16-103870CITY OF
� Federal Way
September 23, 2016
Stephen Bourne
SITE + PLAN + MIX LLC
11012 Sand Point Way NE
Seattle, WA 98125
stephen. bourne@comcast. net
nffft�"_-oaaw-
Re: File #16-103870-00-PC, PREAPPLICATION CONFERENCE SUMMARY
3561h Heated Storage, 2010 SW 3561h Street, Federal Way
Dear Mr. Bourne:
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held September 15, 2016. We hope that the information discussed at that
meeting was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Utility District and South
King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable
codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Becky Chapin, 253-835-2641, becky.chap1n@cityoffederalway.com.
For specific technical questions about your project, please contact the appropriate DRC representative as
listed below. Otherwise, any general questions about the preapplication and permitting process can be
referred to your key contact.
PROJECT DESCRIPTION
Proposal to construct an 80,925 sq ft mini -storage warehouse consisting of two buildings that are 38,980
sq. ft. and 37,236 sq. ft. and one building that is 4,710 sq ft that includes a leasing office. Parking and site
improvements are also included.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Mn Bourne
Page 2
September 23. 2016
Planning Division
o Process III approval is still valid for the subject property; expires January 7, 2018 (File #10-
102248-UP).
o Site Plan Modification Approval (Administrative Decision) or new Process III application
required.
o Existing SEPA Determination may be utilized if scope of project does not change.
+ Public Works Development Services Division
Flow control and water quality treatment will be required as outlined in the 2016King County
Surface PVater Design Manual. A downstream conveyance system nuisance problem has been
identified downstream of this project. Previous analyses are available for the engineer's review. If the
same conclusion is reached for this project, flow control requirements will be increased to Level 3.
• Public Works Traffic Division
I . Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency
permit with application fee of $2,055.00 is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fee payment estimated at $91,623 for the
proposed 80,925 square feet self -storage project.
3. Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on SW 356`" Street and 21" Avenue
SW.
4. Access Management (FWRC 19.135.260) — The development shall meet access managernent
standards.
5. Intersection Sight Distance — Verify intersection sight distance analysis consistent with
AASHTO standard.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
COMMUNITY DEVELOPMENT —PLANNING DIVISION
Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com
1. Land Use Designation — The subject property is within a Neighborhood Business (BN) zone. A
self-service storage facility is a permitted use in the BN zone subject to regulations set forth in
FWRC 19.215.130.
2. Land Use Applications — The proposed self-service storage facility is normally subject to a Use
Process III, Project Approval, review pursuant to FWRC 19.215.130. However, a similar proposal
(Northshore Heated Storage) was previously granted a Process III approval on January 7, 2013 (File
# 10-1 02248-UP.) The approval is valid until January 7, 2018. Construction must be substantially
complete by this date per FWRC 19.15.100(2). There is opportunity for an extension pursuant to
FWRC 19.15.110.
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If you would like to utilize this approval, a Site Plan Modification Approval (Administrative
Decision) is required to review the proposed changes.
A Request for Administrative Decision form must be filled out and submitted along with site plan,
landscape plan, elevations, project narrative, architectural narrative, and additional details as
necessary — please reference Use Process III submittal checklist for additional items.
As an alternative, you may choose to submit a new Use Process III application pursuant to FWRC
Chapter 19.65, et al. Process III is an administrative project approval review conducted by city staff
with a final decision issued by the Director of Community Development following review.
For Process III review, the Planning Division will notify the applicant of application status within 28
days of submittal. If the application is determined complete for processing, staff will issue a Letter of
Complete Application. FWRC limits the review to 120 days from the date of complete application.
The 120-day review period will stop any time the applicant has been requested by the city to correct
plans, perform required studies, or provide additional information needed to issue a decision. The
review period will begin within 14 days following submittal of requested items. Please be advised
that any request for corrections and/or additional infonnation must be provided within 180 days of
written notification or the land use application will expire. Process IIi approvals are valid for five
years after the final decision is made on the project.
Please refer to the enclosed Use Process III Development Submittal Requirements Checklist when
preparing your plans and associated documents.
3. State Environmental Policy Act (SEPA) — A DNS was issued on May 3, 2011, for the Northshore
Heated Storage project and no SEPA mitigation was required. If no changes to the proposal that
would require additional environmental review are made, the existing SEPA documents can be
utilized and no additional environmental review would be required.
An Addendum may be necessary if minor new information not included in the original SEPA
document is proposed and does not result in any new significant adverse impacts. The original scope
of the project was generalized and appears to cover the proposed project. I've included the original
SEPA checklist, Staff Evaluation, and threshold determination (DNS) for -reference.
4. Public Notification — Pursuant to FWRC 19.15.090(3), for a request to modify an approved site plan
the Director of Community Development may require notice to parties of record and/or adjacent
property owners as deemed appropriate. The applicant will be required to provide public notification
pursuant to FWRC 19.65.070 for either the Site Plan Modification or Process III application.
Within 14 days of issuing a letter of completeness on the proposal, a Notice of Application will be
published in the Federal Way Mirror, mailed to property owners within 300 feet of the subject
property, posted on the subject property, and placed on the City's three designated notice boards.
The applicant is required to submit one (1) set of stamped mailing envelopes to persons receiving tax
statements within 300 feet of the subject property. The City's GIS Division provides this service for
a nominal fee or the applicant may provide their own mailing envelopes via King County Assessor
records or a Title Company. Refer to the enclosed mailing labels bulletin for further information.
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Fees — The City will charge an hourly fee of $77.50/hr. for the Administrative Decision. At the time
of submittal you will pay $223.00 (one hour of review fee + $145.50 public notice fee). Additional
hourly review fees will be calculated at the time of completion/approval and required to be paid prior
to building permit issuance. Be advised, the fees change annually. Please contact the Permit Center
at 253-835-2607 to confirm the Process III fees due.
Please note that the building permit process is separate from land use review and is subject to fees,
procedures, and review tirneframes. You can submit a building permit application any time.
