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17-105616CITY OF Federal Way December 15, 2017 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor Matthew Reider Email: matt. reider ,esmcivil.com ESM Consulting Engineers LLC 33400 80' Avenue South, Suite 205 Federal Way, WA 98003 RE: File #'s 17-105616-00-UP and 17-105617-00-SE; COMPLETENESS LETTER Affinity Senior Living Facility, 31701 Pete von Reichbauer Way S., Federal Way Dear Mr. Reider: The Community Development department is in receipt of your November 20, 2017, Process III Master Land Use (MLU) application and environmental checklist. The proposal includes constructing a 7-story senior living facility/apartments with 2 stories of parking (underground and first floor parking) with associated site improvements in the City Center Core (CC-C) zoning district. Pursuant to Federal Way Revised Code (FWRC) 19.15.045 and 14.10.020, within 28 days of receiving an application, the city shall determine whether all information and documentation required for a complete application has been submitted. NOTICE OF COMPLETE APPLICATION Please consider this correspondence a formal Letter of Complete Application. Pursuant to FWRC 19.15.045 and 14.10.020, the applications are deemed complete as of December 15, 2017. This determination of completeness is based on a review of your submittal relative to applicable requirements referenced within FWRC 19.15.040 and 14.10.020. The submittal requirements are not intended to determine if an application conforms to city codes; they are used only to determine if all required materials have been submitted for Development Review Committee (DRC) staff to begin their review. A 120-day time line for reviewing the Process III has started as of this date. The city's development regulations allow the department 120 days from the date that an application is deemed complete to take action on the application. However, the 120-day time line will be stopped any time the city requests corrections and/or additional information. You will be informed of the status of the 120-day time line when you are notified in writing that corrections and/or additional information are needed. PRELIMINARY TECHNICAL REVIEW 1. The city is in receipt of a commitment for title insurance. The Community Development Planning and Public Works Development Services Divisions require two hard copies of a full title report containing supplementary recorded documents for their review of tract and parcel ownership history, existing access and utility easements, property restrictions and encumbrances, etc. 2. Describe and depict the exterior and/or interior (if both) location of basic solid waste services for site use pursuant to FWRC 19.125.150. Explicitly show and label on the site/floor plans solid waste, recycling and compostable receptacles and their storage area(s) in square feet. Affinity Senior Living Mr. Reider December 15, 2017 Page 2 of 2 shall comply with the minimum residential development storage area requirements of FWRC 19.125.150-Table A, `Shared Storage Space for Solid Waste Containers' [More than 100 dwelling units], on account of the development's proposed density. Underground solid waste facilities must also be screened according to FWRC 19.125.010 with adequate turning radius and vertical clearance for waste haulers. 3. Please confirm the environmental review process you wish to proceed with. The city is in receipt of a SEPA checklist. Senior Planner Stacey Welsh's September 8, 2017, preapplication letter discussed the City Center Planned Action — Project review option and enclosed a checklist. Do note, pursuant to FWRC 14.15.060(2)(a), `Nothing in this section limits the city from using [FWRC Title 14 `Environmental Policy'] or other applicable law to place conditions on the project in order to mitigate nonsignificant impacts through the normal local project and permitting process.' NOTICE OF APPLICATION Formal processing and review of your applications will now begin. A Notice of Application will be posted on site and on the city's official notice boards, published in the Federal Way Mirror, and mailed to the persons within 300 feet of each boundary of the subject property within 14 days of this letter, pursuant to FWRC 19.65.070(2). CLOSING The Development Review Committee (DRC) staff is preparing a full set of initial technical review comments that will be forwarded to you in separate correspondence at a later date. Technical review comments may result in a request for additional information and revisions in order to comply with applicable code requirements. Please resubmit materials requested above with the enclosed resubmittal form. If an applicant fails to provide additional information to the city within 180 days of being notified that such information is requested, the application shall be deemed null and void and the city shall have no duty to process or review such an application. If you have any questions regarding this letter or your development project, please contact me at 253-835-2643, or Robert.Hansen@cityoffederalway.com. Sincerely, Robert`Doc' Hansen Planning Manager enc: Resubmittal Form Bulletin 078 City Center Planned Action Determination Review Checklist c: Robert Ketner, Inland Group, Emailed: keith' a inlandconstruction.com (Owner) William Kelly, Emailed: bill keliy@comeast.net (Owner) Tim Johnson, Economic Development Director Cole Elliott, Development Services Manager Sarady Long, Senior Transportation Engineer Chris Cahan, South King Fire & Rescue, via email Brian Asbury, Lakehaven Water and Sewer District, via email Rob van Orsow, Solid Waste and Recycling Coordinator, via email David Korthals, King County Metro; Emailed: €7avid.Korthals rt•]r_ kingcountv.p-ov 17-105616-00-UP Doc, CD. 76955 a'. CITY OF 1. Federal Way February 20, 2018 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.com Jim Ferrell, Mayor Matthew Reider Email: matt.reider(@,,esmciyil.coin ESM Consulting Engineers LLC 33400 8 h Avenue South, Suite 205 Federal Way, WA 98003 RE: File #'s 17-105616-00-UP and 17-105617-00-SE; TECHNICAL REVIEW #1 Affinity Senior Living Facility, 31701 Pete von Reichbauer Way S., Federal Way Dear Mr. Reider: The Community Development department is in receipt of your November 21, 2017, Process III Master Land Use (MLU). The application was deemed completed in December 15, 2017, with preliminary review comments. We received a project resubmittal on December 19, 2017, and a Notice of Application (NOA) was issued December 29, 2017. The NOA comment period ended on January 16, 2018, and no comments were received. Tile applicant proposes to construct a 55+ market rate senior living facility with 179 dwelling units (studio, 1-bedroom and 2-bedroom units) with 189 parking spaces located on the first floor and underground. The site is zoned City Center Core (CC-C). Affinity LLC requests a 5 ft. height deviation from the outright permitted height of 70 feet to 75 feet in exchange for "providing streetscape amenities to mitigate" for height variance. TECHNICAL COMMENTS Unless otherwise noted as being provided as informative for your benefit at time of building permit submittal, the following comments provided by staff reviewing your project must be addressed prior to issuing the land use decision. Please direct questions regarding any of the technical comments to the appropriate staff representative. I will act as the project manager on your application and any resubmittal comments forwarded from departments will be sent to you under one letter. Please resubmit a complete project revision package addressing all department comments individually. By making revisions and responding to each technical comment referencing the revision where appropriate, you will enable the City to respond to resubmittals in the most efficient, timely manner. CD PLANNING DIVISION Doc Hansen, Planning Manager, robert.hansen(a),cityoffederalwa:E.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 & Development 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 19.0� along the right -of- Mr. Reider Feburary 20, 2018 Page 2 of 16 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." 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. 3. Please note the community deck gross floor area on the Cushing Terrell floor plans. 4. Please amend the labels on the site photograph sheet to the correct location. They are currently mirrored and confusing. 5. While the designs at the east end of the proposal can be considered "streetscape 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. 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 11 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 1 Per FWRC 19.05.050.b, Class Hfacilities include those facilities of a local nature intended to meet the service needs of the local community. Class Hfacilities are typically characterized by providing some type of in patient care, assistance, or monitoring. Mr. Reider Feburary 20, 2018 Page 3 of 16 standards will change from an R-2 to I-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. 7. Please submit an exterior materials and colors board per submittal Bulletin #001 (F)VRC 19.15.040). 8. ripen 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 19.115.115. 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 19.05.150'. 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. 2 Usable open space does not include hallways; front entrances or breezeways connecting buildings (FWRC 19.05.150). 3 "Open space" means an area of land that is valued For natural processes and wildlife, for agricultural production, for active and passive recreation, and/or for providing other public benefits. In certain cases, open space may refer to both outdoor and indoor spaces that provide active or passive recreational amenities for a development's occupants or users. Mr. Reider Feburary 20, 2018 Page 4 of 16 10. Structured Parking Requirements (Community Design Guidelines) —FWRC 19.115.050(3) requires: (b) 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. (c) Parking structures should incorporate methods of articulation and accessory elements, pursuant to FWRC 19.115.060(3) (b), on facades located above ground level. ' (d) 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. (fi 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. (g) 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. 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.* 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 Mr. Reider Feburary 20, 2018 Page 5 of 16 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 Al. I — 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. 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. 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. 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). 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. 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. 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. 18. Please revise the landscaping legend. The proposed sidewalk resembles grass and could be confusing at time of final inspection. CPTED 19. Please see Crime Prevention Analyst Lindsey Sperry's comments (see comments 79 to 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: • Underground parking entrances • Building access • Entryway on east side with stairs located in the retaining wall. • Storage area security in the underground parking garage. Type III landscaping shall be a OuXtttre of evergreen and deciduous trees interspersed with large shrubs and groundcover. Tree, shrub, and groundcover spacing shall bs oppropriate far the species type, and the intent of this section. Mr. Reider Feburary 20, 2018 Page 6 of 16 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. Community Design Guidelines 2 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 tility door £ram the p garag��nd a stairway to thr, suet cam. 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. 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. 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. 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. 316t" 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). 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. Mr. Reider Feburary 20, 2018 Page 7 of 16 26. All buildings except townhouses must meet two of the facade 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 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. 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. 27. The secondary facade along Pete von Reichbauer does not contain structural modulation (off -set facades) or architectural articulation pursuant to FWRC 19.115°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. 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 corners, 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. 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. 316t" St. sidewalk is a principal cross -site pedestrian pathway and must be 8 feet. Other pedestrian pathways may be a width of 6 feet. 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 316`h 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. Mr. Reider Feburary 20, 2018 Page 8 of 16 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 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 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. This is provided on the east elevation, but additional plant heights or other methods such as public art and/or textures should be incorporated upon a wall of this height and total gross area to prevent the "floating" nature of the building. 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 adjacent streets. Sheets A5.0 and LA-03 do not depict decorative screening. Please revise. PW DEVELOPMENT SERVICES DIVISION Cole Elliott, Development Services Manager, Cole.Elliott(a),cityoffederalway.com, 253-835-2730 33. The submitted plan set included a detail sheet which outlines details for a "dog 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. 34. Site photo plan sheet appears to have mirror images of the actual layout printed on them. Why? 35. The Plans and the Technical Information Report provide several different total areas for this parcel. Please correct. SEPA 36. The submitted SEPA does not include the City Center questionnaire per the Planned Action SEPA completed for the Core Area. 37. Question A.9 should also include the submitted Street Modification request. 38. Question A.11 indicates that as few as 10 parking spaces are proposed for visitors and staff use. TECHNICAL INFORMATION REPORT (TIR) Section 1 Mr. Reider Feburary 20, 2018 Page 9 of 16 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. 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. 41. Soils on Project Site indicates that the soil is Vashon-age Glacial Till (Qvt) but Figure 1.4 indicates Alderwood (AmC). 42. Figurel.3 also references Table 4.1 and states the parcel is 1.51 acres. 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. 44. Core Requirement No 8, Water Quality calls for catch basin cartridge filter but this does not meet Enhanced Basic water quality treatment. Section 3 45. Task 1 — calls out Figure 3.3, which does not exist. 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. 47. Task 2 — Wetlands inventory references a wetland report which has not been included in the TIR or submitted documentation. 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. 49. Task 3 — references a Figure 3.3 which does not exist. 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. 51. Again Table 4.1 and 4.2 are considerably less than the parcel size given in the second paragraph of this Section. Why? 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. Mr. Reider Feburary 20, 2018 Page 10 of 16 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. Item d has also been misquoted. 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. 54. The last paragraph in Water Quality Systems makes a statement without any backup documentation. Section 6 55. Again there is no Geotechnical Report in an absent Appendix C. Plan Sheets 56. Plan sheets will be reviewed when a design set has been prepared and QA/QC completed by the design engineer. PW TRAFFIC DIVISION Sarady Long, Transportation Planning Engineer, Sarady.Lon (a7cityoffederalwa- C M, 253-835- 2743 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. 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). 59. Show street improvements including street lights on Pete Von Reichbauer Way S consistent with a Type "L" street. The proposed 7' concrete sidewalk addition to the existing 5' sidewalk is not acceptable. 60. Specify on the site plan/floor plans how many and the location of surface parking stalls. Mr. Reider Feburary 20, 2018 Page 11 of 16 61. Label dimension of all proposed driveways. 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. 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/PEDWAG) requirements. 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. 65. Please see pedestrian pathway requirements per the Planning comments above. 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. 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. SOUTH KING FIRE & RESCUE Chris Cahan, Deputy Fire Marshall, Chris.Cahan_ soittlikina ire.or253-946-7243 The following is provided for your information to ensure that these items are considered when you submit the building permit. Water Supply: 68. Fire Flow — The required fire flow for this project is 3240 gallons per minute. These calculations assume two levels of IA 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. 69. Fire Hydrants — This project will require 3 fire hydrant(s) in approved' locations. Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus access roads extend between properties and easements are established to prevent obstructions of such roads. Fire hydrants shall be in service prior to and during the time of construction. Emergency Access: 70. Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006 h ://southkin ire.or DocumentCenter/HomeNiew/24. The portico minimum clearance is 13.5 feet. 5 Hydrant(s) spacing along access roads and location in relationship to buildings and sprinkler FDC shall be approved by Fire Marshal's Office. FDC must be accessible from S. 310 St. Mr. Reider Feburary 20, 2018 Page 12 of 16 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: hU://www.codgpublishing.com/WA/FederalWa / 72. Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. 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. 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. Standpipe:6 75. A Class 1 Standpipe is required. A Class I standpipe system is required in buildings where the floor level of the highest story is located more than 3 0 feet above the lowest level of the fire department vehicle access. Buildings four or more stories in height shall be provided with not less than one standpipe for use during construction. Such standpipes shall be installed when the progress of construction is not more than 40 feet (12 192mm) in height above the lowest level of fire department access. Such standpipe shall be provided with fire department hose connections at accessible locations adjacent to usable stairs. Such standpipes shall be extended as construction progresses to within one floor of the highest point of construction having secured decking or flooring. Elevator: 76. The eleyatorCsshall _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. 6 Per FWRC 19.115 site utilities, including fire standpipes are visible they should not be the dominant element of the front landscape area. When these must be located in a front yard, they shall be either undergrounded or screened with walls and/or Type I landscaping. Type I landscaping shall be composed of evergreen trees, large shrubs and groundcover, which will provide a 100 percent sight -obscuring screen within three years from the time of planting; or a combination of approximately 75 percent evergreen and 25 percent deciduous trees. Mr. Reider Feburary 20, 2018 Page 13 of 16 Fire Alarm: 77. A Fire Alarm System is re uired. 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 defection is not required for this prnjeet. This fire detection system shall be monitored by an approved central and/or remote station. FEDERAL WAY POLICE DEPARTMENT (PD) Lindsey Sperry, Crime Prevention Analyst, Lindse .S er ci offederalwa .cam, 253-835-6720 Commander Chris Norman, Cltrista her.Norman(i4ci offederalwa .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 F)A7RC 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. 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. 86. 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. 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. Mr. Reider Feburary 20, 2018 Page 14 of 16 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. PW SOLID WASTE & RECYCLING 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. For this layout to work, it will be essential to retain maintenance staff to provide the ongoing swap - outs of recycling carts floor -by -floor, organize the First Floor garbage and recycling areas, and have the capacity (a utility vehicle) to move containers to an area accessible to collection trucks on scheduled service dates. 84. Waste Management Access/Truck circulation — Collection truck access is problematic. The "holding area" accessed via a dead-end driveway on the west side of the structure requires backing - out onto the S 316th Place, and potentially into the opposite driveway. In practice, close coordination between the hauler and maintenance staff may be required to facilitate this service approach, and if necessary designating an alternate "holding area" along S. 316'h Place instead or site redesign to ensure FWRC 19.125.154.5.W provisions are met. Depict on the plans how you will meet these requirements. FWRC 19.125.1509(5) requires easy access to garbage enclosures and those pulled out on collection days to locate on flat area, a minimum of 50 feet from the hauler access area (FWRC 19.125.150(7)(d)(iv). Per Sheet LA-0I you propose a 200-ft approach with limited vehicle maneuvering space. The approach must be reduced by 150-ft, unless containers will not be manually pulled for service and emptying. Please show how haulers will access the proposed enclosure and increase the access width leading to the temporary collection area. You may depict the turning radius for a typical waste management truck depicted below. FWRC 19.130.200 — Solid waste/recycling and moving trucks may not back onto S 316th Place. Please redesign the garbage loading and collection area for greater circulation which will not require such restrictive movement conditions. 7 Per FWRC 19.125.150(5) (a)&(b) collection equipment must have an adequate vertical clearance and an adequate turning radius to ensure access and ease of ingress and egress to the storage area, whether located either inside or outside a structure. Mr. Reider Feburary 20, 2018 Page 15 of 16 rnawM.n• n A,ar�•rn.fi.Wn rreed,mM« aol..mrrimAvenA=ar�..nm.Lr� I SIDE VIEW i:l3F VNuc45hnvm itil s1:aura yeLlronl knd <a1M.Uun ANek. Acn.1ral 0emul+'dw+t mll d"Nr uawA ri bac15 N:�n�/.xtwo'r LAKEHAVEN WATER AND SEWER DISTRICT Brian Asbury, BAsburVQ,1akehave_n.org The following is provided for your information to ensure that these items are considered when you submit the building permit. 85. Applicant has completed and submitted to Lakehaven an application for Certificates of Availability, and Lakehaven issued these Certificates on 11/6/17. 86. At the time of the building permit application the applicant will need to submit an application for either Developer Pre -Design Meeting or Developer Extension (DE) Agreement for Lakehaven to formally commence the water sewer plan review process. DE for water -main for sufficient fire hydrant coverage for on -site and any potential related conflicts. Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. NOTE: Applicant's authorization letter will not be sufficient for Lakehaven DE Agreement execution purposes, as this document must be signed and dated by the legal property owner(s) or an authorized delegate via power -of -attorney. APPLICATION STATUS The review clock for the Use Process III application and City Center Planned Action SEPA has stopped and the application is on hold until requested items are resubmitted. When resubmitting requested information, please provide a written response to each of the comments. Please submit: • Six (6) copies of response letters • Six (6) copies of corrected full size plans • Three (3) copies of the revised SEPA Checklist • Two (2) copies of revised community design narrative/justification letter • Two (2) copies of Senior Housing Security Program • One (1) color and materials board • Two copies of corrected TIRs Mr. Reider Feburary 20, 2018 Page 16 of 16 Pursuant to FWRC 19.15.050, if an applicant fails to provide additional information to the city within 180 days of being notified that such information is requested, the application shall be deemed void. CLOSING If you have any questions regarding this letter or your development project, please contact the representative listed above or me at 253-835-2643, or Robert.Hansen@cityoffederqlway.com. Sincerely, Robert `Doc' Hansen Planning Manager enc: Resubmittal Form PW Solid Waste and Recycling Checklist FWRC 19.115.040 'Security program' c: Robert Ketner, Inland Group, 120 West Cataldo Ave. Ste. 100, Spokane, WA 99201, keith' inlandconstruction.com (w/ encls.) William R. Kelly, 10861 E Adobe Creek PI, Tucson, AZ 85749, bill_ kellyaa.comeast.net (w/ encls.) Peter Lawrence, Plans Examiner, via email Cole Elliott, Development Services Manager Sarady Long, Senior Transportation Engineer Chris Cahan, South King Fire & Rescue, via email Brian Asbury, Lakehaven Water and Sewer District, via email Rob van Orsow, Solid Waste and Recycling Coordinator, via email Lindsey Sperry, Crime Prevention Analyst, via email FILE CITY OF Federal Way Centered on Opportunity June 27, 2018 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor Matthew Reider Email: matt.reider(cr�.esmcivil.com ESM Consulting Engineers LLC 33400 8 h Avenue South, Suite 205 Federal Way, WA 98003 RE: File #'s 17-105616-00-UP/17-105617-00-SE; PROCESS III - APPLICATION EXPIRATION Affinity Senior Living, 31701 Pete von Reichbauer Way S., Federal Way Dear Mr. Reider: Please be advised the above -referenced land use applications are at risk of expiration if action is not taken by August 19, 2018. Department staff put the application on hold on February 20, 2018, after notifying ESM by mail for additional information. The land application is subject to the cancellation provisions set forth in Federal Way Revised Code 18.15.050. The following actions will extend the life of the application: 1. Submit a complete response to technical items from the enclosed February 20, 2018 letter; or 2. Submit an extension request no less than 30 days prior to the lapse of the 180-day notification to the department with responses that satisfy the following criteria, pursuant to FWRC 19.15.050: a. That circumstances beyond the applicant's control prevent compliance with the time limits; b. That the applicant is making substantial progress in responding to the request for information so that review of the application can be furthered when that information is submitted; and c. The number of additional calendar days necessary to provide the requested information. Also please be advised, changes to your development proposal may require that you re -notice the Process III application. Should you have any questions, please contact me at 253-835-2643, or robert.hansen .ci offederalwa .earn. _,541cerely, 1 ! 