17-105617RESUBMITTED
DEC 19 2017
CITY OF CITY OF FEDERAL WAY
Federal Way COMMUNMY DEVELOPMEN-1
DEPARTMENT OF COMMIMrY DEVELOPMENT
33325 8ie Avenue South
Federal Way, WA 98003
253-835-2607; Fax 253-835-2609
►ew►v.ci[ t)do , lw-i . •n n
CITY CENTER PLANNED ACTION DETERMINATION
REVIEW CHECKLIST
This checklist is used to determine whether a project is eligible to be considered a Planned
Action exempt from further review under the State Environmental Policy Act (SEPA). (Section
One is to be completed by the applicant and Sections Two and Three are completed by the city.)
*A completed SEPA Checklist shall accompany this City Center Planned Action Checklist.*
Project Name: Affinity at Federal Way (Affinity Senior Living Facility, File No. 17-105617-00SE and 17-105616-00-U
Site Address: 31701 Pete von Reichbauer Way S., Federal Way
W r~
Parcel No.: 0921049034 Property Area Impervious Surface Area
Existing: 0
# of buildings on site: Sq. ft.: 77,101 g�
�
a
0 Acres: 1.77 Proposed: 57934.8 Sq. ft.
# to be retained: 0
Name/Company: Matt Reider
/ ESM Consulting Engineers, LLC
Mailing Address: 33400 8th AVE S., Suite 205, Federal Way, WA 98003
�o
Email:matt.reider esmcivil.com
d
Phone: 253-838-6113
Relationship to owner: AGENT
Name/Company: William Kell
`
Mailing Address:10861 E. Adobe Creek Place
L a 0
Phone: 520-638-5657
Email: bill _kelly@comcast.net
C
Describe the existing land use: Vacant Land
c.
Proposed land use check all that a 1 :
'o ;.
❑ Retail & Services
❑ Office
a a
❑ Lodging
❑ Mixed use
A
0 Residential
❑ Other :
Residential dwellin units SF=sin le famil
; MF=multi-family
Existing
Proposed
Proposed Density du/ac
# SF:0
# SF:
SF:
,G
c
# MF: 0
#MF:179
MR --101 du/ac
d $
Office (square feet
AExisting:
0
1 Proposed: 0
Retail & Services (square feet
Existing: 0
1 Proposed: 0
Bulletin #074 — July 22, 2016 Page 1 of 3 k:\Handouts\CC Planned Action Application
Parking Spaces
# Existing: 0
Proposed:189
AM Peak Vehicle Trips
Existing est. trips: 0
Project est. trips: 36
Net new: 36
PM Peak Vehicle Trips
Existing est. trips: 0
Project est. trips-, 47
Net new:47
Source of trips rate: ITE Trip Ge eration Manual 10th Ed.
Date: 1
Signature: 11010XA�Vlk,
Section Two: Review Criteria (City to complete)
The city's SEPA responsible official may designate conforming projects as "planned actions"
pursuant to RCW 43.21C.440 that meet the following conditions per Ordinance No. 16-811.
Criteria (FWRC 14.15.130[3][d][ii])
Complies i no, explain on separate
sheet an ttaeh
The project is not otherwise exempt from SEPA.
Yes
❑ No
The proposal is located within the Planned Action Area as
identified on Exhibit A "City Center Planned Action Area
Map" of Ordinance No. 16-811.
Yes
❑ No
The project is consistent with the Federal Way
Comprehensive Plan.
El,YQS
❑ No
The project is subsequent or implementing a project which
has had significant adverse environmental impacts
adequately identified in the Planned Action SEIS.
Yes
❑ No
Proposed land uses are consistent with those described in
the planned action SEIS and FWRC 14.15.130(3)(c)(i).
Y
El No
The proposal is consistent with the thresholds identified in
FWRC 14.15.130(3)(c)(ii) & (iv).
Yes
❑ No
Residential Threshold: 2,400 units
Office Threshold: 400,000 sq. ft.
Retail Threshold: 475,000 s . ft.
Lodging Threshold: 600 rooms
AM Peak Vehicle Tri. s Threshold: 3,617
PM Peak Vehicle Trips Threshold: 6,792 1
*For remaining capacity see attached spreadsheet.
The project's adverse impacts are able to be mitigated
through the application of mitigation measures detailed in
Exhibit B, "Planned Action Mitigation Document," of
Ordinance No. 16-811, as well as other applicable city,
county, state, and federal requirements and conditions.
Yes
❑ No
The proposed project complies with all applicable local,
county, state, and federal re lations.
Yes
❑ No
The proposal is not an essential public facility (EPF) as
defined in RCW 36.70A.200, unless an EPF is accessory to
or part of a development that is designated a planned action.
Yes
❑ No
Bulletin #074 — July 22, 2016 Page 2 of 3 k:\Handouts\CC Planned Action Application
Section Three: Planned Action Determination (city to complete)
Requirements
Complies (if no, explain on separate sheet
and atta h)
Application for a Planned Action was made on forms
IV yes
❑ No
provided by the city, including a SEPA Checklist.
The application is complete as provided in FWRC
&JIyes
❑ No
14.10.020.7.
The application is consistent with the criteria of the
911/yes
❑ No
Planned Action Ordinance.
The development application meets all applicable
' yes
❑ No
requirements of the FWRC.
ualifvin Project
(if no. explain on a separate sheet and attach
C�Vlyes
Qualifies as a Planned Action: The application is consistent with the Planned
Action Ordinance and thereby qualifies as a Planned Action project. The
project shall proceed in accordance with the appropriate permit procedures,
except that no additional SEPA review, threshold determination, or EIS will be
required. Public notice of this determination shall be provided as specified in
FWRC 14.15.060(3).
Does Not Qualify as a Planned Action: The application is not consistent with
❑ No
the Planned Action Ordinance and does not qualify as a Planned Action project.
Additional SEPA Review Required: Projects disqualified as a Planned Action
may use or incorporate relevant elements of the environmental review analysis
in the SEIS prepared for the Planned Action, as well as other environmental
review documents to assist in meeting SEPA requirements. The SEPA Official
may choose to limit the scope of the SEPA review to those issues and
environmental impacts not previously addressed in the SEIS.
SEPA Process Prescribed:
Signature (Director): 1
Date: ///Z// g
Bulletin ##074 — July 22, 2016 Page 3 of 3 k:\Handouts\CC Planned Action Application
4k
Department of Community Development Services
33325 8u' Avenue South
Federal Way, WA 980D3-6325
-6325
CITY OF 253-835-2607; Fax 253-835-2609
1112 1 2110 www.ci1yoffederalway.co
Federal Waym
Cr TY OF FEDERAL VAY
COMMUr i7y QFVrELOPME,1, ]'
SEPA ENVIRONMENTAL CHECKLIST
Purpose of checklist:
Governmental agencies use this checklist to help determine whether the environmental impacts of your
proposal are significant. This information is also helpful to determine if available avoidance, minimization, or
compensatory mitigation measures will address the probable significant impacts, or if an environmental
impact statement will be prepared to further analyze the proposal.
Inshwcdons fora* cantr. LhelW
This environmental checklist asks you to describe some basic information about your proposal. Please answer
each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency
specialist or private consultant for some questions. You may use `Soot applicable" or "does not apply" only
swhenyou can explain whyit does not apply and not when the answexis rn Anown. You may also attach or
incorporate by reference additional studies and/or reports. Complete and accurate answers to these questions
often avoid delays with the SEPA process, as well as later in the decision -malting process.
The checklist questions apply to all parts ofyour proposa4 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.
Instruedons for Lead Agencees:
Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the
proposal, and an analysis of adverse impacts. The checklist is considered the first, but not necessarily the only
source of information needed to make an adequate threshold determination. Once a threshold determination
is made, the lead agency is responsible for the completeness and accuracy of the checklist and other
supporting documents.
Use of checklist for nonprojeet proposals: U&Ipj
For nonproject proposals (such as ordinances, regulations, plans, and programs), complete the applicable parts of
sections A and B, plus the i ii°l,l 1 i•.f I ,i S1II_FOR OR ` [ .j`11I:c?II:c: i' r'I rI()itib ,1}� ri I� . Please completely answer all
questions that apply and note that the words "project," "applicant," and "property or site" should be read as
"proposal," "proponent," and "affected geographic area," respectively. The lead agency may, exclude (for
nonprojects) questions in Part B (Environmental Elements) that do not contribute meaningfully to the analysis of the
proposal.
Bulletin #050 — May 1, 2014 Page 1 of 14
k-.\Handouts\Environmental Checklist May 2014
A. BACKGROUND el
1. Name of proposed project, if applicable:
"Affinity at Federal Way"
2. Name of applicant: h� 6W
Affinity at Federal Way, LLC % Robert Ketner
3. Address and phone number of applicant and contact person:
120 W. Catoldo Ave, Ste 100
Spokane, WA 99201
509-321-3204
4. Date checklist prepared:
June 27, 2018
5. Agency requesting checklist: VLe1W
City of Federal Way
6. Proposed timing or schedule (including phasing, if applicable):
Land Use Process Approval. Fall 2018
Ground Work and Construction: 3-4 months following Land Use Approval
Completion: 9-12 Months Following Start of Ground Work
7. Do you have any plans for future additions, expansion, or further activity related to or connected with this
proposal? If yes, explain. DjelW
No, this proposal is a single project that will not require future additions or further activity outside of building
construction.
List any environmental information you know about that has been prepared, or will be prepared, directly
related to this proposal.
• Phase One Environmental Study by Earth Solutions NW dated 9128117
■ Geotechnical Report by Earth Solutions Northwest Dated 9128117;
i Preliminary technical information report addressing relevance of the 9 Core and 5 Special Requirements of
2016 King County Surface Water Design Manual by ESM Consulting Engineers, LLC dated 612812018; and
• Title Report by Chicago Title dated 1111412017
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.
No other approvals are pending. A Street Modification Request was granted to allow the modified intersection
spacing between the driveway access off Pete von Reichbauer Way S and S 3161h Place.
10. List any government approvals or permits that will be needed for your proposal, if known. lDiell
VJ
Bulletin #050 — May 1, 2014
Page 2 of 14 kAHandouts\Environmental Checklist May 2014
Commercial Grade & Fill City of Federal Way, SEPA Threshold Determination, Process Ill Land Use Review, NPDE
Permit/rESCP Permit; at Building: Building Permit, Lakehaven Utility District Developer Extension Agreement
and Side Sewer Permit.
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. (Lead agencies may modify this form to
include additional specific information on project description.) iel
Construction of approximately+ 256,866 square feet of 200 new age -restricted living units and 211 parking
stalls (187 stalls are designated for tenants and 24 stalls are designated for guests). Proposed building will be
approximately 65' -8 5/8" tall consisting of 6 stories above structure parking. Access to the basement level
parking is provided off Pete von Reichbauer Way S while access to ground level parking and the main entrance
is provided off of S 3161h Pl.
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. VLe1W
The site is located to off S 316th Place at 31701 Pete Von Reichbauer Way South.
King County parcel numbers 092104-9034; within S/T/R: SW-09-21-04
A site plan has been included with the Land Use Application package. Exhibit A of the title report included with
the Land Use application for a complete legal description of the property.
B. ENv1RONMENTAL ET-EMENTS
1. Earth
a. General description of the site VLcIW
(underline/circle one): Flab rolling, hilly, steep slopes, mountainous, other
b. What is the steepest slope on the site (approximate percent slope)?
±25%
c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you
know the classification of agricultural soils, specify them and note any agricultural land of long-term
commercial significance and whether the proposal results in removing any of these soils.
Vashon till deposits are across the site: a compact mixture of silt, sand and gravel. Native soil is primarily
dense to medium dense, silty sand with gravel. Otherwise, there is fill and remaining gravel from a previous
property development that was decommissioned in 2009 with a building demolition. Please refer to the
Geotechnicol Report included with the Land Use application for reference and more information.
Bulletin #050 — May 1, 2014 Page 3 of 14 k:\Handouts\Environmental Checklist May 2014
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe.
I-elpi
None
e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling,
excavation, and grading proposed. Indicate source of fill. &LIW
The purpose of the site fill and grade activities is to provide an adequate and level surface for the building
and parking space. There will be approximately 19,200 cubic yards of cut and 1,100 cubic yards of fill for a
net cut quantity of 18,100 cubic yards.
f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe.
