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12-102783
CITY OF Federal Way July 19, 2012 John Elswick 1717 South "J" Street Tacoma, WA 98405 CITY HALLFILE 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www cityoffederalway. com Re: File #12-102783-00-PC, PREAPPLICATION CONFERENCE SUMMARY St. Francis Ambulatory Care Center, 34515 9`h Avenue South, Federal Way Dear Mr. Elswick: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held July 12, 2012. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Utility District and South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Matthew Herrera, 253-835-2638, matt.herrera@cityoffederalway.com. For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION Proposed 100,800 sf ambulatory care center building on the St. Francis Hospital campus. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. ■ Planning Division Outright height is limited to 35 feet. See available options in item #8. A . Elswft July 19, 2012 Page 2 Public Works Development Services Division The requirements outlined in the 2009 King County Surface Water Design -Manual (KCSWDM) and FWRC 19.30.120, "Nonconforming Water Quality Improvements" will be applied to this project. Water quality for the entire site must be brought into compliance with current standards. Flow control and Best Management Practices are also anticipated to be required, based on criteria outlined in the KCSWDM. • Public Works Traffic Division 1. A Transportation Concurrency permit is required per FWRC Chapter 19.90. 2. Payment of Traffic Impact Fee (TIF) estimate at S334,000 at Building permit. 3. Street improvements and right-of-way dedication may be required if the value of the proposed project exceeds the value of all existing structures per FWRC 19.135.040. 4. Pro-rata share contribution toward South 344 h road extension per the voluntary agreement between the City and Franciscan Health System -West (FHS). 0 South King Fire and Rescue Fire access road may be needed. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. PLANNING DIVISION (Matthew Herrera, 253-835-2638, matt.herrera@cityoffederalway.com) 1. Zoning Designation and Use — The subject property is designated Office Park (OP). Hospital uses are permitted within OP zoning districts. 2. Use Application — As the proposed improvements exceed SEPA flexible threshold limitations (explained in item #3), the ambulatory building will require a Process III Master Land Use application. Process III is an administrative review conducted by city staff with a final decision issued by the Director of Community and Economic Development. The Planning Division will notify the applicant of application status within 28 days of submittal. If the application is determined complete, staff will issue a Letter of Complete Application. FWRC limits the administrative review to 120 days from the date of complete application. The 120-day review period will stop any time the applicant has been requested by the city to correct plans, perform required studies, or provide additional information needed to issue a decision. The review period will begin within 14 days following submittal of requested items. Please be advised that any request for corrections and/or additional information must be provided within 180 days of written notification or the land use application will expire. 3. Environmental Review — The project is subject to environmental review under the State Environmental Policy Act (SEPA) as the proposal exceeds flexible thresholds (buildings larger than 12,000 square feet) pursuant to FWRC 14.15.030(c). The city does utilize the optional DNS method of combined land use and SEPA notifications when environmental checklists are thoroughly completed. 12-102783 Doc. LD. 61494 Mr. Elswick July 19, 2012 Page 3 4. Public Notice — The Process III application will require a 14-day comment period. The Notice of Application soliciting comments will be published in the Federal Way Mirror, posted at the subject property, and the official notice boards within the city. Mailed notice to all residences within 300 feet of the subject property is also required. The 300-foot distance is measured outward from all parcels owned devela d and undevelo ed by St. l rancis Hospital. The applicant is responsible for submitting one set of stamped mailing envelopes for property owners within 300 feet. The city's GIS Division can provide this service for a nominal fee. Please see the enclosed handout for further information. 5. Critical Areas — The subject property is within a 1-Year Wellhead Protection Zone. The applicant is required to submit a Hazardous Materials Inventory Statement that discloses the approximate quantities of hazardous materials that will be stored, handled, treated, used, produced, recycled, or disposed of in connection with the proposed activity. If maintained landscaped areas will exceed 10,000 square feet, FWRC 19.185.070 requires the applicant to prepare a management manual using best management practices (BMPs) and integrated pest management (IPM) for fertilizer and pesticide/herbicide applications. The BMPs shall include recommendations on the quantity, timing, and type of fertilizers applied to lawns and gardens to protect groundwater quality. The manual should be a component of the landscaping plan set. A wetland is located on St. Francis owned property abutting the Binding Site Plan. Any proposed expansion to the property near the wetland may require the need for an updated delineation and classification. Please contact me if expansion outside the current Binding Site Plan is anticipated to discuss scope of wetland review. 6. Community Design Guidelines — The proposed improvements are subject to an administrative design review conducted by city planning staff. Project designers shall strive for overall design continuity by using similar elements throughout the project such as architectural style and features, materials, colors, and textures. Building and site design for institutional uses, such as a hospital, is guided by FWRC 19.115.100. Please refer to this section in its entirety as you design your proposal. The building shall be designed as if the future South 344h Street connection from 9`h Avenue South to V Avenue South were presently completed. Please include a written narrative identifying how the project complies with all applicable design guidelines. Several guidelines applicable to your project are below. a. Building Fagade Modulation and Screening Options — As all four building facades are longer than 60 feet and visible from future rights -of -way or residential uses, all four facades are required to incorporate at least two of the four listed treatments: i. Fagade Modulation — A minimum depth of two feet, minimum width of six feet, and maximum width of 60 feet. Alternative methods to shape a building such as angled or curved fagade elements, offset planes, wing walls, and terracing will be considered, provided that the intent of the section is met. ii. Landscape Screening — Eight -foot -wide Type II landscape screening along the base of the fagade, except Type IV may be used in place of Type 11 for facades that are comprised of 50 percent or more window area, and around building entrances. 