17-105459FILE
CITY OF
Federal `Flay
December 18, 2017
Cara Visintainer
C E S NW, Inc.
310 29"' Street NE, Suite 101
Puyallup, WA 98372
cvisintainer@cesnwinc.com
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway. com
Jim Ferrell, Mayor
Re: File #17-105459-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Yellow Rock Assisted Living, Parcels 172104-9046, 79028, -9030, -9057, -9090, & -9019,
Federal Way
Dear Ms. Visintainer:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held December 7, 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, Public Works Department, 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 me, Becky Chapin, becky.chapin@cityoffederalway.com, 253-835-
2641. 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
Proposal to develop six parcels into a 100+ unit independent/assisted and memory care facility. Parking
on the first floor and surface parking are 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 only provided as a means to highlight critical requirements or issues.
Please be sure to read the comments made by all departments in the following section of this letter.
Ms. Visintainer
December 18, 2017
Page 2
+ Planning Division
1. The project requires submittal of the following land use applications: Use Process III and SEPA
Checklist.
2. Boundary Line Adjustment (BLA) will be required to remove internal lot lines.
+ Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency
permit with application fee of $4,650.00 is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required for assisted living
developments.
3. Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on South 3300' Street, 13"' Place South,
and 151h Avenue South.
4. Access Management (FWRC 19.135.260) — The development shall meet access management
standards.
5. Block Perimeter (FWRC 18.55.010 & FWRC 19.135.251) — The development shall meet block
perimeter requirements of 1,320 feet for non -motorized access, and 2,640 feet for streets.
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
1. Zoning Designation and Use — The subject property is designated Community Business (BC); the
proposed use is senior citizen housing or special needs housing, which is a permitted use in the BC
zone as listed within and subject to the regulations set forth in the Use Zone Chart of FWRC
19.220.080. Per FWRC 19.05.040, the definition of "dwelling unit" includes: "...(6) `Dwelling unit,
senior citizen housing' means housing available for the exclusive occupancy of persons over 55 years
of age." Per FWRC 19.05.190, the definition 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.
As part of the submittal, please include details of the proposed use. How many units will be
independent living, how many assisted living, and memory care. Also, include what amenities will be
available in each of the units.
2. Land Use Application — Per the 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 Policy Act (SEPA) — Pursuant to FWRC 14.15.030(1)(c), the project is subject
to environmental review under the State Environmental Policy 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
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materials will be required. The city may utilize the optional DNS notice procedures for applications
that include a SEPA checklist. The optional DNS process allows a combined project and anticipated
environmental determination public notice period that expedites the overall land use application
process. An environmental threshold determination made 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 Way Mirror, 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.
The applicant is required to submit two (2) 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 title company. Please find the enclosed mailing labels
bulletin for further information.
6. Boundary Line Adjustment (BLA) —The subject site currently consists of six lots. As proposed, the
site plan depicts the building over property lines. Buildings cannot be built over property lines.
Therefore, a Boundary Line Adjustment (BLA) is required to eliminate the interior property line. A
BLA is a minor alteration in the location of lot boundaries on existing lots. Pursuant to FWRC
Chapter 18.10 "Boundary Line Adjustments", BLA applications are administratively processed.
Please note that the BLA process runs concurrently with the Process III land use process; however,
the BLA must be approved by the Director of Community Development and recorded at King County
before issuance of any new building permits.
7. General Zoning Regulations — The Use Zone Chart of FWRC 19.220.080 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 BC zone:
a. Required Yards, Lot Coverage, Building Height — Required yards, lot coverage, and building
height are:
i. Front/side/rear setback — 207575' (for stand-alone senior citizen housing).
ii. Maximum lot coverage — None.
iii. Maximum building height — 65' above average building elevation (ABE).
1 If the optional DNS process is utilized one notice will go out. If not, separate notice periods will apply.
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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. Per note 4, for 100 units or more, 25
percent of parking shall be underground or on the first floor within the building footprint, except
for visitor parking, which can be surface parking. 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 19.220.080 (notes #8-9)
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.
d. Roof— See note # 1:
i. All buildings, except for related parking structures up to 65 feet in height (six stories), must
be gabled with pitched roofs, unless the building is taller than 35 feet (three stories) with a
rooftop that contributes to the multifamily open space requirements.
e. Commercial Uses — See note #3
i. 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 ft.
