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18-100014,18-100013 (2)
CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: 1/10/2018 TO: Cole Elliott, Development Services Manager Peter Lawrence, Plans Examiner Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cdhan, South King Fire & Rescue Rob Van Orsow, Solid Waste/Recycling Coordinator Jennifer Wojciechowski, Federal Way School District Lindsey Sperry, Public Safety Officer Tina Vaslet, Pierce Transit David Korthals, KC Metro FROM: Dave Van De Weghe, Senior Planner FOR DRC MTG. ON: 1/25/2018 - Internal completeness review FILE NUMBER(s): 18-100013-00-UP & 18-100014-00-SE RELATED FILE NOS.: 17-104504-00-PC (preapplication meeting) PROJECT NAME: FEDERAL WAY OFF -CAMPUS EMERGENCY DEPARTMENT PROJECT ADDRESS: 29805 PACIFIC HWY S ZONING DISTRICT: BC PROJECT DESCRIPTION: Construction of an approximately 9,830 square foot single story emergency care building with associated site work. LAND USE PERMITS: Use Process III and SEPA PROJECT CONTACT: Dan Balmelli, 425-251-6222, dbalmelli@barqhausen.com MATERIALS SUBMITTED: SEPA Checklist Summary of Environmental Conditions (to Development Services & Building only) Phase I Environmental Site Assessment (to Development Services & Building only) Preliminary Technical Information Report (to Development Services & Building only) Title Report (to Development Services only) Geotechnical Report (to Development Services & Building only) Preliminary plan set Site plan Elevations 'Vicinity Map Site photos �. V, 1, AA 61, M. J� V W ow E 4 0.2P p a , -., NMIM oil -gap— OR �L-- ERP q"-3 lot, P, zft CITY OF Federal Way RECEIVED DEPARTMENT OF COMMUNITY DEVELOPMENT J�� 0 4 2 33325 8" Avenue South Federal Way, WA 98003 253-835-2607;Fax 253-835-2609 CITY OF FEDERAL W-Y www.cit vffederalwa .com COMMUNITY DEVELOPMENT Crime Prevention Through Environmental Design (CPTED) Checklist Directions Please fill out the checklist to indicate which strategies have been used to implement CPTED principles in your proposed project. Please check all strategies that are applicable to your project for each of the numbered guidelines. You may check more than one strategy for each guideline. Your responses will be evaluated by city staff, and will be integrated into the site plan and/or building permit review process. Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Section 1.0 Natural Surveillance 1.1 Blind Corners ❑Cor Avoid blind corners in pathways and parking lots. ❑Revise DNA Comments: ® Pathways should be direct. All barriers along pathways should be permeable (see through) including landscaping, fencing etc. ■ ❑ Consider the installation of mirrors to allow users to see ahead of them and around corners. e Other strategy used: 1.2 Site and Building Layout — ❑cor Allow natural observation from the .street to the use, from the _ ❑Revise use to the street, and between uses — DNA Comments; Bulletin #022 — January 1, 2011 Page 1 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Orient the main entrance towards the street or both streets on For Non -Single corners. ■ Family Development ❑ Position habitable rooms with windows at the front of the dwelling. ■ Access to dwellings or other uses above commercial/ retail development should not be from the rear of the building. ■ Offset windows, doorways and balconies to allow for natural observation while protecting privacy. ■ ® Locate main entrances/exits at the front of the site and in view of the street. ■ For Commercial/ Retail/ Industrial If employee entrances must be separated from the main and Community ❑ entrance, they should maximize opportunities for natural Facilities surveillance from the street. M In industrial developments, administration/offices should be ❑ located at the front of the building. ■ Avoid large expanses of parking. Where large expanses of ❑ parking are proposed, provide surveillance such as security For Surface cameras. ■ Parking and Parking Structures ❑ Access to elevators, stairwells and pedestrian pathways should be clearly visible from an adjacent parking area. ■ ❑ Avoid hidden recesses. ■ ❑ Locate parking areas in locations that can be observed by adjoining uses. ■ Open spaces shall be clearly designated and situated at For Common/ locations that are easily observed by people. Parks, plazas, Open Space ❑ common areas, and playgrounds should be placed in the front Areas of buildings. Shopping centers and other similar uses should face streets. ■ Other strategy used: Bulletin #022 — January 1, 2011 Page 2 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard 1.3 Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Common/Open Space Areas and Public On -Site Open _ ❑Coll Space ❑Revise Provide natural surveillance for common/open space areas. ❑NA Comments: Position active uses or habitable rooms with windows adjacent ❑ to main common/open space areas, e.g. playgrounds, swimming pools, etc., and public on -site open space. ■ Design and locate dumpster enclosures in a manner which ❑ screens refuse containers but avoids providing opportunities to hide. ■ Locate waiting areas and external entries to elevators/stairwells ® close to areas of active uses to make them visible from the building entry. e ® Locate seating in areas of active uses. e Other strategy used: 13 1.4 Entrances ❑ion Provide entries that are clearly visible. _Revise _ ❑NA Comments: ® Design entrances to allow users to see into them before entering. ■ Entrances should be clearly identified (Signs must conform to ® FWRC 19.140.060. Exempt Signs. (Applicable during C"erli&ette ofO crc �r�ancv In p_ecrlon . Other strategy used: El 1.5 Fencing Fence design .should maximize natural surveillance from the ❑_Revise street to the building and from the building to the street, and DNA minimize opportunities for intruders to hide. Comments: Bulletin #022 — January 1, 2011 Page 3 of 9 k:\Handouts\CPTED Checklist Section and ✓ I Functional Area Performance Performance Standard Standard Strategy 0 Applicable during Site Plan Review e Applicable during Building Permit Review ❑ Front fences should be predominantly open in design, e.g. pickets or wrought iron, or low in height. e Design high solid front fences in a manner that incorporates ❑ open elements to allow visibility above the height of five feet. e If noise insulation is required, install double -glazing at the ❑ front of the building rather than solid fences higher than five feet. e Evaluation for Agency Use Only Other strategy used: 1.6 Landscaping _ ❑Cor Avoid landscaping which obstructs natural surveillance and _ ❑Revise allows intruders to hide. ❑NA Comments ® Trees with dense low growth foliage should be spaced or their crown should be raised to avoid a continuous barrier. ■ Use low groundcover, shrubs a minimum of 24 inches in ® height, or high-cartopied trees (clean trimmed to a height of eight feet) around children's play areas, parking areas, and along pedestrian pathways. ■ ® Avoid vegetation that conceals the building entrance from the street. ■ Other strategy used: El 1.7 Exterior Lighting _ ❑Con. Provide exterior lighting that enhances natural. surveillance. ❑Revise (Refer to FWRC 19.115.050(7)(a) for specific lighting _ ❑NA requirements.) Comments: Prepare a lighting plan in accordance with Illuminating Engineering Society of America (IESA) Standards, which ❑ addresses project lighting in a comprehensive manner. Select a lighting approach that is consistent with local conditions and crime problems. ■ Bulletin #022 — January 1, 2011 Page 4 of 9 k:\Handouts\CPTED Checklist Section and ✓ I Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Locate elevated light fixtures (poles, light standards, etc.) in a ® coordinated manner that provides the desired coverage. The useful ground coverage of an elevated light fixture is roughly twice its height. ■ For areas intended to be used at night, ensure that lighting ❑ supports visibility. Where lighting is placed at a lower height to support visibility for pedestrians, ensure that it is vandal - resistant. e ❑ Ensure inset or modulated spaces on a building facade, access/egress routes, and signage is well lit. e ❑ In areas used by pedestrians, ensure that lighting shines on pedestrian pathways and possible entrapment spaces. e Place lighting to take into account vegetation, in its current and ❑ mature form, as well as any other element that may have the potential for blocking light. e Avoid lighting of areas not intended for nighttime use to avoid ❑ giving a false impression of use or safety. If danger spots are usually vacant at night, avoid lighting them and close them off to pedestrians. e ❑ Select and light "safe routes" so that these become the focus of legitimate pedestrian activity after dark. A ❑ Avoid climbing opportunities by locating light standards and electrical equipment away from walls or low buildings. e ❑ Use photoelectric rather than time switches for exterior lighting. e In projects that will be used primarily by older people ❑ (retirement homes, congregate care facilities, senior and/ or community centers, etc.) provide higher levels of brightness in public/common areas. e Other strategy 1.8 Mix of Uses In mixed use buildings increase opportunities for natural surveillance, while protecting privacy. Evaluation for Agency Use Only _ ❑con ❑Revise ❑NA Comments: Bulletin #022 — January 1, 2011 Page 5 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Pen -nit Review Where allowed by city code, locate shops and businesses on lower floors and residences on upper floors. In this way, ❑ residents can observe the businesses after hours while the residences can be observed by the businesses during business hours. ■ ❑ Include food kiosks, restaurants, etc. within parks and parking structures. ■ Other strategy: used 1.9 Security Bars, Shutters, and Doors When used and permitted by building and fire codes, security bars, shutters, and doors should allow observation of the .street and be consistent with the architectural style of the building. ❑ Security bars and security doors should be visually permeable (see -through). e Other strategy used: 13 Evaluation for Agency Use Only ❑Revise _ ❑NA Comments: Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review 6 Applicable during Building Permit Review Section 2.0 Access Control 2.1 Building Identification — L-J`-UHU Ensure buildings are clearly identified by street number to ❑Revise prevent unintended access and to assist persons trying to find _ ❑NA the building. Identification signs must conform to FWRC Comments: 19.140.060. Exempt Signs. Street numbers should be plainly visible and legible from the street or road fronting the property. e Bulletin #022 — January 1, 2011 Page 6 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review In residential uses, each individual unit should be clearly numbered. In multiple building complexes, each building entry ❑ should clearly state the unit numbers accessed from than entry. In addition, unit numbers should be provided on each level or floor. e ® Street numbers should be made of durable materials, preferably reflective or luminous, and unobstructed (e.g. by foliage). e For larger projects, provide location maps (fixed plaque ❑ format) and directional signage at public entry points and along internal public routes of travel. e Evaluation for Agency Use Only Other strategy used: 2.2 Entrances _ ❑Cor Avoid confusion in locating building entrances. _ ❑Revise _ ❑NA Comments: Entrances should be easily recognizable through design IN features and directional signage. (Signs must conform to FWRC 19.140.060. Exempt Signs. ■ ❑ Minimize the number of entry points. ■ Other strategy used: 2. Landscaping _Conforms Use vegetation as barriers to deter unauthorized access. El —Revise _ ❑NA Comments: ® Consider using thorny plants as an effective barrier. e Other strategy used: 2.4 Landscaping Location _ .. ❑� or Avoid placement of vegetation that would enable access to a ❑Revise building or to neighboring buildings. __ ❑NA Comments: Bulletin #022 — January 1, 2011 Page 7 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Avoid placement of large trees, garages, utility structures, ® fences, and gutters next to second story windows or balconies that could provide a means of access. ■ Other strategy used: 2.5 Security — Reduce opportunities for unauthorized access —Revise _ ❑NA Comments: Consider the use of security hardware and/or human measures to reduce opportunities for unauthorized access. (Applicable during Cerd to ❑ Qccir anc Ins coon). Other strategy used: 2.6 Signage — ❑Con Insure that signage is clearly visible, easy to read and simple — ❑Revise to understand [Signs must conform to FWRC 19.140.060. — ❑NA Exempt Signs]. Comments: ❑ Use strong colors, standard symbols, and simple graphics for informational signs. e Upon entering the parking area, provide both pedestrians and For Surface ❑ drivers with a clear understanding of the direction to stairs, Parking and elevators, and exits. e Parking Structures ❑ In multi -level parking areas, use creative signage to distinguish between floors to enable users to easily locate their cars. e Advise users of security measures that are in place and where to find them, i.e. security phone or intercom system. e ❑ Provide signage in the parking area advising users to lock their cars. e Bulletin #022 — January 1, 2011 Page 8 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy 0 Applicable during Site Plan Review e Applicable during Building Permit Review ❑ Where exits are closed after hours, ensure this information is indicated at the parking area entrance. e Other strategy used: ri Section 3.0 Ownership 3.1 Maintenance Create a "cared for" image Ensure that landscaping is well maintained, as per FWRC ® 19.125.090, in order to give an impression of ownership, care, and security. (Ongoing). Where possible, design multi -unit residential uses such that no ❑ more than six to eight units share a common building entrance. ■ Other strategy used: 11 3.2 Materials Use materials, which reduce the opportunity.for vandalism. Consider using strong, wear resistant laminate, impervious glazed ceramics, treated masonry products, stainless steel ® materials, anti -graffiti paints, and clear over sprays to reduce opportunities for vandalism. Avoid flat or porous finishes in areas where graffiti is likely to be a problem. e ❑ Where large walls are unavoidable, refer to FWRC 19.125.040(21) regarding the use of vegetative screens. e Common area and/or street furniture shall be made of long ® wearing vandal resistant materials and secured by sturdy anchor points, or removed after hours. e Other strategy used: ❑0 Evaluation for Agency Use Only ❑Revise DNA Comments: ❑Cone ❑Revise DNA Comments: Bulletin #022 — January 1, 2011 Page 9 of 9 k:\Handouts\CPTED Checklist RECEIVED Lakehaven JAN 0 4 WATER & SEWER DISTRICT CITY OF FEOEM.MY COMMUNITY npvm_ooamn SEWER CERTIFICATE OF AVAILABILITY Lakehaven Water & Sewer District - Development Engineering Section 31623 - 1st Ave S * PO Box 4249 * Federal Way, WA 98063-4249 Telephone: 253-945-1581 or 253-945-1580 * Email: DE@Lakehaven.org This certificate is intended to provide the applicant, land use agencies &/or public health departments with information necessary to evaluate development proposals. Lakehaven Water & Sewer District, at its sole discretion, reserves the right to delay, or deny, sewer service based upon capacity &/or supply limitations in Lakehaven's or Other Purveyor's system facilities. Proposed Land Use: ❑ Building Permit-SFR ❑ Building Permit-MFR ® Building Permit -Other ❑ Subdivision ❑ Short Subdivision ❑ Binding Site Plan ❑ Rezone ® Boundary Line Adjustment ® Other (specify/describe) Federal Way SEPA & Process II Review Tax Parcel Number(s): 0421049033 04210491.57 Site Address: 29805 Pacific Hwy S Lakehaven GIS Grid: K-06 Ex. Bldg. Area to Remain: N/A sf New Bldg. Area Proposed: 9.850 sf Applicant's Name: NIXLEXI LLC SEWER SYSTEM INFORMATION 1. ® Sewer service can be provided by service connection to an existing 8 diameter sewer main that is approximately 10+ - feet from the site and the sewer system has the capacity to serve the proposed land use. 2. ❑ Sewer service for the site will require an improvement to Lakehaven's sanitary sewer system of: ❑ a. feet of " diameter sewer main or trunk to reach the site; and/or ❑ b. The construction of a sanitary sewer collection system on the site; and/or ❑ c. A major portion of Lakehaven's comprehensive wastewater system plan would need to be implemented and/or constructed; and/or ❑ 3. ® d. Other (describe): a. The existing sewer system is in conformance with Lakehaven's Comprehensive Wastewater System Plan. ❑ b. The existing sewer system is not in conformance with Lakehaven's Comprehensive Wastewater System Plan and an Amendment to this Plan will be required. This may cause a delay in issuance of land use approvals or permits. 4. ® a. The proposed site land use is within the corporate limits of Lakehaven Water & Sewer District, or has been granted Boundary Review Board approval for extension of sewer service outside of Lakehaven's sewer service area. ❑ b. Annexation or Boundary Review Board approval will be necessary to provide service. S. Sewer service is subject to: ® a. Payment of connection charges (to be determined by Lakehaven, for any new/modified service connections); ❑ b. Proof or reservation of easement(s) as required by Lakehaven; 0 c. Other: w r Service Conn i n Permit r i ed fa an n w dified rvice cann ions . Comments/special conditions: I hereby certify that the above sewer system information is true. This certification shall be valid for one (1) year from the date of signature. Name: BRIAN ASBURY Title: DEVELOPMENT ENG NEERI SUPERVISOR Signature: Date: 0421049033 0421049157 swr.docx (Form Update 1/3/17) Page 1 of 2 0421049033 0421049157 swr.docx (Form Update 1/3/17) Page 2 of 2 Lakehaven RECEIVED WATER & SEWER DISTRICT ,JAN O 4 2018 CITY OF FEDER!'SL VVAy WATER _DF AVAILAB�LiT� COMMUNITY DEVELOFIR -?.r. Lakehaven Water & Sewer District - Development Engineering Section 31623 - 1st Ave S * PO Box 4249 * Federal Way, WA 98063-4249 Telephone: 253-945-1581 or 253-945-1580 * Email: DE@Lakehaven.org This certificate is intended to provide the applicant, land use agencies &/or public health departments with information necessary to evaluate development proposals. Lakehaven Water & Sewer District, at its sole discretion, reserves the right to delay, or deny, water service based upon capacity &/or supply limitations in Lakehaven's or Other Purveyor's system facilities. Proposed Land Use: ❑ Building Permit-SFR ❑ Building Permit-MFR ® Building Permit -Other ❑ Subdivision ❑ Short Subdivision ❑ Binding Site Plan ❑ Rezone ® Boundary Line Adjustment ® Other (specify/describe) Federal Way SEPA & Process II Review Tax Parcel Number(s): 0421049033 & 042 049157 Site Address: 29805 Pacific Hwy Lakehaven GIS Grid: K-06 Ex. Bldg. Area to Remain: N/A sf New Bldg. Area Proposed: 9,850 sf Applicant's Name: NIXLEXI LLC WATER SYSTEM INFORMATION 1. ® Water service can be provided by service connection to an existing 12" diameter water main that is approximately 15+ - feet from the site. 2. ® If ad i o I onsi a fire hydrant(s)a ired water service for the site will require an improvement to Lakehaven's water distribution system of: ® a. 15+ - feet of 8" diameter water main to reach the site; and/or ® b. The construction of a water distribution system on the site; and/or ❑ c. A major portion of Lakehaven's comprehensive water system plan would need to be implemented and/or constructed; and/or ® d. Other (describe): Lakehaven Devellwer Extension Agreemerit re uired. 