17-103445CITY HALL
CITY OF
33325 8th Avenue South
A�k Federal Way Federal Way, WA 3) 835-6325
7000
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Mr. Keith James September 8, 2017
Inland Group
120 West Cataldo Avenue, Suite 100 FILE
Spokane, WA 99201
Re: File #17-103445-PC, PREAPPLICATION CONFERENCE SUMMARY
Affinity at Federal Way, 31701 Pete Von Reichbauer Way South, Federal Way
Dear Mr. James:
Thank you For participating in the preapplication conference witb the City of Federal Way's Development
Review Committee (DRC) held August 17, 2017. We hope that the information discussed at that meeting was
helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the city's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Water & Sewer District and
-South King Fire & Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In
preparing your formal application, please refer to the complete FWRC and other relevant codes for all
additional requirements that may apply to your project.
The key Contact for your project is Senior Planner Stacey Welsh, AICP. She may be contacted at 253-835-
2634, or 'race v. j, elsh Qcityoffeders1w, .com. For specific technical questions about your project, please
contact the appropriate DRC representative as listed below. Otherwise, any general questions about the
preapplication and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
The proposal is to construct a 171 unit age -restricted market rate senior apartment community on a 1.77 acre
site. The building will be five -story wood -frame over concrete podium with one level underground parking.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for the preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
e Planning Division
1. The project requires submittal of the following land use applications: Use Process III and SEPA
Checklist.
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2. Zoning code amendments pertaining to the multi -family moratorium were adopted by the City
Council in May 2017. The updates have been incorporated into the FWRC, which can be accessed
online at: litt2.//« v.codel2ublishingcom/WA/ ederal\Vayl.
■ Public Works Development Services Division
■ Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual.
• The project lies within a Conservation Flow Control and Enhanced Basic Water Quality areas.
• Existing system plans indicate the site contains a detention tank for the flow onto this site from the
basin north of the site.
• Public Works Traffic Division
• Transportation Concumn. , Management (FIF/RC 19.90) — A transportation concurrency permit with an
application fee of $4,650.00 is required for the proposed project.
• Trafc• Impact.Fees (FWRC 19.91) — A traffic impact fees payment is required and must be paid prior to
the building permit issuance.
• Frontage Improvements (FIRC 19.135.040) — Construct street frontage improvements and dedicate
right-of-way along the property frontage on 20th Avenue South. Construct street improvement on the
internal private street (South 316th Place) to the city standard.
• Access Management (FWIRC 19.133.260) — The development shall meet access management standards.
■ Sight distance analysis per AASHTO at the proposed driveway on 201h Avenue South.
0 Lakehaven Water & Sewer
1. A Lakehaven Developer Extension (DE) Agreement will be required to construct new water
distribution system facilities for the proposed development.
• South King Fire & Rescue
1. The access road is a dead-end in excess of 150 feet. Provide an approved cul-de-sac, or approved fire
lane that resolves dead-end through an adjoining property. A fire lane through an adjoining property
must be secured with an easement to prevent obstruction.
2, The single point of access, combined with a proposed 20 feet wide fire lane on the north side of the
property is not approved. It is likely to be blocked by routine ambulance traffic and delivery vehicles.
This lane must be at least 28 feet wide.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact the
representative listed for that section.
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Planning Division (Stacey Welsh, 253-835-2634, stace .welsh(@ci offederalxva ,.com)
1. Zoning De ignation and Use — The subject property is designated City Center Core (CC-C); the proposed use
is senior citizen housing, which is a permitted use in the CC-C zone as listed within and subject to the
regulations set forth in the Use Zone Chart of FWRC 19 225.070. Per FWRC 19.05.040, the definition of
"dwelling unit" includes: "...(6) `Dwelling unit, senior citizen housing' means housing available for the
exclusive occupancy of persons over 55 years of age."
a. Discussed at Meeting. Special Regulations and Notes #3 and #4 in the Use Zone Chart were discussed.
Subsequently, staff reviewed Ordinance No. 17-834 and the code amendment process. Staff has
concluded that note #3 is applicable to multifamily dwelling units and note #4 is applicable to senior
citizen and special needs housing:
FWRC 19.225.070A Retail uses allowed in this zone may be permitted on the ground
floor of stacked senior citizen or special needs housing with a minimum floor -to -ceiling
height of 13 feet.
2. Land Use Applica ion — Per the zone chart, the project requires a Process III with SEPA. Process III is a
review process conducted by city staff with a final decision issued by the Community Development
Director. The Process III decision criteria are contained in FWRC 19.65.100(2).
3. State Environmental Policy Act (SEPA) — Pursuant to FWRC 14.15.030(1)(c), the project is subject to
environmental review under the State Environmental Policy Act (SEPA), as the proposal exceeds the flexible
thresholds (construction of a more than a 12,000 square foot cominercial building). The property is
located within the City Center Planned Action Area. The applicant shall submit a City Center Planned
Action Determination Review Checklist along with a regular SEPA Checklist in order to determine if the
project qualifies as a Planned Action. If the SEPA official determines that the development proposal
qualifies as a Planned Action, the project shall not be subject to a SEPA threshold determination, an
environmental impact statement (EIS), SEPA appeal, or any other additional review under SEPA. A City
Center Planned Action Determination or an environmental threshold determination made by the
Director of Community Development must be issued prior to land use or building permit approval.
Public notice will be required as established in FWRC Title 14.
4. Land Use Revieav Timeframes — The Planning Division will notify the applicant of the application status
within 28 days of submittal. If the application is determined complete, staff will issue a Letter of
Complete Application. The FWRC limits the administrative review to 120 days from the date of a
complete application. The 120-day review period will stop any time the applicant has been requested by
the city to correct plans, perform required studies, or provide additional information needed to issue a
decision. The review period will begin within 14 days following submittal of requested items. Please be
advised that any request for corrections and/or additional information must be provided within 180 days
of written notification, or the land use application will expire.