8. 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) Perimeter Landscape Buffers — Type III perimeter landscape buffers a minimum of five feet in
width are required along all 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.
(b) Parking Lot Landscaping — 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
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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.
9. Clearing, Grading, and Tree and Vegetation Retention — The Process III application must include
a clearing and grading plan consistent with FWRC 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 BC zone is 20 tree units per
acre. The subject property's density would be 50 tree units (20 tree units x 2.5 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 per FWRC 19.120.130. (Note: required landscaping trees may be counted in tree density).
The tree and vegetation plan must clearly show where the 50 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 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.
10. Community Design 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 19.11 S. 010(2), CPTED — Implement Crime Prevention through Environmental Design
(CPTED) 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, Security Program — A list of general strategies that are encouraged to be
addressed in a security program for new stacked senior housing.
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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. (3) Parking structures (a), (b), (c), (d), and (f)
iv. (4) Pedestrian circulation and public spaces (a)-(c) and (e)-(f).
v. (5) Landscaping.
vi. (6) Commercial services (a)-(b).
vii. (7) Miscellaneous (a).
d. FWRC 19.115.060, Building 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 fagade 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).
f. FWRC 19.115.090(1) District Guidelines for BC — 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)(b)&(c) Entrance Fagades — 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 19.225.070 (notes 48-9).
11. 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.
12. Affordable Units — Five percent of new dwelling units must be considered affordable as defined by
FWRC 19.110.010. "Affordable units" for 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.
13. 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),
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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.
14. Application Fees — Please contact the Permit Center at permitcenter@cityoffederalway.coin, or 253-
835-2607, for updated fee schedule information for applications and permits.
PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION
Kevin Peterson, 253-835-2734, kevin.Peterson(u cityolffederalway.com
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water Design Manual (KCSWDM). 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 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 I" = 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 this performance criteria. In addition to flow control facilities, Best
Management Practices (BMP's) are required as outlined in the KCSWDM. The project also 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. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer must be provided to
verify infiltration suitability.
4. 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. If underground vaults are approved,
additional structural review fees may be needed to pay for the City's third -party structural reviewer.
5. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
6. 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 at
htW://www.eey.wa.siov_/Traroop-rams/wq/stormwater/construction/index.htm] or by calling 360-407-
6048.
Right -of -Way Improvements
1. See the Traffic Division comments from Erik Preston, Senior Traffic Engineer, for traffic related
items.
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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.
Building Permit Issues — Public Works
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 $2,430.00 for the first 18 hours of
review, and $135.00 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) is available on the City's website at
http://www.cityoffederalwgy.com/index.aspx?nid=1 71 to assist the applicant's engineer in preparing
the plans and TIR.
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.
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.
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9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS — TRAFFIC DIVISION
Erik Preston, 253-835-2744, erik.preston@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 100+ units of assisted living, the Institute of Transportation
Engineers (ITE) Trip Generation - 10"' Edition, land use code 254 (Assisted Living), the proposed
project is estimated to generate at least 26 new weekday PM peak hour trips. Alternatively, the
applicant may submit a site specific trip generation study for the proposed development.
2. A concurrency permit is required for this development project. The PW 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).
The estimated fee for the concurrency permit application is likely $4�00 (11 - 50 Trips) for 100 to
190 units. This fee is an estimate and is based on the materials submitted for the preapplication
meeting for 100+ units. The concurrency application fee must be paid in full at the time the
concurrency permit application is submitted with land use application. The fee may change 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.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for 100+ units of assisted living, the estimated traffic impact fee is at
least $69,515.93. 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)). For a change in use for which no building permit is required, the fee shall be calculated
and paid based on the impact fee schedule in effect on the date of an approved change of use.
