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12-105632,12-105633CITY OF Federal June 7, 2013 John Parsaie Morgan Design Group LLC 11207 Fremont Avenue North Seattle, WA 98133 Way CITY HALL L. ' 33325 8th Avefiue South "- Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com RE: File #12-105632-00-UP; PROCESS III `PROJECT APPROVAL' Celebration Senior Living Apartments, 32723 Pacific Hwy South, Federal Way Dear Mr. Parsaie: The Community and Economic Development Department has completed administrative land use review of the proposed Celebration Senior Living Apartments project located at 32723 Pacific Highway South. The applicant proposes the construction of 380 senior apartment units totaling 129,524 square feet in 2 separate buildings on a 3.46-acre vacant parcel. The project consists of two 65-foot towers joined by a skybridge, each with their own ground level parking. 203 total parking stalls will be provided. Each tower will have a rooftop deck and pea -patch garden for tenant use. A 5,069 sq. ft. social building and common open space is also proposed. Additional improvements include underground stormwater facility, landscaping, and pedestrian areas. The Process III Master Land Use (MLU) application submitted December 19, 2012, is hereby conditionally approved based on the enclosed findings of fact, incorporated into this decision in full, and the following conclusions based on those facts: l . The proposal is consistent with the comprehensive plan; 2. The proposal is consistent with all applicable provisions of Federal Way Revised Code (FWRC); 3. 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; and 6. Traffic safety impacts for all modes of transportation, both on and off site, are adequately mitigated. The remainder of this letter 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 initiation of construction activities. SITE PLAN REVIEW PROCESS Pursuant to FWRC I9.15.030(3), improvements and/or additions to an existing developed site that are not exempt from SEPA shall be processed under Use Process III. The Director of Community and Economic Development will make the initial land use decision based on written comments and information gathered during site plan review. Any appeals of the decision will be decided by the Hearing Examiner after a public hearing. Mr. 4aip June 7, 2013 Page 2 SEPA PROCESS The City of Federal Way issued a Determination ofNonsignificance (DNS) on February 20, 2013, pursuant to Washington Administrative Code 197-11-350. Following review of the environmental checklist, the city determined the proposal would not have a probable significant adverse impact on the environment, and an Environmental Impact Statement would not be required, and no SEPA based mitigation was necessary. CONDITIONS OF APPROVAL The following conditions are reasonably necessary to eliminate or minimize undesirable effects of granting application approval. 1. The sidewalks along South 328a` Street and 130' Place South shall be constructed as a part of the first building permit. 2. The building plans shall include a complete overlay of South 328t' Street from SR99 to 13`h Place South due to extensive utility work and road widening. 3. The proposed project would likely generate heavy pedestrian activities crossing 13t` Place South to Celebration Park. As such, the applicant shall install a pedestrian refuge island crosswalk with rectangular rapid flashing beacon on 13`h Place South north of South 328`b Street to improve pedestrian safety. The applicant needs to coordinate with the Public Works Department to determine the appropriate location for the crosswalk. The applicant may propose alternative safety treatments that must be approved by the city. 4. Prior to issuance of a certificate of occupancy, the applicant will be required to sign and record at King County Records and Elections an affordable housing covenant that has been reviewed and approved by the City's Law department. 5. Prior to issuance of a certificate of occupancy, the applicant will be required to sign and record at King County Records and Elections a covenant stating the housing is exclusively for the elderly and no children will reside in the development; that must be reviewed and approved by the City's Law department. BUILDING PERMIT & BINDING SITE PLAN REQUIREMENTS This Process III land use decision does not constitute building permit or authorize clearing/grading activities. Additional requirements will be provided as city departments review the building permits submitted for the proposed development (File #13-101310-W, 13-101312-Nff, and 13-101313-MF). The city is also reviewing an associated Binding Site Plan (BSP) proposal to subdivide the site into two lots (File #13-101314-SU). REQUESTS FOR CHANGE OF VALUATION Any affected property owners may request a change in valuation for property tax purposes, not withstanding any program of revaluation. APPROVAL DURATION Unless modified or appealed, the Process III decision is valid for five years from the date of issuance of the decision. Time extensions to the decision may be requested prior to the lapse of approval following 12-105632 Doc. I.D. 63459 41 Mr. Parsaie June 7, 2013 Page 3 the provisions listed in FWRC 19.15.110. The improvements must be substantially completed within the five year time period or the land use decision becomes void. APPEALS The effective date of issuance is three calendar days following the date of this letter, or June 10, 2013. Pursuant to FWRC 19.65.120, this land use decision may be appealed by any person who submitted written comments or any person who has specifically requested a copy of the decision. Any appeal must be in the form of a letter delivered to the Community and Economic Development Department with the established fee and within 14 days after the effective date of issuance of this decision, or June 24, 2013. The appeal letter must contain a clear reference to the matter being appealed and a statement of the factual findings and conclusion of the Director disputed by the person filing the appeal. The Federal Way Hearing Examiner will hear any appeals of the Process III decision. 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 Becky Chapin, Assistant Planner, at 253-835- 2641 or rebecca.chapin@cityoffederalway.com. Sincerely, Isaac Conlen Planning Manager for Patrick Doherty, Director enc: Exhibit `A' Finding for Project Approval Approved Site Plan Approved Elevations c: Ann Dower, Senior Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Marty Gillis, Building Official Chris Ingham, South King Fire & Rescue Brian Asbury, Lakehaven Utility District 12-105632 Doc. LD. 63459 CITY OF `•�- Federal Allay Exhibit A Findings for Project Approval Federal Way Revised Code (FWRC) Chapter 19.65 `Process III Project Approval' Celebration Senior Living Apartments, File #12-105632-00-UP The Planning Division hereby presents the following analysis to the Director of Community Development pursuant to content requirements of the Process III written decision as set forth in FWRC 19.65.100(4). Proposal — The applicant proposes the construction of 380 senior apartment units totaling 129,524 square feet in 2 separate buildings on a 3.46-acre vacant parcel. The project consists of two 65-foot towers joined by a skybridge, each with their own ground level structured parking garage. 203 total parking stalls will be provided in the gated parking garage. Each tower will have a rooftop deck and pea -patch garden for tenant use. A 5,069 sq. ft. social building and common open space is also proposed. 2. Zoning and Comprehensive Plan Designation — Zoning for the subject site is Community Business (BC). Senior Citizen Housing use is permitted in the BC zoning district pursuant to Federal Way Revised Code (FWRC) 19.220.080, Senior citizen — Special needs housing. The Federal Way Comprehensive Plan (FWCP) designation for the subject site is Community Business. 3. Site Plan Review Process —The proposed Celebration Senior Living Apartments require review under Process III, Project Approval'. The Director of Community and Economic Development makes a written decision on the application based on the criteria listed under FWRC 19.65.100. 4. State Environmental Policy Act (SEPA) —The proposed improvements exceed categorical exemption levels pursuant to Washington Administrative Code 197-11-800. The city utilized the Optional DNS process as allowed by SEPA Rules. A combination Notice of Application and Optional Determination ofNonsignificance was issued on February 1, 2013. No comments were received during the integrated comment period. The city acted as lead agency and issued a Determination of Nonsignificance on February 20, 2013. The threshold determination appeal period ended March 6, 2013, with no appeals submitted to the Federal Way City Clerk; therefore, the determination has become final. 5. Public Notice and Comments — Pursuant to Process III and SEPA regulations, a Notice of Land Use Application and Optional DNS was published in the Federal Way Mirror, posted at two locations at the subject site, and displayed on the designated city notice boards on February 1, 2013. Notices were also mailed to property owners within 300 feet of the subject property. No written comments were received on the land use application or SEPA DNS notice. Street Frontage Improvements — The site is located at 32723 Pacific Highway South, Federal Way. Vehicular access into the subject site is from South 328`h Street. The applicant is required to dedicate 33 feet of right-of-way (ROW) along the entire frontage of South 32e Street and construct concrete curb, gutter, planter strip, sidewalk, and street lights. ROW improvements along 13'b Place South consist of 4-foot ROW dedication and construction of planter strips, sidewalk, and street lights. Improvements along SR-99 (Pacific Highway South) have already been constructed; no ROW dedication is required. 7. Concurrency and Traffic Impacts — As a component of the Process III application, the applicant was 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 Public Works Traffic Division found that all intersections impacted by one or more weekday evening peak hour trips from the proposed development would meet City of Federal Way Level of Service (LOS) standards with the City's programmed improvements. A Capacity Reserve Certificate (CRC) was issued by the Public Works Department on January 10, 2013, for 75 new PM peak hour trips generated by the project. Prior to building permit issuance, the applicant will be required to pay a traffic impact fee. Per FWRC 19.91, fees will be calculated based on the impact fee schedule in effect at the time a complete building permit application is filed. 8. Stormwater — Drainage on the site flows into the conveyance system on Pacific Highway South, eventually discharging to West Hylebos Creek. The proposed development will be required to perform full drainage review as described in the 2009 King County Surface Water Design Manual (KCSWDM) and the Federal Way Addendum to the KCSWDM. Further examination of the stormwater plans will be conducted by the Public Works Department during engineering review. The applicant has submitted a preliminary design which provides Conservation Flow Control (Level 2) and Enhanced Basic water quality treatment for storm water generated by impervious surfaces both on site and within the new public right-of-way. A stormwater vault incorporated into the structure of the East Tower will provide detention for the entire site. Treatment will be accomplished via filter vaults located on private property and within the public right-of-way. Pervious pavement will be used for the onsite pedestrian plazas and vehicular access area to meet Best Management Practice (BMP) requirements. 9. Dimensional Limitations — The proposed development has been designed to provide optimal placement of parking and building improvements- Under FWRC 19.220.080, senior citizen housing located in the BC zoning district requires the following structural setbacks: 0 feet in the front, and five feet for both side and rear structural setbacks. No maximum lot coverage is established, the buildable area is determined by other site development requirements such as required landscaping and surface water facilities. The maximum height of the structure is 65 feet above average elevation. The roof lines are designed to avoid flat and featureless appearance by incorporating a variation of roof heights, angles, and materials. The roof top appurtenances for the stair towers and elevators exceed 65 feet; however, per FWRC 19.110.060, exemptions, the height increase is approved and appurtenances will be located in such a way to minimize view blockage. Submitted site plan and elevations comply with applicable dimensional regulations and notes. 10. Parking Requirements — Under FWRC 19.220.080, senior citizen housing projects require 0.5 parking spaces per unit be provided. In the case of the 380-unit complex, 190 parking spaces would be required. The applicant has depicted 203 parking spaces for use by the residents, staff, and guests, in excess of the minimum parking requirement. Ninety-two of the parking stalls will be located at - grade in a parking garage on the first floor of the east tower and 103 parking stalls will be located in the parking garage on the fast floor on the west tower. Additional parking will be provided north of the community building; eight parking spaces are proposed. Celebration Senior Living Apartments Page 2 Findings for Process III `Project Approval' File 12-105632-00-UP/n« I n 63055 11. Landscaping — Under FWRC 19.125.060(6), perimeter landscaping is required as follows: five feet of Type III landscaping along the east property line abutting the Pacific Highway South right-of- way; and along the south property line along South 328"' Street right-of-way. Type III landscaping is required along the north and west property lines as well. Interior parking lot landscaping in the amount of 22 square feet per parking stall is required for the additional parking stalls. 216 square feet of interior parking lot landscaping is proposed with this application. 12. Clearing & Grading — Clearing and grading activities are consistent with applicable standards set forth in FWRC Chapter 19.120. The site grades slope upward from Pacific Hwy South to the western edge of the site. The grade also increases in elevation from the south to the north side of the site. The proposal takes into consideration the existing elevations; however, few areas on site will need to be shored -up or cut/filled to ensure soil stability. The existing retaining wall along Pacific Hwy South was constructed by the City of Federal Way and is located within the public right-of-way. As part of the project, access to the main entrance of the East tower for pedestrians is located on Pacific Hwy South. A stairway through the existing retaining wall is proposed and will be reviewed and approved as part of the right-of-way modifications request in conjunction with the building permit. 13. Tree Retention/Replacement — Pursuant to FWRC 19.120.130, compliance with the city's tree density requirements in the BC zones (20 tree units per acre) will require 70 tree units via replacement tree unit credits on the subject property's 3.46 acres. The applicant has proposed to remove the 5 existing trees in conjunction with the site development, and replacement trees are provided. Onsite planting of small, medium, and large canopy replacement species will result in tree unit credits exceeding the 70 credit minimum. 14. Open Space — The open space requirement for the 380-unit apartment complex is determined on a case -by -case basis, pursuant to FWRC 19.220.080. Recreational space both indoor and outdoor has been provided. The site plan and project narrative identifies a total usable outdoor open space area of 39,394 square feet including two private courtyards, private patios and terrace, two semi-public entry plazas, and roof top community deck, seating area, and pea -patch gardens on each tower. The indoor space area is 13,627 square feet, consisting of active lobbies, activity rooms, hobby room, media room, fitness room, social room, business center, and library on the first floor of the towers. A community building is also proposed as part of the indoor open space with a social room, kitchen area, restroom, storage, meeting areas, and mezzanine. The quantity and quality of the proposed open space meets and exceeds city expectations. 15. Community Design Guidelines — All buildings incorporate building forms, materials, and treatment methods consistent with the guidelines, including structural modulation; varied roof heights; strong architectural emphasis at building entrances; variety of material and colors; foundation landscaping; and pedestrian amenities. Site and architectural design is consistent with FWRC Chapter 19.115, "Community Design Guidelines," based on provision of key design elements identified as follows: The primary entrances to the apartments are clearly visible from the roadway and public areas. The buildings are designed to mimic the natural slope of the site. Access to 13"' Place South and Pacific Hwy South is provided from each building and a sidewalk along South 3281h Street and internal pedestrian pathways will provide pedestrian connection throughout the project. The building design reflects material variations and color including brick veneer, fiber -cement panels, and decorative scored concrete. Modulation is utilized through the building's fagade, courtyards, canopies, and landscaping is also provided. The roof heights and slopes will be varied and add architectural design Celebration Senior Living Apartments Findings for Process III `Project Approval' Page 3 File 12-105632-00-UP/n«. i D. 63o55 and character to the building's fagade. Large window openings, display windows, and grillwork make up the fagade. The building entrances are defined by pedestrian areas which include canopies, trellis, landscaping, seating, bicycle racks, and water or art features. A community courtyard is provided at the 2nd level that overlooks the entrance plazas, providing human interaction between the levels. The above -grade parking structure will use a variety of materials, colors, decorative screen grills, and trellis to break up the fagade. The application demonstrates overall continuity of architectural design while implementing current design standards. 16. Crime Prevention through Environmental Design — The Federal Way Public Safety Department reviewed the Crime Prevention through Environmental Design (CPTED) checklist submitted by the applicant. The applicant has incorporated CPTED comments in project design and addressed security concerns with the rooftop garden and parking garage area. Both of which serve building tenants and invited guests only and utilize gates and security cameras to provide security. Parking garages will be illuminated in accordance with code provision, and a lighting plan will be provided with the building permit application. 17. Affordable Housing —The 380-unit complex is proposed to be established as an affordable rental housing project. Under FWRC 19.110.010, new multi -family projects involving 25 or more dwelling units are required to provide affordable dwelling units as a part of the project. At a minimum, 19 of the dwelling units shall be offered for rent at a rate that is affordable to those individuals or families having incomes that are 50 percent or below the county median income. Prior to issuance of certificate of occupancy, the applicant shall record a covenant against the property that reserves the minimum affordable units required under FWRC for the life for the property. 18. Garbage & Recycling- Two 914 square -foot trash rooms are located on the first floor of each tower accessible off South 3280' Street. Each room will utilize trash compactors and have been designed with trash and recycle areas that meet FWRC 19.125.150. The interior site will provide the needed turning radius to and from the site onto South 328`' Street for waste and recycling trucks. 19. School Midgation Fee —The project is listed as a senior housing project for residents 62 years or older. Housing units for the elderly are exempt from school impact mitigation pursuant to FWRC 19.95.060(l)(a). FWRC requires that a covenant to that effect be approved by the City's Law department and recorded against the property prior to issuance of certificate of occupancy. 20. The proposed site plan application and application attachments have 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, Assistant Planner Celebration Senior Living Apartments Findings for Process III `Project Approval' Date: June 5, 2013 Page 4 File 12-105632-00-UP/Doc I.D. 63055 FiLE CITY OF Federal Way ENVIRONMENTAL DETERMINATION OF NONSIGNIFICANCE (DNS) Celebration Senior Living Apartments File No.12-105633-00-SE Proposal: The applicant proposes to develop a vacant site with a multi -unit apartment complex comprised of 380 independent rental units. The project consists of two 65-foot towers joined by a skybridge, each with their own ground level parking A 5,069 sq. ft. social building, common open space, landscaping, and associated right-of-way and site improvements are also included. Proponent: Jean Morgan, Morgan Design Group LLC, 11207 Fremont Ave N, Seattle WA, 98133 Location: 32723 Pacific Highway South, Federal Way Lead Agency: City of Federal Way Community and Economic Development Staff Contact: Becky Chapin, Assistant Planner, 253-835-2641 The Responsible Official of the City of Federal Way hereby makes the following decision based upon impacts identified in the environmental checklist, Federal Way Comprehensive Plan, Federal Way Revised Code, 2009 King County Surface Water Design Manual, and other municipal policies, plans, rules, and regulations designated as a basis for exercise of substantive authority under the State Environmental Policy Act Rules pursuant to Revised Code of Washington (RCW) 43.31C.060. The lead agency for this proposal has determined that it does not have probable significant adverse impact on the environment and an Environmental Impact Statement (EIS) is not required under RCW 43.2 1 C.032(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued after using the optional DNS process in WAC 197-11-355. No written comments were received in response to the 14 day comment period that ended Februga 1$ 2013. There is no further comment period on the DNS. You may appeal this determination to the Federal Way City Clerk, no later than 5:00 p.m. on March 6, 2013, by a written letter stating the reason for the appeal of the determination. You should be prepared to make specific factual objections. Responsible Official: Isaac Conlen, Planning Manager for Patrick Doherty, Director of Community and Economic Development Address: Date Issued: 33325 8'b Avenue South, Federal Way, WA 98003 Doc I D. 63066 CITY OF Federal March 4, 2013 John Parsaie Morgan Design Group LLC 11207 Fremont Avenue North Seattle, WA 98133 Way CITY HALL F:IR L 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com RE: File #12-105632-00-UP; TECHNICAL REVIEW COMMENTS Celebration Senior Living Apartments, 32723 Pacific Hwy South, Federal Way Dear Mr. Parsaie: City staff has completed review of your Process III Master Land Use (MLU) application and environmental checklist for the proposed Celebration Senior Living Apartments. Site improvements submitted with the December 19, 2012, MLU application include a multi -unit apartment complex comprised of 380 affordable independent rental units in two towers joined by a skybridge, each with their own ground level parking. A 5,069 sq. ft. social building, common open space, landscaping, and associated right-of-way and site improvements are also included. The application was deemed complete January 10, 2013, and the combined notice of application with anticipated environmental determination was issued February 1, 2013. No comments were received and the DNS was issued on February 20, 2013. TECHNICAL COMMENTS Unless otherwise noted, the following comments provided by staff reviewing your project must be addressed prior to land use approval. Please direct questions regarding any of the technical comments to the appropriate staff representative. Becky Chapin, Planning Division, 253-835-2641, rebecca.chapin@cityoffederalway.com Retaining Walls — The existing retaining wall (along Pacific Hwy) was constructed by the City of Federal Way and is located within the public right-of-way. As part of the project, access to the main entrance of the East tower for pedestrians is located on Pacific Hwy South. A stairway through the existing retaining wall has been proposed. It is recommended that the stairs be widened to create a more inviting, open, plaza -like primary entrance that is clearly visible from the right-of-way. The modification to the retaining wall must be depicted on the civil drawings and reviewed with the right- of-way modifications as part of the building permit. Building Height — It appears that the buildings meet Federal Way Revised Code (FWRC) 19.220.080, height of structure requirements. However, the 2009 International Building Code (IBC) measures height from grade plan to the average height of the highest roof surface, which is slightly different than the measurement of average building elevation (ABE) per FWRC. The more restrictive of the two code provisions shall apply. Please note: the IBC height measurement must be depicted on the building permit submittal drawings. Mr. Parsaie March 4, 2013 Page 2 Preliminary Landscape Plan — Landscaping plan corrections are not required to be completed in order to receive Process III "Project Approval." The following comments are provided as a courtesy for the final landscape plan, which will be reviewed as a component of the building permit. Note that the landscape legend shall be revised to Iist the specific trees, shrubs, and ground covers proposed for each planting area, with size, quantity, and spacing of each item. All landscape planting shall be verified for the accurate plant count depicted on the plans and completed prior to issuance of a Certificate of Occupancy. 1. Trees along the southern perimeter landscape area must be spaced equally and include a mixture of evergreens and deciduous trees. Additional evergreen trees interspersed are required. 2. Type III landscaping requires large shrubs at least 24 inches in height (measured from top of shrub to the ground) be planted. In the size column please correct the sizes of the shrubs provided to 24 inches. Community Design Guidelines — The proposed Celebration Senior Living Apartments is subject to the provisions of FWRC 19.115, Community Design Guidelines. Additional information is required about the following: A. Pedestrian Circulation —The subject site is in the vicinity of the B.P.A trail and Celebration Park. Please provide bicycle racks near entrances to provide additional transportation modes for residents, guests, and employees. B. CPTED — Crime Prevention through Environmental Design (CPTED) principles, design guidelines and performance standards will be used during project development to identify and incorporate design features that reduce opportunities for criminal activity to occur. The Federal Way Police Department is currently reviewing the CPTED checklist and any comments will be forwarded to the applicant at a later date. Affordable Housing — Under FWRC 19.110.010, 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. You have indicated that the affordable housing units will be based on the areas' "Adjusted Median Income" or AMI. Provide a table that clearly demonstrates that the proposed AMI rate is consistent with the county median income rate. Note that prior to issuance of a certificate of occupancy, the applicant will be required to sign and record at King County Records and Elections an affordable housing covenant that has been reviewed and approved by the City's Law department. School Impact Fee — The project is listed as a senior housing project for residents 62 years or older. FWRC requires that a covenant to that effect be approved by the City's Law department and recorded against the property. Please provide the covenant for review prior to recording. Ann Dower, Public Works — Dev. Services, 253-835-2732, ann.dower@cityoffederalway.com 1. On the demolition plan, only one of the four utility poles on the north side of South 3280' Street was specifically called out for removal. All will need to be removed. 12-105632 Doc. I.D. 62980 Mr. Parsaie March 4, 2013 Page 3 2. Please note that PSE utility work can be a lengthy process. The applicant is advised to begin this process early. 3. All easements within the area to be dedicated for public right-of-way must be relinquished. It is the applicant's responsibility to obtain relinquishments from the easement holders. The applicant is advised to begin this process early. 4. A portion of 13'h Place South is shaded on the preliminary grading and drainage plan, as if it is to be reconstructed. Is this a requirement of the water line extension? Please explain. A portion of the road construction for South 328'' Street is shown on private property to the south. Please provide a copy of the easement or secure written permission from the property owner to allow work on the property. The adjacent property owner must also be willing to dedicate the property to the public for roadway. 6. The connection to the existing south half of the roadway on South 328 h Street will require a taper that meets WSDOT standards (WS2/60). Sarady Long, Public Works — Traffic, 253-835-2743, sarady.long@cityoffederalway.com Land Use Review The proposed island should be designed to accommodate vehicles that may be reasonably expected to use the facility and will not create safety/conflict with on -site through traffic. 2. Show 4' ROW dedication along frontage on 13'h Place South. Also, please verify with Development Services if a new 2" grind and overlay is needed. 3. Additional ramps are needed at 13th Place South and South 3281h Street intersection to meet ADA. 4. Please provide documentation showing the total square footage for the demolished Dunn Lumber site for TIF credit. Credit for the existing use will not be provided unless the applicant can provide supporting documentation. Street lights plan will need to be submitted with the engineering plans. Environmental Checklist Review 14 (d) Transportation — Revise this section to add frontage improvements to include right-of-way dedication on 130' Place South to city standards. 2. 14 (f) Transportation — Please revise this section to be consistent with trips used in Concurrency analysis. The City cannot support allowing trip credit for the demolished Dunn Lumber site; therefore, this project will generate 75 new PM trips. 12-105632 Doc 1 D. 62980 Mr. Parsaie March 4, 2013 Page 4 Brian Asbury — Lakehaven Utility District, 253-946-5407, BAsbury@lakehaven.org Environmental Checklist Review — Depending on the final approved design, new water main greater than 8-inch diameter may be required (is actually anticipated), and presuming so, this construction should be identified in the SEPA checklist (e.g., "Potential for new water main greater than 8" diameter exists") prepared and submitted for the proposed land use action. If water main greater than 8-inch diameter is ultimately required and is not sufficiently addressed in the initial SEPA checklist and approval, a separate SEPA process may be required prior to authorizing construction of any new water and/or sewer system facilities. APPLICATION STATUS As of today, the 120-day review period has stopped with 53 days used. The review period will begin again within 14 days of a resubmittal of items requested/corrected. When resubmitting requested information, please provide two copies of any reports and six copies of any plans with the enclosed resubmittal form. Pursuant to FWRC 19.15.050, if an applicant fails to provide additional information to the city within 180 days of being notified that such information is requested, the application shall be deemed void. If you have any questions regarding this letter or your development project, please contact me at 253-835- 2641, or rebecca.chapin@cityoffederalway.com. Sincerely, r Becky Chapin Assistant Planner enc: Bulletin 129 `Resubmittal Information' c: Ann Dower, Senior Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Scott Sproul, Assistant Building Official 12-105632 Doc 1 D. 62980 2012 H.U.D. Percent of Median One Person Two person HAverage ousehold Three Person four Person Frye Person Six Person Income Household Household (2.4 Persons)* Household Household Household S Household 301650 Arrerdable Hsg Piymant••• $ 1 121,150 355 S 405 $ 22,210 426 23,800. $ 456 $ $ 26,490. 