Redondo Heights Mixed Use - Site C Approval COMMUNITY DEVELOPMENT DEPARTMENT
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
August 10, 2022
Mancong Lin
Bumgardner Architects
2111 3rd Avenue
Seattle, WA 98121
mancongl@bumgardner.biz
Re: File #21-104847-UP; PROCESS III “PROJECT APPROVAL”
Redondo Heights TOD (Site C), 27614 Pacific Hwy South, Federal Way
Dear Ms. Lin:
The City of Federal Way has completed the administrative land use review of the proposed Redondo Heights
TOD – Site C Mixed Use project, which includes the construction of three buildings: (1) a mixed-use building
along the right-of-way that includes a 6,570 sq. ft. food bank and 3-story residential floors; (2) a connected 5-
story residential building with below grade parking; and, (3) a 2,336 sq. ft. stand-alone office building, and
associated site improvements on a 1.4-acre site.
The Process III Master Land Use application received November 24, 2021, with subsequent resubmittals
received on April 1, 2022, and May 31, 2022, is hereby approved with conditions, based on the enclosed
Exhibit A, Findings of Facts and Conclusions, incorporated into this decision in full, and the following
conclusions based on those facts:
1. The proposal is consistent with the comprehensive plan;
2. As conditioned, the proposal is consistent with all applicable provisions of the Federal Way Revised Code
(FWRC);
3. As conditioned, the proposal is consistent with the public health, safety, and welfare;
4. The streets and utilities in the area of the subject property are adequate to serve the anticipated
demand from the proposal;
5. The proposed access to the subject property is at the optimal location and configuration;
6. Traffic safety impacts for all modes of transportation, both on and off-site, are adequately mitigated.
7. As conditioned, the application is consistent with the site design standards set forth for all zoning
districts in FWRC 19.115.050; and
8. As conditioned, the application is consistent with applicable supplemental guidelines set forth in
FWRC 19.115.090.
The remainder of this decision outlines the land use review process required for this particular site improvement;
summarizes the State Environmental Policy Act (SEPA) process; lists conditions of the land use decision; and, provides
other procedural information. This land use decision does not authorize the initiation of construction activities.
Ms. Mancong Lin
Page 2 of 3
August 10, 2022
21-104847-00-UP Doc. I.D. 82465
REVIEW PROCESS
The site is within the Community Business (BC) zoning district. Multifamily housing and retail/office are
permitted uses in this zone subject to the provisions of FWRC 19.220.050, “Multifamily dwelling units,” and
FWRC 19.220.010, “Office/retail – Manufacturing and production, limited.” The proposed project is reviewed
through Process III, Project Approval, in conjunction with environmental review under the State Environmental Policy
Act (SEPA). The Director of Community Development makes a written decision on the application based on the
criteria listed under FWRC 19.65.100.
SEPA PROCESS
The city issued a Determination of Nonsignificance (DNS) on May 10, 2022. The appeal period ended May 31,
2022, with no appeals submitted; therefore, the determination has become final.
CONDITIONS OF APPROVAL
Conditions of approval, which are listed in Finding of Fact #29 in Exhibit “A,” are reasonably necessary to
eliminate or minimize any undesirable effects of granting the application.
BUILDING PERMIT REQUIREMENTS
This Process III land use decision does not constitute a building permit or authorize clearing/grading
activities. The associated building permit application is currently under review, file#22-102228-MF. If you
have any questions regarding building permit, please contact the Permit Center at 253-835-2607 or
permitcenter@cityoffederalway.com.
REQUEST FOR CHANGE OF VALUATION
Per FWRC 19.65.100(4)(i), affected property owners may request a change in valuation for property tax
purposes, notwithstanding any program of revaluation.
APPROVAL DURATION
Per FWRC 19.15.100(2), “. . .the applicant must substantially complete construction for the development
activity, use of land, or other actions approved and complete the applicable conditions listed in the use
process III decision within five years after the final decision of the city on the matter, or the decision
becomes void. If a land use petition is filed under Chapter 36.70C RCW in King County superior court, the
time limits of this section are automatically extended by the length of time between the commencement and
final termination of that litigation. If the development activity, use of land, or other action approved under
this chapter includes phased construction, the time limits of this section may be extended in the decision on
the application, to allow for completion of subsequent phases.” Time extensions to the decision may be
requested before the lapse of approval following the provisions listed in FWRC 19.15.110.
APPEALS
Per FWRC 19.05.360, the effective date of issuance is three calendar days following the date of this letter, or
August 13, 2022. According to FWRC 19.65.120(1), this land-use decision may be appealed by the applicant;
any person who submitted written comments or information; any person who has specifically requested a copy
of the decision; or the city. In compliance with FWRC 19.65.120(2), a written notice of appeal must be
delivered to the Community Development Department within 14 calendar days after issuance of the decision
of the director, or August 29, 2022. The appeal must be accompanied by cash or a check, payable to the City
of Federal Way, in the amount of the fee as established by the city. The notice of appeal must contain a
statement identifying the decision being appealed, along with a copy of the decision; a statement of the alleged
errors in the director’s decision, including identification of specific factual findings and conclusions of the
director disputed by the person filing the appeal; and the appellant’s name, address, telephone number, fax
Ms. Mancong Lin
Page 3 of 3
August 10, 2022
21-104847-00-UP Doc. I.D. 82465
number, and any other information to facilitate communications with the appellant. Appeals are governed by
Process IV (Federal Way Hearing Examiner).
CLOSING
This land-use decision does not waive compliance with future City of Federal Way codes, policies, and standards
relating to this development. If you have any questions regarding this decision, please contact Senior Planner
Becky Chapin at 253-835-2641 or becky.chapin@cityoffederalway.com..
Sincerely,
Keith Niven, AICP, CEcD
Planning Manager
enc: Exhibit A, Findings of Fact and Conclusions
Approved Site Plan/Elevations/Landscape Plan
c: Brian Davis, Community Development Director
Becky Chapin, Senior Planner
Cole Elliott, Development Services Manager
Soma Chattopadhyay, Traffic Operations Engineer
Scott Sproul, Building Official
Brian Asbury, Lakehaven Water & Sewer District
Sean Nichols, South King Fire & Rescue
King County Assessor’s Office, assessor.info@kingcounty.gov
Len Brannen, Shelter Resources, lenb@shelterresourcesinc.com
Mark Simpson, Bumgardner Architects, marks@bumgardner.biz