12-102783 Doc 1D 61494 Mr. Elswick July 19, 2012 Page 4 iii. Canopy or Arcade —Asa modulation option, canopies or arcades maybe used only along facades that are visible from a right-of-way (future right-of-way also accepted). Minimum length is 50 percent of the length of the fagade using this option. iv. Pedestrian Plaza — Plaza square footage is equal to one percent of the gross floor area of the building, but it must be a minimum of 200 square feet. The plaza should be clearly visible and accessible from the adjacent future right-of-way. The above -referenced "two of four" options shall be incorporated along the entire length of the facade, in any approved combination. Options used must meet the dimensional standards as specified above, but if more than two are used, dimensional requirements for each option may be modified. b. Significant Structural Modulation — As proposed, the north and south facades exceed 120 feet in length and are visible from the future right-of-way and an existing residential zone; therefore, a significant structural modulation (offset) is required to be incorporated into the building design for each facade. The minimum depth of the modulation shall be approximately equal to 10 percent of the total length of the subject facade (28 feet),' and the minimum width shall be approximately twice the minimum depth (56 feet). The modulation shall be integral to the building structure from base to roofline. c. Entrance Fagade — Entrance facades shall front on, face, or be clearly recognizable from the future South 344`h Street right-of-way; and shall incorporate windows and other methods of articulation. Fenestration — Ground -level mirrored or reflective glass is not allowed adjacent to a public right-of-way or pedestrian area. e. Articulation — Building design should avoid blank exteriors. Methods to articulate include, but are not limited to: recessed windows; window openings with visible trim material, or painted detailing that resembles trim; vertical trellis(es) in front of the wall with climbing vines or similar planting; landscaped or raised planter bed in front of the wall; artwork such as mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures, relief, etc., over a substantial portion of the blank wall surface; architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; and material variations such as colors, brick or metal banding, or textural changes. Pursuant to 19.125.040(22), building walls which are uninterrupted by window, door, or other articulation method that are 240 square feet or :greater in area, and not located on a property line, shall be screened by landscaping. Such planting shall include trees, shrubs, and groundcover appropriate for the area proposed. f. Roof Design — The building design shall utilize forms and materials that avoid the general appearance of a "flat" roof. Rooflines with an integral and obvious architectural pitch are an approved method to meet this requirement. Alternative distinctive roof forms such as varied and multiple stepped rooflines, architectural parapets, articulated cornices and fascias, arches, 1 As calculated from submitted site plan. 12-102783 Doc.ID.61494 Mr. Elswick July 19, 2012 Page 5 eyebrows, and similar methods will be considered; provided, that the roof design minimizes uninterrupted horizontal planes and results in architectural and visual appeal. g. Pedestrian Circulation — Pedestrian pathways from future right-of-way to primary entrances, from parking lots to primary entrances, and pedestrian areas, shall be accessible and clearly delineated. Additional pedestrian pathways should be added to the central and western portion of the parking lot. Walkways shall be provided between the interior of the project and the public sidewalk and must be a minimum of six feet wide 2 Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a variation in paved texture and color. Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of delineation is not acceptable. Parking stalls adjacent to pedestrian pathways shall have wheel stops. h. Pedestrian Areas — Pedestrian areas and amenities should be incorporated in the overall site design. Pedestrian areas include but are not limited to outdoor plazas, courtyards, and seating areas. Pedestrian amenities include but are not limited to outdoor benches, tables and other furniture, and landscaping. Pedestrian areas should be easily seen, accessible, and located to take advantage of surrounding features such as building entrances, open spaces, significant landscaping, unique topography or architecture, and solar exposure. i. Parking Lots — Parking lots should be broken up into rows containing no more than 10 adjacent stalls, separated by planted areas. Additional pedestrian walkways should be added in the central and western portion of the parking lot. Parking and vehicle circulation areas shall be clearly delineated using directional signage. j. Crime Prevention Through Environmental Design (CPTED) —Implementation of CPTED principles (Natural Surveillance, Access Control, and Ownership) for all new development projects are a component of the city's design guidelines. The enclosed CPTED checklist must be submitted with the formal land use application. k. Appurtenances — Outdoor furniture, fixtures, and streetscape elements, such as lighting, freestanding signs, trellises, arbors, raised planters, benches, and trash receptacles should be incorporated into the site design. 1. Lighting —In addition to CPTED lighting standards, the following shall apply: lighting levels shall not spill onto adjacent properties; lighting shall be provided in all loading, storage, and circulation areas; lighting standards shall not reduce the amount of landscaping required for the project; and lighting fixtures shall not exceed 30 feet in height and shall include cutoff shields. Additional lighting plan requirements are detailed in item #14. m. Fencing— If utilized, chain -link fences visible from future right-of-way or adjacent properties, and not screened by Type I landscaping, shall utilize vinyl -coated mesh, powder -coated poles, dark color(s), and architectural element(s) such as pole caps and/or decorative grid pattern. 