Findings of FactsExhibit A
Findings for Project Approval
Federal Way Revised Code (FWRC) Chapter 19.65, “Process III Project Approval”
Olympic View K-8 School, File # 21-101296-UP
The Director of Community Development hereby makes the following findings pursuant to content
requirements of the Process III written decision as set forth in Federal Way Revised Code (FWRC) 19.65.100(4).
These findings are based on review of existing city documents and items submitted by the applicant and
received April 14, 2021, and resubmitted May 12, 2021.
1.Proposal – The Federal Way Public School District (FWPS) proposes to demolish the existing one-story
Olympic View Elementary School and construct a new two-story approximately 64,078 sq. ft. K-8 school
located at 2626 SW 327th Street, parcel number 132103-9008. Site improvements, landscaping, parking,
stormwater, and street improvements are included. While the proposed Olympic View K-8 school is
under construction, current scholars will be temporally housed offsite at Elementary School #24 (ES24).
2.Existing Site Conditions – The site is approximately 410,335 square feet (9.42 acres) with SW 327th Street to
the south, condominiums, golf course, and single-family residences to the west and north, and 26th Ave.
SW to the east. The site is currently occupied by the existing one-story 43,160 gross sq. ft. school building
and other ancillary site features, including a play area and grass space. The site is relatively flat, with a
slight slope from north and southwest edges of the site.
3.Zoning and Comprehensive Plan Designation – The Federal Way Comprehensive Plan (FWCP) designation for the
subject property is High Density Single Family Residential. Zoning for the subject property is Single
Family Residential (RS7.2). A school is a permitted use in the RS7.2 zone pursuant to FWRC 19.200.090.
4.Review Process – The project requires review under Process III, Project Approval. The Director of
Community Development makes a written decision on the application based on the criteria listed under
FWRC 19.65.100. Appeals of the director’s decision are conducted by the city’s Hearing Examiner.
5.State Environmental Policy Act (SEPA) –The proposed improvements exceed categorical exemptions
adopted by the city’s environmental policy codified in FWRC 14.15.030(c), and therefore require an
environmental threshold determination prior to any land use or building permit approval. FWPS acted as
lead agency and issued a Determination of Nonsignificance (DNS) on April 28, 2021. The final
evaluation by FWPS for the environmental checklist, submitted to the City of Federal Way on May 12,
2021, is hereby incorporated by reference as though set forth in full.
6.Public Notice – Pursuant to Process III regulations, a Notice of Land Use Application (NOA) was
published in the Federal Way Mirror, posted on the subject property, and posted on the City’s website on
May 21, 2021. A notice was also mailed to property owners within 300 feet of the subject property. No
comments were received on the application, however, there was one neighbor who requested to be a
party of record.
7.Bulk & Dimensional Requirements – The proposed new school building is subject to the following required
yard, height, and lot coverage standards set forth in FWRC Use Zone Chart 19.200.090.
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Olympic View K-8 School Page 2 of 7
Required Yard – The required yard setback is 50 feet in the front; 50 feet on the side; and 50 feet
on the rear. All setbacks are satisfied.
Lot Coverage – The maximum lot coverage is 75 percent. The proposed school indicates 55.9
percent of impervious coverage, which is below the maximum lot coverage allowed.
Height – The maximum height allowed for this use in the RS zone is 55 feet above average
building elevation (AABE) for gyms if located 100 feet or more from an adjacent residential zone
and 30 feet AABE for all other structures. For all structures except gyms, if the structure is
located 100 feet or more from an adjacent low density zone, the maximum height may be
increased from 30 to 40 feet if all of the following criteria are met:
a) The additional height is necessary to accommodate the particular use conducted in the
building; and
b) Each required yard abutting the structure is increased five feet for each one foot the
structure exceeds 30 feet above average building elevation
The school building meets the 30-foot height requirement. The proposed mechanical attic
exceeds 40 feet in height; however, pursuant to FWRC 19.110.060(a), “Exceptions,” rooftop
appurtenances may exceed the applicable height limitation by a maximum of four feet, if the area
of all appurtenances and screening does not exceed 10 percent of the total area of the building
footprint. These appurtenances must be located in such a way as to minimize view blockage. The
additional height for the mechanical attic meets the requirement.
