoning Regulations
(Exhibit 2), no setbacks are specified except for the continuous Managed Forest Buffer, which
states that a continuous Managed Forest Buffer shall be provided around the entire perimeter of
the CP-I property. The required depth of the setback is 100 feet when abutting Interstate 5. A 50-
foot buffer is required along the northern property line, which abuts the OP-1 zoning district. In
accordance with Section IV.B of the CP-I Zoning Regulations (Exhibit 2), a General
Maintenance Plan for the buffer must be submitted with the formal application.
e) Number of Parking Spaces — Off-street parking shall comply with the 1994 zoning code as
modified by the provisions of Section XIII of the CP-I Zoning Regulations (Exhibit 2). The 1994
code has the following parking requirements:
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• Office — one for every 300 square feet of gross floor area
+ -Warehouse — one for every 1,000 square feet of gross floor area
The preapplication site plan shows only 376 car stalls and 100 trailer spaces. Per FWCC Sec. 22-
1397, a modification request to the parking requirement shall be considered as part of the overall
development review process. A parking analysis must be submitted to justify a decrease in the
required number of parking spaces. Surface parking and driving areas shall be designed to meet
the City's Parking Lot Design Criteria (Exhibit 5).
f) Lot Coverage — Section III of the CP-I Zoning Regulations (Exhibit 2) states that; "The aggregate
impervious surface coverage by all permitted uses, primary and accessory, shall not exceed 70
percent of the total CP-I zoned property." The fonnal application must provide lot coverage
calculations to ensure compliance with this condition.
g) Landscaping— Section III of the CP-I Zoning Regulations (Exhibit 2) states that, "The provisions
of that section shall modify application of Chapter 22 XVII (Landscaping) of the 1994 Code."
Please refer to Exhibit 2 for specific modification language. To summarize, this modification
language requires that all portions of the property not used for buildings, parking, storage,
accessory uses, and/or landscaping be retained in a "native" or pre -developed state. Identification
of significant trees shall not apply in the CP-I zone.
The following landscaping requirements of the 1994 Code must be met:
(i) Interior Parking Lot Landscaping— Section XI.D of the CP-I Zoning Regulations (Exhibit
2) states that, "New parking areas shall comply with minimum standards of the 1994 Code;
except that selection and distribution of plant material conforming to existing development
shall be preferred." Based on Section 22-1567(b)(1)(a)(ii) of the 1994 Code, interior parking
lot landscaping is required at the rate of 22 square feet of Type IV landscaping per parking
stall when 50 'or more parking stalls are provided. The submitted landscaping plan must
identify the location and square footage of all areas being included as interior lot
landscaping. Landscape islands must be provided at the ends of all rows of parking and must
meet the dimensional requirements of Section 22-1567(c).
(ii) Parking Lot Landscape Screening— Per Section 22-1567(e)(1) of the 1994 Code, parking
areas adjacent to public rights -of -way shall incorporate berms at least three feet in height
within perimeter landscape areas; or alternatively, if approved by the Community
Development Director, substantial shrub plantings must be added to the required perimeter
landscaping, and/or provide architectural features of appropriate height with trees, shrubs
and groundcover, in a number sufficient to act as efficient substitute for the three-foot berm,
to reduce the visual impact of parking areas and screen automobiles.
h) Design Guidelines — Section X of the CP-I Zoning Regulations (Exhibit 2) states that,
"Provisions of the 1994 Code relating to facade measurement, modulation, distance between
structures, materials, except as those specified, shall not apply." However, the 1994 Code states
that one of the purposes of site plan review is, "To encourage proposals that embody good design
principles that will result in high quality development on the Subject property." The City adopted
non-residential guidelines in 1996, after the effective date of the Concomitant Agreement. The
purpose of the design guidelines is to maintain and protect property values and enhance the
general appearance of the City. We encourage you to meet the design guidelines in order to
complement the other buildings in the area.
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i) Land Surface Modification —Per Section 10 of the 1994 Concomitant Agreement (Exhibit 1), a
Land Surface Modification Permit (grading permit or equivalent) may be reviewed by the City in
advance of a development permit, provided the development permit application has been made
and all information required by Article XIII, "Land Surface Modifications" of the 1994 Code has
been provided to the City. Issuance of a grading pen -nit for the Land Surface Modification may
also be contingent upon meeting the requirements of the adopted surface water design manual,
and only after approval of the required Use Process.
j) Outside Agency Permits — It is the applicant's responsibility to identify and obtain all required
state, federal, or other agency permits as may be required.
8. Technical Review Letter
See the enclosed technical review letter (Exhibit 10) issued to a related project, Preferred Freezer, for
reference as you put together your submittal.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734,
kevin.peterson@cityoffederalway.com)
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2016 King County
,Sznface Water Design Manual (KCSWDM) and the City of Federal Way Addendum. This project
meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a
preliminary Technical Information Report (TIR), addressing the relevance of the project to the nine
core and five special requirements of the KCSWDM will be required. A Level 1 downstrearn analysis
shall also be provided in the preliminary T1R. The City has 1" = 100', five-foot contour planimetric
maps that may be used for basin analysis.
The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. In addition to flow control facilities, Best
Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies
within Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the
treatment criteria of the Enhanced Basic Water Quality Menu. All Stormwater requirements listed
above also apply to the new parking lot(s) that are proposed to be constructed on- (adjacent to-) the
existing Weyerhaeuser Technology Center (WTC) building.
