Christs Church Staff Report
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT TO THE
FEDERAL WAY HEARING EXAMINER
Christ’s Church Ministry Expansion
Federal Way File No. 19-102839-UP
PUBLIC HEARING
October 12, 2020
3:00 p.m.
Via Zoom
• Link to join the webinar:
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Passcode: 174753
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Report Prepared by:
Senior Planner Jim Harris
October 5, 2020
Table of Contents
I. PROJECT INFORMATION AND BACKGROUND ................................................................................... 1
II. REQUESTED DECISION AND PROJECT PROPOSAL ............................................................................. 1
III. ENVIRONMENTAL REVIEW ............................................................................................................... 2
IV. COMMENTS RECEIVED ON LAND USE APPLICATION ....................................................................... 2
V. CONSULTED DEPARTMENTS AND AGENCIES ................................................................................... 2
VI. NONCONFORMING DEVELOPMENT .................................................................................................. 2
VII. GENERAL CHARACTERISTICS OF SITE AND VICINITY ..................................................................... 3
VIII. SITE DESIGN ..................................................................................................................................... 3
IX. COMMUNITY DESIGN GUIDELINES .................................................................................................. 5
X. TRANSPORTATION ............................................................................................................................ 6
XI. ANALYSIS OF FWRC 19.70.150(3) PROCESS IV DECISION CRITERIA ............................................. 6
XII. STATEMENT OF FACTS & CONCLUSIONS ......................................................................................... 8
XIII. STAFF RECOMMENDATION ............................................................................................................. 10
LIST OF EXHIBITS ........................................................................................................................................ 11
Staff Report to the Hearing Examiner Page 1 of 11
Christ’s Church Ministry Expansion File Number 19-102839-UP / Doc ID 80809
I. PROJECT INFORMATION AND BACKGROUND
Name of Project: Christ’s Church Ministry Building Expansion
City File No(s): Process IV File 19-102839-UP and SEPA Environmental Review Files
19-101462-SE & 20-101893-SE
Staff
Recommendation: Approval with Conditions
Summary of
Proposal: Construction of a proposed two-story, 33,000 square foot church ministry
building, along with paving and upgrading a parking lot, stormwater
improvements, site access improvements, and site landscaping. The site is
comprised of one single-family zoned parcel approximately 3.7 acres in size.
(Exhibit A Master Land Use Application)
Site Location: The subject property address is 941 Dash Point Road South (SR 509),
Federal Way, WA 98003. Subject property is represented by the following
parcel identification number: 052104-9092. A vicinity map is enclosed as
Exhibit B.
Applicant/Agent: Alan Keimig, The Keimig Associates, 307 D Street SE, Auburn, WA 98002
Comprehensive Plan & Zoning
Designations: Single Family High Density and RS 9.6 respectively
Key Dates: March 28, 2019, Master Land Use Application Submitted
June 21, 2019, Application Determined Complete
June 28, 2019, Notice of Application and Optional DNS Issued
September 13, 2019, Final SEPA DNS Issued
May 27, 2020, SEPA DNS Addendum Issued
May 31, 2020, Community Design Guidelines Decision Issued
September 25, 2020, Notice of Public Hearing
City Staff
Representative: Senior Planner Jim Harris, 253-350-9283, jim.harris@cityoffederalway.com
II. REQUESTED DECISION & PROJECT PROPOSAL
The applicant is requesting a Process IV “Hearing Examiner” decision pursuant to Chapter 19.70 of
the Federal Way Revised Code (FWRC). Church use within a single-family residential zoned
neighborhood is subject to a Process IV land use review pursuant to FWRC 19.200.050. Pursuant to
FWRC 19.15.030(3), the proposed building expansion and site improvements at the existing
developed site are subject to Process IV review (not exempt from Process IV due to size), which is
the required underlying review process for a church in an RS zoning district.
Staff Report to the Hearing Examiner Page 2 of 11
Christ’s Church Ministry Expansion File Number 19-102839-UP / Doc ID 80809
As shown on the site plans (Exhibit C), the project applicant proposes to construct a two-story,
33,000 square-foot church ministry building at 941 Dash Point Road South. There is presently a
church use established at the site, and the subject property is developed with multiple church use
buildings. Additional proposed site improvements concurrent with building construction include
site preparation to accommodate: new stormwater facilities; parking lot area improvements;
lighting; fenced garbage/recycling enclosure; and site landscaping.