However, no building permits can be issued until Land Use approval is granted and appeal period
completed. No clearing, grading, or filling actions may occur on site in advance of the land use
permits, building or grading permit, or other approval process as required by the City.
Development Standards — FWRC 19.215.130 contains development standards for self-service
storage facilities. The following general regulations will apply to the proposal:
Standards
Requirement
Pro'ect Applicable
Minimum
1-acre minimum, 3-acre maximum
The 2.21-acre site meets this requirement.
Lot Size
Required
25-foot front yard, 20-foot side and
As proposed, the buildings meet the setback
Yards
rear yard
requirements.
Height of
35 feet above average building
Portions of building B and C are within 100 feet of
Structure
elevation except those portions
an adjacent single-family residential zone and those
within 100 feet of a residential zone
portions are limited to 30 feet above average
shall not exceed 30 feet and shall be
building elevation.
set back a minimum of 20 feet.
Required
1 for each 300 sq. ft. of the facility's
The proposal includes a 1,004 sq. ft. leasing office.
Parking
office gross floor area.
As such the four parking spaces proposed are
Spaces
adequate. A parking lot dimensional chart is
enclosed.
Meeting Follow-up: Height of Structure, as defined by FWRC 19.05.080, means the vertical distance
measured from the average building elevation around the building segment to the highest point of a
flat roof or to the deck line of a mansard roof, or to the mid -point between eave and ridge of the
highest principal roof of a gable, hip, gambrel, or similar sloped roof.
The following special regulations and notes apply to the project; preapplication comments are
provided in italics:
1. The hours of operation of self-service storage facilities uses may be limited to reduce impacts
on nearby residential areas. List the proposed hours of operation on the formal application.
2. The portion of the subject property that is developed with self-service storage facilities and
related site improvements shall be no greater than three acres.
3. No single building shall contain more than 40,000 gross square feet of building area.
4. If any portion of a structure on the subject property is within 100 ft. of a residential zone, then
that portion of the structure shall not exceed 30 ft. above average building elevation and the
structure shall be set back a minimum of 20 ft. from the property line of the residential zone.
There is a residential zone east of the site. Show the 100 foot distance on the site plan and
building elevations.
5. No door openings for any storage unit shall be constructed directly facing any residentially
zoned property.
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6. The subject property must be designed so that any on -site vehicle maneuvering space shall be
located as far as possible from any residential zone and secondarily, from any public right-of-
way.
7. Self-service storage facilities may include one accessory living facility.
8. On -site parking for one rental truck of no more than 12,000 Ibs gross vehicle weight (GVW)
shall be permitted. This rental truck shall be for the use of tenants of the self-service storage
facility for the moving of personal items to and from the storage units. If applicable, depict the
location of this vehicle when not in service, and list the size of the vehicle.
9. No outdoor use, activity, or storage, is permitted associated with self-service storage facilities.
10. No individual storage stall or locker may exceed 500 sq. ft. of floor area. Please confirm this
information with the land use application.
11. Uses associated with self-service storage facilities are restricted to dead storage only. The
following are specifically prohibited:
a. Commercial, wholesale, or retail sales.
b. The service, repair, or fabrication of motor vehicles, boats, trailers, lawn mowers,
appliances, or other similar equipment.
C. The operation of power tools, spray painting equipment, table saws, lathes, compressors,
welding equipment, kilns, or other similar equipment.
d. The establishment of a transfer and storage business.
e. Any use that is noxious or offensive because of odor, dust, noise, fumes, or vibration.
f. Storage of hazardous or toxic materials, and chemicals or explosive substances.
12. For self-service storage facilities, the required landscape areas must be planted with Type I
landscaping per FWRC 19.125.050 et seq. of this title when in the side and rear yard, and with
Type III landscaping when adjacent to a right-of-way. This must be depicted on the site and
landscape plans. See item 48 below.
7. Clearing, Grading, and Tree and Vegetation Retention —The applicant is required to obtain
clearing and grading plan approval as a component of the land use approval. Please consult FWRC
19.120.040(1) for items that are required to be included on the plan. Approval and Notice to Proceed
shall be required prior to commencing clearing and grading activities on the site. Reference FWRC
19.120.060(2).
A tree and vegetation retention plan as required under FWRC 19.120.140(2) must also be submitted .
with the land use application. The tree and vegetation retention/replacement plan must be prepared by
a certified arborist or certified landscape architect. The standards require each development to
maintain a minimum tree unit density. The minimum tree density in the BN zone is 20 tree units per
acre. The subject property's density would be 45 tree units (20 tree units x 2.21 acres = 44.2 units).
A tree unit is a value assigned to existing trees retained on the property or replacement trees. The
larger the tree, the greater value it is assigned. Required tree density can be composed of retained
trees and replacement plantings per FWRC 19.120.130. (Note: required landscaping trees may be
counted in tree density.) The tree and vegetation plan must clearly show where the 45 tree units are to
be located. The formal landscape plan must detail information about tree unit credits and replacement.
A forest practice application form must be submitted whenever more than 5,000 board feet of
merchantable timber is harvested from a property. This is approximately equal to one log truck of
timber. The City has assumed jurisdiction for approval of Forest Practices Class IV — General
approval. A Class IV — General Application shall be approved based on an approved clearing and
grading plan and tree and vegetation retention plan.
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Landscaping — A landscape plan prepared by a Washington State licensed landscape architect shall
be submitted with the formal application. It must depict perimeter and interior parking lot landscaping
requirements under FWRC Chapter 19.125 as follows:
a. Perimeter Landscaping— Pursuant to FWRC 19.125.060(5) Type III landscaping five feet in
width shall be provided along the south and western property lines adjacent to the rights -of -
way; Type I landscaping fifteen feet in width along the east property line adjacent to the
residential zone; and Type III landscaping five feet in width along the balance of the site.
However, note #12 of special regulations and notes states: For self-service storage facilities, the
required landscape areas must be planted with Type I landscaping when in the side and rear
yard, and with Type III landscaping when adjacent to a right-of-way. In this case, only those
property lines adjacent to the right-of-way may receive Type III landscaping. All other property
lines must receive Type I landscaping.