Street Frontage Improvements (FWRC 19.135)
1. The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map IIl-4 in Chapter III of the Federal Way Comprehensive 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:
■ S 330"' Street is a Minor Collector planned as a Type "R" street, consisting of a 40-foot
street with curb and gutter, 4-foot planter strips with street trees, 6-foot sidewalks, and
street lights in a 66-foot right-of-way (ROW). Assuming a symmetrical cross section, 3-
foot ROW dedication (in addition to the 30' easement) and half -street improvements are
required as measured from the street centerline OR far side edge of travel way.
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13"h Place S is a Principal Collector planned as a Type "M" street, consisting of a 36-foot
street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and
street lights in a 70-foot right-of-way (ROW). Assuming a symmetrical cross section, 5-
foot ROW dedication (in addition to the 30' easement) and half -street improvements are
required as measured from the street centerline OR far side edge of travel way. A minimum
pavement width of 20 feet is required for half -streets.
15`h Avenue S is a Minor Collector planned as a Type "R" street, consisting of a 40-foot
street with curb and gutter, 4-foot planter strips with street trees, 6-foot sidewalks, and
street lights in a 66-foot right-of-way (ROW). Assuming a symmetrical cross section, 3-
foot ROW dedication (in addition to the 30' easement) and half -street improvements are
required as measured from the street centerline OR far side edge of travel way. A minimum
pavement width of 20 feet is required.
The applicant may be required to dedicate additional right-of-way (ROW) to accommodate additional
turn lane improvements if identified in the transportation impact analysis and/or property corner
radius.
3. 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 right-of-way modification
requests is available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $290 ($270.00 plus $20 recording fee).
4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes, taper rate shall be WS^2/60 or as directed by the Public Works Director.
Access Management (FVrRC 19.135)
1. 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 3-1A in the Public Works Development Standards.
2. Please show all neighboring driveways within 150 feet of the proposed driveway(s).
3. 13`h Place S is Access Class "4", which permits full access as close as 150 feet to any other street
intersection or driveway, whether on or off the subject property.
4. Driveways that serve any use other than detached dwelling units may not be located closer than 150
feet to any street intersection or to any other driveway, whether on or off the subject property.
Separation distances shall be measured from centerline to centerline of roadways and driveways. The
project driveway on 15"' Ave S does not appear to meet this spacing requirement; please modify
spacing and illustrate spacing to neighboring driveways on both sides of the street.
5. The director may grant a modification administratively to reduce spacing standards by up to 20
percent of the tabular values with supporting documentation (FWRC 19.135.290). Please note that
these modification requests have a nominal review fee of $290. Once preliminary traffic queuing
analysis has been completed, the applicant's traffic engineer may submit a written request for access
modification if desired.
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6. For driveways that serve uses other than single-family residential uses and zero lot line townhouse
developments, the maximum driveway width 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. A minimum driveway width of 30 feet is required.
Submit an intersection sight distance analysis for the design vehicle used at the S 330t" Street
approach to 13t1i Place S which will be Stop -controlled once 13"' Place S is extended. The analysis
shall be conducted in accordance to the latest AASHTO guidelines (3.5 ft object height, 3.5 ft driver's
eye height, 14.5 ft back from the edge of the traveled way for passenger vehicles). The analysis must
bear the seal of a licensed engineer in the state of Washington. The sight distance triangle shall be
depicted on the plan set.
Design Criteria (FWRC 18.55)
Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets
(FWRC 18.55.010 and FWCP Policy TP4.2). Therefore, an east/west pedestrian connection (Type "AA")
along the south side of the property and a north/south street connection (13t" PI S) along the west side
(Roadway cross section Type "R") would be required. Staff may be supportive of a modification request
reducing the scope of the pedestrian connection.
Misc. Safety related Comments
1. If the applicant requests a driveway width narrow than 30 feet, the applicant must submit a Vehicle
Turning Diagram to the Public Works Traffic Division. This diagram will show how the appropriate
design vehicle (such as: Bus, Garbage Truck) can enter, maneuver, and leave the site without
encroaching on opposing traffic lanes or mounting a curb.
2. The application should be forwarded to King County METRO and Pierce Transit for any transit
requirements.