III. ENVIRONMENTAL REVIEW
The proposed improvements exceed State Environmental Policy Act (SEPA) flexible thresholds
adopted by the city, specifically FWRC 14.15.030(1)(c), “For office, commercial, recreational, service
or storage buildings up to 12,000 square feet gross floor area, and up to 40 parking spaces.” Therefore,
an environmental threshold determination is required prior to any land use decision or building permit.
Determination of Nonsignificance – Following staff review of the environmental checklist (Exhibit
D), the city’s Responsible Official issued a Notice of Application (NOA) and Optional Determination
of Nonsignificance (DNS) for the proposal on June 28, 2019 (Exhibit E). Agencies with jurisdiction
were notified of the determination and public notice was provided via procedures within the city’s
environmental policy. No public comments were received. The city’s Responsible Official issued a
final DNS on September 13, 2019, and no appeals were received regarding the environmental
determination (Exhibit F). On May 27, 2020, the city’s Responsible Official issued a SEPA
Addendum to the DNS, relating to change in stormwater management for the proposal (Exhibit G).
IV. COMMENTS RECEIVED ON LAND USE APPLICATION
As of the date of this report, there have been no public comments received by the city on the proposal.
V. CONSULTED DEPARTMENTS AND AGENCIES
The following departments, agencies, and individuals were advised of this application:
1. City of Federal Way Development Review Committee (DRC), consisting of Community
Development Planning and Building Divisions; Public Works Development Services and
Traffic Divisions; Lakehaven Water & Sewer District; and South King Fire & Rescue. DRC
comments have been incorporated into this report where applicable.
2. All property owners within 300 feet of the site were mailed the NOA and Optional DNS on
June 28, 2019, and the Notice of Public Hearing on September 25, 2020.
3. In accordance with SEPA and FWRC Title 14, “Environmental Policy,” all property owners
and occupants within 300 feet of the site, and all affected agencies and tribes, were notified of
the proposed action and the city’s environmental determination. In addition, the site was posted
and notice placed in the newspaper and on the city’s official notice boards.
VI. NONCONFORMING DEVELOPMENT
The proposed 33,000 square foot building expansion is subject to Chapter 19.30 of the FWRC, as
the site is developed and some aspects of the existing site improvements do not comply with
applicable FWRC standards. Specifically, under FWRC 19.30.090, the size of the proposed church
expansion exceeds the thresholds for nonconforming development, therefore, all nonconforming
Staff Report to the Hearing Examiner Page 3 of 11
Christ’s Church Ministry Expansion File Number 19-102839-UP / Doc ID 80809
aspects of a development must be brought into conformance. Nonconforming development on the
site includes the front perimeter landscape strip and nonconforming parking lot landscaping in the
existing parking area. City staff recommends a condition of approval requiring minor upgrades to
the front landscape area and existing parking lot landscape islands to make them compliant with
FWRC 19.125 and FWRC 19.30.090.
VII. GENERAL CHARACTERISTICS OF SITE AND VICINITY
The subject property is comprised of one single-family residential zoned parcel totaling
approximately 3.7 acres (161,000 square feet). Existing built environment includes several existing
church use buildings totaling approximately 37,000 square feet of building, associated parking area,
and site improvements. Approximately 11,000 square feet of existing building area will be removed
in order to construct the new 33,000 square foot church ministry building.
Surrounding land uses and zoning designations are as shown below:
Zoning Use
Subject Property – RS 9.6 Church
East – RS 9.6 Sacajawea Middle School
South – RS 7.2 Existing Single-Family Residences
North – RS 9.6 Dash Point Road and Single-Family Residences beyond
West – RS 9.6 Dash Point Road and Single-Family Residences beyond
FWRC 19.200.050 allows church uses within RS zones subject to Process IV land use approval.
