19-105644 (2)RECEIVEG
CITY OF
�.. Fe d e ra i Way NOV 2 6 2019
CITY OF FFDER&
COMMUNF7Y
July 24, 2014
John Parsaie
Morgan Design Group LLC
11207 Fremont Avenue North
Seattle, WA 98133
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
RE: File 914-102980-00-PC; PREAPPLICATION CONFERENCE SUMMARY
Federal Way Senior Living, Federal Way
Dear Mr. Parsaie:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held July 10, 2014. 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 Midway Sewer District and Highline Water
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 Stacey Welsh, 253-835-2634, stacey.welsh@cityoffederalway.com.
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
Applicant proposes to construct an affordable senior living community with approximately 197 residential
units along with 118 parking stalls, as well as indoor and outdoor community recreation spaces. The
project will consist of a single building, 5 stories of Type VA over one level of Type IA plus partial
basement. Site improvements such as parking and landscaping are also 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. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Mr. Parsaie
July 24, 2014
Page 2
s Public Works Development Services Division
o The project site lies within a Flood Problem Flow Control Area; therefore, surface water runoff
control will be required to meet the Level 3 Flow Control requirements of the 2009 King
County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to
the 2009 KCSWDM.
o It is uncertain, at this level of review, whether or not it will be possible to utilize the existing
stormwater detention pond for this project. The pond provides detention for 3 of the adjacent,
previously developed parcels that lie to the west of this site, and was designed under different
criteria than is required for this project. While the pond may not currently provide an adequate
level of detention required for this project, it may be possible that it can be re -configured in
order to provide the necessary flow control.
o Assuming the project meets the thresholds necessary to require water quality treatment, the
existing pond does not provide an adequate level of water quality protection that is required for
this project.
o The City has the original Technical Information Report (TIR) that was used for the design of
the detention/water quality pond, and a copy of this report can be made available to the
applicant's civil engineer. Contact the Development Services Division representative, listed
below, to obtain a copy.
o A stormwater system development charge will be required based on the amount of new
impervious area draining in to the City of Kent. The current 2014 rate is $0.838648/sf of new
impervious area. The amount of impervious area is to be documented via detailed calculations
(TIR/Storm Report). Coordination for collection and payment details of this charge is yet to be
determined.
Public Works Traffic Division
o A Transportation Concurrency permit is required per FWRC Chapter 19.90.
o Traffic Impact Fee (TIF) payment per FWRC 19.91.
o Street frontage improvements and right-of-way (ROW) dedication along the property frontage
on S 272nd Street may be required.
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.
PLANNING DIVISION (Stacey Welsh, 253-835-2634, stacey.welsh@cityoffederalway.com)
1. Zoning Designation and Use — The subject property is within the Community Business (BC) zone.
Senior Citizen Housing is a permitted use in the BC zone subject to regulations set forth in FWRC
19.220.080.
2. Land Use Application — The proposed affordable senior housing project is subject to Use Process
III review pursuant to FWRC 19.220.080. Process III land use review is conducted administratively,
with a written decision issued by the Director of Community Development following review.
Process III land use approval is valid for a period of five years and extensions to the land use
approval may be granted if criteria are met. Per FWRC 19.15.045, vesting occurs at the time the
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Process Ill application is determined to be complete. Enclosed are a master land use application,
development requirements checklist, and other applicable handouts. Refer to the Development
Requirements checklist, Bulletin #014, for specific submittal requirements.
3. State Environmental Policy Act (SEPA) — The project is subject to environmental review under
SEPA for the proposed actions: development of more than 20 dwelling units; construction of a new
building greater than 12,000 square feet; and parking lots with more than 40 parking spaces. The
environmental review is a component of the Process Ill land use application and a complete
environmental checklist with notice materials will be required. The city does 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. Public Notification — Process III applications and SEPA determinations require a public notice and
14-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.
5. Land Use Review Timeframes — The city makes every effort to issue land use decisions within 120
days of complete application. However, the review timeframe is suspended at any time that
additional information is requested by the city. The applicant must submit requested information
within a 180-day timeframe, unless an extension is granted pursuant to FWRC 19.15.050(2).
6. Application Fees — Please contact the Permit Center at 253-835-2607 for updated fee schedules for
Process III Master Land Use application, SEPA checklist, concurrency, engineering review, and
building permit.
7. Key Development Regulations — All site improvements must comply with the applicable FWRC
development regulations. The following general regulations will apply to the proposal.
