17-101865��Y OF
. �Fleral Way
May 30, 2017
John Williamson
LRS Architects
720 NW Davis Street, Suite 300
Portland, OR 97209
jwill iamson@lrsarchitects.com
FILE
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Re: File #17-101865-00-PC, PREAPPLICATION CONFERENCE. SUMMARY
Brookdale Foundation House, 32290 1st Avenue South, Federal Way, WA
Dear Mr. Williamson:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held May 18, 2017. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Utility District and South
King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable
codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Jim Harris, 253-835-2652, jim.harrisncityoffederalway.com. For
specific technical questions about your project, please contact the appropriate DRC representative as
listed below. Otherwise, any general questions about the preapplication and permitting process can be
referred to your key contact.
PROJECT DESCRIPTION
Conversion of 22 existing assisted living units w/ 23 beds to 23 memory care units with 32 beds. A
serving kitchen will be provided w/ associated dining and spa room. The proposal includes two different
design options, one would be to include an outdoor area within the existing interior courtyard and this
would not be visible from outside the building. The second design option includes removal of four
parking stalls and constructing a seven -foot -tall fenced outdoor area.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
Mr. Williamson
May 30, 2017
Page 2
COMMUNITY DEVELOPMENT —PLANNING DIVISION (Jim Harris, 253-835-2652,
jim.harris@cityoffederalway.com)
PLANNING DIVISION (Jim Harris, 253-835-2652, iim.harrisQu. cityoffederahvay.com)
Zoning Designation and Use — The subject property is zoned Office Park (OP). The OP zone permits
the Brookdale Foundation House Assisted Living and Memory Care Facility as a permitted use under
FWRC zoning use chart 19.235.060 (enclosed), hospitals, convalescent centers, and nursing homes.
2. Land Use Application — The proposal will require a Use Process I Master Land Use application if
there are revisions to the exterior portion of the building and/or site. One of your proposed options
includes minor exterior building revisions, and this would require Process I.
Process I review is used for minor improvements, modifications, and additions, such as parking lot
and landscape area modifications and improvements, and/or additions to an existing developed site
that are exempt from SEPA. Additionally, the improvements and/or additions must not exceed 25
percent of the gross floor area of the existing use, or 2,000 square feet of new gross floor area.
The Community Development Director makes the Process I written decision based on review and
analysis of the submittal documents and decisional criteria (Federal Way Revised Code [FWRC]
19.55.010). The Process I review would evaluate the exterior building modifications, fencing, and
parking lot revisions as preliminarily identified in the preapplication materials.
The Process I decision issued by the director can be appealed by the applicant, anyone who
submitted written comments during the review, or anyone who requested copies of the decision.
Appeals of Process I decisions are decided by the City of Federal Way Hearing Examiner after a
public hearing. See FWRC 19.55.050 for detailed information regarding appeals of Process I
decisions.
The Process I application can precede a building permit application, or be submitted concurrently
with a building permit application. We encourage you to submit the Process I application in advance
of the building permit application if feasible, in order to identify any potential site plan and/or
architectural design issues that could impact the building design and building pen -nit application.
The second option, where no exterior revisions are proposed, would be exempt from land use review
process.
Public Notification — Process I applications do not require public notice.
State Environmental Policy Act (SEPA) — The proposed improvements are exempt from
environmental review, as there is no expansion of gross floor area.
Nonconforming Development — Nonconforming development or aspects of the site are not
triggered or required to be brought into compliance per FWRC 19.30.090, as there is no expansion
of gross floor area and the property has not been abandoned.
17-101865-00-PC Doc ID 75777
Mr. Williamson
May 30, 2017
Page 3
6. Key Development Regulations (FWRC 19.235.060) — Site improvements must comply with the
applicable FWRC development regulations. The following general regulations apply to the proposed
site revisions.
Parking — One of the proposed options would eliminate four parking spaces. Tile removal of four
parking spaces would result in the site still being compliant with the required parking stall count
as described on the LRS Plan sheet Al01 submitted with the preapplication submittal. The site
currently has an excess of 23 parking stalls over the rn inimum FWRC parking requirement for the
facility.
7. Tree Retention Requirements —Not applicable; no trees proposed for removal.
8. Community Design Guidelines —Pursuant to FWRC 19.115.030, compliance with Community
Design Guidelines reasonably related and applicable to the area of expansion is required. Guidelines
reasonably related to your proposal include:
a. Overall design continuity with the existing improvements by using similar elements such as
materials, colors, and textures.
b. Provide delineated pedestrian connections to the main building(s). If the option of the minor
exterior revision is proposed, the existing pedestrian sidewalk will need to be revised to provide
a continuous sidewalk around the building exterior.
