16-102265-PCCITY OF
Federal Way
June 9, 2016
Mr. Eric LaBrie
ESM Consulting Engineers, LLC
33400 81h Avenue South, Suite 205
Federal Way, WA 98003
erie.la briC@&smch,h1, com
Re: File #16-102265-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Preferred Freezer/Orca Bay; 33700 32.d Avenue SW, Federal Way
Dear Mr. LaBrie:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
FILE
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held on May 26, 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. This proposal is subject to the provisions of the 1994 Weyerhaeuser Company Concomitant
Pre -Annexation Development Agreement (Exhibit 1), and Corporate Park Zone (CP-1) zoning regulations in
effect on August 23, 1994 (Exhibit 2). Any procedural requirements must meet today's codes (Federal Way
Revised Code TWRq Title 19).
Be advised that this letter does not represent all applicable codes. In preparing your formal application, please
refer to the relevant zoning codes and sections of the concomitant agreement that may apply to your project.
The key contact for your project is Principal Planner Margaret Clark (margaret.clar ecityoffederal,,vay.com,
or 253-835-2646). 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
Based on the submitted site plan, the proposed use is a 305,000 square foot building to be used for
warehousing and distribution, corporate offices, and accessory uses. Specifically, the proposal consists of
230,000 square feet of freezer warehouse, offices, and docks for Preferred Freezing; and 75,000 square feet of
seafood processing, offices, and dock space for Orca Bay Seafood. The warehouse and office would be the
primary uses, with the food processing being an accessory use.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for the preapplication review. Based on discussions at the May 26th DRC meeting, the square
footages discussed were slightly modified from those shown on the site plan submitted for the preapplication.
Mr. Eric LaBrie
Page 2 of 17
June 9, 2016
The formal site plan submittal will reflect accurate square footages. These major issues only represent
comments that tliepjW, consider most significant to your project and do not include the majority of the
commeri prq� i4_,each department's representative. The major issues section is only provided as a
means eolhigh(tglat critical requirements or issues. Furthermore, not all departments have major issues
concrriirig dye prooposal.
Please be sure io read all department comments included in the Department Comments section of this letter.
1. Planning Division
The proposal is located in the Corporate Park (CP-1) zone on approximately 19 acres. Based on Section
VII, Permitted Uses on Those Portions of the CP-1 Zoned Property Lying outside the Managed Forest Buffer of the
concomitant agreement (Exhibit 1), corporate offices are allowed outright subject to Process II, Site Plan
Approval,' FWRC Chapter 19.65. Warehousing and distribution are also allowed, subject to Process IV,
Hearing Examiner, FWRC Chapter 19.70), when such facility is within 200 feet of a single-family zone or
use. There is a single-family (RS 9.6) zone to the north east; however, the building is more than 200 feet
from this zone.
Since the building exceeds 12,000 square feet and there are more than 40 parking spaces, review under the
State Environmental Policy Act (SEPA) is required, which will require Process III Review, Project Approval?
Five on -site wetlands totaling 7,965 square feet are proposed to be filled. The concomitant agreement
states that individual wetlands smaller than 2,500 square feet and/or wetlands totaling 10,000 square feet
in any 20 acre section of the property may be filled.3 A critical areas report must be prepared by a qualified
professional. This report must evaluate the proposal and probable impacts on the on -site wetlands.4
2. Public Works Development Services Division
This project must meet the requirements outlined in the 2016 King County Surface Wlater Design Manual
(KCSWDM) and FWRC 19.30.120, "Nonconforming Water Quality Improvements." Flow control will
be required for stormwater runoff from new pervious and impervious surfaces according to the
Conservation Flow Control menu. Water quality treatment will be required for stormwater runoff from
new pervious, new impervious, and existing impervious surfaces on both lots according to the Enhanced
Basic Water Quality menu. Best Management Practices are required.
3. Public Works Traffic Division
(a) Transportation Concurrency Management (FWRC 19.90) — A Transportation Concurrency Permit
with an application fee of ,$'4,315.50 is required for the proposed project to address off -site impacts.
(b) Traffic Impact Fees (FWRC 19.91) — Traffic impact fees for off -site impacts are required and shall
be paid prior to building permit issuance.
(e) Transportation Impact Analysis (TIA) — A TIA prepared,bya licensed engineer in Washington is
required to assess other significant project impacts and determine traffic and safety mitigation
measures not identified in the concurrency analysis.
(d) Frontage Improvements (FWRC 19.135.040) — A safe pedestrian walkway must be provided
within the existing right-of-way on Weyerhaeuser Way South, or within the site.
I Bulletin #013, Use Process II handout is enclosed as Exhibit 3.
2 Bulletin #014, Use Process III handout is enclosed as Exhibit 4.
3 Filling of wetlands may require permits from additional city departments and or outside agencies.
4 It is the applicant's responsibility to identify and obtain all required state, federal, or other agency permits as may be required to
fill the wetlands.
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Mr. Eric LaBrie
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4. Building Division
Please contact the Permit Center at 253-835-2607, or ei7nitcenter ei offederaINva .coni, to set up an
appointment for submittal of the Process III and building permit applications.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. If you have questions, please contact the representative listed for that section.
PLANNING DIVISION (Margaret Clark, 253-835-2646, mar aret.clark ci offedcralwa .com}
1. Land Use Review Requirements
a) Use Process — As noted under the Major Issues Section of this letter, Process III Review will be
required for construction of the improvements (building and accessory improvements). Process III
Review is an administrative review, with public notice and a written decision on the application
issued by the Community Development Director. The Process III decision can be appealed to the
Hearing Examiner. The land use decision must be issued, and the appeal period concluded, prior to
issuance of any construction permits related to the project.
b) Boundary Line Adjustment —The site plan shows a parcel approximately 19 acres in size which is
comprised of portions of parcels #614260-005 and #614260-0200. A boundary line adjustment is
required to create the new parcel.
c) State Environmental Policy Act— The project is also subject to review under the State Environmental Policy
Act (SEPA). The Community Development Director issues the SEPA threshold determination,
which can be appealed to the Hearing Examiner. The SEPA determination must be issued, and the
associated appeal period concluded, prior to issuance of the above -referenced decisions.
2. Public Notice Requirements
Public notice of the application and environmental threshold determination must be provided by the city
in accordance with code requirements. Notices will be published in the newspaper, posted on site, and
mailed to property owners located within 300 feet of the boundaries of the site. The applicant is
responsible to provide the city with two sets of addressed, stamped envelopes for these mailings, as well
as paper lists of addressees and assessor's maps showing the 300 foot mailing radius. Refer to the
enclosed city handout, "Mailing Labels," (Exhibit 5) for instructions.