506 $ MSSO 547 $ 587 Affordable Rent $ 463 $ 529 $ 555 $ 595 $ 660 $ 714 $ 766 Affordable Heure Pyle ••• .7 800 $88,900 $93 400 $100 000 $111 000 S120,000 S128,800 40% Affordable Hsg Payment $ $ 24.640 472 $ 28,160 $ 540 $ $ 29,S68 567 $ 31,680 $ 607 $ $ 35,200 675 $ $ 38,040 729 $ S 40,840 783 Affordable Rent $ 616 $ 704 $ 739 $ 792 $ 880 $ 951 Affordable 140use''rice $103,600 5118,400 $124,300 S133 200 S147.900 $159,900 $171,700 Affordable Hsg Payment $ 30,800 590 11 $ 675 $ 36,960 708 .11 $ 759 $ 111 843 S $ 47,550 911 $ 51,050, Affordable Rent $ 770 S 880 $ 924 $ 990 $ 1,100 $ 11189 $ J76 Affordable House Price $129 500 S147 90❑ $I55 300 $166 400 $184,900 $1991900:::1, .1• Affordable Hsg Payment $ $ 36,960 708 $ 42,240 $ 810 $ 44,352 850 5 47,520 $ 911 $ :11 1,012 S $ 57,960 1,094 $ $ 61,260 1,174 Affordable Rent $ 924 $ 1,056 $ 1,109 $ 1,188 $ 1,320 $ 1,427 $ 1,532 Affordable House Price $155 300 $177,-5Q0 Rt 186 40Q 3199 700 5221 90Q $239,800 S257,500 Affordable Hsg Payment $ 1 826 .1 $ 945 $ 992 $ 1,063 $ 1 1,181 S $ 66,570 1,276 $ $ 71,470 1,370 Affordable Rent $ 1,078 $ 1,232 $ 1,294 $ 1,386 $ 1,540 $ 1,664 $ 1,787 Affordable House Price $181 200 207 100 217 500 $233 080 53. Soo S $258,900 65,000 $279,890 70,200 S $300 40❑ 25,40:0 80 Affordable Hsg Payment $ 11 872 /11 $ 997 $ $ 54,600 1,047 $ 1,121 $ 1,246 $ 1,346 $ 1,445 Affordable Rent $ 1,138 $ 1,300 $ 1,365 $ 1,463 $ 1,625 $ 1,755 $ 1,885 A Horde ble House Price $191 900 $218 600 $229 500. $245,900 $273 200 295 100 316 900 :- Affordable Hsg Payment $ 49,280 945 $ 56,320 $ 1,079 $ 1,133 $ 1,214 $ 70,400 1,349 $ 76,080 1,458 $ 1,566 Affordable Rent $ 1,232 $ 1,408 $ 1,478 $ 1,584 $ 1,760 $ 1,902 $ 2,042 Affordable House price 5207,100 1 $236 700 .1 1248 600 $266 300 1 $295,900 S319 800 e $343,300 Affordable Hsg Payment $ 1,063 $ 1,214 $ 1,275 $ 1,366 $ 1,518 $ 1,640 $ 1,761 Affordable Rent $ 1,386 $ 1,584 $ 1,663 $ 1,782 $ 1,980 $ 2,140 Affordable House Price 233 000 266 30Q $279 600 299 600 11 S332 900 sa,000 $ 13S9,700 95.100 S 385 200 10211010, Affordable Hsg Payment $ 1,181 $ 1,349 $ 1,417 $ 1,518 $ $ 1,687 $ 1,823 $ 1,957 n rrnrdable f,ent $ 1,540 $ 1,760 $ 1,848 $ 1,980 $ 2,200 $ 2,378 $ 2,553 n rrorda blc House P,lcc S258,900 S795.900 $310,700 -332,900 S369,900 $399,700 $429,100 Affordable Hsg Payment $ 1,358 $ 1,552 $ 1,629 $ 1,746 $ 1,940 $ 2,096 $ 2,250 Affordable Rent $ 1,771 $ 2,024 $ 2,125 $ 2,277 $ 2,530 $ 2,734 $ 2,935 Affordable House Price $297,700 $340,300 $357,300 $382,8U0 $425,300 $459,700 $493,500 Affordable Hsg Payment $ 1 1,417 $ 84,480 $ 1,619 $ $ 88, 7041.1 1,700 $ 1,822 $ 105,600 2,024 $ $ 114,120 2,187 $ 1 2,348 AffordAbir ftont $ 1,848 $ 2,112 $ 2,218 $ 2,376 $ 2,640 $ 2,853 $ 3,063 A flora. blc House Prim $310,700 $355 100 $372 800 $399 500 $443 800 :11 $479,700 $515,Q00 Affordable Hsg Payment $ 106,260 2,037 $ 2,328 $ 2,444 1 $ 2,619 $ 2,910 $ 3,144 $ 3,376 Affordable Rent $ 2,657 $ 3,036 $ 3,188 $ 3,416 $ 3,795 $ 4,101 $ 4,403 Affordable House Price 5421,500 $11811800 $s05.900 $542,000 5602,200 $650,809 $698,700 •Snee the average KC household Is about 2.4 persons, this column approximates the median for all households In the County. •• HUD caps the 80% category at the national level, so It represents less than 80% of median Income In the King County area. Many federal programs use this capped 80% level. • rAffordable housing costs are based on 30% of monthly Income. An affordable housing payment (principle and Interest only) Is calculated at 23% of monthly Income. Taxes, utilities and/or condo or homeowner fees are estimated to account for an additional 7%, but could be as much as 10%. Af� p[ ff� calculated at 30% of monthly Income assuming the Inclusion of utllhles In this amount. {l�E]' � This chart currently ca kula tes the affordable mortgage payment based on 10 % down payment and fixed Interest of 4.5%. These may cha g ar er carid Rbns. Many conventional mortgages now require a 20% down payment. 1 ITTE D MAR 21 2013 CITY OF FEDERAL WAY CDS M M ORGAN DESIGN 11201 Fremont Ave N Seattle, WA 98133 GROUP LLC'� Tel: 206 375.3397 Fax: 866 847-6420 +1 u www.margan-design.net � March 19, 2013 Becky Chapin, Assistant Planner Planning Division City of Federal Way 33325 8t" Avenue South Federal Way, WA 98003 RE: Celebration Senior Living Apartments — 32723 Pacific Highway South, Federal Way, WA File # 12-105G32-00-UP MLUP Correction Letter dated 03/04/2013 Dear Ms. Chapin, We have revised the plans and technical documents for the above -referenced project in accordance with your comment letter dated March 4, 2013. Enclosed are the following documents for your review and approval: 1. Eight (8) copies of the updated Architectural Sheets 2. Eight (8) copies of the Civil Drawings 3. One (1) copy of ALTA/ACSM Land Title Survey dated May 3 1, 2000 4. One ( I ) copy of the KC Assessor's Office Printout 5. One ( I ) copy of the updated SEPA Checklist 6. One (1) copy of 201 2 HUD Income Levels by Household Size Document 7. One ( I ) each Grant and Declaration of Easement for South 328th Street The following outline provides each of your comments in Italics, along with a narrative response describing how each comment was addressed: RESUBMITTED Becky Chapin, Planning Olvi5ion, 253-635-2641, MAR 212013 re6ecca.chaprn ciNoffederalway com CITY OF FEDERAL WAY Retaining Walls — The existing retaining wall (along Pacific Hwy) was con5tructe�by the City of Federal Way and cs located within the public right-of-way. As part of the project, access to the main entrance of the East tower for pedestrians 15 located on Architectural Design • Building Envelope Consulting Pacific Hwy South. A stairway through the existing retaining wall has been proposed. It is recommended that the stairs be widened to create a more Inviting, open, plaza -like primary entrance that is clearly visible from the right -of --way. The modification to the retaining wall must be depicted on the civil drawings and reviewed with the right -of --way modifications as part of the building permit. Response: The stairway through the existing retaining wall has been Widened as required and grades have been set at the top and bottom of the stags. Civil drawings Will show this at BP submission stage. Building Height — It appears that the buildings meet Federal Way Revised Code )'WRC) 19.220, 000, height of structure requirements. However, the 2009 International Building Code (lBC) measures height from grade plan to the average height of the highest roof surface, which is slightly different than the measurement of average building elevation (ABE) per FWRC. The more restrictive of the two code provisions shall apply. Please note: the IBC height measurement must be depicted on Me building permit submittal drawings. Response: We are aware of the differences between building heights as it relates to zoning and building. The building permit plans will depict building height calculations for building and fire purposes. Preliminary Landscape Plan Landscaping plan corrections are not required to be completed In order to receive Process Ill "Project Approval. " The following comments are provided as a courtesy for the final landscape plan, which will be reviewed as a component of the building permit. Note that the landscape legend shall be revised to list the specific trees, shrubs, and ground covers proposed for each planting area, with size, quantity, and spacing of each item. All landscape planting shall be verified for the accurate plant count depicted on the plans and completed prior to issuance of a Certificate of Occupancy. Response: Landscape plans will be revised as noted in the BP submission stage. I. Trees along the southern perimeter landscape area must be spaced equally and Include a mixture of evergreens and deciduous trees. Additional evergreen trees interspersed are required. Response: Landscape plans will be revised as noted in the BP submission stage. 2. Type /// landscaping requires large shrubs at least 24 inches In height (measured from top of shrub to the ground) be planted. In the size column please correct the sizes of the shrubs provided to 24 inches. MDG Response to MLUP 03.19.13 2 Response: Landscape plans will be revised as noted in the BP submission stage. Community Design Gudelmes — The proposed Celebration Senior Living Apartments 15 subject to the provr3ion5 of FWRC l 9, l l 5, Community Design Guidelines. Additional information 15 required about the following: A. Pedg5trian Circulation — The subyect site is In the vicinity of the B.P.A trail and Celebration Park. Please provide bicycle racks near entrances to provide additional transportation modes for residents, guests, and employees. Response: Bicycle racks have been provided for the residents, invited guests and employees in the parking area of the residential buildings. Additionally, bicycle parking for visitors have been provided at the north side of the community building. 5. CPTED — Crime Prevention through Environmental Design (CPTED) principles, design guidelines and performance standards will be used during project development to Identify and incorporate design features that reduce opportunities for criminal activity to occur. The Federal Way Police Department is currently reviewing the CPTED checklist and any comments will be forwarded to the applicant at a later date. Response: We are in receipt of the CPTED correction email sent on 03/07/201 3. This letter is prepared to serve as our formal response to the comments/concerns provided in the said email letter. # I . Rooftop garden in the community building 15 to serve our building tenants and invited guests only. The rooftop 15 locked at all times and can only be accessed from outside via keycard or keypad while it 15 always accessible from inside as a means of egress from the rooftop. There will be a gate located at the top of the stairs that would prevent uninvited guests from gaining entry to this area. #2. Structured parking garages are secured at all times. The gates will operate only with a transmitter or when buzzed in by the tenant or onsite leasing or maintenance staff. Guest parking 15 provided inside the parking garages when pre -arranged by the tenant with the onsite management staff. Additionally, security cameras will be placed at strategic locations to monitor access and overall activities near all entrances to the buildings. There are 8 parking stalls at grade located to the north of the community building which serve visitors to the leasing office only. #3. Parking garages will be illuminated in accordance with the Code provisions. Reflected ceiling plans will be provided as part of the building permit submittal for the parking garages. MDG Response to MLUP 03.19.13 3 #4. Pede5trian ramps located within the parking garages are very subtle in slope Additionally, the parking garages are designed with open concept, except for the required structural columns, to minimize corners and improve visibility and safety of the building tenants and invited guests. #5. To the extent required by the Code, emergency/panic alarms will be provided. It should be noted that the parking garages are NOT meant for the use by the members of the general public; rather these are private parking garages for the residents and invited guests only. There are no Code provisions that require emergency/panic alarms on private rooftop gardens and therefore none will be provided. Affordable /-lousing — Under FWRC / 9. / / 0.0 / 0, affordable hou5mg means dwelling units that are offered for rent at a rate that 15 affordable to those mdividu915 and families having Incomes that are 50 percent or below the median county Income. You have Indicated that the affordable housing units will be based on the areas' 'Adjusted Median Income" or AMI. Provide a table that clearly demonstrates that the proposed AMI rate 15 con5i.5tent with the county median Income rate. Note that prior to issuance of a certificate of occupancy, the applicant will be required to sign and record at Kmg County Records and Elections an affordable housing covenant that has been reviewed and approved by the City'.s Law department. Response: Area MJL15ted Median Income levels are set by HUD for each county. The Project will provide 3017o of the units at or below 50% of AMI per the attached HUD guidelines set for 201 2 income levels for King County area (5ubject to yearly change) while the remainder of the units will be at GO% of AMI. The GO% AMI standard 15 the standard under the federal low income housing tax credit program. This clearly demonstrates that the Project by far surpasses the City'5 affordable housing requirements set at 5% of the units Set aside for individuals with incomes at or below 501Io AMI. Additionally, a5 part of the W5HPC tax credit requirements, a covenant/declaration will be recorded with king County. Prior to recording of said covenant/declaration, it will be provided to the City for review. School Impact Fee — The project 15 I15ted a5 a senior housing project for residents 62 years or older. FWRC requires that a covenant to that effect be approved by the City'5 Law department and recorded against the property. Please provide the covenant for review prior to recording. Response: A covenant will be provided at a later date, prior to issuance of Building Permit, for review and approval by the City prior to recording. Ann Dower, Public Works — Dev. Services, 253-635-2732, ann.dower[c c�tyof federa/way. coin l . On the demolition plan, only one of the four utility poles on the north Side of South 326th Street was 5pecafically called out for removal. All will need to be removed. MDG Response to MLUP 03.19.13 4 Response: All utility poles on the north side of South 328th Street are now specifically called out for removal. 2. Please note that PSE utility work can be a lengthy process. The applicant is advised to begin this process early. Response: The general contractor has been notified to coordinate with Puget Sound Energy for the utility removal work. 3. All easements within the area to be dedicated for public right-of-way must be relinquished. It is the applicant's responsibility to obtain relinquishments from the easement holders. The applicant is advised to begin this process early. Response: We are working with the owner for relinquishments of all easements within the right-of-way to be dedicated along South 328th Street. There are easements within the portion of South 328th Street for ingress/egress and utility installation which will be relinciuished at the time of right-of-way dedication. Copies of those easements are attached with this package. 4. A portion of l 3th Place South 15 shaded on the preliminary grading and drainage plan, as if it i.s to be reconstructed. Is this a requirement of the water line extension? Please explain. Response: The proposal 15 to construct a water line in 13th Place South along the east side of the roadway. As part of this work it 15 proposed to overlay half of the street as shown. 5. A portion of the road construction for South 328th Street is shown on private property to the south. Please provide a copy of the easement or secure written permission from the property owner to allow work on the property. The adjacent property owner must also be willing to dedicate the property to the public for roadway. Response: We are working with the owner of the Celebration 5enior Living Apartments to contact the property owner along the south side of South 328th Street in order to obtain permission to dedicate property to the public for the roadway as shown on the submitted plans. 6. The connection to the existing south half of the roadway on South 328th Street will require a taper that meets W50OT standards (W52/60). Response: A centerline taper of 1 15 feet in length which meets W5DOT standards 15 now shown on the illumination and channelization plan for South 328th Street. Sarady Long, Public Works — Traffic, 253-635-2743, s. &: ngacItyoffederalw.?v; co MDG Response to MLUP 03.19.13 5 Land Use Review / . The proposed is/and Should be designed to accommodate vehicles that may be reasonably expected to use the facility and will not create safety/conflict with on- 51te through traffic. Response: Per conversations with Sarady Long, this comment 15 a requirement to verify turn radiuses for emergency vehicles and garbage trucks to serve the subject property. This has already been done and the island configuration works with emergency vehicle and garbage truck maneuvering diagrams. 2. Show 4' ROW dedication along frontage on l 3th Place South. Also, please verify with Development 5ervice5 if a new 2" grind and overlay 15 needed. Response: Pour -foot right-of-way dedication 15 now shown on the frontage of 13th Place South. This project 15 proposing to construct a water line in 13th Place South with a full pavement patch for the full travel lane width on the east side of the street. 3. Additional ramps are needed at l3th Place South and South 326th Street intersection to meet ADA. Response: An additional ramp 15 shown at the west side of the 13th Place South and South 328th Street intersection meeting ADA requirements as requested. 4. Please provide documentation showing the total square footage for the demolished Dunn Lumber bite for T/F credit. Credit for the existing use will not be provided unless the applicant can provide 5upportmg documentation. Response: A copy of ALTA/ACSM Land Title Survey prepared by barghausen dated May 3 1, 2000 has been provided that shows the location and overall square- footages of the Dunn Lumber buildings. 5. Street lights plan w111 need to be submitted with the engmeermg plans. Response: A street lights plan has been added to the civil plan set as requested. Environmental Checklist Review l . 14 (d) Transportation — Revise thin section to add frontage improvements to Include right-of-way dedication on l 3th Place South to city standards. Response: SEPA checklist has been updated as noted above. 2. 14 (f) Transportation — Please revise this section to be consistent with tripe used in Concurrency analysis. The City cannot support allowing trip credit for the MDG Response to MLUP 03.19.13 6 demolished Dunn Lumber site; therefore, this protect wll generate 75 new PM trips. Response: This contradicts item #4 under Land Use Review above. A copy of ALTNAC5M Land Title Survey prepared by Barghausen dated May 3 1, 2000 has been provided that shows the location and overall square-footages of the Dunn Lumber buildings. Additionally, we have attached a copy of the KC Assessor's Office printout showing taxes paid for "improvements" in previous years, prior to the structures being demolished. Brian Asbury — Lakehaven Utihty District, 253-946-5407, B456u lakehaven. or EnvIronmental Checklist RevIew — Depending on the final approved design, new water main greater than &-inch diameter may be required (is actually anticipated), and presuming so, this construction should be identified in the 5EPA checklist "Potential for new water main greater than 8" diameter exists') prepared and submitted for the proposed land use action, if water main greater than &-inch diameter is ultimately required and is not sufficiently addressed In the Initial 5EPA checklist and approval, a separate 5EPA process may be required prior to authorizing construction of any new water and/or sewer system facilities. Response: 5EPA checklist has been updated as noted above. We believe that the above responses, together with the enclosed revised plans and technical documents, address all of the comments in your letter dated March 4, 20 13. Please review and approve the enclosed at your earliest convenience. If you have questions or need additional information, please do not hesitate to contact me at this office. Thank you. Please do not hesitate to contact our office should you have any questions or concerns regarding this letter. Sincerely, MORGAN DESIGN GROUP LLC V Jean M. Morgan, AIA President * Principal Architect MDG Response to MLUP 03.19.13 % MORGAI ❑ESIG GROUP LLc March 1 1, 2013 11207 Fremont Ave N Seattle, WA 98133 Tel: 206 375-3397 Fax: 866 847-6420 www.rriorgan-design.net Becky Chapin, A5515tant Planner Planning DIV151on City of Federal Way 33325 6" Avenue South Federal Way, WA 98003 RECEIVED MAR 12 2013 CITY OF FEDERAL WAY CDS RE: Celebration Senior Living Apartments — 32723 Pacific Highway South, federal Way, WA Pile # 1 2-1 05G32-00-UP CPTED Correction Letter dated 03/07/2013 Dear M5. Chapin, We are in receipt of the CPTED correction email sent on 03/07/2013. This letter 15 prepared to serve a5 our formal re5pon5e to the comments/concerns provided in the Said email letter. # I . Rooftop garden in the community building 15 to serve our building tenants and invited guests only. The rooftop 15 locked at all times and can only be accessed from outside via keycard or keypad while it 15 always acce551121e from inside a5 a means of egress from the rooftop. There will be a gate located at the top of the 5tair5 that would prevent uninvited guests from gaining entry to this area. #2. Structured parking garages are secured at all times. The gates will operate only with a transmitter or when buzzed in by the tenant or on5ite lea51ng or maintenance staff. Guest parking 15 provided m5lde the parking garages when pre -arranged by the tenant with the on5lte management staff. Additionally, Security cameras will be placed at strategic locations to monitor access and overall activitle5 near all entrances to the buildings. There are 8 parking stalls at grade located to the north of the community building which Serve v151tor5 to the leasing office only. #3. Parking garages will be illuminated in accordance with the Code prov15lon5. Reflected ceiling plane will be provided a5 part of the building permit 5ubmlttal for the parking garages. #4. Pedestrian ramps located within the parking garages are very subtle in slope Additionally, the parking garages are designed with open concept, except for the rec[uired Architectural Design Building Envelope Consulting structural columns, to minimize corners and improve visibility and safety of the building tenants and invited guests. #5. To the extent required by the Code, emergency/panic alarms will be provided. It should be noted that the parking garages are NOT meant for the use by the members of the general public; rather these are private parking garages for the residents and invited 5jue5t5 only. There are no Code provi5ion5 that require emergency/panic alarms on private rooftop gardens and therefore none will be provided. Please do not hesitate to contact our office should you have any questions or concerns regarding this letter. 51ncerely, MORGAN DESIGN GROUP LLC 111 `-l-,IJrl4 161— �fl Jean M. Morgan, AIA President t- Principal Architect cc: Client; File MDG Response CPTED 03.11.13 2 Lindsey Tiroux From: Lindsey Tiroux Sent: Thursday, March 07, 2013 1:06 PM To: Rebecca Chapin Subject: RE: Celebration Senior Living Apartments, 32723 Pac Hwy S Becky, I just wanted to follow-up with a bulleted list of PD concerns/questions regarding the proposed Senior Living apartment Project at 32723 Pac Hwy S. Please let me know if you need anything else from me. Have a great day! Concerns/Questions: Concern regarding security measures of the rooftop garden. Will it be open in the evening hours? If so, we suggest there be more lighting and camera's placed on the rooftop garden for safety of residents. Also, landscaping and building design should ensure that there are no areas of possible concealment on the rooftop. e Concern regarding parking garage area. Is this visitor parking also? How is access in and out of the garage monitored? Parking garages are a prime target for crimes of all kinds, especially if it is located near such a main street as Pacific Highway South. o We would like to ensure that the garage will be illuminated well and suggest that the concrete walls are stained with White Stain, which is a cost effective method of increasing general brightness and sense of wellbeing. 8 We would also suggest having minimal ramps, walls and corners throughout. If this is unavoidable, placing mirrors and cameras to take away areas of concealment is requested. It is recommended to install emergency/panic alarms both in the parking garage, as well as the rooftop gardens. At this time the rest of the proposed plans and normal security procedures for SHAG Senior Living facilities seem sufficient. t_%wdselu Ttroux Cr%vu.e AvOILUst awd Prevevdi&D 5peo%R[Lst Feolerat wad PoLLoe Departmemt I.%wdse� .t%roi.�c@c%t� o f f edera I,wa � .covu. 253-g3� ��o�-PhovLe 25s-8s� �gyg- fax Fmederal wad POUC'e Departmewt is ov. f:aceboole From: Rebecca Chapin Sent: Wednesday, February 20, 2013 3:50 PM To: Lindsey Tiroux Cc: Janet Shull Subject: RE: Celebration Senior Living Apartments, 32723 Pac Hwy S Hi Lindsey, That would be great, I can wait to send out the letter until I meet with you. I'm aware that Janet Shull also routed some plans for an apartment complex your way as well (Park 16). 1 thought it be best if we both meet with you to discuss our projects together. Honestly, I'm fairly new at site plan review myself, that Janet would be better at explaining the review process etc. We are both available next week, although I'm out Monday, if you have some time to meet. Possibly we can set something up for Tuesday. Let me know what your schedule is like. Thanks, Becky From: Lindsey Tiroux Sent: Wednesday, February 20, 2013 3:20 PM To: Rebecca Chapin Subject: RE: Celebration Senior Living Apartments, 32723 Pac Hwy S Becky, I apologize for the delay and have been looking over the plans with several people here at the PD to get input. Most of the concern revolves around the parking area, landscaping and lighting. This is typical of most proposed projects, as the police always want to see lower cut bushes, higher cut tress and as much lighting outside the building as is possible (especially for senior housing). If there is time, I would like to look at the plans with you but I know much time has already gone by and you probably need to get your letter sent. I am not sure who Kelly Crouch previously worked with regarding the CPTED reviews in the past but I am VERY new at this process. I would love the opportunity to meet with you and perhaps get a better idea of how to read the project plans and what information (and how you get it) from me is helpful. I am not sure how Kelly was communicating her findings with the planning department on project plans but would like to find out how I can best serve you all. My experience up to this point has been in conducting CPTED reviews of already existing houses and buildings. If you would be willing to give me a mini lesson on looking at these plans, I would greatly appreciate it. I am looking for outside training now that this is part of my job duties but that is at least a couple months out. Let me know what you think and thanks so much for any help you can offer me! L-fwdseU-r1roux C,yuv-e Av aLUst avuol Prevevtitbovu spectaUst 1=ederaL wau PD[Lce Department l.ivi.d.s .t% cit raiwa .o vH. 253-835--�j D-Pl7owe 2ss-8s� �gyg- i=ax Federal wau PoUce Departwt.ewt %s ow FacebOOZ in :Ilwrvw. ac b o .c dwa �D From: Rebecca Chapin Sent: Wednesday, February 20, 2013 8:17 AM To: Lindsey Tiroux Subject: Celebration Senior Living Apartments, 32723 Pac Hwy S Hi Lindsey, I wanted to check in with you to see if you have comments on the CPTED checklist or site plan regarding the above -mentioned senior apartment project routed to you a couple weeks ago. I'm sending out a comment letter and wanted to make sure to include any comments if you have any. Let me know if you have any questions. Thanks, Becky Chapin Assistant Planner City of Federal Way 33325 8th Avenue South Federal Way, WA 98003-6325 Phone:253-835-2641 Rebecca.Cha in ci offederalwa .com 4�� CIT Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 81h Avenue South Federal Way, WA 98003-6325 253-835-2607-Fax 253-835-2609 www.ci c,ffed"olwn .com Crime Prevention Through Environmental Design (CPTED) Checklist Directions Please fill out the checklist to indicate which strategies have been used to implement CPTED principles in your proposed project. Please check all strategies that are applicable to your project for each of the numbered guidelines. You may check more than one strategy for each guideline. Your responses will be evaluated by City Staff, and will be integrated into the Site Plan and/or Building Permit review process. Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy 0 Applicable during Site Plan Review e Applicable during Building Permit Review Section 1.0 Natural Surveillance 1.1 Blind Corners _,Conforms Avoid blind corners in pathways and parking lots. _DRevise -1NA Comments: ✓ Pathways should be direct. All barriers along pathways should be permeable (see through) including landscaping, fencing etc. ■ Consider the installation of mirrors to allow users to see ahead of them and around corners. e 1 Other strategy used: 1.2 Site and Building Layout _-,Conforms Allow natural observation from the street to the use, from the _!Revise use to the street, and between uses _-.NA Cotninents:A Bulletin #022 —January 1, 2011 Page 1 of 9 k:lHartdou1slCP1' t k s 012 CITY OF FEDERAL WAY CDS Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan tLeview e Applicable during Building Permit Review ✓ Orient the main entrance towards the street or both streets on For Non -Single corners. ■ Family Development Position habitable rooms with windows at the front of the dwelling. 0 Access to dwellings or other uses above commercial/ retail development should not be from the rear of the building. X ✓ Offset windows, doorways and balconies to allow for natural observation while protecting privacy. 0 ❑ Locate main entrances/exits at the front of the site and in view of the street. ■ For Commercial/ Retail/ Industrial If employee entrances must be separated from the main and Community El entrance, they should maximize opportunities for natural Facilities surveillance from the street. A ❑ In industrial developments, administration/offices should be located at the front of the building. R Avoid large expanses of parking. Where large expanses of ✓ parking are proposed, provide surveillance such as security For Surface cameras. ■ Parking and Parking Strictures ✓ Access to elevators, stairwells and pedestrian pathways should be clearly visible from an adjacent parking area. M ✓ Avoid hidden recesses. ■ ✓ Locate parking areas in locations that can be observed by adjoining uses. K Open spaces shall be clearly designated and situated at For Common/ locations that are easily observed by people. Parks, plazas, Open Space ✓ common areas, and playgrounds should be placed in the front Areas of buildings. Shopping centers and other similar uses should face streets. III Other strategy used: 13 Bulletin #022 — January 1, 2011 Page 2 of 9 Evaluation for Agency Use Only k:\Handouts\CPTED Checklist Section and Performance Standard 1.3 ✓ Functional Area Performance Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review .Evaluation for Agency use Only Common/Open Space Areas and Public On -Site Open _❑Conforms Space _FiRevise Provide natural surveillance for common/open space areas. nNA Comments: Position active uses or habitable rooms with windows adjacent ✓ to main common/open space areas, e.g. playgrounds, swimming pools, etc., and public on -site open space. ■ Design and locate dumpster enclosures in a manner which ✓ screens refuse containers but avoids providing opportunities to hide. 0 Locate waiting areas and external entries to elevators/stairwells ✓ close to areas of active uses to make them visible from the building entry. e ✓ Locate seating in areas of active uses. e Other strategy used: 1.4 Entrances ❑Conforms Provide entries that are clearly visible. —Revise _7!NA Comments: ✓ Design entrances to allow users to see into them before entering. 