04-103609FII F
CITY OF
Federal Way
October 20, 2004
Mr. Toby Coenen
Dowl Engineers
8320 1541h Avenue NE
Redmond, WA 98052
CITY HALL
33325 8th Avenue South • PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
RE: File #04-103609-00-PC, PREAPPLICATION CONFERENCE SUMMARY
St. Francis Hospital Parking Lot Expansion, 34515 91h Avenue South, Federal Way, WA
Dear Mr. Coenen:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held September 30, 2004. 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 Federal
Way Fire Department. Some sections of the Federal Way City Code (FWCC) 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 FWCC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for -your project is Deb Barker, 253-835-2642,_deb.barker@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
Preapplication for two new surface parking lots on the north side of the St. Francis Hospital complex, and
a 176-stall parking lot on a vacant site west of the hospital complex. Total increase in parking is 247
parking stalls.
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.
r
. venen
October 20, 2004
Page 2
+ Public Works Development Services Division
Level 1 flow control and water quality treatment corresponding to the Resource Stream Protection
Menu will be required. Facilities must be above -ground unless otherwise approved by the Surface
Water Management Division.
• Public Works Traffic Division
An East/West connection is required to satisfy the block perimeter requirement.
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 (Deb Barker, 253-835-2642, deb.barker@cityoffederalway.com)
A) Land Use Review Process — The zoning of the subject site is OP, Office Park. The OP zoning district
permits hospital uses pursuant to Federal Way City Code (FWCC) Section 22-831 (enclosed). The
required review process for the project is Process III, Project Approval when environmental review
is required. A Process III development submittal requirements checklist and master land use
application are enclosed along with applicable code sections. Process III is an administrative review
that is processed following determination of a complete application. Building permits can be issued
after Process III approval is granted.
B) SEPA — As the proposal creates more than 20 parking stalls, environmental review under the State
Environmental Policy Act (SEPA) will be required. An environmental checklist must be submitted
and reviewed prior to the City issuing an environmental threshold determination. All property
owners and occupants within 300 feet of the site are notified of that decision.' The notification
includes a 14-day comment and 14-day appeal period. SEPA review must be concluded before the
site plan approval and any other applicable land use review may be granted.
C) Westerly Parking Lot — The proposed westerly parking lot site is on a stand-alone parcel, and is not
part of the existing St. Francis Binding Site Plan. The parking lot on the adjacent parcel can be
reviewed under the provisions of FWCC Section 22-1421(a), which states that parking can be
provided on the subject property or on an adjacent lot if the lot is in a zone that permits the primary
use. If it is on the adjacent lot, a parking covenant or other instrument acceptable to the City
Attorney must be recorded at King County. Alternatively, the existing binding site plan (BSP) can be
amended to include this parcel with the new parking lot, or a Boundary Line Adjustment (BLA)
recorded to eliminate the lot line between the St. Francis BSP and the parking lot. Both the BSP
amendment and the BLA are administrative processes that can run concurrently with the land use
review for the parking lot expansion. The application must be prepared by a licensed land surveyor,
reviewed by the City, and recorded prior to final inspections for the parking lot.
D) Environmentally Sensitive Areas — There is a regulated wetland located west of the subject site. The
wetland is identified in the City's wetland inventory as a Category I wetland with 200-foot buffers.
The formal application for the parking lot must include a wetland delineation of the eastern portion
Refer to the handout on Obtaining Mailing Labels for public notice requirements.
04-103609
Doc. I. D. 29089
Mr. Coenen
October 20, 2004
Page 3
of the wetland.2 Any intrusions into the 200-foot wetland buffer must -be reviewed under the
provisions of FWCC Section 22-f359, and may require Process IV Hearing Examiner review.
E) Parking Stalls — Parking requirements for Hospital uses are on a case by case basis pursuant to
FWCC Section 22-831. The proposed parking lots are intended to accommodate hospital growth and
parking needs. Sixty-eight of the parking stalls at the north side of the subject site are proposed
within areas established for future right-of-way use. These parking stalls will be considered
temporary, and will not require replacement upon future right-of-way dedication.
