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07-100345
r CITY OF ti Federal Way January 25, 2008 Mr. Dan Biles, P.E. Federal Way Village LLC PO Box 73790 Puyallup, WA 98373 CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Re: File #07-100345-00-UP; REVISED PROCESS III PROJECT APPROVAL Federal Way Village Commercial Mixed -Use Master Plan 33701 Pacific Highway South, Federal Way Dear Mr. Biles: The City of Federal Way has completed the administrative review of the proposed 326,450 square - foot Federal Way Village mixed -use commercial development. The site plan application submitted on December 19, 2006, resubmitted January 23, 2007, May 9, 2007, May 15, 2007, and August 2, 2007, is hereby conditionally approved per the enclosed Exhibit A, Findings for Project Approval. The remainder of this letter outlines future review processes required, gives a brief summary of the process under the State Environmental Policy Act (SEPA) to date, and outlines procedure relating to appeals and approval periods for this decision. Additional requirements will be provided as City departments review the building permits submitted for the improvements. REVIEW PROCESSES REQUIRED The site is within the Community Business (BC) and Multi -Family Residential (RM 2400) zoning districts. Retail, office, restaurant, and multi -family residential uses are permitted in these zones subject to the provisions of Federal Way City Code (FWCC) Sections 22-751 "Office/Retail," 22- 753 "Entertainment," 22-756 "Multi -Unit Housing," and 22-667 "Stacked Dwelling Units." These uses are reviewed under the Process III, Project Approval, review process. Project approval does not grant license to begin any type of site work. This project is also subject to Process IV, Hearing Examiner's Decision, to consider proposed filling of two designated wetlands (Wetlands 3 and 4) and proposed wetland buffer intrusions (Wetland 2). Preliminary plat approval is required for a proposed 94-lot zero lot line townhouse development which is part of the overall Federal Way Village Master Plan, which is being reviewed concurrently with the commercial mixed -use portion of the Federal Way Village Master Plan. Building design and minor modifications to the site plan shall be reviewed via a Process II, Site Plan Review. File #07-100345-00-UP Doc. LD. 43851 Mr. Dan Biles, P.E. Page 2 January 25, 2008 SEPA PROCESS The responsible official of the City of Federal Way issued a Mitigated Determination of Nonsignificance (MDNS) on September 12, 2007, pursuant to the State Environmental Policy Act (file #07-100346-00-SE). The comment and appeal period for this determination was completed on October 10, 2007, with no corrections to the City's initial determination. CONDITIONS OF APPROVAL 1. Prior to issuance of construction permit for any building on the Federal Way Village site, detailed building and site plans and any minor site plan modifications shall be submitted and reviewed via Process II, Site Plan Approval., The following shall be considered as part of this review in addition to applicable sections of the FWCC: a. Compliance with Comprehensive Plan Amendment Ordinance 05-490, as amended by Ordinance 07-556; and b. Consistency with design guidelines established in "A Development Plan for Village at Federal Way" (received August 2, 2007). In cases where the development plan guidelines and City zoning ordinance standards conflict, the City shall determine which standard applies. 2. Prior to issuance of Process II, Site Plan Approval, for any building within the Federal Way Village site, the conceptual site plan and preliminary landscape plans shall be revised to clearly indicate the required improvements and right-of-way dedication/right-of-way Tract "X" for future dedication to the City along South 336lh Street and Pacific Highway South as follows: a. Along South 336 h Street, a right-of-way dedication of seven feet from 13th Avenue South to the west property line. b. Along South 336th Street, a right-of-way dedication of 12 feet (or 12-foot Tract "X" for future dedication to the City) from 13'h Avenue South to SR 99. c. Along Pacific Highway South, a five-foot easement for utilities, sidewalk, landscaping, slopes, retaining walls, street lights, etc. is required along the frontage from the south property line of parcel 202104 9070 to 16ih Avenue South / SR 99 intersection. Prior to issuance of a construction permit, the applicant must record a Boundary Line Adjustment (BLA) with the King County Department of Elections and Records at the applicant's expense. Said BLA shall establish a separate lot that is consistent with the proposed boundaries of the proposed Zero Lot Line Townhouse development. The BLA shall also establish a separate lot that is consistent with the boundaries of Wetland 2 and its associated buffer area. The remaining proposed lots establish parcel boundaries that are consistent with the proposed internal street network. 4. Prior to issuance of a construction permit for any building containing multi -family housing, the applicant must record an Affordable Housing Agreement that establishes that a minimum of two (2) units or five percent (5%) of the units, whichever is greater, within the Federal File#07-100345-00-UP Doc. ID 43851 ' J ? Mr. Dan Biles, P.E. Page 3 January 25, 2008 Way Village commercial mixed -use master plan area will remain affordable as defined in Section 22-976(b) of the FWCC for the life of the project. Such agreement shall be in a form approved by the City and must be recorded with the King County Department of Elections and Records at the applicant's expense. This agreement shall be a covenant running with the land, binding on the assigns, heirs, and successors of the applicant. 5. The applicant shall construct a southbound right turn lane on SR 99 to the north driveway. This improvement shall be constructed to all applicable standards per a project phasing plan approved by the Public Works Director. 6. Prior to issuance of construction permits, site and building plans shall be submitted to provide detailed design, elevation, and section view of any proposed retaining walls, including information depicting the proposed materials, texture, and color of the retaining wall structure. 