For your information, per FWRC 19.125.50, Type III landscaping is a mixture of evergreen and
deciduous trees, large shrubs, and groundcover, spaced to provide a visual buffer creating a
partial visual separation and Type I landscaping shall consist of evergreen trees, tall shrubs, and
groundcover, which will provide a 100 percent sight obscuring screen within three years from
the time of planting.
Interior Parking Lot Landscaping— Interior lot landscaping per parking space is required in
accordance with FWRC 19.125.070(b)(1), "Parking Lot Landscaping." Type IV landscaping is
required to be installed at the ends of all rows of parking and disbursed throughout the interior
parking area, in the amount of 20 square feet per parking stall, or 80 square feet is required for
this project. The square footage of each interior parking lot landscaping must be depicted on the
landscape plan. Only those landscape areas that are adjacent to a parking stall will qualify as
interior parking lot landscaping.
Pursuant to FWRC 19.125.50(4) Type IV landscaping shall consist of trees planted with
supporting shrubs and groundcover. Shrubs shall be pruned at 40 inches in height, and the
lowest tree branches shall be pruned to keep an eight -foot clearance from the ground. One tree
per landscape island up to 150 square feet shall be planted.
9. Community Design Guidelines — Community Design Guidelines are applicable for the storage
facility as provided in FWRC Chapter 19.115. A written narrative provided in conjunction with the
land use application must identify how the proposal complies with the applicable design guidelines,
as outlined in the FWRC and as summarized below.
(a) Building Facade Modulation and Screening Options — Pursuant to FWRC 19.115.060(2), all
building facades that are both longer than 60 feet and visible from either a right-of-way or
residential use or zone shall incorporate at least two of the four following options for
modulating and/or screening, except, however, facades that are solidly screened by Type I
landscaping may use facade modulation as the sole option tinder this section.
Fagade Modulation — A minima n depth of two feet, minimum width of six feet, and
maximum width of 60 feet. Alternative methods to shape a building such as angled or
curved facade elements, offset planes, wing walls, and terracing can be considered,
provided that the intent of the section is met.
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• Landscape Screening— Eight -foot -wide Type Ii landscape screening along the base of the
facade, except Type 1V may be used in place of Type 11 for facades that are comprised of
50 percent or more window area, and around building entrances.
• Canopy or Arcade — Minimum length is 50 percent of the length of the facade using this
option. Canopy must extend a minimum of six feet outward from the building with at least
10 feet of clearance as shown below.
• Pedestrian Plaza — Plaza square footage is equal to one percent of the gross floor area of
the building, but it must be a minimum of 200 square feet. If this treatment is chosen, the
plaza should be clearly visible and accessible from South 34Vh Street.
This requirement will apply to all sides of the project as all sides are visible from rights -of -way
and/or residential areas.
The above -referenced "two of four" options shall be incorporated along the entire length of the
facade, in any approved combination. Options used must meet the dimensional standards as
specified above, but if more than two are used, dimensional requirements for each option may
be modified.
(b) Building Articulation and Scale — Building facades visible from rights -of -way and other public
areas, in addition to blank walls, should incorporate methods of articulation and accessory
elements per FWRC 19.115.060(3). Some potential treatment options to consider are faux or
real windows at relevant scale to the facade, use of trim, material variations, texture changes,
overhangs, canopies, awnings, banding, etc.
(c) District Guidelines —The district guidelines identified in FWRC 19.115.090(1)(a-f) must be
addressed in the site plan and architectural elevations. Major elements of these guidelines
include, but are not limited to, the following:
■ Surface parking may be located behind the building, to the side(s) of the building, or
adjacent to the right-of-way; provided, however, that parking located adjacent to the right-
of-way maximizes pedestrian access and circulation pursuant to FWRC 19.115.050(4).
• Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; and
shall incorporate windows and other methods of articulation.
■ Building entrances shall be architecturally emphasized and shall incorporate transparent
glass.
• Ground floor entrances to retail sales or services shall incorporate plaza features or
furnishings, and/or streetscape amenities, in a context -sensitive amount and combination,
considering the scale of the retail use(s) and entrance(s) to the overall building or
development, and the proximity and access to other existing plaza or streetscape features.
• If utilized, chain -link fences visible from public rights -of -way or adjacent properties, and
not screened by Type I landscaping as defined by Chapter 19.125 FWRC, shall utilize
vinyl -coated mesh, powder -coated poles, dark color(s), and architectural element(s) such as
pole caps and/or decorative grid pattern.
• All new buildings shall appear to have a roof pitch ranging from at least 4:12 to a
maximum of 12:12.
(d) Lighting— The lighting plan must be revised to provide the specific type of lighting used on
each building facade and parking area. Denote the height and candle footage of each light on
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the plan, and confirm the associated wattage of lighting at the east property line. No glare is to
extend off the subject property per FWRC 19.105.030(3).
(e) Pedestrian Access — A pedestrian pathway connecting the office to 2 1 " Avenue SW sidewalk is
required. Pedestrian pathways should be delineated by separate paved routes using a variation
in paved texture and color, and protected from abutting vehicle circulation areas with
landscaping. Approved methods of delineation include: stone, brick or granite pavers; exposed
aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of delineation
is not encouraged.
(f) Crime Prevention through Environmental Design (CPTED) — Implementation of CPTED
principles (Natural Surveillance, Access Control, and Ownership) for all new development
projects are a component of the city's design guidelines. The enclosed CPTED checklist must
be submitted with the formal land use application to be reviewed by Community Development
and Police Departments.
10. Garbage/Recycling — The project must provide trash and recycling facilities as described in FWRC
19.125.040(4) and FWRC 19.125.150. The trash enclosure area may not be located within landscape
buffer areas, must be screened according to the landscape chapter, and must be architecturally
consistent with the design of the primary structure on site. Refer to comments in the Public Works —
Solid Waste section of this letter for additional requirements.
PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION
Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2016
KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use
site plan submittal, a preliminary Technical Information Report (TIR); addressing the relevance of
the project to the nine core and five special requirements of the KCSWDM will be required. A Level
I downstream analysis shall also be provided in the preliminary TIR. The City has 1" = 100', five-
foot contour planimetric maps that may be used for basin analysis.
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. In addition to flow control facilities, Best
Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies
within Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the
treatment criteria of the Enhanced Basic Water Quality Menu.
A downstream conveyance system nuisance problem has been identified downstream of this project.
Previous analyses are available for the engineer's review. If the same conclusion is reached for this
project, flow control requirements will be increased to Level 3.
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If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
4. Detention and water quality facilities must be above ground (i.e. open pond). Underground facilities
are allowed only with approval from the City of Federal Way Public Works Department.
Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction storm water permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
htti2://www.eey.wa.gov/programslwg/stormwater/construction/index.htmi or by calling 360-407-
6048.
If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA)
permit may be required. Information regarding this permit can be obtained from the Washington
Department of Fish and Wildlife.
Right -of -Way Improvements
See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for
traffic related items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
3. All stor -nwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
4. FWRC 11.05.110 requires that overhead utility lines be relocated underground if over 500 feet, or
three spans are affected by a project.
5. Overlay and/or pavement mitigation will be required if SW 356t1i Street is open -cut to install utilities.
Please contact the Right -of -Way permit desk at 253-835-2725 to learn more about restrictions and
requirements.
Building (or EN) Permit Issues
Engineered plans are required for clearing, grading, road construction, and utility work. Plans must
be reviewed and approved by the City. Engineering review fees are $1,125.00 for the first 12 hours
of review, and $93.75 per hour for additional review time. A final TIR shall be prepared for the
project and submitted with the engineering plans. Both the TIR and the plans will require the
signature/seal of a professional engineer registered/licensed in the state of Washington.
2. The Federal Way Public Works DevelopMent Standards Manual (including standard detail drawings,
standard notes, and engineering checklists) is available on the City's website at:
Due. 1 D. 7441-5
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www.cit%offeder,ilway.com/node//1467 to assist the applicant's engineer in preparing the plans and
TI R.
3. Bonding is required for all street improvements and temporary erosion and sediment control
measures associated with the project. The bond amount shall be 120 percent of the estimated costs of
the improvements. An administrative fee deposit will need to accompany the bond to cover any
possible legal fees in the event the bond must be called. Upon completion of the installation of the
improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30
percent of the original amount and held for a two-year maintenance period.
4. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements. Upon satisfactory completion of the
two-year maintenance period, the remainder of the bond will be released. Maintenance for public
roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for
private roads and drainage facilities, including short plats, remain the responsibility of the individual
property owners.
When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall
be drawn at a scale of I" = 20', or larger. Architectural scales are not permitted on engineering plans.
Provide cut and fill quantities on the clearing and grading plan.
Temporary Erosion and Sediment -control (TESL) measures, per Appendix D of the 2009
KCSWDM, must be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS — TRAFFIC DIVISION
Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. A concurrency pen -nit is required for this development project. The concurrency analysis will
determine if adequate roadway capacity exists during the weekday PM peak period to accommodate
the proposed development project. Please note that supplemental transportation analysis and
concurrency mitigation may be required if the proposed project creates an impact not anticipated in
the six -year Transportation Improvement Plan (TIP).
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2. Based on the submitted materials for 80,925 square feet self -storage building, the Institute of
Transportation Engineers (ITE) Trip Generation - 8"' Edition, land use code 151 (Mini -Storage), the
proposed project is estimated to generate approximately 21 new weekday PM peak hour trips.
3. The estimated 2016 fee for the concurrency permit application is $2,055.00 (10 - 50 Trips). This fee
is an estimate and based on the materials submitted during the preapplication meeting. The
concurrency application fee must be paid in full at the time the concurrency permit application is
submitted with land use application. The fee may change based on the new weekday PM peak hour
trips as identified in the concurrency trip generation. The applicant has the option of having an
independent traffic engineer prepare the concurrency analysis consistent with City procedures;
however, the fee remains the same.
Transportation Impart Fees (TIF) (FWRC 19.91)
Based on the submitted materials for 80,925 square feet self -storage building, the estimated traffic impact
fee is $91 623 2016 Ado ted Fees . Please note, the actual impact fee shall be calculated based on the
impact fee schedule in effect at the time a completed building permit application is filed and paid prior to
permit issuance.
Street Frontage Improvements (FWRC 19.135)
Per FWRC 19.135.040, the applicant/owner will be expected to construct street improvements
consistent with the planned roadway cross -sections as shown in Map III-4 in Chapter III of the
Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as
Table III-10 (FWRC 19.135.040). Based on the materials submitted, staff conducted a limited
analysis to determine the required street improvements. The applicant will be expected to construct
improvements on the following streets to the city's planned roadway cross -sections:
SW 356`1' Street is a,Minor Arterial planned as a Type "G" street, consisting of a 66-foot street
with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights in
a 100-foot right-of-way (ROW). Assuming a symmetrical cross section, 8-foot ROW
dedication and half -street improvements are required as measured from the street centerline.
2 1 " Ave SW is a Principal Arterial and shall be a Type "E" street, consisting of a 64-foot street
with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks and street lights in
a 98-foot right-of-way (ROW). Assuming a symmetrical cross section, 19-foot ROW
dedication and half -street improvements are required as measured from the street centerline.
2. The owner may be required to dedicate additional right-of-way (ROW) to accommodate additional
turn lane improvements if identified in the transportation analysis and/or property corner radius.
The applicant may make a written request to the Public Works Director to modify, defer, or waive
the required street improvements (FWRC 19.135.070). Information about right-of-way modification
requests is available through the Public Works Development Services Division. Please note that
these modification requests have a nominal review fee.
4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes; taper rate shall be WS"2/60 or as directed by the Public Works Director.
Doc I D. 74425
16-10;fi70
Mr. Bourne
Page 12
September 23. 2016
Access Management (FWRC 19.135)
Access management standards are based on roadway safety and capacity requirements. FWRC
19.135.280 provides access standards for streets based on planned roadway cross -sections. Please
note that access classifications are per Drawing 3-1A in the Public Works Development Standards.
