17-100136CIT
Federal Way
February 16, 2017
Eric Oehler
CES NW Inc.
33620 21" Ave SW
Federal Way, WA 98023-7761
RE: File 417-100136-00-PC; PREAPPLICATION CONFERENCE SUMMARY
Federal Way Self -Serve Storage; 33620 21" Ave SW, Federal Way
Dear Mr. Oehler,
FILE
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held February 2, 2017. 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 Water & Sewer 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 Dave Van De Weghe, 253-835-2638,
david.vandeweghe@cityoffederalway.com. For specific technical questions about your project, please
contact the appropriate DRC representative as listed below. Otherwise, any general questions about the
preapplication and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
The applicant proposes to demolish the existing Albertson's building and construct four, two-story
buildings for a self -storage business.
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.
Mr. Oehler
Fcbaiary 16, 2017
Paee 2
Planning
■ Use Process III approval is required for a self -storage business in the Neighborhood Business (BN)
zone.
• SEPA review will be required.
• A Boundary Line Adjustment will be required before building permits can be issued.
Lakehaven Water & Sewer District
A Lakehaven Developer Extension (DE) Agreement will be required to construct new and/or abandon
existing water distribution system facilities for the proposed development.
Public Works Traffic Division
• Transportation Coneurrency Management (FWRC 19.90) — Transportation concurrency permit
with application fee of $4,650.00 is required.
• Traffic Impact Fees (FWRC 19.91) — Traffic impact fees payment to be assessed at the time a
completed building permit is filed and paid prior to issuance.
• Frontage Improvements (FWRC 19.135.040) — Construct half -street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on SW Campus Drive, 19"' Ave SW and
2151 Avenue SW. Assuming a symmetrical cross section, additional right-of-way (ROW) dedication
will be required as measured from the street centerline.
is Access Management (FWRC 19.135.260) — The proposed driveways must meet access management
standard.
Public Works Development Services Division
• Water quality treatment will be required for the entire site, including new and existing pollution
generating impervious surfaces.
• Surface water runoff control and water quality treatment will be required per the 2016 King Cou77ly
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual.
This project meets the requirements for a Full Drainage Review.
Public Works Building Division
■ 5-A construction required on new buildings.
■ ADA accessibility required.
■ Firewalls required on new buildings.
South King Fire & Rescue
+ Certificate of water availability required.
This project will require at least 2 additional fire hydrants.
■ Access to security gates required for emergency responders.
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.
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Mr. Oehlcr
February 16. 2017
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COMMUNITY DEVELOPMENT —PLANNING DIVISION
(Dave Van De Weghe, 253-835-2638, david.vandeweghe(a—).citVoffederalway.cons)
Land Use Designation — The subject property is within the Neighborhood Business (BN) zone.
Self -storage is permitted in the BN zone subject to regulations set forth in FWRC 19.215.130. The
following information is based on the materials submitted for the preapplication meeting.
Land Use Application — Self -storage improvements require a Process III Master Land Use
application. Process III requires administrative site plan review conducted by city staff with a final
decision issued by the Director of Community Development. The Process III application is not
categorically exempt from the State Environmental Policy Act, Chapter 43.21 C RCW; therefore, it
shall be reviewed pursuant to Process 111.
Environmental Review — The project is subject to environmental review under the State
Environmental Policy Act (SEPA) as the proposed demolition of the Albertson's building and
construction of new buildings exceed flexible thresholds (buildings larger than 12,000 square feet,
parking for 40 or more vehicles) pursuant to FWRC 14.15.030.1(e). The city may utilize the optional
DNS method of combined land use and SEPA notifications when environmental checklists are
thoroughly completed. The optional DNS process allows a combined project and environmental
determination public notice period that expedites the overall land use application process. An
environmental threshold determination made by the Director of Community Development must be
issued prior to land use or building permit approval. SEPA review for the Albertson's demolition
may be done separately or combined with SEPA review for the proposed self -storage improvements.
4. Boundary Line Adjustment (BLA) — Parcel boundaries must be adjusted through a BLA
application that conforms to the requirements of FWRC 18.10. The BLA application must be
approved and recorded before the building permit can be issued.
The applicant's site plan titled "Area Exhibit #2" shows a BLA to create an unbuildable lot along
2 1 " Ave SW; therefore, it could not be approved. Although there is no minimum lot size, all lots
adjusted through a BLA must have adequate size to meet the development requirements (setbacks,
parking, landscaping, etc.) of the BN zoning district.
Public Notice — Process III applications and SEPA determinations require a public notice and 15-
day comment period. Within 14 days of issuing the Letter of Complete Application, a Notice of
Application will be published in the Federal Way Mirror, mailed to persons within 300 feet of the
subject property, posted on the subject property, and placed at the city's three designated notice
boards. SEPA notification will be done in accordance with FWRC 14.10.040.
6. Application Fees —The formal application must be prepared in accordance with the City's
Development Requirements checklist (enclosed) and must be accompanied by the appropriate fees.
As fees change annually, please contact Development Specialist staff for the current application fees
for Use Process III and other permits/reviews identified in this letter. Development Specialists can
be reached at 253-835-2607.
Environmentally Sensitive Areas —The project site is located within a designated five-year
Wellhead Protection Zone. A Hazardous Materials Checklist (enclosed) is required along with the
land use application.
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February 1 G_ 2017
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8. Nonconformance — The existing site is nonconforming with regard to site development standards.
The abandonment of the Albertson's building means the proposed project must comply with all
applicable development regulations pursuant to FWRC 19.30.090(1)(a). See comments regarding
development regulations under note #9 below.
9. Key Development Regulations — FWRC 19.215.130, Self -Storage, provides specific design and use
requirements for the proposed self -storage buildings. The formal site plan must include the
following:
a, Required Setback and Lot Coverage — Minimum setbacks are 25 ft. (front), 20 ft. (side) and 20
ft. (rear). No maximum lot coverage applies. No single building shall contain more than 40,000
gross square feet of building area.
Maximum Site Area — 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.