VIII. SITE DESIGN
a) Church Building Improvements Setbacks and Height– The applicant proposes a two-story,
33,000 square-foot church ministry building to be located in the southerly portion of the subject
property. The proposed two-story building will contain multiple modulations, awnings, a
pedestrian plaza at the northeast corner of the building, and foundation landscaping. As shown
on the site plan (Exhibit C), the proposed new building dimensions measure approximately 160
feet length and 90 feet in width.
The building as proposed meets the minimum 30-foot building setback required from all
property lines per FWRC 19.200.050.
As shown on the exterior elevation plans (Exhibit C), the proposed building measures 32.5 feet
height above average building elevation at its highest point. The proposed building height
meets the FWRC 19.200.050 maximum building height standard. The FWRC permits an
outright building height of 30 feet for church use. Note #6 in FWRC 19.200.050 allows a
building height increase up to a maximum of 40 feet if the criteria in note #6 are met. The
proposed 32.5-foot height meets the subject note #6 criteria as follows: a) the additional 2.5 feet
building height is necessary to accommodate the gymnasium and church assembly uses. The
clear floor to ceiling height is 22 feet, plus the depth of the trusses and parapets, as explained in
the June 1, 2020, applicant email to the city; b) The proposed building location 38 feet from the
south property line meets this note criteria by increasing the building setback by one foot for
each foot the structure exceeds 30 feet height; and c) The increased building height does not
block any views designated by the comprehensive plan.
Staff Report to the Hearing Examiner Page 4 of 11
Christ’s Church Ministry Expansion File Number 19-102839-UP / Doc ID 80809
b) Stormwater Improvements – Pursuant to thresholds within FWRC 16.25.020, full drainage
review is required.
The proposal is required to meet all requirements of the 2016 King County Surface Water
Design Manual (KCSWDM) and the City of Federal Way Addendum to that manual. To meet
flow control requirements, the applicant has proposed injection wells that will infiltrate water
from the entire site. Due to design requirements for injection wells that go beyond the scope of
the KCSWDM, city staff recommends a condition of approval that the applicant shall obtain
Department of Ecology (DOE) review and approval prior to city approval of the engineering
plans. The proposed alternative is a stormwater detention vault, which shall meet all
requirements of the KCSWDM. Proposed water quality treatment methods include a sand filter
vault and a treatment train consisting of a bioswale and a DOE-approved proprietary device.
Water quality treatment will be provided for the entire site. The project will be required to meet
Conservation Flow Control and Enhanced Basic Water Quality standards. The applicant
provided a preliminary storm drainage plan by AHBL, sheets C-400 – C-404, showing
preliminary design of the stormwater improvements. The applicant shall obtain final engineering
approval from the Public Works Department during the building permit stage of development.
c) Parking Lot Count & Improvements– Pursuant to FWRC 19.200.050, parking stall quantity for
church uses is as follows: minimum of one parking space for each 5 seats or 10 lineal feet of
bench seating. Using this FWRC formula, the church use on the site needs a minimum of 124
parking stalls. The Keimig Associates prepared a September 15, 2019, Parking Narrative for the
proposal. City staff has reviewed and concurs with the analysis of required and proposed
parking in the Keimig Parking Narrative (Exhibit H). The church has an existing developed 35
stall parking lot, and the proposal will include upgrading an existing unpaved parking area,
which will have 67 paved parking stalls for a total of 102 paved on-site parking stalls. In
addition, the church has a reciprocal parking and access agreement with the adjacent Sacajawea
Middle School for the use of 166 shared parking stalls. The total available parking count is 268
spaces, which far exceeds the required minimum parking stall count of 124 spaces.
Parking space and aisle dimensions shall be designed using the “Parking Lot Design Criteria”
document adopted by reference within FWRC 19.130.160(2). Typical parking dimensions
shown on the site plan are 8.5 feet wide and 18 feet deep, with 25.5-foot drive aisles. As
permitted by FWRC 19.130.170, up to 25 percent of the provided stalls may be compact.
Access to the parking area is provided via three access driveways from Dash Point Road, two
of which are off-site and shared with the adjacent Sacajawea Middle School.
d) Perimeter Landscaping – Pursuant to FWRC 19.125.060(2), a Type III landscaping screen at
least 10 feet in width shall be provide along all property lines. FWRC 19.125.070(5) requires
Type I solid screen landscaping between parking areas and adjacent residential zones to be
increased in planting density to Type I Solid Screen landscaping.