(a) Required Yard and Lot Coverage — Required yards for senior citizen housing is 0 foot front and 5
feet side and rear yards. No maximum lot coverage applies. The buildable area will be determined
by other requirements for landscaping, required yards, etc.
(b) Maximum Building Height— The height allowed is 65 feet above average building elevation
(ABE). Average building elevation is defined in the zoning code as follows:
FWRC 19.05.010(A) Definitions:
"Average building elevation (ABE) " means the average of the highest and lowest existing or
proposed elevations, whichever is lowest, taken at the base of the exterior walls of the structure, or it
means five feet above the lowest of the existing or proposed elevations, whichever is lotivest. ABE is
the elevation from which building height is measured.
FWRC 19.110.060 Exceptions.
The following modifications apply to the height limitations of this title:
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(1) Unless otherwise provided in subsections (2) and (3) of this section:
(a) 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.
(b) Appurtenances that do not meet the standards of subsection (1) (a) of this section may
be permitted using process I if the director determines that, based on accurate graphic
representations provided by the applicant, views from adjacent properties will not be
significantly affected.
(c) Any appurtenance, other than chimneys and antennas, must be screened from all
streets and nearby properties. See FWRC 19.110.070.
FWRC 19.110.070 Rooftop appurtenances — Required screening.
(1) Generally. Except as specified in subsection (2) of this section, vents, mechanical penthouses,
elevator equipment and similar appurtenances that extend above the roofline must be surrounded
by a solid sight -obscuring screen that meets the following criteria:
(a) The screen must be integrated into the architecture of the building.
(b) The screen must obscure the view of the appurtenances from adjacent streets and
properties.
(2) Exemptions. The following shall be exempted from the provisions of this section:
(a) Rod, wire and dish antennas allowed under FWRC 19.110.060 are exempt from the
requirements of this section, if the screening would interfere with the effective operation
of the antenna.
(b) A painted appurtenance is exempt from the requirements of this section if the director
of community development determines that painting will be as effective in minimizing
rooftop clutter as would a solid sight -obscuring screen.
Additionally, under FWRC 19.220.080 (notes #1 & 2), rooflines must be designed to avoid a
predominantly flat and featureless appearance through variations in roof height, forms, angles,
and materials. Building height may not exceed 30 ft. above ABE for the portion of the building
located within 20 ft. of a residential zone. The property located to the east is zoned residential
(RM 1800).
(c) Parking— Required parking is 0.5 parking spaces per dwelling unit. The plan depicts 197
residential units; a total of 99 spaces are required. The proposal is for structured parking with
37 spaces on the P-1 level and 81 spaces on the L-1 level of the multi -story building. See
enclosed code section for dimensional requirements for parking stalls.
(d) Open Space — Under FWRC 19.220.080 (note #5), open space requirements for senior citizen
housing is determined on a case -by -case basis. With your application, please provide a written
description of those areas intended as recreational open space. Include on submittal drawings
the size and location of each recreation area, the intended users, and indicate whether it is
internal or external.
8. 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
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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 19.120.040(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 2.52 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.
9. 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. " 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 shall be a mixture of evergreen
and deciduous trees interspersed with large shrubs and groundcover. Tree, shrub, and
groundcover spacing shall be appropriate for the species type, and the intent of the code section.
(b) Type I landscaping 15 feet in width shall be provided along the perimeter of property abutting a
residential zoning district, which in this case is the east property line. Type I landscaping
consists of evergreen trees, large shrubs and groundcover, which will provide a 100 percent
sight -obscuring screen within three years from the time of planting; or a combination of
approximately 75 perccnt evergreen and 25 percent deciduous trees, with an allowable five
percent variance, with large shrubs, and groundcover backed by a 100 percent sight -obscuring
Fence. Tree, shrub, and groundcover spacing shall be appropriate for the species type, and
consistent with the intent of the code section.
Per FWRC 19,125.100, any proposed landscape modifications will be reviewed and decided
upon in conjunction with Process Ill. A request for a landscape modification must include a
written narrative of how the proposal meets the applicable modification criteria.
10. Community Resign 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 Process .III
decision. 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.
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a. FWRC 19.115.010(2) CPTED — Implement Crime Prevention through Environmental Design
(CPT ED) 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 OPTED 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 19.115.050 Site Design — Refer to all .sections of this chapter for site design standards.
