21-105176-Preapplication PACKAGE-12-09-2021-V1C L A R K
BARNES
DECEMBER 9, 2021
ALTA FEDERAL WAY I PREAPPLICATION PACKAGE
FEDERAL WAY, WA
TABLE OF CONTEXT
CITY CENTER FRAME �.
1CF
. Kar I _+ �+
LIGHTRAILIq
_ STATION f
S 320TH ST
SINGLE FAMILY
ZONE
t
RS7.2
1 UNIT / 7,200 SF
1
THE COMMONS AT FEDERAL WAY
CITY CENTER CORE - CC
CITY CENTER FRAME I � � -
CF
1
S 324TH ST
' I COMMERCIAL ZONE
I
COMMUNITY BUSINESS - BC I
I
SITE I
}1
CELEBRATION I = ' _ _ MULTIFAMILY
PARK I u T J ZONE -
u ' RM - 3600
1 Q 1
MULTIFAMILY •
ZONE
OFFICE PARK �.
OP I I RM - 2400 I ,
C L A R K
BARNES
TABLE OF CONTENTS
CODE SUMMARY
EXISTING SITE PLAN
OVERALL MASSING & SUMMARY
GROUND FLOOR PLAN & SUMMARY
SITE PLAN - GROUND LEVEL BUILDING A
SITE PLAN - GROUND LEVEL BUILDING B & C
FLOOR PLAN -TYPICAL RESIDENTIAL LEVEL
FIRE ACCESS PLAN
3
4
5
6
7
8
9
10
DECEMBER 9, 2021 2
CODE SUMMARY
SITE ADDRESS
32500 17th Avenue S, Federal Way, WA 98003
PARCEL NUMBERS
TOTAL SITE AREA
263,538 SF
PROJECT INFORMATION
The proposed project includes the construction of 4 multifamily
structures with a combination of surface and structured. Building A
is a 5-story, mixed use residential building with structured parking
benched into the hillside. Building B and C are 4-story multifamily
structures. There is a 1-story amenity structure.
LEGAL DESCRIPTION
Fidelity National Title Company of Washington, Inc. Order No.
20376707-416-416
Effective date: March 27, 2018
LOT 4 OF KING COUNTY SHORT PLAT NO. 275005, AS RECORDED
UNDER RECORDING NO. 7806220938, RECORDS OF KING COUNTY
AUDITOR, -
EXCEPT THOSE PORTIONS DEEDED TO KING COUNTY FOR THE 17TH
AVENUE SOUTH EXTENSION BY RECORDING NO. 8808240414 AND
8808300844.
APPLICABLE CODES
2018 IBC with Washington State Amendments
Federal Way Zoning & Development Code
FEDERAL WAY MUNICIPAL CODE (FMC)
ZONE: CB (Community Business)
PROPOSED USE:
Multifamily Residential (R-2) 251 units +
Amenity Space and Parking
Commercial Use
BASE HEIGHT LIMIT: 65 FT
FMC 19.220.050
FAR: None
FMC 19.220.050
SETBACKS: 0'
FMC 19.220.050
LOT COVERAGE: None
FMC 19.220.050
PARKING
FMC 19.220.050
Efficiency Dwelling Units
1 per unit
Studio Dwelling Units
1.25 per unit
One Bedroom Dwelling Unit
1.5 per unit
Two + Bedroom Dwelling Unit
2.0 per unit
USABLE OPEN SPACE: 150 SF per unit
FMC 19.220.050
25% of the required usable open space must be provided for common space.
C L A R K
BARNES
SPECIAL REGULATIONS
FMC 19.220.050
1. All nonresidential ground floor spaces must have a minimum floor -to -ceiling height of 13 ft. and a
minimum depth of 15 ft.
3. All buildings except for related parking structures up to 65 ft. in height (six stories), must be gabled with
pitched roofs, unless the building is taller than 35 ft. (three stories) with a rooftop that contributes to the
multifamily open space requirements.
4. Multi -unit housing and accessory living facilities may be located on the ground floor of a structure only as
follows: (a) ground level space that spans at least 60 percent of the total length of the principal commercial
facade of all buildings, as determined by the director, is occupied with one or more other use(s) allowed in
this zone; and (b) ground level space that spans at least 40 percent of the total length of all other street -
facing facades of all buildings is occupied with one or more other use(s) allowed in this zone. Parking in
conjunction with other uses allowed in this zone may also be located on the ground floor of the structure if
non -visible from the right-of-way or public areas.
5. For 100 dwelling units or more on a subject property, 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.
LANDSCAPING
FMC 19.125.060
Type III landscaping five feet in width shall be provided along all properties abutting public rights -of -way
and ingress/egress easements.
Type I landscaping 15 feet in width shall be provided along the perimeter of property abutting a residential
zoning district.