3. Land Use Application Fees
The current Process III land use application has a base fee of $2,430.00, plus an incremental fee of $865.50
based on the identified project square footage of 365,000. The current SEPA review fee is $969.00,
Separate fees will apply to subsequent permits and approvals, such as but not limited to, building permit
plan review, construction permits, engineering plan review, sign permits, and inspections. Fee schedules
are adjusted annually on January 1st.
4. Land Use Review Timeframes
The city's land use decision is subject to a 120-day maximum review time from the date of a complete
application to approve, disapprove, or return the application; unless the applicant agrees to an extension
of such time period. However, the 120-day time clock is suspended at any time that the city requests
additional information from the applicant. Throughout project review, the applicant will be kept
informed in writing of the status of the 120-day clock.
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5. Land Use Application Submittal Requirements
Please refer to the enclosed Bulletin #001, "Submittal Requirements for Process III or IV," (Exhibit 6) to
determine what materials must be submitted with the land use application. In addition, the application
must be accompanied by the above -noted land use application fees.
6. Effect of Use Process Decision
In accordance with FWRC 19.15.100, "Lapse of Approval - Generally," the applicant must substantially
complete construction for the development activity, use of land, or other actions approved; and complete
the applicable conditions listed in the Use Process decision within five years after the final decision of the
city on the matter, or the decision becomes void. Provisions for extension of time are contained within
FWRC 19.15.110, "Lapse of Approval —Time Extension."
7. Key Codes and Development Regulations
a) Applicability— The project is subject to the August 1994 Weyerhaeuser Company Concomitant Pre -
Annexation Development Agreement (Exhibit 1), the CP-1 Zoning Regulations (Exhibit 2); and, with
certain exceptions, to the FWCC and development regulations in effect at that time. Unless noted
otherwise, the following comments and code citations pertain to 1994 development regulations.
b) Critical Areas — As noted in the Major Issues Section above, the site contains regulated wetlands as
identified by the city's wetland inventory. The formal application must include a critical areas report
prepared by a qualified professional. This report must evaluate the proposal and probable impacts on
the on -site wetlands.
The local Native American Tribes, Washington State Department of Archeology and Historic
Preservation, and Earth Corps will likely comment on the proposed action, and we suggest you
contact these parties early in the design phase to discuss the project and applicable regulations and
interests. In addition, as noted in the Major Issues Section, the city will not issue any approvals to fill
wetlands until all state, federal, or other agency permits as may be required to fill the wetlands have
been obtained and verification provided to the city.
c) Building Height — Per Section IX of the CP-1 Zoning Regulations (Exhibit 2), maximum building
height is six stories, provided if approved through Process IV, Hearing Examiner's Review, the
height of the structure may exceed six stories if certain conditions outlined in that section are met. At
the proposed 68 feet, it is less than six stories.
d) Building Setbacks from Property Lines — Per Section III.B of the CP-1 Zoning Regulations (Exhibit 2), no
setbacks are specified except for the continuous Managed Forest Buffer, which states that a
continuous Managed Forest Buffer shall be provided around the entire perimeter of the CP-1
property. The required depth of the setback is 50 feet when abutting a city or county roadway. A 50-
foot buffer is shown along Weyerhaeuser Way, which is also the CP-1 boundary to the east. In
accordance with Section IV.B of the CP-1 Zoning Regulations (Exhibit 2), a General Maintenance
Plan for the buffer must be submitted with the formal application.
e) Number of Parking Spaces —Off-street parking shall comply with the 1994 zoning code as modified by
the provisions of Section XIII of the CP-1 Zoning Regulations (Exhibit 2). The 1994 code has the
following parking requirements:
• Office — one for every 300 square feet of gross floor area
• Warehouse — one for every 1,000 square feet of gross floor area
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The preapplication site plan shows 268 car stalls and 35 trailer spaces. Once the land use is broken
out by use, if the project includes less than the required parking spaces, a parking analysis must be
submitted to justify the amount of parking to be provided. Surface parking and driving areas shall be
designed to meet the city's Parking Lot Design Criteria (Exhibit 7).
Lot Coverage — Section III of the CP-1 Zoning Regulations (Exhibit 2) states that, "The aggregate
impervious surface coverage by all permitted uses, primary and accessory, shall not exceed 70 percent
of the total CP-1 zoned property." The formal application must provide lot coverage calculations to
ensure compliance with this condition.
g) L ndscaping — Section III of the CP-1 Zoning Regulations (Exhibit 2) states that, "The provisions of
that section shall modify application of Chapter 22 XVII (Landscaping) of the 1994 Code." Please
refer to Exhibit 2 for specific modification language. To summarize, this modification language
requires that all portions of the property not used for buildings, parking, storage, accessory uses,
and/or landscaping be retained in a "native" or pre -developed state.
The following landscaping requirements of the 1994 Code must be met:
(i) Interior Parking Lot Landscaping — Section XLD of the CP-1 Zoning Regulations (Exhibit 2) states
that, "New parking areas shall comply with minimum standards of the 1994 Code; except that
selection and distribution of plant material conforming to existing development shall be
preferred." Based on Section 22-1567(b)(1)(a)(ii) of the 1994 Code, interior parking lot
landscaping is required at the rate of 22 square feet of Type IV landscaping per parking stall,
when 50 or more parking stalls are provided. The submitted landscaping plan must identify the
location and square footage of all areas being included as interior lot landscaping. Landscape
islands must be provided at the ends of all rows of parking and must meet the dimensional
requirements of Section 22-1567(c).
(ii) Parking Lot Landscape Screening — Per Section 22-1567(e)(1) of the 1994 Code, parking areas
adjacent to public rights -of -way shall incorporate berms at least three in height within perimeter
landscape areas; or alternatively, if approved by the Community Development Director,
substantial shrub plantings must be added to the required perimeter landscaping, and/or
provide architectural features of appropriate height with trees, shrubs and groundcover, in a
number sufficient to act as efficient substitute for the three foot berm, to reduce the visual
impact of parking areas and screen automobiles.