Erosion could occur as a result of clearing and construction, particularly if earthwork is completed during
periods of rainfall. TESC measures will be implemented as approved by the City prior to construction.
g. About what percent of the site will be covered with impervious surfaces after project construction (for
example, asphalt or buildings)? "el
After completion of building construction, surface parking, and ROW improvements approximately±98% of
the site will be impervious surface.
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any.
The owner will institute an erosion control plan to be used during earthwork and construction.
�Walffl
a. What types of emissions to the air would result from the proposal during construction, operation, and
maintenance when the project is completed? If any, generally describe and give approximate
quantities if known. h[ elf]
Some heavy machinery exhaust and dust particulates generated primarily by construction equipment
could result during the development phase of this project.
b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally
describe. DLelpj
None known.
c. Proposed measures to reduce or control emissions or other impacts to air, if any.
All construction equipment will be in proper working order and regulated for emissions by the
manufacturer and local emissions laws. Vehicles entering and leaving the site will also be regulated for
emissions by state and local emissions laws. During construction the site will be watered as necessary to
keep any dust from impacting surrounding air quality.
3. Water
a. Surface Water iel
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Page 4 of 14 k:\Handouts\Environmental Checklist May 2014
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. hj e1W
There are no wetlands or any other known environmentally critical areas on or near 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. DLelpl
There are no wetlands or any other known environmentally critical areas on or near the site.
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. ��
None proposed.
4) Will the proposal require surface water withdrawals or diversions? Give general description,
purpose, and approximate quantities if known.
Not proposed.
5) Does the proposal he within a 100-year floodplain? If so, note the location on the site plan.
No.
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. VAW
Not proposed.
b. Ground Water
1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a
general description of the well, proposed uses, and approximate quantities withdrawn from the
well. Will water be discharged to groundwater? Give general description, purpose, and
approximate quantities if known. hf elR
Not proposed.
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. Vig.1pl
N/A
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.
Bulletin #050 — May 1, 2014 Page 5 of 14 k:\Handouts\Environmental Checklist May 2014
Run-off from impervious surfaces will be collected and directed into on -site stormwater detention and
water quality treatment facilities. Once detained and treated for water quality, the storm water will be
released to the downstream system. One mile to the south the City's storm system discharges to
Hylebos Creek.
2) Could waste materials enter ground or surface waters? If so, generally describe. h� el
No. Suspended soils and hydrocarbons associated with automobiles will be collected in catch basins
and directed to water quality facilities installed per City of Federal Way standards.
3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so,
describe.
No - discharge will occur at the natural location.
d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern
impacts, if any:
The project contractors, users, and personnel will utilize onsite Best Management Practices. Attached
drainage plans show runoff from impervious surfaces will be directed to on site stormwater facilities.
4. Plants VLelW
a. Check the types of vegetation found on the site:
_ _deciduous tree: alder, maple, aspen, other
_ _evergreen tree: fir, cedar, pine, other
_shrubs
_ X —grass
pasture
crop or grain
orchards, vineyards, or other permanent crops
wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
water plants: water lily, eelgrass, milfoil, other
other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
Since most of the site is unvegetated or minimally vegetated with grass and weed, the amount of
vegetation removal will also be minimal.
c. List threatened and endangered species known to be on or near the site.
No native threatened and endangered plant species observed or known to occur on or immediately
adjacent to the site.
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the
site, if any, VLelW
Buffer enhancement with native trees and shrubs will be done as appropriate.
e. List all noxious weeds and invasive species known to be on or near the site.
Bulletin #050 — May 1, 2014
Page 6 of 14
k:\Handouts\Environmental Checklist May 2014
No none to exist on site.
5. Animals
a. List any birds and other animals which have been observed on or near the site, or are known to be on
or near the site. Examples include: ftlW
birds: hawk, songbirds, other.
mammals: rabbits, squirrels
fish: no fish inhabit the site
b. List any threatened and endangered species known to be on or near the site.
No listed species are known to occur on or near the Site.
c. Is the site part of a migration route? If so, explain.
The entire region is known to be part of the Pacific Flyway. The Pacific Flyway includes Alaska and the
Aleutian Islands and the Rocky Mountains and Pacific coast regions of Canada the United States and
Mexico, south to where it becomes blended with other flyways in Central and South America. However, the
site is not known to be used by migratoryfowl.
d. Proposed measures to preserve or enhance wildlife, if any.
None proposed, aside from the required landscaping.
e. List any invasive animal species known to be on or near the site.
None known.
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.
Electrical energy will be the primary source of power serving the project. Natural gas maybe used to satisfy
incidental energy needs.
b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally
describe.
No, any proposed building height will not exceed 66 feet above grade. No existing development utilizes
solar energy in proximity to which the shadow cast from the building has any effect.
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. elpj
No plans included in the Land Use Process or Commercial Grade & Fill Permit. Energy conservation will be
addressed in the building permit documents.
7. Environmental Health
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kAl-bndouts\Environmental Checklist May 2014
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 proposaLO If so, describe. jt�
None known.
1) Describe any known or possible contamination at the site from present or past uses.
Litter from trespassers is the only known contamination associated with this site.
2) Describe existing hazardous chemicals/conditions that might affect project development and
design. This includes underground hazardous liquid and gas transmission pipelines located within
the project area and in the vicinity.
None known.
3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the
project's development or construction, or at any time during the operating life of the project.
None known.
4) Describe special emergency services that might be required.
Emergency medical and 911 services may be required, along with typical fire and police services.
Special services are not anticipated.
5) Proposed measures to reduce or control environmental health hazards, if any.
State regulations regarding safety and the handling of hazardous materials will be followed during the
construction process. Equipment refueling areas would be located in areas where spill could be quickly
contained and where the risk of hazardous materials entering surface water is minimized.
b. Noise
1) What types of noise exist in the area which may affect your project (for example: traffic,
equipment, operation, other)? pLelp
The primary source of noise near the project site is from vehicular traffic along S 31 r Pl, S le St, Pete
Von Reichbauer Way S, and a further -distant Pacific Highway. It is not anticipated to materially impact
the proposed project in any way.
2) What types and levels of noise would be created by or associated with the project on a short-term
or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours
noise would come from the site. hel
Short-term impacts would result from the use of construction equipment during the site development.
Construction would occur during permitted construction hours and always in compliance with the City
of federal Way noise regulations. Long-term impacts would be those vehicular trips associated with
nearby hotel and developed senior housing community. Noise generated from the proposed senior
housing operations is not expected to impact surrounding properties.
3) Proposed measures to reduce or control noise impacts, if any:
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Construction activity will be limited to permitted construction hours and construction equipment will
not be allowed to idle for continuous periods of time, which will help mitigate the impacts of potential
construction noise.
8. Land and Shoreline Use
a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses
on nearby or adjacent properties? If so, describe. Jhel
The site is currently vacant, yet was previously developed for a gym space. The site is bordered to the east
with Town Square Park and a shopping center with mixed use; to the west and north are hotel facilities;
and to the south are more shopping facilities. The proposed development may have a minor, long term
impact with respect to the additional trafficfrom tenant and employee trips.
b. Has the project site been used as working farmlands or working forest lands? If so, describe. How
much agricultural or forest land of long-term commercial significance will be converted to other uses
as a result of the proposal, if any; If resource lands have not been designated, how many acres in
farmland or forest land tax status will be converted to nonfarm or nonforest use? Vhe1W
No
1) Will the proposal affect or be affected by surrounding working farm or forest land normal business
operations, such as oversize equipment access, the application of pesticides, tilling, and
harvesting? If so, how.
No impact.
c. Describe any structures on the site. ftlo
None. The site is currently vacant.
d. Will any structures be demolished? If so, what?
No.
e. What is the current zoning classification of the site? ( _I
City Center Core - CC
f. What is the current comprehensive plan designation of the site?
City Center Core
g. If applicable, what is the current shoreline master program designation of the site?
N/A
h. Has any part of the site been classified as a critical area by the city or county? If so, specify.
No critical areas are on the site.
i. Approximately how many people would reside or work in the completed project?
Bulletin #050 — May 1, 2014 Page 9 of 14 k:\Handouts\Environmental Checklist May 2014
Approximately±225 people will become residence of the development, and±3 additional employees.
j. Approximately how many people would the completed project displace?
None.
k. Proposed measures to avoid or reduce displacement impacts, if any. el
Not applicable.
1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and
plans, if any. ftlo
The project will be developed in accordance with applicable City of Federal Way development and land use
codes to ensure the project is consistent with the goals and policies of the Comprehensive Plan and
applicable Development Regulations.
m. Proposed measures to reduce or control impacts to agricultural and forest land of long-term
commercial significance, if any.
None proposed.
9. Housing
a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-
income housing.
The proposal includes 200 units of affordable senior housing.
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.
The proposal incorporates size limitations within the units that accommodate senior -citizen living
experiences. No other measures are proposed.
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?
t 66 feet, 5- stories, concrete case formed walls and lap siding
b. What views in the immediate vicinity would be altered or obstructed?
No amenity views will be altered by this development. A landscape buffer will border the project on all
sides. There will be some sight restrictions from the adjacent hotel on the west to view the park on the east
c. Proposed measures to reduce or control aesthetic impacts, if any. DjcI4
Bulletin #050 — May 1, 2014
Page 10 of 14 k:\Handouts\Environmental Checklist May 2014
Newly landscaped areas will be planted to screen areas and blend in with the existing adjacent
development.
11, Light and Glare
a. What type of light or glare will the proposal produce? What time of day would it mainly occur?
Parking lot lighting would occur dusk through dawn at completed project. Minimal glare would occur from
sunlight reflected off parked cars. Additionally, the headlights of traveling vehicles would occur any time of
day. Some glare may be produced by the reflective glass windows during the early morning and late
afternoon periods of sunshine but would be retained on site. A site lighting plan has been included with the
application materials.
b. Could light or glare from the finished project be a safety hazard or interfere with views?
No, not with the landscaping buffers included in the plan.
c. What existing off -site sources of light or glare may affect your proposal?
None.
d. Proposed measures to reduce or control light and glare impacts, if any.
In addition to landscape planting, parking lot fixtures will be limited to ±25 feet in height to control glare
from these fixtures.
12. Recreation
a. What designated and informal recreational opportunities are in the immediate vicinity?
The Town Square Park to the east of the property is the only known outdoor recreational opportunity in the
immediate vicinity of the proposed project.
b. Would the proposed project displace any existing recreational uses? If so, describe. Didpj
No.
c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to
be provided by the project or applicant, if any. BLe1W
A walkway through campus is proposed for the project site, with a safe crosswalk walking route to the
neighboring park and adjacent amenities. Other on site amenities include a pool, game rooms, family
dining room, a craft room and communal lounge areas.
13. Historic and cultural preservation
a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed
in or eligible for listing in national, state, or local preservation registers located on or near the site? If
so, specifically describe. fhelp�
None found or known.
Bulletin #050 — May 1, 2014 Page 11 of 14 kAHandouts\Environmental Checklist May 2014
b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may
include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural
importance on or near the site? Please list any professional studies conducted at the site to identify
such resources.
No known landmarks or evidence have been observed on or near the site.
c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near
the project site. Examples include consultation with tribes and the department of archeology and
historic preservation, archaeological surveys, historic maps, GIS data, etc. hf elp]
The methods used to assess the potential impacts included GIS data analysis and WISAARD GiS data
review.
d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to
resources. Please include plans for the above and any permits that may be required.
If any such historic or cultural evidence is encountered during construction or installation of improvements,
work will be halted in the area and a state -approved archeologist/historian will be engaged to investigate,
evaluate and/or move or curate such resources, as appropriate.
14. Transportation
a. Identify public streets and highways serving the site or affected geographic area and describe
proposed access to the existing street system. Show on site plans, if any. DLelpj
S 3161h Place and Pete Von Reichbauer Way S service the proposed site. The arterial streets that provide
access are Pacific Hwy S to the west and S 320th Street to the south. Access is proposed from Pacific Hwy
or S 3201h and onto the two streets identified that serve the proposed project site.
b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If
not, what is the approximate distance to the nearest transit stop? ftl
.44
Yes, the site is serviced by Metro Transit's RapidRide along S 316`h and Pacific Hwy. There is a Transit
Center Park & Ride nearby, and additional bus routes along S 32016 St.
c. How many additional parking spaces would the completed project or non -project proposal have? How
many would the project or proposal eliminate? D164
A parking garage is implemented into the proposed building with 189 parking stalls.
Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle, or
state transportation facilities, not including driveways? If so, generally describe (indicate whether
public or private). Jbe1W
Development of the project will not require any new roads, as adequate access is already developed.
Improvements will be made to the right-of-ways adjacent to the project site on S 3161 Place and Pete
Von Reichbauer Way S, to include additional planting strip, asphalt and sidewalks.
d. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation?
If so, generally describe. DitIpI
Bulletin #050 — May 1, 2014
Page 12 of 14 k:\Handouts\Environmental Checklist May2014
Not expected.
e. How many vehicular trips per day would be generated by the completed projector proposal? If known,
indicate when peak volumes would occur and what percentage of the volume would be trucks (such as
commercial and non -passenger vehicles). What data or transportation models were used to make these
estimates? Jhel
The new, 200 senior -citizen living units with a total of 256,866 square feet is anticipated to generate 634
new daily trips. it is estimated that the proposed development will create 46 new PM peak hour trips.
f. Will the proposal interfere with, affect, or be affected by the movement of agricultural and forest
products on roads or streets in the area? If so, generally describe.
Not expected.
g. Proposed measures to reduce or control transportation impacts, if any.
Payment of the City's transportation impact fee will be issued to the City, which will help fund City-wide
transportation improvements.
15. Public services
a. Would the project result in an increased need for public services (for example: fire protection, police
protection, public transit, health care, schools, other)? If so, generally describe.
The completed living facilities would result in a slight increase need for public services to include fire
protection, police protection, and health care.
b. Proposed measures to reduce or control direct impacts on public services, if any.
The increased demand will be offset by impact fees, levies, and taxes required to be paid by the applicant
as part of this development. Also the proposal has been designed in a manner that will provide adequate
access for fire, medic, and police vehicles. Police protection needs will be minimized by the employment of
private security monitoring systems. Business and property taxes generated by the proposed residential
space should be sufficient to offset any increases in public service needs.
16. Utilities
a. Underline/circle utilities currently available at the site: iel
electricity, natural gas, water. refuse service telephone, sanitary sewer, septic system, other
The above listed utilities are either available on -site or will be extended as necessary to serve the site.
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.
Lakehaven Utility District will provide water and sewer connection.
Puget Sound Energy will supply electricity and gas
Telephone: Century Link, Verizon, Comcast
Fire Protection: South King Fire & Rescue
Bulletin #050 — May 1, 2014
Page 13 of 14
lc\Handouts\Environmental Checklist May 2014
C. SIGNATURE i ; ; ; 1 1, i
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: Ag�� — —
Printed Name of Signee: � e -A
Position and Agency/Organization:���Q,►r 1 '�, _711��11f� �►
Date Submitted: v/aT T
Bulletin #050 — May 1, 2014 Page 14 of 14 k.\Handouts\Environmental Checklist May 2014
CONSULTING ENGINEERS LLe
June 27, 2018
Mr. Robert "Doc" Hansen
Planning Manager
City of Federal Way
33325 8th Avenue S
Federal Way, WA 98003-6325
Job No.1981-001-017
BMI 1
JUG! 2 8 2018
CITY OF FEDERAL YVA.Y
COMMUNITY DEVELOPMW'47
RE: File Nos. 17-105616-00-UP and 17-105617-00SE
Response to 1 -11 Technical Review, Affinity Senior Living Facility
31701 Pete von Reichbauer Way S., Federal Way
Dear Doc: 2,, d
f
On behalf of Inland Group, ESM Consulting Engineers, LLC is submitting this letter in
response to the 7 Round Technical Comments dated February 20, 2018. Per our usual
response letters, responses have been provided in bold under the corresponding comment.
The Project has also included programming revisions we would like to highlight that vary
from the original submittal:
Unit/parking/footage: The project,,now consists of 200 units, 211 parking
stalls, and a gross footage of 256,866 versus the original of 179 units, 189
stalls, and a gross footage of 254,971. f -
■ Exterior architecture:-ThrougPi c no tinued correspondence with the planning
department the residential siding & opening scheme has been pulled down
to cover the level 1 parking garage, canopies have been added, the roof is
now flat with varying parapet heights versus a pitched roof, another siding
color and texture has been introduced. j
■ Amenities - amenities have been added to the ouch side of the project and
an outdoor plaza has replaced the pool area.
• Variance - A height variance is no longer required. A variance to reduce the
requirement of the northern landscape buffer is being requested. Please see
the start of the "Community Design Guideline Compliance" letter for the
complete request. This issue stems from the location of the existing paving
within the access easements provided for it and the northern property
CSC (Ae owners building their landscape buffers within the easement area.
f34,110 th Ave S Ste 205 Tet (253) 838 6113 Everett (425) 297 9900
Way. WA 98003 Fax (253) 838 7104 Toll Free (800) 345 5694
www esmcivit com
oZ [
Mr. Robert "Doc" H, _�en
June 27, 2018
Page 2
CD PLANNING DIVISION
Doc Hansen, Planning Manager, roberthansen@cityoffederalway.com 253-835-2643
Planning staff has reviewed the proposed senior citizen housing proposal and has the
following comments and requests.
General Use Zone Chart & Develol2ment Regulations
1. A height variance is requested for the structure. "A height variance can be granted
in exchange for providing publicly visible streetscape amenities, as defined in FWRC
19,05.190, along the right-of-way, the siting and design of which shall be approved
by the director" (FWRC 19.225). Streetscape amenities are defined as "pedestrian -
oriented features and furnishings within the streetscape, such as bench seats or
sitting walls, weather protection, water features, art, transit stops with seating,
architectural facade treatments, garden space associated with residences,
pedestrian -scale lighting, landscaping that does not block views from the street or
adjacent buildings, special paving, kiosks, trellises, trash receptacles, and bike
racks."
Your introductory letter indicates that the proposal includes "a public plaza (eastside)
and a flagpole..." These are not considered to meet the intent of this standard
because the access to this "plaza" is limited and not easily accessible to the
residents. A "flagpole" referenced in the narrative does not meet the intent of an
"amenity."
The pitched roof has been replaced with a flat roof and new overall building height
of 66-8 5/8" fitting within in the allowable 70' building height A variance is no longer
required.
2, Per FWRC 19.225.070, note 6, the rooftop does not have to be gabled if the no -gable
rooftop contributes to the open space requirements. A flat roof meeting building and
fire standards could provide for open space amenities for residents and meet more
of the downtown design objectives listed within the Comprehensive Plan and the
City Code. A flat roof design having access and providing open space would not
have to exceed the 70 feet height limitation and therefore, would not require a height
variance.
The pitched roof has been replaced with a flat roof and new overall building height
of 66-8 5/8" fitting within in the allowable 70' building height Open outdoor space
has been added on the roof of the pool at level 2, see sheet A320.
3. Please note the community deck gross floor area on the Cushing Terrell floor plans.
Deck area has been identified. A schedule of open spaces has been added to
sheet A310.
Mr. Robert "Doc" Ha in
June 27, 2018
Page 3
4. Please amend the labels on the site photograph sheet to the correct location. They
are currently mirrored and confusing.
The mirrored images were inadvertent The images have been revised.
5. While the designs at the east end of the proposal can be considered .1streetscape
amenities," the extent of these amenities is not sufficient for the scale of the project.
There are opportunities to provide more amenities on the north and west sides of
the property, where only the required Type III landscaping is proposed.
We are no longer requesting a height variance through additional street scape
amenities. We have been in conversation with planning to reduce the north property
boundary landscaping requirement See item 13. - We have provided street scape
amenities including: a location for public art, additional landscaping east of the
building, awnings covering the north sidewalk, raised sidewalk planters, and an
extended pone cochere for covered seating area
6. Sheets A2.2 & A2.3 - 'C Corner #1' and 'C Corner #2' do not have any labels. Are
these dwelling units? There appears to be no plumbing fixtures. Please clarify and
indicate their purpose. Perhaps one of the corners could be abandoned for purposes
of providing indoor or outdoor plaza areas for use by residents.
Please note that as a condition of the Process III decision, Affinity at Federal Way
shall be restricted to a senior housing use per FWRC 19.225.070 requirements. Any
land use decision in this project did not include analysis for assisted living and/or
approval for convalescent care, a nursing home or hospital use (i.e. a Class II facility)
either in whole or even partially as an accessory use. Convalescent centers and
nursing homes are defined, "as an inpatient facility, excluding facilities defined as
hospitals, for patients who are recovering from an illness or who are receiving care
for chronic conditions; mental, physical, emotional or developmental disabilities;
terminal illness; or alcohol or drug treatment and may include assisted living
facilities."
Please contact Plans Examiner Peter Lawrence at 253-835-2621 if the applicant has
plans for eventual transition to, or partial use as, an assisted living facility. If residents
will age in place, building standards will change from an R-2 to 1-2 occupancy.
Different building, fire and zoning code specifications and ADA requirements apply
to assisted living uses (i.e. those not capable of self-preservation).
If the applicant were to transition to a combined senior housing and convalescent
center/nursing home, they are required to first obtain a change of use approval under
FWRC 19.15.025. The city would evaluate the change of use request for compliance
with FWRC 19.225.080, and all aspects made non -conforming as a result of the
change of use must be brought into compliance with the regulations in effect at the
time of the application. Said use may not occupy the building unless land use
approvals, related building permits and a certificate of occupancy for the new use
are issued. Operating an assisted living facility or retirement facility with care without
the required permits would constitute a zoning violation.
Mr. Robert "Doc" HE an
June 27, 2018
Page 4
The °C comer # 1 & 2" are dwelling units and the confusing labels have been
cleaned up on this submittal. Common open space areas are clarified in the
schedule added to sheet A310 and the architectural floor plans. Comment
regarding future change of use is understood.
7. Please submit an exterior materials and colors board per submittal Bulletin #001
(FWRC 19.15.040).
Exterior materials board has been added to sheet A500.
8. Open Space Requirements -Per FWRC 19.115.115 and FWRC 19.225.070, notes 8
and 9, the subject property must provide usable open space in a total amount equal
to at least 100 sq. ft. per dwelling unit and may include private open spaces such
as yards, patios, and balconies (excluding "Juliet" balconies), as well as common
open spaces such as plazas, playgrounds, recreation rooms, rooftop terraces, p-
patches, pools, active lobbies, and atriums. Hallways, bathrooms or access ways
cannot be counted as 'open space.' Entryways, lobbies, courtyards and outside
dining areas can be counted as 'common open space.' A minimum of 25 percent
of the usable open space provided must be common open space. It appears this
standard has been met; however, all eligible usable open space shall also meet the
requirements specified in FWRC 19,1 15.115.
Please provide your calculations of open space on the revised site and/or floor plans
to determine that there is 100 sf per unit of useable open space. Our initial
calculations show this open space requirement is not met.
The applicant shall provide a minimum of 17,900 square feet of cumulative
open space. The narrative indicates that 14,000 square feet is provided.
4,475 square feet shall be common open space per FWRC 19.115.115
requirements.
The 24 sq. ft. (3 feet x 8 feet) of 'Juliet' balconies are not considered to meet the
intent of 'open space' pursuant to FWRC 19.05.1503.
Opens space areas have been identified on the A sheets and a schedule of spaces
& square footages is shown on A310. Please note the project is now 200 units
requiring 20,000 A
Parking
9. Structured Parking - The applicant proposes two levels of parking on the first floor
and basement. If constructed alone without dwelling units above, the two floors of
parking would be considered a parking structure.' Therefore, the department
concludes this proposal includes 'structured parking' pursuant to the definition found
in FWRC 19.05.190.
Noted, architectural modifications identified in the following item.
Mr. Robert "Doc" HL )en
June 27, 2018
Page 5
10. Structured Parking Requirements (Community Design Guidelines) - FWRC
19.115.0500 requires:
a) Parking structures which are part of new development shall be architecturally
consistent with exterior architectural elements of the primary structure,
including rooflines, facade design, and finish materials.
The parking structure walls on the north, south, east, and west side do not
have design characteristics consistent with the proposed senior housing
units. Please revise so that the structured parking is consistent with the
residential structure.
Siding and windows have been added to the at grade building parking level
to replicate the residential levels above using similar material variation.