Landscaping outside the right-of-way and parking to serve the self -storage business are
included in the site area calculation. The proposed site plan titled "Area Exhibit #2" exceeds
three acres. To reduce the site area, consider removing some of the proposed parking. Then,
through a Boundary Line Adjustment, add that acreage to an outparcel.
C. Building Height — The allowed height for a self -storage building in the BN zone is 35 feet
above average building elevation.
d. Parking— Parking requirements from the BN zone are I stall for each 300 sq. ft. of the
facility's office gross floor area. The size of the office is not specified in the submitted
application materials. The formal land use application must specify how the minimum parking
requirements for the proposed use meets the minimum parking standards of the FWRC.
e. Storage Unit Size — No individual storage stall or locker may exceed 500 sq. ft. of floor area.
f. Hours — The hours of operation of self-service storage facilities uses may be limited to reduce
impacts on nearby residential areas.
10. Community Design Guidelines — Projects subject to Process IIi review, self -storage facilities, must
comply with the provisions of FWRC Chapter 19.115, "Community Design Guidelines." The
proposed restaurant must comply with applicable portions of the Community Design Guideline
standards, including the BN zone specific guidelines. This correspondence highlights the primary
applicable design guidelines for the project, but does not necessarily identify all applicable design
requirements. The formal Process III application must include a written narrative that identifies how
the proposal complies with the applicable design guidelines, as outlined in the FWRC and
summarized below.
FWRC 19.115.090(3)(b). Principal entrance facades shall front on, face, or be clearly
recognizable from the right-of-way, and/or from the principal pedestrian right-of-way, as
determined by the director, for projects exposed to more than one right-of-way.
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%9r. Oehler
February 16. 20 17
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FWRC 19.115.090(3)(c). Building facades shall incorporate a combination of fagade treatment
options as listed in FWRC 19.115.060(2) and (3)(b), to a degree that is appropriate to the building
size, scale, design, and site context and according to the following guidelines:
i. Principal facades containing a major entrance, or located along a right-of-way, or clearly
visible from a right-of-way or public sidewalk, shall incorporate a variety of pedestrian -
oriented architectural treatments. At least 40 percent of any ground level principal fagade
located along a right-of-way must contain transparent glass. Landscaping shall be used to
define and highlight building entrances, plazas, window planters, etc. Landscaping should
not block views to the building or across the site.
ii. Secondary facades not containing a major building entrance, or located along a right-of-way,
or clearly visible from a right-of-way or public sidewalk, may incorporate fagade treatments
that are less pedestrian -oriented than in subsection (3)(c)(i), such as a combination of
structural modulation, architectural articulation, and foundation landscaping.
FWRC 19.115.090(3)(cl). Pedestrian pathways shall be provided from rights -of -way, bus stops,
parking areas, and any pedestrian plazas and public space to primary building entrances. Multiple
tenant complexes shall provide pedestrian walkways connecting all major business entrances on
the site. Pedestrian pathways shall be clearly delineated by separate paved routes using a variation
in color and texture, shall be integrated with landscape plan, and shall be protected from abutting
parking and vehicular circulation areas within landscaping.
11. Crime Prevention through Environmental Design (CPTED) — FWRC 19.1 15.010(2) CPTED,
requires minimum standards for design review to reduce the rate of crime associated with persons
and property, thus providing for the highest standards of public safety. CPTED principles are: 1)
natural surveillance; 2) access control; and 3) ownership. The CPTED checklist (enclosed) must be
completed and submitted with the formal application, and CPTED principles should be incorporated
into the project as applicable.
12. Landscaping — The Process III application must include a preliminary landscape plan prepared by a
licensed landscape architect in accordance with the landscape requirements contained in FWRC
Chapter 19.125 "Outdoors, Yards, and Landscaping. " Following are the key landscape requirements
for the project.
Perimeter Landscape Buffers — FWRC 19.125.060(5), Neighborhood Business, BN, requires a
minimum of Type III landscaping five feet in width along the perimeter of parking areas
abutting public rights -of -way. FWRC 19.125.070(5) requires parking areas to be screened with
either a three -foot -tall berm installed within the perimeter landscaping buffer, architectural
features, or substantial plantings added to the landscaping.
Type III landscaping five feet in width is also required along all perimeter lot lines, except that
landscaping is not required along interior lot lines within a development where parking is being
shared.
Type III landscaping consists of a mixture of evergreen and deciduous trees, large shrubs a
mm1nWin of 24 inches in height at the time of planting, and groundcover; spaced to provide a
visual buffer creating a partial visual separation.
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February 16. 2017
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Interior Parking Lot Landscaping— Pursuant to FWRC 19.125.070, commercial developments
with up to 49 parking stalls shall provide 20 square feet of interior parking lot landscaping per
parking stall. The submitted landscape plan must provide calculations to demonstrate how this
requirement is met for parking stalls. Landscape islands must be installed at both ends of the
parking rows. The submitted landscape plan must show the square footage and dimensions of
each interior parking lot landscape island proposed to address this requirement, and depict
trees, shrubs, and groundcover.
13. Tree Density — The minimum tree density requirement for redeveloping sites in the BN zoning
district is 20 tree units per acre, per FWRC 19.120.130(2). For tree unit credit calculations, see
FWRC Table 19.120.130-2.
14. Garbage/Recycling — FWRC 19.125.150 requires that storage areas for garbage and recycling
receptacles be required for all new commercial developments. The formal application must note the
specific size, design, location, and screening of garbage receptacles as required by FWRC
19.125.150 and 19.125.040. Locations for the recycling and garbage facilities, and any fencing or
screening details, must be depicted on the formal site plan. See Public Works comments below for
additional information.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734,
kevin.peterson@cityoffederalway.com)
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2016 King County
Sin. -face Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual.
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 Addendum can be
found at the following website: ww•w_citvofFedei-alway.coiii/node/1467.