410c4r1tui'o c' Hansen Planning Manager enc: Resubmittal Form Technical Review Letter (Feb. 20, 2018) c: Robert Ketner, Inland Group, email: robertk a in landconstruction.com William Kelly, email: bill kell a.comcast.net Cole Elliott, Development Services Manager Sarady Long, Senior Transportation Planning Engineer Tim Johnson, Economic Development Director, email Chris Cahan, South King Fire & Rescue, email Brian Asbury, Lakehaven Water & Sewer District, email 17-105616-00-UP Doc. LD. 77929 TR�MIe�RK property group September 26, 2018 Scott Morris The Inland Group 120 W. Cataldo Ave., Suite 100 Spokane, WA 99201 RE: Storm System Relocation To whom it may concern: RESUBMITTED OCT 2 6 2018 COMMUNITY OFFEDERAL Please be advised that Trimark Federal Way Hospitality, LLC and Trimark XVII, LLC, are the tenants -in -common owners of the Clarion Hotel (soon -to -be La Quinta Inn & Suites) property in Federal Way (parcel #092104-9291-01). I am the Managing Member of both of the ownership LLC and, by way of my signature below, am agreeing on behalf of the ownership group to allowing Affinity at Federal Way, LLC to relocate our storm water retention system to the landscaped area on the south border of our property, subject to the following conditions to be documented by separate agreement acceptable to Trimark: 1) the work shall be done at Affinity's sole cost and expense; and 2) Affinity shall agree to replace any landscaping disturbed and restore our property as close as practical to the condition it was in prior to the work. Please let me know if you have any questions, concerns or comments. Thank you. Sincerely, Trimark Property Group, LLC AlJiwani President 420 ELLINGSON ROAD SUITE 200 PACIFIC, WA 98047 T: 253.833.7863 F: 253.876.7510 c: 206.786.0619 E: AL@TRIMARKPROPERTYGROUP.COM 17 AM 20160630000706.001 Recording Requested by and After Recording Return To: Altaf Jiwani 420 Ellingson Road, Suite 200 Pacific, WA 98047 20160630000706 PAis ,ET00't DF $N WO 06 KIHGgCO NTY. W016 A E2806144 00/30/2015 11:59 ICING COUNTY, WA TAY !,159,318.00 SALE s8,850,000.00 PAGE -NI OF 091 STATUTORY WARRANTY DEED Grantor: Bum Corp., a Washington corporation Grantee: Trimark Federal Way Hospitality, LLC, a Washington limited liability company, and Trimark XVII, LLC, a Washington limited liability company, as tenants in common Abbreviated Legal Lot 1, King County SP No. 286028, Rec. 8701060715 Description: Full Legal Description is attached hereto as Exhibit A SITUATE IN KING COUNTY, WASHINGTON Assessor's Tax Parcel ID#: 092104-9291-01 For the consideration of Ten and no/100 Dollars and IRC Section 1031 Exchange, and other good and valuable consideration, Bum Corp., a Washington corporation, ("Grantor"), does hereby convey and warrant to Trimark Federal Way Hospitality, LLC, a Washington limited liability company and Trimark XVII, LLC, a Washington limited liability company, as tenants in common ("Grantee") the real property situate in King County, Washington, legally described above. Subject to Exhibit B, as per attached. [Remainder of page intentionally left blank; signatures follow.] 20160630000706.092 DATED: 3Kht 2.Y , 2016. GRANTOR: Bum Corp., a Washington corporation Av 11-�--Ow�r� J Name: Sung Uk Jo Title: President/Secretary 20160630000706.00: �l EXHIBIT A LEGAL DESCRIPTION: PARCEL A: LOT 1, KING COUNTY SHORT PLAT NO.296029, ACCORDING TO THE SHORT PLAT RECORDED JANUARY 6, 1987 UNDER RECORDING NO.8701060715, RECORDS OF KING COUNTY, WASHINGTON. PARCEL B: A NON-EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES OVER TRACT "X", AS DELINEATED ON KING COUNTY SHORT PLAT NO. 286028, ACCORDING TO THE SHORT PLAT RECORDED JANUARY 6, 1987 UNDER RECORDING NO.8701060715, IN KING COUNTY, WASHINGTON; EXCEPT ANY PORTION THEREOF LYING WITHIN THE ABOVE DESCRIBED PARCEL A 20160630000706.003 STATE OF WASHINGTON SS. COUNTY OF KING I certify that I know or have satisfactory evidence that Sung Uk Jo is the persons who appeared before me, and said person acknowledged that said persons signed this instrument, on oath stated that said person was authorized to execute the instrument and acknowledged it as the President and Secretary of Bum Corp., a Washington corporation, to be the free and voluntary act of such entity for the uses and purposes mentioned in the instrument. Dated this 2-$ day of t n V. e- 2016. W (Sigoalure ofNolary) D. BENJAMIN LEE STATE OF WASHINGTON " 3 v-) C- L 1— L t NOTARY PUBLIC (Legibly Print or Stomp Name or Notary) MY COMMISSION EXPIRES Notary public in and for the state of Washington, of-ts-17 residing at _ C & *,- ,- e-t.. c .) %-- My appointment expires (I— I J = 17 20160630000706.005 EXHIBIT B EXCEPTIONS TO TITLE 1. Reservations and exceptions, including the terms and conditions thereof: Reserving: Minerals Reserved By: Northern Pacific Railroad Company Recorded: Undisclosed Recording Information: 285817 2. Easement and the terms and conditions thereof: In Favor of: The State of Washington Condemned in King County Superior Court Cause No.: 822978 Purpose: construction and maintaining highway slopes in excavation and/or embankment Area affected: As described therein 3. The terms and provisions contained in the document entitled "Agreement" recorded February 7, 1979 as Recording No. 7902070844 of Official Records. Certain terms of said agreement are satisfied, as reflected by instrument recorded February 9, 1983 under Recording No. 8302090784. 4. Restrictions, conditions, dedications, notes, easements and provisions, if any, as contained and/or delineated on the face of the Short Plat Nos. 778060 and 286028 recorded February 22, 1979 and January 6, 1987 under Recording Nos. 7902220625 and 8701060715, in King County, Washington. S. Easement, including terms and provisions contained therein: Recording Information: April 8, 1983 under Recording No. 8304080459 In Favor of: Puget Sound Power & Light Company, a Washington corporation For: An underground electric transmission and/or distribution system Affects: As described therein 6. The terms and provisions contained in the document entitled "Agreement" recorded July 15, 1983 as Recording No. 8307150861 of Official Records. Easement, including terms and provisions contained therein: Recording Information: November 6, 1986 under Recording No. 8611061263 In Favor of: Federal Way Water & Sewer District For: Water mains, with necessary appurtenances Affects: As described therein The terms and provisions contained in the document entitled "Agreement" recorded February 7, 1989 as Recording No. 8902070799 of Official Records. 9. Easement, including terms and provisions contained therein: Recording Information: November 24, 2004 under Recording No. 20041124002079 In Favor of: Woodstone Credit Union, a Washington corporation For: Parking passenger vehicles Affects: As described therein 20160630000706.009 EXHIBIT B CONTINUED 10. Easement, including terms and provisions contained therein: Recording Information: November 24, 2004 under Recording No. 20041124002080 In Favor of: Woodstone Credit Union, a Washington corporation For: Signs Affects: As described therein 11. Lease made by Bum Corp., a Washington corporation, lessor, to Wireless Capital Partners, LLC, a Delaware limited liability company, lessee, for a term expiring March 21, 2011, and the covenants and conditions as therein contained, as disclosed by Memorandum of Lease dated February 13, 2008, and recorded February 29, 2008 as document no. 20080229000876, Said lease, among other things provides for an option to renew for a period of 5 additional term of 5 years each. 12. Lease made by Piramco Federal Way Inc., a Washington corporation, lessor, to New Cingular Wireless PCS, LLC, a Delaware limited liability company, d/b/a Cingular Wireless, lessee, for a term of 5 years, and the covenants and conditions as therein contained, as disclosed by Memorandum of Lease dated March 22, 2005, and recorded May 2, 2008 as document no. 20080502001558. Said lease, among other things provides for an option to renew for a period of 5 additional terms of 5 year each. RESUBMITTED *AL DEC 19 2017 CITY OFVz�� CIry OF FEDERAL WAY Federal Wa y COMM is WrY OEVEIOPMEKi 10to �, c Gen DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8'b Avenue South Federal Way, WA 98003 253-835-2607; Fax 253-835-2609 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 Slate 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.17-105617-00-SE and 17-105616-00-U Site Address: 31701 Pete von Reichbauer Way S., Federal Wa impervious Surface Area w, Parcel No.: 0921049034 Property Area # of buildings on site: Sq. ft.: 77,101 Existing: 0 0 Acres: 1.77 Proposed: 57934.8 Sq. ft. # to be retained: 0 = Name/Company: Matt Reider / ESM Consulting Engineers, LLC a Mailing Address: 33400 8th AVE S., Suite 205, Federal Wa , WA 98003 4e a n� Email: matt.reider@esmcivii.com Relationship to owner: AGENT �a Phone: 253-838-6113 Name/Company- William Kell ` 2 Mailing Address:10861 E. Adobe Creek Place IL O Phone: 520-638-5657 Email: bill_kelly@comcast.net Describe the existinit land use: Vacant Land Proposed land use check all that apyly ❑ Retail & Services ❑ Office a 8 ❑ Lodgins ❑ Mixed use A P Residential ❑ Other: Residential(dwelling units SFL--sin le famil • M1E-multi-famil Existina Proposed Proposed Density du/ac d 0 # SF: 0 # SF: SF: o # MF: 0 #MF: YU MF:-101 du/ac Office (square feet w at- Existing: 0 Proposed: 0 A Retail & Services (square feet Existin :0 1 Proposed: 0 Bulletin 0074 — July 22.2016 Page I of k:\HandoulslCC Planned Action Application Parkina Spaces # Existing: 0 # Proposed: 189 AM Peak Vehicle Trips Existing est. trips: 0 Project est. trips: 36 Net new:36 PM Peak Vehicle Trips Existin est. trips: 0 Project est. tri s:4 1. Net new: .Z Source of trips rate: ITE Trip Ge eration Manual 10th Ed. Signature: 0 Date: 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 14.15.13013][d][ii]) Compliesono, no, explain on separate sheet an ttach 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. yes ❑ 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 ❑ 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 s . it. Retail Threshold: 475,000 s . ft. Lodging Threshold: 600 rooms AM Pear Vehicle Trips Threshold: 3,617 PM Peak Vehicle Trips Threshold: 6,792 *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 regulations. 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 tl074 - July 22, 2016 Page 2 of 3 kAHandoutslCC Planned Aclion Application Section Three: Planned Action Determination (city to complete) Complies (if no, explain on separate sheet Requirements and aria h Application for a Planned Action was made on forms Yes ❑ No provided by the ci , including a SEPA Checklist. The application is complete as provided in FWRC Yes ❑ No 14.10.020.7. The application is consistent with the criteria of the Yes ❑ No Planned Action Ordinance. The development application meets all applicable Yes ❑ No requirements of the FWRC. OualihinE Project if no ex lain on a separate sheet and attach Qualifies as a Planned Action. The application is consistent with the Planned Action Ordinance and thereby qualifies as a Planned Action project. The Yes 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 the Planned Action Ordinance and does not qualify as a Planned Action project. ❑ No Additional SEPA Review Required: Projects disqualified as a Planned Action may use or incorporate relevant elements of the environmental review analysis in the SETS 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 SFIS. SEPA Process Prescribed: Signature (Director): 1 Date: /I/Zl/ Bulletin 0074 — July 22, 2016 Page 3 of 3 k:\Handouts\CC Planned Action Application 2{0,z-cIIng000-7z-15- ❑OCUMENT ELECTRONICALLY RECORDED WITFLAU-DITOR RECORDING REQUESTED BY: JJ--{{�E C IIIEn V Traditions at Federal Way, LLC, a Limited Liability Company MAR 0 1 2921 AFTER RECORDING RETURN DOCUMENT TO: VIA Mail City of Federal Way 33325 8th Avenue South Federal Way, WA 98003 Attn: Robert "Doc" Hansen, Planning Manager Document Title: Gl u of FEL]ER, WA1' MMi�N,TY DEVELOPMENT AFFORDABLE HOUSING AND SENIOR HOUSING COVENANT Reference Number(s) of Documents Assigned or Released: N/A (City of Federal Way file number 17-105616) UP Grantor(s): Traditions at Federal Way, LLC, a Washington limited liability company. Grantee(s): City of Federal Way, Washington, a Washington municipal corporation Legal Description (Abbreviated): Lot 1, King County Short Plat Number 778060, Except the easterly 7. 00feet thereof, King County, Washington. (A full and complete Legal Description is shown on Exhibit A attached hereto) Assessor's Property Tax Parcel: 092104-9034. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR TRADITIONS AT FEDERAL WAY Page 1 .-1 DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS THIS DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, hereinafter referred to as the "Declaration," is made, granted, declared, established and reserved effective as of this -V day of [ wc► ? 2 , 2020. RECITALS A. Traditions at Federal Way, LLC a Washington limited liability company, hereinafter referred to as the "Grantor," is the legal and beneficial owner in fee simple of certain real property located at 31701 Pete von Reichbauer Way South, Federal Way, King County, Washington 98003, and legally described on Exhibit A, Legal Description, attached hereto and incorporated herein by this reference (the "Property"). B. For and in consideration of being granted the right to improve the Property for "senior citizen housing" as allowed under Chapter 19.225 (City Center Core [CC-C]) Section 19.225.070 of the Federal Way Revised Code ("FWRC"), the Grantor wishes to establish and declare certain covenants, conditions and restrictions with respect to the use of the Property and the improvements thereto in favor of the City of Federal Way; Washington, a Washington municipal corporation, sometimes hereinafter referred to as the "Grantee." C. Grantor has constructed a new rental apartment building containing 200 dwelling units, common open space and certain other related improvements (collectively, the "Project') on the Property and intends to operate the Project as "affordable senior citizen housing" to provide a residential independent living environment where all rental dwelling units are occupied exclusively by elderly individuals and households which have incomes requiring affordable housing as described in "Affordability Restrictions" outlined in this document. The Project is commonly known as Traditions at Federal Way approved by the Grantee under application no. 18-105358-00-MF relating to the real property legally described in Exhibit A. D. Pursuant to FWRC Section 19.110.010(3), the Grantor is required to include a set -aside of a certain minimum number of affordable dwelling units at least equal to five percent (5%) of the total number of dwelling units in the Project as the new project involves twenty-five (25) dwelling units or more, rounded up to the nearest whole number of dwelling units. Accordingly, the required minimum number of affordable dwelling units in the Project is a minimum of ten (10) dwelling units. The Grantor may from time to time designate different units within the Project as affordable so long as at least ten (10) units are affordable as herein described. E. Pursuant to FWRC Section 19.110.010(2), since the housing included in the Project consists of rental housing, the Grantor is required to provide at least ten (10) dwelling units of "Rental affordable housing" set -aside exclusively for occupancy by individuals or households whose annual income is 50% or below the area median income for King County, Washington and the rents offered for such dwelling units shall be affordable to those individuals and families. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR TRADITIONS AT FEDERAL WAY Page 2 DECLARATION NOW, THEREFORE, in consideration of the mutual benefits to be derived hereunder, Grantor hereby makes, grants, declares, establishes and reserves to Grantee, by this Declaration, the following covenants, conditions and restrictions, on the terms and conditions set forth herein: AGE RESTRICTIONS All rental dwelling units in the Project located on the Property shall be occupied exclusively by elderly individuals or households, which is defined as `intended and operated by occupancy by persons 55 years of age or older...' (each an "Elderly Resident" and collectively, older residents the "Elderly Residents") such that the Project is considered exempt from prohibitions under federal and state fair housing laws against familial status discrimination (i.e., discrimination against households with children under the age of 18) as "housing for older persons" as defined in accordance with the Fair Housing Amendments Act of 1988 and the Housing for Older Persons Act of 1995 [42 U.S.C. Section 3607(b); and RCW 49.60.222(6)] (the "Senior Housing Laws"). Nothing herein shall be construed to impose restrictions or requirements in violation of the Senior Housing Laws. AFFORDABILITY RESTRICTIONS At least ten (10) rental dwelling units in the Project (the "Minimum Affordable Housing Set - Aside Units") located on the Property shall be occupied exclusively by an Elderly Resident or Elderly Residents whose annual household income does not exceed 50% of the area median gross income ("AMGI") for King County, Washington, as adjusted for household size, at the time of initial occupancy (the "Maximum Adjusted AMGI"). The AMGI for King County, Washington shall be as published from time to time by the U.S. Department of Housing and Urban Development ("HUD") and the Maximum Adjusted AMGI shall be as published by the Washington State Housing Finance Commission (the "WSHFC") based on the AMGI for King County, Washington. The rents that Grantor may charge with respect to the Minimum Affordable Housing Set -Aside Units shall be restricted to the maximum allowable gross rents applicable to such Units as determined under the federal low-income housing tax credit program enacted under Section 42 of the Internal Revenue Code of 1986 (the "Code") and administered by the WSHFC in the State of Washington (the "Maximum Allowable Gross Rents"). The Maximum Allowable Gross Rents shall be the Rent Limits published by the WSHFC based on the household Adjusted AMGI and the size of such Units (calculated based on the number of separate bedrooms in such Units, if any). The Maximum Allowable Rents that Grantor may charge with respect to the Minimum Affordable Housing Set -Aside Units shall be equal to the Maximum Allowable Gross Rents published by the WSHFC with respect to such Units, as reduced by any applicable utility allowances, as determined under Code Section 42. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR TRADITIONS AT FEDERAL WAY Page 3 EXCEPTIONS A. Grantor, or any persons involved in the ownership, operation or management of the Project, including any owners, partners, members, shareholders, officers, directors, employees or agents thereof, shall not be subject to the Age Restrictions set forth in this Declaration. B. Notwithstanding anything to the contrary in this Declaration, any relatives, guests or invitees of Elderly Residents (or their domestic partners or live-in caregivers), shall be allowed to visit such Elderly Residents (or their domestic partners or live-in caregivers), and remain on premises on a temporary basis for a period of not more than ten (10) days during any calendar month. C. Notwithstanding anything to the contrary in this Declaration, any vendors, guests or invitees of Grantor, or of any.persons involved in the ownership, operation or management of the Project, including any owners, partners, members, shareholders, officers, directors, employees or agents thereof, shall be allowed on premises for purposes reasonably related to the ownership, operation or management of the Project provided said vendors, guests or invitees are over the age of 18. COVENANTS, CONDITIONS AND GENERAL PROVISIONS A. The covenants, conditions and restrictions contained herein shall be appurtenant to and shall benefit and burden all portions of the Property and shall run with the land. This Declaration shall inure to the benefit of Grantee, and shall be binding upon Grantor, and any subsequent owners, tenants or subtenants of all or any portion of the Project or the Property and their respective heirs, devisees, executors, administrators, successors, and assigns, during the period of time any such persons or entities are an owner, tenant or subtenant of any portion of the Project or the Property. B. This Declaration shall not be revoked or modified in any respect whatsoever, or rescinded, in whole or in part, by Grantor or any subsequent owners, tenants or subtenants, or their respective heirs, devisees, executors, administrators, successors, or assigns, except with the prior express written approval of Grantee. C. In the event that any lawsuit, arbitration, or legal proceeding is brought to enforce any of the provisions hereof, the prevailing party shall be entitled to recover its reasonable attorney's fees and costs .from the non -prevailing party. D. This Declaration is necessary to comply with Chapter 19.110 (Density and Dimensions) of the City of Federal Way Revised Code, and is made and entered into and shall be construed in accordance with Chapter 19.110 (Density and Dimensions) any other applicable regulations of the City of Federal Way Revised Code, the laws of the State of Washington and the laws of the United States. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR TRADITIONS AT FEDERAL WAY Page 4 E. This Declaration shall remain in full force and effect for the remaining useful life of the Project and shall terminate in the event the Project is destroyed and/or redeveloped for a use not subject to the provisions of FWRC Section 19.110.010(3). F. Grantor or any subsequent owners, tenants or subtenants, or their respective heirs, devisees, executors, administrators, successors, and assigns, shall immediately give the Grantee written notice in the event of any proposed change in the use of the Property other than in accordance with the covenants, conditions and restrictions set forth in this Declaration. Except in the event that the Project is destroyed by casualty, any change in use of the Property in violation of this Declaration without proper notice to and the prior written approval of Grantee shall be strictly prohibited. [The remainder of this page is intentionally left blank. The executing signature of Grantor is on the following page.] DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR TRADITIONS AT FEDERAL WAY Page 5 IN WITNESS WHEREOF, Grantor has duly executed this Declaration as of the day and year first set forth above. GRANTOR: TRADITIONS AT FEDERAL WAY, LLC; A WASHINGTON LIMITED LIABILITY COMPANY By: Traditions Federal Way Manager, LLC, its Manager By: Darin Davidson, Manager STATE OF WASHINGTON ) ss. COUNTY OF SPOKANE ) r3 THIS IS TO CERTIFY that on this . day of o.rt,w��.✓ , 2020, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared Darin Davidson, to me known to be the Manager of Traditions Federal Way Manager, LLC, the Manager of Traditions at Federal Way, LLC, a Washington limited liability company, the entity that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said entity for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument on behalf of said entity. WITNE,W,' Tj'& mod official seal the day and year first above written. �:� ••',yg�pfl fix' r :s �� (Print Name) - "' U �'�'� v Notary Public in and for the State of Washington, P1i61. Co ZZ Residing at p-6 O F 4W �'S''`�� My appointment expires Q • (D 'ZA AKNOWLEDGE AND CONSENT AS TO SUBORDINATION: City of Federal Way m WE r��M rpj# III 1 Title: Community Development Director DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR TRADITIONS AT FEDERAL WAY Page 6 EXHIBIT A LEGAL DESCRIPTION THE PROPERTY REFERRED TO IS SITUATED IN THE COUNTY OF KING, CITY OF FEDERAL WAY, STATE OF WASHINGTON, AND IS DESCRIBED AS FOLLOWS: LOT 1, KING COUNTY SHORT PLAT NUMBER 778060, ACCORDING TO THE SHORT PLAT RECORDED UNDER RECORDING NUMBER 7902220625, RECORDS OF KING COUNTY, WASHINGTON. EXCEPT THAT PORTION THEREOF CONVEYED TO THE CITY OF FEDERAL WAY BY DEED RECORDED UNDER RECORDING NUMBER 20190506000682. TOGETHER WITH A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER TRACT X AS DELINEATED ON SAID SHORT PLAT; EXCEPT THAT PORTION THEREOF LYING WITHIN THE ABOVE MAIN TRACT. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR TRADITIONS AT FEDERAL WAY Page 7 Jz IL • �. _ _�� »fix- '�' ti' �� - .-r 1✓� r .-ter ��-~ r .. \.:�'.'w.-:. •. �•h - �yV� •. � J' - -� � jar ba�'j�y�-�- �ir1.� �Y�' l J__ .—'� _ '� . ��„4� -. � �� •-'�'-� - .�:• Yam-{ S-, ate, t. �ktii •_ -� '� •"f' -� c; -,ii- �Y �i--�4- •L _ __ �'.f y��T~ +�•��y IZA ,µy 1 � . Z'� 'F•� ��--J 'a?� IN ';� ,'• . 