The submitted preliminary landscape plan provides the minimum spatial requirement for
landscape areas around the site perimeter. The following provides an analysis of perimeter
landscape requirements.
South Property Boundary – The landscaping plan provides a 10-foot Type III screen along the
south property line. This landscape adjacent to existing single-family residences will need to be
Staff Report to the Hearing Examiner Page 5 of 11
Christ’s Church Ministry Expansion File Number 19-102839-UP / Doc ID 80809
upgraded to provide Type I solid screen landscaping along the entire south perimeter in accord
with FWRC 19.125.070(5)(b) and as conditioned in the Director’s Design Decision issued on
May 31, 2020.
East Property Boundary –The existing landscaping width and existing tree, shrub, and
groundcover landscape along the east property boundary exceeds the minimum 10-foot width
requirement, and exceeds the planting standards required for Type III landscaping.
North & West Property Boundary – The existing landscaping planter area width along the
curved north and west property boundary along South Dash Point Road varies between 20 and
50 feet in width. The width meets the minimum dimensional standard of 10 feet minimum width.
The landscape content along this frontage varies along the length of this area. The westerly
portion of this front landscape area is void of trees. Pursuant to FWRC 19.30.090(1)(a)
(nonconforming development), this nonconforming portion of landscaping area must be brought
into conformance. The addition of trees spaced at approximately 25-feet on center along this
western portion of the front perimeter is required to meet Type III landscape standards.
Final review of the landscape plan will occur in conjunction with review of the building permit
application.
d) Parking Lot Landscaping - Pursuant to FWRC 19.125.070(2), parking areas that accommodate
more than 50 stalls shall provide 22 square feet per stall of Type IV landscaping within the
surface parking. As shown on the submitted landscape plan (Exhibit C), 3,349 square feet of
interior lot landscaping is provided, exceeding the 2,244 square-foot minimum required. New
parking lot islands are required to meet Type IV landscaping. Under the nonconforming
development code FWRC 19.30.090, existing parking lot islands will need to be retrofitted to
include Type IV landscaping. Final landscape plan review will occur with review of the
building permit application. Parking areas adjacent to residential zones shall provide Type I
landscaping within the required perimeter landscape areas.
e) Tree Retention/Replacement – Pursuant to FWRC 19.120.130, the single-family zoned property
required tree density is 25 tree units per acre, or 92.5 tree units (3.7 acres x 25). The applicant
proposes to retain 106 tree units and add an additional 27.5 tree units per proposed landscape
plantings, exceeding the minimum requirement of tree units per acre. Final review of the
landscape plan will occur in conjunction with building permit review.
f) Lighting – The Crime Prevention Through Environmental Design (CPTED) checklist submitted
with the application identifies a lighting plan will be prepared for the site. Review of the
lighting plan will occur with the building permit application. Site lighting must comply with
applicable FWRC requirements.
g) Garbage & Recycling Enclosure – The garbage and recycling enclosure is proposed to be
screened with an enclosure architecturally consistent with the building, and be screened by
trees, shrubs, and groundcover abutting the enclosure consistent with FWRC 19.125.040. Final
landscape plan review and enclosure review will occur with the building permit application.
IX. COMMUNITY DESIGN GUIDELINES
Pursuant to FWRC 19.70.010, Process IV Hearing Examiner’s Decision administration
requirements, the Director of Community Development issued a written decision regarding the
Staff Report to the Hearing Examiner Page 6 of 11
Christ’s Church Ministry Expansion File Number 19-102839-UP / Doc ID 80809
application’s Community Design Guidelines on May 31, 2020 (Exhibit I). The effect of this decision
is contingent upon Process IV project approval by the Hearing Examiner. Adoption of the design
decision is included as a recommended condition of Process IV approval, as recommended herein.
X. TRANSPORTATION
a) Access – The applicant has provided vehicular/pedestrian access and circulation consistent with
the goals and policies for transportation, as set forth in Chapter 3 of the Federal Way
Comprehensive Plan (FWCP). The subject property is served by three vehicle access points
along SR 509 (one on the subject site and two off-site serving Sacajawea Middle School). The
existing on-site driveway was approved as part of the previous phase expansion.