Key sections include:
i. (1) General Criteria (b), (c), (d), (e), (f), and (g)
ii. (3) Parking Structures (a), (b), (c), (d), (e), (f), (g) and (h)
iii. (4) Pedestrian Circulation and Public Spaces (a), (b), (c), (e) and (f)
1. (b) Pedestrian pathways and pi,-destrian areas should be delineated by
separate paved routes using a variation in paved texture and color, and
protected from abutting vehicle circulation areas with landscaping.
iv. (5) Landscaping
v. (7) Miscellaneous (a)
C. FWRC 19.115.060 Building Design —Key design requirements of this section apply to the project
as follows. Note that the requirements of this section apply to the north, west and east sides of the
building.
i. (2) All building facades that are both longer than 60 feet and are visible from either a
right-of-way or residential use must incorporate a minimum of two out of four design
options intended to break up the mass of large buildings. These design options include
facade modulation, landscaping, canopy or arcade, and associated pedestrian plazas.
ii. (3) Building facades shall also include methods of articulation and accessory elements,
for example display windows, window openings with visible trim material, vertical
trellis, artwork, decorative masonry or metal patterns or grillwork, relief, material
variations, etc.
d. FWRC 19.115.070 Building and Pedestrian Orientation — Design requirements of this section
apply to the project as follows: (1) (a-c).
e. FWRC 19.115.090(1) District Guidelines for BC — Key design requirements of this section
apply to the project (FWRC 19.115.090(1)(b)-(r)).
i. FWRC 19.115.090(1)(p): Building facades that exceed 120 feet in length and are visible
from an adjacent residential zone, right-of-way, public park, or recreation area shall
incorporate a significant structural modulation (offset). The minimum depth of the
modulation shall be approximately equal to 10 percent of the total length of the subject
facade and the minimum width shall be approximately twice the minimum depth. The
modulation shall be integral to the building structure from base to roofline. rrhis.applies
to the east and west facades.]
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ii. FWRC 191.115.090 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.
11. Garbage and Recycling Receptacles — FV) RC 19.125. 150 requires that storage areas for garbage
and recycling receptacles be provided for each project and contain design guidelines and space
requirements. The site plan depicts a trash room. The formal application must note the specific size
and location of each facility. Locations for the recycling and garbage facilities must be depicted on
the formal site plan. Include the square -footage of each facility provided, depict routes of travel for
staff and service providers, including vertical clearance and turning radius of each.
12. Affordable Units — Five percent of new dwelling units, in this case 10 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 at the expense
of the applicant.
13. School Impact Fees — School impact fees are required for multi -family residential dwelling units.
However, housing units for the elderly are exempt from school impact fees pursuant to FWRC
19.95.060(1)(a) so long as these uses are 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 as to how you will meet this requirement with the formal
application.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734,
kevin.peterson@cityoffederalway.com)
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 2009 KCSR'DM
and the City of Federal Way Addendum to the manual. This project meets the requirements for a
Full Drainage Review. At the time of land use submittal, a preliminary Technical Information Report
(TIR), addressing the relevance of the project to the eight core and five special requirements of the
KCSWDM will be required. A Level I downstream analysis shall also be provided in the
preliminary TIR.
2. The project lies within a Flood Problem flow control area. The applicant must design the now
control facilities and Best .Management Practices (BMP's) to meet the performance criteria outlined
in the KCSWDM for these areas.
Water quality treatment will be required for all pollution -generating impervious surfaces. Treatment
options must be selected from the Enhanced Basic Water Quality Menu provided in the KCSWDM.
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4. Soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify
infiltration suitability.
5. Detention and water quality facilities are required to be above ground (i.e. open pond). Underground
facilities are allowed only with approval from the City of Federal Way Stormwater Management
Division.
6. Show the proposed location and dimensions of the detention and 'eater quality facilities on the
preliminary plans.
7. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) permit may be required. Information regarding this permit can be
obtained from the Washington State Department of Ecology at
litto://www.ecy.wa.Lov/pro&rams/sealpac/index.litmi, or by calling 360-407-6437.
Right -of -Way Improvements
See the Traffic Division comments from Eric Preston, Sr. Traffic Engineer, for traffic related items.
2. Stormwater treatment and detention requirements that would apply to any street improvements
within the S 272❑d St right-of-way will be regulated by the City of Kent.