Awnings have been added to all building elevations to meet the articulation
requirements. The remaining exposed concrete walls (basement level walls
on the east side and a small portion of the east side of the north elevation)
have been changed to match the adjacent siding color. The east elevation
basement wall is further obscured with stepped plantings.
b) Parking structures should incorporate methods of articulation and accessory
elements, pursuant to FWRC 19.115.060(3)(b), on facades located above
ground level.
Siding and windows have been added to the at grade building parking level
to replicate the residential levels above using similar material variation.
Awnings have been added to all building elevations to meet the articulation
requirements. The remaining exposed concrete walls (basement level walls
on the east side and a small portion of the east side of the north elevation)
have been changed to a color that matches a primary siding color. The east
elevation basement wall is further obscured with stepped plantings.
c) Buildings built over parking should not appear to "float" over the parking area,
but should be linked with ground level uses or screening. Parking at grade
under a building is discouraged unless the parking area is completely
enclosed within the building or wholly screened with walls and/or
landscaped berms.
Please show how you will link the building with the ground level and City
Center streetscape. Although the parking area is completely enclosed within
the building, there is little to no articulation. The applicant proposes a 'publicly
visible streetscape amenity' with a door from the parking garage. However,
this is not sufficient for the purposes of creating a connection to the street.
The east elevation is used only as a garage entry and emergency egress
door. The residential siding has been pulled down to cover the at grade
parking and remove the floating effect A taller and deeper landscape buffer
has been added to obscure the exposed basement garage wall which will
now be painted to match the evening blue siding. Awnings have been
added to increase articulation. The property configuration restricts where
Mr. Robert "Doc" Ht en
June 27, 2018
Page 6
the building entrance can be located (a long narrow lot) and the substantial
grade change creates difficulty locating common areas at PVR Way
elevation. To connect, we have added building signage and public art to
draw pedestrians to the NE comer of the building and then used awnings,
planters, and an oversized sidwalk to draw attention to the Porte Cochere
and main entrance.
(d) Parking structures and vehicle entrances should be designed to minimize
views into the garage interior from surrounding streets. Methods to help
minimize such views may include, but are not limited to, landscaping,
planters, and decorative grilles and screens.
The only view into the garage areas will be available when the garage doors
are open as residents enter or exit The windows shown on the at grade
level garage will be opaque glass and the basement level parking garage
will only have architectural louvers for fresh air requirements.
(e) Security grilles for parking structures shall be architecturally consistent with
and integrated with the overall design. Chain -link fencing is not permitted for
garage security fencing.
Please indicate how these standards are being met.
The garage does not have any security grills. All openings for venting or light
will be architectural in nature and replicate the layout of windows at the
residential levels. The garage doors will be solid. There is no chain -link
fence schedule for garage enclosures.
11. Guest Parking - The submitted plans depict 189 spaces, leaving additional 10
spaces for staff and resident's guests. Please label on the plans where guest spaces
will be assigned. The design narrative states the five surface parking spaces will be
beside the front entrance.
As a SEPA condition the city requires guest parking for a project of this size. It is
expected, as observed at similar projects that such a facility will generate a
significant number of guests and employees at one time, thereby exceeding the
proposed number of parking spaces. While you meet FWRC parking requirements,
the environmental impact upon existing parking can be significant Please indicate
how and where such parking will occur for our threshold determination
*Please note that your proposal is eligible for a maximum of 40 percent compact
stalls as you exceed 20 spaces (i.e. 72 spaces). If you choose to install compact
spaces please indicate on the floor plans where compact spaces are proposed and
the number. Please see Lindsey Sperry's comments regarding parking overflow
issues at other Senior Living Facilities in the city.*
The project now consists of 200 units of affordable senior housing versus market
rate. The project will provide 211 total stalls. Of those stalls,187 will be designated
tenant stalls. Affordable projects do not demand 1 to 1 parking. The project will
provide 24 guest and employee stalls including the 5 surface stalls and the north
parking garage on level 1 which has 19 stalls. The north garage door will remain
C
Mr. Robert "Doc" HG m n r-d j �O�
June 27, 2018
Page 7
open during staffing hours, 9 am to 7 pm, and requi key access afterhours. We
do not believe overflow parking.will be required. If it w re required, it would likely be
after 7 pm (as guest parking garage locks) durin ours where use of the park
parking lot located across PVR way use would be low.l We understand the recent
affordable project with a parking issue was constru ted at a ratio of % stall per unit
Landscaping
I have conducted a review of the preliminary landscape plan for compliance with the required
minimum spatial requirements of the FWRC. Please note that while the Director is authorized
to vary landscaping requirements, the resulting landscaping in other areas of the project
must provide significantly greater characteristics of landscape design beyond which is
required of FWRC 19.125.
12. Sheet AV - Please remove reference to Affinity at Round Rock, Texas since the
project is proposed in Federal Way. If proposed, label the dog park shown including
square footage and any proposed landscaping.
The Round Rock references have been removed from the plans. Dog park is labeled
and footage identified.
13. There is no vegetative relief on the south side of the lot; at a minimum 5 feet of Type
III landscaping is required per FWRC 19.125.060.7.c for uses for senior citizen
housing in the CC-C zone, as a 5 foot -side yard applies. This can only be waived if
landscaping and/or designs proposed significantly exceed minimum standards
through other landscaping or other designs such as providing open space on a flat
roof for residents and meeting downtown atmosphere.
A type III buffer has been added to the southern boundary.
The northern property line also requires Type III landscaping per FWRC 19.125.060.
There are several perimeter buffers under the required 5 feet and therefore it is
substandard. Please revise to meet standards.
All perimeter buffers less the north side now meet FWRC requirements. We are
requesting to remove the northern boundary landscaping requirement and replace
with public amenities including canopy covered sidewalk, public art display location,
decorative concrete connections through the entrance area and covered seating at
the porte cochere. The northern project boundary is burdened by the offset
development of the existing road and the northern neighbors using the roadway
easement area for their landscaping buffers, see ALTA survey on sheet FCC-01. The
current street requirement for S 316th Place is 28' of paving (FDP) with a 12' sidewalk
This requires removing approximately 1 foot of the northern neighbor's landscape
buffer. To provide a 5' landscape buffer on the north side of our building we would
have to remove in -kind from the landscape buffer on the northside of the street for
no net gain. It would also prevent the awnings we are providing along the north
sidewalk from offering any pedestrian cover. We are providing additional buffer
along the eastern boundary and all available areas on the northern boundary are
planted. Multiple outdoor amenities have been added for resident use: dog park,
outdoor plaza with resident raised gardens, and a pickleball court
Mr. Robert "Doc" H,, men
June 27, 2018
Page 8
14. Sheet LA-02 - At least 25 percent of new landscaping materials (i.e. plants, trees, and
groundcovers) should be drought -tolerant Please note on landscape plans (FWRC
19.125).
Sheet LA-02 has been revised to note which new landscaping materials are drought -
tolerant The provided materials follow FWRC 19.125.
15. Please indicate where additional evergreen tree species will be interspersed within
the Type III landscape buffer4 per FWRC 19.125.050 along the western property line.
Large shrubs and groundcover are missing.
Sheet LA-01 has been revised to indicate Type III landscaping pursuant to FWRC
19.125.050.
16. Label the species type proposed on the vegetated lattice, if proposed as part of the
structured parking architectural articulation. Please describe if these will be
evergreen or deciduous species.
As shown on the revised landscape plans (LA-01 and LA-02), the proposed
vegetated lattice has been removed and replaced with a variety of tall, skinny
columnar plant species to provide texture and color against that wall in the space
available.
Lawn/Grass Areas
17. Process III Condition: Permanent lawn areas shall have permanent irrigation
systems. Submit an irrigation plan for all sod/grass areas. The Planning Division will
make a final landscape and irrigation system inspection prior to issuance of
occupancy.
Irrigation plans will be submitted with building permit
18. Please revise the landscaping legend. The proposed sidewalk resembles grass and
could be confusing at time of final inspection.
Process III plans have been updated with revised legends and surfaces to avoid
confusion.
CPTED
19. Please see Crime Prevention Analyst Lindsey Sperry's comments (see comments 79
to 82).
Noted - see item 20, 79 through 82.
20. Security Plan - Please provide a detailed security plan and describe in your proposal
how you will secure the following areas from unauthorized access:
Mr. Robert "Doc" H�- -n
June 27, 2018
Page 9
The building will provide electronic access systems at every entry point including
the garage car doors. Further - the man doors located within the garage leading to
resident spaces will be access controlled to provide 2 points of authentication. The
main entry door and the west small garage will be the only points unlocked for
public access and parking and only during staffing hours of 9 am to 7 pm. A310 &
A320 have been updated to show access control and cameral locations with the
following schedule of devices: telephone entry system, key fob access, door ajar
alarm, exit only doors, and camera locations.
® Underground parking entrances - key fob entry system.
• Building access - telephone entry system for guest, key fob entry system
for residents, or exit only.
Entryway on east side with stairs located in the retaining wall. - East side
man door will be exit only with door ajar alarm. East side garage door will
be key fob entry system.
Storage area security in the underground parking garage. - The garage itself
is key fob entry, the access to the elevators is also key fob entry, any storage
areas are controlled by staff only keys and locksets are storeroom function.
The security details provided on page 2 of the project narrative prepared by Cushing and
Terrell are insufficient. A security program is a condition of the Planned Action SEPA (see
FWRC 19.115.040 program requirements enclosed). This comment must be addressed per
FWRC 19.115.020 prior to the land use for the subject proposal. Community design
guidelines and crime prevention through environmental design (CPTED) shall be processed
as a component of the governing land use process.
Planning will conduct a final inspection confirming the approved security program is fully
implemented prior to final occupancy.
Noted.
Community Design Guidelines
21. FWRC 19.115.050(1)(b) "Pedestrian areas and amenities should be incorporated in the
overall site design. Pedestrian areas include but are not limited to outdoor plazas,
arcades, courtyards, seating areas, and amphitheaters. Pedestrian amenities include
but are not limited to outdoor benches, tables and other furniture, balconies, gazebos,
transparent glass at the ground floor, and landscaping."
Again, along Pete von Reichbauer Way S. the building/structured parking provides
no connection aside from a utility door from the parking garage and a stairway to
the streetscape. No plazas, arcades, courtyards, outdoor benches, tables, gazebos,
or transparent glass exist on the property for the benefit of pedestrians. Please revise
and indicate how the revisions meet this standard.
The revised design is using PVR Way as the parking garage entrance leaving very
little space for pedestrian amenities. Additional landscaping has been added to
help step the streetscape into the building. We have added the following pedestrian
amenities: Canopies over north sidewalks, raided planters within the north sidewalk,
seating area at the Porte Cochere, pickle ball court and dog park on the west side
Mr. Robert "Doc" H,, man
June 27, 2018
Page 10
of the building, and outdoor plaza and patio on the south side of the buildings. The
plaza will have raised gardens for tenant planting and a BBQ area with a gazebo.
22. FWRC 19.115.050(1)(c) "Pedestrian areas should be easily seen, accessible, and
located to take advantage of surrounding features such as building entrances,
open spaces, significant landscaping, unique topography or architecture, and solar
exposure." No pedestrian areas are provided from the primary building except
along Pete von Reichbauer which is not easily accessible to the residents. Please
propose such pedestrian areas in your revision.
Pedestrian amenities are identified in item #21 above. The largest amenity, outdoor
plaza, is located on the southern side of the building to take advantage of the solar
exposure.
23. FWRC 19.115.050(2)(b) "Vehicle turning movements shall be minimized. Parking
aisles without loop access are discouraged. Parking and vehicle circulation areas
shall be clearly delineated using directional signage." Please clearly define
directional signage and pavement markings for vehicles on the surface, first floor
and underground parking areas. In particular, clearly define if the drop-off and pick-
up area is one or two-way traffic.
Vehicle movements have been identified on ST 01 for the drop of area It is one-
way traffic. All of the parking garages are designed for two traffic.
24. FWRC 19.115.050(4)(b) "Pedestrian pathways and pedestrian areas should be
delineated by separate paved routes using a variation in paved texture and color,
and protected from abutting vehicle circulation areas with landscaping. Approved
methods of delineation include: stone, brick or granite pavers; exposed aggregate;
or stamped and colored concrete." Prior to building permit approval install 6 ft. wide
pedestrian walkways from the primary entrance to the S. 316" St sidewalk
composed of a separate paved route using variation in texture and color (i.e. stone,
brick or granite pavers; exposed aggregate; or stamped and colored concrete).