5. Public Notice — Process III applications require a public notice and 15-day comment period. Within 14
days of issuing the Letter of Complete Application, a Notice of Application will be published in the
.Federal Way Mirror, posted on the subject property, and placed at the city's three designated notice boards.
6. General Zoning Regulations — The Use Zone Chart of FWRC 19.225.070 provides regulations for the
proposed senior citizen housing use. The applicant should consult the referenced Use Zone Chart prior
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to submitting a Master Land Use Application to verify all site components and proposed uses will comply
with city code. The following is only a portion of the zoning regulations governing the proposed use in
the CC-C zone:
a. Required Yards, Lot Coverage, Bviiding Height — Required yards, lot coverage, and building height are:
i. Front/side/rear setback — 20'/5'/5' (for stand-alone senior citizen housing; also see note #2
regarding a reduction if publicly visible street-scape amenities are provided).
ii. Maximum lot coverage — None
iii. Maximum building height — 70' (see notes #1 and #7 regarding ability to go up to 200', and
FWRC 19.115.110 for public space design guidelines for bonus height).
b. Parking — Required parking is one space for each unit. Design criteria are based on the enclosed
department handout. Typical 90-degree design standards are 9 x 18 foot stalls with 25-foot drive
aisles. With your application, provide a written description and indicate on the site plan where
parking spaces for guests will be accommodated.
c. Open Space — Under FWRC 19.225.070 (notes #8-9):
i. The subject property must provide usable open space in a total amount equal to at least 100
square feet per dwelling unit and may include private open spaces such as yards, patios, and
balconies, as well as common open spaces such as plazas, playgrounds, recreation rooms,
rooftop terraces, p-patches, pools, active lobbies, and atriums. A minimum of 25 percent of the
usable open space provided must be common open space. All eligible usable open space shall
also meet the requirements specified in FWRC 19.115.115. A fee -in -lieu payment may be utilized
for up to 50 percent of the usable open space as specified in FWRC 19.115.115.
ii. Any common open space requirements for senior housing or special needs housing may be
reduced at the discretion of the director, if an open space study documents that less common
open space will be adequate to serve the needs of the residents.
With your application, please provide a written description of those areas intended as open space. Include
on the submittal drawings the size and location of each recreation area, the intended users, and indicate
whether it is internal or external.
d. Building Entrance & Roof— See notes #5 and #6:
i. Primary building entries to residential, retail, or parking must face an arterial street with no
multifamily residential ground -floor parking visible from arterial streets.
ii. All buildings, except for related parking structures up to 65 feet in height (six stories), must be
gabled with pitched roofs, unless the building is taller than 35 feet (three stories) with a rooftop
that contributes to the multifamily open space requirements.
7. Landscaping — Landscape requirements are contained in FWRC Chapter 19.125 "Outdoors, Yards, and
Landscaping." Following are the key landscape requirements for the project.
(a) A landscape plan prepared by a Washington State licensed landscape architect shall be submitted
with the formal application. Please follow general guidelines outlined in FWRC 19.125.040(1) through
(28) when preparing the site plan and planting schedule.
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(b) Per FWRC 19.125.060(7), for properties within the CC-C zone:
a) Type III landscaping five feet in width shall be provided along the perimeter of parking areas
abutting public rights -of -way (applies along South 316," Place).
b) Type III landscaping five feet in width shall be provided along all perimeter lot lines, except that
landscaping is not required along perimeter lot lines abutting rights -of -way, where no required
yards apply pursuant to Chapter 19.225 FWRC.
c) Parking Lot Landscaping — Residential developments with common parking areas including, but
not limited to, multifamily shall provide landscape areas at a rate of 15 square feet per parking
stall in accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type IV parking lot
landscaping is required to be installed at the ends of all rows of parking and disbursed
throughout the interior parking area. The site plan must list the specific size of each landscape
island proposed for interior parking lot landscaping in order to verify the required calculation is
provided. Landscape islands must be a minimum width of six feet between stalls and at the ends
of rows. Lighting fixtures shall not replace any required interior parking lot landscaping.
8. Clearing ems' Grading — The applicant is required to obtain clearing and grading plan approval as a
component of Process III approval. Consult FWRC 19.120.040(1) for items that are required to be
included on the plan, including the anticipated amounts of cut and fill. Clearing and grading plans are
reviewed and approved in conjunction with land development permit associated with the proposed
development. Approval and Notice to Proceed shall be required prior to commencing clearing and
grading activities on the site. Reference FWRC 19.120.060(2).
9. Community Design Guidelines — Review of the proposal under the city's design guidelines, FWRC Chapter
19.115, is required for the project and will occur in conjunction with the Use Process review. The
principal applicable guidelines for the project are noted below. However, this does not necessarily include
all applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an
application. The application must include a written narrative identifying how the proposal complies with
the applicable design guidelines, as detailed.
a. FWRC 19.115.010(2), CPTED — Implement Crime Prevention through Environmental Design
(CPTED) principles to reduce opportunities for criminal activities to occur. The city's Police
Department and Planning Division will evaluate the formal application and review for compliance
with CPTED principles. Special consideration to incorporate principles to all pedestrian routes of
travel, courtyard or plaza areas, and the parking garage is strongly encouraged. A completed CPTED
checklist must be submitted with your application.
i. Natural Surveillance — Promote visibility of public spaces and areas.
ii. Access Control — Identify techniques that deter unauthorized access and/or inappropriate access.
iii. Ownership — Reduce perception of areas as ownerless.
b. FWRC 19.115.040, Security Program — A list of general strategies that are encouraged to be addressed
in a security program for new stacked senior housing.
c. FWRC 19.115.050, Site De ign — Refer to all sections of this chapter for site design standards. Key
sections include:
i. (1) General criteria (b)-(g).