9. Landscaping — It appears that neither option will impact required landscaping; therefore, no
requirements apply.
10. Application Fees —Please contact the Permit Center at permitcetnterna.cityoffederalway.com or 253-
835-2607 for updated fee schedules for Process I Master Land Use application, and building pen -nits.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734,
kevin.peterson@cityoffederalway.com)
Land Use Issues — Stormwater
Based on the materials submitted, this project does not add and/or replace more than 5,000 square feet of
impervious surfaces, and is therefore exempt from any stormwater requirements. Development Services
reserves the right to apply any and all applicable stormwater requirements if, at the time of land use or
building permit application, the project has changed and it's determined that it meets or exceeds the
thresholds requiring stormwater review, as defined under the City Addendum to the 2016 King County
Surface Water Design Manual (KCSWDM).
PUBLIC WORKS — TRAFFIC DIVISION (Erik Preston, 253-835-2744,
erik.preston a,citvoffederalway.com)
Traffic Division has no comments on Brookdale. The "change -of -use" is so minor it's still within the
existing use from a trip generation and land -use perspective.
17-101865-00-PC Doc ID.75777
Mr. Williamson
May 30, 2017
Page 4
COMMUNITY DEVELOPMENT — BUILDING DIVISION (Peter Lawrence, 253-835-2621,
Peter.Law rencea,citvoffederaiNN-,iv.com]
International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 & WAC 51-57
International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2014
Accessibility Code, ICC/ANSI Al 17.1 - 2009
Washington State Amendments WAC 51-51
Washington State Energy Code, 2015 WAC 5 1 -11
International Existing Building Code (IEBC), 2015
Washington State Amendments WAC 51-50
Building Criteria
Occupancy Classification: I-1 condition 2 or R-1 /LC per the UBC
Type of Construction: Type V-A
Floor Area: 19,000
Number of Stories: 1
Fire Protection: yes (NFPA 13 or 13R)
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
A completed building pen -nit application and commercial checklist is required. (Additional copies of
application and checklists may be obtained on our web site at www_cityoff'ederalway.coni.)
Submit _5_ sets of drawings and specifications. Specifications shall include: _ Soils report, _2_
Structural calculations, and _2— Energy calculations, — 2 —
Ventilation calculations. Note: A Washington
State Registered architects' stamp is required for additions/alterations (new or existing) of 4,000 gross
floor areas or greater unless specifically listed as an "exempt" structure per the Revised Code of
Washington (RCW).
17-101865-00-PC Doc ID:75777
Mr. Williamson
May 30. 2017
Page 5
Energy code compliance worksheets are required to be completed and included with your permit
application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
subm itted.
Federal Way reviews plans on a first in, first out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Some project may require a third party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs.
Review Timing
The first comment letter can be expected within 6-8 weeks of submittal date. Re -check of plans will occur
in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from the Community Development Department.
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to pen -nit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
a Certificate of Occupancy.
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, 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.
Site -Specific Requirements
• Designers may want to reclassify the existing building to I-2 condition 1 in order to utilize the
current 2015 IBC. The designer would have to perform an analysis as to whether the existing
building can meet the 2015 IBC for an I-2 Conation 1 occupancy.
• If designer would keep current occupancy classification, the review would be under the 2015
IEBC.
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
17-101865-00-PC Doc ID:75777
Mr. Williamson
May 30, 2017
Page 6
LAKEHAVEN WATER AND SEWER DISTRICT (Brian Asbury, 253-946-5407,
BAsbury@lakehaven.org)
+ A Certificate of Water Availability issued separately by Lakehaven may be required to be submitted
with any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work
days to issue for typical. Current/2017 cost for a Certificate of Water Availability is $90.00.
• A Certificate of Sewer Availability issued separately by Lakehaven may be required to be submitted
with any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work
days to issue for typical. Current/2017 cost for a Certificate of Sewer Availability is $90.00.
■ The existing water & sewer service connections for the site/building should be sufficient for proposed
change of use.
■ If any sewer work outside the building/foundation is proposed, a Lakehaven Sewer Service
Connection Permit will be required.
• All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(http://wvvw.lal<eliaven.orgl? 04/Development-Engineering).
• All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE (Chris Cahan, 253-946-7243, chris.cahan@south kin gfi re.org)
Separate permits will be required for modifications to the Fire Alarm and Automatic Fire Sprinkler systems.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for fonnal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any firture project application. Comments in this letter are only valid for one year per
FWRC 19.40.070 (4).
