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16-105808AkCITY OF Federal Way January 10, 2017 David Bockrath BNR Development PO Box 1559 Auburn. WA 98071-1559 " 5 IF �G45 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cltyoffederalway.. com Jim Ferrell, Mayor Re: File 916-105808-00-PC, PRE.APPLiCATiON CONFERENCE SUMMARY Hill Top Heated Self Storage, 2010 SW 3561h St, Federal Way Dear Mr. Bockrath: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held December 29, 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.chapin@cityoffederaIway.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 Proposed 3-building (3 stories each) heated self -storage facility with office, parking, and site improvements. Total GFA -1 15,890 square feet. 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. David Bockrath January 10. 2017 Page 2 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 2016 King County Surface Wafer Design Manual and the City of Federal Way addendum to that 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, which are currently at Conservation Flow Control level, will be increased to Flood Control level. Enhanced Basic Water Quality will be required • Public Works Traffic Division ■ Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency permit with application fee of $4,650.00 is required for the proposed project. ■ Traffic Impact Fees (FWRC 19.91) — Traffic impact fees payment are required and will be assessed at the time a completed building permit is filed and paid prior to issuance. Based on the 2017 adopted fee schedule, the estimated traffic impact fee is $136,747. ■ Frontage Improvements (FWRC 19.135.040) — Construct half -street frontage improvements and dedicate right-of-way (ROW) along the property frontage on SW 356°i Street and 21'` Avenue SW. Assuming a symmetrical cross section, 8-foot ROW dedication on SW 356"' Street and 19-foot on 21" Ave SW will be required as measured from the street centerline. ■ 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). The modification requests have a nominal review fee currently at $290 ($270.00 plus $20 recording fee). * Access Management (FWRC 19.135.260) — It appears the proposed driveways will not meet the required 150' access management standard. Please verify and relocate accordingly. ■ Driveway shall have at least 40' throat length from the curb. The proposed gate on 2151 Ave SW must be relocated further back from the right-of-way. it Driveways will be restricted to right -in and right -out if such access would interfere with the 95°i percentile queue lengths from any existing traffic control device. ■ The applicant must submit a Vehicle Turning Diagram to the Public Works Traffic Division. This dia-ram will show how the appropriate design vehicle can enter; maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. ■ Intersection Sight Distance — Verify intersection sight distance analysis consistent with AASHTO standard. 14-10808-00-PC Doc ID 7�180 ON David Bockrath January 10.2017 Page 3 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 I. 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, Projecttlpproval, 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 410-102248-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 to request an extension Pursuant to FWRC 19.15.110. There are two options to proceed with the current proposal: 1) Utilize the existing approval. A Site Plan Modification Approval (Administrative Decision) is required to review the proposed changes, or 2) Submit a new Use Process III application pursuant to FWRC Chapter 19.65. Modification to the existing approval will not extend the expiration date of the decision. A new Use Process III application would afford the project additional time in accordance with code. As discussed at the preapplication meeting, you would like to proceed with option one and modify the approved Process III site plan. Pursuant to FWRC 19.15.090, a request to modify a Process III approval must be submitted in writing to the Director of Community Development. The Director has the discretion to approve those requests that are consistent with city codes and may require notice to parties of record and/or adjacent property owners. A Request for Administrative Decision form must be filled out and submitted along with a site plan, landscape plan, elevations, project narrative, architectural narrative, and additional details as necessary — please reference Use Process III Development Submillal Requiremel7ts Checklist when preparing your plans and associated documents. (A Master Land Use Application is also enclosed, should you decide to move forward with a Use Process III application instead.) State Environmental Police Ael (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. The original SEPA checklist, Staff Evaluation, and threshold determination (DNS) are enclosed for reference. 