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07-105925
CITY OF �- Federal July 21, 2008 FILE CITY HALL Way33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Mike Kerby Highmark Investments 3450 South 3441h Way, Suite 115 Federal Way, WA 98001 RE: File #07-105925-00-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 and hereby issues approval of the proposal to construct a 47,804 square -foot, two-story office building with associated parking, landscaping, and other site improvements. The site plan, elevations and landscaping plan, submitted on June 13, 2008, are hereby approved per the enclosed Findingsfor Project Approval. Additional requirements may be provided as City departments review the building permits. 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) 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. PROCEDURAL INFORMATION The applicant must substantially complete construction for the development activity within five years after the final decision of the City, or the decision becomes void. An extension may be granted, pursuant to FWCC Section 22-409, through a written request submitted to the Department of Community Development Services (33325 8th Avenue South, PO Box 9718, Federal Way, WA 98063-9718) at least 30 days prior to the expiration of the decision. Any person who received a copy of this decision may appeal this decision. The appeal must be in the form of a letter delivered to the Department of Community Development Services (address above), and be accompanied by the established fee, within 14 calendar days after the effective date of the decision. The effective date of decision is July 24, 2008. The appeal letter must contain a clear reference to the matter being appealed and a statement of the factual findings and conclusions of the Director of Community Development disputed by the person filing the appeal. r Mr. Mike Kerby July 21, 2008 Page 2 This decision shall not waive compliance with City of Federal Way codes, policies, and standards relating to this development. If you have any questions regarding this decision, please contact Jim Harris, Senior Planner, at jim.han-is@ci!3(offederailLay.com cityoffederalway.com or 253-835-2649. Sincerely, Greg Fewins, Director Community Development Services enc: Findings for Project Approval Highmark Office 07-105925 Highmark Approved Site Plan by Lance Mueller and Associates, sheet Al.1 dated revised 3/25/08, resubmitted June 13, 2008 Highmark Approved Elevations by Lance Mueller and Associates, sheet A3.1 dated revised 3/25/08, resubmitted June 13, 2008 Highmark Approved Landscape Plans by Lance Mueller and Associates, sheet LL.1, L2.1, L2.2 dated revised 6/6/08, resubmitted June 13, 2008 Highmark Wetland Buffer Enhancement Plans by Talasaea, sheets W1.0 and W1.1, dated 6/3/08, and submitted June 13, 2008 Highmark Wetland Buffer Enhancement Plan Report by Talasaea, sheets W 1.0 and W 1.1, dated 6/3/08, and submitted June 13, 2008 c: Bob Fadden, Lance Mueller & Associates, 130 Lakeside, Suite 250, Seattle, WA 98122 Jim Harris, Senior Planner Kevin Peterson, Engineering Plans Reviewer Sarady Long, Traffic Analyst Chris Ingham, South King Fire Brian Asbury, Lakehaven Utility District Melvin Vanden Berg, 1621 Amherst Drive, Ames, Iowa 50014 O7-105925 Doc 1 D. CITY of 1;'� �W: Federal Way FILE FINDINGS FOR PROJECT APPROVAL HIGHMARK OFFICE BUILDING File No: 07-105925-00-UP The following are findings for recommending approval of the proposed Highmark office building located two lots south of South 3201h Street on the east side of Weyerhaeuser Way South, in Federal Way. The subject property is King County tax parcel number l 52104-9052. 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. 1. The subject site is a 9.24-acre unimproved lot located on the east side of Weyerhaeuser Way South, two lots south of South 320'h Street in the City of Federal Way. The developable portion of the site was previously graded under a previous development permit from the City of Federal Way. 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 19, 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 19, 2008, and no appeals were filed. 3. There are several regulated wetlands and wetland buffers on the subject property. The wetland boundaries and wetland buffers on the property were defined 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. 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 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. In summary, the Talasaea plan and report identify the plants that have died in and around Wetland A, and the Talasaea plans and report identify mitigation. As part of the proposal, the applicant is required to implement the recommendations, mitigation, planting and monitoring and contingency as identified in the Talasaea June 3, 2008 report. 4. 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. 5. The proposed building meets the setback requirements of FWCC Section 22-826, including 50-foot front yard setback and 20-foot side and rear yard setbacks. No maximum lot coverage is established. 6. Drainage components of the project must conform to the 1998 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, which has been constructed to applicable FWCC standards. Street frontage improvements along the abutting Weyerhaeuser Way South have already been completed. Additional street frontage improvements are not required. This proposal has been reviewed under the City's Transportation Concurrency requirements. The City's Traffic Engineer has conducted a review of the transportation impacts from the proposal and conducted a Transportation Concurrency Analysis for the proposal in accordance with FWCC Chapter 19. The staff report of the Concurrency analysis identifies required mitigation measures for Process III Project Approval, addresses any failures of the City's Level of Service (LOS) standard, and provides for the collection of pro-rata share mitigation towards the City's Transportation Improvement Plan (TIP) projects impacted by the proposed development. The proposal impacts 20 Transportation Improvement Plan (TIP) projects on the City's 6-Year TIP. The applicant shall either construct the impacted Transportation Improvement Plan projects identified in the January 21, 2008 Concurrency Decision, or alternatively pay a pro-rata share of $236,577.00 toward the impacted TIP projects prior to issuance of a building permit. On February 1, 2008, the applicant accepted the Transportation Concurrency decision. 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 Findings for Project Approval File No: 07-105925-00-UP/Doc, i D. 46328 Highmark Office Building Page 2 shows 167 parking stalls proposed, with a maximum of 25 percent compact stalls, which meets applicable FWCC standards. 10. 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. l 1. 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. Additionally, landscaping is provided around the enclosure. 12. 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 FWCC 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) 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). 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)]. • The building includes a canopy over the entrance [reference FWCC 22-1635(b)(3)]. • The building incorporates a stepped roofline. • Glazing, pedestrian lighting, and reveals are utilized to break up blank walls [reference FWCC 22-1635(c)]. The building incorporates a combination of fagade modulation, landscape screening, and pedestrian plazas to meet the fagade modulation and screening standards of FWCC. The proposed site layout and building design embodies good design principles and results in a high quality of development. 13. 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). Findings for Project Approval File No: 07-105925-00-UP/D.c 1 D 46328 Highmark Office Building Page 3 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. 14. The applicant has 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." 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 out of three different 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 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 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 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 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) shall be'redesigned to provide the code required 25-foot landscape strip between the parking'area and front property line. The site design in this area does not warrant a modification to the width of the landscape buffer, as the grade of the site in this area is less severe. Findings for Project Approval File No: 07-105925-00-UP/Doc I.D. 46328 Flighmark Office Building Page 4 Overall, the approved portions of the applicant's request to modify landscaping requirements is consistent with 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. 15. Per FWCC, 3,674 square feet of parking lot landscaping is required (167 parking stalls X 22 sq ft 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. 16. There are no significant trees on the developable portion of the site; therefore, no significant trees will be removed. 17. 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. 18. 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 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, Senior Planner Date: July 20, 2008 Findings for Project Approval Highmark Office Building File No: 07-105925-00-UP/Doi I 46329 Page 5 'k CITY OF Federal May 29, 2008 Mr. Bob Fadden Lance Mueller & Associates 130 Lakeside, Suite 250 Seattle, WA 98122 �1 CITY HALL FILE Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Re: File #07-105925-00-UP and #07-105926-00-SE; WETLAND BUFFER RESTORATION Highmark East Campus Office Building, 322XX Weyerhaeuser Way South, Federal Way Dear Mr. Fadden: This letter is in response to our previous discussions and your e-mail to me dated May 16, 2008, regarding restoration of the wetland A buffer at the Highmark Office Building site. I have discussed with the Community Development Director and Planning Manager your request to remove the restoration of wetland A as a requirement for the Highmark Office Building approval. As previously directed in my March 26, 2008 letter, please provide an analysis of the disturbed wetland A and buffer and provide a plan for restoration of the impacted area. Specific details of the requirements are included in my March 26, 2008 letter. An approved restoration plan will be required for the Process III site plan approval. Implementation of the approved restoration plan will be required at the time of final inspection approval and Certificate of Occupancy for the Highmark Building. Monitoring and financial guarantee of the wetland buffer restoration will be required. The City would be willing to meet with you and the representatives of Quadrant to further discuss this matter in order to work out a mutually agreeable resolution. Contact me by e-mail at'im.harris@cityoffederalway.com or by phone at 253-835-2649 if you have any further questions_ Sincerely, r ld Harris Senior Planner Doc I D 45621 EIVED BY COMMUNITY DEVELOPMENT DEPARTMENT DEC 1 S 2007 3 711 �o . u CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: ?pn u 4 W TO: Will Appleton, Development Services Manager FROM: Jim Harris FOR DRC MTG. ON: na FILE NUMBER(s) : 07-105925-00-UP RELATED FILE NOS.: None PROJECT NAME: HIGHMARK EAST CAMPUS OFFICE BUILDING PROJECT ADDRESS: 3600 S 320TH ST ZONING DISTRICT: OP-1 PROJECT DESCRIPTION: Proposal to construct 46,000 square foot, 2-story office building with associated site improvements. MATERIALS SUBMITTED: Revised Site Plan, resubmittal dated June 13, 2008. Will: Sean was the Engineer reviewer on this on. Sean was pretty much ok, ready to go on the UP-3 approval, see doc files and status. I'll be preparing the UP3 approval decision in the next week or two, and I'll need PW to sign off also on the UP3 decision. l k 3 LANCE MUELLER 6 ASSOCIATES A R C H I T E C T S A I A Jim Harris Senior Planner City of Federal Way P. O. Box 9718 Federal Way, Washington 98064 RE: Highmark- East Campus Office Building (File Number 07-105925) Request for Design Modification (LMA # 07-076) Dear Jim, June 9, 2008 At this time we are formally requesting a design modification permitted under FWCC section 22-1570 to allow an alternative method of screening parking stalls from the public right away required by FWCC section 22-1567 e-(1) and permission to relocate 2 to 5 feet of the 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. The application for director's approval to permit this modification along with descriptive materials was included in the original Master Land Use Application and SEPA materials. At this time we are attaching to this request letter the following materials that will illustrate the purposed modification and supplemental materials that will explain why the request is being made. These materials area: 6 - Project Narrative 6 - Copy of Master Land Use Application 6 - Concurrency with Community Design Guidelines Analysis 6 - Discussion of Design Modification 6 - Buffer Report 6-8Yx11 Sheet A1.1 - Architectural Site Plan A1.1A - Cross Sections at Street Sheet L1.1 - Existing Tree Plan Sheet L2.1 - Landscape Plan Sheet L2.2 - Landscape Schedule Site Section — With Landscaping Sheet W1.0 — Buffer Enhancement Plan Sheet W1.1 - Planting Plan and Schedule Colored Elevation Submitted with Design Review Application 6 — Full size folded Sheet A1.1 -Architectural Site Plan Al. 1A - Cross Sections at Street Sheet L1.1 - Existing Tree Plan Sheet L2.1 - Landscape Plan Sheet L2.2 - Landscape Schedule RESUBMITTED Site Section — With Landscaping JUN 13 2008 130 Lakeside Suite 250 Seattle, WA. 98122 (206) 325-2553 Fax (206) 328-0554 Architecture Planning Space Planning Interiors CITY OF FEDERAL AY BUILDING DEPT. Sheet W1.0 — Buffer Enhancement Plan Sheet W1.1 - Planting Plan and Schedules The applicant requests modification be approved based on compliance to the intent of FWCC sections 22-1570-b-(1 to 5). It specifically complies with each section as follows: The existing grade of the parking area, which is located between the street and the building is between four and six feet below the public street. Providing a landscape area at street grade between the lot line and a 4 foot high keystone wall located 10 feet east of the lot line will allow the installation of landscape materials that will screen the parking and visually buffer the building. Visual buffering and screening of the parking stalls perpendicular to the street could not be achieved without this modification due to the existing slope of the landscape area. The balance of the required landscaping will be placed in the front yard against the building and provide a buffer between the building and the pedestrian walk. The purposed design modification provides superior result which cannot be achieved utilizing the prescriptive methodology specified in the FWCC. 2. The proposed modification achieves purpose of FWCC section 22-1567 e-(1) in that it meets the goal of visually screening the parking area and it allows the type III landscaping required under FWCC section 22-1566 h-(1) to be more effective. The purposed design modification complies with the intent stated purpose of this chapter and other requirements of the FWCC. 3. The proposed modification provides an alternate method of visually screen the parking area, doesn't not result in the reduction of any required landscape buffer width, reduction in an area requirement, or modify the type of planting. This type of modification in fact is allowed under FWCC section 22-1570 e-(1). The purposed modification will not violate code or be a substitute for a zoning variance. 4. The modification purposed permits the building to be located close to the street and the common drive way. This alleviates the need to locate the building further to the east and south which would require grading of existing vegetated sloped areas and removal of trees. The proposed modification allows greater retention of existing trees and less disturbance to existing vegetation. 5. The proposed modification also satisfies the criteria listed in subsection (d). Specifically there are special circumstances relating to size, shape, and topography, vegetation, existing improvements and underground structures that make it necessary to receive a modification so this property can enjoy the rights and privileges enjoyed by other properties. The modification purposed permits the project to enjoy the use, rights and privileges permitted to other properties in the vicinity and zone. Based on the criteria we feel that the requirements for director's approval of our requested RESUBMITTED modification have been meet. JUN 1 3 2008 CITY OF FEDERAL WAY BUILDING DEPT. 11' 1 If you require any additional information we need to makes some revisions please let me know since we would like to keep on schedule for a spring permit approval. Thank 10J U, Bob Fadden RESUBMITTED JUN 1 3 2008 CITY OF FEDERAL WAY BUILDING DEPT. CITY OF A.- Federal March 26, 2008 Mr. Bob Fadden Lance Mueller & Associates 130 Lakeside; Suite 250 Seattle, WA 98122 CITY HALL 33325 8th Avenue South y Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederalway. com RECEIVEL MAR 3 12008 ANCE MUELLER & ASSPf Re: File #07-105925-00-UP and #07-105926-00-SE; PLANNING DIVISION TECHNICAL REVIEW Highmark East Campus Office Building, 322XX Weyerhaeuser Way South, Federal Way Dear Mr. Fadden: The following comments represent the Planning Division's technical review of the documents and plans submitted on February 1.2, 2008, and the associated October 25, 2007, submittal for the State Environmental Policy Act (SEPA) review and Process Ill Site Plan Review for the proposed 47,804 square foot two-story, Highmark Office Building at Lot 2 on East Campus Parcel 2, at approximately 322XX Weyerhaeuser Way South. At this time, it appears that we have adequate information for issuance of the SEPA threshold determination and City staff is preparing the SEPA decision for issuance. Once the SEPA determination is issued, the determination will have a 14-day comment period followed by a 14-day appeal period. The City can issue the Process III site plan and design decision fallowing completion of the SEPA appeal period. The following items will need to be adequately addressed and resolved, prior to issuance of the Process III site plan decision. —EROCESS III 11EVIEW COMMENTS A. Planning Division (Jim Harris, 253-835-2649, jim.harris@cityoffederalway.com) 1. Site Plan • Provide details on the plans regarding the type of materials used for the pedestrian crossings in the parking lot and drive aisle. Stamped and/or colored concrete is the preferred method of treatment. Paint striping is not acceptable treatment. The pedestrian connection to the adjacent building to the north must be designed to connect to the existing pedestrian crossing, which is about 73 the way across the shared driveway. Provide details on the plans to make this connection. RESUBMITTED Mile N07-] 05915-00-UP opk W 12 3 2008 CITY BUF FEDERAL ILDING G DWAY DEPT. U Mr. Bob Fadden Page 2 March 26, 2008 • pursuant to Federal Way City Code (FWCC) Section 22-826 (note 7), the proposed trash facility must be relocated away from the nearby abutting residential uses. The trash enclosure area cannot be located within any required building setback area and cannot be within any required perimeter landscape area. • The site plan and engineering plans must identify the top and bottom elevations of all proposed retaining walls (Z-W/BW). The wall along the south and east sides of the proposed building does not identify the bottom elevations. • On plan sheet A I A please identify, "Total Developed Site Area." This developed site area would represent all the developed site area, parking, drive aisles, building footprint, : The developed amkwould essentially be all tre area north of the lariaccape areas; etc proposed southerly retaining wall. Please confirm the percent (square feet) of rooftop area that is covered by mechanical equipment and associated screening. FWCC Section 22- 1047(2) allows rooftop appurtenances to exceed the building height limit by a maximum of four feet, provided the rooftop appurtenances and equipment do not exceed 10 percent of the building footprint. 2. Landscape Plan • In order to meet the Type I solid landscape screen requirements adjacent to a residential zone, additional trees are required in the north/south landscape bed in the northeast cornier of the parking stalls). Specifically, additional trees must be site (east and northeast of the five achieve a solid screen within five years of planting. planted in a triangular spaced pattern to • City staff is supportive of the intent of the proposed landscape modificationreduce the e foot wide discussed on the phone on March 20, 2008• In summary, You are requesting to front perimeter landscape requirement to allow approximately a 19-foot wide landscape scrip adjacent to the front property line, and you are proposing to implement or relocate the six feet of landscaping adjacent to the building farrade. The ]February 11, 2008, landscape modification request does not detail the spatial requirements and modification; as the modification letter focuses primarily ant e grade ape changes, screening, and retaining walls. Please amend your February 11, , spatial requirements and modifications modification request to clarify and address the identified above. The remainder of the landscape plan meets applicable FWCC standards. 3, Wetland Buffer Encroachment/Averaging/Mitigation/Monitoring In summary, the subject property has a significant amount e a defanedof sanddwetland buffers. The previously approved by wetland boundaries and wetland buffers an the property ��� M !