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13-104418
Clri OF L Federal Way March 10, 2015 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor Jamie Schroeder, PE jamie@cphconsultants.com CPH Consultants 11431 Willows Road NE, Suite 120 Redmond, WA 98052 RE: File No's. 15-100767-AD/13-104418-UP; PLANNING DIVISION TECHNICAL REVIEW COMMENTS Minor Site Plan Modification — Kitts Corner Apartments Recreation Building, Federal Way Dear Mr. Schroeder: Planning Division staff has reviewed the requested site plan modification submitted on February 17, 2015, for the proposed Kitts Corner Multifamily Recreation Building. The following two items must be addressed prior to Planning Division approval of the requested site plan modification. 1. As proposed, the north facade facing the public right-of-way does not meet the Federal Way Revised Code (FWRC), Chapter 19.115 Community Design Guidelines. The proposed building modulation and the proposed pedestrian plaza fulfill the facade modulation and screening guidelines in FWRC 19.115.060(2). However, the north facade facing the right-of-way does not meet the facade articulation guideline and blank wall screening standard in FWRC. The proposed design results in a large two-story blank wall on the north elevation. This is an elevation that faces a public right-of-way and requires articulation treatment per FWRC 19.115.060(3) (b) as well as blank wall screening in FWRC 19.125.040(22). The landscaping currently proposed between the two-story blank wall and the public right -of way is typical Type III landscaping and is no different in tree and shrub size, type and quantity, from the Type III landscaping proposed along the remainder of the north perimeter buffer of the site. As previously identified in my January 22, 2015 review letter, if you are proposing landscaping to fulfill this articulation and blank wall treatment, then the addition of large trees and large shrubs in the area between the blank wall and right-of-way would meet the code guidelines. Trees and shrubs that provide screening and visual interest (as well as consistency with the overall site landscaping) should be specified in this area. Alternatively, other design options for treatment of the blank wall are available and identified in FWRC 19.115.060(3) (b). The landscape plans and all site plans should show the proposed walkways and sidewalks in the area between the recreation building and public right-of-way. The landscape plan does not show either of the two proposed sidewalks shown on the site plan that nun from the Recreation Building north, to the public sidewalk adjacent to South 336th Street. The City Public Works Department recently reviewed and tentatively approved plans for a walkway adjacent to the west side of the proposed driveway entrance to the site, subject to verification that all ADA Mr. Schroeder March 10, 2015 Page 2 requirements are met for sidewalks on both sides of the driveway. I suggest this proposed walkway be revised, to implement a logical walkway, which provides the shortest distance from on -site pedestrian walkway to the South 336`h Street sidewalk in a safe manner, meeting ADA requirements, while minimizing potential pedestrian short cuts through the required north perimeter landscape area (see mark-up enclosed). This revision will also require Public Works approval, and I have discussed this with Ann Dower and Sarady Long in Public Works. Make sure your resubmittal for these items is submitted to my attention and in reference to the minor site -plan modification request file 15-100767-AD. Contact me at iim.harris@citvoffederaiLvay.com or 253-835-2652 if you have any questions. Sincerely, ]i arris Contract Planner enc: Resubmittal Form Mark-up partial site plan e: Ann Dower, Senior Engineering Plans Reviewer Scott Sproul, Assistant Building Official Matt.Hough, CPH Consultants, matt@cphconsultants.com Steve Sullivan, Devco, steve.sullivan@devcoapts.com Jef Mondonedo, RDA, jm@rdarchitect.com 15-100767 Doo. LD. 69202 CITY of 4�Federal Way DATE: March 2, 2015 MEMORANDUM Community Development Department TO: Jef Mondonedo, R D + A, via email - jm@rdarchitect.com Steve Sullivan, Devco, via email - steve.sullivan@devcoapts.com FROM: Jim Harris, Planner SUBJECT: Planning Division Review Kitts Corner Apa:lments_Building F - (14-104404-00-MF) 1201 South 336"' Street - Building F The following represents the Planning Division review of the Building permit application for Kitts Corner Building F. When resubmitting to address the Building Division review dated January 29, 2015, please address the following comments and show as appropriate on the plans. 1. Include a site plan for building F. The site plan needs to show the following: • Side yard setback, i.e., distance from deck to side yard property line to the west. • Site plan needs to show any paths, or hard surface, or other improvements at the rear of the building and must be shown in relation to the wetland buffer line. No intrusions into the wetland buffer are permitted for these improvements. 2. Graphically depict the building height on the elevation views. Let me know if you have any questions or need any assistance. Jim Harris Contract Planner City of Federal Way Department of Community Development (253)835-2652 5m.harris cityoffederalway.com Office Hours Mon, Tues, & Thur, 8:00 AM — 12:30 PM or by appointment AD Is-Inoqi�:� CPIH CONSULTANTS February 13, 2015 Mr. Jim Harris Contract Planner City of Federal Way 33325 8th Avenue South Federal Way, WA 98003-6325 RECEIVED VEs 17 2015 CM OF FEDERAL WAY CDS RE: Kitts Corner Multifamily —City File # 13-104418-00-UP, CPH Project No. 0024-12-017 Request for Minor Site Plan Modification Mr. Harris, - ` Site Planning Civil Engineering Land Use Consulting Project Management This letter and the following enclosed information are provided to request a minor site plan modification pursuant to FWRC 19.15.090 for the Kitts Corner Multifamily project (City file no. 13-104418-00-UP): 1 — Re -submittal Form 4 — Site Plan, full-size (February 73, 2015) 1 — Copy of Recreation Building Permit re -submittal package The requested minor revision to the site plan recognizes the additional area granted to the Kitts Corner developer by the recently approved vacation of a portion of the southerly right-of-way of South 336th Street (Council action on February 3, 2015). This vacation affects the area immediately adjacent to the proposed project's Recreation Building and allows its north fagade to move approximately twenty feet north of its previously approved position. The enclosed revised site plan illustrates the proposed minor site plan modification, including the current Recreation Building configuration, for which City approval is being requested. An active building permit is currently under review for the Kitts Corner Recreation Building (City file no. 14- 104042-00-CO). The architectural details and other information provided with that separate permit package reflect the site plan configuration, including vacated right-of-way that are the subject of this proposed minor site plan modification request. That package also provides the information necessary to confirm compliance with applicable Community Design Guidelines. Please contact me directly at (425) 285-2392 or by e-mail at Jamie _.cphconsultants.com if you have questions or need any additional information to complete your review and approval of this request for minor site plan modification Your prompt response and continued efforts are appreciated. Thank you. Sincerely, CPH Consultants Ja ie B. Schroeder, PE V/e President Enclosures Cc: Mr. Tom Neubauer (DevCo) Mr. Steve Sullivan (Heartland Construction) r 11431 Willows Road NE, Suite 120 Redmond, WA 98052 Phone: (425) 285-2390 Fax: (425) 285-2389 www.cphconsultants.com CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: February 19, 2015 TO. Sarady Long, PW Traffic Division Ann Dower, PW Development Services FROM: Jim Harris FILE NUMBER(s): 14-101057-00-EN & 13-104418 -UP PROJECT NAME: KITTS CORNER MULTIFAMILY MATERIALS SUBMITTED: Bus turning diagram pages, Civil Sheets C 3.01, C3.02 and C3.03 This came in under the Process III folder, as approval of the bus turning is a condition of the UP3 approval. I routed this under the UP folder and EN folder. Let me know if this is acceptable, and then I can mark that condition off from the UP3 approval condition list. We need to get this approval/ok from PW before we can issue any building permits. This is one of just a couple items left to approve. Also, if this is acceptable, do this plans need to get incorporated into the approved EN plan set? If this is the case, I assume PW will handle this. Preliminary Plat conceptual drawing f jq,�oc jbt/��PLANNI � f a,, �4 Ross Deckman + Associates Inc. /,3L Architecture - Planning • Design IESIJ February 2, 2015 City of Federal Way 33uilding and Lan 325 8th Ave Sd Use 0� FCDS�p`� �OAN Federal Way, WA 98003 Re: Kitts — Building A,C,E (Apartments) 33701 Pacific Hwy South Federal Way, WA Tracking No: 14-102104-000-00-MF; 14-102106-000-00-MF; 14-102108-000-00-MF Air Parcel No: 292104-9070; 202104-9001; 202104-9072 " Project No: 1233 (RD+A) Plans Examiner: Jim Harris The following numbered response items correspond to your Plan Review Letter dated February 2, 2015 (emailed 1.22.2015) -- Comment: 1. Corrected building orientation �- Sheet revised: A3.4 2. Revised north eaves (Bldg E) to conform to the 18" requirement. Bldg A roof with a 12" side overhang is V-7" away from the 20ft Building Setback line, so it is fine. Bldg C entry roof of 4ft overhang is right at the 20ft Building Setback line, so it is fine. Sheet revised: A1.0.1, A1.0.2,A3.0, A3.2, A3.4, A2.14, A4.1.2, 3. Revised building height dimension per 18" overhang. All other buildings have been verified to meet the building height maximum allowed. Sheet revised. A3.4 4. All buildings have been verified to include and meet the building height maximum allowed. No revised sheets. 5. Acknowledged. The owner and contractor have been notified of this potentiality. 1. The Trash/Recycling Enclosure has been revised per review comment. A separate / resubmittal will be prepared. 2. Refer to separate response letter by CPH / Civil Engineers. Please do not hesitate to contact our office for further clarifications if needed.�� Sincerely, j Mondonedo Ross Deckman + Associates { cc: Steve Sullivan / Heartland Construction 207 4th Avenue SE = Puyallup, WA 98372 • P. 253,840.9405 - F. 253,840.9503 MEMO: TO: Steve Sullivan From Jim Harris, Contract Planner j im.harrisacityoffederalway.com Date: February 2, 2015 RE: Kitts Corner Apts Bldg Permit Applications: Bldgs A, C, E, C: Ann Dower, Scott Sproul Per your email request this morning, the following 6 items in bold below need to be completely addressed and approved by City staff before issuance of building permits for these buildings. Items 1 — 4 below need to be addressed on plans for all buildings, in this case specifically for plans for Buildings A, C and E. The following message below was emailed to Jef and Matt Hough on 1-22-15. The plans you emailed to me for the Building E permit need to be submitted thru the City Hall Permit Center as revisions to the building permit Building E - File 14-102108-MF. Upon my quick review of these reduced scale plans I have a few comments that you need to address and include in the submittal of these plans as follows: 1. On sheet A 3.4 it looks like the east and west elevation labels are reversed and need to be corrected. 2. On sheet A 3.4 and A 2.14 elevations that are labeled east and west, the eave on the north side extends 24 inches into the required 20 foot minimum yard (setback) area. FWRC 19.125.160 (4) allows a maximum eave intrusion of 18 inches into required yards. This eave intrusion needs to be revised to meet FWRC. 3. The elevations (north ) as well as east and west elevations need to show the FWRC compliant height measurement using the correct height measurement of mid point between eave and ridge of highest principal roof. This measurement needs to be depicted on all elevation views and must be shown with the reduced eave as noted in item 2 above. 4. Any other plan sheets affected -by these changes need to be revised accordingly. 5. The building height is very close to exceeding the maximum 30 foot building height for building E and I assume for other similar buildings. Please note the building inspectors in the field may require surveyed height certifications during construction in order to approve the building height in the field. In addition: Doc. I.D. PLANNING CONSULTANTS February 18, 2015 Mr. Jim Harris Contract Planner City of Federal Way 33325 8a' Avenue South Federal Way, WA 98003-6325 FEB 18 2015 CITY OF FEDERAL VJAY QS l Site Planning Civil Engineering Land Use Consulting Project Management RE: Kitts Corner Multifamily —City File #14-102104-00-MF, 14-102106-00-MF, 14-102108-MF CPH Project No. 0024-12-017 - Revised Building Permit Materials for Buildings A, C, and E Jim, This letter and the following enclosed information comprise re -submittal items for Building Permit for Building E and general items to complete the Kitts Corner Multifamily project: 3 — Re -submittal Forms (Buildings A, C, and E) 3 — Additional copies of this response letter 4 — Updated Architectural Plans — Building A — A 1.0.2 and A3.0 4 — Updated Architectural Plans — Building C — A 1.0.1 and A3.2 4 — Updated Architectural Plans — Building E - A2.14, A3.4, and A4.1.2 These documents have been updated or otherwise prepared in response to the comments provided in your February 2, 2014 memo to Steve Sullivan regarding Building Permit Applications for Buildings A, C, and E. Responses with specific reference to the City's s review comments are as follows: 1. On sheet A 3.4 it looks like the east and west elevation labels are reversed and need to be corrected. Response: See response letter from RDA addressing the architectural plans. 2. On sheet A 3.4 and A 2.14 elevations that are labeled east and west, the eave on the north side extends 24 inches into the required 20 foot minimum yard (setback) area. FWRC 19.125.160 (4) allows a maximum eave intrusion of 18 inches into required yards. This eave intrusion needs to be revised to meet FWRC. Response: See response letter from RDA addressing the architectural plans. 3. The elevations (north ) as well as east and west elevations need to show the FWRC compliant height measurement using the correct height measurement of mid point between eave and ridge of highest principal roof. This measurement needs to be depicted on all elevation views and must be shown with the reduced eave as noted in item 2 above. Response: See response letter from RDA addressing the architectural plans. 4. Any other plan sheets affected by these changes need to be revised accordingly. Response: See response letter from RDA addressing the architectural plans. 