16-10�SD8-00-1'C Doc ID 7>180 David Bockrath January 10. 2017 Page 4 4. Public Notification — Pursuant to FWRC 19.1.5.090(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 the Site Plan Modification. Within 14 days of receiving the request to modify the approved site plan, a revised 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 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. Fees — The City will charge an hourly fee for the Administrative Decision. At the time of submittal you will pay for one hour of review fee + 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. Please note that the building permit process is separate fi-om land use review and is subject to fees, procedures, and review timeframes. You can submit a building permit application any time. 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. Please contact the Permit Center at 253-835-2607 or permitcenter@cityoffederalway.com for up-to-date fees. 6. 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 Lot Size requirement. Required 25-foot front yard, 20-foot side and As proposed, the buildings meet the Yards rear yard setback requirements. Height of 35 feet above average building Building "A" is within 100 feet of an Structure elevation except those portions within adjacent single-family residential zone 100 feet of a residential zone shall not and is limited to 30 feet above average exceed 30 feet and shall be set back a building elevation. minimum of20 feet. Required 1 for each 300 sq. ft. of the facility's The proposal includes a 1.004 sq. ft. Parking office gross floor area. leasing office. As such, the four parking Spaces spaces proposed are adequate. A parking lot dimensional chart is enclosed. Height of Structure, as defined by FWRC 19.05.080, means the vertical distance measured fi-om 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. I n- 105,08-00-PC Doc ID 7> 180 David Bockrath January 10.2017 Pane 5 The following Federal Way Revised Code 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. As a condition of the existing Use Process III approval, hours of operation are limited to 8am-8pm. 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 stricture 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. Shoe the 100-foot distance on the site plan and bttildin- elevations. In 5. No door openings for any storage unit shall be constructed directly facing any residentially zoned property. 6. The subiect property must be designed so that any on -site vehicle maneuvering space shall be located as far as possible fi-om 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. 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. 1 1. 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 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. 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 certitied arborist or certified landscape architect. The standards require each development to maintain a minimum tree unit density. The minimum tree density in the 13N zone is 20 tree units per I6-10>SGS-00-P(• Doc ID. 7i 180 David Bockrath January 10, 2017 Page 6 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 administers 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. 8. 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 alone 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 412 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. b. 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 16-1o>S08-00-11C Duc ID 75180 David Bockrath January 101 2017 Paee 7 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 Fa(ade Modulation and Screening Options —Pursuant to FWRC 19.1 15.060(2), al I building facades that are both longer than 60 feet and visible frorn 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 under this section. ■ Fagade Modulation — A minimum 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. • Landscape Screening— Eight -foot -wide Type 11 landscape screening along the base of the facade, except Type IV may be used in place of Type I1 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 348`" Street. This requirement ivill apply to all sides (?f the project as all sides are visible from rights-of-tivay 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 meetthe 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 FWRC19.115.060(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 19.1 15.050(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. I6-1M08-00-PC Du ID 751Sn David Bockrath January 10. 