40 40k CITY 40'::tt=P OF Federal Way 9tvcsc J Department of Comrnunity el LM 33325 81h Avenue South Federal Way, WA 98003-6325 RESUBMITTED 253-835-2607; Fax 253-835-2609 �tinti�n_c�' oi#edera Iwa y_ cord !UN 2 8 2018 CITY OF FEDERAL WAY COMMUNITY DEVELOP .,1ENT 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. Instructions for qp cants. BLelpI 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 'snot applicable" or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. 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-nnal6ng process. The checklist questions apply to all parts of your proposat; 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. Instructions forl-eadAgencies: 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 norprojed proposals: ALe11W For nonproject proposals (such as ordinances, regulations, plans, and programs), complete the applicable parts of sections A and B, plus the AII'PH:MI-N'I A]> S ELF F R N(--jNPRQ iwL1' AG1'1()NS Tari 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 agcncy 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 &elpJ 1. Name of proposed project, if applicable: DLelp "Amity at Federal Way" 2. Name of applicant: Affinity at Federal Way, LLC% Robert Ketner 3. Address and phone number of applicant and contact person: 120 W. Cataldo Ave, Ste 100 Spokane, WA 99201 509-321-3204 4. Date checklist prepared: D1g1pJ June 27, 2018 5. Agency requesting checklist: V''� City of Federal Way 6. Proposed timing or schedule (including phasing, if applicable): help 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. jhel No, this proposal is a single project that will not require future additions or further activity outside of building construction. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. 15 Phase One Environmental Study by Earth Solutions NW dated 9128117 ® Geotechnical Report by Earth Solutions Northwest Dated 9128117; 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 m 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. h� 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 316s' Place. 10. List any government approvals or permits that will be needed for your proposal, if known. Bulletin #050 — May 1, 2014 Page 2 of 14 k:\Handouts\Environmental Checklist May 2014 Commercial Grade & Fill City of Federal Way, SEPA Threshold Determination, Process 111 Land Use Review, NPDE Permit/rESCP Permit; at Building: Building Permit, Lakehaven Utility District Developer Extension Agreement and Side Sewer Permit. U. 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.) 1el 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' -8 518" 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 3161 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. The site is located to off S 31e 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. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (underline/circle one): Flat, 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 Geotechnical 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. el 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. ltel 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. E 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)? After completion of building construction, surface parking, and ROW improvements approximately t98% 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. 2. Air 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( elpl 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. RLe1W 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 Bulletin #050 — May 1, 2014 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. 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. 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. 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. 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 lmown. hl e1W 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. I� IWi N/A c. Water runoff (including stormwater): 1) Describe the source of runoff (including storcnwater) and method of collection and disposal, if any (include quantities, if known). Where will this water pow? 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. 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 h(1W 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. Vielpl 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. Ih"d 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: fhelg] birds: hawk, sonebirds, 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. hel i 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 projeces energy needs? Describe whether it will be used for heating, manufacturing, etc. 146W 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. D� 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. DWW 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 Bulletin #050 — May 1, 2014 Page 7 of 14 k:\Handouts\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 proposal? If so, describe. iel 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)? hh)--e�l The primary source of noise near the project site is from vehicular traffic along S 316m Pi, S 1611 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. 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: VjtI4 Bulletin #050 — May 1, 2014 Page 8 of 14 k:\Handouts\Environmental Checklist May 2014 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. Ihel 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 traffic from 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? lhe1W 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. �1 None. The site is currently vacant. d. Will any structures be demolished? If so, what? 1M e. What is the current zoning classification of the site? 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? ALelpj 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? h�i� 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. Not applicable. 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any. 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. hel o 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? el ± 66 feet, 5- stories, concrete case formed walls and lap siding b. What views in the immediate vicinity would be altered or obstructed? DLq1pJ 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. h� 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, BldW No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. 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. Jhelpl None found or known. Bulletin #050 — May 1, 2014 Page 11 of 14 k:\Handouts\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. h� 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. el 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 320th 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? BLe1W Yes, the site is serviced by Metro Transit's RapidRide along S 316th and Pacific Hwy. There is a Transit Center Park & Ride nearby, and additional bus routes along S 320th St. c. How many additional parking spaces would the completed project or non -project proposal have? How many would the project or proposal eliminate? iel 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). JhelW 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 3161h 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. Bulletin #050 — May 1, 2014 Page 12 of 14 k:\Handouts\Environmental Checklist May 2014 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? &elpl 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. BLellpj 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. VLel 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 forfire, 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 C'-t a. Underline/circle utilities currently available at the site: Rielpj V electricity, natural gas, water, refuse service telephone, sancta 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. Djelpj 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 k.\Handouts\Environmental Checklist May 2014 C. SIGNATURE ; , The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Signature: ti Printed Name of Signee: Position and Agency/Organization:QylhQ,+( Date Submitted: v/2T I L 4T Bulletin #050 — May 1, 2014 Page 14 of 14 k.\Handouts\Environmental Checklist May 2014 CU S H I ICI G ■TERRELL RECEIVED NOV 21 2W CITY OF FEDERAL WAY CdMMUNrry DEVELOPMENT P.ONEER NG ENVIRONMENTS Affinity at Federal Way Project Narrative & Design Guideline Compliance November 20, 2017 Affinity at Federal Way is a new 5 story plus basement, 179 unit, 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/2bath apartments. Common amenity open spaces are provided for residents within the building including: a librar , to y ga am Jvl r n e, r cards &billiards, Itness, cra s, workshop, theater, interne Inin , ommunity dec 7Ycs• and air irrdt5or poo . ructured garage par a bas an on t e round floor surrounding the main building entrance area. Affinity at Federal Way will be built as a "5 over 2" building. The basement and ground floors are of non-combustible type 1 A construction (concrete walls and floors) and the residential floors above will be wood -framed type 5A construction. The exterior is a mixture of vinyl siding profiles and colors, colored concrete, architectural trimmed glazing, and asphalt shingle roof. Parking has been provided to meet the 1 space per unit requirement. "Affinity" is a relatively new market concept to provide seniors a social and amenity rich living environment without the cost of traditional retirement housing. The proposed Affinity at Federal Way Project consist of market rate senior apartments for ages 55 years and older. Affinity is a perfect use for the City Center Core District as seniors are intense users of "nearby" services and will provide the demographic W-13 ecurr�tl�r r ssi n the immediate vicinity. S`7Affinity at Federal Way will affe 9t 50% of the average median county income level to meet the requirements of FWRC 19.110.010 of 5% affordable units. Living units will offer full kitchen and bathrooms, washer/dryers, and walk-in closets, private decks and monthly rent will cover all utilities, including WiFi Internet access. No meal services nr care service will be offered directly by Affinity. However, numerous social activities will be encouraged and offered at the common areas described above. See www.affinitvforlivin-g.com for additional information. �i Variance Request Height: The building is design to a height of 74'-7" as measure from gr de to the mid -point of the sloped roof. The allowable building height in section 19.225.07 ted as 70' with Tn increase allowed to 200' in exchange for providing pu It visible treetscap amenit The extreme slopes present at the site create difficuitie'S tying the buildl es o the elevation a y. a en a opposite approacho se ra e e ul rng ram e s ree an i e a public plaza pace to include: decorative pavers, seating area, decorative lighting, wood trellis and arbors (A � l I k'4 be &a U.0- d TO CACI I i -) :7 S� Mds00MJ0bs%ig waivAig wa community guidelines narrative 11-20-17.docx 303 East 17th Avenue • Suite 105 • Denver, Colorado 80203 -720. 359. 1416 • Fax: 720. 359. 1417 httpl/www.cushingterrell.com E-mail: info@ctagroup.com Affinity at Federal Way Project Narrative and Design Compliance 11-20-17 Page 2 Fire Apparatus Access Roads: The site layout does not meet the South King Fire & Rescue requirement for access to the sSKFR, 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. 040 Security Program (1)-(16): A CPTED checklist accompanies this submittal. The Project is essentially a zero lot line development with all of its activity and common area internal and behind secured entry points. The exterior of the project will be well lighted and entry points will be electronically activated and monitored. CCTV will be provided at all major access points including vehicular. Elevators are located for convenient access to parking garages and behind secured entry's. There is only one guest and visitor entrance available which is highly visible from the adjacent units and 2 levels of common area rooms. 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. Sidewalks and regularly maintained landscaping will be provided along adjacent streets. Individual balconies and a shared covered porch area allow residents to appreciate views. The distinctive main entrance and shared activity spaces encourage a sense of home and community. (2) Surface Parking Lots: Surface parking is limited to guest spaces adjac t o the primary entry drop-off area.j'J m�,.,,� (3) Parking Structure: A prominent entrance incorporates a covered dr -off area and garage ccess. wo evels v holly -enclosed garage parking are provided for residents in the basement and on the main floor of the building. Basement garage access is located on the primary building facade, where site grading contours provide a natural entry point. The appearance of the ground floor parking balances code requirements for non-combustible construction with the overall exterior design intent. Decorative screens and landscaping will be provided along portions of the garage visible to adjacent streets. (4) Pedestrian Circulation and Public Spaces: The primary building entrance is clearly visible and accessible from the primary street for both vehicles and pedestrians. The site itself offers C limited opportunities for exterior public spaces. The Project will provide multiple different large interior common gathering areas including: common porch, lobby/community room, adult lounge, and family dinning. 0 Y� 0j5'Landscaping: Landscaping has been provided to meet the requirements of chapter 19.125 and a decorative rea has been provided along PVR Way. 60 ) Con rcial Verv'ice: Enclosed trash collection rooms are located within the building footprint in the ground floor garage spaces. Dumpsters will be brow ht outby staff on arba a collection r�- 4—q days. A separate curb cut is provided on the west end of the site for garbage and moving trucks. may- This limits visibility and avoids congestion at the main entrance. Utility rooms are located within the building footprint and will not be visible to the exterior. \\ds004\jobs\ig_wafwUg_wafw community design guidelines narrative 11-20-17.docx Affinity at Federal Way Project Narrative and Design Compliance 11-20-17 Page 3 (7) Miscellaneous Site Elements: Site lighting levels and locations will comply with FWMC requirements. 060 Building Design (1) General Criteria: Significant grading changes within the site boundary occur at northeast corner of the site. The lower elevation at this part of the site provides optimal access into the basement garage il) lieu of stepping the building form. f (2) Building Fagade Modulation: All building facades comply with 2' modulation requirements. There is a single instance at the SE corner of the building (as dimensioned on the floor plans), where a portion of the fagade is 62' without modulation. Landscaped screening is present along the east & north sides of the building where the basement garage is exposed due to site grading. (3) Building Articulation and Scale: Building facades utilize visible trim material (white to match the windows), projecting balconies at each unit, and siding color/texture changes. (4) Methods to Reduce Building Massing: The building form articulates across the site to break up massing and still maximize the potential for each unit to take advantage of available views. 070 Building and Pedestrian Orientation (1) General Criteria: The building is oriented to both adjacent rights of way. 090 District Guidelines (3a, i, iii) The project has been designed with interior structured parking leaving only minimal guest and accessible parking on the surface and a turnaround sized to facilitate Fire Department Access. (3b) The building's principal entrance faces the private street S 316 Place due to the site constraints. The site's buildable area measures 120 x 460 feet and 70% of it sits at �n,.,?� 18 feet higher than PVR Way. A narrow entry along the Public ROW would create dtransferring parking to the interior of the building, have potential to cause traffic tongon, and cause the building to have an off centered common area that suppresses tenant communal activities. S 316 PL is a pedestrian corridor because of the neighboring use ensi Ues. e c�,T esig intent is established to create a park like feel at the building's interaction with PVR Way_ By screening the limited amount of basement wall with vegetation and adding park like features, CS we have essentially disconnected the basement from the ROW. This will push visitor's aspects up and towards 3161' PI where the prominent entry will invite guest. (3ci) As stated in this narrative under section 060 Building Design, the building facades incorporate modulation and articulation appropriate to the building scale. Additionally, there are common area spaces next to and above the main entrance with complimentary windows. This contributes to making it clearly recognizable. To meet parking requirements, a majority of the main floor is parking garages and as such, does not contain transparent glass as stated in the FWRC guidelines. Landscaping is provided along both building facades facing rights -of -way, further enhancing the main entrance. The combination of a basement vegetation wall that \\ds004Jobs\ig_wafw\ig_wafw community design guidelines narrative 11-20-17.docx Affinity at Federal Way Project Narrative and Design Compliance 11-20-17 Page 4 essentially eliminates it from view, a prominent white building base located at the main grade level, and heavy articulation and color variation at above grade levels draws the user immediately from PVR Way to the main entrance. (3cii) Secondary facades contain the same modulation and articulation, creating a coherent appearance on all sides of the building. (3d) Pedestrian routes are provided to the adjacent ROW along S. 316th Place in the form of 8' sidewalks. This route will connect the building entrance to existing sidewalks beyond the site boundaries. Sidewalks at PVR Way will be improved to 12' to match the recently improved ROW north of the project. Both sidewalks will incorporate landscaping features. (3hi) Curtain wall glazing is not proposed. Chain link fences and barbed/razor wire will not be used. (3j) (1 g,h, I, j, k, m,) Landscaping has been provided between the building and ROW in the form of a 13' deep plaza along PVR Way and a 4' planting strip along the private S. 316`, PI. The limited guest spaces meet parking lot requirements. Pedestrian walkways connect the ROW to the main entrance. Light fixtures will be full cutoff and not exceed 20' in height. The main entrance is highlighted by a landscaped island turnaround and a porto cochere. Residential unit windows overlook the main entrance exterior area which is also highly visible from the 1s' and 2nd floor common areas. There are no ground floor units proposed but every unit has its own private deck space. (1q, r) The building has been separated into the 3 desired elements; The ground floor is almost entirely concrete creating a solid base feature that helps hide the basement level (exposed only to PVR Way) after it is concealed by a vegetated trellis feature, the middle level is created by two siding profiles and colors that includes architectural trims & bands, and the roof is proposed as a pitched shingle with decorate eave overhand and hipped features. Residential design features include trimmed windows with additional integral mullions, individual unit decks, building horizontal bands, and multiple articulation features to further define residential unit breaks. 115 ❑esi n Criteria for Residential Usable Open Space and Fee -In -Lieu O tion (1) Common Open Space: Various social and activity spaces, sitting areas, and an indoor pool, are provided for tenants within the building. These may be designated as common open spaces for the purpose of CC-C zoning requirements for multi -family residential buildings. We are providing 14,000 SF total common spaces for 179 units, or 78 SF per unit. Each unit also has a 22 SF private balcony, putting the total open space at 100 SF per unit. The matches the FWMC requirement. \\ds004\ obsMg_wafwug_wafw community design guidelines narrative 11-20-17.docx Affinity at Federal Way Project Narrative and Design Compliance 11-20-17 Page 5 Please feel free to contact me should you have any questions. Sincerely, Nikolaus Remus, AIA 720.598.9256 nikolausr@ctagroup.com \\ds004\jobsYg_waiw\ig_wafw community design guidelines narrative 11-20-17.docx �M_ i CONSULTING ENGINEERS LLC RECEIVED November 20, 2017 Job No.1981-001-017 NOV 21 2017 CITY OF FEDERAL WNf CQMMUNFrY DEVELOPMENT Stacey Welsh, AICP Senior Planner City of Federal Way Community Development Department Federal Way, WA 98003 RE: Land Use Process III with SEPA Affinity at Federal Way Dear Ms. Welsh, On behalf of Affinity at Federal Way, LLC and Inland Group, ESM Consulting Engineers, LLC is pleased to submit a Process III land use application with SEPA to the City of Federal Way for review and processing. The proposed senior housing development is located at 31701 Pete Von Reichbauer Way S in the City of Federal Way. Affinity at Federal Way will provide 179, market rate, age -restricted units with common open space amenities such as an indoor pool, library, game room, and community deck. This premium senior housing development will be constructed as a "5 over 2" building. There will be 5 stories, basement, and structured parking for a total of 7 levels. Access is proposed off of S 316th Place, a private road, located along the northern property frontage. A separate ROW modification letter is included with this submittal to address the access management criteria found in the Federal Way Revised Code. Building Height The building is designed to a height of 74 feet 7 inches as measured from grade to mid- point of the sloped roof. Affinity at Federal Way is providing streetscape amenities to mitigate for the additional 4 feet, 7 inches of building height As illustrated in the included landscape plans, publicly visible streetscape amenities include public plaza open space with a paver seating area located at the east side of the building and a flag pole in front of the Porte Cochere located at the north side of the building. Additional details can be found in the included Design Narrative provided by the developer. ESM Federal Way ESM Everett Civil Engineering Land Planning 33400 8th Ave S, Ste 205 3010 SE Everett Mall Way, Ste 210 Land Surveying Landscape Architecture Federal Way, WA 98003 Everett, WA 98208 253.838.6113tel 425.297.9900tel 3D Laser Scanning GIS 800.345 . 5694 toll free 800.345.5694 toll free www.esmcivil.com 253.838 . 7104 fax 425.297.9901 fat Stacey Welsh, AICP November 20, 2017 Page 2 Landscaping Type III landscaping at 5 feet in width is required around the perimeter that abuts S 310h Place. City ROW standards require a 12-foot wide sidewalk along the frontage of S 316th Place. It is not possible to accommodate a 5-foot wide landscape strip and a 12-foot wide sidewaI' aivn ro '3 h-place'iiecause South King Fire Department 'l1a5_;requested are onat-afeFof pavement to accommodate fire apparatus vehicles. This additional 8 ti �] feet to the existing 20 feet of pavement is provided solely by the buildring site which cuts .��.. into buildable area. To compromise, Affinity at Federal Way is providing a 3-foot wide Type III landscape perimeter and 8-foot wide sidewalk along S 336th Place. A 5-foot wide Type III landscape perimeter is located along the west side of the building. Landscaping and a pedestrian plaza are located on the east side of the building. The south side of the building will be planted with a 5-foot strip of fine hydro seed mix, as it adjoins existing commercial development k lie As shown on the included site plan, 5 surface parking stalls are provided near the main entrance. The layout of the building shields the surface parking from the east, south, and west sides leaving the north side shielded by Type III landscaping. The remaining 184 parking stalls are located in the structured parking garage. For more details please refer to the enclosed architectural plans. Pursuant to FWRC 19.125.070., parking lot landscaping is required to be provided at a rate of 15 SF per stall. Since there are only 5 stalls visible, only 75 SF of parking lot landscaping is required. Landscaping is provided in the plaza at the front of the Porte Cochere and on either side of the main entrance. Frontage Improvements Affinity at Federal Way is located at the cross streets of S 336th Place and Pete Von Reichbauer Way S. Also known as 20th Avenue South, Pete Von Reichbauer Way S is classified as a Collector in the City of Federal Way Comprehensive Plan. A Collector (Cross Section Type U requires 74 feet of right-of-way with 12 f� ides, 5 feet of bike, and 11 feet of travel on either side with a 12-foot wide turning lane in the center. An additional 7 feet of right-of-way is being dedicated as part of this development Furthermore, 7 feet of additional sidewalk is being constructed next to the existing 5 feet of sidewalk. All access will be proposed off of S 336th Place, a private road. An additional 8 feet of asphalt pavement will be installed to accommodate 28 feet of total pavement width. Sidewalk along S 336th Place has been reduced from the required 12 feet to 8 feet in order to accommodate 8 feet of additional pavement width as well as to match horizontal alignment with the sidewalk coming from Pete Von Reichbauer Way S. As a result the landscape buffer was reduced to 3 feet in width. Stacey Welsh, AICP November 20, 2017 Page 3 Pursuant to the Process III/IV submittal checklist provided by the City, the following application materials are included with this submittal: 1. This Cover Letter (1 copy); 2. Design Narrative (1 copy); 3. Completed Master Land Use Application (1 copy); 4. R-O-W Modification Request (1 copy); 5. Traffic Concurrency Application (1 copy); 6. Signed Authorization Letter from Property Owner 0 copy); 7. Pre -Application Summary Letter (1 copy); 8. Title Report (2 copies); 9. Letters of Water and Sewer Availability (2 copies); 10. Site Photographs (8 copies); 11. Signed and Completed SEPA Checklist (8 copies); 12. Process III Plan Set (8 copies); 13. Architectural Plans/Building Elevations (8 copies); 14. Sign Construction Plan (8 copies); 15. Lighting Plans (8 copies); 16. Existing Conditions Map (8 copies); 17. Preliminary Technical Information Report (4 copies); 18. Geotechnical Report (4 copies); 19. CPTED Checklist (4 copies); 20. Self -Addressed Envelopes with Stamps (2 sets); 21. Mailing Address List (1 copy); 22. Assessor's Map (1 copy); 23. Fees (Check 086460 for $270.00 and Check 086392 for $10,751.80) If you have any questions, please feel free to contact me at 253-838-6113. Sincerely, ESM CONSULl1NG ENGINEERS, LLC 2att Reider Assistant Planner Enc CC: Robert Ketner, Affinity at Federal Way 11esm81enghesm-jobs119811001 10171docu m entlletter-001.docx 4ik CIT '0';:tSE;;P Federal Way DEPARTMENT OF COAnNNiTy DEVELOPMENT 33325 8'h Avenue South Federal W, WA 98003 RECEIVED,253-835 2 0Fax7; a253- 35-2609 ww►v.c i tvoffe dera! way. com 1',s!O V 21 2017, CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT Crime Prevention Through Environmental Design (CPTED) Checklist Directions Please fill out the checklist to indicate which strategies have been used to implement CPTED principles in your proposed project. Please check all strategies that are applicable to your project for each of the numbered guidelines. You may check more than one strategy for each guideline. Your responses will be evaluated by city staff, and will be integrated into the site plan and/or building permit review process. Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Section 1.0 Natural Surveillance 1.1 Blind Corners _ ❑Confi Avoid blind corners in pathways and parking lots. _ ❑Revise _ ❑NA Comments: ® Pathways should be direct. All barriers along pathways should be permeable (see through) including landscaping, fencing etc. ■ ❑ Consider the installation of mirrors to allow users to see ahead of them and around corners. 6 Other strategy used: Almost entirely controlled parking. in 1.2 Site and Building Layout _ ❑Conl Allow natural observation from the street to the use, from the _ ❑Revise use to the street and between uses _ ❑NA Comments: Bulletin #022 — January 1, 2011 Page 1 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review ❑ Orient the main entrance towards the street or both streets on For Non -Single corners. ■ Family Development ® Position habitable rooms with windows at the front of the dwelling. R Access to dwellings or other uses above commercial/ retail development should not be from the rear of the building. ■ IN Offset windows, doorways and balconies to allow for natural observation while protecting privacy. ■ ❑ Locate main entrances/exits at the front of the site and in view of the street. ■ For Commercial/ Retail/ Industrial If employee entrances must be separated from the main and Community ❑ entrance, they should maximize opportunities for natural Facilities surveillance from the street. ■ ❑ In industrial developments, administration/offices should be located at the front of the building. ■ Avoid large expanses of parking. Where large expanses of For Surface ® parking are proposed, provide surveillance such as security Parking and cameras. ■ Parking Structures ® Access to elevators, stairwells and pedestrian pathways should be clearly visible from an adjacent parking area. ■ ® Avoid hidden recesses. ■ ® Locate parking areas in locations that can be observed by adjoining uses. ■ Open spaces shall be clearly designated and situated at For Common/ locations that are easily observed by people. Parks, plazas, Open Space ❑ common areas, and playgrounds should be placed in the front Areas of buildings. Shopping centers and other similar uses should face streets. ■ Other strategy used: Bulletin #022 — January 1, 2011 Page 2 of 9 k:\Handouts\OPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard 1.3 Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Common/Open Space Areas and Public On -Site Open _ ❑Cor Space _ ❑Revise Provide natural surveillance for common/open space areas. _ ❑NA Comments: Position active uses or habitable rooms with windows adjacent ❑ to main common/open space areas, e.g. playgrounds, swimming pools, etc., and public on -site open space. 0 Design and locate dumpster enclosures in a manner which ® screens refuse containers but avoids providing opportunities to hide. ■ Locate waiting areas and external entries to elevators/stairwells ® close to areas of active uses to make them visible from the building entry. e ❑ Locate seating in areas of active uses. e Other strategy used- 1.4 Entrances Provide entries that are clearly visible. _Revise _ ❑NA Comments: ® Design entrances to allow users to see into them before entering. ■ Entrances should be clearly identified (Signs must conform to © FWRC 19.140.060. Exempt Signs. (Applicable during Certificate of 0caupanc), InIgectio. Other strategy used: 1.5 Fencing Fence design should maximize natural surveillance from the 0—Revise n/a street to the building and from the building to the street, and _ ❑NA minimize opportunities for intruders to hide. Comments: Bulletin #022 — January 1, 2011 Page 3 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy 0 Applicable during Site Plan Review e Applicable during Building Permit Review ❑ Front fences should be predominantly open in design, e.g. pickets or wrought iron, or low in height. e Design high solid front fences in a manner that incorporates ❑ open elements to allow visibility above the height of five feet. e If noise insulation is required, install double -glazing at the ❑ front of the building rather than solid fences higher than five feet. e Evaluation for Agency Use Only Other strategy used: 13 1.6 Landscaping _ ❑Cor Avoid landscaping which obstructs natural surveillance and _ ❑Revise allows intruders to hide. _ ❑NA Comments: ❑ Trees with dense low growth foliage should be spaced or their crown should be raised to avoid a continuous barrier. ■ Use low groundcover, shrubs a minimum of 24 inches in IN height, or high -canopied trees (clean trimmed to a height of eight feet) around children's play areas, parking areas, and along pedestrian pathways. ■ In Avoid vegetation that conceals the building entrance from the street. ■ Other strategy used: 1.7 Exterior Lighting ❑Conl Provide exterior lighting that enhances natural surveillance. _ ❑Revise (Refer to FWRC 19.115.050(7)(a) for specific lighting _ ❑NA requirements.) Comments: Prepare a lighting plan in accordance with Illuminating Engineering Society of America (IESA) Standards, which ® addresses project lighting in a comprehensive manner. Select a lighting approach that is consistent with local conditions and crime problems. ■ Bulletin #022 — January 1, 2011 Page 4 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Locate elevated light fixtures (poles, light standards, etc.) in a ® coordinated manner that provides the desired coverage. The useful ground coverage of an elevated light fixture is roughly twice its height. ■ For areas intended to be used at night, ensure that lighting ❑ supports visibility. Where lighting is placed at a lower height to support visibility for pedestrians, ensure that it is vandal - resistant. e ® Ensure inset or modulated spaces on a building facade, access/egress routes, and signage is well lit. e ® In areas used by pedestrians, ensure that lighting shines on pedestrian pathways and possible entrapment spaces. e Place lighting to take into account vegetation, in its current and ® mature form, as well as any other element that may have the potential for blocking light. e Avoid lighting of areas not intended for nighttime use to avoid giving a false impression of use or safety. If danger spots are usually vacant at night, avoid lighting them and close them off to pedestrians. e ® Select and light "safe routes" so that these become the focus of legitimate pedestrian activity after dark. ■ 13 Avoid climbing opportunities by locating light standards and electrical equipment away from walls or low buildings. e ® Use photoelectric rather than time switches for exterior lighting. e In projects that will be used primarily by older people (retirement homes, congregate care facilities, senior and/ or community centers, etc.) provide higher levels of brightness in public/common areas. e Evaluation for Agency Use Only Other strategy used: El 1.8 Mix of Uses ❑Carl! In mixed use buildings increase opportunities for natural ❑Revise n/a surveillance, while protecting privacy. _ ❑NA Comments: Bulletin #022 — January 1, 2011 Page 5 of 9 k:\Handouts\OPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Where allowed by city code, locate shops and businesses on lower floors and residences on upper floors. In this way, ❑ residents can observe the businesses after hours while the residences can be observed by the businesses during business hours. ■ ❑ Include food kiosks, restaurants, etc. within parks and parking structures. ■ Other strategy: used 1.9 Security Bars, Shutters, and Doors When used and permitted by building and fire codes, security bars, shutters, and doors should allow observation of the street and be consistent with the architectural style of the building. ❑ Security bars and security doors should be visually permeable (see -through). e Other strategy used: Evaluation for Agency Use Only ❑Revise _ ❑NA Comments: Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review 6 Applicable during Building Permit Review Section 2.0 Access Control ` Building Identification L]Uoni Ensure buildings are clearly identified by street number to ❑Revise prevent unintended access and to assist persons trying to find _ ❑NA the building. Identification signs must conform to FWRC Comments: 19.140.060. Exempt Signs. ® Street numbers should be plainly visible and legible from the street or road fronting the property. e Bulletin #022 — January 1, 2011 Page 6 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review 8 Applicable during Building Permit Review In residential uses, each individual unit should be clearly numbered. In multiple building complexes, each building entry ® should clearly state the unit numbers accessed from than entry. In addition, unit numbers should be provided on each level or floor. A ® Street numbers should be made of durable materials, preferably reflective or luminous, and unobstructed (e.g. by foliage). e For larger projects, provide location maps (fixed plaque ❑ format) and directional signage at public entry points and along internal public routes of travel. 6 Other strategy used: 13 2.2 Entrances _ ❑Cor Avoid confusion in locating building entrances. _ ❑Revise _ ❑NA Comments: Entrances should be easily recognizable through design ® features and directional signage. (Signs must conform to F)WRC 19.140.060. Exempt Signs. M ® Minimize the number of entry points. w Other strategy used: El 2.3 Landscaping _Conforms Use vegetation as barriers to deter unauthorized access. El —Revise _ ❑NA Comments: ❑ Consider using thorny plants as an effective barrier. e Other strategy used: El 2.4 Landscaping Location _ ❑Conf Avoid placement of vegetation that would enable access to a _ ❑Revise building or to neighboring buildings. ❑NA Comments: Bulletin #022 — January 1, 2011 Page 7 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Avoid placement of large trees, garages, utility structures, ® fences, and gutters next to second story windows or balconies that could provide a means of access. ■ Other strategy used: 2.5 Security _ ❑Conf Reduce opportunities for unauthorized access _Revise _ ❑NA Comments: Consider the use of security hardware and/or human measures ® to reduce opportunities for unauthorized access. (Applicable during C'er•ri(lc yfe o1 0eciu_)u??cv In-weciion . Other strategy used: 2.6 Signage _ ❑Conf Insure that signage is clearly visible, easy to read and simple _ ❑Revise to understand [Signs must conform to FWRC 19.140.060. _ ❑NA Exempt Signs]. Comments: ® Use strong colors, standard symbols, and simple graphics for informational signs. e Upon entering the parking area, provide both pedestrians and For Surface ® drivers with a clear understanding of the direction to stairs, Parking and elevators, and exits. e Parking Structures ❑ In multi -level parking areas, use creative signage to distinguish between floors to enable users to easily locate their cars. e ❑ Advise users of security measures that are in place and where to find them, i.e. security phone or intercom system. e ❑ Provide signage in the parking area advising users to lock their cars. e Bulletin #022 — January 1, 2011 Page 8 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy N Applicable during Site Plan Review e Applicable during Building Permit Review Where exits are closed after hours, ensure this information is indicated at the parking area entrance. e Other strategy used: Section 3.0 Ownership 3.1 Maintenance _ ❑Conf Create a "cared for" image _ ❑Revise _ ❑NA Comments: Ensure that landscaping is well maintained, as per FWRC © 19.125.090, in order to give an impression of ownership, care, and security. (Ongoing). Where possible, design multi -unit residential uses such that no ❑ more than six to eight units share a common building entrance. ■ Other strategy used: El 3.2 Materials _ ❑Conf Use materials, which reduce the opportunityfor vandalism. _ ❑Revise _ ❑NA Comments: Consider using strong, wear resistant laminate, impervious glazed ceramics, treated masonry products, stainless steel ❑ materials, anti -graffiti paints, and clear over sprays to reduce opportunities for vandalism. Avoid flat or porous finishes in areas where graffiti is likely to be a problem. e ® Where large walls are unavoidable, refer to FWRC 19.125.040(21) regarding the use of vegetative screens. e Common area and/or street furniture shall be made of long ® wearing vandal resistant materials and secured by sturdy anchor points, or removed after hours. e Other strategy used Bulletin #022 — January 1, 2011 Page 9 of 9 k:\Handouts\CPTED Checklist City of Federal Way Comprehensive Plan 320th S Map V11-9 Potential Location of Public Spaces and Pedestrian and Bicycle Connections S 312th 5 M1bM y Pavltlanc Csr�s Maze a 0 .0 12 6UaEr�ran a Y Cele6ratinur Park Town Transir 517ua1e Greiner p rx Crw MT" P'rs �oA Steel Lake Park Carder P�l320(h The Commons at Federal Waylh StPark d RMG Legend /W Existing Bicycle Route Existing Streets Planned Bicycle Route M Parks N Existing Streets City Center Core N Planned Streets City Center Frame Potential Pedestrian Crossings Potential Public Space Locations CITY Of .�� Federal Way Scak-: D x0o 1rco .I •cCmP]K'71= UPtlal[Ci;� Cc.'ae^ldaP�=+ :'%_9 -Yri Feet Off... I.a ,NM, wsuv m xuc ae A- � vwZO;3 N Q City Center Element This map is intended for use as a graphical representation. The City of Federal Way makes no warranty as to its accuracy. Lakehaven WATER & SEWER DISTRICT Lakehaven Water & Sewer District - Development Engineering Section 31623 - 1st Ave S * PO Box 4249 * Federal Way, WA 98063-4249 Telephone: 253-945-1581 or 253-945-1580 # Email: DE@Lakehaven.org This certificate is intended to provide the applicant, land use agencies &/or public health departments with information necessary to evaluate development proposals.. Lakehaven Water & Sewer District, at its sole discretion, reserves the right to delay, or deny, sewer service based upon capacity &/or supply limitations in Lakehaven's or Other Purveyor's system facilities. Proposed (Land Use: ❑ Building Permit-SFR ® Building Permit-MFR ❑ Building Permit -Other ❑ Subdivision ❑ Short Subdivision ❑ Binding Site Plan ❑ Rezone ❑ Boundary Line Adjustment ® Other (specify/describe) Senior Apartment Development (179 units) Tax Parcel Number(s): 0921049034 Site Address: 31701 Pete v n Relghbauer Voy S Lakehaven GIS Grid: KK=08 Ex. Bldg. Area to Remain: N/A sf New Bldg. Area Proposed: 140,000 sf Applicant's Name: Kelly WATER SYSTEM INFORMATIO]Y SEWER SYSTEM INFORMATION i. ® Sewer service can be provided by service connection to an existing 8" diameter sewer main that is on the site and the sewer system has the capacity to serve the proposed land use. 2. ❑ Sewer service for the site will require an improvement to Lakehaven's sanitary sewer system of: ❑ a. feet of " diameter sewer main or trunk to reach the site; and/or ❑ b. The construction of a sanitary sewer collection system on the site; and/or ❑ c. A mayor portion of Lakehaven's comprehensive wastewater system plan would need to be implemented and/or constructed; and/or ❑ d. Other (describe): 3. ® a. The existing sewer system is in conformance with Lakehaven's Comprehensive Wastewater System Plan. ❑ b. The existing sewer system is not in conformance with Lakehaven's Comprehensive Wastewater System Plan and an Amendment to this Plan will be required. This may cause a delay in issuance of land use approvals or permits. 4. ® a. The proposed site land use is within the corporate limits of Lakehaven Water & Sewer District, or has been granted Boundary Review Board approval for extension of sewer service outside of Lakehaven's sewer service area. ❑ b. Annexation or Boundary Review Board approval will be necessary to provide service. S. Sewer service is subject to: ® a. Payment of connection charges (to be determined by Lakehaven); ❑ b. Proof or reservation of easement(s) as required by Lakehaven; ® c. Other: Sewer 5 I onnec ' Permits ren uir d. Comments/special conditions: I hereby certify that the above sewer system informatlon is true. This certification shall be valid for one (1) year from the date of signature. Name: BRIAN ASBURY Title: DEVELOPMENT EN-GINEERING SUPERVISQR Signature: r Date: rC 0921049034 swr.docx (Form Update 1/3/17) Page 1 of 2 0921049394 1805 0921049317 0921049291 1825 31811 a 0921049148 31822 0921049034 x 31701 w a 0921049208 181e vo UTE- Lakehaven Water and Sewer Sewer Certificate of Availability District neither warrants nor guarantees Parcel 0921049034 the accuracy of any facilty information 0 ioa 200 Provided_ Facility locations and condifions are subject tofieldverlication. Feet 11/6/2017 SIR 0921049034 swr.docx (Form Update 1/3/17) Page 2 of 2 y tip;. O O C,4Y .• � f� a oU W r r a Ql C Cii O'i go m �rl c� Q o v� eye J n V U G N, `= A rn e� � - rr C:) _ tV O Ij N� u7 [Jr Dui in M i al Ddf E WIN 101, c a N =� 01■ f r, �R � /� Ln wii `o ['7N1I.1 C7 �L�o� re r �/� M ` b� ` o 14 tr'1, �3 LrJ s g m tj m * O .E � ri j ji.E m o m 9293 W Lfi % T ry Em` ISE C3'i O,co 1pn ri MCI rl+ r t 5 O j `- SO N ri M .. a.i Cy N iA- 00� O O Q a - r dry C\l P-AH Oy reed e N E N mffi iE74 Mid. �"'i m Ma NN nlr- go DA O: N Eb v o t nl CV CIA fti. rn fY " oNwii�j E duc, � $Mia..11i Il5 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: December 7, 2017 TO: Cole Elliott, Development Services Manager Peter Lawrence, Plans Examiner Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue Lindsey Sperry, Public Safety Officer Rob Van Orsow, Solid Waste/Recycling Coordinator Tina Vaslet, Pierce Transit (SEPA) David Korthals, KC Metro (SEPA) Zach Eskenazi, Emailed: Zachary.Eskenazi@soundtransit.org FROM: Robert Hansen, Planning Manager (Please copy Leila Willoughby -Oakes on project emails) FOR DRC MTG. ON: Time/Date TBD- Internal Technical Review Discussion *Please email if the application is complete or incomplete by December 15th* FILE NUMBER(s) . 17-105616-00-UP/ 17-105617-00-S-E- (-Planned Action SEPA) RELATED FILE NOS.: 17-1103445-00-PC; 17-105618-00-CN; 17-105622-00-SM PROJECT NAME: Affinity at Federal Way PROJECT ADDRESS: 31701 Pete von Reichbauer Way S. (Parcel: 092104 9034) ZONING DISTRICT: CC-C PROJECT DESCRIPTION: Age -restricted market rate senior apartment (55 years and up) community on a 1.77 acre site. A 5-story wood -framed over 2 story concrete podium with one level of underground parking with 179 apartments units. The applicant requests a street modification approval by the PW Director Per city records there appears to be a shared parking agreement with the Clarion property from the 90's; however we received an incomplete title report to determine this. LAND USE PERMITS: Use Process III `Project Approval' incl. Design Review; Planned Action SEPA; Concurrency OWNER: CAP Acquisitions, LLC Affinity William R. Kelly 10861 E. Adobe Creek Place Tucson, AZ 85749 Email: Bill kelly@comcast.net PROJECT CONTACT: Matt Reider Assistant Planner MATERIALS SUBMITTED ESM Federal Way 33400 8TH Ave. S., Ste. 205 Federal Way, WA 98003 1. This Cover Letter (1 copy); 2. Design Narrative (1 copy); 3. Completed Master Land Use Application (1 copy); 4. R-O-W Modification Request (1 copy); 5. Traffic Concurrency Application (1 copy); 6. Signed Authorization Letter from Property Owner (1 copy); 7. Pre -Application Summary Letter (1 copy); 8, Title Report (2 copies); 9. Letters of Water and Sewer Availability (2 copies); 10. Site Photographs (8 copies); 11. Signed and Completed SEPA Checklist (8 copies); 12. Process III Plan Set (8 copies); 13. Architectural Plans/Building Elevations (8 copies); 14. Sign Construction Plan (8 copies): 15. Lighting Plans (8 copies); 16. Existing Conditions Map (8 copies); 17. Preliminary Technical Information Report (4 copies); 18. Geotechnical Report (4 copies); 19. CPTED Checklist (4 copies); 26. Self -Addressed Envelopes with Stamps (2 sets); 21. Mailing Address List (1 copy); 22. Assessor's Map (1 cor)vl: 4ik 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 1st 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 Devised Code TWRC) 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 Comment & Appeals: The official project file is available for public review at the Community Development Department (City Hall, 2nd Floor, 33325 8dh Avenue South, Federal Way, WA 98003). Any person may submit written comments on the Use Process III application to the Director of Community Development by January 16, 2018. Only the applicant, persons who submit written comments to the director, or persons who specifically request a copy of the original decision may appeal the director's decision. Comments sent by email should be directed to: robert.hansenna.cityoffederal-,x-,Iy.com. 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, robert.liansen@ci4,,c)ffederal,,yay.com Printed in the Federal Way Mirror December 29, 2017 17-105616-00-UP Doc. 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A�k CITY OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www.cityoffederalway.corn DECLARATION OF DISTRIBUTION I, a't', ti-CAfk- w hereby declare, under penalty of perjury of the laws of the State of of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other wps ❑ mailed ❑ faxed k—,—. , 2017. Project Name File Number(s) ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on . A Signature Date G7 j- :\Declaration of Distribution.doc/Last printed 8/11 /2017 11:45:00 AM Federal Way Library: 34200 1 It Way South Federal Way 320t" Library: 848 S. 320t" St I:\Declaration of Distdbution.doc/Last printed 8/11 /2017 11:45:00 AM 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 1s, 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 Comment & Appeals: The official project file is available for public review at the Community Development Department (City Hall, 2.d Floor, 33325 8th Avenue South, Federal Way, WA 98003). Any person may submit written comments on the Use Process III application to the Director of Community Development by January 16, 2018. Only the applicant, persons who submit written comments to the director, or persons who specifically request a copy of the original decision may appeal the director's decision. Comments sent by email should be directed to: rober .h nsen ci ,offederalwa -.com. 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, robert.hansen&iWoffedcra, hmay.com Printed in the Federal Way Mirror December 29, 2017 17-105616-00-UP Doc. I.D.77062 CIT Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www,cit offederolwa .corn DECLARATION OF DISTRIBUTION 001. 1, f-R(k , V� k �IG _ hereby eclare, under penalty of perjury of the laws of the State of Washington, that a: Ei Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ❑ e-mailed and/or 11(posted to or at each of the attached addresses on 2017. Project Name File Number(s) ` 7 (0S Co 06 — LtP Signature Date :\Declaration of Distdbution.doc/Last printed 8/11 /2017 11:45:00 AM Posted Sites: Federal Way City Hall: 33325 8t" Ave South ^r • fir• ! • • i•i +wa l:\Declaration of Distdbution.doc/Last printed 8/11 /2017 11:45:00 AM November 1, 2017 Multiple Agency Authorization: City of Federal Way Community Development Department 33325 81h Avenue South Federal Way, WA 98003 Puget Sound Energy (CCS) Customer Construction Services 3130 S. 38`h St. Tacoma, WA 98409 Lakehaven Water & Sewer District Brian Asbury 31627 151 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) andlor 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, William R. Kelly 10861 E. Adobe Creek Place Tucson, AZ 85749 Bill_kelly@comcast.net CITY OF Federal Way RESUBMITTED J AN 0 3 20% COMMUNITY DEVELOPMENT DEPARTMENT 33325 8t° Avenue South ORY OF FEDERAL WAY Federal Way, WA 98003-6325 cOMMUNT Y DEVELOPMENT 253-8352607; Fax 253-835-2609 planning@.ciWoffederalway.com www.cit,yoffecteralway.com NOTICE OF APPLICATION SIGN INSTALLATION CERTIFICATE l Project Name: A -�� Project File No: 1� Project Address: r Installed By: Date of Installation: Location of Installation: �� e- & ��t't- V ��-� O.L►�2� I hereby testify that the sign installed fully complies with the installation standards outlined in Federal Way Revised Code TWRC) Title 19 `Zoning and Development Code' and that the sign will be maintained until a final decision is issued on the land use action and/or environmental threshold determination. I understand that failure to return this certificate within five days of posting may result in delays, notice of corrections, and re -mailings at the applicant's expense. P1,� Installer's Name Installer's Signature ek - jr)-1 Date %3 Phone Bulletin #036 —November 17, 2017 Page 1 of 1 k:\Handouts\Sign Installation Certificate STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Ken Spurrell, being first duly sworn on oath that she is the Legal Advertising Representative of the Federal Way Mirror a weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Federal Way Mirror has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Federal Way Mirror (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, (Ad# 816604) a: Public Notice was published on July 13, 2018. The full amount of the fee chpged for said foregoing publication is the sum of $161.96. Ken Spurrell Legal Advertising Representative, Federal +++ Subscribed and sworn to me this 13thd Allen F. Public for the PUBU1 0 2 R`a esidi in Tacoma, Washington Federal way REVISED NOTICE OF MASTER LAND USE APPLICATION Project Name: Affinity at Federal Way (Senior Living Community) Project Description: Revised proposal to construct an affordable senior living facility composed of 200 units with 211 parking stalls, and associated site work on 1.77 acres in the City Center Core zone. Applicant: Robert Ketner, Inland Group, 120 W. Cataldo Ave.. Ste. 100, Spokane, WA 99201 Agent: Matt Reider, ESM Consulting Engineers, LLC, 33400 8th Avenue S., Suite 205, Federal Way, WA 98003 Project Location: 31701 Pete von Reichbauer Way S,. Federal Way, WA, Vicinity Map, N.T.S. King County Parcel No. D92104-9034 Date of Application: November 21, 2017 Date Determined Complete: December 15, 2017 Date of Notice of Application: July 13, 2018 Public Comments Due: July 28, 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 Federat Way Revised Code (FWRC) Chapter 19.65. Addillonal permits andlor approvals in conjunction with the Use Process III decision include Planned Action - Project Review pursuant to RCW 43.21C.031 (file #17-105617-SE), Transportation Concurrency (file #17-105618-CN) and Street Modification (file #17- 105622-SNi). 