Parking – Pursuant to FWRC 19.200.090, parking requirements for elementary schools is one
parking stall for each employee. Per the submitted plans, 60 parking stalls are required and 63
parking stalls are provided on site in two different parking areas. The parking in east parking lot
contains 43 parking stalls and the parking in the south parking lot contains 20 parking stalls.
Special Notes/Requirements – The proposed school complies with the following applicable special
regulations and notes:
o The school use will not be detrimental to the character of the neighborhood and it will
serve the immediate area in which it is located.
o The outdoor play area meets requirements and the play equipment and structured play
areas are not located within any required yard.
o The site complies with required on-site passenger loading area and bus loading areas.
o The school use complies with the requirements of the State Department of Social and
Health Services and/or the State Superintendent of Public Instruction.
8.Landscaping – FWRC 19.125.0609(2) contains required widths for landscaping in the RS zone. The
required landscaping is 10 feet of Type III along all property lines.
Along east property line, northeastern portion of the site, the existing mature trees and vegetation are to
remain and create a substantial landscape buffer. Where the new construction is occurring, Type III
landscaping will be located on the top of the slope between the parking lot and street, in order to address
grade change and adequately screen the parking lot along 26th Avenue SW.
A landscape modification is proposed along the east perimeter property line. The modified landscape plan
depicts Type III landscaping between 8 feet and 19 feet in width. The undulating buffer will provide an
increase to the area of planting compared to the minimum required 10-foot wide buffer.
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Along the south property line, 10 feet of Type III landscaping has been provided. Additional large shrubs
and trees have been planted in the buffer along the east and south property lines for screening of the
parking areas. The landscaping along the north and west property lines includes existing mature trees and
vegetation in lieu of the Type III landscaping.
Interior parking lot landscaping in the amount of 22 square feet per parking stall is required. For the 63
parking stalls provided, 1,386 square feet of landscaping is required. The proposed landscape plan depicts
535 square feet of interior parking lot landscaping in the staff lot and 2,962 square feet of interior
landscaping for the parent lot, for a total of 3,497 square feet of landscaping, exceeding the minimum
requirement.
9.Fence/Retaining Wall Requirements – Pursuant to FWRC 19.125.160, fences and railings not over six feet in
height may be located in required yards. The chain link fence around the school will be four to six feet in
height. There is also a six-foot tall ornamental metal fence near the front of the site enclosing the learning
courtyard.
The proposed retaining wall does not exceed the maximum height of 6 feet as allowed by FWRC
19.120.120(3). Note, any proposed retaining wall over 4 feet in height requires a separate building permit
application.
10.Clearing & Grading – Clearing and grading activities are consistent with applicable standards set forth in
FWRC Chapter 19.120. Grading of the site will amount to approximately 6,410 cubic yards of cut and
3,793 cubic yards of fill for a total of 10,203 cubic yards of earthwork.
11.Tree Retention/Replacement – Pursuant to FWRC 19.120.130, compliance with the city’s tree density
requirements in the RS zone (25 tree units per acre) requires 230 tree units on the subject property’s 9.18
acres. The applicant submitted the required tree retention plan and proposes to remove trees in
conjunction with the site development, with 404.5 tree units to remain on site. Replacement plantings of
117 tree units will be installed in conjunction with the landscaping meeting minimum required tree units
for a total of 521.5 tree units provided. This requirement is satisfied.
12.Community Design Guidelines – As detailed below, the project embodies site and building design principles
consistent with requirements of the Community Design Guidelines (FWRC Chapter 19.115).
a.Crime Prevention Through Environmental Design (CPTED)
i. Completed CPTED checklist.
ii. Main entrances/exists in view of the street and easily recognizable.
iii. Direct and visible pathways.
iv. Visibility of surface parking is maintained from the street and building.
v. Open spaces are clearly designated and situated for visibility.
vi. Preliminary lighting plan conforms to IESA standards.
vii. Landscaping does not obstruct natural surveillance.
b.Site Design – FWRC 19.115.050(1) General Criteria
i. Implementation of pedestrian areas and amenities includes park and community garden,
outdoor learning amenities, and new playground equipment.
ii. Public plazas with seating, bike racks, and landscaping are incorporated into the site design.
iii. The project design has an overall continuity with similar elements used throughout the project.
c.Site Design - FWRC 19.115.050(2) Surface Parking
i. Interior lot landscaping quantity and island dimensions meet the requirements.
ii. Parking and vehicular access has been designed to accommodate peak traffic conditions.