2017 Paoe 8 • 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 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) Pedesirkin Access — A pedestrian pathway connecting the office to 215` 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 Envii-077Mental 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.dowergeityoffederalway.com Land Use Issues — Stormwater I . Surface water runoff control and water quality treatment will be required per the 2016 King C'ount_y Su face 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 1 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. IG-IONSOR-Oo-PC Doc ID 75180 David Bockrath January 10. 2017 Page 9 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. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 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. 5. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 6. 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 http://www.ecy..wa.�-,oy/�12rograms/wq/stoj-mwater/construction/index.html or by calling 360-407- 6048. Right -of -Way Improvements 1. See the Traffic Division comments fi-om Sarady Long, Sr. Transportation Planning Engineer, for traffic related items. 2. Dedication of additional right-of-way shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording. 3. All stormwater treatment and detention requirements outlined above may apply to any improvements within the public right-of-way. FWRC 1 1.05.1 10 requires that overhead utility lines be relocated underground if over 500 feet, or three spans are affected by a project. 5. Due to a recent overlay, open -cutting for utility trenches on SW 356th Street is prohibited. 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 16. 11 hspSANI-K' IA-c]D 7iI80 David Bockrath January 10.2017 Page 10 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: www.cityoffederaIway.com to assist the applicant's engineer in preparing the plans and TiR. 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 1 " = 20', or larger. Architectural scales are not permitted on engineering plans. 7, Provide cut and till quantities on the clearing and grading plan. 8. Temporary Erosion and Sediment -control (TESL) measures, per Appendix D of the 2016 KCSWDM, must be shown on the engineering plans. 9. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DlvlslON Sarady Long, 253-835-2743, xstracl► loner(c.citvrz!'ircleral.v:t�.c[fm Transportation Concurrency Analysis (FWRC 19.90) Based on the submitted materials for 115,890 square feet mini -storage warehouse, the Institute of Transportation Engineers (ITE) Trip Generalion - 8"' Edition, Iand use code 151 (Mini -Storage), the proposed project is estimated to generate approximately 30 new weekday PM peak hour trips. Ia.piso'.00l,c Doc in 751s0 David Bockrath January 10.2017 Page 1 I Alternatively, the applicant may submit a site specific trip generation study for the proposed development. 2. A concurrency permit is required for this development project. The PW Traffic Division will perform concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development. 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). The estimated fee for the concurrency permit application is $4,650.00 (1 1 - 50 Trips). This fee is an estimate and based on the materials submitted for the pre -application 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 Impact Fees (TIF) (FWRC 19.91) Based on the submitted materials for 115,890 square feet mini -storage warehouse, the estimated traffic impact fee is $136,747. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance (FWRC 19.100.070 3(a)). Street Frontage Improvements (FWRC 19.135) The applicant/owner would 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 Play (FWCP) and Capital Improvement Program (CIP) shown as Table 111-10 (FWRC 19.135.040). Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements. The applicant would be expected to construct improvements on the following streets to the City's planned roadway cross -sections: SW 356"' St 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. 21" Ave SW is Principal Arterial planned as a Type "E" street, consisting of 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. The applicant may be required to dedicate additional right-of-way (ROW) to accommodate additional turn lane improvements if identified in the transportation impact 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. 13' 5.070). Information about right-of-way modification 10-I05309-00-PC Doc ID 7�190 David Bockrath January 10. 2017 Page 12 requests is available through the Public Works Development Services Division. These modification requests have a nominal review fee currently at $290 ($270.00 plus $20 recording fee). 