18-105351- - -� CITY OF
Federal Way
Centered on Opportunity
December 19, 2018
Mr. Hans Korve
DMP Engineering
726 Auburn Way North
Auburn, WA 98002
hans c dmp_�inc.us
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Re: File #18-105351-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Federal Way Assisted Living, *No Site Address*, Parcel #042104-9048, Federal Way
Dear Mr. Korve:
Jim Ferrell, Mayor
Thank you for participating in the preapplication conference with the City of Federal. Way's Development
Review Committee (DRC) held December 6, 2018. 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, Public Works Department, and representatives from Lakehaven Water and Sewer 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.
I a n (Becky Chapin, beckv.cha in citvof deralwa .com or 253-835-2641) the key contact for your project.
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 me as your key contact.
PROJECT DESCRIPTION
Proposed two-story, 60-room assisted living facility with associated site improvements. Surface parking is
proposed.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the plans.
The major issues section is ordy provided as a means to highlight critical requirements or issues. Please be
sure to read the comments made by all departments in the following sections of this letter.
Mr. Hans Korve
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November 19, 2018
■ Planning Division
1. The project requires submittal of the following land use applications: Use Process III and SEPA
Checklist.
2. Senior citizen or special needs housing is permitted in the Neighborhood Business (BN) zone. As
part of the submittal, please include details of the proposed use, including how many units will be
independent living and how many assisted living.
• Public Works Development Services Division
1. Surface water flow control and treatment will be required as outlined in the 2016 King County Surface
Water De ign Manual (KCSWDM) and the City of Federal Way Addendum to that manual. Conservation
Flow Control and Enhanced Basic Water Quality Treatment standards apply. Best Management
Practices must also be implemented.
9 Public Works Traffic Division
1. Tran portation Concurrency Management (FWRC 19.90) — A transportation concurrency permit with the
application fee of $4,650.00 is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required and will be assessed at submittal of
the building permit.
3. Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements and dedicate
right-of-way along the property frontage on Military Road South.
4. Access Management (FWRC 19.135.260) — The development shall meet access management standards.
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.
COMMUNITY DEVELOPMENT — PLANNING DIVISION
Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com
Zoning Designation and Use — The subject property zoning is designated Neighborhood Business (BN); the
proposed use as a stand-alone use of assisted living facility is not allowed when it meets the definition of
a convalescent center, below. However, if it is a senior citizen housing or special needs housing (staked
dwelling units), is is a permitted use in the BN zone; as listed within and subject to the regulations set
forth in the Use Zone Chart of FWRC 19.215.150. Assisted living facility may be considered special
needs housing if they are independent dwelling units as defined below. Otherwise, the project must be
substantially senior housing units and a few assisted living units (dependent on nursing staff as depicted
in the proposed floor plan) may be considered.
Per FWRC 19.05.040, the definition of "dwelling unit" means one or more rooms in a structure or
structures providing complete, independent living facilities exclusively for one family (including
permanent provisions for living, sleeping, cooking and sanitation). This includes the following type of
dwelling units: "Dwelling unit, senior citizen housing" means housing available for the exclusive
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occupancy of persons over 55 years of age." Per FWRC 19.05.190, the defsrution of "special needs
housing" means housing not specifically defined by this title, and which will be processed under the
Classification most closely related to the proposed use, as determined by the director. Per FWRC
19.05.030, the definition of a "convalescent center" means an inpatient facility, excluding facilities defined
as Hospitals, for patients who are recovering from an illness or who are receiving care for chronic
conditions; mental, physical, emotional or developmental disabilities; terminal illness; or alcohol or drug
treatment; and may include assisted living facilities.
Assisted living units as proposed may be included in a senior housing project, as long as the primary use is
as senior housing/stacked dwelling units. An exact number of depended assisted living units cannot be
determined without review of the entire project, but it will be a limited amount. As part of the submittal,
please include details of the proposed use, including how many units will be independent living and how
many assisted living. Also, include what amenities will be available in each of the units. If you have any
questions prior to submittal about the mix of senior citizen and assisted living units allowed, please contact
Planning Manager Robert `Doc' Hansen at ro ert.hnsen@citvaffecierahvay.com, or 253-835-2643.
Meeting Follow -Up — A small kitchenette is considered a permanent provision for cooking and creates an
independent living facility.
2. Land Use Application — Per the use zone chart, the project requires a Process III with SEPA. Process III is
a review process conducted by city staff with a final decision issued by the Community Development
Director. The Process III decision criteria are contained in FWRC 19.65.100(2).
3.. State Environmental PolicgAct (SEPA) — Pursuant to FWRC 14.15.030(1)(c), the project is subject to
environmental review under the State Emviranmeni al Policg Act (SEPA), as the proposal exceeds the flexible
thresholds (development of more than 20 dwelling units). The environmental review is a component of
the Process III land use application and a complete environmental checklist with notice materials will be
required. The city may utilize the optional Determination of Nonsigni icance (DNS) notice procedures
for applications that include a SEPA checklist The optional DNS process allows a combined project and
anticipated DNS public notice period that expedites the overall land use application process. An
environmental threshold determination trade by the Director of Community Development must be
issued prior to land use or building permit approval.
4. Land Use Review Timeframes — The Planning Division will notify the applicant of the application status
within 28 days of submittal. If the application is determined complete, staff will issue a Letter of
Complete Application. The FWRC limits the administrative review to 120 days from the date of a
complete application. The 120-day review period will stop any time the applicant has been requested by
the city to correct plans, perform required studies, or provide additional information needed to issue a
decision. The review period will begin within 14 days following submittal of requested items. Please be
advised that any request for corrections and/or additional information must be provided within 180 days
of written notification, or the land use application will expire.