11431 Willows Road NE, Suite 120 • Redmond, WA 98052 • Phone: (425) 285-2390 • Fax: (425) 285-2389 www.cph(onsultanis.com Kitts Corner Multifamily Building Permit Revision Materials CPH No. 0024-12-017 February 18, 2015 Page 2 of 2 5. The building height is very close to exceeding the maximum 30 foot building height for Building E and I assume for other similar buildings. Please note the building inspectors in the field may require surveyed height certifications during construction in order to approve the building height in the field. Response: See response letter from RDA addressing the architectural plans. Before issuance of any building permits as prescribed on the June 24, 2014 Process 111 approval, each of the following items needs to be approved by City staff. This information has been relayed in previous correspondence. Pursuant to condition number 10 of the June 24, 2014 Process III approval, prior to issuance of any construction permits, the applicant shall consult with representatives of Waste Management and provide written evidence that the project site design meets Waste Management's minimum standards to support garbage and recycling service for the future residents of the development. Please provide this documentation. The size of enclosure area does not meet city standards and this information has been forwarded previously to Jef at RDA. Response: A response and resubmittal items were submitted under separate cover letter addressing this issue. The trash and recycling area has been enlarged as shown on the previously provided sheets A 1.3, S1.3.0, S4.01, and C2.03 to address the City staff comment. Waste Management has already provided written acceptance of this facility as provided previously. The trash area has been enlarged since that time. These items were resubmitted under separate cover to the Building Department under Project No. 14- 104433-00-MF. 2. Pursuant to condition number 11, of the June 24, 2014 Process III approval, the driveway width on South 336"h Street shall be 30' the entire length of the storage pocket and may be increased in order to provide adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the Public Works Director. The applicant shall submit a Vehicle Turning Diagram showing how the appropriate design vehicle (such as. School Bus, Delivery and Garbage Truck) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. This condition needs to be met prior to issuance of any building permits. Public Works Traffic will conduct final review of this condition. Recent City review identified the truck turning template did not meet applicable city standards and this has been previously sent to CPH Consultants. Response: The driveway turning exhibit has been resubmitted under separate cover. Please contact me directly at (425) 285-2392 or by e-mail at Jamie@cohconsultants.com if you have questions or need any additional information to complete your review and approval of the project. Your prompt response and continued cooperation and assistance are appreciated. Thank you. Sincerely, CP Consultants Jam' B. Schroeder, PE Vic President Enclosures Cc: Mr. Tom Neubauer, Steve Sullivan (DevCo) TO: Steve Sullivan From Jim Harris, Contract Planner jim.harris r .cityoffederalway.com Date: February 2, 2015 RE: Kitts Corner Apts Bldg Permit Applications: Bldgs A, C, E, C: Ann Dower, Scott Sproul Per your email request this morning, the following 6 items in bold below need to be completely addressed and approved by City staff before issuance of building permits for these buildings. Items 1— 4 below need to be addressed on plans for all buildings, in this case specifically for plans for Buildings A, C and E. The following message below was emailed to Jef and Matt Hough on 1-22-15. The plans you emailed to me for the Building E permit need to be submitted thru the City Hall Permit Center as revisions to the building permit Building E - File 14-102108-MF. Upon my quick review of these reduced scale plans I have a few comments that you need to address and include in the submittal of these plans as follows: 1. On sheet A 3.4 it looks like the east and west elevation labels are reversed and need to be corrected. 2. On sheet A 3.4 and A 2.14 elevations that are labeled east and west, the eave on the north side extends 24 inches into the required 20 foot minimum yard (setback) area. FWRC 19.125.160 (4) allows a maximum eave intrusion of 18 inches into required yards. This eave intrusion needs to be revised to meet FWRC. 3. The elevations (north ) as well as east and west elevations need to show the FWRC compliant height measurement using the correct height measurement of mid point between eave and ridge of highest principal roof. This measurement needs to be depicted on all elevation views and must be shown with the reduced eave as noted in item 2 above. 4. Any other plan sheets affected by these changes need to be revised accordingly. 5. The building height is very close to exceeding the maximum 30 foot building height for building E and I assume for other similar buildings. Please note the building inspectors in the field may require surveyed height certifications during construction in order to approve the building height in the field. In addition: Doc. I.D. Before issuance of any building permits as prescribed on the June 24, 2014 Process III approval, each of the following items needs to be approved by City staff. This information has been relayed in previous correspondence. 1. Pursuant to condition number 10 of the June 24, 2014 Process III approval, prior to issuance of any construction permits, the applicant shall consult with representatives of Waste Management and provide written evidence that the project site design meets Waste Management's minimum standards to support garbage and recycling service for the future residents of the development. Please provide this documentation. The size of enclosure area does not meet city standards and this information has been forwarded previously to Jef at RDA. 2. Pursuant to condition number 11, of the June 24, 2014 Process III approval, the driveway width on South 3361" Street shall be 30' the entire length of the storage pocket and may be increased in order to provide adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the Public Works Director. The applicant shall submit a Vehicle Turning Diagram showing how the appropriate design vehicle (such as: School Bus, Delivery and Garbage Truck) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. This condition needs to be met prior to issuance of any building permits. Public Works Traffic will conduct final review of this condition. Recent City review identified the truck turning template did not meet applicable city standards and this has been previously sent to CPH Consultants. Doc. I.D. '�) RECEIVED DEC 1 9 2006 "'TY OrTr F FE RAL wav t i m U m En v i ro n m e' EPT- A Division of OE Enterprises, Inc PO Box 114 Issaquah, WA 98027 Tel (425) 391-8292 www.optimumenvironment.com E-mail Errol@optimumenvironment.com Noise Evaluation Federal Way Village LLC SBI Developing LLC PO Box 73790 Puyallup, WA 98373 Introduction Federal Way Village LLC is proposing to develop an approximately 45 acre site known as Kitts Corner located on the SW corner of S. 336th St and Pacific Hwy S. in Federal Way, WA, with a combination of residential and commercial uses (See Figure 1- Zoning Map). The site is largely wooded with meandering roads traversing the site. It is bisected by a wetland and includes a regional storm water detention system operated by the City of Federal Way (See Figure 2 - Aerial Photo). The area surrounding the site is zoned for business, office and other commercial uses. A senior living center is located adjacent to the NW corner of the site. This noise evaluation will: 1) Summarize a series of noise measurements taken to determine existing day and night noise levels on and adjacent to the site. 2) Identify existing sources of noise on the site. 3) Determine compliance of existing land uses at the site boundaries with noise regulations, especially at the residential boundaries. } Federal Way Village LLC Noise Evaluation 4) Identify methods to attenuate and mitigate noise from both the proposal and from existing activities. 5) Determine compliance with noise limitations as promulgated by Washington State statutes and administrative. code (WAC 173-60) as referenced by the City of Federal Way in Chapter 22-956. Noise Regulations and Interpreting Measurements Applicable Noise Regulations Noise regulations applicable to the site are codified in WAC 173-60, which has been adopted by reference by the City of Federal Way, WA. The maximum permissible noise levels from WAC 173-60 are summarized in Table I below: Table I Noise Limitations dBA EDNA* OF NOISE SOURCE EDNA OF RECEIVING PROPERTY CLASS A CLASS B CLASS C RESIDENTIAL COMMERCIAL INDUSTRIAL A — RESIDENTIAL 55 57 60 B - COMMERCIAL 57 60 65' C - INDUSTRIAL 60 65 70 *Environmental Designation for Noise Abatement (based on Land Use and Zoning) Between the hours or 10:00 PM and 7:00 AM the limitations of the above table shall be reduced by 10 dBA for the receiving property for residential (Class A) zones. These noise levels may be exceeded on the receiving property for any one hour day or night as follows: 15 dBA for 1.5 minutes; Approximately equivalent to L2.5. 10 dBA for 5 minutes; Approximately equivalent to L8.3. 5 dBA for15 minutes; Approximately equivalent to L25. These regulations exempt a wide range of noise sources on both public and private property from the noise limitations in Table I. Exemptions Optimum Environment 2 October 16, 2006 Federal Way Village LLC Noise Evaluation include, but are not limited to: vehicles, trains, planes and natural sources. A comprehensive list of exemptions to the noise limitations can be found in WAC 173-60. Under the applicable noise regulations and definitions, activity from noise sources and the proposed uses on the site are 57 dBA at the residential/commercial EDNA boundaries and 60 dBA at the commercial/commercial EDNA boundaries. The City of Federal Way Zoning Code (Chapter 22) related to office and retail uses (several sections) specifies that 'The site must be designed so the noise from this use will not be audible off the subject property, based on a certificate to this effect signed by an acoustical engineer and filed with the development permit application." There are no requirements in the zoning code that limit noise off the subject property from residential zones or uses. Interpreting Measurements and Correlating with Regulations Today's integrating sound level meters measure noise energy and total noise exposure, and the noise metrics used correlate with but are not directly representative of the limitations described in Table I above. The standard noise metric used by today's integrating meters is the L descriptor, which is a statistical description of the noise energy exceeded a specified percentage of the time. Lmax is the highest and Lmin the lowest sound levels observed during the measurement period. Leq is the average sound energy level observed during the measurement period. The measurements taken with the digital noise meter directly measure and record Lmax, Lmin and Leq. When the 5, 10 and 15 dBA allowable noise exceedances In the regulations shown in Table I are factored into a one hour measurement period - as noise energy - the Leq limitation measured by the noise meter associated with an EDNA limitation in the regulations is 4.2 dBA higher than the limitation. For example: The noise limitation in Table I at the commercial/residential EDNA boundary is 57 dBA. When the total noise energy from the allowable exceedances is included (up to 72 dBA for 1.5 min, 67 dBA for 5 min and 62 dBA for 15 min) for any one hour period, the resultant one - hour Leq is 61.2 dBA. Therefore, a measured Leq less than 61.2 dBA is considered to be in compliance with the noise limitations described in Table I. Correspondingly a 50 dBA limitation = 54.2 dBA Leq, 70 = 74.2 Leq, etc. The data from the noise measurements will be evaluated in terms of Leq to determine compliance of the site with the noise limitations in WAC 173-60. Optimum Environment 3 October 16, 2006 Federal Way Village LLC Noise Evaluation Measurement periods can be of any duration from a few seconds to several hours. For this noise evaluation, 10 to 15-minute measurement periods are used and are reasonably representative of expected hourly Leq noise levels at the EDNA boundary. Since the digital noise meters measure and record all noise (exempt and non-exempt) generated, two factors have to be considered in any noise evaluation: How do you incorporate the noise exceedances allowed in Table I? If the meter measures all noise, how do you differentiate between exempt noise sources, other (external) non-exempt noise sources and determine the actual noise contribution of the facility being evaluated and compliance with the regulations? Rather than incorporating the exceedances, for purposes of this report, if the Leq is less than the 60 dBA limitation at the commercial/commercial EDNA (property) boundary then the site is considered to be in compliance with the regulations at both the residential and commercial boundaries. Measured Nose Levels Noise measurements were taken on Tuesday September 12, 2006 between 1:30 and 3 PM, and 11:15 PM and 12:45 AM (Wed). Weather was clear with winds 2-4 mph. Daytime temperature was about 70 degrees F, dropping to below 60 degrees F at night. Skies were'clear. Noise measurements were taken with Guest 2800 - Type II integrating noise meter set on slow response with windscreen attached and calibrated prior to and after the measurements. The noise meter was calibrated to 110.0 dBA prior to the measurements, and recalibrated at 110.0 dBA at the conclusion of each set of measurements. Noise measurement locations are shown in Figure 2 Aerial Photo. Table II summarizes the highest, lowest and average noise levels from existing activity adjacent to the site. Optimum Environment 4 October 16, 2006 Federal Way Village LLC Noise Evaluation Table II Noise Measurements dBA Location v h* Dur m.s. Lmax Lmin Le Daytime Site 1 50' off CL SE 336th St 1092 15:00 Site 2 50' off CL Pac Hwy S. 2404 15:00 Site 3 Center of Site NA 15:00 Site 4 SW Corner (Frito Lay) NA 15:00 Night Site 1 50' off CL SE 336th St 92 10:00 Site 2 50' off CL Pac Hwy S. 148 10:00 Site 3 Center of Site NA 10:00 Site 4 SW Corner (Frito Lay) NA 10:00 * vph= vehicles per hour 78.9 49.7 68.2 79.7 48.9 67.6 68.1 44.4 56.3 70.3 42.2 54.3 77.7 32.3 60.6 73.6 42.8 58.9 71.3 39.8 55.4 55.6 43.6 45.9 The primary source of noise on the site was external to the site and created by vehicle traffic (exempt) - primarily on Pacific Hwy S and S. 336th St. Traffic volumes were counted at Sites 1 and 2 during the measurements. Noise levels decreased rapidly as the center of the site was approached, declining to a minimum at the SW corner of the site. Noise levels (day) drop below 60 dBA Leq approximately 250 feet from Pacific Hwy S and S 336th St, and are below 55 dBA Leq in the SW corner. Night Leq noise levels in the SW corner were approximately 45 dBA. Other sources of external noise included jet, helicopter and plane flyovers (exempt). The site is located under the flight pattern for SeaTac International Airport, and was in north flow (landing) during both the day and night measurements. Hammering and backup alarms (exempt) were audible at measurement Site 4 during the day measurements. The red lines in Figure 2 show the approximate 55 and 60 dBA noise contours resulting from existing off -site noise sources. In Optimum Environment 5 October 16, 2006 r Federal Way Village LLC Noise Evaluation summary, audible and measurable noise on the site originates offsite and is generated primarily by exempt sources. Including exempt noise, only Site 4 in the SW corner is below with both the day and night noise limitations. Noise Expected from Site Activities Development of the site for business and residential uses will create short-term noise from construction activity and long-term noise from on -site traffic movement and other sources typically generated by normal residential and business activities. Short-term noise from construction activity would include hammering, sawing and operation of small electric or pneumatic tools (nail guns). Backup alarms (an exempt source) would occur from excavation equipments and trucks. Noise from these activities would cease on completion of the project. Noise from construction activities are exempt from the noise limitations under WAC 173-60-050(3)(a). Long-term noise would originate from typical residential and business activities: Internal traffic movement, landscaping of the grounds, people talking, doors opening and closing and other noises usually associated with residential and business activities. Based on the noise measurements and the zoning (Figure 1), the present proposed location of the business and residential zones is the best alternative to minimize noise levels from exterior sources at the residential/commercial EDNA boundaries. The residential homes along S. 336th St will be exposed to higher levels of traffic noise. Based on the noise measurements, existing business activity along the west property boundary is relatively quiet and well below the noise limitations and will not impact the proposed residences. The measured Leq 'noise levels of 55 dBA and below are representative of the noise levels in the residential zone, with exception of the homes located along S. 336th St. Under the 1974 EPA guidelines relating to the impacts of noise, levels of 55 dBA and under are considered "generally acceptable" and do not pose a health risk to humans. The proposed business areas will be exposed to the higher noise levels from off -site traffic (55 to 68 dBA Leq) on adjacent streets and provide a buffer between traffic noise from Pacific Hwy S and the residences. Optimum Environment 6 October 16, 2006 Federal Way Village LLC Noise Evaluation Because of the nature of business activities, higher noise levels are normally tolerated from activities. Noise Mitigation The City of Federal Way has no rules or standards relating to noise reduction in buildings constructed in inherently noisy environments, except that all new construction conforms to the standards specified in WAC 51-11 (WA State Energy Code) and WAC 51-50 & 51 (International and Residential Building Codes). The City does specify in its Zoning Code (Chapter 22) that in the Office/Retail/Professional zones do not generate noise that is audible off -site. There are no requirements in the zoning code that noise generated in residential zones must not be audible off -site. In general, buildings that are in compliance with the Washington State Energy Code (WAC 51-11) requirements normally reduce exterior noise levels 25 dBA or more. Therefore, current construction practices will yield interior noise levels in the residential units that are below 40 dBA and will not interfere with sleeping. Additional mitigation may be achieved by locating bedrooms of homes in the residential area adjacent to S. 336th St and the west property boundary on the back side of the homes, away from exterior sources of noise. Findings 1. The site is presently vacant and all sources of measured noise originate off the site. 2. Based on measurements on the site existing noise levels exceed 60 dBA Leq within 250 feet of the arterials along the north and east site boundaries and are below 55 dBA Leq in the SW corner of the site. 3. Traffic on local arterials and aircraft in the SeaTac flight patterns are the dominant contributors to noise measured on the site. 4. The quietest area on the site is adjacent to the west boundary at the SW corner. Noise from the Frito-Lay facility was periodically audible, but made no measurable contribution to the overall existing noise levels and noise levels were well below any regulatory limitations at the residential/commercial EDNA boundary. Optimum Environment 7 October 16, 2006 Federal Way Village LLC Noise Evaluation 5. The City of Federal Way has adopted by reference the State Noise limitations (WAC 173-60), the State Energy Program (WAC 51-11 and the State Building Codes (WAC 51-50 & 51). 6. The City of Federal Way Zoning Code (Chapter 22) does regulate noise originating from Office/ Retai I/Profess i o nal zones to not be audible off the property boundaries. It does not regulate noise originating from residential sources off the property boundaries. 7. Construction of buildings - commercial and residential - to the WA State Energy Code standards achieves approximately a 25 dBA reduction in interior noise levels. For residences this should reduce interior noise levels to below 40 dBA in sleeping areas. It will also similarly reduce noise levels from interior business activities to the exterior, and is expected to achieve compliance with the Zoning Code regulations described in Finding 6. Conclusion The site is located in a generally noisy environment created primarily by local traffic and jet aircraft flyovers from SeaTac airport. Noise from adjacent business sources makes a negligible contribution to measured levels on the site. Construction of the proposed buildings to the Washington State Energy Code regulations is expected achieve interior noise levels below 40 dBA in sleeping areas of the proposed residences, and achieve compliance with the Federal Way Zoning Code for noise generated by proposed businesses. Prepared by Errol Nelson P.E. Expires 2/11/08 Optimum Environment 8 October 16, 2006 rQ• Federal Way Federal Way Property Information f — Set View Legend Le 25 it. Contour% °1 Streams Major Streets Zoom in 8 NOTH S7 [7 }5f a�coeyaj Zoom out Full Extant yy Streets Active Layer l:3F ft 1 J I i Y �/ l' ART1RUt Prev. Extent Par, m �33 Wellands Zoning {Detail} -. F n Parcels j� Pugel Sound Manual Pitts II a Lakes Data Tools o ,AI Zoning -Generalized Identify..:: I M.cs�Ww'.bA.NS-OW-9'�ttCl92,2t1UB€5�14,c . � 19x ��=- • . � .-�—�—�---� �� �:r. ors ❑tlery Layer i QTyCar" Crffe City C� ^�ais Find Data ' f SetUni 1 �rus•rvn::y - _ ■ Q"cc Select Tools � 1 s"za" 1=.wes r -A Neighboring Cities Jain pwmadA r. hg=3 ANUC A"X11 Maws �nod a-rie - eCc*rt il: yn Tao�na Zoning Map Figure I Federal Way Village LLC 1 Seend To Printer Back To TerraSafvar Grange Lo 1147 Print Show Grit! Lines Qlailga to Uandscap-3 X- M Federal Way, Washington, United States 13 Itt1i 2002 pi R 1 r I awe � dr i S [{ M +Iwr t• j 0.{0'v. .. i zoom 0 20dyd 1J-?i•. ?^ •Y'�rr�5csft C�ra�ra�i�:fi. 'i-eo•ms of F. f w `t•:�;r=e�. Noise Measurement Sites Figure 2 Ek Contours reaeral Way Village LL CITY OF �. Federal January 22, 2015 Jef Mondonedo Ross Deckman & Associates 207 4th Avenue SE Puyallup, WA 98372 CITY HALL i�„ 33325 8th Avenue Ith �� Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com email: jm@rdarchitect.com RE: File #14-104042-00-CO; KITTS CORNER APARTMENTS RECREATION BUILDING Planning Division 2°d Review, Federal Way Dear Mr. Mondonedo: Planning Division staff has reviewed the plans and additional information submitted on December 16, 2014 for the Recreation Building. This is our second plan review for the Recreation Building. The following items must be addressed prior to Planning Division approval of the plans. 1. As identified in my September 25, 2014 letter, changes to the approved site plan for the revised Recreation Building will trigger a minor site plan modification, pursuant to FWRC 19.15.090. A site plan modification requires a written request by the applicant and a written decision by the City. This minor modification will capture how the recreation building complies with the Community Design Guidelines, as well as perimeter setbacks from property lines (north). Upon submittal of this site plan modification request, we will be able to conditionally approve the request contingent upon approval of the pending right-of-way vacation application and appropriately addressing the remaining comments below. 2. The proposed modulation treatment and pedestrian plaza concepts submitted December 16, 2014, for the north and east facades meet the general intent of the fagade modulation and screening requirement of Federal Way Revised Code (FWRC), Chapter 19.115 Community Design Guidelines, provided some additional information as identified below is addressed and submitted with the site plan modification request: ■ The proposed design results in a large two-story blank wall on the north elevation. This is an elevation that faces a public right-of-way and requires articulation treatment per FWRC 19.115.060(3)(b) as well as blank wall screening in FWRC 19.125.040(22). Review the nonexclusive lists of methods to articulate blank walls in FWRC 19.115.060(3)(b) and provide a design that meets the intent of the FWRC. The type III landscaping on the approved landscape plan does not fulfill the code requirement for treatment of this blank wall facing a right-of-way. If you want to propose landscaping for treatment of this blank wall facing the right-of-way, the addition of large trees and large shrubs in the area between the blank wall and right-of-way would meet the code objectives. Mr. Mondonedo January 22, 2015 Page 2 The site plan modification request needs to address and show the sidewalk width and parking stalls on the east side of the proposed recreation building. The plans do not currently show the distance from the parking stalls/curb to the building and more importantly to the added entry columns at the two building entries. Keep in mind that due to the approval of compact parking stall sizes with a proposed depth of 14 feet in this area, the sidewalk needs to be a minimum of seven feet wide between the building and parking lot (curb). • The site plan modification request needs to include pedestrian plaza details showing the items identified in the RDA December 10, 2014 letter including pedestrian plaza lighting, seating, pavement details, landscaping, and trash receptacles. 3. The elevation labels for the facades on plan sheet RA 3.0 and RA 2.0 do not match in regard to orientation north, east, south and west, and need to be appropriately labeled. 4. I have asked Sarady Long to review and respond regarding the truck turning diagram submitted December 16, 2014, in regard to the June 24, 2014 Process III approval condition number 11. 5. Rob Van Orsow, the City's Solid Waste and Recycling Coordinator, is reviewing the site plan and the Waste Management December 12, 2014 correspondence regarding the trash and recycling facility design. Make sure your resubmittal for these items is submitted to my attention and in reference to the Recreation Building file, 14-104042-00-CO. Contact meat iim.harris@cityoffederalway.com or 253-835-2652 if you have any questions. Sincerely, dll-4� ;ontract awls Planner enc: Resubmittal Form c: Scott Sproul, Assistant Building Official Rob Van Orsow, Solid Waste/Recycling Coordinator Sarady Long, Senior Traffic Engineer Matt Hough, CPH Consultants, matt@cphconsultants.com Tom Neubauer, DevCo, Inc./Heartland Construction, Inc., 10900 NE 8`h St., Suite 1200, Bellevue, WA 98004 14-104042 Doc. I.D. 67763 Jinn Harris From: Jim Harris Sent: Tuesday, January 20, 2015 12:43 PM To: Sarady Long Cc: Ann Dower Subject: FW: Kitts Apts driveway condition of approval question Sarady: I put the original drawing set with the turning radius, dated received by City 12/16/2014 in your mail slot. Jim Harris Contract Planner City of Federal Way Department of Community & Economic Development (253) 835-2652 iim.harris@cityoffed_eralway.com Office Hours Mon, Tues, & Thur, 8:00 AM —1:00 PM or by appointment From: Jim Harris Sent: Tuesday, January 20, 2015 8:55 AM To: Sarady Long Cc: Ann Dower; Isaac Conlen Subject: Kitts Apts driveway condition of approval question Sarady: Traffic Division had the following condition on the Kitts Corner Apts UP3 approval. 11. The driveway width on South 3361h Street shall be 30' the entire length of the storage pocket and may be increased in order to provide adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the Public Works Director. The applicant shall submit a Vehicle Tinning Diagram showing how the appropriate design vehicle (such as: School Bus, Delivery and Garbage Truck) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. I am getting ready to sign off on some of the building permits for the individual apt buildings and need you to give me an ok that the condition of UP3 approval above has been met. I think you may have reviewed this with EN file, but I just need to make sure you f ok. Ann Dow6r and Bill M have the approved EN plans, I think Ann also has them electronically . Hopefully I can get your response by this Thursday 1-22-15, so I can sign off some building permits. Bldg Division is ready to approve at least a couple of the building permits, so I don't want me or you to be the hold up. Jim Harris Contract Planner City of Federal Way Department of Community & Economic Development (253) 835-2652 i1m.harris@citvoffederalway.com Office Hours Mon, Tues, & Thur, 8:00 AM —1:00 PM or by appointment CNOT241217 OTOP241217 =1217 CSIT241217 CUWS241217 CUS0241217 KHW P241217 ASI T241217 CTRN241217 SEC. 20, TWP 21 N, R4E W.M. E — — � i7• uo � � 1— 99.d4 roc.00 S0� (JT�STREET wr.c. y s O l _�� `T4�-_ •,:. _ `---'i10 — — r-----\-�-_-_---.--- REC Bux. r 1 21*10 22+00 24+00 ---- q REC. OP& - I SPACE II. w y — ,v WETLAND 1- 1 I � I 1 � ,I, .� v .I, v .. .� .I, ,r y .. ,u ,� i �• LEGEND -- -- BUS (FRONT/REAR WHEEL PATH) BUS (BODY OUTT.INE) qg — BUS MANEUVERING PATH (¢) - ( Ea SPACE I l J o , REr. OPEN C F ACE5 SEE C3.02 7.00 20.00 School Bus feet Width 8.00 Track 8.00 Lock to Lock Time 6.0 Steering Angle 31.4 RWMMD DEC 16 2014 CITY OF F-DSRAL WA Q 30 fi0 PLAN IN FEET tmp{•[¢ mraawcwwuc �n�pr x�� CCR0241217 CNOT241217 217 o1217 TBLOCK CUS0241217 CUVVS241217 KEYMAP241217 ASIT241217 CMN241217 SEC. 20, TWP 21 N, R4E W.M. i I y y ••v Y I v • f�,lrlt �� KERAND 2 •'� l t I I 41 w rr + `I 6 - � '` �• �; \1 ;� :.��—`_r '1 111 1fy `I1 �1 `� `� p aD v 1 SEE C3.03 LEGEND BUS (FRONT/REAR KNEEL PATH) BUS (BODY OUTLINE) —� BUS MANEUVERING PATH (¢) 40.00 0 20.00 School Bus feet Width 8.00 Track 8.00 Lock to Lock Time 6.0 Steering Angle 31.4 0 30 60 PLAN IN FEET > m a � z 0 z � rn o� o© z Lu 0 CL LIJ z Q 0 (7 0 OO z z W ,Q V zLu Q _ c� z 0 z z 3 z 0 U s CLIENT DEVCO, INC. wuauly counh 11100 Main Street. Suite 301 BELLEVUE, WA 98004 PHONE: (425)453-9551 TCALL BEFORE .! CPH YOU DIG CONSULTANTS Site Planning • Gh71 Engncedng - land Use ComIll --Ma PERMIT NO. 14-101057-EN APPROVED DATE c...v.a muwea� ue xi�>� ng nag�.ment M MAwnuq elm 1001 Rklamt WA 9M R.-(1an7 2390 I FAz(4ssl2952M rw W. pph— ultants. cam 1 0024-12-017 DRAWING C3.02 SHEET 2 OF 4 CGRQ24f217 CNOT241217 CSIT24i217 CUSD241217 CUWS241217 OTOP241217 TBLOCK KEYMAP241217 ASI T241217 CTRN241217 SEC. 20, TWP 21 N, R4E W.M. SEE C3.02 LEGEND BUS (FRONT/REAR WHEEL PATH) BUS (BODY OUTLINE) — — BUS MANEUVERING PATH (�) � j, �1 ■ Ml ,,. School Bus feet width : 8.00 Track 8.00 Lock to Lock Time 6.0 Steering Angle 31.4 0 W W) (t) 0 30 60 PLAN IN FEET I ( I_ ( 3 - � I I l KEYNAP CALL BEFORE YOU DIG 7-0OOo24sss5 PERMIT NO. 14-101057-EN APPROVED DATE CLJENT DEVCO, INC. 11100 Main Street, Suite 301 BELLWE, WA 98004 PHONE:(425)453-9551 CR �f CONSULTANTS Site Manning • am Egneedng Land Ilse CensuMng • PrvledMarie" a 7337thk Sdb fee I IW "WA96a31 Ph.. I425)2M2390 I FAX'(425):K,x www.uphc°naultwn[s.aom PROD Ell NO, 0024-12-017 DRAWING C3.03 SHEET 3 OF 4 CGRD^41217 CNOT241217 CSIT241217 OTOP'141217 TBLOCK CUSD241217 CUWS241217 KPYMAP241217 CTRN241217 SEC. 20, TWP 21 N, R4E W.M. ` .r ,� ► A y ro 1 Iy , ■ _ ! III � - / I � 1` �� �/ ,`— � � 1.�+ �, -- — _,� �I� I 1 111 + 11 f r// /,� I ► 1 % r! lI � � I �� III I I � ��,�.^ f\\■�'� � \�` -� \ � y 4 i �\ If 1 1 I / 1 � ! ',� !