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robe@cityoffederalway.com
Review FWRC 19.125.150 for solid waste and recycling design requirements; also see the enclosed
checklist. Help with many design parameters related to service access is available via the city's contracted
solid waste services provider, Waste Management.
COMMUNITY DEVELOPMENT — BUILDING DIVISION
Peter Lawrence, 253-835-2621, Peter.Lawrence@cityoffederalway.com
1. Building Codes. The structure will be treated as a new building permit application and must meet all
current codes including:
• International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
■ International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
17-105459-00-PC Doc ID:76893
Ms. Visintainer
December 18, 2017
Page 12
■ Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 5 1-5 6 & WAC 51-57
• International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
• National Electric Code (NEC), 2017
• Accessibility Code, ICC/ANSI A117.1 — 2009
• Washington State Energy Code, 2015 WAC 51-11
2. Building Criteria. The following applies to the proposed structure:
• Occupancy Classification: I-1 condition 2
• Type of Construction: unk
• Floor Area: 125,000+
• Number of Stories: 3
• Fire Protection: yes
• Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
3. Building Permit Application. A completed building permit application and commercial checklist are
required. (Additional copies of application and checklists may be obtained on our web site at
www.ci offederalwa .com.)
4. Submittal Requirements. The following is required for submittal of the building permit application:
Five sets of drawings and specifications. Specifications shall include: 2 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).
• 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 submitted.
• This proposal 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.
17-105459-00-PC Doe ID:76893
Ms. Visintainer
December 18, 2017
Page 13
5. Review 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 7-9 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.
6. 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 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 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 parry, should attend this meeting.
Meetings will occur at the Building Department and will be scheduled by the inspector of record for
the project.
7. Site -Specific Requirements. Provide Technical Assistance notes from Department of Health.
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.vrg
Water
1. 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).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to
issue for typical. Proposed 2018 cost for a Water Certificate of Availability is $60.00.
2. Fire Flow at no less than 20 psi available within the water distribution system is a minimum of 2,500
GPM (approximate) for two (2) hours or more. This flow figure represents Lakehaven's adopted
minimum level of service goals for non-residential areas regarding performance of the water
17-105459-00-PC Doc ID:76893
Ms. Visintainer
December 18, 2017
Page 14
distribution system under high demand conditions. If more precise available fire flow figures are
required or desired, Applicant can request Lakehaven perform a system hydraulic model analysis
(separate from, or concurrent with, an application for Availability). Proposed 2018 cost for a system
hydraulic model analysis is $220.00.
A Lakehaven Developer Extension (DE) Agreement will be required to construct new and/or abandon
existing water distribution system facilities for the proposed development. Additional detail and/or design
requirements can be obtained from Lakehaven by completing & 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.
4. The site does not have any existing/active water service connections.
A water service connection application submitted separately to Lakehaven is required for each new
service connection to the water distribution system, in accordance with standards defined in Lakehaven's
current `Fees and Charges Resolution'. Non -single-family properties require separate domestic (per
building, typically, some exceptions allowed), irrigation (if irrigated landscaped areas are incorporated
into the site development), and fire protection (if required or installed) water service connections &
meters.
6. For water use during site construction/development, a hydrant meter may be allowed to be rented from
Lakehaven for this purpose. Please contact Lakehaven for further detail.
Separate water service connections/meters shall be installed for mixed uses within structures that are
incompatible for billing purposes (i.e., single-family residential &/or multi -family residential &/or non-
residential).
8. To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each service meter is required pursuant to WAC 246-290-490 &
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, CZoe fl akehaven.or , 253-
946-5427) for additional information on premise isolation/BPA installation & testing coordination.
9. Applicant will be required to complete and submit to Lakehaven a Water Use Questionnaire (WUQ).
10. 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).
11. Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (proposed 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/deposits & are due at the time of application for service. All
Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are
subject to change without notice.
17-105459-00-PC Doc ID:76893
r�
Ms. Visintainer
December 18, 2017
Page 15
o Water Service/Meter Installation, domestic, 3" preliminary size: $2,380.00 deposit (meter only).