5. Public Notice —Process III applications and SEPA determinations require public notice and 15-day
comment period. Within 14 days of issuing the Letter of Complete .Application, a Notice of Application
and Optional DNS' will be published in the Federal Irlay Miner, mailed to persons within 300 feet of the
subject property, posted on the subject property, and placed at the city's three designated notice boards.
I If the optional DNS process is utilized one notice will go out. If not, separate notice periods will apply.
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The applicant is required to submit two sets of stamped mailing envelopes to persons receiving tax
statements within 300 feet of the subject property. The city's GIS Division provides this service for a
nominal fee (postage is provided by the applicant) or the applicant may provide their own mailing
envelopes via King County Assessor records or a title company. Please find the enclosed mailing labels
bulletin for further information.
6. General Zoning Regulations — The Use Zone Chart of FVRC 19.215.150 provides regulations for the
proposed senior citizen housing or special needs housing use. The applicant should consult the
referenced use zone chart prior to submitting a Master Land Use Application to verify all site
components and proposed uses will comply with city code. The following is only a portion of the zoning
regulations governing the proposed use in the BN zone:
a. Required Yards, Lot Coverage, Bmiang Height— Required yards, lot coverage, and building height are:
i. Setbacks— 20 feet front yard/5 feet side yard/20 feet rear yard (for stand-alone senior citizen
housing).
ii. Maximum Lot Coverage — None, the buildable area will be determined by other site development
requirements; e.g., required buffers, parking lot landscape, surface water facilities, among others.
iii. Maximum Butirling Height — The maximum building height is 65 feet above the average building
elevation (AABE). If any portion of the structure on the subject property is within 100 feet of a
single-family residential zone, then that portion of the structure shall not exceed 30 feet AABE,
and the structure shall be set back a minimum of 20 feet from the property line of the residential
zone (see note #3).
b. Parking— Required parking is one parking space for each unit for senior citizen housing and 0.5
parking spaces for each unit of special needs housing. Alternatively, the applicant may choose to
submit a parking study in accordance with FWRC 19.130.050(2).
Design criteria are based on the enclosed department handout. Typical 90-degree design standards
are 9 x 18 foot stalls with 25-foot drive aisles. With your application, provide a written description
and indicate on the site plan where parking spaces for guests will be accommodated.
c. Open Space — With your application, please provide a written description of those areas intended as
open space. Include on the submittal drawings the size and location of each recreation area, the
intended users, and indicate whether it is internal or external. Per FWRC 19.215.150 (notes #4-5) the
following is required:
i. The subject property must provide usable open space in a total amount equal to at least 100 sq.
ft. per dwelling unit and may include common open spaces such as plazas, recreation rooms,
rooftop terraces, pea -patches, pools, active lobbies, and atriums. All eligible usable open space
shall also meet the requirements specified in FWRC 19.115.115, A fee -in -lieu payment may be
utilized for up to 50 percent of the usable open space as specified in FWRC 19.115.115.
ii. Any common open space requirements for senior housing or special needs housing may be
reduced at the discretion of the director, if an open space study documents that less common
open space will be adequate to serve the needs of the residents.
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d. hoof— Note #1: buildings must be gabled with pitched roofs.
e. Commercial Uses — Note #2: Commercial uses allowed in this zone may be permitted on the ground floor
of stacked senior citizen or special needs housing; with a minimum floor -to -ceiling height of 13 feet.
7. Landscaping — The Process III application must include a preliminary landscape plan, prepared by a
licensed landscape architect, in accordance with the landscape requirements contained in FWRC Chapter
19.125 "Outdoors, Yards, and Landscaping." Please follow general guidelines outlined in FWRC
19.125.040(1) through (28) when preparing the site plan and planting schedule. Following are the key
landscape requirements for the project.
(a) FWRC 19.125. 060(5) `landscaping Requirements by Zoning District"— Type III perimeter landscaping, a
minimum of five feet in width, is required along all properties abutting public rights -of -way and
ingress/egress easements. Type I landscaping, 15 feet in width, is required along the perimeter of
property abutting a residential zoning district. Type III landscaping five feet in width is required
along all other perimeter property lines.
Type III landscaping consists of a mixture of evergreen and deciduous trees, large shrubs a minimum
of 24 inches in height at the time of planting, and groundcover; spaced to provide a visual buffer
creating a partial visual separation. Type I landscaping consists of evergreen trees, large shrubs, and
groundcover, which will provide a 100 percent sight -obscuring screen within three years from the
time of planting; or a combination of approximately 75 percent evergreen and 25 percent deciduous
trees, with an allowable five percent variance; with large shrubs and groundcover, backed by a 100
percent sight -obscuring fence. Tree, shrub, and groundcover spacing shall be appropriate for the
species type, and consistent with the intent of this section.
(b) FWRC 19.125.070 `Tarking Lot Landscapin g"— Residential developments with common parking areas
including, but not limited to, multifamily, shall provide landscape areas at a rate of 15 square feet per
parking stall in accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type IV parking lot
landscaping is required to be installed at the ends of all rows of parking and disbursed throughout the
interior parking area. The site plan must list the specific size of each landscape island proposed for
interior parking lot landscaping in order to verify the required calculation is provided. Landscape
islands must be a minimum width of six feet between stalls and at the ends of rows. Lighting fixtures
shall not replace any required interior parking lot landscaping.