2. SW 3561h Street and 21 Ave SW are classified as Access Class " 3 " which permits access as close as
150 feet to any other street intersection or driveway, whether on or off the subject property. The
current proposal to have a shared access is acceptable.
Access may be further restricted if such access would interfere with the 95"' percentile queue lengths
from any existing traffic control device.
4. For driveways that serve uses other than single-family residential uses and zero lot line townhouse
development, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet
for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order
to provide adequate width for vehicles that may be reasonably expected to use the driveway, as
determined by the Public Works Director.
Misc. Safety related Comments
The applicant's engineer needs to submit a Vehicle Turning Diagram to the Public Works Traffic
Division. This diagram will show how the appropriate design vehicle (such as: Moving Trucks,
Garbage Truck, etc.) can enter, maneuver, and leave the site without encroaching onto opposing
traffic lanes or mounting a curb. The Site Plan should be modified accordingly to accommodate
these vehicles.
2. The application should be forwarded to King County METRO and Pierce Transit for any transit
requirements.
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com
Solid Waste & Recycling Design Considerations
Space Required and Enclosure Basics
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation
is established by FWRC 19.125.150. Note that this typically makes up only 1/3 of the combined
space needed for solid waste and recycling containers combined.
• Basic solid waste and recycling services can be accommodated within a single enclosure with
clear interior dimensions measuring 10' deep by 20' across are recommended. A two -door swing -
open or roll -open gate should span the front of the enclosure. When gate doors are opened, no
structure or hardware should remain above grade across the enclosure opening. Gate pins/holes
are preferred for holding gates in closed and open positions to ease service access and maximize
the life of gate hardware.
16-103570 Doc I D. 74425
Mr. BOUrne
Page 13
September 23. 2016
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access
and/or additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/containers, and to exterior
containers screened by enclosure(s).
Vehicle and Service Access
Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential
`blind spots' during ingress and egress. Please see attached diagrams for typical clearances.
Screening Specifications for Enclosures
Consider landscaping, setbacks and screening requirements, based on FWRC 19.125.040 (4) & (5).
Large Scale Projects and On -Site Waste Compaction
Note that larger -scale commercial developments may see long-term savings from the use of on -site
waste compaction equipment. Planning for this equipment may require larger enclosure dimensions,
defined overhead clearances, consideration of power utility access, and drainage management.
Compactors may need to be covered and connected to the sanitary sewer, since compacted
wet wastes can cause leakage and surface water nuisances.
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management— South Sound. Contact: Dian Young, WM — South Sound
Route Manager, at 253-804-6815 (office) or 206-786-4530 (cell).
COMMUNITY DEVELOPMENT - BUILDING DIVISION
Peter Lawrence, 253-835-2621, eter.lawrence(a).ci offetlerilway.com
International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
International Mechanical Code (I MC), 2015
Washington State Amendments WAC 51-52
Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 & WAC 51-57
International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2014
Accessibility Code, ICC/ANSI Al 17.1 - 2009
Washington State Energy Code, 2015 WAC 5 1 -11
16-103870 Doc. LD, 7442S
Mr. Bourne
Page 14
September 23. 2016
Building Criteria
Occupancy Classification: S-1, M, B
Type of Construction: 11-B
Floor Area: 80,925
Number of Stories: 1 and 2
Fire Protection: yes
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-I
A complete building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at www,citvoffederalway.com.)
Submit _5 sets of drawings and specifications. Specifications shall include: _2 Soils report, _2_
Structural calculations, and _2_ Energy calculations, _2_ Ventilation calculations. Note: A Washington
State Registered architects' stamp is required for additions/alterations (new or existing) of 4,000 gross
floor areas or greater unless specifically listed as an "exempt" structure per the Revised Code of
Washington (RCW).
Energy code compliance worksheets are required to be completed and included with your permit
application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
Federal Way reviews plans on a first in, first out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Some project may require a third party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs.
Review Timing
The first comment letter can be expected within weeks of submittal date. Re -check of plans will occur in
one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
,submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from the Community Development Department.
Other Permits & Inspections
Separate pen -nits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
I6-103870 Doe, I D 74425
Mr. Bourne
Paae 15
September 23.2016
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departlrients prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
a Certificate of Occupancy.
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
LAKEHAVEN UTILITY DISTRICT
Brian Asbury, 253-946-5407, BAsbury@lakehaven.org
Water
+ A Certificate of Water Availability (application form attached) issued separately by Lakehaven may
be required to be submitted with any land use and/or building permit applications (check with land
use agency for requirement). Certificate is valid for one (I) year from date of issuance. If
Certificate is needed, allow 1-2 work days to issue for typical.
• A Developer Extension (DE) Agreement will be required to construct new water distribution
facilities (onsite hydrants) for the proposed development. Additional detail and/or design
requirements can be obtained from Lakehaven by completing & subm itting a separate application to
Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement (application forms
attached). Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes
separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in
overall project development.
• The site does not have a previous or existing water service connection.
• For water use during site construction/development, a hydrant meter may be rented from Lakehaven
for this purpose. Please contact Lakehaven for further detail.
• A water service connection application submitted separately to Lakehaven is required for each new
service connection to the water distribution system, in accordance with standards defined in
Lakehaven's current `Fees and Charges Resolution'. Non -single-family properties require separate
domestic (per building), irrigation (if irrigated landscaped areas are incorporated into the site
development), and fire protection (if required or installed) water service connections & meters.
• Installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to
each domestic & separate irrigation service meter is required pursuant to WAC 246=290-490 &
Lakehaven standards regarding premise isolation. As low health cross -connection hazards, either a
double check valve assemblies (DCVA) or a reduced pressure backflow assemblies (RPBA) are
required. For the separate fire protection service connection & presuming sprinkler heads will be
higher than 30-feet above ground level, as a high cross -connection hazard, a reduced pressure
Doe I D. 74425
I6-103S70
Mr. BOUrne
Page 16
September 23, 2016
detector assembly (RPDA) is required. Contact Lakehaven's Cross -Connection Control Program
Manager (Chris Zoepfl, CZoepfl@Lakehaven.org, 253-946-5427) for additional information on
premise isolation & BPA testing coordination.