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ii. (2) Surface parking lots (a)-(c) and (e).
iii. (4) Pedestrian circulation and public spaces (a)-(c) and (e)-(O.
iv. (5) Landscaping.
v. (6) Commercial services (b).
vi. (7) Miscellaneous (a).
d. FWRC 19.115.060, Building Design —Refer to all sections of this chapter for building design standards.
Key sections include:
i. (1) Emphasize natural topography (b) and (c).
ii. (2) Building facade modulation and screening (a)-(d).
iii. (3) Building articulation and scale (a)-(c).
e. FWRC 19.115.070, Building and Pedestrian Orientation — Review (a)-(c).
f. FWRC 19.115.090(3), District Guidelines for CC-C— Key design requirements of this section apply to
the project (FWRC 19.115.090p] [a] [i] and [iii]; [b]; [c] [i] and [ii]; [d]; and [h]- J]).
i. Please provide a design narrative with the formal application to detail how the senior
citizen housing project addresses these requirements.
ii. Discussed at Meeting.• Staff explained a requirement for a significant structural modification;
upon further review, that requirement is not applicable within the CC-C zone.
g. FWRC 19.115.110, Desi,gn criteria for Public Space — required to comply if seeking to go above maximum
building height, in addition to the Special Regulations and Notes listed in FWRC 19.225.070.
e. FWRC 19.115.115, Design criteria for Residential Open Space —Numbers (1)-(4) are required per FWRC
19-225.070 (notes #8-9).
10. Garbage and Recycling Receptacles — FWRC 19.125.150 requires that storage areas for garbage and recycling
receptacles be provided for each project, and contain design guidelines and space requirements.
Locations for the recycling and garbage facilities must be depicted on the formal site plan. Include the
square footage of each facility provided and depict routes of travel for service providers.
11. Affordable Units — As 171 dwelling units are proposed, nine units must be considered "affordable" as
defined by FWRC 19.110.010. The formal application must reflect the affordable housing requirement
and provide details of how it will be accomplished. Note that prior to issuance of a Certificate of
Occupancy, an agreement in a form approved by the city requiring affordable dwelling units to remain as
affordable housing for the life of the project must be recorded with the King County Department of
Records and Elections, at the expense of the applicant.
12. Schoollmpact Fees — School impact fees are required for residential dwelling units. However, housing units
for the elderly are exempt from school impact fees pursuant to FWRC 19.95.060(1)(a), so long as this use
is maintained in perpetuity, and the necessary covenants or declarations of restrictions are recorded on
the property to ensure that no children will reside in the development. Please include a statement with the
formal application as to how you will meet this requirement.
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13. Application Fees dam' Submitlal — Please contact the Permit Center at permitcenter IciryoffedernlwU,.com, or
253-835-2607, for updated fee schedule information for applications and permits.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Cole Elliott, PE, 253-835-2730,
cole.elliott ci ffederalwa .corn )
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2016 King County Surface
Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual. This project
meets the requirements fora .Full Drainage Review. At the time of land use site plan submittal, a preliminary
Technical Information Report (TIR) addressing the relevance of the project to the nine core and five
special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be
provided in the preliminary TIR. The city addendum can be found at the city's website:
Nv-,v%v.cirvoffederaINvay.com/node/1407.
2. The project lies within a Conservation Flow ConlralArea; thus, the applicant must design the flow control
facility to meet these performance criteria. In addition to flow control facilities, Best Management
Practices (BMP's) are required as outlined in the KCSWI7M. The project also lies within Enhanced Basic
WlaterQualityArea. Water quality treatment shall be designed to meet the treatment criteria of the
Enhanced Basic Water Quality Menu.
3. In addition to the KCSWDM, our initial review suggests that FWRC 19.30.120, "Nonconforming Water
Quality Improvements," applies to this site. Specifically, the following items are applicable:
1.a. Redevelopment which involves the creation or addition of impervious surfaces having an
area of 5,000 square feet or more;
1.b. Redevelopment which involves the construction or replacement of a building footprint or
other structure having a surface area of 5,000 square feet or more, or which involves the
expansion of a building footprint or other structure by 5,000 square feet of surface area or more;
1.c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
1.d. Redevelopment which involves the collection and/or concentration of surface and/or
stormwater runoff from a drainage area of 5,000 square feet or more;
Therefore, water quality treatment will be required for the entire site, including new and existing pollution
generating impervious surfaces. Treatment options must be selected from the Enhanced Basic Water
Quality Menu provided in the KCSWDM.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must
be provided to verify infiltration suitability.
5. Existing system plans (enclosed) indicate the site contains a detention tank for the flow onto this site
from the basin north of the site. The storm design will need to accommodate a replacement detention
facility for this detention tank. To prevent buffering of the on -site detention requirements, the existing
detention should be separate from any detention facility designed for the site.
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6. Detention and water quality facilities for private commercial developments within the CC-C may be
placed underground.
7. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
8. The storm system designer should be made aware of an identified flow constriction downstream of the
proposed site where the storm main crosses 320th Street.
9. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination
System (NPDES) construction storm water permit may be required. Information regarding this permit
can be obtained from the Washington State Department of Ecology at 360-407-6048, or
htty: /./�vw<v, e�.wa.gav/��ams./tvq/styrmwaterjc¢nstructian/indes.html.
Right -of -Way Improvements
See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long for
traffic related items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication
shall be conveyed to the city through a statutory warranty deed. The dedicated area must have clear title
prior to recording.
All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
Engineering Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the city. Engineering review fees are $2,430.00 for the first 18 hours of review
for commercial building permits. Additional review time is charged at S135.00 per hour. A final TIR shall
be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will
require the signature/seal of a professional engineer registered/licensed in the State of Washington.
2. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available to assist the applicant's engineer in preparing the plans and
TIR on the city's website at: ,vw-%v.citvoffedeL-Alway.com/node/1467.
3. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the improvements,
and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original
amount and held for a two-year maintenance period.
4. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period. During
that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's
compliance with the maintenance requirements. Upon satisfactory completion of the two-year
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Mr. Keith James
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maintenance period, the remainder of the bond will be released. Maintenance for public roads and
subdivision drainage facilities then become the responsibility of the city. Maintenance for private roads
and drainage facilities, including short plats, remain the responsibility of the individual property owners.
5. When topographic survey information is shown on the plans, the vertical datum block shall include the
phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are
called out.
6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be
drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
8. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures in accordance
with Appendix D, 2016 KCSWDM, must be included within the plan set.
9. Temporary Erosion and Sediment -control (TESC) measures, per Appendix D of the 2016 KCSWDM,
must be shown on the engineering plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction.
PUBLIC WORKS —TRAFFIC DIVISION (Sarady Long, 253-835-2743, sarady.Iong@cityoffederahvay.com}
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 171 units senior apartment, the Institute of franiportation Engineers
(TE) Trip Generation - 811) Edition, land use code 251 (Elderly Housing - Detached), the proposed project is
estimated to generate 46 new weekday PM peak hour trips and 634 daily trips.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation analysis
and concurrency mitigation may be required if the proposed project creates an impact not anticipated in
the six -year Transportation Improvement Plan (TIP).
3. The estimated fee for the concurrency permit application is $4,650.00 (11 - 50 trips). This fee is an
estimate and based on the materials submitted for the preapplication conference. The concurrency
applicant fee must be paid in full at the time the concurrency permit application is submitted with the
land use application. The fee may change based on the new weekday PM peak hour trips as identified in
the concurrency trip generation. The applicant has the option of having an independent traffic engineer
prepare the concurrency analysis consistent with city procedures; however, the fee remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
1. Based on the submitted materials for 171 unit senior apartment, the estimated traffic impact fee is
$120,627. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time
a completed building permit application is filed and paid prior to permit issuance (FWRC 19.100.070 3[a]).
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Street Frontage Improvements (FWRC 19.135)
The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive flan (FWCP)
and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on the
materials submitted, staff conducted a limited analysis to determine the required street improvements. The
applicant would be expected to construct improvements on the following streets to the city's planned
roadway cross -sections:
20,h Avenue South is a Principal Collector planned as a Type "L" street, consisting of a 44-foot
street with curb and gutter, 12-foot sidewalks, and street lights in a 74-foot right-of-way. The
frontage on 20th Avenue South has been improved with three lanes, including vertical curb/
gutter, and sidewalks. However, the street was not improved to current adopted standard. As
such, the applicant would be expected to construct half street improvement as measured from
the street centerline and dedicate an approximately 7 foot right-of-way.
The internal private street (South 316th Place) should be a minimum of 20 feet paved from the
street centerline, with a 12 foot sidewalk and street light.
2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about a right-of-way modification
requests are available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $'290 ($270.00 plus $20 recording fee).
3. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes, taper rate shall be WS^2/60 or as directed by the Public Works Director.
Access Management (FWRC 19.135)
1. Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280
provides access standards for streets based on planned roadway cross -sections. Please note that access
classifications are per Drawing 3-1A in the Public Works Development Standards.
2. The driveway on 20rh Avenue South shall align with the driveway across the street and should be located
at least 150 feet from other driveways on either side of the street. The director may grant a modification
administratively to reduce spacing standards by up to 20 percent of the tabular values with supporting
documentation (FWRC 19.135.290). Please note that these modification requests have a nominal review
fee of $290.
3. Driveways on South 316t� Place should align with driveway across the street and provide at least a 150-
foot separation. Furthermore, there should only one driveway for each 330 feet of lot frontage.
4. For driveways that serve uses other than single-family residential uses and zero lot line townhouse
developments, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a
three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order to provide
adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the
Public Works Director.
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September 8, 2017
5. Verify intersection sight distance in meeting AASHTO standards for the proposed access on 20th Avenue
South.
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
rakyff.cityoffederall� com)
Review FWRC 19.125.150 for solid waste and recycling design requirements; also see the enclosed checklist.
Help with many design parameters related to service access is available via the city's contracted solid waste
services provider, Waste Management.
COMMUNITY DEVELOPMENT — BUILDING DIVISION (Peter Lawrence, 253-835-2621,
P ter.Law,rence ci offederalwa .cam)
International Buildi#tg Code (IBC), 2015
Washington State Amendments WAC 51-50
International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 &
WAC 51-57
Building Criteria
Occupancy Classification: R-2/S-1/?
Type of Construction: V-A Min
Floor Area: UNK
International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2017
Accarribility Code, ICC/ANSI A117.1 — 2009
Washington State Amendments WAC 51-51
Washington State Energy Code, 2015 WAC 51-11
Number of Stories: 5
Fire Protection: NFPA 13R
Wind/Seismic: Basic wind speed: 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
A completed building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained at our web site: �my v.ci offederal■va .-.corn.)
Submit five sets of drawings and specifications. Specifications shall include: 2 Soils report, 2 Structural
calculations, 2 Energy calculations, and 2 Ventilation calculations. Note: A Washington State Registered
architects' stamp is required for additions/alterations (new or existing) of 4,000 gross floor areas or greater,
unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW).
Energy code compliance worksheets are required to be completed and included with your permit application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
II"ilc 17 103415 00 PC Doc ID:76252
Mr. Keith James
Page 12 of 18
September 8, 2017
Federal Way reviews plans on a first in, first out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Some project may require a third party review or inspection. The cost to cover these fees is the responsibility
of the applicant. Any third party fee is in addition to regular permit fees and costs.