S. Clearing Grading and Tree and Vegetation Retention — The Process III application must include a clearing and
grading plan consistent witli F%RC 19.120.040(1). Clearing and grading plans are reviewed and approved
in conjunction with land development permit associated with the proposed development. Approval and
Notice to Proceed shall be required prior to commencing clearing and grading activities on the site.
Reference FWRC 19.120.060(2).
A tree and vegetation retention plan as required under FWRC 19.120.140(2) must also be submitted with
the Process III application. The tree and vegetation retention/replacement plan must be prepared by a
certified arborist or certified landscape architect. The standards require each development to maintain a
minimum tree unit density. The minimum tree density in the BN zone is 20 tree units per acre. The
subject property's density would be 47 tree units (20 tree units x 2.31 acres). A tree unit is a value
assigned to existing trees retained on the property or replacement trees. The larger the tree, the greater
value it is assigned. Required tree density can be composed of retained trees and replacement plantings
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per FWRC 19.120.130. (Note: required landscaping trees may be counted in the tree density.) The tree
and vegetation plan must clearly show where the 47 tree units are to be located. The formal landscape
plan must detail information about tree unit credits and replacement.
If an applicant cannot provide for the minimum tree units per acre on site, off -site mitigation or a fee -in -
lieu payment to the city's urban forestry account may be approved by the director. See FWRC 19.120.140
for off -site mitigation and fee -in -lieu payment requirements.
Community De ign Guidelines — Review of the proposal under the city's design guidelines, FWRC Chapter
19.115, is required for the project and will occur in conjunction with the use process review. The
principal applicable guidelines for the project are noted below. However, this does not necessarily include
all applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an
application. The application must include a written narrative identifying how the proposal complies with
the applicable design guidelines, as detailed.
a. FWRC 19.115.010(2), CPTED — Implement Crime Prevention through Environmental Design
(OPTED) principles to reduce opportunities for criminal activities to occur. The city's Police
Department and Planning Division will evaluate the formal application and review for compliance
with CPTED principles. Special consideration to incorporate principles to all pedestrian routes of
travel, courtyard or plaza areas, and the parking garage is strongly encouraged. A completed CPTED
checklist must be submitted with your application.
i. Natural Surveillance — Promote visibility of public spaces and areas.
ii. Access Control — Identify techniques that deter unauthorized access and/or inappropriate access.
iii. Ownership — Reduce perception of areas as ownerless.
b. FWRC 19.115.040, SecurityPmgm —A list of general strategies that are encouraged to be addressed
in a security program for new stacked senior housing.
C. FWRC 19.115.050, Site Design — Refer to all sections of this chapter for site design standards. Key
sections include:
i. (1) General criteria (b)-(g).
ii. (2) Surface parking lots (a)-(c) and (e).
iii. (4) Pedestrian circulation and public spaces (a)-(c) and (e)-(O.
iv. (5) Landscaping.
v. (6) Commercial services (a)-(b).
vi. (7) Miscellaneous (a).
d. FWRC 19.115.060, Bailding Design — Refer to all sections of this chapter for building design standards.
Key sections include:
i. (1) Emphasize natural topography (b) and (c).
ii. (2) Building facade modulation and screening (a)-(d).
iii. (3) Building articulation and scale (a)-(c).
e. FWRC 19.115.070, Building and Pedestrian Orientation — Review (a)-(c).
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f. FWRC 19.115.090(l) District GuidelinesforBN— Key design requirements of this section apply to the
project (FWRC 19.115.090[1][a]-[r]). (Following is a more specific discussion of each guideline.)
i. FWRC 19.115.090(1)(h)&(c) Entrance Fafades — Entrance facades shall front on, face, or be
clearly recognizable from the right-of-way; and shall incorporate windows and other
methods of articulation. Building entrances must also be architecturally emphasized and shall
incorporate transparent glass.
ii. FWRC 19.115.090 Subsections (1)(g) through (r) apply to residential uses. Please provide a
design narrative with the formal application to detail how the senior housing project
addresses these requirements.
g. FWRC 19.115.115, Design Criteria for Residential Open Space —Numbers (1)-(4) are required per FWRC
19.215.150 (notes #4-5).
10. Solid Waste Receptacles — FWRC 19.125.150 requires that storage areas for garbage and recycling receptacles
be provided for each project, and contain design guidelines and space requirements. Locations for the
recycling and garbage facilities must be depicted on the formal site plan. Include the square footage of
each facility provided and depict routes of travel for service providers.
11. Affordable Units — Senior citizen housing and assisted living facilities involving 25 dwelling units or more
are required to provide affordable dwelling units as part of the project. At least two dwelling units, or five
percent of the total number of proposed units, whichever is greater, must be affordable as defined by
FWRC 19.110.010. "Rental Affordable Housing" means dwelling units that are offered for rent at a rate
that is affordable to those individuals and families having incomes that are 50 percent or below the
median county income. The formal application must reflect the affordable housing requirement and
provide details of how it will be accomplished.
Note that prior to issuance of a certificate of occupancy for any building, an agreement in a form
approved by the city requiring affordable dwelling units to remain as affordable housing for the life of the
project must be recorded with the King County Department of Records and Elections by the applicant.
12. School Impact Fees —School impact fees are required for residential dwelling units. However, housing units
for the elderly are exempt from school impact fees pursuant to FWRC 19.95.060(1)(a), so long as this use
is maintained in perpetuity, and the necessary covenants or declarations of restrictions are recorded on
the property to ensure that no children will reside in the development. Please include a statement with the
formal application as to how you will meet this requirement.
13. Application Feex — Please contact the Permit Center at permitcenter@cityoffederalway.com, or 253-835-
2607, for updated fee schedule information for applications and permits.
PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION
Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2016 King County Surface
Water Design Manual (KCSWDNl . This project meets the requirements for a Full Drainage Review. At the
time of land use site plan submittal, a preliminary Technical Information Report (TIR), addressing the
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relevance of the project to the nine core and five special requirements of the KCSWDM will be required.
A Level 1 downstream analysis shall also be provided in the preliminary TIR. The city has 1" = 100', five-
foot contour planimetric maps in GIS format that may be used for basin analysis.
2. The project lies within a conservation flow control area; thus, the applicant must design the flow control
facility to meet these performance criteria. In addition to flow control facilities, Best Management
Practices (BMP's) are required as outlined in the KCSWDM. The project lies within an Enhanced Basic
Water Quality Area. Water quality treatment shall be designed to meet the treatment criteria of the
Enhanced Basic Water Quality Menu.
3. In addition to the KCSWDM, our initial review suggests that FWRC 19.30.120, "Nonconforming Water
Quality Improvements" applies to this site. Specifically, the following items are applicable:
"La. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
"1.b. Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square feet of surface area or more;
"1.c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
"Ld. Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 5,000 square feet or more;
"1.e. Redevelopment which contains or directly discharges to a floodplain, stream, lake, wetland, or
closed depression, groundwater recharge area, or other water quality sensitive area determined by the
Public Works Director, based on a written map, policy, water quality monitoring data or plan in existence
or implemented by the Director prior to submission of a redevelopment application which is determined
to trigger application of this subsection, or based on information developed during review of a particular
redevelopment application;
"Lf. Redevelopment which involves a change in use, and the changed use has a potential to release a new
pollutant(s) to surface water systems within the City. For the purposes of this subsection, "new
pollutant(s)" means a pollutant that was not discharged at that location immediately prior to the change
in use, as well as a pollutant that was discharged in less quantities immediately prior to the change in use;
"1.g. Redevelopment, other than normal maintenance or other than the tenant improvements, but
including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50
percent of the assessed or appraised value (whichever is greater) of the structure or improvement being
redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must be from a
source acceptable to the City. The Director may require the applicant to provide an appraisal from a
second source acceptable to the City if the assessed valuation appears to be inaccurate or inappropriate. If
more than one appraisal is provided by the applicant or required by the City, the greater of the two
amounts shall be used. For purposes of this determining value under this section, improvements required
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pursuant to FWRC Sections 19.30.090 (nonconforming development), 19.30.110 (street/sidewalk
improvements), 19.30.120 (nonconforming water quality improvements) and 19.135.030 (street/sidewalk
improvements) shall not be counted towards the 50 percent threshold which would trigger application of
this subsection;
"11. Redevelopment of property which drains or discharges to a receiving water that has a documented
water quality problem, as determined by the Public Works Director based on a map, plan, water quality
monitoring data or a written policy in existence or implemented by the Director prior to submission of a
redevelopment application determined to trigger application of this subsection, where the Director
determines that the redevelopment requires additional specific controls to address the documented water
quality problem."
Therefore, water quality treatment will be required for the entire site, including new and existing pollution
generating impervious surfaces. Treatment options must be selected from the Enhanced Basic Water
Quality Menu provided in the KCSWDM.
4. Soil logs and infiltration testing prepared by a licensed geotechnical engineer or septic designer must be
provided to verify infiltration suitability.
5. Detention and water quality facilities for private commercial developments outside the City Center Core
must be above ground (i.e. open pond). Underground facilities are allowed only with approval from the
City of Federal Way Public Works Department.
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
7. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination
System (NPDES) construction storm water permit may be required. Information regarding this permit
can be obtained from the Washington State Department of Ecology by calling 360-407-6048, or at
lit Www.ecv.wa. ov ra rams w stormwater construction indes.htnil.
Right -of -Way Improvements
1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long for
traffic related items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication
shall be conveyed to the city through a statutory warranty deed. The dedicated area must have clear title
prior to recording.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
4. FWRC 11.05.110 requires that overhead utility lines be relocated underground if over 500 feet, or three
spans are affected by a project. This condition will be applied to Military Road.
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Building (or El) Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the city. Engineering review fees are $2,303.00 for the first 12 hours of review,
and $133.00 per hour for additional review time. A final TIR shall be prepared for the project and
submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a
professional engineer registered/licensed in the State of Washington.
2. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) to assist the applicant's engineer in preparing the plans and TIR is
available on the city's website at htm.-Z/w%vmL.citvoffederal-,vay.com/index.aspx?nid=17.
3. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the improvements,
and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original
amount and held for a two-year maintenance period.
4. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period. During
that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's
compliance with the maintenance requirements. Upon satisfactory completion of the two-year
maintenance period, the remainder of the bond will be released. Maintenance for public roads and
subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads
and drainage facilities, including short plats, remain the responsibility of the individual property owners.
5. When topographic survey information is shown on the plans, the vertical datum block shall include the
phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are
called out.
6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be
drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
7. Provide cut and fill quantities on the clearing and grading plan.
8. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2016 KCSWDM,
must be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
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PUBLIC WORKS TRAFFIC DIVISION
Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
Based on the submitted materials for 60 rooms assisted living facility, the Institute of Transportation
Engineers 91E) 'I yip Generation — 86 Edition, land use code 254 (Assisted Living), the proposed project is
estimated to generate approximately 16 nely weekday PM peak hour trips. As such, a concurrency permit
is required for this development project. The Public Works Traffic Division will perform concurrency
analysis to determine if adequate roadway capacity exists during the weekday PM peak period to
accommodate the proposed development. Please note that supplemental transportation analysis and
concurrency mitigation may be required if the proposed project creates an impact not anticipated in the
six -year Transportation Improvement Plan (TIP).