3. It appears the site is subject to Special Requirement #5: Oil Control, since it's expected that the site is
`...subject to (the) use, storage, or maintenance of a fleet of 25 or more diesel... vehicles that are over
10 tons net weight...'.
4. In addition to the requirements for Water Quality treatment noted above, the site is near an identified
Sphagnum Bog (Core Requirement 6.1.4 of the KCSWDM). The applicant's engineer shall
dernonstrate in their storrnwater technical analysis if and/or how the project does, or does not, impact
this bog, and the means of providing water quality treatment to meet the Sphagnum Bog treatment
criteria if stormwater runoff affects the bog.
5. In addition to the KCSWDM, our initial review suggests that FWRC 19.30.120, "Nonconforning
Water Quality Improvements" applies to the "remainder" of the existing Weyerhaeuser Technology
Center (WTC) site:
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La. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5000 square feet or more;
l .d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 5,000 square feet or more;
Therefore, water quality treatment will be required for the entire WTC site, including new and
existing pollution generating impervious surfaces. Treatment options must be selected from the
Enhanced Basic Water Quality Menu provided in the KCSWDM.
6. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
7. Detention and water quality facilities for private commercial developments outside the City Center
Core must be above ground (i.e. open pond). Underground facilities are allowed only with approval
from the City of Federal Way Public Works Department.
8. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
9. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction stormwater permit may be required. Information regarding
this permit can be obtained from the Washington State Department of Ecology at
htt ://www.ecv.wa. ovl ro2rams/w/stormwatet/constrtction/iiidex.litml or by calling 360-407-
6048.
Right -of -Way Improvements
See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for
traffic related items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
3. All stormwater treatment and detention requirements outlined above may apply to any required
improvements within the public right-of-way.
Building Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the City. Engineering review fees are $1,125.00 for the first 12 hours of
review, and $93.75 per hour for additional review time. A final TIR shall be prepared for the project
and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal
of a professional engineer registered/licensed in the state of Washington.
2. The Federal Way Public Works Development Standards Manztal (including standard detail drawings,
standard notes, and engineering checklists) is available on the City's website at:
www.citvoffederaIway.com/node/]467 to assist the applicant's engineer in preparing the plans and
TI R.
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Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the
improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30
percent of the original amount and held for a two-year maintenance period.
Tile developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems. During that time, the Public Works
Inspector will make periodic visits to the site to ensure the developer's compliance with the
maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the
remainder of the bond will be released. Maintenance for public roads and subdivision drainage
facilities then become the responsibility of the City. Maintenance for private roads and drainage
facilities, including short plats, remain the responsibility of the individual property owners.
5. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall
be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
7. Provide cut and fill quantities on the clearing and grading plan.
8. Temporary Erosion and Sediment -control (TESC) measures, per Appendix D of the 2016 KCSWDM,
must be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION
Sarady Long, 253-835-2743, sara(fv.longrni citvoffecleralway.com
Transportation Coneurrency Analysis (FWRC 19.90)
1. A concurrency permit is required for this development project. The concurrency analysis will
determine if adequate roadway capacity exists during the weekday PM peak period to accommodate
the proposed development project. Please note that supplemental transportation analysis and
concurrency mitigation may be required if the proposed project creates an impact not anticipated in
the six -year Transportation Improvement Plan (TIP).
2. Based on the submitted materials for 721,000 square feet warehouse/office, the Institute of
Transportation Engineers (ITE) Trip Generation - 9"' Edition, land use code 152 (High -Cube
Warehouse/Distribution Center), the proposed project is estimated to generate approximately 87 new
weekday PM peak hour trips, 79 morning peak hotn-trips, and 1,211 Weekday trips.
3. The trip generation for the proposed development using the Institute of Transportation Engineers
iTE's Trip Generation land use code 152 (High -Cube Warehouse) may not be appropriate for the
proposed project. Therefore, the applicant needs to provide a narrative of the proposed use including
the total employees and work shift. Alternatively, the applicant's traffic engineer may perform a trip
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generation study to determine the number of trips including truck trips generated by the proposed
development. The methodology for determining the trip generation shall be based upon the guidelines
established in the most recent edition of the ITE Trip Generation Handbook.
4. The estimated fee for the concurrency permit application is $4,315.50 (51— 500 Trips). This fee is an
estimate and based on the materials submitted during the preapplication meeting. The concurrency
application fee must be paid in full at the time the concurrency pen -nit application is submitted with
land use application. The fee may change based on the new weekday PM peak hour trips as identified
in the concurrency trip generation. The applicant has the option of having an independent traffic
engineer prepare the concurrency analysis consistent with City procedures; however, the fee remains
the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for 721,000 square feet Warehouse/Office building, the estimated traffic
impact fee is 81,002,647 (2016 Adopted Fees). Please note, the actual impact fee will be calculated based
on the fee schedule in effect at the time a building permit application is filed and must be paid prior to
permit issuance.
Transportation Impact Analysis (TIA) (FWCC 22-1475)
l . A Transportation Impact Analyses (TIA) to identify transportation impacts of development projects
and provide appropriate mitigation measures is required. The TIA is required to assess additional
project impacts beyond those that were identified under the concurrency permit process. Mitigation
improvements necessary beyond those identified in the TIP to meet the City's adopted level -of -
service standards are required to be provided by the applicant.