Actual size TBD by Lakehaven based on applicant's estimated maximum domestic GPM usage
rate.
o Water Service/Meter Installation, irrigation, 1'/2" preliminary size: $680.00 charge (meter only).
Actual size TBD by Lakehaven based on applicant's estimated maximum irrigation GPM usage
rate.
o Water Service/Meter Installation, fire -protection flow -detection, 5/8"x3/4": $430.00 charge.
o Capital Facilities Charge(s)-Water: $343,824.25 ($3,707.00 per Equivalent Residential Units
(ERU), 93.75 new MFR + 2.00 (est. irrigation)). Actual amount due TBD by Lakehaven based
on applicant's estimated annual total water usage rate. Water 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 3.00 ERU. Please contact Lakehaven for further
detail.
Sewer
1. 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).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to
issue for typical. Proposed 2018 cost for a Sewer Certificate of Availability is $60.00.
2. A Lakehaven Developer Extension (DE) Agreement will be required to construct new sanitary sewer
system facilities necessary for the proposed development, including extend-to-far-edge(s) in accordance
with long-standing Lakehaven policy. Additional detail and/or design requirements can be obtained from
Lakehaven by completing & 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.
3. The site does not have any existing/active sewer service connections.
4. A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the
sanitary sewer system or any modification (disconnect, re -align, abandon, etc.) to an existing sewer
service connection, in accordance with standards defined in Lakehaven's current `Fees and Charges
Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. 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 &/or buildings
with food preparation service establishments, size to be determined by applicant's engineer. Also, if
applicable, see attached Lakehaven Trash/Recycling Enclosure Standards.
5. Execution of a Discharge Agreement will be required, as a condition of Lakehaven issuing any Sewer
Service Connection Permit for certain types of new or modified non-residential sewer service
connection(s).
6. 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).
17-105459-00-PC Doc ID:76893
Ms. Visintainer
December 18, 2017
Page 16
Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (proposed 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/deposits & are due at the time of application for service. All
Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are
subject to change without notice.
o Sewer Service Connection Permit: $280.00 fee.
o Capital Facilities Charge(s)-Sewer: $302,861.79 ($3,509.00 per ERU, 93.75 new MFR). Actual
amount due TBD by Lakehaven based on applicant's estimated annual total domestic 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 7.44
ERU. Please contact Lakehaven for further detail.
General
1. All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(http://www.lakehaven.or
Za04/D eyelopment-Engi neer i n).
2. 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@southkingfire.org
1. Water Supply:
• Fire Flow:
The required fire flow for this project is 3633 gallons per minute. A Certificate of Water Availability
including a hydraulic fire flow model shall be requested from the water district and provided at the
time of building permit application.
• Fire Hydrants:
This project will require 4 fire hydrants in approved* locations. There is 1 existing fire hydrant on
public streets that are available for this project. There will be at least 3 additional fire hydrants
required within the complex.
*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.
2. Emergency Access:
• Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006
http:l/sout'hkingfire.org/DocumentCenter/HomeNiew/24
• Access along the west side of building is in excess of 180 of an approved emergency access road.
Emergency Vehicle parking is not available in the parking area at the south property line.
• The site plan did not provide detail to verify the following requirements:
o Minimum width
17-105459-00-PC Doe ID:76893
Ms. Visintainer
December 18, 2017
Page 17
o Turning radius
o Maximum grades
o Angles of approach, departure and minimum ground clearance
• 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 title 8
of the Federal Way Revised Code: h ://www.code ublishin .com/WA/FederalWa 1
It may be necessary to designate "No Parking Fire Lane" on a portion of 15"' Ave S.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
3. 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.
4. Fire Sprinkler System:
• An NFPA 13 firesprinkler system is re uired.
■ 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 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 per cent less than the correlative water supply curve pressure.
5. Standpipe:
• A Class I Standpipe is required.
■ A Class I standpipe system is required in buildings where the floor level of the highest story is
located more than 30 feet above the lowest level of the fire department vehicle access.