7. Setbacks — Side and rear building setback lines are 20 feet from the side yards and 20 feet from the rear yard. Front yard building setback lines are as follows: a. 25 ft. if entry is visible from ROW and front facade is 15% glass; 2 Pedestrian connections can be completed concurrent with the future ROW improvements as a condition of land use approval. I2-102783 Doc. I D 61494 Mr. Elswick July 19, 2012 Page 6 b. 35 ft. if landscape buffer and stormwater facilities located in the front yard; or c. 50 ft. if parking and driving areas are located in the front yard. 8. Height — Pursuant to FWRC 19.235.060, outright height of the proposed building is limited to 35 feet. Performance criteria for additional height allowances of up to 55 feet are not available as an adjoining residential zone is south of the subject property. If any portion of a structure on the subject property is within 100 ft. of the adjacent residential zone, then that portion of the structure shall not exceed 30 ft. Meeting Follow-up — Staff provides the following two options for relief to the height limitations: • Text Amendment — Staff will support a zoning code amendment that would remove the "adjoining residential zone limitation" and allow the 55-foot performance based height. The applicant would be responsible for expedited review costs for a city consultant to process the text amendment application. I have enclosed a development regulation amendment bulletin if you choose this option. Please contact me to determine fees for this application. • Open Space Tract — An amendment to the Binding Site Plan that creates a non -buildable tract along the perimeter of the abutting single-family residential zone. No required hospital improvements (e.g. perimeter landscaping, parking, stormwater, etc.) would be permitted within the tract. FWRC 19.110.060 allows rooftop appurtenances to exceed the height limitation by a maximum of four feet, if the area of all appurtenances and screening does not exceed 10 percent of the total area of the building footprint. 9. Rooftop Appurtenances — Pursuant to FWRC 19.110.070, vents, mechanical penthouses, elevator equipment, and similar appurtenances that extend above the roofline must be surrounded by a solid sight -obscuring screen that meets the following criteria: The screen must be integrated into the architecture of the building; and the screen must obscure the view of the appurtenances from adjacent streets and properties. 10. Use Special Regulations —The following special regulations are set forth in the OP zone hospital use zone chart that may be applicable for your proposal: a. Use may include accessory retail sales facilities which utilize no more than 5% of the gross floor area of this use. b. Hospital facilities may include accessory lodging areas for temporary stays of family members and others in support of an in -patient treatment program operated by the hospital or its representative. 11. Parking — Minimum vehicle parking stall requirements are determined via parking study that surveys: (1) the current edition of the ITE Parking Generation report; (2) several existing uses similar to what is proposed; and (3) total number of trips anticipated by the development. Staff is preparing a zoning code text amendment this year that will likely provide a minimum number of parking stalls for hospital uses. 3 Subject property includes all parcels within the St. Francis Binding Site Plan. 12-102783 Dce_ I.D. 61494 Mr_ Elswick July 19, 2012 Page 7 Parking lot design criteria is based on the enclosed department bulletin #042. Typical 90-degree design standards are 9'xl 8' stalls with 25' drive aisles. Up to 25 percent of the required stalls may be designated compact at 8'xl5' with 25.5' drive aisles. Wheel stops shall be provided on all stalls adjacent to pedestrian pathways. The St. Francis campus is adjacent to planned bicycle facilities in the city's recently updated Bicycle and Pedestrian Master Plan. Bicycle racks should be provided for employees as an alternate transportation mode. I2. Landscaping — Pursuant to FWRC Chapter 19.125, a landscape plan prepared by a Washington State registered landscape architect shall be submitted with the Process III MLU application. a. The following perimeter landscaping screen will be required: i. Type III landscaping 10 feet in width shall be provided along the property line abutting the future right-of-way. ii. Type I landscaping 15 feet in width shall be provided along the southern property line as it abuts a residential zoning district. The following interior parking lot landscaping will be required: i. Type IV landscaping at 22 square feet per parking stall. ii. Landscape islands shall be a minimum size of 64 square feet and a maximum of 305 square feet, and a minimum width of six feet at the narrowest point for islands at the end of 90-degree parking rows, three feet at the end of rows with angled parking, and eight feet in width for islands used to separate head -to -head parking stalls. iii. Vehicular overhang into any landscaping area shall not exceed two feet. iv. No plant material greater than 12 inches in height shall be located within two feet of a curb or other protective barrier in landscape areas adjacent to parking spaces and vehicle use areas. v. Soil in parking lot landscaped areas must be noncompacted to a depth of 18 inches prior to planting of any shrubs, trees, or groundcovers. c. General landscaping notes include: i. With the exception of lawn areas, at least 25 percent of new landscaping materials (i.e., plants, trees, and groundcovers) shall consist of drought -tolerant species. All developments are encouraged to include native Pacific Northwest and drought -tolerant plant materials for all projects. ii. Deciduous trees shall have a caliper of at least 1.5 inches at the time of planting measured 4.5 feet above the root ball or root structure. iii. Evergreen trees shall be a minimum six feet in height (measured from tree top to the ground) at the time of planting. iv. Groundcovers shall be planted and spaced, using a triangular planting arrangement, to result in total coverage of a landscaped area within three years. v. All permanent lawn or sod areas shall have permanent irrigation systems. vi. Landscaping shall not be required along interior lot lines within a development where parking is being shared. d. Definitions of landscaping types are: 12-102783 Doc. I.D. 61494 Mr. Elswick July 19, 2012 Page 8 i. Type I —Solid Screen - Type I landscaping shall consist of evergreen trees, large shrubs and groundcover, which will provide a 100 percent sight -obscuring screen within three years from the time of planting; or a combination of approximately 75 percent evergreen and 25 percent deciduous trees, with an allowable five percent variance, with large shrubs, and groundcover backed by a 100 percent sight -obscuring fence. ii. Type II — Visual Screen - Type I1 landscaping shall be evergreen or a combination of approximately 60 percent evergreen and 40 percent deciduous trees, with an allowable five percent variance, interspersed with large shrubs and groundcover. iii. Type III— Visual Buffer - Type III landscaping shall be a mixture of evergreen and deciduous trees interspersed with large shrubs and groundcover. iv. Type IV— Open Area Landscaping - Type N landscaping shall consist of trees planted with supporting shrubs and groundcover. Shrubs shall be pruned at 40 inches in height, and the lowest tree branches shall be pruned to keep an eight -foot clearance from the ground. One tree per landscape island up to 150 square feet shall be planted. 