2. A Traffic Impact Analysis (TIA) prepared by an engineer licensed in the state of Washington is
required for this development project. The engineer should contact the Traffic Division for a scoping
sheet in the initial stages of the study. The TIA should include the following analysis:
■ A specialized land use trip generation study that may be used to adjust the adopted impact
fees rate.
r Truck Trip Assignment.
■ Pavement analysis per AASHTO on Weyerhaeuser Way and S 336"' St. (truck access routes)
to ensure the existing pavement can accommodate the expected truck load.
■ Analysis of intersections impacted by 100 trips in the weekday morning and Saturday/Sunday
peak hours.
■ Right -turn and left -turn lane warrant analysis at all driveways.
■ Queuing analysis of access points for morning, evening, and Saturday peak hours.
Street Frontage Improvements (FWCC 22-1474)
1. Per FWCC Sec. 22-1474, the applicant/owner will be expected to construct street improvements
along the entire frontage and width of the right-of-way that abuts the subject property consistent with
the classification of the various streets within the City. Furthermore, FWCC is supported by the
Federal Way Comprehensive Plan Policy TP4.5, which requires developments to dedicate right-of-
way as needed for development commensurate with the impacts of the development. At a minimum,
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setback limits shall be used to assure that buildings are not placed within the right-of-way
requirements for planned transportation facilities. As such, the applicant will be expected to construct
improvements on the following streets to the City's planned roadway:
■ Weyerhaeuser Way S is a Principal Collector consisting of a 44-foot street with curb and gutter,
six-foot planter strips with street trees, eight -foot sidewalks, and street lights in a 78-foot right-of-
way (ROW). Assuming a symmetrical cross section, 9-foot ROW dedication as measured from
street centerline and full street improvements are required. The improvement shall be along the
entire frontage of the subject property.
Map 111-3 of the Comprehensive Plan depicted a 5-lane east -west principal collector road (S 324"'
Street extension) along the north side of the property extending from SR 5 to Weyerhaeuser Way
South. Per code, the applicant would be expected to dedicate rights -of -way and construct full
width street improvements along the section of the planned road that abuts the subject property.
The S 324°i Street extension shal I consist of a 72-foot street with curb and gutter, five-foot planter
strips with street trees, eight -foot sidewalks, and streetlights in a 106-foot right-of-way (ROW).
The applicant may request that a credit or credits for impact fees be awarded for the total value of
system improvements, including dedications of land, improvements and/or construction provided
by the applicant. The applicant may also utilize the S 324"' Street extension to access onto
Weyerhaeuser Way South.
2. The owner may be required to dedicate additional right-of-way (ROW) to accommodate additional
turn lane improvements if identified in the transportation analysis and/or property corner radius.
3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWCC 22-1477). Please note that these modification requests have a
nominal review fee.
4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes; taper rate shall be WS^2/60 or as directed by the Public Works Director.
Access Management (FWCC 22-1543)
1. Driveways on Weyerhaeuser Way may not be located closer than 150 feet to any other street
intersection or driveway, whether on or off the subject property. The current proposal does not meet
access management standards. The northerly Tech Center access/driveway should be closed.
2. There may be no more than one driveway for each 150 feet of lot frontage. Access may be further
restricted or prohibited as deemed appropriate by the Public Works Director.
3. Access may be further restricted if such access would interfere with the 95"' percentile queue lengths
from any existing traffic control device.
4. For driveways that serve uses other than single-family residential uses and zero lot line townhouse
development, the maximum driveway width is 30 feet for a two-lane two-way driveway (FWCC 22-
1542). Driveway widths may be increased in order to provide adequate width for vehicles that may be
reasonably expected to use the driveway, as determined by the Public Works Director. An
amendment to the agreement is needed to increase the driveway width.
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Design Criteria
The applicant's engineer needs to submit a Vehicle Turning Diagram to the Public Works Traffic
Division. This diagram will show ]low the appropriate design vehicle (delivery trucks) can enter,
maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. The
analysis shall also include the roundabouts on Weyerhaeuser Way South.
2. The application should be forwarded to WSDOT, King County METRO and Pierce Transit.
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robr-(a citvoffederahva► -corn)
Solid Waste and Recycling Design Considerations
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation
is established by FWRC 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions
measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -
open gate that spans the front width of the enclosure. When gate doors are opened, no structure or
hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred
for holding gates in closed and open positions to ease service access and maximize the life of gate
hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access
and/or additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/containers, and to exterior
containers screened by enclosure(s).
• Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential
`blind spots' during ingress and egress.
■ Consider landscaping, setbacks and screening requirements [based on FWRC Section 19.125.040
(4) and (5)].
• Note that larger -scale commercial or multi -unit housing developments may see long-term savings
from the use of on -site waste compaction equipment. Planning for this equipment may require
larger enclosure dimensions, defined overhead clearances, consideration of power utility access,
and drainage management.
• Mixed -use developments may also benefit from on -site waste compaction equipment. Additional
mixed -use development considerations include:
o Designated chutes and/or internal facility maintenance areas or services for tenants,
o Moving waste and recycling streams from interior units to collection areas, and
o Access by business tenants and/or residents to exterior waste and recycling areas.