�f TE D the City in conjunction with permit applications to develop the property with the T] JLM`J: T2008 File #07- I05925-00-UP CITY OF FEDERAL WAY BUILDING DEPT. Mr. Bob Fadden Page 3 March 26, 2008 Building in 2001, including the Boundary Line Adjustment recorded under King County File No. 20010711900005. The wetlands and wetland buffers must be depicted on the current site plan and engineering plans in accordance with the recorded BLA. The City also approved a wetland buffer averaging 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-Ca, 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, i0-20-01; and associated Wetland Buffer Enhancement Plan Weyerhaeuser East Campus Report by Talasaea Report titled Wetland Buffer Enhancement Plan, -- Parcel 2, Federal Way Washington, 12-10-01. The approved wetland buffer enhancement plan has not been implemented for the site. if you or members of your design team need copies of the previously approved plans or report, let me know and I can get you copies. Based on a recent site visit and review of the current site conditions plan (ESM sheet PP-3), it is evident that land surface modification and grading has occurred within wetland buffers. At a minimum, themortherly buffer of Wetland A has been modified and disturbed. It appears that a portion of previously vegetated wetland buffers have been impacted and disturbed. The following critical areas/wetland issues must be addressed at this time: • The applicant shall provide an update to the above referenced wetland plans and report. The update shall address current site conditions and provide appropriate buffer enhancement for what appears to be grading and encroachment into the buffer of Wetland A. • The proposed wetland buffer conversion as identified on the site plan is not supported by City staff for the following reasons. First, the averaged wetland buffer limits have been formally defined and approved on the Boundary Line Adjustment recorded under file 01- I00742-SU (King County Record number 20010711900005). Second, the proposed modification would modify and change the averaged wetland buffer and result in an unacceptable reduction in the width of the buffer for Wetland A. The proposed retaining wall plan south of the building must be modified to follow the wetland buffer line as previously approved. r Grading within the wetland buffer as proposed on plan sheet PP-5 of the ESM plans is not permitted. Fine finish grading to accommodate the wetland buffer enhancement would be permissible. Any grading proposed in this area must be addressed by the wetland consult in conjunction with the forthcoming buffer plan update. Grading within wetlands and buffers is only permissible through a Process IV Hearing Examiner review, subject to applicable criteria and FWCC provisions. Quadrant Corporation is funding post -development monitoring of the wetland buffers on site and south of the site. ESA Adolfson Associates is conducting the monitoring under 6WITTED ' number 01-101725-C4, and the buffer monitoring is still on -going- FEES JUN 13 2008 Fileuo7-ias9zs-0o-ur CITy �PMRAL WAY BUILDING DEPT. W. Bob Fadden Page 4 March 26, 2008 B. Development. Services Division (Sean Wells, 253-835-2731, sean.wells@cityoffederalway.com) Please address the comment in the enclosed March 4, 2008, memo from Sean Wells. C. Traffic Division (Sanjeev Tandle, PE, PTOE, 425-458-6200, sanjeev.tandle@cityoffederalway-com) The Transportation Concurrency Analysis was completed and provided to you on January 24, 2008. Please submit four copies of any revised reports, along with the enclosed resubmittal form. If the information requested abave is not submitted within 180 days of the date of this. letter, the applications will expire. Please contact me at 'im.harris a ci . offederalway.co or 253-835-2649 if you have any questions. l look forward to working with you_ Sincerely,,, i•—r] "] Jim Harris Senior Planner Enc: March 4, 2008, Sean Wells Memo Resubmittal Form c: Sean Wells, Senior Engineering Plans Reviewer Sanjeev Tandle, PE, PTOE File 007-105925-00-UP RESUBMITTED JUN-4g,� 2008 CITY OF FEDERAL WAY BUILDING ❑EPT- 44k CITY OF Federal Way DATE: March 4, 2008 TO: Janet Shull MEMORANDUM Public Works Department FROM: Sean Wells, P.E. SUBJECT: HIGHMARK EAST CAMPUS OFFICE BUILDING - (07-105925-00-UP) 3600 S 320TH ST — Public Works Development Services Technical Comments #2 We have reviewed the preliminary analysis and plans for Highmark East Campus Office Building project, resubmitted on February 12, 2008, and found items that need to be addressed prior to receiving preliminary approval from Development Services. These items are in accordance with Chapters 21 and 22 of the Federal Way City Code and the 1998 King County Surface Water Design Manual, and are as follows: 1. The location of the three parking stalls located immediately adjacent to the southern driveway approach (west of the pond access road in the southwest corner of the site) is not approved due to safety concerns with vehicles entering and exiting the site. Relocate the stalls elsewhere on the site, or if they are not required, remove them all together. RESUBMITTED JUN 1 3 2008 CITY OF FEDERAL WAY BUILDING DEPT. HIGHMARK OFFICE BUILDING Project Narrative 10-16-07 Project Back round Existing Conditions: This property was originally part of the Phase I East Campus subdivision. As part of the original subdivision, wetland delineation was completed and subsequent mitigation plans were approved, a storm water detention and water quality pond was constructed and streets and roadways improved. Subsequently lot one and two of Phase I was purchased and proposed to be developed as office sites. One site was developed as the Northlake Office building which is now occupied by Washington State Teachers and the second site was proposed to be developed for the Delta Society. Under the original application the entire site was graded, wetland mitigation was completed and buffers widths established through averaging, utilities installed, and the storm drainage facility developed. Since that time the Delta Society lot has been left in a rough graded condition ready for development. ESM sheet PP-2 depicts the existing developed condition of the property. The original approved plan for both buildings had 4.96 acres of impervious area. With the proposed two story building, the foot print has been reduced and the amount of new impervious area between the two developable sites have been increased a small amount. The amount of surplus detention in the pond has been determined and at this time no modifications to the pond volume and control structure is required. The site plan as currently proposed, utilizes both current access points to the public street and where feasible will utilize existing sewer, water services and storm sewer systems. Some minor modifications will be required to accommodate the new design, but they will not result in significant modifications. See LMA sheet A1.1. The proposed building and site development plan has been designed to utilize the existing topography whenever possible. No grading beyond the development limits shown on the current site plan is proposed except for some grading in the buffer area prior to planting those areas. The preliminary grading plan proposes a floor elevation of 429.50, which may be adjusted based on the final design. This places the building finish floor at about the sa'I of the previous design and allows most of the existing rough grading to remain JUN 13 2008 CI BUAY BUILDING DEPT. W HIGHMARK OFFICE BUILDING _Project Narrative Page Two Prior Permit Actions: According to information provided by the seller, the original SEPA determination for this property was made on May 19, 2001 (File #01-100740-00-SE). As part of that action Transportation Improvement Plan projects where identified. Pro-rata shares of the projects were paid by lot one and a smaller pro-rata share was never paid by lot two. It appears from the information in the files that the grading for lot 1 was done under Permit number 01 -101 725-00-CO and the site plan approval file was #01 -1 007740-00-SE. The development standards for this property differ from the conditions of the Federal Way Zoning Code even though the zoning district is OP-1. The project is governed by the Annexation Agreement and as such is not subject to the community design standards sections of the Federal Way Zoning Code. It also is not subject to the buffer averaging, buffer width, building setbacks, and buffer planting requirement from wetlands; but is governed by the provisions of the annexation agreement. Pro'ect Description General Information Lot 1 is a fully graded site with utilities in a ready to build condition. As such, the site work will consist of connection to existing storm facilities, connection to existing water and sewer services, fine grading, finish paving & hardscape and installation of landscaping. The proposed structure is a two story office building designed for single or multiple tenants. It will be permitted as a warm shell with lobby and core in place ready for tenant improvements. All uses anticipated are office; engineering or software based and would be B occupancy. Medical uses that would require additional parking are not being considered at this time. The building will be constructed as a Type 116 sprinkled building. The first floor with a slab on grade, the second concrete over metal decking supported by metal joists and beam, and the roof built up roofing over rigid insulation on metal deck supported by steel joists and beams. The principal exterior material will be glass curtain wall, glass window bands, and smooth surface concrete with a textured paint. Other materials used will be metal siding, smooth metal panels, wood beams, and anodized aluminum at flashings and cornices RESUBMITTED JUN 13 2008 CITY OF FEDERAL WAY BUILDiNG DEPT. HIGHMARK OFFICE BUILDING Project Narrative Page Three The site development will also provide two and possibly three exterior area for the occupants to utilize. Two of the features will be provided in the area between the building and the wetland buffer. The first feature is the sun court and the second will be passive sitting area outside the south entry. In addition to these areas, a covered exterior break area is provided that is similar in character to the entry feature. The site is currently designed with 168 parking stalls. This number of stalls will support a gross building area of about 50,000 sf. based on a parking ratio of 1/300. RESUBMITTED JUN 1 3 2008 HIGHMAW-OFF-PROJ-NAR.doc CITY OF FEDERAL WAY (LMA#07-076) BUILDING DEPT. Fo. ederal Way APPLICATION NO(S) Project Name Highmark East Campus Office Building MASTER LAND USE APPLICATION DEPARTMENT of CoNmuNITy DEVELOPMENT SERVICES 33325 8m Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607;Fax 253-835-2609 www.ci ffederalwa .com Property Address/Location Approx. 32200 Weyerhaeuser Way South Parcel Number(s) 152104905202 Date 10/11/07 Project Description Construction of 2-story office building of about 47,510 s.f. and associated site improvement. Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference x 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 x SEPAw/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information OP-1 Zoning Designation Corp . Park Comprehensive Plan Designation 250,000 Value of Existing Improvements 4,000,000 Value of Proposed Improvements International Building Code (IBC): B Occupancy Type I IB Sprinklered Construction Type Applicant Name: Lance Mueller & Associates/Architects Address: 130 Lakeside, Suite 250 City/State: Seattle, WA Zip: 98122 Phone: (206) 325-2553 Fax: (206) 328-0554 Email: bfadden@lmueller. com Signature: Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Highmark Investments Address: 3459 S . 344th Way, Ste 115 City/State: Federal Way, WA Zip: 98001 Phone: (253) 874-3939 x 101 Fax: (253) 381-1130 Email: kerby@highmark-lic.com (Mikbte&V]BMITTE Signature: vv�IVV�1 1 1 JUN 13 2008 ITY OF FEDERAL. WAY Bulletin #003 — August 18, 2004 Page 1 of 1 k-.Mandou 'nation HIGHMARK OFFICE BUILDING Concurrency with Community Design Guidelines 10-16-07 General Design Description: The Highmark office building is designed so the long side of the building faces the open space so occupants can enjoy viewing the area from inside the building. This building placement permits the majority of the parking to be located north of the building entry, which makes the parking area easily accessible to the existing shared entry drive. This project design results in the main entry facing north toward the spared entry drive. As a result, the main entry is designed so it is identifiable from the public street, which will make it easy for the motorist or pedestrian to find the front door. This site design will bring the majority of the traffic into the site through the existing shared private driveway as originally planned. The existing secondary driveway will provide access to the storm pond to the south; will provide another means of ingress for emergency vehicles and additional passenger vehicle exit or entry. This project is located in an area where the tenants will primarily arrive by private vehicle. It, however, has access to public transit so a direct pedestrian route is provided from the public street to the main entry. The site as designed, incorporates a collector walk system that reaches out to parking areas that are further away, a pedestrian connection to the street and the building to the north. The pathway system within the parking area to bring drivers and passengers to the walkway adjacent to the building, from there they can walk along the landscaping and shade trees that flank the building to the main entry. As you turn into the site entrance from the shared drive, you travel up a slight grade and see the building entrance. On each side of the entry canopy is a symmetrically designed facade. This facade incorporates the same community design standards that would be required if the main entry faced Weyerhaeuser Way S. The west -building facade incorporates the same elements utilized in the north facade, which is appropriate since it faces the street. To balance out the additional cost of this treatment on the north and west, we have used a simpler design at the south and east facades where the building faces the forested and buffer areas. RESUBMITTED JUN 13 2008 CITY OF FEDERAL WAY BUILDING DEPT. HIGHMARK OFFICE BUILDING Concurrency with Community Design Guidelines Page Two The building, as presented, is about 32 feet in height and has an entry facade about 35 feet in height. In front of the facade is an entry canopy that is constructed with stone clad columns, laminated wood beams, painted steel, and colored metal roofing. Behind the entry canopy is a curtain wall recessed back about two feet where the entry doors are located. Above the curtain wall is a spandrel that is clad with an anodized aluminum panel that will match the curtain wall. The curtain wall system below is constructed with an anodized aluminum framing, and tinted insulated glass. Within it will be a structural steel frame that is painted to coordinate with the color of the horizontal metal siding that is used above the curtain wall elements at the building corners. A similar curtain element similar to the building entry element is provided at the patio access area at the south side of the building. This allows the interior space, at a portion of the south wall, to have,a stronger connection to the private open space beyond. The north facade, each side of the entry, consists of 60 long surface of painted concrete bands of windows. This element consists of a smooth concrete surface that is punctuated with strip windows at each floor level and articulated with reveals. Applied over the concrete surface is a light colored textured paint which insures that close up the building will have texture and interest at the pedestrian level. At each end of the north face, about 60 feet away from the entry, are corner elements that consist of curtain wall that rest on a 36" high sill wall and capped with a spandrel element that is clad with horizontal metal siding in a secondary color above. These elements step back from the wall facade about two feet and wrap around the corners to the south. This creates the transition between the facades. The western facade faces the street. This facade begins with the curtain wall elements at the northwest that connects to the same element on the north face and ends with a similar element at the southwest. Between the two curtain wall elements stepping out two feet from the glass curtain wall is a smooth painted concrete surface that is punctuated with strip windows and articulated with reveals which repeats the design element used in the north face. The east elevation is about 90 feet long because the width of the building is reduced to accommodate the wetland buffer. This facade is similar in appearance to the west elevation but has a curtain wall element at the northeast corner only where it connects to the north wall. The south elevation of the building appears to be symmetrical; however, it has a 30-foot step south of the patio entry to accommodate the existing wetland buffer location. Each wing of the facade is about 95 feet and consists of three units of the strip window[#1BMITTED JUN 13 2008 CITY OF FEDERAL WAY BUILDING DEPT. HIGHMARK OFFICE BUILDING Concurrence with Community Design Guidelines Page Three As far as building material colors at this time, we are considering the following options: Entry Columns — Eldorado Stone "River Rock" Color Blend Glu-Lams and Wood — No stain just a sealer Canopy Roofing & Smooth Metal Panels — Light Bronze Window Sash - Medium bronzed anodizing Entry Curtain Wall and Aluminum Flashing and Accessories - Silver Duranar Coated Glazing — Bronze tinted glass units, Concrete Surfaces — Light tone textured paint — Pantone # 75000 Horizontal Metal Siding — Prefinished metal in a metallic light bronze color Mechanical Screen — Prefinished metal in a white color. Application of Article XIX: Though this property is not subject to the community design guidelines, it has been designed based on the spirit of those standards. In addition, the landscaping design presented is based on the City standards The overall building site design meets the goals of Section 22-1634, Site Design, and 22- 1638, District Guidelines. The overall design is driven by sighting the building according to existing natural conditions. This design, as shown, blends and balances the design standards to meet the intent of the code. The building design is based on a prescriptive application of Section 22-1635, Building Design, and is designed to meet the intent of Section a, b, & c. It satisfies the requirements of Section (b) by providing facade modulation, a canopy element and a landscape area adjacent to the building base. This area is not counted towards the two required elements so that flexibility in planting width is possible. The design meets the intent of Section (c), Building Articulation and Scale, since it utilizes several surface treatments to enhance the facade design. These elements include changes in materials, changes in texture, and changes in color, recesses at windows, feature landscaping, cornices, and architectural details. Overall, the building and site design meet the Design Guideline goals and will blend well with its neighbor to the north and the surrounding environment. RESUBMITTED JUN 13 20D8 HIGHMARK-DESIGN-GUIDELINES.doc CITY OF FEDERAL WAY (LMA #07-076) BUILDING DEPT. HIGHMARK OFFICE BUILDING Discussion of Modification 2-08-08 Additional Backaround: The developable area of the site is subject to several special conditions. Some of these circumstances relate to the, irregular shape of the development area, topographic restraints, vegetation, and the developed property to the north with which it shares a common entry drive. Other restraints are a result of existing easements, utility services, and the existing storm water collection system. The development area is restrained by an existing sewer line located at the southeast building corner and the underground storm water collection system at the north and west sides of the purposed building. These existing conditions limit the area in which a building can be constructed. In addition, the irregular wetland buffer south of the build able area, which is shown as averaged to reduce the impact, also limits the development. The site was partially developed under a previous permit. Many of the storm drainage structures are in place at current grades and it is not practical to modify the system significantly or raise the building finish floor elevation. In addition, the site development is further restrained because the site entry points are already developed and grades established. Desian Aooroach: It is desirable and beneficial to keep the development area as close to existing grade to avoid importing material and to utilize as much of the existing utilities as possible. In addition, we feel it is important to retain 8 feet minimum of landscaping next to the walkways at the building, and 10 feet at the street frontage, so the landscaping can effectively screen the parking areas between the building and the street. The existing parking area along Weyerhaeuser Way is lower than the street. In some locations the parking area is as much as six feet lower and as currently graded has a slope that exceeds 2 to 1 which is too steep for planting. Because the building and parking area is, lower than the street there is no practical way within the transition area to construct three-foot berm that could screen the parking area. To achieve design and development goals of minimizing import, maintaining existing grade, providing effective landscape and a pleasing appearance, the building has been located as close as reasonably practical to the street and the private easement. In order to accomplish the objectives and make the landscaping treatment effective, we are requesting permission to locate Keystone walls in the required building sets back and provide a hedge along the street frontage in addition to the type III IandscapinfiEWOMITTED walls would retain no more that four feet of soil and result in a more effective landscape treatment. JUN 1 3 2008 CITY OF FEDERAL WAY BUILDING DEPT. HIGHMARK OFFICE BUILDING Directors Approrra I Page Two The Keystone walls are located in three locations on the site. The first location is 10 feet away from the lot line at the street and the second is south of the shared entry drive just beyond the street entry and at the east end of the shared drive. The Keystone wall along the street allows almost level planting area east of the lot line, which is about six feet higher than the parking lot below. Within this area, there is room for a 30-inch high hedge to buffer the view of the parking stall below and type III landscaping that will visually buffer the building. East of the 4-foot Keystone wall, about 7 feet away is the curb of the parking lot, which also acts as a wheel stop, this area is a minimum of five feet wide so it can be planted with material to screen the wall. The total width of the landscape area between the parking area and the property line is 17 feet. The 10-foot area between the lot line and the wall is nearly level. The landscape area then steps down to a lower plateau between the base of the wall and the curb. This area depending on the actual location may slope down area in a limited area at as much as 2 to 1 slope down to the eastern edge of the parking stall area where it over hangs the curb. The second area where walls are proposed in the yard is at the north lot line. Along that line is the shared entry drive, which has a five-foot walkway adjacent to it. At this area, south of the north lot line, there are two different conditions. The first is at the main entry where the shared drive is higher than the existing grades area. This area currently has a rockery along it that was previously installed under an earlier permit. The applicant proposes replacing that rockery with a Keystone wall and connecting it to the wall that runs along the street. Above the wall, between it and the sidewalk, screen landscaping would be installed to buffer the view of the parking area. Within that area, we would provide street trees as well. At the south side of the wall, which is as much as four feet lower, there will also be a five-foot planting area north of the car overhang. This area will be planted with materials that would visually buffer the wall as well. The last area where a keystone wall would be placed is five foot south of the sidewalk at the east end of the shared drive. At this location, the parking area is higher than the walk. The five-foot area next to the walk would be planted with street trees and ground cover, and the five-foot area between the wall and the parking with landscaping to screen the cars. Overall, we believe placing the four -foot wall in these areas will make the site landscaping more effective and enhance the overall appearance of the project. RESUBMITTED HIGHMARK-DIR-APPROVAL.doc JUN 13 2008 (LMA #07-076) CITY OF FEDERAL WAY BUILDING DEPT. y �58 o pa a $$ ¢g&& qqqqqq a@ FF as ye 9 fg€@ �p2o i Pei s1 0 C�� ya$a, A g S€ C C Ca C p A -FV a WTtr 1�— �� �� C; ifs• � � �I�' o I11 �• �1 3 � LI Taa d iE e WEMKAUSER IWAY fK PLAN NEW BUILDING FOR LANCE MUELLER E A-CIATE. HIGHAAARK a a J i EAST CAMPUS OFFICE BUILDING 'n uum •s.rt sa•vnIL .. Mm•xrc �a nM FEDERAL WAY, WASHINGTON peg r �QII a F= " "171 a4ees. 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SECOND FLOOR PLAN NEW BUILDING FOR LANCE MUELLER L AEECCIATEE HIGHMARK N —I N • ` ;y , „ , EAST CAMPUS OFFICE BUILDING f n,y.r. ,lp Lw FEDERAL WAY, WASHINGTON I� k I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I_ I I I I I I I I I I f I I I I I I I I I I i Y mD= m M-15 03 D= C r � > z O > -n O c;u z m OW �c Or zv z O O c m r m D --t O z m m r m D O z m D m r m D O z z O m r m D O z AITTED JUN 13 2008 CITY IT BUILDING DEFT. ---W • i 1 0 Z5 I H 0 0 CITY rrii Pp 4 2008 F I H 11-H I I H FjgS W P Al OF 13 FEDERAL PRELIM, EXTERJOR ELEVATIONS NEW BUILDING FOR HIGHM ARK EAST CAMPUS OFFICE BUILDING FEDERAL WAY, WASHINGTON P C NAY Y � ode O mo � m ow° V mo m 0 N � m N J vi J �tiG q� o D O a D O n r N I rn v m m (n r m I N I rn v m N r �m cn � I w GA •n G �^ to cn z m m o n n ❑tid ^" ,oN O O x D Y ca D VON m ,ca ' SITE SECTIONS JUN 1 NEW BUILDING FOR HiGHMARK EAST CAMPUS OFFICE BUILDING FEDERAL WAY, WASHINGTON LANCE MLIELLEfi S ASSOCIATES A n°" I T E C T 6 . A I A 150 LAKESIDE - SUITE 250-SEATRE, WA 9BI22. 205 325 2533 TDB. NO. 07-076 lll�ll�lllll DRAWN JB CI.Nmi CHECKED BF DATE 02/11 JOB ITTED 2008 ERAL WAY DEPT. iip1■*i�A;x 2P521, 4' F C4i�GF66O`%g[ a Ic 'g d555� E3 g IRw@ k RR4 x�xR RIII 11 R 3zy� � b 2 a ga m v a P N NEW BUILDING FOR r— "Kam "UK".. ` R DDM' ' HIGHMARK R R N t r r EAST CAMPUS OFFICE BUILDING �- �zo uxeRmc • se�n�c.Rw� Re zz , zos =zs -5s FEDERAL WAY, WASHINGTON JUR 13 2008 AY • D �9� mo^ v o 03 DES m 4a�� =0 NY -- g z SM ; En n.; M-U c fo mDg9 �€ m po m' a 41, �FEE�i< r BIN Q € 03ELO�eo i51I�61- p5 F iii, 11im Vial" 333' 'e s :ko ��F���uu� ?? ? �F���K ?? ?? ���� EFFi:R }}2? a???2 RF��K FF R R ! ! R! !RR• APAA �p ?P F[� RR RRR RR!• R!!!A ►R!RlRR A A A P PP nn�nnn n;°n nnn nnn nnn nano r�nn nnnn 0, �E o I XDF g m I � CIF R ! rzsZ §34 so o� � oaf fix: �_ V _ q �ITTED � �� �J U 2008 u F7H APE CHE6 YEW BUILDING FOR LANCE MUELLER R ARRCCIATER HI GH M AR K r_ NR I r • • T • I EAST CAMPUS OFFICE BUILDING Iso uKzsioe . arA*TLr, RrR rasaa - zoe sss ssss FEDERAL WAY, WASHINGTON. ti a J RESUB$IITTED ZOOS SITE SECTIONS - LANDSCAPE MODIFICATION PLAN F-Ri",L- , NEW BUILDING FOR JOB. ND. 2007-32 gUILDIN DEPI HIGHMARK LANCE MYlLLlR i AliCCIATlII DRAWN SVH EAST CAMPUS OFFICE BUILDING A R o N 1 T■ o T s A 1 A CHECKED SK IAMK•SM 250•S FEDERAL WAY, WASHINGTON 130 FATHF, WA 961ZZ 206 325 557 DATE 6/06/08 S Lam\ F •�_ gjgtk � 4 Wei w Wi JUN 13 20A X L WAY WETLAND BUFFER ENHANCEMENT PLAN TAIMIM M FRIS DEPT. CURRENT EXI5TINS GONDITI0115 WETLAND A BUFFER �p 5i7LTANTS, etic. HISHMARK (EAST CAMPUS OFFICE BUILDING rs,• r« t �.