04-103049 r.
CITY OF CITY HALL
33530 1st Way South• Box 9718
Federal Way
Federal Way,WA 98063-9-9 718
(253)661-4000
www.cityoffederal wa y.com
August 16, 2004
Mr.Tom Frank
FI L
Westmark Construction, Inc.
6102 North 91h Street, Suite 100
Tacoma,WA 98406-2036
Re: City File#04-103049-000-00-AD
Bank of America Twin Lakes Branch—2100 SW 336th Street,Federal Way
Dear Mr. Frank:
This letter responds to your August 2,2004,request regarding proposed parking lot modifications at the
above referenced site. You are proposing to reconfigure an existing parking area to add ten additional
parking stalls to the existing 32 stalls,for a total of 42 total parking stalls on the site.
The following key technical comments are provided by City staff based on a review of the conceptual site
plan submitted and key applicable regulations contained in the Federal Way City Code(FWCC). Be
advised that these comments are general and preliminary only.The intent is to assist you in determining
the next steps in the process and in preparing a formal land use application should you wish to do so.This
letter does not take the place of the technical review that will follow submittal of a formal application or a
preapplication,nor does it identify all codes that may apply to the application. In preparing application
submittals,the applicant should consult all applicable codes and regulations.
PLANNING DIVISION
1. Buildings of 4,000 or more square feet,with 20 or more parking stalls,or parking lots with 20 or
more stalls,are subject to review under the State Environmental Policy Act(SEPA). Since the
existing development was constructed in 1980,1 it probably underwent environmental review at that
time.In order for the City to determine SEPA compliance for the current proposal, the applicant
must obtain the previous environmental decision from King County2 and submit it for review. If the
current proposal is determined to be consistent with a previous environmental determination,then it
may be exempt from additional environmental compliance,'or additional SEPA review may be
required for compliance.The City will advise you of SEPA requirements,if any, and associated
processes and fees,at that time.
King County Metroscan database,Tax Parcel 132103-9024,King County Short Plat 1178051,Recording 8501140624.
2 The existing development was permitted under the jurisdiction of King County,prior to the incorporation in 1990 of the City of
Federal Way.
3 WAC 197-11-600,et seq, When to use existing environmental documents.
Mr.Tom Frank
Page 2
August 16,2004
2. The project may be required to undergo the City's preapplication process,4 depending upon the
SEPA status and a review of the proposal under the preapplication exceptions(FWCC § 22-1653).
Even if the preapplication process is not required,the applicant may opt for the process. Enclosed is
a master land use application and handout on the preapplication process for your reference.The
current preapplication fee is $389.00, and this fee will be credited toward the land use application
fees at the time of submittal.
3. Depending upon a SEPA determination,the project will be subject to a"Site Plan Review-Process
II"or"Process III"review(preceded by a preapplication). Each of these processes is decided
administratively by the Director of Community Development Services.The key difference between
the two is public notice,which is required for Process III(with SEPA)but not for Process II(without
SEPA). The enclosed master land use application shall be used to submit either application.
Information handouts on"Process II"and"Process III"are also enclosed.The Process II application
fee is currently$1,745.00.The Process III application fee is$2,039.40.
4. The City's"Development Application Submittal Requirements"checklist is enclosed for your
reference.Not all items on this checklist will apply to your proposal.The land use application
(whether Process II or III) shall include a site plan,prepared at a scale of 1"=20',and shall identify
all stall dimensions,drive aisles,standard stall dimensions,and compact stall dimensions. Pursuant
to the City's"Parking Lot Design Criteria"(enclosed)standard stall dimensions are 9'x 18',and
compact stalls may be 8'x 15'.Twenty-five percent of the total parking stalls may be designated
compact stalls.For the proposed 42 stalls,a total of 10 of the total 42 stalls may be compact.
5. In addition to the required site plan,the land use application must include a landscape plan,prepared
by a Washington State licensed landscape architect,in accordance with all applicable requirements
of FWCC Chapter 22,Article XVII, "Landscaping"(enclosed),and as particularly noted in this
letter. References to the FWCC,noted in the landscape comments below,can be found in this article.
6. Landscape islands must be provided at the outside ends of the interior(head-to-head)bank of
parking stalls.A total of 16 stalls in this area,resulting from reconfigured and added stalls,would
require 280 square feet of interior lot landscaping to break up the asphalt within this field of parking.
In addition,if a perpendicular landscape island is proposed within the head-to-head bank of stalls,
wheelstops must be provided if necessary to maintain a four-foot wide plant clearance within this
landscape island. Refer to FWCC § 22-1567 for area and dimensional standards pertaining to
landscape islands and interior lot landscaping.
7. Except as noted in#9,below, all perimeter landscaping,adjacent to the new and reconfigured
parking areas, must provide a minimum of five feet of"Type III"landscaping, as required by FWCC
§ 22-1566(e)(1). It appears that all perimeter landscaping in the area of the improvements meets or
exceeds the five-foot width. However,the landscape plan submitted with the application will be
reviewed to ensure that the"Type III"and other landscape requirements noted in this letter are met.
8. The addition of parking stalls parallel to SW 336th Street,where none previously existed,requires
that the required perimeter buffer between the parking and the street include a landscape berm in
order to screen these stalls from the adjacent right-of-way(refer to FWCC §22-I567[e][1]).