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iii. Circulation area are clearly delineated. Separate bus and parent drop off areas are provided.
iv. Delineated pedestrian walkways are provided within the parking lot with connections to the
building, surrounding streets, and parking lot.
v. Driveways to the site will be improved by increasing the distance from the intersection and
roadway alignment.
d.Site Design - FWRC 19.115.050(4) Pedestrian Circulation and Public Space
i. Primary building entrance is clearly visible from the right-of-way.
ii. Pedestrian connections are delineated with separate paved routes and provided from
adjacent public sidewalk and parking areas to main entrance.
iii. Concrete surfacing to contrast with the asphalt drive aisles.
iv. Entry plaza with seating, landscaping, trash and recycling receptacles, bicycle rack, covered
canopy, and social gathering space located at the main building entrance.
e.Site Design - FWRC 19.115.050(6) Service Areas and Site Utilities
i. Service area is located on the south end of the building easily accessed off the bus loading
area; separated from the pedestrian, drive aisle, and building entrances.
ii. Area is screened with landscaping, solid brick wall, and metal screen fence.
iii. Trash, recycling, generator, chiller, and transformer located in the service yard.
iv. Roof is projected above the trash and recycling.
f.Site Design - FWRC 19.115.050(7) Miscellaneous Site Elements – Lighting
i. Lighting is provided in loading, storage, and circulation areas.
ii. Lighting standards are not located in required landscaping islands or buffers.
g.Building Design – FWRC 19.115.060
i. The building was placed to provide and enhance accessibility by the community during and
after operating hours while preserving the existing vegetation and increasing visibility and
safety of the grounds.
ii. Material variations, window openings with visible trim material, bay window projection, and
texture are used to breakdown the building massing and scale. The main public amenities are
in a one-story building “pavilion” that provides a unique angular shape that provides clear
sight lines to the main entrance.
iii. The building incorporates modulation, foundation landscaping, canopy, and pedestrian plaza
to provide façade screening.
iv. Articulation of materials, colored panels, storefront/curtainwall, visible trim material, entry
canopy, foundation landscaping, building recesses, stepped parapet heights, and pedestrian
plaza are used as methods to articulate blank walls.
h.Building and Pedestrian Orientation – FWRC 19.115.070
i. The building is orientated to the right-of-way and incorporates pedestrian plazas and
landscaping near the main entrance.
i.District Guidelines – FWRC 19.115.090(1)(a), (b), (e), (f), (h), and (i)
i. Parking located adjacent to the right-of-way maximized pedestrian access and circulation by
delineated paved routes.
ii. The entrance façade is clearly recognizable from the right-of-way and incorporates
transparent glass and entrance canopy.
iii. Chain link fence utilizes vinyl-coated mesh and powder coated poles in a dark color.
iv. Parking lots are broken up into stalls of 10 parking spaces or less, separated by planting areas.
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j.Institutional Uses – FWRC 19.115.100
i. Significant structural modulations are incorporated with all facades that meets the minimum
width and depth offsets.
ii. The building’s roof design incorporates multiple roof line and horizontal projections. The
one-story pavilion provides projecting canopy and architectural parapet. The two-story
portion of the building includes enhanced architectural parapet that provides a top to the
building and elevation changes in the height of the parapet.
iii. Exterior lighting includes wall mounted building fixtures, 12 ft pedestrian pole fixtures, and
30’ max parking lot pole fixtures, which will be verified with final lighting plan submitted
with building permit.
13.Rooftop Mechanical Equipment – Per FWRC 19.110.070, vents and similar appurtenances that extend above
the roofline must be surrounded by a solid sight-obscuring screen that is integrated into the architecture
of the building and obscures the view of the appurtenances from adjacent streets and properties. The
rooftop equipment is fully enclosed.