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 Geotechnlcal Report. Development Regulations to Be Used for Project Mitigation: Federal Way Revised Code (FWRC) Title 14, 'Environmental Policy'; Title 16, 'Surface Water Management"; Tltie 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: 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 Comment & Appeals: The official project file is available for public review at the Community Development Department (City Hall, 2nd Floor, 33325 8th Avenue South, Federal Way, WA 98003). Any person may submit written comments on the Use Process III application to the Director of Community Development by July 28, 20tia. Only the applicant. persons who submit written comments to the director, or persons who specifically request a copy of the original decision may appeal the director's decision. Comments sent by email should be directed to: I 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). Slalf Contact: Planning Manager Robert 'Doc' Hansen, 253-835-2643, robe rt.hansenCRcitvaffederal way.com Printed in the Federal Way Mirror July 13, 2018, #816604. and GroupIr�l Comprehensive Multifamily Construction & Development Services RESUBMITTED June 18, 2018 Affinity at Federal Way Project Narrative & Design Guideline Compliance CITY OF FEDERAL Y1AY OOMMUNITY DEVELOPMENT 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 encou_r_agedarand offered at the comet descrWari 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 1 pro�tection would be considered for this area. The developer has committed to providing sprinkler 1 ta ioxLof all the unit decks on the south side of the building. 40, 120 West Cataldo Avenue, Suite 100; Spokane, WA 99201 ■ Tel: 509.891.5162 w 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. tOk,,�� k w 2 Surface Parkin Lots: Surface parking is limited to 5 guest spaces adjacent to the rimaf' entry drop-. () g p g� g p J p Y off area. All other parking is on the interior of the building. `n VL (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 ■ Tel: 509.891.5162 s Fax: 509.922.2251 www.InIandConstruction.com ��Sr does align with the ROW. The basement garage is almost completely buried a where it is exposed the east elevation and partial north is colored to match a primary siding c or. Awnings have been added for articulation' o 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 gem { levels are architectural only level and will have opaque glazing and the garage doors are solid.6t� (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 Fagade 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 fataldo Avenue, Suite 100; Spokane, WA 99201 ® 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 a Tel: 509.891.5162 o 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 fagade 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 ■ Fax: 509.922.2251 www.InIandConstruction.com DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8th Avenue South Alll�k. Federal Way WA 98003 CITY OF 253-835-7000; Fax 253-835-2609 Federal Way www.cityoffederolwoycom DECLARATION OF DISTRIBUTION 1, hereby declare, under penalty of perjury of the laws of the State of Washington, that a: �w�5 ® Notice of Land se Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was El mailed ❑ faxed ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on 201& Project Name File Number(s) Signature -J O Date 7—I — / g K:\CD Administration Files\Declaration of Distribution.doc/Last printed 1/4/2018 12:02:00 PM 41k CITY OFvr� Federal Way REVISED NOTICE OF MASTER LAND USE APPLICATION Project Name: Affinity at Federal Way (Senior Living Community) Project Description: Revised proposal to construct an affordable senior living facility composed of 200 units with 211 parking stalls, and associated site work on 1.77 acres in the City Center Core zone. Applicant: Robert Ketner, Inland Group, 120 W. Cataldo Ave., Ste. 100, Spokane, WA-99201 Agent: Matt Reider, ESM Consulting Engineers, LLC, 33400 8`h Avenue S., Suite 205, Federal Way, WA 98003 Project Location: 31701 Pete von Reichbauer Way S., Federal Way, WA, Vicinity Map, N.T.S. King County Parcel No. 092104-9034 Date of Application: November 21, 2017 Date Determined Complete: December 15, 2017 Date of Notice of Application: July 13, 2018 Public Comments Due: July 28, 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 Planned Action — Project Review pursuant to RCW 43.21C.031 (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: 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 Comment & Appeals: The official project file is available for public review at the Community Development Department (City Hall, 2nd Floor, 33325 80' Avenue South, Federal Way, WA 98003). Any person may submit written comments on the Use Process III application to the Director of Community Development by July 28, 2018. Only the applicant, persons who submit written comments to the director, or persons who specifically request a copy of the original decision may appeal the director's decision. Comments sent by email should be directed to: robert.hansen(a),cityoffederalway.com. 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, robert.hansen@cftyoffedpmIway.co Printed in the Federal Way Mirror July 13, 2018. CITY OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www,cilyoffederalwa_y.com DECLARATION OF DISTRIBUTION ................ K I, hereby declare, under penalty of perjury of the laws of the State of Washington, that a: M Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed $Z e-mailed and/or ❑ posted to or at each of the attached addresses on 11 2018. Project Name File Number(s) Signature Date 7-/i -I a K:\CD Administration Files\Declaration of Distribution.doc/Last printed 1 /4/2018 12:02:00 PM CITY OF 'A Federal Ways REVISED NOTICE OF MASTER LAND USE APPLICATION Project Name: Affinity at Federal Way (Senior Living Community) Project Description: Revised proposal to construct an affordable senior living facility composed of 200 units with 211 parking stalls, and associated site work on 1.77 acres in the City Center Core zone. Applicant: Robert Ketner, Inland Group, 120 W. Cataldo Ave., Ste. 100, Spokane, WA 99201 Agent: Matt Reider, ESM Consulting Engineers, LLC, 33400 8' Avenue S., Suite 205, Federal Way, WA 98003 Project Location: 31701 Pete von Reichbauer Way S., Federal Way, WA, Vicinity Map, N.T.S. King County Parcel No. 092104-9034 Date of Application: November 21, 2017 Date Determined Complete: December 15, 2017 Date of Notice of Application: July 13, 2018 Public Comments Due: July 28, 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 Planned Action — Project Review pursuant to RCW 43.21C.031 (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: 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 Comment & Appeals: The official project file is available for public review at the Community Development Department (City Hall, 2nd Floor, 33325 8th Avenue South, Federal Way, WA 98003). Any person may submit written comments on the Use Process III application to the Director of Community Development by July 28, 2018. Only the applicant, persons who submit written comments to the director, or persons who specifically request a copy of the original decision may appeal the director's decision. Comments sent by email should be directed to: robert.hansen cit offederalwa .com. 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, robert.han sen@,,cityo ffederalw ay. cam Printed in the Federal Way Mirror July 13, 2018. Tamara Fix From: Ken Spurrell <legals@tacomadailyindex.com> Sent: Wednesday, July 11, 2018 10:05 AM To: Tamara Fix Subject: confirmation Confirming receiving notice to pub in the FWM. thanks CITY OF Federal Way REVISED NOTICE OF MASTER LAND USE APPLICATION Project Name: Affinity at Federal Way (Senior Living Community) Project Description: Revised proposal to construct an affordable senior living facility composed of 200 units with 211 parking stalls, and associated site work on 1.77 acres in the City Center Core zone. Applicant: Robert Ketner, Inland Group, 120 W. Cataldo Ave., Ste. 100, Spokane, WA 99201 Agent: Matt Reider, ESM Consulting Engineers, LLC, 33400 8d' Avenue S., Suite 205, Federal Way, WA 98003 Project Location: 31701 Pete von Reichbauer Way S., Federal Way, WA, Vicinity Map, N.T.S. King County Parcel No. 092104-9034 Date of Application: November 21, 2017 Date Determined Complete: December 15, 2017 Date of Notice of Application: July 13, 2018 Public Comments Due: July 28, 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 Planned Action — Project Review pursuant to RCW 43.21C.031 (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: 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 Comment & Appeals: The official project file is available for public review at the Community Development Department (City Hall, 2nd Floor, 33325 8d' Avenue South, Federal Way, WA 98003). Any person may submit written comments on the Use Process III application to the Director of Community Development by July 28, 2018. Only the applicant, persons who submit written comments to the director, or persons who specifically request a copy of the original decision may appeal the director's decision. Comments sent by email should be directed to: robert.hansen(a),cityoffederalway.com. 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, robert. han senCa� cit yoffedera l w a y . co m Printed in the Federal Way Mirror July 13, 2018. CITY OFrM redera! Way Project Name: COMMUNITY DEVELOPMENT DEPARTMENT 33325 8's Avenue South Federal Way, WA 98003-6325 253-8352607;Fax 253-835-2609 n lanni ne(u�ci lyoffederalK•a�=.cam jvww.cayoffe,deral way.com NOTICE OF APPLICATION SIGN INSTALLATION CERTIFICATE Pau N Project File No: " K) S' (4! - 41J FF Project Address: � ila�l �t'1 rWAJ — Installed By: 0 K}_GiAt, Date of Installation: Location of Installation: *Please provide the project planner with a picture of the sign installation.* !-i dui r-i Y'i( is 4 -i i'[r-lJ%d 'i®_i 2% a'i� it i��i� it-i r'ee is-ia—ie ia'i a—iI is-ia is i4 ie'iu i 'wr �wr -a a ■r 01 a, At •F 101 'N, 'RF `@r '!F 'rl. 'fit Re Rr 'Ar ■t ■r w[ 'fF ■r ■r ■. — t, — 'fit. 'W` Ar Nt 'W, I hereby testify that the sign installed fully complies with the installation standards outlined in Federal Way Revised Code (FWRC) Title 19 `Zoning and Development Code' and that the sign will be maintained until a final decision is issued on the land use action and/or environmental threshold determination. I understand that failure to return this certificate within five days of posting may result in delays, notice of corrections, and re -mailings at the applicant's expense. t� 'off k ] ei A a SA-L4 Installers Name aller's kigpkture Bulletin #036 —March 7, 2018 Page 1 of 1 ) ?l Date 'K-5 - �,?-t-- (0 l I �) Phone k:\HandoutslSign Installation Certificate im f �i .lam' .I ►!��• r� `�- •� Y d10" wF . �i1f•. - - - -. - • � ., .�• . 'ram.: '+iic,; _ - -- `� •ram +.,'S��+t.:,.;:: ; !>�;�- . -- �. (' ;�, • it • ,r` .} �� 4b - . ` . - -•. fit- � •�t. � '� = f� t� a � �.� � _. _ � .J � � �_ - � �- l �. ' �%'•:�� 'i• � � ��', ��/_ .•�� " • ems/-.. f :�� f ' _� _�.. � � •�'•� ` -�� `�_- -. ..�' ��'�- �f � ice•-� ••- '' �--r, �: �'�"- � - ter" -' -- � _ - - - r-- -Ss•' ..k� r�J J � J ��-� �. �•'�_.- _ - __. - 1� - ' _ - � •- • .-- - • . +i s .. _ - � yr' � - - _ . _ -- -' .. - � 1 fir i -.'rg��.'r • ;. ...� : - _ _ y-. .. - }. _ • ,� ' ~- -, � •I y' ' • s� f 4�� CITY OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003-6325 253-835-7000; Fax 253-835-2609 www.cif yoffederaiwoy,com DECLARATION OF DISTRIBUTION I, hereby declare, under penalty of perjury of the laws of the State of ashington, that a: i U Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ❑ e-mailed and/or iposted to or at each of the attached addresses on I . 2018. Project Name File Numb-' Signature Date IP5 K:\PLANNING INTERN\Declaration of Distribution notices\Declaration of Distribution with Posting Sites.doc .Posting Sites: Federal Way City Hall - 33325 8th Avenue Federal Way Regional Library - 34200 1 st Way South Federal Way 320th Branch Library - 848 South 320th Street Subject Site - K:\PLANNING INTERN\Declaration of Distribution notices\Declaration of Distribution with Posting Sites.doc TA COMMITMENT FOR TITLE INSURANCE Commitment Number: ►fit Issued By agent: R�'SUE3mlTTED[Update 0104153-06 CHICAGO TITLE ACC i 9 2D1� 2nd Commitment COMPANY OF WASHINGTON CFr` r1F F DER LL AY *o COMMUNn "Company"), for a valuable consideration, commits to s identified in Schedule A, in favor of the Proposed Insured named in CHICAGO TITLE INSURANCE COMPANY, a Florida corporation ( ITed to in Schedule A, upon issue its policy or Policies of title insurance, land s owner or mortgagee of the estate or interest in R thuirementssall subject to the provisions of Schedules A Schedule A, a and compliance with the � payment of the premiums and charges he identity of the Proposed Insured and the and B and to the Conditions of this Commitment. amount of the policy or policies This Commitment shall be effective only when t the Company. 6 months after the Effective Date or when committed for have been inserted in Schedule A by All liability and obligation under this Commitment shall cease firs terminate si i ed that the failure to issue the policy or the policy or policies committed for shall issue, whichever occurs, Prov policies is not the fault of the Company on request. le of the policy form up The Company will Provide a sample validating officer or authorized signatory. until countersigned by a caused its corporate name and seal to be This Commitment shall not be val INSURANCE COMPANY has IN WITNESS WHEREOF,id or binding ICAGO ers on the TITLE Schedule A. shown in affixed by its duly authorized Chicago Title Insurance Company By: , pressdent ,n^-M N"Sii Attest: Countersigned By: SEAL Secretary Authorized officer or Agent I h51 L!^ll T13 ii Copyright American Land Title Association. All rights reserved, d standing as , or any derivative thareofi} is restricted to ALTA licensees and ALTA n Land T �n S punted 1t �� 17 @ Oa'� The use of this Form ( tinted under license from the A+nErica❑ Land Tide As A Cr ws� o2t50 62247"P 1 ti7��pnt53 of the date of use. All other uses are pr❑hibited• Rep page 1 ALTA Commitment (0611712006) f CHICAGO TITLE COMPANY OF WASHINGTON COMMITMENT NO.0104153-06 UPDATE 2nd Commitment ISSUING OFFICE: FOR SETTLEMENT INQUIRIES, CONTACT: Title Officer: Commercial / Unit 6 Escrow Officer. Michael Costello Chicago Title Company of Washington Chicago Title Company of Washington 701 5th Avenue, Suite 2700 701 5th Avenue, Suite 2700 Seattle, WA 98104 Seattle, WA 98104 Main Phone: (206)628-5610 Phone: 206-628-5619 Fax: 206-628-9737 Email: CTISeaTiitleUnit6@ctt.com Main Phone: (206)628-5666 Email: michael.costello@cft.com SCHEDULE A ORDER NO.0104153-06 1. Effective Date: November 14, 2017 at 08:00 AM 2. Policy or Policies to be issued: a. ALTA Owner's Policy 2006 Proposed Insured: CAP Acquisitions, LLC, a Washington limited liability company Policy Amount: $3,800,000.00 Premium: $ 6,352.00 Tax: $ 641.55 Rate: Prior Title Standard Owners Commercial Total: $ 6,993.55 3. The estate or interest in the land described or referred to in this Commitment is: Fee Simple 4. Title to the estate or interest in the land is at the Effective Date vested in: William R. Kelly, presumptively subject to the community interest of his spouse or registered domestic partner, if married or a registered domestic partner on October 11,2012, date of acquiring title 5. The land referred to in this Commitment is described as follows: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF END OF SCHEDULE A st:AN AMERICAN Copyright American Land Title Association. All rights reserved. LAND TITLE The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (0611712006) Printed: 11.17.17 @ 08:04 AM Page 2 WA-CT-FNSE-02150.622476-SPS-1-17-0104153-06 EXHIBIT W Legal Description Lot 1, King County Short Plat Number 778060, according to the Short Plat recorded under recording number 7902220625, records of King County, Washington. Together with a non-exclusive easement for ingress and egress over Tract X as delineated on said Short Plat; Except that portion thereof lying within the above main tract. Copyright American Land Title Association. All rights reserved. IAN;' ICAN ASSOCIATION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Assoclation. ALTA Commitment (06117/2006) Printed: 11.17.17 @ 08:04 AM Page 3 WA-CT-FNSE-02150.622476SPS-1-17-0104153-06 COMMITMENT NO.0104153-06 CHICAGO TITLE COMPANY OF WASHINGTON UPDATE 2nd Commitment SCHEDULE B Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: GENERAL EXCEPTIONS A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records. B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. C. Easements, prescriptive rights, rights -of --way, liens or encumbrances, or claims thereof, not shown by the Public Records. D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the Public Records. E. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public Records. F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the Public Records. G. Unpatented mining claims, and all rights relating thereto. H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. I. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights, claims or title to water. K. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public Records, or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 000000111 AMERICAN Copyright American Land Title Association. All rights reserved. LAND TITLE The use of this Form (or any derivative thereof] is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Cammilment (0611712006) Printed: 11,17.17 @ 0 :04 AM Page 4 WA-CT-FNSE-02153.622476-SPS--1-17-0104153-M CHICAGO TITLE COMPANY OF WASHINGTON SCHEDULE B (continued) SPECIAL EXCEPTIONS COMMITMENT NO. 0104153-06 UPDATE 2nd Commitment 1. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on King County Short Plat No. 778060: Recording No: 7902220625 2. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Puget Sound Power & Light Company Purpose: Electric transmission and/or distribution system Recording Date: September 12, 1967 Recording No.: 6232757 Affects: Portion of said premises and other property 3. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Puget Sound Power & Light Company Purpose: Electric transmission and/or distribution system Recording Date: July 11, 1979 Recording No.: 7907110665 Affects: The South 15 feet of the East 210 feet of said premises 4. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Lakehaven Sewer District Purpose: Sewer mains with necessary appurtenances Recording Date: January 22, 1980 Recording No.: 8001220531 Affects: North 10 feet of said premises and other property 5. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Federal Way Water & Sewer District Purpose: Water mains with necessary appurtenances Recording Date: November 6, 1986 Recording No.: 8611061263 Affects: Portion of said premises and other property AMERICAN Copyright American Land Title Association. All rights reserved. LAND TITLE ASSOCIATION The use of this Form (or any derivative thereof) is restricted to ALTA Ilcensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (06117/2006) Printed: 11.17.17:IMM04 Aral Page 5 WA-CT-FNSE-02150.622476-SPS-1-17-0104153-06 CHICAGO TITLE COMPANY OF WASHINGTON SCHEDULE B (continued) 6. Reservations and exceptions contained in the deed Grantor: Northern Pacific Railroad Company Recording No.: 285817 COMMITMENT NO. 0104153-06 UPDATE 2nd Commitment Reserving and excepting from said Lands so much or such portions thereof as are or may be mineral lands or contain coal or iron, and also the use and the right and title to the use of such surface ground as may be necessary for ground operations and the right of access to such reserved and excepted mineral lands, including lands containing coal or iron, for the purpose of exploring, developing and working the land. The Company makes no representations about the present ownership of these reserved and excepted interests. 7. Agreement and the terms and provisions thereof: Executed by: Water District No.124 and Andrew C. Cratsenberg Recording Date: December 15, 1978 Recording No.: 7812150897 8. Agreement and the terms and provisions thereof: Executed by: Lakehaven Sewer District and Andrew C. Cratsenberg and Luetta M Cratsenberg, his wife Recording Date: February 7, 1979 Recording No.: 7902070844 Payment of the real estate excise tax, if required. The Land is situated within the boundaries of local taxing authority of City of Federal Way. Present rate of real estate excise tax as of the date herein is 1.78 percent. Any conveyance document must be accompanied by the official Washington State Excise Tax Affidavit. The applicable excise tax must be paid and the affidavit approved at the time of the recording of the conveyance documents. (NOTE: Real Estate Excise Tax Affidavits must be printed as legal size forms). An additional $5.00 Electronic Technology Fee must be included in all excise tax payments. If the transaction is exempt, an additional $5.00 Affidavit Processing Fee is required. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative of the date of use. All other uses are pi ALTA Commitment (06/17/2006) is restricted to ALTA licensees and ALTA members in good standing as Reprinted under license from the American Land Title Association. s� AME0.ICAN LAND TITLE ASSOCIATION Printed: 11.17.17 @ 08:04 AM Page 6 WA-CT-FNSE-02150.622476-SPS-1-17-0104153-06 COMMITMENT NO. 0104153-06 CHICAGO TITLE COMPANY OF WASHINGTON UPDATE 2nd Commitment SCHEDULE B (continued) 10. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2017 Tax Account No.: 092104-9034-03 Levy Code: 1202 Assessed Value -Land: $1,387,800.00 Assessed Value -Improvements: $0.00 General and Special Taxes: Billed: $21,912.69 Paid: $21,912.69 Unpaid: $0.00 11. Liability for Sewer Treatment Capacity Charges, if any, affecting certain areas of King, Pierce and Snohomish Counties. Said charges could apply to property connecting to the metropolitan sewerage facilities or reconnecting or changing its use and/or structure after February 1, 1990. Please contact the King County Wastewater Treatment Division, Capacity Charge Program, for further information at 206-296-1450 or Fax No. 206-263-6823 or email at Ca Char eEscrow kin count . ov. A map showing sewer service area boundaries and incorporated areas can be found at: htti,://Lour.kingcounty:qov/ftpIgis/WebNMC/utilitiesJservarea cities.pdf Unrecorded Sewer Capacity Charges are not a lien on title to the Land. NOTE: This exception will not appear in the policy to be issued. 12. The search did not disclose any open mortgages or deeds of trust of record, therefore the Company reserves the right to require further evidence to confirm that the property is unencumbered, and further reserves the right to make additional requirements or add additional items or exceptions upon receipt of the requested evidence. 13. We find various matters of record against persons/entities with name(s) similar to William R. Kelly. The Company requires that the Confidential Information Statement(s) attached to this commitment be completed and returned to this office in a timely manner in order for the Company to make a final determination as to the effect of said matters. 14. Matters which may be disclosed by a search of the records against the name of the spouse or domestic partner of William R. Kelly, if married or a member of a registered domestic partnership. 