• Applicant will be required to complete and submit to Lakehaven a Water Use Questionnaire.
■ The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance,
as determined by Lakehaven, prior to activating any new domestic or irrigation water service
connection(s).
■ Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2016 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. Charges -Payable -in -
Lieu -of -Extension (CPILOE), are assessable against the property for water facilities previously
constructed that provide direct benefit to the property (existing water mains in 21 st Ave SW & in
SW 356th St). If a DE Agreement is required, CPILOE charges are due prior to & as a condition of
scheduling the Lakehaven preconstruction meeting. All Lakehaven fees, charges and deposits are
typically reviewed & adjusted (if necessary) annually, and are subject to change without notice.
o Water Service/Meter Installation, Domestic, 1" meter size preliminary estimate only: $4,230.00
deposit. Actual size TBD by Lakehaven based on applicant's estimated maximum GPM usage
rate.
o Water Service/Meter Installation, Irrigation, 5/8"x3/4" meter size preliminary estimate only:
$3,970.00 deposit. Actual size TBD by Lakehaven based on applicant's estimated maximum
GPM usage rate.
o Capital Facilities Charge(s)-Water, 2.00 Equivalent Residential Units (ERU) preliminary
estimate only: $3,629.00 per ERU. Actual arnount due TBD by Lakehaven based on applicant's
estimated annual total water usage rate. There are no water system capacity credits available for
this property. Please contact Lakehaven for further detail.
o CPILOE: $13,550.28.
Sewer
• A Certificate of Sewer Availability (application form attached) issued separately by Lakehaven may
be required to be submitted with any land use and/or building permit applications (check with land
use agency for requirement). Certificate is valid for one (1) year from date of issuance. If
Certificate is needed, allow 1-2 work days to issue for typical.
■ The site does not have a previous or existing sewer- service connection.
• A separate Lakehaven sewer service connection permit is required for each new connection to the
sanitary sewer system, in accordance with standards defined in Lakehaven's current `Fees and
Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition
to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is
typically required on the private building sewer line, for all new or modified non-residential
connections.
* Applicant will be required to complete and submit a Sewer Use Survey. Information in the SUS will
be used by Lakehaven to detennine specific pretreatment requirements (if any).
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2016 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. A Developer
Latecomer charge is assessable against the property for sewer facilities previously constructed that
provide direct benefit to the property (existing sewer main along the west side of the property). This
Latecomer charge expires 12/5/2023. All Lakehaven fees, charges and deposits are typically
reviewed & adjusted (if necessary) annually, and are subject to change without notice.
16-103870 Doc I D. 74425
Mr. BOUrne
Page 17
September 23. 2016
o Sewer Service Connection Permit Fee, per building: $300.00 fee.
o Capital Facilities Charge(s)-Sewer, 1.00 ERU preliminary estimate only: $3,206.00 per ERU.
Actual amount due TBD by Lakehaven based on applicant's estimated annual
domestic/commercial/industrial only water usage rate. There are no sewer system capacity
credits available for this property. Please contact Lakehaven for further detail.
o Latecomer Charge: $7,980.69. Final cost calculation by Lakehaven is pending. Please contact
Lakehaven for further detail:
o ROW Permit Fee (City of Federal Way): $410.00 fee.
General
All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE
Vince Faranda, 253-946-7242, Vince.Faranda@southkingfire.org
The required fire flow for this project is 2,125 gallons per minute. A Certificate of Water Availability
shall be provided indicating the fire flow available at the site. A hydraulic fire flow model shall be
requested from the water district.
Fire Hydrants:
This project will require 4 fire hydrants; if strategically placed to cover all buildings a minimum of 3
hydrants will be permitted.
Fire hydrants shall be in service prior to and during the time of construction.
Fire Access Roads:
Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior
wall of the first story of the building is located more than 150 feet from fire apparatus access as measured
by an approved route around the exterior of the building or facility.
EXCEPTION: When buildings are completely protected with an approved automatic fire
sprinkler systern the distance can be increase 20 percent.
Fire apparatus access roads:
1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance
of not less than 13 feet 6 inches.
2) Shall be designed and maintained to support the imposed load of a 75,000 pound fire apparatus
and shall be provided with a surface so as to provide all-weather driving capabilities.
3) Shall be not less than a 32 foot inside turning radius and not less than a 40 foot outside turning
radius.
4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire
Department approved alternative at the dead end. All such cul-de-sacs shall be not less than 80
feet in diameter.
5) Gradient shall not exceed 12 percent.
16-I0;870 Doc LD 74425
Mr. Bourne
Pane 18
September 23. 2016
Designated fire lanes may be required for emergency access. This may be done during the plans check or
prior to building final.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
Fire Sprinkler System:
An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included
within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet.
Fire walls shall not be considered to separate a building to enable deletion of the required automatic fire -
extinguishing system.
The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler
system shall be at least 10 per cent less than the correlative water supply curve pressure.
Fire Alarm:
A Fire Alarm System is required. An automatic fire detection system shall be installed in all buildings
exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central
and/or remote station conforming to the current requirements of the National Fire Protection Association
standards and/or the fire chief or designee.
Fire Department Lock Box:
A recessed fire department "Knox" brand key box shall be installed on each building
Vehicle Access Gates:
All vehicle access gates shall be provided with a "Knox" brand key cylinder for fire department access
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWRC 19.40.070 (4).
As you know, this is a preliminary review only and does not take the place of the fill review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Becky
Chapin, 253-835-2641. We look forward to working with you.