Review Timing
The first comment letter can be expected within seven to nine weeks of the submittal date. Re -check of plans
will occur in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what
changes have been made from the original drawings. Plans for all involved departments will be forwarded
from the Community Development Department.
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs.
Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies, or by agencies
approved by the building official, prior to permit issuance. Construction must be approved by all reviewing
departments prior to final building division inspection.
All concerned departments (planning, public works, electrical, & fire) must sign off before the Building
Division can final the structure for occupancy. Building final must be approved prior to the issuance of a
Certificate of Occupancy.
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or representative,
electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the
Building Division and will be scheduled by the inspector of record for the project.
Site -Specific Requirements:
Type A and B accessible units Elevator
Pressurized stairways Allowable Area shall comply with Table 506.2
Vehicle charging stations per WAC 51-50-0427; five percent of the parking shall comply.
Third party structural review for the PT deck is to include lateral and gravity.
The information provided is based on limited plans and information. The comments provided are not intended
to be a complete plan review and further comments are possible at time of building permit plan review.
LAKEHAVEN WATER & SEWER DISTRICT (Brian Asbury, 253-946-5407, basburX@lalcehaven.yW
Water
A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit applications (check with land use agency for requirement). The certificate is
I-L 17-103145-00-PC Da, ID:76232
0
Mr. Keith James
Page 13 of 18
September 8, 2017
valid for one year from the date of issuance. If Certificate is needed, allow one to two working days to issue
for typical. The current/2017 cost for a Water Certificate of Availability is ,$90.00.
■ Fire flow at no less than 20 psi available within the water distribution system is a minimum of 2,500
GPM (approximate) for two hours or more. This flow figure represents Lakehaven's adopted minimum
level of service goals for non-residential areas regarding performance of the water distribution system
under high demand conditions. If more precise available fire flow figures are required or desired, the
applicant can request Lakehaven perform a system hydraulic model analysis (separate from, or concurrent
with, an application for availability). The current/2017 cost for a system hydraulic model analysis is S210.90.
■ A Lakehaven Developer Extension (DE) Agreement will be required to construct new water distribution
system facilities for the proposed development. Additional detail and/or design requirements can be
obtained from Lakehaven by completing and submitting a separate application to Lakehaven for either a
Developer Pre -Design Meeting or a DE Agreement. Lakehaven encourages owners/developers/applicants
to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning
phase to avoid delays in overall project development.
w The site does not have any existing water service connections.
■ A water service connection application submitted separately to Lakehaven is required for each new service
connection to the water distribution system, in accordance with standards defined in Lakehaven's current
"Fees and Charges Resolution." Non -single-family properties require separate domestic (per building)
irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if
required or installed) water service connections and meters.
■ Separate water service connections/meters shall be'installed for mired uses within structures that are
incompatible for billing purposes (i.e., single-family residential and/or multi -family residential and/or non-
residential).
■ To satisfy premise isolation requirements, the installation and satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each domestic service meter is required pursuant to WAC 246-290-
490 and Lakehaven standards regarding premise isolation. As a high health cross -connection hazard
(building/plumbing height above water meter), a reduced pressure backflow assembly (RPBA) is required.
For the fire protection service connection, a reduced pressure detector assembly (RPDA) will be required.
For the irrigation service, and provided no roof/high-elevation irrigation is proposed, a double check valve
assembly (DCVA) will be required. Contact Lakehaven's Cross -Connection Control Program Manager (Chris
Zoepfl, CZoc12fl@Lakehaven.orr, 253-946-5427) for additional information on premise isolation/BPA
installation and testing coordination.
■ Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees, charges,
and/or deposits (2017 schedule) will be as follows. Actual connection charges will be determined upon submittal
of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees, charges,
and/or deposits and are due at the time of application for service. All Lakehaven fees, charges, and deposits are
typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
PJe 17-103443-00-PC Doc ID:76252
Mr. Keith James
Page 14 of 18
September 8, 2017
o Water Service/Meter Installation -Domestic, 3 inch preliminary size: $24,070.00 deposit. Actual size
TBD by Lakehaven based on applicant's estimated maximum GPM usage rate. Actual deposit
amount TBD by Lakehaven, based on extent of service connection installation work required.
o Water Service/Meter Installation -Domestic, V/2 inch preliminary size: $3,200.00 deposit. Actual size
TBD by Lakehaven based on applicant's estimated maximum GPM usage rate.
o Water Service/Meter Installation -Fire Protection (service tap & line only), 4 inch preliminary size,
including % x 3/4 inches flow -detection -only meter: $5,000.00 deposit. Actual size TBD by
applicant's fire protection system design consultant.
o Capital Facilities Charge(s)-Water, Domestic only: $390,771.92. Water system capacity credits are
available for this property from system capacity charges previously assessed, paid directly to
Lakehaven, and/or credited to the property for 15.83 Equivalent Residential Units (ERU). 171 MFR
dwelling units at 0.75 ERU per MFR unit (128.25 ERU) —15.83 ERU = 112.72 ERU @ $3,476.00
per ERU. Capital Facilities Charges for irrigation service would be in addition to this amount, actual
irrigation amount due TBD by Lakehaven based on applicant's estimated annual irrigation water
usage rate. Please contact Lakehaven for further detail.
Sewer
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit applications (check with land use agency for requirement). The Certificate is
valid for one year from the date of issuance. If a Certificate is needed, allow one to two working days to issue
for typical. The current/2017 cost for a Sewer Certificate of Availability is $90.00.
• A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary
sewer system, in accordance with standards defined in Lakehaven's current "Fees and Charges Resolution."
Minimum pipe slope for gravity sewer service connections is two percent. In addition to all other sewer
service installation standards, installation of a Type 1, 48 inch monitoring manhole is typically required on the
private building sewer line, for all new or modified non-residential connections.