• 1 I `' � t � � 11 �I I �• � _ ly �� 1 �y I I I 10 2021049001 •`` ; cc ij r � A ) I 1 1 jTI \ _ + 11 �1i1 Ar ti 2021049072 _ ' 1 j STA 60,F 00.75, 0.00' T i 7 i / r• � I I - I r L / 0 30 CD PLAN LEGEND BUS (FRONTAEAR KHEEL PATH) BUS (BODY OUTLINE) — — —� BUS MANEUVERING PATH (C) 40.00 7.00 20.00 School BUS feet Width 8.00 Track 8.00 Lock to Lock Time 6.0 Steering Angle 31.4 60 IN FEET w O p o J CCZ C N a Z LL Lij ( z o z � z Y ::D c z � O CC � z Q Q W w z U � /•� vJ � z 0 � W 2 j 3 w w (ej o U DEVCO, INC. quTlity mnnh 11100 Maln Street, Sulte 301 BELLEVUE, WA 98004 PHONE (425)463-9551 t CALL BEFORE YOUDIG CONSULTANTS i-800-424-45555 Site Planning • W Wneeang -� Lana Use Caraeltlng • PlolectMenagemem I PERMIT NO. 14-101057-EN I DA TE 733ftk� Sa bIoIDM"WAq i Phms(4Pa12lFiT IFNc147517d M ..cphconsultents.com PROJECT NO I 0024-12-017 DRAWING C3.04 SHEET 4 OF 4 i nienv nm�sa CONSULTANTS December 16, 2014 Mr. Jim Harris Contract Planner City of Federal Way 33325 81h Avenue South Federal Way, WA 98003-6325 MCEIVED DEC 16 2014 CITY OF FEDERAL WAY CDS Site Planning Civil Engineering Project Management Land Development Consulting RE: Kitts Corner Multifamily —City File # 13-104418-00-UP, CPH Project No. 0024-12-017 Additional Information Requested for Building Permit Review Jim, This letter and the following enclosed information are provided in response to the request for additional information in your email dated November 18, 2014 for the Kitts Corner Multifamily project: 1 — Re -submittal Form 3 — Additional copies of this response letter 3 — copies Civil Plans sheets C2.07, C2.02, and C2.03 (full-size) 2 — email correspondence from Waste Management (12/ 12/20 7 4) 2 — Vehicle Maneuvering Diagram for School Bus (December 76, 2014) This package is being provided concurrent with the separate re -submittal of the building permit for the Recreation Building. The enclosed documents contain the bike rack locations, vehicle movement diagrams, and Waste Management approvals of the trash/recycling per your email with specific reference to the City's s review comments as follows: Planning (Jim Harris, 11 /18/2014 email) 1. Pursuant to condition number 5 of the June 24, 2014 Process III approval, prior to issuance of any building permits, the applicant shall modify the engineering site plans to indicate locations and design of secure bicycle parking for a minimum of 60 bicycles (minimum of 20 covered) at dispersed locations throughout the site. Provide a site plan that shows how this condition is met. Response: Copies of the approved engineering plans C2.01, C2.02, and C2.03 are enclosed. These plans show the bicycle rack/storage facilities as construction notes #20 and #23. 2. Pursuant to condition number 10 of the June 24, 2014 Process III approval, prior to issuance of any construction permits, the applicant shall consult with representatives of Waste Management and provide written evidence that the project site design meets Waste Management's minimum standards to support garbage and recycling service for the future residents of the development. Please provide this documentation. Response: Enclosed is a copy of the email correspondence between CPH and Waste Management confirming that the site trash/recycling facilities conform to their standards. 3. Pursuant to condition number 11, of the June 24, 2014 Process III approval, the driveway width on South 336'h Street shall be 30' the entire length of the storage pocket and may be increased in order to provide adequate width for vehicles that may be reasonably expected to 733 71h Avenue, Suite 100 • Kirkland, WA 98033 • Phone: (425) 285-2390 • Fax: (425) 285-2389 www.cphconsultonis.com Kitts Corner Multifamily Response to Request for Additional Information CPH No. 0024-12-017 December 76, 2014 Page 2 of 2 use the driveway, as determined by the Public Works Director. The applicant shall submit a Vehicle Turning Diagram showing how the appropriate design vehicle (such as: School Bus, Delivery and Garbage Truck) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. This condition needs to be met prior to issuance of any building permits. Public Works Traffic will conduct final review of this condition. Response: Enclosed is a copy of a vehicle maneuvering diagram for the South 336rh Street entrance. Similar information was provided with the last Process 111 re -submittal (June 18, 2014) and during the final Civil Permit review for the project to confirm compliance. Please contact me directly at (425) 285-2391 or by e-mail at matt c,phconsultants.com if you have questions or need any additional information to complete your review and approval of the separate applicable building permits. Your prompt response and continued efforts are appreciated. Thank you. Sincerely, CPH Cons President Enclosures Cc: Mr. Tom Neubauer (DevCo) Mr. Steve Sullivan (Heartland Construction) copy to file Jim Harris From: Jim Harris Sent: Tuesday, November 25, 2014 10:27 AM To: Ann Olsen (AOlsen@talasaea.com) Cc: Ann Dower Subject: Kitts Corner Apts Landscape and Wetland Plan review Attachments: 129 Resubmittal Information.doc Ann Olsen: The Landscape plan sets and wetland mitigation plan sets that you submitted to the City on 11/13/14 are ready for approval except two items discussed below: First, Public Works Department is required to review and approve the street trees, so I have routed the Landscape plan to Ann Dower in PW to review sheet L3 .4. Second, your Registration Certificate on the plans is expired. I have a couple different possible suggestions on how to fix this bump. 1. You could come into City Hall and re -stamp and sign the plans; or You could resubmit three copies of sheets W1.0 and three copies of 1-1.0 with current stamp and signed, and include a note to the effect that the current stamp applies to all sheets W1.0 - etc, and 1-1.0 - This way I can just attach a new sheet to the front of the three (six) sets we already have, and you wouldn't need to resubmit all 6 new sets. Or if you have a different suggestion on how to handle this let me know by email. If you want to come in, let me know in advance so I can have the plans ready for you. I will be out of the office until December 1, 2014. If you want to resubmit the cover pages, make sure to include the completed resubmittal form attached. Have an nice holiday. Jim Harris Contract Planner City of Federal Way Department of Community & Economic Development (253) 835-2652 �im.harris cit offederalwa .corn Office Hours Mon, Tues, & Thur, 8:00 AM —1:00 PM or by appointment r^� Jim Harris From: Jim Harris Sent: Tuesday, November 18, 2014 12:24 PM To: jef Qm@rdarchitect.com); 'Tom Neubauer' (tneubauer@devcoapts.com); 'Matt Hough'; 'steve.s u l l iva n@ d evco a pts.co m' Cc: Scott Sproul; Isaac Conlen; Sarady Long; Ann Dower Subject: Kitts Corner Multi Family Planning Division comments on Building plan review Planning Division has reviewed the permit applications for Buildings A, C and E. The comments previously sent on October 13, 2014 (below) need to be addressed before Planning Division approval. I don't have any further building specific comments for these 3 building applications. I provided specific comments previously on the rec building that need to be addressed. In order to assist you in getting the building permit reviews completed and to make the most efficient use of my time, below are 3 remaining items that need to be addressed by the Kitts Corner multi -family design team, prior to Planning Department approval of any of the pending building permit applications. Each of these items were identified in my 9-25-2014 letter for review of the Recreation Building, which was the first building permit application I reviewed. Rather than me repeating these following comments in my review of each and every pending building permit application, I will identify each of these items below, and each item needs to be addressed. Each of these comments stems from the June 24, 2014 Process III approval. Please address the following comments: Ar • 2. Pursuant to condition number 5 of the June 24, 2014 Process III approval, prior to issuance of any building permits, the applicant shall modify the engineering site plans to indicate locations and design of secure bicycle parking for a minimum of 60 bicycles (minimum of 20 covered) at dispersed locations throughout the site. Provide a site plan that shows how this condition is met. 3. Pursuant to condition number 10 of the June 24, 2014 Process III approval, prior to issuance of any construction permits, the applicant shall consult with representatives of Waste Management and provide written evidence that the project site design meets Waste Management's minimum standards to support garbage and recycling service for the future residents of the development. Please provide this documentation. 4. Pursuant to condition number 11, of the June 24, 2014 Process III approval, the driveway width on South 336"' Street shall be 30' the entire length of the storage pocket and may be increased in order to provide adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the Public Works Director. The applicant shall submit a Vehicle Turning Diagram showing how the appropriate design vehicle (such as: School Bus, Delivery and Garbage Truck) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. This condition needs to be met prior to issuance of any building permits. Public Works Traffic will conduct final review of this condition. Let me know if you have any questions or need any assistance. Jim Harris Contract Planner City of Federal Way Department of Community & Economic Development (253)835-2652 ilm.harris@citvoffederalway.com Office Hours Mon, Tues, & Thur, 8:00 AM —1:00 PM or by appointment Jim Harris Contract Planner City of Federal Way Department of Community & Economic Development (253) 835-2652 iim.harr*is@ciiyoffederalway.com cityoffederalway.com Office Hours Mon, Tues, & Thur, 8:00 AM —1:00 PM or by appointment CITY OF t Federal Way November 10, 2014 Tom Neubauer Devco 10900 NE 8 h Street, Suite 1200 Bellevue, WA 98004 FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com RE: File #14-105800- AD & 13-104418-00-UP; Minor SITE PLAN MODIFICATION APPROVAL No. 1— BUILDING COLORS Kitts Corner Multi -Family, 33701 Pacific Highway South, Federal Way, WA Dear Mr. Neubauer: The City's Department of Community Development is in receipt of your October 24, 2014, request to modify the Kitts Corner Multi -Family Process III approval decision as it relates to building colors. The project was granted Process III approval on June 24, 2014. According to your October 24, 2014 letter request, approval of revised color schemes for all of the buildings is requested. The proposal is to revise the color scheme because the previously approved colors are no longer available, and the newly proposed colors are intended to "produce a neighborhood that is both distinct and harmonious by using a color palette that enhances the natural features of the wetlands and surrounding community." The proposed JamesHardie ColorPlus samples submitted with this modification request meet the intent of the City's Community Design Guidelines as well as the intent of the Development Plan for the Village at Federal Way. The request for minor site plan modification is hereby approved. There are no changes to site access points, easements, utilities, or impacts to the environment with the requested site plan modifications. Pursuant to Federal Way Revised Code (FWRC) 19.15.090(3), the modification request is consistent with city codes and the Development Plan for the Village at Federal Way. This modification approval does not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. This approval does not constitute approval of a building permit. The associated building permit applications are currently under review. If you have any questions regarding this letter, please contact Jim Harris, Contract Planner, at 253-835-2652 orjim.harris@cityoffederalway.com. Sincerely, 1� Isaac Conlen Planning Division Manager For Larry Frazier, Interim Director c: Noni Ervin, Devco via email & US Mail - noni.ervin@devcoapts.com Jim Harris, Contract Planner Doc, LD. 67205 r-) Jim Harris From: Jim Harris Sent: Thursday, November 06, 2014 12:50 PM To: 'JJensen@lakehaven.org' Cc: Ann Dower Subject: RE: Kitt's Corner Multi Family --Wetland &Sewer Potential Conflict John. The Community Development Services Dept does regulate this activity that is in the wetland. So, we will likely have some process to go through, but should be minimal process. Before I give much more direction, I need a bit more info. Tell me how would you propose to eliminate the top sections, and what are the top sections? Manholes? How would the removal of the top sections occur? Removal by heavy equipment or by hand work and via trail into the wetland? Restoration of disturbed area could be required if necessary, due to disturbance to conduct this work. Would LUD be doing this work, or is it part of the current Kitts Corner Apts project, or future development to east? This work was not included as part of the Kitts Corner Apt proposal. Obviously creating the least impact to wetland would be preferred. Actually, either way, a letter request to the Director via Isaac Conlen and me, per FWRC 19.175.030 would be the starting point. In general, we can hopefully call this rehabilitation in a wetland ... which rehab is permitted in a wetland by the Director as discussed in FWRC 19.175.030(3) 19.175.030 Structures, improvements and land surface modifications within regulated wetlands. (1) Generally. No land surface modification may take place and no structure or improvement may be located in a regulated wetland except as provided in this section. (2) Public park. The city may allow pedestrian access through a regulated wetland in conjunction with a public park. The access, if approved, must be designed to the maximum extent feasible to protect the wetland from any adverse effects or impacts of the access and to limit the access to the defined access area. (3) Rehabilitation. The director of community development may permit or require an applicant to rehabilitate and maintain a regulated wetland by removing detrimental material such as debris and inappropriate vegetation 1 1 and by requiring that native vegetation be planted. These actions may be required at any time that a condition detrimental to water quality or habitat exists. Let me know il' you have any further questions. Jim Harris Contract Planner City of Federal Way Department of Community & Economic Development (253) 835-2652 lim.harris@citvoffederalway.com Office Hours Mon, Tues, & Thur, 8:00 AM — 1:00 PM or by appointment From: Ann Dower Sent: Thursday, October 30, 2014 2:09 PM To: Jim Harris Subject: FW: Kitt's Corner Multi Family --Wetland &Sewer Potential Conflict Hi Jim Do you have any thoughts on this ? I'm not sure what PW would require — it's not in the ROW and it's not a City system so I don't know that we would say anything. Ann From: John Jensen [mailto:JJensen@lakehaven.orgl Sent: Wednesday, October 22, 2014 11:44 AM To: Ann Dower Cc: Brian Asbury Subject: Kitt's Corner Multi Family --Wetland &Sewer Potential Conflict This project is located at the southwest corner of S 336`h St & Pacific Highway S. Lakehaven has an existing sanitary sewer that dissects BLA #13-104506-00-SU that was installed in 1977-78 under Utility Local Improvement District (ULID) 27. This sewer extends into the delineated wetland of Lot 1 & 5 of the BLA. Lot 1 of the BLA is a current project tailed Kitts Corner Multi -Family. The proposed water and sewer utilities for the development are new development will located with vehicle roadways and not be within the wetlands. The segment of sewers that extend into the wetlands most likely will not be used due to the wetland protection and will be a source of infiltration and inflow into the sewer. • What requirements will the City require to abandon this segment of sewer? For minimum impact to the wetland I suggest the sewer is abandon -in -place and remove top sections of the surface features. a Will this requirement be part of this phase of the overall project or part of the phase that includes Lot 5 east of the wetlands? John A. Jensen Engineering Technician II Lakehaven Utility District 1jensen0la kehaven. o rq l (253 946-5406 Fax (253) 529-4081 PO Box 4249 Federal Way, WA 98063-4249 NOTE: Lakehaven Utility District neither warrants nor guarantees the accuracy of the information provided. Facilities location, material type, and condition are subject to field verification. From: Ann Dower [mailto:Ann.Dower cityoffederalway.com] Sent: Wednesday, October 22, 2014 9:45 AM To: John Jensen Subject: Kitt's Corner Hi John Could you email me a PDF of the area you're talking about with the sewer line to be removed/capped etc? Ali that long message and no phone number — please leave it next time O Thanks Ann Dower 33325 8'h Avenue South Federal Way, WA 98063 Phone: (253) 835-2732 Fax: (253) 835-2109 Jim Harris From: Jim Harris Sent: Thursday, November 06, 2014 1:38 PM To: Jamie Schroeder (Jamie@cphconsultants.com); Ann Olsen (AOlsen@talasaea.com) Subject: Kitts Apts storm pipe in wetland buffer Jamie: My understanding is that you have requested through the Public Works Department to extend a 24-inch diameter storm drainage outfall thru the 100-foot wetland buffer and have the storm drain pipe outlet at the edge of the regulated wetland. On the current approved plans, the storm drain pipe terminates at the outer edge of the 100-foot wetland buffer My understanding is that this is stormwater runoff from public street improvements on S. 336`" Street. Since this work is proposed within a regulated wetland buffer and was not contemplated in the original process III approval, this revision to the plans will require a modification to the approved June 24, 2014 Process iiI decision. Please include and address items 1 — 3 below in a written request to the Director of Community Development (but to my attention). 