00-102963 CITY OF
•
(253)661-4000
�� 33530 1ST WAY SOUTH FEDERAL WAY,WA 98003-6210
June 27, 2000
FIL ,,
Mr. Douglas C Reiss
Soundview/Kirkland Associates, LLC
9757 Juanita Dr NE, Suite 300
Kirkland WA 98034
Re: Preapplication Meeting; Conversion of Laundry Facilities Into Two Dwelling Units;
Soundview Apartments, 28405 18th Avenue South,Federal Way; File#00-102963
Dear Mr. Reiss:
Thank you for meeting with the City of Federal Way's Community Development Review
Committee(CDRC) on June 15, 2000, to discuss your preliminary proposal to convert existing
laundry facilities into two dwelling units at the above referenced property.
Committee members at that meeting included representatives from the City's Public Works
Department,Department of Community Development Service's Planning and Building
Divisions, Fire Department, and Lakehaven Utility District. This letter follows up the pre-
application meeting for your proposal. Department and agency requirements are summarized
below or are enclosed with this letter. Staff contacts are listed with each summary.
L Land Use Division, contact Minnie Dhaliwal, (253) 661-4082
A) Required Review Process: The zoning of the subject site is RM1800, Residential multi-
family, requiring a minimum lot area of 1,800 square feet per dwelling unit. This zoning
district permits attached/stacked dwelling units under Federal Way City Code (FWCC)
Section 22-667(enclosed). The required review process for the project is Process II(Site
Plan Approval). If no changes are proposed to the parking, the required review process
will be Process I instead of Process II. A development submittal requirements checklist
and master land use application are enclosed, along with applicable code sections.
Building permit can be issued after land use approval is granted.
B) Fees: Process II, Site Plan Approval fees are $1419.00 minus $310.00 deposit paid at the
time of pre-application. Process I fees are $46.00 per hour and are based on number of
hours spent on review of the project. Additional fees are associated with other city and
district regulations and permits.
C) Nonconformance: Overall, there is no change of use proposed on the subject site as it is
currently an apartment complex and the proposal is to convert existing laundry facilities
into two additional units. The geographic portion of the site where two units are proposed
must meet those provisions determined by the director to be reasonably related and
applicable to the addition of units. (FWCC Section 22-334)
Mr.Douglas C.Reiss
June 27,2000
Page 2
D) Density: According to the King County Assessor's map, the existing lot area of the site is
approximately 162,478 square feet. Based on the size of the lot and RM-1800 zoning, a
maximum of 89 units are allowed on the subject site. Ninety units currently exist, and the
proposal is to add two additional units. The proposal to designate the two proposed units
as"affordable", will resolve the issue of exceeding allowable density. FWCC Section 22-
967(c)(1), allows one bonus market rate unit for each affordable unit included in the
project, up to a maximum of 10 percent above the maximum number of dwelling units
allowed in the RM-1800 zoning district.
FWCC Section 22-967(b), defines affordable housing as dwelling units offered for sale or
rent at a rate that is affordable to families having incomes that are 80 percent or below the
median county income as established in the County Wide Planning Policies. Refer to the
attached table(1999 Annual Income levels and Affordable Monthly Housing Payments
by household size) for affordable rent amounts.
Prior to issuance of building permit, an agreement must be recorded with King County
Department of Records and Elections that these units must remain affordable for the life
of the project. This agreement shall run with the land and be binding on all future owners.
As indicated by you at the pre-application meeting, you would like a sample copy of such
agreement. The City is in the process of finalizing an agreement with another applicant
and a copy of the sample agreement may be obtained if it is finalized by the time of you
submit a formal application.
E) Parking: Minimum-parking requirements for attached/stacked dwelling units are 1.7
parking stalls per unit. For 92 units, a total of 157 parking stalls are required. The site
plan shows a total of 157 parking stalls. However, it is not clear from the site plan where
four additional stalls are provided. Please indicate on the site plan where the four stalls
are proposed to be added. All new stalls added must meet minimum parking stall sizes.
Refer to the attached handout on parking for stall sizes.
F) Open Space: The existing apartment complex is required to provide 400 square feet of
open space for recreation purposes under the current FWCC Section 22-667. If the
existing complex does not meet FWCC open space requirements(400 square feet per
unit) for apartments, the open space for two additional units must be provided in addition
to what already exists on site. As discussed at the preapplication meeting, it is not clear
from the site plan if all open space has been counted. Please indicate on the site plan the
total amount and location of existing open space. Also discussed at the meeting was the
possibility of counting 360 square feet of second vacated laundry facility, which is
proposed to be converted into exercise facility, towards providing required common
recreational open space. Based on the fact that it is an existing apartment complex, the
proposal to add a 360 square foot exercise room can be considered towards providing
Mr.Douglas C.Reiss
June 27,2000
Page 3
common recreational open space. However, a total of 800 square feet for two additional
units must be provided in addition to existing open space if the entire complex does not
meet minimum open space requirements of 400 square feet per unit
G) Landscaping/Design Guidelines: Since no outside changes are proposed, the proposal
does not trigger landscaping or design guideline upgrades.