��.nm r�,•.sae FEDERAL WAY, WA '" IRI Yvuq .a � 000 b 0 �STS+ TT a tip.. a 10 g 2 € Ili xmum R S° Y YepBFFFF�q vme A..f.,ev hY e� WETLAND BUFFER ENHANCEMENT PLAN 9 TALASAEA PLANTING PLAN, PLANT SCHEDULE, DETAILS d SPEVFICATIONS cvNSULTpNTs, 3Nc. HISHMARK (EAST CAMPUS OFFICE BUILDING Re.°ur°Y�� nm�lPl�nvin� FEDERAL WAY, WA CITY OF �. Federal November 19, 2007 Mr. Bob Fadden Lance Mueller & Associates 130 Lakeside, Suite 250 Seattle, WA 98122 CITY HALL 33325 8th Avenue South y Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Re: Permit #07-105925-00-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 Services is in the process of reviewing information you submitted on October 25, 2007, for the proposal to construct a 47,804 square foot two-story office building with associated site improvements at the above -referenced address. Pursuant to the requirements of the Federal Way City Code (FWCC), the City has 28 days to determine whether an application is complete. COMPLETE APPLICATION Please consider this letter as a Letter of Completeness. Pursuant to the FWCC, the application is deemed complete as of November 19, 2007, based on the submittal requirements for State Environmental Policy Act (SEPA), Process III project approval, and Process IV project approval (variance request). A 120-day time line for reviewing the project has started as of this date. The City has 120 days from the date that an application is deemed complete to take action on the application. However, the 120-day time line can be stopped at any time that the City requests additional information, as noted below. Having met the submittal requirements, pursuant to the FWCC, a Notice of Application will be published in the Federal Way Mirror within 14 days and other public notice will be given based on City procedures. ADDITIONAL INFORMATION REQUESTED The following comments are based on an initial technical review of the application by City staff. With this request for additional information, the 120-day maximum review time frame is suspended with one of the 120 days used, and it will be restarted within 14 days of the date of your complete response to this request. 1. One additional set mailing of envelopes for the SEPA notice. Permit #07-105925-00-UP Doc. I D. 42926 Mr. Bob Fadden Page 2 November 19, 2007 PRELIMINARY SEPA COMMENTS Preliminary SEPA comments are provided below. These issues were identified in reviewing the application for completeness. Responses to these items are helpful in reviewing the project when the City begins formal review. SEPA Checklist —The environmental checklist must be revised as follows: B.3.a.1 There is a typo, the second to last line should read, "...buffer of 25' for wetland A and a...." PRELIMINARY PROCESS III COMMENTS In addition to the items discussed above, preliminary Process III review comments are provided below. These issues were identified in reviewing the application for completeness. Responses to these items are helpful in reviewing the project when the City begins formal review. A. Planning Division (Janet Shull, 253-835-2644, Janet.shull(g�cityoffederalway.com) 1. Site Plan • Identify wetland names and clearly depict the associated buffer area. 2. Landscape Plan ■ Provide design details, including the proposed materials and section and elevation drawings of the proposed retaining walls/rockeries indicated within the perimeter landscape area along Weyerhaeuser Way and south and east of the proposed office building. • Indicate the depth of the perimeter landscaping located along the Weyerhaeuser Way frontage. A minimum of the first 25 feet of the required 50-foot front yard must be landscaped and contain a three-foot high berm or three-foot high dense, sight obscuring vegetation to screen the parking area. 3. Wetland Buffer Encroachment/Averaging • Quantify the area for the proposed wetland buffer modification. B. Building Division (Scott Sproul, 253-835-2633, scott.s rout a citvoffederalwa .com Comments will be available at a later date. C. Development Services Division (Sean Wells, 253-835-27XX, sewn.wells(rrcityoffederalway.com) Comments will be available at a later date. D. Traffic Division (Sanjeev Tandle, PE, PTOE, 425-458-6200, saitjeev.tandle rr cityoffederalway,.com) Relocate the four parking spaces shown at the southern site access driveway as they are within 50 feet from the closest edge of the curb. Permit 407-105925-00-UP Doc. I.D. 42926 Mr. Bob Fadden Page 3 November 19, 2007 E. Lakehaven Utility District (Brian Asbury, 253-946-5407, basbury(jr lkehaven-org] The applicant has completed and submitted to Lakehaven all applications necessary (Certificates of Availability) to be able to determine the applicant's requirements for connection to Lakehaven's water and/or sewer systems to serve the subject property. However, due to the proposed site and building plan revisions (specifically the location of the proposed trash enclosure and the `closing' of the driveway area on the south side of the building), relocation of an existing hydrant, and potentially relocation of existing services and abandonment of some existing water main, in that area will be required. Therefore, either a developer extension agreement or a facilities installation agreement will be required to relocate this hydrant for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by submitting a separate application to Lakehaven for a pre -design meeting (application copy enclosed). The preliminary site plan required for this application submittal should also show sufficient site development proposals (landscape, paving, etc.) for Lakehaven to determine how much specific water facility `construction' will be required. Lakehaven encourages the owner to apply for this process early in the pre-design/planning/design phase to avoid delays in overall project development. Sewer service can be provided under Lakehaven's standard service connection process. F. South King Fire and Rescue (Chris Ingham, 253-946-7244, cltrls.ittgliamCac so(ttlikingllre.oi-g) The existing hydrant on the south side of the building must be relocated as it will be behind the dumpster enclosure. Please submit six copies of revised SEPA checklist and/or required plans, and four copies of any revised reports, along with the enclosed resubmittal form. After receipt of the requested information 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. It is important to note that the department cannot begin processing your formal application until all items are submitted. Please call me at 253-835-2644 if you have any questions. I look forward to working with you. Sincerely, Janet ShTxll2C�P Senior Planner enc: Lakehaven Utility District Pre -Design Application Resubmittal Form c: Scott Sproul, Assistant Building Official Sean Wells, Engineering Plans Reviewer Sanjeev Tandle, PE, PTOE Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue Permit#07-105925-00-UP Doc I.D.42926 FEDERAL WAY - IRROR A SOUND PUBLISHING NEWSPAPER Affidavit of Publication Stuart Chernis, being first duly sworn on oath, deposes and says that he is the Publisher of The Federal Way Mirror, a semi -weekly newspaper. That said newspaper is published in the English language continually as a semi -weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained at 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 L-1323 as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive week(s), commencing on the 2-&h day of November 2007 , and ending on the 28th day of November, 2007, 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 118.49 which amount has been paid in full, or billed at the legal rate according to RCW 65.16.090 Subscribed to and sworn before me this 28th day of Deco 2007. Notary Public in and for the State of Washington, Residing at Federal Way �L ►► A. HNC .n Byc`G sai 1414 S. 324th STREET, SUITE B210, FEDERAL WAY, WA 98003 ■ 253-925-5565 ■ F A X: 253-925-5750 CITY OF FEDERAL WAY NOTICE OF LAND USE APPLICATION Project Name: Highmark East Campus Office Building Project Description: Construct a 47,804 square toot, two-story office building with site improvements requiring Process Ili, Project . Approval. Applicant: Bob Fadden, Lance Mueller and Associates Project Location: 3600 South 320th Street, Federal Way, WA Date Application Received: October 25, 2007 Date Determined Complete: November 19, 2007 Date of Notice of Application: November 28, 2007 Permits Required by this Application: 1. Process III, Project Approval (File #07- 105925-00-UP) State Environmental Policy Act.(SEPA) (File #07-105926-00-SE) Related Permits: None Relevant Environmental Documents are Available at the Address Below: X YES NO Development Regulations to be Used for Prefect Mitigation, Known at this Time. - Federal Way City Code (FWCC) Chapter 18, "Environmental Protection'; FWCC Chapter 19, "Planning, and Development"; and FWCC Chapter 22, Zonings Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; }ling County Surface Water Design Manual; the International Build- ing Code; and fire and mechanical codes. The official project file is available for public review at the Department of Community Development Services, 33325 8th Avenue South, Federal Way, WA 98003. Any person may submit written comments on the envi- ronmental and land use applications to the Director of Community Development Services by December 14 2007. only persons who submit written documents to the Director of Community Development Services, or specifi- cally requests a copy of the original decision, may appeal the Director's decision. Any person may also submit written com meat the to the Hearing Examiner and may appear public hearing to give comments orally .(date of public hearing has not been scheduled). Contact Person: Senior Planner Janet Shull, AICP PO Box 9718 Federal Way, WA 98063 Telephone: 253-835-2644 FWM 1323 Date of Publication: November 28.2007. File# 07-105925-00-UP Page 1 of 1 Janet Shull - RE: File# 07-105925-00-UP From: "Monica Adams" <madams@piercetransit.org> To: "Kittredge, Lori" <Lori.Kittredge@kingcounty.gov>, <janet.shull@cityoffederalway.com> Date: 12/17/2007 5:27 PM Subject: RE: File# 07-105925-00-UP CC: "Linda Shaffer" <lshaffer@piercetransit.org> Thanks for including us, Janet and Lori. This project is beyond Pierce Transit's service area. We have no comments. Sincerely, 914onicaAdams, Planner II Bus Stops, a division of Real Estate and Facilities Pierce Transit 253.581.8130 253.581.8075 fx From: Kittredge, Lori [mailto:Lori.Kittredge@kingcounty.gov] Sent: Tuesday, December 11, 2007 10:13 AM To: janet.shull@cityoffederalway.com Cc: Linda Shaffer; Monica Adams Subject: File# 07-105925-00-UP Hi Janet, I received a "notice of land use application" from you for a project at 3600 5 320 St in Federal Way. King Co does not operate service here, however Pierce Transit does and this project may impact them. Could you please send them a copy for review. Thanks Pierce County contact is: Linda Shaffer 3701 96th St SW PO Box 99070 Lakewood, WA 98499-0070 www. piercetransi t.org Please note: King County is changing email addresses. My new email address is Iori.kittredge@kingcounty.gov. Lori Kittredge Transit Route Facilities Planner SW District and Vashon Island 2015. Jackson St. Seattle, WA 98104-3856 KSC-TR-0413 Phone 206-263-3751 Fax 206-684-1860 e-mail: lori.kittredge@kingcounty.gov file://C:\Documents and Settings\default\Local Settings\Temp\XPgrpwise\4766B167CHP... 12/28/2007 Page 1 of 1 Janet Shull - Notice Of Land Use Application From: "Mel & Connie Vanden Berg" <vandenberg@crosspaths.net> To: "Janet shull" <janet.shull@cityoffederalway.com> Date: 12/10/2007 10:06 AM Subject: Notice Of Land Use Application December 10th., 2007 Reference : Highmark East Campus Office Building 3600 South 320th. Street Federal Way, WA. To Whom It May Concern, I am notifying you as adjoining homeowners, and vacant land owners to the east of this proposed development. We are expressing our concern over any changes which would depress the value of our existing home and properties for future resale and development. We would desire that full consideration be taken to minimize the visual, and other impacts which would impair the desirability of our residential neighborhood due to this development. Respectfully Yours, Melvin W. Vanden Berg 3711 South 322nd. Street Federal Way, WA. Mailing Address: 1621 Amherst Drive Ames, Iowa 50014 515-292 5393 file://C:\Documents and Settings\default\Local Settings\Temp\XPgrpwise\475DOFB2CH... 12/10/2007 44k OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.cit offederalw .com DECLARATION OF DISTRIBUTION 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 & Anticipated DNS/MDNS ❑ FWCC 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 Project Name t, `• File Number(s) Signature 0- l- W v e, Cx 1 Date K:\Intern\Declaration of Distribution with Posting Sites.doc/Last printed 11 /29/2007 11:10:00 AM Posting Sites: ites: 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 - 3600 South 320th Street K:\Intern\Declaration of Distribution with Posting Sites.doc/Last printed 11 /29/2007 11:10.00 AM 41k CITY Federal o. Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.cityoffederalway.com DECLARATION OF DISTRIBUTION I, hereby declare, under penalty of perjury of the laws of the State of Washington, th 0 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 & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other was Xmailed ❑ faxed aZ2007. Project Name File Number(s) ❑ 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 ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on Signature - Date 7 K:\CD Administration Files\Declaration of Distribution.doc/Last printed 10/4/2007 2:18:00 PM 4ik1 CITY OF 10�� Federal Way NOTICE OF LAND USE APPLICATION Project Name: Highmark East Campus Office Building Project Description: Construct a 47,804 square foot, two-story office building with site improvements requiring Process HI, Project Approval. Applicant: Bob Fadden, Lance Mueller and Associates Project Location: 3600 South 320t' Street, Federal Way, WA Date Application Received: October 25, 2007 Date Determined Complete: November 19, 2007 Date of Notice of Application: November 28, 2007 Permits Required by this Application: 1. Process III, Project Approval (File #07-105925-00-UP) 2. State Environmental Policy Act (SEPA) (File #07-105926-00-SE) Related Permits: None Relevant Environmental Documents are Available at the Address Below: X YES —NO Development Regulations to be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18, `Environmental Protection"; FWCC Chapter 19, "Planning and Development"; and FWCC Chapter 22, "Zoning" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual; the International Building Code; and fire and mechanical codes. The official project file is available for public review at the Department of Community Development Services, 33325 8`" Avenue South, Federal Way, WA 98003. Any person may submit written comments on the environmental and land use applications to the Director of Community Development Services by December 12, 2007. Only persons who submit written documents to the Director of Community Development Services, or specifically requests a copy of the original decision, may appeal the Director's decision. Any person may also submit written comments to the Hearing Examiner and may appear at the public hearing to give comments orally (date of public hearing has not been scheduled). Contact Person: Senior Planner Janet Shull, AICP PO Box 9718 Federal Way, WA 98063 Telephone: 25 3 -83 5 -2644 Published in the Federal Way Mirror on November 28, 2007. File 007-105925-00-UP Doc. I.D. 43067 Map Date: October 12th, 2007 City of 300ft Notification C ~ 7 ,P.O. a Gityofis Division sionFedlWay 1 Box 9718 h Ave Federal Way for Parcel 152104-9052 (206)- 35-70. Federal Way Wa. 98063 (206) - 835 - 7000 www.cityoffederalway.com 092104 551560 9206 0005 551560 551560 551560 551560 551560 551560 551560 551560 551560 551560 • 0010 0015 0020 0026 0025 0030 0037 0040 0047 0048 S 320TH ST S 320T . - to 00 5 ©w 0120 0110 23M 006 215465 19s 0100 0070 0150 1165014 00 c!121 W 152104 65 S 321 ST ST 215465 0010 Q 215465 0030 CO 9005 1165 016 $211 00 211 05 ZQ 1155 017 0070 04 2 0115 0110 co } 1165 019 la 32111M 32 " 0080 Wa 23 215465 321165 0075 2,5465 0070 21fA65 0060 70 321165 5 0050 321165 0230 0000 152104 9120 Ifi?1F14 1 104 236610 236610 9140 139 0010 0020 5 152104 152104 236810 215465 540 9052 9099 0040 0090 OD - 236810 0050 236810 0060 S 323RD ST 152104 z36810 0070 9167 236810 0080 21 236810 215465 01 0090 0110 215465 0120 � 21 34 152104 915163 9037 162104 9056 152104 9178 152104 + 152104 152104 9145 fj 9144 9143 1 104 00 S 325TH 152104 152104 152104 1 152104 15204 9209 9142 9208 9189 191190 t 104 152104 9022 152104 152104 152104 9026 9210 9201 152104 152104 f 9141 9030 1I4 152104 f52104 sS2104 9123 1 1 17 Legend King County Tax Parcels = 300ft Notification Area \ CITY OF Subject Site N Federal Way Parcels to Notify 0 551 Feet This map is intended for use as a graphical representation only. The City of Federal Way makes no warranty as to its accuracy WSDOT GARY KRIEDT PERRY WEINBERG ENVIRONMENTAL AFFAIRS KING COUNTY TRANSIT DIV SOUND TRANSIT REGULATORY COMPLIANCE ENV PLANNING MS KSC-TR-0431 401 S JACKSON ST PO BOX 47331 201 S JACKSON ST SEATTLE WA 98104-2826 OLYMPIA WA 98504-7331 SEATTLE WA 98104-3856 ROD HANSEN SOLID WASTE DIV KING CO DEPT OF NATURAL RES 201 S JACKSON ST STE 701 SEATTLE WA 98104-3855 SOUTH KING FIRE & RESCUE 31617 1 ST AVE S FEDERAL WAY WA 98003 COMCAST CABLE STORE 1414 324T" S FEDERAL WAY WA 98003 KING CO ROADS DIVISION COUNTY ROADS ENGINEER 155 MONROE AVE NE RENTON WA 98056 FW CHAMBER OF COMMERCE PO BOX 3440 FEDERAL WAY WA 98063 LORI KITTREDGE METRO TRANSIT KSC-TR-0413 201 S JACKSON ST SEATTLE WA 98104-3856 PAT PROUSE CHRIS CARREL QWEST FRIENDS OF THE HYLEBOS 1600 7T" AVE RM 1206 PO BOX 24971 SEATTLE WA 98121 FEDERAL WAY WA 98093 JACK HOPKINS SEATTLE PI 101 ELLIOTT AVE W SEATTLE WA 98121 FEDERAL WAY MIRROR 1414 S 324T" STE B-210 FEDERAL WAY WA 98003 BOB FADDEN LANCE MUELLER & ASSOCIATES 130 LAKESIDE STE 250 SEATTLE WA 98122 ATTN NEWSROOM TACOMA NEWS TRIBUNE 1950 S STATE ST TACOMA WA 98405 SOUTH COUNTY JOURNAL PO BOX 130 KENT WA 98035-0130 LAKEHAVEN UTILITY DIST PO BOX 4249 FEDERAL WAY WA 98063 FEDERAL WAY DISPOSAL PO BOX 1877 AUBURN WA 98071 MARY AUSBURN PSE 6905 S 228T" ST SKC-SVC KENT WA 98032 SAM PACE SEA/KING CO ASSOC/REALTORS 29839 154T" AVE SE KENT WA 98042-4557 FEDERAL WAY NEWS 14006 1ST AVE S STE B BURIEN WA 98168 JOHN KIM KOREA POST 28815 PACIFIC HWY S STE 4B FEDERAL WAY WA 98003 N N C Q 0 j •� o C O U a _ c F- a) z N 00 Z v a L C r 0 (� N CL �� m y-- cc O C � a N J �D O N Vr CD O N N O O O O CD O C) O O V 00 00 00 00 DD 00 00 00 D a a a a s a s a co Q O O O Q d d 00 d d Q a 0 0 0 0 0 O N !p¢� �n Go ,-, �t oo 00 p O O O 0 0 CIO 0 0 o00 000 000 � a 00 0o 00 co ",� a a LLl % O a a a a U a� a� ON a OCi z¢ d d d Q d d d d d Q d o d d d d o d d Q d d d d d w Q d Q¢ d 3 Ln3 333 3 3 333 33 3 3 3 3 CO a d kr) w a Q ¢ 1 ¢ a W d a d d z z z w 2 �D z Z z 2 Z Z LU O W W W W W E W W O O �D �D �D w U �D �D �D �D �D O�D q Z W W W W W W W W W W d d W d N O N a' o w w w g q w¢ > > H H d d cn cn c coH cn cn cn Go cn cn� w� � z ¢ W a U3 aaaH �"'waaa�aa>w a _ CDq qq q x> p x U U P, P. 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Ja City of Box971ralWay Gis Division P.O Box 718 for Parcel 152104-9052 F3325 ederal ayWa. Ave S. Federal Way Wa. 98063 Federal ay (206) - 835 - 7000 www.cityoffederalway.com 092104 9206 215465 0010 Q Z N Cl) 0050 215465 0110 551560 551560 551560 551560 0005 551560 551560 551560 i 551560 551560 551560 551560 0010 0015 0020 0026 0025 0030 0 0037 f 0040 f 0047 0048 S 320TH ST S 320T •' 0120 0110 236800 0 0060 215465 1as Q100 0070 0150 211 215 1155Qt =0 w 152104 65 S 321 ST ST 215465 1n 9005 1165 Qf 3211.E 0030 so LU Q f165 047 2110 05 QQ70 mix 23 � 0115 0110 W alias01 i a W 7) n 321165 1 0080 ODf 236110aC Sam 215465 321165 0075 215465 0070 0220 0060 321165 321165 0230 0000 152104 9120 152104 1 2104 23601D 236810 9140139 0010 0020 152104 152104 236810 215465 5495 9052 9099 0040 0090 100 236810 0050 236810 0060 236810 S 323RD ST 152504 0070 9167 236810 0080 236810 21 0090 215465 0120 152104 t 9037 162104 9056 152104 152104 1152104W 9145 9144 915 l04 00 S 325TH 152104 152104 152104 152104 152104 9209 9142 9208 9189 9190 1 104 34 152104 9022 152104 A. 9178 152104 152104 152104 9026 9210 9201 LU 152104 152104 !: 9141 9030 d 152104 15210d I 152104 9123 -192104 Legend King County Tax Parcels = 300ft Notification Area Subject Site Parcels to Notif 0 55110 220 y � Feet \ [lrY oK N Federal Way This map is intended for use as a graphical representation only. The City of Federal Way makes no warranty as to its accuracy. File# 07-105925-00-UP Page 1 of 1 cA Janet Shull - File# 07-105925-00-UP From: To: Date: Subject: CC: "Kittredge, Lori" <Lori.Kittredge@kingcounty.gov> <j anet. shull@cityoffederalway. com> 12/11/2007 10:17 AM File# 07-105925-00-UP "Linda Shaffer" <LShaffer@piercetransit.org>, <madams@piercetransit.org> Hi Janet, I received a "notice of land use application" from you for a project at 3600 5 320 St in Federal Way. King Co does not operate service here, however Pierce Transit does and this project may impact them. Could you please send them a copy for review. Thanks Pierce County contact is: Linda Shaffer 3701 96th St SW PO Box 99070 Lakewood, WA 98499-0070 www.piercetransit.org Please note: King County is changing email addresses. My new email address is Iori.kittredge@kingcounty.gov" Lori Kittredge Transit Route Facilities Planner SW District and Vashon Island 201 S. Jackson St. Seattle, WA 98104-3856 KSC-TR-0413 Phone 206-263-3751 Fax 206-684-1860 e-mail: lori.kittredge@kingcounty.gov file://C:\Documents and Settings\default\Local Settings\Temp\XPgrpwise\475E63ACCH... 12/11/2007 411k CITY OF 40':t�7�� Federal Way NOTICE OF LAND USE APPLICATION Project Name: Highmark East Campus Office Building Project Description: Construct a 47,804 square foot, two-story office building with site improvements requiring Process III, Project Approval. Applicant: Bob Fadden, Lance Mueller and Associates Project Location: 3600 South 320`h Street, Federal Way, WA Date Application Received: October 25, 2007 Date Determined Complete: November 19, 2007 Date of Notice of Application: November 28, 2007 Permits Required by this Application: 1. Process III, Project Approval (File #07-105925-00-UP) 2. State Environmental Policy Act (SEPA) (File #07-105926-00-SE) Related Permits: None Relevant Environmental Documents are Available at the Address Below: X YES _NO Development Regulations to be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Protection"; FWCC Chapter 19, "Planning and Development"; and FWCC Chapter 22, "Zoning" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual; the International Building Code; and fire and mechanical codes. The official project file is available for public review at the Department of Community Development Services, 33325 81h Avenue South, Federal Way, WA 98003. Any person may submit written comments on the environmental and land use applications to the Director of Community Development Services by December 12, 2007. Only persons who submit written documents to the Director of Community Development Services, or specifically requests a copy of the original decision, may appeal the Director's decision. Any person may also submit written comments to the Hearing Examiner and may appear at the public hearing to give comments orally (date of public hearing has not been scheduled). Contact Person: Senior Planner Janet Shull, AICP PO Box 9718 Federal Way, WA 98063 Telephone: 25 3 -8 3 5 -2644 Published in the Federal Way Mirror on November 28, 2007. File il07-105925-00-UP Doc. LD. 43067 41k CITY OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www_citvoffederalway.com DECLARATION OF DISTRIBUTION I, hereby declare, under penalty of perjury of the laws of the State of Washington, that 'k 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 & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other was ❑ mailed ❑ faxed 2007. Project Name File Number(s) Signature ❑ 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 C' e-mailed and/or ❑ posted to or at each of the attached addresses on Date l/,Z,/Zc;,7 K:\CD Administration Files\Declaration of Distribution.doc/Last printed 10/4/2007 2:18:00 PM T 1 /26/2007 Tina Piety - Re: Legal Notice Pa e 1 From: Teryl Heller <theller@fedwaymirror.com> To: "Tina Piety"<Tina.Piety@cityoffederalway.com> Date: 