15. Any unrecorded leaseholds, right of vendors and holders of security interests on personal property installed upon the Land and rights of tenants to remove trade fixtures at the expiration of the terms. AN Copyright American Land Title Association. All rights reserved. NU T;« A55-1-1ON The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (06/17/2006) Printed: 11.17.17 @ 08:04 AM Page 7 WA-CTfNSE-02150.622476SPS-1-17-0104153-06 COMMITMENT NO.0104153-06 CHICAGO TITLE COMPANY OF WASHINGTON UPDATE 2nd Commitment SCHEDULE B (continued) 16. Title is to vest in CAP Acquisitions, LLC and will be subject to the following item: 17. The Company will require the following documents for review prior to the issuance of any title insurance predicated upon a conveyance or encumbrance from the entity named below. Limited Liability Company: CAP Acquisitions, LLC a. A copy of its operating agreement, if any, and any and all amendments, supplements and/or modifications thereto, certified by the appropriate manager or member. b. If a domestic Limited Liability Company, a copy of its Articles of Organization and all amendment thereto with the appropriate filing stamps. c. If the Limited Liability Company is member -managed a full and complete current list of members certified by the appropriate manager or member. d. A current dated certificate of good standing from the proper governmental authority of the state in which the entity was created e. If less than all members, or managers, as appropriate, will be executing the closing documents, furnish evidence of the authority of those signing. The Company reserves the right to add additional items or make further requirements after review of the requested documentation. END OF EXCEPTIONS NOTES The following matters will not be listed as Special Exceptions in Schedule B of the policy. There will be no coverage for loss arising by reason of the matters listed below because these matters are either excepted or excluded from coverage or are not matters covered under the insuring provisions of the policy. Note A: Your application for title insurance was placed by reference to only a street address or tax identification number. Based on our records, we believe that the legal description in this report covers the parcel(s) of Land that you requested. If the legal description is incorrect, the seller/borrower must notify the Company and/or the settlement company in order to prevent errors and to be certain that the correct parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on the policy of title insurance. Note B: Notice: Please be aware that due to the conflict between federal and state laws concerning the cultivation, distribution, manufacture or sale of marijuana, the Company is not able to close or insure any transaction involving Land that is associated with these activities. AM AME0.ICAN Copyright American Land Title Association. All rights reserved. LANU TIT« ASSOCIATION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as ] of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (0611712006) printed: 11.17.17 @ 06:04 AA4 Page 8 WAFT-FNSE-02150.622476-SPS-1-17-0104153-06 CHICAGO TITLE COMPANY OF WASHINGTON SCHEDULE B (continued) COMMITMENT NO.0104153-06 UPDATE 2nd Commitment Note C: Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: Lot 1, KCSP No. 778060, Rec. No.7902220625 Tax Account No.: 092104-9034-03 Note D: Note: Any map furnished with this Commitment is for convenience in locating the land indicated herein with reference to streets and other land. No liability is assumed by reason of reliance thereon. END OF NOTES END OF SCHEDULE B Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative of the date of use. All other uses are pi (06117/2006) is restricted to ALTA Ilcensees and ALTA members in good standing as Reprinted under license from the American Land Title Association. AMERICAN LAND TITLE µyOSIAfItlM Printed: 11.17.17 @ 08:04 AM Page 9 WA-CTfNSE-02150.622476SPS-1-17-0104153-06 COMMITMENT NO.0104153-06 CHICAGO TITLE COMPANY OF WASHINGTON UPDATE 2nd Commitment CONDITIONS 1. The terra mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingty, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule 6, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of tide or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at htr :I1www. afta.or . END OF CONDITIONS fttttti AMERICAN Copyright American Land Title Association. All rights reserved. LAND TITLE ASSOCIATION The use of this Form (or any der'vative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. L ALTA Commitment (0611712006) Ponied: 11.17,17 @ 08:04 A rt Page 10 WA-CT-FNSE-02150.622476-SPS-1-17-0104153-06 RECORDING REQUIREMENTS Effective January 1, 1997, document format and content requirements have been imposed by Washington Law. Failure to comply with the following requirements may result in rejection of the document by the county recorder or imposition of a $50.00 surcharge. First page or cover sheet: 3" top margin containing nothing except the return address. 1" side and bottom margins containing no markings or seals. Title(s) of documents. Recording no. of any assigned, released or referenced document(s). Grantors names (and page no. where additional names can be found). Grantees names (and page no. where additional names can be found). Abbreviated legal description (Lot, Block, Plat Name or Section, Township, Range and Quarter, Quarter Section for unplatted). Said abbreviated legal description is not a substitute for a complete legal description which must also appear in the body of the document. Assessor's tax parcel number(s). Return address (in top 3" margin). **A cover sheet can be attached containing the above format and data if the first page does not contain all required data. Additional Pages: 1" top, side and bottom margins containing no markings or seals. All Pactes: No stapled or taped attachments. Each attachment must be a separate page. All notary and other pressure seals must be smudged for visibility. Font size of 8 points or larger. Recording Requirements Printed: 11.17.17 aQ 08:04 AM by DC WA00000924.doc / Updated: 05.23.16 Page 11 WA-CT-FNSE-02150.624652-0104153-06 FIDELITY NATIONAL FINANCIAL PRIVACY NOTICE Effective: May 1, 2015; Last Updated: March 1, 2017 At Fidelity National Financial, Inc., we respect and believe it is important to protect the privacy of consumers and our customers. This Privacy Notice explains how we collect, use, and protect any information that we collect from you, when and to whom we disclose such information, and the choices you have about the use of that information. A summary of the Privacy Notice is below, and we encourage you to review the entirety of the Privacy Notice following this summary. You can opt -out of certain disclosures by following our opt -out procedure set forth at the end of this Privacy Notice. Types of Information Collected. You may provide us with certain personal information about you, like your contact information, address demographic information, social security number (SSN), drivers license, passport, other government ID numbers and/or financial information. We may also receive browsing information from your Internet browser, computer and/or mobile device if you visit or use our websites or applications. Use of Collected Information. We request and use your personal information to provide products and services to you, to improve our products and services, and to communicate with you about these products and services. We may also share your contact information with our affiliates for marketing purposes. Choices With Your Information. Your decision to submit information to us is entirely up to you. You can opt -out of certain disclosure or use of your information or choose to not provide any personal information to us. Privacy Outside the Webslte. We are not responsible for the privacy practices of third parties, even if our website links to those parties' websites. Wow Information is Collected. We may collect personal information from you via applications, forms, and correspondence we receive from you and others related to our transactions with you. When you visit our websites from your computer or mobile device, we automatically collect and store certain information available to us through your Internet browser or computer equipment to optimize your website experience. When Information Is Disclosed. We may disclose your information to our affiliates and/or nonaffiliated parties providing services for you or us, to law enforcement agencies or governmental authorities, as required by law, and to parties whose interest in title must be determined. Information From Children. We do not knowingly collect information from children who are under the age of 13, and our website is not intended to attract children. International Users. By providing us with your information, you consent to its transfer, processing and storage outside of your country of residence, as well as the fact that we will handle such information consistent with this Privacy Notice. The California Online Privacy Protection Act. Some FNF companies provide services to mortgage loan servicers and, in some cases, their websites collect information on behalf of mortgage loan servicers. The mortgage loan servicer is responsible for taking action or making changes to any consumer information submitted through those websites. Your Consent To This Privacy Notice. By submitting information to us or by using our website, you are accepting and agreeing to the terms of this Privacy Notice. Access and Correction;„ Contact Us'. If you desire to contact us regarding this notice or your information, please contact us at Privacy(cDfnf.com or as directed at the end of this Privacy Notice. Privacy Statement Printed: 11.17.17 @ 08:04 AM by DC WA00000924.doc / Updated: 05.23.16 Page 12 WA-CT-FNSE-02150.624652-0104153-06 FIDELITY NATIONAL FINANCIAL PRIVACY NOTICE Effective: May 1, 2015; Last Updated: March 1, 2017 Fidelity National Financial, Inc. and its majority -owned subsidiary companies providing title insurance, real estate - and loan -related services (collectively, "FNF", "our" or "we") respect and are committed to protecting your privacy. We will take reasonable steps to ensure that your Personal Information and Browsing Information will only be used in compliance with this Privacy Notice and applicable laws. This Privacy Notice is only in effect for Personal Information and Browsing Information collected and/or owned by or on behalf of FNF, including Personal Information and Browsing Information collected through any FNF website, online service or application (collectively, the "Website"). Types of Information Collected We may collect two types of information from you: Personal Information and Browsing Information. Personal Information. FNF may collect the following categories of Personal Information: • contact information (e.g., name, address, phone number, email address); • demographic information (e.g., date of birth, gender, marital status); • social security number (SSN), driver's license, passport, and other government ID numbers; • financial account information; and • other personal information needed from you to provide title insurance, real estate- and loan -related services to you. Browsinq Information. FNF may collect the following categories of Browsing Information: • Internet Protocol (or IP) address or device ID/UDID, protocol and sequence information; • browser language and type; • domain name system requests; • browsing history, such as time spent at a domain, time and date of your visit and number of clicks; • http headers, application client and server banners; and • operating system and fingerprinting data. Haw Information is Collected In the course of our business, we may collect Personal Information about you from the following sources: • applications or other forms we receive from you or your authorized representative; • the correspondence you and others send to us; • information we receive through the Website; • information about your transactions with, or services performed by, us, our affiliates or nonaffiliated third parties; and • information from consumer or other reporting agencies and public records maintained by governmental entities that we obtain directly from those entities, our affiliates or others. If you visit or use our Website, we may collect Browsing Information from you as follows: • Browser Log Files. Our servers automatically log each visitor to the Website and collect and record certain browsing information about each visitor. The Browsing Information includes generic information and reveals nothing personal about the user. • Cookies. 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Privacy Statement Printed: 11.17.17 @ 08:04 AM by DC WA00000924.doc / Updated: 05.23.16 Page 13 WA-CT-FNSE-02150.624652-0104153-06 When Information Is Disclosed We may provide your Personal Information (excluding information we receive from consumer or other credit reporting agencies) and Browsing Information to various individuals and companies, as permitted by law, without obtaining your prior authorization. Such laws do not allow consumers to restrict these disclosures. Please see the section "Choices With Your Personal Information" to learn how to limit the discretionary disclosure of your Personal Information and Browsing Information. 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Accessing and Correcting Information; Contact Us If you have questions, would like to access or correct your Personal Information, or want to opt -out of information sharing with our affiliates for their marketing purposes, please send your requests to privacygfnf.corn or by mail or phone to: Fidelity National Financial, Inc. 601 Riverside Avenue Jacksonville, Florida 32204 Attn: Chief Privacy Officer (888) 934-3354 Privacy Statement Printed: 11.17.17 @ 06:04 AM by DC WA00000924.doc / Updated: 05.23.16 Page {{Page}} WA-CT-FNSE-02150.624652-0104153-06 � When Recorded Return to: lii�ii11il�11 1111111111111111111 Ross Jacobson, Esq. Williams, Kastner & Gibbs PLLC fi �'15� 1 5 P.U. Box 21926 WILLIAMS KA5TH OCG 74.00 Seattle, WA 98111-3926 PAGE-001 OF 003 101112 WK File No. 67700.0110 KING5COUNTY , VA3 Grantor: Grantee: Legal Description: Tax Parcel Number: 3496454.1 E25fi9183 10/15/2012 15;32 KING COUNTY, UA $10 00 TAX $0 .00 PAGE-001 OF 0B1 SALE QUIT CLAIM DEED Kelly Smith Investments, LLC, a Washington limited liability company William R. Kelly, as his separate property Lot l of Short Plat No. 778060 as recorded under auditors file no. 7902220625, King County, WA Additional legal is on page 1 of document. 092104-9034 QUIT CLAIM DEED THE GRANTOR, Kelly Smith Investments, LLC, a Washington limited liability company, for a mere change in form or identity, where no change in beneficial interest or ownership has occurred, and for no other consideration, hereby conveys and quit claims to GRANTEE, William R. Kelly, as his separate property, all of its right, title and interest in and to the following described real estate, situated in the County of King, State of Washington, together with all after acquired title of the Grantor therein. Excise tax is not due per WAC 458-61 A- 211 (2)(b). Lot l of Short Plat No. 778060 as recorded under auditors file no. 7902220625, being a portion of That portion of the southwest quarter of the Southwest quarter of Section 9, Township 21 North, Range 4 East, W.M., in King County, Washington, lying North of a line described as follows: Beginning at a point 50.00 feet East and 50.00 feet North of the Southwest comer of Section 9, Township 21 North, Range 4 East, W.M., in King County, Washington, thence North 0° 10' 18" East along the East boundary of Pacific Highway South to a point 825.12 feet North and 49.75 feet East of said Southwest comer, and the true point of beginning of this described line, thence South 89°19'09" East to the East line of said Southwest quarter of the Southwest quarter of said Section 9, and the terminus of this described line; Except therefrom the West 802.00 feet of the Southwest quarter of the southwest quarter of said Section 9, except portion, if any, lying within the South 25 acres of the Southwest quarter of the Southwest quarter of said Section 9, and except that portion thereof conveyed to King County for 20'h Avenue South by deed recorded under auditor's file No. 7801200908: Together with an easement for ingress, egress and utilities over Tract X; AND, all existing improvements thereon. Situate in King County, WA Tax Parcel I.D. No.: 092104-9034 Dated: Jaz& .2012, Kelly Smith Investments, LLC, a Washington limited liability company rr ,0,0 ggg� "'. 11, V& 1 Iiam R. Kelly, Sole ember and Manager 3496454.1 STATE OF WASHINGTON ss. COUNTY OF KING I certify that I know or have satisfactory evidence that William R. Kelly is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as sole member and manager of Kelly Smith Investments, LLC, to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. GIVEN under my hand and official seal this day of Cam+ A,, 2012. tary ru631c 2'VI LEMBO state Of Washington (print notary's name) KIM E LEM90 No Public in and for t e State of Washington, MY 00SWIts510t4 EkP3RE8 �y g , August 16.2013 residing at w My commission pires: 3496454.1 • 5 r1 `A 1 1 Geotechnical Engineering Geology Enviromnental Scientists Construction Monitoring GEOTECHNICAL ENGINEERING STUDY - AFFINITY AT FEDERAL WAY 31701 PETE VON REICHBAUER WAY SOUTH FEDERAL WAY, WASHINGTON VIECEIVEr) `'_ ES-5465 OMMt1 f, iTY U' u 1805 - I_ Ili � l ..Ia - ^ Belle%'Lie-AMk 98 7`��i� �•�.', wiL %i4 PREPARED FOR AFFINITY AT FEDERAL WAY, LLC September 28, 2017 1"11-2 — - Bogdan S. u, G.I.T. Staff Geologist ta?-Keven D. Hoffmann, P.E. Senior Project Engineer (ze, (I -�-- Raymond A. Coglas, P.E. Principal Engineer GEOTECHNICAL ENGINEERING STUDY AFFINITY AT FEDERAL WAY 31701 PETE VON REICHBAUER WAY SOUTH FEDERAL WAY, WASHINGTON ES-6466 Earth Solutions NW, LLC 1806 —136th Place Northeast, Suite 201 Bellevue, Washington 98005 Phone: 426-449-47041 Fax: 426-449-4711 www.earthsolutionsnw.com r Geotechnical Engineering Report —,,) Geotechnical Services Are Performed for Specific Purposes, Persons, and Projects Geotechnical engineers structure their services to meet the specific needs of their clients. A geotechnical engineering study conducted for a civil engi- neer may not fulfill the needs of a construction contractor or even another civil engineer. Because each geotechnical engineering study is unique, each geotechnical engineering report is unique, prepared solelyfor the client. No one except you should rely on your geotechnical engineering report without first conferring with the geotechnical engineer who prepared it. And no one —not even you —should apply the report for any purpose or project except the one originally contemplated. Read the Full Report Serious problems have occurred because those relying on a geotechnical engineering report did not read it all. Do not rely on an executive summary. Do not read selected elements only. A Geotechnical Engineering Repavt Is Based on A Unique Set of Project -Specific Factors Geotechnical engineers consider a number of unique, project -specific fac- tors when establishing the scope of a study. Typical factors include: the client's goals, objectives, and risk management preferences; the general nature of the structure involved, its size, and configuration; the location of the structure on the site; and other planned or existing site improvements, such as access roads, parking lots, and underground utilities. Unless the geotechnical engineer who conducted the study specifically indicates oth- erwise, do not rely on a geotechnical engineering report that was: not prepared for you, not prepared for your project, not prepared for the specific site explored, or completed before important project changes were made. Typical changes that can erode the reliability of an existing geotechnical engineering report include those that affect: the function of the proposed structure, as when it's changed from a parking garage to an office building, or from a light industrial plant to a refrigerated warehouse, • elevation, configuration, location, orientation, or weight of the proposed structure, composition of the design team, or project ownership. As a general rule, always inform your geotechnical engineer of project changes —even minor ones —and request an assessment of their impact. Geotechnical engineers cannot accept responsibility or liability for problems that occur because their reports do not consider developments of which they were not Informed. Subsurface Conditions Can Change A geotechnical engineering report is based on conditions that existed at the time the study was performed. Do not rely on a geotechnical engineer- ing reporiwhose adequacy may have been affected by: the passage of time; by man-made events, such as construction on or adjacent to the site; or by natural events, such as floods, earthquakes, or groundwater fluctua- tions. Always contact the geotechnical engineer before applying the report to determine if it is still reliable. A minor amount of additional testing or analysis could prevent major problems. Most Geotechnical Hndings Are Professional Opinions Site exploration identifies subsurface conditions only at those points where subsurface tests are conducted or samples are taken. Geotechnical engi- neers review field and laboratory data and then apply their professional judgment to render an opinion about subsurface conditions throughout the site. Actual subsurface conditions may differ ---sometimes significantly — from those indicated in your report. Retaining the geotechnical engineer who developed your report to provide construction observation is the most effective method of managing the risks associated with unanticipated conditions. A Report's Recommendations Are Not Final Do not overrely on the construction recommendations included in your report. Those recommendations are not final, because geotechnical engi- neers develop them principally from judgment and opinion. Geotechnical engineers can finalize their recommendations only by observing actual subsurface conditions revealed during construction. The geotechnical engineer who developed your report cannot assume responsibility or liability for the reports recommendations if that engineer does not perform construction observation. A Geatechnical Engineering Report Is Subject to Misinterpretation Other design team members' misinterpretation of geotechnical engineering reports has resulted in costly problems. Lower that risk by having your geo- technical engineer confer with appropriate members of the design team after submitting the report. Also retain your geotechnical engineer to review perti- nent elements of the design team's plans and specifications, Contractors can also misinterpret a geotechnical engineering report. Reduce that risk by having your geotechnical engineer participate in prebid and preconstruction conferences, and by providing construction observation. Do Not Redraw the Engineer's Logs Geotechnical engineers prepare final boring and testing logs based upon their interpretation of field logs and laboratory data. To prevent errors or omissions, the logs included in a geotechnical engineering report should never be redrawn for inclusion in architectural or other design drawings. Only photographic or electronic reproduction is acceptable, but recognize that separating logs from the report can elevate risk. Give Contractors a Complete Report and Guidance Some owners and design professionals mistakenly believe they can make contractors liable for unanticipated subsurface conditions by limiting what they provide for bid preparation. To help prevent costly problems, give con- tractors the complete geotechnical engineering report, butpreface it with a clearly written letter of transmittal. In that letter, advise contractors that the report was not prepared for purposes of bid development and that the report's accuracy is limited; encourage them to confer with the geotechnical engineer who prepared the report (a modest fee may be required) and/or to conduct additional study to obtain the specific types of information they need or prefer. A prebid conference can also be valuable. Be sure contrac- tors have sufficient time to perform additional study. Only then might you be in a position to give contractors the best information available to you, while requiring them to at least share some of the financial responsibilities stemming from unanticipated conditions, Read Responsibility Provisions Closely Some clients, design professionals, and contractors do not recognize that geotechnical engineering is far less exact than other engineering disci- plines. This lack of understanding has created unrealistic expectations that have led to disappointments, claims, and disputes. To help reduce the risk of such outcomes, geotechnical engineers commonly include a variety of explanatory provisions in their reports. Sometimes labeled "limitations" many of these provisions indicate where geotechnical engineers' responsi- bilities begin and end, to help others recognize their own responsibilities and risks. Read these provisions closely. Ask questions. Your geotechnical engineer should respond fully and frankly. Geoenvironmental Concerns Are Not Covered The equipment, techniques, and personnel used to perform a geoenviron- mental study differ significantly from those used to perform a geotechnical study. For that reason, a geotechnical engineering report does not usually relate any geoenvironmental findings, conclusions, or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. Unanticipated environmental problems have led to numerous project failures. If you have not yet obtained your own geoen- vironmental information, ask your geotechnical consultant for risk man- agement guidance. Do not rely on an environmental report prepared for someone else. Obtain Professional Assistance To Deal with Mold Diverse strategies can be applied during building design, construction, operation, and maintenance to prevent significant amounts of mold from growing on indoor surfaces. To be effective, all such strategies should be devised for the express purpose of mold prevention, integrated into a com- prehensive plan, and executed with diligent oversight by a professional mold prevention consultant, Because just a small amount of water or moisture can lead to the development of severe mold infestations, a num- ber of mold prevention strategies focus on keeping building surfaces dry. While groundwater, water infiltration, and similar issues may have been addressed as part of the geotechnical engineering study whose findings are conveyed in -this report, the geotechnical engineer in charge of this project is not a mold prevention consultant; none of the services per- formed in connection with the geotechnical engineer's study were designed or conducted for the purpose of mold preven- tion. Proper implementation of the recommendations conveyed in this report will not of itself be sufficient to prevent mold from growing in or on the structure involved. Rely, on Your ASFE-Member Geotechocial Engineer for Additional Assistance Membership in ASFE/The Best People on Earth exposes geotechnical engineers to a wide array of risk management techniques that can be of genuine benefit for everyone involved with a construction project. Confer with you ASFE-member geotechnical engineer for more information. ASFF= The Best People on Earth 8811 Colesville Road/Suite G1O6, Silver Spring, MD 20910 Telephone:3O1/565-2733 Facsimile:3O1/589-2017 e-mail: info@asfe.org www.asfe.org Copyright20O4 by ASFE, Inc. Duplication, reproduction, or copying of this document in whole or in part by any means whatsoever, is strictly prohibited, except with ASFE's specific written permission. Fxcerpting, quoting, or otherwise extracting wording from this document is permitted only with the express written permission of ASFE, and only for purposes of scholarly research or book review. Only members of ASFE may use this document as a complement to or as an element of a geotechnical engineering report Any other firm, individual, or other entity that so uses this document without being an ASFE member could be committing negligent or intentional (fraudulent) misrepresentation. IIGER06045.OM September 28, 2017 ES-5465 Affinity at Federal Way, LLC 120 West Cataldo Avenue, Suite 100 Spokane, Washington 99201 Attention: Mr. Robert Ketner Dear Mr. Ketner: Earth I Solutions NW«< Earth Solutions NW LLC • Geotechnical Engineering • Construction Monitoring • Environmental Sciences Earth Solutions NW, LLC (ESNW) is pleased to present this report titled "Geotechnical Engineering Study, Affinity at Federal Way, 31701 Pete Von Reichbauer Way S, Federal Way, Washington". In our opinion, the proposed residential development is feasible from a geotechnical standpoint. Our subsurface exploration indicates the site is underlain by Vashon subglacial till (Qvt), characterized primarily as dense to very dense, silty sand with gravel. At the time of our August 2017 fieldwork, groundwater seepage was encountered at the boring locations between depths of approximately 21 to 26 feet below existing grades. In our opinion, the proposed multi -story structure can be supported on conventional continuous and spread footing foundations bearing on competent native soil, which is likely to be encountered at foundation subgrade elevations. In general, competent native soil, suitable for new foundation support, was encountered at depths of roughly two to three feet below existing grades (where fill was not present). Where heavier post -tensioned slab construction is proposed, foundation support should be derived directly atop dense to very dense, native Vashon till. Where necessary, loose or unsuitable soil conditions exposed at foundation subgrade elevations should be overexcavated and subsequently replaced with two -inch - diameter, clean crushed rock (or lean -mix concrete) placed atop dense native soil. Where relatively lightly loaded wood frame structures are constructed at -grade, either competent native soil or structural fill may be considered for structural support. Recommendations for foundation design, site preparation, drainage, and other pertinent geotechnical aspects are provided in this study. We appreciate the opportunity to be of service to you on this project. If you have questions regarding the content of this geotechnical engineering study, please call. Si erely, FART SOLUTJON W, LLC i RaymoKe, E. Principal Engineer 1805 - 1361h Place N.E., Suite 201 1 Bellevue, WA 98005 • (425) 449-4704 16 FAX (425) 449-4711 Table of Contents ES-5465 PAGE INTRODUCTION.................................................................................. 