Building (or EN) Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must
be reviewed and approved by the City. Engineering review fees are $824.50 for the first 12 hours of
review, and $68.00 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/]icensed in the State of Washington.
2. The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at www.ci offederalwa .com to
assist the applicant's engineer in preparing the plans and TIR.
3. The applicant shall provide a geotechnical report that addresses design pavement thickness for the
roadways.
4. Bonding is required for all street and storm drainage improvements 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.
5. 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 olithe bond will be released. Maintenance for public
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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.
6. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.❑ -29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final
approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent
black ink. Site plans shall be drawn at a scale of l" 20', or larger. Architectural scales are not
permitted on engineering plans.
8. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per
Appendix D, 2009 KCSWDM, must be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC Woks TRAFFIC DIVISION (Erik Preston, PE, 253-835-2744,
er i k. n restonQci t-'of fed a ralway.com ]
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 197 units of Senior Housing, the Institute of Transportation
Engineers (ITE) Trip Generation - 8t" Edition, land use code 252 (Senior Adult Housing —
Attached), the proposed project is estimated to generate approximately 32 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).
3. The estimated fee for the Concurrency permit application is $1,584.50 (1 l - 50 Trips). This fee is an
estimate and based on the materials submitted for the preapplication meeting. 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)
• Senior Housin — Based on the submitted materials for 197 units of Senior Housing, the estimated
traffic impact fee is $155y•59. Please note, the actual impact fee will be calculated based on the
fee schedule in effect at the time a building permit application is filed and must be paid prior to
permit issuance.
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Street Frontage Improvements (FWRC 19.135)
Based on the available records, the street frontage on S 272"d Street is located within the City of
Kent. Therefore, the City of Federal Way can only advise the applicant of possible street frontage
improvements and right-of-way dedication that may be required.
2. The applicant may be required to construct frontage improvements and/or dedicate additional right-
of-way (ROW) to accommodate future improvements (if any) as identified by the City of Kent that
may be a condition of SEPA approval.
The shared access driveway entrance on S 272"1 Street may be required to be improved to meet
current ADA standards if no other improvements are required.
Misc. Safety Related Comments
■ The application should be forwarded to King County METRO for any transit requirements.
City of Kent Comments and Coordination
1. The City of Kent currently has no interlocal agreement with the City of Federal Way that would
allow the City of Kent to collect additional traffic impact fees.
The City of Kent may pursue pro-rata mitigation for planned projects per RCW 82.02.02 as a
condition of SEPA approval. The City of Kent must demonstrate that the mitigation request is
"reasonably necessary" and a "direct result" of the development by demonstrating an LOS failure
with this project.
We recommend that the applicant work with the City of Kent to come to an agreement on the proper
fee and/or mitigation. Once complete, the City of Federal Way can review the agreement and
provide a recommendation.
4. The City of Kent has the following comments:
Transportation
- S 272"d is classified as a Minor Arterial with Bike Lanes which requires 47' of ROW from
centerline.
Project W-18 on City of Kent TMP calls for HOV lanes on S 272"d from Military to Pac Hwy.
This results in an additional 14' of ROW on the south side for a total ROW of 6F from
CL. (May be reduced to 59'.)
ROW dedication will be required.
- Improvements to S 272"d will likely be limited to replacement of driveway to meet ADA and
current City of Kent Standards.
Improvements in S 272"d will require a permit from Kent. We recommend a separate Pre-App
with Kent to review specifics.
Access to 272"d limited to right-in/right-out.
- Transportation Impact Fees will be required. Current 2014 rate is $4,277.73 per PM Peak trip to
Kent. Trips to be based on traffic study.
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Storm
- Stormwater system development charge will be required based on amount of new impervious
area coming to Kent. This charge is in addition to typical flow control and water quality
treatment requirements. Current 2014 rate is $0.838648/sf of new impervious area. Amount of
impervious area to be documented via detailed calculations (TIR/Storm Report).
BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@�citvoffederalway.com
International Building Code (IBC), 2012
Washington State Amendments WAC 51-50
International Mechanical Code (IMC), 2012
Washington State Amendments WAC 51-52
Uniform Plumbing Code (UPC), 2012
Washington State Amendments WAC 51-56 & WAC 51-57
International Fire Code (IFC), 2012
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2014
Accessibility Code ICC/ANSI Al 17.1-2006
International Residential Code 2012
Washington State Amendments WAC 51-51
Washington State Energy Code 2012 WAC 5 1 -11
Building Criteria
Occupancy Classification: R-2
Type of Construction: IA and VA
Number of Stories: Six stories
Fire Protection: fire sprinkler system required on all buildings 5000 sq ft or larger and fire alarm system
on buildings 3000 sq ft or larger.
