17-105489-Technical Review Comments Response #4 and 15-04-02-2020-V13
April 1, 2020 Job No. 1886-001-016-0016
Mr. Jim Harris
Senior Planner
City of Federal Way
33325 8th Avenue S
Federal Way, WA 98003-6325
Re: Files #17-105489-UP & 17-105490-SE
TECHNICAL REVIEW COMMENTS – RESPONSE TO COMMENT #4 & 15
Woodbridge Corporate Park (aka - Greenline Business Park)
327XX Weyerhaeuser Way South, Federal Way
Dear Mr. Harris:
Please accept this letter on behalf of Federal Way Campus, LLC as a part of our resubmittal
of the Woodbridge Business Park, Process IV materials. The following responses address
technical review comments #4 and #15 included in your letter dated March 7, 2019. The
comments are reiterated below with our responses provided in bold font:
4. Process IV— Please provide a written response to how the proposal meets the Hearing
Examiner Process IV decisional criteria in FWRC 19.70.150(3)(a-f).
19.70.150(3) Decision criteria. The hearing examiner shall use the criteria listed in the
provisions of this title describing the requested decision in deciding upon the
application. In addition, the hearing examiner may approve the application only if:
(a) It is consistent with the comprehensive plan;
LUG 1: Create an attractive, welcoming and functional built environment.
Woodbridge Business Park is located in the northern portion of the overall campus,
near large meadows, natural and man-made lakes, and large stands of mature
vegetation. The proposed development is surrounded by a buffer of existing, mature
vegetation to create an attractive built environment. Improvements to the existing road
network will improve traffic flow, pedestrian connectivity and safety. The buildings will
be designed to comply with the City’s current design guidelines to provide buildings of
attractive and superior quality.
LUP 1: Use development standards and design guidelines to maintain neighborhood
character and ensure compatibility with surrounding uses.
The Woodbridge Business Park is located in the CP-1 (Corporate Park) zone. This
zoning designation is regulated by the 1994 Concomitant Pre-Annexation Zoning
Agreement (CZA), which provides for uses such as corporate offices, parks, production
Mr. Jim Harris
April 2, 2020
Page 2
and light assembly of goods, conference center, warehousing and distribution, and
forest uses. The CZA regulates landscaping, managed forest buffers, and requires
buildings of superior quality. The proposed buildings will be constructed to house
approved and existing uses to ensure compatibility and will be designed to meet the
City’s current design guidelines.
LUP 3: Use design guidelines and performance standards to create attractive and
desirable commercial, office and commercial/residential mixed-use developments.
Through the Process IV land use review, the City of Federal Way has required that the
applicant provide details that emphasize superior building quality and design which
compliments existing buildings and the landscape. These buildings have been
designed to meet the City’s current design guidelines.
LUP12: Distribute park, urban agricultural sites, and recreational opportunities
equitably throughout the City.
The development will retain much of the private trail systems that exist on the campus,
especially along North Lake and within the meadows. The Rhododendron and Bonsai
Gardens will also remain and are not affected by the proposed development.
LUG 8: Create office and corporate park development that is known regionally,
nationally, and internationally for its design and function.
Woodbridge Business Park will be a collection of new buildings, surrounding the
existing Technology Center, and in close proximity to the former Weyerhaeuser
Headquarters Building. While it is impossible to know if a development will gain
regional, national and international recognitions, we have designed the project to
respect the historical nature of the campus and the headquarters building.
LUG 9: Work collaboratively to evaluate and realize the potential of the (former)
Weyerhaeuser properties in East Campus.
Via the City of Federal Way Process IV Land Use and Environmental Review
processes, both the City and Applicant have been collaborating based on City
approved code and the owner’s plans to revitalize this area of Federal Way through
development as permitted by the Concomitant Agreement.
LUP 49: In the East Campus Corporate Park area, encourage quality development that
will complement existing uses and take advantage of good access to I-5, Highway 18
and future light rail as well as proximity to the City Center.
The proposed buildings will surround the existing multi-purpose building known as the
Technology Center. These new buildings will have good access to I-5 and future light
rail, as well as the City Center. The quality found in the new development will be
accentuated by the superior building elevations of the new buildings, the managed
forest buffer concealing the buildings from surrounding viewsheds and travel ways,
and proximity to existing and preserved features of the Corporate Park such as the
meadows and Northlake Shore.