2. The estimated fee for the concurrency permit application is ,$'4,650.00 (11 — 50 trips). This fee is an
estimate and based on the materials submitted for the preapplication conference. The fee will be
determined based on the new weekday PM peak hour trips as identified in the concurrency trip
generation. The applicant has the option of having an independent traffic engineer prepare the
concurrency analysis consistent with city procedures; however, the fee remains the same.
FWRC 19.91: Transportation Impact Fees (TIF)
1. Based on the submitted materials for 60 room assisted living, the estimate total traffic impact fee is
$41,715 ($675per bed plus 3% administrative fee). Please note, the actual impact fee will be calculated
based on the fee schedule in effect at the time a completed building permit application is filed and paid
prior to permit issuance (FWRC 19.100.070[3][a]).
Street Frontage Improvements (FWRC 19.135) and Access Management
The applicant/owner will be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way Compnhensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on
the materials submitted, staff conducted a limited analysis to determine the required street improvements.
The applicant would be expected to construct improvements on the following streets to the city's
planned roadway cross -sections:
Military Road South is a Minor Arterial planned as a Type "G" street, consisting of a 66-foot
street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street
lights in a 100-foot right-of-way. Assuming a symmetrical cross section, a 20-foot right-of-
way and half -street improvements are required as measured from the street centerline.
2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about a right-of-way modification
requests are available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at ,$'278.
18-105351-00-PC Doc ID 78473
Mr. Hans Korve
Page 12of18
November 19, 2018
3. Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280
provides access standards for streets based on planned roadway cross -sections. Please note that access
classifications are per Drawing MA in the Public Works Development Standards.
4. The proposed driveway on Military Road South must be located no closer than 150 feet to any street
intersection, or to any other driveway, whether on or off the subject property. Per the site plan, it appears
the development has a shared access with the property to the north. This shared driveway could serve the
development without additional driveway on Military Road South.
5. Please show all neighboring driveways within 150 feet of the proposed driveway(s) on either side of the street.
6. Adequate throat length must be provided and should be at least 40 feet from the edge of the pavement or curb.
7. The maximum driveway width for driveways that serve uses other than single-family residential uses and
zero lot line townhouse developments is 30 feet for a two-lane two-way driveway and 40 feet for a three -
lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order to provide
adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the
Public Works Director.
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris,
hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by
FWRC 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring
10 feet deep by 20 feet across are recommended, along with a two -door swing -open or roll -open gate
that spans the front width of the enclosure. When gate doors are opened, no structure or hardware
should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates
in closed and open positions to ease service access and maximize the life of gate hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or
additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/containers, and to exterior containers
screened by enclosure(s).
• Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind
spots' during ingress and egress.
• Consider landscaping, setbacks and screening requirements (based on FWRC 19.125.040[4] & [5]).
• Note that larger -scale commercial or multi -unit housing developments may see long-term savings from the
use of on -site waste compaction equipment. Planning for this equipment may require larger enclosure
dimensions, defined overhead clearances, consideration of power utility access, and drainage management.
18-103351-00-PC Doc ID 78473
Mr. Hans Korve
Page 13 of 18
November 19, 2018
Help with many design parameters related to service access is available via the city's contracted solid waste
services provider, Waste Management. Contact: Senior Route Manager John Davis at 206-786-4530 (cell).
COMMUNITY DEVELOPMENT — BUILDING DIVISION
Greg Kirk, 253-835-2621, greg.kirk@cityoffederalway.com
1. Bgiltling Codes. The structure will be treated as a new building permit application and must meet all current
codes including:
• International Buildng 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
■ Acce xibikO Code (ICC/ANSI Al17.1), 2009
• International Residential Code, 2015
Washington State Amendments WAC 51-51
• Washington State Energy Code, 2015 WAC 51-1
2. Bad4kng Criteria. The following must be provided with the proposed structure:
• Occupancy Classification • Number of Stories
• Type of Construction ■ Fire Protection
■ Floor Area
• Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
3. Buiang Permit Application Process. A completed building permit application and commercial checklist are
required. The commercial checklist will be completed by staff and provided at the time of land use approval.
Copies of the application and checklist may be obtained on our web site at %v,�v,,v.ciUoffederalm a�.•.com.
Appointments are required for intake of new commercial building permit submittals. Please call or email to
schedule an intake appointment with the Permit Center staff at permitcenter cL ci_. offederal.,vay+_,egm, or
253-835-2607.
Some projects 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.
Please note, land use approval is recommended prior to submitting the building permit application to
avoid delay in project review. If the project has not received land use approval, it may be placed on hold
until the land use review is complete.
Doc ID 78473
18-105351-00-PC
Mr. Hans Korve
Page 14 of 18
November 19, 2018
4. Revieav Timing. 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.
The first comment letter can be expected within five to seven weeks of the submittal date. Re -check of
plans will occur in one to three weeks after resubmittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised or 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.
5. Other Permits 'Inspections. Separate permits maybe 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 permit 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
Division 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 Division and will be scheduled by the inspector of record for the project.
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.
LAKEHAVEN WATER AND SEWER DISTRICT
Brian Asbury, 253-946-5407, BAsbury@lakehaven.org
Water
o A Water Certificate of 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). The certificate is
valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to issue
for typical processing. The 2018 cost for a Water Certificate of Availability is $60.00.