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. In addition to flow control facilities, Best
Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies
within 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 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.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;
l.c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
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'Mr. Oehler
February 16, 2017
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Lg. Redevelopment, other than normal maintenance or other than the tenant improvements, but
including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50
percent of the assessed or appraised value (whichever is greater) of the structure or improvement
being redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must
be from a source acceptable to the City. The Director may require the applicant to provide an
appraisal from a second source acceptable to the City if the assessed valuation appears to be
inaccurate or inappropriate. If more than one appraisal is provided by the applicant or required by
the City, the greater of the two amounts shall be used. For purposes of this deternnining value under
this section, improvements required pursuant to FWRC Sections 19.30.090 (nonconforming
development), 1930,1 10 (street/sidewalk improvements). 19.30.120 (nonconforming water quality
improvements) and 19.135.030 (street/sidewalk improvements) shall not be counted towards the 50
percent threshold which would trigger application of this subsection;
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 for private commercial developments outside the City Center
Core should be above ground (i.e. open pond), whenever possible.
6_ Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction storm water permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
litl ://www.CCV.\?,..'a.trovl roLrams/w /storm�,vater/construction/rllde,_Iltml or by calling 360-407-
6048.
Right -of -Way Improvements
See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for
traffic related items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
Building 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 $2,430.00 for the first 18 hours
of review for Commercial building permits and full subdivision EN permits. Additional review time
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Mr. Oehler
February 16. 2017
Page 8
is charged at $135.00 per hour. A final TIR shall be prepared for the project and submitted with the
engineering plans. Both the TIR and the plans will require the signature/seal of a professional
engineer registered/licensed in the state of Washington.
2. The Federal Way Public Works Development Standards Manual (including standard detail drawings,
standard notes, and engineering checklists) is available on the City's website at:
www.cityoffederalwav_comhiodei1467 to assist the applicant's engineer in preparing the plans and
TI R.
3. Bonding is required for all street improvements and temporary erosion and sediment control
measures associated with the project. The bond amount shall be 120 percent of the estimated costs of
the improvements. An administrative fee deposit will need to accompany the bond to cover any
possible legal fees in the event the bond must be called. Upon completion of the installation of the
improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30
percent of the original amount and held for a two-year maintenance period.
4. The developer will be responsible for the right-of-way improvements 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, parking lots, and on -site drainage facilities remain the
responsibility of the individual property owners.
5. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V_D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall
be drawn at a scale of 1"= 20', or larger. Architectural scales are not permitted on engineering plans.
Provide cut and till quantities on the clearing and grading plan.
Temporary Erosion and Sediment -control (TESL) measures. per Appendix D of the KCSWDM, just
be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION
(Sarady Long, 253-835-2743, saraclv.long( -,citvoffetier.iiwaiv.eom)
Transportation Coneurrency Analysis (FWRC 19.90)
I. Based on the submitted materials for 159,950 square feet mini -storage warehouse, the Institute of
Transportation Engineers (ITE) Trip Generation - 8"' Edition, land use code 151 (Mini -Storage), the
proposed project is estimated to generate approximately 42 new weekday PM peak how -trips.
Alternatively, the applicant may submit a site specific trip generation study for the proposed
development.
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Mr. Oehler
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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 inay be required if the proposed project creates
an impact not anticipated in the six -year Transportation improvement Plan (TIP).
3. The estimated fee for the concurrency permit application is $4,650.00 (11 - 50 Trips). This fee is an
estimate and based on the materials submitted for the preapplication meeting. The concurrency
application fee must be paid in full at the time the concurrency permit application is submitted with
land use application. The fee may change based on the new weekday PM peak hour trips as
identified in the concurrency trip generation. The applicant has the option of having an independent
traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee
remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for 159,950 square feet mini -storage warehouse and credit for the
existing use, the estimated traffic impact fee is SO.QQ. 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 111-4 in Chapter III of the Federal Way Comprehensive
PIC171 (FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040).
Based on the materials submitted, staff conducted a limited analysis to determine the required street
improvements. The applicant would be expected to construct improvements on the following streets
to the City's planned roadway cross -sections:
2151 Ave SW is a Principal Arterial planned as a Type "E" street, consisting of a 64-foot street
with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights in
a 98-foot right-of-way (ROW). Assuming a symmetrical cross section, approximately 8-foot-
ROW dedication and half street improvements are required as measured from the street
centerline.
SW Campus Drive is a Principal Arterial planned as a Type "I" street, consisting of a 58-foot
street with curb and gutter, 6-foot planter strips with street trees; 8-foot sidewalks, and street
lights in a 92-foot right-of-way (ROW). Assuming a symmetrical cross section, approximately
4-foot ROW dedication and half street improvements are required as measured from the street
centerline.
19"' Ave SW is a Minor Collector planned as a Type "R" street, consisting of a 40-foot street
with curb and gutter, 4-foot planter strips with street trees, 6-foot sidewalks, and street lights in
a 66-foot right-of-way (ROW). Assuming a symmetrical cross section, approximately 3-foot
ROW dedication and half street improvements are required as measured from the street
centerline.
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Mr. Oehler
February 16. 20 17
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2. 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. These modification
requests have a nominal review fee currently at $290.
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)
�. 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. Per FWRC 19.135.280, driveway must be located no closer than 150' to any street intersection or to
any other driveway, whether on or off the subject property. Please show all neighboring driveways
within 150 feet of the proposed driveway(s).
3. 21" Ave SW is Access Class " 3", which permits left -turn out and right -turn in access as close as 150
feet to any other street intersection or driveway, whether on or off the subject property. It appears
that the current proposal meets the access management standards. However, FWRC 19.135280 only
permits one driveway for each 330 feet of lot frontage. This property does not have the 660 feet
minimum street frontage on 21" Ave SW to allow a second access. The city may further limit or
prohibit access to or from driveway onto arterial streets as deems appropriate for safety.
4. SW Campus Drive is Class "2", which permits left -turn out and right -turn in access as close as 150
feet to any other street intersection or driveway, whether on or off the subject property. It appears
that the current proposal meets the access management standards.
All driveways shall be improved to meet ADA standards and widened if necessary to accommodate
the expected vehicles using the site.
6. 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.
7. Access may be further restricted if such access would interfere with the 95`" percentile queue lengths
from any existing traffic control device.
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 Vehicle Tw-ningDiagram to the Public Works Traffic Division. This
diagram will show how the appropriate design vehicle can enter, maneuver, and leave the site
without encroaching onto opposing traffic lanes or mounting a curb.