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: Dian Young, Route Manager, at 253-804-6815
(office) or 206-786-4530 (cell).
File �16-103782-00-PC Doc ID 74388
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BUILDING DIVISION (Peter Lawrence, 253-835-2621, Peter.Lawrence(a?cityoffederalway.co11 )
International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
International Mechanical Code (I MC), 2015
Washington State Amendments WAC 51-52
Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 and WAC 51-57
International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
!National Electric Code (NEC), 2015
Accessibility Code, ICC/ANSI A 117.1 - 2009
Washington State Energy Code, 2015 WAC 5 1 -11
Building Criteria
Occupancy Classification: B, S
Type of Construction: S occupancy will be Type III-B Unlimited in size, provided building is surrounded
by 60 ft. public way or yard and sprinklered per 2015 IBC 507.4. The B occupancy type of construction
will be per 2015 IBC section 508.2, and 508.2.3
Floor Area: 721,000
Number of Stories: 1
Fire Protection: yes
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 254 Snow load, Seismic Zone D-1
A complete building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at www.citvoffederalwaW.com.)
Submit 5 sets of drawings and specifications. Specifications shall include: 2 Soils report, 2 Structural
calculations, and 2 Energy calculations, 2 Ventilation calculations. Note: A Washington State Registered
architects' stamp is required for additions/alterations (new or existing) of 4,000 gross floor area or greater
unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW).
Energy code compliance worksheets are required to be completed and included with your permit
application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
file''IG-103752-00-PC DOC I D 793S8
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Federal Way reviews plans on a first in, first out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Some project may require a third party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs.
This proposed warehouse will be reviewed by our 3rd party reviewer. 3rd party can review only the
structural portions or the 3r`' party reviewer can review the entire structure based on all 2015 I
codes to include plumbing and mechanical review. Check with the Development Specialist for fees
associated with 3r`' party review.
Review Timing
The first comment letter can be expected within 6-9 weeks of submittal date. Re -check of plans will occur
in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from the Community Development Department.
Other Permits and Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, and Fire) trust sign off before the
Building Department can final the structure for occupancy. Building final must be approved prior to the
issuance of a Certificate of Occupancy.
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, BAsbury@lakehaven.org)
• A Certificate of Water Availability (application form enclosed) issued separately by Lakehaven may
be required to be submitted with any land use and/or building permit applications (check with land
use agency for requirement). Certificate is valid for one (1) year from date of issuance. Certificate is
typically issued within 2 work days.
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■ System hydraulic information is not available for this specific site/area. Other nearby system
hydraulic report information indicate 4,000+ gallons per minute should be available. Applicant can
request Lakehaven perform a system hydraulic model analysis (separate from, or concurrent with, an
application for Availability). Current 2016 cost for a hydraulic model analysis is $200.00. Fire flow
rates greater than available in the existing distribution system may be accommodated through water
distribution system improvements. Please contact Lakehaven for further detail.
■ A Developer Extension Agreement will be required to construct new and abandon -by -removal
existing water distribution facilities for the proposed development. Additional detail and/or design
requirements can be obtained from Lakehaven by completing and submitting a separate application to
Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement
(application forms attached). Lakehaven encourages owners/developers/applicants to apply for
Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase
to avoid delays in overall project development.
• The site (new northerly lot) does not have any previous or existing water service connections.
■ For water use during site construction/development, a hydrant meter may be rented from Lakehaven
for this purpose. Please contact Lakehaven for further detail.
•. A water service connection application submitted separately to Lakehaven is required for each new
service connection to the water distribution system, in accordance with standards defined in
Lakehaven's current "Fees and Charges Resolution". Non -single-family properties require separate
domestic (per building), irrigation (if irrigated landscaped areas are incorporated into the site
development), and fire protection (if required or installed) water service connections and meters.
installation and satisfactory testing of an approved, separate backflow prevention assembly adjacent
to each domestic, irrigation and fire -protection service meter is required pursuant to WAC 246-290-
490 and Lakehaven standards regarding premise isolation. If determined a high health cross -
connection hazard by Lakehaven, a reduced pressure backflow assembly is required adjacent to each
domestic service meter. For fire -protection systems with fixtures higher than 30-feet above ground
level (high health cross -connection hazard), a reduced pressure detector assembly is required; less
than 30-feet and a double check detector assembly may be used. Irrigation services, typically a low
health cross -connection hazard, typically require a double check valve assembly. Contact
Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoepfln.Lakehaven.org,
253-946-5427) for additional information on premise isolation and backflow prevention assembly
testing coordination.
• Applicant will be required to complete and submit a Water Use Questionnaire (copy enclosed).
Information in the Water Use Questionnaire will be used by Lakehaven to determine specific premise
isolation (aka backflow prevention) requirements.
■ The associated Developer Extension Agreement must achieve a point of either Substantial
Completion or Acceptance, as determined by Lakehaven prior to activating any new water service
connection(s).
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2016 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. Connection charges are
separate from any developer extension fees/charges/deposits and are due at the time of application for
service. All Lakehaven fees, charges and deposits are typically reviewed and adjusted (if necessary)
annually, and are subject to change without notice.
• Water Service/Meter Installation: Actual size(s) and costs to be determined by Lakehaven based on
applicant's estimated maximum gallons per minute usage rate(s).