Buildings four or more stories in height shall be provided with not less than one standpipe for use
during construction. Such standpipes shall be installed when the progress of construction is not
more than 40 feet (12 192mm) in height above the lowest level of fire department access. Such
standpipe shall be provided with fire department hose connections at accessible locations adjacent
to usable stairs. Such standpipes shall be extended as construction progresses to within one floor
of the highest point of construction having secured decking or flooring.
6. Elevator:
• The elevator(s) shall be sized to accommodate and ambulance stretcher.
• Where elevators are provided in buildings four or more stories above grade plane, at least one
elevator shall be provided for fire department emergency access to all floors. The elevator car
shall be of such a size and arrangement to accommodate a 24-inch by 84-inch ambulance
stretcher in the horizontal position.
17-105459-00-PC Doe rD:76893
Ms. Visintainer
December 18, 2017
Page 18
7. Fire Alarm:
a A Fire Alarm System is re aired.
• 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. This fire detection system shall be monitored
by an approved central and/or remote station.
8. Fire Suppression System:
An approved fire su ression system is required for all = I kitchen hoods.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for 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, 253-835-2641. We look forward to working with you.
Sincerely,
Beck�Cha
Y p Nf-�
Associate 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 19.220.080
Solid Waste Design Checklist
Lakehaven Handouts
c: Peter Lawrence, Plans Examiner, via email Kevin Peterson, Engineering Plans Reviewer
Brian Asbury, Lakehaven Water & Sewer District, via email Erik Preston, Senior Traffic Engineer
Chris Cahan, South King Fire & Rescue, via email
17-105459-00-PC Doc ID:76893
Lakehaven
1721049045
1721049019
1721049046
1721049074 33005
1411
j 1721049051
33061
1721049057 1721049028
33040 33015
1721049090
33070 1721049030
33023
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1721049059
33101
1721049068
32945
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6"AC ACAC "AC 6"AC
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1721049124
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33029
1721049100
33221
NOTE: Lakehaven water and sewer Yellow Rock Assisted Living
District neither warrants nor guarantees 17-105459-00-PC
-the accuracy of any facility information 0 50 100 9
!provided. Facility locations and conditions
are subject to field verification. Feet 12/8/2017 BIA ,
� LakehavenEWER u
WATER
LAKEHAVEN WATER AND DISTRICT
TRASH & RECYCLING ENCLOSURE AREA DRAIN
SEWER DESIGN & OPERATION STANDARDS
1. The business operator shall be required to obtain the following from Lakehaven,
prior to connection to the sanitary sewer system & commencement of this type of
discharge:
• Lakehaven Sewer Service Connection Permit (SSCP). All plans for this type of
connection and discharge shall be submitted to, and approved by, Lakehaven
as part of the SSCP process.
• Authorization Letter issued by Lakehaven; certain businesses will be required
to execute a Discharge Agreement with Lakehaven.
2. The enclosure area shall be designed' as a spill containment pad. The pad shall be
sized and graded to prevent runoff of liquids to the storm water system and the
run-on of storm water from the surrounding area.
3. The enclosure area shall be covered to prevent the direct entry of precipitation onto
the enclosure area. Precipitation runoff from the roof or canopy of the island shall
not be discharged to the sanitary sewer.
4. Liquids washed, spilled, dripped, or blown onto the wash pad shall be kept to a
minimum; and shall be collected in either trench drains or catch basins.
Wastewater generated from the enclosure area shall be drained to an interceptor for
sufficient removal of non -petroleum sediment and fats, oils, and greases (FOG), or
a separator for sufficient removal of petroleum oils, whichever is most applicable,
for treatment to comply Lakehaven discharge limits, prior to discharge to the
sanitary sewer system.
5. An Accidental Spill Prevention Plan (ASPP) shall be developed by the business
operator. The ASPP shall include, but not be limited to, a copy of the Authorization
Letter or Discharge Agreement required, a site map indicating the interceptor
location, emergency phone numbers, spill response procedures, and the location of
any spill cleanup materials. The operation shall have a designated responsible
person available either on site or on call at all times during business
operations/activities. Employees of the business shall be properly trained and
familiar with the ASPP and spill cleanup procedures and shall review the ASPP and
such procedures at least annually.