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PUBLIC WORKS —SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
ro bvr3a ,ci tv offe c_i a ra I way. co m
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation
is established by FWRC 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions
measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -
open gate that spans the front width of the enclosure. When gate doors are opened, no structure or
hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred
for holding gates in closed and open positions to ease service access and maximize the life of gate
hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access
and/or additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/containers, and to exterior
containers screened by enclosure(s).
■ Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential
`blind spots' during ingress and egress.
• Consider landscaping, setbacks and screening requirements [based on FWRC Section 19.125.040
(4) & (5)].
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786-
4530 (cell).
COMMUNITY DEVELOPMENT — BUILDING DIVISION
(Peter Lawrence, 253-835-2621, eter.lawrence cith,offe(lerahvaY.eom)
International Building Code (iBC), 2015
Washington State Amendments WAC 51-50
International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
Uniform Plujnbing Code (UPC), 2015
Washington State Amendments WAC 51-56 & WAC 51-57
International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2014
Accessibility Code, ICC/ANSI Al 17.1 - 2009
TVashington State Energy Code, 2015 WAC 5 1 -11
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Building Criteria
Occupancy Classification: S-1
Type of Construction: 11-B
Floor Area: (3) buildings at 40,000 and (1) 39950
Number of Stories: 2 stories in each building
Fire Protection: see fire department requirements
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
checklists may be obtained on our web site at:www.citvoffederalw.ay.coin.)
Submit _5_ sets of drawings and specifications. Specifications shall include: _2_ Soils report,
_2_ Structural calculations, and 2_ Energy calculations, _2_ Ventilation calculations. Note: A
Washington State Registered architects' stamp is required for additions/alterations (new or existing) of
4,000 gross floor areas or greater unless specifically listed as an "exempt" structure per the Revised Code
of Washington (RCW).
Energy code compliance worksheets are required to be completed and included with your permit
application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
Federal Way reviews plans on a first in, first out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
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, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding and shall include the
comment letter with the written response, indicating what changes have been made from the original
drawings. Only resubmit those pages that have had changes. Plans for all involved departments will be
forwarded from the Department of Community Development.
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..
17-1001336-00-K Doc I D 7�309
ivlr. Ochler
February 16. 2017
Page 13
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.
All 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.
Third party structural review is sometimes required on larger complex projects and this review will add
additional time and expenses.
Site -Specific Requirements
Electrical permits are obtained through City of Federal Way.
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 WATER & SEWER DISTRICT
(Brian Asbury, 253-946-5407, BAshur►%lakehaven.or�)
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.
• Hydraulic model results (FF #228) indicate that Lakehaven's standard maximum allowable system
liquid velocity of 10 ft/s is exceeded at a fire flow rate above 1,900 GPM. Fire flow rates greater
than available in the existing distribution system may be accommodated through water distribution
system improvements. Please contact Lakehaven for further detail.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new and/or
abandon existing water distribution system facilities for the proposed development. Additional detail
and/or design requirements can be obtained from 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.
• Parcel 2421039001 has the following existing water service connections, parcel 2421039103 has no
water service connections:
• Domestic: SvcNo 19162, 1 ".
• Domestic: SvcNo 20325, 1'/2".
• Irrigation: SvcNo 19163, 17'
.
Fire -Protection: SvcNo 33905, 8".
Doc I D 7�301i
17-100136-00-PC
Mr. Oehler
February 16. 2017
Paae 14
For water use during site construction/development, the existing water service(s) must be utilized 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, or any modification to an existing water service
connection (e.g., larger meter/service, irrigation, abandonment of existing service(s), re -activation,
etc.), 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.
Protection of any existing water meters &/or service connections, or full abandonment by "rernoval"
if future service(s) will not be needed, will be required for any on -site building demolition. Please
contact Lakehaven for further information regarding this issue.
To satisfy prernise isolation requirements, the installation & satisfactory testing of an approved
backflow prevention assembly (BPA) adjacent to each domestic & 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 assembly (DCVA) ora reduced
pressure backflow assembly (RPBA) is required. For the fire -protection system for this proposal, a
double check detector assembly (DCDA) or a reduced pressure detector assembly (RPDA) is
required for 3" & larger fire protection service connections. Contact Lakehaven's Cross -Connection
Control Program Manager (Chris Zoepfl, CZoepfI(@,.Lakehaven.or , 253-946-5427) for additional
information on premise isolation/BPA installation & 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, it appears no additional Lakehaven water service connection
fees/charges/deposits (2017 schedule) will be due (presuming all existing water service connections
maintained). Water system capacity credits are available for these two (2) parcels from systern
capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for
33.44 Equivalent Residential Units (ERU). Connection charges are separate from any DE
fees/charges/deposits & are due at the time of application for service. All Lakehaven fees, charges
and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change
without notice.
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 has one (1) existing sewer service connection (SSCP 12672).
Capping of any existing sewer service connection at/near property line is required for any on -site full
building demolition; a sewer service connection permit from Lakehaven is required for this. For
partial building demolition, protection of any existing sewer service connection will be required.
Please contact Lakehaven for further information regarding these issues.
• 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 Charcyes
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
17•1000( OCOC Dm I D. 75309
Ivlr. Ochler
February 16- 2017
Page 15
typically required on the private building sewer line, for all new or modified non-residential
connections.
40 The existing Lakehaven sewer easement extending southwesterly from an existing manhole on the
westerly portion of the site to parcel 2421039103 can be vacated, costs to be incurred by property
owner. Please contact Lakehaven for further information regarding this issue.
• 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
detennined upon submittal of service connection application(s) to Lakehaven. Connection charges
are separate from any DE fees/charges/deposits & are due at the time of application for service. All
Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and
are subject to change without notice:
o Sewer Service Connection Permit Fee, demo/disconnect & reconnect: $210 each.
o Sewer system capacity credits are available for these two (2) parcels from system capacity
charges previously assessed; paid directly to Lakehaven, and/or credited to the property for
39.30 ERU.
General
• All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(littp://www.lakeliaven.or4O4lDevelopineiit-Eiiaiiieerill�}.