1 General..................................................................................... 1 Project Description................................................................ 2 SITECONDITIONS.............................................................................. 2 Surface..................................................................................... 2 Subsurface............................................................................... 3 Topsoil and Fill............................................................. 3 NativeSoil..................................................................... 3 GeologicSetting........................................................... 3 Groundwater............................................................................ 4 Geologically Hazardous Areas Review .................................. 4 DISCUSSION AND RECOMMENDATIONS ........................................ 4 General..................................................................................... 4 Site Preparation and Earthwork ............................................. 5 Temporary Erosion Control ......................................... 5 Stripping........................................................................ 5 Subgrade Preparation .................................................. 5 Excavations and Slopes ............................................... 6 Shoring Feasibility........................................................ 6 In -situ and Imported Soils ............................................ 6 StructuralFill................................................................ 7 Foundations............................................................................. 7 SeismicDesign........................................................................ 8 Slab -on -Grade Floors.............................................................. 8 RetaininnWalls........................................................................ 9 Drainane................................................................................... 10 Infiltration Feasibility.................................................... 10 Preliminary Detention Vault Design ......................... 10 Utility Support and Trench Backfill....................................... 11 Preliminary Pavement Sections ............................................. 12 LIMITATIONS...................................................................................... 12 Additional Services................................................................. 12 Earth Solutions NW, LLC GRAPHICS Plate 1 Plate 2 Plate 3 Plate 4 APPENDICES Appendix A Appendix B Table of Contents Cont'd ES-5465 Vicinity Map Boring Location Plan Retaining Wall Drainage Detail Footing Drain Detail Subsurface Exploration Boring Logs Laboratory Test Results Earth Solutions NW, LLC GEOTECHNICAL ENGINEERING STUDY AFFINITY AT FEDERAL WAY 31701 PETE VON REICHBAUER WAY SOUTH FEDERAL WAY, WASHINGTON ES-5465 INTRODUCTION Gpnprnl This geotechnical engineering study (study) was prepared for the proposed residential development to be completed at 31701 Pete Von Reichbauer Way South, in Federal Way, Washington. The purpose of this study was to provide geotechnical recommendations for currently proposed development plans. Our scope of services for completing this study included the following: • Completing borings for purposes of characterizing site soils; • Completing laboratory testing of soil samples collected at the boring locations; ■ Conducting engineering analyses, and; ■ Preparing this report. The following documents and maps were reviewed as part of our study preparation: • Topographic Survey, prepared by D.R. Horton, Inc., dated October 12, 2010; ■ Critical Areas Map, prepared by the City of Federal Way, Washington (City), dated May 2016; Geologic Map of the Poverty Bay 7.5' Quadrangle, King and Pierce Counties, Washington, prepared by Derek B. Booth et al., dated 2004; ■ Chapter 19.145 of the Federal Way Revised Code (FWRC), and; ■ Web Soil Survey (WSS) online resource, maintained by the Natural Resources Conservation Service (NRCS) under the United States Department of Agriculture (USDA). Earth Solutions NW. LLC Affinity at Federal Way, LLC September 28, 2017 Pro'ect Description ES-5465 Page 2 We understand the proposal will include construction of a multi -story residential building and associated infrastructure improvements. The building will include five residential stories atop two parking levels, with one parking level below grade. Reinforced concrete is likely to be utilized throughout the below -grade parking and ground -floor levels (where applicable). The upper residential levels will likely be supported on a post -tensioned slab, consisting of relatively lightly loaded wood framing or steel stud framing. At the time of report submission, final building or grading plans were not available for review; however, based on our experience with similar developments, we anticipate column loads of approximately 200 to 400 kips, as well as perimeter wall loads of approximately 4 to 6 kips per lineal foot (klf), will be incorporated into the designs. Slab -on -grade loading of approximately 150 pounds per square foot (psf) is expected. Grade modifications of about 10 to 15 feet may be necessary to establish the majority of design subgrade elevations. Where sufficient space from property lines is available, we expect support for the proposed excavations will be achieved chiefly by temporary, open -face cuts. Temporary shoring, or a combination of temporary shoring and sloped excavations, however, may be necessary depending on the exposed soil conditions and/or final site designs. Rockeries and/or retaining walls may be utilized to accommodate grade transitions, where necessary. Stormwater management will probably be conventional; we anticipate a detention vault (or similar) will be constructed on site. If the above design assumptions are incorrect or change, ESNW should be contacted to review the recommendations provided in this report. ESNW should review final designs to confirm that our geotechnical recommendations been incorporated into the plans. SITE CONDITIONS Surface The subject site is located on the west side of Pete von Reichbauer Way South, about 350 feet south of the intersection with South 31Oh Street, in Federal Way, Washington. The approximate location of the property is illustrated on Plate 1 (Vicinity Map). The property is approximately one -and -three-quarter acres and rectangular in shape. The site is bordered to the north by South 316th Place, to the west by a Comfort Inn, to the south by a multi -use building, and to the east by Pete von Reichbauer Way South. The site was formerly occupied by an athletic club, which was demolished circa 2009. Currently, the site is occupied namely by remnants of the previous development (parking and drive areas, curbs and sidewalks, and a rockery) and is vegetated sparsely with grass. Existing topography is relatively level; little discernible elevation change occurs across the property. Earth Solutions NW, LLC Affinity at Federal Way, LLC September 28, 2017 Subsurface ES-5465 Page 3 An ESNW representative observed, logged, and sampled five borings, advanced at accessible locations within the property boundaries, using a tracked drill rig and operators retained by our firm. The borings were completed for purposes of assessing soil conditions, classifying site soils, and investigating groundwater flows and elevations. The approximate locations of the borings are depicted on Plate 2 (Boring Location Plan). Please refer to the boring logs provided in Appendix A for a more detailed description of the subsurface conditions. Representative soil samples collected at the boring locations were evaluated in accordance with both Unified Soil Classification System (USCS) and United States Department of Agriculture (USDA) methods and procedures. Topsoil and Fill Topsoil was not observed at the boring locations. Due to the asphalt and gravel surfacing, gravel base course fill was encountered at all boring locations to approximately 12 inches below asphalt grade, with an average thickness of four to six inches. Fill was encountered at B-3, B-4, and B-5, most likely associated with the previous rockery construction along the eastern property line. Fill in the eastern site area extended to depths of about 3 to 10 feet below the existing ground surface (bgs). The fill was characterized primarily as medium dense, silty gravel with sand or silty sand with gravel (USCS: GM or SM, respectively). Native Soil In general, native soils consisted primarily of dense to very dense, silty sand with gravel (USCS: SM), transitioning to very dense, silty gravel with sand (USCS: GM). The native soils were observed primarily in a moist condition, extending to the maximum exploration depth of roughly 31.5 feet bgs. Geologic Setting The referenced geologic map resource identifies Vashon till (Qvt) deposits across the site and surrounding areas. As reported on the geologic map resource, till deposits are a compact mixture of silt, sand, and subrounded to well-rounded gravel, which was glacially transported and deposited under ice. The referenced NRCS soil survey identifies arents and Alderwood material (AmC) as being present on the site and surrounding areas. Alderwood material was formed in glacial till plains, and "arents" refer to soils and/or areas that may have been substantially altered by historic earthwork and grading activities associated with regional infrastructure improvements. Based on the conditions encountered during our fieldwork, the native soils are generally consistent with the geologic setting outlined in this section. Earth Solutions NW, LLC Affinity at Federal Way, LLC September 28, 2017 Groundwater ES-5465 Page 4 Groundwater seepage was encountered at the boring locations between depths of approximately 21 to 26 feet bgs during our August 2017 fieldwork. We interpret the observed groundwater to be indicative of perched seepage within the Vashon till stratigraphy. Based on our experience with proximate projects (namely Project No. ES-1003, located southeast of the intersection between South 316th Street and 201h Avenue South), this interpretation is consistent with our previous observations in a similar depositional setting. In our opinion, perched groundwater seepage should be anticipated within site excavations, particularly within deeper excavations for the below -grade parking level and/or the stormwater facility (as necessary). Seepage rates and elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater flow rates are higher during the wetter, winter months. Geologically Hazardous Areas Review We reviewed the referenced City hazards map to evaluate the presence of geologically hazardous areas in proximity to the subject site, with specific respect to landslide, erosion, and seismic hazards. Our August 2017 field observations supplemented our review of the referenced City hazards map. Based on our review, geologically hazardous areas are not present on (or in proximity to) the subject site and, as such, will not interfere with the proposed construction. DISCUSSION AND RECOMMENDATIONS General Based on the results of our study, construction of the proposed residential development is feasible from a geotechnical standpoint. The primary geotechnicai considerations associated with the proposed development include preparation of foundation subgrade areas, structural fill placement and compaction, rockery or modular block wall construction (where necessary), underground utility (and vault) installations, and below -grade parking preparation. In our opinion, the proposed multi -story structure can be supported on conventional continuous and spread footing foundations bearing on competent native soil, which is likely to be encountered at foundation subgrade elevations. In general, competent native soil, suitable for new foundation support, was encountered at depths of roughly two to three feet below existing grades (where fill was not present). Where heavier post -tensioned slab construction is proposed, foundation support should be derived directly atop dense to very dense, native Vashon till. Where necessary, loose or unsuitable soil conditions exposed at foundation subgrade elevations should be overexcavated and subsequently replaced with two -inch - diameter, clean crushed rock (or lean -mix concrete) placed atop dense native soil. Where relatively lightly loaded wood frame structures are constructed at -grade, either competent native soil or structural fill may be considered for structural support. Earth Solutions NW, LLC Affinity at Federal Way, LLC ES-5465 September 28, 2017 Page 5 This study has been prepared for the exclusive use of .Affinity at Federal Way, LLC and their representatives. No warranty, expressed or implied, is made. This study has been prepared in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. Site Preparation and Earthwork Initial site preparation activities will consist of installing temporary erosion control measures, establishing grading limits, performing site clearing and site stripping (as necessary), and removing existing structural improvements. Subsequent earthwork will involve mass grading and related infrastructure improvements. Temporary Erosion Control Prior to the installation of either initial or final pavement sections, temporary construction entrances and drive lanes, consisting of at least six inches of quarry spalls, should be considered to both minimize off -site soil tracking and provide a stable access surface for construction vehicles. Geotextile fabric may be placed below the quarry spalls for greater stability of the temporary construction entrance. Erosion control measures should consist of silt fencing placed around appropriate portions of the site perimeter. Soil stockpiles should be covered or otherwise protected to reduce the potential for soil erosion during periods of wet weather. Temporary approaches for controlling surface water runoff should be established prior to beginning earthwork activities. Additional Best Management Practices (BMPs), as specified by the project civil engineer and indicated on the plans, should be incorporated into construction activities. Stripping Stripping will likely be limited to the asphalt and gravel parking and drive areas currently surfacing most of the property. Asphalt thickness ranged from about one to four inches at the boring locations. Topsoil is likely present where grass and/or planters currently surface the site. Concerning stripping activities, topsoil and organic -rich soil is neither suitable for foundation support, nor for use as structural fill. Topsoil and organic -rich soil may be used in landscaping areas, if desired. Subgrade Preparation Foundations and slab subgrade surfaces should exhibit firm and stable characteristics. Foundations supporting post -tensioned slabs should be placed on the dense and competent native till deposits. ESNW should observe the subgrade areas prior to concrete forming and/or pouring. Supplementary recommendations for subgrade improvement may be provided at the time of construction and would likely include further mechanical compaction and/or overexcavation and replacement with two -inch -diameter, clean crushed rock (or lean -mix concrete) for heavily loaded foundations. Earth Solutions NW, LLC Affinity at Federal Way, LLC September 28, 2017 Excavations and Slopes ES-5465 Page 6 Excavation activities are likely to expose both loose to medium dense fill (within roughly the upper 3 to 10 feet of existing grades, where fill is present) as well as dense to very dense glacial till. In areas where undisturbed, competent native deposits are exposed, we anticipate open -cut excavations will be feasible. Provided appropriate methods of sloping and shoring (as necessary) for the excavations are incorporated into the design and construction, overall stability of site excavations is anticipated to be good. Based on the soil conditions observed at the test pit locations, the following allowable temporary slope inclinations, as a function of horizontal to vertical (H:V) inclination, may be used: Loose and medium dense fill 1.5111:1V ■ Dense to very dense glacial till 0.75H:1V Steeper temporary slope inclinations within undisturbed native deposits may be feasible based on the soil and groundwater conditions exposed within the excavations. Steeper inclinations may be considered, and must be subsequently approved, by ESNW at the time of construction. In general, supplementary recommendations for excavation sloping may be made by ESNW based on the conditions observed during earthwork activities. Shoring Feasibility Excavations to accommodate the below -grade parking level will be incorporated into the construction. Temporary support of the garage -level excavation will be provided likely by open - face cuts and temporarily sloped excavations, where sufficient distance from property lines is available, or by a conventional soldier pile system. Temporary shoring, or a combination of temporary shoring and temporary sloping, will be necessary where the proposed building will be sited in proximity to the property limits and where loose and/or medium dense soils are exposed within the excavation. In our opinion, if shoring is required, the use of a conventional cantilever or tieback soldier pile shoring system is feasible for excavation support. Where tiebacks are necessary with respect to the shoring design, easements will likely be required from adjacent property owners to accommodate the tendons. ESNW can provide additional recommendations pertaining to temporary excavation support and shoring as project plans develop. In -situ and Imported Soils From a geotechnical standpoint, native soils may be suitable for use as structural fill. The majority of the native soils should be considered slightly to moderately moisture sensitive. Successful use of native soils as structural fill will largely be dictated by the moisture content at the time of placement and compaction. Earth Solutions Nw, LLC Affinity at Federal Way, LLC ES-5465 September 28, 2017 Page 7 In general, on -site soils that are at (or slightly above) the optimum moisture content at the time of placement and compaction may be used as structural fill. If the on -site soils cannot be successfully compacted, the use of an imported soil may be necessary. In our opinion, if grading activities take place during months of heavy rainfall activity, a contingency should be provided in the project budget for export of soil that cannot be successfully compacted as structural fill and subsequent import of granular structural fill. Soils with fines contents greater than 5 percent typically degrade rapidly when exposed to periods of rainfall. Imported soil intended for use as structural fill should consist of a well -graded, granular soil with a moisture content that is at (or slightly above) the optimum level. During wet weather conditions, imported soil intended for use as structural fill should consist of a well -graded, granular soil with a fines content of 5 percent or less (where the fines content is defined as the percent passing the Number 200 sieve, based on the minus three -quarter -inch fraction). Structural Fill Structural fill is defined as compacted soil placed in foundation, slab -on -grade, and roadway areas. Fill placed to construct permanent slopes and throughout retaining wall and utility trench backfill areas is considered structural fill as well. Soils placed in structural areas should be placed in loose lifts of 12 inches or less and compacted to a relative compaction of 95 percent, based on the laboratory maximum dry density as determined by the Modified Proctor Method (ASTM D1557). Different compaction specifications may be required for utility trench backfill zone depending on the responsible utility district or jurisdiction. Where necessary, structural fill placed below foundation elements should consist of two -inch -diameter, clean crushed rock or lean -mix concrete. Foundations In our opinion, the proposed multi -story structure can be supported on conventional continuous and spread footing foundations bearing on competent native soil, which is likely to be encountered at foundation subgrade elevations. In general, competent native soil, suitable for new foundation support, was encountered at depths of roughly two to three feet bgs (where fill was not present). Where heavier post -tensioned slab construction is proposed, foundation support should be derived directly atop dense to very dense, native Vashon till. Where necessary, loose or unsuitable soil conditions exposed at foundation subgrade elevations should be overexcavated and subsequently replaced with two -inch -diameter, clean crushed rock (or lean -mix concrete) placed atop dense native soil. Where relatively lightly loaded wood framing construction is proposed at -grade, either competent native soil or structural fill may be considered for structural support. Earth solutions NW, LLC Affinity at Federal Way, LLC ES-5465 September 28, 2017 Page 8 Provided the foundations will be supported as prescribed, the following parameters may be used for design: • Allowable soil bearing capacity • Passive earth pressure Coefficient of friction 8,000 psf* (dense native till) 350 pcf (equivalent fluid) 0.40 * Applicable if foundations are supported on either dense, unweathered glacial deposits or two -inch -diameter, clean crushed rock (or lean -mix concrete) atop dense native soils, as verified by ESNW during construction. For lighter wood frame structures, support may be derived on native soils or structural fill. Design allowable bearing should be 2,500 psf. A one-third increase in the allowable soil bearing capacity may be assumed for short-term wind and seismic loading conditions. The above passive pressure and friction values include a factor -of -safety of 1.5. With structural loading as expected, total settlement in the range of one inch and differential settlement of about one-half inch or less (over the span of a typical column spacing) is anticipated. The majority of the settlements should occur during construction, as dead loads are applied. Seismic Design The 2015 International Building Code recognizes the American Society of Civil Engineers (ASCE) for seismic site class definitions. In accordance with Table 20.3-1 of the ASCE Minimum Design Loads for Buildings and Other Structures manual, Site Class D should be used for design. The referenced liquefaction susceptibility map indicates the site and surrounding areas maintain "very low" liquefaction susceptibility. Liquefaction is a phenomenon where saturated or loose soils suddenly lose internal strength and behave as a fluid. This behavior is in response to soil grain contraction and increased pore water pressures resulting from an earthquake or other intense ground shaking. In our opinion, site susceptibility to liquefaction may be considered negligible. The relative density of native soils and lack of a shallow groundwater table were the primary bases for this opinion. Slab -on -Grade Floors Slab -on -grade floors for the proposed multi -story structure should be supported on a well - compacted, firm and unyielding subgrade. Where feasible, native soils exposed at the slab -on - grade subgrade level can likely be compacted in -situ to the