TP1.5 Enhance mobility using the existing footprint of the roadway and technological
advancements. When widening roadways, impacts to non-motorized users and transit
vehicles and passengers should be minimized.
Mr. Jim Harris
April 2, 2020
Page 3
The project proposes the expansion of Weyerhaeuser Way S will provide positive
impacts to alternatives modes of transportation (pedestrians and bikes). The proposed
public improvements include an 8’ sidewalk, 6’ planter, and a 5’ bike lanes in both
directions of the street. Neither of these features are currently available, thereby
providing new, safe transportation alternatives for pedestrians and bikes.
EDG3 Work with the Weyerhaeuser Corporation for reuse of the Weyerhaeuser
Corporate Campus to provide jobs for the next generation.
The project proposes to reuse the parking lot for the existing WTC Building and add
three new buildings in varying sizes. Although the buildings do not currently have
specific tenants, the project will undoubtedly bring new jobs to City of Federal Way.
NEP56 Mitigation sites should replace or augment the wetland values to be lost as a
result of a development proposal. Sites should be chosen that would contribute to an
existing wetland system or, if feasible, restore an area that was historically a wetland.
The development proposes to impact .31 acres of wetlands for the buildings, parking,
and stormwater facilities. However, a mitigation plan has been developed to alleviate
the impacts to these wetlands. The mitigation plan can be found in the “Critical Areas
Report and Conceptual Mitigation Plan” by Talasaea Consultants, Inc., dated October
27, 2017
(b) It is consistent with all applicable provisions of this title and all other applicable laws;
The proposal is consistent with applicable zoning regulations in effect on August 23,
1994 (FWCC), and procedural requirements of current code (FWRC).
(c) It is consistent with the public health, safety and welfare;
The Community Development and Public Works Departments, along with Lakehaven
Water & Sewer District, and South King Fire & Rescue, have reviewed the project for
conformance with codes designed to protect the public health, safety, and welfare.
Additional details will be reviewed at the building permit/engineering permit stage.
(d) The streets and utilities in the area of the subject property are adequate to serve
the anticipated demand from the proposal;
An application for traffic concurrency was submitted to the City and is under review.
Road improvements are proposed with this project to adequately serve the new
demands. Lakehaven Water & Sewer District has issued letter of availability for both
water and sewer services.
(e) The proposed access to the subject property is at the optimal location and
configuration for access; and
Access to the site will be provided via Weyerhaeuser Way S on the northeast and
southeast portions of the project. A Transportation Impact Analysis study by TENw,
dated March 17, 2020, was completed and will be reviewed by City staff. The study
concluded that all individual movements at the proposed site access locations are
anticipated to operate at Level of Service D or better.
Mr. Jim Harris
April 2, 2020
Page 4
(f) Traffic safety impacts for all modes of transportation, both on and off site, are
adequately mitigated.
A transportation Impact fee will be paid to City of Federal Way to mitigate for the
project’s projected impacts. Additionally, improvements to Weyerhaeuser Way S
adjacent to and surrounding the project will be completed with the approval of this
project.
15. Use Process IV Decisional Criteria — Provide a narrative demonstrating how the
proposal satisfies FWRC 19.70.150(3)(a-f). You should also a provide analysis and
justification of the project compliance with the requirements of the CZA.
The proposal satisfies FWRC 19.70.150(3)(a-f) as described in the narrative above.
The Concomitant Zoning Agreement (CZA) lays the foundation and regulation for
Corporate Park-1 zone (CP-01). The Federal Way Campus, LLC property (formerly
Weyerhaeuser) that CP-01 zoning regulates is characterized by large contiguous sites
with landscape, open space amenities, and buildings of superior quality. Regulations
set forth in the 1994 Pre-Annexation Agreement for CP-01 zoning can be found in
Exhibit C. The exhibit states, “If the provisions of the CP Zone conflict with other
provisions of City codes, the CP Zone provisions shall prevail”. However, some
requirements outlined in the CZA have been modified to follow current City standards
for health and safety reasons. The modified requirements will be discussed in this
narrative.