■ Capital Facilities Charge(s)-Water: $3,629.00 per Equivalent Residential Units. As delineated in the
proposed building line adjustment and without additional action by the property owner(s). the new
File 416-103782-00-PC Doc I D 74388
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northerly lot has no water system capacity credits available for the property. Please contact
Lakehaven for further detail.
Sewer
• A Certificate of Sewer Availability (application form enclosed) issued separately by Lakehaven may
be required to be submitted with any land use and/or building permit applications (check with land
use agency for requirement). Certificate is valid for one (1) year from date of issuance. Certificate is
typically issued within 2 work days.
• The site (new northerly lot) does not have any previous or existing sewer service connections.
• A Developer Extension Agreement wil I be required to construct new and/or abandon existing sanitary
sewer facilities necessary for the proposed development, including extend-to-far-edge(s) in
accordance with long-standing Lakehaven policy. Additional detail and/or design requirements can be
obtained from Lakehaven by completing and submitting a separate application to Lakehaven for
either a Developer Pre -Design Meeting or a Developer Extension Agreement (application forms
attached). Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes
separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in
overall project development.
■ A separate Lakehaven sewer service connection permit is required for each new connection to the
sanitary sewer system or any modification (re -align, abandon, etc.) to an existing sewer service
connection, in accordance with standards defined in Lakehaven's Current 'Fees and Charges
Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other
sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically
required on the private building sewer line, for all new or modified non-residential connections.
• Execution of a Discharge Agreement will be required, as a condition of Lakehaven issuing any Sewer
Service Connection Permit for certain types of new or modified non-residential sewer service
connection(s).
• The associated Developer Extension Agreement must achieve a point of either Substantial
Completion or Acceptance, as determined by Lakehaven prior to activating any new sewer service
connection(s).
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2016 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. Connection charges are
separate from any DEVELOPER EXTENSION fees/charges/deposits and are due at the time of
application for service. All Lakehaven fees, charges, and deposits are typically reviewed and adjusted
(if necessary) annually, and are subject to change without notice.
• Sewer Service Connection Pen -nit Fee, per building: $300.00.
• Capital Facilities Charge(s)-Sewer: $3,206.00 per Equivalent Residential Units. As delineated in the
proposed boundary line adjustment and without additional action by the property owner(s), the new
northerly lot has no water system capacity credits available for the property. Please contact
Lakehaven for further detail.
General
All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
filed 16-103752-00-PC
Dot I.D 74388
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SOUTH KING FIRE AND RESCUE (Vince Faranda, 253-946-7242, Vince.Faranda@southkingfire.org)
Fire Flow:
The required fire flow for this project is 4,000 gallons per minute. A Certificate of Water Availability shall be
provided indicating the fire flow available at the site. South King Fire has allowed a maximum of 50% fire
flow reduction for the fire sprinkler system
A hydraulic fire flow model shall be requested from the water district.
Fire Hydrants:
This project will require seven (7) fire hydrant(s).
When any portion of the facility or building protected is in excess of 400 feet from a water supply on a public
street, as measured by an approved route around the exterior of the facility or building, on -site fire hydrants
and mains capable of supplying the required fire flow shall be provided. For buildings equipped with an
approved automatic fire sprinkler system, the distance shall be 600 feet.
Fire hydrants shall be in service prior to and during the time of construction.
Fire Apparatus Access:
Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior
wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by
an approved route around the exterior of the building or facility.
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system
the distance can be increase 20 percent.
Fire apparatus access roads:
1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not
less than 13 feet 6 inches.
2) Shall be designed and maintained to support the imposed load of a 75,000 pound fire apparatus and shall
be provided with a surface so as to provide all-weather driving capabilities.
3) Shall be not less than a 32-foot inside turning radius and not less than a 40-foot outside turning radius.
4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire Department
approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter.
5) Gradient shall not exceed 12 percent.
Designated fire lanes may be required for emergency access. This may be done during the plans check or just
prior to building final.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
Fire Sprinkler System:
An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included
within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire
walls shall not be considered to separate a building to enable deletion of the required automatic fire -
extinguishing system.
File 4I6-103752-00-PC Doc I D. 74388
KG investment Properties
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The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler
system shall be at least 10 percent less than the correlative water supply curve -pressure.
Fire Alarm System:
A Fire Alann System is required. An automatic fire detection system shall be installed in all buildings
exceeding 3,000 square feet gross floor area. This fire detection systern shall be monitored by a central and/or
remote station conforming to the current requirements of the National Fire Protection Association standards
and/or the fire chief or designee.
NOTE: Further comments may be added once more building information is provided.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments usefirl to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The cornpletion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWRC 19.40.070 (4).
As you know, this is a preliminary review only and does not take the place of the fill review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for Your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Dave
Van De Weghe, 253-8335-2638, david.vandeweglie@cityoffederaIway. corn. We look forward to working
with you.