11 /26/2007 11:52 AM Subject: Re: Legal Notice Attachments: Part.001; Highmark NOA.DOC Thanks, Tina. Will do!! Teryl Heller Federal Way Mirror 1414 South 324th Street, Suite B210 Federal Way, WA 98003 (phone) 253-925-5565 (fax) 253-925-5750 On Nov 26, 2007, at 11:02 AM, Tina Piety wrote: > Hello, > Please publish the attached legal notice (Highmark NOA, > 07-105925-00-UP) in Wednesday's (11/28/07) issue. Please furnish an > affidavit of publication. Thank you, > Tina 1 4ik CITY OF Federal Way NOTICE OF LAND USE APPLICATION Project Name: Highmark East Campus Office Building Project Description: Construct a 47,804 square foot, two-story office building with site improvements requiring Process III, Project Approval. Applicant: Bob Fadden, Lance Mueller and Associates Project Location: 3600 South 320' Street, Federal Way, WA Date Application Received: October 25, 2007 Date Determined Complete: November 19, 2007 Date of Notice of Application: November 28, 2007 Permits Required by this Application: 1. Process III, Project Approval (File #07-105925-00-UP) 2. State Environmental Policy Act (SEPA) (File #07-105926-00-SE) Related Permits: None Relevant Environmental Documents are Available at the Address Below: X YES _NO Development Regulations to be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18, `Environmental Protection"; FWCC Chapter 19, "Planning and Development"; and FWCC Chapter 22, "Zoning" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual; the International Building Code; and fire and mechanical codes. The official project file is available for public review at the Department of Community Development Services, 33325 8 h Avenue South, Federal Way, WA 98003. Any person may submit written comments on the environmental and land use applications to the Director of Community Development Services by December 12, 2007. Only persons who submit written documents to the Director of Community Development Services, or specifically requests a copy of the original decision, may appeal the Director's decision. Any person may also submit written comments to the Hearing Examiner and may appear at the public hearing to give comments orally (date of public hearing has not been scheduled). Contact Person: Senior Planner Janet Shull, AICP PO Box 9718 Federal Way, WA 98063 Telephone: 253-835-2644 Published in the Federal Way Mirror on November 28, 2007. File #07-105925-00-UP Doc. LD. 43067 CITYOF '-- Federal Way NOTICE OF LAND USE APPLICATION Project Name: Highmark East Campus Office Building Project Description: Construct a 47,804 square foot two-story office building with site improvements requiring Process III Project Approval. Applicant: Bob Fadden, Lance Mueller and Associates Project Location: 3600 South 320th Street, Federal Way, WA Date Application Received: October 25, 2007 Date Determined Complete: November 19, 2007 Date of Notice of Application: November 28, 2007 Permits Required by this Application: 1. State Environmental Policy Act (SEPA) (File # 07-105926-00-SE) 2. Process III Project Approval (File #07-105925-00-UP) Related Permits: None Relevant Environmental Documents are Available at the Address Below: X YES _NO Development Regulations to be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18 - Environmental Chapter, FWCC Planning and Development Chapter 19, FWCC Zoning Chapter 22 Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual; the International Building Code; Fire and Mechanical codes. The official project file is available for public review at the Department of Community Development Services, 33325 8th Avenue South, Federal Way, WA 98003. Any person may submit written comments on the environmental and land use applications to the Director of Community Development Services by December 13, 2007. Only persons who submit written documents to the Director of Community Development Services, or specifically requests a copy of the original decision, may appeal the Director's decision. Any person may also submit written comments to the Hearing Examiner and may appear at the public hearing to give comments orally (date of public hearing has not been scheduled). Contact Person: Janet Shull, AICP, Senior Planner PO Box 9718 Federal Way, WA 98063 Telephone: 253-835-2644 Published in the Federal Way Mirror on November 28, 2007. Doc. I.D. Kir,91C.9unty Department of Development and Environmental Services Building Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 206-296-6600 TrY 206-296-7217 Web date: 04/26/2007 MM WIN .{t�� ik R(�{.:" ..: n..Yra :+1'tii '' Pvr � '. `3� 1J.4 - ERU For alternate formats, call 206-296-6600. This certificate provides the Public Health - Seattle & icing County Department and the Department of Development and Environmental Services with information necessary to evaluate development proposals. Do not write in this box Number Name Building Permit ❑ Preliminary Plat or PUD ❑ Short Subdivision ❑ Rezone or other: Applicant's name: 1. VI66 �e Proposed use: Location (attach map and legal descripliIf necessary). 11 �3a-/ X_X �-f�%I�cS�' 14� 5 — 1. a Sewer service can be provided by side sewer connection only to an existing 24rr I—i�A—Ac size sewer OR 0N S. L[f /feet from the site and the sewer system has the capacity to serve the proposed use. ❑ 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 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 a. The proposed project is within the corporate limits of the district or has been granted Boundary Review Boards/ OR approval for extension of service outside the district or ci ly ❑ b Annexation or Boundary Review Board (BRB) approval will be necessary to provide service 4 Service is subject to the following: a Connection charge: 'rQ 'Fe Gt b. Easement(s): Ot,3 t Q E c Other: 5t= t %-%F=O 4F=2 1`1 -- F r',-% �-rrr�_ . i �.► � -_ r7�rn . .. n.�-� .� 1 * The District, at its sole discretion, reserves the right to delay or deny scivei service based upon capacity limitations in District and Other Purveyor` facilities. * I certify that the above sewer agency information is true signature _ LAKEHAV) N UTILITY DISTRICT Agency name Title This certification shall be valid for one year from date of IL �L- t SV V- - Signat ram Io a�Vo Signature II�S�'i�7 sewer availability form cloc b-cert-sewer pdf 02-07-2002 Page 1 of 1 King_Cti 14ty Department of Development and Environmental Services Building Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 206-296-6600 TTY 206-296-7217 Do not Building Permit , Short Subdivision Web date: 04126/2007 .1� eMo� 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 prop❑salsa Trite In this box ❑ Preliminary Plat or PUD ❑ Rezone or other: Applicant's (lame: Ye Proposed use: G:a Location (attach ma and legal scrlption )• GAP. y��1 � if neces AL'o,A) Jsalo p p 0 1 a Watei can be provided py ervice connection only to an existing feet from the site OR ERU j -4919-5w 114 D I POA . (size) water main that is d ❑ b 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 El 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 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 a Water is or will be available at the rate of flowrapd duration indicated below at no less than 20 psi measured at the nearest fire hydrant C>P S lTE feet from the building/property (or as marked on the attached map): Rate of Row at Peak Demand: ❑ less than 500 gpm (approx gpm) ❑ 500 to 999 gpm © 1000 gpm or more ❑ Dow test of gpm Xcaicuiation of 2,;�00}gprn � Duration. ❑ less than 1 hour ❑ t hour to 2 hours 2 hours or more _--Olher. (Dote: Commercial bulldIng permits which Include mulwamlly siructures require now lest of Calculation } OR ❑ b Water system is not capable of providing fire flow 5 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 L4 ice] I certify that the above water purveyor information is true This certification shall be valid for one year from date of signature LAKEHAVEN UTILITY DISTRICT 15Z1,82,J Agency name Signato y name F—�o --I�L �-0 Title Signature te�/171-7 Highe44-6 In Pressure Zone; st Elevation of Prop y ert 3� G( � Est. Min Pressure s p Lowest 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. Water availabillty form Rev 05-19-2003 Page 1 of 1 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: October 29, 2007 TO: Will Appleton, Development Services Manager (2 packets) Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire and Rescue FROM: Janet Shull FOR DRC MTG. ON: November 8, 2007- Completeness Review FILE NUMBER(s): 07-105925-00-UP RELATED FILE NOS.: 07-103830-PC, 07-105926-SE PROJECT NAME: HIGHMARK EAST CAMPUS OFFICE BUILDING PROJECT ADDRESS: 3600 S 320TH ST 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, SEPA PROJECT CONTACT: LANCE MUELLER & ASSOCIATES BOB FADDEN 130 LAKESIDE Suite 250 2063252553 (Work) MATERIALS SUBMITTED: One Set mailing envelopes, property owner list, site map w/ 300' radius; CPTED Checklist (1); 8.5 x 11 lighting plan (1); 11 X 17 reduced size plan set (1); vicinity map (1); Lakehaven utility map (1); site photos (iset); six copies SEPA checklist W/attachments (vicinity map, color elevations, 8.5 X 11 copy of plan set, project narrative, concurrency w/community design guidelines, director's approval request to locate keystone walls in building setback area, concurrency application, TIR addendum, preliminary geotech report; Title report (2); color/materials board (1); color renderings (1); plan set w/ site plan, site lighting plan, elevations, floor plans, existing site conditions, concept TESC plan, concept grading and utility plans (6); CD Rom (1). 4ik CITY 10'::tSP OF Federal Way R EC � &+IT OF COMMUNITY DEVELOPMENT SERVICES �a 33325 8`h Avenue South PO Box 9718 O C T 2 5 ZOO-7 Federal Way WA 98063-9718 253-835-2607;Fax 253-835-2609 CITY OF FEDERAL WAY www.citvoffederalway.com BUILDING DEPT. Crime Prevention Through Environmental Ik Design (CPTED) Checklist�w; 0 ©� Directions Please fill out the checklist to indicate which strategies have been used to implement CPTED principles in your proposed project. Please check all strategies that are applicable to your project for each of the numbered guidelines. You may check more than one strategy for each guideline. Your responses will be evaluated by City Staff, and will be integrated into the Site Plan and/or Building Permit review process. Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy a Applicable during Site Plan Review 6 Applicable during Building Permit Review Section 1.0 Natural Surveillance 1.1 Blind Corners _Conforms Avoid blind corners in pathways and parking lots. Revise __NA Comments: ■❑ 1.2 Pathways should be direct. All barriers along pathways should be permeable (see through) including landscaping, fencing etc. ■ Consider the installation of mirrors to allow users to see ahead of them and around corners. e Other strategy used: Site and Building Layout _Conforms Allow natural observation from the street to the use, from the _Revise use to the street, and between uses _NA Comments: Bulletin #022 — August 18, 2004 Page 1 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy r Applicable during Site Plan Review 6 Applicable during Building Permit Review Orient the main entrance towards the street or both streets on For Non -Single corners. ■ Family Development ❑ Position habitable rooms with windows at the front of the dwelling. a Access to dwellings or other uses above commercial/ retail development should not be from the rear of the building. M ❑ Offset windows, doorways and balconies to allow for natural observation while protecting privacy. ■ ZiAcate main entrances/exits at the front of the site and in view of the street. ■ For Commercial/ Retail/ Industrial If employee entrances must be separated from the main and Community ❑ entrance, they should maximize opportunities for natural Facilities surveillance from the street. ■ N k ❑ In industrial developments, administration/offices should be located at the front of the building. r 0 N Avoid large expanses of parking. Where large expanses of For Surface parking are proposed, provide surveillance such as security Parking and cameras. ■ Parking Structures Access to elevators, stairwells and pedestrian pathways should be clearly visible from an adjacent parking area. ■ ❑ Avoid hidden recesses. ■ N �\ Locate parking areas in locations that can be observed by adjoining uses. ■ V Open spaces shall be clearly designated and situated at For Common/ locations that are easily observed by people. Parks, plazas, Open Space common areas, and playgrounds should be placed in the front Areas of buildings. Shopping centers and other similar uses should face streets. ■ Other strategy used: Al Evaluation for Agency Use Only Bulletin #022 — August 18, 2004 Page 2 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review A Applicable during Building Permit Review 1.3 Common/Open Space Areas and Public On -Site Open Conforms Space _Revise Provide natural surveillance for commonlopen space areas. _NA Comments: Position active uses or habitable rooms with windows adjacent to main common/open space areas, e.g. playgrounds, swimming pools, etc., and public on -site open space. _ Design and locate dumpster enclosures in a manner which screens refuse containers but avoids providing opportunities to hide. ■ Locate waiting areas and external entries to elevators/stairwells ❑ close to areas of active uses to make them visible from the building entry. e ❑ Locate seating in areas of active uses. e Other strategy .used: 1.4 Entrances —Conforms Provide entries that are clearly visible. —Revise NA Comments: Design entrances to allow users to see into them before entering. ■ Entrances should be clearly identified (Signs must conform to ❑ FWCC Section 22-1569(D). Permit Exceptions. (Applicable during Certif'cate �Occtrpancvinspection). I Other strategy used: 1.5 Fencing —Conforms Fence design should maximize natural surveillance from the _Revise street to the building and from the building to the street, and !NA minimize opportunities for intruders to hide. Comments: Bulletin #022 — August 18, 2004 Page 3 of 9 kAHandouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard 1.6 Strategy 0 Applicable during Site Plan Review e Applicable during Building Permit Review Front fences should be predominantly open in design, e.g. pickets or wrought iron, or low in height. e Design high solid front fences in a manner that incorporates ❑ open elements to allow visibility above the height of five feet. e If noise insulation is required, install double -glazing at the ❑ front of the building rather than solid fences higher than five feet. 6 n Other strategy Landscaping Avoid landscaping which obstructs natural surveillance and allows intruders to hide. Trees with dense low growth foliage should be spaced or their crown should be raised to avoid a continuous barrier. ■ Use low groundcover, shrubs a minimum of 24 inches in height, or high -canopied trees (clean trimmed to a height of eight feet) around children's play areas, parking areas, and along pedestrian pathways. ■ Avoid vegetation that conceals the building entrance from the 00,00 street. ! _Conforms _Revise _NA Comments: Other strategy used: 1.7 Exterior Lighting —Conforms Provide exterior lighting that enhances natural surveillance. —Revise (Refer to FWCC Section 22-1635(g)(1) for specific lighting _NA requirements.) I Comments: Prepare a lighting plan in accordance with Illuminating `Engineering Society of America (IESA) Standards, which ® addresses project lighting in a comprehensive manner. Select a lighting approach that is consistent with local conditions and crime problems. ■ Bulletin #022 — August 18, 2004 Page 4 of 9 k:\Handouts\CPTED Checklist I ,r Section and ✓ I Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review ,pocate elevated light fixtures (poles, light standards, etc.) in a coordinated manner that provides the desired coverage. The useful ground coverage of an elevated light fixture is roughly twice its height. ■ For areas intended to be used at night, ensure that lighting © supports visibility. Where lighting is placed at a lower height to support visibility for pedestrians, ensure that it is vandal - resistant. e ❑ Ensure inset or modulated spaces on a building facade, access/egress routes, and signage is well lit. e In areas used by pedestrians, ensure that lighting shines on pedestrian pathways and possible entrapment spaces. e Place lighting to take into account vegetation, in its current and ❑ mature form, as well as any other element that may have the potential for blocking light. e Avoid lighting of areas not intended for nighttime use to avoid giving a false impression of use or safety. If danger spots are usually vacant at night, avoid lighting them and close them off to pedestrians. e Select and light "safe routes" so that these become the focus of legitimate pedestrian activity after dark. a ❑ Avoid climbing opportunities by locating light standards and electrical equipment away from walls or low buildings. e ❑ Use photoelectric rather than time switches for exterior lighting. e In projects that will be used primarily by older people ❑ (retirement homes, congregate care facilities, senior and/ or community centers, etc.) provide higher levels of brightness in public/common areas. e Other strategy 01 1.8 Mix of Uses 0 � In nixed use buildings increase opportunities for natural surveillance, while protecting privacy. Evaluation for Agency Use Only —Conforms _Revise _NA Comments: Bulletin #022 — August 18, 2004 Page 5 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review 9 Applicable during Building Permit Review Where allowed by city code, locate shops and businesses on lower floors and residences on upper floors. In this way, ❑ residents can observe the businesses after hours while the residences can be observed by the businesses during business hours. ■ hj N ❑ Include food kiosks, restaurants, etc. within parks and parking structures. E 0 Other strategy: used 1.9 Security Bars, Shutters, and Doors + When used and permitted by building and fire codes, security �y # bars, shutters, and doors should allow observation of the street ! �+ and be consistent with the architectural style of the building. ❑ Security bars and security doors should be visually permeable (see -through). e Other strategy used: 13 Evaluation for Agency Use Only _Conforms Revise _—NA Comments: Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy IN Applicable during Site Plan Review 6 Applicable during Building Permit Review Section 210 Access Control 2.1 Building Identification ._Conforms Ensure buildings are clearly identified by street number to _Revise prevent unintended access and to assist persons trying to find !NA the building. Identification signs must conform to FWCC, Comments: Section 22-1569(D). Permit Exceptions. ❑ Street numbers should be plainly visible and legible from the street or road fronting the property. e Bulletin #022 — August 18, 2004 Page 6 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard 2.2 Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review In residential uses, each individual unit should be clearly numbered. In multiple building complexes, each building entry ❑ should clearly state the unit numbers accessed from than entry. In addition, unit numbers should be provided on each level or floor. e ❑ Street numbers should be made of durable materials, preferably reflective or luminous, and unobstructed (e.g. by foliage). e For larger projects, provide location maps (fixed plaque ❑ format) and directional signage at public entry points and along internal public routes of travel. e 0 Other strategy Evaluation for Agency Use Only Entrances _Conforms Avoid confusion in locating building entrances. —Revise NA Comments: Entrances should be easily recognizable through design U/ features and directional signage. (Signs must conform to FWCC Section 22-1569(D). Permit Exceptions. ■ 0/ Minimize the number of entry points. ■ Other strategy used: 2.3 Landscaping Conforms Use vegetation as barriers to deter unauthorized access. _Revise _NA Comments: ❑ Consider using thorny plants as an effective barrier. e Other strategy used: 13 2.4 Landscaping Location _Conforms Avoid placement of vegetation that would enable access to a _Revise building or to neighboring buildings. _NA Comments: Bulletin #022 — August 18, 2004 Page 7 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Avoid placement of large trees, garages, utility structures, fences, and gutters next to second story windows or balconies that could provide a means of access. ■ Other strategy used: 2.5 Security —Conforms Reduce opportunities for unauthorized access _Revise _NA Comments: Consider the use of security hardware and/or human measures ❑ to reduce opportunities for unauthorized access. (Applicable during Cerrif care of Qccupancy Inspection}. Other strategy used: 2.6 Signage !Conforms Insure that signage is clearly visible, easy to read and simple to .—Revise understand [Signs must conform to FWCC Section 22-1569(D). _NA Permit Exceptions]. Comments: Use strong colors, standard symbols, and simple graphics for informational signs. e Upon entering the parking area, provide both pedestrians and For Surface ❑ drivers with a clear understanding of the direction to stairs, Parking and elevators, and exits. e Parking Structures 1 El In multi -level parking areas, use creative signage to distinguish between floors to enable users to easily locate their cars. e ❑ Advise users of security measures that are in place and where to find them, i.e. security phone or intercom system. e ❑ Provide signage in the parking area advising users to lock their cars. e Bulletin #022 — August 18, 2004 Page 8 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review ❑ Where exits are closed after hours, ensure this information is indicated at the parking area entrance. A Other strategy used: 13 Section 3.0 Ownership 3.1 Maintenance _Conforms Create a "cared for" image _Revise Comments: Ensure that landscaping is well maintained, as per FWCC ❑ Section 22-1569, in order to give an impression of ownership, care, and security. (Ongoing). Where possible, design multi -unit residential uses such that no ❑ more than six to eight units share a common building entrance. ■ Other strategy used: 13 3.2 Materials _Conforms Use materials, which reduce the opportunityfor vandalism. _Revise _NA Comments: Consider using strong, wear resistant laminate, impervious glazed ceramics, treated masonry products, stainless steel ❑ materials, anti -graffiti paints, and clear over sprays to reduce opportunities for vandalism. Avoid flat or porous finishes in areas where graffiti is likely to be a problem. e ❑ Where large walls are unavoidable, refer to FWCC Section 22- 1564(u) regarding the use of vegetative screens. A Common area and/or street furniture shall be made of long ❑ wearing vandal resistant materials and secured by sturdy anchor points, or removed after hours. e Other strategy used: Bulletin #022 — August 18, 2004 Page 9 of 9 k:\Handouts\CPTED Checklist T, I IMI pmry apn pore u s%--------- ------------ ------------- -CLINTY F4. ii-$ To JT. -m (OLD P,' H NO. 5 REVERTED TO 6-11 59; 3320TH 9T - — - — - — - — - — - — - — WIN "D * sm ko i L 320TH Fr Ittljo 10 Nuilk 6-kk-w IL 320TH Ur 9 III & 11 � 0 mg 'id W 'fim. 144 P, L UHsr-A A- v on GM3216TUr. 'A' wh 41 Lwn VIFJ "p 1., .on -q .1.111 I T. -V IM OW :W ILA 01-1C0749-00SO 1190 a 0 c 5 4 u IP I 4m cp A— Z' I FP, I.. Ni� om q aW 8123RD 57AEEr j 011MIF -6> 16"'t Mi. o"'o �_':' <. '// i _ L3241R.sr. e.e ., 0. T (GOLDEN'S NORTH LAKE TRACTS UNREC).', -W EIA 99-0002 3905090.14 .......... .......... ......... ......... ---------- —A-mms-1 --11 L 2AW 5L .,v I'M [1007" !L .. . ... . . .............. . ........ 4M ............. .................. .... ... .—\ . .. . ....... .............. ....... SCALE: 1" = 100' lob' 50, 0 100' 20- R, E c E I v ED OCT 2 5 20 1 CITY OF FEDERAL VJiiY BUILDING DEPT. Highmark East Campus Office Bldg (-'7-103830-00-PC) - 07/31/07 Highmark East Campus Office Bldg (07-103830-00-PC) - 07/31/07 Page 1 of 1 2154fi50150 / 2154&%130 2154&50070 $ 2154fi50100 8 3Z3ROr8 - - 21546501 60 2154fi50180 as 8 8 321i 1 5p120 �11fi 650110 �—� 32115114 � � 23G8000070 1521049005 co 1521049052 4 c�q 3211650i30 3211&50080 3211650140 } Q 8 pl 32�11650�1 150 .52116W160 3291 f {`iS50 3211�500E0 3211%50W 3211650180 11 3211fi,50330 3211E50190 3211850020 3211&%200 �L t 3211 i657777 152104912o 15210419140 21049139 1521049037 1521049099 1521049167 1521049153 1521049178 � ry 1521049145 1521049144 �4- 325TH - 1521049241 � 1521049178 � � s}r 320ft 1521049209 1521049W 1521.E © 2006: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility information 8hpw� t 'a+CM .