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges,
and/or deposits (2017 schedule) will be as follows. Actual connection charges will be determined upon submittal
of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees, charges,
and/or deposits and are due at the time of application for service. All Lakehaven fees, charges, and deposits are
typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
o Sewer Service Connection Permit: $210.00 fee.
o Capital Facilities Charge(s)-Sewer: S289,690.40. Sewer system capacity credits are available for this
property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited
to the property for 15.83 ERU. 171 MFR dwelling units at 0.75 ERU per MFR unit (128.25 ERU) —
15.83 ERU = 112.72 ERU @ $'3,325.00 per ERU. Capital Facilities Charges for irrigation service
would be in addition to this amount, actual irrigation amount due TBD by Lakehaven based on the
applicant's estimated annual irrigation water usage rate. Please contact Lakehaven for further detail.
o FWCC Earlycomer Charge(s): $664,484.40. 112.72 ERU @ ,$'2,570.00 per ERU. Please contact
Lakehaven for further detail.
Pile 17-103445-00-116 Doc ID:76252
Mr. Keith James
Page 15 of 18
September 8, 2017
General
• All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
htt �vw�v.lakeh ven.ar 2D4 Develo ent-En ineerin .
• Utility conflicts should be identified and coordination (if necessary) should occur as early as possible in the
planning process. The project will need to avoid encroachment with existing Lakehaven system facilities and
easements (including any setbacks necessary for building foundation load zones). New perimeter landscape
requirements may conflict with existing easement terms and conditions, and if so, the owner should
coordinate any required revisions with the city and Lakehaven early in the pre-design/planning phase to
avoid delays in overall project development.
i All comments herein are valid for one year and are based on the proposal(s) submitted and Lakehaven's
current regulations and policies. Any change to either the development proposal(s) or Lakehaven's
regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE & RESCUE (Chris Cahan, 253-946-7243, chris.cahan southkin fire.or )
Water Supply
Fire Flow
The mquired fire flow for this project is 3240gallons per minute. These calculations assu>ne two levels of type 1A
construction and five levels of type 5A construction. A Certiicak of 111aterAvailability, including a hydrraultc fimffow
model, shall be requested from the water district and provided at the time of die building permit application.
Fire Hydrants
This project will require thee fire hydrants in approved* locations.
Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus access roads extend
between properties and easements are established to prevent obstructions of such roads.
*Hydrant spacing along access roads and location in relationship to buildings and sprinkler FDC shall be
approved by the Fire Marshal's Office
Fire hydrants shall be in service prior to and during the time of construction.
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006 (enclosed).
Access from the fire lane to the south side exterior of the b;d a g as proposed exceeds 180 feet (150 feet +2001o).
The access road is a dead-end in excess of 150 feet. Provide an approved cul-de-sac, or approved fire lane that
resolves the dead-end through an adjoining property. A fire lane through an adjoining property must be secured
with an easement to prevent obstruction.
Pile 17-103475-00-PC Doe ID:70252
\Ir. Keith James
Page 16 of 18
September 8, 2017
The single point of access, combined with a proposed 20 feet wide fire lane on the north side of the property, is
not approved. It is likely to be blocked by routine ambulance traffic and delivery vehicles. This lane must be at
least 28 feet wide.
Designated and marked fire lanes may be required for emergency access. This may be done during the plans
check or prior to building final. Requirements and marking options can be found in FWRC Title 8:
h=;//xvwxv.codepublislimp,comAX/A/FcdkW�N ay/
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction.
Vehicle Access Gates
All vehicle access gates shall comply with the Gate Policy (enclosed).
Fire Department Lock Box
A recessed fire department "Knox" brand key box shall be installed on the building near the front entrance.
Location will be approved by the plan reviewer or Deputy Fire Marshal onsite.
Fire Sprinkler System
An NFPA 13 fire sprinkler gstem is required.
An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included within
the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire walls shall
not be considered to separate a building to enable deletion of the required automatic fire -extinguishing system.
The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system
shall be at least 10 percent less than the correlative water supply curve pressure.
Standpipe
A Class 1 Standpipe is regnared
A Class I standpipe system is required in buildings where the floor level of the highest story is located more than
30 feet above the lowest level of the fire department vehicle access.
Buildings four or more stories in height shall be provided with not less than one standpipe for use during
construction. Such standpipes shall be installed when the progress of construction is not more than 40 feet
(12 192mm) in height above the lowest level of fire department access. Such standpipe shall be provided with
fire department hose connections at accessible locations adjacent to usable stairs. Such standpipes shall be
extended as construction progresses to within one floor of the highest point of construction having secured
decking or flooring.
Elevator
The elevator(s) shall be si,-ed to accommodate and ambulance stretcher.
Where elevators are provided in buildings four or more stories above grade plane, at least one elevator shall
be provided for fire department emergency access to all floors. The elevator car shall be of such a size and
arrangement to accommodate a 24-inch by 84-inch ambulance stretcher in the horizontal position.
Pdc 17-103345-00.PC Doc ID:76232
Mr. Keith James
Page 17 of 18
September 8, 2017
Fire Alarm
Afire alarm gstem is required
City code requires an automatic fire detection system in all buildings exceeding 3,000 square feet gross floor area.
The fire alarm system is required to monitor the sprinkler system including water flow. Provide Full notification as
required by NFPA 72. Complete coverage smoke. demnion is not required for this project. This fire detection system shall be
monitored by an approved central and/or remote station.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your project.
We have trade every effort to identify major issues to eliminate surprises during the city's review of the formal
application. The completion of the preapplication process in the content of this letter does not vest any future
project application. Comments in this letter are only valid for one year as per FWRC 19.40.070(4).
As you know, this is a preliminary review only and does not take the place of the full review that will follow
submission of a formal application. Comments provided in this letter are based on preapplication materials
submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the
codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department representative
noted above. Any general questions can be directed towards the key project contact, Senior Planner Stacey
Welsh, at 253-835-2634, or stacg�y.welsh cin�offcderaltvar..com. We look forward to working with you.