Wind/Seismic: Basic wind speed 110 Mph, Exposure B 25# Snow load, Seismic Zone D-1
A complete building permit application and commercial check Iist. (Additional copies of application and
checklists may be obtained on our web site at: wivw.cityoffederal►vay.com .)
Submit 5 sets of drawings and specifications. Specifications shall include: 2 Soils report
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2 Structural calculations 2_Energy calculations 2 Ventilation calculations. Note: A Washington State
Registered architects stamp is required for add itionslaiterations (new or existing) of 4,000 gross floor area
or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW).
10
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.
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.
This building might be required to be reviewed by a third party. This is an additional cost above the
building permit fee.
Review Timing
The first comment letter can be expected within 8 to 10 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 Community Development Services.
Other Permits & Inspections
Separate permits required for electrical, 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_
All construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, all subs, the general or representative, the architect or representative, the engineer or
representative, electrical contractor and. any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
Please note that electrical code changed as of July 1, 2014. There are significant changes for each
type of occupancy_ Make sure your electrical contractor is aware.
Apply for separate permits from Labor and Industries for the elevators.
Apply for separate permits from King County Hcalth Department for any food service.
Doc f D 6M6
14-102990
Mr. Parsaic
July 24, 2014
Page 13
• Proposed occupancy is only for an assisted living service group R occupancy, and not for persons
who are incapable of self-preservation, which is a grOLIp I.
Yes, the city does recognize the Washington State Amendment regarding increase in height for R-
2's.
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.
HIGHLINE WATER DISTRICT (Polly Daigle, 206-592-8924, pdaigle@highlinewater.org)
• The project owner or representative needs to contact our office for a Certificate of Water
Availability. The cost for a commercial certificate is $150.00.
MIDWAY SEWER DISTRICT (Brock Powell, 206-824-4960, brock@midwaysewer.org)
• The multi -family unit base rate is 80% of the single family unit base rate gfc. The current multi-
family charge is $3120/unit.
• Drains in the parking garage will need to have an oil/water separator.
• No garbage disposals are permitted.
• There appears to be plenty of capacity in the system.
• Connect on site; project does not have to connect on 272nd
SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, chris.inLrham-southkin _II'e.ora
The required fire flow For this project is 4000 gallons per minute for type VA construction and 3000
gallons per minute for type ILIA construction. A Certificate of Water Availability shall be provided
indicating the fire flow available at the site. A hydraulic fire flow model shall be requested from the water
district_
This project will require 3 or 4 fire hydrants depending on the construction type. There are 5 existing fire
hydrants available for this project. This includes the two hydrants on the adjacent property.
Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior
wall of the first story of the building is located more than 150 feet from fire apparatus access as measured
by an approved route around the exterior of the building or facility.
An access easement agreement shall be obtained from the adjacent property to the east for fire apparatus
access or modify the site plan to meet fire access requirements. In addition, a gate in the fence shall be
provided for access to the east side of the building. Locking devices shall be approved by the fire
department.
Doc I D 65926
14.102980
Mr. Parsaie
July 24, 2014
Page 14
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 percent less than the correlative water supply curve pressure.
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 stogies 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.
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.
A Fire Alarm System is required. An automatic fire detection system shall be installed in all buildings
exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central
and/or remote station conforming to the current requirements of the National Fire Protection Association
standards and/or the fire chief or designee.
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.
DOG J.V. 03920
14-102990
Mr. Parsaie
July 24, 2014
Page 15
If you have questions about an individual comment, please contact the appropriate department
representative rioted above. Any general questions can be directed towards the key project contact, Stacey
Welsh, 253-835-2634. We look forward to working with you.