1. Written request for minor modification to June 24, 2014 Process III decision file UP-104418-00-tip per FWRC 19.15.090(3). Request needs to be signed by owner or authorized agent. FIVRC 19.15.090 Complete compliance required .........I.... I..._.._.._ ............... . (3) A request to modify a process I through IV approval, an approved site plan or a condition of approval for a proposal that has been approver! Ili rough processes f through IV must be sitbrnitted in writing to the director of conrnrunhy and econondc developinenl andlor the hearing evantiner based upon the level of the trnrlerlying approved use process review. Tire director (in dlor hearing errnniaer shall have the discretion to approve those requests that are corrsisIenI with cin, eodes. The director or hearing; .erandnermajr reelraire notice to parties of record ait111or adjacent property vwners as deenred appropriate. Any requests to the hearing mwndner mast be submitted through the department of comnnsnity and economic development. 2. Written request needs to address critical area code criteria in FWRC 19.175.040(3) for public improvements in regulated wetland buffer, in summary pertaining to: a) no feasible alternative and b) intrusion must constitute minimum necessary encroachment. The specific FWRC language is below. FWRC 19.175.040 (3) Essential public facilities, public utilities and other public improvements. (3) The director of community development may permit the placement of an essetuial public facilit),, public utility or other public improvements in a regulated wetland buffer if he or she determines that the line or improvement must traverse the buffer because no feasible or alternative location exists based on an analysis of technology and system efficiency. The specific location and extent of the intrusion into the buffer Hurst constitute the nrininranr necessary encroachment to meet the requirements of the public facility or utility. 3. Request needs to include a brief analysis of wetland buffer impacts prepared by project wetland biologist, addressing buffer impacts, restoration, monitoring and long term maintenance. This proposed storm drainage pipe revision work can be covered by the existing SEPA document, as the SEPA decision and analysis included 24-inch storm drainage pipes, and minor intrusions into wetland buffers. Upon submittal of the written request, it will likely take a few days to get the decision issued by the Director. Let me know if you have any questions, or need any fin-ther assistance. Jim Harris Jim Harris Contract Planner City of Federal Way Department of Community & Economic Development (253) 835-2652 iim.harris@cityofFederalway.com Office Hours Mon, Tues, & Thur, 8:00 AM —1:00 PM or by appointment Jim Harris From: Ann Dower Sent: Thursday, October 30, 2014 2:09 PM To: Jim Harris Subject: FW: Kitt's Corner Multi Family --Wetland &Sewer Potential Conflict Attachments: Kitts Corner Multi wetland -sewer map.pdf, BLA13-104506-00-SU St5of6.pdf, s0520.pdf, Kits Corner Multifamily layout.pdf Hi Jim Do you have any thoughts on this ? I'm not sure what PW would require — it's not in the ROW and it's not a City system so I don't know that we would say anything. Ann From: John Jensen [maiito:]Jensen@4akehaven.org] Sent: Wednesday, October 22, 2014 11:44 AM To: Ann Dower Cc: Brian Asbury Subject: Kitt's Corner Multi Family --Wetland &Sewer Potential Conflict This project is located at the southwest corner of S 336th St & Pacific Highway S. Lakehaven has an existing sanitary sewer that dissects BLA #13-104506-00-SU that was installed in 1977-78 under Utility Local Improvement District (ULID) 27. This sewer extends into the delineated wetland of Lot 1 & 5 of the BLA. Lot 1 of the BLA is a current project called Kitts Corner Multi -Family. The proposed water and sewer utilities for the development are new development will located with vehicle roadways and not be within the wetlands. The segment of sewers that extend into the wetlands most likely will not be used due to the wetland protection and will be a source of infiltration and inflow into the sewer. • What requirements will the City require to abandon this segment of sewer? For minimum impact to the wetland I suggest the sewer is abandon -in -place and remove top sections of the surface features. • Will this requirement be part of this phase of the overall project or part of the phase that includes Lot 5 east of the wetlands? John A. Jensen Engineering Technician II Lakehaven Utility District iiensen@fakehaven.org (253) 946-5406 Fax(253) 529-4081 PO Box 4249 Federal Way, WA 98063-4249 NOTE: Lakehaven Utility District neither warrants nor guarantees the accuracy of the information provided. Facilities location, material type, and condition are subject to field verification. From: Ann Dower [mailto: Ann. Dower(&cityoffederalway_.com] Sent: Wednesday, October 22, 2014 9:45 AM To: John Jensen Subject: Kitt's Corner Hi John Could you email me a PDF of the area you're talking about with the sewer line to be removed/capped etc? All that long message and no phone number— please leave it next time O Thanks Ann Dower 33325 8th Avenue South Federal Way, WA 98063 Phone: (253) 835-2732 Fax: (253) 835-2709 . DEVCO lwwrw� quality counts October 24, 2014 Real Estate Assets • multifamily housing development ■ capital investments Isaac Conlen City of Federal Way OCT 2 S 2014 Department of Community & Economic Development 33325 8th Avenue South CITY ❑F FEDERAL WAY Federal Way, WA 98063 CDS Re: File #13-104418-00-UP; KITTS CORNER MULTIFAMILY —Color Scheme Modification 1337 So. 336th Street, Federal Way Dear Mr. Conlen, In follow up to the October 20, 2014 meeting between Jim Harris and Noni Ervin of our office, we request minor modification of approved UP3 site plan approval for Process III File #13-104418-UP per FWRC 19.15.090(2). We would like to modify the color scheme for all buildings, including a change from Benjamin Moore paint to JamesHardie ColorPlus colors. The color scheme submitted as part of the site plan approval included colors selected by the project architect in an attempt to meet the Development Plan Architectural Elements Color reference. We have since learned that this color series has been discontinued. The Benjamin Moore color samples were not made available to the owner prior to submission to the City, and we have since found them to be dated and not consistent with enhancing the wetlands and overall development. Please see attached letter from design consultant, Allison Smith. Finally, we have included JamesHardie ColorPlus color samples and re -drawn exterior elevations of the Apartment, Carriage and Recreation Buildings for your review and approval. If you have any questions regarding this request, please contact me directly at 425-453-9551, or tneubauer@devcoapts.com. Sincerely, Tom Neubauer enc: Development Plan Architectural Elements Color reference Letter from Allison Smith Design with color samples Revised Exterior Elevations for Building Types: Apartment, Carriage, Recreation Bldg. JamesHardie ColorPlus color samples cc: Noni Ervin, DevCo 10900 NE 8"' Street, Suite 1200 Bellevue, WA 98004 0:425.453.9551 1 F:425.453.9566 www.devcoapts.com Kitts Corner Project Federal Way To Whom It May Concern, I am an Interior Designer that has been working with this company for many years and have done lots of projects like this one. I'm concerned with the color schemes submitted and approved with the architect's drawings for the Kitts Corner Project. I believe the boldness of the Benjamin Moore colors specified for the color palettes are incredibly saturated, radical & beyond bold for this type of project. They would become tiresome and outdated rather quickly. Because of the scale of the project they would create an overwhelming statement and would not fit in harmoniously with the environment. I'm not sure if you saw the Benjamin Moore colors in person originally or just printed. I've sent them for you to review. Due to my concerns we have provided a more palatable palette for you to review. These new colors will hold the test of time. It is our goal to create a town home environment like the original plans. As far as the Sherwin Williams colors that were part of the federal way guidelines when it was a Townhome project, they are no longer available. Sherwin Williams has discontinued that entire line of colors. Lacking available preapproved color palettes opened up the opportunity to select something more appropriate. Because this project was originally sanctioned for Townhomes, we would like to keep with that feel and look by selecting the right materials and colors. As I mentioned before, we've done a lot of these projects. It is our intention and goal to make the project copasetic to the environment. Our design will produce a neighborhood that is both distinct and harmonious by using a color palette that enhances the natural features of the wetlands and surrounding community. Respectfully, Allison Smith RESUBMITTED OCT 15 2014 CITY OF FEDERAL WAY CDS A Development Plan for Village at Federal Way R2CL3NLrD OCT 2 8 2014 CITY OF FEDERAL WAY CDs RESUBMITTED OCT 15 2014 CITY OF FEDERAL WAY CDS -1 In= M W.I. : MMZ MEMO- MM__. ---- nu M.Mom: UZZ: 7iiq NINE!II Illlii I. iMEMM: ..................... .. .......................... . MCBMW ME 0111111i fillilill ME 00: M,: a- ME M.0 PI-P-M-9 mommi am ME -_ .- 1 __MM WMEWS .... _W ME: ME. M__ ME M... -WEM. ---- a ... .. ME SE! IF, NOME Mml E. iff In 2 Awl SfMMM17 --- 0 MEwil iiiiiii all V arm seems, In. -.:: ISO 111, ememmi , OMEN1111 OMEN Hill 11111 w NMI OMEN .112 ■IFNI NONE ME= MISS ILI I I ILI 11 E M ME A. Well: MO.- FI ir Illlliill , H�, NIIIIIIIIII411I1 ::. am ... ••CC. `w�Ci a. ME! �I C.rii:i :wCC Mai am Ow an.. r-rr mono .aan ME a.. ME wnw.� .s.I.. ■. �iia.i ..■ rww.• i� lllllllllillllllll l---a• Cam, rrom rr■ WIN ..son ..MO . a... ■�.. i 'C ...IV�l 11 ll� owm_ mirall MIN r.wa .m rrrr ww a.. M. ML �.t 111111111lIIII{!{IIIIIII flllllllflllllll �lil .r.. .aaa ���... �-. ICI �� i::: CCC. CCC 1 EXTERIOR MATERIAL LEGEND HARDIE PLANK: SIDING & SHINGLES - JH90-30IRON GREY . JH30-30 WOODSTOCK BROWN . JH2O-20 AUTUMN TAN BRICK: MUTUAL MATERIALS FACE COVINGTON RIDGE OF ROOFSHIGHEST �_ GRADE RAILING LEFT ELEVATION - PARKING BUILDING I WEST SCALE 3116' = 1'-0- PROVIDE MINIMUM 5% SLOPE FOR A MINIMUM 10 FEET @ FINISH GRADE RIGHT ELEVATION- PARKING BUILDING I EAST SC t yfe• STRUCTURE REAR ELEVATION -WALKWAY BUILDING I SOUTH SCALE: 3116' = V-0' ALUMINUM RAILING MINIMUM 10 FEET @ FINISH GRADE FRONT ELEVATION BUILDING I NORTH SCALE 3116' = V-O' CLASS 'A' COMPOSITION SHINGLES 2x10 FASCIA BOARD HARDI SIDING LAP STYLE 4" EXPOSURE HARDICORNER TRIM HARD] SIDING LAP STYLE 8- EXPOSURE R 0+A ROSS DECKMAN &ASSOCIATES ING 207 FOURTH AVENUE SOUTHEAST PUYALLUP. WASHINGTON 9B372 1�Y�E wo 3ES* RECISiERED RLGA-Z—I RCINE =- S1lIlE OF IYASNUGiGN Z 0 CD Z_ Fn ZEn� O U (M _ ()f Z) 0 Y O u- 0 CARRIAGE ELEVATIONS - BUILDING SUBMITTED ,G&TD4 5 2014 'OF FEDERAL WAY CDS JOB NO: 1233 ISSUE DATE: 7B2014 REVISED: DRAWN BY: LH SHEET A3.8 7.25'Smooth Siding I III01iN 1 III 111 l ll ill'-:111= III NORTH ELEVATION ,v.r'r - EAST ELEVATION SOUTH ELEVATION ,/r.l•.r MID -POINT HIG 25'-z' T.O.PLATEL0 WEST ELEVATION ,/8- I>_EXTERIOR MATERIAL LEGEND HARDIE PLANK: SIDING & SHINGLES S'Rustic JH90-301RONGREY Siding - JH40-30TIMBERBARK _ JH2O-20AUTUMN TAN BRICK: MUTUAL MATERIALS FACE COVINGTON "imo E-G_VM n - 20'-0" DETAIL OF CORBEL i' i' �7 4�•EZ•I�DIpd�t3�FFfE3.Pi'&]Iik' rcx :aR.urw: 1� ROB fu OECKMPN BANK SET a z J_ m J Q z O r Q W Z LU �/RR LL V Z Cn LU z OC U = a °� M Q F 1--W r o Y U3 U- EXTERIOR ELEVATIONS 12M RESUBMITTED toiermt4 vs OCT 15 2014 CITY OF FEDERAL WAY CDS Village at Federal Way Development Plan Contents Introduction..........................................................................................1 A. Purpose B. Intent C. Application of Design Guidelines D. Interpreting the Design Guidelines E. Review Process DevelopmentConcept............................................................................2 A. Sense of Place B. Theme C. Neighborhood Focal Points SiteConfiguration..................................................................................4 ■ Site Sections • 336`h Street Cross Section • Residential Road Cross Section • Commercial Road Cross Section SitePlanning - Residential.....................................................................10 A. Open Space and Community Greens SitePlanning - Commercial....................................................................10 A. Public Open Space B. Building Orientation - Commercial Phase Architectural/Building Design - Commercial Phase......................................20 A. Architectural Concept - Commercial B. Human/Pedestrian Scale C. Architectural Elements SiteAmenities/Landscape Planting...........................................................25 Architectural/Building Design - Residential...............................................30 A. Architectural Concept - Residential B. Human/Pedestrian Scale C. Architectural Elements SiteAmenities/Landscape Planting..........................................................36 Master Plan Development a Village at Federal Way Trim • Where appropriate, horizontal bands will be used to provide breaks between materials, patterns and/or colors. ■ Corner, grade line and other trim elements to add visual distinctiveness will be applied where