F) Application Fees — The project as proposed requires the following land use application fees:
Process III
$2,039.50
SEPA
$817.00
SUBTOTAL
$2,857.00
Less Preapplication
-389
TOTAL
$2,468.00
BSP $1,952.00
BLA $1,214.00
Process IV if required: $3,365.00
Other fees for building permits and Public Works review and inspection are required.
G) Perimeter Landscaping — A preliminary landscape plan prepared by a licensed landscape architect in
accordance with FWCC Chapter 22, Article XVII, "Landscaping," is required as part of site plan
submittal. Pursuant to FWCC Section 22-1566(h)(1), ten feet of Type III landscaping must -be
provided along all -property lines abutting public right-of-way or ingress egress easement, including
the north property line if abutting an access tract. Fifteen feet of Type I landscaping must be
provided along all property lines abutting residential zoning districts, including the south property
line. Five feet of Type III landscaping must be provided on the west property line. No perimeter
landscaping is required along the east property line, which abuts the hospital site as parking is shared
with this site.
Type III landscaping is a mixture of evergreen and deciduous trees, large shrubs, and groundcover,
spaced -to provide a visual buffer creating a partial visual separation as described in FWCC Section
22-1565(c). In some cases, the existing landscaping may meet or exceed these requirements. Refer to
the enclosed landscaping chapter for details about Type III landscaping.
H) Interior Parking Lot Landscaping — Twenty-two square feet of interior lot landscaping per parking
space must be provided for each new landscape island in accordance with FWCC Section 22-
1567(b)(1), "Parking Lot Landscaping." Type IV parking lot landscaping is required to 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.
Landscape islands must be a minimum width of six feet between stalls and at the ends of rows.
Lighting fixtures shall not replace any required interior parking lot landscaping.
2 Sheldon and Associates has prepared a scope of work to verify the wetland delineation. A copy is enclosed. To date, no
payment has been received and peer review has not begun.
04-103609 Doc, I.D. 29089
Mr. Coenen
October 20, 2004
Page 4
I) Significant Trees — Significant trees are defined by the FWCC as evergreen or deciduous trees in
good health, and a minimum -of 12-inch caliper, or 37 inches in circumference, measured 4.5 feet
above the ground. Significant trees do not include red alder, cottonwood, poplar, or big leaf maple.
Generally, at least 25 percent of the significant trees on site must be retained or replacement trees
provided. A significant tree inventory for the site must be provided with the formal land use
application.
J) Community Design Guidelines — The subject proposal must comply with the Community Design
Guidelines contained in the FWCC. The enclosed guidelines must be reviewed when developing
preliminary plans. Based on the submitted plans, general site design (FWCC Section 22-1634[a]),
surface parking lots (FWCC Section 22-1634[b]), and pedestrian circulation (FWCC Section 22-
1634[d]), as well as the zone specific requirements of FWCC Section 22-1638(b) apply to the
proposal.
A written narrative must be provided in conjunction with the formal application identifying how the
proposal complies with the applicable design guidelines.
K) Crime Prevention Through Environmental Design (OPTED) —Pursuant to FWCC Section 22-1630,
CPTED standards will be applied during project review. In addition, demands on public services will
be evaluated during the SEPA review and mitigation may be required. A CPTED checklist
(enclosed) must be completed and submitted with the application.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732,
ann.d ower@cityoffederalway.com)
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 1998 King County
Surface Water Design Manual (KCSWDM), and the City of Federal Way Addendum to the 1998
KCSWDM. This project meets the requirements for a Full Drainage Review.
2. 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. The City has 1" = 100', five-foot contour planimetric maps that may be
used for basin analysis.
3. The project lies within a Level 1 flow control area, thus the applicant must design the flow control
facility to meet this performance criteria. The project also lies within a Resource Stream Protection
Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the
Resource Stream Protection Menu.