Sincerely,
Stacey Welsh, AICP
Associate Planner
enc: Master Land Use application
Process III Submittal Requirements
Environmental Checklist
Mailing Labels handout
Parking Lot Design Criteria
CPTED checklist and handout
Concurrency Application
c: Kevin Peterson, Engineering Plans Reviewer
Erik Preston, Senior Traffic Engineer
Scott Sproul, Assistant Building Official
Chris Ingham, South King Fire and Rescue
Polly Daigle, Highline Water District, PO Box 3867, Kent, WA 98032-0367
Brock Powell, Midway Sewer District, PO Box 3487, Kcnt, WA 98032
Doc, f D. 65926
14-1029SO
CITY OF Pre -application Conference Sign in Sheet
Federal Way
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
January 16, 2020 City Hall
9:00 a.m. Hylebos Room
Project Name: Rodondo Heights Senior Housing '
Address: 27400 Pacific HWY S
File Number: 19-105644-PC
NAME DEPARTMENT / DIVISION TELEPHONE NUMBER/EMAIL
Natalie Kamieniecki Community Development 253-835-2638
Associate Planner Planning Division natalie.kamieniecki@cityoffederalway.com
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RECEIVED MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT
NOV 2 6 2019 33325 Bch Avenue South
CITY OF Federal Way, WA 98003-6325
Federal Way CITY OF FEDERAL WAY 253-835-2607; Fax 253-835-2609
COMMUNITY DEVELOPMENT www.cit offederalwa .cam
APPLICATION No(s) P evious File# - f� � Date 11/26/2019
Project Name Redondo Heights Senior Living Apartments
Property Address/Location 27400 Pacific Highway South
Parcel Number(s) 872992-0040
Project Description Proposed 196-unit independent senior living project with approximately 112 parking stalls within the building
footprint, and indoor & outdoor community recreational spaces. The project is comprised of 2 buildings,
each 5 stories of Type VA over one level of Type IA plus partial basement.
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
X,eProcess III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
Development Agreement
! SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
BC Zoning Designation
BC Comprehensive Plan Designation
$100,000 Value of Existing Improvements
$30MIL Value of Proposed Improvements
International Building Code (IBC):
R-2, S-2, B, A Occupancy Type
IA & VA Construction Type
Applicant
Name: John Parsaie / Morgan Design Group LLC
Address: 11207 Fremont Ave N
City/StateSeattle, WA
Zip: 98133
Phone: 206.375-3397
Fax: 866-847-6420
Email: john@Morgan-Design.net
Signature
4 f
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name:
Redondo Heights Senior Living Associates
Address:
14400 Tukwila International Blvd, Suite 100
City/State:
Tukwila, WA
Zip:
98168
Phone:
253-231-5002
Fax:
253-231-5010
Email:
B @housing4seniors.org
Signature:
—4.
Bulletin #003 — February 14, 2019 Page 1 of 1 k:\Handouts\Master Land Use Application
r!
M ORGAN
DESIGN
11207 Fremont Ave N
Seattle, WA 98133
Tel: 206 375-3397
Fax: 847-6420
GROUP LLL
J
www.morgan-design.net
.mo
November 26,
201 9
City of Federal Way
Department of Community and Economic Development
33325 — 8" Avenue South
Federal Way, WA 98003
RECEIVED
NOV 2 6 2019
CITY OF FEDERAL WAY
COMMUNfTY DEVELOPMENT
RE: Redondo Heights 5enior Living Apartments
27400 Pacific Highway South - Federal Way, WA (Parcel # 8729920040)
Pre -application Conference Submittal
Contents
I . Project Narrative
2. Zoning Analysis
3. 5pecific Pre -Application Questions
4. Master Land Use Application (Attached)
5. Pre -application Conference Form (Attached)
G. Vicinity Map (Attached)
7. Previous Pre -application Conference Summary (Attached)
8. Preliminary Plans (Attached)
I . Project Narrative
The subject property is approximately 2.52 acres (1 09,7 13 s.f.). The site 15 situated along the
south side of 5 272nd Street, north of the Redondo Heights Park and Ride, and east of retail
facilities along Pacific Highway South. Currently the site is vacant, undeveloped land. The legal
site address is 27400 Pacific Highway South.
The proposed project is a housing community for seniors with various income levels, comprising of
approximately 196 residential units in two buildings. The buildings will consist of one and half
stories of Type IA Construction containing structured parking facilitles and residential amenitles,
and, 5 stories of type VA construction containing residential units and incidental uses. 51te
access is afforded via an existing driveway easement between the site and the retail
establlshments to the west, from 5 272nd Street to the park and ride. A residential lobby
entrance 15 provided along 5 272nd Street. Additional means of egress have been provided to
walkways along the east and west sides of the building. A total of 1 12 parking stalls are
proposed for this project.