4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety purposes, taper rate shall be WS^2/60 or as directed by the Public Works Director. Access Management (FWRC 19.135) 1. 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-IA in the Public Works Development Standards. 2. Please show all neighboring driveways within 150 feet of the proposed driveway(s). 3. SW 356"' Street and 21s` Ave SW are Access Class "3", which permits full access as close as 150 feet to any other street intersection or driveway, whether on or off the subject property. It appears that the proposed driveway on 21" Ave SW will not meet the access management standards and should be modified. The proposed driveway should line up with the retail driveway across the street. 4. Adequate throat length must be provided and shall be at least 40' from the edge of pavement or curb. The throat length may be reduced for a one-way driveway with no potential conflict. 5. identify if the proposed driveway on 21` Ave SW is a one-way exit. Also, the proposed gate should be relocated to ensure traffic will not impact traffic on 21 s` Ave SW. 6_ Access may be further restricted if such access would interfere with the 95`1' percentile queue lengths from any existing traffic control device. Please note, the driveway on SW 356°i Street may be restricted to right -in and right -out only if the City deems necessary. 7. The director may grant a modification administratively to reduce spacing standards by up to 20 percent of the tabular values with supporting documentation (FWRC 19.135200). Please note that these modification requests have a nominal review fee of $290. Once preliminary traffic queuing analysis has been completed, the applicant's traffic engineer may submit a written request for access modification if desired. 8. For driveways that serve uses other than single-family residential uses and zero lot line townhouse developments, 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. 9. The applicant must submit a Vehicle TwWifzg Diagram to the Public Works Traffic Division. This diagram will show how the appropriate design vehicle (such as: Bus, Garbage Truck, and WB-62) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. in-iossos-oo-PC u.c iu 7�isn David Bockrath .January 10. 2017 Pace 13 PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, 3•o bvccityoffe(larahr,av_.com) Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations for commercial or multi -unit residential housing include: 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 (enclosed). Note that this typically makes up only about 1/3 of the combined space needed for solid waste and recycling containers combined. • in general, per unit services costs are lower for larger containers emptied less frequently. Sites that do not allow ample space for containers will tend to have higher service costs over the long term. • Basic solid waste and recycling services can be accommodated within a single enclosure with clear interior- dimensions measuring 10' deep by 20' across. 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 both closed and open positions to ease service access and maximize the life of gate hardware. • Sites may require a larger enclosure, or multiple enclosures. to accommodate on -site user access and/or additional waste types and containers. • Plan for user access to interior waste and recycling storage areas/containers, and convenient access to exterior containers screened by enclosure(s). Vehicle and Service Access Plan for unobstructed enclosure ingress and egress for service vehicles, preferably in -line with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential 'blind spots' during entry and while backing. Screening Specification 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 or multi -unit housing developments may see long-term savings from the use of on -site waste compaction equipment. Planning elements for this equipment includes larger enclosure dimensions, defined overhead clearances, power utility access, and drainage managernent. 