Section III. Minimum Requirements
A. Lot Coverage. The aggregate impervious coverage by all permitted uses, primary and
secondary, shall not exceed 70 percent of the total CP-1 zoned property. No other lot
coverage restrictions shall apply.
The project proposes impervious coverage of approximately 45 percent of the site.
B. Development Setback. A continuous Managed Forest Buffer shall be provided around
the entire perimeter of the CP-1 property.
The northern perimeter of the parcel is a portion of the perimeter of the CP-1 zone and
includes a 25-foot wide managed forest buffer abutting the OP-1 zone. The western
boundary of the site also forms a part of the perimeter of the CP-1 zone and contains
the required 100-foot managed forested buffer, abutting Interstate 5.
Section IV. Special Provisions for the Managed Forest Buffer
B. Forest Manager. The property owner shall designate a qualified Forester whose
responsibility shall be to maintain and preserve the Buffer. After consultation and
approval of a General Maintenance Plan (“Plan”) by the Director, the Forester shall
have full discretion as to the choice of plant material in the Buffer, and as to any
necessary pruning or thinning consistent with the intended character of the Buffer.
Mr. Jim Harris
April 2, 2020
Page 5
Galen Wright, Certified Forester No. 44, with Washington Forestry Consultants, Inc
has been designated as the project’s forester and has designed the General
Maintenance Plan. This “Forest Management/Maintenance Plan”, dated March 23,
2020 is included with this resubmittal.
Section VI. New Development
A. The required site plan shall be limited to the area which would be disturbed by any
proposed structure or proposed impervious surface.
The site plan required by the City exceeds the area disturbed by the proposed
impervious surface.
B. Proposed new development shall also require submittal of a landscaping plan for the
immediately affected areas of the Property. The boundaries of this plan shall be
coterminous with the disturbed area. Proposed landscaping shall comply with Section
XI (Landscaping) of this Agreement.
A landscaping plan for the affected areas of the property is included with this
resubmittal and exceeds Section VI of this agreement.
Section VII. Permitted uses on those portions of the CP-1 zoned property lying outside the
managed forest buffer.
A. The following principal uses are permitted outright subject to the provisions in Section
22-361 through -369 (Site plan review) of the FWC, except as noted below: 1-14
The proposed use for the project falls under category number 9 in the CZA:
Warehousing and distribution.
Section IX. Heights. Heights for structures are as follows:
A. A height limit of six stories is imposed.
The development proposes three, 1-story buildings.
Section X. General Development Conditions
C. Structures outside required setbacks.
1. Existing structures, including free-standing walls, outside required setback
areas are deemed to be acceptable in material and finish, and may be
extended or duplicated, subject to the requirements of other applicable laws or
ordinances.
The existing structure’s materials and finish will not be duplicated in the new
proposed buildings as the City has requested that the proposed buildings meet
the City’s current design guidelines. New, free-standing walls may be designed
to match the WTC’s current free-standing walls.
Mr. Jim Harris
April 2, 2020
Page 6
2. Fencing shall comply with FWC.
Fencing, if proposed will comply with FWC 19.125.040
3. Signs shall comply with Section XV (Signs) of this Agreement
Signs will comply with Section XV of the CZA.
Section XI Landscaping
A. General
1. All portions of the property not used for buildings, future buildings, parking,
storage or accessory uses, and proposed landscaping areas shall be retained
in a “native” or predeveloped state.
All undeveloped areas will remain in a native state. Existing vegetation will
remain in all areas that are left undisturbed.
2. Alterations to the existing landscaping in connection with new development
shall match or be compatible with existing vegetation. Extensions of, or
duplication of existing plant material in connection with future development is
preferred.
Alterations to the existing landscaping in connection with the new development
will contain mixed evergreen and deciduous native species. A preliminary plant
palette can be found in the landscaping plans.
3. Selection and installation of plant material in all forested areas shall be the
responsibility of the designated Forester.
The forester will make the selection of plant materials in all forested areas. The
selection can be found in the “Forest Management/Maintenance Plan” report
by Washington Forestry Consultants, Inc., dated March 23, 2020.
B. Landscaping and maintenance within the Managed Forest Buffer shall comply with City
standards for sight distance safety requirements.