Architectural Design • Building Envelope Consulting
Common area amenities will include an active lobby with seating area, library/business center,
fitness center, hobby room, game room, media center with home theater, and a social room with
kitchenette. Outdoor amenities will include the private landscaped courtyards, seating areas, and
a rooftop deck containing a dog run area and pea patch gardens for the tenants.
2. Zoning Analysis
The entire site 15 currently zoned Community Business (BC).
Pursuant to Section 19.220.080, senior housing 15 allowed outright with Process II or Process
III review with SEPA.
Required setbacks have been exceeded as we have set the building back at least 20 feet on all
sides (a minimum of 5 feet at the side and rear yards 15 required). Along street frontage (S.
272nd Street), the proposed structure is set back 30' .
Open space 15 provided in front of the building along S 272nd Street as well as in the courtyard
on 2nd floor and rooftop areas of the building.
The proposed development 15 consistent with the BC Zone Specific Guidelines in terms of building
modulation, material selection, and reduction of bulk and mass in accordance with applicable fWRC
Sections. Additionally, the proposed development will provide pedestrian paths from ROW to
each entry point and all around the buildings. furthermore, in an effort to provide a safe and
secure environment for the residents, employees, and guests, wall- and ground -mounted light
fixtures are provided.
Per Chapter 19.220.080, 0.5 parking stalls are required per unit. This project provides 1 12
stalls for 19G units, a ratio of approximately 0.57 stalls per unit.
The building will be equipped with trash chute and trash compactor inside the building.
Additionally, the building will be protected throughout with an approved fire -suppression system.
3. 5peafic Pre -application Questions
In addition to receiving standard pre -application review and guidance to the project approach,
the applicant requests responses to the following specific questions:
a. Are permitting processes similar to our other project, Celebration Senior Living
Apartments or are there different or additional processes required?
b. What are process times for each application at this time?
C. How is building height measured for this site? This 15 important as we had to redefine
how the building was measured from a land -use standpoint as well as building for our
Celebration project.
d. What are the current impact fees for traffic mitigation?
e. Is Transportation Concurrency Analysis required for this project?
MDG Redondo Heights Pre-app Letter 2019.11.26 2
% y
f. Are there reduced impact fees available for low-income projects?
g. Is this site affected by an onsite of offsite critical area?
h. Does the city recognize Washington Amendments to the IBC regarding increased
height for R-2 use in Type VA construction in lieu of using the City's Type VA
Construction requirements?
i. What are the requirements of Fire Department in terms of fire flow capacity for both
Type VA and Type IIIA construction?
j. Are we required to install new fire hydrants? If so, how many?
k. How many curb cuts are permitted for this site?
I. Are there any prohibited ingress/egress routes from this project?
m. Are there any street improvements planned or anticipated?
n. What offsite mitigation, if any, will be required?
o. Does the available water system have sufficient pressure and capacity?
p. Is sanitary system capable of handling expected outflow?
q. What are detention requirements for this site? Can we utilize the existing detention
pond for discharge?
r. What impact and/or connection fees can be expected for this proposal with respect to
the utilities?
5, Is there a ROW dedication required?
We look forward to receiving your comments at the pre -application meeting. Do not hesitate to
contact the undersigned if you have questions or require additional information regarding this
proposal.
Sincerely,
MORGAN DESIGN GROUP LLC
H. John Parsaie, Assoc. AIA, C51
Vice President
MDG Redondo Heights Pre-app Letter 2019.11.26
3
Commercial Site 1nsuection Map
�� Site Address: 27400 Pacific Highway S D95344 N
CITY of 27320 Pacific Highway S D95345
Federal Way 27300 Pacific Highway S D95346
Vacant Commercial D95347
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VICINITY MAP
SCALE: N.T.S.
RECEIVED
NOV 2 6 2019
CITY OF FEDERAL WAY
COMMUNfTY DEVELOPMENT
1/8/2020 https://itetripgen.org/PrintGraph.hi- ode=252&ivlabel=UNITS252&timeperiod=TPSIDE&,'--'i6&edition=385&IocationCode=General Urb...