■ Utility conflicts should be identified and coordination (if necessary) should occur as early as possible
in the planning process. Project will need to avoid encroachment with existing Lakehaven system
facilities and easements (including any setbacks necessary for building foundation load zones). New
perimeter landscape requirements may conflict with existing easement terms & conditions, and if so
owner should coordinate any required revisions with the City and Lakehaven early in the pre-
design/planning phase to avoid delays in overall project development.
+. 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, 253-946-7242, chris.cahan(a,soittlllcirlfire.nt )
The required fire flow for this project is 2,125 gallons per minute. A Certificate of Water Availability shall be
provided indicating the fire flow available at the site. A hydraulic fire flow model shall be requested from the
water district.
Fire Hydrants:
This,project will require at least 2 additional fire hydrants; depending on fire department connection
placement it could require more fire hydrants. The fire department connection needs to be located within 50
feet of a fire hydrant. (2015 IFC 507.5.1)
Fire hydrants shall be in service prior to and during the time of construction.
17-1001 ;6-00-PC Doc LD. 75309
Mr. Oehler
February 16. 2017
Pace 16
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 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 prior to building final.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
Fire Sprinkler System:
An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included
within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire
walls shall not be considered to separate a building to enable deletion of the required automatic fire -
extinguishing system.
The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler
system shall be at least 10 per cent less than the correlative water supply curve pressure.
Fire Alarm:
A Fire Alarm System is required. An automatic fire detection system shall be installed in all buildings
exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central and/or
remote station conforming to the current requirements of the National Fire Protection Association standards
and/or the fire chief or designee.
Fire Department Lock Box:
A recessed fire department "Knox" brand key box shall be installed on at least 2 buildings near the entrances
to the property.
Vehicle Access Gates:
All vehicle access gates shall be provided with a "Knox" brand key cylinder for fire department access
17-100136-00-PC Doe LD. 75309
Mr. Oehler
February 16, 2017
Page 17
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 FW RC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Dave
Van De Weghe, 253-835-2638. We look forward to working with you.
Sincerely,
Dave Van De Weghe
Senior Planner
enc: Master Land Use Application
Use Process Ill Submittal Requirements
SEPA Submittal Requirements
CPTED Checklist
Hazardous Materials Checklist
Lakehaven Utility Map
G: Balboa Retail Partners LLC, 11611 San Vicente Blvd. Suite 900, Los Angeles_ CA 900=49
Kevin Peterson, Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Peter Lawrence, Plans Examiner
Chris Cahan_ South King Fire & Rescue
Rob Van Orsow. Solid Waste & Recycling
Brian Asbury. Lakehaven Water & Sewer District
17- 100 1.3 6-00-PC Doc LD 7i:09
W A S A T C H AMERICAN FORK, UT 84003
CONCEPTUAL RENDERINGS
FEDERAL WAY SELF STORAGE
CITY OF FEDERAL WAY
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Federal Way Self -.Storage Project
17-100136-00-PC
Feb. 2, 2017
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CITY OF FEDERAL WAY
CONMKUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: 1/12/17
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District
Vince Faranda, South King Fire & Rescue
Rob Van Orsow, Solid Waste/Recycling Coordinator
Rick Perez, City Traffic Engineer
FROM: Dave Van De Weghe, Planning
FOR DRC MTG. ON: 1/26/17 - Internal
2/2/17, 9 a.m. - with applicant
FILE NUMBER(s): 17-100136-00-PC
RELATED FILE NOS.: 16-102621-00-PC
PROJECT NAME: FEDERAL WAY SELF -SERVE STORAGE
PROJECT ADDRESS: 33620 21ST AVE SW
ZONING DISTRICT: BN
PROJECT DESCRIPTION: Proposal to demolish existing Albertsons supermarket
and construct self service storage facility comprising
(4) 2-story buildings and associated site
improvements.
LAND USE PERMITS: Preapplication conference
PROJECT CONTACT: ERIC OEHLER, 253-848-4282
MATERIALS SUBMITTED: Application Letter
Site Plan
Elevations
Aerial Photo
Map
NE,
101
310 Puyallup,
St. up, Suite 37
C'E*S*NWInc.
Puyallup, WA 98372
Phone: (253) 848-4282
Civil Engineering & Surveying Fax: (253) 848-4278
February 2, 2017
Federal Way Storage, Pre -Application Conference Agenda (CES #16202)
Summary:
This Pre -Application Conference is regarding the development of the property located at 33620
21st Avenue SW, Federal Way, WA 98023 (Parcel No.(s) 2421039001 and 2421039103). Currently,
the 4.02-acre site is developed with a 43,016 square -foot supermarket, associated parking and site
improvements with an attached retail strip mall located on the parcel to the north. The
supermarket will be demolished as part of this development, however the attached strip mall will
remain.
The site is proposing the development of a self -serve storage facility, consisting of four, two-story
buildings. Each building will have two elevators, internal walkways with fire sprinkler systems and
various size storage units ranging from 25 SF to 300 SE Building One is the only building with
proposed connections to sewer and domestic water, as it will house the leasing office. The overall
storage facility will be enclosed with a security access gate.
Planning:
a Site improvement calculations, maximum coverage not to exceed three acres;
Frontage improvement requirements;
Confirmation of parking and landscape/buffer requirements;
Any applicable impact and permit fees;
Site Development:
a Site development process and timeline;
Building permit process and timeline;
Can Site Development and Building Permits be applied for concurrently;
■ Elevator requirements;
Lot Combination:
■ Confirmation of BLA and lot configuration options;
Storm:
■ Confirmation of stormwater requirements;
o Critical Area Study
o Vault
• Review storm drainage design;
■ Confirmation of utilizing the detention vault wall as the foundation wall/footing of the
proposed buildings;
■ Impervious surface thresholds;
■ Timing for Engineering Approval;
Water & Sewer:
■ Confirmation of connection to existing water and sewer;
Fire:
■ Confirmation of utilizing existing one fire line to serve all four buildings, including double
detector check valve for all four buildings;
■ Fire and emergency services access requirements for security gate;
■ Fire Radius between buildings;
Access:
• Entrance on 19`' Avenue SW - right -in and right -out only;
■ Required driveway improvements;
Traffic:
■ Verification of traffic impact fees/vesting and credits for previous use;
■ Traffic study requirements;
Setbacks:
• Front: 25 feet;
■ Side yard: 20 feet;
■ Rear:20-feet;
■ Maximum building height of 35 feet above average grade;
• Parking: 1 stall for each 300 sq. ft. of the facility's office gross floor area;
Conclusion:
■ Application Process;
■ Fees;
■ Timing;
P:\16202.0\SUBMITTALS & REVIEWS\Pre-App Conference\Pre-App Agenda 02.01.17.doc Page 12
CITY OF
� Federal Way
January 25, 2017
Eric Oehler
CES NW Inc.