H. Building Department- Joan Hermle, (253) 661-4152
Please refer to the enclosed memorandum from Joan Hermle.
III. Fire Department- Greg Brozek, (253) 946-7241
Please refer to the enclosed memorandum from Greg Brozek.
IV. Lakehaven Utility District-Mary Young, (253) 946-5400
Please refer to the enclosed memorandum from Mary Young.
Enclosed is a copy of the attendance sheet from the pre-application meeting, along with
applicable code references. Please be advised that the pre-application review is preliminary only,
and in no way takes the place of the required technical review that will follow the submittal of a
formal land use application. Also, please be aware that a preapplication review does not vest an
application. Unless the applicant submits a complete development application substantially
similar to the preapplication proposal reviewed within one calendar year after the preapplication
conference, a new request for, or waiver of, preapplication review shall be filed with the
Department of Community Development Services.
If I can be of assistance, please contact me at 253-661-4082.
Sincerely, t
(:7
Minnie Dhaliwal
Associate Planner
End: Master Land Use Application
Process II handout
Development Application Submittal Requirements
FWCC Section 22-667(RM)
Nonconformance chapter
Parking Chapter/stall handout
Landscaping Chapter
FWCC Article XIX,Design guidelines
1999 Annual Income levels and affordable monthly housing payments by household size
Memorandum from Greg Brozek,Fire Department
Memorandum from Mary Young,Lakehaven Utility Distt
Memorandum from Joan Hermle,Building Department
L:\CSDCIDOCS\SAVE\80964154 DOC
Project: Soundview Apartments Date: June 15, 2000
Name Department Phone Number
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LAKEHAVEN UTILITY DIs'TRICT
31627 1st Avenue South • P. O. Box 4249 • Federal Way,WA 98063
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: June 15, 2000
ATTN: Ms. Minnie Dhaliwal
Associate Planner
SUBJECT: Agenda Item No. 1 - Soundview Apartments
00-102963-00 (PRE)
COMMENTS:
Water:
If additional hydrants or other fire protection system are indicated, a developer extension agreement will be
required.
Sewer:
A side sewer permit will be required for any modification of the existing side sewer.
General:
The increased use will need to be evaluated for assessment of additional Capital Facilities Charges. Credit will be
allowed for prior facilities charges paid. The District's Capital Facilities Charges are calculated on the basis of
Equivalent Residential Units (ERU). Residential equivalency for Multi-family use is calculated as 0.67 ERU per
unit. The District's current Capital Facilities Charges are $3,072/ERU for water and$2,720/ERU for sewer.
c: Customer Service/Billing
By: ei• Date: lQ /S Qt)
Mary . Yo g
Deve pment Services upervisor
Direct Line: (253) 946-5400 FAX: (253) 529-4081
E-mail: myoung@lakehaven.org
City of Federal Way
33530 1st Way S.
Federal Way, WA. 98003-6221
(253)661-4123
Fax (253)661-4129
CDRC Review
(Building Department)
CLIENT: Soundview& Kirkland Assoc.
PROJECT NO: 00-102963-00-PC
PROJECT NAME: Soundview Apartments
DATE: June 15, 2000
PREPARED BY: Joan Hermle, Asst. Bldg. Official
A. CODES
Uniform Building Code (UBC), 1997 edition
Washington State Amendments WAC 51-40
Uniform Mechanical Code (UMC), 1997 edition
Washington State Amendments WAC 51-42
Uniform Plumbing Code (UPC), 1997 edition
Washington State Amendments WAC 51-46 & WAC 51-47
Uniform Fire Code (UFC), 1997 edition
Washington State Amendments
National Electric Code (NEC), 1997 edition
Accessibility Code WAC 51-30
Washington State Energy Code WAC 51-11
Washington State Ventilation and Indoor Air Quality Code WAC 51-13
B. BUILDING CRITERIA
Occupancy Classification: R-1
Type of Construction: V-1 HR
Floor Area: See Plan
Number of Stories: 3
Fire Protection: Non-Sprinklered
Wind/Seismic: Basic wind speed 80 Mph, Exposure B , 25# Snow load,
Seismic Zone 3
C. BUILDING PERMIT REQUIREMENTS
Submit complete application obtained from packet
Submit 5 sets of drawings and specifications. Specifications shall include: Soils
report"'Structural calculations ✓Energy calculations ±entilation calculations.
Submit 1 copies with King County Health Department approval stamp for all
projects which include food service facilities, septic systems or other elements within
the project which require health department approval.
Wet stamp and signature on all sheets of plans and cover of calculations at submittal.
First comment letter can be expected within 6 to 8 weeks of submittal date.
Recheck will occur in one to three weeks after resubmittal.
Federal Way has an expedited review process. Information is available at the front
counter.
Plans for all involved departments will be forwarded from Community Development
Services.