Depict on the construction site and landscaping plans. Paint striping on asphalt is
not an approved method of delineation (Sheets A2.0 & A2.1).
Colored stamped concrete has been added to lead pedestrians from the front entry,
under the porte cochere and then further connecting both directions of sidewalk
along 316th place.
25. FWRC 19.115.060 (1)(c) directs that materials and design features of fences and
walls should reflect that of the primary buildings. White concrete is not characteristic
of, or complimentary to, the primary building and the upper five floors of senior
housing. Please revise.
Siding and windows have been added to the at grade building parking level to
replicate the residential levels above using similar material variation. Awnings have
been added to all building elevations to meet the articulation requirements. The
remaining exposed concrete walls (basement level walls on the east side and a
small portion of the east side of the north elevation) have been changed to a color
Mr. Robert "Doc" HG ).m
June 27, 2018
Page 11
that matches a primary siding color. The east elevation basement wall is further
obscured with vegetate lattice and stepped landscaping features.
26. All buildings except townhouses must meet two of the fapade modulation and
screening options outlined in FWRC 19.115.060(2)(a-d). The proposal meets the
facade modulation option (a), but needs to either provide one of the options below
(you may mix options throughout each facade):
a) Eight -foot -wide Type II landscape screening along the base of the facade,
except Type IV may be used in place of Type II for facades that are comprised
of 50 percent or more window area, and around building entrance(s). (Option
b); or
We have not included this option.
b) Plaza square footage equal to one percent (1 %) of the gross floor area of the
building, but must be a minimum of 200 square feet. The plaza should be
clearly visible and accessible from the adjacent right-of-way (option d).
Approximately 2400 square feet would have to be provided for this project.
We have not included this option.
c) Canopy or arcade - As a modulation option, canopies or arcades may be
used only along facades that are visible from a right-of-way. Minimum length:
50 percent of the length of the facade using this option. We encourage you
to provide canopies over the windows along the principal entrance and
southern property line in order to achieve minimum FWRC 19.115.060
building modulation and screening requirements.
Structural canopies have been added to the west, east, and north elevations.
Sunshade canopies have been added to the south.
27. The secondary facade along Pete von Reichbauer does not contain structural
modulation (off -set facades) or architectural articulation pursuant to FWRC
1.9.1 15.060(3)(b) on the first 22 vertical feet from street level. Please provide additional
structural modulation and architectural articulation on this wall screening the
structured parking. Pete von Reichbauer Way S. is a major street in the City Center
Core and a vegetated lattice alone would not meet the objective of this standard
(Landscaping Sheet LA3.0). Please indicate if any vegetated lattice is evergreen or
deciduous species.
We are no longer planning a vegetated lattice. Siding has been added to the at
grade level parking structure (level 1) to mimic the residential levels. Canopies have
been added at two levels to meet the articulation requirements. The basement
garage wall color has been changed to match the evening blue siding color,
architectural lovers have been added match window openings above and provide
fresh air, and a 15' deep landscape buffer that increases in height as it nears the
building is being used to obscure the wall.
Mr. Robert "Doc" He, 3)n
June 27, 2018
Page 12
28. Per FWRC 19.115.070(1)(b) plazas, public open spaces and entries should be
located at street corners to optimize pedestrian access and use. The building
comers, not labeled on the floor plans (see General section) if taken out, could
provide such type of plaza area, publicly visible streetscape amenities and/or
enhanced visibility for pedestrians.
The properties length and significant grade change creates the necessity of
orientating the buildings main entry to 316th PI versus PVR Way. We have provided
landscaping along PVR way to minimize the buildings garage level and added
building signage to north side of the east face to draw pedestrians towards the main
entry. The sidewalk leading to the main entry along 316t" Place has been provided
with public art, canopies, and raised planters to invite pedestrians to the porte
cochere. The project only public opens spaces are the new location for art work
and the porte cochere seating area. All other open spaces are private.
29. FWRC 19.115.090(3)(d) "Principal cross -site pedestrian pathways shall have a
minimum clear width... eight feet in the city center core, and shall be protected from
abutting parking and vehicular circulation areas with landscaping." It also indicates,
"Pedestrian pathways shall be provided from rights -of -way, bus stops, parking areas,
and any pedestrian plazas and public space to primary building entrances. Where a
use fronts more than one right-of-way, pedestrian access shall be provided from both
rights -of -way, or from the right-of-way nearest to the principal building entrance." Any
pathway from the main entrance to the S. 316th St. sidewalk is a principal cross -site
pedestrian pathway and must be 8 feet. Other pedestrian pathways may be a width
of 6 feet.
Pedestrian pathways consisting of stamped colored concrete have been added
through the porte cochere and connecting the east & west sidewalks. Their widths
are 18' and 12' respectively.
30. "Pedestrian pathways shall be clearly delineated by separate paved routes using a
variation in color and texture, and shall be integrated with the landscape plan." As
described above, please provide pedestrian connections between 316th Street S.
and the main entrance of the building and PVR Way South if the applicant proposes
a project redesign. No pedestrian connections for residents are provided
throughout the site. Walkways shall be a minimum of 6 ft. and paint striping asphalt
is not an approved method of delineation. Again, no pedestrian pathways are
provided from right-of-way or potential plaza areas to the primary entrance.
Pedestrian pathways consisting of stamped colored concrete have been added
through the porte cochere and connecting the east & west sidewalks. Their widths
are 18' and 12' respectively.
31. FWRC 19.115.060 (3)(b)(i)-(viii) directs that facades located above ground level shall
have a combination of showcase, display, recessed windows; window openings
with visible trim material, or painted detailing that resembles trim, vertical trellis(es) in
front of the wall with climbing vines or similar planting, architectural features such as
setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals,
canopies, and awnings; landscaped public plaza(s) with space for vendor carts,
concerts and other pedestrian activities; material variations such as colors, brick or
Mr. Robert "Doc" K Un
June 27, 2018
Page 13
metal banding, or textural changes; artwork such as mosaics, murals, decorative
masonry or metal patterns or grillwork, sculptures, relief, etc., over a substantial
portion of the blank wall surface.
The exterior of the building has been significantly modified to incorporate these
Meals. The major items include continuing the residential opening and siding
schemer through level 1, addition of awnings on all building elevations, and adding �y
another siding texture and color to the project
The Department proposes you provide at a minimum, canopies over the proposed
windows at ground level along the south and north elevations for additional
articulation. Articulation is absent from the south side of the structure and there are
no material or color variations along the structured parking facades on the north,
east and west.
Structural canopies have been added to west, north, and east elevations. Sunshade ��,� 5
style canopies have been added to the south elevation. The building siding and
window openings scheme has been added to level 1. �c,o
This is provided on the east elevation, but additional plant heights or other methods Jtr`
such as public art and/or textures should be incorporated upon a wall of this height {j
and total gross area to prevent the "floating' nature of the building.
The building siding and opening scheme has been added to the level 1 to reduce
the floating effect and the remaining garage wall visible from PVR way
(approximately 14') has been change to match a siding color and obscured with a t�
15' landscape buffer which grows in height as you near the wall.
�y L
32, The Cushing Terrell project narrative (dated November 20, 2017) is inconsistent
with the elevation plans and landscaping detail. Page 2 notes that decorative
screens and landscaping will be provided along portions of the garage visible to 6
adjacent streets. Sheets A5.0 and LA-03 do not depict decorative screening. Please 1+
revise.�,�`
• tf�
The vegetated lattice plan has been abandoned. Please see the revised building
elevations on sheet A500. The at grade level parking garage walls have been Lo
redesigned to match the siding and window scheme of the residential levels. The {l,.
basement garage wall that remains visible on the east will be obscured with a 15'
deep landscape buffer that increases in height as you near the garage wall. The
color of the wall has been changed to match a primary siding color.
PW DEVELOPMENT SERVICES DIVISION
Cole Elliott, Development Services Manager, Cole.ElliattQcityoff_ederalway.cam. �y
253-835-2730'r S�
33. The submitted plan set included a detail sheet which outlines details for a "dog AKVJ
park." There hasn't been any previous mention of this in association with the
proposal. Detail sheet was submitted for "Round Rock" Texas. For future reference
no outside agency's details should be submitted, nor will be accepted.,
Mr. Robert "Doc" Ht 3n
June 27, 2018
Page 14
"Round Rock, TX" has been removed from the drawings. There is a dog park located
in the SW comer of the project site and will be surrounded by a 36" back vinyl coated
chain link fence and landscape buffer on 2 sides.
34. Site photo plan sheet appears to have mirror images of the actual layout printed on
them. Why?
The mirrored images were inadvertent The images have been revised and is
included with the resubmittal.
35. The Plans and the Technical Information Report provide several different total areas
for this parcel. Please correct.
The correct site area is 77,237 SF or 1.77 acres. The report has been revised to more
clearly define and describe the specific areas and includes any reasoning for using
areas that might not add up to the total site area.
SEPA
36. The submitted SEPA does not include the City Center questionnaire per the Planned
Action SEPA completed for the Core Area.
The City Center Questionnaire has been included.
37. Question A.9 should also include the submitted Street Modification request.
The submitted Street Modification Request has been included.
38. Question Al indicates that as few as 10 parking spaces are proposed for visitors
and staff use.
The project now consists of 200 units of affordable senior housing versus market
rate. The project will provide 211 total stalls. Of those stalls,187 will be designated
tenant stalls. Affordable projects do not demand 1 to 1 parking. The project will
provide 24 guest and employee stalls including the 5 surface stalls and the north
parking garage on level 1 which has 19 stalls. The north garage door will remain
open during staffing hours, 9 am to 7 pm, and will require key access afterhours.
We do not believe overflow parking will be required. If it were required, it would likely
be after 7 pm (as guest parking garage locks) during hours where use of the park
parking lot located across PVR way use would be low. We understand the recent
affordable project with a parking issue was constructed at a ratio of YZ stall per unit
TECHNICAL INFORMATION REPORT MR
Section 1
39, Project Overview, Proposed Site Hydrology states that water quality will be provided
by a catch basin cartridge filter system. These do not meet enhanced basic water
quality treatment standards.
Mr. Robert "Doc" HE fan
June 27, 2018
Page 15
The report has been revised to state that an approved water quality system which
has a "general use" designation for enhanced basic water quality treatment (such
as "Modular Wetland" or similar) will be used.
40. Project Overview and Plan Sheet ST-01 states the parcel is 1.77 acres. Figure 1.2
states 1.51 acres (Table 4.1) and the modeling uses a different total value for the
parcel.
The correct site area is 77,237 SF or 1.77 acres. The report has been revised to more
clearly define and describe the specific areas and includes any reasoning for using
areas that might not add up to the total site area.
41. Soils on Project Site indicates that the soil is Vashon-age Glacial Till (Qvt) but Figure
1.4 indicates Alderwood (AmC).
Figure 1.4 is from the Web Soil Survey (WSS) online resource maintained by the
USDA National Resource Conservation Service (NRCS). The information for the WSS
is based on generalized soil surveys from decades ago which provides a basis for
initial soils assessment The geotechnical report provided in Appendix B affirms that
the soils are Vashon-age glacial till (QVT) with the characteristics of Alderwood soils
and include areas of "arent" or soils that have undergone historical manipulation, i.e.,
fill soils. This determination is based on actual field investigations performed by Earth
Solutions NW, LLC. The underlying soils should be considered to be Alderwood
type soils as is common throughout this area.
42. Figurel .3 also references Table 4.1 and states the parcel is 1.51 acres.
The parcel has an area of 1.77-acres. The figure has been revised.
Section 2
43, Core Requirement No 2, Downstream analysis for TIR will need to indicate how new
storm water will manage existing "as built" systems, lifting gates and other systems.
This will have to be shown at next submittal.
The downstream analysis includes a more thorough description of the existing
downstream system and addresses impacts of the project on how the existing
systems will function.
44. Core Requirement No 8, Water Quality calls for catch basin cartridge filter but this
does not meet Enhanced Basic water quality treatment.
The report has been revised to state that an approved water quality system which
has a "general use" designation for enhanced basic water quality treatment (such
as "Modular Wetland" or similar) will be used.
Section 3
45. Task 1 - calls out Figure 3.3, which does not exist.
Mr. Robert "Doc" HE 3n
June 27, 2018
Page 16
Figure 3.3 - Offsite Downstream Row Path has been added to the report
46. Task 2 - calls out Appendix C which does not exist. Again due to the conflicting
information provided it is unclear exactly what type of soil the Applicant believes
exists on the site.