33620 2 1 " Avenue SW
Federal Way, WA 98023-7761
RE: File #17-100136-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
Federal Way Self Storage; 33620 21" Ave Stiff', Federal Way
Dear Mr. Oehler:
333V A Federal ,1NA 6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development. Review C'0717117ittee and a meeting with the
pro,ject applicant has been scheduled as follows:
9:00 a.m. — Thursday, February 2, 2017
Hylebos Conference Room
Federal Way City Hall, 2" `1 Floor
33325 8"' Avenue SOUth
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at david.vandewe;he,ciivc)fie-cleralway,com, or 253-835-2638.
Sincerely,
Dave Van De Weghe
Senior Planner
1 1-RAI 1 164i'W'C. Doc I D 7�300
David VanDeWeghe
From: Brian Davis
Sent: Wednesday, January 25, 2017 11:55 AM
To: David VanDeWeghe
Subject: RE: Self -Storage - Site Inventory
Follow Up Flag: Follow up
Flag Status: Flagged
Excellent, thank you. Would you now please review APA best practices or other city codes to determine the most
appropriate or commonly -used zones for self -storage uses and if, based on that research, you would recommend we
alter our zoning provisions for self -storage approvals. For example, should our BN and BC zones — serving
"neighborhood" and "community" needs — allow regional uses, such as self -storage?
From: David VanDeWeghe
Sent: Wednesday, January 25, 2017 9:57 AM
To: Brian Davis
Subject: RE: Self -Storage - Site Inventory
Brian,
Here are the updated lists.
SELF -STORAGE FACILITIES - EXISTING
#
NAME
ADDRESS
Zoning
Storage
Units*
1
Century Square Self Storage
1120 S 324th St
CC-F
625
2
Public Storage aka Shugard Storage
32615 Pacific Hwy S
BC
1,203
3
Daffodil Storage aka Sunrise Storage
34202 16th Ave S
CE
80
4
Garage Town
2010 S 344th St
CE
67
5
Public Storage
34701 Pacific Hwy S
CE
523
6
U-Haul Moving & Storage
35205 Enchanted Pkwy S
CE
792
7
Federal Way Heated Self Storage aka Crossings West
35205 Pacific Hwy S
CE
120
8
Heated Storage At the Crossings
35401 Pacific Hwy S
CE
726
9
Storage Court of Federal Way aka Federal Way Self Storage
31031 21st PI SW
BN
595
*Source: King County Department of Assessments, 1/24/2017
Total
Units: 4,731
Existing:
Added zoning
a Added storage unit count
p Removed a couple sites that turned out to be industrial warehouses and shipping container storage rather than
self -storage.
Removed a duplicate site listed twice under different names.
SELF -STORAGE FACILITIES - PROPOSED
1
#
NAME
ADDRESS
Zoning
Size
Pre -application meeting
1
Albertson's site
33620 21st Ave. SW
BN
4 buildings
2/2/2017
2
AH & CSW Properties
35305 21st Ave SW
BN
4 buildings
1/12/2017
3
Hill Top Heated Self Storage
2010 SW 356th Street
BN
3 buildings
12/29/2016
4
352nd Self -Storage
35200 Pacific Hwy S
CE
6 buildings
11/3/2016
5
StorQuest Self -Storage
29600 Pacific Hwy S
BC
1 building
10/13/2016 7 V �t
Proposed:
Added zoning. Self -storage is permitted in the BN (Neighborhood Business) district, but one could argue this use
does not belong in a "neighborhood" zoning district.
• Added number of proposed buildings. We don't ask applicants for their storage unit count for pre-apps.
Dave Van De Weghe, AICP
Senior Planner
A Federal Way
33325 8th Avenue South
Federal Way, WA 98003-6325
Phone:253/835-2638 Fax: 253/835-2609
www.cityqffpdera]way.com
From: David VanDeWeghe
Sent: Tuesday, January 24, 2017 9:55 AM
To: CD-PL
Subject: Self -Storage - Site Inventory
Please let me know if you're aware of any existing or proposed self -storage businesses within city limits not listed
below. Thanks.
SELF -STORAGE FACILITIES - EXISTING
#
NAME
ADDRESS
1
Century Square Self Storage
1120 S 324th St
2
Public Storage aka Shugard Storage
32615 Pacific Hwy S
3
Daffodil Storage aka Sunrise Storage
34202 16th Ave S
4
Garage Town
2010 S 344th St
5
Olympic Moving & Storage
1017 S 344th St
6
Public Storage
34701 Pacific Hwy S
7
U-Haul Moving & Storage
35205 Enchanted Pkwy S
8
Federal Way Heated Self Storage aka Crossings West
35205 Pacific Hwy S
9
Heated Storage At the Crossings
35401 Pacific Hwy S
10
Storage Court of Federal Way
31031 21st PI SW
11
Temporary Storage of Washington
3401 C St NE, Suite B
12
Federal Way Self Storage
31031 2st Ave SW
SELF -STORAGE FACILITIES - PROPOSED
#
NAME
ADDRESS
Pre -application meeting
1
Albertson's site
33620 21st Ave. SW
2/2/2017
ciTY OF - Estimate of Development Traffic Impact Fees 2017
Federal Way
Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted
boxes.
STEP #1: General Information
Enter the followinq information
Project Name Federal Way Self -Serve
File Number 17-100136-PC
Street Address 33620 21 st Ave SW
City, State Zip Federal Way, WA 98003
Parcel Number (s)
Traffic Impact Fee Estimated By SL
Is this project locate within the City Center Zone? If "YES", please use City Center Impact Fee sheet.