(iii) Significant Trees — Per Section 22-1568 of the 1994 Code, the application shall include a
significant tree inventory, and the development must retain or replace 25 percent of the existing
significant trees on the site. Additional significant tree detail is provided in the landscape code.
h) Design Guidelines— Section X of the CP-I Zoning Regulations (Exhibit 2) states that, "Provisions of
the 1994 Code relating to facade measurement, modulation, distance between structures, materials,
except as those specified, shall not apply." However, the 1994 Code states that one of the purposes
of site plan review is, "To encourage proposals that embody good design principles that will result in
high quality development on the Subject property." The city adopted non-residential guidelines in
1996, after the effective date of the concomitant agreement. The purpose of the design guidelines is
to maintain and protect property values and enhance the general appearance of the city. We
encourage you to meet the design guidelines in order to complement the other buildings in the area.
i) Land Surface Modification — Per Section 10 of the 1994 Concomitant Agreement (Exhibit 1), a land
Surface Modification Permit (grading permit or equivalent) may be reviewed by the city in advance of
a development permit, provided the development permit application has been made and all
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information required by Article XIII, "Land Surface Modifications" of the 1994 Code has been
provided to the city. Issuance of a grading permit for the Land Surface Modification may also be
contingent upon meeting the requirements of the adopted surface water design manual, and only
after approval of the required Use Process.
j) Outside Agency Permits — It is the applicant's responsibility to identify and obtain all required state,
federal, or other agency permits as may be required.
PW DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732, ann.dowerQcitvoffederalwaVXom�
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 FWRC. 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 eight 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.
2. The project is within a Conservation Flow Control Area; therefore the flow control facility must meet
these performance criteria. The project is also within an Enhanced Basic Water Quality Area. Water
quality treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality
Menu. In addition to flow control and water quality facilities, Large Lot Best Management Practices
(BMP's) are required as outlined in the KCSWDM.
In addition to the KCSWDM, our initial review suggests that FWRC 19.30.120, "Nonconforming Water
Quality Improvements" applies to this site. Specifically, the following items are applicable:
1.a. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
1.b. Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square feet of surface area or more;
Ld. Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a -drainage area of 5,000 square feet or more;
Therefore, water quality treatment will be required for the entire site, including new and existing pollution
generating impervious surfaces. Treatment options must be selected from the Enhanced Basic Water
Quality Menu provided in the KCSWDM.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must
be provided to verify infiltration suitability.
5. 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.
6. The proposed location and dimensions of the detention and water quality facilities must be shown on the
preliminary plans.
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7. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination
System (NPDES) construction stormwater permit may be required. Information regarding this permit
can be obtained from the Washington State Department of Ecology at 360-407-6048, or
www ecv wa gOv/�roLrarnJwqZstormwater/construction/index.html.
8. 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
1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long for
traffic related items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication
shall be conveyed to the city through a statutory warranty deed. The dedicated area must have clear title
prior to recording.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
Building (or EN) Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the city. Engineering review fees are S1,125.00 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 to assist the applicant's engineer in preparing the plans and
TIR on the city's website at: www.c-iiyoffederilway.com/node/`1467.
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 then
becomes the responsibility of the city. Maintenance for private roads and drainage facilities remain the
responsibility of the individual property owners.
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5. When topographic survey information is shown on the plans, the vertical datum block shall include the
phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are
called out.
6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be
drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
8. Provide cut and fill quantities on the clearing and grading plan.
9. Temporary Erosion and Sediment -control (TESC) measures, per the 2016 KCSWDM, must be shown
on'the engineering plans.
10. 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, saradp.lon cityoffederalway.com)
Transportation Concurrency Analysis (FWRC 19.90)
1. A concurrency permit is required for this development project. The concurrency analysis will determine if
adequate roadway capacity exists off -site during the weekday PM peak period to accommodate the
proposed development project. Please note that supplemental transportation analysis and concurrency
mitigation may be required if the proposed project creates an impact not anticipated in the six -year
Transportation Improvement Plan (TIP).
2. Based on the submitted materials for a 310,000 square foot building (250,000 square feet warehouse/
office and 60,000 square feet food processing facility/office), the Institute of Transportation Engineers
(ITE) Trip Generation - 8�h Edition, land use codes 152 (High -Cube Warehouse), 140 (Manufacturing), and
714 (Corporate Headquarter), the proposed project is estimated to generate approximately 99 new
weekday PM peak hour trips. The applicant may submit a separate trip generation study to determine the
number of trips generated by the proposed development. The methodology for determining the trip
generation shall be based upon the guidelines established in the most recent edition of the ITE Trip
Generation Handbook.
3. The estimated fee for the concurrency permit application is ,$'4,315.50 (51 — 500 trips). This fee is an
estimate based on the materials submitted during the preapplication conference. The concurrency
applicant fee must be paid in full at the time the concurrency permit application is submitted with the
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)
1. Based on the submitted materials for a 310,000 square foot High -Cube Warehouse, Food Processing
Facility, and Corporate Headquarter, the estimate traffic impact fee is $'430,201.00. The actual impact fee
will be calculated based on the fee schedule in effect at the time a building permit application is filed and
must be paid prior to permit issuance. Traffic impact fees are collected to mitigate the development
impacts on the transportation system within the city limits (off -site).
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Transportation Impact Analysis (TIA) (FWRC 19.135)
1. A Transportation Impact Analyses (TIA) to identify transportation impacts of development projects and
provide appropriate mitigation measures is required. The TIA is required to assess additional project
impacts beyond those that were identified under the concurrency permit process. Mitigation
improvements necessary beyond those identified in the TIP to meet the city's adopted level -of -service
standards are required to be provided by the applicant.
2. A Traffic Impact Analysis (TIA) prepared by an engineer licensed in the state of Washington is required
for this development project. The engineer should contact the Traffic Division for a scoping sheet in the
initial stages of their study. The TLA should include the following analysis:
'+ A specialized land use trip generation study.
Pedestrian crosswalk relocation recommendation to preserve access to the transit stop
located on the east side of the street.
■ Queuing analysis of access points for morning and evening peak hours
Street Frontage Improvements (FWRC 19.135)
1. 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 Appendix III -A in Chapter III of the Federal Way
Comprehensive Plan (FWCP) and the Capital Improvement Program (CIP), shown as Table III-10 of the
FWCP.5 The applicant will be expected to construct improvements on the following streets to the city's
planned roadway cross -sections:
Weyerhaeuser Way South 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. Assuming a symmetrical cross section, 20-foot
right-of-way dedication half -street improvements are required as measured from the street
centerline. To provide a safe pedestrian path, the applicant shall construct improvements
along the Weyerhaeuser Way South frontage to include vertical curb, 6-foot planter, 8-foot
sidewalk, and streetlight.