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
17-101865-00-PC Doc ID:75777
Mr. Williamson
May 30, 2017
Page 7
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Jim
Harris 253-835-2652. We look forward to working with you.
Sincerely,
]' Harris
Senior Planner
enc: FWRC 19.235.060
Master Land Use Application
Process I Development Requirements Submittal Checklist
Lakehaven Water and Sewer District Map
c: Kevin Peterson, Engineering Plans Reviewer
Erik Preston, Senior Traffic Engineer, Public Works Traffic
Peter Lawrence, Building Division
Chris Cahan, South King Fire & Rescue
Brian Asbury, Lakehaven Water and Sewer District
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CITY OF FEDERAL WAY
DE\ NOPMENT REVIEW COMMITTEE (DRC,
Preapplication Conference Sign -In Sheet
Brookdale Foundation House Modifications 17-101 I65•-PC, May 18, 2017
NAME
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FW Planning
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DESIGN WITH INTEGRITY P > A%iNIN6 D E S I G N INTO IORS ARCHITECTURE
720 NW Davis 503.221.1121 a
Suite 300 503.221.20776
Portland OR 97209 wvvw.Irsarchitects.com
MEMORANDUM
To: City of Federal Way
Project Name:Brookdale Federal Way Foundation House Project Number: 217097
Subject: Pre -application Narrative Date: Wednesday, April 19, 2017
Remarks: Statement of Architectural Design Intent
The project team proposes to renovate a portion of the first floor of the existing three story Brookdale Federal
Way Foundation House.
The design team proposes to alter (8) studios, (9) one bedrooms and (5) two bedroom resident rooms in
order to provide (14) studios and (9) shared Memory Care resident rooms.
Community Design Standards: Site design, building design, pedestrian Orientation are existing and in
conformance with Federal Way codes and design guidelines.
No exterior alterations are expected other than Memory Care Facilities are required to have outdoor areas for
their residents. These "memory gardens" need to be secure to keep residents from eloping outside the facility.
The team has two options for providing the secure gardens. One location could be in the internal garden and
would not be visible from the public way. The other proposed location could be at the southeast corner of the
building. It would require removing 4 parking stalls and continuing the sidewalk around the new garden.
The fence would need to be a min of 7'-0" to keep the residents safe inside and these fences are usually be
sight obscuring — some residents that can see out will want to leave the facility.
Chapter 19.125 Article II of the Federal Way Revised Code indicate:
"Fences and railings not over six feet in height may be located in the required yards subject to the fence
regulations contained within this chapter".
The design team plans to provide a 7'-0" high sight obscuring fence visible from the regional water detention
facility (shown on the site plan) and not visible from the public way.
Removing the four parking stalls will keep the facility within the required parking counts (see parking calculation
on A101 attached.
The team does not expect to alter the exterior of the existing building, but any minor relocation of windows or
openings — if necessary — would match the existing windows and exterior material.
The existing facility conforms to section 19.235.060 — Hospitals — Convalescent Center — Nursing Homes
50'-0" front yard setback
20'-0" side and rear
And parking requirements (1) Space for every (3) beds and (1) space for every (2) employees.
Permit dwgs from 1997 show the height to be 33'-6 5/8" to the mansard roof which is below the required 35'.
RECEIVED
Please contact me with questions or comments,
John Williamson APR 2 5 2017
503-265-1575 CITY OF FEDERAL WAy
COMMUNiTy DEVELOPMENT
Lrs
ARCHITECTS
RECEIVED
Rccd O a rye )
LAIzo l 1-1
APR 2 5 2017 MASTER LAND USE APPLICATION
DEPARTMENT Or COMMUNITY DEVELOPMENT
CITY OF FEDERAL WAY 33325 8`h Avenue South
Cliff' OF COMMUNITY DEVELOPMENT Federal Way, WA 98003-6325
F � r� 111V�� 253-835-2607; Fax 253-835-2609
�� w�� .citvnfFederalway.co�n
APPLICATION NO(S)
�(� l — 10C Date AY-1/
Project Name Brookdale Foundation House
Property Address/Location _ 32290 1st Ave S Federal Way 98003
Parcel Number 1721049039
Project Description Converstion of 22 existinq assisted living units w/ 23 beds to 23 Memory Care units wl 32 beds. A
servina kitchen will be provided with associated dining ands a room. An 7'-0" high fenced outdoor
area will be provided. 10% of the resident rooms are required to be fully ccessible which may
require some toilet room remodels.