1.0 Entrances should be clearly identified (Signs must conform to ✓ FWRC 19.140.060. Exempt Signs. (Applicable during Certificate Of Occupancy Ins ection . Other strategy used: El 1.5 Fencing Conforms Fence design should maximize natural surveillance from the _Revise street to the building and from the building to the street, and i NA minimize opportunities far intruders to hide. Comments: Bulletin #022 —January 1, 2011 Page 3 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Sirategy 0 Applicable during Site Plan Review 8 Applicable during Building PemuI Review ✓ Front fences should be predominantly open in design, e.g. pickets or wrought iron, or low in height. e Design high solid front fences in a manner that incorporates ❑ open elements to allow visibility above the height of five feet. e If noise insulation is required, install double -glazing at the ❑ front of the building rather than solid fences higher than five feet. e Evaluation for Agency Use Only Other strategy used: 1.6 Landscaping _- Conforms Avoid landscaping which obstructs natural surveillance and _-Revise allows intruders to hide. NA Comments: ✓ Trees with dense low growth foliage should be spaced or their crown should be raised to avoid a continuous barrier. ■ Use low groundcover, shrubs a minimum of 24 inches in ✓ height, or high -canopied trees (clean trimmed to a height of eight feet) around children's play areas, parking areas, and along pedestrian pathways. Ei ✓ Avoid vegetation that conceals the building entrance from the street. El Other strategy used: 1.7 Exterior Lighting —FIConforms Provide exterior lighting that enhances natural surveillance. ,]Revise (Refer to FWRC 19.115.050(7)(a) for specific lighting f7NA requirements.) Continents: Prepare a lighting plan in accordance with Illuminating Engineering Society of America (IESA) Standards, which ✓ addresses project lighting in a comprehensive manner. Select a lighting approach that is consistent with local conditions and crime problems. El Bulletin #022 - January 1, 2011 Page 4 of 9 k:\Handouts\CPTED Checklist a Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Revinc p Applicable during Building Permit Review Locate elevated light fixtures (poles, light standards, etc.) in a ✓ coordinated manner that provides the desired coverage. The useful ground coverage of an elevated light fixture is roughly twice its height. r For areas intended to be used at night, ensure that lighting ✓ supports visibility. Where lighting is placed at a lower height to support visibility for pedestrians, ensure that it is vandal - resistant. e ✓ Ensure inset or modulated spaces on a building facade, access/egress routes, and signage is well lit. e ✓ In areas used by pedestrians, ensure that lighting shines on pedestrian pathways and possible entrapment spaces. e Place lighting to take into account vegetation, in its current and ✓ mature form, as well as any other element that may have the potential for blocking light. e Avoid lighting of areas not intended for nighttime use to avoid giving a false impression of use or safety. If danger spots are usually vacant at night, avoid lighting them and close them off to pedestrians. e ✓ Select and light "safe routes" so that these become the focus of legitimate pedestrian activity after dark. N Avoid climbing opportunities by locating light standards and electrical equipment away from walls or low buildings. e ❑ Use photoelectric rather than time switches for exterior lighting. e In projects that will be used primarily by older people ✓ (retirement homes, congregate care facilities, senior and/ or community centers, etc.) provide higher levels of brightness in public/common areas. e Other strategy used: 0 1.8 Mix of Uses In mixed use buildings increase opportunities for natural surveillance, while protecting privacy. Evaluation for Agency Use Only Conforms _ Revise _7NA Comments: Bulletin #022 —January 1, 2011 Page 5 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ! Applicable during Site Plan Review e Applicable during Building Permit Rcview Where allowed by city code, locate shops and businesses on lower floors and residences on upper floors. In this way, ❑ residents can observe the businesses after hours while the residences can be observed by the businesses during business hours. ■ ❑ Include food kiosks, restaurants, etc. within parks and parking structures. ■ Other strategy: used_The bulk of residential amenities such as business center, rental offices, library, fitness center etc. have ✓ been located along street frontages. 1.9 Security Bars, Shutters, and Doors _rConforms When used and permitted by building and fire codes, security Revise bars, shutters, and doors should allow observation of the street _DNA and be consistent with the architectural style of the building. Comments: Security bars and security doors should be visually permeable (see -through). e Other strategy used: Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Section 2.0 Access Control - 2.1 Building Identification 7Conforms Ensure buildings are clearly identified by street number to 'Revise prevent unintended access and to assist persons trying to find _ 7NA the building. Identification signs must conform to FWRC Comments: 19.140.060. Exempt Signs. ✓ Street numbers should be plainly visible and legible from the street or road fronting the property_ e Bulletin #022 —January 1, 2011 Page 6 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review In residential uses, each individual unit should be clearly numbered. In multiple building complexes, each building entry ✓ should clearly state the unit numbers accessed from than entry. In addition, unit numbers should be provided on each level or floor. e ✓ Street numbers should be made of durable materials, preferably reflective or luminous, and unobstructed (e.g_ by foliage). e For larger projects, provide location maps (fixed plaque ❑ format) and directional signage at public entry points and along internal public routes of travel. e Other strategy used: 2.2 Entrances _ -Conforms Avoid confusion in locating building entrances. � Revise �NA Comments: Entrances should be easily recognizable through design ✓ features and directional signage. (Signs must conform to FWRC 19.140.060. Exempt Signs. ■ ✓ Minimize the number of entry points. R Other strategy used: —All entry/exit points are secured and/or ✓ monitored. 2.3 Landscaping _Conforms Use vegetation as barriers to deter unauthorized access. _Revise _ ❑NA Comments: ❑ Consider using thorny plants as an effective barrier. e Other strategy used: 2.4 Landscaping Location ^ -lConforms Avoid placement of vegetation that would enable access to a _Revise building or to neighboring buildings. -:NA Conunents: Bulletin #022 - January 1, 2011 Page 7 of 9 k:\Handouts\CPTED Checklist W1 Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy i Applicable during Site Plan Review e Applicable during Building Permit Review Avoid placement of large trees, garages, utility structures, ✓ fences, and gutters next to second story windows or balconies that could provide a means of access. ■ Other strategy used: 2.5 Security -1 Confarms Reduce opportunities for unauthorized access —Revise _ NA Comments: Consider the use of security hardware and/or human measures ✓ to reduce opportunities for unauthorized access. (Applicable during Certificate o acwuoancy Inspection . Other strategy used: 2.6 Signage _-'Conforns Insure that signage is clearly visible, easy to read and simple -'Revise _"`NA to understand [Signs must conform to FWRC 19.140.060. Exempt Signs]. Comments: ✓ Use strong colors, standard symbols, and simple graphics for informational signs. e Upon entering the parking area, provide both pedestrians and For Surface ✓ drivers with a clear understanding of the direction to stairs, Parking and elevators, and exits. e Parking Structures ✓ In multi -level parking areas, use creative signage to distinguish between floors to enable users to easily locate their cars. e Advise users of security measures that are in place and where to find them, i.e. security phone or intercom system. e Provide signage in the parking area advising users to lock their cars. e Bulletin #022 — January 1, 2011 Page 8 of 9 k:\Handouts\CPTED Checklist 5 A Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy t Applicable during Site Plan Review e Applicable during Building Permit Review ❑ Where exits are closed after hours, ensure this information is indicated at the parking area entrance. e Other strategy used: Section 3.0 Ownership 3.1 Maintenance %conforms Create a "cared for" image _71 Revise "'NA comments. Ensure that landscaping is well maintained, as per FWRC ✓ 19.125.090, in order to give an impression of ownership, care, and security. (Ongoing). Where possible, design multi -unit residential uses such that no ❑ more than six to eight units share a common building entrance. ■ Other strategy used: 3.2 Materials : Conforms _-Conforms Use materials, which reduce the opportunityfor vandalism. _ DRevise _ DNA Comments: Consider using strong, wear resistant laminate, impervious glazed ceramics, treated masonry products, stainless steel ✓ materials, anti -graffiti paints, and clear over sprays to reduce opportunities for vandalism. Avoid flat or porous finishes in areas where graffiti is likely to be a problem. e Where large walls are unavoidable, refer to FWRC 19.125.040(21) regarding the use of vegetative screens. e Common area and/or street furniture shall be made of long ✓ wearing vandal resistant materials and secured by sturdy anchor points, or removed after hours. e Other strategy used:. u Bulletin #022 — January I, 2011 Page 9 of 9 k:\Handouts\OPTED Checklist CURB RETURN FLOWLINE ELEVATIONS CURVE A PC S 841+79.58, 80.04' LT 395.96 1/4 395.53 S 841465.38. 60.71' LT LOW SPOT 395.32 112 395.45 3!4 395.69 PT S 842+14.58.45.00' LT 395.94 T. 21 N. R. 4E. W.M. CURVEA o • 53 LT INTEGRAL CURB Ll� MAT I PD-1 PVMT ovxua oy _ 1 ""V ..� _. _ .... 7 .. .. _...-. - efe.--.y�, Fig RI .. - - -- --/tLT�.H 75RTCSXSTIN A 20� ., ..'.' i_._.._.MATGH E]S5T. S 843+42 57 RTPVk1 iBEGIN 1'-0' INTEGRAL CURE 1 ENP WALL 20 8T RT SEE RETAILINTEGRAL CURB i MATCH EKST I 9Y T----MATCH EXST PVMT - - - - • - -- -. ; 4 • i k1L_5484.90 59. VMT_.....---..—'—MATCHV? ST_: a(TYP.) �7� - .. + = PD-1PBEGINE%TRCURS ._._--- PVMT END DETAI4'xEGRA� Ci7$$ D.1_S845+87.5=MATCH EXST P0.1 SEEDETAIL� .� ti3`RT&-10D'RT632 RF APPD-1 LEGENDseas+12 1D0RT URB APPAVING CONSTRUCTION NOTES: PROPOSED DRIVEWAY, SEE � OR � NOTES: ST sa—Z—� Of PD-3 PD3 ❑1 ADJUSTTO FINISHED GRADE 1. FOR GENERAL NOTES, SEE DWG PA 1. 'i 51' � `PAVING LIMITS � � M BEG SEE IDETAILNi'EGRJSI.CURB ❑ REQUIRES THE REMOVAL OF ADJUSTMENT- Y RINGSAND CONESECTION OR MANHOLE LID FULL DEPTH PAVING CURB RAMP '� �.. _• . ,• f t AND INSTALLATION OF 2' MANHOLE RISER AND PD-1 NEW ADJUSTMENT RINGS. LOCATIONS SR99 `••- s g RECONSTRUCT MANHOLE ❑ AND ADJUSTTO GRADE, ® CURVENO. c y 0 20 40 li0 SEE GENERAL NOTE 14 ON PA-1. STA OFFSET o CROWN TRANSITION S 841+94,54 151.31 LT KEY MAP e Scale In Feet Q REPLACE MANHOLE 48 IN. DIAM. TYPE 1- A B L i L DSCN M.Ronaa e W1 eyf INTEGRALCURB Q-STA.844-W REVISE SIDEWALK PLANTER AND DRNEmy UMRS MR MR K1 W - BM IS ONE NQI ON �� DR CE12M CITY D� SR99 HDV LANES PHASE 2 - 5.324TH IV 5.340Tl3 ST. 3$ Of �87 PA-9 DR B.J. McCorkle �� I;M L. Reid e '�T REVISE SIDEWALK PLANTER AND DRIVEWAY LINTTS RfiVISESIOEWALK PLANTER AND DRIVEWAYM1iRS MR MR W MJ O �s r ;6 gONE INCH ON { ' SC ES ACCORDW0.Y. H I LL - Federal Way ALIGNMENT AND PAVING PLAN DATE APR. 2004 p 159668 HD. �� M. Johnson NO. DATE REVISION BY APVD �Lp�� Np .rc a,� r� �qcc s�gpp��y wiw.s M /a or sw... �xrrxa r a k pT to �c �r�.. x n�az a x P .%bl xrr ori�e INO.SC� �rt T[ neap Nf+n41+1W 4�iC...L 25fa363c.Cm 14-5EP-2004 1fi�23tiS2 - CITY OF .� Federal Way February 20, 2013 John Parsaie Morgan Design Group LLC 11207 Fremont Avenue North Seattle, WA 98133 CITY HALL FILrL. 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 wwww cityoffederalway. com RE: File #12-105633-00-SE; ENVIRONMENTAL THRESHOLD DETERMINATION Celebration Senior Living Apartments, 32723 Pacific Hwy South, Federal Way Dear Mr. Parsaie: The city and jurisdictional agencies have reviewed the environmental checklist submitted with the Celebration Senior Living Apartments Process III Master Land Use (MLU) application. It has been determined that the proposal will not have a probable significant adverse impact on the environment. As a result, an Environmental Impact Statement (EIS) is not required to comply with the State Environmental Policy Act (SEPA). A copy of the Determination of Nonsignificance (DNS) is enclosed. The Optional DNS Process was used to review this proposal. The 14-day comment period required by SEPA Rules ran concurrently with the public comment period associated with the notice of land use application, which began on February 1, 2013, and ended February 18, 2013. The city did not receive written comments regarding the MLU application or environmental checklist. Pursuant to Washington Administrative Code -(WAC) 197-11-355, a second comment period is not required upon issuance of the DNS. The enclosed DNS was issued on February 20, 2013. The city will provide a copy of the DNS to the Department of Ecology, agencies with jurisdiction, Puyallup and Muckleshoot tribes, and anyone requesting a copy. All final determinations may be appealed within 14 days following the issuance of the DNS. No licenses, permits, or approvals will be issued until completion of the appeal period, which ends March 6, 2013. The decision not to require an EIS does not grant the license, permit, or approval you are seeking from the city. The environmental record is considered by the decision maker(s) and conditions will be imposed to reduce identified environmental impacts, as long as the conditions are based on adopted and designated city policy. After a final decision has been made on your proposal you may, but are not required to, publish a Notice of Action as permitted in RCW 43.21 C.075. The Notice of Action sets forth a time period after which no legal challenges regarding the proposal's compliance with SEPA can be made. The city is not responsible for publishing the Notice of Action. Questions regarding the environmental review component should be directed to me at 253-835-2641 or rebecca.chanin@cib ffederalway.com. Sincerely, Yky� Bhapin Assistant Planner enc: DNS Doc. I.D. 63067 CITY OF �-`•R �" Federal Way DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000, Fax 253-835-2609 www.cityoffederclway.com DECLARATION OF DISTRIBUTION I �,►, hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significarce (DS) and Scoping Notice 19 bliatkanot Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretatbn ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was Amailed ❑ faxed IN e-mailed and/or ❑ posted to or at each of the attached addresses on ate.. 2013. Project Name File Number(s) I a -1 b,5 6 3 Signature -:�- Date '� , � C), ~ a bt 'D Administration files\Declaration of Distdbution.doc/Last printed 1 /10/2013 11:39:00 AM CITY OF Federal Way ENVIRONMENTAL DETERMINATION OF NONSIGNIFICANCE (DNS) Celebration Senior Living Apartments File No.12-105633-00-SE Proposal: The applicant proposes to develop a vacant site with a multi -unit apartment complex comprised of 380 independent rental units. The project consists of two 65-foot towers joined by a skybridge, each with their own ground level parking. A 5,069 sq. ft. social building, common open space, landscaping, and associated right-of-way and site improvements are also included. Proponent: Jean Morgan, Morgan Design Group LLC, 11207 Fremont Ave N. Seattle WA, 98133 Location: 32723 Pacific Highway South, Federal Way Lead Agency: City of Federal Way Community and Economic Development Staff Contact: Becky Chapin, Assistant Planner, 253-835-2641 The Responsible Official of the City of Federal Way hereby makes the following decision based upon impacts identified in the environmental checklist, Federal Way Comprehensive Plan, Federal Way Revised Code, 2009 King County Surface Water Design Manual, and other municipal policies, plans, rules, and regulations designated as a basis for exercise of substantive authority under the State Environmental Policy Act Rules pursuant to Revised Code of Washington (RCW) 43.31 C.060. The lead agency for this proposal has determined that it does not have probable significant adverse impact on the environment and an Environmental Impact Statement (EIS) is not required under RCW 43.21C.032(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued after using the ❑ tional DNS rocess in WAC 197-11-355. No written comments were received in response to the 14 day comment period that ended February 18.2013_. There is no further comment period on the DNS. You may appeal this determination to the Federal Way City Clerk, no later than 5:00 p.m. on March 6, 2013, by a written letter stating the reason for the appeal of the determination. You should be prepared to make specific factual objections. Responsible Official: Isaac Conlen, Planning Manager for Patrick Doherty, Director of Community and Economic Development Address: Date Issued: 33325 8`h Avenue South, Federal Way, WA 98003 Doc I.D. 63066 DEPT OF ECOLOGY ENVIRONMENTAL REVIEW SEC PO BOX 47703 OLYMPIA WA 98504-7703 sepaunit@ecy.wa.gov John Parsaie Morgan Design Group LLC 11207 Fremont Avenue North Seattle, WA 98133 NOA/ODNS and SEPA Checklist to the following agencies: MUCKLESHOOT INDIAN TRIBE ATTN ENVIRONMENTAL REVIEWER 39015 172ND AVE SE AUBURN WA 98092 NOA/ODNS to the following: BRIAN ASBURY LAKEHAVEN UTILITY DIST PO BOX 4249 FEDERAL WAY WA 98063 basbury@lakehaven.org BRANDON REYNON PUYALLUP TRIBE OF INDIANS HISTORIC PRESERVATION DEPT 3009 E PORTLAND AVE TACOMA WA 98404 SOUTH KING FIRE & RESCUE 31617 1 IT AVE S FEDERAL WAY WA 98003 chris.in harry sauthkic fre.or gordon.goodsell@southkingfire.org Tamara Fix From: Tamara Fix Sent: Wednesday, February 20, 2013 2:50 PM To: 'ECY RE SEPA UNIT' Cc: Gordon Goodsell; 'basbury@lakehaven.org'; Chris Ingham Subject: Celebration Senior Living Apartments DNS Attachments: Celebration Snr DNS.pdf Attached is the DNS for above -mentioned project in the City of Federal Way. This is being issued on February 20, 2013, and the Assistant Planner for the project is Becky Chapin, 253-835-2641, rebecca.chapinC&cityoffederalway.com. AIR k'QD N O 0 A O O rn O 0 Z� -n (D 0- CD 13 cn c a (D 13TH PL S cn CD co PACIFIC HV S cn CD �1 17TH AVE S-- — I f n CD O w N CD O. =:i; —% r c < _. D �0 3 CD cn -cD cn S: 6 cn (D = O o ;moos CD owD=•� o cn o c c c E m; _ji CD =� "0 CD ,O., (D >>� fn n uI .+ (O (p 0 0 � O � � m CT fD (Q G � O Q �� o �n .0 0 CD c� : 0 _�-O O _. s o in ° -0 Q- O c o 3 w 3 Q- cn Q-0 0 m n N c z m A O cn OI 7 NO O x 3o�(�(DoLn c°'i -n d �Q`o CD 00 DWo o CD m , m M 0) v� - � cD =r cn �� o� cnv� rn -. 3 CD C° � 0 CD i AV CITY OF Federal Way NOTICE OF MASTER LAND USE APPLICATION AND OPTIONAL DETERMINATION OF NONSIGNIFICANCE (DNS) Project Name: Celebration Senior Living Apartments Project Description: The applicant proposes to develop a vacant site with a multi -unit apartment complex comprised of 380 affordable independent rental units. The project consists of two 65-foot towers joined by a skybridge, each with their own ground level parking. A 5,069 sq. ft. social building, common open space, landscaping, and associated right-of-way and site improvements are also included. Applicant: Jean Morgan, Morgan Design Group LLC, 11207 Fremont Ave N, Seattle WA, 98133 Project Location: 32723 Pacific Highway South, Federal Way Date Application Received: December 19, 2012 Date Determined Complete: January 10, 2013 Date of Notice of Application: February 1, 2013 Comment Due Date: February 18, 2013 Environmental Review: Based upon review of a completed environmental checklist, and other information on file with the City, it is likely that the City of Federal Way will determine that the project will not have a probable significant adverse impact on the environment and expects to issue a Determination of Nonsignificance (DNS) for this project. The optional DNS process in WAC 197-11-355 is being used. This may be your only opportunity to comment on the environmental impacts of the proposed project. The proposal may include mitigation measures under applicable codes, and the review process may incorporate or require mitigation measures regardless of whether an environmental impact statement (EIS) is prepared. A copy of the subsequent threshold determination for the specific proposal may be obtained upon request. Agencies, tribes, and the public are encouraged to review and comment on the proposed project and its probable environmental impacts. Comments must be submitted by the date noted above. Permits Under Review: Use Process III (File #12-105632-UP), Concurrency (File #12-105634-CN), and State Environmental Policy Act Threshold Determination (File 02-105633-SE) Environmental Documents & Studies: Environmental Checklist Relevant Environmental Documents Are Available at the Address Below: Yes Development Regulations Used for Project Mitigation: Federal Way Revised Code (FWRC) Title 14, "Environmental Policy;" Title 16 "Surface Water Management," and Title 19, "Zoning and Development Code" Public Comment & Appeals: Any person may submit written comments on the land use application or the environmental impacts of the proposal to the Director of Community and Economic Development by 5:00 p.m. on February 18, 2013. Only persons who submit written comments to the Director (address below) or specifically request a copy of the decision, may appeal the decision. However, any interested party may appeal the environmental threshold determination. Details of appeal procedures for the requested land use decision will be included with the written decision. Issuance of Final Environmental Determination: The final Determination of Nonsignificance (DNS) may be issued without a second comment period, unless timely comments identify probable significant adverse impacts that were not considered by the Notice of Optional DNS. A copy of the DNS may be obtained upon request. Availability of File: The officialyroject file is available for public review at the Department of Community and Economic Development, 33325 8 Avenue South, Federal Way, WA 98003. Staff Contact: Assistant Planner Becky Chapin, 253-835-2641 Published in the Federal Way Mirror on February 1, 2013. Doc. I-D. 62954 31919 1 s' Ave S, Suite 10 1 1 Federal, Way, WA 98003 1253.925.5565 1253.925.5750 (f) Affidavit of Publication Rudi Alcott, being first duly sworn on oath, deposes and says that he is the Publisher of The Federal Way Mirror, a weekly newspaper. That said newspaper is published in the English language continually as a weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained by the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by City Of Federal Way - Community Development as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive weeks(s), commencing on the 1 st day of February 2013, and ending on the 1 st day of February 2013. both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee -charged for the foregoing publication is the SUM of $157.18, which amount has been paid in full, or billed at the legal rate according to RCW 65. 16.020. Subscribed to and sworn before me this 25'" day of February 2013. Notary Public in and for the State of Washington, Residing at Federal Way NOTICE OF MASTER LAND USE APPLICATION AND OPTIONAL DETERMINATION OF NONSIGNIFICANCE (DNS) Project Name: Celebration Senior Living Apart- ments Project Description: The applicant proposes to de- velop a vacant site with a multi -unit apartment complex comprised of 380 affordable independent rental units. The project consists of two 65-foot lowers joined by a skybridge, each with their own ground level parking. A 5,069 sq. ft. social build- R ing, common open space, landscaping, and asso• c ciated right-of-way and site improvements are also c included. a Applicant: Jean Morgan, Morgan Design Group e LLC. 11207 Fremont Ave N, Seattle WA. 98133 0 Project Location: 32723 Pacific Highway South, F Federal Way n D a t e A p p l i c a t i o n$ Received: December 19, 2012 s Date Determined Complete: January 10, 2013 D a t e o f N o t f c e o If Application: February 1, 2013 f Comment Due Date: February 18, 2013 F Environmental Review: Based upon review of a t completed environmental checklist, and other in- t formation on file with the City, it is likely that the City of Federal Way will determine that the pfolect will not nave a probable significant adverse impact t on the environment and expects to issue a Deter- r mination of Nonsignilicance (DNS) for this project. The optional DNS process in WAC 197.11.355 is t being used. This may be your only opportunity to `. comment on the environmental impacts of the pro- posed project. The proposal may include mitiga- tion measures under applicable codes, and the re- view process may incorporate or taquire mitigation j measures regardless of whether an enviranmental i impscl statement (EIS) is prepared. A copy of the , subsequent threshold determination for the sperif- it: proposal may he obtained upon request. Agencies, tribes. and the public are encouraged to review and comment on the proposed project and its probable environmental impacts. Comments must be submitted by the date noted above. Permits Under Review: Use Process Ill (File #12-105632-UP). Coneurrency (File 112-105634- CN), and State Enviro.nmentai Policy Act Threshold Determination (File e12-105633-StF) Environmental Documents & Studies: Environ- mental Checklist Relevant Environmental Documents Are Avail- able at,the Address Below: Yes Development Regulations Used for Project Mitl- galioa: Federal Way Revised Code tFWFIC) Title 14. "Environmental Policy;" Title 16 "Surface Water Management," and Title 19, "Zoning and Develop- ment Code" Public Comment A Appeals: Any person may aubnlit written comments on the land use applica- tion or the environmental impacts of the proposal to the Director of Community and Economu, uevei- opment by 5:00 p.m on February 18, 2013. Only persons who submit written comments to the Di- rector (address below) or specifically request a copy of the decision, may appeal the decision. However, any interested party may appeal the envi- ronmental threshold determination. Details of ap- pear procedures for the requested land use deci- sion will be included with the written decision Issuance of Final Environmental Determination: The final Determination of Nonsignif,cance (DNS) may be issued without a second comment period, unless timely comments identify probable signifi- cant adverse impacts that were not considered by the Notice of Optional DNS. A copy of the DNS may be obtained upon request. Availability of File: The official project file is available for public review at the Department of Gonrmunify and Economic Development. 33325 BLh Avenue South, Federal Way, WA 98003. Staff Contact: Assistant Planner Becky Chapin, 253-835-2641 Published in the Federal Way Mirror: February 1, 2013 FWM 1975 CITY OF Federal Way DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www,cit o ederalwa . om DECLARATION OF DISTRIBUTION I, ! l �-�;-"X'hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significarce (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ,K mailed ❑ faxed Ige-mailed and/or ❑ posted to or at each of the attached addresses on 2013, Project Name �nr. File Number(s) 1 Signature Date g KK\CD Administration Files\Declaration of Distribution.doc/Last printed 1/10/2013 11:39:00 AM Cl Y OF �'- Federal Way NOTICE OF MASTER LAND USE APPLICATION AND OPTIONAL DETERMINATION OF NONSIGNIFICANCE (DNS) Project Name: Celebration Senior Living Apartments Project Description: The applicant proposes to develop a vacant site with a multi -unit apartment complex comprised of 380 affordable independent rental units. The project consists of two 65-foot towers joined by a skybridge, each with their own ground level parking. A 5,069 sq. ft. social building, common open space, landscaping, and associated right-of-way and site improvements are also included. Applicant: Jean Morgan, Morgan Design Group LLC, 11207 Fremont Ave N, Seattle WA, 98133 Project Location: 32723 Pacific Highway South, Federal Way Date Application Received: December 19, 2012 Date Determined Complete: January 10, 2013 Date of Notice of Application: February 1, 2013 Comment Due Date: February 18, 2013 Environmental Review: Based upon review of a completed environmental checklist, and other information on file with the City, it is likely that the City of Federal Way will determine that the project will not have a probable significant adverse impact on the environment and expects to issue a Determination of Nonsignificance (DNS) for this project. The optional DNS process in WAC 197-11-355 is being used. This may be your only opportunity to comment on the environmental impacts of the proposed project. The proposal may include mitigation measures under applicable codes, and the review process may incorporate or require mitigation measures regardless of whether an environmental impact statement (EIS) is prepared. A copy of the subsequent threshold determination for the specific proposal may be obtained upon request. Agencies, tribes, and the public are encouraged to review and comment on the proposed project and its probable environmental impacts. Comments must be submitted by the date noted above. Permits Under Review: Use Process III (File #12-105632-UP), Concurrency (File #12-105634-CN), and State Environmental Policy Act Threshold Determination (File #12-105633-SE) Environmental Documents & Studies: Environmental Checklist Relevant Environmental Documents Are Available at the Address Below: Yes Development Regulations Used for Project Mitigation: Federal Way Revised Code (FWRC) Title 14, "Environmental Policy;" Title 16 "Surface Water Management," and Title 19, "Zoning and Development Code" Public Comment & Appeals: Any person may submit written comments on the land use application or the environmental impacts of the proposal to the Director of Community and Economic Development by 5:00 p.m. on February 18, 2013. Only persons who submit written comments to the Director (address below) or specifically request a copy of the decision, may appeal the decision. However, any interested party may appeal the environmental threshold determination. Details of appeal procedures for the requested land use decision will be included with the written decision. Issuance of Final Environmental Determination: The final Determination of Nonsignificance (DNS) may be issued without a second comment period, unless timely comments identify probable significant adverse impacts that were not considered by the Notice of Optional DNS. A copy of the DNS may be obtained upon request. Availability of File: The officialTroject file is available for public review at the Department of Community and Economic Development, 33325 8 Avenue South, Federal Way, WA 98003. Staff Contact: Assistant Planner Becky Chapin, 253-835-2641 Published in the Federal Way Mirror on February 1, 2013- Doc. CD. 62954 oL_ CO 0 CO m Q LO C -a In Ed p l�N N i o m U m< o 2 N 6 w m E NLL ` c Z. x C c Qj C O U p N _0 ca p p 0"e E fQ Wo O a U cu E Q3 _N o Q ca 0 a) C Ze > ai U � N 0 C p C (D C 0):n L p L 7 c6 y i- � y o p c O -p p L O C co u o y h 4 Q C O c0 c ca-0 a m ca —C cc•0 3 pi 3 p =Q u L p p.0 QL _00 O cYi "= O C � Q O cn a- E O 7 L 2 Er- . w 'r (C A W E r— ca _O A-O cu L IMU a m c •U •� Z m o (D a c W o Z � OV MO O O o C:)cM CO r- CO u)U.)�O O V-- CD N N N r- IL V CD 0 O a UN X (D C CD C. 