4. Stormwater detention and treatment facilities are required to be above -ground unless specifically
approved by the City's Surface Water Management Division.
5. Rerouting of stormwater from one basin to another requires an approved Stormwater Adjustment. To
receive a Stormwater Adjustment, an application meeting the criteria outlined in the KCSWDM
must be made to the Surface Water Management Division.
04-103609
Doc. I.D. 29089
Mr. Coenen
October 20, 2004
Page 5
6. Soil logs will need to be provided to verify infiltration suitability.
7. Show on, the preliminary -plans, with dimensions, the proposed location of the detention and water
quality facilities. -
Right -of -Way Improvements
See the Traffic Division comments from Raid Tirhi, Senior Traffic Engineer, for traffic related items.
If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
All stormwater treatment and detention requirements outlined above will be applied to new
impervious area within the public right-of-way.
Building (or EN) Permit Issues
1. 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.
2. A final TIR shall be prepared for the project and submitted with the permit application. The final
TIR will require the signature/seal of a professional engineer registered/licensed in the State of
Washington.
The applicant shall provide a geotechnical report that addresses design pavement thickness for the
roadways.
4. The applicant shall reimburse the City for the inspection of all required -regulatory, warning, and
street name_signs that are installed, prior to acceptance by the City of all other required
improvements.
Bonding is required for all 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 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 for a two-year maintenance period.
6. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems for 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.
7. 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.
04-103609 Doc I.D. 29089
Mr. Coenen
October 20, 2004
Page 6
All drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black
ink. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans
shall be drawn at a scale of 1" = 20', or larger. No architectural scales are permitted on engineering
plans.
9. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per
Appendix D, 1998 KCSWDM, must be shown on the building set plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION (Raid Tirhi, PE, 253-835-2744, raid.tirhi@cityoffederalway.com)
1. The current proposal formalizes a number of parking stalls to be constructed in a previously agreed
upon Tract-Z for future roadway purposes. The Traffic Division may allow the applicant to proceed
with his proposal on the condition that such stalls will only be temporary and must be removed upon
a 90-day notice from the Public Works Director to call the Tract-Z as public right-of-way. The
applicant will bear all costs associated with the removal and replacement of such stalls.
2. FWCC Section 20-151 and Federal Way policy TP21, require block perimeters no longer than 1320
feet for non -motorized, and 2640 feet for streets. Therefore, an east/west street connection would be
required across the subject property. Such connection will help separate local traffic away from
arterial and regional traffic along the severely congested South 348"' corridor. Furthermore, this
connection will help reduce emergency travel time between the area to the west and the hospital, and
will be advantageous to the hospital's traffic circulation.
3. Per FWCC Section 22-1474, the applicant/owner would be expected to construct half -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. Based on the materials
submitted, staff conducted a limited analysis to determine the required street improvements in
meeting the FWCC. Based on the analysis and FWCC, the applicant would be expected to construct
half -street improvements on the following street:
South 344" Street extension is a Type "R" street, consisting of a 40-foot street with curb
and gutter, four -foot planter strips with trees, six-foot sidewalks, and streetlights in a 66-
foot right-of-way (ROW). "
4. Normally, the applicant/owner shall dedicate required public ROW across all street frontages to
widen and improve the required public streets to adopted City street standards. ROW dedication
shall be conveyed to the City through a Statutory Warrant Deed and must have clear title prior to
recording. The northern 30 feet of the subject parcel is required for South 344`" Street extension.
5. The applicant may make a written request to the Public Works Director to modify, defer, or waive
the required improvements. As a condition of approval for this development project, staff is in
support to have the owner set aside the northern 30 feet of the subject parcel as a tract for future
ROW dedication, and defer the required street improvements consistent with the conditions of the
04-103609
Doc 1 D 29089
Mr. Coenen
October 20, 2004
Page 7
existing developer agreement for parcels to the east. The existing Tract "Z" can be redefined to
include the northern 30 feet of the subject parcel.