"Appendix C" should have been "Appendix B". This has been revised in the TIR.
Figure 1.4 is from the Web Soil Survey (WSS) online resource maintained by the
USDA National Resource Conservation Service (NRCS). The information for the WSS
is based on generalized soil surveys from decades ago which provides a basis for
initial soils assessment The geotechnical report provided in Appendix B affirms that
the soils are Vashon-age glacial till (Q\M with the characteristics of Alderwood soils
and include areas of "arent" or soils that have undergone historical manipulation, i.e.,
fill soils. This determination is based on actual field investigations performed by
Earth Solutions NW, LLC. The soils should be considered to be Alderwood type soils
as is common throughout this area.
47. Task 2 - Wetlands inventory references a wetland report which has not been
included in the TIR or submitted documentation.
References to a wetland report have been removed from the TIR. No wetlands are
present on site nor are any near enough to the site to be of any concern.
48. Task 3 - The City anticipates that a true Level 1 inspection and documentation will
be prepared and submitted with the TIR in the future.
The downstream analysis includes a more thorough description of the existing
downstream system and addresses impacts of the project on how the existing
systems will function.
49. Task 3 - references a Figure 3.3 which does not exist.
Figure 3.3- Offsite Downstream Row Path has been added to the report
Section 4
50. The discussion regarding the existing detention pipe and the proposed relocation
of the north parcels system lacks sufficient backup documentation of the basin and
the sizing approach.
The discussion regarding the existing detention pipe and the proposed relocation
of the north system and the approach for its sizing has been expanded with a more
detailed description. The full analysis for storage and control structure sizing will be
provided in the final TIR.
51. Again Table 4.1 and 4.2 are considerably less than the parcel size given in the
second paragraph of this Section. Why?
The report has been updated to provide more detail and corrections where needed.
Mr. Robert "Doc" H,. 3n
June 27, 2018
Page 17
52. Performance Standards - references reduction of the Enhanced Basic Water Quality
treatment to Basic Water Quality treatment if four criteria are met. The first criteria is
misquoted. They state:
a. A facility from the Enhanced Basic Water Quality menu is not feasible
while allowing the proposed development footprint.
The actual criteria statement is:
A facility from the Enhanced Basic Water Quality menu is not feasible;
There is no mention of maintaining a proposed development footprint. Therefore,
you must demonstrate that you cannot feasibly install any of the available Enhanced
Basic Water Quality treatment systems.
This item has been removed. Enhanced Basic Water Quality treatment will be
provided.
Item d has also been misquoted.
This item has been removed.
53. The second paragraph in Water Quality Systems states the Western Washington
Hydrology Model output information is located in Appendix B. Appendix B is the
Geotechnical Report.
This error has been rectified.
54. The last paragraph in Water Quality Systems makes a statement without any backup
documentation.
The last paragraph has been expanded to provide additional discussion.
Section 6
55. Again there is no Geotechnical Report in an absent Appendix C.
"Appendix C" should have been "Appendix B".
Plan Sheets
56. Plan sheets will be reviewed when a design set has been prepared and QA/QC
completed by the design engineer.
Acknowledged. The drawings have been updated and improved where
appropriate for this review process.
Mr. Robert "Doc" HG f _�Nn
June 27, 2018
Page 18
PW TRAFFIC DIVISION
Sarady Long, Transportation Planning Engineer, Sarady.Long@cityofFederalway.com,
253-8352743
The Public Works Traffic Division has reviewed the resubmitted materials and provided the
following technical comments. These comments must be addressed prior to the land use
and Planned Action SEPA checklist approval for the subject project.
57. Please update right-of-way dedication and acreage as indicated in the December
19, 2017, Public Works right-of-way modification letter.
Acreages have been revised as indicated.
58. Street improvements on S 316th PI and driveways depicted on plan must be
consistent with the approved street modification request issued by the Public
Works director on December 19, 2017, received by the city on November 21,
2017. Two of the three street modification requests as submitted have been
denied by the Deputy Public Works Director (i.e., sidewalk width in the CC-C zone
and garage entrance spacing from Pete von Reichbauer Way South).
The street improvements depicted on the plan have been revised to be
consistent with the letters received from the City.
59. Show street improvements including street lights on Pete Von Reichbauer Way S
consistent with a Type "U street. The proposed 7' concrete sidewalk addition to
the existing 5' sidewalk is not acceptable.
The street section has been revised to show all required street improvements.
60. Specify on the site plan/floor plans how many and the location of surface parking
stalls.
A sheet has been added to the Process III drawing set to more clearly show
parking for the site.
61. Label dimension of all proposed driveways.
All proposed driveways have been dimensioned.
62. When building permits are applied for, show the cross section for improvements
on S 316th PI and Pete Von Reichbauer Way S. The construction permit shall be
deemed incomplete without these plans at submittal.
The cross -sections for the improvements to adjacent streets have been included
in the drawings.
63. Before the building permits are approved, sidewalk ramps along S 316th PI S and
Pete Von Reichbauer Way S must meet Americans with Disabilities Act/Pedestrian
Facilities in the Public Right -of -Way (ADA/PRO WAS requirements.
Mr. Robert "Doc" HL man
June 27, 2018
Page 19
Sidewalk ramps have been generally shown within the Process III drawings. The
details of these ramps will be provided in the final construction documents to be
used for site and right-of-way permitting.
64. Street lighting plans must be submitted to the city for review and approval as part of
engineering submittal/commercial building permit submittal. The construction
permits will be deemed incomplete if these plans are not included. For land use
process review the plan must depict conceptual street lights as part of the street
improvements to be improved. Please submit such conceptual plans in order to
obtain land use approval.
Street lighting locations at PVR way have been added to drawing ST-01 and E1.0
and fixture description to E1.1.
65. Please see pedestrian pathway requirements per the Planning comments
above.
Acknowledged and added to drawings.
66. As shown on your current site plans, please indicate that proposed
access/driveways will exist on S 316th PI and none on Pete Von Reichbauer Way S.
All access points have been included within the drawings. The lower level garage
will be accessed from PVR way as approved via variance.
67. Improvements specified in this section should be consistent with the approved
street modification request Also, specify how many of the 189 total parking stalls
are surface parking upon the site plan.
A sheet has been added to the drawing set to more clearly show parking for the
site. There is now a total of 211 stalls of which 5 are surface.
SOUTH KING FIRE & RESCUE
Chris Cahan, Deputy Fire Marshall, Chris.Cahan@southkingfire.org 253-946-7243
The following is provided for your information to ensure that these items are considered
when you submit the building permit.
Water Suooly
68. Fire Row - The required fire flow for this project is 3240 gallons per minute. These
calculations assume two levels of 1 A construction and five levels of 5A construction.
A Certificate -of Water Availability including a hydraulic fire flow model shall be
requested from the water district and provided at the time of building permit
application.
Mr. Robert "Doc" HG �an
June 27, 2018
Page 20
Acknowledged. A Certificate of Water Availability including the results from a
hydraulic fire flow model has been secured and will be provided to the City. The
model indicates that a fire flow of as much as 6,300 gpm may be available to the
project
69. Fire Hydrants - This project will require 3 fire hydrant(s) in approved5 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. Fire hydrants shall be in service
prior to and during the time of construction.
Fire hydrant locations have been added to the drawings and are represented on
Drawing 4 - Preliminary Utilities Plan. The existing hydrant located on the west end
of 316 h place and across the street exist in an access & utility easement that
benefits this property.
IEmeWency Access
70. Fire apparatus access roads shall comply with all requirements of Fire Access Policy
10.006 http://southkinafire.org/Docume_ntCenter/HomeNiew/24. The portico
minimum clearance is 13.5 feet
The turning radius and location of the apparatus roads have been coordinated with
Chris Cahan and Gordon Goodsell. The porte cochere will maintain a minimum
elevation of 13.5'. See section 2 sheet A600.
71. Designated and marked fire lanes are required for emergency access. This shall be
done during the plans check and marked prior to building final. The Portico and
adjacent areas will need to be designated as fire lane. Requirements and marking
options can be found in title 8 of the Federal Way Revised Code:
hUp://www.coder)ublishing,com/WA/FederaI 1
Noted, a striping plan will be submitted with building permit documents.
72. Fire apparatus access roads shall be installed and made serviceable prior to and
during the time of construction.
This was discussed with Gordon Goodsell. The fire apparatus roads will be made
operational prior to wood framing construction beginning. The 2 levels of type 3A
construction will need to be installed prior to the turnaround being able to be
installed.
Fire Department Lock Box
73. A recessed fire department "Knox" brand key box shall be installed on the building
near the front entrance. Location(s) will be approved by the plan reviewer or Deputy
Fire Marshal onsite.
Noted, this will be included in the building permit design package.
Mr. Robert "Doc" K an
June 27, 2018
Page 21
Fire Sprinkler System
74. An NFPA 13 fire sprinkler system 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 per cent less than the correlative water supply curve
pressure.
Noted - Fire sprinkler drawings will be submitted as part of the building permit
package.
Standpipe
75. A Class I Standpipe is required. 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.
Noted - Fire sprinkler drawings will be submitted as part of the building permit
package.
Elevator
76. The elevators) shall be sized 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.
Noted, this will be included in the building permit design package.
Fire Alarm
77. A_ Fire Alarm System 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 detection is not
required for this project. This fire detection system shall be monitored by an
approved central and/or remote station.
Mr. Robert "Doc" HL en
June 27, 2018
Page 22
Noted, the fire alarm drawings will be submitted with the building permit package.
FEDERAL WAY POLICE DEPARTMENT (PD]
Lindsey Sperry, Crime Prevention Analyst, Lindsey.Sperry@cityoffederalway.com
253-835-6720
Commander Chris Norman, Christonher.Normancityoffederalway.com, 253-835-6732
SEPA CHECKLIST
78. PD has concerns about the underground structured parking garage. It appears
there is a way for the public to enter this facility whether that be on foot or by
vehicle (please see FWRC 19.115.010 & 040 for CPTED design principles and
Security program strategies for new senior housing facilities). We suggest the
parking structure be completely secure with access for residents only and
security measures in place such as gates, camera's reflective painting and
sufficient lighting.
Pursuant to FWRC 19.115.3(f), "parking structures and vehicle entrances should be
designed to minimize views into the garage interior from surrounding streets.
Methods to help minimize such views may include, but are not limited to,
landscaping, planters, and decorative grilles and screens."
The entrance to the garage should maximize the ability to be seen, and therefore
discourage crime such as unauthorized access.
All parking garage entrances will have garage doors controlled by electronic key
fobs for resident access only. Further, the doors that lead into the building from the
garage will also be key fob controlled in the case that someone may follow a car
through the garage door. CCTV will also be provided at all building garage and door
entrances.
CPTED CHECKLIST
79. Overflow Parking - PD has concerns regarding sufficient parking for residents,
workers and visitors. There is no overflow parking anywhere near the property on the
street or otherwise which causes additional problems. No on -street parking is
available on PVR Way South. At similar properties we have residents, visitors and
workers parking at neighboring businesses and parks which cause various
problems. Please indicate proposals for overflow parking.
The project now consists of 200 units of affordable senior housing versus market
rate. The project will provide 211 total stalls. Of those stalls,187 will be designated
tenant stalls. Affordable projects do not demand 1 to 1 parking. The project will
provide 24 guest and employee stalls including the 5 surface stalls and the north
parking garage on level 1 which has 19 stalls. The north garage door will remain
open during staffing hours, 9 am to 7 pm, and require key fob access afterhours.
We do not believe overflow parking will be required. If it were required, it would likely
Mr. Robert "Doc" Ha �-n
June 27, 2018
Page 23
be after 7 pm (as guest parking garage locks) during hours where use of the park
parking lot located across PVR way would be low. We understand the recent
affordable project with a parking issue was constructed at a ratio of 1/2 stall per unit
80. Security Program - (FWRC 19.115.040) PD requests a security plan for access
control of this building. Several new senior properties are currently experiencing
substantial problems with unwanted guests, vandalism and homeless sleeping
on private property. FWPD encourages the use of Knox box for keyed access to
the building similar to access granted to South King Fire and Rescue.
