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