A traffic impact analysis (TIA) limited to queuing and Turn Lane Warrant Analysis at the
proposed access points to ensure safe and efficient traffic operation was prepared by Heath &
Associates, February 6, 2020 (Exhibit J). Based on the projected traffic, a left-turn lane along SR
509 is warranted and recommended by the Traffic Engineer. As such, city staff recommends the
applicant shall construct the left-turn lane at the driveway prior to issuance of a Certificate of
Occupancy. The final design of the left-turn lane along SR 509 shall be coordinated and approved
by WSDOT and the city. All taper lengths shall be in accordance to the WSDOT design manual.
The site is adjacent to a minor arterial (SR 509 / Dash Point Road South); thereby, meeting
FWRC 19.200.050 special regulation #4, “…the subject property must be adjacent to a
collector or arterial right-of-way.”
b) Concurrency (FWRC 19.90) – As a component of the Process IV MLU application, the
applicant was required to undergo traffic concurrency analysis pursuant to the state Growth
Management Act; goals and policies of the Federal Way Comprehensive Plan; and FWRC
Chapter 19.90, “Transportation Concurrency Management.” The city’s Traffic Division
reviewed the concurrency application and determined all intersections impacted by one or more
weekday evening peak hour trips would meet the city’s Level of Service standards with
programmed improvements. A Capacity Reserve Certificate was issued by the city’s Traffic
Engineer on August 2, 2019, and vested 16 Weekday PM Peak hour trips to this project.
c) Impact Fee (FWRC 19.91) – The applicant will be subject to the city’s transportation impact
fee. The fee will be calculated based on the fee rate in effect at the time a complete building
permit application is submitted. The fee shall be paid prior to building permit issuance.
d) Public Street Frontage Improvements – The property frontage along SR 509 (South Dash Point
Road) was improved to adopted standard as part of the church’s previous expansion. As such, this
proposed expansion phase is not required to provide additional street frontage improvements,
except as noted above regarding the left-turn lane requirement.
XI. ANALYSIS OF FWRC 19.70.150(3) – PROCESS IV DECISIONAL CRITERIA
The applicant must meet six decisional criteria pursuant to FWRC 19.70.150(3). Staff has provided
the following analysis of Process IV criteria:
1. It is consistent with the comprehensive plan.
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Christ’s Church Ministry Expansion File Number 19-102839-UP / Doc ID 80809
Staff Response – This criterion has been met. The application is subject to the 2015 Federal Way
Comprehensive Plan (FWCP). The comprehensive plan is used, among other documents, as a
basis for implementing regulations such as zoning, critical areas requirements, and the State
Environmental Policy Act (SEPA). The proposed church improvement has undergone review of
this Process IV application, zoning review, design guideline review, environmental review, and
must comply with the FWCP. The Process IV request was reviewed and determined to be
consistent with the goals and policies contained in the FWCP.
2. It is consistent with all applicable provisions of this chapter and all other applicable laws.
Staff Response – With the recommended conditions of approval for stormwater, vehicle access,
nonconforming landscape upgrades, and compliance with the Director’s Design Decision, this
criterion has been met. The Process IV request has been reviewed under SEPA; the FWCP; all
applicable provisions of FWRC, including Title 14 “Environmental Policy”; Title 16 “Surface
Water Management”; and Title 19, “Zoning and Development Code”; and is consistent with all
applicable provisions and laws, provided all recommended conditions of approval are met.
3. It is consistent with the public health, safety, and welfare.
Staff Response – This criterion has been met. The proposed church is consistent with the public
health, safety, and welfare. The proposal will provide adequate and safe pedestrian circulation
via delineated pathways within the subject property, and to adjacent street and sidewalk. No
adverse impacts to adjacent parcels are anticipated as a result of the proposal. The Process IV
request has been reviewed under SEPA; the FWCP; all applicable provisions of the FWRC; and
construction permit plans will be reviewed utilizing the applicable International Building Code
with Washington State amendments when the building permit application is submitted to the
city. The proposal is consistent with all applicable provisions and laws, provided all
recommended conditions of approval are met.