specifications of structural fill. Unstable or yielding areas of the subgrade should be recompacted, or overexcavated and replaced with suitable structural fill, prior to construction of the slab. Earth Solutions NW, LLC Affinity at Federal Way, LLC ES-5465 September 28, 2017 Page 9 A capillary break consisting of a minimum of four inches of free -draining crushed rock or gravel should be placed below the slab. The free -draining crushed rock or gravel should have a fines content of 5 percent or less (where the fines content is defined as the percent passing the Number 200 sieve, based on the minus three -quarter -inch fraction). In areas where slab moisture is undesirable, installation of a vapor barrier below the slab should be considered. If a vapor barrier is to be utilized, it should be a material specifically designed for use as a vapor barrier and should be installed in accordance with the specifications of the manufacturer. Retaining Walls Retaining walls must be designed to resist earth pressures and applicable surcharge loads. The following parameters may be used for design: o Active earth pressure (yielding condition) At -rest earth pressure (restrained condition) ■ Traffic surcharge (passenger vehicles) 6 Passive earth pressure V Coefficient of friction a Seismic surcharge Where applicable Where H equals the retained height (in feet) 35 pcf (equivalent fluid) 50 pcf 70 psf (rectangular distribution)* 350 pcf (equivalent fluid) 0.40 6H psf** The above design parameters are based on a level backfill condition and level grade at the wall toe. Revised design values will be necessary if sloping grades are to be used above or below retaining walls. Additional surcharge loading from adjacent foundations, sloped backfill, or other loads should be included in the retaining wall design, where applicable. Retaining walls should be backfilled with free -draining material that extends along the height of the wall and a distance of at least 18 inches behind the wall. The upper 12 inches of the wall backfill can consist of a less permeable soil, if desired. A perforated drainpipe should be placed along the base of the wall and connected to an approved discharge location. A typical retaining wall drainage detail is provided on Plate 3. If drainage is not provided, hydrostatic pressures should be included in the wall design. Earth Solutions NW, LLC Affinity at Federal Way, LLC September 28, 2017 Drainage ES-5465 Page 10 Groundwater seepage was encountered at the boring locations between depths of approximately 21 to 26 feet bgs during our August 2017 fieldwork. We interpret the observed groundwater to be indicative of perched seepage within the Vashon till stratigraphy. As such, discrete zones of perched groundwater seepage should be anticipated within site excavations depending on the time or year grading operations take place. Temporary measures to control surface water runoff and groundwater during construction would likely involve interceptor trenches and sumps. ESNW should be consulted during preliminary grading to identify areas of seepage and to provide recommendations to reduce the potential for instability related to seepage effects. At this time, we do not anticipate extensive dewatering efforts will be needed during the excavation phase of construction. Finish grades must be designed to direct surface drain water away from structures, slopes and walls. Water must not be allowed to pond adjacent to structures, slopes or walls. In our opinion, where applicable, foundation drains should be installed along building perimeter footings. A typical foundation drain detail is provided on Plate 4. Infiltration Feasibility As indicated in the Subsurface section of this study, native soils encountered during our fieldwork were characterized primarily as consolidated glacial deposits. According to the results of USDA textural analyses performed on representative soil samples, the native glacial till further classifies primarily as very gravelly sandy loam. Irrespective of gravel content, the fines contents of the very gravelly sandy loam were about 25 to 37 percent at the tested locations. It is our opinion infiltration is not feasible from a geotechnical standpoint. The primary bases for this opinion were the dense to very dense state of the native soils (which creates an effectively impervious subsurface, within unweathered deposits) and the surrounding topography (infiltrated stormwater may daylight at undesirable locations along the southern slope). Preliminary Detention Vault Design At the time of report submission, specific stormwater management plans were not available for review. Where incorporated into final designs, however, construction of a stormwater detention vault is feasible from a geotechnical standpoint. The vault foundation should be supported directly on competent, native, undisturbed soil at depth. Final vault designs must incorporate adequate buffer space from property boundaries or sensitive areas such that the temporary excavation to construct the vault structure can be successfully completed. Perimeter drains should be installed around the vault and conveyed to an approved discharge point. In our opinion, discrete zones of perched groundwater seepage may be encountered within the vault excavation; however, buoyancy is not expected to influence the vault structure. Earth Solutions NW, LLC Affinity at Federal Way, LLC ES-5465 September 28, 2017 Page 11 Provided the vault will be supported as described above, the following parameters may be used for preliminary design: i Allowable soil bearing capacity s Active earth pressure (unrestrained) At -rest earth pressure (restrained) • Coefficient of friction ■ Passive earth pressure e Seismic surcharge * Where H equals the retained height (in feet) 5,000 psf (dense glacial till) 35 pcf 50 pcf 0.40 350 pcf 6H psf* Retaining walls should be backfilled with free -draining material or suitable sheet drainage that extends along the height of the walls. The upper one foot of the wall backfill may consist of a less permeable soil, if desired. A perforated drainpipe should be placed along the base of the wall and connected to an approved discharge location. If the elevation of the vault bottom is such that gravity flow to an outlet is not possible, the portion of the vault below the drain should be designed to include hydrostatic pressure. Where necessary, ESNW should observe grading operations for the vault, as well as subgrade conditions prior to concrete forming and pouring, to confirm conditions are as anticipated and to provide supplementary recommendations, as necessary. Utility Support and Trench Backfill In our opinion, native soils will generally be suitable for support of utilities. Remedial measures, such as overexcavation and replacement with structural fill and/or placement of geotextile fabric, may be necessary in some areas to provide adequate support for utilities. Groundwater seepage may be encountered in utility excavations, and caving of trench walls may occur where groundwater is encountered. Temporary construction dewatering, as well as temporary trench shoring, may be necessary during utility excavation and installation as conditions warrant. In general, native soils should be suitable for use as structural backfill in the utility trench excavations, provided the soils are at (or slightly above) the optimum moisture content at the time of placement and compaction. Moisture conditioning of the soils may be necessary at some locations prior to use as structural fill, especially where groundwater seepage is encountered. Each section of utility line must be adequately supported in the bedding material. Utility trench backfill should be placed and compacted to the specifications of structural fill as previously detailed in this report, or to the applicable specifications of the City or other responsible jurisdiction or agency. Earth Solutions NW, LLC Affinity at Federal Way, LLC September 28, 2017 Preliminary Pavement Sections ES-5465 Page 12 The performance of site pavements is largely related to the condition of the underlying subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be compacted to the specifications detailed in the Site Preparation and Earthwork section of this report. Soft, wet, or otherwise unsuitable subgrade areas may still exist after base grading activities. Areas containing unsuitable or yielding subgrade conditions will require remedial measures, e.g., overexcavation and thicker crushed rock or structural fill sections, prior to pavement. For lightly loaded pavement areas subjected primarily to passenger vehicles, the following preliminary pavement sections may be considered: A minimum of two inches of hot mix asphalt (HMA) placed over four inches of crushed rock base (CRB), or; • A minimum of two inches of HMA placed over three inches of asphalt treated base (ATB). For relatively high volume, heavily loaded pavements areas subjected to occasional truck traffic, the following preliminary pavement sections may be considered: A minimum of three inches of HMA placed over six inches of CRB, or; f A minimum of three inches of HMA placed over four inches of ATB. The AC, ATB and CRB materials should conform to WSDOT specifications. All soil base material should be compacted to at least 95 percent of the maximum dry density. Final pavement design recommendations can be provided once final traffic loading has been determined. City road standards may supersede the recommendations provided in this report. LIMITATIONS The recommendations and conclusions provided in this geotechnical engineering study are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is neither expressed nor implied. Variations in the soil and groundwater conditions observed at the boring locations may exist and may not become evident until construction. ESNW should reevaluate the conclusions in this geotechnical engineering study if variations are encountered. Additional Services ESNW should have an opportunity to review final designs with respect to the geotechnical recommendations provided in this report. ESNW should also be retained to provide testing and consultation services -during construction. Earth Solutions NW, LLC Reference: NORTH King County, Washington Mop745 8yThe Thomas Guide Rand McNally Vicinity Map 32ndEditiun Affinity at Federal Way NOTE: This plate may contain areas ofcolor. EGNVYcannot be Federal Way, Washington J11 responsible for any subsequent misinterpretation ofthe information resulting from black & white reproductions of this plate. Checked BST I Date Sept. 20171 Plate 1 20TH AVENUE S. LEGEND B-1 I Approximate Location of • — ESNW Boring, Proj. No. ES-5465, Aug. 2017 Subject Site 1 0 30 60 120 1"=60' Scale in Feet NOTE: The graphics shown on this plate are not intended for design purposes or precise scale measurements, but only to IIIuslrate the approximate test locations relative to the approximate locations of existing and I or proposed site features. The information illustrated is largely besed on data provided by the client at the time of our study. ESNW cannot be responsible for subsequent design changes or interpretation of the data by others. NOTE: This plate may contain areas of color. ESNW cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. r,4. Earth SolutionzNW11, . Boring Location Plan Affinity at Federal Way Federal Way, Washington Drwn. MRS Date Og/15/2017 Proj. No. 5465 Checked BST Date Sept. 2017 Plate 2 18" Min. Q❑ D a ❑b v ❑ b v Vp v g., D ❑ 0 ❑ ❑ D ❑ Vv ()o Do �❑ ❑❑p]vop D❑ D ❑ a � � ° O D ❑ D p a D ❑ Q v v❑ D❑❑ ❑ � v ❑ � ❑ p..l1 v � G ❑ ❑ vO ❑ ❑ �pLVJ a Q ❑ S ❑ ❑ p ❑ � ❑ D o a6 0 C3 v d aD '*0 ❑0 a 0. .0 ❑Q ❑ ❑ v D❑p a00. ap v ❑❑ 0 0 0 .0 a Op ❑ Qa oa a0 ❑ a v D by p0 ❑ a av p0 o pp D ❑ Q p OaOa oa o 8 ❑ ❑C v ❑ o v p a D p D pa o ❑ a p p Q❑ o ❑ 0 ❑ Oo.D ❑p � ¢e 4 p�❑ ❑ vb a v o❑ D ❑ � p Q ❑ Q m �❑ D 8 v o Q �v� v Dv ❑ a o b p D A❑ NOTES: • Free -draining Backfill should consist of soil having less than 5 percent fines. Percent passing No. 4 sieve should be 25 to 75 percent. • Sheet Drain may be feasible in lieu of Free -draining Backfill, per ESNW recommendations. ® Drain Pipe should consist of perforated, rigid PVC Pipe surrounded with 1-inch Drain Rock. LEGEND: apo 0 Q o o Q Free -draining Structural Backfill ❑ C-1 ❑ .?.r• 1• 'L•ti•L•S •l•d•�t'•d• OMP� 1-inch Drain Rock Structural Fill Perforated Rigid Drain Pipe (Surround in Drain Rock) SCHEMATIC ONLY - NOT TO SCALE NOTA CONSTRUCTION DRAWING Earth sdlrlt 011S - NWur RETAINING WALL DRAINAGE DETAIL Affinity at Federal Way Federal Way, Washington Drwn. MRS Date 09/19/2017 Proj. No. 5465 Checked BST Date Sept. 2017 Plate 3 Perforated Rigid Drain Pipe (Surround in Drain Rock) NOTES: • Do NOT tie roof downspouts to Footing Drain. SCHEMATIC ONLY - NOT TO SCALE • Surface Seal to consist of NOT A CONSTRUCTION DRAWING 12" of less permeable, suitable soil. Slope away from building. LEGEND: Surface Seal: native soil or other low -permeability material. j: j. j.r•1 tif, ftirti� 1-inch Drain Rock Appendix A Subsurface Exploration Boring Logs ES-5465 The subsurface conditions at the site were explored on August 22, 2017 by advancing five borings using a tracked drill rig and operators retained by our firm. The approximate locations of the borings are illustrated on Plate 2 of this study. The boring logs are provided in this Appendix. The borings were advanced to a maximum depth of 31.5 feet bgs. The final logs represent the interpretations of the field logs and the results of laboratory analyses. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. Earth Solutions NW, LLC Earth Solutions NWL_C SOIL CLASSIFICATION CHART MAJOR DIVISIONS SYMBOLS TYPICAL DESCRIPTIONS GRAPH LETTER GRAVEL AND CLEAN GRAVELS - 1,1 GW WELL -GRADED GRAVELS, GRAVEL - SAND MIXTURES, LITTLE OR NO FINES C a paw p ❑ Q ° Q GP POORLY -GRADED GRAVELS, GRAVEL- SAND MIXTURES, LITTLE OR NO FINES GRAVELLY SOILS (LITTLE OR NO FINES) COARSE GRAINED SOILS MORE THAN 50% OF COARSE GRAVELS WITH FINES ° 0 0 'a a D ° GM SILTY GRAVELS, GRAVEL -SAND - SILT MIXTURES FRACTION G`+ CLAYEY GRAVELS, GRAVEL - SAND - CLAY MIXTURES RETAINED ON NO. 4 SIEVE (APPRECIABLE AMOUNT OF FINES) MORE THAN 50°� OF MATERIAL IS SAND AND CLEAN SANDS SW SANDS iAITTLLEE SANDS, FNES�LLY SP POORLY -GRADED SANDS, GRAVELLY SAND, LITTLE OR NO FINES LARGERTHAN NO.200 SIEVE S SANDY SOILS (LITTLE OR NO FINES) SANDS WITH FINES SM SILTY US NDS,SAND-SILT RES MORE THAN50% OF COARSE FRACTION sc CLAYEY SANDS, SAND - CLAY MIXTURES PASSING ON NO. 4 SIEVE (APPRECIABLE AMOUNT OF FINES) INORGANIC SILTS AND VERY FINE ML SANDS, ROCK FLOUR, SILTY OR CLAYEY FINE SANDS OR CLAYEY SILTS WITH SLIGHT PLASTICITY FINE GRAINED SOILS SILTS LIQUID LIMIT AND LESS THAN 50 CLAYS CL INORGANIC CLAYS OF LOW TO MEDIUM PLASTICITY, GRAVELLY CLAYS, SANDY CLAYS, SILTY CLAYS, LEAN CLAYS OL ORGANIC SILTS AND ORGANIC SILTY CLAYS OF LOW PLASTICITY MORE THAN 50% OF MATERIAL IS SMALLER THAN N0.200 SIEVE MH INORGANIC SILTS, MICACEOUS OR DIATOMACEOUS FINE SAND OR SILTY SOILS SIZE SILTS LIQUID LIMIT AND CLAYS GREATER THAN 50 CH INORGANIC CLAYS OF HIGH PLASTICITY OH ORGANIC CLAYS OF MEDIUM TO HIGH PLASTICITY, ORGANIC SILTS HIGHLY ORGANIC SOILS L , •"� APEAT, , PT HUMUS, SWAMP SOILS WITH HIGH ORGANIC CONTENTS DUAL SYMBOLS are used to indicate borderline soil classifications. The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. Earth Solutions NW BORING NUMBER B-1 1805 - 135th Place N.E., Suite 201 Bellevue, Washington 98005 PAGE 1 OF 2 Telephone: 425-449-4704 Fax: 425-44& 4711 CLIENT Affinity at Federal Way,. LLC PROJECT NAME Affinf at Federal Way PROJECT NUMBER ES-5465 PROJECT LOCATION . Federal -Way, Washington DATE STARTED 8/22117 COMPLETED SIMI7 GROUND ELEVATION 451 ft HOLE SIZE DRILLING CONTRACTOR Boretecl Inc. GROUND WATER LEVELS: DRILLING METHOD HSA AT TIME OF DRILLING — LOGGED BY BST CHECKED BY KDH AT END OF DRILLING -- NOTES Surface Conditions: 1" as haft AFTER DRILLING — W a. _ �ul Hf 3 Is U C7 LU a j o m O> TESTS y p MATERIAL DESCRIPTION QZ W UZ C7 Q GRAVEL base coarse (Fill) FILL 1.0 450.0 Brown silty SAND with gravel, dense, moist (Weathered Till) -gravels to BOH MC = 6.80% — SS 100 50/6" -becomes gray, very dense (unweathered till) weakly cemented 5 MC = 4.40% SS 100 50/5" SM SS 100 5014" MC = 6.50°% 1tl MC = 2.40% SS 100 50/5" 13.0 438.0 Gray silly GRAVEL with sand, very dense, moist 0 1s 7 100 MC = 6.10°% SS 50/3" [USDA Classification: very gravelly LOAM] Fines = 25.00% a GM ° - o ° ] -no recovery 20 (Conhbued Next Page) Earth Solutions NW BORING NUMBER B-1 1805 - 136th Place N.E., Suite 201 PAGE 2 OF 2 Bellevue, Washington 98005 Telephone: 425 "g 4704 Fax: 425-449-4711 CLIENT Affinity at Federal Way_, LLC _ PROJECT NAME � Federal Way _ _ PROJECT NUMBER ES-5465 PROJECT LOCATION Federal WSZ W29hinCtOn a. Iol- U LLJ I O r a TESTS v o- O MATERIAL DESCRIPTION Lu IL M05 ��9J 2 W SS 0 50/5" GM ' 20.6 Gray silty GRAVEL with sand, very densD, moist [conEinuedJ Boring terminated at 20.5 feet below existing grade. No groundwater encountered during excavation. Boring backfilled with bentonite chips. Bottom of hole at 20.5 feet. i i i i 1 i i i Earth Solutions NW BORING NUMBER B-2 1805 -136th Place N.E., Suite 201 Bellevue, Washington 98005 PAGE 1 OF 2 WAURFax: Telephone: 425- 49.4704 425-4494711 CLIENT Affinity at Federal Way�LLC PROJECT NAME _Affinity at Federal Way PROJECT NUMBER _ PROJECT LOCATION Federal Wav,,washincton DATE STARTED 8/22/17 COMPLETED 8/22/17 GROUND ELEVATION 451 It HOLE SIZE DRILLING CONTRACTOR Boretecl, Inc. GROUND WATER LEVELS: DRILLING METHOD HSA AT TIME OF DRILLING — LOGGED BY BST CHECKED BY KDH AT END OF DRILLING -- NOTES Surface Conditions: Grass AFTER DRILLING — W �w o: �j rn U Wv j Q TESTS V Cd a 0 MATERIAL DESCRIPTION QZ W m0Z �J 0 GRAVEL base coarse (Fill) FILL 1.0 450,0 Brown silty SAND with gravel, dense, moist (Weathered Till) MC = 8.20% -weakly cemented SS 44 17(20,18 5 -becomes gray, very dense (unweathered till) SS 44 16-29-48 MC = 5.50% 5M -increasing gravel content (77) SS 100 50161, MC = 8.20% 10 11 1 110.0 441.0 SS 100 50/4° MC = 4.70% a Gray silty GRAVEL with sand, very dense, moist ° -moderate gravels to BOH v } 15 GM 0 ° SS 100 5014" MC = 5.80% ° r v a [ [USDA Classification: very gravelly LOAM] za ° - (Continued Next Page) Earth Solutions NW BORING NUMBER B-2 1805 - 138th Place N.E., Suite 201 PAGE 2 OF 2 Bellevue, Washington 98005 Telephone: 425-449-4704 WAINFax: 425- 49- 4711 CLIENT t at 5ederal W LLC PROJECT NAME Aftinity at Federal WeY PROJECT NUMBER ES-5465 PROJECT LOCATION Federal Wa Washl ton _ w N U rg W i O J TESTS v V7 O J MATERIAL DESCRIPTION � mUZ Z W C1 0: 20 MC = 5.80% GM ' 2_pA Gray silty GRAVEL with send, very dense, moist (continued) 430.5 SS 84 44-50/6" Fines = 28.50% Boring terminated st 20.5 feet below existing grade. No groundwater encountered during excavation. Boring backfil(ed with bentonite chips. i t Bottom of hole at 20.5 feet. I Earth Solutions NW BORING NUMBER B-3 1805 -136th Place N.E., Suite 201 Bellevue, Washington 98005 PAGE 1 OF 2 VAN Telephone: 425-449-4704 Fax: 425-449,4711 CLIENT Affini at Federal Way, LLC _ . _ _ _ PROJECT NAME Affinity at Federal Wa PROJECT NUMBER _ ES-5465 PROJECT LOCATION Federal Way, Washington DATE STARTED 8/22/17 COMPLETED 8122117 GROUND ELEVATION 451 ft HOLE SIZE DRILLING CONTRACTOR Boretecl. Inc. GROUND WATER LEVELS: DRILLING METHOD HSA AT TIME OF DRILLING — LOGGED BY BST CHECKED BY KDH AT END OF DRILLING — NOTES Surface Conditions: 4" asphalt AFTER DRILLING -- L}u }a' a U = a 1- W Uj M TESTS W V a 0 CJ MATERIAL DESCRIPTION OV m0z QZ U W CD N d' 0 FIL e 3GRAVEL vase coarse (FAD Brown silty SAND with gravel, medium dense, moist (Fill) SM SS 3.0 448.0 67 44-50/6" MC = 4.20% Brown silty SAND with gravel, very dense, moist (Weathered Till) -weakly cemented 5 MC = 6.00% -becomes gray (unweathered till) SS 33 41`53) 4 [USDA Classification: gravelly LOAM] 18�0- = MC 8.50% SS 24 50/5" Fines = 37.70% SM 10 tSS 44 2¢55) 9 MC = 7.60% -increasing gravel content 13.5 437.5 _ C Q Gray silty GRAVEL with sand, very dense, moist 15 - o ` SS 33 48(66j 0 MC=14.10% a -1" silt lens GM C 0 C 0 20 (Continued Next Page) Earth Solutions NW BORING NUMBER B-3 1805 - 136th Place N.E_, Suite 201 PAGE 2 OF 2 Bellevue, Washington 98005 Telephone: 425-449-4704 Fax: 425449-4711 CLIENT Affinily at Federal Way, LLC PROJECT NAME Affingy, at Federal We PROJECT NUMBER ES-5465 _ PROJECT LOCATION Federal Way, WashiF%t w a. e N U =uj W'jM Lu O Q TESTS a O MATERIAL DESCRIPTION M U m0 ❑v Z W Z v 0J N � 20 Gray silty GRAVEL with sand, very dense, moist (continued) SS 33 17(677) MC = 12.40% ° -2"- 3" fine sand lens -decreasing gravel size and content n -groundwater seepage, becomes wet 25 ° SS 34 26-50/6" MC = 8.70% GM -1 /2" —1" sift lens 3 A 31) ° ° -1 /2" silt lens SS 33 41-27-21 (48) MC = 10.80% 31.5 47e:ti Boring terminated at3i.5feet below existing grade. Groundwater seepage encountered at 24.0 feet during drilling. Bofing backfilled with bentonite chips. Bottom of hole at 31.5 feet. i i r i r i i i i i r i i Earth Solutions NW BORING NUMBER B-4 1805 -136th Place N.E., Suite 201 Bellevue, Washington 98005 PAGE 1 OF 2 VAN Telephone: 425-449-4704 Fax: 425-449-4711 CLIENT Affin' artLi t Federal Way, LLC PROJECT NAME . Affinity. at Federal Way_ _ PROJECT NUMBER ES-5465 PROJECT LOCATION Federal Wad[, Washington DATE STARTED 8122/17 COMPLETED 8/22/17 GROUND ELEVATION 451 ft HOLE SIZE DRILLING CONTRACTOR Boretecl, Inc. GROUND WATER LEVELS: DRILLING METHOD HSA AT TIME OF DRILLING — LOGGED BY BST CHECKED BY KOH AT END OF DRILLING — NOTES Surface Conditions: 1" asphaft AFTER DRILLING — d �w M Hi �W 3 v o w 2 _O >; TESTS MATERIAL DESCRIPTION Gv mUZLu (gam 2Z 0 FILL :0.5 GRAVEL base coarse (Fill) 450.5 Brown silty GRAVEL with sandy, medium dense, moist (FRI) 12-11-10 MC = 6.10% -asphalt piece SS 22 (21) 5i I GM [USDA Classification: very gravelly sandy LOAM] SS 22 10-10-5 MC = 5.50% (15) Fines = 13.50% -becomes dense SS 33 18-220-27 MC = 4.50% 9.5 441.5 10 Gray silty SAND with gravel, very dense, moist (Unweathered Till) SS 50 43-50/6" MC = 6-10% -weekly cemented -moderate gravels 15_ SM SS 68 50/6" MC = 4.60% zd 1 P I -decreasing gravel content to BOH (Continued Next Page) Earth Solutions NW BORING NUMBER B-4 1805 -136th Place N-E., Suite 201 PAGE 2 OF 2 Bellevue, Washington 98005 Telephone: 425-449-4704 Wax Fax: 425-1494711 CLIENT Affin' ally t Federal Way LLC PROJECT NAME Affinity at Federal Way PROJECT NUMBER F-S-5d65 _ PROJECT LOCATION Federal W Washi n a rri v _ Lu 2 O j Q TESTS V ° O MATERIAL DESCRIPTION a= 00 MOz 0J az 20 Cray sitty SAND with gravel, very dense, moist (Unweathered Till) SS 33 25-24-32 (56) . MC = 540% (oonftnued) -1/2" gravel lens 25 I _- MC = 8.20% SM SS 33 37`27;18 groundwater seepage, becomes wet 30 -1" slit lens SS 56 6-16-29 MC = 9.30% [USDA Classification: very gravelly fine sandy LOAM] (45) Fines = 27.20% Boring terminated at 31.5 feet below existing grade. Groundwater seepage encountered at 26.0 feet during dritfing. Boring backfilled with bentonite chips. Bottom of hole a131.5 feet. Earth Solutions NW BORING NUMBER B-5 1805 -136th Place N.E., Suite 201 Bellevue, Washington 98005 PAGE 1 OF 2 Telephone: 425-449-4704 Fax. 425- 49-4711 CLIENT Affinity at Federal Way, LLC _ PROJECT NAME AfSnity_ at Federal Way PROJECT NUMBER ES-5465 PROJECT LOCATION Federal Way, Washirratan DATE STARTED 8/22/17 COMPLETED 8122/17 GROUND ELEVATION 451 ft HOLE SIZE DRILLING CONTRACTOR Boretecl. Inc. GROUND WATER LEVELS: DRILLING METHOD HSA AT TIME OF DRILLING — LOGGED BY BST CHECKED BY KDH AT END OF DRILLING — NOTES Surface Conditions: 3" asohaft AFTER DRILLING — ru IL _ w �w a.M o 3 �� TESTS x C7 O MATERIAL DESCRIPTION m0 Cd 2Z W UZFI (� 0 e-s •GRAVEL base coarse (Fill) Brown silty SAND with gravel, medium dense, moist (Fill) SM SS 3iQ 448.0 67 29-50/6" MC = 6.00% Gray silty SAND with gravel, very dense, moist (Unweathered Till) - — — - - -weakly cemented 5 Z SS 100 50/5" - _ MC = 5.60% SS 68 50/6" MC = 3.a0% SM 10 MC = 8.60% SS 21-26-32 (58) 14.0 437.0 Gray silty GRAVEL with sand, very dense, moist 15 0 -moderate gravels 5S 0 75 5D/4" MC = 5.9rh T C GM " C _ o } a 20 (Continued Next Page) w� I Solutions NW BORING NUMBER B-5 1805 -136th Place N.E., Suite 201 PAGE 2 OF 2 inEarth Bellevue, Washington 98005 Telephone: 425-449-4704 Fax: 425-449-4711 CLIENT AffinHy at Federal Way, LLC PROJECT NAME Affinity at Federal Way PROJECT NUMBER ES-5466 PROJECT LOCATION Federal WaY. Washington _ a �w � _ UJ Co o}c 31y—� O � a TESTS v =0 O MATERIAL DESCRIPTION -imov 2z L) 0°C3 OJ 20 Gray silty GRAVEL with sand, very dense, moist (eonrinued) SS 56 11(36-21 MC = 12.40% 7r 7 -groundwater seepage, becomes wet GM a 0 25 o SS 2 25-50/5" MC = 6.0096 ? —_ axss Boring terminated at 25.5 feat below existing grade. Groundwater seepage encountered at 21.0 feet during drilling. Boring backfilled with bentonite chips. Bottom of hole at 25.5 feet. i� p [7 L7 A F_ 2 w I z w c7 Appendix B Laboratory Test Results ES-5466 Earth Solutions NW, LLC Earth Solutions NW, LLC GRAIN SIZE DISTRIBUTION 1805 -136th PL N.E., Suite 201 Bellevue, WA 98005 Telephone: 425-449-4704 Fax: 425- 49-4711 CLIENT Affinity at Federal Way, LLC PROJECT NAME Affinity at Federal Way PROJECT NUMBER ES-6485 PROJECT LOCATION Federal Way-, Washington U.S. SIEVE OPENING IN INCHES I U.S. SIEVE NUMBERS I HYDROMETER 11 GRAIN SIZE IN MILLIMETERS COBBLES GRAVELfine SILT OR CLAY 9a coarse I medSmND fine Specimen Identification Classification Cc Cu • B-1 15.00ft. USDA: Gray Very Gravelly Loam. USCS: GM with Sand. M B-2 20.00ft. USDA: Gray Very Gravelly Loam. USCS: GM with Sand. a W • B-3 7.60ft. USDA: Gray Gravelly Loam. USCS: SM with Gravel. r * B4 5.00ft. USDA: Brown Very Gravelly Sandy Loam. USCS: GM with Sand. O B-4 30.00ft. USDA: Gray Very Gravelly Fine Sandy Loam. USCS: SM with Gravel. Specimen Identification D100 D60 D30 D10 LL PL PI %Silt %Clay 0 B-1 15.0ft. 37.6 6.376 0.141 26.0 M B-2 20.Oft. 19 5.38 0.09 28.6 • B-3 7.5ft. 19 0.575 37.7 z *1 B-4 5.0ft. 19 6.901 0.466 1 13.5 @j B-4 30.0ft. 37.5 2.332 1 0.098 27.2 Report Distribution ES-5465 EMAIL ONLY Affinity at Federal Way, LLC 120 West Cataldo Avenue, Suite 100 Spokane, Washington 99201 Attention: Mr. Robert Ketner Earth Solutions NW, LLC i gilts ill 14 i! , r �r �� t id 'F_ j �- lilt r z • Will " L "1� 1 ' �� I! 11 f rf Ii l j ■► i 11 1.. 1 it f�f l !f f! 1 �. , • leioil r 11 � r! .1 •{ �� AW NIB I� Ii 11 11 I1 Ir 11 S 7� r s11SL J