6. Information about a right-of-way modification request is enclosed.
LAKEHAVEN UTILITY DISTRICT (Brian I. -Asbury, 253-946-5407, basbury@lakehaven.org)
Water Issues
A developer extension agreement will be required to extend mainline water facilities across and through the
area of proposed parking improvements. In lieu of a developer extension, the District will accept an easement
across and through the area of proposed parking improvements for future main; however, the District does
not recommend this option as future main extension could be effected by adjacent property development
which could disrupt parking operations. Additionally, future development on the northern portion of Tax Lot
38 will require the main extension noted above. The District encourages the owner to apply separately to the
District for the developer extension agreement process early in the pre-design/planning phase to avoid delays
in the overall development process.
Sewer Issues
It is recommended that a developer extension of sewer main be constructed in conjunction with the proposed
parking improvement, to provide for sewer service for the future development of the northern portion of Tax
Lot 38, as such future development will require such extension. Additionally, the District recommends that
the potential for sewer extension to the adjacent property to the west of the proposed parking improvements
be evaluated, due to the proximity of wetland area on that adjacent property which could preclude sewer
extension north from South 3481h Street. The District encourages the owner to —a ply"- parately to the District
for the developer extension agreement process early in the pre-design/planning phase to avoid delays in the
overall development process.
General Comments
All comments herein are based on the proposal(s) submitted and the District's current regulations and
policies. Any change to either the development proposal(s) or the District's regulations and policies may
affect the above comments accordingly.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWCC Section 22-1657.
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,
04-103609 Doc. LD. 29089
Mr. Coenen
October 20, 2004
Page 8
please examine the complete FWCC 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, Deb
Barker, 253-835-2642. We look forward to working with you.
Sincerely,
Deb Barker
Associate Planner
enc: Sign -in Sheet
Master Land Use Application
Process III Development Requirements Checklist
FWCC Section 22-831
Environmental Checklist
Mailing Label Handout
Binding Site Plan Handout
Boundary Line Adjustment Handout
FWCC Section 22-1359, Wetland Buffers
Sheldon and Associates Scope of Work
FWCC Article XVII - Landscaping
FWCC Section 22-1634
CPTED Checklist
Lakehaven Utility District Maps
c: Ann Dower, Engineering Plans Reviewer
Raid Tirhi, Senior Traffic Engineer
Brian Asbury, Lakehavdn Utility District
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CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRQ
Preapplication Conference Sign In Sheet
Preapplication for St. Francis Hospital Parking Lot Ex ansion
04-103609-00-PC
Se teMker 30, 2004
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CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: September 10, 2004
TO: Will Appleton, Development Services Manager
Scott Sproul, Assistant Building Official
Wes Hill, Lakehaven Utility District
Greg Brozek, Federal Way Fire Department
FROM: Deb Barker
FOR DRC MTG. ON. September 23, 2004 - Internal
September 30, 2004,10:00 - with applicant
FILE NUMBER(s): 04-103609-00-PC
RELATED FILE NOS.: None
PROJECT NAME: ST FRANCIS HOSPITAL PARKING IMPROVEMENTS
PROJECT ADDRESS: 34515 9TH AVE S
ZONING DISTRICT: OP
PROJECT DESCRIPTION: Preapplication for new construction of surface parking at three locations
within St Francis Hospital campus. Total increase in parking
approximately 250 new parking stalls.
PROJECT CONTACT.
Toby Coenen
Dowl Engineers
8320 154`" Avenue NE
Redmond, WA 98052
4258692670 (Work)
41k
CITY OF 10';:tt=P
Federal 'Way
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33530 First Way South
PO Box 9718
Federal Way WA 98063-9718
2004 253-661-4000; Fax 253-661-4129
www.citvoffederalway.com
com
'-�f i Y OF FEDERAL WAY
31JILD�r,IG DEPT.