appropriate. Materials • Principally wood and masonry, though other materials that achieve a similar effect may be substituted. (e.g. Fiber cement or wood -resin composite.) • Rated panel siding, such as T1-11 will not be used. Typical shingle and lap board siding with horizontal trim board and brick Color • Appropriate for the given architectural style, color scheme and surrounding context. What follows is a representation of the color schemes offered at Federal Way Village �w WALL Hoadlands SW2212 TRIM Gmbo Whtte SW2221 ACCENT Sanm"osw SW2215 ■ WALL March wtnd M128 TRIM wNte SW2123 ACCENT iaudm=e SW7117 3 ■ WALL wrAw awie SWZ065 TRAM 1al" Pat, SW2087 ACCENT Zeus — SWZO85 WALL gamall-rover SW7121 TRIM [me BUMB SW2060 ACCENT wahsva SW2125 WALL Fjwd SW2250 TRIM coasclodns SW2053 ACCENT oormersmwn SW2050 1r%N WALL ails SW2114 TRIM Fau" star SW2116 ACCENT eadraec SW2717 33 WALL TRIM ACCENT WALL TRIM ACCENT WALL TRIM ACCENT Province &ua SW2107 SttverpAnm SW2109 wtdui SW2123 19�1 wanrdmdow sand;b" SW2009 Black Mew SW2724 Bra"M SWD52 Wme SW2123 cw-c,.RES6BM1_FFED OCT 15 2014 CITY OF FEDERAL WAY CDS i KITTS CORNER EXTERIOR MATERIALS LEGEND PAINT: BENJAMIN MOORE Benjamin Moore Chesreriown Bull HC-S HC-9 CHESTERTOWN BUFF Benjamin Moore Monroe Braque HC-28 HC-26 MONROE BISQUE HC-40 GREENFIELD PUMPKIN HC-70 VAN BUREN BROWN - HC-100 GLOUCESTER SAGE Benjamin Moore GuiifordGreen HC416 HC-116 GUILFORD GREEN RESUBMITTED OCT 15 2014 CITY OF FEDERAL WAY CDS Jim Harris From: Jim Harris Sent: Monday, October 13, 2014 10:54 AM To: jef om@rdarchitect.com); 'tneubauer@devcoapts.com'; 'Matt Hough' Cc: Isaac Conlen; Scott Sproul Subject: Planning Division Building Permit Application Review for Kitts Corner M-F In order to assist you in getting the building permit reviews completed and to make the most efficient use of my time, below are several items that need to be addressed by the Kitts Corner multi -family design team, prior to Planning Department approval of any of the pending building permit applications. Each of these items were identified in my 9- 25-2014 letter for review of the Recreation Building, which was the first building permit application I reviewed. Rather than me repeating these following comments in my review of each and every pending building permit application, I will identify each of these items below, and each item needs to be addressed. Each of these comments stems from the June 24, 2014 Process III approval. In addition to each item below, there may be individual building/site specific comments for any or all of the individual building permit applications. Please address the following comments: Prior to issuance of any construction permits, a Boundary Line Adjustment (BLA) application is required to be approved by the city and recorded at King County at the expense of the applicant. We have not received a copy of the recorded BLA map. Submit the recorded mylar BLA. 2. Pursuant to condition number 5 of the June 24, 2014 Process III approval, prior to issuance of any building permits, the applicant shall modify the engineering site plans to indicate locations and design of secure bicycle parking for a minimum of 60 bicycles (minimum of 20 covered) at dispersed locations throughout the site. Provide a site plan that shows how this condition is met. Pursuant to condition number 10 of the June 24, 2014 Process III approval, prior to issuance of any construction permits, the applicant shall consult with representatives of Waste Management and provide written evidence that the project site design meets Waste Management's minimum standards to support garbage and recycling service for the future residents of the development. Please provide this documentation. 4. Pursuant to condition number 11, of the June 24, 2014 Process III approval, the driveway width on South 336"' Street shall be 30' the entire length of the storage pocket and may be increased in order to provide adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the Public Works Director. The applicant shall submit a Vehicle Turning Diagram showing how the appropriate design vehicle (such as: School Bus, Delivery and Garbage Truck) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. This condition needs to be met prior to issuance of any building permits. Let me know if you have any questions or need any assistance. Jim Harris Contract Planner City of Federal Way Department of Community & Economic Development (253) 835-2652 1im.harris P cityoffederalway.com Office Hours Mon, Tues, & Thur, 8:00 AM —1:00 PM or by appointment Jim Harris From: Jim Harris Sent: Thursday, September 18, 2014 9:46 AM To: 'Tom Smith' Cc: Isaac Conlen; Ann Dower Subject: RE: Kitts Corner Forest Practices Application Tom My answers/direction in response to your questions are in Red below. Jim Harris Contract Planner City of Federal Way Department of Community & Economic Development (253) 835-2652 i im . ha rri s@citvafFed a ra lway,com Office Hours Mon, Tues, & Thur, 8:00 AM — 1:00 PM or by appointment From: Tom Smith [mailto:tom.smith devcoa ts.com] Sent: Tuesday, September 16, 2014 2:22 PM To: Jim Harris Cc: Noni Ervin; iamiew@lloydenterprisesirrc.carn Subject: Kitts Corner Forest Practices Application Jim, Got your voice message, thank you. I am not after the form, was calling to get guidance on what beyond what is filled in on the attached from, do we need prior to clearing. Before any clearing tree removal, you need to have approved plans (EN plans) and an authorization to proceed from the City. Neither of these are yet approved by the City. You will also need to have the completed Forest Practice Application completed and submitted to the City. We can make a guess at the board feet, but it's a swag, was planning on having the Earthworks guy do that once he fells them. Well, you can't fell the trees until after submittal of the completed Forest Practice Application, and one of the questions on the application form is how many board feet of timber. I suggest you discuss this question with your operator, and maybe your operator can assist you with determining the quantity of board feet before any tree falling. Another question related to the "Operator" box — does that mean Operator of the finished property or -tree harvester? RCW 76.09.020 Definitions.: (23) "Operator" means any person enga�.�ino in Forest practices except an employee with waves as his or her sale compensation. Just looking for a little guidance and input. I hope this helps, let me know if you have any other questions. I will need an original of the Forest Practice Application form submitted to the City, with site plan/clearing plan etc. Let me know if you have any other questions. Very much appreciated. Thanks, Tom Smith Project Manager Heartland Construction 10900 NE 8th St., Ste. 1200, Bellevue WA 98004 425.233.6440 P 1425.453.9566 F Quality Counts www.devcoapts.com Jim Harris From: Tom Smith <tom.smith@devcoapts.com> Sent: Tuesday, September 16, 2014 2:22 PM To: Jim Harris Cc: Noni Ervin;jamiew@lloydenterprisesinc.com �G Subject: Kitts Corner Forest Practices Application x Attachments: FPA.pdf Jim, Got your voice message, thank you. I am not after the form, was calling to get guidance on what beyond what is filled in on the attached from, do we need prior to clearing. We can make a guess at the board feet, but it's a swag, was planning on having the Earthworks guy do that once he fells them. Another question related to the "Operator" box — does that mean Operator of the finished property or tree harvester? Just looking for a little -guidance and input. Very much appreciated. Thanks, Tom Smith Project Manager Heartland Construction 10900 NE 8th St., Ste. 1200, Bellevue WA 98004 425.233.6440 P 1425.453.9566 F Quality Counts www.devcoa ts.com C` c. L-) -7 l - 0 DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 81h Avenue South Federal Way, WA 98003-6325 CITY OF 253-835-2607; Fax 253-835-2609 . ,', ,- �.w+v.ciiv[tllederal�vay.euttt J FOREST PRACTICES APPLICATION CLASS IV - GENERAL. TYPE OR PRINT IN INK 1. Landowner Timber Owner, and Operator Information Leal Name of LANDOWNER Legal Name of TIMBER OWNER Kitts Corner, LLC Mailing Address: Mailing Address: 10900 NE 8th St., Suite 1200 10900 NE 8th St., Suite 1200 City, State, Zip Bellevue, WA 98004 Phone (425)453-9551 Email: ihunden@devcoa City, State, Zip Bellevue, WA 9800A Phone (425) 453-9551 Email:ihunden(@devco1 Legai Name of OPERATOR Mailing Address: City, State, Zip Phone ( ) Email: 2. Contact Person Information Contact Person Phone (425)453-9551 Tom Smith Email: fsmith@devcoapts.com 3. Enter the Applicable City of Federal Way Development Permit Application Number(s): 14-101057-EN ; 4. Enter the Forest Tax Reporting Account Number of the Timber Owner: For tax reporting information or to receive a tax number, call the Department of Revenue at 1-800-548 8829. 5. Legal description where the forest practices will occur. Parcel Number Within'/a section Sectionijow nship Range E/W of- 202104-9004 NE 29 1 N 4 E 202104-9072 NE 29 1 N 4 E 202104-9001 NE 29 1 N 4 E 202104-9004 NE - 29 1 N 4 E 6. Answer each question as it applies to your proposed forest practice. (x) No ( ) Yes Is the activity within the "Natural Environment" as regulated by Federal Way Revised Code (FWRC) Title 15, "Shoreline Management"? Bulletin #072 — January 1, 2011 Page I of 2 k:/Handouts/Forest Practices Application W ( ) No (x) Yes Is the activity within 200 feet of an environmentally sensitive area and its associated buffer area (wetland, stream, wellhead capture area, and/or geologically hazardous area)? (x) No ( ) Yes Have you reviewed this forest practices activity area to determine whether it may involve historic sites and/or Native American cultural resources? 7. What is the intended future use of the land proposed to be logged? ( ) Single Family Residence ( ) Residential Subdivision (includes plats and short plats) ()o Commercial or Multifamily Residential ( ) Other 8. How much merchantable timber are you cutting and/or removing? Complete the table below and indentify all timber harvest and salvage activity boundaries on the site plan. Unit # Acres (net) Volume of Merchantable Timber I to be harvested (board feet) Percent (%) of Total Merchantable Timber on site. 9. Summarize below the proposed timber harvest method, how the site will be accessed, and the proposed timing of the timber harvest within the context of the overall project timeline. We affirm that the information contained herein is true and understand that this proposed forest practice is subject to the State Forest Practices Act and Rules and FWRC Chapter 19.120, "Clearing, Grading, and Tree and Vegetation Retention," as well as all other federal, state or local regulations. Compliance with the State Forest Practices Act and Rules and FWRC Chapter 19.120 does not ensure compliance with the Endangered Species Act or other federal, state, or local laws. Signature of LANDOWNER Signature of TIMBER OWNER Signature of OPERATOR (If different than landowner) (If different than landowner) Print Name: Print Name: Print Name: Date: Date: Date: Department Review (For Office Use Only) Department of Revenue Notified (date):, Date Approved: Bulletin #072 —January 1, 2011 Page 2 of 2 k:/Handouts/Forest Practices Application RESU BMI17ED DqP TMENT OF COMMUNITY DEVELOPMENT SERVICES S E P 2 3 r' , 33325 81h Avenue South Y� Federal Way, WA 98003-6325 CITY of CITY OF FEDERAL WAY 253-835-2607; Fax 253-835-2609 Federal Way CDS www.cityoffederalway.conz FOREST PRACTICES APPLICATIO( OJ CLASS I V - GENERAL V TYPE OR PRINT IN INK 1. Landowner. TimhAr nwnar nnei C)nwrilnr InfnrmnNnn Legal Name of LANDOWNER _1-egal Name of TIMBER OWNER Legal Name of OPERATOR Kitts Corner, LLC CaJc. 4c- &utvQ,}urn JAC , Mailing Address: Mailing Address: - R Mailing Address: - 10900 NE 8th St., Suite 1200 10900 NE 8th St., Suite 1200 PO GoX a 3tt City, State, Zip City, State, Zip Cit y ,Zip Bellevue, WA 9800A Bellevue, WA 98004 m"rle-ValILy, WA 9�03� Phone (425)453-9551 Phone (425)453-9551 Phone (ns) - 5SV -3%.17;7 Email: ihunden@devcoapts.com devcoapts.com Emai1:'hunden devcoa ts.com Email: 2. Contact Person Information Contact Person Phone (425)453-9551 Tom Smith Email: ism ith@devcoapts.com 3. Enter the Applicable City of Federal Way Development Permit Application Number(s); 14-101057-EN 4. En r the Forest Tax Reporting Account Number of the Timber ner: For tax repolting information or to receive a tax number, call the Department of Revenue at 1-800-548- 8829. 5. Legal description where the forest practices will occur. Parcel Number Within'/a section of: Section Township Range E/W 202104-9004 NE 29 21 N 4E 202104-9072 _ NE 29 21 N 4 E 202104-9001 NE 29 21 N 4 E 202104-9004 NE 29 21 N 4 E b. Answer each question as it applies to your proposed forest practice. (x) No ( ) Yes Is the activity within the "Natural Environment" as regulated by Federal Way Revised Code (FWRC) Title 15, "Shoreline Management"? Bulletin #072 — January 1, 2011 Page 1 of 2 k:/Handouts/Forest Practices Application Q fNhA''j,r/ tj r yl ( ) No (x) Yes Is the activity within 200 feet of an environmentally sensitive area and its associated buffer area (wetland, stream, wellhead capture area, and/or geologically hazardous area)? W No ( ) Yes Have you reviewed this forest practices activity area to determine whether it may involve historic sites and/or Native American cultural resources? 7. What is the intended future use of the land proposed to be logged? { ) Single Family Residence ( ) Residential Subdivision (includes plats and short plats) (x) Commercial or Multifamily Residential ( ) Other _ 8. How much merchantable timber are you cuffing and/or removing? Complete the table below and indentify all timber harvest and salvage activity boundaries on the site plan. Unit 4f Acres (net) Volume of Merchantable TimberPercent (%) of Total to be harvesEed(board feet) Merchantable Timber on site. Al 9.. Summarize below the proposed timber harvest method, how the site will be accessed, and the proposed timing of the timber harvest within the context of the overall project timeline. We affirm that the information contained herein is true and understand that this proposed forest practice is subject to the State Forest Practices Act and Rules and FV17RC Chapter 19,120. "Clearing, Cradiug. and Tree and Vegetation Retention." as well as all other federal, state Or local regulations. Compliance wish the State Forest Practices Act and Rules and FWRC Chapter 19.120 does not ensure complimue with the Endangered Species Act or other federal, state, or local laws. LV, V v. Print Name: ro.