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CRY oI Fe[esv'f Y makes n�.re: ronry xi Rs x:-,•n:y DEPT OF ECOLOGY ENVIRONMENTAL REVIEW SEC PO BOX 47703 OLYMPIA WA 98504-7703 sepaunit@ecy.wa.gov NOA/ODNS and SEPA Checklist to the following agencies: MUCKLESHOOT INDIAN TRIBE ATTN ENVIRONMENTAL REVIEWER 39015 172ND AVE SE AUBURN WA 98092 :o the following: BRANDON REYNON PUYALLUP TRIBE OF INDIANS HISTORIC PRESERVATION DEPT 3009 E PORTLAND AVE TACOMA WA 98404 John Parsaie BRIAN ASBURY SOUTH KING FIRE & RESCUE Morgan Design Group LLC LAKEHAVEN UTILITY DIST 31617 1ST AVE S 11207 Fremont Avenue North PO BOX 4249 FEDERAL WAY WA 98003 Seattle, WA 98133 FEDERAL WAY WA 98063 chris-ingham@southkingfire.org basbury@lakehaven.org gordon.goodsell@southkingfire.org Tamara Fix From: Tamara Fix Sent: Thursday, January 31, 2013 8:17 AM To: 'ECY RE SEPA UNIT'; 'basbury@lakehaven.org'; Chris Ingham; Gordon Goodsell Subject: Celebration Senior Living Apartments NOA & Opt DNS Attachments: Celebration Snr DOE pkt.pdf Attached are the NOA and Optional DNS and Annotated Environmental Checklist for the above Senior Living project. This NOA & Opt DNS is being issued on February 1, 2013, by the City of Federal Way. The Assistant Planner for the project is Becky Chapin, rebecca.chapin@citvoffederalway.com. mama ra Fix -Admin Asst. City of Federal -'Way tamara. ' oci o ederaC�va .com ' When life gives you a hundred reasons to cry, show life that you have a thousand reasons to smile." Unknown CITY OF Federal Way DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www_citvoffederatway.com DECLARATION OF DISTRIBUTION 1, hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significarce (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Pemnit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed �<e-mailed and/or ❑ posted to or at each of the attached addresses on 2013. Project Name File Number(s) Signature Date K:\CD Administration Iles\Declaration of Distribuhon.doc/Last printed 1 /10/2013 11:39:00 AM EIW OF Federal Way NOTICE OF MASTER LAND USE APPLICATION AND OPTIONAL DETERMINATION OF NONSIGNIFICANCE (DNS) Project Name: Celebration Senior Living Apartments Project Description: The applicant proposes to develop a vacant site with a multi -unit apartment complex comprised of 380 affordable independent rental units. The project consists of two 65-foot towers joined by a skybridge, each with their own ground level parking. A 5,069 sq. ft. social building, common open space, landscaping, and associated right-of-way and site improvements are also included. Applicant: Jean Morgan, Morgan Design Group LLC, 11207 Fremont Ave N, Seattle WA, 98133 Project Location: 32723 Pacific Highway South, Federal Way Date Application Received: December 19, 2012 Date Determined Complete: January 10, 2013 Date of Notice of Application: February 1, 2013 Comment Due Date: February 18, 2013 Environmental Review: Based upon review of a completed environmental checklist, and other information on file with the City, it is likely that the City of Federal Way will determine that the project will not have a probable significant adverse impact on the environment and expects to issue a Determination of Nonsignificance (DNS) for this project. The optional DNS process in WAC 197-11-355 is being used. This may be your only opportunity to comment on the environmental impacts of the proposed project. The proposal may include mitigation measures under applicable codes, and the review process may incorporate or require mitigation measures regardless of whether an environmental impact statement (EIS) is prepared. A copy of the subsequent threshold determination for the specific proposal may be obtained upon request. Agencies, tribes, and the public are encouraged to review and comment on the proposed project and its probable environmental impacts. Comments must be submitted by the date noted above. Permits Under Review: Use Process III (File #12-105632-UP), Concurrency (File #12-105634-CN), and State Environmental Policy Act Threshold Determination (File #12-105633-SE) Environmental Documents & Studies: Environmental Checklist Relevant Environmental Documents Are Available at the Address Below: Yes Development Regulations Used for Project Mitigation: Federal Way Revised Code (FWRC) Title 14, "Environmental Policy;" Title 16 "Surface Water Management," and Title 19, "Zoning and Development Code" Public Comment & Appeals: Any person may submit written comments on the land use application or the environmental impacts of the proposal to the Director of Community and Economic Development by 5:00 p.m. on February 18, 2013. Only persons who submit written comments to the Director (address below) or specifically request a copy of the decision, may appeal the decision. However, any interested party may appeal the environmental threshold determination. Details of appeal procedures for the requested land use decision will be included with the written decision. Issuance of Final Environmental Determination: The final Determination of Nonsignificance (DNS) may be issued without a second comment period, unless timely comments identify probable significant adverse impacts that were not considered by the Notice of Optional DNS. A copy of the DNS may be obtained upon request. Availability of File: The official roject file is available for public review at the Department of Community and Economic Development, 33325 8`�Avenue South, Federal Way, WA 98003. Staff Contact: Assistant Planner Becky Chapin, 253-835-2641 Published in the Federal Way Mirror on February 1, 2013. Doc. ID. 62954 a� oar n N E c Cfl V 11� Q O a .. �� m i M U `� O 3 O � (6 N E °� .-... X c C �- c o U o i �, N 'O O O ,C to O c3a �0 �Em CL -4:2Z6Ema y CL co O. U N E a 0 (0 CL U N >, C > O c O LL � o � � c c O "� U O (a O O � • c fa > E U A � Q� CU } r ,o N Q .0 c � CL 0 72 a O >, N m fa cu c 1 .� �, L U H L E O 1 O ` 0 O c 30 Qu��co a��.�.u� E o C t� � O A -6--f 0 E ^cu Y.L L O .E r0 VJ Z o' co _ 0 W 6zw oV m oo O oCD v LO V- co O co � ' � O O �- CD � N N N r- Q% r LL '4111111%� CITY OF ''- Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.citvoffederalway.com DECLARATION OF DISTRIBUTION I, Kennith George hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) XNotice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ❑ e-mailed and/or posted to or at each of the attached addresses on January31 , 2013. Project Name Celebration Senior Living Apartments File Number(s) 12-105632 00-UP, 12-105634-00-CN & 12-105633-00-SE Signature Date did 2f�1 K:\Intern\Declaration of Distribution notices\Declaration of Distribution with Posting Sites.doc Posting Sites: Federal Way City Hall— 33325 &h Avenue Federal Way Regional Library-34200 1st Way South FedeFel Way ` 20( 4 Branrh l n-,r p- , 848 South 3201 c+�; CLOSED FOR CONSTRUCTION Subject Site- 3 Notice Boards. West, South & Eastof 32723 PAC HWY S. KAIntern Declaration of Distribution notices\Declaration of Distribution with Posting Sites.doc ciav OF •°1� Federal Way NOTICE OF MASTER LAND USE APPLICATION AND OPTIONAL DETERMINATION OF NONSIGNIFICANCE (DNS) Project Name: Celebration Senior Living Apartments Project Description: The applicant proposes to develop a vacant site with a multi -unit apartment complex comprised of 380 affordable independent rental units. The project consists of two 65-foot towers joined by a skybridge, each with their own ground level parking. A 5,069 sq. ft. social building, common open space, landscaping, and associated right-of-way and site improvements are also included. Applicant: Jean Morgan, Morgan Design Group LLC, 11207 Fremont Ave N, Seattle WA, 98133 Project Location: 32723 Pacific Highway South, Federal Way Date Application Received: December 19, 2012 Date Determined Complete: January 10, 2013 Date of Notice of Application: February 1, 2013 Comment Due Date: February 18, 2013 Environmental Review: Based upon review of a completed environmental checklist, and other information on file with the City, it is likely that the City of Federal Way will determine that the project will not have a probable significant adverse impact on the environment and expects to issue a Determination of Nonsignificance (DNS) for this project. The optional DNS process in WAC 197-11-355 is being used. This may be your only opportunity to comment on the environmental impacts of the proposed project. The proposal may include mitigation measures under applicable codes, and the review process may incorporate or require mitigation measures regardless of whether an environmental impact statement (EIS) is prepared. A copy of the subsequent threshold determination for the specific proposal may be obtained upon request. Agencies, tribes, and the public are encouraged to review and comment on the proposed project and its probable environmental impacts. Comments must be submitted by the date noted above. Permits Under Review: Use Process III (File #12-105632-UP), Concurrency (File #12-105634-CN), and State Environmental Policy Act Threshold Determination (File #12-105633-SE) Environmental Documents & Studies: Environmental Checklist Relevant Environmental Documents Are Available at the Address Below: Yes Development Regulations Used for Project Mitigation: Federal Way Revised Code (FWRC) Title 14, "Environmental Policy;" Title 16 "Surface Water Management," and Title 19, "Zoning and Development Code" Public Comment & Appeals: Any person may submit written comments on the land use application or the environmental impacts of the proposal to the Director of Community and Economic Development by 5:00 p.m. on February 18, 2013. Only persons who submit written comments to the Director (address below) or specifically request a copy of the decision, may appeal the decision. However, any interested party may appeal the environmental threshold determination. Details of appeal procedures for the requested land use decision will be included with the written decision. Issuance of Final Environmental Determination: The final Determination of Nonsignificance (DNS) may be issued without a second comment period, unless timely comments identify probable significant adverse impacts that were not considered by the Notice of Optional DNS. A copy of the DNS may be obtained upon request. Availability of File: The officialyroject file is available for public review at the Department of Community and Economic Development, 33325 8 Avenue South, Federal Way, WA 98003. Staff Contact: Assistant Planner Becky Chapin, 253-835-2641 Published in the Federal Way Mirror on February 1, 2013. Doc. I.D. 62954 cc 0r 1 (D — w.� �� ca a)O m Q p N m «• O i, cc ` X C o q� C 0 0 0 _co CU -0m > UEC� �Ecco �' co WU� Ao cQ L C1 O U E N ca CL U m OcCa :+ �c� O C C O U coC� 'Q a) E a) U >, -a o cam 0-D p� U f6"O E fB O O V C Co "O U) c cu N .0 -C - 0 — L) H 2 E O O L O 0 0 0 C cL CIO N i= U & O O L Ch c O 0- N m E O 0= � ♦ + r + fA cn .L co cn N E tf Co Q. ca J U O .E M � ) N v J N M- O cu L _W a) CU Q cu .E U co 133t [70 a) LL Z CD o LL con 0 0 v 0 0 N O � 06 oz� oV M O O O OcM(o � CO U*) ' LO O O c- � CV C� (D r LL Ch _IL Cd' Cn -_ --- — (11 irp -- - ~� U] �- ..-_,,.,.�..w.�..,�.M_...5 AllllH 0I=1lOt{d"�....,�.4a,.�.�.�.....,�...,..�.r.,,....��.�..x...�...�ti__.....--....�_ �..._. �...��,..._.�...�..._�_ - - t Sld HLEI - Cit CITY DF '--r— •r Federal Way FiLi NOTICE OF MASTER LAND USE APPLICATION AND OPTIONAL DETERMINATION OF NONSIGNIFICANCE (DNS) Project Name: Celebration Senior Living Apartments Project Description: The applicant proposes to develop a vacant site with a multi -unit apartment complex comprised of 380 affordable independent rental units. The project consists of two 65-foot towers joined by a skybridge, each with their own ground level parking. A 5,069 sq. ft. social building, common open space, landscaping, and associated right-of-way and site improvements are also included. Applicant: Jean Morgan, Morgan Design Group LLC, 11207 Fremont Ave N, Seattle WA, 98133 Project Location: 32723 Pacific Highway South, Federal Way Date Application Received: December 19, 2012 Date Determined Complete: January 10, 2013 Date of Notice of Application: February 1, 2013 Comment Due Date: February 18, 2013 Environmental Review: Based upon review of a completed environmental checklist, and other information on file with the City, it is likely that the City of Federal Way will determine that the project will not have a probable significant adverse impact on the environment and expects to issue a Determination of Nonsignificance (DNS) for this project. The optional DNS process in WAC 197-11-355 is being used. This may be your only opportunity to comment on the environmental impacts of the proposed project. The proposal may include mitigation measures under applicable codes, and the review process may incorporate or require mitigation measures regardless of whether an environmental impact statement (EIS) is prepared. A copy of the subsequent threshold determination for the specific proposal may be obtained upon request. Agencies, tribes, and the public are encouraged to review and comment on the proposed project and its probable environmental impacts. Comments must be submitted by the date noted above. Permits Under Review: Use Process III (File #12-105632-UP), Concurrency (File #12-105634-CN), and State Environmental Policy Act Threshold Determination (File #12-105633-SE) Environmental Documents & Studies: Environmental Checklist Relevant Environmental Documents Are Available at the Address Below: Yes Development Regulations Used for Project Mitigation: Federal Way Revised Code (FWRC) Title 14, "Environmental Policy;" Title 16 "Surface Water Management," and Title 19, "Zoning and Development Code" Public Comment & Appeals: Any person may submit written comments on the land use application or the environmental impacts of the proposal to the Director of Community and Economic Development by 5:00 p.m. on February 18, 2013. Only persons who submit written comments to the Director (address below) or specifically request a copy of the decision, may appeal the decision. However, any interested party may appeal the environmental threshold determination. Details of appeal procedures for the requested land use decision will be included with the written decision. Issuance of Final Environmental Determination: The final Determination of Nonsignificance (DNS) may be issued without a second comment period, unless timely comments identify probable significant adverse impacts that were not considered by the Notice of Optional DNS. A copy of the DNS may be obtained upon request. Availability of File: The officialTroject file is available for public review at the Department of Community and Economic Development, 33325 8 Avenue South, Federal Way, WA 98003. Staff Contact: Assistant Planner Becky Chapin, 253-835-2641 Published in the Federal Way Mirror on February 1, 2013. Doc. [.D_ 62954 ca N o 3o ca Q `) cy v, m a) E m o �� o Q a� c •a ' L N 6 N CCt E o O _ C O U m V a) "C O �Y E N> U O m w �Uwo U CL i6Emu)�coENa W L AL In > Q- O U 'o fU U � a) •� Vi O > N O c= > E a) j >,'p�•Q'O N 3 O O O 'D O LcL Co w C E a; y N p Cl C O).M C '0 (D M :Em E U O O F- .0 coo) 3 U 0 1 0 L O N Q ,� N LO w a_E O C 7 O U Q O N U C m i O U) cu L U �U cu M N ti N M _O -4-j cu L a � cu 03: �Z 0 a 0 a v 4 N d I..L 06 oZW C) U ccnOO co O O cMco CO r- CO U')U.) O Cl CN cN- O � LL CITY OF Federal January 15, 2012 John Parsaie Morgan Design Group LLC 11207 Fremont Avenue North Seattle, WA 98133 CITY HALL 33325 8th Avenue South FederaWay l Way, WA 98003-6325 (253) 835-7000 www.cityoffederdtway.com RE: File #12-105632-00-UP; COMPLETE APPLICATION Celebration Senior Living Apartments, 32723 Pacific Hwy South, Federal Way Dear Mr. Parsaie: The Department of Community and Economic Development is in the process of reviewing information you submitted on December 19, 2012, for a proposal to develop the site with a 308-unit independent living facility for seniors with related site improvements at the above -referenced address. The project is being reviewed under the provisions of Federal Way Revised Code (FWRC) 19.65.010, "Process III Review — Project Approval," in addition to a State Environmental Policy Act (SEPA) review. Pursuant to the requirements of the Federal Way Revised Code (FWRC), the City has 28 days to determine whether an application is complete. COMPLETE APPLICATION Please consider this letter a Notice of Complete Application. The Process III land use and SEPA applications are deemed complete as of January 10, 2013. This determination of completeness is based on a review of your submittal relative to applicable requirements referenced within FWRC 19.15.040, "Development application submittal requirements." Submittal requirements are not intended to determine if an application conforms to city codes, they are used only to determine if all required materials have been submitted. A 120-day time line for reviewing this environmental checklist and Process III application has started as of this date. The city's development regulations allow the department 120 days from the date that an application is deemed complete to take action on the application. However, the 120-day time line will be stopped at any time the city requires corrections and/or additional information. You will be informed of the status of the 120-day time line when you are notified in writing that corrections and/or additional information are needed. The Development Review Committee (DRC) staff is preparing initial technical review comments that will be forwarded to you in separate correspondence. PUBLIC NOTICE The combined Notice of Application (NOA) and optional Determination of Nonsignificance (DNS) will be distributed within 14 days of this letter as follows: 1) two notices will be posted at the subject property; 2) one copy will be posted at each of the official notification boards; 3) one copy will be published in the Federal Way Mirror; and 4) a copy will be mailed to property owners within 300 feet of the subject Mr. Parsaie January 15, 2013 Page 2 property. The department also has the responsibility to notify other agencies that may have jurisdiction over your development project or an interest in it. CLOSING If you have any questions regarding this letter or your development project, please feel free to call me at 253-835-2642 or reheeca.chapin@cityoffederalway.com. Sincerely, Bec"Chapin Assistant Planner c. Scott Sproul, Assistant Building Official Ann Dower, Senior Engineering Plans Reviewer 3arady+ Long, Senior Transportation Planning Engineer Chris Ingham, South King Fire and Rescue Brian Asbury, Lakehaven Utility District 12-105632 Dm f D. 62806 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: December 20, 2012 TO: Ann Dower, Senior Engineering Plans Reviewer Rick Perez, City Traffic Engineer Scott Sproul, Plans Examiner Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: Becky Chapin COMPLETENESS REVIEW: Internal Meeting January 10, 2012 FILE NUNBER(s) : 12-105632-00-UP RELATED FILE NOS.: 12-103253-00-PC PROJECT NAME: Celebration Senior Living Apartments PROJECT ADDRESS: 32723 Pacific Hwy S ZONING DISTRICT: BC PROJECT DESCRIPTION: Proposed 380 unit senior housing development comprising 2 separate structures connected by a skybridge, each with its own ground level parking. LAND USE PERMITS: UPIII, SEPA PROJECT CONTACT: John Parsaie Morgan Design Group LLC 11207 Fremont Ave N Seattle WA, 98133 MATERIALS SUBMITTED: Master Land Use Application Title Report (2) Water & Sewer Availability (2) Preliminary TIR (4) Site Photos OPTED Checklist (4) Community Design Guideline Narrative (4) Environmental Checklist Civil Site Plan Architectural Site Plan 6 �- 44- up"i fm�( COMMUNITY DESIGN GUIDELINES The Celebration Senior Living Apartments Project 15 a residential development comprised of a 380-unit independent rental retirement community with various income levels, to be constructed as 2 towers, each with their own parking garage at ground level, at 32723 Pacific Highway South in Federal Way, Washington. The zoning designation for the site Is Community 15U51ne55 (BC) zone. Each tower of the Project will include one level of Type IA construction (some of which is below the grade plane) accommodating the administrative offices, structured parking, mechanical/electrical rooms, residential lobbies, the majority of recreational and activities rooms as well as other common areas. The five levels of Type VA construction will be wood -framed over level one concrete lid, which provides the required 3-hour horizontal separation, each in a "U" shape, creating two large private courtyards on the podium level, one facing East and one facing West. The apartments will offer a mix of one- and two -bedroom- units to offer a range of affordable rental housing options to area senior citizens. In -unit amenities will include full kitchens; including dishwasher, oven/range, and refrigerator, with select units offering washer/dryer hookups, and full bathrooms with select units offering roll -in showers. The units on the podium level will have direct access to the community courtyards. The total building area 15 approximately 392,092 S.F. The following breakdown 15 provided showing approximate uses: Residential Units: 234,926 S.F. Residential Amenities: 13,627 S.F. Parking * Vehicle Circulation: 65,6 17 S.F. Commercial/Office Space: 954 S.F. Mechanical/Electrical/Circulation: 76,966 S.F. Common area amenities will include active lobbies with seating areas, library/business center, fitness center, hobby room, two activities rooms, media center with home theater, and, a social room located in a stand-alone common building between the two residential towers. Outdoor amenities will include the private landscaped courtyards, seating, rooftop decks, plant walls along the north and south elevations of the towers, raised planters, pots, pea -patch garden on the rooftop, water features, public art, as well as spacious semi-public plazas at the main entrance along Pacific Highway South and along 1 3`h Place South and adjacent to the social building in the middle of the site along 5 328" Street. Site grades slope upward from Pacific Highway S to the Western edge of the site. Additionally, the grade also increases in elevation from the South side of the site to the North. The proposed design takes existing elevatson changes into account; C EIVED DEC 19 2012 CITY OF FEDERAL WAY CDS some areas may need to be shored -up or cut/fill as part of the construction activities to ensure soil stability during and subsequent to the construction activities. Currently there 15 a rockery retaining wall at the intersection of Pacific highway South and S 328th St. which will remain in place. Soils are generally characterized as Vachon Lodgement Till / Advanced Outwash Transitional Sediments. The site is currently vacant, unimproved land. The site was previously occupied by a business known as Dunn Lumber, a wholesale home improvement retailer. The building was demolished in circa 200 1. The site is bordered by 1 3" Place South and Celebration Park to the west, by S 328th St to the south, by a restaurant, truck rental facility and storage warehouse facility to the north, and, by Pacific Highway S to the east. All properties adjacent and across the streets from the Project site are zoned BC. The site 15 comprised of approximately 1 53,601 S.F. (3.53 acres). Noise currently exists from normal traffic along Pacific Highway South to the east of the site, and to a lesser extent from S. 328th Street, a dead-end road along the southern property line. However, the impact of such noise on the completed project will be minimal as mitigation measures are purposely designed into the project improvements, including for example landscaping buffers and a walkway between the Project's private courtyard along the east elevation and Pacific Highway 5. The Project 15 consistent with the Federal Way Revised Code (FWRC) as outlined below which includes narrative regarding key development regulations: • The Project 15 located within the Community Business area as defined in the City of Federal Way Official Zoning Map. • Senior housing 15 a use allowed outright in accordance with FWRC 19.220.080. The Project 15 compatible with the current zoning and comprehensive plan area designations. • The proposed project will be an independent senior housing complex. The project will consist of 380 units. The estimated number of PM peak hour vehicle trips generated during an average weekday street PM peak hour period will be 75 trips assuming full occupancy. This is based on ITE Trip Generation 8th Edition for Land Use Code 252; Senior Adult Housing. • The Project will be Just below G5 feet as allowed outright by the code revisions. The only areas which will exceed this maximum height limit are appurtenances for stair towers and elevator penthouses, which are allowable per FWRC 1 9. 1 1 0.000, given that they do not hinder views. The Project will not alter the current allowable base building height and therefore there are no significant impacts anticipated. A total of 203 parking stalls are provided in a structured fashion for the use by the residents, staff, and guests. • During the construction phase, on a short-term basis, there will be normal construction noise and noise from truck and van traffic making daily visits and deliveries to the site. On a long-term basis, after project construction is completed, a normal but reduced level of traffic noise 15 expected since only public transit vehicles and passenger vehicles are expected to frequent the site. During the construction phase, noise would come from the site primarily during daylight hours, with virtually no noise or traffic during the evening hours. • Construction activity is expected to take place for a total of approximately 28 months. Construction will begin on the Eastern side of the side, with the East tower and central accessory building being fully completed before construction 15 expected to begin on the West tower. All site work is to be completed at one time, at the beginning of the construction period. ■ The Project will create new Jobs in Federal Way. Professional and qualified staff will be required to run the day-to-day business. • The Project will not adversely impact the views of the neighboring properties nor will it increase the shadow impacts as it would have otherwise with a taller building. • The proposed vehicle access to the site will be from a one way drive with a separate curb cut for entering and existing vehicles. The separate provides the needed turning radius to and from the site onto 5 3281h for the larger trucks such as waste * recycling pick ups and delivenes. ■ The garage entrances are accessed from the private one way driveway off 5 328th 5t, minimizing congestion from entering and exiting vehicles along Pacific Highway 5. • Pacific Highway 5 meets the city's guidelines for a type "A" street profile, so no improvements are necessary. 13th Place 5 requires six-foot planter strips with street trees, 8' sidewalks and decorative streetlights in order to meet the criteria outlined for a type "M" street. A 4' ROW dedication 15 required to accommodate these street improvements. 5 328th 5t is designated as a type "R" street, will require an additional 33 ROW dedication to provide the required 4' planter, G' of sidewalk and additional street width. • Required Yard/Building Setbacks - On the east side (front of the East tower, facing Pacific Highway 5) of the property, the building 15 setback 1 1'-5" from the property line. Pursuant to FWRC 19,220.080, there is no minimum setback for the front of the property, however a landscaped yard will be provided in this area in accordance with FWRC 19. 1 1 .090(I )(g). The south, west * north sides of the building all have setbacks that are over 1 0'. The minimum setback from the side and rear property lines is 5 feet. ■ Light will emanate from any existing or new street lights. New streetlights will be added along 13th Place 5, and will be designed in accordance with the guidelines stated in 19. 1 1 5.090(1 )(J). Minimal glare from exterior lights will emanate from or illuminate the building and the adjacent sidewalks during evening hours. Any glare would be minimal as such lighting 15 primarily for the safety and convenience of pedestrians in accordance and consistent with Crime Prevention through Environmental Design (CPTED). j ■ The project might cause an incremental increase ,in the concentration of the potential need for fire protection, emergency services and police protection by bringing a significant number of new residents to a central location, but would likely decrease the disbursal of such public services in other areas of the City where residents relocated from to the project. Because of the proximity of major medical and health care facilities and a variety of medical, surgical and dental clinics in the vicinity, we do not foresee an increase in the need for such medical or health care services but rather an increase in the convenience and utilization of the existing facilities and services. Nevertheless, the building will be fully sprinklered for fire protection purposes, and will utilize smoke alarms and both audio and visual emergency alert systems to enhance fire safety. In addition, the proposed project will coordinate with local social service agencies, independent care providers, governmental agencies and community groups to provide supportive services and assistance to elderly and disabled elderly residents of the project, thereby decreasing the potential impact on public emergency services. • The project also will utilize trash compactors to minimize the frequency of trips to the project site for garbage/refuse removal services. Two areas of approximately 953 5.1'. per tower have been designed and designated for trash and recycle room accessible off S 328th St. The trash room 15 designed in general conformance to FWRC 19. 125. 150. •. The source of water runoff 15 from rainfall. All storm water from the proposed development will be collected through a network of conveyance pipes and catch basins. Runoff from the building and paved areas will be collected and conveyed to an on -site storm water detention system. All storm water runoff will be detained on -site prior to discharge into the municipal storm water system. An on -site storm water detention and water quality treatment system will be designed and constructed in accordance with City of Federal Way Standards. • Electric energy will be used for heating, lighting and cooking. Natural gas will be used to fire boilers to provide central hot water. Based on information obtained from Puget Sound Energy (PSE), there appears to be enough capacity for the proposed development. Based on information obtained from Lakehaven Utility District, the current domestic water and sanitary systems have enough capacity to handle the proposed project. We have copies of the water- and sewer - availability certificates. • A new 1 2" water line will be added across the Church of Sacred Blessing's property to connect the proposed development site to the existing water line along 13th Place S. The Western portion of the water line along S 328th St will also be upgraded to 1 2" pipe, until the midpoint of the site. From this point, an 8" water line will be added across the center of the site. These upgrades will provide enough water capacity for the six fire hydrants located around the site. ■ FWRC 1 9. 1 1 0.010 - Affordable Units. The code requires that 5% of the new dwelling units to be affordable. Based on the program utilized by the owners, as staffed and managed to the standards of the Senior Housing Assistance Group (SHAG), the following criteria is set in place: a. 20% of the units will be set aside for tenants earning no more than 50% of the area's Adjusted Median Income (AMI); b. 30% of the units will be set aside for tenants earning no more than 80% of AM I; C. 50% will be at market rate. This criteria set by the owner surpasses the minimum requirement for affordable units as defined in FWRC 19. 1 1 0.010. ■ School Mitigation Fee. In accordance with FWRC, school impact mitigation fees are required for multifamily residential projects. however, certain housing for elderly 15 exempt from the impact fee. Based on the program utilized by the owner, as staffed and managed to the standards of the Senior Housing Assistance Group (SHAG), the units will be rented exclusively to elderly residents who are G2 years of age or older. A covenant will be recorded disallowing children from residing on premises. Additionally, a Regulatory Agreement and a Regulatory Agreement (Extended Use Agreement) will be recorded against property to ensure that the project will provide long-term affordable housing for the targeted low- and moderate -income population. Since the proposed development meets the exemption of FWRC 19.95.OG0(I )(a), this project 15 exempt from school impact mitigation fees. r Recreational space both indoor and outdoor has been provided. Per 19.220.080 (Note #5), the extent of open space 15 determined on a case -by - case basis. Common area amenities will include active lobbies with seating area, hobby room, library/business center, fitness center, media center with home theater, social room and two activities rooms. Outdoor amenities will include the private landscaped courtyards, rooftop decks, seating, plant walls along the north and south elevations of the building, rooftop pea -patch gardens, raised planters, pots, water features and public art, as well as a spacious semi-public plaza at the main entrance along Pacific Highway S. The following provides a breakdown of the uses: a. Outdoor (Total Area: 39,394 S.F.) 1. Two large private courtyards provided within the development on the podium level for the use and enjoyment of the residents and their respective guests. The courtyards are surrounded by residential units which overlook these social areas in accordance with 1 9. 1 15.0900 )(1). Each tower has a G,41 0 S.F. courtyard for a total of 12,820 S.F. ii. Private Patios on podium level per 1 9. 1 1 5.090(I )(m). Each tower has 3,295 S.F. of private terraces for a total of G,590 S.F. Ill. There are two semi-public Entry Plazas along Pacific Highway S.