0 For grocery stores, restaurants, or multi -family facilities, "Self -Contained" waste compactors are preferred over "Stationary" or "Break Away" compactors. Compactors may need to be covered and connected to the sanitary sewer, since compacted wet wastes can cause leakage and surface water nuisances. + Mixed -use developments may also benefit from on -site .waste compaction equipment. Additional mixed -use development considerations include: o Designated chutes and/or internal facility maintenance areas or services for tenant use, o Movement of wastes and recycling items fi-om interior units to collection areas, and o Enabling access by business tenants and/or residents to exterior waste and recycling enclosure(s). I6-1o�905-00-11C Doc ID 751 k0 David Bockrath January 10.2017 Page 14 Help with many design parameters related to service access is available via the City's contracted solid waste services provider, Waste Management. Contact: Dian Young, Route Manager, at 253-804-6815 (office) or 206-786-4530 (cell). COMMUNITY DEVELOPMENT —BUILDING DIVISION (Peter Lawrence, 253-835-2621, Pete r.Lawren ce(2.city offede r-a lwa v.co in) 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 (117C), 2015 Washington State Amendments WAC 51 -54 National Electric Code (NEC), 2014 Accessibility Code, ICC/ANSI Al 17.1 - 2009 Washington State Amendments WAC 51-51 . Washington State Energy Code, 2015 WAC 51-] 1 Building Criteria Occupancy Classification: S-1 Type of Construction: 11-B Floor Area: 116,000 Number of Stories: 3 Fire Protection: yes Wind/Seismic: Basic wind speed 85 Mph, Exposure, 254 Snow load, Seismic Zone D-1 A completed building permit application and commercial checklist shall be required. (Additional copies of application and checklists may be obtained on our web site at ,,Yw%v.citvoffedeinlway.corrr-.) Submit _5_ sets of drawings and specifications. Specifications shall include: _5 Soils report, _5_ Structural calculations, _5_ Energy calculations, and _5_ Ventilation calculations. Note: A Washington State Registered architect's stamp is required for additions/alterations (new or existing) of 4,000 gross I6-10�808-bO-PC Do, ID 751SO David Bockrath January 10- 2017 Page 15 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 7-9 weeks of submittal date. Re -check of plans will occur in one to three weeks after re -submittal. Revised or resubmitted plans shall be provided in the same format, size, acid 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 wil I be forwarded from the Community Development Department. Other Permits & Inspections Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by WABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. All concerned departments (Planning, Public Works, Electrical, & 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. 16-I UiRS-00-I1c' Doc ID 7;IX0 David i3ockrarh RITIUarl' 10.2017 Pa,c 16 LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, BAsbury@lakehaven.org) Water ■ A Certificate of Water Availability 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. • A Developer Extension (DE) Agreement will be required to construct new water distribution facilities (onsite hydrants, six [6] required by fire code, minimum of four [4] may be allowed) for the proposed development. Additional detail and/or design requirements can be obtained frorn Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement. 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, adjacent to each service meter. 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 detector assembly (RPDA) is required. Contact Lakehaven's Cross - Connection Control Program Manager (Chris Zoepfl, QZoeptl0takehaven_ore, 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 (2017 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. • Water Service/Meter installation, Domestic, l" meter size preliminary estimate only: $4,230.00 deposit. Actual size TBD by Lakehaven based on applicant's estimated maximum GPM usage rate. • 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. I(,-IO�XM-40-PC Doc ID 75180 David Bockradl January 10, 2017 Pace 17 Capital Facilities Charge(s)-Water, 2.00 Equivalent Residential Units (ERU) preliminary estimate only: $3,476.00 per ERU. Actual amount 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. CPILOE (existing water mains in SW 356th St & 21 st Ave SW): $13,550.28. Sewer • A Certificate of Sewer Availability 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 to Lakehaven a Sewer Use Survey. • Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees/charges/deposits (2017 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). The Latecomer charge indicated below expires 12/5/2023. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. • Sewer Service Connection Permit Fee, per building: $210.00. ■ Capital Facilities Charge(s)-Sewer, 1.00 ERU preliminary estimate only: $3,325.00 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. Latecomer Charge: $7,980.69. Final cost calculation by Lakehaven is pending. Please contact Lakehaven for further detail. • ROW Permit Fee (City of Federal Way): $510.00. General • All Lakehaven Development Engineering related application forms, and associated standards information, can be accessed from the Development Engineering web pages (iitfjr//www.lakeliaven.orJ204/Develo meat-En&Eiliecrill!z ■ 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 (Chris Cahan, 253-946-7243, Chris.Cahan@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. Doc ID 75M I6-IOSS08-00-11C David Bockrath January 10. 