3. ® a. The existing water system is in conformance with Lakehaven's Comprehensive Water System Plan. ❑ b. The existing water system is not in conformance with Lakehaven's Comprehensive Water System Plan and an Amendment to this Plan will be required. This may cause a delay in issuance of land use approvals or permits. 4. ® a. The subject property is within the corporate limits of Lakehaven Water & Sewer District, or has been granted Boundary Review Board approval for extension of water service outside of Lakehaven's water service area. ❑ b. Annexation or Boundary Review Board approval will be necessary to provide service. 5. Water service is subject to: ® a. Payment of connection charges (to be determined by Lakehaven, for any new/modified service connection(s)); ❑ b. Proof or reservation of easement(s) as required by Lakehaven; ® c. Other: flcabfe #2 above).D Agreement ust be a e ed b Lakehaven rio to an s rvice con lion activation . Water Service Connection angfication re uired for an ew difled service go-nnection(s). T he existing 5 8"x3 " meter ne s to be evaluated under UPC & Lakehaven standards, to determine if it's adequate fo n w ro osed Comments/special conditions: The nearest fire hydrant is approximately 75+ - feet from the Property (as marked on map on the back of this page). System hydraulic model results (FF #332, copy attached), at no less than 20 psi, indicate that Lakehaven's standard maximum allowable liquid velocity of 10 ft/s is exceeded at a fire flow rate above 2,500 GPM (approximate). This flow figure depicts the theoretical performance of the water distribution system under high demand conditions. Fire flow rates greater than this may be accommodated through water distribution system improvements, contact Lakehaven for additional information. 578 Pressure Zone Est. Meter Elevation (s)-GIS: 431+/- Est. Pressure Range at Meter(s) (psi): Min. 61, Max. 69 I hereby certify that the above water system information is true. This certification shall be valid for one (1) year from the date of signature. Name: BRIAN ASBURY Title: DEVELOPMENT ENGINEERING SUPERV SOR Signature Date: / f ; 0421049033 0421049157 wtr.docx (Form Update 1/3/4W Page 1 of 2 12"Dr : p 12"or Dr to H pa,NT,Ma Ex. WtrSvc 5423 5/8"x3/4" Meter 0421049033 f4 H 0521049016 Lu 1600 x _ [a 4 `4 51 4 �v 0421049157 -SS05 0421049259 2981a Ex. Hydrant "I`: Lakehaven Water and rict neither warrants nor guara accuracy of any facility infonr rided. Facility locations and coed subject to f ie Id verification. Water Certificate of Availability Parcels 0421049033 & 0421049157 0 50 100 Feel IV1912017 0421049033 0421049157 wtr.docx (Form Update 1/3/17) Page 2 of 2 LakellaveR WATER & SEWER DISTRICT Hydraulic Model Fire Flow Estimate Request/Reporting Form Results By: Date: Model Run No.: John Bowman 1/17/17 Master Water System Model2007.net FF #332 Condition Pressure (psi) Flow (gprn) Static 57 0 Fire Flow 20 5500 NOTES: Lakehaven's adopted level of service goals for fire flow rates are 1000 gpm within single family residential areas (including duplexes) and 2500 gpm for multi -family, commercial, industrial areas. Model results depict the theoretical performance of the water system under high demand conditions and are not guaranteed to represent actual system performance. A design professional should be consulted for site specific design purposes. The calculated fire flow capacity in the above table is based on a currently available residual system pressure of 20 psi at the location modeled. The model indicates that Lakehaven's standard maximum allowable velocity of 10 fl/s is exceeded at a fire flow rate above 2500 gpm. Fire flow capacities greater than 2500 gpm may be acconumdated through water system iinprovements. The proposed pipe configuration assumes an 8" pipe loop added along the south and east side of the property. This configuration should be suitable for three hydrants flowing at 1250 gpm. 011717FF 332 - S t o rQue S t (Fomi Update 1/6/17) M[W RECEIVED J rya N 0 2013 TGERESOURCES,INC. Environmental Consulting, CITY OF FEDEM.. lff-Y Engineering and Industrial Hygiene September 19, 2017 Mr. Gregory Johnson Philo Wilke Partnership 11275 S. Sam Houston Parkway West, Suite 200 Houston, Texas 77031 RE: Summary of Environmental Conditions, Project Status, & Conceptual Cost Estimate/Schedule Proposed Star Lake Hospital 29805 Pacific Highway South Federal Way, King County, Washington TGE Project No.: R13411.02 Dear Mr. Johnson, TGE Resources, Inc., ("TGE") has prepared this letter to convey attached documents and to summarize the status of environmental investigations previously conducted by TGE Resources, Inc. (TGE) at the above - captioned location (hereinafter referred to as the "Site" or `Property"). Between July 19, 2017 and September 12, 2017, TGE completed the following specified documents/reports, which are attached and listed below: • Attachment 1: Phase I Environmental Site Assessment (ESA), August 17, 2017; • Attachment 2: Limited Phase II ESA Proposal, August 9, 2017; and • Attachment 3: Limited Phase II ESA, September 12, 2017. Client -requested services were completed to determine the environmental condition of the Property prior to a pending real estate transaction involving its potential purchase and redevelopment for use in providing healthcare to the public. Copies of referenced TGE Reports are included in Attachment 1 through Attachment 3 of this letter. As an outcome of these assignments, TGE established the following: Soil vapor analytical data for the volatile organic compounds (VOCs) 1,3-butadiene, benzene and chloroform collected within the proposed building location exceed applicable Washington State Department of Ecology (Ecology) screening limits, as set forth within the State of Washington Model Toxics Control Act (MICA) regulation/statute (as applicable); refer to Site figures and attachments within the Limited Phase II ESA report. }Notice to Ecology (on behalf of the responsible party/owner of record) will be required as per Washington Administrative Code [WAC] 173-340, which will necessitate more comprehensive assessment (testing) and entry of the Site into the Voluntary Clean-up Program (VCP) to guide "case" closure such that a no further action (NFA) letter will be received from Ecology. Typically, soil vapor risk conditions can be mitigated coincident with Property redevelopment. Estimates as to fee projections and schedule are provided below in consideration of building -specific design and consulting/engineering work to evidence program compliance and to ensure a protective interior environment once construction is complete. The fee range included, which is broad, can be better defined once construction schedules are known, tasks delegated per trade, and the level of engineering/construction oversight defined (i.e., TGE's involvement). • Laboratory analysis of soil samples collected at the Site during the Limited Phase II ESA did not evidence impact by volatile organic compounds and/or petroleum hydrocarbons above Ecology screening limits (as Corporate Headquarters 8048 Northcourt Road Houston, Texas 77040 www.tgeresources.com Philo Wilke Partnership Summary of Environmental Conditions, Project Status & Conceptual Cost Estimate/Schedule September 19, 2017 TGE Project No. R13411.02 Page 2 set forth within the Washington MTCA regulation/statute); refer to Attachment 3. However, until Site demolition occurs, the potential presence of in -ground hydraulic vehicle lifts or other buried historically significant equipment/facilities remains unknown (yet is suspect and a fee estimated provided herein). Unfortunately, an estimated range of cost (specific to current uncertainty) cannot be better defined until Site demolition (and additional due diligence/testing, if indicated) is conducted. The environmental condition of Site groundwater remains unknown. Unfortunately, recent (preliminary) Phase II ESA efforts encountered "vertical drill refusal" at depths ranging from 12 feet below grade (fbg) to 20 fbg. Given soil vapor findings of impact and a lack of current groundwater quality information, uncertainty exists as to environmental fee projections to complete corrective action at the Site (through the VCP and NFA process). It is possible that Ecology may compel further assessment once current soil vapor findings are made known; yet, the agency may also view the prior LUST case as the more likely "source" and hesitate to re -open a case that has previously been closed (addressed to the agencies satisfaction) — especially if a vapor mitigation system has been proposed/designed and considered for new Site development. An estimated range of cost for this effort (specifically groundwater assessment and monitoring) is provided herein (see table to follow). Unfortunately, given current unknowns, an estimated range of cost cannot be better defined and unacceptable uncertainty remains, which warrants further due diligence (testing) specific to groundwater. Per Client, the current Property owner will conduct/manage demolition of the Site building. Therefore, it is assumed herein that certain hazardous/regulated materials and/or asbestos -containing materials (ACM) that are likely present within the building, and have not been inventoried or inspected to date, will be addressed by others in a professional and workman -like fashion. As such, TGE does not include (herein) a fee projection for a pre -demolition asbestos survey. Similarly, ACM abatement or removal/disposal of regulated materials (typical of current Site use) prior to Site demolition/redevelopment is not provided. Given findings (and limitations) of prior due diligence, TGE summarized certain assumptions and understandings, which will have bearing on future environmental tasks and the costs associated with these tasks to facilitate planned Site redevelopment. It is understood that previously characterized soil vapor impact (the specific source of which is currently unknown) is to be addressed in compliance with Ecology's Voluntary Cleanup Program (VCP) to receive "case closure" with a 'NFA' designation. While execution of this work will not eliminate all uncertainty related to environmental Site conditions, it is anticipated that fee estimates and schedule requirements can thereafter be refined such that known and/or suspect conditions can be estimated to a greater level of certainty. In preparing this conceptual cost estimate and schedule, TGE was requested to make certain assumptions specific to regulatory program requirements, and to consider Client's desire to receive a "No Further Action" case closure from Ecology through Ecology's VCP. TGE provides a preliminary schedule (tabulated below) using only data collected to date. Site andfor Required Tasks for compliance, Preliminary EnvironmentalMaTiming Task Environmental Worker Safety & Protective & Duration Condition Redevelopment Estimate s Esto at±Js) Potential Groundwater - Groundwater assessment (via sonic ASAP Follow-on Site Impact drill ria): 1 characterization $35,000 to $60,000 (30�5 days) and agency Soil Vapor Impact - Enter Site into VCP and file Request agency response notification on Site for Opinion within 90 da s Follow-on Soil Assessment/Lift Finding of Impacted During Removal/Clean-up Soil (Especially During - Currently unknown as to need $0 to $25,000 Redevelopment 2 (if contamination Demolition/Slab/Facility (suspect given historical Site Use) (if impact or in -ground found during Removal) lifts are found) redevelopment) Philo Wilke Partnership Summary of Environmental Conditions, Project Status & Conceptual Cost Estimate/Schedule September 19, 2017 TGE Project No. R13411.02 Page 3 Site and/or Required Tasks for Compliance, Preliminary Environmental Task Environmental Worker Safety & Protective Performance Timing & Duration Condition Redevelopment Estimate s - Assume marginal groundwater impact Contingency for Groundwater - Involves post construction groundwater compliance testing Pendin outcome g Following construction 3 groundwater contamination case (permanent wells) of Task 1 contamination closure - Involves engineering controls (see (1 to 3 years) (if found) Tasks 4 & 5 below) and institutional controls with natural attenuation monitorinq to close the case - Preliminary engineering design; and final design; - Meetings and Pre -Construction Post Purchase; Conference(s); During Construction Vapor Intrusion - Site preparation consulting and Planning; During Management Pre -Construction Soil performance testing; Construction; Post System Vapor Design, - Construction oversight (for $50,000 to Construction for One 4 Design/Consulting Coordination and compliance); $150,000 Year & Agency Installation Consulting - Post construction monitoring; Coordination - Complete team support; (4-6 weeks for - Post construction monitoring (4 Design) quarters); and - Final P.E. seal/Certification (after 1 year)- - Site preparation, vapor barrier Construction of Permitting & Installation of Vapor construction over location of proposed improvement; installation $300,000 to DuringConstruction 5 VIMS (typically by GC or vendor of choice) $480,000 Mitigation System associated with a 9,600 ftZ building footprint ($30 to $50 ner s uar- foot As stated, time projections provided above are predicated upon current knowledge (only) of property conditions and intended use of the Site. As more information becomes available (details of new Site development, locations, and quantitieslareas of affected property, etc.) estimates will be refined. At this time, estimates may deviate +/- 50% from that which may eventually be realized. Specifically, once Task 1 has been completed (and groundwater quality established as to impact [or not]), cost estimates could be revised and uncertainty removed such that fee projections can be provided with much greater certainty (+/- 85%). LIMITATIONS AND QUALIFICATIONS Given the nature of this work, it should be recognized that facts and conditions revealed in documentation and within this letter may change over time, and conditions set forth are applicable only to facts and conditions known and described at the time this letter was prepared. Any third party use of information contained herein, or any reliance upon this letter, or decisions based upon it, is the sole responsibility of the third party. Third parties are not afforded reliance or use, unless TGE expressly agrees upon such use/reliance in writing with Client authorization to do so. Also, any such reliance is bound by terms, conditions and limitations in contract language produced by TGE. TGE bears no responsibility for damages that may be suffered by a third party because of any action or inaction taken by a third party, based on unauthorized use of this documentation. Philo Wilke Partnership Summary of Environmental Conditions, Project Status & Conceptual Cost Estimate/Schedule September 19, 2017 TGE Project No. R13411.02 Page 4 We greatly appreciate the opportunity to provide Philo Wilke Partnership with these services. Should you have any questions or comments regarding this Letter of Substantial Completion any related matter, please call (713) 744-5805. It has been a pleasure working with you on this project. Very truly yours, TGE Resources, Inc. Robin D. Franks, P.G., CHMM, RSO President, TGE Resources, Inc. Attachments: Attachment 1 — Phase I ESA Attachment 2 — Limited Phase II ESA Proposal Attachment 3 — Limited Phase II ESA 4�� CITY OF Federal Way A. BACKGROUND Name of proposed project, if applicable: Federal Way Off -Campus Emergency Department 2. Name of applicant: Greg Johnson Northstar Property Acquision, LLC Address and phone number of applicant and contact person: 11275 South Sam Houston Parkway West, Suite 200 Houston, TX 77031 (832) 554-1130 4. Date checklist prepared: December 28, 2017 5. Agency requesting checklist: Department of Community Development 33325 816 Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 vnvwxi ❑ffederalwa .com RECEIVE: 'AN 0 4 %010 CITY OF FEDERAL V44Y COMMUNFTY DEVELOPMENT City of Federal Way Proposed timing or schedule (including phasing, if applicable): Construction to start spring of 2018 or as soon as applicable permits are issued. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. There are no future additions beyond the scope of work outlined in this proposal. 8. List anyenvironmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Environmental Checklist Preliminary Technical Information Report Geotechnical Engineering Report Trip Generation Study Stormwater Pollution Prevention Plan Phase I Environmental Site Assessment 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None are known to exist to our knowledge. Bulletin #050 — October 17, 2016 Page 1 of 15 kMandoutsTrivironmental Checklist OTV ❑F Federal Way Department of Community Development 33325 81h Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 Mvw.cil offederaiwa .cone 10. List any government approvals or permits that will be needed for your proposal, if known. Environmental Determination by City of Federal Way Type III Land Use Approval by City of Federal Way Lot Line Adjustment by City of Federal Way Building Permit by City of Federal Way Demolition Permit by City of Federal Way Mechanical/Electrical/Plumbing Permits by City of Federal Way Site Work Permit by City of Federal Way Clearing and Grading Permit by City of Federal Way Traffic Concurrency Permit by City of Federal Way Sanitary Sewer and Water Availability Certificates by Lakehaven Utility District Sanitary Sewer and Water Main Connection Permits by Lakehaven Utility District NPDES Permit by Department of Ecology 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) The proposed project is to construction an approximate 9,830 square foot one-story emergency care facility on an approximate 1.7-acre site located on the southwest corner of Pacific Highway South and South Dash Point Road in the city of Federal Way. The site is currently occupied by a used -car dealership and asphalt parking areas which will be removed for construction of the proposed new building. Along with construction of the new building, the project will also include grading activities, new landscaping, new asphalt parking and emergency vehicle maneuvering areas, stormwater facility, water and sanitary sewer connections, and franchise utility improvements. A lot line adjustment will also be processed as part of the project. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The site is located at 29805 Pacific Highway South and is within a portion of the SW 1/4 of Section 4, Township 21 North, Range 4 East, W.M. Tax Parcel Nos: 042104-9033 and 9157 Bulletin #050 —October 17, 2016 Page 2 of 15 k:UIandouts\Environmental Checklist AII;k CITY OF Federal Way B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site: Department of Community Development 33325 0 Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 ► w%v.ciWfFederalway.com (circle one): la , rolling, hilly, steep slopes, mountainous, other b. What is the steepest slope on the site (approximate percent slope)? The steepest slope on site is approximately 35 percent. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. According to the United States Geological Survey (USGS) "Geologic Map of the Poverty Bay 7.5- minute Quadrangle", the primary soils on the site are advance glacial outwash (Qa) and glacial till (Qvt.). Please refer to the Geotechnical Engineering Report prepared by GeoEngineers for additional information. d. Are there surface indications or historyof unstable soils in the immediate vicinity? If so, describe. None are known to our knowledge. e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. Approximately 840 cubic yards of cut and 2640 cubic yards of fill material will be used to prepare the site for development. Approximately 400 cubic yards of stripping will be removed from the site. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Yes, erosion could occur depending on weather conditions at time of construction. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 57 percent of the site will be impervious surface upon project completion. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: A temporary erosion and sedimentation control plan will be designed and implemented per city of Federal Way requirements to reduce and control erosion impacts. Bulletin #050 — October 17, 2016 Page 3 of 15 k:\Handouts\Environmental Checklist A�kCITY OF Federal Way 2. Air Department of Community Development 33325 8`h Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 www.c i tyoffederalway. com a. What types of emissions to the air would result from the proposal during construction, operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. During construction, emissions from construction equipment would be present. Upon project completion, emissions from vehicular traffic to and from the site would be present. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. Emissions from vehicular traffic on area roadways would be present but would not be anticipated to affect the project. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction equipment will comply with emission standards. No other specific measures are proposed. 3. Water a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There are no surface water bodies in the vicinity of the site. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No work is proposed near any water body. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. No fill or dredge material is proposed. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No surface water withdrawals or diversions are proposed. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the siteplan. The site is not located within a 100-year flood plain. Bulletin #050 —October 17, 2016 Page 4 of 15 k:\Handouts\Environmental Checklist Department of Community Development 33325 8u' Avenue South CITY OF Federal Way, WA 98003-6325 Federal Way 253-835-2607; Fax 253-835-2609 ww-w_cinffcdeml way.corn 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No waste materials will be discharged to surface waters under this proposal. b. Ground Water: 1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. No groundwater will be withdrawn under this proposal. Stormwater will be collected and routed into a bio-retention pond for water quality treatment prior to infiltration to the ground. Storm water that does not infiltrate will over flow into an existing storm line which flows to the north and eventually into Redondo Creek and then into Puget Sound. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: domestic sewage; industrial, containing the following chemicals... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. No waste materials will be discharged to the ground. c. Water runoff (including stormwater): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Source of runoff will be stormwater from building rooftop and pavement areas. Stormwater will be collected and conveyed to a bio-retention pond for water quality treatment prior to infiltration to the ground. Storm water that does not infiltrate will over flow into an existing storm line which flows to the north and eventually into Redondo Creek and then into Puget Sound. 2) Could waste materials enter ground or surface waters? If so, generally describe. No waste materials will enter ground or surface water under this proposal. All sanitary sewer effluent will be collected and conveyed via tightline pipe to discharge to the existing Lakehaven Utility District sanitary sewer system. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. The drainage pattern will not be affected by this proposed project. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: A storm drainage plan will be designed per city of Federal Way standards and constructed for the proposed development to reduce and control surface water impacts. Bulletin #050 — October 17, 2016 Page 5 of 15 k:\Handouts\Environmental Checklist 4 �k Cirr OF 'S Federal Way 4. Plants a. Check the types of vegetation found on the site: X' deciduous tree: alder, maple, aspen, other X evergreen tree X shrubs X grass pasture fir, cedar, pine, other Department of Community Development 33325 81h Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 WW%V.CitVoWCraiW.00M crop or gram Orchards, vineyards or other permanent crops. wet soil plants: cattail, buttercup, bulhush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? The majority of the site contains building and asphalt pavement areas. Most of the existing vegetation will be removed for development of the proposed project. Trees along the western boundary will be retained as possible. c. List threatened and endangered species known to be on or near the site. No threatened or endangered species are known to be on or near the site to our knowledge. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, ifany: Landscaping will be designed and implemented in accordance with city of Federal Way standards to enhance vegetation on the site. e. List all noxious weeds and invasive species known to be on or near the site. None are known to exist on the site. 5. Animals a. List any birds and other animals which have been observed on or near the site or are known to be on or near the site. Examples include: birds: hawk, heron, eagle, son bird , other: mammals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other: b. List any threatened and endangered species known to be on or near the site. No threatened or endangered animal species are known to be on or near the site to our knowledge. Bulletin #050 — October 17, 2016 Page 6 of 15 k:\Handouts\Environmental Checklist CITY OF 'A Federal Way c. Is the site part of a migration route? If so, explain. Department of Community Development 33325 81h Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 www.citvoffederalway.com Yes, the site is part of the Pacific Flyway for Migratory Birds. d. Proposed measures to preserve or enhance wildlife, if any: The implementation of new landscaping for the proposed project will help improve onsite habitat functions. No other specific measures are proposed. e. List any invasive animal species known to be on or near the site. None are known to be on or near the site to our knowledge. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Natural gas will be used for heating and electricity will be used for lighting and overall energy needs. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. It is not anticipated that the proposal would affect the use of solar energy by adjacent properties. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The project will comply with state energy code. No other specific measures are proposed. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. 1) Describe any known or possible contamination at the site frompresent or past uses. The site has an historic use as a restaurant and fueling station with underground fuel tanks that were subsequently removed with past site redevelopment. Please refer to the Phase I Environmental Site Assessment prepared for the site. 2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. None are known to exist outside of described conditions in the Phase I Site Assessment. Bulletin #050 —October 17, 2016 Page 7 of 15 k:\Handouts\Environmental Checklist Department of Community Development Ak 33325 8'h Avenue South Ctzv of Federal Way, WA 98003-6325 Federal Way253-835-2607; Fax 253-835-2609 www.citvoffederalway.com 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. During construction, chemicals associated with construction equipment will be on the site. Upon project completion, chemicals associated with a medical use building and fuel associated with an emergency generator will be located on the site. 4) Describe special emergency services that might be required. Other than fire, police and medical services already available in the area, no other emergency services are anticipated. 5) Proposed measures to reduce or control environmental health hazards, if any: Pollution and spill prevention measures will be implemented on the site during construction. The completed medical facility will also have spill prevention measures in place according to industry practice. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Noise from vehicular traffic in the area could be present but would not be anticipated to affect the proposed project. 2) What types and levels of noise would be created by or associated with the project on a short- term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. On a short term basis, noise from construction equipment would be present. On a long term basis, noise from vehicular traffic to and from the site would be present. 3) Proposed measures to reduce or control noise impacts, if any: Construction equipment will meet noise ordinance requirements. The use of on -site landscaping and perimeter landscaping will help to reduce and control noise impacts from the completed project. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. The site is currently used as a car dealership. A motel is located to the south and Sacajawea Park is located to the west across 16th Avenue South. Pacific Highway South is located to the east along with residential developments and a gas station/mini mart is located to the north of the site. Bulletin #050 — October 17, 2016 Page 8 of 15 k:\Handouts\Environmental Checklist -- 1 Department of Community Development 33325 0 Avenue South CITY OF Federal Way, WA 98003-6325 Fe d e rn 111Vay 253-835-2607; Fax 253-835-2609 www.cityoffederalwa.com b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? To our knowledge, the site has not been used as working farm or forest land. No conversion from farm or forest lands is proposed. 1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: There are no farm or forest lands located in the area. c. Describe any structures on the site. A single -story structure and a shed are located on the site. d. Will any structures be demolished? If so, what? All existing structures will be removed for construction of the proposed project. e. What is the current zoning classification of the site? The current zoning classification is Commercial Business (BC). f. What is the current comprehensive plan designation of the site? The current comprehensive plan designation is Commercial Business. g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as a critical area by the city or county? If so, specify. There are no critical areas on the site to our knowledge. i. Approximately how many people would reside or work in the completed project? Approximately 10 persons will work at the completed site. j. Approximately how many people would the completed project displace? Approximately 3 persons will be displaced. k. Proposed measures to avoid or reduce displacement impacts, if any: No specific measures are proposed. Bulletin #050 — October 17, 2016 Page 9 of 15 k:\Handouts\Environmental Checklist 1�k CJTY OF Federal Way Department of Community Development 33325 81h Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 unvw.ci offederalwa .eom 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, ifany: The project will be designed to meet city of Federal Way zoning and design standards. in. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: There are no farm or forest lands in the area. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing. N/A b. Approximately how many units, if any, would be eliminated? Indicate whether high-, middle-, or low-income housing. N/A c. Proposed measures to reduce or control housing impacts, if any: N/A 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The tallest height of the building will be approximately 26-foot. Principal building materials will be metal wall panels, extruded aluminum and stone masonry. b. What views in the immediate vicinity would be altered or obstructed? Views from adjacent properties would be altered but none are anticipated to be completely obstructed. c. Proposed measures to reduce or control aesthetic impacts, if any: The building will be designed to meet current city of Federal Way design standards and the use of landscaping on the site will reduce and control aesthetic impacts from the proposed development. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Glare from window glass could be present during the day. Light or glare from vehicular traffic and lot lighting could be present at night. Bulletin #050 — October 17, 2016 Page 10 of 15 k:\Handouts\Environmental Checklist CITY OF Federal Way Department of Community Development 33325 8`h Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www.citvoffederalwa .com b. Could light or glare from the finished project be a safety hazard or interfere with views? It is not anticipated that light or glare from the proposed project would be a safety hazard. c. What existing off -site sources of light or glare may affect your proposal? Light from vehicular traffic traveling adjacent roadways would be present but would not be anticipated to affect the project. d. Proposed measures to reduce or control light and glare impacts, if any: Lot lighting will be shielded and directed towards the project site and building glass will be non - glare. No other specific measures are proposed. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Sacajawea Park is located adjacent to the west of the site. b. Would the proposed project displace any existing recreational uses? If so, describe. No recreational uses will be displaced. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: No specific measures are proposed. 13. Historic and Cultural Preservation a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers ? If so, specifically describe. There are no structures on or in the immediate area that are listed in or eligible to be listed in preservation registers to our knowledge. b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. None are known to be on or near the site to our knowledge. Bulletin #050 —October 17, 2016 Page 11 of 15 k:\Handouts\Environmental Checklist 1 Ak CITY OF Federal Way Department of Community Development 33325 81" Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 %vww.ciMoffgLeralM.com c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. No methods to date have been used to assess cultural or historic resources on or near the site. d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. No specific measures are proposed, however, if cultural artifacts were to be uncovered on the site during construction, the proper agencies would be contacted. 14. Transportation a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. The site is served by Pacific Highway South and South Dash Point Road. Access to the site will be via one driveway on to Pacific Highway South and one driveway on to South Dash Point Road. b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? Yes, a Metro bus stop is located at Pacific Highway South and South Dash Pont Road. c. How many additional parking spaces would the completed projector non -project proposal have? How many would the project or proposal eliminate? The proposed project will include 35 parking spaces. Approximately 8 spaces will be eliminated. d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private). It is not anticipated that roadway improvements will be required. e. Will the projector proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. Bulletin #050 — October 17, 2016 Page 12 of 15 UHandoutsTrivironmental Checklist 1�k CITY OF Federal Way Department of Community Development 33325 81h Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www.c ltyofTederal way.cn_m f. How many vehicular trips per day would be generated by the completed projector proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and nonpassenger vehicles). What data or transportation models were used to make these estimates? Approximately 25 net vehicle trips and 7 net peak hour trips per day will be generated by the project. The peak volume is anticipated to occur between 4:30 PM and 5:30 PM on the weekday. The percentage of truck volume is approximately 5%. The data was obtained from the ITE TGEN loth Edition, based on LUC 650 for Free -Standing Emergency Room. g. Willthe proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. There are no working farm or forest lands in the area. h. Proposed measures to reduce or control transportation impacts, if any: Payment of city of Federal Way traffic impact fees will reduce impacts to transportation. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. The project could create a small increase to public services. b. Proposed measures to reduce or control direct impacts on public services, if any. The construction of upgraded utility services and payment of system development charges and mitigation fees as required will control impacts associated with the proposed development. 16. Utilities a. Circle utilities currently available at the site: lectrici atural a , gil refuse servic tele hon , Isanitary sewe , septic system, other b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity: Natural Gas: Water: Sanitary Sewer: Telephone: Cable: Refuse Service: Puget Sound Energy Puget Sound Energy Lakehaven Utility District Lakehaven Utility District CenturyLink Comcast Waste Management Bulletin #050 — October 17, 2016 Page 13 of 15 k:�Handouts\Environmental Checklist CITY OF {4 Federal Way C. SIGNATURE Department of Community Development 33325 8"i Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 wvw.c i tyo ff ed eral way. corn The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Signature: I Name of Signee: Daniel K. Balmelli, P.E. Position and Agency/Organization. Exec. Vice President. Barghausen Engineers Date Submitted: December 28.2017 Bulletin #050 —October 17, 2016 Page 14 of 15 k:\Handouts\Environmental Checklist CIVIL ENGINEERING, LAND PLANNING, SURVEYING a �4 December 28, 2017 r �¢ JAN 0 4 2018 City of Federal Way Om' OF FEDERAL WAY Department of Community Development CW1.YUN TY OFJEL❑PMW 33325 — 8th Avenue South Federal Way, WA 98003 RE: SEPA Environmental Review and Process III Land Use Review for Federal Way Off -Campus Emergency Department located at 29805 Pacific Highway South, City of Federal Way, King County, Washington Tax Parcel Nos: 042104-9033 and 9157 Our Job No. 18660 On behalf of PhiloWilke Architects, Barghausen Consulting Engineers, Inc. is submitting the SEPA and Process III Land Use review application documents to begin review of the proposed Federal Way Off - Campus Emergency Department project located on an approximate 1.7-acre site at the southwest corner of Pacific Highway South and South Dash Point Road. The proposed development consists of the construction of a new approximate 9,830 square foot building and associated site work improvements. A pre -application meeting for the project was held with the city on November 6, 2017 under File #17- 104504-00-PC. The following plans and documents are enclosed for review: 1. One (1) each Master Land Use Application 2. One (1) each check for SEPA and Land Use Intake Fees 3. Eight (8) each Vicinity Map 4. One (1) each Concurrency Application and Fee 5. One (1) each Summary Letter and Checklist from Pre -Application Meeting 6. Two (2) each Title Report 7. Two (2) each Water Certificate of Availability from Lakehaven Utility District 8. Two (2) each Sewer Certificate of Availability from Lakehaven Utility District 9. Eight (8) sets Site Photographs 10. Eight (8) each SEPA Checklist 11. Eight (8) sets Preliminary Civil Engineering and Landscape Design Plans. including Topographic Survey, Preliminary Grading and Drainage, Preliminary Water and Sanitary Sewer, Preliminary Landscape and Tree Retention Plan 12. Eight (8) each Architectural Site Plan with Design Intent 13. Eight (8) each Architectural Building Elevations 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES • TUMWATER, WA • KLAMATH FALLS, OR • LONG BEACH, CA • ROSEVILLE, CA • SAN DIEGO, CA www.barghausen.com City of Federal Way Department of Community Development -2- December 28, 2017 14. Four (4) each Preliminary Technical Information Report, including Downstream Analysis 15. Four (4) each Geotechnical Engineering Report 16. Four (4) each Phase I Environmental Site Assessment 17. One (1) set Property Owner List in 300-Foot Radius 18. One (1) each 300-Foot Property Owner Radius Exhibit 19. One (1) set Self -Addressed, Stamped Envelopes for Property Owners in 300-Foot Radius 20. One (1) each CD Containing PDF Document Files We believe that the enclosed plans and documents compile a complete application package to begin the SEPA Environment Review and the Process III Land Use Review for the proposed medical facility project. Please review at your earliest convenience and please feel free to contact me if you have any questions or need any additional information. Thank you. Sincerely, Daniel K. Balmelli, P.E. 1 Executive Vice President BSD/dm/bd 18660c.001.doc enc: As Noted cc: Greg Johnson, PhiloWilke Architects Costa Philippides, Barghausen Consulting Engineers, Inc. Betsy Dyer, Barghausen Consulting Engineers, Inc. 1 I Ak FederalCITY o. Way RECEIVE® JAN 0 4 2010 CITY OF FEDERAL 10 AY COMMUNITY DEVELOPr,;E"T MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8`h Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www. c ityaffedera Iwa V.corn APPLICATION NO(S) / ? ` / D D D! 3 - u 10 g - /n 10 D / `f - S F Date 1-VR&291:7 Project Name Federal Way Off -Campus Emergency Department Property Address/Location SWC South Dash Point Road and Pacific Highway South Parcel Number(s) 042104-9033 and 9157 Project Description Construction of one-story emergency care center along with associate site work improvements to include stormwater facility, utility extensions and franchise utilities PI. 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) X Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI X SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information BC Community Business Tuning Designation Community Business Comprehensive Plan Designation $1,028,000 Value of Existing Improvements $4.0WQ00 Value of Proposed Improvements International Building Code (IBC): IS Occupancy Type IIB Construction Type Applicant Name: Greg Johnson/Northstar Property Acquision, LLC Address: 11275 South Sam Houston Parkway West, Suite 200 City/State: Houston, TX Zip: 77031 Phone: (832) 554-1130 Fax: Email: gjohnson@pwarch.com Signature: / - }S• , pLAgent Agent (if different than Applicant) Name: Dan Balmelli/Barghausen Consulting Engineers Address: 18215-72nd Avenue South City/State: Kent, WA Zip: 98032 Phone: (425) 251-6222 Fax: (425) 251-8782 Email: dbalmelli@barghausen.com Signature:��- Owner Name: Niklexi, LLC Address: 627 East Francis Avenue City/State: Spokane, WA zip: 99208 Phone: Fax: / Email: See- 1 t+&-c, -e-a Signature: fi Agent Bulletin #003 -January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application ---�CITY OF Z Federal Way January 30, 2018 Mr. Greg Johnson Northstar Property Acquisition LLC 11275 South Sam Houston Parkway West, Suite 200 Houston, TX 77031 gjohnsori wardi.com FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway, com Jim Ferrell, Mayor Re: File #18-100014-00-SE & 18-100013-00-UP; LETTER OF COMPLETENESS/NOTICE OF DNS Federal Way Off -Campus Emergency Dept., 29805 Pacific Highway South, Federal Way Dear Mr. Johnson: The Community Development Department is in receipt of your January 2, 2018,.application submittal for approval of a Use Process III and SEPA Environmental Checklist for a proposed emergency department at the above -listed address. NOTICE OF COMPLETE APPLICATION Please consider this correspondence a formal Letter of Complete Application. Pursuant to Federal Way Revised Code (FWRC) 14.10.020, the application is deemed complete as of January 30, 2018. The complete application determination is based on a review of your submittal relative to those requirements as set forth in FWRC 14.10.020. The submittal requirements are not intended to determine if an application conforms to the City of Federal Way codes; they are used only to determine if all required materials have been submitted. SEPA THRESHOLD DETERMINATION The city has completed review of the environmental checklist for the project and it has been determined that the proposal will not have a probable significant adverse impact. on the environment. As a result, an Environmental Impact Statement (EIS) is not required to comply with the State Environmental Policy Act (SEPA). A copy of the Determination of Nonsignificance (DNS) is enclosed. A 14-day comment period is required by the SEPA rules (WAC 197-11-340). A notice inviting comments will be published in the Federal Way Mirror, posted onsite, posted on the official public notification boards.of the city and public libraries, and mailed to all property owners within 300 feet of the site on February 2, 2018. At the end of the comment period, the department will determine if the DNS should be withdrawn, modified, or issued as proposed. All final determinations may be appealed within 21 days (February 23, 2018) following the comment deadline. No licenses, permits, or approvals will be issued until completion of the appeal period. Our decision not to require an EIS does not mean that the license, permit, or approval you are seeking from the city has been granted. Approval or denial of the proposal will be made by the appropriate administrative or legislative body vested with that authority. Mr. Greg Johnson Page 2 of 2 January 30, 2018 CLOSING Formal processing and review of your application will now begin. Technical review comments will follow at a latex date. Any questions concerning your SEPA application may be directed to me at 253-835-2638, or david. vandeweghe C-]a, cityo ffe deral\vay. com. Sincerely, Dave Van De Weghe, AICP Senior Planner enc: DNS c: Dan Balmelh, Barghausen, iir11 lli .ha hausrn.rnm File 18-100014-00-SE Doc. I.D. 77198 1 � CITY OF Federal Way May 29, 2018 iF L CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor Northstar Property Acquisition LLC Email: a'ohnsonlc mwarch.coni Greg Johnson 11275 South Sam Houston Pkwy West, Suite 200 Houston, TX 77031 RE: File #18-100013-00-UP; CONDITIONAL UP III APPROVAL Federal Way Off -Campus Emergency Department, 29805 Pacific Hwy S, Federal Way Dear Mr. Johnson: The Community Development Department has completed administrative land use review of the proposed Federal Way Off -Campus Emergency Department project located at 29805 Pacific Hwy South. The applicant proposes a single -story, 9,830 square -foot building. Associated site improvements and landscaping are included. The Process III Master Land Use (MLU) application submitted January 4, 2018, with subsequent resubmittals dated March 23, 2018 and May 3, 2018, is hereby conditionally approved based on the enclosed findings of fact, incorporated into this decision in full, and the following conclusions based on those facts: The proposal is consistent with the comprehensive plan; 2. The proposal is consistent with all applicable provisions of Federal Way Revised Code (F)A/RC); 3. The proposal is consistent with the public health, safety, and welfare; 4. The streets and utilities in the area of the subject property are adequate to serve the anticipated demand from the proposal; 5. The proposed access to the subject property is at the optimal location and configuration; and 6. Traffic safety impacts for all modes of transportation, both on and off site, are adequately mitigated. The remainder of this letter outlines the land use review process required for this particular site improvement; summarizes the State Environmental Policy Act (SEPA) process; lists conditions of the land use decision; and provides other procedural information. This land use decision does not authorize initiation of construction activities. Mr. Johnson May 29, 2018 Page 2 REVIEW PROCESS The site is within the Community Business (BC) zoning district. An emergency department is a permitted use in the BC zone pursuant to FWRC 19.220.010. The proposed use, not exempt from SEPA, is reviewed under Use Process III, Project Approval. The Director of Community Development makes a written decision on the application based on the criteria listed under FWRC 19.65.100. SEPA PROCESS The City of Federal Way issued a Determination of Nonsignificance (DNS) on February 1, 2018, pursuant to Washington Administrative Code (WAC) 197-11-355. Following review of the environmental checklist, the city determined the proposal would not have a probable significant adverse impact on the environment, an Environmental Impact Statement would not be required, and no SEPA based mitigation was necessary. CONDITIONS OF APPROVAL The following conditions are reasonably necessary to eliminate or minimize any undesirable effects of granting application approval. 1. Parking lots are not permitted as a stand-alone land use in the BC zoning district. Parcel 4042104- 9157 and Parcel #042104-9033 must be combined before any development permits can be issued. 2. Plans showing how the solid waste and recycling enclosure and gate complies with design and screening requirements of FWRC 19.125.050 (6) shall be submitted with the building permit plans. For the solid waste and recycling enclosure, a Basic Spill Prevention Plan is required with the building permit application. 4. 16th Avenue S is a Local Street planned as a Type "R" street, consisting of a 40-foot street with curb and gutter, 4-foot planter strip with street trees, 6-foot sidewalks, and streetlights in a 66-foot right-of-way (ROW). Assuming a symmetrical cross section, 3-foot ROW dedication is required as measured from the street centerline. 5. The applicant's signature is required on an LID Waiver of Protest for street improvements. BUILDING PERMIT REQUIREMENTS This Process III land use decision does not constitute a building permit, or authorize clearing/grading activities. Please find the enclosed Commercial Building Permit Checklist for submittal requirements specific to your project. If you have any questions regarding the building permit review, please contact the Permit Center at 253-835-2607, or permitcenter(d7cityoffederalwV.com. REQUESTS FOR CHANGE OF VALUATION Per FWRC 19.65.100(4)(i), affected property owners may request a change in valuation for property tax purposes, notwithstanding any program of revaluation. 18-100013-00-UP Doc. LD_ 77763 "qr. Johnson May 29, 2018 Page 3 APPROVAL DURATION Per FWRC 19.15.100.2, unless modified or appealed, the Process III decision is valid for five years from the date of issuance of the decision. Time extensions to the decision may be requested prior to the lapse of approval following the provisions listed in FWRC 19.15.110. The improvements must be substantially completed within the five-year time period, or the land use decision becomes void. APPEALS Per FWRC 19.05.360, the effective date of issuance is three calendar days following the date of this letter, or June 1, 2018. Pursuant to FWRC 19.65.120.1, this land use decision may be appealed by the applicant, any. person who submitted written comments or information, or any person who has specifically requested a copy of the decision. In compliance with FWRC 19.65.120.2, any appeal must be in the form of a letter delivered to the Community Development Department, with the established fee, and within 14 days after the effective date of issuance of this decision, or June 15, 2018. The appeal letter must contain a statement identifying the decision being appealed, along with a copy of the decision; a statement of the alleged errors in the director's decision, including identification of specific factual findings and conclusions of the director disputed by the person filing the appeal; and the appellant's name, address, telephone number and fax number, and any other information to facilitate communications with the appellant. The Federal Way Hearing Examiner will hear any appeals of the Process III decision. CLOSING This land use decision does not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. If you have any questions regarding this decision, please contact Dave Van De Weghe, Senior Planner, at 253- 835-2638, or david.vandeweghe@cityoffederalway.com. Sincerely, Brian Davis Community Development Director enc: Exhibit `A' Findings for Project Approval Commercial Building Permit Checklist Solid Waste and Recycling Enclosure Checklist c: Cristal Lozano, clozmo ri-t7l►arch cum Teresa Fortino, yni:rgirlfridavllcrif gln dI com Dan Balmelli, Barghausen Engineers, dbalmelli i� har �l�atlsen.canz Costa Philippides, cpU_iI des argh_�u�cn.con: Cole Elliott, Development Services Manager Erik Preston, Senior Traffic Engineer Peter Lawrence, Plans Examiner, via email Chris Cahan, South King Fire & Rescue, via email Brian Asbury, Lakehaven Water & Sewer District, via email 18-100013-00-UP Doc. I.D. 77763 Fl`�i:� CITY OF Federal Way EXHIBIT A Findings for Process III Site Plan Approval Federal Way Off -Campus Emergency Department File #18-100013-00-UP The Director of Community Development hereby makes the following findings pursuant to content requirements of the Process III written decision as set forth in Federal Way Revised Code (FWRC) 19.60.070. These findings are based on review of existing city documents and submitted items by the applicant received May 3, 2018. Proposal — The applicant proposes to construct a new 9,830 sq. ft. emergency care building. Associated landscaping and site improvements are also included. 2. Existing Conditions — The subject site is a used car dealership fronting Pacific Highway S. The site is bordered by South Dash Point Road to the north, Pacific Highway South to the east, Federal Way Motel to the south, and 16Ih Avenue South to the west. Site Plan Review Process — The project requires review under Process III, Project Approval. The Director of Community Development makes a written decision on the application based on the criteria listed under FWRC 19.65.100. 