(I , 174 S.F.) and 1 3T" Place South ( I , 195 S.F.) The total area 15 2,3G9 S.F. IV. There 15 a semi-public plaza off the social room between the two towers that 15 2,G5G S.F. V. On the roof top of each of the residential towers there 15 a community deck for the use and enjoyment of the residents and their guests that will have pea patch gardens, walking paths and seating areas. Each of the roof decks 15 G,743 S.F. for a total of 13,48G S.F. On the roof of the social room building there 15 a roof top deck that is 1,473 S.F. that will provide seating areas for the residents. b. Indoor (Total Area: 13,027 S.F.) 1. First Floor — Two active lobbies, two activities rooms, hobby room, media room, fitness room, social room and business center � library. The total area is 1 1 ,4 1 1 S.F. ii. Community Building — There 15 a social room with kitchen area, restrooms, storage, meeting areas and a mezzanine for a total area of 2,2 1 0 S.F. • The building will comply with 2009 Washington Energy Code requirements for glazing and insulation. In addition, the owners have elected to voluntarily comply with certain sustainable building program guidelines known as the Evergreen Sustainable Development Standards, Version 2.0 with respect to the development and construction of the proposed project, which include a variety of energy conservation features. • Community Design Guidelines - The building design and siting has been accomplished in general conformance with FWRC 1 9. 1 15.0 1 0(2) - CPTED, FWRC 19. 1 15.050 - Site Design, FWRC 1 9. 1 1 5.000 - Building Design, and FWRC 1 9. 1 15.0900 ) - District Guidelines for BC. • The lower level, which is partially below -grade plane (along the eastern portion of the site) due to the sloping site gave space for parking. The 2nd level or Podium level sits on the top of the hill above this parking level. The western tower "steps up" from the eastern tower to mimic the natural slope of the site in accordance with 1 9. 1 1 5.000( I )(a). • Modulation 15 utilized throughout the building's facade to break up its mass in accordance with 1 9. 1 1 5.090(1)(p). The overall length of the building that faces a non -arterial street is 57 1 '. Located midway along the facade 15 a central courtyard where the building steps back 52' for a width of 1 04' the entire height of the building. Each facade has no wall length that 15 longer than 34' in length before there 15 a modulation that 15 a min of 2' deep and 1 0' in width. On the two facades that face Pacific Highway South and 13`h Place South the overall length of the facade 15 1 93' and in the middle is entry plaza that 15 37' wide and 25' deep to provide modulation. No length of wall is longer than 1 2' before there 15 a modulation of a min 2' in depth and 9' in width. • Use of architectural styling, building modulation, and a variety of exterior colors and building materials are proposed to create a high standard of architectural design and character, creating a vernacular for the immediate vicinity and to satisfy the Community Design Guidelines, FWRC 1 9. 1 1 5.090(1 )(r). Large window openings, display windows, * grillwork make up the facade. Individual windows are used, with visible trim or,Joints around each window. The roof heights and slopes will be varied along the building's facades. Multiple colors are proposed for the exterior color scheme. The principal exterior materials are brick veneer, fiber -cement panels, and decorative scored concrete. New hardscape and extensive ornamental landscaping throughout the site including at the street frontage will be provided with native and drought -tolerant plants. Community courtyard and terraces incorporate landscaping, art, planters and public seating areas. • Differentiating facade treatments at the I st level, through the use of brick veneer, decorative screen grills in garage wall openings, wall mounted trellis' help create the base to the building. Alternative siding patterns and colors, larger window openings with trim will create a distinct middle for the building as outlined in PWRC 1 9. 1 15.090( 1 )(q). In addition, varying roof heights and pitches will clearly articulate a distinct top of the building. ■ Entry Treatment (PWRC 19. 1 15.0900 )(b)(c): The main entranceway for pedestrians 15 located on Pacific Highway 5, the main right-of-way. Key design features are used to create human scale, such as canopies and trellis work above the windows, a prominent entrance with significant water or art features and seating. Modulated facade and roof lines are used to break up the mass. A prominent canopy overhang distinguishes the main pedestrian entrance. Much glazing 15 used in the facade making the residential lobbies and social areas visible to pedestrians. Different materials and colors are used in the first level to help bring the entrance to a human scale. 5ignage 15 also used. There are community courtyards at the 2"d level that overlook the entrance plazas, providing human interaction between the levels. Landscaping, planters and water features help create decorative details. • Above Grade Parking Structures: Different material/color 15 used on the facades on the I st level which contains the above grade parking garage. The openings in the wall have decorative screens and trellis work to break up the facade. • Building and Pedestrian Orientation - PWRC 19. 1 15.070. The main entrance for pedestrians 15 located on Pacific Highway 5. 5econdary entrances, as well as the primary automobile entrance, are located along South 326th Street. Additionally, a semi-public plaza 15 provided along Pacific Highway 5 where main building entrance 15 located in accordance with 15. 1 15.0900 )(k). The library/business center, media room, offices and residential lobbies are all located along Pacific Highway 5 and are visible from the street. • All rooftop mechanical units will be screened as needed to ensure the units are not visible from the public right of ways. Web date: 04/26/2007 WATEK AVAILABILITY: King County KING COUNTY CERTIFICATE OF Cl Department Department of Development and Environm a i��s WATER AVAILABILITY ✓ Building Services Division E�.L� _ — ERUVZ 900 Oakesdale Avenue Southwest 246296 600Washington TY 206--2967217 DEC 19 2012 For alternate formats, Call 206-296-6600. This certificate provides the Development and Environrr Do not write in this box Number Building Permit ❑ Preliminary Plat or PUD ❑ Short Subdivision ❑ Rezone or other: ./ Applicant's name: Proposed use: Location (attach map and legal description if ecessary): County Department and the Department of necessary to evaluate development proposals. Name :�. w- - �r lhlyl vie �%aDl 1- a. Watei can be C.) 7 provided by service connection only to an existing �� ty. LA (size) water main that is � CD C�) - S r TE faek errr ti3e site: OR ® b. Water service will require an improvement to the water system of: ❑ (1) feet of water main to reach the site; and/or r F t}op t "llc�rJA� NYD�+N �S o2 91 (2) The construction of a distribution system on the site; and/or Cy'PAC-LFtKc- 17-1", FJ(3) Other (describe): a(.rEU�'� Z -x1�5io+� jU0&C-kr% rLL JWA r/ 2 M a. OR The water system is in conformance with a County. approved water comprehensive plan. ❑ b. The water system improvement is not in conformance with a County approved water comprehensive plan and will require a water comprehensive plan amendment. (This may cause a delay in issuance of a permit or approval.) 3 a. The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor. OR ❑ b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. 4 ® a. Water is or will be available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant _ [� J - 5 rl'�. ___leatHtthitg/pmeFty( or as marked on the attached map): Rate of flow at Peak Demand: ❑ less than 500 gpm (approx. gpm) ❑ 500 to 999 gpm f l 1000 gpm or more ❑ flow test of gpm ® calculation of ZZCX) f gpm Duration: ❑ less than 1 hour ❑ 1 hour to 2 hours Q 2 hours or more Other: S [— OR �- (Note: Commercial building permits which include multifamily structures require flow test or calculation.) ❑ b. Water system is not capable of providing fire flow. ✓ 5. ® a. OR Water system has certificates of water rights or water right claims sufficient to provide service. ❑ b. Water system does not currently have necessary water rights or water rig ht claims.. Commentslcvnditions: W&OE 5E40c � dtU( I certify that the above water purveyor information is true. This certification shall be valid for one year from date of signature. LAKEHAVEN UTILI'_i.'Y DISTRICT 9 )L-[� �17,L•S_ G.h-� Agency name Signatory na a Title Signature ✓J�Z Date ✓ r/ I Highest tii I S �� Min. y� 5 In Pressure Zone; Elevation of Property (n ; Est. Pressure -__ L -- 1 psi I -owe, Max. Water availability form Rev. 05-19-2003 Page I of 1 A Page 2 of 2 1T210490M + 1 8 8 8 8 —r } c 1121049D43 0` l80900 —7 1 I10 03809"20 r o0 00 + 1621049051 03809DD030 L& C4 r 8 8 sv ` 1721049D97 r r 8 + r 1621049D25 c B 6� + r c OM0930045 �r $ ry r S 8 03809MM r. _ --- 6 B - - --- 6 6 0 1621049D24 r 1T21049014 1721049D04 r 8 8 8 ti UNK 1621049054 _ N On -site Water ac Hydraiits-1T210477TT °° u" 328TH i 1721049M9 # ++ c TIM800020 1T21049078 1T210490fi5 r r 1 U cc $ UI _7378800 40 � I 1T21049102 1T210490719 0° 79T8800DW ca � 12 1 12 1721049MS r 18 8 PARK— I 79T8800080 N r tv I I 7978800100 1721049088 o0 17210.M 4 oa I T978806120 8 �� D I c, to-- r.172144 D7 — 330TH — — - © 2006: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility intormation snown. i-acuity locations and conditions are subject to field verification. http://columbia/lion/inap. aspx 10/29/2012 LAKEIIIAVEN UTME Y DICS ll MC T Hydraulic Model Fire Flow Estimate Request/Reporting Form Requested By: Dale: Brian Asbury 9/6/12 Location to be Modeled: parcel 1721049004 Lakehaven'/a Section Gid: J_09 Intersection: S 328t" St & 14t1' Ave S Add. Description: See attached neap Pressure Zone: 538 Results By: John Bowman Dale: 9/12/12 Model Run No.: Master Water System Model2007.net FF #284 Condi on Pressure (psi) Flow (gpm) Static 40 0 Fire Flow 20 3100 NOTES: Lakehaven's adopted level of service goals for fire flow rates are 1000 gpm within single family residential areas (including duplexes) and 2500 gpm for multi -family, conunercial, industrial areas. Model results depict the theoretical performance of the water system under high demand conditions and are not guaranteed to represent actual system performance. A design professional should be consulted for site specific design purposes. The calculated fire flow capacity in the above table is based on a currently available residual system pressure of 20 psi at the location modeled. The model indicates that Lakehaven's standard maximum allowable velocity of 10 ft/s is exceeded at a fire flow rate above 2200 gpm. Fire flow capacities greater than 2200 gpm may be accommodated through water system improvements. Form Rev. 5/30/08 y...... ---•-- - - - - 2006: Lalfehaven Ulilily District neither fvarrants nor guaranlees the accuracy of any facility informallon shofvn. I-actluy focalions ano conditions are subject to field verification. http://cohunib ia/lioiihiiap-asps 7/9-5/2012 r� 1619 County Department of Development and Environmental Services Building Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 206-296-6600 TTY 206-296-7217 Web date: 04/26/2007 EWER AVAILABILITY: KING COUNTY CERTIFICATE OF d SEWER AVAILABILITY ERU?ZN For alternate formats, call 206-296-6600. This certificate provides the Public Health - Seattle & King County Department and the Department of ' Development and Environmental Services with information necessary to evaluate development proposals. o M Do not write in this box IG1 �d Number Name ✓ Building Permit ❑ Preliminary Plat or PUD ❑ Short Subdivision ❑ Rezone or other: ✓ Applicant's name: CIH ok)6l VI" .a keC>6. L" Proposed use: i TN 30 `/ Location (attach map and legal description ifrie:essary): information:Sewer agency 01 1. 0 a. Sewer service can be provided by side sewer connection only to an existing u 1;4CH 9JAI, size sewer a - S i Tl= _ feet from the site and the sewer system has the capacity to serve the proposed use. OR ❑ b. Sewer service will require an improvement to the sewer system of: ❑ (1) feet of sewer trunk or lateral to reach the site; and/or ❑ (2) The construction of a collection system on the site; and/or ❑ (3) Other (describe): r/ 2. a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan. OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. a. The proposed project is within the corporate limits of the district or has been granted Boundary Review Board approval for extension of service outside the district or city. OR / El b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. ,/ 4. Service is subject to the following: a. Connection charge: _ o &— C'M c v (ATP—;a b. Easement(s): 1 Z C. Other: $(L, ,Z S�iw� c i� Cc, Is IJ EC,. )01J hCi2,` fT lzc-( �U l e_- 0. * The District, at its sole discretion, reserves the right to delay or deny sewer service based upon capacity limitations in District and Other Purveyor facilities. * I certify that the above sewer agency information is true. This certification shall be valid for one year from date of signature. LAKEHAVEN UTILITY DISTRICT Agency name Title natory nal e Signature T Date sewer availability form.doc b-cert-sewer.pdf 02-07-2002 Page 1 of 1 Y Page 2 of 2 1721049014 -1721049084 ;3 F 0 1621049M 0,380900310 08$0900020 n,I e r 1721049097 16210490511 16210490251 1 M09DOM T 1621049024 r 1721049'aN N 1621049054 17Z1047777 ry 32STH 1721049069 CC 7978800020 On -site sewer LL 1721049078 1721049065 r �7978800040 1721049034 0 215tt 1721449074 7210491021 1T21049O79 1721449`W5 7978804080 } 7978800100 1721449068 � r 11 7978800120 ©2006: Lakehaven Utility District neither warrants nor guarantees me accuracy or any racwtyunurmauun s iuwn. raaony locations and conditions are subject to field verification. http ://columbia/lion/map. aspx 10/29/2012 O-A O O Or =F* S v , —Z—A' ` J Electronically Recorded 20161021001795 ERECORDING PARTNERS NETIil'O&K "'RECEIVED BY Page 001 of 006 10/21/2016 04:21 COMMUNITY & ECONOMIC King County, WA DEVELOPMENT DEPARTMENT AFTER RECORDING RETURN DOCUMENT TO. NOV 0 3 2016 City of Federal Way 33325 - 81h Avenue South Federal Way, WA 98003 Attn: Becky Chapin, Community Development ,� [�c� OLD REPUBLIC TITLE LTD Document Title: DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS Reference Number(s) of Documents Assigned or Released: oid FinpublioTun. Ltd. has docLmwOf N/A n as `wr courasy end aaxpb na Wary ary for fie accuracy or Grantor(s): v day of the documsriL Celebration Senior Living West Associates Limited Partnership, a Washington limited partnership Grantee(s): City of Federal Way, Washington, a Washington municipal corporation Legal Description (Abbreviated): Lot 1, Celebration Senior Living Binding Site Plan, Records of King County, Washington. (A full and complete Legal Description is shown on Exhibit A attached hereto) Assessor's Property Tax Pareel(s)/Account Number(s): 147318-0010-04. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS Page I RECORDING REQUESTED BY: Celebration Senior Living West Associates Limited Partnership AFTER RECORDING RETURN DOCUMENT TO: City of Federal Way 33325 - 8th Avenue South Federal Way, WA 98003 Attn: Becky Chapin, Community Development Department <� N6 Document Title: OLD REPUBLIC TITLE LTD DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS Reference Number(s) of Documents Assigned or Released: Old Repubfic Title, Ltd. has NSA placed this document of record as a customer courtesy and scoepts no () liability for the accuracy or Grantors : validity of the document Celebration Senior Living West Associates Limited Partnership, a Washington limited partnership Grantee(s): City of Federal Way, Washington, a Washington municipal corporation Legal Description (Abbreviated): Lot 1, Celebration Senior Living Binding Site Plan, Records of King County, Washington. (A full and complete Legal Description is shown on Exhibit A attached hereto) Assessor's Property Tax Parcel(s)/Account Number(s): 147318-0010-04. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS Page 1 DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS THIS DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, hereinafter referred to as the "Declaration," is made, granted, declared, established and reserved effective as of this 3rd day of October, 2016. RECITALS A. Celebration Senior Living West Associates Limited Partnership, a Washington limited partnership, hereinafter referred to as the "Grantor," is the legal and beneficial owner in fee simple of certain real property located at 1316 S. 3281 Street, Federal Way, King County, Washington 98003, and legally described on Exhibit A, Legal Description, attached hereto and incorporated herein by this reference (the "Property"). B. For and in consideration of being granted the right to improve the Property for "senior citizen housing" together with a density bonus as allowed under Chapter 19.110 (Density and Dimensions), Section 119.110.010(3) of the City of Federal Way Municipal Code ("FWRC"), Grantor wishes to establish and declare certain covenants, conditions and restrictions with respect to the use of the Property and the improvements thereto in favor of the City of Federal Way, Washington, a Washington municipal corporation, sometimes hereinafter referred to as the "Grantee." C. Grantor has constructed a new rental apartment building containing 189 dwelling units and certain other related improvements (collectively, the "Project') on the Property and intends to operate the Project as "senior citizen housing" to provide a residential independent living environment where all rental dwelling units are occupied exclusively by elderly individuals and households. The Project is commonly known as the Celebration Senior Living West Apartments. D. Pursuant to FWRC Section 119.110.010(3), Grantor is required to include a set -aside of a certain minimum number of affordable dwelling units at least equal to five percent (5%) of the total number of dwelling units in the Project, rounded up to the nearest whole number of dwelling units. Accordingly, the required minimum number of affordable dwelling units in the Project is ten (10) dwelling units. E. Pursuant to FWRC Section 119.110.010(2), since the housing included in the Project consists of rental housing, the Grantor is required to provide at least ten (10) dwelling units of "Rental affordable housing" set -aside exclusively for occupancy by individuals or households whose annual income is 50% or below the area median gross income for King County, Washington DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS Page 2 and the rents offered for such dwelling units shall be affordable to those individuals or households. DECLARATION NOW, THEREFORE, in consideration of the mutual benefits to be derived hereunder, Grantor hereby makes, grants, declares, establishes and reserves to Grantee, by this Declaration, the following covenants, conditions and restrictions, on the terms and conditions set forth herein: AGE RESTRICTIONS All rental dwelling units in the Project located on the Property shall be occupied exclusively by elderly individuals or households (each an "Elderly Resident" and collectively, the "Elderly Residents") such that the Project is considered exempt from prohibitions under federal and state fair housing laws against familial status discrimination (i.e., discrimination against households with children under the age of 18) as "housing for older persons" as defined in accordance with the Fair Housing Amendments Act of 1988 and the Housing for Older Persons Act of 1995 [42 U.S.C. Section 3607(b); and RCW 49.60.222(6)]. AFFORDABILITY RESTRICTIONS At least ten (10) rental dwelling units in the Project (the "Minimum Affordable Housing Set -Aside Units") located on the Property shall be occupied exclusively by an Elderly Resident or Elderly Residents whose annual household income does not exceed 50% of the area median gross income ("AMGI") for King County, Washington, as adjusted for household size, at the time of initial occupancy (the "Maximum Adjusted AMGI"). The AMGI for King County, Washington shall be as published from time to time by the U.S. Department of Housing and Urban Development ("HUD") and the Maximum Adjusted AMGI shall be as published by the Washington State Housing Finance Commission (the "WSHFC") based on the AMGI for King County, Washington published from time to time by HUD. The rents that Grantor may charge with respect to the Minimum Affordable Housing Set -Aside Units shall be restricted to the maximum allowable gross rents applicable to such Units as determined under the federal low-income housing tax credit program enacted under Section 42 of the Internal Revenue Code of 1986 (the "Code") and administered by the WSHFC in the State of Washington (the "Maximum Allowable Gross Rents"), as reduced by any applicable utility allowances (the "Maximum Allowable Rents"). The Maximum Allowable Gross Rents shall not exceed 30% of the average monthly Maximum Adjusted AMGI with respect to the Minimum Affordable Housing Set -Aside Units based on the imputed household size of such Units (calculated based on the number of separate bedrooms in such Units, if any) as published by the WSHFC in conjunction with the Maximum Adjusted AMGI. The Maximum Allowable Rents that Grantor may charge with respect to the Minimum Affordable Housing Set - Aside Units shall be equal to the Maximum Allowable Gross Rents published by the WSHFC with respect to such Units, as reduced by any applicable utility allowances, as determined under Code Section 42. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS Page 3 EXCEPTIONS A. Grantor, or any persons involved in the ownership, operation or management of the Project, including any owners, partners, members, shareholders, officers, directors, employees or agents thereof, shall not be subject to the Age Restrictions set forth in this Declaration. In no event shall this exception be construed to allow children to reside on the premises of the Project. B. Notwithstanding anything to the contrary in this Declaration, any relatives, guests or invitees of Elderly Residents or the domestic partners of, or live-in caregivers for, Elderly Residents, shall be allowed to visit such Elderly Residents, their domestic partners or live-in caregivers, and remain on premises on a temporary basis for a period of not more than ten (10) days during any calendar month. C. Notwithstanding anything to the contrary in this Declaration, any vendors, guests or invitees of Grantor, or of any persons involved in the ownership, operation or management of the Project, including any owners, partners, members, shareholders, officers, directors, employees or agents thereof, shall be allowed to visit such persons and remain on premises on a temporary basis for a reasonable period for purposes reasonably related to the ownership, operation or management of the Project. COVENANTS, CONDITIONS AND GENERAL PROVISIONS A. The covenants, conditions and restrictions contained herein shall be appurtenant to and shall benefit and burden all portions of the Property and shall run with the land. This Declaration shall inure to the benefit of Grantee, and shall be binding upon Grantor, and any subsequent owners, tenants or subtenants of all or any portion of the Project or the Property and their respective heirs, devisees, executors, administrators, successors, and assigns, during the period of time any such persons or entities are an owner, tenant or subtenant of any portion of the Project or the Property. B. This Declaration shall not be revoked or modified in any respect whatsoever, or rescinded, in whole or in part, by Grantor or any subsequent owners, tenants or subtenants, or their respective heirs, devisees, executors, administrators, successors, or assigns, except with the prior express written approval of Grantee. C. In the event that any lawsuit, arbitration, or legal proceeding is brought to enforce any of the provisions hereof, the prevailing party shall be entitled to recover its reasonable attorney's fees and costs from the non -prevailing party. D. This Declaration is necessary to comply with Chapter 19.110 (Density and Dimensions) of the City of Federal Way Revised Code, and is made and entered into and shall be construed in accordance with Chapter 19.110 (Density and Dimensions) of the City of Federal Way Revised Code, the laws of the State of Washington and the laws of the United States. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS Page 4 E. This Declaration shall remain in full force and effect for the remaining useful life of the Project and shall terminate in the event the Project is destroyed and/or redeveloped for a use not subject to the provisions of FWRC Section 119.110.010(3). F. Grantor or any subsequent owners, tenants or subtenants, or their respective heirs, devisees, executors, administrators, successors, and assigns, shall immediately give Grantee written notice in the event of any proposed change in the use of the Property other than in accordance with the covenants, conditions and restrictions set forth in this Declaration. Except in the event that the Project is destroyed by casualty, any change in use of the Property in violation of this Declaration without proper notice to and the prior written approval of Grantee shall be strictly prohibited. [The remainder of this page is intentionally left blank. The executing signature of Grantor and the acknowledgement thereof is on the following page.] DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS Page 5 IN WITNESS WHEREOF, Grantor has duly executed this Declaration as of the day and year first set forth above. GRANTOR: CELEBRATION SENIOR LIVING WEST ASSOCIATES LIMITED PARTNERSHIP By: Celebration Senior Living Development Associates, LLC, its General Partner By: A. Bryan M. Park, Manager STATE OF WASHINGTON ) p ) S& COUNTY OF i �6C ) �i THIS IS TO CERTIFY that on this day of October, 2016, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared BRYAN M. PARK, to me known to be the Manager of Celebration Senior Living Development Associates, LLC, the General Partner of Celebration Senior Living West Associates Limited Partnership, a Washington limited partnership, the partnership that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said partnership for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument on behalf of said partnership. WITNESS my hand and official seal the day and year first above written. 0A L, ��► 1 co J � o "IlslsNvMN`G VVA Aei,41*� -(Print Name) Notary Public in and for the State of Washington, Residing at tj&A-l+O V--LJ My appointment expires t '?.0 DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS Page 6 1 EXHIBIT A LEGAL DESCRIPTION THE PROPERTY REFERRED TO IS SITUATED IN THE COUNTY OF KING, CITY OF FEDERAL WAY, STATE OF WASHINGTON, AND IS DESCRIBED AS FOLLOWS: PARCEL A: THAT PORTION OF LOT 4 OF KING COUNTY SHORT PLAT NO. 974009 RECORDED UNDER RECORDING NO. 7411220280, RECORDS OF KING COUNTY, WASHINGTON, BEING IN THE NORTHEAST QUARTER OF SECTION 17, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID LOT 4; THENCE SOUTH 88045'02" EAST, 4.00 FEET ALONG THE NORTH LINE OF SAID LOT 4 TO A POINT ON THE EAST LINE OF THE WEST 4.00 FEET OF SAID LOT 4 AND THE TRUE POINT OF BEGINNING; THENCE SOUTH 01019'34" WEST, 196.99 FEET ALONG SAID EAST LINE TO A POINT OF TANGENCY; THENCE SOUTHEASTERLY ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 20.00 FEET, THROUGH A CENTRAL ANGLE OF 90°02'21 ", AND AN ARC LENGTH OF 31.43 FEET TO A POINT OF TANGENCY WITH THE NORTH LINE OF THE SOUTH 33.00 FEET OF SAID LOT 4; THENCE SOUTH 88042'48" EAST, 238.97 FEET ALONG SAID NORTH LINE; THENCE NORTH 01 ° 14'58" EAST, 217.17 FEET TO THE NORTH LINE OF SAID LOT 4; THENCE NORTH 88045'02" WEST, 258.70 FEET ALONG SAID NORTH LINE TO THE TRUE POINT OF BEGINNING. PARCEL B: TOGETHER WITH AN EASEMENT FOR INGRESSS, EGRESS, UTILITY, PARKING & FIRE ACCESS CREATED ON BINDING SITE PLAN NO. 13-101314-00-SU, RECORDED UNDER KING COUNTY AUDITOR'S FILE NO. 20131003001646. (ALSO KNOWN AS LOT 1, CELEBRATION SENIOR LIVING BINDING SITE PLAN, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 263 OF PLATS, PAGES 51 THROUGH 54, RECORDS OF KING COUNTY, WASHINGTON.) DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS Page 7 PARCEL C: TOGETHER WITH AN EASEMENT FOR ACCESS, DRIVEWAY, SIDEWALKS AND PARKING STALLS, AS DESCRIBED IN ACCESS EASEMENT & SHARED MAINTENANCE AGREEMENT, RECORDED UNDER KING COUNTY AUDITOR'S FILE NO. 20151222002023, AS MODIFIED BY AMENDED AND RESTATED ACCESS EASEMENT & SHARED MAINTENANCE AGREEMENT, RECORDED UNDER KING COUNTY AUDITOR'S FILE NO.20160205000473. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS Page 8 4%L OF Fed4Z�� eral Way FILE Certification of Consisten the City of Federal Way Consolidated Plan I certifythat the proposed project, as referenced below, is consistent with the local housing needs articulated in the City of Federal Ways current, approved 2012-2016 Consolidated Plan Specifically, the proposed project responds to the following objectives stated in the Federal Way Consolidated Plan• 1. Housing Strategy- 2B, Expand affordable rental housing a) Encourage development of affordable multi family housing near parks, transportation and employment; and b) Focus resources on households in need >50% of medium income. Approximately 37% of Federal Way renter households and 25% of homeowners pay more than 30% of their income for housing. The burden is heaviest on the lowest -income renters and owners, especially on persons with disabilities and the elderly. To help ease this burden, the SHAG project proposes to create 380 new units of affordable housing for our lower - income senior population. 2. Suitable Living Environs—Strategy3B: Provide a safety net of services to stabilize households who are in crisis or at risk Asa result of a diminishing base of financial resources from the state and county for safety net services and insufficient Frogram support to meet t e needs o£ special populations such as the elderly, the need for affordable, lower -income housing or r e elderly is greater nowthan ever. The proposed SHAG project would help address this growing need in Federal Way Project Name: Celebration Senior Apartments Project Sponsor. Senior Housing Assistance Group 20127th Ave SE, Bldg A, Suite 200 Puyallup, WA 98374 Project Owner. Location of the Project: Name of funding program to which the applicant is applying: Name of certifying jurisdiction: Certifying Official of the jurisdiction: Name: Title: Signature: Date: Senior Housing Assistance Group 32723 Pacific Highway South Federal Way, WA 98003 Washington State Housing Finance Commission — Bond Program City of Federal Way, Washington Patrick Doherty Director, Community and Economic Development DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES A�k 33325 81h Avenue South Federal Way, WA 98003-6325 CITY OF RECEIVED 253-835-2607; Fax 253-835-2609 Federal Way ww w.rityorfcderalway.com DEC 19 2012 CITY OF FEDERAL WAY CDS ENVIRONMENTAL CHEC 'Jt" SCPR Che+c-k k-t Pcmw��" 176 6ec c� ChoLphl gn �2-1113 . PURPOSE OF CHECKLIST The State Environmental Policy Act (SEPA), Revised Code of Washington (RCW) Chapter 43.21 C, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS This environmental checklist asks you to describe some basic information about our proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply." Complete answers to questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NON -PROJECT PROPOSALS Complete this checklist for non -project proposals, even though questions may be answered "does not apply." In addition, complete the Supplemental Sheet for Non -Project Actions. For non -project actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. Bulletin #050 — January 1, 2011 Page 1 of 18 k:\Handouts\Environmental Checklist A. BACKGROUND 1. Name of proposed project, if applicable: Celebration Senior Living Apartments 2. Name of applicant: Morgan Design Group LLC for Celebration Senior Living Associates Limited Partnership 3. Address and phone number of applicant and contact person: Attn: Jean Morgan, AIA Morgan Design Group LLC 11207 Fremont Ave N Seattle, WA 98133 (206) 375-3397 jean@morgan-design.net 4. Date checklist prepared: December 10, 2012 5. Agency requesting checklist: City of Federal Way, Department of Community Development Services. 6. Proposed timing or schedule (including phasing, if applicable): The applicant would like to obtain the issuance of a Master Land Use Permit by March 2013 and obtain issuance of construction permits by mid -June 2013 with a construction start date of July 2013. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Preliminary Technical Information Report Phase I Environmental Assessment Report 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Not that we are aware of. Bulletin #050 — January 1, 2011 Page 2 of 18 k:\Handouts\Environmental Checklist 10. List any government approvals or permits that will be needed for your proposal, if known. Process M, LANA Uce Pf?PV C-Ai i 6n IN Ct of 't(IAI`t . -6c, Clearing/Grading Permit by City of Federal Way Construction Permit by City of Federal Way Right -of -Way Use Permit by City of Federal Way Developer Extension Agreement for Water Service by Lakehaven Utility District Water Service Connection Permit by Lakehaven Utility District Sewer Service Connection Permit by Lakehaven Utility District NPDES Permit by Department of Ecology 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The Celebration Senior Living Apartments project is a proposed multi -unit apartment development comprised of a 380-unit affordable independent rental retirement community (the "Project"). Units and common amenities will be located in two towers joined by a skybridge, which connects to a community building between the towers. The Project will include one level of Type IA construction accommodating structured parking, mechanical rooms, administrative offices, common areas, and residential amenities (S-2, B, and A). The five levels of Type VA construction will be accommodating residential units, common areas and residential amenities (R-2). The five story Type VA construction will be wood -framed over one level of Type IA construction, which will be concrete cast in place with metal stud wall infill framing, shaped such to allow creation of a private courtyards along the east and west elevations on the podium level. The community building between the two towers will include a social room with rooftop amenity as well as mechanical and storage rooms. The Project will offer a mix of one- and two -bedroom units to offer a range of affordable rental housing options to area senior citizens. In -unit amenities will include full kitchens; including dishwasher, oven/range, and refrigerator, with select units offering washer/dryer hookups, and full bathrooms with select units offering roll -in showers. Common area and residential amenities will include a spacious social room in a separate community building, a librarylbusiness center, media room, fitness center and hobby room. Outdoor amenities will include the private landscaped courtyard and patios, and a roof -deck featuring pea -patch community gardens for the residents. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The street address for the proposal is 32723 Pacific Highway South, Federal Way, WA. The property is parcel number 1721049004, Lot 4. It is located within Quarter -Section - Township -Range NE-17-21-4. B. ENVIRONMENTAL ELEMENTS 1. EARTH Bulletin #050 — January 1, 2011 Page 3 of 18 k:\Handouts\Environmental Checklist a. General description of the site (circle one): ®a , rolling, hilly, steep slopes, mountainous, other. b. What is the steepest slope on the site (approximate percent slope)? The steepest slope on the site is approximately 20% at the existing driveway. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, mulch)? If you know the classification of agricultural soils, specify them and note any prime farmland. Most of the existing site is covered with asphalt pavement. The existing pavement is in relatively poor condition with extensive cracking. Existing fill was observed to the depth of 3-foot to 5-foot. Existing fill material consists of loose to medium dense granular sediments with small amounts of fine roots and organic materials. Existing fill material is not suitable for structural support. The existing soil under the fill material is dense to very dense sand with silt and gravel interpreted as Lodgement Till Sediments. The review of a published geologic map of the area indicates that the site is underlain by Lodgement Till Sediments. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe, None are known to exist to our knowledge. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The purpose of the grade and fill work will be to grade and level the site for construction of new buildings and garage structures. Approximately 19,300 total cubic yards of cut and fill material is proposed to grade the site for new construction. The source of the fill material is unknown at this time but will be from an approved source. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur as a result of grading activities if appropriate erosion control measures are not provided. A temporary erosion and sedimentation control plan will be prepared per City of Federal Way standards to provide measures to control erosion during construction. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 90% of the site will be covered with impervious surface including buildings, parking lots and driveways upon project completion. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. A temporary erosion and sedimentation control plan will be prepared in accordance with City of Federal Way standards to reduce and control erosion and impacts to earth. Ongoing maintenance of the erosion facilities will be completed during the construction phase of the project to help control and reduce the potential for erosion. 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Bulletin #050 — January 1, 2011 Page 4 of 18 k:\Ilandouts\Environmental Checklist Dust emissions are likely to occur during construction. Upon completion, there will be some automobile emissions due to vehicles entering and leaving the facility. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. None. c. Proposed measures to reduce or control emissions or other impacts to air, if any. None. 3. WATER a. Surface. 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There are no surface water bodies on or in the immediate vicinity of the site. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No work will be required in or adjacent to any waters. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. No fill or dredge material will be placed in or removed from surface waters. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. The project will not require any surface water withdrawals or diversions. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. According to the FEMA Flood Rate Insurance Map, the site does not lie within a 100-year flood plain. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No waste materials will be discharged to surface waters under this proposal. b. Ground. 1) Will ground water be withdrawn, or will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. Depending on the time of year of construction activities and sub -surface conditions, some Bulletin #050 — January 1, 2011 Page 5 of 18 k:\Handouts\Environmental Checklist groundwater may be withdrawn during the excavation work to establish the building and parking lot foundations. The estimated quantity, if any, is not known at this time. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. No waste materials will be discharged into the ground. All sanitary sewer effluent will be collected and discharged into the existing public sanitary sewer system. c. Water Runoff (including stormwater) 1) Describe the source of runoff (including stormwater) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. The source of runoff will be rainfall from building rooftops and pavement areas. All of the runoff from the completed project will be collected and treated and discharged to a proposed detention vault designed in accordance with City of Federal Way standards prior to discharging to the existing off -site storm drainage system. 2) Could waste materials enter ground or surface waters? If so, generally describe. No. All surface water runoff will be collected and treated prior to leaving the site in accordance with City of Federal Way stormwater protection guidelines. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any. A stormwater collection, conveyance, detention and water quality treatment system will be designed in accordance with City of Federal Way standards. The design will reduce and control impacts from surface water runoff. The project will incorporate stormwater control measures, including an underground detention vault, storm filter vault and spill control measures. 4. PLANTS a. Check or circle types of vegetation found on the site. deciduous tree: alder, maple, s en other evergreen tree: fir, cedar, ii4 other shrubs grass pasture crop or grain wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other water plant: water lily, eelgrass, milfoil, other other types of vegetation: Miscellaneous shrubs, vines and groundcovers remaining from previous development. b. What kind and amount of vegetation will be removed or altered? All existing vegetation will be removed. Bulletin #050 —January 1, 2011 Page 6 of 18 k:\Iandouts\Environmental Checklist c. List threatened or endangered species known to be on or near the site. None Known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. The completed project will include a wide variety of both native and ornamental tree, shrub and groundcover plant materials. The plants will be located and arranged to address the City's perimeter screening/buffering requirements as well as to create a healthy and pleasant living environment for the senior residents. 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site. birds: hawk, heron, eagle, songbirds, other mammals: deer, bear, elk, beaver, other fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. None that we are aware of. c. Is the site part of a migration route? If so, explain. No. d. Proposed measures to preserve or enhance wildlife, if any. None. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electric energy will be used for most purposes, in addition to natural gas for central boiler for water -heating. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. The proposed development does not appear to affect the use of solar energy by adjacent properties as none of the adjacent properties currently utilizes solar energy in connection with their existing improvements. Should properties to the north redevelopment in the foreseeable future, it is possible that the height of the proposed improvements could limit the potential use of solar energy. However, all properties to the north (the main properties potentially affected) are similarly zoned for mixed -used development with identical height limits, so could presumably still have adequate southern exposure if future development Bulletin #050 — January 1, 2011 Page 7 of 18 k:\Handouts\Environmental Checklist plans include solar energy improvements. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any. The building will comply with 2009 Washington Energy Code requirements for glazing and insulation. In addition, the Applicant has elected to voluntarily comply with certain sustainable building program guidelines known as the Evergreen Sustainable Development Standards, Version 2.0 with respect to the development and construction of the proposed project, which include a variety of energy conservation features. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe. None. 1) Describe special emergency services that might be required. None. 2) Proposed measures to reduce or control environmental health hazards, if any. None. b. Noise. 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment operation, other)? Noise exists from normal traffic along Pacific Highway South to the east and S 13tn Place to the west and minor noise from S 328th Street to the south. However, the impact of such noise on the completed project will be minimal as mitigation measures are purposely designed into the project improvements, including for example landscaping barriers between the project's private courtyards and Pacific Highway South as well as South 13`h Place. 2) What types and levels of noise would be created by or associated with the project on a short-term or long-term basis (for example: traffic, construction operation, other)? Indicate what hours noise would come from the site. On a short-term basis, during the construction phase, there will be normal construction noise and noise from truck and van traffic making daily visits and deliveries to the site. On a long-term basis, after project construction is completed, a normal but reduced level of traffic noise is expected since only public transit vehicles and passenger vehicles are expected to frequent the site. During the construction phase, noise would come from the site primarily during daylight hours, with virtually no noise or traffic during the evenings. Construction activity is likely to continue for approximately an 26-month construction period 3) Proposed measures to reduce or control noise impacts, if any. Bulletin #050 — January 1, 2011 Page 8 of 18 k:\Handouts\Environmental Checklist During the construction phase, limit construction to daylight hours. After project construction is completed, the parking garage will reduce the level of traffic noise coming from the site. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The site is currently vacant. A moving and storage facility exists to the North, as well as a small restaurant. Other restaurant facilities are located across 328th Street to the South. To the East, there is a dance studio and car rental facility across Pacific Highway South. Celebration Park is across South 13th Place to the West. b. Has the site been used for agriculture? If so, describe. No. c. Describe any structures on the site. The site is currently vacant. Existing structures had been removed previously. d. Will any structures be demolished? If so, what? No. There are no structures presently on the project site. e. What is the current zoning classification of the site? The site is zoned as BC, Community Business. f. What is the current comprehensive plan designation of the site? Community Business is also the comprehensive plan designation. g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an environmentally critical area? If so, specify. No. i. Approximately how many people would reside or work in the completed project? Approximately 556 people would reside at this facility at maximum capacity. j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any. Not applicable. Bulletin #050 — January 1, 2011 Page 9 of 18 k:\Handouts\Environmental Checklist �1 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any. The proposal is compatible with the current zoning and comprehensive plan area designations. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing. 380 housing units for seniors would be provided for varying income levels, from low- income to middle -income. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any. None. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? Maximum building height is 65 feet, excluding stair- and elevator -towers. The principal exterior building materials are brick and fiber -cement cladding. b. What views in the immediate vicinity would be altered or obstructed? Views across the site from Pacific Highway South will be altered, but the proposal will not obstruct any existing views. c. Proposed measures to reduce or control aesthetic impacts, if any. The project will follow all Community Design Guidelines established by the City of Federal Way for this zoning designation. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light will emanate from any existing or new street lights. Minimal glare will emanate from exterior lights to illuminate the building and adjacent walkways at night. b. Could light or glare from the finished project be a safety hazard or interfere with views? Bulletin #050 — January 1, 2011 Page 10 of 18 k:\Handouts\Environmental Checklist No. Lighting will be designed to improve safety rather than create any safety hazards. c. What existing off -site sources of light or glare may affect your proposal? Some light from existing street lights will emanate onto the site. d. Proposed measures to reduce or control light and glare impacts, if any. The parking will be contained within the structure and building lighting will be downlight wall wash to provide lighting at walkways. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Celebration Park— a regional community park located directly across 131' Place to the South. BPA Trail — a community bike and pedestrian trail located northwest of the site. Federal Way Community Center — a community recreational facility located southwest of the site. b. Would the proposed displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. The completed project will include a variety of both indoor and outdoor spaces and activities to serve the needs of the senior population. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, nation, state, or local preservation registers known to be on or next to the site? If so, generally describe. No. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any. None required. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Bulletin #050 — January 1, 2011 Page I 1 of 18 k:\Handouts\Environmental Checklist The site is proposed to be accessed via S 328th Street exclusively. One driveway would connect to S 328th Street; the entry and exit lanes on the driveway will likely be separated by a wide median to aid internal movements of traffic by fire trucks and extend the length of the driveway throat to minimize internal conflicts near the connection to S 3281h Street. S 328th Street will connect the site to the public roadways in the area. To the east, S 328th Street currently connects to the southbound lanes on Pacific Highway S (State Route 99), the northbound lanes on Pacific Highway S are inaccessible because of a landscaped median restricting access. To the west, S 3281h Street currently terminates before reaching 131h Place S, however, with the proposed development's half -street frontage improvements, S 328th Street will connect to 131h Place S in the westbound travel direction. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The site is not currently served by public transit. The nearest transit stops are located on Pacific Highway S. at S 330th Street, approximately 0.17 miles away from the Pacific Highway S/S 3281h Street intersection. At those stops, King County Metro Route 182 and Pierce Transit Routes 402 and 500 make stops. c. How many parking spaces would the completed project have? How many would the project eliminate? The project would not eliminate any parking spaces and would provide 203 on -site parking spaces for the proposed development. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Half -street frontage improvements by the proposed development on S 328th Street will connect S 328th Street to 13th Place S in the westbound direction. 4?fil hi - &r- WAY v n, IV-", -FL. S . -R; o ct+1 q -A r,*,Lrd S. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Based upon trip generation rates found in the 8th Edition of Trip Generation, published by the Institute of Transportation Engineers, Celebration Senior Living Apartments will generate 1,322 daily trips, of which 49 would occur during the AM peak hour and 61 during the PM peak hour. Previously the site was occupied by Dunn Lumber, which generated 909 daily trips, of which 52 occurred during the AM peak hour and 90 during the PM peak hour. The net trip change with the proposed development would be an increase of 414 daily trips, but a decrease of 3 AM peak hour trips and 30 PM peak hour trips. T V er�r Canrv� sufPC) r-t O'llow," -Iyo? CrA ti+_ �;ar demur l isha4 �� DL4,'r, l.0 nnlc_arr -( ► ate `Fh\S P�rojcct wl 9cr+Wmte 75 r�P O PM -} np% r g. Proposed measures to reduce or control transportation impacts, if any. Wy- C.Qr'CuYren,�J lkr1gl?[S. Bulletin #050 — January 1, 2011 Page 12 of 18 k:\Handouts\Environmental Checklist Transportation impacts will be controlled and reduced by participation in the City's traffic impact fee program. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. There may be an incremental increase in the need for public services in the immediate vicinity of the project, but this will likely reduce the dispersal of such services in other areas from which the residents migrated from to this facility. b. Proposed measures to reduce or control direct impacts on public services, if any. The building will be fully sprinklered and provide visual and audible emergency signals to improve fire safety. Also, supportive services will be provided for the project's elderly residents, decreasing the potential need for emergency services. 16. UTILITIES a. Circle utilities currently available at the site: electrici ,natural as, ate , refuse service, ltelevhon, lsanitaEy sewer, septic system, other (please list) , Comcast cable television and high-speed internet b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Storm Sewer: Lakehaven Utility District Sanitary Sewer: Lakehaven Utility District Water: Lakehaven Utility District Power: Lakehaven Utility District Telephone: Qwest/Century Link Natural Gas: Puget Sound Energy Cable TV: Comcast Garbage/Refuse Removal: Waste Management i} tc-h- st �o r R£W i.t� t� YV1,ckln q Y -to—r �r� 15" ci t0.M�C _i�6 uv_ul3 . C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. SIGNATURE: December 19, 2012 DATE SUBMITTED: Bulletin #050 — January 1, 2011 Page 13 of 18 k:\Handouts\Environmental Checklist DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES v� 33325 8'h Avenue South CITY OF d RESIJ�MITTED Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 Federal Way MAR 2,1 2013 www.cityofl"ederal►va, CITY OF FEDERAL WAY CDS ENVIRONMENTAL CHECKLIST PURPOSE OF CHECKLIST The State Environmental Policy Act (SEPA), Revised Code of Washington (RCW) Chapter 43.21C, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS This environmental checklist asks you to describe some basic information about our proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply." Complete answers to questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NON -PROJECT PROPOSALS Complete this checklist for non -project proposals, even though questions may be answered "does not apply." In addition, complete the Supplemental Sheet for Non -Project Actions. For non -project actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. Bulletin #050 — January 1, 2011 Page 1 of 18 k:\Handouts\Environmental Checklist A. BACKGROUND 1. Name of proposed project, if applicable: Celebration Senior Living Apartments 2. Name of applicant: Morgan Design Group LLC for Celebration Senior Living Associates Limited Partnership 3. Address and phone number of applicant and contact person: Attn: Jean Morgan, AIA Morgan Design Group LLC 11207 Fremont Ave N Seattle, WA 98133 (206) 375-3397 j can@morgan-design.net 4. Date checklist prepared: December 10, 2012 5. Agency requesting checklist: City of Federal Way, Department of Community Development Services. 6. Proposed timing or schedule (including phasing, if applicable): The applicant would like to obtain the issuance of a Master Land Use Permit by March 2013 and obtain issuance of construction permits by mid -June 2013 with a construction start date of July 2013. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Preliminary Technical Information Report Phase I Environmental Assessment Report 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Not that we are aware of. Bulletin #050 —January 1, 2011 Page 2 of 18 k:\Handouts\Environmental Checklist 10. List any government approvals or permits that will be needed for your proposal, if known. Clearing/Grading Permit by City of Federal Way Construction Permit by City of Federal Way Right -of -Way Use Permit by City of Federal Way Developer Extension Agreement for Water Service by Lakehaven Utility District Water Service Connection Permit by Lakehaven Utility District Sewer Service Connection Permit by Lakehaven Utility District NPDES Permit by Department of Ecology 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The Celebration Senior Living Apartments project is a proposed multi -unit apartment development comprised of a 380-unit affordable independent rental retirement community (the "Project"). Units and common amenities will be located in two towers joined by a skybridge, which connects to a community building between the towers. The Project will include one level of Type IA construction accommodating structured parking, mechanical rooms, administrative offices, common areas, and residential amenities (S-2, B, and A). The five levels of Type VA construction will be accommodating residential units, common areas and residential amenities (R-2). The five story Type VA construction will be wood -framed over one level of Type IA construction, which will be concrete cast in place with metal stud wall infill framing, shaped such to allow creation of a private courtyards along the east and west elevations on the podium level. The community building between the two towers will include a social room with rooftop amenity as well as mechanical and storage rooms. The Project will offer a mix of one- and two -bedroom units to offer a range of affordable rental housing options to area senior citizens. In -unit amenities will include full kitchens; including dishwasher, oven/range, and refrigerator, with select units offering washer/dryer hookups, and full bathrooms with select units offering roll -in showers. Common area and residential amenities will include a spacious social room in a separate community building, a library/business center, media room, fitness center and hobby room. Outdoor amenities will include the private landscaped courtyard and patios, and a roof -deck featuring pea -patch community gardens for the residents. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The street address for the proposal is 32723 Pacific Highway South, Federal Way, WA. The property is parcel number 1721049004, Lot 4. It is located within Quarter -Section - Township -Range NE-17-21-4. B. ENVIRONMENTAL ELEMENTS 1. EARTH Bulletin #050 — January 1, 2011 Page 3 of 18 k:\Ilandouts\Environmental Checklist a. General description of the site (circle one): ®a , rolling, hilly, steep slopes, mountainous, other. b. What is the steepest slope on the site (approximate percent slope)? The steepest slope on the site is approximately 20% at the existing driveway. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, mulch)? If you know the classification of agricultural soils, specify them and note any prime farmland. Most of the existing site is covered with asphalt pavement. The existing pavement is in relatively poor condition with extensive cracking. Existing fill was observed to the depth of 3-foot to 5-foot. Existing fill material consists of loose to medium dense granular sediments with small amounts of fine roots and organic materials. Existing fill material is not suitable for structural support. The existing soil under the fill material is dense to very dense sand with silt and gravel interpreted as Lodgement Till Sediments. The review of a published geologic map of the area indicates that the site is underlain by Lodgement Till Sediments. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None are known to exist to our knowledge. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The purpose of the grade and fill work will be to grade and level the site for construction of new buildings and garage structures. Approximately 19,300 total cubic yards of cut and fill material is proposed to grade the site for new construction. The source of the fill material is unknown at this time but will be from an approved source. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur as a result of grading activities if appropriate erosion control measures are not provided. A temporary erosion and sedimentation control plan will be prepared per City of Federal Way standards to provide measures to control erosion during construction. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 90% of the site will be covered with impervious surface including buildings, parking lots and driveways upon project completion. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. A temporary erosion and sedimentation control plan will be prepared in accordance with City of Federal Way standards to reduce and control erosion and impacts to earth. Ongoing maintenance of the erosion facilities will be completed during the construction phase of the project to help control and reduce the potential for erosion. 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Bulletin #050 — January 1, 2011 Page 4 of 18 k:\Handouts\Environmental Checklist Dust emissions are likely to occur during construction. Upon completion, there will be some automobile emissions due to vehicles entering and leaving the facility. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. None. c. Proposed measures to reduce or control emissions or other impacts to air, if any. None. 3. WATER a. Surface. 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There are no surface water bodies on or in the immediate vicinity of the site. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No work will be required in or adjacent to any waters. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. No fill or dredge material will be placed in or removed from surface waters. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. The project will not require any surface water withdrawals or diversions. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. According to the FEMA Flood Rate Insurance Map, the site does not lie within a 100-year flood plain. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No waste materials will be discharged to surface waters under this proposal. b. Ground. 1) Will ground water be withdrawn, or will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. Depending on the time of year of construction activities and sub -surface conditions, some Bulletin #050 — January 1, 2011 Page 5 of 18 k:\Iandouts\Environmental Checklist groundwater may be withdrawn during the excavation work to establish the building and parking lot foundations. The estimated quantity, if any, is not known at this time. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. No waste materials will be discharged into the ground. All sanitary sewer effluent will be collected and discharged into the existing public sanitary sewer system. c. Water Runoff (including stormwater) 1) Describe the source of runoff (including stormwater) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. The source of runoff will be rainfall from building rooftops and pavement areas. All of the runoff from the completed project will be collected and treated and discharged to a proposed detention vault designed in accordance with City of Federal Way standards prior to discharging to the existing off -site storm drainage system. 2) Could waste materials enter ground or surface waters? If so, generally describe. No. All surface water runoff will be collected and treated prior to leaving the site in accordance with City of Federal Way stormwater protection guidelines. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any. A stormwater collection, conveyance, detention and water quality treatment system will be designed in accordance with City of Federal Way standards. The design will reduce and control impacts from surface water runoff. The project will incorporate stormwater control measures, including an underground detention vault, storm filter vault and spill control measures. 4. PLANTS a. Check or circle types of vegetation found on the site. _ deciduous tree: alder, maple, as en other evergreen tree: fir, cedar, in , other shrubs grass pasture crop or grain wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other water plant: water lily, eelgrass, milfoil, other other types of vegetation: Miscellaneous shrubs, vines and groundcovers remaining from previous development. b. What kind and amount of vegetation will be removed or altered? All existing vegetation will be removed. Bulletin #050 — January 1, 2011 Page 6 of 18 k:�Handouts\Environmental Checklist c. List threatened or endangered species known to be on or near the site. None Known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. The completed project will include a wide variety of both native and ornamental tree, shrub and groundcover plant materials. The plants will be located and arranged to address the City's perimeter screening/buffering requirements as well as to create a healthy and pleasant living environment for the senior residents. 