+ Site specific hydraulic model results are not available for the subject property; however, a nearby
hydraulic model report (FF #101) indicates there should be a minimum of 2,500 GPM available fire flow
on the subject property. Onsite system hydraulic model analysis may be needed for the proposed site
development (separate from, or concurrent with an application for availability). The 2018 cost for a system
hydraulic model analysis is $220,00. Please contact Lakehaven for further detail.
18-105351-00-PC Doc ID 78473
Mr. Hans Korve
Page 15 of 18
November 19, 2018
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new and/or abandoned,
and/or modify existing water distribution system facilities for the proposed development. Additional detail
and/or design requirements can be obtained from Lakehaven by completing and submitting a separate
application to Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement. Lakehaven
encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and
sufficiently early in the pre-design/planning phase to avoid delays in overall project development.
• To satisfy premise isolation requirements, the installation and satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each service meter is required pursuant to -WAC 246-290-490 and
Lakehaven standards regarding premise isolation. Because the cross -connection hazard(s) cannot be
determined at this time, Lakehaven cannot specify the minimum required BPA device. Contact Lakehaven's
Cross -Connection Control Program Manager (Chris Zoepfl, czoepflQak�grrg, 253-946-5427) for
additional information on premise isolation/BPA installation and testing coordination.
• The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s).
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees, charges,
and/or deposits (2018 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE
fees, charges, and/or deposits, and are due at the time of application for service. All Lakehaven fees, charges,
and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change without
notice.
o Water Service/Meter Installation, 3" Domestic, prelitniiiary size: $2,380.00 drop -in meter deposit. Actual
size TBD by Lakehaven based on applicant's estimated maximum domestic only GPM usage rate.
o Water Service/Meter Installation, 11/2" Irrigation, preliminary size: $737.12 drop -in meter fee. Actual size
TBD by Lakehaven based on applicant's estimated maximum irrigation only GPM usage rate.
o Water Service/Meter Installation, fire -protection (5/8" x 3/4" flow -detection): $466.12 drop -in meter fee.
o Capital Facilities Charge(s)-Water: $4,018.39 per Equivalent Residential Units (ERU). Estimated 45 ERU
for the proposed dwelling units, plus some additional ERU for irrigation usage. Actual amount due TBD
by Lakehaven based on applicant's estimated annual total water usage rate. Please contact Lakehaven for
further detail.
Sewer
• A Sewer Certificate of 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). The certificate is
valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to issue
for typical processing. The 2018 cost for a Sewer Certificate of Availability is $60.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new and/or abandoned,
and/or modify existing sanitary sewer system facilities necessary for the proposed development. Additional detail
and/or design requirements can be obtained from Lakehaven by completing and submitting a separate
application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement.
Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven,
and sufficiently early in the pre-design/planning phase to avoid delays in overall project development.
18-103351-00-PC
Da ID 78473
Mr. Hans Korve
Page 16of18
November 19, 2018
Minimum pipe slope for gravity sewer service connections is two percent. In addition to all other sewer
service installation standards, installation of a Type 1, 48" monitoring manhole is typically required on the
private building sewer line, for all new or modified non-residential connections. Also, installation of an
externally -located grease interceptor is required for all new restaurants and/or buildings with food
preparation/service establishments, size to be determined by applicant's engineer. If applicable, see the
enclosed Lakehaven Trash/Recycling Enclosure Standards.
• The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven, prior to activating any new sewer service connection(s).
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges,
and/or deposits (2018 schedule) will be as follows. Actual connection charges will be determined upon submittal
of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees, charges,
and/or deposits, and are due at the time of application for service. All Lakehaven fees, charges, and deposits are
typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
o Sewer Service Connection Permit: ,$303.52 fee (per building).
o Capital Facilities Charge(s)-Sewer: ,$3,803.76 per ERU. Estimated 45 ERU for the proposed dwelling
units. Actual amount due TBD by Lakehaven based on applicant's estimated annual domestic/
commercial/industrial only water usage rate. Sewer system capacity credits are available for this property
from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the
property for 9.24 ERU. Please contact Lakehaven for further detail.
General
• All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages at:
hiW://www.l,,ikehaven.oEg/204/Developmenc-Engino-c
■ Utility conflicts should be identified and coordination (if necessary) should occur as early as possible in the
planning process. The project will need to avoid encroachment with existing Lakehaven system facilities and
easements (including any setbacks necessary for building foundation load zones); or relocate existing system
facilities to avoid encroachment. New perimeter landscape requirements may conflict with existing easement
terms and conditions, and if so, the owner should coordinate any required revisions with the city and
Lakehaven early in the pre-design/planning phase to avoid delays in overall project development.
• All comments herein are valid for one 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@southkingfire.org
Water Supply
Fire Flow: The required fire flow for this project is 2250 gallons per minute. A Ce?ii§wte of W/aterAvailability,
including a bydraorlic fire flow model, shall be requested from the water district and provided at the time of building
permit application.
18-105351-00-11C Doc ID 78473
r�
Mr. Hans Korve
Page 17 of 18
November 19, 2018
Fire Hydrants.• This project will require two fire hydrants in approved* locations. There are two existing fire
hydrants on the property available for this project that will have to be relocated. Existing fire hydrants on adjacent
properties shall not be considered unless fire apparatus access roads extend between properties and easements are
established to prevent obstructions of such roads.
*Hydrant(s) spacing along access roads and location in relationship to buildings and sprinkler FDC
shall be approved by Fire Marshal's Office
Fire hydrants shall be in service prior to and during the time of construction.
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006:
hup. / /soutb king&e.=/DocurnentCenter/HornelViewl2�.