13. Tree Retention/Replacement —The city's tree and vegetation policy requires all OP zoned properties maintain a minimum 20 tree units per acre. A tree unit is a value placed on the size of a retained tree and a replaced tree (i.e., the larger the tree the higher the value). Retained trees are valued higher at a range of 1 to 3 tree units depending on the diameter at breast height (dbh). Replacement trees are valued between .50 and 1.5 depending on the mature canopy area of the species. A tree retention plan that identifies the subject property contains the 20 tree unit per acre minimum or planting strategy to meet the minimum requirementwill be required as a component of the Process III MLU application. If it is determined the subject property does not meet the minimum standard, a minimum of one tree unit shall be provided for each 500 square feet of building construction. Tree unit values for existing and replacement trees can be found on FVWRC Table 19.120.130-2. 14. Lighting Plan — An exterior photometric lighting plan that meets the recommended Illuminating Engineering Society minimum light level for outdoor usage will be required as a component of the Process III MLU application. Please find the enclosed handout that includes minimum footcandles for areas such as pedestrian ways, parking lots, and buildings. 15. Garbage & Recycling Receptacles — The design of the enclosure area should be consistent with the architectural design of the primary structures on the site. The enclosure shall be screened from the abutting property by a 100 percent sight -obscuring fence or wall and appropriate landscape screen. The minimum size for the garbage and recycling storage area shall be 65 square feet. 16. Service Areas — FWRC 19.235.060(4) requires the proposal be designed so that any truck parking, loading and maneuvering areas; areas where noise generating outdoor uses and activities may occur; and vents and similar features are located as far as possible from the adjacent residential zone. 17. Application Fees —Please contact the Permit Center at 253-835-2607 for updated fee schedules for Process III Master Land Use application, SEPA checklist, concurrency, engineering review, and building permit. 12-102783 Doc. i D. 61494 Mr. Elswick July 19, 2012 Page 9 PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com) Land Use Issues — Stormwater Surface water runoff control and water quality treatment will be required per the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009 KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the eight core and five special requirements of the KCSWDM will be required. A Level I downstream analysis shall also be provided in the preliminary TIR. The City has 1" = 100', five-foot contour planimetric maps that may be used for basin analysis. 2. The project lies within a Conservation flow control area, thus the applicant must design flow control to meet this performance criteria. Current flow control requirements will apply to all replaced impervious surface if value limitations are exceeded, and to any new impervious surfaces. It will also apply to any impervious surfaces created since 2001, if detention was not provided for them. The KCSWDM requirement for Large Lot High Impervious Best Management Practices (BMP's) will also apply to this site. 3. In addition to the KCSWDM, our initial review suggests that FWRC 19.30.120, "Nonconforming Water Quality Improvements" applies to this site. Specifically, the following items are applicable: I .b. Redevelopment which involves the construction or replacement of a building footprint or other structure having a surface area of 5,000 square feet or more, or which involves the expansion of a building footprint or other structure by 5,000 square feet of surface area or more; I .c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an impervious surface, when such redevelopment is not part of a routine maintenance activity; I .d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater runoff from a drainage area of 5,000 square feet or more; Le. Redevelopment which contains or directly discharges to a floodplain, stream, lake, wetland, or closed depression, groundwater recharge area, or other water quality sensitive area determined by the Public Works Director, based on a written map, .policy, water quality monitoring data or plan in existence or implemented by the Director prior to submission of a redevelopment application which is determined to trigger application of this subsection, or based on information developed during review of a particular redevelopment application; 1.g. Redevelopment, other than normal maintenance or other than the tenant improvements, but including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50 percent of the assessed or appraised value (whichever is greater) of the structure or improvement being redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must be from a source acceptable to the City. The Director may require the applicant to provide an appraisal from a second source acceptable to the City if the assessed valuation appears to be inaccurate or inappropriate. If more than one appraisal is provided by the applicant or required by 12-102783 Doc. I.D. 61494 Mr. Elswick July 19, 2012 Page 10 the City, the greater of the two amounts shall be used. For purposes of this determining value under this section, improvements required pursuant to FWRC Sections 19.30.090 (nonconforming development), 19.30.110 (street/sidewalk improvements), 19.30.120 (nonconforming water quality improvements) and 19.135.030 (street/sidewalk improvements) shall not be counted towards the 50 percent threshold which would trigger application of this subsection; Therefore, the entire site, including new and existing pollution generating impervious surfaces, must meet current water quality standards. Treatment options must be selected from the Enhanced Basic Water Quality Menu provided in the KCSWDM. 4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 5. Detention and water quality facilities must be above ground (i.e. open pond). Underground facilities are allowed only with approval from the City of Federal Way Stormwater Management Division. 6. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 7. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at b.9p://www.ea.wa.gov/12rograms/sedpac/index.htm], or by calling 360-407-6437. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA) permit may be required. Information regarding this permit can be obtained from the Washington Department of Fish and Wildlife, at bqp://www.wa.gov/wdfw/hab/hvaMge/1ltrn or by calling the office of Regulator Assistance at 360-407-7037. Right -of -Way Improvements See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic related items. Building (or EN) Permit Issues Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are $ 824.50 for the first 12 hours of review, and $68.50 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 2. The Federal Way Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.cityoffederalway.com to assist the applicant's engineer in preparing the plans and TIR. 3. Bonding is required for all street improvements and storm water improvements associated with the project. The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the 12-102783 Doc. I.D. 61494 Mr. Elswick July 19, 2012 Page 11 event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. 4. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. 5. When topographic survey information is shown on the plans, the vertical datum block shall include the phrase "DATUM: N.G.V.D. 29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are called out. 6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black ink. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. 7. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per Appendix D, 2009 KCSWDM, must be shown on the engineering plans. 8. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION (Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com) Transportation Concurrency Analysis (FWRC 19.90) A concurrency permit is required for this development project. The concurrency analysis will determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development project. Please note that supplemental transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). 2. Based on the submitted materials for 100,800 square feet Hospital, the Institute of Transportation Engineers (ITE) Trip Generation - 8`h Edition, land use code 560 (Hospital Building), the proposed project is estimated to generate approximately 115 new weekday PM peak hour trips. 3. The estimated fee for the concurrency permit application is $3,374.50 (51— 500 Trips). This fee is an estimate and based on the materials submitted for the preapplication meeting. The concurrency application fee must be paid in full at the time the concurrency permit application is submitted with land use application. The fee may change based on the new weekday PM peak hour trips as identified in the concurrency trip generation. The applicant has the option of having an independent 12-102783 Doc. I.D. 61494 Mr. Elswick July 19, 2012 Page 12 traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee remains the same. Transportation Impact Fees (TIF) (FWRC 19.91) Based on the submitted materials for 100,800 square feet Hospital building, the estimated traffic impact fee is $334 400. Please note the actual impact fee will be calculated based on the fee schedule in effect at the time a building permit application is filed and must be paid prior to permit issuance. Street Frontage Improvements (FWRC 19.135) 1. Based on the available records and the submitted materials, it appears that this proposal meets the 25 percent threshold criteria for requiring street frontage improvements as identified in FWRC 19.135.030. The applicant/owner may submit an appraisal for the subject property, or King County Assessor's records may be used and the Development Services Division will evaluate this data to determine if the project actually meets the City's 25 percent threshold for requiring street frontage improvements. 2. The applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map III-6 of the FWCP and Capital Improvement Program (CIP) shown as Table III-19 (FWRC 19.135.040). Based on the materials submitted, staff conducted a Iimited analysis to determine the required street improvements. The applicant would be expected to construct improvements on 9 h Avenue South and South 344`b Street to the City's planned roadway cross -sections: 9'h Avenue South is a Principal Collector planned as a Type "K" street, consisting of a 44-foot street with curb and gutter, six-foot planter strips with street trees, 8-foot sidewalks, and street lights in a 78-foot right-of-way (ROW). Assuming a symmetrical cross section, 9-foot ROW dedication and half street improvements are required as measured from the street centerline. 9a' Avenue South is fully improved but not to current adopted standard; as such, the applicant may submit a modification request. Staff would support such request. South 344 h Street is planned as an east -west minor collector connecting 9'h Avenue South to 0 Avenue South. Per code, the applicant would be expected to construct half street improvements and dedicate ROW needed to meet a Type "R" street cross section. However, the voluntary agreement between the City and FHS identified the hospital's obligation to pay the traffic mitigation in the form of pro-rata contribution for the South 344 h Street road extension in lieu of constructing the road. The estimated FHS's pro-rata contribution is about $1,275,000 assuming the two parcels next to the library remain vacant and about $571,000 if it developed. Please note, this pro -rats is just an estimate and will change as surrounding parcels develop. 3. The owner may be required to dedicate additional right-of-way (ROW) to accommodate additional turn lane improvements and/or property corner radius if identified in the transportation analysis. 4. The applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements (FWRC 19.135.070). Information about right-of-way modification requests is available through the Public Works Development Services Division. Please note that these modification requests have a nominal review fee currently at $85.50. 12-102783 Doc, ID_ 61494 Mr. Elswick July 19, 2012 Page 13 5. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety purposes; taper rate shall be WS^2/60 or as directed by the Public Works Director. Access Management (FWRC 19.135) Internal parking should be designed to provide safe and efficient traffic circulation. Staff is unable to provide detailed comments on access due to limited information provided by the applicant. Design Criteria (FWRC 18.55) Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets (FWRC 18.55.010 and FWCP Policy TP21). Therefore, an east/west connection along the north side of the property would be required. Constructing the South 344`h Street from 91h Avenue South to the subject property would meet this requirement. PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com) Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations include: • Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by FWRC 19.125.150. • For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll - open gate that spans the front width of the enclosure. When gate doors are opened, no structure or hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in closed and open positions to ease service access and maximize the life of gate hardware. • Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or additional waste types and containers. • Plan for user access to interior waste and recycling storage areas/containers, and to exterior containers screened by enclosure(s). • Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind spots' during ingress and egress. • Consider landscaping, setbacks and screening requirements [based on FWRC Section 19.125.040 (4) & (5)]. • Note that larger -scale commercial or multi -unit housing developments may see long-term savings from the use of on -site waste compaction equipment. Planning for this equipment may require larger enclosure dimensions, defined overhead clearances, consideration of power utility access, and drainage management. • Mixed -use developments may also benefit from on -site waste compaction equipment. Additional mixed -use development considerations include: o Designated chutes and/or internal facility maintenance areas or services for tenants, o Moving waste and recycling streams from interior units to collection areas, and o Access by business tenants and/or residents to exterior waste and recycling areas. 