14.Garbage/Recycling – Design and space requirements meet criteria set forth in FWRC 19.125.150. The
garbage and recycling facilities are screened by a solid wall and landscaping that is consistent with the
site’s architecture and design.
15.Critical Aquifer Recharge Area – The subject property is within the five-year wellhead capture zone, which is
designated as a critical aquifer recharge area under the provisions of the Growth Management Act
(Chapter 36.70A RCW). Per FWRC 19.145.490, any proposed development located in critical aquifer
recharge areas shall submit a hazardous materials inventory statement with a permit, land use, or business
license application. No hazardous materials in amounts that would be detrimental to the protection area
were identified on the inventory statement.
Per FWRC 19.145.510, proposed developments with maintained landscaped areas greater than 10,000
square feet in area shall prepare an operations and management manual using best management practices
(“BMPs”) and integrated pest management for fertilizer and pesticide/herbicide applications. As the
proposed landscaped area will exceed 10,000 square feet, the applicant must prepare a management
manual using BMPs and integrated pest management (IPM) for fertilizer and pesticide/herbicide
applications.
As a condition of Process III approval, the operations and management manual shall be submitted with
the building permit application for review and approval.
16.Tacoma Smelter Plume – The subject property is within the Tacoma Smelter Plume detect area, containing
under 20 ppm arsenic and lead concentration, as identified by the state Department of Ecology (DOE).
FWPS conducted arsenic and lead soil sampling and submitted a September 16, 2020, report prepared by
PBS Engineering and Environmental Inc. (PBS). Fifty-five (55) soil samples were collected from forty-
four (44) locations around the building landscaping and playfield. The property was divided into two
decision units. The report concludes that one sample in Unit 2 was elevated for arsenic per the Smelter
Plume Guidance. All results for lead were below DOE’s Model Toxics Control Act (MTCA) standards.
PBS recommends further action be required to address the arsenic concentrations in the soil at the
referenced location and achieve compliance with Ecology regulations.
A Supplemental Sampling memo, dated March 26, 2021, was prepared by PBS. In the supplemental
memo a third decision unit was added per guidance from Eva Barber, Technical Assistance Coordinator
with Ecology. The soil samples were collected from 15 locations within Decision Unit 3, with no
detected concentrations of arsenic and lead in the supplemental soil samples at an elevated level.
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As a condition of Process III approval, prior to any grading, excavation, or earthwork activities that
disturb on-site soils, remediation of impacted soils under PBS’s supervision is required. Prior to issuance
of a Certificate of Occupancy, confirmation sampling that Decision Units 2 is below MTCA Method A
Cleanup Levels (CULs) is required.
17.Concurrency (FWRC 19.90) – The applicant is required to undergo traffic concurrency analysis pursuant to
the state Growth Management Act; goals and policies of the Federal Way Comprehensive Plan; and FWRC
Chapter 19.90, “Transportation Concurrency Management.” The city’s Traffic Division reviewed the
concurrency application and determined all intersections impacted by one or more weekday evening peak
hour trips from the proposed development would meet the city’s Level of Service standards with
programmed improvements. A Capacity Reserve Certificate (CRC) was issued by the City Traffic
Engineer on October 25, 2021.
18.Impact Fee (FWRC 19.91) – The applicant will be subject to the city’s transportation impact fee. The fee
will be calculated based on the fee rate in effect at the time a complete building permit application is
submitted and must be paid prior to building permit issuance.
19.Access (FWRC 19.135.280) – The applicant’s plans provide vehicular and pedestrian access and circulation
consistent with the goals and policies for transportation, as set forth in Chapter 3 of the Federal Way
Comprehensive Plan (FWCP). The project will have three driveways, two along SW 327th Ave and one along
26th Ave SW, that are equal to or less than the maximum allowable 40 feet. The driveway on 26th Ave
SW is designated for visitor and parent pick-up/drop-off and the driveways on SW 327th St are entrance
and exit points for buses/staff. The driveways on SW 327th St are wider than maximum width of 30 feet
however, the school district has provided turning diagrams to justify the wider widths. The two
driveways on SW 327th St are within 660 feet of frontage but due to the fact that they are one-way
ingress/egress and will operate essentially as a loop, and the roadway has relatively low volumes, this will
be allowed without a modification request.