STEP #2: Land Use Type
Select the proposed Land Use Type(s) from the drop down memu below. Enter the proposed number of units for
the Project
Proposed Land Use Type (s)
1) 14. Mini -Warehouse Storage
2) "NONE"*
3) ""NONE'"`
4) •,NONE"
Unit of Number of Impact Fee Rate per Preliminary Impact
Measure Unit(s) Unit of Measure Fee Amount
sf/GFA 159950 $
N/A $
N/A $
N/A $
1.15 $ 183,239.83
$ 183,239.83
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)
2. Supermarket
2)
**NONE**
3)
**NONE**
Unit of Number of Impact Fee Rate per Preliminary Impact
Measure Unit(s) Unit of Measure Fee Amount
sf/GFA 43016 $
N/A $
N/A $
18.13 $ 779,900.52
779,900.52
STEP #4: Total Impact Fee
Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees.
(8036) - Traffic Impact Fee (Before adjustment) $ 183,239.83
Credit/Adjustment including Change of Use $ 779,900.52
(8036-1) Administrative Fee (3%) $ (17,899.82)
TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE $ (614,560.51)
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.
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CIT
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Federal Way
41k
JAN q MASTER LAND USE APPLICATION
® 2017 DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 81h Avenue South
CM Federal Way, WA 98003-6325
OF FEDERAL WAY
CDC 253-835-2607;Fax 253-835-2609
ww w .c t o vo f federa 1 way.CoM
k If1 !n
APPLICATION NO(s) / � D �v _ Date January 10, 2017
Project Name Federal Way Self -Serve Storage
Property Address/Location 33620 21 st Avenue SW, Federal Way WA 98023
Parcel Number(s) 2421039001 and 2421039103
Project Description Demolition of existing su ermarket and construction of self -serve storage facility. Development to
include four, two story buildings, fire sprinklers and all associated onsite improvements
Pt R.1C&' PRrNT
Type of Permit Required
Annexation
Binding Site Plan
_ Boundary Line Adjustment
_ Comp Plan/Rezone
Land Surface Modification
_ Lot Line Elimination
x Preapplication Conference
_ Process 1 (Director's Approval)
Process II (Site Plan Review)
_ Process M (Project Approval)
_ Process IV (I leaning Examiner's Decision)
_ Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
_ SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: CommerciaUResidential
Required Information
Neighborhood Business (BN) honing Designation
xa� roe �w w+ Comprehensive Plan Designation
Teo Value of Existing Improvements
TBo Value of Proposed Improvements
International Building Code (IBC)
Occupancy Type
Construction Type
Bulletin #003 —January 1, 2011
Applicant
Name:
CES NW Inc. c/o: Eric Oehler
Address:
310 29th Street NE, Suite 101
City/State:
Puyallup, WA 98372
Zip:
Phone:
(253) 848-4282
Fax:
(253) 848-4278
Email:
eoehler@cesnwinF.com
Signature:
'1 J
Agent (if different than Applicant)
Name: Same as Applicant
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name:
WASATCH Storage Partners
Address:
131 South 700 E, Suite 102
City/State:
American Fork, UT 84003
"Lip:
Phone:
(801) 692-1474
Fax:
(801)597-9312
Email:
Signature;
Jbarnes@wasatchstoragepartners.com
Page I or I
k:\Handouts\Master Land Use Application
r'
CEv SoNWInc.
Civil Engineering & Surveying
January 9111, 2017
City of Federal Way
Department of Community Development
33325 8th Avenue South
Federal Way, WA 98003
310 29`h St. NE; Suite 101
Puyallup, WA 98372
Phone: (253) 848-4282
Fax: (253) 848-4278
RECEIVED
JAN 10 2017
CM OF FIErIE► AL VVAy
Cf]S
RE: Federal Way Self Storage, for Pre -Application Conference Submittal (CES #16202)
Dear Sir or Madam:
This letter serves as a request for a Pre -Application Conference regarding the potential
development of the property located at 33620 21�1 Avenue SW, Federal Way, WA 98023 (Parcel
No.(s) 2421039001 and 2421039103). Currently, the 4.02-acre site is developed with a 43,016
square -foot supermarket, associated parking and site improvements with an attached retail
strip mall located on the parcel to the north. The supermarket will be demolished as part of
this development, however the attached strip mall will remain. The site and all adjacent parcels
are zoned BN (Neighborhood Business) by the City of Federal Way.
The enclosed site plan depicts the development of a self -serve storage facility, consisting of
four, two-story buildings. Each building will have two elevators, internal walkways with fire
sprinkler systems and various size storage units ranging from 25 SF to 300 SE Building One is
the only building with proposed connections to sewer and domestic water, as it will house the
leasing office. The overall storage facility will be enclosed with a security access gate.
Conceptual building plans have been included for your review.
Preliminary site research indicates the storm is served by the City of Federal Way and
Lakehaven Utility District provides water and sewer to the site. Utilities are currently
connected onsite and within the right-of-way, immediately adjacent to the subject property.
The proposed development will utilize the current storm conveyance system which directs the
stormwater offsite through the parcel to the south.
Our schematic site plan is based on the following and intended to meet City Code:
■ Front setbacks: 25 feet.
■ Side yard setbacks: 20 feet.
■ Minimum Rear Setback: 20-feet
■ Maximum building height of 35 feet above average grade.
■ Parking: 1 stall for each 300 sq. ft. of the facility's office gross floor area.
• Maximum Coverage: The property that is developed with self-service storage facilities
and related site improvements shall be no greater than three acres.
■ Building Area: No single building shall contain more than 40,000 gross square feet of
building area.
■ Fire sprinkler systems will be installed in all four of the proposed buildings.
Specific questions we would like City of Federal Way staff to address:
• Site development process and timeline;
■ Building permit process and timeline;
• Can Site Development and Building Permits be applied for concurrently;
■ Verification of building setback and height requirements;
A Zoning requirements;
■ Frontage improvement requirements;
■ Confirmation of parking and landscape/buffer requirements;
• Fire and emergency services access requirements for security gate;
• Fire sprinkler requirements;
• Verification of traffic impact fees/vesting and credits for previous use;
■ Traffic study requirements;
■ Confirmation of stormwater requirements, water quality and detention;
■ Impervious surface thresholds;
■ Elevator requirements;
■ Any applicable impact and permit fees;
■ Confirmation of utilizing existing fire line to serve all 4 buildings.
