06-105735 •
Alb, CITY OF CITY HALL
33325 8th Avenue South
Federal Way Mailing Address: PO Box 9718
Federal Way,WA 98063-9718
(253)835-7000
www.cityoffederalwa y.corn
December 1, 2006
Mr. Dan Biles, P.E.
Federal Way Village, LLC
PO Box 73790
Puyallup, WA 98373
Re: File No.06-105735-AD: DEVELOPMENT PLAN—1ST REVIEW COMMENTS
Village at Federal Way; 33701 Pacific Highway South,Federal Way
Dear Mr. Biles:
Planning staff has completed review of the"Development Plan for Village at Federal Way"
(Development Plan)submitted November 7, 2006, for the above-referenced mixed-use
development.The following comments are organized by page number and section of the
Development Plan. I believe you will find that most of the comments relate to clarity and/or
consistency(either internally or between the Development Plan and City of Federal Way
development standards). I have also noted where comments are suggested rather than required
changes to the document. Suggested changes are intended to provide additional direction for the
user regarding the desired building treatment and site design.
Page 1,Section C, "Application of Design Guidelines"
• The first line of this section refers to the"Federal Way Planning Area(FWPA)."This
should read "Village at Federal Way."
• This section states that,"...the guidelines are intended to supplement other standards in
the Federal Way Municipal Code"and in parentheses,"(Article XIX—Community
Design Guidelines)" is listed. Since the guidelines also address landscaping,parking,
signage,and other miscellaneous site and building design details,the list of code sections
in parentheses should state"(including, but not limited to: Chapter 22, Article XI—
District Regulations,Article XV—Off Street Parking,Article XVII—Landscaping,
Article XVIII—Signs, and Article XIX—Community Design Guidelines)."
Page 1,Section D,"Interpreting the Design Guidelines"
• After the first two bullets under there is a sentence that begins,"The word"should"
means...."This sentence should not be indented,as it begins a new subsection under this
heading.
File#06.105735.00-AD Doc.I .38985
Mr. Dan Biles
Page 2
December 1,2006
Page 4,"Site Configuration,General Layout"
• This section contains a sentence that reads,"Setbacks will be abrupt to the street right-of-
way,the front porch or shop entry within walking distance of the sidewalk."This
sentence should read,"...the front porch or shop entry shall be either immediately
adjacent to,or connected with a pedestrian pathway to the sidewalk."
Pages 5-9,"Residential Road Cross Sections"
• The Public Works Department staff provided review comments on proposed street cross
sections during a meeting with your development team held on October 6, 2006. I
forwarded one copy of the Development Plan to Development Services Manager Will
Appleton in the Public Works Department for review of this section of the document and
any additional comments they may have at this time.
Page 11, Section 1,"Focal Plaza Guidelines"
• The first bullet point reads,"Area should be sized approximately 5,000 square feet...."
This sentence should instead read,"Area should be no less than 5,000 square feet...."
Note, the Focal Plaza is shown on the most recent version of the site plan as 10,000
square feet.
• The seventh bullet reads,`Buildings on the southern edge of the plaza should be limited
to one story to avoid excessive shadows."The city concurs with the objective of limiting
shade on the public plaza. However,since the plaza is rather large and buildings could be
rather deep, it is recommended that the sentence limiting structures to one story be
deleted and the reader directed to the section on page 19(Architectural/Building Design;
B. Human/Pedestrian Scale; Guideline 1)of the report that provides text and a graphic
showing how buildings on the south side of a plaza should not exceed a 1:1 ratio width to
height.
Page 15,"Centennial Trail"
• The bullet under this heading refers the reader to the beginning of the section"Sidewalks
and Pathways";however,this section only deals with sidewalks, not pathways,so doesn't
provide any further direction on the character of the Centennial Trail. It is recommended
that the text on page 24 of the report(subsections 2. Sidewalks and 3.Trails)be brought
forward to this section,"Sidewalks and Pathways,"so that all guidelines for sidewalks
and pathways can be found in one place.
Page 15,"Parking Areas"
• The first guideline references the parking section of the code.The reference is listed as
"FWMC," it should read"FWCC." In addition, FWCC Section 22-1567, "Parking Lot
Landscaping,"should be referenced.
Fik 806.105735.00-AD Doc.I.D.38985
Mr. Dan Biles
Page 3
December 1,2006
• The second guideline under this heading should also list parking requirements for
restaurant uses, which are one space per 100 square feet of gross floor area for restaurant
uses and one space per 80 square feet of gross floor area for fast food restaurant uses.
• The fourth guideline under this heading reads that parking area pathways should be at
least four feet in width.This guideline must be changed to read a minimum of five feet.
Furthermore, these pedestrian pathways must be separated from adjacent vehicular
circulation areas by landscape buffer of at least four feet in depth.
Page 16,"Building Orientation—Architectural Considerations"
• The first guideline, second bullet,contains a place holder where(height, width)should be
inserted for weather protection.
Page 17,"Neighborhood Continuity"
• The second sentence under this heading states,"The building styles between the
residential and the proposed portion are complementary...."This should read,
"....residential and the proposed commercial portion...."