2017 Paae 18 Fire Hydrants: This project will require 6 fire hydrants; if strategically placed to cover all buildings a minimum of 4 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 system the distance can be increase 20 percent. Fire apparatus access roads: 1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. 2) Shall be designed and maintained to support the imposed load of a 75,000 pound fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. 3) Shall be not less than a 32 foot inside turning radius and not less than a 40 foot outside turning radius. 4) With adead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire Department approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter. 5) Gradient shall not exceed 12 percent. Designated fire lanes may be required for emergency access. This may be done during the plans check or 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 percent less than the correlative water supply curve pressure. Fire Alarm: A Fire Alarn 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 IG-IOS SM-00-PC Doc ID 7; IRO David Bockrath January IO.2017 Page 19 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 full 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. Sincerely, - Becky Chapin Associate Planner enc: Request for Administrative Decision Master Land Use application Process III Submittal Requirements Mailing Labels handout Parking Lot Design Criteria Forest Practices Application CPTED Checklist Concurrency Permit Application Lakehaven Map SEPA checklist. Staff Evaluation_ and DNS (tile no. 10-102249-SE) c: 21st Ave SW Associates. 1239 120th Ave NE_ Suite 1_ Bellevue, WA 98055 Ronhovde Architects LLC. Les Seifert. 14900 Interurban Ave S._ Suite 138. Tukwila, WA 98168 Ann Dower_ Senior Engineering Plans Reviewer Sarady Long. Senior Transportation Planning Engineer Rot) Van Orsow. Solid Waste/Recycling Coordinator Peter Lawrence. Plans Examiner Brian Asbury_ Lakehaven Water & Sewer District Chris Cahan_ South King Fire & Rcscuc IN-105S0R-00-Pc Unc ID fiIW CITY OF Federal Way December 29, 2016 10:00 a.m. Pre -application Conference Sign in Sheet COMMUNITY DEVELOPMENT REVIEW COMNHTTEE ect Name: Hill Top Heated Self Storage 2010 SW 3561h Street, Parcel # 252103-9010 File Number: 16-105808-00-PC City Hall Hylebos Room NAME DEPARTMENT / DIVISION TELEPHONE NUMBER 1. ltjjJ� , ply ti h, 2. 3 . � 4 �.l -- � - & fit)- Veto P-l'V� 4. z� 3 45 - 27 3 2 5.R�A�� 4& 72�3 6. 8. 1 t2-OH tto vo15 /-ymes" I -,—pis LLC lore 8 5-17 — S'S' 9. �a�� P Co►wsc,u.Tt rlc�«t��cs - (ZS3)737 -41-73 0 C K�_K BNRDEVELOPMENT DEVELOPMENT ENGINEERING CONSTRUCTION December 2, 2016 Re: Hill Top Heated Self Storage 2702 South Union Ave RaCeM Federal Way, WA DEC 07 2016 Dear: Becky Chapman, Cam` OF PC-DERRL WAS, CDS The site is located at the intersection of S. 356th Street and 21st Ave SW. Parcel number 2521039010. This proposal / project will consist of developing one parcel of undeveloped land to accommodate three new three story climate controlled self storage buildings totaling approximately 116,000 Gross square feet. All type H-B Construction. The mini storage will be constructed of colored masonry block and metal exterior with metal doors, roofs, and patricians on a concrete slab with in -floor radiant heat. The facility will have approx. 900 units of interior and exterior roll up / commercial doors. Note NO exterior doors will be facing the residential zone to the east and any doors facing the street will be screened from the street by walls or landscaping. Prior developers have recently worked on the site for proposed storage and recently had a pre application meeting # 16-103870-00-PC. We have all of the city comments from the meeting and the prior SEPA and Land use Application prior to that. Of course we want / need to modify the site plan from the previous two to allow us to obtain a total gross building area to make the project work financially with all the current issues and comments. So we are hoping to get a final comment summary that are applicable with our new site plan referencing the prior applications and if possible a level of confidence to determine if we will be required to do a minor or major site plan modification. The use and site coverage is all the same (+/-). We are now higher than before but the site flows a lot nicer and we now made room for more on site water quantity and quality. Thank you for the opportunity to submit this proposal. We all are looking forward to working with the city to make this a successful and desirable project for everyone. If you have any questions or comments please contact me directly at 206 251-8445 or email DavidQ,BNRdevelopment.com Thank You, David E. Bockrath, P.E. PO Box 27812 Scottsdale, AZ 85255 — Phone 2o6.251.8445 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: December 9, 2016 TO: Cole Elliott, Development Services Manager Rick Perez, City Traffic Engineer Peter Lawrence, Plans Examiner Brian Asbury, Lakehaven Utility District South King Fire & Rescue FROM: Becky Chapin, Associate Planner FOR DRC MTG. ON. December 22, 2016 - Internal December 29, 2016,10:00am - with applicant FILE NUMBER(s): RELATED FILE NOS.: PROJECT NAME: PROJECT ADDRESS: ZONING DISTRICT. 