Sincerely,
L v�
Dave Van De Weghe
Senior Planner
c: Scott Sproul, Acting Community Development Director
EJ Walsh- Deptlry Public Works Director/PACC Project Director
Peter Lawrence. Plans Examiner
Rob Van Orsow, Solid Waste/Recycling Coordinator
Rick Perez. City Traffic Engineer
Kevin Peterson. Engineering Plans Reviewer
Brian Asbury. Lakehaven Utility District
Sarady Long, Senior Transportation Engineer
Vince Faranda- South King Fire and Rescue
Weyerhaeuser. PO Box 9777. Federal Way, WA 98063
Federal Way Campus LLC. 8847 imlacrial Ilwy. Suite H. Downey. CA 90242
Doc 10 74388
File 4I6-103782-00-PC
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Page 18
9/21 /2016
EXHIBITS
Exhibit 1 1994 Weyerhaeuser Company Concomitant Pre -Annexation Development Agreement
Exhibit 2 Corporate Park Zone (CP-1) Zoning Regulations
Exhibit 3 Bulletin #015, Use Process IV Handout
Exhibit 4 Bulletin #002, Mailing Labels
Exhibit 5 Bulletin #042, Parking Lot Design Criteria
Exhibit 6 Drawing 3- ]A
Exhibit 7 Lakehaven Utility District Development Extension Agreement Application
Exhibit 8 Lakehaven Utility District Water and Sewer Lines
Exhibit 9 Master Land Use Application
Exhibit 10 Technical Review Letter
File 016- 1 03,752-00-PC Doe ID 74388
MASTER LAND USE APPLICATION
DEPARTMENT OF CommuNrrY DEVELOPMENT SERVICES
33325 8`b Avenue South
CITY OF Federal Way, WA 98003-6325
[} 253-835-2607; Fax 253-835-2609
Fss �a °�. { tJ r �lr'��1 LYWL4'.Cl c�ffederalwa '.cunt
fir• � ; r
APPLICATION NOW
v Date g r � =��
Project Name KG Investment Development
Property Address/Location 3 27XX Weyerhaeuser W a F S
ParcelNumber(s) Portions of 162104-9056, 162104-9030 and 162104-9013
Project Description Proposed 721,000 sf warehouse/office building. BLA in order to adjust lot lines so that each
building is contained on separate parcel. TFree new access points o —of Weyerhaeuser Way
South. See project narrative for details.
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
)( Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
CP-1 Zoning Designation
CID Comprehensive Plan Designation
_Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
' J n l i m ited Construction Type
Applicant
Name:
KG Investment Properties
Address:
11225 SE 6th St, Suite 215
City/State:
Bellevue, WA
Zip:
98004
Phone:
425-688-3906
Fax:
Email: acoates kgip.com
Signature:
Agent (if different than Applicant)
Name:
ESM Consulting Engineers
Address:
33400 8th Avenue South
City/State:
Federal Way, WA
Zip:
98003
Phone:
253-838-6113
Fax:
Email: Eric. LaBrie@esmcivil.com
Signature:
Owner
Name: Federal Way Campus, LLC
Address: 1100 Santa Monica Blvd., Suite 850
City/State:
Zip: Los Angeles, CA 90025
Phone: 310.261.4382
Fax:
Entail: TPdQesper@industrialrealtygroup.com
Signature:
—January 1, 2011 Page 1 of 1 0liandoutsMaster Land Use Application
CITY OF
L Federal Way
FJLF�
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway. com
Jim Ferrell, Mayor
August 9, 2016
KG Investment Properties
11225 6"' Street, Suite 215
Bellevue, WA 98004
RE: File # 16-103782-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
KG Investment Development; 327XX Weyerhaeuser Way S, Federal Way
To Whom It May Concern:
The Community Development Department is in receipt of your preapplication conference request. Tile
application has been routed to members of the Development Reviem, Committee and a meeting with the
project applicant has been scheduled as follows:
9:00 a.m. — Thursday, September 1, 2016
Hylebos Conference Room
Federal Way City Hall, 2"d Floor
33325 8"' Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at david.vandeweorliercocittio#tederal.►�ay.com, or 253-835-2638.
Sincerely,
Dave Van De Weghe
Senior Planner
Doc I D 74386
CONSULTING ENGINEERS, LtC
f
August 3, 2016 Job No. 1924-001-016
RECEIVED
AUG 0 3 2016
Mr. Scott Sproul CITY OF FEDERAL WAY
Community Development Director CDS
City of Federal Way
33325 8th Ave S
Federal Way WA 98003
Re: KG Investment Properties
50-Acre Industrial Development with the CP-1 Zone
Dear Scott:
Please accept this cover letter/narrative and the enclosed application materials as our
request to schedule a pre -application meeting with the City to discuss the proposed
development of a ±50-acre site within the CP-1 zone.
Site Description
The proposed project is located between Weyerhaeuser Way S and Interstate-5, and
generally north of the Weyerhaeuser Technology Center (WTC). The properties are zoned
CP-1 and are subject to the 1994 Weyerhaeuser Company Concomitant Pre -Annexation
and Zoning Agreement as well as portions of the 1994 FWC. Specifically, the proposed
project with include portions of assessor's parcel numbers, 162104-9056, -9030, and -
9013.
There is approximately 40' of fall across the property from the northwest corner to the
southeast corner of the site. The site is partially developed with asphalt parking lots that
serve the WTC, and a mix of large evergreen and deciduous trees. A portion of parking lot
serving the WTC is proposed to be relocated and reconfigured to accommodate the new
warehouse, office space and associated parking.
There are some small wetlands located on, or immediately adjacent to the site as shown
on the enclosed site plan. The proposed 721,000 square foot building and associated
parking lot is proposing to fill, or partially fill, 6 small, low -quality wetlands. More
information, details and justification will be provided in a wetland delineation report to be
submitted with the Process III application. Talasaea Consultants will be providing site
reconnaissance and wetland delineation for the project based upon the most current
critical areas regulations adopted by the City of Federal Way.