4. The streets and utilities in the area of the subject property are adequate to serve the
anticipated demand from the proposal.
Staff Response – This criterion has been met. No significant adverse transportation impacts
were identified by the City of Federal Way in the concurrency analysis or DNS issued for the
proposed action. Through the city’s transportation concurrency management policy, the Traffic
Division has determined the city’s Level of Service will not change due to the church’s
redevelopment proposal.
The city’s water/sewer purveyor, Lakehaven Water & Sewer District, reviewed the proposal
and found the water and sewer services to be adequate to serve the proposed project.
5. The proposed access to the subject property is at the optimal location and configuration
for access; and
Staff Response – This criterion has been met. No new driveway entrances are proposed for the
development. Access to the subject site is provided via three existing access/driveway entrances
off SR 509 (South Dash Point Road), two of which are located off-site serving Sacajawea
Middle School. As identified in the TIA, a left turn lane on SR 509 at the existing site driveway
will be constructed by the applicant. With recommended conditions by the applicant’s Traffic
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Christ’s Church Ministry Expansion File Number 19-102839-UP / Doc ID 80809
Engineer and city staff, access points have been determined to be at the optimal location and
configuration based on city staff review considering applicable code requirements, and by
South King Fire & Rescue considering emergency access requirements.
6. Traffic safety impacts for all modes of transportation, both on and off site, are adequately
mitigated.
Staff Response – This criterion has been met. There is sufficient capacity in the city’s network
to handle the additional trips generated by the proposed development. Concurrency analysis of
the vehicular trips generated by the development during the PM peak period shows that all
intersection by one or more trips will meet the city’s Level of Service standards. A left-turn
lane along SR 509 is recommended by the applicant’s Traffic Engineer. As such, to ensure safe
and efficient traffic operation, the applicant will design and construct the left-turn lane to all
applicable standards.
XII. STATEMENT OF FACTS AND CONCLUSIONS
Based on an analysis of the Process IV application, the environmental record, and applicable
decisional criteria, the Department of Community Development finds that:
a) Proposed improvements require review under the city’s land use Process IV, Hearing Examiner,
pursuant to provisions outlined in FWRC 19.200.050, “Required Review Process.” Applicable
regulations and policies used to review the proposal included, but were not limited to: Federal
Way Revised Code Titles 14, 16, and 19; Federal Way Comprehensive Plan; 2016 King County
Surface Water Design Manual with Federal Way Addendum; Public Works Department
Development Standards; and State Environmental Policy Act Rules Chapter 197-11.
b) Proposed improvements include the construction of an approximately 33,000 square-foot church
ministry building; improving and modifying existing parking area; access improvements;
landscaping; and stormwater runoff improvements.
c) An environmental checklist was reviewed by city staff and other agencies with jurisdiction.
Following review of the proposal and environmental reports submitted by the applicant, the
city’s Responsible Official issued a Notice of Application (NOA) / Optional Determination of
Nonsignificance (DNS) on June 28, 2019. No comments were received on the NOA/Optional
DNS. A final DNS was issued for the proposed action on September 13, 2019. No appeals were
received regarding the environmental threshold determination. A DNS Addendum related to the
type of stormwater control proposed was issued by the city on May 27, 2020.
d) The following are general dimensional regulations for church use pursuant to FWRC 19.200.050,
“Use Zone Chart.”
i. Required Minimum Yards (setbacks) – 30 feet front, 30 feet side, and 30 feet rear /
Proposal – 100 feet front, 38 feet south (side), 160 feet east (rear). Minimum building
setbacks requirements are met.
ii. Minimum Lot Size – 9,600 square feet / Proposal – 161,000 square feet (approximately).
iii. Lot Coverage 75 percent maximum / Proposal - 65 percent.
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iv. Height – 30 feet AABE outright, with allowances up to 40 feet maximum per special notes
on FWRC 19.200.050 / Proposal – 32.5 feet AABE.