� + - - conditions are subject to field verification. http: //columbia/lion/map. aspx %( W1�A>_ `.Nf+ � NALDING 7/31/2007 A�k� CITY OF Federal Way APPLICATION NO(S) u I — DECEIVE® OCT 2 5 2007 CITY OF f:aDERAL WAY BUILDING DEPT, a3- Project Name Highmark East Campus Office Building MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607; Fax 253-835-2609 www,cityc� ffcdaral }y�iy.;_c�m Property Address/Location Approx. 32200 Weyerhaeuser Way South Parcel Number(s) 152104905202 Project Description Construction of 2-story office building of about 47,510 s.f, and associated site improvement. Pr FACR PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference — &--Pro=Ss 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 x 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 o Value of Existing Improvements 4, o 0 0, 000 Value of Proposed Improvements International Building Code (IBC): B Occupancy Type IIB Sprinklered Construction Type Applicant Name: Lance Mueller & Associates/Architects Address: 130 Lakeside, Suite 250 City/State: Seattle, WA Zip: 98122 Phone: (206) 325-2553 Fax: (206) 328-0554 Email: b dden�l eller. com Signature �M n Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Highmark Investments Address: 3459 S. 344th Way, Ste 115 City/State: Federal Way, WA Zip: 98001 Phone: (253) 874-3939 x 101 Fax: (253) 381-1130 Email: ker27 c.com (Mike Kerby) Signature: Bulletin #003 — August 18, 2004 Page 1 of 1 k:\Handouts\Ivlaster Land Use Application WETLAND BUFFER ENHANCEMENT PLAN HIGHMARK EAST CAMPUS OFFICE BUILDING File #07-105925-00-UP and #07-105926-00-SE FEDERAL WAY, WASHINGTON Prepared For HIGHMARK INVESTMENTS Federal Way, Washington II �1 Prepared By: TALASAEA CONSULTANTS, INC. Woodinville, Washington RESUBMITTED 3 June 2008 JUN 13 Z008 r,ITY OF FEDERAL BAY BUILDING DEPT. Wetland Buffer Enhancement Plan Highmark East Campus Office Building File #07-105925-00-UP and #07-105926-00-SE Federal Way, Washington Prepared for: Highmark Investments 3450 S. 344'" Way, Suite 115 Federal Way, WA 98001 Prepared by. Talasaea Consultants, Inc. 15020 Bear Creek Rd. N.E. Woodinville, Washington 98077 3 June 2008 hmark East Campus Office Building Wetland Buffer Enhancement Plan EXECUTIVE SUMMARY PROJECT NAME: Highmark East Campus Office Building SITE LOCATION: The 9.24-acre site is located east of Weyerhaeuser Way So. and south of South 320`h Street in the City of Federal Way, Washington. The Public Land Survey System location for this site is NW 1/4 of Section 15, Township 21 North, Range 4 East, W.M. CLIENT: Highmark Investments PROJECT STAFF. Bill Shiels, Principal; Ann Olsen, Project Manager FIELD SURVEY: May 12 2008 -1.1 PROJECT HISTORY: Talasaea Consultants, Inc. delineated W&Iand A along with several adjacent wetlands between January -May 1997 for the Quadrant C oration to install the adjacent sewer line, -� detention facility, to prepare the current building pad d install site utilities (please refer to the Wetland Delineation and Study Report - Weyerhaeuser E Campus — Parcel 2, May 17, 2001 City of Federal W - 5715-000-00-PC r etailed information). A portion of Wetland Awas filled under this permit and n average 103-f ❑ buffer for Wetland A and all of the adjacent wetlands was a rove y the City. All of the a wetland buffers were restored or enhanced in 2002 as described in the Weyerhaeuser East Campus — Parcel 2 Wetland Buffer Enhancement Plan, December 10, 2001 City of Federal Way File No. 01 -1 00739-00-UP. Shortly after construction, Quadrant Corporation sold the developable building pad portion of the site, which included Wetland A and its buffer. The new owner was responsible for maintaining and monitoring the enhanced buffer of Wetland A for 5 years, but neglected to do so. Highmark Investments recently purchased the current site area, including Wetland A and its buffer, and the City has requested that, due to this previous neglect, the buffer for Wetland A shall be enhanced again and monitored for 5 years to guarantee success of the mitigation area. CURRENT WETLAND & BUFFER CONDITIONS: Wetland A (3,763 sf) consists of an isolated topographic depression located at the southern end of the site. At the time of the May 12, 2008 site visit, approximately 12+ inches of ponding was observed throughout much of the wetland. Several of the trees that were rooted along the wetland edge as noted in the original delineation report have died or fallen down. There is a cluster of five (5) conifer trees in the southeastern section of the buffer that have died and become snags and at least two (2) large black cottonwood trees have uprooted and fallen northward onto the previously constructed fill slope. There are still several trees along the wetland edge and in the buffer including: red alder, western red cedar, and black cottonwood. Understory vegetation in the wetland and buffer includes vine maple, Douglas's spirea, salmonberry, and Himalayan blackberry, with sword fern, salal, and trailing blackberry along the wetland edge. In addition, several of the plants that were installed in the buffer in 2002 are alive and thriving. These include western red cedar, Douglas fir, vine maple, European mountain ash, Scouler willow, tall Oregongrape, baldhip rose, red flowering currant, and snowberry. The previously graded areas in the buffer, outside of the silt fence, were hydroseeded in 2002 and are currently exhibiting 100% herbaceous coverage. The wetland and buffer also contain several large down logs and other woody debris. PROPOSED PROJECT: Highmark Investments is proposing to construct a mixed use office building that will tie into the existing utilities that were installed in 2002. Stormwater will also be routed to the detention facility that was constructed in 2002. The site plan will not impact Wetland A and the proposed development boundary will maintain the previously approved averaged buffer line recorded under File 01- 100742-SU. PROPOSED MITIGATION: Per the City's request, Highmark Investments will enhance the existing buffer for Wetland A. Buffer enhancement measures will include: 1) removal of the silt fence (previously installed in 2002), 2) removal of all invasive species, 3) planting the buffer with a wide variety of native trees and shrubs, and 4) installation of a temporary irrigation system. In addition, Highmark will conduct the required 5-years of monitoring and maintenance for the enhanced buffer. 3 June 2008 Talasaea Consultants, Inc. 303C-Mit Rpt-1(3Jun08).doc Page i J Highmark East Campus Office Building Wetland Buffer Enhancement Plan TABLE OF CONTENTS Page Executive Summary i Table of Contents ii List of Figures, Tables, and Appendices iii 1.0 INTRODUCTION ............................................... ...... 1.1 Project History._ ... --- ............................•--------•--•---••----•.-..................----. -1, 1.2 Current Wetiand and Buffer Conditions ......• ;• 1 2.0 PROPOSED PROJECT .............•-•- 2.1 Project Description .------••------------------------...__...................------•-••---•-...........--------- .............2 3.0 PROPOSED MITIGATION ............................................................................... 2, ......... ............. .. 3.1 Goal, Objectives, and Performance Standards 3.2 Plantings.... .............. 3.3 Temporary Irrigation System ............................................................................................... 4.0 CONSTRUCTION MANAGEMENT ................................................................................................. 4.1 Post -Construction Assessment _ 4.1 As -Built Plan---------------- -------............... •.. - -- 5.0 MONITORING METHODS 4 5.1 Reports............................................................•-----................................. •_............--- - 5 5.2 Vegetation. .....................................•--- 5 5.3 Photo Documentation........................_.._................................... 5 5.4 Wildlife 5 5.5 Hydrology, Water Quality, and Site Stability ................ .................................................. 5 6.0 MAINTENANCE (M) AND CONTINGENCY (C)-- .,, .,. •_ . 6. 7.0 PERFORMANCE and MAINTENANCE BOND-_-. ............ -1......... ............................................. 6, 8.0 SUMMARY 6 9.0 REFERENCES.................................................._...__...._... - 6 3 June 2008 Talasaea Consultants, Inc. 303C-Mit Rpt-1(3Jun08).doc Page ii Hiahmark East Campus Office Building Wetland Buffer Enhancement Plan Figure 1. Vicinity Map LIST OF FIGURES LIST OF TABLES Table 1. Projected Calendar for Performance Monitoring and Maintenance Events List OF APPENDICES Appendix A: Wetland Buffer Enhancement Plan Full Size Plan Sheets (24" x 36") Sheet W1.0. Current Existing Conditions Wetland A and Buffer Sheet W1.1. Planting Plan, Plant Schedule, Details, & Specifications 3 June 2008 Talasaea Consultants, Inc. 303C-Mit Rpt-1(3Jun08).doc Page iii Highmark East Campus Office Building Wetland Buffer Enhancement Plan 1.0 INTRODUCTION This report documents the mitigation measures that will be undertaken to enhance the buffer of Wetland A for the Highmark East Campus Office Building located in the City of Federal Way, Washington. The 9.24-acre site is located at the northeast intersection of Weyerhaeuser Way S. and S. 320th Street (Figure 1). T l=is report and mitigation plan is designed to meet the requirements for projects enhancing wetland buffers as stated in the Federal Way City Code (FWCC), Section 22. The objectives of this report are to describe: 1) project history, 2) current wetland and buffer conditions, and 3) proposed mitigation measures. 1.1 Project History Talasaea Consultants, Inc. delineated Wetland A along with several adjacent wetlands between January -May 1997 for the Quadrant Corporation in order to install the adjacent sewer line, detention facility, to prepare the current building pad, and install site utilities (please refer to the Wetland Delineation and Study Report - Weyerhaeuser East Campus — Parcel 2, May 17, 2001 City of Federal Way Permit #00-105715-000-00-PC for more detailed information). A portion of Wetland A was filled under this permit and an averaged 103-foot buffer for Wetland A and all of the adjacent wetlands was approved by the City. All of the averaged wetland buffers were restored or enhanced in 2002 as described in the Weyerhaeuser East Campus — Parcel 2 Wetland Buffer Enhancement Plan, December 10, 2001 City of Federal Way File No. 01- 100739-00-UP. These previously prepared reports are available upon request. Shortly after construction, Quadrant Corporation sold the developable building pad portion of the site, which included Wetland A and its buffer. The new owner was responsible for maintaining and monitoring the enhanced buffer of Wetland A for 5 years, but neglected to do so. Highmark Investments recently purchased the current site area, including Wetland A and its buffer, and the City has requested that, due to this previous neglect, the buffer for Wetland A shall be enhanced again and monitored for 5 years to guarantee success of the mitigation area. 1.2 Current Wetland & Buffer Conditions Wetland A (3,763 sf) consists of an isolated topographic depression located at the southern end of the site. At the time of the May 12, 2008 site visit, approximately 12+ inches of ponding was observed throughout much of the wetland. Several of the trees that were rooted along the wetland edge as noted in the original report have died or fallen down. There is a cluster of conifer trees in the southeastern section of the buffer that have died and become snags and at least two (2) large black cottonwood trees have uprooted and fallen northward. There are still several trees along the wetland edge and in the buffer including: red alder (Alnus rubra), western red cedar (Thuja plicata), and black cottonwood (Populus balsamifera). Understory vegetation in the wetland and buffer includes vine maple (Acer circinatum), Douglas's spirea (Spiraea douglash), salmonberry (Rubus spectabilis), and Himalayan blackberry (Rubus discolor), with sword fern (Polystichum munitum), shlal (Gaultheria shallon), and trailing blackberry (Rubus ursinus) along the wetland edge. In addition, several of the plants that were installed in the buffer in 2002 are alive and thriving (Sheet W1.0). These include western red cedar, Douglas fir (Pseudotsuga menziesii), vine maple, European mountain ash (Sorbus acuparia), Scouler willow (Salix Scouleriana), tall Oregongrape (Mahonia aquifolium), baldhip rose (Rosa gymnocarpa), red flowering currant (Ribes sanguineum), and snowberry (Symphoricarpos albus). The previously graded areas in the buffer, outside of the silt fence, were hydroseeded in 2002 and are currently exhibiting 100% herbaceous coverage. The wetland and buffer also contains several large down logs and other woody debris. 3 June 2008 303C-Mit Rpt-1(3Jun08).doc Talasaea Consultants, Inc. Page 1 N S 71?tiT � i; b N 200 C15 53n[h St oral Way Sere+ 53fAII•S[ .. s IS&A St 5 i:St'r w Sf 5 GW—jy ropy pt �' S 319h[ vl i ... 5 rlw,cd vau %Uy S•xrwr, 1[ � . u.rcca.•.. } o� �Y K[S [unrw:►3A A+• " S ]yalR Y4 'n .M.1PQVf5T pr.4-it.l Nni PROJECT SITE T 31•ith St '•'{ 531ath Yl 1j� � 5 SS6th >[ 1• P .S t i S'31ft 2 s 32(4h s[ .53!•sek SST4+?K SA4 5 om. Si ro 5 323ro snnnH =�s3Xsmx z" - • '5JMAp S 3.'�BN 5t 2h' 07�3�C[spaunlirv: SS32td�Mw Wm �3l6�wTvlegv3rne:s" I NORTH I SOURGE: THE THOMAS GUIDE 2005; KIN6 GOUNTI' _ FIGURE # I DESIGN DRAWN PROJECT TALASAEA AO AO 305G SCALE CONSULTANTS, INC. VICINITY MAP NT5 Resource & Environmental Planning H16HMARK EAST CAMPUS OFFICE DATE 15090 Heal' Creel: Road N.rtheas4 BUILDING 6-3-08 )Yoodincille, P•asliingl.on 90077 Hus (-125)Ofil—T50 — f•as H25)001-75-49 FEDERAL WAY, WA REVISC Copyright. — Talasaca Consultant.,, INC. Highmark East Campus Office Building Wetland Buffer Enhancement Plan 1 2.0 PROPOSED PROJECT _I J 2.1 Project Description Highmark Investments is proposing to construct a mixed use office building that will tie into the existing utilities that were installed in 2002. Stormwater will also be routed to the detention facility that was constructed in 2002. The site plan will not impact Wetland A and the proposed development boundary will maintain the previously approved averaged buffer line recorded under File 01 -1 00742-SU. 3.0 PROPOSED MITIGATION Per the City's request, Highmark Investments will enhance the existing buffer for Wetland A. Buffer enhancement measures will include: 1) removal of the silt fence (previously installed in 2002), 2) removal of all invasive species, 3) planting the buffer with a wide variety of native trees and shrubs, and 4) installation of a temporary irrigation system (Sheet W1.1). In addition, Highmark will conduct the required 5-years of monitoring and maintenance for the enhanced buffer. 3.1 Goals and Objectives The primary goal of the mitigation plan is to provide a high functioning buffer around Wetland A. Mitigation actions will be evaluated through the following objectives and performance standards. Mitigation monitoring will be performed by a qualified biologist. Objective A: Create structural and plant species diversity in the mitigation area. Performance Standard A 1: At least 10 species of desirable native plants will be present in the mitigation buffer area during the monitoring period. Percent survival of planted woody species must be at least 100% at the end of Year 1 (per contactor warranty), and at least 75% for each subsequent year of the monitoring period. Performance Standard A2: Total percent aerial woody plant coverage must beat least 30% by Year 3 and 50% by Year 5. Woody coverage may be comprised of both planted and recolonized native species; however, to maintain species diversity, at no time shall a recolonized species (i.e., red alder) comprise more than 35% of the total woody coverage. There must be at least three native species providing at least 20% each, or four native species providing at least 15% each, or five native species providing at least 10% of the total aerial woody plant coverage. Objective B: Limit the amount of invasive and exotic species within the mitigation area. Performance Standard B: After construction and following every monitoring event for a period of five years, exotic and invasive plant species will be maintained at levels below 20% total cover throughout the mitigation area. These species include Scot's broom, Himalayan and evergreen blackberry, reed canarygrass, purple loosestrife, hedge bindweed, and creeping nightshade. 3.2 Plantings The plant species used in the enhancement plan (Sheet W1.1) were chosen for a variety of qualities, including: adaptation to specific water regimes, value to wildlife, value as a physical or visual barrier, pattern of growth (structural diversity), and aesthetic values. 3 June 2008 303C-Mit Rpt-1(3Jun08).doc J Talasaea Consultants, Inc. Page 2 Highmark East Campus Office Building Wetland Buffer Enhancement Plan Native tree, shrub, and herbaceous species were chosen to increase both the structural and species diversity of the mitigation areas, thereby increasing the area's value to wildlife for food and cover. Plant materials will consist of a combination of bare -root specimens and container plants (5-gal. containers for trees and 1-2-gal. containers for shrubs). 3.3 Temporary Irrigation System An above ground temporary irrigation system capable of full head to head coverage of all planted areas will be provided. The temporary irrigation system shall either utilize controller and point of connection (POC) from the site irrigation system or shall include a separate POC and controller with a backflow prevention device per water jurisdiction inspection and approval. The system shall be zoned to provide optimal pressure and uniformity of coverage, as well as separation for areas of full sun or shade and slopes in excess of 5%. The system shall be operational by June 15 (or at time of planting) and winterized by October 15. Irrigation shall be provided for the first 2 years of the monitoring period. The irrigation system shall be programmed to provide 1/2" of water per week (one cycle with two start times per week or every three days). A chart describing the location of all installed or open zones and corresponding controller numbers shall be placed inside the controller and given to the owner's representative. In addition to the temporary irrigation system, a soil moisture retention agent will be incorporated into the backfill of planting pits to minimize the potential for plant desiccation in the mitigation areas. 4.0 CONSTRUCTION MANAGEMENT A pre -construction meeting will be held on -site to review and discuss all aspects of the mitigation project prior to any construction activity. The owner, as well as a City representative, will attend the meeting. Prior to commencement of any work by contractors in the mitigation area, the clearing limits for site development will be staked and fenced. A wetland ecologist or landscape architect will regularly supervise plan implementation during construction to ensure that the objectives and specifications of the mitigation plan are met. Any significant modifications to the design that may occur as a result of unforeseen circumstances will be approved by the owner, the City, and Talasaea Consultants prior to their implementation. Stormwater containment measures and the City of Federal Way Best Management Practices (BMPs) will be implemented during construction to protect the water quality of wetlands and streams from possible impacts. Implementing BMPs will act to minimize erosion and sedimentation and protect water quality within the wetlands and stream during storm events. Silt fences, straw bales, and other structures will be installed to slow runoff and remove suspended sediments during construction. BMPs to be implemented may include, but will not be limited to: site runoff containment, street sweeping, filter fabric fences, interceptor & rock -lined swales, catch basin inserts, straw bales and rock and check dams, rocked road entries, construction practices, covered stockpiles. 3 June 2008 Talasaea Consultants, Inc. 303C-Mit Rpt-1(3Jun08).doc Page 3 Highmark East Campus Office Building Wetland Buffer Enhancement Plan Street sweeping will clean construction sediments from roads to minimize sediment -laden runoff into storm drains. Filter fabric fencing at the clearing limits will reduce over -ground stormwater sediment transport. Interceptor swales will divert construction runoff from sensitive areas to treatment facilities. Rock -lined swales will reduce the sediment loads in stormwater runoff. Catch basin inserts will act as sediment control during construction by removing sediment, oil and grease, and other pollutants adsorbed to sediments from stormwater. Straw bales placed in ditches will slow water down and catch sediment as stormwater leaves the construction site. Rocked road entries will minimize mud and sediment collection on roadways. Construction practices will include capping, covering, and stabilizing exposed soil before building. Other BMPs will be implemented, as appropriate. plan, will require approval by the City of Federal Way and the wetland consultant. 4.1 Post -Construction Approval ---� Following construction completion of bath the 2La 'Ind plantin rtr?ns of the mitigation areas, Ta1as�ea Consultants 11 r st in spection by the City of Federal Wayv11zKK0o a prove of the fina gradi a itat feature placement, and mulching before any p an Ing is _oec . alasaea Consultants shall also notify the City in writing when the p ompleted for a final site inspection and subsequent approval by the City. 4.2 Post -Construction Assessment Once construction is approved by the City, Talasaea Consultants shall conduct a post - construction assessment. The purpose of this assessment will be to establish baseline conditions for future monitoring. A Baseline Assessment report including "as -built" drawings will be submitted to the City. The as -built drawings will identify and describe any changes in the planting in relation to the original approved plan. 5.0 MONITORING METHODS Performance monitoring of the mitigation area will be conducted for a period of five years for the City of Federal Way. Monitoring events will be conducted according to the schedule presented in (Table 1). Reports will include sections detailing the methods used, results, analysis, and recommendations. Table 1. Proiected Calendar for Performance Monitoring and Maintenance Events Year Date Maintenance Review Performance Monitoring Report Due to Agencies BA* Winter/Sprin X X X 1 Spring X X Fall X X X 2 Spring X Fall X X X 3 Spring X Fall X X X 4 Spring X Fall X X X 5 Sprinq Fall X X X X** * BA = Baseline Assessment following construction completion. ** Obtain final approval to facilitate bond release from the City of Federal Way (presumes performance criteria are met). 3 June 2008 303C-Mit Rpt-1(3Jun08).doc Talasaea Consultants, Inc. Page 4 Highmark East Campus Office Building Wetland Buffer Enhancement Plan 5.1 Reports Each monitoring report will include: a) panoramic photo -documentation, b) estimates of percent vegetative cover, plant survival and undesirable species, c) wildlife usage, d) water quality and hydrology, site stability, and soils, and e) an overall qualitative assessment of project success for the mitigation areas. If the performance criteria are met, monitoring for the City will cease at the end of year five, unless objectives are met at an earlier date and the City accepts the mitigation project as successfully completed. Monitoring will continue for the Corps/DOE through year ten. 5.2 Vegetation Permanent vegetation sampling points or transects will be established at selected locations to incorporate all of the representative plant communities. The same monitoring locations will be re -visited each year with a record kept of all plant species found. Vegetation will be recorded on the basis of relative percent cover of the dominant species within the vegetative strata. A qualified wetland ecologist will conduct all monitoring. Findings of plant survival and vigor will also be reported for each plant community. 5.3 Photo Documentation Locations will be established within the mitigation area from which panoramic photographs will be taken throughout the monitoring period. These photographs will document general appearance and relative changes within the plant community. Review of the photos over time will provide a semi -quantitative representation of success of the planting plan. Vegetation sampling plot and photo -point locations will be shown on a map and submitted with the baseline assessment report and yearly performance monitoring reports. 5.4 Wildlife Birds, mammals, reptiles, amphibians, and invertebrates observed in the wetland and buffer areas (either by direct or indirect means) will be identified and recorded during scheduled monitoring events, and at any other times observations are made. Direct observations include actual sightings, while indirect observations include tracks, scat, nests, song, or other indicative signs. The kinds and locations of the habitat with greatest use by each species will be noted, as will any breeding or nesting activities. 