2. The owner may be required to dedicate additional right-of-way to accommodate additional turn lane
improvements, if identified in the transportation analysis and/or property corner radius.
3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (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 currently at $140.00.
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.
5 The FWCP can be found online at wkvw.citvoffedera1 vay.com.
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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 3-1A in the Public Works Development Standards (Exhibit 8).
2. Access may be further restricted if such access would interfere with the 95th percentile queue lengths
from any existing traffic control device.
3. The submitted plans depicted two driveways on Weyerhaeuser Way South. Per FWRC 19.135.280, there
may be only one driveway for each 330 feet of lot frontage. However, since the property has more than
660 feet minimum street frontage, the city will permit a second driveway onto Weyerhaeuser Way South.
Please note, the second driveway must be located at the existing roundabout and shall be designed to
accommodate the expected queues.
4. It is staff understanding that the southerly driveway will be primarily a truck access. As such, the driveway
must -be designed to accommodate the expected vehicles using the site in terms of queuing and turning
radii. In addition, this driveway will be restricted to left -in and right -out only. The city may further limit
or prohibit access to or from the driveway onto arterial streets as deems appropriate. Please coordinate
with the Washington State Department of Transportation (WSDOT) for channelization plan approval.
5. The existing pedestrian crosswalk must be relocated to avoid conflict with the proposed driveway. The
new crosswalk location must be approved by the city to ensure safe pedestrian crossing to the transit stop.
6. The proposed driveways shall be limited to 30 feet in width per Section VIII of the Concomitant
Agreement (Exhibit 1). In order to increase the driveway width to accommodate the expected truck
usage, the Agreement may need to be amended and approved by both parties.
7. 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 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.
8. 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 bus, garbage truck, and WB-62) can
enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb.
The site plan should be modified accordingly.
9. The applicant should refer to King County METRO and Pierce Transit for any transit requirements.
PW SOLID WASTE & RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, robs +u citvoffedetalway.com)
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris,
hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by
FWRC 19.125.150.
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• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring
10 feet deep by 20 feet across are recommended; along with a two -door swing -open or roll -open gate
that spans the front width of the enclosure. When gate doors are opened, no structure or hardware
should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates
in closed and open positions to ease service access and maximize the life of gate hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or
additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/containers, and to exterior containers
screened by enclosure(s).
• Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind
spots' during ingress and egress.
0 Consider landscaping, setbacks, and screening requirements (based on FWRC 19.125.040[4] & [5]).
• 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.
Help with many design parameters related to service access is available via the city's contracted solid waste
services provider, Waste Management (contact Senior Route Manager John Davis at 206-786-4530).
BUILDING DIVISION (Peter Lawrence, 253-835-2621, peter. la-,vrence@citMoffederalway.com)
International Building Code (IBC), 2015
Wasington State Amendments WAC 51-50
International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 &
WAC 51-57
Building Criteria
Occupancy Classification: S-2, B, F-2
Type of Construction: Type I A or I B. UNK
Floor Area: 310,000 square feet
International Fire Code (IFC), 2015
Washington State Amendments WAC 51-54
National Electric Code (NEC), 2015
Accessibility Code, ICC/ANSI A117.1 — 2009
Washington State Energy Code, 2015 WAC 51-11
Number of Stories: 1
Fire Protection: UNK
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
A complete building permit application and commercial checklist. (Additional copies of application and
checklist may be obtained on our web site at two w.cityoffederalway.com.)
Submit five sets of drawings and specifications. Specifications shall include two soils report, two structural
calculations, two energy calculations, and two ventilation calculations. Note: A Washington State Registered
File #1 6-102265-00-PC Doc ID 73530
Mr. Eric LaBrie
Page 12of17
June 9, 2016
architect's 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 Vashington (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 six to eight weeks of submittal date. Re -check of plans will
occur in one to three weeks after resubmittal. 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 and provide the comment letter with the written responses, showing 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 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/agencies (planning, public works, electrical, and fire) must sign off before the
Building Division 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 -construction 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 Division and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
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, basburylakehaven.or )
Water
Lakehaven issued a Certificate of Water Availability for the proposed project/property on May16, 2016. The
certificate is valid for one-year from the date of issuance.
File # I 6-102265-00-PC Doc ID 73530
r�
Mr. Eric LaBrie
Page 13 of 17
June 9, 2016
A Developer Extension (DE) Agreement. (Exhibit 9) will be required to construct new and/or abandon existing
water distribution facilities for the proposed development, including extend-to-far-edge(s) in accordance with
long-standing Lakehaven policy. Preliminary site review by the fire marshal indicates that five onsite hydrants will
be required for the proposed building. Additional detail and/or design requirements can be obtained from
Lakehaven by completing and submitting a separate application to Lakehaven for a DE Agreement (Exhibit 9).
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 proposed new parcel/lot site does not have a previous or existing water service connection.
Installation and satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each
domestic service meter is required pursuant to WAC 246-290-490 and Lakehaven standards regarding
premise isolation. As a•high health cross -connection hazard, a reduced pressure backflow assembly (RPBA) is
required for water service that will supply either the freezer storage or food processing area. For water
service/meter that would exclusively serve only office plumbing components, or for new irrigation service/
meter, as a low cross -connection hazard, either a double check valve assembly (DCVA) or a RPBA is
required. For the separate fire -protection service connection, as a high health cross -connection hazard, a
reduced pressure detector assembly (RPDA) is required. Contact Lakehaven's Cross -Connection Control
Program Manager (Chris Zoepfl, ezae- - lakehaven.org, or 253-946-5427) for additional information on
premise isolation and BPA testing coordination.
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, and/
or deposits (2016 schedule) will be as follows. Actual connection charges will be determined upon submittal of
service connection application(s) to Lakehaven. Connection charges are separate from any DE fees, charges,
and/or deposits and are due at the time of application for service. All Lakehaven fees, charges, and deposits are
typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
Water Service/Meter Installation: 3" preliminary size — $24,030.00 deposit each. Actual size will be
determined by Lakehaven based on applicant's estimated maximum gallons per minute (GPM) usage rate.
Water Service/Meter Installation: 2" preliminary size — $5,600.00 deposit each. Actual size will be
determined by Lakehaven based on applicant's estimated maximum GPM usage rate.