APPLICATION NO(S) 9q r US r Date: September 9. 2004
Project Name: St. Francis Hospital Parking Improvements
Property Address/Location: 34515 Ninth Avenue South Federal Way, WA 98003
Parcel Number(s): 202104-9038 750451-0020 750451-0060 and 750451-0110
Project Description: Construct surface parking at three locations within St. Francis Hospital campus. Total increase in parking
approximately 250 new parking stalls.
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
X 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
Office Park Zoning Designation
Office Park Comprehensive Plan Designation
$29,000,000 Value of Existing Improvements
$825,000 Value of Proposed Improvements
Uniform Building Code (UBC):
NA Occupancy Type
NA Construction Type
Applicant
Name:
Steve Pennington, Franciscan Health System
Address:
1717 South J Street
City/State:
Tacoma, Washington
Zip:
98405
Phone:
253-426-6835
Fax:
253-207-6075
Email:
stevepenn' ton@chivtest.com
Signature:
Agent (if different than Applicant)
Name:
Toby Coenen, DOWL Engineers
Address:
8320154`h Avenue NE
City/State:
Redmond, Washington
Zip:
98052
Phone:
425-869-2670
Fax:
425-869-2679
Email:
tcoenen@dowl.c n
Signature:
I
Owner
Name:
Same as Applicant
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Bulletin #003 — March 3, 2003 Page 1 of 1 kA-landouts — Revised\Master Land Use Application
0DWL
E N G I N E E R S
A Division of DOWL LLC
- F_.,..,.
fir` E I E D
September 9, 2004
W.O. #S12578-02
9 2004
Mr. Greg Fewins
City of Federal Way
Jy `, ��;= FEDERAL WAY
d.j:.,d1NG I3EPT-
P. O. Box 9718
Federal Way, WA 98063-9718
Subject: St. Francis Hospital
Parking Improvements
Master Land Use Permit
Dear Greg:
SEP 0 9 P-004
CITY OF FEDERAL WAY
BUILDING DEPT,
We request the City of Federal Way schedule a per -application conference for the MLUP and Binding Site
Plan needed for the subject project. 1 attached the following to support this request:
Copies
Date
No.
Description
7
9-9-04
S220-47
Conceptual Site Plan
1
9-9-04
N/A
Master Land Use Application
1
9-9-04
N/A
Vicinity Map
1
9-9-04
Fee Check
As we discussed, St. Francis Hospital wishes to develop additional surface parking on the hospital property.
The conceptual site plan depicts the three areas under consideration including:
1. Area A — Develop parallel or angled parking along the north side of the access road adjacent to the
U. S. Postal Service facility.
2. Area B -- Develop head -in parking along the west side of the access road at the westerly edge of
the existing hospital development. This supplants the parking now occurring on the gravel -
surfaced area installed when the hospital built the Ambulatory Services Building a couple years
ago.
3. Area C — Develop a new surface lot in the wooded parcel west of the hospital.
In addition to the those items typically covered during pre -application meetings, we would also like you to
consider the following:
❑ Timing and extents of amending the Binding Site Plan,
❑ Needed construction permits,
❑ Potential for phasing the work, and
❑ Potential impact of the existing wetlands west of the site might have on the proposal.
Please call me if you have any questions or need any further information.
Very truly yours,
DOWL ENGINES
o�bo nen, PE
Project Engineer
Attachments
cc: Steve Pennington, Franciscan Health System (with attachments)
8320 154TH AVENUE NE - REDMOND, WASHINGTON - S8052 - 425/868-2670 - FAX 425/868-2678
St. Francis Hospital
Proposed Parking lr
RECEIVED
SEP 0 9 2004
CI "OF FEDERAL WAY
JlLDING DEPT,
S 336th ST
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PROJECT N
SITE
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S 348th ST
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VICINITY MAP
No Scale
S12578
September 9, 2004