4 FWCC Chapter 22,Article XX,"Preapplication Conference"(enclosed)
File#04-103049-000-00-AD Doc.I.D.28518
r'
Mr.Tom Frank
Page 3
August 16,2004
9. The existing landscape buffer along the westerly property line may be reduced or eliminated based
on City approval of a landscape modification request, submitted pursuant to FWCC § 22-15700.
Alternatively,pursuant to FWCC § 22-1564(z),this landscaping may be eliminated on the basis of a
recorded shared parking agreement with the adjacent property. If such an agreement already exists,
you may submit it with the formal application. If not,you may wish to prepare and execute one.
Enclosed is a sample agreement that you may utilize for this purpose, or you may propose a different
format, subject to review by the City's Planning Division and Law Department.
10. Be advised that the City is unlikely to approve a landscape modification request to waive the
required landscape island at the end of the parking rows. However, the City may consider a
reduction in the minimum size and dimensional standards for these islands, as set forth in FWCC §
22-1567(c),provided that the total square footage of interior lot landscaping within the parking field
meets the minimum required by code (based on the total number of stalls times 20 square feet,per
FWCC § 1567[b][1][a]).
11. The landscape plan shall identify and label "perimeter"landscape buffers and"interior lot"
landscaping. It shall also indicate the total amount of interior lot landscaping required by code and
provided on the plan.
12. Direct connectivity between the existing sidewalk along the base of the west-facing building wall,
and the existing sidewalk at 336th Street SW, shall be maintained with any landscape modifications
in this area.
DEVELOPMENT SERVICES DIVISION
The City's Development Services Division has no comments or concerns relative to surface water
drainage,or required street frontage improvements on the project as proposed.This is based on a brief
review of the proposal that determined that no such requirements apply. The formal application will be
reviewed for consistency with the current proposal and verification of any such requirements.
TRAFFIC DIVISION
1. The existing two-way drive aisle, located at the west end of the proposed internal row of parking
stalls, should be retained for purposes of efficient and safe traffic circulation. Since this drive aisle
contains no parking stalls, it may be a 20-foot paved width.
2. The proposal will place additional parking stalls in close proximity to the driveway at South 336th
Street. Although the Traffic Division does not anticipate that the additional stalls will negatively
affect the function of this driveway,this cannot be confirmed with certainty. Therefore, should the
City approve this site plan, it will condition the approval that should the project result in unsafe
traffic back-ups at this driveway, as determined by the City,the City may direct the owner to modify
the site plan accordingly,which may include elimination of one or more parking stalls adjacent to
this driveway.
3. New landscaping adjacent to the driveway at South 336th Street shall maintain safe sight for entering
and exiting traffic.
File#04-103049-000-00-AD Doc.1.D.28518
\,
Mr.Tom Frank
Page 4
August 16,2004
FEDERAL WAY FIRE DEPARTMENT
The fire department supports the above Traffic Division request to maintain a 20-foot drive aisle along the
west property line, for purposes of emergency access.
SUMMARY
The required land use review process(s), and whether or not a preapplication is required, depends upon a
determination of City compliance and additional SEPA review, if applicable.
Based on the above key comments, it is likely that two to four of the proposed head-in stalls will have to
be eliminated to meet the City's design requirements.The above-noted modification options may help
minimize parking loss. Re-design opportunities should also be explored.For example,the proposed seven
"compact"stalls(adjacent to SW 336th Street)could be converted to standard stalls with dimensions of 9'
x 16'(with two-foot overhang into the perimeter landscape buffer).Consequently,up to 10 of the
proposed standard stalls in the interior bank of stalls(where space is tightest)could be converted to
compact dimensions,at 8'x 15'.However,keep in mind that any overhang into the perimeter buffer must
maintain an effective minimum five-foot width of landscaping. In addition, the required five-foot
landscape strip along the westerly property line would not be required on the basis of a recorded
reciprocal parking agreement between the two parcels sharing the property line.
We hope that the above information is useful to you in designing your project and proceeding. If you have
questions or need further information,please contact me at lori.michaelson(ii;cityoffederalway.com,or
253-835-2645.
Sincerely,
Lori Michaelson,AICP
Senior Planner
Enc: Master Land Use Application
Process II Information Handout
Process III Information Handout
Preapplication Handout
Parking Lot Design Criteria
Development Application Submittal Requirements
Reciprocal Parking Agreement Form
FWCC Chapter 22,Article XX,"Preapplication Conference"
FWCC Chapter 22,Article XVII,"Landscaping"
c: Raid Tirhi,Traffic Analyst
Kevin Peterson,Engineering Plans Reviewer
Greg Brozek,Assistant Fire Marshal,Federal Way Fire Department
File#04-103049-000-00-AD Doc.I.D.28518
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AUG 0 2 2004
CITY OF FEDERAL WAY
BUILDING DEPT.
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Attn: Greg Fewins — Deputy Director
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33530 1 st S Way South �,�� r
Federal Way, WA 98063 btost
RE: Bank of America —Twin Lakes Branch / /TO
Dear Greg,
I am writing in behalf of Bank of America regarding parking lot improvements
at their branch located at 2100 SW 336th St. Federal Way, WA 98023. We are
requesting information regarding what would be required to obtain a permit for this
project.
I have included an existing parking lot diagram and a revised diagram with the
changes highlighted. The project includes adding four new standard stalls, seven new
compact stalls, removal of existing landscape islands, installation of new landscaping,
relocate existing light poles and approximately 2,176 square feet of paving.
Any information you could provide us regarding this project would be greatly
appreciated.
If you have any questions or require further information, please feel free to call me at
(253) 564-4620.
Signed:
Tom Frank
Project Manager
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