• Storm drainage design;
■ Confirmation of connection to existing water and sewer.
It is our understanding at a minimum, one representative from each City department will be
present at the Pre -Application Conference. Below is a list of City Staff requested to attend but
not limited to:
■ Land Planning
■ Building Division
■ Development Engineering
■ Public Works
*' Transportation
■ South King Fire and Rescue
■ Lakehaven Utility District
We look forward to meeting with staff and bringing this project to fruition. Please contact us
with the meeting date, time and location upon scheduling.
P:\16202.0\SUBMITTALS & REVIEWS\Pre-App Conference\Project Narrative.doc P a a e 12
�1
Sincerely,
Eric Oehler
Project Engineer
C.E.S. NW, Inc.
253-848-4282 Office
eoehler@cesnwinc.com
PA16702,MURMITTALS & REVIEWS\Pre-App Conference\Project Narrative.doc P a g e 13
PROJECT STATISTICS:
PARCEL NUMBERS: 2421039001 AND 2421039103
SITE ADDRESS: 33620 21ST AVE. SW
FEDERAL WAY, WA 98023
SITE AREA: 175,158 SF/ 4.02 AC
ZONING: BN (NEIGHORHOOD BUSINESS)/ORD.#10-645
JURISDICTION: CITY OF FEDERAL WAY
SOILS: 100% ALDERWOOD GRAVELLY SANDY LOAM
MIN. LOT SIZE: 1.0 AC
MAX. BLDG. HEIGHT: 35' ABOVE AVERAGE BLDG. ELEVATION
MAX. COVERAGE: NO GREATER THAN 3.0 ACRES
PARKING REQ,: 1 PER 300 SF OF OFFICE GROSS FLOOR AREA
PARKING PROVIDED: 58 STALLS
EXISTING PARKING: 198 STALLS
SETBACKS:
FRONT SETBACK: 25'
REAR SETBACK: 20'
SIDE SETBACK: 20'
LEGAL DESCRIPTION:
P RA CEL I:
LOT 4, KING COUNTY SHORT PLAT NUMBER 278132 REVISED, RECORDED
UNDER RECORDING NUMBER 8210260642, BEING A PORTION OF LOTS 1
AND 2 OF KING COUNTY SHORT PLAT NUMBER 278132, RECORDED UNDER
RECORDING NO. 7910150912, IN KING COUNTY, WASHINGTON.
APN: 242103-9103-01
PARCEL II:
LOT 1 OF SHORT PLAT NO. 1084006, RECORDED DECEMBER 31, 1985
UNDER KING COUNTY RECORDING NO. 8512311597, IN KING COUNTY,
WASHINGTON.
APN: 242103-9001-04
UTILITIESi
WATER:
LAKEHAVEN UTILITY DISTRICT
SEWER:
LAKEHAVEN UTILITY DISTRICT
STORM DRAINAGE:
CITY OF FEDERAL WAY
ELECTRIC:
PUGET SOUND ENERGY
GAS:
PUGET SOUND ENERGY
TELEPHONE:
COMCAST/CENTURYLINK
CABLE:
COMCAST/CENTURYLINK
SOLID WASTE:
WASTE MANAGEMENT
RECYCLING:
WASTE MANAGEMENT
POST OFFICE:
TWIN LAKES
SCHOOL:
FEDERAL WAY SD #210
FIRE DEPARTMENT:
SOUTH KING FIRE AND RESCUE
BASIS OF BEARINGS
THE BEARING OF SOUTH 88'46'15" EAST
ALONG THE CENTERLINE OF S.W. CAMPUS
DR./S.W. 336TH ST. AS SHOWN UPON THAT
CERTAIN MAP ENTITLED "SHORT PLAT NO.
278132 REVISED" RECORDED UNDER
RECORDING NO. 8210260642, KING COUNTY
RECORDS, WAS TAKEN AS THE BASIS OF
BEARINGS SHOWN UPON THIS SURVEY.
OWNER/DEVELOPER:
WASATCH STORAGE PARTNERS
131 SOUTH 700 E., SUITE 102
AMERICAN FORK, UT 84003
CONTACT: JUSTIN BARNES
PHONE (801) 692-1474
ENGINEER:
C.E.S. NW INC
310 - 29TH STREET NE, SUITE 101
PUYALLUP, WA 98372
(253) 848-4282
SURVEY BY:
DURYEA & ASSOCIATES, P.S.
2702 NORTH PERRY STREET
SPOKANE, WA 99207
(509) 465-8007
BUILDING CONSTRUCTION:
TYPE OF CONSTRUCTION: II-B
OCCUPANCY TYPE: S-1(STORAGE)
ALL PROPOSED BLDGS TO BE FIRE
SPRINKLED
FEDERAL WAY SELF STORAGE
A PORTION OF SEC. 24, TWP. 24, RGE 03
WILLAMETTE MERIDIAN, FEDERAL WAY, KING COUNTY, WASHINGTON
FACE OF EXISTING CURB (TYP) , „
'S.W. CAMPUS DR./S.W. 336TH ST. minTH VARIES)
min E (BASIS OF BEARING) - _ - A PUBLIC STREET)
25' BUILDING SETBACK - - CL - - _
MONUMENT SIGN - - - - -
"TACO BELL" 10' SEWER (#8310120694) 15' PERIMETER BUFFER 669.18' — _ _ — —
651.93' 13 18
» EASEMENT N / I BUS STOP 12' DEDICATED (EXISTING/PROPOSED) —►jam
A = 89'30 50 / 1 �� 10' COMMUNICATION 10' SEWER T SEWER 24 19
R = 25.00' (#8211050620) / RIGHT OF WAY
� `� 22' POWER EASEMENT EASEMENT I S88'46'15"E
_ \,'ACCESS (#8210260642) 6� EASEMENT �� / I EA�EMENT
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LOT 1