The proposed building height meets the FWRC 19.200.050 maximum building height
standard. The FWRC permits an outright building height of 30 feet for church use. Note #6
in FWRC 19.200.050 allows a building height increase up to a maximum of 40 feet if the
criteria in FWRC 19.200.050 note #6 are met. The proposed 32.5-foot height meets the
subject note #6 criteria as follows: a) The additional 2.5 feet building height is necessary to
accommodate the gymnasium and church assembly uses. The clear floor to ceiling height is
22 feet, plus the depth of the trusses and parapets, as explained in an applicant June 1,
2020, email to the city; b) The proposed building location 38 feet from the south property
line meets this note criteria by increasing the building setback by one foot for each foot the
structure exceeds 30 foot height; and c) The increased building height does not block any
views designated by the comprehensive plan.
The proposed site plan meets lot size, required yard, lot coverage, and height requirements.
e) FWRC 19.200.050(4) requires church uses within RS zones to abut a collector or arterial right-
of-way. The subject property is adjacent to South Dash Point Road (SR-509), which is
designated a Minor Arterial by the FWCP.
f) The proposed expansion exceeds the building square footage increase thresholds in FWRC
19.30.090 for nonconforming development, and all nonconforming aspects of the development
must be brought into conformance.
Staff recommends a condition of approval to upgrade nonconforming development that is
required to be brought into conformance, including the western portion of the front landscape
area which does not meet Type III landscaping; and possibly some of the landscape islands in
the existing parking lot. Landscape islands will need to be retrofitted to include Type IV
landscaping in conformance with FWRC 19.125.
g) The church improvements will generate 16 new Weekday peak hour trips. The city’s Traffic
Division reviewed the concurrency application and determined all intersections impacted by
one or more weekday evening peak hour trips would meet the city’s Level of Service standards
with programmed improvements. A Capacity Reserve Certificate was issued by the city’s
Traffic Engineer on August 2, 2019, and vested 16 Weekday PM hour trips to this project.
h) The Public Works Director and Traffic Engineer have reviewed the project and concluded that
with recommended conditions of approval, the proposal complies with city’s codes, policies,
and regulations pertaining to site access, street layout, and design. South Dash Point Road is
designated as a minor arterial and meets current city street design standards.
i) The subject property is served by three existing vehicle access points along SR 509 (one on the
subject site and two off-site serving Sacajawea Middle School). The existing on-site driveway
was approved as part of the previous phase expansion.
A traffic impact analysis (TIA) limited to queuing and Turn Lane Warrant Analysis at the
proposed access points to ensure safe and efficient traffic operation was prepared by Heath &
Associates, February 6, 2020. Based on the projected traffic, a left-turn lane along SR 509 is
Staff Report to the Hearing Examiner Page 10 of 11
Christ’s Church Ministry Expansion File Number 19-102839-UP / Doc ID 80809
warranted and recommended by the Traffic Engineer. As such, city staff recommends a
condition of approval that the applicant shall construct the left-turn lane at the access driveway
prior to issuance of a Certificate of Occupancy. The final design of the left-turn lane along SR
509 shall be coordinated and approved by WSDOT and the city. All taper lengths shall be in
accordance to the WSDOT Design Manual.
j) The applicant will be subject to the city’s transportation impact fee. The fee will be calculated
based on the fee rate in effect at the time a complete building permit application is submitted.
The fee shall be paid prior to permit issuance.
k) The amount of proposed impervious surfaces required full drainage review by the Public Works
Department. The subject property is within areas designated Conservation Flow Control and
Enhanced Basic Water Quality, which requires the applicant to design a stormwater facility
meeting the applicable requirements of the 2016 KCSWDM as adopted and amended by the
city. Water quality requirements will be met via water quality treatment facilities, including a
sand filter vault and a treatment train as further described above. Flow control is proposed via a
series of proposed injection wells. Final review of the storm drainage plan will occur with
building permit review and is required to meet all applicable FWRC requirements. In addition,
a condition of approval is recommended that the applicant provide the Department of Ecology
approval of the storm drain injection system prior to issuance of a building permit.
l) The applicant has provided a parking narrative that shows the minimum amount of parking
spaces required for the church use is 124 stalls, based on sanctuary seating per FWRC
19.200.050. The provided total of 102 on-site parking stalls, plus 166 shared parking stalls for a
total of 268 available spaces far exceeds the FWRC minimum parking stall count requirement.