ESM Federal Way
ESM Everett
Civil Engineering Land Planning
33400 8th Ave 5, Ste 205
1010 SE Everett Mall Way, Ste 210
Land Surveying Landscape Architecture
Federal Way, WA 98003
253.838.6113tel
Everett, WA 98208
425.297.9900tel
3D Laser Scanning GIS
800.345.5694 toll free
800.345.5694 toll free
www.esmcivil.com
253.838.7104 fax
425.297.9901 fax
Mr. Scott Sproul
August 3, 2016
Page 2
Building
The proposal includes construction of a 1,300 foot by 550 foot single story warehouse and
associated office building. Eighty-one dock doors and 2 drive-ins will be located on the
north and south side of the building to total 162 dock doors and 4 drive-ins. The 721,000
SF building will be situated approximately 180 feet south of the northernmost boundary
line running generally parallel to the northern property line.
Parkin
Surrounding the building will be 476 stalls, 100 of which will be for trailers. Landscape
islands and peninsulas will be located every 10 parking stalls. On the south side of the
property, parking stalls will be located approximately 130 feet from the dock doors.
We are aware that the proposal does not meet the parking requirements for the size of the
proposed uses; however, the number of stalls provided will meet the needs of the future
tenants. While a parking modification request will be included in the Process III
application at the time of submittal, we would like to understand the City's receptiveness to
such a request as soon as possible.
Managed Forest Buffer
Pursuant to the 1994 Weyerhaeuser Company Concomitant Pre -Annexation and Zoning
Agreement, Exhibit C, Section 111.13 there is a continuous managed forest buffer required
around the perimeter of the CP-1 zone. The buffer, as it affects this site, is shown on the
site plan, and includes a 100-foot buffer along 1-5. There is no buffer proposed abutting
the OP-1 zone since the proposed uses are compatible. The OP-1 zoned property
contains office uses, and the proposed warehouse also contains office space. Also,
warehouse uses are allowed in the OP-1 zoning as an accessory use. We request
confirmation that no managed forest buffer is required along the common boundary with
the compatible OP-1 zoning. Please note, however, that we propose to provide a 10-foot
landscape buffer at this location.
Traffic/Circulation
Access to this facility will be provided off of Weyerhaeuser Way S in two locations, each
being approximately 40 feet in width to accommodate truck turning movements. The
northernmost access has been located approximately 240 feet south of the northern
property line. The second 40-foot wide access is proposed to be located where the
current entrance to the northern parking lot of the WTC is located. This will function as a
shared access servicing both the proposed warehouse and the WTC property.
Two additional, 30-foot wide access points will be created after reconfiguration of the WTC
north parking lot to provide direct access to the WTC. The distance between these two
access points is approximately 400 feet.
Utilities
Water and sewer services will be provided by Lakehaven Utility District. Based upon early
discussion, we do not anticipate any limitations doe to capacity; however, we will need to
know the anticipated fire flow, fees and any other potential limitations that may impact the
development of this project.
Mr. Scott Sproul
August 3, 2016
Page 3
Storm
Stormwater runoff from the new development will be collected and routed to three
separate stormwater treatment and detention facilities located around the project. One
stormwater pond will be located in the northeastern corner of the project. The remaining
two ponds will be located at the southwest and southeast corners of the site, with the
southeastern pond falling just outside of the final project boundary.
Each pond will be sized per the recently adopted, 2016 King County Stormwater Design
Manual. After detention and treatment, stormwater will be released at pre -developed rates
to the natural downstream drainage paths. Due to the poor soil conditions anticipated, we
do not expect that infiltration of stormwater will be feasible for this project.
Boundary Line Adjustment
Similar to the Preferred Freezer project, the applicant will propose a Boundary Line
Adjustment (BLA) to realign the above -mentioned parcels to accommodate this proposed
development. The intent of this future BLA will be to contain the new and existing
buildings on separate parcels and remove the lot lines that currently cross the WTC
building.
Questions/Confirmations for the Develo meet Review Committee
1. Process III - We believe that the project should be subject to the Process III
requirements of the Code. We are aware that the City has also looked at Process
IV. We would like to discuss this issue further and also understand the specifics of
that process (steps and timelines)?
2. Impervious Requirements - We would like to confirm that the 30% impervious
requirement is applied over the entire campus, and not on a project by project
basis.
3. Significant Trees - Pursuant to the 1994 Agreement, no additional tree retention is
required beyond the managed forest buffer outlined in the agreement (Section XI.
Landscaping. A. 3.).
4. Offsite Improvements - Please confirm that frontage improvements will be required
on Weyerhaeuser Way S consistent with a Type K Street as depicted in the
Transportation element of the Comprehensive Plan.
5. Fees - Are there any other impact fees besides Traffic and School that will apply to
this project? When is the next adjustment to the traffic impact fees expected to
take place?
6. Water Availability - Please confirm that 4,000 gpm at 20 psi is available. Will the
fire department allow a 75% reduction versus the standard 50% reduction for
automatic sprinklers?
7. Curb Cuts - How many curb cuts can the project have on Weyerhaeuser Way S?
What is the minimum separation? What is the maximum width?