1. Emergency access road does not extend to within 180 feet of all portions of the exterior of the building.
2. Emergency access road lacks an approved turn -around.
Designated and marked fire lanes may be required for emergency access. This may be done during the plans
check or prior to building final. Requirements and marking options can be found in FWRC Title 8:
h ww,v cad ublishiri .corn A FederalWav/.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction.
Fire Department Lock Box
A recessed fire department "Knox" brand key box shall be installed on the building near the front entrance.
Location(s) will be approved by the plan reviewer or Deputy Fire Marshal onsite.
Fire Sprinkler System
An 1VFPA 13 fire sprinkler.rystem is required.
An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included within
the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire walls shall
not be considered to be separate a building to enable deletion of the required automatic fire -extinguishing system.
The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system
shall be at least 10 percent less than the correlative water supply curve pressure.
Fire Alarm
Afire alarm system is raovd
City code requires an automatic fire detection system in all buildings exceeding 3,000 square feet gross floor area.
The fire alarm system is required to monitor the sprinkler system including water flow. Provide full notification as
required by NFPA 72. Complete coverage smoke detection it not required for this pr ject. This fire detection system shall be
monitored by an approved central and/or remote station.
18-105351-00-PC Doc ID 78473
Mr. Hans Korve
Page 18 of 18
November 19, 2018
CLOSING
This letter reflects the information provided at the preapplication conference and is intended to assist you in
preparing plans and materials for a formal 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 future project application. Comments in this letter are only valid for one year as 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.
If you have questions about an individual comment, please contact the appropriate department representative
noted above. Any general questions can be directed towards me, the key project contact, Becky Chapin, at
253-835-2641, becky.chapin@cityoffederalway.com. We look forward to working with you.
Sincerely,
Becky Chap.
.
Senior Planner
enc: Bulletin 001 "Process III Submittal Requirements"
Bulletin 003 "Master Land Use Application"
Bulletin 022 "CPTED Checklist"
Bulletin 042 "Parking Lot Design Criteria"
Bulletin 050 "SEPA Environmental Checklist"
FWRC 19.215.150
Solid Waste Design Checklist
Lakehaven Handouts
c: Greg Kirk, Plans Examiner
Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior Trans. Planning Engineer
Brian Asbury, Lakehaven Water & Sewer
Chris Cahan, South King Fire & Rescue
18-103351-00-PC Doc ID 78473
;.
CITY 6F
Federal Inlay
December 6, 2018
9:00 a.m.
Pre -application Conference Sign in Sheet
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
Project Name: Federal Way Assisted Living
Address: 29001 Military Rd S
File Number: 18-105351-00-PC
City Hall
Hylebos Room
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DEPARTMENT / DIVISION
TELEPHONE NUMBERIEMAIL
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CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVEEW COMMITTEE TRANSMITTAL
DATE: November 9, 2018
TO: Cole Elliott, Development Services Manager
Greg Kirk, Plans Examiner
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
FROM: Becky Chapin, Senior Planner
FOR DRC MTG. ON. November 29, 2018 - Internal
December 6, 2018, 9:00am - with applicant
FILE NUMBER(s): 18-105351-00-PC
RELATED FILE NOS.: None
PROJECT NAME: Federal Way Assisted Living
PROJECT ADDRESS: 29001 Military Rd S, Parcel # 042104-9048
ZONING DISTRICT: BN
PROJECT DESCRIPTION: Proposed 2-story, 60-room assisted living facility with associated site
improvements.
LAND USE PERMITS: Preapp Conference — Future Process III w/SEPA
PROJECT CONTACT: Hans Korve
DMP Engineering
726 Auburn Way N
Auburn, WA 98002
Hans@dmp-inc.us
MATERIALS SUBMITTED:
• Master Land Use Application
• Site Plan
• Floor Plan
• Building Elevations
CITY OF
Federal way
Centered on Opportunity
November 14, 2018
Hans Korve
DMP Inc.
726 Auburn Way North
Auburn, WA 98002
hans@dmp-inc. us
RE: File #18-105351-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
Federal Way Assisted Living, Parcel #042104-9048, Federal Way
Dear Mr. Korve:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee and a meeting with the
project applicant has been scheduled as follows:
9:00 a.m. — Thursday, December 6, 2018
Hylebos Conference Room
Federal Way City Hall, 2❑d Floor
33325 8`h Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at becky.chapin@cityoffederalway.com or 253-835-2641.
Sincerely,
(J] 1.
Becky Ch In
Senior Plat er
Doc- ID. 79463
I8-105351-00-PC
i
4 RECEIVED.
:= NOV 0 9 2018
CITY OF
WAY
Fe d e ra %Ja%
MUNFTY DEVEL01 OPMENT
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8'h Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
www,t it fCederalwa .corn
APPLICATION NO(S)�®✓ ` _ Date A — 2 -
I Project Name t° `�"1' Gt� � {7�e r
Properly Address/Location Z Of 001 .. M
ParcellVumber(s) n ++ }p
Project Description Sao t'�__ aJ��
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Type of Permit Required
Annexation
Bindinu Site Plan
Boundary Line Adjustment
_Comp Plan/Rezone
Land Surface Modification
Lot I.,ine Elimination
X Preapplication Conference
Process l (Director's Approval)
_ Process II (Site flan Review)
Process I I I (Pro ect Approval)
Process IV (Hearin, Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
_ SEPA w)Project
_ SEPA Only
Shoreline: Variance/Conditional Use
S11011 Subdivision
Subdivision
Variance: Con inercial/Residential
Required Information
_, _Zoning Designation
�
_Comprehensive Plan Designation
Value of Existing Improvements
_._ _Value of Proposed Improvements
International Builcling Code (I BC):
Occttpanry Type
Construction Typc
Bullclin 0003—January 1, 2011
Applicant
Nalne: H4� 0'1a i�C7J'Ut
Address:
Z 6 A I�h w••• w`+ 'y
City/State' Aube'^ w A
Zip: 91600 z
Phaltc: Zip 3 333 ZzaU
Fax:
Email:
Signature:
Agent (ii'dilierent than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name: ASK SEMZv({
CA9-E L L-C_
Address:13L43 96 2 Z'] 7►1
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cityNtatc: K 6 r,4 -r , Lo A
Zip: `1 904 2~
Atone: z-� -/- 8 6S6
Fax: 2S3-- 476— 9 616
Email: Sonu_Stx%Auilnu d/�PYA�t�o,cowt
Signature: Q 1.