16-10;370 Doc I.D 74425
Mr. Bourne
Page 19
September 23, 2016
Sincerely,
Bect�y Chaprn
Associate Planner
enc: Master land use application
Request for Administrative Decision
Process III Submittal, Checklist
Mailing Label Handout
Northshore Heated Storage SEPA documents
Parking Lot Design Handout
CPTED Checklist
Forest Practice Class IV — General Application
Lakehaven Handouts
c: Joseph Strobele, Crystal Peaks Storage Group. istrobele a cp-investments.com
Peter Lawrence, Plans Examiner
Ann Dower, Senior Engineering Plans Reviewer
Rob Van Orsow, Solid Waste/Recycling Coordinator
Sarady Long, Senior Transportation Planning Engineer
Vince Faranda, South King Fire & Rescue
Brian Asbury, Lakehaven Utility District
16-103,870 Doc I D 74425
CITY OF
Federal Way
September 15, 2016
10:00 a.m.
Pre -application Conference Sign in Sheet
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
ect Name: 3561h Heated Storage
Address: 2010 SW 356th Street
File Number: 16-103870-PC
City Hall
Hylebos Room
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Site Address
Federal Way Zoning Boundary
Wellhead Protection Zones
a
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City Limits
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Subdivisions
King County Zoning Boundary
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Lakes
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Wetlands (1998 City Survey)
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Shoreline Designations - Federal Way
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0 100 Year Floodplains
Parcels
SITE PLAN MIX ([C
Self Storage Development for the Global Community
11012 Sand Point Way, Seattle, WA 98125
p, (206) 310.7770 L (866) 600.5971
August 08, 2016
City of Federal Way
Community Development Department
33325 8th Avenue South
Federal Way, WA 98003-6325
RE: Pre -application Conference Submittal & Design Statement
Dear Director;
RECEIVED
AUG 0 9 2016
CITY OF FEDERAL. WAY
CDS
This letter will serve as a descriptive guide to the Pre -Application Conference request attached
herewith for the project described below. The Statement of Design Intent that follows
corresponds to Chapter 19.115 of the FWRC, as found on the City's website.
Project Summary
EXISTING SITE:
ADDRESS: 2010 SW 356TH, FEDERAL WAY, WA
PARCEL NUMBER; 252103-9010
LEGAL DESC: PCL A OF FEDERAL WAY LLA #04-01 1 12-00-SU REC# 20040528900001
SD LLA BEING LOC IN W 1 /2 OF SW 1 /4 OF NE1 /4 OF NE 1 /4 OF SEC 25-21-3
ZONING DISTRICT: BN (NEIGHBORHOOD BUSINESS)
SITE AREA: 2.21 acres (96,180 SF)
DESCRIPTION: EXISTING SITE IS CURRENTLY VACANT; TOPOGRAPHY SLOPES UP FROM NW TO
SE FOR A TOTAL GRADE CHANGE OF ABOUT 10'; THE PARCEL IS MODERATELY
WOODED WITH STREET FRONTAGE ACCESS VIA A SHARED ACCESS EASEMENT
ON BOTH 356TH AND 21 ST.
PROPOSED IMPROVEMENTS
USE:
MINI -STORAGE WAREHOUSE
NO. OF BLDGS:
3
BLDG AREA:
80,925 GSF
BLDG HEIGHT:
257 2-STORIES
CONSTR. TYPE:
II-B
TOTAL UNITS:
636
FIRE:
FULLY SPRINKLED
OCCUPANCY:
S-1 (PRIMARY USE)
B/M (ACCESSORY USE)
Statement of Design Intent
Per 19.115 of the FWRC, this project has been designed with the following aspects:
Site Design: Extensive landscape buffers on all sides of the project, including minimum
5'-0" width of Type III landscaping adjacent to the corner lot;
A covered plaza area at the entry to the Office;
Secure perimeter utilizing decorative wrought iron fence or the building
fagade;
I I P a g e
SITE+ PLAN MIX LLC
Self Storage Development for the Global Community
11012 Sand Paint Way, Seattle, WA 98125
p, (206) 310-7770 L (866) 600-5971
Type I landscaping will be installed adjacent to the residential parcels
Continuity of design - all three buildings will have coordinated design
features;
12'-high glazing at the Office facing (2151);
Pedestrian links to both the ROW improvements and to adjacent Retail
Building;
All customer loading areas are internalized, inside the secure perimeter;
All lighting will be down lights or installed with cut-off shields.
Building Design: Buildings are arranged to create a secure perimeter with an aesthetically -
pleasing fapade as visible from the residential properties to the east or the
public ROW to the south and west. (The parcel to the north is the same
zoning as the subject property.)
Building facades are modulated at minimum 60' intervals;
Building A (Office) will have an articulated roof canopy facing 215t;
A 200 SF Plaza space has been designated at the Office Entry;
All elevations facing the public way have full -height display windows'
Materials are varied; CMU is used to establish as base, grounding the
building, while architectural metal is used to emphasize the building
articulation; 4:12 pitched roofs create a strong residential -compatible
feeling to the overall project.
Please see the attached sheet for Color and Material Selections.
Please see the attached drawings for all architectural elements.
Please let us know if you have any further questions.
Sincerely,
Stephen Bourne
2 1 P a g e
356TH STORAGE COLORS At' MATERIALS
SPLIT -FACE CMU
(CHARCOAL)
SMOOTH -FACE CMU
(ROSE BROWN)
GROUND -FACE CCU
(I RA►cI)
VERT. REVERESED BOX -RIB
METAL SIDING
(TERRA COTTA)
HORIZ. MIl1'I-P
METAL SIDING
(SIERRA TAN)
METAL. COPING, GUTTER
A D0WNSP0US
(MATTE BLACK)
1
�. ����• II II r'�� I
■IIA�t'
A�kCITY OF
Federal Way
August 12, 2016
Stephen Bourne
Site + Plan + Mix, LLC
11012 Sand Point Way NE
Seattle, WA 98125
stephen. bozfrne@conzcast. f7et
RE: File #16-103870-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
3561h Heated Storage, 2010 SW 3561h Street, Federal Way
Dear Mr. Bourne:
l}�IiTY
33 5 Stf�1nrs
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee and a meeting with the
project applicant has been scheduled as follows:
10:00 a.m. — Thursday, September 8, 2016
Hylebos Conference Room
Federal Way City Hall, 2" " Floor
33325 8`' Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at becky.chap in@cityoffederalway.com, or 253-835-2641.