Update Dec2017 (Orig. May1999)
CITY OF
Federal Way
December 7, 2017
10:00 a.m.
Pre -application Conference Sign in Sheet
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
Project Name: Yellow Rock Assisted
Parcel # 172104-9046, 9028, 9030, 9057, 9090, and 9019
File Number: 17-105459-00-PC
City Hall
Ios Room
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DEPARTMENT / DIVISION
TELEPHONE NUMBER
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CITY OF
�. Federal
November 14, 2017
Cara Visintainer
CESNW, Inc.
310 291h Street NE, Suite 101
Puyallup, WA 98372
cvisintainer@cesnwinc.com
Way
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
RE: File #17-105459-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
Yellow Rock Assisted Living, Parcel's 172104-9046, -9028, -9030, -9057, -9090, & -9019,
Federal Way
Dear Ms. Visintainer:
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:
10:00 a.m. — Thursday, December 7, 2017
Hylebos Conference Room
Federal Way City Hall, 2"d Floor
33325 81h 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,
Becky Chapi
Associate Planner
c: Bob Baldwin, bob@urban-edge-homes.com
Doc 1 D 76854
r
CEv SoNWInc.
Civil Engineering & Surveying
November 6, 2017
Department of Community Development
City of Federal Way
33325 80' Avenue South
Federal Way, WA 98003
Dear City of Federal Way:
310 291 St. NE, Suite 101
Bothell, WA 98372
Phone: (253) 848-4282
Fax: (253) 848-4278
This letter serves as a request for a pre -application meeting regarding a proposed development of
an Assisted Living Center on six (6) parcels located at 03307014' Avenue South, Federal Way,
WA 98003 (Parcel IDs 172104-9046, 172104-9028, 172104-9030, 172104-9057, 172104-9090
and 172104-9019). The proposal is for a 100+ unit Independent and Assisted Living Center and
the necessary site development improvements, i.e. grading, utilities and roadway restoration.
The enclosed site plan depicts the proposed Assisted Living Center. The 2.5-acre site is located
within the Community Business (BC) zoning and bordered by vacant land and commercial
properties. The existing roadways of South 330' Street and 15'h Avenue South border the site on
the north and east respectively. Improvements are anticipated to include sidewalk and curb and
gutter on the development parcel, entrance driveway and pavement restoration for utilities. The
entrance is proposed from the south end of 15`b Avenue South (see enclosed map).
Site research and topographic survey indicate that existing storm, sanitary sewer and a water
mains are located within South 330t' Street and 15'' Avenue South right-of-way immediately
adjacent to proposed development. However, we seek City of Federal Way staff confirmation
regarding utility locations and type. The project proposes to extend water and sewer services
from the existing water and sewer mains where necessary. The development proposes an
underground detention and water quality vault for stormwater mitigation. In addition, a roof
garden is an option to meet LID stormwater requirements.
The conceptual site plan is based on the following:
■ Setbacks are 20 feet for the front and 5 for side and rear.
• The connection point for the water service lines is from 15"' Avenue South.
• The connection point for the sewer service lines is from South 330t' Street.
■ Stormwater mitigated using an underground stormwater vault.
■ One existing fire hydrant is located within the frontage. An additional fire hydrant is
anticipated. The building will contain fire sprinklers, as required.
A parking garage and surface parking is proposed.
RECEIVED
NOV 0 9 2017
CITY OF COMMUNITY FEDERAL
EVELOPMENT
L
Specific questions we would like the City of Federal Way staff to address:
• Storm connection fees, if any;
• Building Setback and height requirements;
• Frontage improvement requirements;
• Parking requirements;
• Impervious surface thresholds;
• Any applicable impact fees;
• Fire requirements — sprinklers, water mains, and building constraints;
• SEPA process, if required;
• City site development and building permit process
We look forward to meeting with staff and bringing this project to fruition. Please contact us
with the meeting date, time and location upon scheduling.
Sincerely,
CN, 040�1\
Cara Visintainer, PE
Project Manager
CE*S* NW Inc.