Sincerely,
Stacey Welsh, AICP
Senior Planner
enc: Bulletin 001 `Process III Submittal Requirements'
Bulletin 003 `Master Land Use Application'
Bulletin 022 `CPTED Checklist'
Bulletin 042 `Parking Lot Design Criteria'
Bulletin 050 `SEPA Environmental Checklist'
Bulletin 074 `City Center Planned Action
Determination Review Checklist'
FWRC 19.225.070
Existing System Plans
Solid Waste Design Checklist
Lakehaven Map
Fire Access Policy
Gate Policy
c: Peter Lawrence, Plans Examiner
Cole Elliott, Development Services Manager
Sarady Long, Senior Transportation Planning h"rigineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
William Kelly, 10861 East Adobe Creek Place, Tucson, AZ 85749
Eric LaBrie, ESM, 33400 8th Avenue South, Suite 205,
Federal Way, WA 98003
Doc ID:76252
File 17-103445-00-PC
Stacey Welsh
From: Tina Piety
Sent: Friday, September 08, 2017 1:56 PM
To:'keithj@inlandconstruction.com'; 'robertk@inlandconstruction.com'
Cc: Stacey Welsh
Subject: Affinity at Federal Way
Hello,
A preapplication conference summary letter (and enclosures) has been prepared for you. Because of the number of
documents, I've uploaded the letter and enclosures to the city's ftp site and you may access them here:
ft ft .cit offederalwa .com Outbox Affinit °/�20at°/`2OFederal%2OWa . A hard copy has been mailed. Please
contact Senior Planner Stacey Welsh at 253-835-2634, or Stacey.welsh@cityoffederalway.com, if you have any
comments and/or questions regarding the letter.
Regards,
E. Tina Piety, CAP -OM
Administrative Assistant II
- Federal Way
Community Development Department
33325 8th Avenue South
Federal Way, WA 98003-6325
Phone:253/835-2601 Fax: 253/835-2609
www.cityoffederalway.com
CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE (DRC)
PREAPPLICATION CONFERENCE SIGN -IN SHEET
Affinity at Fbderal Way
17-113445-PC
tugust 17.2017
NAME
WITH
PHONE
Stacey Welsh
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Community Development -Planning
253-835-2634
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CITY Of
Federal Way
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
July 24, 2017
Mr. Keith James
Inland Group
120 W Cataldo Avenue, Suite 100
Spokane, WA 99201
P/L'e
Re: File #17-103445-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
Affinity at Federal Way, 31701 Pete Von Reichbauer Way South, Federal Way
Dear Mr. James:
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee and a meeting with the
project applicant has been scheduled as follows:
9:00 a.m. — Thursday, August 17, 2017
Hylebos Conference Room
Federal Way City Hall, 2nd Floor
33325 8d, Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend
the meeting as this will be the only notice sent by the department. If you have any questions regarding the
meeting, please contact meat sta.cey.welsh citvoffede way.coin, or 253-835-2634.
Sincerely,
Stacey Welsh, AICP
Senior Planner
c: William Kelly, 10861 East Adobe Creek Place, Tucson, AZ 85749
Doc. I.D. 76251
File 17-103443-00-PC -
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: 7-24-17
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
FROM: Stacey Welsh, Senior Planner
FOR DRC MTG. ON: 8-10-17 - Internal
8-17-17, 9:00 - with applicant
FILE NUMBER(s): 17-103445-PC
RELATED FILE NOS.: 10-105429-UP, 10-105430-SE
PROJECT NAME: AFFINITY AT FEDERAL WAY
PROJECT ADDRESS: 31701 PETE VON REICHBAUER WAY S
PARCEL NUMBER: 092104-9034
ZONING DISTRICT: CC-C
PROJECT DESCRIPTION: Proposal to construct a 171 unit age -restricted market
rate senior apartment community on a 1.77 acre site.
The building will be 5-story wood -frame over concrete
podium w/ 1 level underground parking.
LAND USE PERMITS: Use Process & SEPA
PROJECT CONTACT: Inland Group
Keith James
120 W. Cataldo, Suite 100
Spokane, WA 99201
MATERIALS SUBMITTED: Master Land Use Application
Cover Letter
Site Plan
Floor Plans
7-/ �--/ 7
Ak
CITY OF
Federal
Way
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8'h Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
www.cityoffederalway.com
qq5- -/00- D I
APPLICATION NO(S) B Date -71l UI C7
Project Name
Property Address/Location N 7D 1 W► -6, ReAc n bam r I 1 S.
Parcel Number(s)
Project Description ¢1- (2031
5-slimy Pad;u, tL_ I le4jrA �U e Qq
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
40E�6arld Surface Modification
Lot Line Elimination
Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
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
(y_' C_ Zoning Designation
CO'(' Comprehensive Plan Designation
* Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
A - -� f3ccupancy Type
Construction Type
Applicant
Name: � 1 rr e, S 1 --r,% lwJ (Ir°uP
Address: iap W. cm: ,. do, s4e Im
City/State:
Zip: 419olO(
Phone: Sdq) CoD7-a�33
Fax:
Email: �j�j�-uiu in ia,efw15�-�eor/I.C�rn
Signature:
Agent (if different than Appl' nt)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Bulletin #003 —January 1, 2011
Page 1 of 1
k:\Handouts\Master Land Use Application
i Inland Group
Comprehensive Multifamily Construction & Development Services
July 14, 2017
Doc Hansen
City of Federal Way
Community development Department
3325 8'h Avenue South
Federal Way, WA 98003-6325
RECEIVED
JUL 18 2017
CITY OF W4YCOMUNITY pEVEL FitiENT
Re:
Affinity at Federal Way — 31701 Pete Von Reichbauer Way S.