Sincerely,
Becky Ch pin
Associate Planner
Doc I D 74424
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: August 11, 2016
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District
Vince Faranda, South King Fire & Rescue
Rick Perez, City Traffic Engineer
FROM: Becky Chapin, Associate Planner
FOR DRC MTG. ON: September 1, 2016 - Internal
September 8, 2016, 10:00 a.m. - with applicant
FILE NUMBER(s) : 16-103870-00-PC
RELATED FILE NOS.: 10-102248-00-UP
PROJECT NAME: 356TH HEATED STORAGE
PROJECT ADDRESS: 2010 SW 356TH ST
ZONING DISTRICT: BN
PROJECT DESCRIPTION: Proposed 3-building self -storage facility. GFA -
80,925 square feet. There is an UPIII approval for
this site (Northshore Heated Storage) vaild unitl
2018. However, this is a new developer with new site
layout.
LAND USE PERMITS: Preapplication Conference
PROJECT CONTACT: STEPHEN BOURNE
SITE + PLAN + MIX LLC
11012 SAND POINT WAY NE
SEATTLE, WA 98125
MATERIALS SUBMITTED:
• Master Land Use Application
• Design Statement
■ Site Plan
RECEIVED
AUG 09 Z016
CITY OF CITY OF FEDERAL WAY
Federal Way CDS
APPLICATION NO(s) I — 103 ? ? O
MASTER LAND USE APPLICATION
DEPARTMENT OF CommuNrrV DEVELOPMENT SERVICES
33325 80'Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
titi �« .citvoftcdsrai�L�;ty.con�
/ `_ Date B/9 &ot
Project Name c,— JA�o
t'k. L
Property Address/Location _ �D, b S ?(n rJ r
Parcel Number(s)
Project Description
PLEASE PRINT
Type of Permit Required
_ Annexation
_ Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
_ Preapplication Conference
Process I (Directors Approval)
Process II (Siic i'Ln lbn icwI
Process III (Proicet Apprt al)
_ Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
_ SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
_ Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Ins fformation
AZAming Designation
Comprehensive Plan Designation
—( —Value of Existing Improvements
W�1ttA 7kValue of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
l oqe-
16re-I
Applicant Name: � rafiil'eU %4is ,Nrt- Qgcq Address: �g 6 ?i.1.11'E
City/State: 17ij,ovVL0 R 0, W,&
Gip: Jl 'L • 65LJ fD
Phone: '�Y�er�-�s. Cmtlk
Fax: jsrok�le �P -i,n►1
Email:
Signature:
Agent (ifdifferent than Applicant}
ids UL
Name: •►
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Address: u5 �7r GAD ft�l t'[.T LaA j
City/State: C,r J C( tbit>
Zip:
Phone: �6 �j10 • Tf 7 ,
Fax: , �bVft
Entail:
Signature:
Owner , _I
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Name: 2nr A�k cs S" . t .l C
Address:
City/State:
Zip:
Phone:
Fax:
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Email:
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Signature:
•-
Bulletin #003 — January 1, 2011 Page I of I k:%landoutsWaster Land Use Application
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STEP #3 - Credit/Change in Use (If Applicable)
This step applies to development proposal to change existing building or dwelling use.
Provide any impact fee previouly paid for the land use category
of the prior use IMPACT FEE AMOUNT PAID FOR
(Do not include administration fees). PRIOR USE
For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the prior
use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the current
impact fee rate in affect for the prior use Fill out the lines below of the prior use.
Proposed Land Use Type (s)
2) **NONE**
3) **NONE**
Unit of
Measure
N/A
N/A
N/A
Number of Impact Fee Rate per Preliminary Impact
Unit(s) Unit of Measure Fee Amount
1 $
$
1 $
STEP #4: Total Impact Fee
Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees.
(8036) - Traffic Impact Fee (Before adjustment) $
Credit/Adjustment including Change of Use $
(8036-1) Administrative Fee (3%) $
TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE
88,954.44
2,668.63
91,623.07
19.100.070 - Timing of Fee Transportation Impact Fee Payment
FWRC 19.100.070 (a) - For commercial developments, fees shall be calculated based on the impact fee schedule
in effect at the time a completed building permit application is filed and paid prior to permit issuance. For a change
in use for which no building permit is required, the fee shall be calculated and paid based on the impact fee
schedule in effect on the date of an approved change of use.
FWRC 19.100.070 (c) - For all applications for single-family, multifamily residential building permits, and
manufactured home permits, the total amount of the impact fees shall be assessed and collected from the
applicant when the building permit is issued, using the fee schedule then in effect.
19.100.075 - Option for Deferred Payment of Transportation Impact Fee
An applicant may request, at any time prior to building permit issuance, and consistent with the requirements of this
section, to defer to final building inspection the payment of a transportation impact fee for a single-family residential
dwelling unit. Refer to defer payment of impact fee code for process.
CITY OF Estimate of Development Traffic Impact Fees 2016
Federal Way
Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted
boxes.
STEP #1: General Information
Enter the following information
Project Name
356th Heated Storage
File Number
16-103870-00-PC
Street Address
City, State Zip
Federal Way, WA
Parcel Number (s)
Traffic Impact Fee Estimated By
SL
Is this project locate within the City Center Zone? If "YES", please use City Center Impact Fee sheet.
STEP #2: Land Use Type
Select the proposed Land Use Type(s) from the drop down memu below. Enter the proposed number of units for
the Project
Proposed Land Use Type (s)
1) 4- Mini-Warehouse/Storage
2) '*NONE"*
3) '"NONE"
4) —NONE—
Unit of
Number of
Impact Fee Rate per
Preliminary Impact
Measure
Unit(s)
Unit of Measure
Fee Amount
sf/GFA
80925
$ 1.10
$ 88,954.44
N/A
$
$
N/A
$
$
N/A
$
S -
$ 88,954.44
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