Civil Engineering & Surveying
Letter of Transmittal
TO: Department of Community
Development
City of Federal Way
33325 8th Avenue South
Federal Way, WA 98003
WE ARE SENDING:
310 29th Street NE, Suite 101
Puyallup,WA 98372
Phone: (253) 848-4282
Fax: (253) 848-4278
CES Project No. 17188.0 Project Name: Federal Way Assisted Livin96 'LLO W3 lexk
Regarding: Pre -application Conference '
Permit #/Application ID: Not Applicable
Date: November 6, 2017
Parcel(s): 172104-9046
172104-9028
172104-9030
172104-9057
172104-9090
172104-9019
Quantity
No. of
Pages
Dated
Description
1
2
Pre -application Conference Checklist
1
1
Master Land Use Application
7
1
Site Plan
7
12
Site Packet
Vicinity Map
7
2
7
2
Narrative on Project (Statement of existing and proposed)
1
Applicable fees ($491.70)
THESE ARE TRANSMITTED:
Enclosed are submittal documents for a Pre -application Conference for the Assisted Living.
Please schedule a meeting as soon as possible.
If you have any questions, please do not hesitate to contact me at 253.848.4282.
Thank you,
Cara Visintainer, PE
Project Manager
RECEIVED
NOV 0 9 2017
CITY OF FEDERAL WAy
COMMUNITY DEVELOPMENT
4k
CITY
Federal o.
Way
APPLICATION NO(s)
r�
RECEIVED
NOV
MASTER LAND USE APPLICATION
NO tl 0 9 2017 DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8`h Avenue South
CITY OF FEDERAL. WAY Federal Way, WA 98003-6325
COMMUNITY DEVELOPMENT 253-835-2607; Fax 253-835-2609
www.cityoffederal way.com
t 7- f 0,5459 _ O D Fr__
Project Name Federal Way Assisted Livin
Date 11 /6/17
Property Address/Location West of 15th Avenue and south of 330th Street in Federal Way, Wash
Parcel Number(s) 172104-9046, -9028, -9030, -9057, -9090, -9019
Project Description Development of the properties into a 100+ unit Independent/Assisted and Memory Care Assemblage.
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 II (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: Commercial/Residential
Required Information
Community Business Zoning Designation
Comprehensive Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
_Occupancy Type
Construction Type
Applicant
Name: Bob Baldwin
Address: 50-116 Avenue SE, Suite 111
City/State: Bellevue, WA
Zip: 9800 � >
Phone:
Fax: �
Email: b @urban-e`dd'e-homes.com
different than Applicant)
Noe: Cara Visintainer, P.E.
Address: 310 - 29th Street NE, Suite 101
City/State: Puyallup, WA
Zip: 98372
Phone: 253-848-4282
Fax: 253-848-4278
Email: cvisintainer@cesnwinc.com
Signature:
Owner
Name: 2006 A & R LLP
Address: 747 Saint Helens Avenue, Suite 400
City/State: Tacoma, WA
Zip: 98402
Phone:
Fax:
Email:
Signature:
Bulletin #003 —January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application
CITY OF FEDERAL WAY
COB24UNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: November 14, 2017
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
FROM: Becky Chapin, Associate Planner
FOR DRC MTG. ON: November 30, 2017 - Internal
December 7, 2017, 10:00am - with applicant
FILE NUMBER(S): 17-105459-00-PC
RELATED FILE NOS.: None
PROJECT NAME: YELLOW ROCK ASSISTED LIVING
PROJECT ADDRESS:
ZONING DISTRICT:
33005 15TH AVE S
BC
PROJECT DESCRIPTION: Proposal to develop (6) parcels into a 100+ unit
independent/assisted and memory care assemblage.
LAND USE PERMITS:
PROJECT CONTACT:
MATERIALS SUBMITTED:
Preapplication Conference
Cara Visintainer
CES NW, Inc.
310 29th Street, VE, Suite 101
Puyallup, WA 98372
w Master Land Use Application
• Project Narrative
Preliminary Plans
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