Water Service/Meter Installation (Fire -Protection Flow Detection): 5/8" x 3/4" size — $270.00 fee
Capital Facilities Charge(s) (CFC)-Water: $3,629.00 per Water Equivalent Residential Unit (ERU),
preliminary annual usage = 3,000;000 gallons = 32.23 Water ERU = $116,962.67. Actual CFC will be
determined by Lakehaven based on applicant's estimated annual water usage. Please contact Lakehaven
for further detail.
Other (describe): None anticipated.
Sewer
Lakehaven issued a Certificate of Sewer Availability for the proposed project/property on May 16, 2016. The
certificate is valid for one-year from date of issuance.
File #16-102265-00-PC Doc ID 73530
Mr. Eric LaBrie
Page 14 of 17
June 9, 2016
The proposed new parcel/lot 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, or any modification (re -align, abandon, etc.) to an existing sewer service connection, in
accordance with standards defined in Lakehaven's current "Fees and Charges Resolution." Minimum pipe
slope for gravity sewer service connections is two percent. In addition to all other sewer service installation
standards, installation of a Type 1, 48" monitoring manhole is typically required on a private building sewer
line, for all new or modified non-residential connections. Also, installation of an externally -located grease
interceptor is required for all food processing establishments, size to be determined by applicant's engineer.
Execution of a Discharge Agreement will be required, as a condition of Lakehaven issuing any Sewer Service
Connection Permit for certain types of new or modified non-residential sewer service connection(s).
Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges,
and/or deposits (2016 schedule) will be as follows. Actual connection charges will be determined upon submittal
of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees, charges,
and/or deposits and are due at the time of application for service. All Lakehaven fees, charges, and deposits are
typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
Sewer Service Connection Permit Fee: ,$300.00
Capital Facilities Charge(s)-Sewer: ,$3,206.00 per sewer ERU, preliminary annual usage = 3,000,000
gallons = 37.36 Sewer ERU = ,$119,776.16. Actual CFC will be determined by Lakehaven based on
applicant's estimated annual water usage. Please contact Lakehaven for further detail.
If "process" (excludes "domestic") wastewater discharge volume will exceed an average of 25,000 gallons
per day (GPD), then a Washington State Department of Ecology (WSDOE) Waste Discharge Permit will
be required. If a WSDOE permit is required, a Lakehaven Discharge Agreement will not be required and
instead Lakehaven will coordinate any discharge limits and/or terms with WSDOE.
Other (describe): None anticipated.
General
All comments herein are valid for one 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.£aranda&outhking ixe.org)
The required fire flow for this project is 3000 gallons per minute. A 50 percent reduction has been allowed for
fire sprinklers. 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
A minimum of four fire hydrants are required for this project. The average spacing between hydrants shall be 400
feet. Fire hydrants shall be in service prior to and during the time of construction.
Fire Apparatus 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.
File #1 6-102265-00-PC Doc ID 73530
Mr. Eric LaBrie
Page 15of17
June 9, 2016
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler
system, these provisions may be modified by the chief.
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) A dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire Department
approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter.
5) Gradient shall not exceed 12 percent.
Designated fire lanes may be required for emergency access. This may be done during the plans check or after the
facility is in operation.
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 System
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.
Emergency Responder Radio Coverage
All buildings shall have approved radio coverage for emergency responders within the building based upon the
existing coverage levels of the public safety communication system at the exterior of the building.
Standpipe System
Due to poor fire apparatus access at the west side of the building, a Class I standpipe system shall be required
(International Fire Code [IFC] 503.1.1).
High Piled Storage
The building shall be designed for high piled storage in accordance with chapter 32 of the IFC. Based on table
3206.2, a decision will need to be made whether to design the building with smoke and heat vent removal, or install
early suppression fast response (ESFR) sprinklers. Frozen food warehouses used solely for storage of Class I and II
commodities where protected by an approved automatic sprinkler system are exempt (IFC 910.1 Exception 1).
File #16-102265-00-PC Doc ID 73530
Mr. Eric LaBrie
Page 16of17
June 9, 2016
At the time of the building permit application for new structures designed to accommodate high -piled storage, or
for requesting a change of occupancy/use, and at the time of application for a storage permit, plans and
specifications shall be submitted for review and approval. In addition to the information required by the IBC, the
storage permit submittal shall include the information specified in this section. Following approval of the plans, a
copy of the approved plans shall be maintained on the premises in an approved location. The plans shall include
the following:
1. Floor plan of the building showing locations and dimensions of high -piled storage areas.
2. Usable storage height for each storage area.
3. Number of tiers within each rack, if applicable.
4.. Commodity clearance between top of storage and the sprinkler deflector for each storage arrangement.
5. Aisle dimensions between each storage array.
6. Maximum pile volume for each storage array.
7. Location and classification of commodities in accordance with Section 3203.
8. Location of commodities which are banded or encapsulated.
9. Location of required fire department access doors.
10. Type of fire suppression and fire detection systems.
11. Location of valves controlling the water supply of ceiling and in -rack sprinklers.
12. Type, location, and specifications of smoke removal and curtain board systems.
13. Dimension and location of transverse and longitudinal flue spaces.
14. Additional information regarding required design features, commodities, storage arrangement, and fire
protection features within the high -piled storage area shall be provided at the time of permit, when
required by the fire code official.
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 preapplicadon 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.
File #I6-102265-00-PC Doe ID 73530
Mr. Eric LaBtie
Page 17of17
June 9, 2016
If you have questions about an individual comment, please contact the appropriate department representative
noted above. Any general questions can be directed towards me at n-iargaret.clark@c4offederaiway.com. , or
253-835-2646. We look forward to working with you.