12-102783 Doc. ID. 61494 Mr. Elswick July 19, 2012 Page 14 Help with many design parameters related to service access is available via the City's contracted solid waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786- 4530 (cell). BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com) International Building Code (IBC), 2009 edition Washington State Amendments WAC 51-50* International Mechanical Code (IMC), 2009 edition Washington State Amendments WAC 51-52* Uniform Plumbing Code (UPC), 2009 edition Washington State Amendments WAC 51-56 & WAC 51-57* International Fire Code (IFC), 2009 Washington State Amendments* WAC 51 -54 National Electric Code (NEC), 2009 edition Accessibility Code ICC/ANSI Al 17.1-2003 International Residential Code 2009 Washington State Amendments* WAC 51-51 Washington State Energy Code 2009 WAC 51-11 Washington State Ventilation and Indoor Air Quality Code 2006 WAC 51-13* *Current State Amendments are dated: 06/01/2010 ** As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch circuits serving sleeping rooms in dwelling units (R-l's). Building Criteria Floor Area: 100,800 sq ft Number of Stories: 3 Fire Protection: fire alarm and sprinkler system Wind/Seismic: Basic wind speed 85 Mph, Exposure_, 254 Snow load, Seismic Zone D-1 A complete building permit application and commercial checklist. (Additional copies of application and checklists may be obtained on our web site at: www.cityoffederalway.com.) Submit 5 sets of drawings and specifications. Specifications shall include: 2 Soils report 12-102783 Dce, 1D. 61494 Mr_ Elswick July 19, 2012 Page 15 2 Structural calculations 2—Energy calculations 2 Ventilation calculations. Note: A Washington State Registered architects stamp is required for additions/alterations (new or existing) of 4,000 gross floor area or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW). Energy code compliance worksheets are required to be completed and included with your permit application. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations submitted. Federal Way reviews plans on a first in first out basis; however, there are some small projects with inconsequential review requirements that may be reviewed out of order. A third party structural review may be required. This is an added cost to the permit fees. Review Timing The first comment letter can be expected within 7 to 9 weeks of submittal date. Re -check of plans will occur in one to three weeks after re -submittal. Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded from the Department of Community and Economic Development. Other Permits & Inspections Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by WABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. All concerned departments (Planning, Public Works, Electrical, Fire) must sign off before the Building Department can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. All construction projects are required to have a pre -construction conference. If a pre -con meeting is required, all subs, the general or representative, the architect or representative, the engineer or representative, electrical contractor and any other interested party, should attend this meeting. Meetings will occur at the Building Department and will be scheduled by the inspector of record for the project. Site -Specific Requirements ■ No Building Department comments; site plan only information provided. The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at time of building permit plan review. 12-102783 Doc. I D. 61494 Mr. Elswick July 19, 2012 Page 16 LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org) Water 1. A Certificate of Water Availability (application form enclosed) issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 10 work days to issue for typical, 3 work days for accelerated, processing. 2. A Developer Extension Agreement will be required to construct new water distribution facilities for the proposed development. Connection to existing water systems at three (3) locations (south side, NE & SE sides of property) will be required. IF roadway is extended west to 1 st Ave S, then additional water main extension & connection to existing water system in 1st Ave S would be required. Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement (application forms enclosed). Lakehaven continues to encourage owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, early in the pre-design/planning phase to avoid delays in overall project development. 3. A water service connection application submitted separately to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger service, irrigation, abandonment of existing service(s), etc.), in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Non -single-family properties require separate domestic, irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections. The associated Developer Extension Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s). 4. Installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to the domestic/commercial service meter is required pursuant to WAC 246-290-490 & Lakehaven standards. As a high health cross -connection hazard, a Reduced Pressure Backflow Assembly (RPBA) is required. Depending on the ultimate height of the new building, a separate Reduced Pressure Detector Assembly (RPDA) may be required on the fire protection service line. Installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to the IRRIGATION service meter is required pursuant to WAC 246-290-490 & Lakehaven standards. As a low cross -connection hazard, either a double check valve assembly (DCVA) or a RPBA is required. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoepfla,Lakehaven.org 253-946-5427) for additional information & BPA testing coordination. 5. Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/charges/deposits (2012 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees & charges are typically reviewed & adjusted (if necessary) annually, but are subject to change without notice. 