16-105808-00-PC None Hill Top Heated Self Storage 2010 SW 356t' Street I_,Mi PROJECT DESCRIPTION: Proposed 3-building self -storage facility with office, parking, and site improvements. Total GFA-115,890 square feet. LAND USE PERMITS. PROJECT CONTACT. MATERIALS SUBMITTED: Preapplication Conference David Bockrath BNR Development PO Box 27812 Scottsdale, AZ 85255 • Master Land Use Application • Project Narrative • Preliminary Site Plan 4CITY OF i�. Federal December 13, 2016 David Bockrath BNR Development PO Box 1559 Auburn, WA 98071-1559 FILE= Federal Way, , Avenue South WayFederal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor RE: File #16-105808-00-PC; PREAPPLICATION CONFERENCE SCHEDULED Hill Top Heated Self Storage, 2010 SW 3561h Street, Federal Way Dear Mr. Bockrath: The Community Development Department is in receipt of your preapplication conference request. The application has been routed to members of the Development Revieiv Committee and a meeting with the project applicant has been scheduled as follows: 10:00 a.m. — Thursday, December 29, 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.chapin@cityoffederalway.com, or 253-835-2641. Sincerely, Beft Associate Planner Doc I D F 100 I MASTER LAND USE APPLICATION DEPARTMENT OF commuNrry DEVELOPMENT 33325 8s` Avenue South CITY OF �'� ZQ�� Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 Federal Wad .vww.eitvoffederal►►.a .com �I.1-y OF FEDERgLVV�Y i005g°g-00-Pc," APPLICATION NO(s) Project Name t o)-t� 1 e_ Property Address/Location 10 sk") ��_ L TH- � T Date . L l a. IP Parcel Number(s) _ Project Description15 iAWRIA Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination v Preapplication Conference Process I (Director's Approval) Process 11(Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process V 1 SEPA w/Project SEPA Only _ Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential [Rieq7Information 1) Zoning Designation Comprehensive Plan Designation Value of Existing improvements Value of Proposed Improvements International Building Code (IBC): S'-` Occupancy Type —Construction 'Type Applicant Name: Z�,PL, ��e\L�[]m�r, Address: City/State: Zip: Phone: Fax;.�� Email: Signature: a► _ Agent (if different than Applicant) Name: Lvr, 5 el T / I~ 0,4jo o C � S Address: (A IC0 1 Nlrr�c-GAI — AN'J"-c So •ro -A I City/State: —rU e—W {t-1 W** zip: '�10160 Phone: 2 C& Fax: Email: l rZS�`L�7tr7 �o Ir�G 7 r�, 1cGt1�S • r,a.�, C Signature: Owner Name: S�efs—�►1t V 1Scai Address: dale 5ta1 �.ci, city/State: �A, f1LC�(] ye alrl n(i t \V1 �n i� — (.34' Zip: 9�►= Phone: Email: rr1Si,errY �herr-4 ge1�'tisat'S . ccvY, Signature: Bulletin #003 — January 1, 2011 Page 1 of l k:\Handouts\Master Land Use Application ________,�cA N 0-58-18 E f54"R' 771347N O a 4 r t X E ouO, .'- s 70070Y:EpOFF00 - Cx [n:p Z.J.- TO<+16, o m I 59 •-----•--._._..------------------ „'......................... 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STEP #1: General Information Enter the followinq information Project Name Hill Top Heated Self Stor File Number Street Address 2010 SW 356th Street City, State Zip Federal Way, WA 98003 Parcel Number (s) 252103-9010 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-WarehouselStorage 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 115890 $ N/A $ N/A $ N/A $ 1.15 $ 132,764.39 $ 132,764.39 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) 1) •,NONE•. 2) "*NONE" 3) '-NONE*" Unit of Number of Impact Fee Rate per Preliminary Impact Measure Unit(s) Unit of Measure Fee Amount N/A $ $ N/A $ $ N/A $ $ STEP #4: Total Impact Fee Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees. (8036) - Traffic Impact Fee (Before adjustment) Credit/Adjustment including Change of Use (8036-1) Administrative Fee (3%) TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE 132,764.39 3,982.93 136,747.32 19.100.070 - Timing of Fee:Transportation Impact Fee Payment FWRC 19.100.070 3(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 3(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.