Type III landscaping five feet in width shall be provided along all perimeter lot lines except as noted in
subsections (6)(a) and (b) of this section.
DECEMBER 9, 2021 3
EXISTING SITE PLAN
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C L A R K
BARNES
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DECEMBER 9, 2021 4
OVERALL MASSING & SUMMARY
7' . •} � �
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C L A R K
BARNES
Summary
Total Uniks
251
Ur_it Average SF
847
Residential Efficiency
85%
Total Commercial SF
6.480
Leasing/Amenity Building
4,150
Req'd Commerical Parking
22
Rilry'd Cnf143 RPSidpnTi31 Pafking
47�4
Total Required Parift
456
Prov ded Surface Parking
330
Prov de Coverer Parking (25% Req'd)
1 26
Total Provided Parking
456
DECEMBER 9, 2021 5
GROUND FLOOR PLAN & SUMMARY
C L A R K
BARNES
Summary
Total Uniks
251
Ur_it Average SF
847
Residential Efficiency
85%
Total Commercial SF
6.480
Leasing/Amenity Building
4,150
Req'd Commerical Parking
22
Rilry'd Cnf143 RPSidpnTi31 Pafking
47�4
Total Required Parift
456
Prov ded Surface Parking
330
Prov de Coverer Parking (25% Req'd)
1 26
Total Provided Parking
456
DECEMBER 9, 2021 6
SITE PLAN - GROUND LEVEL BLDG A
PROPOSED SITE ACCESS —
COMMERCIAL ENTRY
II
5'-0"
LS BUFFER
RESIDENTIAL ENTRY
❑ COMMERCIAL
❑ RESIDENTIAL AMENITY
❑ RESIDENTIAL
❑ SERVICES/TRASH
❑ LANDSCAPE
C L A R K
BARNES
PARKING
ENTRY
UP
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77
—(126 STRUCTURED/COVERED STALLS)
II
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0' 20' 100'
DECEMBER 9, 2021 7
SITE PLAN - GROUND LEVEL BLDG B & C
PROPOSED SITE
ACCESS
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❑ COMMERCIAL
❑ RESIDENTIAL AMENITY
❑ RESIDENTIAL
❑ SERVICES/TRASH
❑ LANDSCAPE
%- N88°20'27"W 892.02'
UP — DN
18' - 0" TYP. >; BUILDING B
} `" LEVEL 1
~ 6-0 RESIDENTIAL ENTRY
o II
a' o
(75 SURFACE STALLS)Lo
'
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RESIDENTIAL ENTR (115 SURFACE STALLS)
BUILDING A 5' AMENITY 5
LEVEL BLDG
A = 29' 48' 17" - o
R = 428.00' '
L = 222.64' (C) C° _
221.40' (R1) — — — — —
PROPOSED SITE
ACCESS "02)5 N88024'14"W 635.82'
w-9 ys 636.99' (R1)
C L A R K
BARNES
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(140 SURFACE STALLS)
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RESIDENTIAL ENTRY — z °o
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BUILDING C
LEVEL 1 -
LS BUFFER
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10' 50'
0' 20' 100,
DECEMBER 9, 2021 8
FLOOR PLAN - TYPICAL RESIDENTIAL LEVEL
5'-0"
LS BUFFER
0 = 29' 48' 17"
R = 428.00'
L = 222.64' (C)
221.40' (R1)
❑ COMMERCIAL
❑ RESIDENTIAL AMENITY
❑ RESIDENTIAL
❑ SERVICES/TRASH
❑ LANDSCAPE
I
N88°20'27"W 892.02'
N88°24'14"W 635.82'
636.99' (R1)
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in
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10' 50'
0' 20' 100'
C L A R K
BARNES
_15'-0"
LS BUFFER
- 11 3/4"
DECEMBER 9, 2021 9
FIRE ACCESS PLAN C L A R K
BARNES
BUILDINGS Approved fire apparatus access roads shall be provided for every facility, building or portion of a MULTIFAMILY Projects having up to 200 dwelling units shall be have not fewer than 1 approved fire apparatus
503.1.1 building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access RESIDENTIAL access road where all buildings, including nonresidential occupancies are equipped throughout with
road shall comply with the requirements of this section and shall extend to within 150' of all portions DEVELOPMENTS approved automatic sprinkler systems installed in accordance with Section 903.3.1.1.
of the facility and all portions of the exterior walls of the first story of the building as measured by an D106
approved route around the exterior of the building or facility.
Exception: The fire official is authorized to increase the dimension of 1 50'where the
building is equipped throughout with an approved automatic sprinkler system installed in
accordance with 903.3.1.1
GRADE Fire apparatus access roads shall not exceed 10% in grade.
D103.2
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SHAFT, TYP.
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DECEMBER 9, 2021 10