6. Water Service/Meter Installation-Domestic/Commercial: $3,040.00. Four -inch (4") meter size presumed (actual size TBD by LUD based on estimated water use rate [gpm] figures provided by the applicant), drop -in meter installation only. 12-102793 Doc. LD. 61494 Mr. Elswick July 19, 2012 Page 17 7. Water Service/Meter Installation -Irrigation: $710.00. Two-inch (2") meter size presumed (actual size TBD by LUD based on estimated water use rate [gpm] figures provided by the applicant), drop -in meter installation only. Water Service/Meter Installation -Fire Protection: $300.00.5/8"x3/4" flow -detection -only meter size presumed (actual size TBD by LUD based on size of RPDA), drop -in meter installation only. 9. Capital Facilities Charge(s)-Water: $3,232.00 per Equivalent Residential Unit (ERU); 1.00 Water ERU = 255 gals/day of total water used for the site (annual average). No water system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property. Please contact Lakehaven for further detail. Sewer 1. A Developer Extension Agreement will be required to construct new sanitary sewer facilities necessary for the proposed development; some or all of the facilities may be determined to be "private" depending on the ultimate scope of this particular project. The associated Developer Extension Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven prior to activating any new sewer service connection(s). Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement (application forms attached). Lakehaven continues to encourage owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, early in the pre-design/planning phase to avoid delays in overall project development. 2_ The site has no existing sewer service connection(s). 3_ A separate Lakehaven sewer service connection permit is required for each new connection to the sanitary sewer system or any modification (re -align, abandon, etc.) to an existing sewer service connection, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically required on the private building sewer line, for all new or modified non-residential connections. 4. Applicant will be required to complete and submit a Sewer Use Survey (SUS, copy enclosed). Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements (if any). Restaurants &/or commercial food preparation facilities must install & utilize an externally - located, oil/water separator; size to be determined by applicant's engineer. Based on the proposal submitted, preliminary estimated 2012 Lakehaven sewer service connection charges (2012 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees & charges are typically reviewed & adjusted (if necessary) annually, but are subject to change without notice. Sewer Service Connection Non -Residential Permit Fee: $470.00. 7. Capital Facilities Charge(s)-Sewer: $2,968.00 per ERU; 1.00 Sewer ERU = Annual daily domestic water usage (gals) divided by 220. No system capacity credits are available for this property from 12-102793 Doc. I.D. 61494 Mr. Elswick July 19, 2012 Page 18 system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property. Please contact Lakehaven for further detail. 8. Discharge Agreement Charge: $300.00. General 1. SEPA — It's almost certain that new water main greater than 8-inch diameter will be required, and if so this construction should be identified in the SEPA checklist (e.g., "Potential for new water main greater than 8" diameter exists") prepared and submitted for the proposed land use action. If main greater than 8-inch diameter is ultimately required and is not sufficiently addressed in the initial SEPA checklist and approval, a separate SEPA process may be required prior to authorizing construction of any new water system facilities. 2. All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org) 1. Based on information provided, 4 hydrants will be required for the structure. Fire hydrants shall be in service PRIOR to and during the time of construction. 2. Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system, these provisions may be modified by the chief. An increase of 20 percent is permitted. 3. An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire flow or where the total floor area included within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire walls shall not be considered to separate a building to enable deletion of the required automatic fire -extinguishing system. 4. The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 percent less than the correlative water supply curve pressure. 5. A Fire Alarm System is required. An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central and/or remote station conforming to the current requirements of the National Fire Protection Association standards and/or the fire chief or designee. CLOSING This letter reflects the information provided at the preapplication meeting and is intended to assist you in preparing plans and materials for formal application. We hope you found the comments useful to your project. We have made every effort to identify major issues to eliminate surprises during the City'§ review of the formal application. The completion of the preapplication process in the content of this letter 12-102783 Doc. I D. 61494 Mr. Els*ick July 19, 2012 Page 19 does not vest any future project application. Comments in this letter are only valid for one year as per FWRC 19.40.070 (4). As you know, this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, Matthew Herrera, 253-835-2638. We look forward to working with you. Sincerel Matthew Herrera Associate PIanner enc: Bulletin #001 Process III Submittal Requirements Bulletin #002 Mailing Labels Bulletin #003 Master Land Use Application Bulletin #021 CPTED Instructions Bulletin #022 CPTED Checklist Bulletin #042 Parking Lot Design Criteria Bulletin #050 Environmental Checklist Bulletin #056 Hazardous Materials Inventory Statement Bulletin #200 ROW Improvement Modification Request IES Recommend Outdoor Footcandles Lakehaven Enclosures c: Ann Dower, Senior Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Scott Sproul, Plans Examiner Brian Asbury, Lakehaven Utility District Chris Ingham, So uth King Fire and Rescue 12-102783 Doc. I.D. 61494 Pre -application Conference Sign in Sheet City of Federal Way ,a� ] COMMUNITY DEVELOPMENT REVIEW COMMITTEE P&i644; 2012 City Hall 9:00 am. Hylebos Room Project Name: St. Francis Ambulatory Care Center Address: 34515 91" Avenue South Federal Way, WA File Number: 12-102783-PC NAME DEPARTMENT / DIVISION TELEPHONE NUMBER 2. vv�v Sevvic.�S 253 3 S^ 2732 3. S 01yGf// �(Jl I� ,✓ �63 J a✓� v �t 5. 1 VO IOrJ 4515QP �aKCHAMiJ UT/r v � ,nvfcr 2v3-`?5',o-SS<orl 6. f�S Iffy �/I �/% ri4( I� �r�� �� i �2�5' M� 77Y 7. 8. 1 C— -)�4],�l C.r--.D �����1(,4G DIV. Hs ,z-s Z53 g35 26y3 9. �o�� �ls..�„� 10. 11. 12. M CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: TO: W" 0-74 A FOR DRCMTG. ON.- FILE NUMBER(s): RELATED FILE NOS.: PROJECT NAME: PROJECT ADDRESS ZONING DISTRICT. - June 21, 2012 Ann Dower, Development Services Rick Perez, Traffic Scott Sproul, Building Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue Matt Herrera, Planning July 5, 2012 — Internal Review July 12, 2012 9:00am - with applicant 12-102783-00-PC None ST FRANCIS AMBULATORY CARE CENTER 34515 9TH AVE S OP PROJECT DESCRIPTION: Proposed 100,800 square foot building for an ambulatory care facility. LAND USE PERMITS: Preapplication Conference PROJECT CONTACT: FRANCISCAN HEALTH SYSTEM JOHN ELSWICK 1717 South J Street Tacoma, WA 98005 MATERIALS SUBMITTED: Site Plan � DOM 6p K �i �77 i� Kima r`Knq� v m m�onm .� Q � w. n OA ❑ YjSn '2C a o p? m v4 a4 a cn�-Gn' Fz n ' �Ep-m-e m 0 znc��$cw5� g � � � m D `�� •..: ry 9maa iv $ a •"'-ice -OR ? o I oRSq m s m minn z w m x s •� .49 NOry-F- Ddp���� Z YYZnn 2A m2yz 0 :RRx n z HggD� z ate-- .. - .mx oa9 ff po '-w ig I-rqiT v '1 JIN ic .i r a'� .:'i pa•... � m iff�� o I y - � mkt C.