5.5 Hydrology, Water Quality, and Site Stability During each monitoring event, an assessment will be made of the water regime within the wetland and buffer areas to ensure that proper hydrological conditions exist. General observations will be made of the extent and depth of soil saturation or inundation. Water quality will be assessed qualitatively; unless it is evident there is a serious problem. In such an event, water quality samples will be taken and analyzed in a laboratory for suspected parameters. Qualitative assessments of water quality include: • oil sheen or other surface films, ■ abnormal color or odor of water, • stressed or dead vegetation or aquatic fauna, • turbidity, and • absence of aquatic fauna. Observations will be made on the stability of slopes in the mitigation area. Any erosion or slumping of the slopes will be recorded and corrective measures will be taken. 3 June 2008 303C-Mit Rpt-1(3Jun08).doc Talasaea Consultants, Inc. Page 5 Highmark East Campus Office Building Wetland Buffer Enhancement Plan 6.0 MAINTENANCE (M) AND CONTINGENCY (C) Maintenance reviews will be performed twice per year to address any conditions that could jeopardize the success of the mitigation area. Established performance standards for the project will be compared to the monitoring results to judge the success of the mitigation project. If there is a significant problem with achieving the performance standards, the Bond -holder shall work with the City to develop a Contingency Plan. Contingency plans can include, but are not limited to: additional plant installation, erosion control, and plant substitutions of type, size, quantity, and location. Such Contingency Plan shall be submitted to City by December 31 of any year when deficiencies are discovered. Contingency will include many of the items listed below and would be implemented if the performance standards are not met. Maintenance and remedial action on the site will be implemented immediately upon completion of the monitoring event (unless otherwise specifically indicated below). • During year one, replace all dead plant material (M). • Water all plantings at a rate of 1" of water every week between June 15 — October 15 during the first year after installation, and for the first year after any replacement plantings (C & M). ■ Replace dead plants with the same species or a substitute species that meets the goal and objectives of the enhancement plan, subject to Talasaea and agency approval (C). ■ Re -plant area after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife damage, etc.) (C). • Remove/control weedy or exotic invasive plants (e.g., Scot's broom, reed canarygrass, Himalayan blackberry, purple loosestrife, Japanese knotweed, etc.) by manual or chemical means approved by The City of Federal Way. Use of herbicides or pesticides within the mitigation area would only be implemented if other measures failed or were considered unlikely to be successful, and would require prior agency approval. All non-native vegetation must be removed and dumped off -site. (C & M). • Trees and shrubs should be weeded to the dripline and mulched to a depth of three inches (M). • Remove trash and other debris from the enhancement area twice a year (M) ■ Selectively prune woody plants to meet the mitigation plan's goal and objectives (e.g., thinning and removal of dead or diseased portions of trees/shrubs) (M). 7.0 PERFORMANCE and MAINTENANCE BOND A performance and maintenance Bond will be posted with the City by the property owner to ensure the success of the mitigation plan. The amount of the bond shall equal 125% of the cost of the mitigation project for the length of the monitoring period. 8.0 SUMMARY Talasaea Consultants, Inc. delineated Wetland A along with several adjacent wetlands between January -May 1997 for the Quadrant Corporation to install the adjacent sewer line, detention facility, to prepare the current building pad, and install site utilities. A portion of Wetland A was filled under this permit and an averaged 103-foot buffer for Wetland A and all of the adjacent wetlands was approved by the City. All of the averaged wetland buffers were restored or enhanced in 2002. Shortly after construction, Quadrant Corporation sold the developable building pad portion of the site, which included Wetland A and its buffer. The new owner was responsible for maintaining and monitoring the enhanced buffer of Wetland A for 5 years, but neglected to do so. Highmark Investments recently purchased the current site area, including Wetland A and 3 June 2008 303C-Mit Rpt-1(3Jun08).doc Talasaea Consultants, Inc. Page 6 Highmark East Campus Office Building Wetland Buffer Enhancement Plan its buffer, and the City has requested that, due to this previous neglect, the buffer for Wetland A shall be enhanced again and monitored for 5 years to guarantee success of the mitigation area. Per the City's request, Highmark Investments will enhance the existing buffer for Wetland A. Buffer enhancement measures will include: 1) removal of the silt fence (previously installed in 2002), 2) removal of all invasive species, 3) planting the buffer with a wide variety of native trees and shrubs, and 4) installation of a temporary irrigation system. In addition, Highmark will conduct the required 5-years of monitoring and maintenance for the enhanced buffer. 3 June 2008 Talasaea Consultants, Inc. 303C-Mit Rpt-1(3Jun08).doc Page 7 Highmark East Campus Office Building Wetland Buffer Enhancement Plan 9.0 REFERENCES Federal Way City Code, Section 22. 2005. Talasaea Consultants, Inc., 2001 -- Wetland Delineation and Study Report - Weyerhaeuser East Campus — Parcel 2, May 17, 2001 City of Federal Way Permit #00-105715-000-00- PC. Talasaea Consultants, Inc., 2001 -- Weyerhaeuser East Campus — Parcel 2 Wetland Buffer Enhancement Plan, December 10, 2001 City of Federal Way File No. 01 -1 00739-00-UP. 3 June 2008 303C-Mit Rpt-1(3Jun08).doc Talasaea Consultants, Inc. Page 8 Highmark East Campus Office Building Wetland Buffer Enhancement Plan APPENDIX A BUFFER ENHANCEMENT PLAN Full Size Plan Sheets (24" x 36") 3 June 2008 Talasaea Consultants, Inc. 303C-Mit Rpt-1(3Jun08).doc Appendix A HIGHMARK OFFICE BUILDING Concurrency with Community Design Guidelines 10-16-07 General Design Description: The Highmark office building is designed so the long side of the building faces the open space so occupants can enjoy viewing the area from inside the building. This building placement permits the majority of the parking to be located north of the building entry, which makes the parking area easily accessible to the existing shared entry drive. This project design results in the main entry facing north toward the spared entry drive. As a result, the main entry is designed so it is identifiable from the public street, which will make it easy for the motorist or pedestrian to find the front door. This site design will bring the majority of the traffic into the site through the existing shared private driveway as originally planned. The existing secondary driveway will provide access to the storm pond to the south; will provide another means of ingress for emergency vehicles and additional passenger vehicle exit or entry. This project is located in an area where the tenants will primarily arrive by private vehicle. It, however, has access to public transit so a direct pedestrian route is provided from the public street to the main entry. The site as designed, incorporates a collector walk system that reaches out to parking areas that are further away, a pedestrian connection to the street and the building to the north. The pathway system within the parking area to bring drivers and passengers to the walkway adjacent to the building, from there they can walk along the landscaping and shade trees that flank the building to the main entry. As you turn into the site entrance from the shared drive, you travel up a slight grade and see the building entrance. On each side of the entry canopy is a symmetrically designed fagade. This fagade incorporates the same community design standards that would be required if the main entry faced Weyerhaeuser Way S. The west -building facade incorporates the same elements utilized in the north fagade, which is appropriate since it faces the street. To balance out the additional cost of this treatment on the north and west, we have used a simpler design at the south and east facades where the building faces the forested and buffer areas. HIGHMARK OFFICE BUILDING Concurrency with Community Design Guidelines Page Two The building, as presented, is about 32 feet in height and has an entry fagade about 35 feet in height. In front of the fagade is an entry canopy that is constructed with stone clad columns, laminated wood beams, painted steel, and colored metal roofing. Behind the entry canopy is a curtain wall recessed back about two feet where the entrtr doors are located. Above the curtain wall is a spandrel that is clad with an anodized aluminum panel that will match the curtain wall. The curtain wall system below is constructed with an anodized aluminum framing, and tinted insulated glass. Within it will be a structural steel frame that is painted to coordinate with the color of the horizontal metal siding that is used above the curtain wall elements at the building corners. A similar curtain element similar to the building entry element is provided at the patio access area at the south side of the building. This allows the interior space, at a portion of the south wall, to have a stronger connection to the private open space beyond. The north fagade, each side of the entry, consists of 60 long surface of painted concrete bands of windows. This element consists of a smooth concrete surface that is punctuated with strip windows at each floor level and articulated with reveals. Applied over the concrete surface is a light colored textured paint which insures that close up the building will have texture and interest at the pedestrian level. At each end of the north face, about 60 feet away from the entry, are corner elements that consist of curtain wall that rest on a 36" high sill wall and capped with a spandrel element that is clad with horizontal metal siding in a secondary color above. These elements step back from the wall fagade about two feet and wrap around the corners to the south. This creates the transition between the facades. The western fagade faces the street. This fagade begins with the curtain wall elements at the northwest that connects to the same element on the north face and ends with a similar element at the southwest. Between the two curtain wall elements stepping out two feet from the glass curtain wall is a smooth painted concrete surface that is punctuated with strip windows and articulated with reveals which repeats the design element used in the north fa6e. The east elevation is about 90 feet long because the width of the building is reduced to accommodate the wetland buffer. This facade is similar in appearance to the west elevation but has a curtain wall element at the northeast corner only where it connects to the north wall. The south elevation of the building appears to be symmetrical; however, it has a 30-foot step south of the patio entry to accommodate the existing wetland buffer location. Each wing of the fagade is about 95 feet and consists of three units of the strip window element. HIGHMARK OFFICE BUILDING Concurrence with Community Design Guidelines Page Three As far as building material colors at this time, we are considering the following options: Entry Columns — Eldorado Stone "River Rock" Color Blend Glu-Lams and Wood — No stain just a sealer Canopy Roofing & Smooth Metal Panels — Light Bronze Window Sash - Medium bronzed anodizing Entry Curtain Wall and Aluminum Flashing and Accessories - Silver Duranar Coated Glazing — Bronze tinted glass units, Concrete Surfaces — Light tone textured paint — Pantone # 75000 Horizontal Metal Siding — Prefinished metal in a metallic light bronze color Mechanical Screen — Prefinished metal in a white color. Application of Article XIX: Though this property is not subject to the community design guidelines, it has been designed based on the spirit of those standards. In addition, the landscaping design presented is based on the City standards The overall building site design meets the goals of Section 22-1634, Site Design, and 22- 1638, District Guidelines. The overall design is driven by sighting the building according to existing natural conditions. This design, as shown, blends and balances the design standards to meet the intent of the code. The building design is based on a prescriptive application of Section 22-1635, Building Design, and is designed to meet the intent of Section a, b, & c. It satisfies the requirements of Section (b) by providing fagade modulation, a canopy element and a landscape area adjacent to the building base. This area is not counted towards the two required elements so that flexibility in planting width is possible. The design meets the intent of Section (c), Building Articulation and Scale, since it utilizes several surface treatments to enhance the facade design. These elements include changes in materials, changes in texture, and changes in color, recesses at windows, feature Landscaping, cornices, and architectural details. Overall, the building and site design meet the Design Guideline goals and will blend well with its neighbor to the north and the surrounding environment. HIGHMARK-DESIGN-GUIDELINES.doc (LMA #07-076) HIGHIUTARK OFFICE BUILDING Directors Approval 10-16-07 Directors Approval Request: The proposed project has an existing drainage line located at the southeast building corner that limits the area in which a building can be constructed. The project development area is also affected by the shape of the wetland to the south with results in an irregular building site. The site was partially developed under a previous permit. Many of the storm drainage structures are in place at current grades and it is not practical to modify their rim elevations and a change in building finish floor height. In addition, the site development is further restrained because the site entry points are already developed and grades established. It is desirable and beneficial to keep the development area as close to existing grade to avoid importing material and to utilize as much of the existing utilities as possible. In addition, we feel it is important to retain 8 feet minimum of landscaping next to the walkways at the building, and 10 feet at the street frontage so the landscaping can effectively screen the parking areas between the building and the street. To achieve these goals of minimizing import, significantly changing grade, providing effective landscape and a pleasing appearance, the building has been located as close as reasonably practical to the street and the private easement. In order to accomplish and make the landscaping effective, we are requesting permission to locate Keystone walls in the required building sets back. These walls would retain no more that four feet of soil. The walls are located in three locations on the site. The first location is 10 feet away from the lot line at the street and the second is south of the shared entry drive just beyond the street entry and at the east end of the shared drive. The Knstone wall along the street allows almost level planting area east of the lot line, which is about six feet higher than the parking lot below. Within this area, there is room for a 30-inch high hedge and street trees that will visually buffer the building. East of the wall is a 5 foot area that can be planted with material to screen the wall. This area, which is 17 feet wide, could be graded at a 2 to 1 slope down to the edge of the parking stall area instead of placing a wall. This however would not be as effective as a landscape area as the design currently shown. HIGHMARK OFFICE BUILDING Directors Approval Page Two The second area where walls are proposed in the yard is at the north lot line. Along that line is the shared entry drive, which has a five-foot walkway adjacent to it. At this area, south of the north lot line, there are two different conditions. The first is at the main entry where the shared drive is higher than the existing grades area. This area currently has a rockery along it that was previously installed under an earlier permit. The applicant proposes replacing that rockery with a Keystone wall and connecting it to the wall that runs along the street. Above the wall, between it and the sidewalk, screen landscaping would be installed to buffer the view of the parking area. Within that area we would provide street trees as well. At the south side of the wall, which is as much as four feet lower, there will also be a five-foot planting area north of the car overhang. This area will be planted with materials that would visually buffer the wall as well. The last area where a keystone wall would be placed is five foot south of the sidewalk at the east end of the shared drive. At this location, the parking area is higher than the walk. The five-foot area next to the walk would be planted with street trees and ground cover, and the five-foot area between the wall and the parking with landscaping to screen the cars. Overall, we believe placing the four -foot wall in these areas will make the site landscaping more effective and enhance the overall appearance of the project. HIGHMARK-DIR-APPROVAL.doc (LMA #07-076) 41k PUBLIC WORKS DEPARTMENT 33325 8`'' Avenue South PO Sox 9718 CITY OF Federal Way WA 98063-9718 Federal. ''�I'ay 253-835- w.cit Fax 253-835-2709 .com r��►+rw.cityo (federal way.com CONCURRENCY APPLICATION APPLICATION NO(s) Date A&62 Project Name Hi hMark East Campus Office Building Property Address/Location No street address, property located near 320'b and Weyerheuaser Way. a Parcel Number(s) 152104-9052 Project Description 46,500 square foot, 2 story Class A office building with associated site improvements anti parking_for 166 vehicles. 17:4 [9V I Type of Associated Project Preapplication Conference Process I (Director's Approval) Process H (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 Short Subdivision Subdivision Variance: Commercial/Residential Single Family/Duplex Multifamily Tenant Improvement Commercial None (feasibility only) Approval for City to perform analysis: Yes — No If NO: Applicant's Engineer performing analysis: Address: Contact Phone: { Applicant Name: HighMark Investments, LLC Address: 3450 S 3440'Way, Suite 115 City/State: Federal Way, WA Zip: 98001 Phone: 253-874-3939 Fax: 253-874-3950 Email: kerby@highmarl lc m 5igrtat�rr /�•3•0� Agent (if different than Applicant) Name: SAME AS APPLICANT Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: SAME AS APPLICANT Address: City/State: Zip: Phone: Fax: Email: Signature: Required Information — Application is incomplete and will be returned if not filled out. Has the property previously been reviewed for concurrency? Yes X No If yes, date of original application 2002 (est) Concurrency Permit No: Is this an amendment to an existing Concurrency Permit? Yes No X Commercial Office Building Land Use Type Existing Commercial Office Building Land Use Type Proposed *Please be as specific as possible Will the project be phased? No Estimated year of occupancy 2009 r Permit Submittal• The following items are required for all applications: X Completed and signed Concurrency Application: ❑ Traffic Generation as prepared by the Applicant's Engincer or requested to be prepared by City staff. Note here if by Applicant Engineer or by Staff X Applicant Application information to be verified by Traffic Staff Please enter a number in the allowfn .1' unknown tint unknown. Gross Floor Area (Square Footage) Existing Proposed 49,268 Parking Spaces Existing Proposed _166 Number of Dwelling Units Existing Proposed N/A Number of Employees Existing Proposed N/A Parcel size (acres or square footage) Existing Proposed _3.72 Acres Staff will calculate the following unless the applicant's engineer has prepared a trip generation. Existing PM Peak Hour Trips Proposed PM Peak Hour Trips Net New PM Peak Hour Trips The applicant's Engineers estimate may be entered below: Existing PM Peak Hour Trips N/A Proposed PM Peak Hour Trips 73 Total 12 In 61 Out Net New PM Peak Hour Trips 73 Total (12 In. 61 Out *Analysis prepared by: Michael Swenson, The Transpo Group ti ' 3t SIT17 `s3I-!o w Y � _w 5 3;2 _ Wl . , x __. vi VICINITY MAP R«HRSRAY LAmC �— -.� m,SCAPE . (P •Cccc eccc ` § A LANDSCAPE ` , r } �. — n�n & n \ ! c c G < � j ( / Moo- - ■ ■ y�^ n & � n | ■ _ � � ._ � RUM - a-S2,� ■q� ( / | \ §® § . r * r 2 HICHN&RK .___ EAST CAMPUS OFF £ mILDI # o FEDERAL WAY, «mRT� HIGHMARK OFFICE BUILDING Pro'ect Narrative 10-16-07 Proiect Background Existing Conditions: This property was originally part of the Phase I East Campus subdivision. As part of the original subdivision, wetland delineation was completed and subsequent mitigation plans were approved, a storm water detention and water quality pond was constructed and streets and roadways improved. Subsequently lot one and two of Phase I was purchased and proposed to be developed as office sites. One site was developed as the Northlake Office building which is now occupied by Washington State Teachers and the second site was proposed to be developed for the Delta Society. Under the original application the entire site was graded, wetland mitigation was completed and buffers widths established through averaging, utilities installed, and the storm drainage facility developed. Since that time the Delta Society lot has been left in a rough graded condition ready for development. ESM sheet PP-2 depicts the existing developed condition of the property. The original approved plan for both buildings had 4.96 acres of impervious area. With the proposed two story building, the foot print has been reduced and the amount of new impervious area between the two developable sites have been increased a small amount. The amount of surplus detention in the pored has been determined and at this time no modifications to the pond volume and control structure is required. The site plan as currently proposed, utilizes both current access points to the public street and where feasible will utilize existing sewer, water services and storm sewer systems. Some minor modifications will be required to accommodate the new design, but they will not result in significant modifications. See LMA sheet A1.1. The proposed building and site development plan has been designed to utilize the existing topography whenever possible. No grading beyond the development limits shown on the current site plan is proposed except for some grading in the buffer area prior to planting those areas. The preliminary grading plan proposes a floor elevation of 429.50, which may be adjusted based on the final design. This places the building finish floor at about the same elevation of the previous design and allows most of the existing rough grading to remain in place. HIGHMARK OFFICE BUILDING Proiect Narrative Page Two Prior Permit Actions: According to information provided by the seller, the original SEPA determination for this property was made on May 19, 2001 (File #01-100740-00-SE). As part of that action Transportation Improvement Plan projects where identified. Pro-rata shares of the projects were paid by lot one and a smaller pro -rats share was never paid by lot two. It appears from the information in the files that the grading for lot 1 was done under Permit number 01 -101 725-00-CO and the site plan approval file was #01 -1 007740-00-SE. The development standards for this property differ from the conditions of the Federal Way Zoning Code even though the zoning district is OP-1. The project is governed by the Annexation Agreement and as such is not subject to the community design standards sections of the Federal Way Zoning Code. It also is not subject to the buffer averaging, buffer width, building setbacks, and buffer planting requirement from wetlands; but is governed by the provisions of the annexation agreement. Project Description General Information Lot 1 is a fully graded site with utilities in a ready to build condition. As such, the site work will consist of connection to existing storm facilities, connection to existing water and sewer services, fine grading, finish paving & hardscape and installation of landscaping. The proposed structure is a two story office building designed for single or multiple tenants. It will be permitted as a warm shell with lobby and core in place ready for tenant improvements. All uses anticipated are office; engineering or software based and would be B occupancy. Medical uses that would require additional parking are not being considered at this time. The building will be constructed as a Type IS sprinkled building. The first floor with a slab on grade, the second concrete over metal decking supported by metal joists and beam, and the roof built up roofing over rigid insulation on metal deck supported by steel joists and beams. The principal exterior material will be glass curtain wall, glass window bands, and smooth surface concrete with a textured paint. Other materials used will be metal siding, smooth metal panels, wood beams, and anodized aluminum at flashings and cornices. HIGHMARK OFFICE BUILDING Project Narrative Page Three The site development will also provide two and possibly three exterior area for the occupants to utilize. Two of the features will be provided in the area between the building and the wetland buffer. The first feature is the sun court and the second will be passive sitting area outside the south entry. In addition to these areas, a covered exterior break area is provided that is similar in character to the entry feature. , The site is currently designed with 168 parking stalls. This number of stalls will support a gross building area of about 50,000 sf. based on a parking ratio of 1/300. H IGHMARK-OFF-PROJ-NAR.doc (LMA *07-076) PRELIMINARY GEOTECHNICAL ENGINEERING SERVICES REPORT HIGHMARK EAST CAMPUS OFFICE BUILDING FEDERAL WAY, WASHINGTON OCTOBER 19, 2007 FOR HIGHMARK INVESTMENTS, LLC GEOENGINEERS Preliminary Geotechnical Engineering Services Report File No. 12571-002-01 October 19, 2007 Prepared for: HighMark Investments, LLC 3450 S 344th Way, Suite 115 Federal Way, Washington 98001 Attention: Mike Kerby and Mark Robison Prepared by: GeoEngineers, Inc. Plaza 600 Building 600 Stewart Street, Suite 1700 Seattle, Washington 98101 Fvit Pa( ah R. Ramsey, EIT G ethnical Engineer w� 0 -�' ALES +o` lg I EXPIRES 3I 4l ©1 l 'I RR:JJM-bmw SEAT:\I2\12571002\01 \Finals\1257100201R doe .' Disclaimer: Any electronic form, facsimile or hard copy of the original document (email, text, table, and/or figure), if provided, and any attachments are only a copy of the original document. The original document is stored by GeoEngineers, Inc. and will serve as the official document or rewrd. Copyright" 2007 by GeoEngineers, Inc. All rights reserved File No. 12577-002-01 TABLE OF CONTENTS Page No. INTRODUCTION.................................................................................................................................. 