20.Public Improvements (FWRC 19.135.00) –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 Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table
III-10 (FWRC 19.135.040). The applicant will be expected to construct improvements on the following
streets to the city’s planned roadway cross-sections:
26th Ave SW and SW 327th St are both classified as Minor Collector streets and both planned as a
Type “S” street, consisting of a 36-foot street, 4-foot planter strip, 5-foot sidewalk, and street
lights in a 60-foot right-of-way. Assuming a symmetrical cross section, half street improvements
are required as measured from the street centerline. An additional 30 feet of ROW will be
dedicated on SW 327th St to accommodate the public improvements.
21.Stormwater – The project is subject to a Full Drainage Review, as identified in the 2016 King County Surface
Water Design Manual (KCSWDM) and the City of Federal Way Addendum to that manual. Detention and
water quality for the project will be required to meet the Conservation Flow Control and Enhanced Basic
Water Quality standards, respectively. The applicant is advised that the city anticipates adoption of the
2021 KCSWDM/new City Addendum on January 1, 2022, and should design their stormwater systems
for the final engineering/permit plans, as outlined in that manual.
22.Stormwater System Development Charge (SDC) – The SDC is based on the amount of new impervious surfaces
added for any development. The SDC is expressed as an Equivalent Service Unit (ESU): 1 ESU = 3,200
square feet (SF) of impervious surface added. The current (2021) SDC is $981.00 per ESU. A five percent
administration fee will be added to the total SDC. All SDC fees are payable at permit issuance. Please
note that the SDC fee is likely to increase on Jan 1, 2022.
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23.Water and Sewer – Lakehaven Water & Sewer District is the water and sewer service provider. Lakehaven
issued certificates of water and sewer availability on March 5, 2021; certificates are valid for one year from
the date of issuance. The applicant will need to submit applications to Lakehaven for any necessary water
and/or sewer service connections.
24.South King Fire & Rescue – The South King Fire and Rescue District has indicated an automatic fire
sprinkler and fire alarm system is required. Fire alarm shall be a voice evac system. Only one pull station
will be allowed. This pull station will be in a staff only area; not assessable to students or public. A
recessed fire department “Knox” brand key box shall be installed on the building at the main entrance
and possible other location as determined during plan review. Four (4) fire hydrants are required and shall
be in service prior to and during the time of construction. The building is required to have approved
radio coverage for emergency responders within the building based upon the existing coverage levels of
the public safety communication system at the exterior of the building. Door hardware detail will be
required on all doors. Details on the hardware used for “Lock Down Procedure” will be required.
25.Conditions of Approval – The following conditions of approval are attached to the Process III decision:
1) Prior to issuance of any building permits, the applicant must submit an operation and management
manual using Best Management Practices (BMPs) and integrated pest management (IPM) for
fertilizer and pesticide/herbicide applications.
2) Prior to any grading, excavation, or earthwork activities that disturb on-site soils, remediation of
impacted soils under PBS Engineering and Environmental Inc. (PBS) supervision is required.
3) Prior to issuance of a Certificate of Occupancy, confirmation sampling that Decision Units 2 is
below DOE’s Model Toxics Control Act (MTCA) Method A Cleanup Levels (CULs) is required.
26.Conclusion – As conditioned, the proposed site plan application has been determined to be consistent with
the FWCP; with all applicable provisions of the FWRC; and with the public health, safety, and welfare. The
streets and utilities in the area of the subject property are adequate to serve the anticipated demand from
the proposal, and the proposed access to the subject property is at the optimal location and configuration
for access. The proposed development is consistent with Process III, Project Approval, decisional criteria
required under FWRC Chapter 19.65.
The proposed site plan and application attachments have been reviewed for compliance with the FWCP,
pertinent zoning regulations, and all other applicable city regulations. Final construction drawings will be
reviewed for compliance with specific regulations, conditions of approval, and other applicable city
requirements. This decision shall not waive compliance with future City of Federal Way codes, policies, and
standards relating to this development.
Prepared by: Becky Chapin, Senior Planner Date: November 12, 2021