Pre -Application Meeting Request
Dear Doc:
Inland Group has recently entered a contract to purchase the 1.77-acre site located at 31701 Pete Von
Reichbauer Way S., just west of Town Square Park. As you and I have briefly discussed, we believe this
site is an excellent location for our Affinity market -rate senior apartment community concept. We have
completed nineteen such communities to date, with the nearest examples to Federal Way being Affinity
at Olympia and Affinity at Covington. For basic information about the Affinity concept, please visit
www.affinityforlivin,e.com.
Enclosed are the Pre -Application Conference Checklist, completed Master Land Use Application Form,
check in the amount of $471.23, and seven copies of the preliminary site plan and floor plans. We look
forward to hearing from you soon regarding a Pre -Application meeting date and time.
Please contact me at (509) 321-3218 or keithi@inlandconstruction.com if you have any questions.
Sincerely,
Keith James
Development Manager
120 West Cataldo Avenue, Suite 100; Spokane, WA 99201 e Tel: 509.891.5162 n Fax: 509.922.2251
www.InIandConstruction.com
CITY CENTER (CC)
CITY OF 1 k Estimate of Development Traffic Impact Fees
Federal Way
This spreadsheet is for development in City Center (CC) only. Scroll down and complete the steps outlined
below: Please fill in the required information in the highlighted boxes.
STEP #1: General Information
Entei
Intormatlon
Project Name
AFFINITY AT FEDERAL WAY
File Number
17-103445-PC
Street Address
317401 PETE VON REICHBAUER WAY
City, State Zip
Federal Way, WA
Parcel Number (s) 092104-9034, 03
STEP #2: Land Use Type (CC)
Select the proposed Land Use Type(s) from the dropdown memu below. Enter the proposed number of units for
Proposed Land Use Type (s)
1) ISenior Housing (CC)
2) NONE
3) NONE
4) NONE
Unit of
Number of
Impact Fee Rate per
Preliminary Impact
Measure
Unit(s)
Unit of Measure
Fee Amount
dwelling
171
$ 684.87
$ 117,113.41
#N/A
$ -
$ -
#N/A
$
$
#N/A
$
$ -
$ 117,113.41
STEP #3 - Credit/Change in Use (CC)
This step applies to development proposal to change existing building or dwelling use.
Provide any impact fee previouly paid for the land use category
of the prior use IMPACT FEE AMOUNT PAID FOR
(Do not include administration fees). PRIOR USE
For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the
prior use If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the
current impact fee rate in affect for the prior use. Fill out the lines below of the prior use
Unit of Number of Impact Fee Rate per Preliminary Impact
Proposed Land Use Type (s) Measure Unit(s) Unit of Measure Fee Amount
1) NONE #N/A $ $
2) NONE #N/A $ $ -
3) NONE #N/A $ $
STEP #5: Total Impact Fee (CC)
Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees.
Traffic Impact Fee (Before adjustment) $ 117,113.41
Credit/Adjustment including Change of Use -
Administrative Fee (3%) $ 3,513.40
i
ESTIMATE TOTAL TRAFFIC IMPACT FEE PAYMENT $ 120,626.81
19.100.070 - Timing of Fee: Transportation Impact Fee Payments
FWRC 19.100.070 3(a) - For commercial developments, fees shall be calculated based on the impact fee
schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance.
For a change in use for which no building permit is required, the fee shall be calculated and paid based on the
impact fee schedule in effect on the date of an approved change of use.
FWRC 19.100.070 3(c) - For all applications for single-family, multifamily residential building permits, and
manufactured home permits, the total amount of the impact fees shall be assessed and collected from the
applicant when the building permit is issued, using the fee schedule then in effect.
19.100.075 - Option for Deferred Payment of Transportation Impact Fee
An applicant may request, at any time prior to building permit issuance, and consistent with the requirements of
this section, to defer to final building inspection the payment of a transportation impact fee for a single-family
residential dwelling unit. Refer to defer payment of impact fee code for process.
AFFILAITY AT FEDERAL WAY UNIT MIX I
UNIT FLOOR BUILDIN SHOW UNIT I UNIT I
1 1 I
TYPE d I 31d I 4th [ Sth I 6th I G TOTAL 51 TUB ER AREA TDTAL
PROPERTY LOCATION
TA 311
VICINITYMA T��
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TOTAL
TOTAL PARKING SPOTS = 171
USING A 1.0 PER UNIT RATIO
NORTH
�,7 -7-7
EIVED
CITY 0 F.'
FLOOR PLAN (FLR. 2
1/32"=1'-0"
AFFINITY AT FEDERAL WAY CTA
ARCHITECTS ENGINEERS
303 E, 17TH AVE.
SENIOR HOUSING STE. 105
FEDERAL WAY, WA A DENVER, CO Ll
Op PH: 720-359-1416
FLOOR PLAN (FLRS. 3-6
1 l32"=1 '_O"
AFFINITY AT FEDERAL WAY ETA
ARCHITECTS ENGINEERS
303 E. 17TH AVE.
SENIOR HOUSING 12A STE. 105
FEDERAL WAY, WA DENVER, CO
® PH:720-359-1416
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CAVNESS ENGINEER NCOR TE Eb
REV�D PER C7 r2EQMTrS � CRATSENBERG PROPERTIES •-• •'
6 Rac'122!-�e 31200 PACIFIC HWY SO. 3
CIVIL ENGINEERS 201 SOUTH DIVISION SUITE �B' .v. c"IFr+�, ROAD PDESIGN
-•~� y N P!Y L LAND SURVEYORS AUBURII, WASHINGTON 98002.�Io.JtiJ
er•� i FEDERAL WAY,WASH. 98003 —
• PLANNERS (206) 941-2750 924-0339
j FOR: (COMMERCIAL PERMIT �I r AA7l, t 2C) ih GVF Sf1 I