Sincerely,
Margaret Clark, AICP
Principal Planner
c: Scott Sproul, Acting Community Development Director EJ Walsh, Deputy Public Works Director/PAEC Project Director
Peter Lawrence, Plans Examiner Rob Van Orsow, Solid Waste/Recycling Coordinator
Ann Dower, Senior Engineering Plans Reviewer Brian Asbury, Lakehaven Utility District
Sarady Long, Senior Transportation Engineer Vince Faranda, South King Fire & Rescue
R.J. Burton, Victory Unlimited Construction, 6831 East 32nd Street, Suite 300, Indianapolis, IN 46226
via email: rhµ=n C[ eieto1)ma&am
EXHIBITS
Exhibit 1 1994 Weyerhaeuser Company Concomitant Pre -Annexation Development Agreement
Exhibit 2 Corporate Park Zone (CP-1) Zoning Regulations
Exhibit 3 Bulletin #013, Use Process II Handout
Exhibit 4 Bulletin #014, Use Process III Handout
Exhibit 5 Bulletin #002, Mailing Labels
Exhibit 6 Bulletin #001, Submittal Requirements for Process III or IV
Exhibit 7 Bulletin #042, Parking Lot Design Criteria
Exhibit 8 Drawing 3-1A
Exhibit 9 Lakehaven Utility District Development Extension Agreement Application
Exhibit 10 Lakehaven Utility District Water and Sewer Lines
Exhibit 11 Master Land Use Application
File #16-102265-00-PC Doc ID 73530
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DRC TRANSMITTAL
DATE: May 12, 2016
TO: EJ Walsh, Deputy Public Works Director
Rick Perez, Traffic Engineer
Peter Lawrence, Plans Examiner
Brian Asbury, Development Engineering Supervisor, Lakehaven Utility District
Vince Faranda, Deputy Fire Marshal, South King Fire & Rescue
FROM: Margaret Clark, Principal Planner, Planning Division
INTERNAL MEETING: May 19, 2016
FILE NUMBER(s): 16-102265-00-UP
PROJECT NAME:
PREFERRED FREEZER/ORCA BAY
PROJECTADDRESS:
+- 337XX Weyerhaeuser South
ZONING DISTRICT.-
Corporate Park (CP) —1
PROJECT DESCRIPTION:
Construction of a Warehouse, Office, and Food Processing Facility (+- 305,000
sq. ft.) with parking and infrastructure on +- 19 acres
LAND USE PERMITS:
Pre -application Conference (Future Use Process III, SEPA, and BLA)
PROJECT CONTACT:
Eric LaBrie
ESM Consulting Engineers, LLC
33400 8"' Ave S, #205
Federal Way, WA 98003
253-838-6113
eric.labrie@esmcivil.com
MATERIALS SUBMITTED BY APPLICANT:
Signed MLU application
Submittal Checklist
Cover Letter
Site Plan
CITYPROVIDED
1994 Weyerhaeuser Concomitant Agreement with CP-I Zoning
4ik
CITY
Federalo�
Way
APPLICATION NO(S)
RECEIVED
MAY 11 2016
CITY OF FEDERAL WAY
CDS
1 & 102Y �, -J 00 PC -
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 81h Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
w�v�v.ci [yoi'i'cdcr�l way.C:on7
Date X ( 1/ w
Project Name Tt'C Frazer ZQ rcz,
Property Address/Location ± 33 7XY► L�uerkawS42�r- Waa S
Parcel Number(s) O r KGv1 S a� (p 14 2.0(p - 0CQ S an � CoI42L(6-02LO
Project Description C44s+ruaicA &P— r- Oarel6pU'aer . 09tce. C,tiJ F004- t mCess ri dCt �r
�' 3D50GD S ( l r �rvctr� o� t ..,CrcCP�Llz?�opt
PT.F.ACF. 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 (Director's Approval)
Process II (Site Plan Review)
_ Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
G ('- Zoning Designation
Comprehensive Plan Designation
Value of Existing Improvements
15 -50 M Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
(fin\1tN y-A Construction Type
Applicant
Name: V tao r �r' IVn, �C.tl &A-6trdten, L.C..
Address: Co$3 32"'" Sr•
City/State: 1tVAtc6^otPalts, 1�
Zip: d�p ?,Z(p
Phone: 3 4 7- 491-5434
Fax:
Email: HPUrtcn m Vtc-t 1JUC-% Corm
Signature:
Agent (if different than Applicant)
Name: Esm l=01JS0(t'l,15 �1�10�[/1�¢/'S� L-L'e-
Address: 334.00 5444 Aqe- S 205
City/State: Fe j Q,,,,k Wwj, W A
Zip: g 0�003
Phone: 253-83$ -Coll 3
Fax: ff
Email: a r%C,. 66r[e_ o e-smc1Vt` ,CoM
Signature: p �
Owner (�t�
Name: juAen k U)o,5 Ca^pu5,.0 L -
Address: t%Pt-j IvApe iv,� 'AW� 15v,k�
Citytstate: D�w�p'3 , GA
Zip: 4C>2A-Z-
Phone: l❑ - ?J�o� - 438 Z
Fax;
Email: Yme<-6m" lv+ Au5R` re -or ki-j V t1p Ccir1
Signature:
Bulletin #003 - January 1, 2011 Page I of 1 k:\HandoutsuVIaster Land Use Application
May 11, 2016
Mr. Scott Sproul
Interim Community Development Director
City of Federal Way
33325 8th Ave S
Federal Way WA 98003
Re: Preferred Freezer/Orca Bay Seafood
19-Acre Development with the CP-1 Zone
Dear Scott:
Job No. 1905-001-016
MAY 11 Z016
CITY OF FEDERAL WAY
CDS
Please accept this cover letter/narrative and the enclosed application materials as our
request to schedule a pre -application meeting with the City to discuss the proposed
development of a 19-acre site within the CP-1 zone.
The proposed project site is generally located between Weyerhaeuser Way S and the
private loop road that serves the Headquarters building, and south of the roundabout at
33rd Place S. The property is zoned CP-1 and is subject to the pre -annexation and
concomitant agreement dated August 23, 1994.
In order to facilitate the relocation of the Orca Bay Seafood corporate offices to the City of
Federal Way and provide approximately 300 new jobs, Victory Unlimited Construction is
proposing to build a 305,000 sf facility consisting of 230,000 sf of freezer warehouse,
offices and docks (Preferred Freezer), and another 75,000 sf of seafood processing, offices
and dock space (Orca Bay Seafood).
The site is currently forested with a mix of large evergreen and deciduous trees. There is
approximately 40' of fall across the property from the northwest corner to the southeast
corner of the site. The site is generally undeveloped; however, it does contain gravel trails
and maintenance roads throughout, along with storage areas for landscape materials
(topsoil, gravel, etc.). The gravel roads and material storage areas will be relocated to other
portions of the overall site and the trail system is to be relocated to the perimeter where it
can wind though the forest buffer along Weyerhaeuser Way S.
There are nine small wetlands located on, or immediately adjacent to the site. These
wetlands have all been delineated and classified by Talasaea Associates. The project is
proposing to fill five of these small wetlands resulting in a total fill area of approximately
8,000 sf. We are proposing to mitigate for this wetland fill by providing enhancement and
wetland creation in the northeast corner of the entire property, adjacent to North take.