-, NCt46.ntk{ V - Date: t ature of TIMBER OWNER Signature of OPERATOR (If different than landowner) ilrF1IFrcrtmt Ihan linxlotwer) '4t;4r1 274lcrJ!n S Print Name: Print Mime:1 II c�cde_f'[rwrti'h0�` Date: .. Date: 91jjx+7-1ZOIL-1- ._ Department Review (For Office Use Only) Department of Revenue Notified (date): Date Approved: Bulletin #072 —January 1, 2011 Page 2 of 2 k:/Handouts/Forest Practices Application When Recorded, Return to: City of Federal Way Attention: 33325 8th Avenue South Federal Way, WA 98003 AFFORDABLE HOUSING COVENANT KITTS CORNER APARTMENTS FEDERAL WAY, WASHINGTON September 16 , 2014 WHEREAS it is the policy of the City of Federal Way (the "City") to encourage the development and retention of suitable affordable housing within the City pursuant to FWRC Section 19.110.010; and WHEREAS Kitts Corner, LLC (the "Owner") intends to develop Kitts Corner Apartments, an apartment complex of approximately 216 units at approximately 1101 South 336th Street, Federal Way, WA 98003 (the "Project"); and WHEREAS in consideration of the receipt of applicable permits to construct the Project from the City, the Owner is willing to commit to certain affordability criteria for the Project, as set forth below, for the life of the Project; NOW THEREFORE, the parties agree as follows: The Project is to be constructed in 2014 and 2015, and should be available for occupancy in 2015. There are expected to be a total of approximately 216 residential units available. Eleven (11) of the units will be affordable for the life of the Project to households earning no more than 50% of the median income from time to time in King County, adjusted for household size. Gross rents payable by the tenant (including a utility allowance) shall not exceed 30% of the 50% of median income, adjusted for household size. The Owner may from time to time designate different units within the Project as the affordable units so long as at least eleven units are affordable as herein described. Upon request from time to time from the City, the Owner agrees to provide the City with evidence satisfactory to the City that the Owner is complying with the terms of this Agreement. The Owner agrees that this Agreement shall be recorded and shall run with the land and bind all successors, assigns and subsequent owners of the Project. IN WITNESS WHEREOF the parties hereto have executed this Agreement effective the date first above written KITTS CORNER, LLC Per: Kitts Corner Manager, LLC, Managing Member Per: 4�4zx- 9 A' —'-' Member CITY OF FEDERAL WAY Per: STATE OF WASHINGTON ss. COUNTY OF KING I certify that I know or have satisfactory evidence that Evan J. Hunden is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath state that he was authorized to execute the instrument and acknowledged it as the Managing Member of Kitts Corner, LLC, to be the free and voluntary act of such party for the uses and purposes mentioned in said instrument. I Given under my hand and official seal this A �h day of Sep it � , 20 -- Printed Name armM Cfi . 4 NOTARY PUSL[t-d"I&A and for the State of Washington, residing at - My Commission Expires 22, 1 i r' STATE OF WASHINGTON ss. COUNTY OF KING I certify that I know or have satisfactory evidence that is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath state that he was authorized to execute the instrument and acknowledged it as the of The City of Federal Way, State of Washington, to be the free and voluntary act of such party for the uses and purposes mentioned in said instrument. Given under my hand and official seal this day of � 20 . Printed Name NOTARY PUBLIC in and for the State of Washington, residing at My Commission Expires MITTS CORNER, LLC September 16, 2014 RECEIVED BY CoMMUNTTY & ECONOMIC r)EUELppMENT DEPARTMENT City of Federal Way SEP 18 2014 33325 8th Avenue South Federal Way, WA 98003 attn.: Mr. Jim Harris Dear Jim: Re: Kitts Corner — Affordability Housing, Covenant Here is executed agreement. Please advise if this does not satisfy the condition regarding project affordability. Thank you. Yours truly, Kitts Corner, LLC Per: Kitts Corner Manager, LLC, Managing Member Per: unden Member 10900 NE 8th Street, #1200, Bellevue, WA 98004 (425) 453-9551; (425) 453-9566 (fax) Jim Harris From: Isaac Conlen Sent: Monday, September 29, 2014 3:12 PM To: 'Jack Hunden' Subject: RE: Kitts Rec Building Hi Jack, Let me discuss with Jim. My initial thoughts are we might be able to do something on question 1, but I think it would be tough to accommodate your request # 2. 1 will let you know what we come up with. Best, Isaac From: Jack Hunden [mailto:jack.hunden(o)devcoapt$.com] Sent: Monday, September 29, 2014 2:05 PM To: Isaac Conlen Subject: FW: Kitts Rec Building Hi Isaac I hope you are well. We are in a bit of a box on the rec building for Kitts. The rec building design we submitted with the Process III is one we would build if we were unable to secure the vacation of the nearby right of way by City Council (which we would pay for as appropriate obviously). We understand the vacation process might take four to six months. We'd like to build a "better" single story building — assuming Council approved the vacation. By the way, Jim Harris was disappointed in us because we forgot to warn him that we intended to submit a building permit application for that "better" building later — and he put the building permit application on hold on September 22 (after all, that rec building permit application was inconsistent with Jim's Process III approval). Our deal with the tax credit investor is that they will not contribute their funds until we have "all" building permits. Also we of course would like to have the rec building available for use as soon as possible in the leasing process. All this makes me wonder: Would the City be willing to process the building permit application for the "better" building now —even though the vacation had not yet been approved? The City would then presumably issue the building permit promptly after the vacation were approved. Could some arrangement be made where we actually received a building permit for the "better" building — and built it — even though the vacation had not yet been approved? We would provide some sort of security (a bond?) that if the vacation were not approved, we would demolish the building. Regards Jack Jack Hunden DevCo, Inc. 10900 NE 8t" Street, Suite 1200 Bellevue, WA 98004 425.452 4041 D 1425.453 9566 F 4CITY OF §. Federal Way September 25, 2014 Washington State Department of Revenue Forest Tax Section PO Box 47472 Olympia, WA 98504-7472 FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Re: File #14-101057-00-EN; FOREST PRACTICES CLASS IV -GENERAL Kitts Corner Multi -Family Development at 336XX Pacific Highway South, Federal Way King County Tax Parcels: 202104-9004, 202104-9072, 202104-9001 Dear DOR Representative: Please find enclosed a copy of a forest Practices Class IV -General permit application that was reviewed and approved in concert with permit approval for the above -referenced multi -family development project in Federal Way, Washington. Please feel free to contact me at jinn-liarris(a citvoffederalwa .com or 253-835-2652 with any questions you may have on the proposed project and related forest practices activity on the subject site. Sincerely, 1-larris Contract Planner enc: Forest Practices Application Plan Sheets C1.01— C1.04 & CPH Plan Cover Sheet c: Ann Dower, Senior Engineering Plans Reviewer Applicant: Kitts Corner LLC, Jack Hunden, 10900 NE 8th Street, Suite 1200, Bellevue, WA 98004 Applicant Contact: Tom Smith, Devco, 10900 NE 81h Street, Suite 1200, Bellevue, WA 98004 Operator: Cascade Excavators Inc., PO Box 2, Maple Valley, WA 98038 Doc, LD. 66801 Y-- # CITY OF . Fades September 25, 2014 Jef Mondonedo Ross Deckman & Associates 207 4`' Avenue SE Puyallup, WA 98372 Um FiLE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com RE: File #14-104042-00-CO; KITTS CORNER APARTMENTS REC BUILDING Federal Way, WA Dear Mr. Mondonedo: Planning Division Staff has reviewed the plans submitted for the above -referenced project on August 13, 2014. The following items must be addressed prior to Planning Division approval of the plans. 1. The site plan sheets Al and A1.02 do not correctly depict the existing property line along South 336`h Street. Please review a current survey for the correct property line. The existing public right-of-way extends southward in the vicinity of the recreation building, and this area has not been vacated. Therefore, the building setback is not met and the application cannot be approved. Right-of-way vacation information was emailed to Michael Smith at CPH Consultants on September 4, 2014. Early on in the project review process, City staff informed the applicant that the right-of-way vacation is subject to City Council review and approval and takes a minimum of six months of process time. As a result of the incorrect property line and setbacks along South 3361h Street, as proposed, the recreation building does not meet the minimum 20-foot front yard setback along South 3361h Street. The recreation building, as proposed, does not meet the Federal Way Revised Code (FWRC), Chapter 19.115 Community Design Guidelines, along the north and east facades. Both of these facades exceed 60 feet in length and are visible from a public right-of-way, and must be revised to implement FWRC 19.115.060(2) (modulation and screening). These facades must be designed to implement a minimum of two of the four fagade treatment options (modulation, landscape screening, canopy or arcade, and pedestrian plaza) as detailed in FWRC 19.115.060(2). The east and north facades on the June 24, 2014, Process III site plan approval for file No. 13-104418-UP were incorrectly approved by the City. However, these facades must still be modified to meet the Community Design Guidelines. It appears that these two facades were compliant with the Community Design Guidelines on plans that were submitted to the City on June 12, 2014. Then on revised plans submitted to the City on June 19, 2014, five days before issuance of the Process III approval, the recreation building size increased, which Mr. Mondonedo September 25, 2014 Page 2 triggered additional design treatment requirements, and these changes to the recreation building were not noted on the revised plans or brought to my attention. 3. Changes to the approved site plan may trigger a minor site plan modification, pursuant to FWRC 19.15.090, which requires a written request by the applicant and a written decision by the City. A minor modification to the approved site plan will be required for the Recreation Building. This minor modification will capture at a minimum how the recreation building complies with the Community Design Guidelines. 4. Prior to issuance of any construction permits, a Boundary Line Adjustment (BLA) application is required to be approved by the city and recorded at King County at the expense of the applicant. We have not received a copy of the recorded BLA map. 5. Pursuant to condition number 5 of the June 24, 2014 Process III approval, prior to issuance of any building permits, the applicant shall modify the engineering site plans to indicate locations and design of secure bicycle parking for a minimum of 60 bicycles (minimum of 20 covered) at dispersed locations throughout the site. Provide a site plan that shows how this condition is met. 6. Pursuant to condition number 10 of the June 24, 2014 Process III approval, prior to issuance of any construction permits, the applicant shall consult with representatives of Waste Uj Lsite de:Management and provide written evidence that the Yrs5r ,AA*s Waste Management's minimum standards to support garbage and recycling service for the future residents of the development. Please provide this documentation. Contact m,. at iim.harriQcityoffederalway.com or 253-835-2652 if you have any questions. Sincerely, Jim Harris Contract Planner enc: Resubmittal Form c: Scott Sproul, Assistant Building Official Rob Van Orsow, Solid Waste/Recycling Coordinator Matt Hough, CPH Consultants, 733 7`' Avenue, Suite 100, Kirkland, WA 98033 Tom Neubauer, DevCo, Inc./Heartland Construction, Inc., 10900 NE 81h St., Suite 1200, Bellevue, WA 98004 14-104042 Doc ID 66792 CITY OF A.. Federal Way DATE: March 10, 2015 MEMORANi ��I, E , � �- P-W Community Development Department TO: Matt Hough, CPH, matt@cphconsultants.com Steve Sullivan, Devco, steve.sullivan@devcoapts.com FROM: Jim Harris CC: Ann Dower Bill McCollum SUBJECT: KITTS CORNER MULTIFAMILY (13-104418-00-UP) Wetland Buffer Impact Update Request 1201 South 336`h Street Matt and Steve: I am hereby requesting to have Devco / Talasea provide the city with a brief written report on the status of the wetland buffer and wetland buffer construction impacts at the Kitts Corner Multifamily site. This construction report is warranted at this time based on the fact that the City approved minor wetland buffer intrusions as part of the land use review process, and based on the following: 1. I recently found out there has been a 100-foot-long rock / quarry ravine constructed the full width of the 100-foot wetland buffer, and this is not a component of the approved wetland buffer mitigation plan, and it's a hardened improvement in the wetland buffer. 2. In the past couple weeks I noticed a large fir tree in the wetland buffer visible from South 336`h Street has been significantly de -limbed and almost void of branches and canopy. I had some email discussion with Lakehaven Utility District a few months back about the process to abandon an existing sewer main on the site in the wetland and wetland buffer. I had outlined the City review process and had asked for some information on how the abandonment would be done, as it would require access into the wetland either by heavy equipment or by hand. These intrusions for sewer abandonment were not a component of the approved wetland mitigation plan. Please provide a status of the sewer abandonment. The report must: • Provide an update on any intrusions into the wetlands and/or wetland buffers that were not part of the approved Wetland Buffer Mitigation Plan dated March 4, 2014. ■ Identify status of wetlands and buffers for compliance with approved plans. • Identify any changes that have occurred from the approved Wetland Buffer Mitigation Plan. • Any other items Talasea identifies in the field. Let me know if you have any questions. Doc. LD. 68220 CONSULTANTS April 2, 2015 Mr. Jim Harris Contract Planner City of Federal Way 33325 8th Avenue South Federal Way, WA 98003-6325 RESUBMITTED APR 0 3 2015 CITY OF ED � WAY RE: Kitts Corner Multifamily — City File Nos. 15-100767-AD / 13-104418-UP Minor Site Plan Modification Request Review — CPH Project No. 0024-12-017 Responses to Planning Division Technical Review Comments Site Planning Civil Engineering Land Use Consulting Project Management Jim, This letter and the following enclosed information comprise the re -submittal for the Minor Site Plan Modification request for the Kitts Corner Multifamily Recreation Building project (City File No. 15-100767- AD: 1 — Re -submittal Form 3 — Additional copies of this response letter 4 — Updated Architectural Site Plan 4 — Civil Plan revisions (sheets C2.0 7, C3.0 7, and C3.09) 4 - Landscape Plan revisions (sheets L2.0, L3.0, L3.1 and L4.0) These documents have been updated or otherwise prepared in response to the comments provided in your March 10, 2015 letter. Responses with specific reference to the City's s review comments are as follows: 1. As proposed, the north facade facing the public right-of-way does not meet the Federal Way Revised Code (FWRC), Chapter 19.115 Community Design Guidelines. The proposed building modulation and the proposed pedestrian plaza fulfill the facade modulation and screening guidelines in FWRC 19.1 15.060(2). However, the north facade facing the right-of-way does not meet the facade articulation guideline and blank wall screening standard in FWRC. The proposed design results in a large two-story blank wall on the north elevation. This is an elevation that faces a public right-of-way and requires articulation treatment per FWRC 19.115.060(3) (b) as well as blank wall screening in FWRC 19.125.040(22). The landscaping currently proposed between the two-story blank wall and the public right-of-way is typical Type III landscaping and is no different in tree and shrub size, type and quantity, from the Type III landscaping proposed along the remainder of the north perimeter buffer of the site. As previously identified in my January 22, 2015 review letter, if you are proposing landscaping to fulfill this articulation and blank wall treatment -then 