Page I of I
lc:\I landouts\Master Land Use Application
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CITY OF -
Federal 'Allay
COMMUNITY DEVELOPMENT DEPARTMENT
33325 8`h Avenue South
Federal Way, WA 98003-6325
253-835-2607; Fax 253-835-2609
www.citpffederalway.com
PREAPPLICATION CONFERENCE
Prior to submitting a formal application, a preapplication conference may be required between
the applicant, and/or their representative, and the Federal Way Community Development Review
Committee. The committee is composed of representatives from the City's Planning and
Building Divisions, Public Works Department, South King Fire and Rescue, and Lakehaven
Utility District.
Preapplication conferences aid the applicant in preparing a complete project proposal, inform
them of the procedures and requirements of the City code, and identify policies or regulations
that apply to the proposal. Issues such as applicable site design requirements, necessary permits,
design options, and answers to related questions are discussed at the conference. Preapplication
conferences are scheduled within approximately three weeks from receiving the required
information discussed below. Approximately one week after the conference, written comments
will be sent to the applicant and/or agent.
Please be advised that committee comments are based on submitted information. The more
information submitted, the more detailed the response. Specific questions should be
accompanied with as much information as is available. However, it is not expected that
submitted plans will provide the level of detail equal to a formal application.
RESPOND TO ALL INFORMATION
RETURN A COMPLETED COPY OF THIS CHECKLIST WITH YOUR PREAPPLICATION MATERIAL
❑ Completed Master Land Use Application.
❑ Applicable fees; contact the Permit Center at ermiteeliter cit offederalwa .com, or 253-
835-2607.
❑ Seven (folded) copies of conceptual site plan drawn to scale. The plan does not have to be
prepared by an architect or engineer, but must be legible, dimensioned, and representative of
existing and proposed conditions. Maximum plan sheet size shall be 24 x 36 inches. For a
thorough review by staff, the plans should depict as much of the following information as
possible:
Bulletin 4044 — December 21, 2015 Page 1 of 2 k:\Haudouts\044 Preapplication Conference
4 %
SITE PLAN:
• North arrow with scale.
• Total gross floor area of all proposed floors or
levels.
• Site area.
• Location of Environmentally Critical Areas.
• Type of Construction and proposed
Occupancy Type per the International
Building Code.
• Existing and proposed property lines,
sidewalks, existing right-of-way
improvements, and street edges with existing
and/or proposed easements.
• Dimensions of existing/proposed structures,
parking and drive aisle layout, property lines
and right-of-way, including location of barrier
free stalls.
• Existing and/or proposed access points,
including driveways within 150 feet of the site
OTHER INFORMATION (seven copies of each):
• Vicinity map.
• Front, rear, and side building elevations
indicating height.
• Provide a statement of architectural design
intent, including finish materials and
colors. Refer to Chapter 19.115 FWRC,
(both sides of the street) measured from
center lines of driveway (250 feet when
development abuts Pacific Highway South
and Dash Point Road).
• Total existing and proposed parking stall
count.
■ Approximate location of proposed storm
drainage facilities.
• Width of existing and proposed perimeter
buffering.
• Existing and proposed landscaping.
Landscaping and trees may be shown in
masses on the plan rather than indicating
individual tree and shrub species. Refer to
Chapter 19.125, Federal Way Revised Code
(FWRC), Article I, "Landscaping," for
further information.
• Show proposed internal roadway design.
"Community Design Guidelines," for further
information.
• Statement of existing and proposed use for
all structures located on the site.
• Floor plan.
Projects will have "vested" rights for development to current codes and ordinances only upon
having submitted a complete building permit or subdivision application, or following land use
approval.
40 3S1
Project Name: , U fri.`�-1 �:� =t _ �'t^ti File # L [7
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Bulletin #044 — December 21, 2015 Page 2 of 2 k:\Handouts\044 Preapplication Conference
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https://itetripgen.org/PrintGraph.htm?code=254&iyiabel=BEDS&timeperiod=TPSIDE&x=FO&edition=385&IocationCode=General Urban/-
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Assisted Living
(254)
Vehicle Trip Ends vs: Beds
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 9
Avg. Num. of Beds: 123
Directional Distribution: 38% entering, 62% exiting
Vehicle Trip Generation per Bed
Average Rate Range of Rates Standard Deviation
0,26 0.11 - 0.53 0.13
Data Plot and Equation
F2
60
a
w
9- 40
H
i
H
20
16
00
f
io
50 100
X = Number of Beds
X Study Site
Fitted Curve Equation: Not Given
X
150
Trip Generation Manual, 10th Edition 0 Institute of Transportation Engineers
Average Rate
R2_ ****
200
https://itetripgen.org/PrintGraph. htm?code=254&ivlabel=BEDS&timeperiod=TPSIDE&x=60&edition=385&IocationCode=General%20U rban/Suburban ... 1 /1