More information, details and justification will be provided in their report to be submitted
with the Process III application.
ESM Federal Way
ESM Everett
Civil Engineering
Land Planning
33400 8th Ave S, Ste 205
1010 SE Everett Mall Way, Ste 210
Land Surveying
Landscape Architecture
Federal Way, WA 98003
Everett, WA 98208
253.838.6113tel
425.297.9900tel
3D Laser Scanning
GIS
110.345.5694 toll free
800.345.5694 tall free
www.esmcivil.com
253.838.7104 fax
425.297.9901 fax
Mr. Scott Sproul
May 11, 2016
Page 2
The 50'-wide managed forest buffer that extends along the property frontage on
Weyerhaeuser Way S is being preserved with this development, with the exception of two
driveway penetrations. We recognize that the proposed southern entrance is 50' in width,
which exceeds the 30' maximum prescribed in the concomitant agreement This is being
proposed as a compromise because we had originally designed the project to have two
entrances along this stretch of Weyerhaeuser Way; one for trucks and one for passenger
vehicles. This would have resulted in two separate 30' driveway penetrations within 150'
of each other. In order to consolidate these access points and provide safer turning
movements, we are proposing a reduction from 60' of penetration to 50' of penetration.
The proposed office and warehouse uses are the primary uses proposed, with the food
processing use being accessory to the warehouse use. We understand that these are
allowed uses in the CP-1 zone.
Access to this facility will be provided off of Weyerhaeuser Way S in two locations. The
truck entrance, which will also be used by the Preferred Freezer portion of the building, has
been located to align with the existing driveway on the east side of Weyerhaeuser Way S
that serves as the primary access to the four existing office buildings addressed as 33810,
33820, 33930 and 33940 Weyerhaeuser Way S. Based on preliminary research with
WSDOT, this access location is beyond WSDOTs access control limitation associated with
the Highway 18 on- and off -ramps. Our traffic engineer, Jeff Schramm with TENw will be
providing a traffic impact and queuing analysis with our formal application in the near
future.
The second passenger vehicle access has been designed to serve as the fourth leg of the
33rd Place S and Weyerhaeuser Way S roundabout. An emergency access/fire lane has
also been provided along the south side of the building. This access connects to the
private loop road that serves the Headquarters building and is provided in order to meet
the loop road requirement for unlimited construction.
Water and sewer services will be provided by Lakehaven Utility District. Based upon early
discussion, we do not anticipate any limitations doe to capacity; however, we will need to
know the anticipated fire flow, fees and any other potential limitations that may impact the
development of this project.
We intend to submit a Process III land use application with a SEPA checklist as soon as
possible, and we'd like to concurrently process a commercial grade and fill permit and a
boundary line adjustment. The intent is to do the majority of the site work as quickly as
possible due to the nature of the soils that exist on site. Wet weather site construction isn't
feasible and an early start is critical to the overall timeline for the project.
Enclosed with this letter, please find the following materials:
• Master Land Use Application (1 copy);
• Pre -Application Conference Checklist (1 copy); RECEIVE®
• Conceptual Site Plan Q copies); and
• Submittal Fee ($460.50). MAY 11 2016
CITY OF FEDERAL WAY
CDS
Mr. Scott Sproul
May 11,2016
Page 3
Thank you in advance for your attention to this project and we look forward to working
with you through the process.
Very truly yours,
ESM CONSULTING ENGINEERS, L.L.C.
ERIC G. LaBRIE, A.I.C.P.
President
Enclosures
Ilesm8lengrlesm-jobs11905100110161documentlletter-001 bou
R+EVED
MAY 11 2016
CITY OF FEDERAL WAY
CDS
CONSULTING ENGINEERS LLC
i?:
April 19, 2016
Mr. Scott Sproul
City of Federal Way
33325 8th Ave S
Federal Way, WA 98003
RE: Weyerhaeuser Campus, Redevelopment Permitting
Dear Mr. Sproul:
Job No. 1886-001-016
I understand that we have a meeting set up on Thursday the 21 s` at 11:30 am to discuss
the anticipated permitting process for future applications for redevelopment of portions of
the Weyerhaeuser Campus. As you are aware, the zoning for the majority of the
Weyerhaeuser campus is Corporate Park (CP-1) and is subject to the concomitant
agreement dated August 1994, which also references the Federal Way City Code in effect
at that time. We have reviewed these documents and wou n our findings to
ens'-sm s'CP a we are in agreement in how these regulations will be implemented and the
process under which they will be reviewed.
The following is a partial list of topics we'd like to cover in our meeting as time allows:
Land Use Application ProQessing
We understand that new development will require approval of a Type III -6 s
land use application (Director's decision), The Type III permit will include a
SEPA Checklist and may also be combined with a Land Modification
(grading) permit for concurrent processing.
Can you tell us what the Citys current processing timelines are for Type III
applications?
CP-1 Zoningannd Other Development Standards:
All projects must adhere to the current stormwater manual adopted by the
City. Can you provide the status on any updates and when they may come
into effect?
Building heights are limited to six stories, but can be increased through the rr'llr0 V
Type II process. Since a typical story is 12' - 14' in height, we assume that��,�
a single story, 70'-tall building is allowed outright since it is less than 72' tall.
E5M Federal Way
ESM Everett
33400 8th Ave S, Ste 205
1010 5E Everett Mall Way, Ste 210
.
Federal Way, WA 98003
Everett, WA 98208
253.839-6113 tel
475 297 990CI tel
800.345.5694 toll free
800,345.5594 tall free
253.838.7104 fax
425.297.9901 fax
Mr. Scott Sproul
April 19, 2016
Page 2
The Managed Forest Buffer described in Exhibit C, Section III. B. (page C-2)
of the concomitant agreement is intended to provide a perimeter buffer
around the entire CP-1 zoned property, and not just along the public
roadways. Therefore, the buffer along the public roadways described within
subsection 2. only applies to these roadways when they form the perimeter
of the CID-1 zoned property. Will you please confirm?
n Cumulative wetland fills of up to 10,000 sf on any 20-acre site are exempt
from permitting with the city (Exhibit C, Section VII, H. 3.); however, federal
permitting, if required, is still necessary.
• Right-of-way improvements may not necessarily follow public works
standards and are to be determined by the property owner in context with
the character of the roadway per Exhibit C, Section XIV, B.