� m q I vim. m m 0 S fl m S m 0•: p5 v ❑ n .. 0 r N .Q� S ^ c -1 n �i rn D�• - c 47 c r gC� 39e-.d/3wmon ml -0 1w C v •-1 m n r ❑ z •. y �Lmn .ice N N o z = o i � i �ivim YY � Nm �-@ � Y1I a r� m t ry onm ccA 0-2- aA y,p�xA `-, M A iVl xmO L �n i••"'�v �nx ro�O~qµ�x �a��z �� $ .•• Flo -,aF m a $`i4��a� D f�i'p�O�C zsNTvy�pxe�sg 6iv�c7��pQ1p�7 �.`a-.r ��tiA3� ���7 ��4 gym•, gs � � • E4 P 9 SB nmn !•in im G VO�1 UAF.•. iR �S+ ya � mZ;M n er 't A -ems � ,•: �H �'•'. :LJ Z m e[2 m ❑ 0 � C) 0 r ' n=n❑A 'z m ° roZmU)� N Imo. i � 1 J --n n z-n0n �_ CD �V? �1 m 4�b 1 N) A z>co> f CJJ T -0 W W Z ❑ Z A m a00G)dC) � Ma ;=Gm Ma ❑ O vi �a•i Cl) UK a: Ill ~ K �x ` m m 5 1p �m i co C x� m 7 U B; ❑ i ❑ �n! n� nzT �� 2 A❑ Cl-I -nza v o ❑ —4 q _ m m*Z A� m � z ❑ Rg �� z no TLC MO ❑ LA _LA ❑ rk aa i 4 r' 1 & 26" SEP 19 70DO 14:01:41 M M J 1st AVE S coo W k Lh -f S 3AV 4i6 p�� u N y 16th qVE g isI,:: � c in •{: C] G`3 N0113'51E [fjSF• NO. 2] 1, co g i o Cv1KelWe=a�e Na x tNgn 9� Na YA�-• ago tl� • z r Z O hin pP1 Q 0 0 FyT :•. 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SMII'4 W 2 42' ZED 0 0 M C/) M T- Mz 01. m c) -n z0 -n to-n SDI'33"41'W 0 > z G) Z --A 0 C-) m N.) cn 0 rl z swol m C) C/) > 0 > C) I- ZCIM> C/) 7r > CA) z Z o V o 0 o o 0 x cj) V3 c --q 0 z C, o mr C/) pp no-uz M 14 Z:Cl) Z C-4 >o m ...... c z u ozo z C/) Z 115, MTO SOLIPH Z G) 0 of > f ryl MASTER i,AND USE APPLICATION clrY OF RECEIVED Federal Way JUN 19 2012 DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 «w %y xitvo Mderal way.co_nt CITY OF FEDERAL WAY �- APPLICATION NO(S) 2—/ O 6� C Date I I Project Name �Nmr._,AJ C�, u f Property Address/Location 3 -1 S t Of- 0 L-) J � \,L9 & ':1, G Oda Parcel Number(i) � Project Description PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use _ Short Subdivision Subdivision Variance: Commercial/Residential Required Information O Zoning Designation Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type gotU;rJ -kkc c-> o- Applicant Name: Address: 1"( \-1 . S`1C�22� City/State: Zip: 151100 S Fax: Email: �s k) L G% Signature: f' tUnt (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner,_,,.-{,, C �SG4•�te�« t/t- 5:�5 Name: \J0 Address- City/State: ►i`�ti �3` QO Zip: `7(l6 o O 5, Phone: S3 . Q-( . 3 L+3 Fax: II Email: �dLtt� Q S .rJ o -films ke cN_ Signature ' V"- Bulletin #003 — January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application Z U! O y G W N A N OR A 7 -- 0 0 m r Al p ' a r ' su m o i p M 7 C 3 p i n W n n c ur cn co (A n m m a' m o > > G + O i si o O a W 7 < P $ O O 7 O O j O CD V N < A O + G D O A7 N O O 0. a a O m c 9, i n 5 P. a i m a (o 3 m C y v N w > (O (D 7 O A 01 — j O OJ N CD N D S O O a D i K D CD 0 CL o % CL y U7 rQ CDCD o o v < CD a [rt C y 0 N 01 y D c Q9 ,69 ,69 G» 6n lbe 49 o 7 N m 3 00 _ N N N W m 3 N W O A N 0 W w v pppf (O j .(Dul N O O O N ONE _ N O 1 N W o) � O N e0i 0 C S 3 O M Ln � 0 rn a � T 2 O U9 y y N N N N N y 7 to 07 (o m Cf N m fD O 0 �• o D a D O m 7 p a N m r C) N c j j C C O N a C f O n 3 -• o 0) II N (n (n tp O W W W V O S x 0 I I W NW N N U3 169 fA M ffl •(A en �1 (n O (N _o ' Ou co W O 00 O co w w cn co w m o o ao go o) (n (D O N V y X I7 rr N 19 2 N m N S1 �D Q. O 23 O a c _rt O 7 O cn W A N elk m x W. �5 rh Q. L O m Q. N N Q Cif z O (D N O d m 0 O 7 cr e 0 3 i x m z 0 CD 0 i F o a m � n 0 0 u m u d i 69 69 69 N W J Ut A Ut w A V O W co � VI rr cn m H! rt rt �D Q M O n 0 rt 7 0 Oh W rt 3 rt m x CD 7 N_ 0• ci N 0 N ah cn co m N n 7 v STEP #3 - Credit/Change in Use (If Applicable) This step applies to development proposal to change existing building or dwelling use. Provide any impact fee previouly paid for the land use category of the prior use IMPACT FEE AMOUNT PAID FOR (Do not include administration fees). PRIOR USE For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the prior use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the current impact fee rate in affect for the prior use. Fill out the lines below of the prior use. Number of Impact Fee Rate per Preliminary Impact Proposed Land Use Type (s) Unit of Measure Unit(s) Unit of Measure Fee Amount 1) **NONE** N/A 1 $ $ 2) 1 ..NONE** N/A $ $ 3) **NONE** N/A $ $ STEP #4: Total Impact Fee Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees. Traffic Impact Fee (Before adjustment) $ 323,710.81 Credit/Adjustment including Change of Use $ Administrative Fee (3%) $ 9,711.32 TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE $ 333,422.14 Timing of Traffic Impact Fee (TIF) Pa ment For residential land divisions, fees shall be calculated and paid at the time of plat recording. For un-platted single- family residential lots, commercial and multi -family developments, fees shall be calculated based on the impact fee schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance. For residential land divisions and un-platted single-family residential lots, the transportation impact fee may be deferred, but shall be paid no later than the closing of sale of each individual house. Covenants prepared by the city to enforce payment of the deferred fees shall be recorded at the applicant's expense on each lot at the time of plat recording for residential land divisions and prior to building permit issuance for un-platted single-family residential lots. The fee shall be calculated based on the impact fee schedule in effect on the date of payment of the impact fee. CITY OF� Estimate of Development Traffic Impact Fees Federal Way Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted boxes. STEP #1: General Information Enter the followina information Project Name St. Francis Ambulatory Care Center File Number 12-102783-00-PC Street Address City, State Zip Federal Way Parcel Number (s) Traffic Impact Fee Estimated By SL Is this project locate within the City Center Zone? If "YES", please use City Center Impact Fee sheet. STEP #2: Land Use Type Select the proposed Land Use Type(s) from the drop down memu below. Enter the proposed number of units for the Project Proposed Land Use Type (s) Unit of Measure 1) 16. Hospital sf/GFA 2) **NONE** N/A 3) **NONE** N/A 4) **NONE** N/A Number of Unit(s) 100800 1 $ $ $ Impact Fee Rate per Preliminary Impact Unit of Measure Fee Amount 3.21 $ 323,710.81 $ 323,710.81 0 w 4 0 c U O E +� 41 ra 7 -H a O 4 i) N ul ro v O 0 o �r w ro 44 ,1 0 o v rn ro H C 04 W N N 4 c a) C ro c e 4 w -H 0 0 ro O C 4 4 -H -H w o > > ro ro w ro 0 R c a c H v o 0 c w m m o C a ro a O ❑ C r 4 - > H a) -O El W 4 N A al iT 0 o n, ro a) ,C w v ro a n c a w > a)0 o 0 O w 'O 7 w roro 11 a) 14 r c w o C) O c ro c to o H+ ro v ❑ c H ❑� N a) o ro w❑ ro b- .. w .) ro 'O rn w w cn O w 4 U U C U 7 O❑ C O w a) C ro 5 ro 1.i C7' ..� 0 w w a) a1 0 •o E w w w o o W N w "O 'O >, O O a1 C U 41 c L W w w z z W a) C C a) 3 b� 4 w ro rJ 0 C N 4 o a a a i) a) aa)) a° m w a 11 .14 o 0 0 o o 0 b E w E E ro o 0 o a) b1 a) a) 0 M n ro H E+ C 7 7 7 C L-C C C o r C .0 a) a1 ro ,] E. 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