Senior Adult Housing - Attached
(252)
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 11
Avg. Num. of Dwelling Units: 148
• Directional Distribution: 55% entering, 45% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
0.26
Data Plot and Equation
200
150
51
50 ---._ - -- ----
49 X
X X
XX XX X 96
°0 200
0.08 - 0.43
11
400
X = Number of Dwelling Units
X Study Site Fitted Curve
Fitted Curve Equation: T = 0.24(X) + 2.26
Trip Generation Manual, 10th Edition • Institute of Transportation Engineers
a-,
600
Average Rate
R2= 0.96
09
m
https://itetripgen.org/PrintGraph.htm?code=252&ivlabel=UNITS252&timeperiod=TPSIDE&x=196&edition=385&IocationCode=General Urban/Suburbs... 1/1
CITY OF
�. Federal Way
Centered on Opportunity
Transportation Impact Fees 2020
Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted
boxes.
STEP #1: General information
Enter the following information
Project Name
File Number
Street Address
City, State Zip
Parcel Number (s)
Traffic Impact Fee Estimated By
Redondo Heights Senior Living Apartments
19-105644-PC
27400 Pacific Hny S
Federal Way, 98003
872992-0040
Is this project locate within the City Center Zone? If "YES", please use City Center Impact Fee sheet.
STEP #2: Land Use Type
Select the proposed Land Use Type(s) from the drop down menu below. Enter the proposed number of units for
the Project
Proposed Land Use Type (s)
1) 5. Senior Hausinn
2) 1 Select
3) select
4) Setect
STEP #3 - Credit/Change in Use (if Applicable)
This step applies to development proposal to change existing building or dwelling use.
Provide any impact fee previouly paid for the land use category
of the prior use IMPACT FEE AMOUNT PAID FOR
(Do not include administration fees). PRIOR USE
For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the prior
use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the current
impact fee rate in affect for the prior use. Fill out the lines below of the prior use.
Unit of Number of Impact Fee Rate per Preliminary Impact
Proposed Land Use Type (s) Measure Unit(s) Unit of Measure Fee Amount
1) Select N/A
2) Select N A $ ::.... ......... .
3) select NSA $ $
$
STEP #4: Total Impact Fee
Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees.
(Fee Code 1335) - Traffic Impact Fee (Before adjustment) - 8036 $ 198,351.85
Credit/Adjustment including Change of Use $
(Fee Code 1337) Administrative Fee (3%) - 8036-1 $ 5,950.56
ESTIMATE TOTAL TRAFFIC IMPACT FEE AMOUNT $ 204,302.41
19.100.070 - Timing of Fee:Transportation Impact Fee Payment
FWRC 19.100.070 3(a) - For commercial developments, fees shall be calculated based on the impact fee schedule
in effect at the time a completed building permit application is filed and paid prior to permit issuance. 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.
FWRC 19.100.070 3(c) - For all applications for single-family, multifamily residential building permits, and
manufactured home permits, the total amount of the impact fees shall be assessed and collected from the
applicant when the building permit is issued, using the fee schedule then in effect.
19.100.075 - Option for Deferred Payment of Transportation Impact Fee for Sinale Family Project
An applicant may request, at any time prior to building permit issuance, and consistent with the requirements of this
section, to defer to final building inspection the payment of a transportation impact fee for a single-family residential
dwelling unit. Refer to defer payment of impact fee code for process.
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: December 10, 2019
TO: Cole Elliott, Development Services Manager.
Greg Kirk, Building Plans Examiner
Rick Perez, City Traffic Engineer
Polly Daigle, Highline Water District
Brock Powell, Midway Sewer District
Chris Cahan, South King Fire & Rescue
FROM:
Natalie Kamieniecki, Associate Planner
FOR DRC MTG. ON:
January 9, 2020 - Internal
January 16, 2020, 9:00am - with applicant
FILE NUMBER(s):
19-105644-00-PC
RELATED FILE NOS.:
Previous Preapplication 14-102980-PC
PROJECT NAME:
REDONDO HEIGHTS SENIOR LIVING APARTMENTS
PROJECT ADDRESS:
27400 PACIFIC HWY S
ZONING DISTRICT:
BCf
PROJECT DESCRIPTION: Proposed 196-unit independent senior living project
with approximately 112 parking stalls within the
building footprint, and indoor & outdoor community
recreational spaces. The project is compromised of 2
buildings, each 5 stories of Type VA.
Zekb
LAND USE PERMITS:
e JL-00'r' a)
PROJECT CONTACT:
JOHN PARSAIE
L oA�
MORGAN DESIGN GROUP LLC
• E ��.uN cc� S LT 0 _ Q .
MATERIALS SUBMITTED: Master Land Use Application j r
Project Narrative+
Vicinity Map
Plan Set
I; 1le-1 DIV,. tI