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
_X_ Preapplication Conference
Process I (Director's Approval)
Process 11 (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Comm-nercial/Residential
Required Information
OP Office Park Zoning Designation
Office Park Comprehensive Plan Designation
$18,447,000.00_Value of Existing Improvements
$1,200,000.00Value of Proposed Improvements
International Building Code (IBC):
R-1/LC Occupancy Type
Type V 1 Hour Construction Type
Applicant
Name:
LRS Architects
Address:
720 NW Davis St, Suite 300
City/State:
Portland, OR
Zip:
97209
Phone:
503-221-1121
Fax:
503-221-2077
Email:
Dedwards.c Irsarchitects.com/
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Elnail:
Signature:
Owner
Name: Emeritus Corporation d/b/a Brookdale Federal Way
Address: 111 Westwood Place
City/State: Brentwood/ Tennessee
Gip: 37027
Phone: 253-838-8823
Fax:
Email: mhardwick bro kdaie.com
Signature
Page 1 of 1
k: Handouts\Master Land Use Application
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: April 25, 2017
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Gordon Goodsell, South King Fire & Rescue
FROM: Jim Harris 253 835-2652
FOR DRC MTG. ON: May 11, 2017 - Internal
May 18, 2017 - 10:00 AM - with applicant
FILE NUMBER(s): 17-101865-00-PC
RELATED FILE NOS.: None
PROJECT NAME: BROOKDALE FOUNDATION HOUSE
PROJECT ADDRESS: 32290 1ST AVE S
ZONING DISTRICT: OP
PROJECT DESCRIPTION: Conversion of 22 existing assisted living units w/23
beds to 23 memory care units with 32 beds. A serving
kitchen will be provided w/associated dining and spa
room. A 7' high fenced outdoor area will be provided.
10% of the resident rooms are required t
LAND USE PERMITS: TBD
PROJECT CONTACT: See application sheet
MATERIALS SUBMITTED: Preliminary floor plan and preliminary site plan.
FILE
CITY OF
VZA�:�&
Federal Way
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www, cityoffederalway. com
Jim Ferrell, Mayor
April 26, 2017
John Williamson
LRS Architects
720 NW Davis St, Suite 300
Portland, OR 97209
VIA EMAIL: JWILLIAMSON@LRSARCHITECTS.COM
RE: FILE No.17-101865-00-PC; PREAPPLICATION MEETING
Brookdale Foundation House Remodel, 32290 15t Avenue South, Federal Way
Dear Mr. Williamson:
The above -referenced proposal has been assigned to me as project planner. At this time, the application
and preliminary site plan have been routed to the members of the Development Review Committee. A
meeting with the project applicant and Development Review Committee has been scheduled as follows:
Thursday, May 18, 2017 — 10:00 AM
Hylebos Conference Room
City Hall, Second Floor
33325 8"' Avenue South
Federal Way, WA 98003
We look forward to meeting with you to discuss your proposal. Contact me at
jim.harris@cityoffederalway.com if you have any questions.
Sincerely,
:_ las-ris
Planner
c: dedwards@lrsarchitects.com
mhardwick@brookdale.com
Doc I D 75778
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ARCH I T E C T S
720 NIN Davis 503.221.1121 n
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Portland OR 97209 www.irsarchitects.com
PRELIMINARY
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CONSULTANT:
SHEET: A 101
LRS Architects, Inc. m 2015
w�v v an.. uwe nu .. v.• � •�a.a. rawnv�i�, - v i u.,, ., -
LATCH SIDE OF THE DOOR, CENTERED,AT W ABOVE THE FLOOR, AND POSITIONED SUCH THAT A PERSON, ,�j RATED DOOR ASSEP:IBLY - SEE DOOR SCHEDULEi •.: MAY APPROACH TO WITHIN3x OF THE SIGN WITHOUT ENCOUNTERING PROTRUDING OBJECTS OR STANDING •
WITHIN THE SWING OF THE DOOR'. CHARACTERS AND SYt: BOLS SHALL HAVE A HIGH CONTRAST WITH THEIR F E FIRE EXTINGUISHER -SEE 131A3 � • ,
s _ BACKGROUND. CHARACTERS AND BACKGROUND SHALL HAVE AN EGGSHELL. MATTE, OR OTHER NONGLARE e � � ONE HOUR SMOKE PARTITION - SEE 251A3 AND VAS '
FI�,sR RAISED cHARACTEAS-AND BRAILLE SHALLALSO BE PROVIDED PER UBC-WA 110&16.5. ONE HOUR OCCUPAhCY•SEPARATION i=SEE 251A3 Aft , lA5 .
FIRS ' FILCO � LIFE SAFETY AMD SIGMAGE'f��AL� � a a o TWO HOUR AREA SEPARATION -SEE 251A3.2/A5 AM VA5 NORTH