See item 20 above. All access points will be controlled by electronic key fob
system and include CCTV monitoring. The only door open to the public will be
the main entry door and only during staffing hours. After staffing hours this door
will be key fob controlled also for resident access. Guest will be required to use
a phone entry system to gain access from a resident.
INFORMATIONAL
81. Entry Points - It is noted in the CPTED review that there will be 'secure entry
points' throughout the property. PD would like to know as part of the security
plan, how the building is secured and monitored. In particular, the access door
from the retaining wall to Pete von Reichbauer Way S. FWPD strongly advises
removing the door and stairs leading to the sidewalk to encourage access
control to this area.
Entry points - See item 20 above. The building is completely secured using a key
fob access system with CCTV monitoring. The man door along PVR Way is an
emergency egress door and will not have a re-entry function. This door will not be
provided with key fob access as it is only an emergency exit
82. Senior/Pedestrian Safety - FWPD is concerned with safe crossings on Pete Von
Reichbauer Way. Due to the lack of outside recreational/gathering space on the
subject property, it is likely residents will frequent Town Square Park FWPD has
several concerns that residents will not utilize signalized intersections but rather
jaywalk across the street. We provide this for your information and encourage any
"guidance" system you might provide.
The revised Process III plan set includes a new pedestrian crossing on PVR Way.
PW SOLID WASTE & RECYCUNG
Rob van Orsow, Solid Waste/Recycling, Rob.VanOrsow@cityoffederalway.com,
253-835-2770
83. Internal Collection - As outlined on the revised floor plans dated received December
19, 2017, the solid waste and recycling services are acceptable both in terms of
service volume and designated storage areas. As highlighted on the plans, the total
storage area exceeds the requirement in FWRC 19.125.150(7), and the proposed
service volume (as distributed on each floor) providing residents with adequate
service capacity.
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MASTER LAND USE APPLICATION
DEPARTMENT OF CommuNm DEVELOPMENT
CITY OF �r I w CD 33325 8t° Avenue South
Federal Way, WA 98003-6325
FederalWay NOV 21 2017 253-835-2607; Fax 253-835-2609
taZ�tv.cs ❑F€'eJcr�4w�.com
CITY OF FEDERAL WAY
COMMUNITYDEVELOPMENT
APPLICATION NO(S) I 'a ! -7
-SE Date _11 —ev,2 1 - % i
Project Name Affinity at Federal Way
Property Address/Location 31701 PETE VON REICHBAUER WAY S
Parcel Number(s) 0921049034 ~'
Project Description Age -restricted market rate senior apartment community on a 1.77-acre site.
The building will be six -stories wood -frame over concrete podium with one level underground parking.
i'Lr;li,:7G
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
— Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
Process I (Director's Approval)
_ Process II (Site Plan Review)
x Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
~ Process V (Quasi -Judicial Rezone)
Process VI
x SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
City Center Core (CC.C) Zoning Designation
CilycenlorCore Comprehensive Plan Designation
_Value or Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Applicant
Name:
Robert Komar Vo Inland Group
Address:
1$0 w. catatdo Ave., Ste 1110
City/State:
Spokane, WA
Zip:
"201
Phone:
6W321.32o4
Fax:
Email:
roberdOnlandwnst=tIon.crom
Signature:
Agent (if different than Applicant)
Name:
Ma Rotder do ESM Consulang Englneers. LLC
Address:
33400 81h AVE S. Ste 205
City/State:
Federal Way, WA
Zip:
9eaa3
Phone:
253-838.6113
Fax:
Email:
matuaidorearriciv l com
Signature:
Owner
Name:
William Kelly
Address:
10861 E. Adobe Crook Place
City/State.
Tucson, AZ
Zip:
a57as
Phone:
2W-375.3397
Fax:
Email: •
ekll_KeUy@comcasl.net
Signature:
See Maud /tuemrizaion terser dated 11*12017
Bulletin #003 - January 1, 2011 Page 1 of 1 f 01 IandoutsWastcr Land Use Application
CITY OF
Federal Way
NOTICE OF MASTER LAND USE APPLICATION
Project Name: Affinity at Federal Way (Senior Living Community)
Project Description: Construction of a 75 -foot-tall "5 over 2" 240,00 sq. ft.
age -restricted senior living facility with 15t floor and underground parking (189
stalls) and associated site work on a 1.77 acre site.
Applicant: Robert Ketner, Inland Group, 120 W. Cataldo Ave. Ste. 100,
Spokane, WA 99201
Agent: Matt Reider, ESM Consulting Engineers, LLC, 33400 8th Avenue So.,
Suite 205, Federal Way, WA 98003
Project Location: 31701 Pete von Reichbauer Way So., Federal Way, WA,
King County Parcel No. 092104-9034
Vicinity Map, N.T.S.
Date of Application: November 21, 2017 Date Determined Complete: December 15, 2017
Date of Notice of Application: December 29, 2017 Public Comments Due: January 16, 2018
Requested Decision and Other Permits Included with this Application: The applicant requests a Use
Process III `Project Approval' decision (file #17-105616-UP) issued by the Director of Community
Development pursuant to Federal Way Revised Code (FWRC) Chapter 19.65. Additional permits and/or
approvals in conjunction with the Use Process III decision include a threshold determination pursuant to
State Environmental Policy Act (SEPA) Rules WAC 197-11 (file #17-105617-SE), Transportation Concurrency
(file #17-105618-CN) and Street Modification (file #17-105622-SM). The project has qualified as a planned
action per FWRC 14.15.130.
Environmental Documents: City Center Planned Action Determination Review Checklist, Environmental
Checklist, Preliminary Technical Information Report and Geotechnical Report.
Development Regulations to Be Used for Project Mitigation: Federal Way Revised Code (FWRC) Title 14,
"Environmental Policy"; Title 16, "Surface Water Management"; Title 19, "Zoning and Development Code."
Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency
with all applicable codes and regulations, including but not limited to: the Federal Way Comprehensive Plan,
Federal Way Revised Code, 2016 King County Surface Water Design Manual as amended by the City of Federal Way,
and the Public Works Department Development Standards.
Public Comnent
s: The official project file is available for public review at the Community
DevelopmentCity 2nd Floor, 33325 8th Avenue South, Federal Way, WA 98003). Any
person may suomm son the Use Process III application to the Director of Community
Development, 2018. my the applicant, persons who submit written comments to the
director, or pecific request a copy of the original decision may appeal the director's decision.
Comments seo e directed to: ro err.hansen cityoffederal\vay.u3m.
Availability of File and Environmental Documents: The official project file and referenced
environmental documents are available for public review during normal business hours at the Community
Development Department (address above).
Staff Contact: Planning Manager Robert `Doc' Hansen, 253-835-2643, rnberr.hansenCcitvoffederalway.com
Printed in the Federal Way Mirror December 29, 2017
17-105616-00-UP Doc. I.D. 77062
November 1, 2017
Multiple Agency Authorization:
City of Federal Way
Community Development Department
33325 8`h Avenue South
Federal Way, WA 98003
Puget Sound Energy (CCS)
Customer Construction Services
3130 S. 381h St.
Tacoma, WA 98409
Lakehaven Water & Sewer District
Brian Asbury
31627 1" Avenue S.
Federal Way, Wa 98003
RE: Authorization letter for Affinity at Federal Way -- proposed 179 unit senior apartment
project -- 31701 Pete Von Reichbauer Way S., Federal Way, WA 98003
(Parcel No. 092104-9034)
To whom it may concern:
Please accept this letter as authorization allowing CAP Acquisitions, LLC, Affinity at Federal Way, LLC
(Robert Ketner) and/or ESM Consulting Engineers, LLC to make application to the City of Federal Way for
a Land Use Process III and SEPA Checklist including any subsequent requirements for the above -
referenced property.
CAP Acquisitions, LLC, Affinity at Federal Way, LLC and ESM Consulting Engineers are also authorized to
make application on the property for any necessary utilities (water, sewer, storm, power, gas, phone,
TV) required to facilitate the project.
Please let me know if you need additional information or have any questions.
Sincerely,
z /,
William R. Kelly r
10861 E. Adobe Creek Place
Tucson, AZ 85749
Bill_kelly@comcast.net
Inland Group
Comprehensive Multifamily Construction & Development Services
June 18, 2018
Affinity at Federal Way
Project Narrative &
Design Guideline Compliance
RESUBMITTED
JUN 2 8 2018
OITY OF FEDERAL bYAY
COMMUNITY DEVELOPNIIEti i
Affinity at Federal Way is a new 6 story plus basement, 200 unit, affordable senior living apartment
building located at the intersection of Pete Von Reichbauer Way (PVR Way) and S. 316th Place. Units
vary from studios to 2bed/lbath apartments. Common amenity open spaces are provided for residents
within the building including: a library, lobby gathering, game/activity room, lounge, cards & billiards,
fitness, crafts, workshop, theater, internet cafe, family dining, community deck, outdoor plaza, raised
gardens, and pickleball court. Structured garage parking is located on the basement level and on the
ground floor surrounding the main building entrance area.
Affinity at Federal Way will be built as 6 stories over a basement. The basement and ground floors are of
non-combustible type 1A construction (concrete walls and floors) and the residential floors above will
be 5 stories of wood -framed type 5A construction. The exterior is a mixture of vinyl siding profiles and
colors, fiber cement siding, colored concrete, architectural trimmed glazing, and flat roof with
modulation parapets. Parking has been provided to meet the 1 space per unit requirement.
Affinity at Federal Way will offer 10 units at 50% of the average median county income level to meet the
requirements of FWRC 19.110.010 of 5% affordable units. The remaining units will be constricted to
60% average median county income.
Living units will offer full kitchen and bathrooms, washer/dryers, and walk-in closets, private decks. No
meal service or care service will be offered directly by Affinity. However, numerous social activities will
be encouraged and offered at the common areas described above.
Variance Request:
Fire Apparatus Access Roads: The site layout does not meet the South King Fire & Rescue requirement
for access to the south side of the building. In previous discussion with SKFR, alternate means of
protection would be considered for this area. The developer has committed to providing sprinkler
protection of all the unit decks on the south side of the building.
120 West Cataldo Avenue, Suite 100; Spokane, WA 99201 ■ Tel: 509.891.5162 Y Fax: 509.922.2251
www.InIandConstruction.com
Landscaping: The north border landscaping buffer does not meet the required 5'. In order to provide
the north landscape buffer, the current road location would have to be shifted north into the neighbor's
landscape buffers. Their landscape buffers were built in the easement area for the street which was
offset and weighted towards our parcel. Please see existing conditions survey. We would be trading
buffer for buffer at no net gain. It was discussed with planning that the large canopies attached to the
building would make a nice pedestrian amenity over the sidewalk and the landscaping strip would
prevent these from covering a portion of the walk. We have included small raised planters within the
sidewalk area and a location for public art display as additional pedestrian amenities. The eastern
landscape buffer has been increased to 15'.
Design guideline compliance:
040 Security Program
(1)-(16): A CPTED checklist accompanies this submittal. The Project is essentially a zero lot line
development with most of its activity and common area internal and behind secured entry points.
There will only be one public entry point which will only be unlocked only during staffing hours. During
all other hours this entry point will be controlled by electronic key card access and monitored via CCTV.
Sheet A310 has a schedule of security items and their locations are shown on sheets A300 and A310.
Exterior doors are either KF "key fob" access or "E" exit only. Further, garage entrance doors will use
the same key fob control device and the man doors leading from the garage space into the building will
again require key fob entry providing for 2 points of authentication into the building when entering from
the garage. The exterior of the project will be well lighted and all entry points have units in close
proximity with full sight lines.
050 Site Design
(1) General Criteria: The design intent is for the building footprint to utilize as much of the buildable area
of the site as possible, while maintaining views for all units. The site provides opportunities for views of
Mt. Rainier to the east and the Olympic Mountains to the west. The site topography allows the
basement garage to be almost completely buried and necessitates a main entry location where the
grades level off near surrounding property elevations. The length of the property creates a restriction
for a thin building and the opportunity to S shape it which provides two outdoor opportunities: the main
entry and an exterior plaza on the south side of the building. All exterior common areas and entry
points are easily viewed from unit living rooms. Simple landscaping buffers will be easily maintained by
the property and site lighting will ensure high visibility for pedestrians and crime prevention. Other
pedestrian amenities included for our residents are a dog park & pickleball court on the west side of the
building and a public seating area under the extended porto cochere entrance roof.
(2) Surface Parking Lots: Surface parking is limited to 5 guest spaces adjacent to the primary entry drop-
off area. All other parking is on the interior of the building.