Page 18,"Phasing"
• This section refers to a proposed construction schedule on the following page.There is no •
schedule provided. Either add the schedule or delete the reference.
Page 19,"Human/Pedestrian Scale"
• The maximum building height in the BC zone is 35 feet. However, up to 55 feet is
permissible if certain criteria are met. Revise guideline#1 to reflect this requirement.
• Guideline 2 needs to me modified to conform to the community design guidelines FWCC
Section 22-1635(b),"Building Facade Modulation and Screening Options, Defined."
Specifically,building facades longer than 60 feet in width and visible from a public right
of way or residential area or zone shall incorporate facade modulation methods.The
minimum width of a modulated section is 6 feet and the minimum depth is 2 feet.The
maximum width is 60 feet.
Page 20,"Roofs"
• Guideline 2 and the caption next to the graphic on this page conflict.The language in the
caption requiring pitched roofs applies to residential buildings per the FWCC.This
caption should be made a guideline under this section specifying that pitched roofs are
required for residential buildings.
File#06-105735.00-AD Dce.I.D.38985
Mr. Dan Biles
Page 4
December 1,2006
Page 22,"Exterior Materials"
• The last bullet under guideline#4 should be deleted.
Page 24,"Trails"
• The last line of the third bullet under this section refers to the"Centennial Trail"section
for more details.The Centennial Trail section on page 15 does not provide any details. As
recommended above, Section 2"Sidewalks"and Section 3 "Trails" located on page 24,
and the"Sidewalks and Pathways"section on pages 14-15 should be combined.
Page 25,"Perimeter Landscaping Guidelines" •
• The third from the last bullet in this section states that,"Landscaping in accordance with
the approved plan must be implemented and completed within sixty(60)days after
building occupancy."This section needs to be changed to read that landscaping must be
completed, inspected,and approved by the City prior to building occupancy.
Page 26,"Streetscape/Parking Lots"
• The list of species under the bullet, "Shade trees for plaza areas..."needs to be indented.
Page 27,Photos
• The photos on this page need a caption(s)to specify what they are intended to illustrate. It
appears these are examples of preferred types of pedestrian pathways and materials.
Page 29,"Site Lighting"
• The sixth guideline,second sentence should read,`Building mounted lighting shall not
be substituted for parking area or walkway lighting fixtures."
Page 30,"Architectural Elements—Building Style"
• It is suggested that photos be added to this section,similar to the pedestrian pathway
images on page 27,to communicate the desired architectural style.
• The notes on the drawing at the bottom of the page need to be enlarged to be legible.
Page 31,"Roofs and Roof Materials-Design"
• The second bullet can be deleted.
• The third bullet should be amended to read,"...not exceed 35 feet above average
building elevation."
File 806-105735-00-AD Doc.I.D.38985
Mr. Dan Biles
Page 5
December 1,2006
Page 34,"Walls,Fences and Hedges-Front"
• The first bullet should be amended to add that fences shall not be greater than six feet in
height.
Page 35,"Setbacks"
• The sixth bullet needs to be changed read,"...10' to 20'..."and strike the portion that
reads,"...and not less than 5' from the back edge of the sidewalk to the front porch."
Note,FWCC Section 22-1133 lists structures and improvements that may be allowed in
required yards.
Page 36,"Parking"
• The first line in this section should read, "Most parking in Federal Way Village
residential areas will be handled...."
General Comment on Site Plan Graphics and Descriptive Text Contained in the Document
• Please note that subsequent changes to the overall site design may result in required
changes to the Development Plan document to ensure that references to overall site
layout,vehicular/bike/pedestrian circulation network,open space,etc.,are consistent with
the final approved site plan.
Resubmittal
• Please resubmit five copies of the revised Development Plan.To facilitate review of the
revised document,please utilize strike-through and underline text to indicate changes.
Please include the enclosed Resubmittal Information Form with the resubmittal.
Please call me at 206-244-3749 if you have any questions on the above comments,or project
review in general.
Sincerely,
At,d.t, rot__
•
Janet Shull,AICP
Contract Planner
Enc: Resubmittal Information Form
c: William Appleton,Development Services Manager
File#06.105735-00-AD Doc.I.D.38985
Federal Way Village, LLC
PO BOX 73790
P U Y A L L U P , WA 9 8 3 7 3
253 . 848 - 0820
FAX 2 5 3 . 2 0 0 . 2 1 2 2
November 6, 2006
RECEIVED
Mr. Greg Fewins
Community Development Services
PO Box 9718 NOV 0 7 2006
Federal Way, WA. 98063-9718 CITY OF FEDERAL WAY
BUILDING DEPT.
Re: Village at Federal Way
Dear Mr. Fewins:
Attached are three copies of the Village at Federal Way Development Plan document along with one
full size site plan for your review along with our payment for the 15 day Technical Review fee.
If you have any questions please contact me either by phone at(253)250-2320 or email at
danb@soundbuilthomes.com.
Respectfully,
Dan Biles,P.E.
Entitlement Manager
Federal Way Village, LLC
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