4. State Environmental Policy Act (SEPA) — Following review of the environmental checklist, the city determined the proposal would not have a probable significant adverse impact on the environment; an Environmental Impact Statement is not required. The City of Federal Way issued an Optional Determination of Nonsignificance (DNS) in conjunction with a Notice of Application on February 2, 2018. No appeals were received on the DNS and the SEPA determination was final on February 19, 2018. Public Notice — Pursuant to Process III regulations, a Notice of Land Use Application (NOA) and Optional SEPA DNS was published in the Federal Way Mirror, posted on the subject property, and displayed on the designated city notice boards on February 2, 2018. Notices were also mailed to property owners within 300 feet of the subject property. Bulk & Dimensional Requirements — Per FWRC 19.220.010, an emergency care facility in the BC zoning district requires the following minimum structural setbacks: 0 feet in the front; 0 feet on sides and rear. All setbacks are satisfied. No maximum lot coverage applies. The maximum height allowed per FWRC 19.220.010 for this use in the BC zone is 35 feet, with a potential increase up to 55 feet under certain conditions identified in note 1. The proposed building is approximately 25 feet tall. All building setback and height minimum standards of FWRC 19.220.010 are met. 7. Parking Requirements — Per FWRC 19.220.010, required parking is one parking space per 300 square feet of gross floor area (gfa). The proposed gfa is 9,830 square feet, for a total of 33 required parking spaces. The site plan depicts 33 parking spaces, which complies with FWRC 19.220.070. Landscaping — Per FWRC 19.125.060(6)(a) and (c), Type III landscaping five feet in width shall be provided along the perimeter of the site. The required landscaping is shown on the applicant's landscaping plans. In the parking area, 20 square feet of interior lot landscaping, per parking space, must be provided in accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type IV parking lot landscaping must be installed at the ends of all rows of parking and disbursed throughout the interior parking area. The site plan must list the specific size of each landscape island proposed for interior parking lot landscaping in order to verify the required calculation is provided. Landscape islands must be a minimum width of six feet between stalls and at the ends of rows. The proposal shows 33 parking stalls, requiring 660 square feet of parking lot landscaping. Over 6,000 square feet of parking lot landscaping is provided, thereby meeting the requirement. Clearing & Grading — An engineering permit (EN) and/or grading pen -nit (CO) will be required prior to any site clearing and grading. Clearing and grading activities will be reviewed for consistency with applicable standards set forth in FWRC Chapter 19.120. 10. Tree Retention/Replacement— Pursuant to FWRC 19.120.130, compliance with the city's tree density requirements in the BC zone (20 tree units per acre) requires a minimum of 34 tree units on the subject property's 1.7 acres. The tree retention plan shows 62 tree units, thereby meeting the requirement. 11. Critical Areas — The subject property is mapped as a geologically hazardous area (GHA), erosion hazard area. The site is largely flat and paved, with a slope along the west side grading downward from 16`" Ave South. The slope height is around 30 feet tall at the south end of the site and grades to about five feet tall at the north end. It is heavily vegetated and access is restricted by a fence. The new building and improvements as proposed will not intrude into the steep slope area. Pursuant to FWRC 19.145 Article II, the applicant submitted a geoteclinical engineering report by GeoEngineers dated September 29, 2017. Per FWRC 19.145.220, development activity on or within 50 feet of a geologically hazardous area is regulated by FWRC, and the Director may permit development activities on or within 50 feet of a GHA if the development will not be at risk due to the geologic hazard and will not lead to or create any increased slide, seismic or erosion hazard. The September 29, 2017, GeoEngineers report found no obvious signs of instability or water seepage on the face of the slope. Furthermore, subsurface exploration concluded soils are not susceptible to liquefaction. Therefore, as part of the Use Process III decision, the Director authorizes intrusion within 50 feet of the geologically hazardous area as allowed by FWRC 19.145.220(3). 12. Community Design Guidelines — The proposed building and site design complies with the minimum guidelines of FWRC Chapter 19.115, "Community Design Guidelines," as detailed below: a. Crime Prevention through Environmental Design (CPTED) Guidelines — The applicant submitted a CPTED checklist, which was reviewed by city staff. b. Site Design — The building is a high quality appearing design emphasizing rather than obscuring the topography. The building design includes a variety of colors, materials, modulations, planes, setbacks, articulation, canopies, etc. to create an aesthetic cohesiveness among the multi -colored facades. Findings for Process III Site Plan Approval 18-100013-00-UP/ Doc. I.D. 77762 Federal Way Off -Campus Emergency Department Page 2 The building facades meet the modulation, screening and articulation guidelines of FWRC 19.115.060 as follows: East facade (front): The building entrance is oriented toward the public street. The east facade includes modulation, canopies, and Type II landscape screening, as well as a tasteful variety of building materials, glass, articulation and colors. North facade: This side of the building is less than 60 feet in length and not subject to modulation requirements. West facade: This side of the building is not visible from the ROW due to a change in grade and not subject to modulation requirements. South facade: The facade includes modulation and Type II landscape screening, as well as a tasteful variety of building materials, glass, articulation and colors. C. Pedestrian Circulation and Public Spaces — The primary entrance to the building will be visible from Pacific Highway South. A pedestrian pathway from Pacific Highway S to the building entrance is incorporated into the site design. d. Commercial Service and Institutional Facilities — Service yard walls, enclosures, and similar accessory site elements shall be consistent with the primary building relative to architecture, materials, and colors. A trash/recycling enclosure is proposed and the enclosure plans include masonry walls with a gate of unspecified material. A condition of approval shall require the final plan to incorporate a gate design and material consistent with the building and site design, and plans showing the design complies with landscaping and screening requirements per FWRC 19.125.040 (4) & (5), and shall be specified on the building permit plans. A Basic Spill Prevention Plan is also required. See the enclosed Solid Waste/Recycling Enclosure Checklist for additional comments. e. BC Zoning District Guidelines — The parking lot is located adjacent to the right-of-way and maximizes pedestrian access and circulation as detailed in section (c), above. The entrance facade faces and is clearly recognizable from the right-of-way and incorporates transparent glass. Canopies have been incorporated in addition to glass and a variety of colors and materials. The building and site design meets the intent of the Community Design Guidelines in FWRC Chapter 19.115. 13. Rooftop Mechanical Equipment — Per FWRC 19.110.070, vents and similar appurtenances that extend above the roofline must be surrounded by a solid sight -obscuring screen that is integrated into the architecture of the building and obscures the view of the appurtenances from adjacent streets and properties. In accordance with adopted FWRC standards, final building plans shall indicate how any rooftop _equipment will be fully screened. 14. Lighting— The proposal includes outdoor lighting. Per FWRC 19.105.030(3), the applicant shall select, place, and direct light sources, both directable and nondirectable, so that glare produced by any light source, to the maximum extent possible, does not extend to adjacent properties, or to the right-of-way. In accordance with adopted FWRC standards, final building permit application plans shall include outdoor lighting plans meeting applicable FWRC standards. Findings for Process III Site Plan Approval 18-100013-00-UP/ Doc. I.D. 77762 Federal Way Off -Campus Emergency Department Page 3 15. Additional Permitting— Additional permitting is required for subsequent site development; none of which have been applied for at this time. 16. Street Frontage Improvements — The applicant has made a written request to the Public Works Director to modify, defer, or waive the required street improvements per FWRC 19.135.07. Per the April 12, 2018 approval letter, the following requirements shall apply: + 16th Avenue S is a Local Street planned as a Type "R" street, consisting of a 40-foot street with curb and gutter, 4-foot planter strip with street trees, 6-foot sidewalks, and streetlights in a 66-foot right-of-way (ROW). Assuming a symmetrical cross section, 3-foot ROW dedication is required as measured from the street centerline. • The applicant's signature is required on an LID Waiver of Protest for street improvements. 17. Transportation — Based on the submitted materials for 9,830 square feet of emergency care and credit for the existing 6,350 square feet of used car sales, the Institute of Transportation Engineers (ITE) Trip Generation - 1 Oth Edition, land use code 650 (Free -Standing Emergency Room) and 841 (Automobile Sales - Used), the proposed project is estimated to generate NO new weekday PM peak hour trips. Alternatively, the applicant may submit a site specific trip generation study for the proposed development. A concurrency permit is not required for this development project. Any concurrency permit application fees paid to date for this project will be refunded to the applicant. Based on the submitted materials for 9,830 square feet of emergency care, we do not anticipate any traffic impact fee. 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)). 18. Stormwater — The project will be required to meet the requirements of the 2016 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to that manual. Stormwater improvements are required that meet the Conservation Flow Control and Enhanced Basic Water Quality standards of the KCSWDM. Per the requirements of the KCSWDM, Best Management Practices (BMP's) must also be implemented to augment flow control. 19. Water/Sewer — Lakehaven Water and Sewer District is the water and sewer service provider. Lakehaven issued certificates of water and sewer availability dated December 19, 2017; certificates are valid for one year from the date of issuance. 20. Conditions of Approval — The following conditions of approval are attached to the Process III decision: a) Parking lots are not permitted as a stand-alone land use in the BC zoning district. Parcel #042104- 9157 and Parcel #042104-9033 must be combined before any development permits can be issued. b) Plans showing how the solid waste and recycling enclosure and gate complies with design and screening requirements of FWRC 19.125.050 (6) shall be submitted with the building permit plans. c) For the solid waste and recycling enclosure, a Basic Spill Prevention Plan is required with the building permit application. d) 16th Avenue S is a Local Street planned as a Type "R" street, consisting of a 40-foot street with curb and gutter, 4-foot planter strip with street trees, 6-foot sidewalks, and streetlights in a 66-foot Findings for Process III Site Plan Approval 18-100013-00-UP/ Doc. I.D. 77762 Federal Way Off -Campus Emergency Department Page 4 right-of-way (ROW). Assuming a symmetrical cross section, 3-foot ROW dedication is required as measured from the street centerline. e) The applicant's signature is required on an LID Waiver of Protest for street improvements. 21. Conclusion — As conditioned, the proposed site plan application has been determined to be consistent with the FWCP; with all applicable provisions of the FWRC; and with the public health, safety, and welfare. The streets and utilities in the area of the subject property are adequate to serve the anticipated demand from the proposal, and the proposed access to the subject property is at the optimal location and configuration for access. Traffic safety impacts are adequately mitigated. The proposed development is consistent with Process III, Project Approval, decisional criteria required under FWRC Chapter 19.65. Final construction drawings will be reviewed for compliance with specific regulations, conditions of approval, and other applicable city requirements. These findings shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Prepared by: Dave Van De Weghe, Senior Planner Date: May 29, 2018 Findings for Process III Site Plan Approval 18-100013-00-UP/ Doc. I.D. 77762 Federal Way Off -Campus Emergency Department Page 5 1�k CITY OF Way April 19, 2018 F I L r= CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor Northstar Property Acquisition LLC Email: 'ohnson(&wambsom Greg Johnson 11275 South Sam Houston Pkwy West, Suite 200 Houston, TX 77031 RE: File #18-100013-00-UP; UPHI TECHNICAL REVIEW COMMENTS #2 Federal Way Off -Campus Emergency Department, 29805 Pacific Hwy S, Federal Way Dear Mr. Johnson: The City is in receipt of your January 4, 2018, Use Process III application and March 23, 2018 resubmittal. The applicant proposes the construction of a one-story emergency care facility with associated site improvements. The application was determined to be complete on January 30, 2018. ADDITIONAL INFORMATION REQUESTED The following items are based on the second technical review of the Use Process III application. Please contact the staff member listed for further questions. Cole Elliott, Development Services Manager, Cole.Elliott(u4cityoffederalwa com The following are follow-up comments based upon the revised Land Use Process review. The submittal appears to be complete. Technical comments regarding the revision are presented below. Additional comments may be necessary once additional information has been prepared and submitted for the Commercial permit. SEPA Checklist 1. Revise Section B.1.e to reflect the modified cut/fill quantities now shown on Plan Sheet C4 of 8. 2. Revise Section B.3.b.1) and B.3.c.1) to reflect the changes now proposed for the stormwater treatment system. Preliminary Technical Information Report 1. Section 2.1 "Analysis of Eight Core Requirements" should state "Analysis of Nine Core Requirements." Please correct. 2. Core Requirement 9 must follow the steps of KCSWDM 1.2.9.4 or at the very least mention they will be fully examined in the future. 3. Section 2 appears to be missing Section 2.2 Analysis of the 5 Special Requirements. 4. Task 1, Exhibit E should be from the City of Federal Way Critical Areas maps, which are available on the City's web site. Mr. Johnson April 19, 2018 Page 2 Dave Van De Weghe, Senior Planner, da id.v inde►►v2heC ,cifyoffederalway.com 1. Community Design Guidelines — All building facades that are both longer than 60 feet and are visible from either a right-of-way or residential use or zone shall incorporate at least two of the four facade treatments listed in FWRC 19.115.060(2): a. Fagade modulation. b. Landscape screening. c. Canopy or arcade, minimum length 50 percent of the facade length. d. Pedestrian plaza. Note 41: The Southern building facade is subject to the above -listed requirements, as it is visible from the right-of-way and more than 60 feet in length. Add a second treatment. Note #2: The Eastern building facade is subject to the above -listed requirements, as it is visible from the right-of-way and more than 60 feet in length. Label the landscape screen as "Type II" on landscaping plans. 2. Pedestrian Circulation — Pedestrian pathways shall be provided from rights -of -way, bus stops, parking areas and any pedestrian plazas to primary building entrances, per FWRC 19.115.050(4). King County Metro Transit has identified an existing bus stop adjacent to this site on Pacific Hwy. S. a. Pedestrian pathways shall be clearly delincatcd by separate paved routes using a variation in color and texture, and shall be integrated with the landscape plan. Note # 1: Show the pathways on Landscaping plans. Note #2: Label variation in path texture. 3. Landscaping — Type III landscaping 5 ft. in width is required around the perimeter of the site per FWRC 19.125.060(6)(a) and (c). Sheet L1-4 shows Type IV landscaping around the southern property line (around proposed pond). Change this to Type III. 4. BLA — Please be advised, approval of a Boundary Line Adjustment is required prior to issuance of any development permits. Note: a lot line elimination is not available for commercial sites; please submit a BLA application instead. Erik Preston, PE, Public Works — Traffic, ei-ik.l)t-eston(iDeitvoffederalway,com 1. The throat length for the SR 99 driveway is approximately 38.5% increase driveway throat length to 40' as measured from face of curb to the edge of the parallel drive aisle per 10/6/17 pre-app summary letter. 2. Increase the SR 99 driveway width to 30' maximum to better serve ingress and egress from this higher speed roadway. This should still fit within the existing curb cut. CLOSING Please provide a revised site plan and landscaping plan with a project resubmittal sheet. If an applicant fails to provide additional information to the City pursuant to FWRC 19.15.050 within 180 days of being 18-100013-00-UP Doc, I.D. 77501 Mr. Johnson April 19, 2018 Page 3 notified that such information is required, the application will be deemed null and void and the City shall have no duty to process, review or issue any decisions with respect to such an application. When submitting the requested information, please provide five (5) copies of the revised drawing and a letter addressing each review comment. Sincerely, Dave Van De Weghe, AICP Senior Planner enc: Resubmittal Form c: Dan Balmelli, Barghausen Engineers, dbalmelli u.barghauscn.cont Cole Elliott, Development Services Manager Erik Preston, Senior Traffic Engineer Chris Cahan, South King Fire & Rescue, via email Brian Asbury, Lakehaven Water & Sewer District, via email 18-100013-00-UP Doc. I.D. 77501 N W10 Me Partnership COMMENT RESPONSE SHEET — #18-100013-00-UP Date: March 22, 2018 Location: Federal Way Off -Campus Emergency Department. 29805 Pacific Hwy S, Federal Way, WA 98003 Page: 2 of 2 MAR 2 3 2018 COMMI.iTfTy DELI OP .4 The following items are based on the initial technical review of the Use Process III application. Please contact the staff member listed for further questions. Dave Van De We he Senior Planner David.Vandeweghe@citvoffederaIway.com 01 "Community Design Guidelines — All building facades that are both longer than 60 feet and are visible from either a right -of way or residential use or zone shall incorporate at least two of the four facade treatments listed in FWRC 19.115.060(2). Elevations only show facade modulation; for each facade, include a second treatment from this list: a. Fagade modulation b. Landscape screening C. Canopy or arcade, minimum length 50 percent of the facade length. d. Pedestrian plaza." A) PWP RESPONSE: i. South elevation fa5ade does not face right-of-way. ii. North elevation does not have a 60-foot continuous facade. Elevation is broken with vestibule and entry canopy. iii. West elevation includes facade modulation and V-0" deep canopies with total len h neater than 50% of total facade length. iv. East elevation includes fa ade modulation and landscape screen consisting of TVpe II Landscape s annin 10'-6" from face of building to sidewalk pavement. 