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site. birds: hawk, heron, eagle, songbirds, other mammals: deer, bear, elk, beaver, other fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. None that we are aware of. c. Is the site part of a migration route? If so, explain. No. d. Proposed measures to preserve or enhance wildlife, if any. None. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electric energy will be used for most purposes, in addition to natural gas for central boiler for water -heating. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. The proposed development does not appear to affect the use of solar energy by adjacent properties as none of the adjacent properties currently utilizes solar energy in connection with their existing improvements. Should properties to the north redevelopment in the foreseeable future, it is possible that the height of the proposed improvements could limit the potential use of solar energy. However, all properties to the north (the main properties potentially affected) are similarly zoned for mixed -used development with identical height limits, so could presumably still have adequate southern exposure if future development Bulletin #050 — January 1, 2011 Page 7 of 18 k:\Handouts\Environmental Checklist plans include solar energy improvements. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any. The building will comply with 2009 Washington Energy Code requirements for glazing and insulation. In addition, the Applicant has elected to voluntarily comply with certain sustainable building program guidelines known as the Evergreen Sustainable Development Standards, Version 2.0 with respect to the development and construction of the proposed project, which include a variety of energy conservation features. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe. None. 1) Describe special emergency services that might be required. None. 2) Proposed measures to reduce or control environmental health hazards, if any. None. b. Noise. 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment operation, other)? Noise exists from normal traffic along Pacific Highway South to the east and S 13tn Place to the west and minor noise from S 328th Street to the south. However, the impact of such noise on the completed project will be minimal as mitigation measures are purposely designed into the project improvements, including for example landscaping barriers between the project's private courtyards and Pacific Highway South as well as South 131' Place. 2) What types and levels of noise would be created by or associated with the project on a short-term or long-term basis (for example: traffic, construction operation, other)? Indicate what hours noise would come from the site. On a short-term basis, during the construction phase, there will be normal construction noise and noise from truck and van traffic making daily visits and deliveries to the site. On a long-term basis, after project construction is completed, a normal but reduced level of traffic noise is expected since only public transit vehicles and passenger vehicles are expected to frequent the site. During the construction phase, noise would come from the site primarily during daylight hours, with virtually no noise or traffic during the evenings. Construction activity is likely to continue for approximately an 26-month construction period 3) Proposed measures to reduce or control noise impacts, if any. Bulletin #050 — January 1, 2011 Page 8 of 18 k:\Handouts\Environmental Checklist During the construction phase, limit construction to daylight hours. After project construction is completed, the parking garage will reduce the level of traffic noise coming from the site. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The site is currently vacant. A moving and storage facility exists to the North, as well as a small restaurant. Other restaurant facilities are located across 328th Street to the South. To the East, there is a dance studio and car rental facility across Pacific Highway South. Celebration Park is across South 13th Place to the West. b. Has the site been used for agriculture? If so, describe. No. c. Describe any structures on the site. The site is currently vacant. Existing structures had been removed previously. d. Will any structures be demolished? If so, what? No. There are no structures presently on the project site. e. What is the current zoning classification of the site? The site is zoned as BC, Community Business. f. What is the current comprehensive plan designation of the site? Community Business is also the comprehensive plan designation. g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an environmentally critical area? If so, specify. No. i. Approximately how many people would reside or work in the completed project? Approximately 556 people would reside at this facility at maximum capacity. j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any. Not applicable. Bulletin #050 — January 1, 2011 Page 9 of 18 k:\Handouts\Environmental Checklist 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any. The proposal is compatible with the current zoning and comprehensive plan area designations. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing. 380 housing units for seniors would be provided for varying income levels, from low- income to middle -income. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any. None. 10. AEST14ETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? Maximum building height is 65 feet, excluding stair- and elevator -towers. The principal exterior building materials are brick and fiber -cement cladding. b. What views in the immediate vicinity would be altered or obstructed? Views across the site from Pacific Highway South will be altered, but the proposal will not obstruct any existing views. c. Proposed measures to reduce or control aesthetic impacts, if any. The project will follow all Community Design Guidelines established by the City of Federal Way for this zoning designation. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light will emanate from any existing or new street lights. Minimal glare will emanate from exterior lights to illuminate the building and adjacent walkways at night. b. Could light or glare from the finished project be a safety hazard or interfere with views? Bulletin #050 — January 1, 2011 Page 10 of 18 k:\Handouts\Environmental Checklist No. Lighting will be designed to improve safety rather than create any safety hazards. c. What existing off -site sources of light or glare may affect your proposal? Some light from existing street lights will emanate onto the site. d. Proposed measures to reduce or control light and glare impacts, if any. The parking will be contained within the structure and building lighting will be downlight wall wash to provide lighting at walkways. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Celebration Park— a regional community park located directly across 13th Place to the South. BPA Trail — a community bike and pedestrian trail located northwest of the site. Federal Way Community Center — a community recreational facility located southwest of the site. b. Would the proposed displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. The completed project will include a variety of both indoor and outdoor spaces and activities to serve the needs of the senior population. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, nation, state, or local preservation registers known to be on or next to the site? If so, generally describe. No. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any. None required. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Bulletin #050 —January 1, 2011 Page 11 of 18 k:\Handouts\Environmental Checklist The site is proposed to be accessed via S 328th Street exclusively. One driveway would connect to S 328`h Street; the entry and exit lanes on the driveway will likely be separated by a wide median to aid internal movements of traffic by fire trucks and extend the length of the driveway throat to minimize internal conflicts near the connection to S 3281h Street. S 328th Street will connect the site to the public roadways in the area. To the east, S 328th Street currently connects to the southbound lanes on Pacific Highway S (State Route 99), the northbound lanes on Pacific Highway S are inaccessible because of a landscaped median restricting access. To the west, S 3281h Street currently terminates before reaching 131h Place S, however, with the proposed development's half -street frontage improvements, S 328th Street will connect to 131h Place S in the westbound travel direction. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The site is not currently served by public transit. The nearest transit stops are located on Pacific Highway S. at S 330th Street, approximately 0.17 miles away from the Pacific Highway S/S 3281h Street intersection. At those stops, King County Metro Route 182 and Pierce Transit Routes 402 and 500 make stops. c. How many parking spaces would the completed project have? How many would the project eliminate? The project would not eliminate any parking spaces and would provide 203 on -site parking spaces for the proposed development. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Half -street frontage improvements by the proposed development on S 328th Street will connect S 3281h Street to 13th Place S in the westbound direction. Street frontage improvements to include a right-of-way dedication of 4'-0" on 13th Place South to citv standards. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Based upon trip generation rates found in the 81h Edition of Trip Generation, published by the Institute of Transportation Engineers, Celebration Senior Living Apartments will generate 1,322 daily trips, of which 49 would occur during the AM peak hour and 61 during the PM peak hour. Previously the site was occupied by Dunn Lumber, which generated 909 daily trips, of which 52 occurred during the AM peak hour and 90 during the PM peak hour. The net trip change with the proposed development would be an increase of 414 daily trips, but a decrease of 3 AM peak hour trips and 30 PM peak hour trips. Bulletin #050 — January 1, 2011 Page 12 of 18 k:\Handouts\Environmental Checklist g. Proposed measures to reduce or control transportation impacts, if any. Transportation impacts will be controlled and reduced by participation in the City's traffic impact fee program. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. There may be an incremental increase in the need for public services in the immediate vicinity of the project, but this will likely reduce the dispersal of such services in other areas from which the residents migrated from to this facility. b. Proposed measures to reduce or control direct impacts on public services, if any. The building will be fully sprinklered and provide visual and audible emergency signals to improve fire safety. Also, supportive services will be provided for the project's elderly residents, decreasing the potential need for emergency services. 16. UTILITIES a. Circle utilities currently available at the site: lectrici t�aturai ate , refuse service, kanitary sewe , septic system, other (please list) , Comcast cable television and high-speed internet b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Storm Sewer: Lakehaven Utility District Sanitary Sewer: Lakehaven Utility District Water: Lakehaven Utility District Power: Lakehaven Utility District Telephone: Qwest/Century Link Natural Gas: Puget Sound Energy Cable TV: Comcast Garbage/Refuse Removal: Waste Management The project includes extension of an 8-inch diameter existing water main on If Place for a the existing 8-inch diameter water main located on S 328"` Street and connected to Pacific Hij!hwaV will be replaced with a 12-inch diameter Wne extending from Pacific Highway to approximately middle of Prolect site along S 3281" Street per civil drawings provided to Lakehaven Utilitv District. Bulletin #050 — January 1, 2011 Page 13 of 18 k:\Handouts\Environmental Checklist C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. SIGNATURE: DATE SUBMITTED: December 14 2012 Bulletin #050 — January 1, 2011 Page 14 of 18 k:\Handouts\Environmental Checklist CITY OF -� Federal Way RECEIVE® MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South DEC 19 2012 Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 CITY OF FEDERAL WAY www.cityoff ddcralway.com CDS APPLICATION NO(S) 0� — I D 56 31-GaP - /,� -Ids' 3 3 -5,f Date 12 / 19 / 2 012 Project Name Celebration Senior Living Apartments Property Address/Location Parcel Number(s) 32723 Pacific Highway South 1721049004 Project Description The Celebration Senior Living Apartments Project is a residential development comprised of a 380-unit independent rental retirement community with various income levels, to be Cnn.srr>>rren' as 2 tnwergy„ aarh wi Y_h. t•-hai r own ,parki na garan^aat tyround 7 ev 7 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 H (Site Plan Review) X Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information BC Zoning Designation BC Comprehensive Plan Designation $ 0 . 0 0 Value of Existing Improvements $ 3 0MIL Value of Proposed Improvements International Building Code (IBC): R-2, S-2, A Occupancy Type Type VA over IA Construction Type Applicant Name: Jean Morgan / Morgan Design Group LLC Address: 11207 Fremont Ave N City/State: Seattle, WA Zip: 98133 Phone: 206-375-3397 Fax: 1-866-847-6420 Email: an )rgan-design.net Signature: A Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name:Celebration Senior Living Associates Limited P Address: 201 - 27th Avenue SE, Building A, Suite 300 City/State: Puyallup, WA Zip: 98374 Phone: (253) 231-5001 Fax: Email: bryanp6550@comcast.ne� Signature: r ship Bulletin #003 -January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application cr CD C- (D CD 0 CD C 0 0 O. 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Lynn Direct: (253) 620-6416 E-mail: blynn@gth-law.com RECEIVED 1AR 21 2013 CITY OF FEDERAL WAY CDS We are writing on behalf of Senior Housing Assistance Group (SHAG), a non-profit organization providing affordable senior living communities in the Puget Sound area. We are writing specifically with reference to SHAG's Celebration Senior Living Apartments project at 32723 Pacific Highway South, Federal Way, Washington and the proposed Binding Site Plan (BSP). As we understand it, the City has raised a question concerning the proposed sky bridge connecting the two (2) buildings, each of which are on separate lots under the Proposed BSP, and the fact that the sky bridge would not meet applicable set- back requirements under the City of Federal Way's Zoning Code. We are requesting a waiver of the set -back requirements as a reasonable modification under the authority of the Americans With Disabilities Act ("ADA"), Subpart B, Section 35.130(b)(7) which reads as follows: "A public entity shall make reasonable modifications in policies, practices, or procedures when the modifications are necessary to avoid discrimination on the basis of disability, unless the public entity can demonstrate that making the modifications would fundamentally alter the nature of the service, program, or activity-" Reply to: Tacoma Office 1201 Pacific Ave., Suite 2100 (253) 620-6500 Tacoma, WA 98402 (253) 620-6565 (fax) Law Offices I www.gth-law.com Seattle Office 600 University, Suite 2100 (206) 676-7500 Seattle, WA 98101 (206) 676-7575 (fax) [100062856.docx] Gordon Thomas Honeywell. March 14, 2013 Page 2 In the Celebration Senior Living Apartments project, SHAG will provide independent living rental housing for seniors age 61 years and older or age 55 years and older with a disability_ Based on SHAG's past experience, a significant number of the elderly residents of the Celebration Senior Living Apartments project will be disabled with limited mobility or wheel- chair bound for various medical reasons. The community facilities and common areas in the Celebration Senior Living Apartments project are distributed throughout each of the two (2) buildings as well as in the community building located between the two (2) buildings accessible via the connecting sky bridge. Moreover, the management and leasing offices are located in the community building. The sky bridge thus provides a safe and accessible means of travel between the two (2) buildings and to the community building, allowing access to essential elements of the project for disabled residents with limited mobility. In light of that, we believe that the proposed modification (allowing the sky bridge within the set -back) is necessary to avoid discrimination on the basis of disability. That brings us to the second part of the test under the ADA, Subpart B, Section 35.130(b)(7) which is whether the public entity (Federal Way) can demonstrate that making the modifications would fundamentally alter the nature of its service, program or activity. The purpose of building set -back requirements, as generally understood, is to assure that there is adequate light and separation between buildings and their nearest neighbors. Here, the incursion into the set -back air space is minimal, just the size of the sky bridge itself. The vast majority of each of the two (2) connected buildings has all of the normal light and separation that it would have under strict enforcement of the set -back rules. In addition, both lots under the proposed BSP and the buildings to be constructed thereon will be under common ownership and, accordingly, would have no objection to the proposed modification. Moreover, the proposed sky bridge is an essential part of the design of the structures in an integrated affordable senior living community project. The location of the sky bridge within the set -back is not an encroachment from a neighboring parcel, but is rather part of an integrated design for the entire project. The lot line established by the proposed BSP is required to establish a legal lot, but for all intents and purposes, the buildings will be used as part of a single residential development, actually physically connected to one another. Finally, there is no less intrusive way to accommodate the interest of the property owner and the City of Federal Way. Once the fact that the need for the sky bridge has been established, there must necessarily be an incursion into the set -back area. There is no other way to accomplish the goal of having both a legal lot line and a sky bridge connection. We believe that this letter offers a sufficient justification to allow the sky bridge connection under the proposed BSP and to meet the legal requirements of the Americans With Disabilities Act. if you require further information, or wish to discuss any aspect of this, feel free to contact the undersigned. [100062856.doexi Gordon Thomas Honeywell lP March 14, 2013 Page 3 Very truly yours, tx. William T. L n WTfL:fto cc: Dan Balmelli John Parsaie -'1Bryan Park [100062856.docxl Owner's Policy of Title Insurance RECEIVE® American Land Title Association Owner's Policy 6-17-06 DEC 19 2012 Policy Number A46014-OX-151684 CITY OF FEDERAL WAY 9Z * * Issued by Old Republic National Title Insurance Company CDS Any notice of claim and any other notice or statement in writing required to be given to the Company 'f * under this Policy must be given to the Company at the address shown in Section 18 of the Conditions. COVERED RISKS SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B, AND THE CONDITIONS, OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY, a Minnesota corporation (the "Company's insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the Insured by reason of: 1. Title being vested other than as stated in Schedule A. 2. Any defect in or lien or encumbrance on the Title. This Covered Risk includes but is not limited to insurance against loss from: (a) A defect in the Title caused by (i) forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation; (ii) failure of any person or Entity to have authorized a transfer or conveyance; (iii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered; (iv) failure to perform those acts necessary to create a document by electronic means authorized by law; (v) a document executed under a falsified, expired, or otherwise invalid power of attorney; (vi) a document not properly filed, recorded, or indexed in the Public Records Including failure to perform those acts by electronic means authorized by law; or (vii) a defective judicial or administrative proceeding. (b) The lien of real estate taxes or assessments imposed on the Title by a governmental authority due or payable:, but unpaid. (c) Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. The term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 3. Unmarketable Title. 4. No right of access to and from the Land. 5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (a) the occupancy, use, or enjoyment of the Land; (b) the character, dimensions, or location of any improvement erected on the Land; (c) the subdivision of land; or (d) environmental protection if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to enforce, but only to the extent of the violation or enforcement referred to in that notice. 6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that notice. 7. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records. 8. Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. 9. Title being vested other than as stated in Schedule A or being defective (a) as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part of the title to or any interest in the Land occurring prior to the transaction vesting Title as shown in Schedule A because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws; or (b) because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws by reason of the failure of its retarding in the Public Records (i) to be timely, or (I i) to impart notice of its existence to a purchaser for value or to a judgment or lien creditor. 10. Any defect in or lien or encumbrance on the Title or other matter included in Covered Risks 1 through 9 that has been created or attached or has been filed or recorded in the Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The Company will also pay the costs, attorneys' fees, and expenses incurred in defense of any matter insured against by this Policy, but only to the extent provided in the Conditions. Issued through the Office of. Old Republic Title, Ltd. Old Republic National Title Insurance Company 19020 33rd Avenue W., Suite 360 400 Second Avenue South Lynnwood, WA 98036 Minneapolis, Minnesota 55401 8y fresiciar+r Authorized Signatory EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in Public Records that vests Title as shown in Schedule A. t ALTA Owner's Policy (6-17-06) Old Republic National Title Insurance Company 400 Second Avenue South Minneapolis, Minnesota SS401 SCHEDULE A Policy No: A46014-OX-151684 Amount of Insurance: $ 1,050,000.00 Order No: 5240004888-5 Premium: $ 1,448.00 Date of Policy: October 9th, 2012 at 3:48:00 PM Address Reference: Vacant Land, Parcel 172104-9004 Federal Way, WA 98003 1. Name of Insured: CELEBRATION SENIOR LIVING ASSOCIATES LIMITED PARTNERSHIP 2. The estate or interest in the Land that is insured by this policy is: Fee 3. Title is vested in: CELEBRATION SENIOR LIVING ASSOCIATES LIMITED PARTNERSHIP 4. The Land referred to in this policy is described as follows. Lot(s) 4 of King County Short Plat No. 974009 recorded under Recording No. 7411220280, in King County, Washington, said Short Plat being a subdivision of a portion of the Northeast quarter of Section 17, Township 21 North, Range 4 East, W.M., in King County, Washington; EXCEPT THEREFROM the East 12 feet. SITUATE in the County of King, State of Washington. Page 1 of 4 Pages OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Policy No A46014-OX-151684 ALTA Owner's Policy (6-17-06) SCHEDULE B EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage, and the Company will not pay costs, attorneys' fees, or expenses that arise by reason of: 2 3. 4. 5 R 7 FIJ 0 Encroachments, or questions of location, boundary and/or area which an accurate survey may disclose. Easements or claims of easements not disclosed by the public records. Rights or claims of parties in possession not disclosed by the public records. Any lien or right to lien for services, material, labor, and/or contributions to an employee benefit fund or State Workers' Compensation that is not disclosed by the public records. Exceptions and reservations in United States patents, Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements and equitable servitudes. Water rights, claims or title to water. Any service, installation or general connection charges for sewer, water, electricity, telephone, gas and/or garbage removal. General taxes not now payable; special assessments and/or special levies, if any, that are not disclosed by the public records. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following For Roadway Recorded February 2, 1956 in Official Records under Recording Number 4660593 Affects As constructed and described herein An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following For Roadway and utility access Recorded March 22, 1956 in Official Records under Recording Number 4675062 Affects As constructed and described therein Page 2 of 4 Page OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Policy No A46014-OX-151684 ALTA Owner's Policy (6-17-06) 10. Terms and provisions as Lvotained in an instrument, Entitled Short Plat Recorded November 22, 1974 in Official Records under Recording Number 7411220280 11. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To Puget Sound Power and Light Company For Electric transmission and/or distribution system Recorded July 9, 1976 in Official Records under Recording Number 7607090484 Affects The South 30 feet of the East 300 feet 12. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To King County Water District Number 12 For Water mains Recorded February 3, 1977 in Official Records under Recording Number 7702030700 Affects As constructed and described therein 13. Covenants, Conditions and Restrictions, but omitting any covenants or restrictions if any, based upon race, color, religion, sex, handicap, familial status, or national origin unless and only to the extent that said covenant (a) is exempt under Title 42, Section 3607 of the United States Code or (b) relates to handicap but does not discriminate against handicapped persons, as provided in an instrument. Recorded May 26, 1998 in Official Records under Recording Number 9805260348 14. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To Lakehaven Utility District For Water facilities Recorded February 19, 1999 in Official Records under Recording Number 9902191364 Affects As constructed and described therein Page 3 of 4 Page OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Policy No A46014-OX-151684 ALTA Owner's Policy (6-17-06) 15. An easement affecting thG. portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To Lakehaven Utility District For Sewer facilities Recorded February 19, 1999 in Official Records under Recording Number 9902191371 Affects As constructed and described herein 16. Matters as contained or referred to in an instrument, Entitled Statutory Warranty Deed Recorded November 1, 2004 in Official Records under Recording Number 20041101002033 Which Among Other Things Encroachment of Travel Lodge sign located on the Southeasterly Provides corner of the premises as disclosed by Barghausen Consulting Engineers, Inc. Survey under Job Number 7118, dated March 31, 2000 Page 4 of 4 Page OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY ENDORSEMENT Attached to: Policy No: A46014-OX-151684 Order No: 5240004888-5 OLD REPUBLIC NATIONAL * qz TITLE INSURANCE COMPANY 'f * a Corporation, of Minneapolis, Minnesota The Company hereby assures the Insured that the Company will not deny liability under the policy or any endorsements issued therewith solely on the grounds that the policy and/or endorsement(s) were issued electronically and/or lack of signatures in accordance with Paragraph 15(c) of the Conditions. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Countersigned: By J�z Validating Officer OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY A Stock Company 400 Second Avenue South, Minneapolis, Minnesota 55401 (612)371-1111 By Attest President Secretary Page 1 of 1 Pages CONDITIONS 1. DEFINITION OF TERMS The following terms when used in this policy mean: (a) "Amount of Insurance": The amount stated in Schedule A, as may be increased or decreased by endorsement to this policy, increased by Section 8(b), or decreased by Sections 10 and 11 of these Conditions. (b) "Date of Policy": The date designated as "Date of Policy" in Schedule A. (c) "Entity": A corporation, partnership, trust, limited liability company, or other similar legal entity. (d) "Insured": The Insured named in Schedule A. (i) The term "Insured" also includes (A) successors to the Title of the Insured by operation of law as distinguished from purchase, including heirs, devisees, survivors, personal representatives, or next of kin; (B) successors to an Insured by dissolution, merger, consolidation, distribution, or reorganization; (C) successors to an Insured by its conversion to another kind of Entity; (D) a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title (1) if the stock, shares, memberships, or other equity interests of the grantee are wholly -owned by the named Insured, (2) if the grantee wholly owns the named Insured, (3) if the grantee is wholly -owned by an affiliated Entity of the named Insured, provided the affiliated Entity and the named Insured are both wholly -owned by the same person or Entity, or (4) if the grantee is a trustee or beneficiary of a trust created by a written instrument established by the Insured named in Schedule A for estate planning purposes. (ii) With regard to (A), (B), (C), and (D) reserving, however, all rights and defenses as to any successor that the Company would have had against any predecessor Insured. (e) "Insured Claimant": An Insured claiming loss or damage. (f) "Knowledge" or "Known": Actual knowledge, not constructive knowledge or notice that may be imputed to an Insured by reason of the Public Records or any other records that impart constructive notice of matters affecting the Title. (g) "Land": The land described in Schedule A, and affixed improvements that by law constitute real properly. The term "Land" does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is insured by this policy. (h) "Mortgage": Mortgage, deed of trust, trust deed, or other security instrument, including one evidenced by electronic means authorized by law. (i) "Public Records": Records established under state statutes at Date of Policy for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. With respect to Covered Risk 5(d), "Public Records" shall also include environmental protection liens filed in the records of the clerk of the United States District Court for the district where the Land is located. (j) "Title": The estate or interest described in Schedule A. (k) "Unmarketable Title": Title affected by an alleged or apparent matter that would permit a prospective purchaser or lessee of the Title or lender on the Title to be released from the obligation to purchase, lease, or lend if there is a contractual condition requiring the delivery of marketable title. 2. CONTINUATION' `INSURANCE The coverage of tl, Jlicy shall continue in force as of Date of Policy in favor of an Insured, but only so long as the Insured retains an estate or interest in the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long as the Insured shall have liability by reason of warranties in any transfer or conveyance of the Title. This policy shall not continue in force in favor of any purchaser from the Insured of either (i) an estate or interest in the Land, or (ii) an obligation secured by a purchase money Mortgage given to the Insured. 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT The Insured shall notify the Company promptly in writing (i) in case of any litigation as set forth in Section 5(a) of these Conditions, (ii) in case Knowledge shall come to an Insured hereunder of any claim of title or interest that is adverse to the Title, as insured, and that might cause loss or damage for which the Company may be liable by virtue of this policy, or (iii) if the Title, as insured, is rejected as Unmarketable Title. If the Company is prejudiced by the failure of the Insured Claimant to provide prompt notice, the Company's liability to the Insured Claimant under the policy shall be reduced to the extent of the prejudice. 