Separate permits are required for electrical, mechanical, plumbing, fire suppression
systems and signs. Applicant may apply for separate permits at any time prior to
commencement of construction.
Changes to documents shall be accomplished by one of the following methods, redline,
8-1/2" x 11", or full size sheets and submitted prior to plan approval.
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 must sign off before building department will final. Building
final must be approved prior to the issuance of a Certificate of Occupancy. The City of
Federal Way does not issue temporary C.O.'s
All construction projects may be 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.
All items checked above shall be complied with at application.
Site-specific requirements:
1) Maintain one-hour construction throughout.
2) Provide information on gas fired appliances — Combustion air
3) One bedroom apartment on East side shall have and egress window which
meets UBC 310.4.
v 1g RAL wild
FEDERAL WAY FIRE DEPARTMENT
4 31617 1st Avenue South
`it VENT0 Federal Way, Washington 98003-5201
FIRE DEFT
1949 ro 1999
June 22, 2000
To: Community Development Review Committee
RE : Soundview Apts . /00-102963-00-PC/Dhaliwal
The proposed remodel may require that the existing fire alarm
system be modified. Additionally, provide fire extinguishers as
required.
Respectfully Submitted,
71:'7"--- ? C—Ic
Greg Bgoze
Fire Marshal ' s Office
Phone: (253) 839-6234 or (253) 927-3118 • E-mail: info@federalwayfire.org • Fax: (253) 529-7206
An Equal Opportunity Employer
CITY OF !�
•
(253)661-4000
ED" 33530 1ST WAY SOUTH FEDERAL WAY,WA 98003-6210
May 23, 2000
Douglas C. Reiss
Soundview/Kirkland Associates, LLC.
9757 Juanita Drive NE, Suite 300
Kirkland WA 98034
RE: Preapplication meeting regarding conversion of laundry facilities into two dwelling
units at Soundview Apartments; 28405 18th Avenue South,Federal Way; File
number 00-102963.
Dear Applicant,
The above referenced proposal has been assigned to me as project planner. At this time, the
submittal packet has been routed to members of the Development Review Committee. A meeting
with project proponents has been scheduled as follows:
June 15, 2000 at 9:00A.M.
City Hall
Department of Community Development Services
33530 First Way South
Federal Way,WA 98003
We look forward to meeting with you at that time. Please call me at 253-661-4082 if you have
any questions.
Sincerely,
Minnie Dhaliwal
Associate Planner
c: File
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: May 22, 2000
TO: Trent Ward, Development Services Manager
Mary Kate Gaviglio, Building Official
Mary Young, Lakehaven Utility District
Greg Brozek, Federal Way Fire Department
FROM: Minnie Dhaliwal
FOR DRC MTG. ON: June 8, 2000 - Internal
June 15, 2000 - with applicant
FILE NTJMSER(s) : 00-102963-00-PC
PROJECT NAME: SOUNDVIEW APARTMENTS
PROJECT ADDRESS: 28405 18TH AVE S
ZONING DISTRICT: RM 1800
PROJECT DESCRIPTION: PRE - Proposed remodel of former laundry area into two
new affordable housing units
PROJECT CONTACT:
SOUNDVIEW & KIRKLAND ASSO
28405 18TH AVE S
4258851641 ()
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MASTER LAND USE APPLICATION
CUT OF
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
�� RECEIVED BY 33530 First Way South,Federal Way,WA 98003
COMMUNITY DEVELOPMENT DEPAIITMEM • (253)661-4000—Fax(253)661-4129
2 2006 www.ci.federal-way.wa.us
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APPLICATION No Q 0 _ '0 24 ✓1, _00 p( Date
Project Name
Property Address/Location Parcel Number(s)
Applicant Agent (If Different than Applicant) Owner
Name:‘,104."„ U% / Name: Name:
Address: `j,,, /ctfr,46 Address: Address:
k"'W"- e
Phone:( 425) ff24 Phone:( ) Phone:( )
Fax:( ) Fax:( ) Fax:( )
Email: Email: Email:
Signature: Signature: Signature:
Zoning Designation � / Comp Plan Designation
Project Description LION 2 L ' to b Cle---at,
a -
Uniform Building Code(UBC)Construction Type (UBC)Occupancy Type
Type of Permit Required: SEPA Checklist Notice Mailed Sign Board
(Refer to Development Submittal Requirements Handout)
Annexation R R
Binding Site Plan R R R
Boundary Line Adjustment
Comp Plan/Rezone R R
Land Surface Modification R R *
Lot Line Elimination
Preapplication Conference
Process I(Director's Approval)
Process II(Site Plan Review) R* R
Process III(Project Approval) R R R .
Process IV(Hearing Examiner's Decision) R Rx2 R
Process V(Quasi-Judicial Rezone)
Process VI R R R
SEPA Only R R
Shoreline R R * •
Variance R R R
Conditional Use R R R
Short Subdivision * R * .
Subdivision R R R
Variance R* R R
R=Required * =Optional by City
MaatwA,FRM
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RJ VI%ID2/22/99