02 "Pedestrian Circulation — Pedestrian pathways shall be provided from rights -of -way, bus stops, parking areas and any pedestrian plazas to primary building entrances, per FWRC 19.115.050(4). King County Metro Transit has identified an existing bus stop adjacent to this site on Pacific Hwy. S. a. Provide pedestrian access from the building entrance to the bus stop via an ADA-compliant pedestrian path and/or sidewalk. b. Pedestrian pathways shall be clearly delineated by separate paved routes using a variation in color and texture, and shall be integrated with the landscape plan. C. Pedestrian walkways from the public sidewalk to the interior of the site must be at least 6-feet in width. A) PWP RESPONSE: i. Paved, V-0" wide, ADA compliant pedestrian pathway provided from bus stop to building entrance. Painted crosswalk marking provided at parking lot portion of pathway. File Tag: P:\18000s\18660\doc\2018-03-15 Civil Submittal\PW-UPIII Review Responses -BCE Edit-2018-03-22.doc CITY OF � Federal Way February 22, 2018 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www, cityoffederalway. com Jim Ferrell, Mayor Northstar Property Acquisition LLC Email: 9-iohnson(@Dwarch.com Greg Johnson 11275 South Sam Houston Pkwy West, Suite 200 Houston, TX 77031 RE: File #18-100013-00-UP; UPHI TECHNICAL REVIEW COMMENTS Federal Way Off -Campus Emergency Department, 29805 Pacific Hwy S, Federal Way Dear Mr. Johnson: The City is in receipt of your January 4, 2018, Use Process III application. The applicant proposes the construction of a one-story emergency care facility with associated site improvements. The application was determined to be complete on January 30, 2018. ADDITIONAL INFORMATION REQUESTED The following items are based on the initial technical review of the Use Process III application. Please contact the staff member listed for further questions. Cole Elliott, Development Services Manager, Cole.Elliott citvoffederaiway.com Geotechnical Engineering Services Report 1. On page 14 the geotechnical engineer expresses an opinion that low infiltration potential could limit the effectiveness of ponds or subsurface vaults. Why then does the stormwater designer believe they can infiltrate 100 percent of the storm flows? 2. •Page 14 also states that any pond should not be on top of or within 5 feet of glacial till. Therefore, substantial geotechnical investigation will be required within the proposed bioretention pond area prior to any potential acceptance of the proposed design. 3. None of the submitted soil borings taken were located within the proposed bioretention pond area. In addition it appears that all bores were done when the groundwater is traditionally at its lowest point. 4. Page 4 of report states that the design soil infiltration rate needs to be determined by additional field testing. 5. Per KCSWDM 5.2.1 design soil infiltration rate needs to include a groundwater mounding evaluation. Preliminary Technical Information Report 1. A comparison of the Existing Conditions Basin Map and the Conveyance Basin Map indicates the proposed bioretention pond is to be located almost exactly under the existing building. Is this the intent of the designer? 2. Section 2.0 Core Requirement No. 1 states that the existing system infiltrates the stormwater. The City cannot verify the validity of that statement; please provide support evidence. 3. Section 2.0 Core Requirement No. 4 time of concentration should be "10.0 minute initial" not "10.0 initial" as currently stated. Please correct. 4. Section 2.0 Core Requirement No 8 states that the Enhanced Water Quality Menu is being followed but bioretention isn't listed on the menu. Please clarify. 5. Section 2.0 Core Requirement No. 9 states that full infiltration is proposed. This appears to be directly contrary to the Geotechnical Report page 14. 6. Section 4.0 Mitigated Routing modeling should be amended to reflect actual field determined infiltration rates when submitted in the future. 7. Section 6.0 should include a groundwater mounding evaluation with future submittals. Preliminary Plan Set Sheet CI of 8 1. No Legend provided. Sheet C2 of 8 1. Current plan does not show any street frontage improvements along 16"' Ave S, Dash Point Road, or Pacific Highway South. Either show improvements or submit a Street Modification Request to the Public Works Director. 2. In accordance with Preapplication Summary letter, a 3-foot right-of-way dedication will be required along 16"' Avenue South. 3. There appears to be an existing UG Phone pedestal at the southwest corner of the proposed bioretention pond. This pedestal must be removed or relocated. 4. The plan sheet does not provide clear direction for removal of the existing water and sewer services from the bioretention pond area. Sheet C3 of 8 1. Clarify which catch basin protection detail is to be used at the existing catch basins. 2. Please clarify how stormwater gets from proposed sediment trap into bioretention pond. Sheet C4 of 8 1. Please provide cut/fill volumes. 2. Please provide a summary of the pervious and impervious surfacing proposed. 18-100013-00-UP Doc I D 77251 3. Please provide dimensions of the parking stalls and drive aisles being proposed. 4. Please identify the rectangular structure located near the proposed entrance off of Pacific Highway South. 5. Another rectangular structure appears near the entrance off of South Dash Point Road. Identify this also. 6. It is unclear whether the area north of the proposed bioretention pond is a localized low point or a bath tub. Please clarify. 7. It is unclear whether preliminary invert call outs at the bioretention pond are at the top of the soil mix or at the bottom of the pond excavation. 8. Water surface area at the overflow elevation must be equal to at least 5 percent of the impervious tributary area. 9. Per KCSWDM 5.2, a bioretention pond must have a pre -settling basin, pond or vault. Please modify the current design accordingly. 10. Per KCSWDM 5.2.1 a Spill Control Device should also be included. 11. There is an existing SDMH Type II downstream of bioretention pond which has an 18-inch concrete main coming in from the east. Please identify where this comes from and whether this main is still active. 12. Currently this design appears to propose a 2-foot fill of the pond prior to discharge at elevation 420.00 while the discharge pipe's (12-inch dia.) invert is 416.89. Is there any energy dissipation being proposed at the bottom of the overflow? Sheet CS of 8 1. Please examine the viability of the proposed pipe crossing between the 6-inch sanitary sewer and the 12-inch bioretention pond outlet. According to call outs there appears to be approximately 0.01-foot separation. This is well below the minimum clearance given on the detail located on Sheet C7 of 8. Sheet C6 of 8 1. Provide rock check dam detail which is called out on Sheet C3 of 8. 2. Where are Details D.2.1.5.G and D.2.1.5.11 used? Please remove if these details are not used within this design. 3. Erosion and Sediment Control Notes 7, 12 and 16 must be updated to reflect the current Development Standards. The City's Development Standards are available on the City's web site. Sheet C7 of 8 1. General Note 11 must be updated to current standards. The City's Development Standards are available on the City's web site. I8-100013-00-UP Doc. LD, 77251 2. Drainage Notes 2, 5 and 7 must be updated to current standards. Again, the City's Development Standards are available on the City's web site. Dave Van De Weghe, Senior Planner, david.vandewegheAcityoffederalway.com 1. Community Design Guidelines — All building facades that are both longer than 60 feet and are visible from either a right-of-way or residential use or zone shall incorporate at least two of the four facade treatments listed in FWRC 19.115.060(2). Elevations only show facade modulation; for each facade, include a second treatment from this list: a. Facade modulation. b. Landscape screening. c. Canopy or arcade, minimum length 50 percent of the facade length. d. Pedestrian plaza. 2. Pedestrian Circulation — Pedestrian pathways shall be provided from rights -of -way, bus stops, parking areas and any pedestrian plazas to primary building entrances, per FWRC 19.115.050(4). King County Metro Transit has identified an existing bus stop adjacent to this site on Pacific Hwy. S. a. Provide pedestrian access from the building entrance to the bus stop via an ADA-compliant pedestrian path and/or sidewalk. b. Pedestrian pathways shall be clearly delineated by separate paved routes using a variation in color and texture, and shall be integrated with the landscape plan. c. Pedestrian walkways from the public sidewalk to the interior of the site must be at least 6 ft. in width. 3. Landscaping — Type III landscaping 5 ft. in width is required around the perimeter of the site per FWRC 19.125.060(6)(a) and (c). Sheet L1-4 does not show the required landscaping around the southern property line (around proposed pond). 4. BLA — Please be advised, approval of a Boundary Line Adjustment is required prior to issuance of any development permits. Chris Cahan, South King Fire & Rescue, Chris.Cahan_(a)southkineiire.org 1. Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006 http:llsouthkingf ire.org/DocumentCenter/HomeNiew/24. The site plan did not provide detail to verify the following requirements: a. Maximum grades b. Angles of approach, departure and minimum ground clearance Brian Asbury, Lakehaven Water &Sewer District, basuury[a?lakehayen.org • Regarding the City's completeness review for the subject project/application, Applicant has completed and submitted to Lakehaven an application for Certificates of Availability & Lakehaven issued these Certificates on 12/19/17. However, no other application has been submitted to Lakehaven that is necessary to be able to determine the applicant's specific requirements for connection to Lakehaven's water system to serve the subject property. As previously noted, applicant will need to submit an application for either a Facilities Installation Agreement or a Developer Extension Agreement for Lakehaven to formally commence the water plan review process (sewer is simply a service connection to 18-100013-00-UP Doo_ JD. 77251 an existing, onsite sewer service line). 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. PUBLIC WORKS TRAFFIC DIVISION (Erik, Preston, PE, 253-835-2744, crik.hrestonpcityoflederalway.com) Transportation Concurrency Analysis (FWRC 19.90) 1. Based on the submitted materials for 9,600 square feet of emergency care and credit for the existing 6,350 square feet of used car sales, the Institute of Transportation Engineers (ITE) Trip Generation - 10"' Edition, land use code 650 (Free -Standing Emergency Room) and 841 (Automobile Sales - Used), the proposed project is estimated to generate NO new weekday PM peak hour trips. Alternatively, the applicant may submit a site specific trip generation study for the proposed development. 2. A concurrency permit is not required for this development project. Any concurrency permit application fees paid to date for this project will be refunded to the applicant. Transportation Impact Fees (TIF) (FWRC 19.91) Based on the submitted materials for 9,600 square feet of emergency care, we do not anticipate any traffic impact fee. 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)). 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. CLOSING Please provide a revised site plan and landscaping plan with a project resubmittal sheet. If an applicant fails to provide additional information to the City pursuant to FWRC 19.15.050 within 180 days of being notified that such information is required, the application will be deemed null and void and the City shall have no duty to process, review or issue any decisions with respect to such an application. When submitting the requested information, please provide five (5) copies of the revised drawing and a letter addressing each review comment. Sincerely, -1:221." '- Dave Van De Weg ie, AICP Senior Planner enc: Resubmittal Form c: Dan Balmelli, Barghausen Engineers, dbalrrmelli(Rbarehausen.com Cole Elliott, Development Services Manager Erik Preston, Senior Traffic Engineer Chris Cahan, South King Fire & Rescue, via email Brian Asbury, Lakehaven Water & Sewer District, via email 18-100013-00-UP Doa 1.D. 77251 COMMENT RESPONSE SHEET — #18-100013-00-UP W__i ki? Partnership Date: March 22, 2018 Page: 2 of 2 Location: Federal Way off -Campus Emergency Depart UBMIi'EU 29805 Pacific Hwy S, Federal Way, WA 98003 MAR 2 3 2018 COMMUNfTY DEV CPMENT The following items are based on the initial technical review of the Use Process III application. Please contact the staff member listed for further questions. Dave Van De We he Senior Planner ❑avid.Vandewe he cit offederalwa .cem 01 Community Design Guidelines —All building facades that are both longer than 60 feet and are visible from either a right -of way or residential use or zone shall incorporate at least two of the four facade treatments listed in FWRC 19.115.060(2). Elevations only show facade modulation; for each facade, include a second treatment from this list: a. Fagade modulation b. Landscape screening C. Canopy or arcade, minimum length 50 percent of the facade length. d. Pedestrian plaza." A) PWP RESPONSE: i. South elevation fa5ade does not face right-of-way. ii. North elevation does not have a 60-foot continuous facade. Elevation is broken with vestibule and entry canopy. iii. West elevation includes facade modulation and 6'-0" deepcanopies with total len h greater than 50% of total fa ade length. iv. East elevation includes f_aeade modulation and landsca a screen consistinz of Type II Landscape spanning 10'-6" from face of buildin to sidewalk avement. 02 Pedestrian Circulation — Pedestrian pathways shall be provided from rights -of -way, bus stops, parking areas and any pedestrian plazas to primary building entrances, per FWRC 19.115.050(4). King County Metro Transit has identified an existing bus stop adjacent to this site on Pacific Hwy. S. a. Provide pedestrian access from the building entrance to the bus stop via an ADA-compliant pedestrian path and/or sidewalk. b. Pedestrian pathways shall be clearly delineated by separate paved routes using a variation in color and texture, and shall be integrated with the landscape plan. C. Pedestrian walkways from the public sidewalk to the interior of the site must be at least 6-feet in width. A) PWP RESPONSE: i. Paved, 6'-0" wide, ADA compliant pedestrian pathway provided from bus stop to building entrance. Painted crosswalk marking provided at parking lot portion of pathway. 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Wcn �•-�a. a.�.c��aa� o� a � Ct 4j cd iz.pq b > 2 D PO LY. ram • � rl o r. 3 E 4 0 w CITY OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www.cityoffederalway.com DECLARATION OF DISTRIBUTION 1, 0+1t otv% Cr--, _ hereby declare, under penalty of perjury of the laws of the State of Washington, that a: L2 Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice d Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ❑ e-mailed and/or ©" posted to or at each of the attached addresses on �-cb 2018. Project Name�✓� File Number(s) (� - ��d - S 'r - I ®® l - - Signa Date 2A A P K:\CD Administration Files\Declaration of Distribution.doc/Last printed 2/1 /2018 9:43:00 AM Posted Sites: Federal Way City Hall: 33325 8th Ave South Federal Way Library: 34200 1 st Way South Federal Way 320th Library: 848 S. 320th St K:\CD Administration Files\Declaration of Distribution.doc/Last printed 2/1 /2018 9:43:00 AM DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 CITY OF 253-835-7000; Fax 253-835-2609 Federal Way www.dt offederclwa .com DECLARATION OF DISTRIBUTION 1, E. Tina Piety hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Land Use Decision Letter ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) 0 Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed 0 e-mailed and/or ❑ posted to or at each of the attached addresses on Janua 30 .2018. Project Name FW Off -Cam us Emergency Department File Number(s) 18-100014-00-SE & 18-1000013-00-UP Signature^ Date January 31, 2018 K:\CD Administration Files\Declaration of Distribution.doc/Last printed 1 /31 /201 S 9:01:00 AM CITY OF Federal Way NOTICE OF DETERMINATION OF NONSIGNIFICANCE (DNS) & NOTICE OF MASTER LAND USE APPLICATION Federal Way Off -Campus Emergency Department FEDERAL WAY FILE NOS: 18-100014-00-SE & 18-1000013-00-UP Proposal: Construction of a one-story emergency care center along with associated site improvements. Applicant: Dan Balmelli, Barghausen, 18215 72nd Avenue South, Kent, WA, 98032, agent representative. Project Location: 29805 Pacific Highway South, Federal Way, WA 98003 Date of Application: January 2, 2018 Date Determined Complete: January 30, 2018 Date of Notice of Application: February 2, 2018 Public Comments Due: February 19, 2018 Lead Agency: City of Federal Way — Community Development Department Staff Contact: Senior Planner Dave Van De Weghe, 253-835-2638 Sacajawea Park 99 Requested Decision and Other Permits Included with this Application: The applicant requests a Use Process III decision (file #18-100013-00-UP) issued by the Director of Community Development pursuant to Federal Way Revised Code (FWRC) Chapter 19.65. Additional permits and/or approvals in conjunction with the Use Process III decision include a threshold determination pursuant to State Environmental Policy Act (SEPA) Rules WAC 197-11 (file #18-100014-00-SE). Environmental Documents: Environmental Checklist, Geotechnical Engineering Report, and Technical Information Report. Development Regulations to Be Used for Project Mitigation: FWRC Title 14, "Environmental Policy"; Title 16, "Surface Water Management"; and Title 19, "Zoning and Development Code." Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations, including the FWRC, 2016 King County Surface Water Design Manual as amended by the City of Federal Way, and the Public Works Department Development Standards. Public Comment & Appeals: The official project file is available for public review at the Community Development Department (address below). Any person may submit written comments on the Use Process III application to the Director of Community Development by February 19, 2018. Only the applicant, persons who submit written documents to the director, or persons who specifically request a copy of the original decision may appeal the director's decision. Availability of File and Environmental Documents: The official project file and referenced environmental documents are available for public review during normal business hours at the Community Development Department, 2°d Floor / Permit Center, 33325 8th Avenue South, Federal Way, WA 98003 Published in the Federal Way Mirror February 2, 2018. File 18-100014-00-SE Doc, I.D. 77199 l Tina Piety From: Linda Mills <Imills@kentreporter.com> Sent: Tuesday, January 30, 2018 4:51 PM To: Tina Piety Subject: Re: Legal Notice Attachments: 2054691. PDF Hi Tina, I have received your notice (re: NDS Off -Campus Emergency Dept.) to be published in the Federal Way Mirror on Friday, February 2, 2018. Thank you, Linda 2054691 Linda Mills Legal/Public Notice Advertising - Obituary Representative Auburn, Bellevue, BothelllKenmore, Covington/Maple Valley/Black Diamond, Issaquah/Sammamish,Kent, Kirkland, Mercer Island, Redmond and Renton Reporters, Federal Way Mirror, Seattle, Weedly, Snoqualmie Valley Record, and Okanogan Valley Gazette -Tribune Direct:253-234-3506 internal:36027 Fax:253-437-6016 19426 68th Ave. S., Ste A, Kent, WA 98032 Map Print Rates Online Rates Media Kit Sound Info On Tue, Jan 30, 2018 at 12:51 PM, Tina Piety alwa .comma wrote: Hello Linda, Please publish the attached legal notice (FW Off -Campus Emergency Dept. DNS & NOA, 18-100014-00-SE) in Friday's (212118) Federal Way Mirror's issue. PIease furnish an affidavit of publication. This is for the Community Development account. Thank you, Tina E. Tina Piety, CAP -OM Administrative Assistant II e i+o� __ _ Federal Way CLASSIFIED ADVERTISING PROOF/RECEIPT Client: 93145 FWM Legals Phone: (253) 946-2890 Address: -- Federal Way, WA Ad # 794659 Requested By: Fax: Sales Rep.: Mills, Linda Phone: (253) 234-3506 lmills(q-,)kentreporter.com Fax: Class.: 9930 FW Legals Start Date: 02/02/2018 End Date: 02/02/2018 Nb. of Inserts: 1 PO #: Publications: Federal Way Mirror Paid Amount: $0.00 Balance: $0.00 Total Price: Pagel of 2 FWder ! V!,--y File 18.100014.00-SE Doc. I.D. 77199 NOTICE OF DETERMINATION OF NONSIGNIFICANCE (DNS) & NOTICE OF MASTER LAND USE APPLICATION Federal Way Off -Campus Emergency Department FEDERAL WAY FILE NOS:18-100014-00-SE & 18-1000013-00-UP Proposal: Construction of a one-story emergency care center along with associated site improvements. Applicant: Dan Balmelli, Barghausen,18215 72nd Avenue South, Kent, WA, 98032, agent representative. Project Location: 29805 Pacific Highway South, Federal Way, WA 98003 Date of Application: January 2, 2018 Date Determined Complete: January 30, 2018 Date of Notice of Application: February 2, 2018 Public Comments Due: February 19, 2018 Lead Agency: City of Federal Way —Community Development Department Staff Contact: Senior Planner Dave Van De Weghe, 253-835-2638 Requested Decision and Other Permits Included with this Application: The applicant requests a Use Process III decision (file #18-100013-00-UP) issued by the Director of Community Development pursuant to Federal Way Revised Code (FWRC) Chapter 19.65. Additional permits and/or approvals in conjunction with the Use Process III decision include a threshold determination pursuant to State Environmental Policy Act (SEPA) Rules WAC 197-11 (file #18-100014-00-SE). Environmental Documents: Environmental Checklist, Geotechnical Engineering Report, and Technical Information Report. Development Regulations to Be Used for Project Mitigation: FWRC Title 14, "Environmental Policy"; Title 16, "Surface Water Management"; and Title 19, "Zoning and Development Code." Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations, including the FWRC, 2016 King County Surface Water Design Manual as amended by the City of Federal Way, and the Public Works Department Development Standards. Public Comment & Appeals: The official project file is available for public review at the Community Development Department (address below). Any person may submit written comments on the Use Process III application to the Director of Community Development by February 19, 2018. Only the applicant, persons who submit written documents to the director, or persons who specifically request a copy of the original decision may appeal the director's decision. Availability of File and Environmental Documents: The official project file and referenced environmental documents are available for public review during normal business hours at the Community Development Department, 2nd Floor / Permit Center, 33325 8th Avenue South, Federal Way, WA 98003 Published in the Federal Way Mirror February 2, 2018. #2054691. T CITY OF FedeKA ral Way DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www.cityoffederolw.cy.com DECLARATION OF DISTRIBUTION 1, E. Tina Piece hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Land Use Decision Letter ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) 0 Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was Omailed ❑ faxed Oe-mailed and/or ❑ posted to or at each of the attached addresses on February 1 2018. Project Name FW Off -Campus Emergency Department File Number(s) Signature 19 Date February 1, 2018 K:\CD Administration Files\Declaration of Distribution.doc/Last printed 2/1 /2018 8:38:00 AM 41k CITY OF Federal Way NOTICE OF DETERMINATION OF NONSIGNIFICANCE (DNS) & NOTICE OF MASTER LAND USE APPLICATION Federal Way Off -Campus Emergency Department FEDERAL WAY FILE NOS: 18-100014-00-SE & 18-1000013-00-UP Proposal: Construction of a one-story emergency care center along with associated site improvements. Applicant: Dan Balmelli, Barghausen, 18215 72nd Avenue South, Kent, WA, 98032, agent representative. Project Location: 29805 Pacific Highway South, Federal Way, WA 98003 Date of Application: January 2, 2018 Date Determined Complete: January30, 2018 Date of Notice of Application: February 2, 2018 Public Comments Due: February 19, 2018 Lead Agency: City of Federal Way — Community Development Department Staff Contact: Senior Planner Dave Van De Weghe, 253-835-2638 Sacajawea Park Requested Decision and Other Permits Included with this Application: The applicant requests a Use Process III decision (file #18-100013-00-UP) issued by the Director of Community Development pursuant to Federal Way Revised Code (FWRC) Chapter 19.65. Additional permits and/or approvals in conjunction with the Use Process III decision include a threshold determination pursuant to State Environmental Policy Act (SEPA) Rules WAC 197-11 (file #18-100014-00-SE). Environmental Documents: Environmental Checklist, Geotechnical Engineering Report, and Technical Information Report. Development Regulations to Be Used for Project Mitigation: FWRC Title 14, "Environmental Policy"; Title 16, "Surface Water Management"; and Title 19, "Zoning and Development Code." Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations, including the FWRC, 2016 King County Surface Water Design Manual as amended by the City of Federal Way, and the Public Works Department Development Standards. Public Comment & Appeals: The official project file is available for public review at the Community Development Department (address below). Any person may submit written comments on the Use Process III application to the Director of Community Development by February 19, 2018. Only the applicant, persons who submit written documents to the director, or persons who specifically request a copy of the original decision may appeal the director's decision. Availability of File and Environmental Documents: The official project file and referenced environmental documents are available for public review during normal business hours at the Community Development Department, 2nd Floor / Permit Center, 33325 8th Avenue South, Federal Way, WA 98003 Published in the Federal Way Mirror February 2, 2018. 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'a22U V��-a NHH�HHI--HHHI-I- XTr�TTrTTTTT 00 00 ww0owmwwm XO U a Do00d Ln Ln,Ln p m T 10 r 1� 00 0 Ln O 0 0 0 0o Ln d Ln 4) �MM00 N N T p(D(D(D(D0000(D000000ao N N � CM O T C C) M (MU) pao T N MMO ILNN(�NNNNNNNN ()00000()OOd70Mc)N A O M N M N r N M z O O O O U J O O O O J O � rn Lo U J N CMMJ N J � I- ti J 0) rn�tirn1-Y 00 00 Y 00 Y (% g I`J � (n Ln Cr) Ln CO w U O J— W v I— N O Ln co rn T� v F' F- H Q U� W O r }}p HF- � _JQ �aCD(DC:) T00ZZ� �' of.6 Z �0 g (o U d-j UT I` (Ow w w d UUQ }} (na06 0m p>JDJD �> a a z 0 z 0 z � UQ J aa� LL Zp�zU)OZsxs06= LL z -i U J J� Lu N Y m Y Q Q Q z Q of W �0mIL of C� C7 a �Oa)F- wU�U�C7 wU)aYa=_ 2 Y�oWrnO6 dW WwmC) L-0OaJ 0 mau- 0a r-�Z awwazrnzW� Q z U- LL M N a cn (n (n `..L f- N 2 M� CD r O O M Ln Ln cM Ln M O Ln Ln Ln M CD Ln co T It Ln d' T Ln N Ln O Ln Ln X) Ln C) 0 Ln T M OONN zrnrnO OOOC)C:) OOOOOOOOOOOO rTrr ON OO O 0) dOOO I' �'IT IT O.rt 0 0 IT 0 0 '.q-F 0 Iq�Fa-Fa-F 0 0 0 C) d.rt 0 0 OO V O (,) r N T N r N T N V I- � I- V I- V ti � N V V ti N I` N N N m a In 0 q 0 't 0 "T O (o M (D (M (D co O m CD M (fl m (D cM O M (D (M O M O M O O O RE: File #18-100014-00-SE; FEDERAL WAY EMERGENCY DEPT., PAC HWY S DEPT OF ECOLOGY ENVIRONMENTAL REVIEW SEC PO BOX 47703 OLYMPIA WA 98504-7703 sepaunit aLeey_wa.gov MUCKLESHOOT INDIAN TRIBE FISHERIES DIVISION ENVIRONMENTAL REVIEWER 39015 172ND AVE SE AUBURN WA 98092 kwalteraa muckleshoct.ns.n.us CITY OF AUBURN 25 W MAIN ST AUBURN WA 98001 ksnvdera.d. a ubu rn.wa.us KENT CITY HALL PLANNING DEPT 220 4TH AVE S KENT WA 98032 planning kentwa_goy CITY OF DES MOINES 21630 11TH AVE S DES MOINES WA 98198 dlath rop(cDdesmoineswa.goy RAMON PAZOOKI WSDOT SOUTH KING COUNTY PO BOX 330310 SEATTLE WA 98133-9710 ramin. pazooki(aDwsdot.wa.gov BRANDON REYNON PUYALLUP TRIBE OF INDIANS HISTORIC PRESERVATION DEPT 3009 E PORTLAND AVE TACOMA WA 98404 bra ndon.re non u allu tribe.com CITY OF PACIFIC BUILDING & PLANNING 100 THIRD AVE SE PACIFIC WA 98047 idodne{o�ci. pacifcc.wa.us CITY OF TACOMA 747 MARKET ST STE 345 TACOMA WA 98402-3769 shirle .schultz ci.tacoma.wa.us DENNIS LEWARCH THP OFFICE SUQUAMISH TRIBE 18490 SUQUAMISH WAY SUQUAMISH, WA 98392 d lewarch(a)su4uamish. nsn.us GARY KRIEDT KING CO ROADS DIVISION KING COUNTY TRANSIT DIV COUNTY ROADS ENGINEER ENV PLANNING MS KSC-TR-0431 155 MONROE AVE NE 201 S JACKSON ST RENTON WA 98056 SEATTLE WA 98104-3856 maint.roads kin count . ov a .kriedt kin count . ov TINA VASLET KING CO TRANSPORTATION PIERCE TRANSIT 201 S JACKSON ST KSC-TR-0815 3701 96TH ST SW SEATTLE WA 98104 LAKEWOOD WA 98499 Harold.tanipuchi@kin count - ov tvaslet@olercetransit,org gcy 9� PIERCE CO PW & UTILITIES 2702 S 42"D ST STE 628 TACOMA WA 98409 bzieg1e@cg.pjerce.wa.us SOUTH KING FIRE & RESCUE 31617 1 ST AVE S FEDERAL WAY WA 98003 chris.cahan-southkingfire.org WA ST DEPT TRANSPORTATION PO BOX 47300 OLYPIA WA 98504 h customerservice wsdot.wa. ov JAMEY TAYLOR DNR SEPA CENTER PO BOX 47015 OLYMPIA WA 98504 sepacenter@dnr.wa.gov PUBLIC WORKS DIRECTOR ALGONA CITY HALL 402 WARDE ST ALGONA WA 98001-8505 F)Ianner@citvofalciona.com LAURA MURPHY TRIBAL ARCHEOLOGIST MUCKLESHOOT INDIAN TRIBE 39015 172ND AVE SE AUBURN WA 98092 Laura. mur h muckieshoot.nsn.us CITY OF EDGEWOOD 2224 104TH AVE E EDGEWOOD WA 98372-1513 citvhall@cityofedgewood.org STEVE FRIDDLE CITY OF FIFE 5411 23" STE FIFE WA 98424 sfriddIe cit offifa.or BRIAN ASBURY LAKEHAVEN WATER & SEWER PO BOX 4249 FEDERAL WAY WA 98063 basbury(cNakehayen.org BEN HAN TRANSIT PLANNER KING COUNTY METRO MS KSC-TR-0413 401 S JACKSON ST SEATTLE WA 98104 via nsreview kin count . ov Doc I D 77220 18-100014-00-SE VICTOR NOVELO PIERCE CO PLNG & LAND SVCS METRO TRANSIT CENTURY LINK 2401 S 35TI ST #2 201 S JACKSON ST KSC-TR-0324 COMMUNICATIONS TACOMA WA 98409 SEATTLE WA 98104 2510 84T" ST S STE 18 aclarkOco.aiercemams Custom er.commentsCl-kingcounty. oy LAKEWOOD WA 98499 Victor. novelo(okenturyiink.com KRISTI KYLE PERRY WEINBERG PSE REGIONAL STRUCTURE SOUND TRANSIT OSP ENGINEERING BOX 97034 401 S JACKSON ST AT&CABLE MAINTENANCE AT&TPO BELLEVUE WA 98009 SEATTLE WA 98104-2826 RD NE STE 130 REDMONDWILLOWSWA 98052 RED kristina.kyle apse.com perry.weinberg@soundtransit.org J TODD SCOTT MICHAEL HOUSER JERRY STEELE KING COUNTY HISTORIC DEPT OF ARCHAEOLOGY & COMCAST CABLE COMM PRESERVATION HISTORIC PRESERVATION 4020 AUBURN WAY N 201 S JACKSON ST, SUITE 700 PO BOX 48343 AUBURN WA 98002 SEATTLE, WA 98104 OLYMPIA, WA 98504-8343 Todd.Scott{a}kingcounty. ov_ michael.hauseradahp.wa.gov 18-10001�-00-SE Doc, LD. 77220 4��,H•�1[!S M CIVIL ENGINEERING, LAND PLANNING, SURVEYING 2 RECEIVED yea ( may. May 2, 2018 r�NG ENGIN�'ry MAY 0 3 2018 Dave Van De Weghe, AICP CfTY OF FEDERAL WAY Senior Planner COMMUNfTY DEVELOPMENT City of Federal Way City Hall RESUBMITTED 33325 - 8th Avenue South Federal Way, WA 98003-6325 MAY 0 3 2018 RE: Responses to Technical Review Comments #2- Use Process III Application GOMMIUNNrY FEDERAL ELOPMENT Federal Way Off -Campus Emergency Department File #18-100013-00-UP, 29805 Pacific Highway South Our Job No. 18660 Dear Dave: We have revised the plans and technical documents for the above -referenced project in accordance with your Technical Review Comments No. 2 letter dated April 19, 2018. Enclosed are the following documents for your review and approval: 1. One (1) each Resubmittal Form 2. Five (5) each revised SEPA Checklist (Changes in Italics) 3. Five (5) each revised Architectural Site Plan 4. Five (5) each revised Architectural Building Elevations 5. Five (5) sets revised Civil Engineering Design Plans 6. Five (5) sets revised Landscape Planting Plans 7. Four (4) each revised Technical Information Report 8. One (1) each CD Containing PDF Files The following outline provides each of your comments in italics, along with a narrative response describing how each comment was addressed: Cole Elliott, Development Services Manager, Cole.Elliott@cit offederalwa .cam The following are follow-up comments based upon the revised Land Use Process review. The submittal appears to be complete. Technical comments regarding the revision are presented below. Additional comments may be necessary once additional information has been prepared and submitted for the Commercial permit. 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES • TUMWATER, WA • KLAMATH FALLS, OR • LONG BEACH, CA • ROSEVILLE, CA • SAN DIEGO, CA www.barghausen.com Dave Van De Weghe, AICP Senior Planner City of Federal Way City Hall -2- May 2, 2018 SEPA Checklist 1. Revise Section B. 1.e to reflect the modified cut/fill quantities now shown on Plan Sheet C4 of 8. Response: The cut and fill quantities in this section have been updated per the most recent plans. 2. Revise Section B.3.b.1) and B.3.c.1) to reflect the changes now proposed for the stormwater treatment system. Response: All information in the SEPA checklist has been updated to reflect the change from a bioretention pond to a detention pond with a Modular Wetland System for water quality as shown on the revised civil engineering design plans. Preliminary Technical Information Report Section 2.1 "Analysis of Eight Core Requirements" should state "Analysis of Nine Core Requirements." Please correct. Response: This typographical error has been corrected. 2. Core Requirement 9 must follow the steps of KCSWDM 1.2.9.4 or at the very least mention they will be fully examined in the future. Response: The language describing Core Requirement 9 has been revised to show how the steps outlined in KCSWDM 1.2.9.4 were followed and that a detention pond was necessary due to the low infiltration potential of the site. 3. Section 2 appears to be missing Section 2.2 Analysis of the 5 Special Requirements. Response: The missing section has been added into the report as requested. 4. Task 1, Exhibit E should be from the City of Federal Way Critical Areas maps, which are available on the City's web site. Response: Exhibit E has been revised per City of Federal Way Critical Areas Map information. Dave Van De Weghe, Senior Planner, david.vandewegher:Pcityoffederalway.com 1. Community Design Guidelines — All building facades that are both longer than 60 feet and are visible from either a right-of-way or residential use or zone shall incorporate at least two of the four facade treatments listed in FWRC 19.115.060(2): a. Facade modulation. b. Landscape screening. c. Canopy or arcade. minimum length 50 percent of the facade length. d. Pedestrian plaza. Dave Van De Weghe, AICP Senior Planner City of Federal Way City Hall -3- May 2, 2018 Note #1: The Southern building facade is subject to the above -listed requirements, as it is visible from the right-of-way and more than 60 feet in length. Add a second treatment. Note #2: The Eastern building facade is subject to the above -listed requirements, as it is visible from the right-of-way and more than 60 feet in length. Label the landscape screen as "Type 11" on landscaping plans. Response: The building elevations have been revised and the landscaping has been modified. 2. Pedestrian Circulation —Pedestrian pathways shall be provided from rights -of -way, bus stops, parking areas and any pedestrian plazas to primary building entrances, per FWRC 19.115.050(4). King County Metro Transit has identified an existing bus stop adjacent to this site on Pacific Hwy. S. a. Pedestrian pathways shall be clearly delineated by separate paved routes using a variation in color and texture, and shall be integrated with the landscape plan. Note #1: Show the pathways on Landscaping plans. Note #2. Label variation in path texture. Response: A pedestrian pathway is now shown on the plans between the public right-of-way in SR-99 and the revised site. 3. Landscaping — Type Ill landscaping 5 ft. in width is required around the perimeter of the site per FWRC 19.125.060(6)(a) and (c). Sheet L 1-4 shows Type IV landscaping around the southern property line (around proposed pond). Change this to Type lll. Response: The landscape type has been revised as requested. 