8. Buffers - We are depicting a 10-foot buffer along the northern property line and
along Weyerhaeuser Way S. Please confirm that this is greater than required
under the 1994 Agreement.
Mr. Scott Sproul
August 3, 2016
Page 4
9. Parking - Based on our intended use, we have assumed 1 space per 2,000 sf of
building to meet the actual parking needs of the development, instead of 1 /1000
which is required by code. Will the City support a variance for this reduction?
We intend to submit a Process III land use application with a SEPA checklist in the near
future, and we'd like to concurrently process the boundary line adjustment.
Enclosed with this letter, please find the following materials:
• Master Land Use Application (1 copy);
• Pre -Application Conference Checklist (1 copy);
• Conceptual Site Plan (7 copies); and
Submittal Fee ($460.50).
Thank you in advance for your attention to this project and we look forward to working
with you through the process.
Very truly yours,
ESM CONSULTING ENGINEERS, L.L.C.
ERIC G. LaBRIE, A.I.C.P.
President
Enc: As noted
Cc: Steve Kramer, KG Investment Properties
Jack McCullough, McCullough Hill Leary, PS
Tom Messmer, Federal Way Campus, LLC
IIesm81engrlesm-jobsI19241001 M 61documenbletter-001.docx
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CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE (DRC)
Preapplication Conference Sign -In Sheet
KG Investment Preappiieatian
16-103782-00-PC
September 1, 2016
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DEVELOPMENT REVIEW COMMITTEE (DRC)
Preapplication Conference Sign In Sheet
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CITY OF FEDERAL WAY
COMMXJNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: 8/9/16
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District
Vince Faranda, South King Fire & Rescue
Rob Van Orsow, Solid Waste/Recycling Coordinator
Rick Perez, City Traffic Engineer
FROM: Dave Van De Weghe, Planning
FOR DRC MTG. ON: 8/25/16 - Internal
9/l/16, 9:00a.m. - With applicant
FILE NUMBER(s):. 16-103782-00-PC
RELATED FILE NOS.: None
PROJECT NAME: KG INVESTMENT DEVELOPMENT
PROJECT ADDRESS: Weyerhaeuser Way S
ZONING DISTRICT: CP-1
PROJECT DESCRIPTION: Proposed 721,000 square foot warehouse/office building
with associated site development including boundary
line modification.
LAND USE PERMITS: Preliminary Plat, BLA and SEPA
PROJECT CONTACT: ESM CONSULTING ENGINEERS LLC
ERIC LABRIE
33400 8TH AVE S Suite 205
MATERIALS SUBMITTED: Preliminary Plat conceptual drawing
CITY OF.1 `11114%s�
Estimate of Development Traffic Impact Fees 2016
Federal Way
Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted
boxes.
STEP #1: General Information
Enter the following information
Project Name
KC Investment Development
File Number
16-103782-00-PC
Street Address
City, State Zip
Federal Way, WA
Parcel Number (s)
Traffic Impact Fee Estimated By
SL
Is this project locate within the City Center Zone? If "YES", please use City Center Impact Fee sheet.
STEP #2: Land Use Type
Select the proposed Land Use Type(s) from the drop down memu below. Enter the proposed number of units for
the Project
Proposed Land Use Type (s)
1)
15. warehousing
2)
"NONE**
3)
"NONE**
4)
**NONE**
Unit of Number of Impact Fee Rate per Preliminary Impact
Measure Unit(s) Unit of Measure Fee Amount
sf/GFA 721000 $
N/A $
N/A $
N/A $
1.35 $ 973,443.64
$ 973,443.64
STEP #3 - Credit/Change in Use (If Applicable)
This step applies to development proposal to change existing building or dwelling use.
Provide any impact fee previouly paid for the land use category
of the prior use IMPACT FEE AMOUNT PAID FOR
(Do not include administration fees). PRIOR USE
For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the prior
use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the current
impact fee rate in affect for the prior use. Fill out the lines below of the prior use.
Proposed Land Use Type (s)
Unit of Number of Impact Fee Rate per Preliminary Impact
Measure Unit(s) Unit of Measure Fee Amount
1) "NONE**
N/A
$
2) **NONE**
N/A
$
3) "*NONE**
N/A
$
STEP #4: Total Impact Fee
Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees.
(8036) - Traffic Impact Fee (Before adjustment) $
Credit/Adjustment including Change of Use $
(8036-1) Administrative Fee (3%) $
TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE
973,443.64
29,203.31
1,002,646.95
19.100.070 - Timing of Fee Transportation Impact Fee Payment
FWRC 19.100.070 (a) - For commercial developments, fees shall be calculated based on the impact fee schedule
in effect at the time a completed building permit application is filed and paid prior to permit issuance. For a change
in use for which no building permit is required, the fee shall be calculated and paid based on the impact fee
schedule in effect on the date of an approved change of use.
FWRC 19.100.070 (c) - For all applications for single-family, multifamily residential building permits, and
manufactured home permits, the total amount of the impact fees shall be assessed and collected from the
applicant when the building permit is issued, using the fee schedule then in effect.
19.100.075 - Option for Deferred Payment of Transportation Impact Fee
An applicant may request, at any time prior to building permit issuance, and consistent with the requirements of this
section, to defer to final building inspection the payment of a transportation impact fee for a single-family residential
dwelling unit. Refer to defer payment of impact fee code for process.
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