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Modification Request Approval COMMUNITY DEVELOPMENT DEPARTMENT 33325 8th Avenue South Federal Way, WA 98003-6325 253-835-7000 www.cityoffederalway.com Jim Ferrell, Mayor October 21, 2022 Mancong Lin Bumgardner Architects 2111 3rd Avenue Seattle, WA 98121 mancongl@bumgardner.biz RE: File #22-104078-00-AD; MODIFICATIONS TO APPROVED SITE PLAN Redondo Heights TOD – Site A, Parcels 720480-0172 and 720480-0174, Federal Way Dear Ms. Lin: The City’s Department of Community Development is in receipt of your September 7, 2022, request to modify the approved site plan for Redondo Heights TOD – Site A. Specifically, modifications leave the existing common property line between Sites A and B; add additional internal property lines; and, reduce building lengths to accommodate new property lines. The project was granted Process III conditional approval with an effective date of June 4, 2022. Pursuant to Federal Way Revised Code (FWRC) 19.15.100(2), Process III approval is valid for five year from the effective date of the decision, or June 4, 2027. 1. Proposal – The applicant proposes modifications to the approved site plan that include the following: • Keeping the existing common property line between sites A and B. • Remove internal property line between parcels 720480-0172 and 720480-0174. • Add two internal property lines to Site A. • Reduce two buildings A and E in length by approximately 1’-9” and replace the exterior stair at west with interior stair. • An update to the shared parking agreement. 2. Boundary Line Adjustment – The subject property consists of two vacant parcels and the adjacent Silver Shadows parcel. A Boundary Line Adjustment (BLA) application was submitted to remove and relocate interior lot lines between five parcels, File # 22-103601-SU. The existing common property line between Site A and Site B (east/west property line) will remain, which is a modification from the existing Process III approval. In addition, Site A includes two north south lot lines, that separates the parcel into three parcels. The altered lot lines changes setback requirements from the buildings on Site A. At the time of this modification request, the BLA has been approved and waiting for signatures and recording with King County. The BLA must be recorded with King County Recorder’s Office before the issuance of any building permit. Ms. Mancong Lin Page 2 of 3 October 21, 2022 22-104078-00-AD Doc. I.D. 82596 3. State Environmental Policy Act (SEPA) – The City issued a Determination of Nonsignificance (DNS) on November 9, 2021, File 20-104353-SE. No changes to the site plan are being proposed that would change the threshold determination, and the DNS remains. 4. Public Notice – Pursuant to FWRC 19.15.090(3), the director may require notice to parties of record and/or adjacent property owners as deemed appropriate. As proposed, there are no changes to site access points or impacts to the environment. The modification request is consistent with city codes and policies. During the Process III review, there were no parties of records or comments received during the Notice of Application comment period. These are minor modifications to the site and no notice will be required for the site plan modification. 5. Bulk & Dimensional Requirements – The proposed buildings are subject to the following required yard, height, and lot coverage standards outlined in FWRC Use Zone Chart 19.205.040. Required Yard – Proposed modification to the site plan include keeping the common property line between Site A and Site B and adding two internal property lines for Site A. The new internal lot lines become the 20-foot front yard setback, the remaining property lines become the 5-foot side and rear yard setbacks. Per FWRC 19.205.040, all structures shall be setback a minimum of 20 feet from the property line of the residential zone along of the east property line, abutting the Single Family Residential (RS7.2) zone. All setbacks are satisfied. Lot Coverage – The maximum lot coverage is 70 percent. Site A will include three parcels that each, individually, must meet maximum lot coverage. The modified site plan indicates Revised Parcel C is 58.18 percent of impervious coverage, Revised Parcel D is 41.31 percent impervious coverage, and Revised Parcel E is 59.08 percent impervious coverage. All revised parcels are below the maximum lot coverage allowed. Height – slight modification to the height of buildings A and E are proposed. Given the locations of the buildings on site and their distance from the RS zone to the east, as well as details shown on the elevation drawings, the height requirements are satisfied. Parking – No changes to the parking stall count are being proposed. The conditions associated with the approved UPIII application are still applicable when it comes to the Transportation Demand Management (TDM) plan and shared parking agreement. A revised shared parking agreement has been submitted; staff is waiting on the BLA to be recorded for updated parcel numbers and ownership transfers before we proceed with review and approval. 6. Landscaping – Minor changes to the landscaping plan are proposed do to the revisions associated with buildings A and E. Final review of proposed landscaping will occur in conjunction with building permit review. 7. Open Space – The applicant submitted landscape plans with open space calculations (L.6004A), that indicate a total of 61,442 square feet of useable open space distributed in several different areas, including 5,422 square feet in children’s play areas. The total common open space is 14,298 square feet and the total usable open space (includes private and common open space) is 61,442 square feet. The common open space is required to be shared among all the residents of Site A, which include Revised Parcels C, D, and E. The common open space must remain shared within the development and any revisions to the amount of open space or change in location requires approval by the city. Ms. Mancong Lin Page 3 of 3 October 21, 2022 22-104078-00-AD Doc. I.D. 82596 The request for a minor site plan modification is hereby approved conditionally as follows: 1) Common open space must remain shared within the development (Revised Parcels C, D, and E). If any parcel within the development is sold or ownership transfers, the common open space must remain usable to all residents of the development as approved. City review and approval is required if any changes in amount or location of common open space is proposed. 2) The original Process III approval decision, conditions, and the site plans approved and referenced in the June 4, 2022, Process III approval are still valid and applicable, with the minor modification approved herein. BUILDING PERMIT ISSUANCE REQUIRED This Process III land use revision does not constitute building permit approval, or authorize clearing/grading activities. The associated building permit applications are still under review. The approved modifications must be depicted on the building permit site plans for review and approval. If you have any questions regarding the building permit review, please contact the Permit Center at 253-835-2607, or permitcenter@cityoffederalway.com. CLOSING If you have any questions regarding this decision, please contact Senior Planner Becky Chapin at 253-835-2641 or becky.chapin@cityoffederalway.com. Sincerely, Keith Niven, AICP, CEcD Planning Manager enc: Approved Site Plan Modification c: Brian Davis, Community Development Director Becky Chapin, Senior Planner Scott Sproul, Building Official Soma Chattopadhyay, Traffic Operations Engineer Cole Elliott, Development Services Manager Len Brannen, Shelter Resources, lenb@shelterresourcesinc.com Mark Simpson, Bumgardner Architects, marks@bumgardner.biz