4. BLA — Please be advised, approval of a Boundary Line Adjustment is required prior to issuance of any development permits. Note: a lot line elimination is not available for commercial sites; please submit a BLA application instead. Response: A Boundary Line Adjustment application will be submitted under separate cover for this development. Erik Preston, PE, Public Works — Traffic, erik.Preston gcitvoffederalwau com 1. The throat length for the SR 99 driveway is approximately38.5, increase driveway throat length to 40' as measured from face of curb to the edge of the parallel drive aisle per 1016117 pre-app summary letter. Response: The throat length for the SR-99 driveway has been revised to 40-foot, per the updated site plan. Dave Van De Weghe, AICP Senior Planner City of Federal Way City Hall -4- May 2, 2018 2. Increase the SR 99 driveway width to 30' maximum to better serve ingress and egress from this higher speed roadway. This should still fit within the existing curb cut. Response: The width of the SR-99 driveway has been increased to 30-foot, per the updated site plan. We believe that the above responses, together with the enclosed revised plans and technical documents, address all of the comments in your Technical Review Comments #2 letter dated April 29, 2018. Please review and approve the enclosed at your earliest convenience. If you have questions or need additional information, please do not hesitate to contact me at this office. Thank you. Sincerely, Costa Philippides, P.E. Senior Project Engineer CP/dm 18660c.003.docx enc: As Noted cc: Greg Johnson, PhiloWilke Partnership Daniel K. Balmelli, Barghausen Consulting Engineers, Inc. Josh Towne, Barghausen Consulting Engineers, Inc. Betsy Dyer, Barghausen Consulting Engineers, Inc. March 23, 2018 CIVIL ENGINEERING, LAND PLANNING, SURVEYING RESUBMITTED Dave Van De Weghe, AICP Senior Planner MAR 2 3 2018 City of Federal Way City Hall CfTY OF COMMUNNTTTYFDEV DRAL EVELOPMENT Ay 33325 8th Avenue South Federal Way, WA 98003-6325 RE: Responses to Technical Review Comments - Use Process III Application Federal Way Off -Campus Emergency Department 29805 Pacific Highway South, Federal Way, Washington 98003 City of Federal Way File No. 18-100013-00-UP Our Job No. 18660 Dear Dave: We have revised the plans and technical documents for the above -referenced project in accordance with your comment letter dated February 22, 2018. Enclosed are the following documents for your review and approval: 1. Five (5) each revised Architectural Site Plan 2. One (1) each Response Letter for Architectural Comments prepared by PhiloWilke Partnership 3. Five (5) sets revised Preliminary Civil Engineering and Landscape Design Plans 4. Four (4) each revised Preliminary Technical Information Report, including Downstream Analysis 5. One (1) each Street Modification Request Letter 6. One (1) each CD containing PDF Document Files The following outline provides each of your comments in italics, along with a narrative response describing how each comment was addressed: Cole Elliott, Development Services Manager, Cole.Elliott@cityoffederalway.com Geotechnical Engineering Services Report 1. On page 14 the geotechnical engineer expresses an opinion that low infiltration potential could limit the effectiveness of ponds or subsurface vaults. Why then does the stormwater designer believe they can infiltrate 100 percent of the storm flows? Response: The proposed design has been revised so that all storm water is now directed to a detention pond and then discharges to the existing storm system. 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES • TUMWATER, WA • KLAMATH FALLS, OR • LONG BEACH, CA • ROSEVILLE, CA • SAN DIEGO, CA www.barghausen.com Dave Van De Weghe, AICP Senior Planner City of Federal Way March 22, 2018 City Hall -2- 2. Page 14 also states that any pond should not be on top of or within 5 feet of glacial till. Therefore, substantial geotechnical investigation will be required within the proposed bioretention pond area prior to any potential acceptance of the proposed design. Response: As the proposed pond is now a detention pond and will not rely on infiltration, the statement from the geotech report for the 5-foot separation does not apply. 3. None of the submitted soil borings taken were located within the proposed bioretention pond area. In addition it appears that all bores were done when the groundwater is traditionally at its lowest point. Response: The proposed design has been revised so that all storm water is now directed to a detention pond. 4. Page 4 of report states that the design soil infiltration rate needs to be determined by additional field testing. Response: The proposed design has been revised so that all storm water is now directed to a detention pond and therefore, infiltration testing will not be required. 5. Per KCSWDM 5.2.1 design soil infiltration rate needs to include a groundwater mounding evaluation. Response: The proposed design has been revised so that all storm water is now directed to a detention pond as the expected infiltration rate of the site is too low to be feasible for design. Preliminary Technical Information Report 1 A comparison of the Existing Conditions Basin Map and the Conveyance Basin Map indicates the proposed bioretention pond is to be located almost exactly under the existing building. Is this the intent of the designer? Response: The proposed design has been revised so that all storm water is now directed to a detention pond which will be located in the area of the existing building. 2. Section 2.0 Core Requirement No. 1 states that the existing system infiltrates the stormwater. The City cannot verify the validity of that statement; please provide support evidence. Response: This section has been revised to state that storm water is currently collected by an existing system on site. 3. Section 2.0 Core Requirement No. 4 time of concentration should be "10.0 minute initial' not "10.0 initial" as currently stated. Please correct. Response: This typographical error has been corrected. Dave Van De Weghe, AICP Senior Planner City of Federal Way City Hall -3- March 22, 2018 4. Section 2.0 Core Requirement No 8 states that the Enhanced Water Quality Menu is being followed but bioretention isn't listed on the menu. Please clarify. Response: The design has been revised so that enhanced water quality treatment is now being provided by a Modular Wetland System. 5. Section 2.0 Core Requirement No. 9 states that full infiltration is proposed. This appears to be directly contrary to the Geotechnical Report page 14. Response: The proposed design has been revised so that all storm water is now directed to a detention pond as infiltration has been deemed to not be feasible. 6. Section 4.0 Mitigated Routing modeling should be amended to reflect actual field determined infiltration rates when submitted in the future. Response: The proposed design has been revised so that all storm water is now directed to a detention pond as the geotech engineer has determined that infiltration will not be feasible. 7. Section 6.0 should include a groundwater mounding evaluation with future submittals. Response: As infiltration is no longer proposed, groundwater mounding should not be an issue. Preliminary Plan Set Sheet C1 of 8 1. No Legend provided. Response: A legend has been added to the cover sheet per this comment. Sheet C2 of 8 1. Current plan does not show any street frontage improvements along 16th Ave S, Dash Point Road, or Pacific Highway South. Either show improvements or submit a Street Modification Request to the Public Works Director. Response: A street modification request is being submitted to the Public Works Director and a copy is included with the package. 2. In accordance with Preapplication Summary letter, a 3-foot right-of-way dedication will be required along 16th Avenue South. Response: The required 3-foot right-of-way dedication is now shown on the plans. 3. There appears to be an existing UG Phone pedestal at the southwest corner of the proposed bioretention pond. This pedestal must be removed or relocated. Response: A callout has been added to sheet C2 labeling this pedestal to be removed. Dave Van De Weghe, AICP Senior Planner City of Federal Way March 22, 2018 City Hall -4- 4. The plan sheet does not provide clear direction for removal of the existing water and sewer services from the bioretention pond area. Response: Additional information has been added to the callouts on this sheet specifying the extents to where each utility is to be removed. Sheet C3 of 8 1. Clarify which catch basin protection detail is to be used at the existing catch basins. Response: Catch basin protection detail 13.2.1.5.E will be used; detail D.2.1.5.E has been removed from the plans. 2. Please clarify how stormwater gets from proposed sediment trap into bioretention pond. Response: As the plan has been revised to utilize a detention pond, said detention pond will be used as the TESC pond and the sediment trap has been removed. Sheet C4 of 8 1. Please provide cull volumes. Response: Estimated cut and fill volumes have been added to sheet C4 per this comment. 2. Please provide a summary of the pervious and impervious surfacing proposed. Response: Pervious and impervious surface areas are now listed on sheet C4. 3. Please provide dimensions of the parking stalls and drive aisles being proposed. Response: Proposed parking stall and drive aisle dimensions and now labeled per this comment. 4. Please identify the rectangular structure located near the proposed entrance off of Pacific Highway South. Response: The rectangular structure was a planter area within the existing asphalt that will be removed. It is no longer shown after the existing conditions and demolition sheet. 5. Another rectangular structure appears near the entrance off of South Dash Point Road. Identify this also. Response: The structure is a transformer and utility vault which will remain and is now labeled. Dave Van De Weghe, AICP Senior Planner City of Federal Way March 22, 2018 City Hall -5- 6. It is unclear whether the area north of the proposed bioretention pond is a localized low point or a bath tub. Please clarify. Response: This structure is an existing planter which will be removed. It is no longer shown after the existing conditions and demolition sheet. 7. It is unclear whether preliminary invert call outs at the bioretention pond are at the top of the soil mix or at the bottom of the pond excavation. Response: The proposed design has been revised so that all storm water is now directed to a detention pond. All elevations relevant to the design of the detention pond have been labeled. 8. Water surface area at the overflow elevation must be equal to at least 5 percent of the impervious tributary area. Response: The maximum water surface of the detention pond is equal to 19.1 % of the proposed impervious surface. 9. Per KCSWDM 5.2, a bioretention pond must have a pre -settling basin, pond or vault. Please modify the current design accordingly. Response: The proposed design has been revised so that all storm water is now directed to a detention pond with one -foot of sediment storage. Treatment will be provided by a modular wetland after detention. 10. Per KCSWDM 5.2.1 a Spill Control Device should also be included. Response: Per the revised design, a Modular Wetland System is now included for water quality treatment which will provided sufficient spill control. 11. There is an existing SDMH Type 11 downstream of bioretention pond which has an 18-inch concrete main coming in from the east. Please identify where this comes from and whether this main is still active. Response: This line appears to come from the property on the other side of Pacific Highway and will remain active during and after construction. 12. Currently this design appears to propose a 2-foot fill of the pond prior to discharge at elevation 420.00 while the discharge pipe's (12-inch dia.) invert is 416.89. Is there any energy dissipation being proposed at the bottom of the oven7ow? Response: Per the revised design, outflow from the detention pond will now occur through a control structure. Dave Van De Weghe, AICP Senior Planner City of Federal Way March 22, 2018 City Hall -6- Sheet C5 of 8 1. Please examine the viability of the proposed pipe crossing between the 6-inch sanitary sewer and the 12-inch bioretention pond outlet. According to call outs there appears to be approximately 0.01-foot separation. This is well below the minimum clearance given on the detail located on Sheet C7 of 8. Response: This pipe crossing has been revised to provide greater clearance. All utility crossings are now labeled on Sheet C5. Sheet C6 of 8 1. Provide rock check dam detail which is called out on Sheet C3 of 8. Response: A rock check dam detail has been added to sheet C6 per this comment. 2. Where are Details D.2.1.5.G and D.2.1.5.1-1 used? Please remove if these details are not used within this design. Response: These details will not be used and have been removed from the plans. 3. Erosion and Sediment Control Notes 7, 12 and 16 must be updated to reflect the current Development Standards. The City's Development Standards are available on the City's web site. Response: All notes have been updated to reflect the most current city standards. Sheet C7 of 8 1. General Note 11 must be updated to current standards. The City's Development Standards are available on the City's web site. Response: All notes have been updated to reflect the most current city standards. 2. Drainage Notes 2, 5 and 7 must be updated to current standards. Again, the City's Development Standards are available on the City's web site. Response: All notes have been updated to reflect the most current city standards. Dave Van De Weghe, Senior Planner, david.vandeweghe@cityoffederalway.com 1. Community Design Guidelines — All building facades that are both longer than 60 feet and are visible from either a right-of-way or residential use or zone shall incorporate at least two of the four facade treatments listed in FWRC 19.115.060(2). Elevations only show facade modulation; for each facade, include a second treatment from this list. a. Facade modulation. b. Landscape screening. Dave Van De Weghe, AICP Senior Planner City of Federal Way March 22, 2018 City Hall -7- c. Canopy or arcade, minimum length 50 percent of the facade length. d. Pedestrian plaza. Response: Please refer to the response letter prepared by PhiloWilke Partnership and included with this package. 2. Pedestrian Circulation — Pedestrian pathways shall be provided from fights -of -way, bus stops, parking areas and any pedestrian plazas to primary building entrances, per FWRC 19.115.050(4). King County Metro Transit has identified an existing bus stop adjacent to this site on Pacific Hwy. S. a. Provide pedestrian access from the building entrance to the bus stop via an ADA- compliant pedestrian path and/or sidewalk. b. Pedestrian pathways shall be clearly delineated by separate paved routes using a variation in color and texture, and shall be integrated with the landscape plan. c. Pedestrian walkways from the public sidewalk to the interior of the site must be at least 6 ft. in width. Response: Please refer to the response letter prepared by PhiloWilke Partnership and included with this package. 3. Landscaping — Type 111 landscaping 5 ft. in width is required around the perimeter of the site per FWRC 19.125.060(6)(a) and (c). Sheet L1-4 does not show the required landscaping around the southern property line (around proposed pond). Response: Type III landscape, 5-foot in width has been added to the perimeter of the site per FWRC 19.125.060(6)(a) and (c). Sheets 1-1-4 now shows the required landscape around the southern property line (around proposed pond). 4. BLA — Please be advised, approval of a Boundary Line Adjustment is required prior to issuance of any development permits. Response: Comment acknowledged. A lot line elimination is currently being prepared and will be submitted to the city under separate cover. Chris Cahan, South King Fire & Rescue, Chris.Cahan@southkingfire.org 1. Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006 http://southkingfire.org/DocumentCenter/Homelviewl24. The site plan did not provide detail to verify the following requirements: a. Maximum grades Response: Additional slope information has been added to the drive aisle around the building. Maximum grade will not exceed 5 percent. Dave Van De Weghe, AICP Senior Planner City of Federal Way March 22, 2018 City Hall -8- b. Angles of approach, departure and minimum ground clearance Response: The site has been designed to be relatively flat with grades not to exceed 5 percent. Brian Asbury, Lakehaven Water & Sewer District, basburvtiiilakehaven.ore Regarding the City's completeness review for the subject projectlapplication, Applicant has completed and submitted to Lakehaven an application for Certificates of Availability & Lakehaven issued these Certificates on 12/19/17. However, no other application has been submitted to Lakehaven that is necessary to be able to determine the applicant's specific requirements for connection to Lakehaven s water system to serve the subject property. As previously noted, applicant will need to submit an application for either a Facilities installation Agreement or a Developer Extension Agreement for Lakehaven to formally commence the water plan review process (sewer is simply a service connection to an existing, onsite sewer service line). Lakehaven encourages ownersldeveloperslapplicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-designlplanning phase to avoid delays in overall project development. Response: Comment acknowledged. Applications are being prepared for a Facilities Installation Agreement. PUBLIC WORKS TRAFFIC DIVISION (Erik, Preston, PE, 253-835-2744, erik.preston@cityoffedera/way com) Transportation Concurrency Analysis (FWRC 19.90) 1. Based on the submitted materials for 9,600 square feet of emergency care and credit for the existing 6,350 square feet of used car sales, the Institute of Transportation Engineers (ITE) Trip Generation — 10th Edition, land use code 650 (Free -Standing Emergency Room) and 841 (Automobile Sales - Used), the proposed project is estimated to generate NO new weekday PM peak hour trips. Alternatively, the applicant may submit a site specific trip generation study for the proposed development. Response: Comment acknowledged. 2. A concurrency permit is not required for this development project. Any concurrency permit application fees paid to date for this project will be refunded to the applicant. Response: Comment acknowledged. Transportation Impact Fees (TIF) (FWRC 19.91) Based on the submitted materials for 9,600 square feet of emergency care, we do not anticipate any traffic impact fee. 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)). For a change in use for which no building permit is Dave Van De Weghe, AICP Senior Planner City of Federal Way March 22, 2018 City Hall -9- 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. Response: Comment acknowledged. CLOSING Please provide a revised site plan and landscaping plan with a project resubmiital sheet. If an applicant fails to provide additional information to the City pursuant to FWRC 19.15.050 within 180 days of being notified that such information is required, the application will be deemed null and void and the City shall have no duty to process, review or issue any decisions with respect to such an application. Response: Comment acknowledged. We believe that the above responses, together with the enclosed revised plans and technical documents, address all of the comments in your letter dated February 22, 2018. Please review and approve the enclosed at your earliest convenience. If you have questions or need additional information, please do not hesitate to contact me at this office. Thank you. Sincerely, f r • Costa Philippides, P.E. Senior Project Engineer CP/lb 18660c.002.doc enc: As Noted cc: Greg Johnson, PhiloWilke Partnership Daniel K. Balmelli, Barghausen Consulting Engineers, Inc. Betsy Dyer, Barghausen Consulting Engineers, Inc. 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