(3) Parking Structure: The project provides 2 levels of parking; the entirety of the basement and two
smaller garages surrounding the common areas on level 1. The basement level is accessed via PVR Way
and the upper levels are accessed off the main drop off area. The short dimension of the parking garage
120 West Cataldo Avenue, Suite 100; Spokane, WA 99201 w Tel: 509.891.5162 a Fax: 509.922.2251
www.InIandConstruction.com
does align with the ROW. The basement garage is almost completely buried and where it is exposed on
the east elevation and partial north is colored to match a primary siding color. Awnings have been
added for articulation and tall landscaping is provided on the east elevation to obscure the colored
foundation walls. The level 1 parking garage exterior is designed to match the residential levels using
identical siding and window openings. Articulation is provided through material color and texture
changes and awnings. There are no views available into the parking garages. Windows at the garage
levels are architectural only level and will have opaque glazing and the garage doors are solid.
(4) Pedestrian Circulation and Public Spaces: The primary building entrance is visible from PVR Way and
accentuated by and oversized porto cochere. Pedestrians & vehicles are further drawn towards the 316
Place entrance by building signage and the oversized sidewalk leading up this street. The PVR Way
garage entrance is muted by landscaping and only two openings to discourage access. Decorative
planters and covered sidewalks lead pedestrians to the main entry. Decorative stamped and colored
concrete lead pedestrians across the project's turnaround to the porto cochere seating area and then
into the building. This same connection continues to the adjacent property.
(5) Landscaping: Landscaping has been provided to meet the requirements of chapter 19.125 on the
east, west, and south elevations. The east buffer has been increased to 15' to help obscure the garage
wall and highlight the garage entrance. The north landscape buffer doesn't meet the FWRC
requirement. In order to provide the north landscape buffer, the current road location would have to
be shifted north into the neighbor's landscape buffers. Their landscape buffers were built in the
easement area for the street which was offset and weighted towards our parcel. Please see existing
conditions survey. We would be trading buffer for buffer at no net gain. It was discussed with planning
that the large canopies attached to the building would make a nice pedestrian amenity over the
sidewalk and the landscaping strip would prevent these from covering a portion of the walk. We have
included small raised planters within the sidewalk area and a location for public art display as additional
pedestrian amenities. The eastern landscape buffer has been increased to 15'.
(6) Commercial Service: The project does not qualify as commercial service or institutional facility. The
on -site garbage collection is internal to the building and coordinates dumpster pickup between staff and
WM so there is minimal exposure and only during pickup. There is no service yard. The pickle ball court
utilizes removable bollards so delivery trucks can be staged in that location during tenant move in/out.
The only chain link fence is 36' coated black vinyl surrounding the dog park. It is not visible from the
public street and further obscured by landscaping buffers.
(7) Miscellaneous Site Elements: Site lighting levels and locations comply with FWMC requirements.
060 Building Design
(1) General Criteria: Significant grade changes within the site boundary have been used to step the
building entry points and bury 1 level of parking. The building does not obstruct any public viewpoints.
(2) Building Facade Modulation: All building residential facades (level 2-6) comply with 2' modulation
requirements. The level 1 garage has incorporated an identical siding and opening scheme to match the
residential levels including material variations. Awnings and canopies have been added to meet the 2nd
articulation requirement at garage levels. The level 0 garage is only exposed on the eastern and a small
120 West Cataldo Avenue, Suite 100; Spokane, WA 99201 ag Tel: 509.891.5162 m Fax: 509.922.2251
www.InIandConstruction.com
portion of the northern elevation. It has also received canopies and will utilize a dark building primary
color and tall landscaping to obscure its appearance. The oversized landscape buffer in this area is 15'
deep.
(3) Building Articulation and Scale: The building design utilizes multiple siding textures and colors to add
additional articulation to the exterior walls. Private protruding decks and window trims add additional
features. Canopies have been provided around level 1. An oversized landscape buffer is provided on
the east elevations.
(4) Methods to Reduce Building Massing: The building's S shape creates the appearance of 2 buildings
dependent upon the street level view point thereby reducing the overall size of the project. The flat
roof with varying parapet heights further adds to the articulation of the exterior wall.
070 Building and Pedestrian Orientation
(1) General Criteria: The property length and severe topography prevent the main entry from being
located on PVR Way. We have included additional landscape buffer along PVR Way to meet the
orientation requirements. The NE corner of the building will receive building signage and public art to
help draw pedestrians up 316th place to the highly visible Porto Cochere. The projects north sidewalk
includes decorative raised planters and awnings to further enhance the entrance to the Project.
090 District Guidelines
(3a, i, ii, iii) The project has been designed with interior structured parking leaving only 5 surface stalls at
the main entry.
(3b) The building's principal entrance faces the private street S 316 Place due to the site topography and
property perimeter length. The Project has an oversized Porto Cochere to visually signify the entrance
from PVR Way. Additional landscape buffer has been added to PVR Way to help mute the basement
level of the building and the addition of building signage, public art, canopies, and raised planters will
help draw pedestrians and vehicles to the main entrance.
(3c) Building articulation and massing are addressed above in 060 items 2 & 3,
(3ci) All the building facades utilize similar modulation, material variation, protruding decks, and
windows with trim to create appealing architecture. Canopies and awnings have been added to all sides
of the building to increase modulation and provide pedestrian cover on the north sidewalk. The roof
has been changed to a flat roof to allow for varying parapet heights. Raised planters and artwork have
been added to the northern sidewalk as a pedestrian feature. Landscaping has been used to obscure
the basement wall which is only exposed on the eastern elevation and highlight the garage entrance.
(3cii) Secondary facades match the primary.
(3ciii) Not applicable.
120 West Cataldo Avenue, Suite 100; Spokane, WA 99201 ■ Tel: 509.891.5162 ■ fax: 509.922.2251
www.InIandConstruction.com
(3d) Pedestrian routes have been provide through the porto cochere and across the turnaround paving
with stamped colored concrete of 18' and 12" wide respectively. They lead to the 12' walk on 316th
place and then to PVR Way.
(3f & g) The facade of the above grade parking garage has been re -designed with siding windows to
mimic the residential levels above and canopies have been added to meet the articulation requirements.
(3hi) Curtain wall glazing is not proposed. Chain link fence is only proposed at the resident dog park on
the SW corner of the site. It will be black vinyl coated, concealed mostly by landscaping, and is not
visible from the public ROW.
(3j):
(1g,h, I, j) Landscaping yards have been provided between the building and the public street. Parking
stalls are inside the building and the 5 surface stalls have a strip of landscaping separating them from
the private street. 12' pedestrian walkways lead from the main entrance to the public ROW. Light
fixtures include full cut off shields and no light poles exceed 20'.
(3j):
(1i, m, o) All the exterior common areas at grade have unit living rooms overlooking them and include:
plaza, dog park, pickleball court, and main entry. No units are schedule for the main floor. The Project
does not include carports or detached garages.
(1q, r) The building design uses 4 different colors and 2 different siding materials that differentiate the
building between base, middle, and upper floors. A flat roof has been included to provide modulation in
parapet heights and add more variation than a pitched roof. Each unit has its own windows with trims
and projecting deck.
115 Design Criteria for Residential Usable Open Space.
(1) Common Open Space: Common opens space has been provided in accordance with this section to
meet the 200 unit requirement of 20,000 sf. Please see the schedule added to A310 for the list of
spaces and sf. Those areas have also been highlighted throughout the architectural drawings.
Please feel free to contact me should you have any questions.
Sincerely,
Robert Ketner
Development Manager
Inland Group
509-321-3204
robertk@inlandconstruction.com
120 West Cataldo Avenue, Suite 100; Spokane, WA 99201 ■ Tel: 509.891.5162 m Fax: 509.922.2251
www.InIandConstruction.com
Cc Lc�,-
hil1d Group
Comprehensive Multifamily Construction & Development Services
June 18, 2018
Affinity at Federal Way JUN 2
Crime Prevention Program
���
CfTY OF FEE)E.F.A! yr `y
Affinity at Federal Way is a secure facility and our security program has been EI,
through the development of 20 other existing Affinity facilities.
All exterior entrances have an electronic access system operated by resident key fobs that record
movements, are continually recorded on CCTV and can be viewed in real time, and are well lighted.
Sheets A300 and A310 have been updated to show our security feature locations. The schedule of
devices is listed on sheet A310 and include: Camera locations, KF — key fob entry, D — door ajar alarms
that sound and signal in case door does not close after 60 seconds, E — exit only doors for emergency
egress that have no re-entry function, and T— telephone entry system for guest to make contact and be
granted access from residents.
Main Entry (lobby) — This is the only door open to public entry and only during staffing hours, 9 am to 7
pm. After staffing hours, it will require key fob entry or the use of the telephone entry system to gain
access from a resident.
North garage at level 1— This garage space will be open for visitors and staff use during staffing hours, 9
am to 7pm. After staffing hours, it will require key fob entry as the garage door will be closed. Guests
parking inside this garage, during staffing hours, will be forced to exit through the garage door and enter
through the main entry. The two entry points from this garage directly into the building, 1 to lobby and
1 to elevator, will remain locked at all times and require key fob access.
Garages — The garages will have solid doors and opaque windows to prevent pedestrians from viewing
inside. Resident's will need to use key fobs to gain entry to the garage doors. Once in the garage,
residents will again need to use their key fob to gain entry to the elevators, stairs, or lobby areas. We
provide 2 points of authentication at the garage spaces as it is the easiest point of invited entry by
following a car through the garage door. The garage entry points and interior spaces are covered by
CCTV to monitor undesired entry and resident to resident car damage. The interior garage spaces are
lighted 24/7.
Exterior doors — All exterior doors are provided with key fob access or are exit only with no re-entry
function in the case of emergency egress doors. All exterior doors are provided with a door ajar alarm
feature that sounds an audible alarm at the door location and sends a notification to the staff. This
feature is designed to prevent someone from lodging the door in an unlocked position or to provide
notification if a door fails to lock after passage. All exterior entry points are monitored by CCTV and
additional cameras are placed inside at main points of entry.
120 West Cataldo Avenue, Suite 100; Spokane, WA 99201 ■ Tel: 509.891.5162 m Fax: 509.922.2251
www.InlandConstruction.com
Visibility — There are no dwelling units located at grade to decrease the potential for illegal entry
through a resident unit. All of the building entry points are located within easy view from the tenant
dwelling units. Unit living rooms have 6' wide sliding glass doors which provide visibility to building
entry points. All building entry points are well lighted. All exterior common areas are also easy to view
from tenant living rooms.
19.115.040:
1. A written security plan, emergency management plan, and evacuation maps will be provided to
the onsite management staff and residents.
2. The project is essentially a zero -lot line development and all exterior spaces will be well lighted
during tenant use times. Exterior entry points will remain lighted during any dark period.
Garage spaces, common area circulation, and corridors will remain lighted 24/7.
3. The main entry has no place for concealment and has significant glazing for viewing from inside
the building.
4. Full height storefront doors and significant windows are schedule at the main entry.
5. The elevators will require sealable lobbies per the building code. Access to the elevator is
restricted to residents through key fob system.
6. All common resident rooms are located within the secure envelope of the building. 95% of the
common resident rooms are located on level 1 with relites from the corridor for high visibility.
Laundry facilities are located within the individual units.
7. See item 6 above.
8. Mailboxes will be located near the main building entry.
9. Management will control building keys and have 1 lockable key cabinet located in the manager's
office which is also locked unless they are present.
10. All exterior entry points are secure and monitored as mention above.
11. Unit entry doors are provided with deadbolts and peepholes. Night latches are provided upon
tenant request.
12. CCTV is provided to monitor exterior entry points, exterior activity areas, interior main points of
entry, and garage spaces.
13. Minimal landscaping is scheduled for the project as it is essentially a zero -lot line development.
14. Landscaping will be maintained.
15. The only fencing schedule for the project is 36" tall for the dog park and not intended to
obstruct visibility.
16. Building signage will be clearly posted.
Please feel free to contact me should you have any questions.
Sincerely,
Robert Ketner
Development Manager
Inland Group
509-321-3204
robertk@inlandconstruction.com
120 West Cataldo Avenue, Suite 100; Spokane, WA 99201 ■ Tel: 509.891.5162 ■ Fax: 509.922.2251
www.InIandConstruction.com