4. PROOF OF LOSS In the event the Company is unable to determine the amount of loss or damage, the Company may, at its option, require as a condition of payment that the Insured Claimant furnish a signed proof of loss. The proof of loss must describe the defect, lien, encumbrance, or other matter insured against by this policy that constitutes the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. DEFENSE AND PROSECUTION OF ACTIONS (a) Upon written request by the Insured, and subject to the options contained in Section 7 of these Conditions, the Company, at its own cost and without unreasonable delay, shall provide for the defense of an Insured in litigation in which any third party asserts a claim covered by this policy adverse to the Insured. This obligation is limited to only those stated causes of action alleging matters insured against by this policy. The Company shall have the right to select counsel of its choice (subject to the right of the Insured to object for reasonable cause) to represent the Insured as to those stated causes of action. It shall not be liable for and will not pay the fees of any other counsel. The Company will not pay any fees, costs, or expenses incurred by the Insured in the defense of those causes of action that allege matters not insured against by this policy. (b) The Company shall have the right, in addition to the options contained in Section 7 of these conditions, at its own cost, to institute and prosecute any action or proceeding or to do any other act that in its opinion may be necessary or desirable to establish the Title, as insured, or to prevent or reduce loss or damage to the Insured. The Company may take any appropriate action under the terms of this policy, whether or not it shall be liable to the Insured. The exercise of these rights shall not be an admission of liability or waiver of any provision of this policy. If the Company exercises its rights under this subsection, it must do so diligently. (c) Whenever the Company brings an action or asserts a defense as required or permitted by this policy, the Company may pursue the litigation to a final determination by a court of competent jurisdiction, and it expressly reserves the right, in its sole discretion, to appeal any adverse judgment or order. 6. DUTY OF INSURED CLAIMANT TO COOPERATE (a) In all cases where this policy permits or requires the Company to prosecute or provide for the defense of any action or proceeding and any appeals, the Insured shall secure to the Company the right to so prosecute or provide defense in the action or proceeding, including the right to use, at its option, the name of the Insured for this purpose. Whenever requested by the Company, the Insured, at the Company's expense, shall give the Company all reasonable aid (i) in securing evidence, obtaining witnesses, prosecuting or defending the action or proceeding, or effecting settlement, and (ii) in any oth ,ful act that in the opinion of the Company may be necess,. , or desirable to establish the Title or any other matter as insured. If the Company is prejudiced by the failure of the Insured to furnish the required cooperation, the Company's obligations to the Insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, with regard to the matter or matters requiring such cooperation. (b) The Company may reasonably require the Insured Claimant to submit to examination under oath by any authorized representative of the Company and to produce for examination, inspection, and copying, at such reasonable times and places as may be designated by the authorized representative of the Company, all records, in whatever medium maintained, including books, ledgers, checks, memoranda, correspondence, reports, e-mails, disks, tapes, and videos whether bearing a date before or after Date of Policy, that reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Insured Claimant shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect and copy all of these records in the custody or control of a third party that reasonably pertain to the loss or damage. All information designated as confidential by the Insured Claimant provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Insured Claimant to submit for examination under oath, produce any reasonably requested information, or grant permission to secure reasonably necessary information from third parties as required in this subsection, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this policy as to that claim. 7. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; TERMINATION OF LIABILITY In case of a claim under this policy, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Insurance. To pay or tender payment of the Amount of Insurance under this policy together with any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment or tender of payment and that the Company is obligated to pay. Upon the exercise by the Company of this option, all liability and obligations of the Company to the Insured under this policy, other than to make the payment required in this subsection, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. (b) To Pay or Otherwise Settle With Parties Other than the Insured or With the Insured Claimant. (i) To pay or otherwise settle with other parties for or in the name of an Insured Claimant any claim insured against under this policy. In addition, the Company will pay any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay; or (ii) To pay or otherwise settle with the Insured Claimant the loss or damage provided for under this policy, together with any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay. Upon the exercise by the Company of either of the options provided for in subsections (b)(i) or (ii), the Company's obligations to the Insured under this policy for the claimed loss or damage, other than the payments required to be made, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. S. DETERMINATIC ~�)D EXTENT OF LIABILITY This policy is a cont—ct of indemnity against actual monetary loss or damage sustained or incurred by the Insured Claimant who has suffered loss or damage by reason of matters insured against by this policy. (a) The extent of liability of the Company for loss or damage under this policy shall not exceed the lesser of (i) the Amount of Insurance; or (ii) the difference between the value of the Title as insured and the value of the Title subject to the risk insured against by this policy. (b) If the Company pursues its rights under Section 5 of these Conditions and is unsuccessful in establishing the Title, as insured, (i) the Amount of Insurance shall be increased by 10%, and (ii) the Insured Claimant shall have the right to have the loss or damage determined either as of the date the claim was made by the Insured Claimant or as of the date it is settled and paid. (c) In addition to the extent of liability under (a) and (b), the Company will also pay those costs, attorneys' fees, and expenses incurred in accordance with Sections 5 and 7 of these Conditions. 9. LIMITATION OF LIABILITY (a) If the Company establishes the Title, or removes the alleged defect, lien, or encumbrance, or cures the lack of a right of access to or from the Land, or cures the claim of Unmarketable Title, all as insured, in a reasonably diligent manner by any method, including litigation and the completion of any appeals, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused to the Insured. (b) In the event of any litigation, including litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals, adverse to the Title, as insured. (c) The Company shall not be liable for loss or damage to the Insured for liability voluntarily assumed by the Insured in settling any claim or suit without the prior written consent of the Company. 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY All payments under this policy, except payments made for costs, attorneys' fees, and expenses, shall reduce the Amount of Insurance by the amount of the payment. 11. LIABILITY NONCUMULATIVE The Amount of Insurance shall be reduced by any amount the Company pays under any policy insuring a Mortgage to which exception is taken in Schedule B or to which the Insured has agreed, assumed, or taken subject, or which is executed by an Insured after Date of Policy and which is a charge or lien on the Title, and the amount so paid shall be deemed a payment to the Insured under this policy. 12. PAYMENT OF LOSS When liability and the extent of loss or damage have been definitely fixed in accordance with these Conditions, the payment shall be made within 30 days. 13. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT (a) Whenever the Company shall have settled and paid a claim under this policy, it shall be subrogated and entitled to the rights of the Insured Claimant in the Title and all other rights and remedies in respect to the claim that the Insured Claimant has against any person or property, to the extent of the amount of any loss, casts, attorneys' fees, and expenses paid by the Company. If requested by the Company, the Insured Claimant shall execute documents to evidence the transfer to the Company of these rights and remedies. The Insured Claimant shall permit the Company to sue, compromise, or settle in the name of the Insured Claimant and to use the name of the Insured Claimant in any transaction or litigation involving these rights and remedies. If a payment on account of a claim does not cover the loss of the Insured Claimant, the Company shall del. ..e exercise of its right to recover until after the Insured Claimant shall have recovered its loss. (b) The Company's right of subrogation includes the rights of the Insured to indemnities, guaranties, other policies of insurance, or bonds, notwithstanding any terms or conditions contained in those instruments that address subrogation rights. 14. ARBITRATION Either the Company or the Insured may demand that the claim or controversy shall be submitted to arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association ("Rules'). Except as provided in the Rules, there shall be no joinder or consolidation with claims or controversies of other persons. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Insured arising out of or relating to this policy, any service in connection with its issuance or the breach of a policy provision, or to any other controversy or claim arising out of the transaction giving rise to this policy. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured. All arbitrable matters when the Amount of Insurance is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Insured. Arbitration pursuant to this policy and under the Rules shall be binding upon the parties. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court of competent jurisdiction. 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT (a) This policy together with all endorsements, if any, attached to it by the Company is the entire policy and contract between the Insured and the Company. In interpreting any provision of this policy, this policy shall be construed as a whole. (b) Any claim of loss or damage that arises out of the status of the Title or by any action asserting such claim shall be restricted to this policy. (c) Any amendment of or endorsement to this policy must be in writing and authenticated by an authorized person, or expressly incorporated by Schedule A of this policy. (d) Each endorsement to this policy issued at any time is made a part of this policy and is subject to all of its terms and provisions. Except as the endorsement expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsement, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. 16. SEVERABILITY In the event any provision of this policy, in whole or in part, is held invalid or unenforceable under applicable law, the policy shall be deemed not to include that provision or such part held to be invalid, but all other provisions shall remain in full force and effect. 17. CHOICE OF LAW; FORUM (a) Choice of Law: The Insured acknowledges the Company has underwritten the risks covered by this policy and determined the premium charged therefor in reliance upon the law affecting interests in real properly and applicable to the interpretation, rights, remedies, or enforcement of policies of title insurance of the jurisdiction where the Land is located. Therefore, the court or an arbitrator shall apply the law of the jurisdiction where the Land is located to determine the validity of claims against the Title that are adverse to the Insured and to interpret and enforce the terms of this policy. In neither case shall the court or arbitrator apply its conflicts of laws principles to determine the applicable law. (b) Choice of Forum: Any litigation or other proceeding brought by the Insured against the Company must be filed only in a state or federal court within the United States of America or its territories having appropriate jurisdiction. 18. NOTICES, WHEFI�NT Any notice of claim —d any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at 400 Second Avenue South, Minneapolis, Minnesota 55401-2499. CIVIL ENGINEERING, LAND PLANNING, SURVEYING LETTER OF TRANSMITTAL TO: Sarady Long, CED Staff City of Federal Way nnnnc oaL. A.,--..— Q... .aL. Federal Way, WA 98003-6325 RE: Celebration Senior Living DATE: December 20, 2013 SENT VIA: Courier Delivery PHONE NO.: OUR JOB: 15878 Quantity Date Description 4 Sets 11/21/13 12/11/13 Offsite Road Improvement and RRFB Plans 1 Copy Line Loss Calculations For your further review. RESUBMITTED JAN 0 8 2014 CITY OF FEDERAL WAY CDS cc: John Parsaie, Morgan Design Group LLC SignP;AJerome ____ L Jake" Jacobs, P.E. Project Engineer 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES • TUMWATER, WA • LONG BEACH, CA • WALNUT CREEK, CA • SAN DIEGO, CA 15878t.013 www.barghausen.com n r- rrrrrrrr< Cp v CA Cn N W (7 0000000000 i r-WWW WWWWOto rF W v W CAr- N Wr.: CD 7 >e-r O n C N 0 " N O CA � CA CA CA CA CA CA CA CD = .p o r O o 0 C" 0 cn 0 W 0 CA 0 CA 0 C" 0 CCD 0 ' O O 0 O 'O II'� O .) 7 j m 0 Cl) M cQ CD O N W W � Cn W y -1 -1 Cn N O :1 Cn N O "* C1 Cn Cn O Cn O Cn O Cn O D O 7 N � C)) N r M O O O C~Ji Uri C) cn� Cn 3 T1 m o00000000 0� 3 CD o, < O O O O O O O O O O O O O O O O O O O O O O O O O O N N T O Cn Cn Cn Cn Cn C l Cn Cn Ul O O O O O O O O O O CD Q 0 000000PPCD O O N CA -I CC) O CD O N 0') O -� O CA CO CD'"h v CL I I o M O 0 a 2 Q O W O ' CO Cn OD Cn —1 � CA W Cb 4h- O M O CO C rt O 01 � rt N CD J rm m Z m m pry D O mDz n n m �CZ C > D O < Z — (n Z G) 0 w a �i in vl O O I� W i.l 0 fi tn kn 00 o o O 'a bA CL � O O a3 O CDkn tn O b ao' vi vi vi vi it 0 O —0 U ?" o •� � �U '" O ai U 0 �. U � 0 Cd 21 Cd • Q" to U 7U. y � 5 N U IO, 8 Y O +Z 3 .� to O 72 o U o 2" to Cd U O cn : 3 110 o N O 0 O lD W 4O-� 3 � 0 O CLn C d 0 ul -- OU) Cd s0 it En ��,� a N •n 00 O bbo N bD C- 03 V] C6 C i•� (� bD �-- En — O E � c� �� cd •Cd .vll i-r V gEn rin a� w NEMA 5-15 GROUND FAULT CIRCUIT INTERRUPTING RECEPTACLE WITH WATERPROOF COVER SUITABLE FOR UNATTENDED USE. (FESTOON OUTLET) SIDEWALK SIDE, AS CLOSE TO TOP OF POLE AS POSSIBLE. BASE DETAILS BOLT PROJECTION t �x X = 3"(76mm). Comes with 4 anchor bolts, 8 nuts and 8 washers. - NOT m scue - 5 1/2�0 FREE OPENING �IAiE 140mm0 • B.C.: 10 1 /2"0 267mm0 THICKNESS: 3/4" 19mm NOTE: This anchor plate accepts a bolt Clrcie from 8 3/4"0 ® 11 1/8"0 ` 13"0 222mm0 m 283mm0 - NV 10 SCALE- 330mm0 LUMINAIRE: CAND1-PCC-RACE 3D-240-CN1-1A STANDARD: SM6N-19-FS(2)-PH7-DR-GN8-TX-LMS12511A CAST -IN -PLACE CONCRETE BASE DETAIL BOLT CIRCLE. SEE DETAIL, ABOVE. `` a 5 - #5 VERT. REBAR AND 3 - #4 HOOPS ® 9" O.C. a d •� _.3 --^ -- 0, 36" .I 2" CONDUIT�� PER PLAN i L 24'0 1 BANNER ARM 24`0 7'_0" PLANT SUPPORT PSS 16 (120#) HOLD DOWN & LEVELING NUTS 2" CONDUIT PER PLAN LUMEC "CAND 1" LUMINAIRE OR APPROVED EQUAL 24'0 LUMEC POLE FOR 18' FIXTURE MOUNTING HEIGHT CL OF POLE 2' -0" FROM FACE OF CURB ANCHORING BOLTS STEEL, 3/4"x 27" (SUPPLIED BY LUMEC INC OR APPROVED EQUAL _ LUMEC #SM6 POLE BASE HANDHOLE FOR ACCESS TO TRAY -MOUNTED BALLASTS —PROVIDE BOLT COVERS. GROUT AFTER ADJUSTING AND SECURING POLE IN GRADES VERTICAL POSITION. #8 BARE COPPER GROUND CONDUCTOR TO BONDING LUG IN LIGHT STANDARD EXOTHERMIC WELD LGROUND ROD CAST -IN -PLACE OR PRE -CAST CONCRETE BASE NOTES: 1) PRE -CAST BASE SHALL BE UTILITY VAULT MODEL 4-LB OR APPROVED EQUAL- 2) CHOICE OF CONCRETE BASE STYLE SHALL BE AT CONTRACTOR'S DISCRETION WITH CITY APPROVAL IREV. FEB 2011 3) REFER TO DETAIL 3-30 FOR LOCATION. I <�or PUBLIC CITY CENTER DECORATIVE DWG. NO. �Fe&WO�fty WORKS LUMINAIRE STANDARD AND BASE 3-43 LUMINAIRE FOOTING DETAIL LUMINAIRE FOOTING DETAIL FOR 6' PLANTER STRIP FOR 4' PLANTER STRIP �— 8' SIDEWALK -+-6' PLANTER—� s' SIDEWALK+4' PLANTER O Z Z� XX w PLAN PLAN am �U TOP OF < p FOUNDATION FLUSH NITHSDEWALK ��'"""''' En 0 < ¢ 8' SIDEWALK "' PLANTER—� STREET— s' SIDEWALK++' aLu+1ET+ 5TnEETa Ftirvi f 11 ❑ -J 8' SIDEWALK y� PLANTER CLASS 3000 CONCRETE 3' X 3'/ SQUARE OR 3' DIAMETER BASE. SECTION SECTION �—� I" i17�" DIA . _ � MOLT CIRCLE T f e — REBAR AND ji�l #4 HOOP REBAR 0 1'—O" CENTERS NOTES: 1. POLE ASSEMBLIES DESIGNED TO SUPPORT MAX. LUMINAIRE SIZE OF 1.5 SQ. FT. E.P.A. AND 60 LBS. IN A 100 MPH ISOTACH / 130 MPH GUST VELOCITY WIND. 2. 4043 FILLER WIRE USED FOR WELDING. 3. ONLY THE BASE FLANGE WELDS ARE HEAT —TREATED. 4. BASE FLANGE SHALL ACCOMODATE 11" TO 12' BOLT CIRCLE. 5. (4) 1"— 8 NC STEEL ANCHOR BOLTS ASTM A 576, AISI GRADE 1021-1046, '10.000 PSI = MIN. YIELD MEAN DIA. OF ROD STOCK 0.908 t .011, OUT OF ROUND TOLERANCE : t 0.012" ROLLED OR CUT THREADS PER A307, CLASS 2A, TOP 10" GALVANIZED PER ASTM A153, COMPLETE WITH (8) 1" 8NC GALVANIZED STEEL HEX NUTS & (8) 1 GALVANIZED STEEL FLAT WASHERS. REV MAR 2011 cmap PUBLIC p n WORKS LUMINAIRE POLE BASE LAYOUT D3 3 A0. 16' N m UL imm PER ST1Lhmm #503 mom EU91DiC/PSr SPEC. 0 MUERBLSE: 100 AMP, 4 JAW, AW I] 141B,.SAFETY SOCKET TYPE, 5TH JAW AT 9:00 POSITION (CONTRACTOR TO VERIFY WITH SERVING UDUIY) 0 PANEIBOFRD: 120/240 VAC, 100 NIP, 1 PHASE. 3 WIRE, COPPER BUS WESTINGHOUSE BAB BOLT -ON BREAKERS: 1-100/2 MAIN 3-15/2 ILLUMINATION BRANCH 1-50/1 SIGNAL BRANCH 1-20/1 GROUND FAULT RECEPTACLE BRANCH 1-15/1 CONTROL CKT BRANCH NOTE ADDITIONAL BREAKERS MAY BE NECESSARY OCONTACTOR: LIGHTING RATED, 2 POLE, 120 VAC COIL, 3-REQUIRED 4 PHOTO -CELL BYPASS SWITCH, SPST, 15 AMP, 277 VAC 5 GROUND FAULT RECEPTACLE, 120 VAC, DUPLEX, 20A CABINET: NEMA 3R, PADMOUNT, 1/8TH INCH ALUMINUM CONSTRUCTION, TYPE 5052432 2 SCREENED AND GASKETED VENTS DOORS: HEAVY DUTY CONCEALED HINGES (LIFT-OFF TYPE) STAINLESS STEEL VAULT HANDLES, PADLOD(A.LE METER DOOR BEST CX LOCK ON DISTRIBUTION DOOR POLISHED WIRE GLASS WINDOW IN METER DOOR CLOSED CELL NEOPRENE GASKET, CARD HOLDER FINISH: BARE ALUMINUM (MILL FINISH) OUTSIDE, WHITE INSIDE 120/240 VAC 1' 3W METER PHOTO CELL ELECTRIC BASE CELL AWN ■ ITEST SWITCH Llc GROUND FAULT ALL CONDUIT TO CLEAR RECEPTACLE TOWER CENTER BRACE OF CABINET BY 1/2' MIN. 80" W '-SEE NOTE 5 MAX. TO TOP - I OIL i - - u i i iHIMI TO PLUMB ANCHOR BOLTS k DATA FOR SPACK TO BE SUPPLIED BY CABINEF MANUFACTURER HOOPS r14 BAR EACH CORNER " " '-- 3/8' DIAMETER PLASTIC BASE DETAIL DRAIN HOLE (SEE NOTE 2) 1-1 6' C— 20' 1 i 6' 1 6' 7 INSTALL ONE SPARE 2" CONDUIT AND CAP; kLOCATE OTHERS AS REQUIRED. 26" HOOPS4 BAR EACH CORNER 6'T CONDUITS SO AS TO CLEAR BOTTOM FLANGE OF CABINET. 2" UNDERGROUND SERVICE ENTRANCE CONDUIT TO BE LOCATED IN CORNER (WITHIN 4" X 4" SPACE) WIRING DIAG CABINET FOUNDATION NOTES 1. PAD MOUNT SHALL BE CUSS 30GO CONCRETE UNLESS OTHERWISE OTHERWISE NOTED ON THE PLANS. 2. WHERE PAD MOUNT IS LOCATED IN SIDEWALK, CONSTRUCT MOUNT TOP FLUSH WITH SIDEWALK GRADE, OMITTING CHAMFER WHERE TOP AND SIDEWALK ABUT. 3. PAD MOUNT DESIGN IS TYPICAL CONTRACTOR SHALL USE CABINET MANUFACTURER'S TO ASSURE PROPER FIT OF CABINET ON BASE WITH RESPECT TO CONDUIT PLACEMENT. CONTRACTOR SHALL SUBMIT FOR APPROVAL A PROPOSED DESIGN WITH PLAN, ELEVATION AND ANY RELEVANT SECTION NEW. 4. CABINET SHALL BE ATTACHED WITH AASHTO M164 CHEMICALLY BONDED ANCHORS TO EXISTING PAD MOUNTS. ANCHOR INSTALLATION SHALL BE AASHTO GRADE A307 HOT -DIPPED GALVANIZED 1/2' x 8' x 2". 5. PLACE SILICONE SEAL BETWEEN THE CABINET FOUNDATION AND THE CABINET. OTHER ORIENT FACE OF CABINET TOWARDS PUBLIC ROADWAY. CONTRACTOR SHALL COORDINATE WITH THE POWER COMPANY REGARDING THE SERVICE CONNECTION. CONTRACTOR SHALL OBTAIN A CITY OF FEDERAL WAY ELECTRICAL PERMIT FROM THE BUILDING DEPARTMENT. WHEN SERVICE CABINET, SIGNAL CABINET, AND/OR UPS/BBS AUXILIARY CABINET ARE INSTALLED NEXT TO EACH OTHER, SEE DEVELOPMENT STANDARDS DETAIL DRAWING NUMBER 3-45C. REV. NOV 2012 PUBLIC STREET LIGHT SERVICE CABINET DWG. NO. 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SLOPE D000nv Go aov000 oo 000a0000 oa000000 8Ho0000 uuaoaPa 0000000a Moo" _ 6 m pUMMY Jp�NT m m m �D r�� A F R o anma ooA� �zD� C) OZDr m i W W o Z NODD CO r- m Lf) �u m u \.� W D rD— DMZ WZrCJ yco A - Am mZ z 3 1.6" H W � = D 1 � m z a 4, _ m Z D r p m carmanah° we put solar to work R920SERIES Pedestrian -actuated warning system for uncontrolled marked crosswalks RRFBs have been found to provide vehicle yielding rates between 72 and 96 percent for crosswalk applications, including 4 lane roadways with average daily traffic (ADT) exceeding 12,000*. Superior Design and Technology The R920 utilizes a self-contained solar engine integrating the energy management system with an on -board user interface, housed in a compact enclosure together with the batteries and solar panel. In low light conditions, the ambient auto -adjust option provides over - lighting protection and system efficiency. Easy Installation With its highly efficient and compact design, installation is quick and uncomplicated, dramatically reducing installation costs. Retro- fitting can be done where existing sign bases are used to enhance existing marked crosswalks in minutes, and new installations can be completed without the cost of larger poles and bases. Advanced User -Interface The R920 is the first RRFB with an on -board user interface and display for quick configuration and status monitoring. It allows for simple in -the -field set-up adjustment to flash duration, ambient settings, and night intensity. Settings are broadcasted automatically to all units in the system. Reliable Designed with Carmanah's industry leading solar modeling tools to provide dependable year -after -year operation. Trusted With thousands of installations in the field, Carmanah solar beacons and solar LED lights have become the benchmark in traffic applications and other transportation applications worldwide. '• ar, �ar-t Growth America �`J<ticnaum t ,_ ele .. i;.Na .. .. .,.. .: 1.• � S�ry ,t3 C.Oc111i10i? A W America VV 1 .'s Alliance BiAinp L VJcik'vg " U.S. Depar?n:ent of7ransportaficn Federal Highways Administration, i%ublicalion No. FH4VA-HR_-1 C-043 —Effects of Yellow Rectangular Rapid -Flashing Beacons on Yielding at kll Jane Unmritrolled Cresswalks The R920 is the new benchmark for Rectan- gular Rapid Flashing Beacons (RRFBs): • Ultra -efficient optical and Energy Management Systems (EMS) • Compact design to simplify installation • Proven technology platform • Exceeds FHWA standards 1, F�M M�T M Qk push button arlualed Carmanah is backed by a worldwide network of distribution partners. To find a representative in your region: • visit us at www.carmanah.com • or call +1.250.380.0052 (toll -free US & Canada 1.877.722.8877) REPRESENTED IN YOUR REGION BY: DIMENSIONS Side View 17.8" (45.2 cm) Bottom View 13 6" (34.5 cm) 3.6- (9.1 cm) MOUNTING OPTIONS 2", 2.5" Perforated 2 3/8" - 2 7/8" Diameter 4" - 4 1/2" Diameter Square Post Mount Round Post Mount Round Post Mount i SYSTEM CONFIGURATION Uni-directional Configuration Bt-directional Configuration LIGHTBAR OPTIONS Side -emitting Pedestrian No Side -emitting Confirmation Light (Both Pedestrian Confirmation Ends) Light IN THE FIELD AIMING Rotate the lightbar towards the incom- ing vehicle lane, independent of the wire hole location. SPECIFICATIONS SUBJECT TO CHANGE WITHOUT NOTICE, © 2013, CarmanaP: Tec-nologies Corp, U'ocument SPC iRi.F R92G Rav_ US ?ate^t No 6,573.05g, Other patents pend'ng, "Cafmanah" and Carrranah logo are trademarks of Carmanah T.chno€cgies Cora R920SE'RIES On -Board User Interface (OBUI) Adjustable, auto -scrolling LED display Field -configurable flash duration to one second increment Ambient auto -adjust configuration Night dimming configuration Wireless update of configurable settings from any unit to all systems Channel selection System test, status and fault detection Activation data reporting Optical MUTCD IA-11 compliant flash pattern 3" x 7" amber LED Indications Exceeds SAE J595 class 1 Intensity Meets SAE J578 chromaticity High -power LEDs meets 90% lumen maintenance (1-90) based on IES LM-80 Energy Collection 10 watt high -efficiency photovoltaic cell with blocking diodes Maximum power point tracking with temperature compensation (MPPT-TC) for optimal energy collection in all solar conditions Energy Storage Replaceable, recyclable best in -class 12V dual battery system (sealed, maintenance -free) Designed for minimum 5 year battery life Lightweight for ease of handling Quick connect terminals and strapping for efficient installation Solar Engine Construction Weatherproof, vented solar engine enclosure for ambient air transfer Hinged access lid for access to on -board user interface and batteries Compact, lightweight aluminum housing Top of pole mounting to standard 2" sign posts and 4" poles; side of pole mounting to standard 4" poles Pre -wired assembly designed to minimize installation time Weight: 19.8 Ito (9 kg) including batteries, excluding light bars and pushbutton Lightbar Construction Premium, UV -resistant polycarbonate lens Waterproof LED Indications (NEMA 3R) Two-piece mounting bracket to facilitate mounting back-to-back lightbars Horizontal rotation adjustment for in -the -field aiming of lightbar Dimensions: 24" L x 1.5' W x 4.5" H (61XcmLx3.8cmWx11.4cmH) Operating Performance Rated for 300, 20 second activations per day, year-round operation with a minimum of 0.94 sun hours Operating Autonomy of 13 days at rated operation Wireless activation within 120 mS Wireless range of 500 ft (152 m) 3-year limited warranty Warranty I % Fc �W Pb H 3 �,oN+� Sv�•t? woo-uasneg6aeq-mmm V3 VVlno3wij ♦ VD `GHOON0C) ♦ VM `VIdW klO ♦ S3OIJJO HON"S n XHd Z9L9-b9Z (9ZV) ZZZ9-69Z (9Zt) Z£086 VAA `1N3}{ Hlnog 3nN3AV aNZL 96Z86 JNII`3nmns `JNINNVId aNV-j `JNR133NIJN3 -1IAIC) T W� CIoa S I Nnr 9L8g6 'ON qof ino E �OZ ` �C AeN :pas!na�j E �OZ `L L I!jdy :pas!na-�] c WZ `t � goaelN :paslna-?.l Z �OZ 15 aagweoaa --Ill I _14_ CU96 u010ulgseM `al}leaS WON anuany Iuouaaa::] LOZI. � 0-1-1 `dnoa!D u6!saa ue6aoN o/o dlgsaau:Ped paI!W!-1 saje!oossy fiu!n!-1 JO!uaS uo!lejgala:D Jol paiedaad uoI0u!gseAA `f%eAA leaapaJ glnoS AemL]6'H 01110ed OZLZ£ Allli:)s=l fuini-1 JOIUOS uogejgajao posodoad .LH0d3jj NOIIVWMOANI IVOI VH33J, � � c��i3�� NaNdu9 �xea M'n�dM'taL'gmv4n NFL si.-Laf ONO i HyDos 3nN�nd ❑ 10 N d� 37� 0 9Z tgxvl 8608G dM N� d5 �9 do `oo� l5zvl Xd� ZBO taz Inq fil!unwWoo •aele als►� an!3p �aulrue s!!os aql aa3e a eotldda ue a�lad a�Gs la[°zd �zluaa ed lq at }l ° ualp°d ! uawan Asap a 1 ! a3 uaq of Uo!. 1 meu d sue! ua d°lanap lle3ano ogsri°3od ;° !ea°w waxa y �� ylans� a, auA°!laes luawaned iaanaPApK } un°z3ns alai°is fmp!naad uso3;1 E40� wis iM I[llunLU sdNiB 1a31u°O s�lasaul;! `a3loci 9 O .Z o3d eul ut o.}! eq l!!M Sna!Nad oa OIAI Bu!p adim °u 3ad Lkl 69 pasod i ok papinasd Szaned aau° +�l.S all o> pappe ggntzp ayl pus 6 oa sad s!ul `a}°}ate pns gn°!7aaa xa pau°sale a�dwl Ssa1 sti asaul pie n°a Saal-e als!e ue s°loe�ludo loa[a3d s!'�l ua oaf au} w°s ueq.1 aura iad 56 M alas loawld s!ql au► wql ixSe ase Iustil fPevlu'ar za4e 0at��2Wza�ul lgo!�dw! aul ',aul r s►, aw 3°� 1 D0 `� °dab sr}0f snolnzadW �� ayi fq Pana S► loaiozd stye aAlwgns u uo eoePIRS of 3ol3d o6 !asap �° uo P pPa a a d s�ql 3°l p load au} , Iuenuel' usan ul loa[o3 s° � d k. doe • pue �0 $ oalo3d of lua Ikze1nQV-r 1040sno!nzadw! aq o1 palewOo stul q o unoS la6nd a aql� �40E Sau! 1legs aaa}3n$ osluo0 ali$ eisl 3°; le Wawles Koo llq o a3,ep anlloadu3l rQ'ou we apnl.sluIawoAnba3 d9 a S!oedw! aza6uepu� epns SWX sloalosd 3O eQ of pe3tnba adu}� 1a63eL' ad SaioadS p ►M 3ataa6°l s o! ab3el uO ale6!1lui ns sno!N uaq L uo►.l!q!gOld a�lala i 6u4s!xa due adw} q6iq !Mss selnoraxed e fiq ul 5y3eau3 a°e o -5 abed z9d ` sn°!nz Snatnz a6eulezp S ev.S au} ko w! pouolluatu awes aul o31ufl0 Mali �a IQ AM a6a3anoo aoeP 'awa3!nb ! e esao a%N u+. 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YV3 Q, IVIOOSSY ZIOZ `£1 .ragurdA0N jo slunotuu Ileuis pouiuluoo ails-uo luasaxd silos 1111 2ullslx0 pine annuli ag,L •suolllpuoo xoipt,am Xxp olgt,iOAUJ of paltulll aq pinotls slIg Iuxrilonxls ul Ilas anllisuas-axnlslotu Jo asrl aAlllsuas-axnlsloul paxaplsuoo oq pinogs (azls anais v -ON snului all uo paxnstow) luaaxad S �[alt,uzlxo.rddu ump .ialt,ai2 si (anais OOZ 'ON agl ut,gl xalit,uis) It,lxalutu poult,i2-aug Jo lunoulu alp golgm ul slloS •pxt,put,ls uotloudtuoo pfog sll oululxalop put, lsol xolooid t, uliolxad of aout,Apu uI s.inotl ZG Iulxalutu agl Jo olduius t, ant,g am WIP aiinba.i pinom sltis •sjjg ur osn .iia ll of .iolxd ISaV �q polt,nit,na og lsnul silos jig posodoxd nut, lutp alou pinogs xolouxltloo aqj, •AT:HZJO abut, tit, le iimop 2uidols axojaq sa2po 4-empuoa aql jo suolluool aql puoXaq laaj £ ;o oouulslp tunuilului t, pxumino SlImuozixoq pualxa pinogs jig palouduloo aut jo dol ally spxuput,Is puu sapoo rf% luiapa,d jo XliD luaxxno iplm aoutpx000t, ul polouduioo put, paould oq pinogs IIU31ouq atp `2uillg goua.ii Slllpn puu X-empuox jo osuo oql uI °sapux2 oslu.I of pasn aq rit,ui (3QD) [[p Allsuop Paiio.11uoa xo :Ioox p;)gsnio Sluo `(Tsd) looj axt,nbs xad spunod 000`£ uutp xag2lg axnssaxd 2uixuaq Ilos uopepunoj olgt,mollu ut, tplm pou&sop sluoutolo uollt,punoj moloq paot,ld IIp xo j pxupuuls oql st, Lgg l C[:W LSV 2uisn faisuop uinulixuul xolooxd paglpotu otp jo luaoxad S6 of polouduioo 2uiaq l3ll gouo tplm `slRl osooi gain-g tunwixutu ui paould `xaaui2ua Iuolutlooloa2 agl of olquldaoou `pos olut,2xo-uou su paugap sl jig iulraonnS •sapui2 paxlsop ulullu of paould oq rLuul III.3 Iuxnlonxls `plul sl osinoo )looi 2ulult,xp-aaxj u xo `paAoxdde puu palsal sl punox2 pasodxa atll jo uollouduiooax xaljV •moloq uioxj tiopux2ltu llis r q xohj 2uiutuip-aax4 agl jo uoilt,ultuuluoo luoAaxd of faussooau oq Lew oixgE3 uotluzillgels 2ulxaaufto ue jo luauiaould `lleollot,xdun sl aotlunuoxa.iano xaillxnj put, loos sult,uiax punox2 pasodxa otp axatlM •opux2gns lam alp put, lily mau oql uaamlaq 3lt,3.iq f n1pduo u st, lot, of spuds fanub xo aloox pagsum tplm pola)luejq oq pinogs llg oAlaoax of uaxu aql `uopoudurooax jo nail ui •poldtuallu oq lou 41qugoxd pinogs puu `uiulgo of olglssoduil xo llnogjlp oq S-ew uolpouduiooax olunbopu `wmsloiu gonui ool put, silos Allis supaluoo opt,i2gns otp jl •pYt,puuls aql su LSST Q:NI,LSV 2ulsn rflisaap wnwlx-ew xoloo.id paglpour otll jo luooxad p6 of poloudulooax oq pinogs [Ig aAiaoax of suaxu ul punox2 pasodxa jo sarlom Zi ioddn alp `xaau12ua Iuolugooloa2 alp Jo uollou SIN's atp of pauixoj.iad uaoq anuq uolluAuoxaxano paxinbax r�uu puu `uollunuoxa pauuuld `2ulddixls xalyd •pasn oq pinotls uollaas IMP ul uan12 anluA alp `lxodax site jo uoiloos ntilouu xapun pal3Toods sl uoiloudwoo jo a2t,luao.iad e jI •uolloos slip ul possnoslp su sjulxalow jo tiopouduioo puu `luatuoa-eld puu odSi jig `uoiluxuda.id opux2gns of xajax lxodoi sltp uI iIff It,xrilonxls of sooua.IaJax IPd "IrIId liV itl.LD112iZS 0'0T •stlluouI .Iolulm 2uixnp algrssod oq lou �uui iloitim `lualuoo axrilsIouI xadoxd atp of palsnfpu puu mute of pamollt, Illun jig Iuxnlonxls su posnax oq lou pinogs Itos fi szfortvptraurruooauu rsaQ nzrzurlpard uo1 urz�svM vM lvrapad Moda}{ Su dazrz8ug lvaruzloaloaD �Crucntrrt1a.rd Suu .7 .roruaS tro2lv.rga�a� pasodo.rd pun 'sprvzvH 0180700D 'uoymoldxy-ovfmsgnE w. 91 aped dAi WYI9h6OZIOZls1-10lold - ZE 91'hoZr7Y -.7dlDAIa 'ONI 'S-VJN,YIJS H:L?IV.Y Q.V.LVIDOSSV zioz `£I .ragw9AojV Auu uio.13 umoP 2?uipualx0 aulI AI : HS' I u `uoilippu uI -L99l Q' b1I I,Sd jo luaonad S6 lsual le of pololedmoo uaaq lou suq lutp t,anu pollg u loasnalui no ifuilooi nagiollu loosnalui lou lsnm 2uil00J SM uionJ AUHI lu pnumumoP 2Iiipualxa souil 4q punoq uanu otll lugs palou oq pinogs 11 •sagoui gl jo Illpim wtiwlulw u anuq pinogs s2uilooj IId 'slios asool .10 oiule�no anoqu jo ui popunoj aq pinogs 2uilooj ou pule `umllenls �?uusaq paginosand aql of ol-c.amad 1snul s�Ntloo3 ilu `JanamoH 'uopoalond lsonj .ion. 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