The preliminary landscape plan shows supplement area landscaping with additional
shrubs to meet Type II visual screen in areas that are not already substantially
screened from the right-of-way.
C. Parking lot landscaping. New parking areas shall comply with minimum standards of
the FWC.
Landscaping will comply with standards per 1994 FWCC. See preliminary landscape
plans for details.
Mr. Jim Harris
April 2, 2020
Page 7
Section XII. Environmentally Sensitive Areas
C. Environmentally Sensitive Development Standards. New development in or around
environmentally sensitive areas, or extensions of existing development requiring an
approved development permit, shall comply with the following:
1. Such development shall require submission of a site survey identifying areas
of possible environmental sensitivity.
A topographic survey identifying environmentally sensitive areas is included
with the site plan and the Critical Areas Report provided by Talasaea
Associates, included in this submittal.
3. Mitigations, when required, shall take into account the purpose and character
of the CP-1 zone; and wherever possible alternative mitigations conforming to
CP-1 development standards shall be preferred.
Mitigations proposed in the “Critical Areas Report and Conceptual Mitigation
Plan” by Talasaea Consultants, Inc, dated October 27, 2017 takes into
consideration the character of the site. The plan aims to mitigate the proposed
wetland impacts through enhancement to replace the functions and values of
the wetlands impacted by the development.
D. Dedications. The city will not require dedications of portions of the Property or
easements on the Property under this section, where alternative reasonable
mitigations exist.
No dedications have been provided where reasonable alternatives are available.
G. Special Provisions Relating to Setbacks from Regulated Wetlands. Averaging of FWC-
required setbacks from a regulated wetland shall be permitted and shall consider the
quality and character of the particular wetland subject to the following:
1. Such adjustments may reduce the average setback up to 50 percent, provided
the minimum setback is 50 feet from any proposed building.
See the Critical Area report provided by Talasaea, dated October 27, 2017, for
a complete description of all critical area buffers and adjustments.
Section XIII. Off-Street Parking. The provisions of this section shall modify application of Article
XV (Off-street Parking) of the FWC in the CP-1 zone:
A. Existing development and uses are deemed to comply with minimum requirements for
number of parking spaces, for location, access, and dimensional requirements.
The existing development currently supplies 699 parking stalls. The proposed project
would allocate 708 out of 1,551 stalls for Weyerhaeuser Tech Center.
B. New development shall require compliance with applicable off-street parking
minimums
Mr. Jim Harris
April 2, 2020
Page 8
The parking demand for Woodbridge Business Park is 1,339 parking stalls and the
project has proposed 1,551. A parking analysis was conducted, “Parking Analysis for
the Woodbridge Business Park – Federal Way, WA TENw Project No. 5219” by TENw,
dated March 10, 2020, and is attached with the resubmittal package.
Section XIV. Improvements
A. Right-of-way improvements on roadways abutting the required Managed Forest Buffer
or designated environmentally sensitive areas in the CP-l zone shall conform in
character to the intention of those areas. Specifically, such rights-of-way:
2. Shall not require continuous median strips, although median strips may be
installed in connection with left turn lanes or other intersection designs where
appropriate.
Proposed right-of-way improvements abut a small portion of the managed
forest buffer and environmentally sensitive areas in the CP-1 zone. Frontage
improvements are being made to comply with the appropriate street
classification as provided in the Comprehensive Plan, which are urban in
nature and include median strips with turn lanes.
3. Shall not require continuous concrete curbing or sidewalks but shall provide
safe pedestrian access.
Although the CZA does not require continuous concrete curbing or sidewalks
where improvements are needed, the project has been required to provide
continuous concrete curbing and an 8’-wide concrete sidewalk on both sides
of Weyerhaeuser Way S. In addition, a 6’-wide planter has been included to
separate the car/bike lanes from the pedestrian use.
If you have any questions, please feel free to contact me at 253-838-6113, and I look forward
to your response.
Sincerely,
ESM CONSULTING ENGINEERS, LLC
ERIC G. LaBRIE, A.I.C.P.
President
cc: Dana Ostenson, Federal Way Campus, LLC
Courtney Kaylor, McCullough Hill Leary, PS
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