2 SCOPEOF SERVICES...........................................................................................................................•---- 3 SITECONDITIONS....................................................................................................................................... 3 SURFACECONDITIONS... ........................................................---...............................................-•---. 3 SUBSURFACECONDITIONS......................................................-----............................. ................ 3 General...........................................................................................................----..................... ° 3 SoilConditions ............................................. .......... .................................................................... 4 GroundwaterConditions........................................................................................................... 4 CONCLUSIONS AND RECOMMENDATIONS.............................................................................................4 GENERAL.........................................................•................................................................................. 4 EARTHQUAKE ENGINEERING......................................................................................................... 5 FOUNDATION SUPPORT..................................................................................................................5 LATERALRESISTANCE.............................................................--.--..................................----........... 6 BELOW GRADE AND RETAINING WALLS...................................................................................... 6 FLOORSLAB SUPPORT ....... .......... .............................................................................................. .... 6 DRAINAGE CONSIDERATIONS........................................................................................................ 7 FootingDrainage....................................................................................................................... 7 WallDrainage. ........................................................................................................................... 7 Other Drainage Considerations................................................................................................ 7 SITE PREPARATION AND EARTHWORK........................................................................................ 7 General...................................................................................................................................... 7 Temporary and Permanent Slopes......................................................................................--... 7 SubgradePreparation................................................................................................................ 8 StructuralFill.............................................................................................................................. 8 Sedimentation and Erosion Control........................................................................................... 8 LIMITATIONS.................................................................................................................... ---- g ....................... . List of Figures Figure 1. Vicinity Map Figure 2. Site Plan APPENDICES Appendix A — Report Limitations and Guidelines for Use File No. 12571-002-01 October 19, 2007 Page i GEoENGINEERS.0 PRELIMINARY GEOTECHNICAL ENGINEERING SERVICES REPORT HIGHMARK EAST CAMPUS OFFICE BUILDING FEDERAL WAY, WASHINGTON FOR HIGHMARK INVESTMENTS, LLC INTRODUCTION This report presents the results of our geotechnical engineering services for the proposed development of Lot 1 on Parcel 2 at the East Campus Corporate Park in Federal Way, Washington. The site is shown on the attached Vicinity Map, Figure 1. Our services have been completed in general accordance with the scope presented in our revised proposal dated October 11, 2007. Our services were formally authorizgd by Mike Kerby on October 12, 2007. Our understanding of the project is based on discussions between Mike Kerby and Mark Robison of Highmark Investments LLC and Dave Cook of GeoEngineers on October 4, 2007. We also reviewed information provided by Highmark Investments LLC including the following: • Geotechnical Engineering Study prepared by Geotech Consultants, Inc. dated October 17, 2000 • A site plan prepared by ESM Consulting Engineers dated March 30, 2001 • Preliminary plans for a site study prepared by Collins Woerman dated January 23, 2003 • Plans prepared by Rushforth Taylor Construction dated August 31, 2007. • Site plan provided by Bob Faddin of Lance Mueller Associates on October 11, 2007. We understand you are in the process of Master Planning with the City of Federal Way and development plans are preliminary at this time. We also understand the preliminary development plans consist of a two-story office building measuring about 220 feet in the east -west direction and 120 to 160 feet in the north -south direction. The lowest finish floor will be at Elevation 429.5 feet to meet existing grades along the north side of the building. The ground surface to the south of the building footprint is at about Elevation 414 to 420 feet adjacent to a wetland area near the southeast corner of the property. A low Keystone block wall is planned along the south side of the site to transition from existing grades to the proposed finished floor elevation of the new building. We expect that additional explorations will be completed during final design to identify areas of existing fill that extend below the planned foundation depth. This will allow the final design to include foundations with high allowable bearing pressures in the north portion of the building (dense native soil) and lower allowable bearing pressures in the south portion of the building (fill soil). SCOPE OF SERVICES The purpose of our geotechnical services is to review existing information available at the site as a basis for providing geotechnical recommendations for design and construction of the proposed building, site retaining walls and parking areas. Specifically, our scope of services includes the following tasks: 1. Review site plans and subsurface information provided by HighMark Investments, LLC. 2. Describe the site conditions and soils encountered in the explorations completed in 2000. File No. 12571-002-01 Page 1 GEOENGINEERS October 19, 2007 3. Complete engineering analyses, as required, and provide recommendations to address the geotechnical issues on the project. These analyses and recommendations include: ■ Soil bearing pressure and settlement for shallow foundations for the building and site retaining walls; Active and passive soil pressures for cast -in -place below -grade and retaining walls. ■ Sliding resistance for foundation elements; ■ Drainage requirements including foundation drainage and underslab drainage; ■ Geotechnical seismic input in accordance with the International Building Code (IBC) 2006 building code; and, ■ Considerations for construction, including the potential impacts of shallow groundwater levels to excavations and foundations. S. Develop recommendations for site preparation and earthwork, including stripping and removal+of unsuitable material, subgrade preparation and backfill placement and compaction. This includes evaluating the effects of weather and construction equipment on the site soils, recommendations for subgrade preparation and pavement to support the anticipated vehicle loads. 9. Prepare a report presenting our conclusions and recommendations along with supporting field data and laboratory data. SITE CONDITIONS SURFACE CONDITIONS The site is generally situated in an area that is a mix of undeveloped land, residential and commercial uses. The site is bordered by the Washington Education Association Building and S 320`" Street to the north, Weyerhaeuser Way S to the west, a stormwater detention pond and vacant property to the south, and residences and vacant property to the east. The site is currently vacant and moderately vegetated with shrubs, small deciduous trees and grass. Based on the site plan completed by Lance Muller & Associates, the site slopes gently from about Elevation 442 feet near the northwest corner towards the south and east to between Elevation 415 feet near the northeast corner, Elevation 412 feet at the wetland near the southeast corner, and Elevation 424 feet near the southwest corner. SUBSURFACE CONDITIONS General We reviewed the "Geologic Map of the Poverty Bay 7.5' Quadrangle, King and Pierce Counties, Washington" by the United States Geological Survey dated 2005. The soils mapped in the project vicinity are glacial till associated with the Vashon Glaciation. Glacial till is generally very dense beneath a thin weathered zone near the surface and consists of a mixture of silt, sand and gravel. Subsurfaci conditions were evaluated on the site as part of a study completed for Lot 1 and Lot 2 (parcel to the north of the site) by Geotech Consultants, Inc. in 2000. The study included five test pits in the proposed building area as shown on the attached Site Plan, Figure 2. Soil Conditions We reviewed the five test pits completed within the general building area to develop our conclusions and recommendations presented in this report. Subsurface conditions generally encountered in the test pits consisted of topsoil overlying loose to medium dense fill to depths of up to 5 feet, overlying dense to very dense glacial till. Topsoil and organic soils were observed to depths of about 12 inches in the test pits; File No. 12571-002-01 Page 2 GEoENGINEERS.0 October 19, 2007 however, site grading has been completed by others to remove this upper soil layer and place additional fill for initial site development. The underlying fill generally consisted of sand and gravel with various amounts of silt. The glacial till generally consisted of medium dense to dense silty sand with gravel. Groundwater Conditions Perched groundwater was encountered in two of the test pits at depths of between 4 and 5 feet below the ground surface. The groundwater appeared to be perched on the underlying glacial till. Groundwater conditions are expected to vary seasonally and with fluctuations in rainfall duration and intensity. We expect minor amounts of perched groundwater seepage may be present in excavations completed during the wet winter months at the contact between the overlying fill and the underlying glacial till and the contractor should be prepared to handle it. CONCLUSIONS AND RECOMMENDATIONS GENERAL The geotechnical study completed in October 2000 included five test pits in the general building area. The test pit logs indicate medium se to dense lao� Tally consolidated soils are present below fill that extends to depths of 1 to 3 feet, with fill in the northwest portion of the site extending to a depth of about 5 feet. These test pits therefore confirm that soils capable of supporting the anticipated foundation loads are present within the general depths anticipated for foundations. However, no tests pits were completed along the south side of the proposed building near the wetland. Soft and loose soils could be present to greater depths in this area. We therefore recommend that additional explorations be completed durig final design along the south side of the buildine to evaluate the existing fill thickness an3 ed ►t�to suitable In our opinion the proposed development may be satisfactorily constructed with shallow foundations supported on the dense to very dense glacial till or structural fill or controlled density fill placed on these soils. Based on our current project understanding, we anticipate that footings for the planned building will extend below the fill on the north side of the site; however they will not likely extend below the fill on the south side of the site. Where fill is encountered at the footing subgrade elevation, we recommend over -excavating to dense native soils and replacing it with compacted structural fill or controlled density fill. The following sections of this report present our conclusions and recommendations for geotechnical engineering aspect of the proposed development. EARTHQUAKE ENGINEERING GeoEngineFrs evaluated the site for seismic hazards including liquefaction and lateral spreading. Our evaluation indicates that the site does not have liquefiable soils present and therefore also has a low risk of liquefaction -induced ground disturbance. We recommend the 2006 International Building Code (IBC) parameters for Site Class, peak ground acceleration, short period spectral response acceleration (Ss), 1-second period spectral response acceleration (S1), and Seismic Coefficients FA and Fv presented in the table below. These values are based on the 2002 USGS seismic hazard maps. File No. 12571-002-01 Page 3 GEoENGINEERS.0 October 19, 2007 2006 IBC Parameter Recommended Value Site Class C Peak Ground Acceleration (percent g) 55.7 Short Period Spectral Response Acceleration, Ss (percent g) 123.1 1-Second Period Spectral Response Acceleration, S, (percent g) 41.9 Seismic Coefficient, FA 1.0 Seismic Coefficient, Fv 1.38 Note: The above spectral response accelerations are based on data from the United States Geologic Survey (USGS) National Seismic Hazard Maooina Proiect. FOUNDATION SUPPORT 0 We recommend that the new building be supported on conventional shallow spread footings. If fill is encountered at the subgrade elevation (likely on the south side of the building), we recommend over - excavating to dense native soils and replacing it with compacted structural fill or controlled density fill. The zone of structural fill should extend beyond the face of the footings for a distance equal to the thickness of fill placed. The structural fill pad shall be completed as discussed below in the Structural Fill section. If controlled density fill is used, the zone of controlled density fill should extend 1 foot beyond the face of the footings. It may be necessary during wet weather to place crushed rock on the footing subgrade to protect it until the footing can be formed and poured. We recommend minimum widths of 18 inches and 24 inches for continuous and isolated spread footings, respectively for the building. The depth of embedment for all exterior footings should be at least 18 inches below lowest adjacent finished grade. Interior footings should be founded at least 12 inches below adjacent grade. For foundations supported directly on the dense to very dense glacial till, or on controlled density fill extending down to these soils, an allowable bearing pressure of 5,000 pounds per square foot (psf) may be used. For foundations supported on structural fill an allowable bearing pressure of 3,000 psf may be used. This value applies to the total of dead and long-term live loads exclusive of the weight of the footing and any overlying backfill. We estimate that total footing settlements should be in the range '/2 to 1 inch on comparably loaded footings. In addition, we estimate that maximum post construction settlements will be less than '/z inch and differential settlements will be less than inch over a 25-foot length of continuous wall footing. We expect most of the footing settlements will occur as loads are applied. Loose or disturbed soils not removed from footing excavations prior to placing concrete will result in additional settlement. We recommend that the footing excavations be examined by a representative of our firm prior to forming footings or placing structural steel. It may be necessary to place a layer of lean concrete, controlled density fill or crushed rock on the footing subgrade to protect it until the footing can be formed and poured if work is completed during periods of wet weather. LATERAL RESISTANCE Passive resistance contributed by shallow foundation elements such as below grade walls and shallow footings should be evaluated using an equivalent fluid density of 350 pounds per cubic foot (pcf) and a base friction value of 0.35. The above values incorporate a factor of safety of at least 1.5. These values are not applicable if the face of the foundation is located above site slopes that are within a distance of three times the depth of the foundation. File No. 11571-002-01 Page 4 GEoENGINEERS October 19, 2007 BELOW GRADE AND RETAINING WALLS We expect that some building walls may support earth loads and that retaining walls may be used for site grade transitions (this will be evaluated during final design). Lateral earth pressures for design of unrestrained foundation walls or retaining walls should be evaluated using an equivalent fluid density of 35 pounds per cubic foot (pcf). Walls are assumed to be unrestrained if top movement during backfilling is more than H/1000, where H is the wall height. This value assumes the adjacent ground surface is near level (flatter than 3H:IV), the wall backfill is compacted as recommended above, wall drainage is provided and that the wall is free to rotate outward at the top. If the walls will be restrained from rotation at the top, we recommend using an equivalent fluid density of 55 pcf. Surcharge loads should also be included, as necessary. Compaction to between 90 and 92 percent of MDD will be needed where the wall backfill supports structural elements such as floor slabs, sidewalks, stairs, or driveways. Imported structural fill will be required where backfill behind the walls will be supporting floor slabs above. Heavy compaction equipment should not be operated within 5 feet of retaining walls to avoid overstressing the walls. Hand - operated equipment should be used in this area. Wall drainage should be provided as discussed below in the Drainage Considerations section. FLOOR SLAB SUPPORT To provide satisfactory support for the on -grade floor slab for the new building, we recommend that the slab subgrade soils be properly prepared prior to construction of the slab. As discussed in the Subgrade Preparation section of this report, the subgrade soils, if disturbed by construction activities should be re - compacted, if possible, or excavated and replaced with structural fill to provide firm support of the floor slab. Due to the presence of shallow groundwater, we recommend that an appropriate capillary break and vapor retarder be installed below the floor slab to reduce the risk of moisture migration through the on -grade floor slab. We therefore recommend that floor slabs be constructed on a gravel layer to provide uniform support, and act as a capillary break. The gravel layer should consist of at least 4 inches of clean crushed gravel with a maximum size of 3/a inches and negligible sand or silt. We also recommend that a vapor retarder, such as heavy-duty plastic sheeting, should be installed between the slab and the gravel layer to reduce the risk of moisture migration through the slab. A 2-inch thickness of medium sand may be placed over the vapor retarder to protect it during construction and to aid in uniform curing of the concrete, upon discretion of the contractor. DRAINAGE CONSIDERATIONS Footing Drainage 1 A permanent subsurface drainage system should be installed around the perimeter of the footings of the proposed building. The subsurface drainage system should include a 4-inch diameter rigid, perforated, smooth -walled polyvinyl chloride (PVC) drain pipe installed at the base of the exterior wall footing and bottom of the zone of wall drainage sand and gravel. The drain pipe should be surrounded by at least a 6-inch thickness of free -draining sand and gravel wrapped in a non -woven geotextile such as Mirafi 140N (or approved equivalent) to prevent fine soil from migrating into the drain material. The drain pipe should be connected by a tight -line system sloped to drain to an appropriate disposal point. The drain pipe should include clean -outs to access the pipe if maintenance is required. File No. 12571-002-01 Page S GMENGINEERS October 19, 2007 Wall Drainage The recommended equivalent fluid densities presented above in the Below Grade and Retaining Walls section assumes a free -draining condition behind the walls. This may be achieved by placing a 12 inch wide zone of medium to coarse sand and gravel containing less than 3 percent fines against the walls. A permanent subsurface drainage system should be installed at the bottom of the drainage zone behind the walls. This subsurface drainage system should be as described above for Footing Drainage. Other Drainage Considerations The finished ground surface adjacent to the proposed building should be sloped so that surface runoff flows away from the structure and away from the wetland area at the south end of the site. Roof drains should be tightlined to an appropriate discharge point and should not be connected to the footing drains. s SITE PREPARATION AND EARTHWORK General We recommend that site preparation and earthwork be completed during the normally dry season of the year (generally July through September) if practicable, as the erosion potential of the on -site soils is increased during extended periods of wet weather. Based on the subsurface conditions observed in the test pits, we would expect stripping of up to 12 inches will be required across the site to remove loose topsoil and organic soils. However, past site grading likely removed most of the upper topsoil and stripping depths should be only a few inches. Temporary and Permanent Slopes All temporary cut slopes must comply with the provisions of Title 296 Washington Administrative Code (WAC), Part N, "Excavation, Trenching and Shoring." The contractor performing the work has the primary responsibility for protection of workers and adjacent improvements. For planning purposes, we recommend that cut slopes for temporary excavations be sloped no steeper than 1-1/2H:1V (horizontal to vertical) in the overlying fill soil and no steeper that 111:1V in the dense to very dense glacial till. If groundwater seepage is encountered during excavation, flatter slopes may be required. The final configuration for temporary excavation slopes should be evaluated during construction, as it is a