11431 Willows Road NE, Suite 120 • Redmond, WA 98052 - Phone: (425) 285-2390 • Fax: (425) 285-2389 www.cphconsullants.com Kitts Corner Multifamily April 2, 2075 Minor Site Plan Modification Review Page 2 of 3 CPH No. 0024-12-017 the addition of large trees and large shrubs in the area between the blank wall and right-of-way would meet the code guidelines. Trees and shrubs that provide screening and visual interest (as well as consistency with the overall site landscaping) should be specified in this area. Alternatively, other design options for treatment of the blank wall are available and identified in FWRC 19.1 15.060(3) (b). Response: The landscape plan has been revised to be consistent with the revised site plan in the vicinity of the recreation building and to meet the blank wall screening requirements of FWRC 19.125.040(22) as well as the building articulation requirements of FWRC 19.1 15.060(3)(b). Landscape screening has been provided between the recreation building and the public right-of-way (ROW) for S 336Fh Street. This landscaping consists of a mix of native and ornamental evergreen and deciduous trees and shrubs of various sizes. This landscape area falls within the required 20-foot Type III perimeter landscaping strip along S 336+h Street, which is required to have a naturalized look with native species per the approved Federal Way Village Development Plan. However, FWRC 19.125.040(22) does not require a specific "type" of landscaping (e.g., Type III, Type 11, etc.) to screen building facades. Comment # 1 reads, in part: The landscaping currently proposed between the two-story blank wall and the public right-of- way is typical Type Ill landscaping and is no different in tree and shrub size, type, and quantity, from the Type Ill landscaping proposed along the remainder of the north perimeter buffer of the site. As previously identified in my January 22, 2015 review letter, if you are proposing landscaping to fulfill this articulation and blank wall treatment, then the addition of large trees and large shrubs in the area between the blank wall and right-of-way would meet the code guidelines. Trees and shrubs that provide screening and visual interest (as well as consistency with the overall site landscaping) should be specified in this area. We believe the landscaping as revised meets the intent of both FWRC 19.125.040(22) and the landscaping option of the building articulation requirement under FWRC 19.1 15.060(3)(b)(iv). It contains both native species to maintain consistency with the landscaping in the remainder of the 20- foot perimeter along S 3361h Street, as well as a variety of non-native ornamental species adapted to the Pacific Northwest climate. Both the native and non-native adapted species provide the required screening as well as visual interest. Conifers such as California incense cedar and hinoki falsecypress are specified to provide evergreen screening, and deciduous frees such as vine maple, Pacific dogwood, and katsura are specified to provide additional filtered screening, seasonal foliage interest, and shade for the pedestrian plaza. Flowering shrub species such as red flowering currant, ceanothus, escallonia, fall Oregon grape, rhododendron, and scotch heather are provided for visual interest, and larger shrubs such as Pacific wax myrtle, red flowering currant, ceanothus, and fall Oregon grape are specified to provide additional screening. 2. The landscape plans and all site plans should show the proposed walkways and sidewalks in the area between the recreation building and public right-of- way. The landscape plan does not show either of the two proposed sidewalks shown on the site plan that run from the Recreation Building north, to the public sidewalk adjacent to South 336th Street. The City Public Works Department recently reviewed and tentatively approved plans for a walkway adjacent to the west side of the proposed driveway entrance to the site, subject to verification that all ADA requirements are met for sidewalks on both sides of the driveway. I suggest this proposed walkway be revised, to implement a logical walkway, which provides the shortest distance from on -site pedestrian walkway ,-1 Kitts Corner Multifamily Minor Site Plan Modification Review CPH No. 0024-12-017 April 2, 2015 Page 3 of 3 to the South 33611 Street sidewalk in a safe manner, meeting ADA requirements, while minimizing potential pedestrian short cuts through the required north perimeter landscape area (see mark-up enclosed). This revision will also require Public Works approval, and I have discussed this with Ann Dower and Sarady Long in Public Works. Response: The site plan has been revised to show an ADA compliant sidewalk connection from the site adjacent to the Recreation building to the frontage along South 3361h Street. The sidewalk length is provided to allow adequate slope to meet ADA requirements given the elevation difference from the frontage sidewalk to the Recreation building on -site. Spot elevations and slopes are provided on the grading plan sheet C3.01 for the sidewalks as well as including spot elevations at the driveway. All plans have been updated with the current site plan layout. Please contact me directly at (425) 285-2392 or by e-mail at Jamie c hconsultonts.com if you have questions or need any additional information to complete your review and approval of the project. Your prompt response and continued cooperation and assistance are appreciated. Thank you. Sincerely, CPH Consultants Ja ie B. Schroeder, PE Vi a President Enclosures Cc: Mr. Tom Neubauer, Steve Sullivan (DevCo) RESUBMITTED APR 0 3 2015 CITY OF FEDERAL WAY CDS cmror PERMIT APPLICA'T'ION Federal Way RECEIVED MAR o 7 2014 PERHIIT NUMBER I 0 1. _ I TARGET DATE CiT( OF FEDERAL WAY CDS SITE ADDRESS SUITE/UNIT # 33701 Pacific Highway S., Federal Way, WA 98003 -- PROJECT VALUATION $ ZONING ASSESSOR'S TAX/PARCEL # 2 0 2 1 0 4_ 9 0 7 0 11,800,000 RM-2400 TYPE OF PERMIT ❑ BUILDING ❑ PLUMBING ❑ MECHANICAL ❑ DEMOLITION N ENGINEERING ❑ FIRE PREVENTION NAME OF PROJECT Kitts Corner Multifamily The project proposes to construct 216 multi -family residential units, a communit PROJECT DESCRIPTION recreation center, onsite parking and internal access, utilities, landscaping, common Detailed description of work to areas, and stormwater facilities (ref. City of Federal Way file no.: 13-104418-00-UP). be included on this permit only NAME PRIMARY PHONE PROPERTY OWNER Devco, LLC (425) 453-9551 MAILING ADDRESS 11100 Main Street, Suite 301 EMAIL jhunden@devcoapts.com CITY STATE ZIP Bellevue WA 98004 NAME Heartland Construction PHONE — (425) 453-9551 MAILING ADDRESS E-MAIL 11100 Main Street, Suite 301 jhunden@devcoapts.com CONTRACTOR CITY STATE ZIP FAX Bellevue WA 98004 WA STATE CONTRACTOR'S LICENSE # EXPIRATION DATE FEDERAL WAY BUSINESS LICENSE # HEARTC1052Q7 NAME 20-13-102125-00-BL — PRIMARY PHONE Kitts Corner, LLC (425) 453-9551 APPLICANT MAILING ADDRESS 11100 Main Street, Suite 301 E-MAIL jhunden@devcoapts.com CITY STATE ZIP FAX Bellevue WA 98004 NAME CPH Consultants/Matt Hough, PE PRIMARY PHONE (425) 285-2390 PROJECT CONTACT MAILING ADDRESS 733 7th Avenue, Suite 100 E-MAIL matt@cphconsultants.com (The individual to receive and respond to all correspondence CITY STATE ZIP Kirkland WA 98033 FAX (425) 285-2389 concerning this application) PROJECT FINANCING NAME Kitts Corner, LLC ® OWNER -FINANCED Required value of $5, 000 or more MAILING ADDRESS, CITY, STATE, ZIP PHONE (RCW I9.27.09S) same as above I certify under penalty of perjury that I am the property owner or authorized agent of the property owner. I certify that to the best of my knowledge, the information submitted in support of this permit application is true and correct. I certify that I will comply with all applicable City of Federal Way regulations pertaining to the work authorized by the issuance of a permit. I understand that the issuance of this permit does not remove the owner's responsibility for compliance with local, state, or federal laws regulating construction or environmental laws. I further agree to hold harmless the City of Federal Way as to any claim (including costs, expenses, and attorneys' fees incurred in the investigation and defense of such clafmj whici�may be made by any person, including the undersigned, and filed against the city, but only where such claim arises out of he rel nee of the city, including its officers and employees, upon the accuracy of the information supplie ty as pa o this Iicat(an. /yam SIGNATURE: gel DATE f/r/ PRINT NAME: Bulletin #100 —January 1, 2013 Page 1 of 3 k:\Handouts\Pernut Application MECHANICAL PERMIT Indicate how many of each type o re to be installed or relocated as art o this ro'ect. Do not include existing_fixtures to remain. AIR HANDLING UNITS FANS GAS PIPE OUTLETS OTHER (Describe) AIR CONDITIONER FIREPLACE INSERTS HOODS (Commercial) BOILERS FURNACES HOT WATER TANKS (Gas) COMPRESSORS GAS LOG SETS REFRIGERATION SYST DUCTING GAS PIPING WOODSTOVES PLUMBING PERMIT Indicate how many of each e o Lrture to be installed or relocated as art o this ro ject. Do not include existin_qftxtures to remain. BATHTUBS (or Tub/Shower Combo) LAVS (Hand Sinks) TOILETS WATER PIPING DISHWASHERS RAINWATER SYSTEMS URINALS OTHER (Describe) DRAINS SHOWERS VACUUM BREAKERS DRINKING FOUNTAINS SINKS (Khq h—/Utility) WATER HEATERS (Electric) HOSE BIBBS SUMPS WASHING MACHINES TOTAL FIXTURES GENERAL INFORMATION CRITICAL AREAS ON PROPERTY? WATER PURVEYOR SEWER PURVEYOR VALUE OF EXISTING IMPROVEMENTS Yes Lakehaven UD Lakehaven UD EXISTING/PREVIOUS USE LOT SIZE )In Square Feet) EXISTING FIRE SPRINKLER SYSTEM? PROPOSED FIRE SUPPRESSION SYSTEM? Vacant ❑ Yes ❑ No ❑ Yes ❑ No RESIDENTIAL - NEW OR ADDITION AREA DESCRIPTION (in square feet) EXISTING PROPOSED TOTAL FOR OFFICE USE BASEMENT FIRST FLOOR (or Mobile Home) SECOND FLOOR COVERED ENTRY DECK GARAGE ❑ CARPORT ❑ OTHER (describe) Area Totals EMSTING PROPOSED TOTAL **NEW HOMES ONLY** ESTIMATED SELLING PRICE $ 1 # OF BEDROOMS COMMERCIAL - NEW/ADDITION AREA DESCRIPTION Area in Square Feet Occupancy Group(s) Construction Type # of Stories Additional Information NEW BUILDING ADDITION COMMERCIAL - REMODEL/TENANT IMPROVEMENTS AREA DESCRIPTION Area Occupancy Group(s) Construction # of Additional Information in Square Feet Type Stories TOTAL BUILDING TENANT AREA ONLY PROJECT AREA ONLY Bulletin #100 - January 1, 2013 Page 2 of 3 k:\Handouts\Permit Application 12 Return Address: RESU `V111TTED JUN 12 2014 David Ratliff CITY OF FEDERAL WAY Kitts Corner, LLC CDS 10900 NE 8th Street, Suite 1200 Bellevue, WA 98004 Emergency Fire Access and Maintenance Agreement Reference Number(s) of related document(s): N/A Grantor: SKCMSC Federal Way Associates Limited Partnership Grantee: South King Fire and Rescue Legal Description: See Exhibit A for a full legal description Assessor's Tax Parcel ID Number: 202104900206 This Emergency Fire Access Agreement, ("Agreement") dated, April 2014 is by and between SKCMSC Federal Way Associates Limited Partnership, ("Multi -Service Center") and South King Fire and Rescue. Multi -Service Center owns the real property described in Exhibit A and as illustrated in Exhibit B. Kitts Corner, LLC is purchasing the adjacent real property. In conjunction with the development of the Kitts Corner, LLC property, DevCo, LLC desires to construct a thirty, (30), foot emergency vehicle access to be located on the Multi -Service Center property as illustrated in Exhibits A and B and an emergency fire access gate to be located on the Multi -Service Center/ Kitts Corner, LLC property line as illustrated in Exhibit C, all of which shall be used exclusively by Grantee. Access Easement: Multi -Service Center and Kitts Corner, LLC, or its' successors hereby grants a permanent non-exclusive easement for emergency fire access to South King Fire and Rescue on, over and through the land herein described. Construction: Kitts Corner, LLC or its' successor(s) shall construct at its sole cost and expense the emergency access as illustrated in Exhibits A, B and C. Maintenance: Kitts Corner, LLC or its' successor(s) will be required to maintain at its sole cost and expense the emergency access easement driving surface and gate. This is a non-exclusive Grant of Easement and to the extent that other uses do not interfere with the use of said easement by Grantee as permitted herein, Grantor, its successor(s) and assigns, shall be permitted to use their property for any purpose they may desire. The covenants run with the land binding upon said property of its Grantor, successor(s) and assigns, and for the benefit of Grantee. IN WITNESS WHEROF, the Grantors hereto have executed this Grant of Easement of the day and year first above written. Grantor Title: Grantee SKCMSC Federal Way Associates Limited Partnership South King Fire and Rescue By: Multiservice Center By: By: Name: Federal Way Village Job No.1122-006-006 January 22, 2014 EXHIBIT "A" EASEMENT DESCRIPTION FOR EMERGENCY VEHICLE ACCESS That portion of Lot 1 of Federal Way Boundary Line Adjustment Number BLA 00-105818- 000-00-SU, as recorded under King County Recording No. 200110802900007, being more particularly described as follows: COMMENCING at the northeast comer of said Lot 1, THENCE along the east line of said Lot 1, S 01'15'05" W,116.50 feet to the TRUE POINT OF BEGINNING; THENCE continuing along said east line, S 01 *15'05' W, 30.00 feet; THENCE N 88045'01 " W, 80.14 feet to a point of non -tangent curvature; THENCE northwesterly, 53.54 feet along the are of said curve to the left, having a radius of 163.00 feet, the radius point of which bears N 79001'47" E, through a central angle of 1804912", to a point of reverse curvature; THENCE northeasterly, 43.02 feet along the are of said curve to the right, having a radius of 112.00 feet, through a central angle of 22000'36", to a point of tangency; THENCE N 01004'12" E, 45.57 feet to a point on the south line of South 336"' Street per right of way dedication as recorded under King County Recording No. 20110727000010; THENCE along said south line S 88°45'01" E, 24.00 feet; THENCE S 01004'12" W, 45.50 feet to a point of curvature; THENCE northeasterly, 33.81 feet along the arc of said curve to the left, having a radius of 88.00 feet, through a central angle of 22°00'36", to a point of reverse curvature; THENCE northeasterly, 32.54 feet along the arc of said curve to the right, having a radius of 88.00 feet, through a central angle of 09058'11 ", to a point of tangency; THENCE S 88.45-01 " E, 60.10 feet to the TRUE POINT OF BEGINNING; CONTAINING 5,142 square feet, 0.12 acres, more or less. See attached Exhibit "B". Written by: ZTL Besm-jobsl l122100610061documentllegal-013.doc EXHIBIT B POINT OF COMMENCMENT NE COR. LOT 1, BLA TO ACCOMPANY LEGAL DESCRIPTION FOR 00-105818-000-00-SU, EMERGENCY VEHICAL ACCESS EASEMENT REC NO. 200110802900007. A PORTION OF THE NE 1 /4 OF SECTION 20, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., CITY OF FEDERAL WAY, -KING COUNTY, WASHINGTON 4SOUTH 336TH STREET r-7---------- SCALE: 1 "=100' —I -JOBS/11 I L-------J i L I It r :7 r ' r v, zoo z 0 TRUE POINT OF BEGINNING i ... / % Z W -.jUj LOT 1/ LQ LOT 2 �-1F �f II 1 II I II _� CJL7 CONSULTING ENGINEERS L L C ® 33400 8TH AVE. SOUTH I I IQf I JOB N0. 1 122-006-006 SUITE 205 Federal Way, WA 98003 rmEruL WAY (253) e38-e113 DRAWING NAME SR-03 www.esmcivil.com LVERM 125 297-9900 DATE JANUARY 22, 201 DRAWN Z.T.L. Civil Engincnring Land Surveying I Land Planning SHEET 1 OF 1 Public Works Project Management l I Landscape Architecture (_Exhibit C g � f 1.4 IL 11 LL i z 2 N •-., - �i S i t . r — - — - e. 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