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HomeMy WebLinkAboutAdministrative Design Decision, Exhibit A Statement of Facts, dated February 2, 2021 EXHIBIT A STATEMENT OF FACTS Federal Way Revised Code Chapter 19.115, “Community Design Guidelines” Village Green Retirement Campus, File 18-105293-UP The Director of Community Development hereby makes the following findings pursuant to content requirements of the Community Design Guidelines decision as set forth in Federal Way Revised Code (FWRC) 19.70.010 and 19.65.100(4). 1. Proposal – Process IV application for construction of Phase II, Memory Care & Cottages, of the Village Green Senior Housing retirement campus. The request includes construction of Buildings F, G, H, I, and J; memory care building and 13 cottages consisting of the remaining 174-units of independent and assisted living senior apartments, 17-unit independent living cottages, 40-unit memory care building, and 10-year land use approval. Depending on the activity level and needs of the residents, a community recreation building may be constructed in lieu of several cottages. The project is adjacent to the Village Green retirement campus, which includes 167 existing independent and assisted living units. This request will increase the total number of units for the entire Village Green retirement campus to a maximum of 398 units, constituting an eight percent increase from previous approvals. 2. Requested Decision – The applicant submitted a complete Process IV Hearing Examiner Master Land Use Application (MLUA) on November 7, 2018. Prior to the Hearing Examiner’s Process IV decision, the Director of Community Development shall issue a design decision pursuant to FWRC 19.65.100(2)(b). 3. Crime Prevention Through Environmental Design (CPTED) – The applicant submitted a CPTED checklist as a component of the Process IV MLUA. The applicant has met the intent of CPTED and provides measures that include, but are not limited to: use of security cameras; site and building layout; landscaping; lighting; and entrance visibility. 4. Site Design – Pursuant to FWRC 19.115.050, project designers shall strive for overall design continuity by using similar elements throughout the project and addressing the following items: (a) pedestrian areas, amenities, and circulation; (b) surface parking lot; (c) garbage and recycling receptacles, placement, and screening; and (d) lighting. Based on the submittal, the applicant has met the intent of the chapter’s site design standards and an analysis of each item is provided below: a. Pedestrian Areas, Amenities, and Circulation – Pedestrian areas, amenities, and common recreational areas are incorporated into the overall site design. The project maximizes pedestrian circulation along existing internal streets and between residential units and the community center. Recreational walking trails are located adjacent to wooded areas along the westerly boundary of the project, with loop connections to the internal sidewalk system. The application proposes to incorporate accessory pedestrian and recreational amenities, such as seating areas. Pursuant to the conditions noted below, the final location, design, and materials of all such accessory elements is subject to the city’s review and approval prior to issuance of any construction permits in connection with the project. b. Surface Parking Lot – Access to the parking areas is existing and will only be modified and upgraded with minor paving and drainage requirements. Vehicular loop access is provided inside the parking area. Parking areas are broken into smaller internal lots to avoid and break up parking areas into smaller less expansive areas. Internal lot landscaping will be provided within landscape islands at a ratio of a minimum 22 square feet per stall. c. Garbage and Recycling Receptacles –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. Final landscape plan review and enclosure review will occur with the building permit application. d. Lighting – The CPTED checklist submitted with the application identifies that an exterior lighting plan is provided for the site in the forms of building mounted fixtures, elevated fixtures and pedestrian pathway lighting. Building entrances parking areas and walkways will be well lit. A final lighting plan will be reviewed with the building permit. 5. Building Design – The application includes buildings that are longer than 60 feet and will be visible from the right-of-way, and therefore, are subject to façade treatment and articulation requirements contained within FWRC 19.115.060(2) (3) and (4). The applicant has met the applicable standards and intent of the chapter’s building design standards as listed below: a. Façade Modulation and Screening Options – As the proposed improvements will contain façades longer than 60 feet that will be visible from a right-of-way, the building is subject to façade treatment and articulation requirements pursuant to FWRC 19.115.060(2). Further, the project is subject to a significant structural modulation as facades exceed 120 feet and modification to exceed that standard is requested. Based on the submittal, the applicant has exceeded the intent of the chapter’s building design standards and architectural design and is consistent with previous land use approvals onsite. b. Building Articulation and Scale – The project architect has provided exterior materials that include areas of stone wainscot, board and batten vertical siding, horizontal lapped siding, visible window trim, exposed heavy timber and large expanses of glazing. Multiple building setbacks, canopies, material variations, ornamental landscaping and multiple opportunities for outdoor gathering assist in providing a pedestrian scale to a building with two relatively long facades. c. Methods to reduce building massing -The building design reduces the bulk of a building by breaking it into several smaller masses and includes varying the roof lines and upper level setbacks with architectural elements. 6. Building and Pedestrian Orientation – Building entrances are recognizable from the right-of-way and internal streets. The entrance will provide substantial articulation and exception building elements which will allow attractive visual access from the public street. Although the pedestrian plaza is not proposed on the street corner, the Village Green Retirement campus’ overall expansiveness, network of pedestrian pathways and open spaces coupled with the proximity to the adjacent right-of-way provides superior opportunities for access and use. The applicant has met the intent of building and pedestrian orientation pursuant to 19.115.070. 7. Decisional Criteria – The proposal is consistent with applicable Community Design Guideline decision criteria set forth in FWRC 19.65.100(2)(b). As shown in analysis above, the proposal is consistent with site and building design standards set forth for applicable design guidelines for senior housing in a single-family residential zone in FWRC 19.115. Final construction drawings will be reviewed for compliance with specific regulations, conditions of approval, and other applicable city requirements considered in the upcoming Process IV Hearing Examiner decision. These findings shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Prepared by: Associate Planner Natalie Kamieniecki Date: February 2, 2021