function of the soil and groundwater conditions encountered and the contractor's approach to excavation. Permanent cut and fill slopes should be inclined no steeper than 2H:1 V. Permanent slopes should be planted or hydroseeded as soon as practicable after grading. We recommend that all fill be placed as structural fill, as described above. Subgradq Preparation We recommend that the soil exposed at subgrade elevation within footing areas (shallow foundations) for the proposed building be compacted to a firm and unyielding condition before footing formwork or reinforcing steel are placed in footing areas. We also recommend that all subgrade soils be evaluated by a representative of GeoEngineers before the commencement of any of these activities to identify any soft or unsuitable subgrade soils. Any soft or unsuitable subgrade soils that are observed during this evaluation should be removed and replaced with compacted structural fill. File No. 12571-002-01 Page 6 GEOENGINEERS.0 October 19, 2007 Structural Fill All fill placed to support footings, sidewalks and pavements should be placed as structural fill. On -site excavated soil consisting of sand with varying amounts of silt and gravel may be considered for use as structural fill depending on the natural moisture content. The excavated soil may need to be conditioned to the proper moisture content in order to achieve adequate compaction. Imported structural fill may be necessary to support foundations, fill areas where unsuitable on -site soil is removed and to achieve grade when needed for supporting sidewalks, stairs or other structural elements if work is done during periods of wet weather. Imported structural fill should consist of generally well graded sand and gravel containing less than 5 percent fines (material passing the No. 200 sieve) by weight relative to the fraction passing the 3/a-inch sieve. Soil containing rocks larger than about 4 inches in size or debris such as organic soils, roots, wood, asphalt and concrete fragments should be excluded from structural fill. Structural fill should generally be placed in loose lifts not exceeding about 8 to 10 inches in thickness. Each lift should be conditioned to the proper moisture content and compacted to the specified density before placing subsequent lifts. Structural fill placed in the building area to support footings should be compacted to at least 95 percent of maximum dry density (MDD) as determined by the American Society for Testing and Materials (ASTM) D-1557 test method. Pavement area fill, including utility trench backfill, should be compacted to at least 90 percent of MDD, except for the upper 2 feet below finished subgrade surface, which should be compacted to at least 95 percent of MDD. Structural fill to support sidewalks should be placed after the subgrade is evaluated and be compacted to at least 90 percent of MDD. We recommend that a representative from GeoEngineers, Inc. be present during structural fill placement to observe the work and perform in -place density tests to evaluate whether or not the specified compaction is being achieved. Sedimentation and Erosion Control In our opinion, the erosion potential of the undisturbed on -site soils is low to moderate. The amount and potential impacts of erosion are in part a function of the time of year construction occurs. Wet weather construction will increase the amount and extent of erosion. Effective erosion controls during and after construction are necessary. These should include proper control of surface water runoff to prevent uncontrolled, concentrated surface water runoff over exposed areas and minimizing the time of exposure in the areas stripped during construction through prompt revegetation. Effective erosion and sedimentation controls during construction may consist of interceptor swales and straw bale barriers to prevent water from flowing off site. Completion of initial clearing and grading activities during the drier months and limiting the disturbance of existing ground surface and vegetation where poslible will also reduce the risks of erosion. Any iaterial stockpiles should be covered during wet weather to prevent erosion and soil loss. All areas disturbed during construction should be seeded and planted as soon as practical to reduce the potential for erosion. Erosion and sedimentation control measures should be installed and maintained in accordance with the requirements of the City of Federal Way. File No. 12571-002-01 Page 7 GEOENGINEER5.0 October 19, 2007 LIMITATIONS We have prepared this report for the exclusive use of HighMark Investments LLC and their authorized agents for the proposed development of at the HighMark East Campus Office Building in Federal Way, Washington. Within the limitations of scope, schedule and budget, our services have been executed in accordance with generally accepted practices in the field of geotechnical engineering in this area at the time this report was prepared. No warranty or other conditions, express or implied, should be understood. Any electronic form, facsimile or hard copy of the original document (email, text, table, and/or figure), if provided, and any attachments are only a copy of the original document. The original document is stored by GeoEngineers, Inc. and will serve as the official document of record. Please refer to the attachment titled Report Limitations and Guidelines for Use for additional information pertaining to use of this report. File No. 11571-002-01 Page 8 QoENGINEERS.0. October 19, 2007 nu °m R wS Ci �~ 7 Air s w 5 J[d711 Fl ,1. - -.Y�$ Sh PL S 3Li1H ST 5 3[biH ST N ra i M R1H lS g7 --� t 9F JR CAF G71H Rp7 ' , 1 u�. : sr xpH w L.9RC .. 1 .� k . e �' ' L'I g N S 310TH 7_r,R, if s ' • 'r as F e st s' bI I a' 6:Imry Q FF 5 g1G1'H Sr F .ufnl lb f3 `' I w ST Q ��r Si � e P I3 3181µ v _s 1p1Y I 1Ml' -�{+�' 1 Nalp �T J! r 11J;11 r, IADP aU1[sn fe � � � %- � �• 5 31hAi S 51rrr S7 ; 3S1 5 ALQ S 3'675 17AS � 1 K _ TfY+ 5'I � q 4 = •' y Win'' 1 H cr r} YIMR x LI'! CDMRC PUN emppr 43 }IR7h Si S 8 I �j n x < a • n a3'20 $r Vr�c rlA6Y �� a ' � ,h s ]19rR sr r h nsa;ar S 20TH Q. SITE �- 5 37[•ll ;r ■ FFLiM utr carnays i err g " " nr • arq •_ � S 32760 a N.'aa hVr PL S , vst t43 IM ST S .., 3241 S7 3di711 s ItWIRsu FW1 Yr y 5 el"n`;R 'r= S nNTIR w 4T '? 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It is G EO E N G I N E E R Figure 1 unlawful to copy or reproduce all or any part thereof, whether ': for personal use or resale, without permission. a N a @ Po m mo sW=m m �WR m 7 m n N 0 Im lL CL G) nE LL9 m �LL '�" N W W a�bW�m� � LJm w a) Z pa c2�mCE o?5LL fO IL Z N m IN S m 4 E a-t $io� m = O W O € o mE o Z ama'cn vu. 1 1 Hotta wI %o"-1 iiexeWl4tnQa]11e5�eel[Cx11Enu11rrW�50W1'TSS�AI GEoENGINEERS� ATTACHMENT REPORT LIMITATIONS AND GUIDELINES FOR USE 4 ATTACHMENT A REPORT LIMITATIONS AND GUIDELINES FOR USE' This attachment provides information to help you manage your risks with respect to the use of this report. GEOTECHNICAL SERVICES ARE PERFORMED FOR SPECIFIC PURPOSES, PERSONS AND PROJECTS This report has been prepared for the exclusive use of HighMark Investments, LLC and their authorized agents for the proposed development of at the HighMark East Campus Office Building in Federal Way, Washington. This report is not intended for use by others, and the information contained herein is not applicable to other sites. GeoEngineers structures our services to meet the specific needs of our clients. For example, a geotechnical or geologic study conducted for a civil engineer or architect may not fulfill the needs of a construction contractor or even another civil engineer or architect that are involved in the same project. Because each geotechnical or geologic study is unique, each geotechnical engineering or geologic report is unique, prepared solely for the specific client and project site. Our report is prepared for the exclusive use of our Client. No other party may rely on the product of our services unless we agree in advance to such reliance in writing. This is to provide our firm with reasonable protection against open-ended liability claims by third parties with whom there would otherwise be no contractual limits to their actions. Within the limitations of scope, schedule and budget, our services have been executed in accordance with our Agreement with the Client and generally accepted geotechnical practices in this area at the time this report was prepared. This report should not be applied for any purpose or project except the one originally contemplated. A GEOTECHNICAL ENGINEERING OR GEOLOGIC REPORT IS BASED ON A UNIQUE SET OF PROJECT -SPECIFIC FACTORS This report has been prepared for the proposed development of Lot 1 on Parcel 2 of the East Campus Corporate Park in Federal Way, Washington. GeoEngineers considered a number of unique, project -specific factors when establishing the scope of services for this project and report. Unless GeoEngineers specifically indicates otherwise, do not rely on this report if it was: • not prepared for you, • not prepared for your project, • not prepared for the specific site explored, or • completed before important project changes were made. For example, changes that can affect the applicability of this report include those that affect: * the function of the proposed structure; • eldvation, configuration, location, orientation or weight of the proposed structure; • composition of the design team; or * project ownership. If important changes are made after the date of this report, GeoEngineers should be given the opportunity to review our interpretations and recommendations and provide written modifications or confirmation, as appropriate. ' Developed based on material provided by ASFE, Professional Firms Practicing in the Geosciences; www.asfe.org . File No. 12571-002-01 Page A-1 GEOENGINEERS.0 October 19, 2007 SUBSURFACE CONDITIONS CAN CHANGE This geotechnical or geologic report is based on conditions that existed at the time the study was performed. The findings and conclusions of this report may be affected by the passage of time, by manmade events such as construction on or adjacent to the site, or by natural events such as floods, earthquakes, slope instability or groundwater fluctuations. Always contact GeoEngineers before applying a report to determine if it remains applicable. MOST GEOTECHNICAL AND GEOLOGIC FINDINGS ARE PROFESSIONAL OPINIONS Our interpretations of subsurface conditions are based on field observations from widely spaced sampling locations at the site. Site exploration identifies subsurface conditions only at those points where subsurface tests are conducted or samples are taken. GeoEngineers reviewed field and laboratory data and then applied our professional judgment to render an opinion about subsurface conditions throughout the site. Actual subsurface conditions may differ, sometimes significantly, from those indicated in this report. Our report, conclusions and interpretations should not be construed as a warranty of the subsurface conditions. GEOTECHNICAL ENGINEERING REPORT RECOMMENDATIONS ARE NOT FINAL Do not over -rely on the preliminary construction recommendations included in this report. These recommendations are not final, because they were developed principally from GeoEngineers' professional judgment and opinion. GeoEngineers' recommendations can be finalized only by observing actual subsurface conditions revealed during construction. GeoEngineers cannot assume responsibility or liability for this report's recommendations if we do not perform construction observation. Sufficient monitoring, testing and consultation by GeoEngineers should be provided during construction to confirm that the conditions encountered are consistent with those indicated by the explorations, to provide recommendations for design changes should the conditions revealed during the work differ from those anticipated, and to evaluate whether or not earthwork activities are completed in accordance with our recommendations. Retaining GeoEngineers for construction observation for this project is the most effective method of managing the risks associated with unanticipated conditions. A GEOTECHNICAL ENGINEERING OR GEOLOGIC REPORT COULD BE SUBJECT TO MISINTERPRETATION Misinterpretation of this report by other design team members can result in costly problems. You could lower that risk by having GeoEngineers confer with appropriate members of the design team after submitting the report. Also retain GeoEngineers to review pertinent elements of the design team's plans and specifications. Contractors can also misinterpret a geotechnical engineering or geologic report. Reduce that risk by having GeoEngineers participate in pre -bid and preconstruction conferences, and by providing construction observation. DO NOT REDRAW THE EXPLORATION LOGS Geotechnical engineers and geologists prepare final boring and testing logs based upon their interpretation of field logs and laboratory data. To prevent errors or omissions, the logs included in a geotechnical engineering or geologic report should never be redrawn for inclusion in architectural or other design drawings. Only photographic or electronic reproduction is acceptable, but recognize that separating logs from the report can elevate risk. File No. 12571-002-01 Page A-2 GEOENGINEERS . October 19, 2007 GIVE CONTRACTORS A COMPLETE REPORT AND GUIDANCE Some owners and design professionals believe they can make contractors liable for unanticipated subsurface conditions by limiting what they provide for bid preparation. To help prevent costly problems, give contractors the complete geotechnical engineering or geologic report, but preface it with a clearly written letter of transmittal. In that letter, advise contractors that the report was not prepared for purposes of bid development and that the report's accuracy is limited; encourage them to confer with GeoEngineers and/or to conduct additional study to obtain the specific types of information they need or prefer. A pre -bid conference can also be valuable. Be sure contractors have sufficient time to perform additional study. Only then might an owner be in a position to give contractors the best information available, while requiring them to at least share the financial responsibilities stemming from unanticipated conditions. Further, a contingency for unanticipated conditions should be included in your project budget and schedule. a CONTRACTORS ARE RESPONSIBLE FOR SITE SAFETY ON THEIR OWN CONSTRUCTION PROJECTS Our geotechnical recommendations are not intended to direct the contractor's procedures, methods, schedule or management of the work site. The contractor is solely responsible for job site safety and for managing construction operations to minimize risks to on -site personnel and to adjacent properties. READ THESE PROVISIONS CLOSELY Some clients, design professionals and contractors may not recognize that the geoscience practices (geotechnical engineering or geology) are far less exact than other engineering and natural science disciplines. This lack of understanding can create unrealistic expectations that could lead to disappointments, claims and disputes. GeoEngineers includes these explanatory "limitations" provisions in our reports to help reduce such risks. Please confer with GeoEngineers if you are unclear how these "Report Limitations and Guidelines for Use" apply to your project or site. GEOTECHNICAL, GEOLOGIC AND ENVIRONMENTAL REPORTS SHOULD NOT BE INTERCHANGED The equipment, techniques and personnel used to perform an environmental study differ significantly from those used to perform a geotechnical or geologic study and vice versa. For that reason, a geotechnical engineering or geologic report does not usually relate any environmental findings, conclusions or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. Similarly, environmental reports are not used to address geotechnical or geologic concerns regarding a specific project. BIOLOGICAL POLLUTANTS GeoEngineers' Scope of Work specifically excludes the investigation, detection, prevention or assessment of the presence of Biological Pollutants. Accordingly, this report does not include any interpretations, recommendations, findings, or conclusions regarding the detecting, assessing, preventing or abating of Biological Pollutants and no conclusions or inferences should be drawn regarding Biological Pollutants, as they may relate to this project. The term "Biological Pollutants" includes, but is not limited to, molds, fungi, spores, bacteria, and viruses, and/or any of their byproducts. If Client desires these specialized services, they should be obtained from a consultant who offers services in this specialized field. File No. 12571-002-01 Page A-3 G7EOENGINEER5.0 October 19, 2007 1s C 'CAGO TITLE INSURANCE COMPANY 76, _ iFTH AVENUE, #3400, SEATTLE, WA 98104 PLAT CERTIFICATE Order No.: 1250335 Certificate for Filing Proposed Plat: In the matter of the plat submitted for our approval, this 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 KING County, to -wit: SEE SCHEDULE A (NEXT PAGE) VESTED IN: HIGHMARK INVESTMENTS, L.L.C., A WASHINGTON LIMITED LIABILITY COMPANY EXCEPTIONS: SEE SCHEDULE B ATTACHED CHARGE: $ 2 0 0.0 0 TAX: $17.80 Records examined to OCTOBER 16, 2007 at 8:00 AM By DARYL SAVIDIS Title Officer (206) 628-5610 PIATCRTA/RDA/OM CHICAGO TITLE INSURANCE COMPANY PLAT CERTIFICATE SCHEDULE B Order No.: 1250335 This certificate does not insure against loss or damage by reason of the following exceptions: GENERAL EXCEPTIONS: A- Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. Rights or claims of parties in possession not shown by the public records. C. Encroachments, overlaps, boundary line disputes, and any other matters which would be disclosed by an accurate survey and inspection of the premises. D. Easements or claims of easements not shown by the public records. E. Any lien, or right to lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the public records. F. Liens under the Workmen's Compensation Act not shown by the public records. G. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage removal. H. General taxes not now payable; matters relating to special assessments and special levies, if any, preceding or in the same becoming a lien. I. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights, claims, or title to water. K. THIS REPORT IS ISSUED AND ACCEPTED UPON THE UNDERSTANDING THAT THE LIABILITY OF THE COMPANY SHALL NOT EXCEED ONE THOUSAND DOLLARS($1000.00). PIATCRTB/RDA/0999 '-lICAGO TITLE INSURANCE COMPANY PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 1250335 EXCEPTIONS A 1. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: KING COUNTY PURPOSE: UTILITIES, SIDEWALKS AND MAINTAINENCE AREA AFFECTED: PORTION OF SAID PREMISES ADJACENT TO 32ND DRIVE SOUTH (AKA WEYERHAUSER WAY SOUTH) RECORDED: NOVEMBER 2, 1987 RECORDING NUMBER: 8711020580 B 2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: LAKEHAVEN UTILITY DISTRICT PURPOSE: SEWER FACILITIES AREA AFFECTED: 30 FOOT STRIP THROUGH PREMISES HEREIN RECORDED: SEPTEMBER 3, 1999 RECORDING NUMBER: 19990903000827 c 3. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: LAKEHAVEN UTILITY DISTRICT PURPOSE: SEWER FACILITIES AREA AFFECTED: PORTION OF SAID PREMISES ADJACENT TO 32ND DRIVE SOUTH (AKA WEYERHAUSER WAY SOUTH) RECORDED: SEPTEMBER 3, 1999 RECORDING NUMBER: 19990903000829 D 4. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: LAKEHAVEN UTILITY DISTRICT PURPOSE: SEWER FACILITIES AREA AFFECTED: 30 FOOT STRIP THROUGH PORTION OF SAID PREMISES RECORDED: SEPTEMBER 29, 1999 RECORDING NUMBER: 19990929001207 s AMENDMENT TO SAID EASEMENT BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 2 002 0227000514. p 5. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: US WEST COMMUNICATIONS, INC. TELECOMMUNICATIONS AND ELECTRICAL FACILITIES PIATCRTBl/RDA/0999 `dICAGO TITLE INSURANCE COMPAN' c a Q pLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 1250335 AREA AFFECTED: PORTION OF SAID PREMISES ADJACENT TO 32ND DRIVE SOUTH (AKA WEYERHAUSER WAY SOUTH) OCTOBER 19, 1999 RECORDED: 19991019001882 RECORDING NUMBER: 6. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PUGET SOUND ENERGY, INC. GRANTEE: UTILITIES AND ACCESS PURPOSE: PORTION OF SAID PREMISES ADJACENT TO AREA AFFECTED: 32ND DRIVE SOUTH (AKA WEYERHAUSER WAY SOUTH) DECEMBER 14, 1999 RECORDED: 19991214001005 RECORDING NUMBER: 7. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: LAKEHAVEN UTILITY DISTRICT GRANTEE: WATER FACILITIES PURPOSE: PORTION OF SAID PREMISES AREA AFFECTED: AUGUST 1, 2003 RECORDED: 20030801001697 RECORDING NUMBER: 8. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PUGET SOUND ENERGY, INC. GRANTEE: UTILITY SYSTEMS FOR PURPOSES OF PURPOSE: TRANSMISSION, DISTRIBUTION AND SALE OF ELECTRICITY AREA AFFECTED: NORTHWESTERLY PORTION OF SAID PREMISES MAY 11, 2007 RECORDED: 20070511000396 RECORDING NUMBER: TO I 9. RESERVATION OF ALL COAL,GAS AND IN DEED FROMWEYRHAEUSERDTIMBER SCO , A EXPLORE FOR THE SAME CONTAINED WASHINGTON CORPORATION. RECORDED: MAY 21, 1996 AND JUNE 23, 1999 9605210333 AND 19990623002366 RECORDING NUMBER: x 10. DECLARATION OF EASEMENTS AND SHARED COST AGREEMENT AND THE TERMS AND PIATCRB2/RDA/u'm 141CAGO TITLE INSURANCE COMPAN) L n N 0 PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 1250335 CONDITIONS THEREOF: EXECUTED BY: THE QUADRANT CORPORATION, A WASHINGTON CORPORATION RECORDED: JULY 16, 2001 RECORDING NUMBER: 20010710001573 REGARDING: PROCEDURES FOR CONSTRUCTION, PAYMENT AND MAINTAINENCE OF THE SHARED IMPROVEMENTS, AND ESTABLISHMENT OF EASEMENTS OVER THE SHARED IMPROVEMENTS AREAS LOCATED ON LOTS 1 AND 2 OF CITY OF FEDERAL WAY BOUNDARY LINE ADJUSTMENT NO. 01-100742-OOSU. 11. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: QUADRANT CORPORATION AND DELTA SOCIETY, INC_ AND: LAKEHAVEN UTILITY DISTRICT RECORDED: AUGUST 15, 2002 RECORDING NUMBER: 20020815000018 REGARDING: CONSTRUCTION, OPERATON AND MAINTAINENCE OF SANITARY SEWER AND WATER DISTRIBUTION SYSTEMS UPON SAID PREMISES AMENDMENT TO SAID AGREEMENT BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 20041021000080_ 12. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: GRANTEE: RECORDED: RECORDING NUMBER: CITY OF FEDERAL WAY SEPTEMBER 15, 1978 7809150862 13. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: GRANTEE: RECORDED: RECORDING NUMBER: CITY OF FEDERAL WAY NOVEMBER 2, 1987 8711020580 r 14. COVENANTS, CONDITIONS, RESTRICTIONS, DEDICATIONS, AGREEMENTS, EASEMENTS, MAINTENANCE PROVISIONS AND NOTES, AS CONTAINED IN CITY OF FEDERAL WAY BOUNDARY LINE ADJUSTMENT NUMBER 01-100742-OOSU, RECORDED UNDER RECORDING NUMBER 20010711900005. PIATCRB2/RDA/0999 IICAGO TITLE INSURANCE COMPANY PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 1250335 R 15. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES): YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE -LAND: ASSESSED VALUE -IMPROVEMENTS: GENERAL & SPECIAL TAXES: 2007 152104-9052-02 1205 $ 1,217,400.00 $ 0.00 BILLED: $ 13,942.77 PAID: $ 6,971.39 UNPAID: $ 6,971.38 IT 16. TERMS AND CONDITIONS OF NOTICE OF CHARGES BY WATER, SEWER, AND/OR STORM AND SURFACE WATER UTILITIES, RECORDED MAY 12, 1989 UNDER RECORDING NUMBER 8905120210. s 17. TERMS AND CONDITIONS OF THE LIMITED LIABILITY COMPANY AGREEMENT FOR HIGHMARK INVESTMENTS, L_L.C.. T 18. THE LEGAL DESCRIPTION IN THIS CERTIFICATE IS BASED ON INFORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS. THE PARTIES RECEIVING THIS CERTIFICATE MUST NOTIFY THE TITLE INSURANCE COMPANY IF THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. v NOTE 1: EFFECTIVE JANUARY 1, 1997, DOCUMENT FORMAT AND CONTENT REQUIREMENTS HAVE BEEN IMPOSED BY WASHINGTON LAW_ FAILURE TO COMPLY WITH THE FOLLOWING REQUIREMENTS MAY RESULT IN REJECTION OF THE DOCUMENT BY THE COUNTY RECORDER OR IMPOSITION OF A $50.00 SURCHARGE. FOR DETAILS OF THESE STATEWIDE REQUIREMENTS PLEASE VISIT THE KING COUNTY RECORDER'S OFFICE WEBSITE AT WWW.METROKC.GOV/RECELEC/RECORDS AND SELECT ONLINE FORMS AND DOCUMENT STANDARDS. THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 65.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: LOT 1 BLA 20010711900005 END OF SCHEDULE B FIATCRB2/RDA/0999 j CHICAGO TITLE; INSURANCE COMPANY 701 FIFTH AVENUE, #3400, SEATTLE, WA 98104 PHONE: (206)628-5610 FAX: (206)628-9717 IMPORTANT: This is not a Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other. land. No liability is assumed by reason of reliance hereon. IsuA l 0031 0010 u 10 ropxn 619:EE0253 (OLD P.S-H NO. 5 REYERITED TO COUNTY 5-I1-59j _ A Ixxr.) 1331.86 I —it i 46M S 320TH ST _ s ::-R-11 I A 11.15.1] ` OLD P.5.11, 50. 5 S- 320TH ST Federal Wall (REVERTED TO COUNTY 6-II-5?1 S. 320TH ST - pp r= [ef I I1ftsf11e11if:�l e �• IA�Q, xA1-1t-]]1 r1 i.11 ry}.f� fyfA{ .R F, .• � fi 4 sr+ eam S" as• I.1al. rlstsl^ H 1: u . 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