Both the 1994 FWC and the concomitant agreement are silent on the use
of stormwater vaults on this site. We understand that the City does not
allow vaults to be used outside of the downtown core; however, we may
use private stormwater vaults when applicable in order to provide the most
efficient use of space possible.
I am certain that there will be more items to discuss as we figure out how best to
implement these 22-year old documents, but confirmation on these items will be very
helpful. We look forward to meeting with you and your staff on Thursday the 21 St
Sincerely,
ESM CONSULTING ENGINEERS, LLC
ERIC G. LaBRIE, A.I.C.P.
President
cc: Tom Messmer, IRG
Jack McCullough, McCullough Hill Leary, PS
Ilesm8lengr esm-jobs11886100110161documentlletter-001.docx
7'.
r Federal VYLY 1
2fith n
October 12, 2015 Jim Ferrell, Mayor
Weyerhaeuser NR Company
c/o Heartland LLC
Attn: Jim Reinhardsen
1301 First Avenue, Suite 200
Seattle, WA 98101
Re: Zoning for Weyerhaeuser's Corporate Campus Property
Dear Jim:
The City of Federal Way (City) provides this letter recognizing and summarizing the City's
zoning laws and development regulations that apply to the Weyerhaeuser Company's
approximately 822,000 square feet of office, research and industrial space on approximately
425 acres of land located between South 320'' Street and South 352°d Street, East of Interstate 5
and west of North Lake and Lake Killarney (Property).
1. The Current Zoning for the Property Is Found in the Concomitant Pre -Annexation
Zoning Agreement, Which Is Binding and in Full Force and Effect.
As reflected in the City's zoning map, the current zoning designations for the Property
were established by Ordinance No. 93-190. The Property was annexed by the City in 1994 by
Ordinance 94-220. The City adopted pre -annexation zoning regulations by Ordinance 93-190 and
negotiated and entered into a Weyerhaeuser Company Concomitant Pre -Annexation Zoning
Agreement dated August 23, 1994 (Agreement). The City Council approved the Agreement under
Ordinance No. 94-219. The Agreement and the related zoning and comprehensive plan regulations
were reviewed under the State Environmental Policy Act.
The zoning and comprehensive plan regulations adopted under Ordinance 93-190 and the
Agreement took effect upon annexation on October 2, 1994 and continue to govern the Property,
with one exception. Subsequent to the annexation, the City rezoned certain real property that was
zoned Office Park-1 (OP-1) under the Agreement. The City also modified and streamlined its
permitting procedures relative to processing binding site plans consistent with short subdivision
applications after the Agreement was adopted. On April 8, 2003, the Agreement was amended by
the City, Weyerhaeuser Company, and The Quadrant Corporation to: (1) delete certain property
located north of State Route 18 and south of 336th (described in Exhibit A-3 to the amendment)
from the OP-1 zoning district and the overall scope of property covered by the Agreement, and
(2) incorporate revised binding site plan permitting procedures under Sections 20-61 through 20-
68 of the 2003 Federal Way Code into the Agreement.
33325 8th Avenue South, Federal Way, WA 98003-6325 • (253) 835-2400 • www.cityoffederalWay.com/mayor
2. The Zoning for the Property Authorizes Broad Permitted and Accessory Uses.
The Agreement, as amended, is binding and remains in full force and effect to govern
zoning and land use for the Property. The Property's zoning regulations under the ordinances and
Agreement authorize principal uses and accessory uses permitted outright in the applicable zone
(see Sections VII and VIII of Exhibit C to the Agreement for Corporate Park zone and Section III
of Exhibit D to the Agreement for Office Park zone). Each of the listed principal uses is permitted
outright as a distinct principal use (i.e., primary or predominant use of any lot or parcel) without
consideration of its relationship to any other authorized use. In contrast, those uses identified as
allowed accessory uses are permitted only to the extent associated with a principal permitted use.
Principal uses permitted in the Corporate Park zone include (but are not limited to) each of
the following: corporate offices; parks; research, development and testing; production and light
assembly; and, warehousing and distribution. Retail, restaurant, and parking facilities are allowed
as accessory uses in the Corporate Park zone. In the Office Park zone, principal permitted uses
include: offices; medical facilities; research and development; and, production and light assembly.
Accessory uses in the Office Park zone include warehousing and distribution at a 40% ratio to a
primary permitted use, outdoor activities and storages, and day care.
3. Bulk, Scale, and Some Mitigation Provisions of the Agreement Also Still Apply to the
Property.
The ordinances and Agreement also set development and mitigation standards for the
Property (e.g., requirements for lot coverage, height, development setbacks, buffers, open space,
road and drainage, and signage). The Agreement establishes permitting procedures for the
Property. The Agreement contemplates construction of 300,000 additional square feet of
Corporate Office Park structures and uses on a portion of the Property (located in the general area
shown on Exhibit A-2 to the Agreement) and addresses related transportation and impact fee
mitigation. Although a portion of the Property was built out under the Agreement (e.g., the
buildings housing DaVita at 32275 32nd Avenue S.), that development occurred with the Office
Park zone at the north end of the Property and was not counted against the planned 300,000 square
feet of additional Corporate Park structures and uses.
4. The Property's Zoning Can Be Amended.
The City understands that a new owner of the Property may desire for portions of the
Property to be zoned for additional permitted uses such as residential. To adjust the scope of the
existing zoning and development regulations affecting the site (e.g., to add another permitted
principal or accessory use), the City could process a rezone or development regulation amendment
for all or any portion of the Property. Chapters 19.35, 19.75, and 19.80 ofthe Federal Way Revised
Code establish processes for rezones, with procedures differing depending upon the nature of the
rezone or amendment request. Additionally, minor amendments to the Agreement may also be
considered and approved by the Community Development Director pursuant to Paragraph 22 of
the Agreement.
This is a phenomenal Property — well positioned between Interstate 5 and Highway 18.
The City remains committed to help in the transition of this Property to a new owner and user.
Very truly yours,
�f
Michael Morales
Community Development Director
cc: Jim Ferrell, Mayor
Brian Wilson, Chief of Staff
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SITE AREA: 19 AC.
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CONSTRUCTION: UNLIMITED
PARKING: 286 CAR STALLS, 35 TRAILERS
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JOB NO. 1905-001-016
DWG. NAME EN-04
DESIGNED BY:
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DRAWN
BY:
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CHECKED BY:
DATE: 05/1 1 /2016
EN-04
1 OF 1 SHEETS