m) The Director of the Community Development Department has found the proposal meets
applicable requirements of FWRC Chapter 19.115 “Community Design Guidelines” and issued
the Design Decision conditional approval on May 31, 2020. The effect of this decision is
contingent upon Process IV project approval by the Hearing Examiner. No appeals of the
decision were filed with the city.
n) Final engineering and construction plans related, but not limited to buildings, landscaping,
street frontage / access improvement, stormwater, and lighting will be reviewed during the
building permit stage and must meet all applicable Public Works Department Development
Standards and the International Building Code standards adopted by the Department of
Community Development Building Division.
o) As analyzed previously, city staff has concluded that the church improvements have met all
Process IV decisional criteria pursuant to FWRC 19.70.150(3).
p) Pursuant to FWRC 19.70.150(2), the Hearing Examiner shall issue a decision on the Process IV
MLU application within 10 working days following the close of the public hearing.
XIII. STAFF RECOMMENDATION
Based on analysis derived from this report, the Department of Community Development
recommends approval of the site improvements as depicted on the site, landscaping, and civil plan
sheets entered as exhibits to this staff report, and other documents within the official project file
subject to the conditions listed below:
Staff Report to the Hearing Examiner Page 11 of 11
Christ’s Church Ministry Expansion File Number 19-102839-UP / Doc ID 80809
1. The applicant shall obtain engineering approval from the Public Works Department, and
commercial building permit approval from the Department of Community Development prior
to site construction.
2. Due to design requirements for injection wells that go beyond the scope of the KCSWDM, the
applicant shall obtain Department of Ecology (DOE) review and approval prior to city approval
of the engineering plans.
3. Based on the projected traffic, a left-turn lane along SR 509 is warranted and recommended by
the Traffic Engineer. As such, the applicant shall construct the left-turn lane at the driveway
prior to issuance of a Certificate of Occupancy as required by the Public Works Director. The
final design of the left-turn lane along SR 509 shall be coordinate and approved by WSDOT
and the city. All taper lengths shall be in accordance to the WSDOT Design Manual.
4. Per FWRC 19.30.090, nonconforming development that is required to be brought into
conformance include: the western portion of the front landscape area which does not meet Type
III landscaping as trees are lacking in this area; and possibly some of the landscape islands in
the existing parking lot landscape islands will need to be retrofitted to include Type IV
landscaping. Review of the final landscape plan will occur in conjunction with the building
permit application.
5. The applicant must comply with conditions of approval of the Director’s May 31, 2020, Design
Decision for the project (Exhibit I).
LIST OF EXHIBITS
Exhibit A Master Land Use Application
Exhibit B Vicinity Map
Exhibit C Site Plans Prepared by The Keimig Associates, sheets A-1.0; A- 1.1; A 3.1; A 3.2; by The
Keimig Associates; Civil Plan Sheets C-100; C-200; C-300; C-301; by AHBL, February 12,
2019; Landscape Plans L – 1 and L-2 by BDG, revised February 10, 2020
Exhibit D Environmental Checklist, received October 22, 2019
Exhibit E Optional Determination of Nonsignificance and Notice of Application, June 28, 2019
Exhibit F Final DNS, September 13, 2019
Exhibit G DNS Addendum, May 27, 2020
Exhibit H Parking Narrative by Keimig, September 15, 2019
Exhibit I Director’s Design Decision with Findings, May 31, 2020
Exhibit J Traffic Impact Analysis by Heath & Associates, February 6, 2020
Note: Copies of the exhibits are not attached to all copies of this report. All exhibits have been provided to the
Hearing Examiner. Copies of exhibits may be obtained upon request at the City of Federal Way’s Department of
Community Development.
TRANSMITTED TO THE PARTIES LISTED HEREAFTER:
Hearing Examiner – Phil Olbrechts – Via City Clerk
Project Agent – Alan Keimig, Keimig Associates 307 D Street SE, Auburn WA 98002
Christ’s Church – Mac Hoover
City of Federal Way Staff – Jim Harris, Ann Dower, and Sarady Long
Parties of Record – NA