7. Prior to issuance of Process II, Site Plan Approval, for any building within the Federal Way Village site, the applicant must clearly demonstrate how the portion of the site along Pacific Highway South not currently controlled by the applicant, yet governed by the conditions contained in Ordinance 05490, as amended by Ordinance 07-556, is considered in the overall master plan. Specifically, the construction of any buildings and site improvements within the Federal Way Village site may not preclude the integration of future development on the three remaining lots (King County tax parcels 202104-9080, 202104-9090, and 202104-9086) with the Federal Way Village Master Plan, including, but not limited to internal access, parking, and utility easements. 8. Prior to issuance of a certificate of occupancy for any one building within the Federal Way Village Master Plan Site, all required on -site improvements associated with that building shall be completed, inspected, and approved by the City, and shall include, but are not limited to, utilities; parking stalls and drive aisles; interior parking lot landscaping; perimeter landscaping; pedestrian walkways; pedestrian plazas; garbage and recycling facilities; parking lot and pedestrian area lighting; and benches, waste receptacles, and bike racks. 9. This Process III Project Approval/Design Decision is issued contingent upon Process IV review of the proposed filling of Wetlands 3 and 4 and potential buffer intrusions within Wetland 2. PROCEDURAL INFORMATION Unless modified or appealed, this revised project approval is valid for a period of one year from the effective date of the decision. If no further action is taken within one year, the decision becomes void. An extension may be granted, pursuant to FWCC Section 22-409, through a written request submitted to the City's Department of Community Development Services prior to the expiration of the decision. This decision may be appealed by any person who received a copy of this decision. The appeal must be in the form of a letter delivered to the Department of Community Development Services (33325 Eighth Avenue South, PO Box 9718, Federal Way, WA, 98063-9718) and be accompanied by the established fee, within 14 calendar days after the effective date of the File #07-100345-00-UP Doc. I D 43851 Mr. Dan Biles, P.E. Page 4 January 25, 2008 decision. The effective date of decision is January 28, 2008. The appeal letter must contain a clear reference to the matter being appealed and a statement of the factual findings and conclusions of the Director of Community Development disputed by the person filing the appeal. This decision shall not waive compliance with future City of Federal Way codes, policies; and standards relating to this development. Also, be advised that various performance and maintenance bonds may be required for the project. Any bonds or other agreements as required must be completed prior to issuance of any related construction permits. A cash deposit is required to cover the City's potential expenses, if necessary, for obtaining and using the proceeds of any bond. The cash deposit shall be posted for up to five percent ($100 minimum) prior to building permit issuance. The cash deposit will be refunded following satisfactory completion of all bond requirements. If you have any questions regarding this decision, please call Senior Planner Janet Shull, AICP, at 253-835-2644. Sincerely, /n%AA ��, Greg Fewins, Interim Director Community Development Services enc: Exhibit A, Findings for Project Approval Approved Conceptual Site Plan received August 2, 2007 c: Janet Shull, AICP Senior Planner Ann Dower, Engineering Plans Reviewer Sarady Long, Traffic Engineer Scott Sproul, Acting Assistant Building Official Chris Ingham, South King Fire and Rescue Brian Asbury, Lakehaven Utility District Mr. Eric La Brie, ESM, 33915 1' Way South, Suite 200, Federal Way, WA 98003 Ms. Linda Hayes, Cultural Technician, Puyallup Tribe of Indians, 3009 East Portland Avenue, Tacoma, WA 98404 Mr. Gary Kreidt, Senior Environmental Planner, Metro Transit, 201 South Jackson Street, MS KSC-TR-0431, Seattle, WA 98104-3856 King County Assessor, 500 4`h Avenue, Room 700, Seattle, WA 98104 File #07-100345-00-UP Doc. I.D. 43851 41k CITY OF Federal Way FINDINGS FOR PROJECT APPROVAL Federal Way Village File # 07-100345-UP The following are findings for recommending approval of the Federal Way Village Mixed Use commercial development at 33701 Pacific Highway South, Federal Way, WA. 1. The applicant has proposed to construct a mixed -use development consisting of 326,450 square feet of mixed -use commercial, office, and retail space on an approximately 20.53-acre site. The proposed distribution of uses is as follows: 0 178,850 SF retail 0 59,500 SF office 0 17,600 SF restaurant 0 70,500 SF residential = 55 units This development is proposed along with a 94-unit zero -lot line townhouse subdivision development, on an adjacent approximately 25.47-acre site. The 25.47-acre zero -lot line townhouse subdivision development is subject to preliminary plat review and approval per Federal Way City Code (FWCC) 20-110 et seq. The preliminary plat is being reviewed concurrently with this application. The applicant has designated the zero lot line subdivision portion of the Federal Way Village Master Plan as Phase 1. The commercial mixed -use portion of the site is designated phases 2-5. Together, these proposed developments comprise the 46-acre Federal Way Village Master Plan located at the southwest corner of Pacific Highway South and South 336* Street, per City of Federal Way Ordinance number 05-490. The findings contained in this document are specific to the 20.53- acre commercial mixed -use portion of the site (phases 2-5). 2. Zoning for the subject site is Community Business (BC) and Multi -family Residential (RM 2400). Retail, office, restaurant, and multi -family residential uses are permitted uses in BC zoning districts pursuant to FWCC Sections 22-751 Office/Retail, 22-753 Entertainment, and 22-756 Multi -unit housing, subject to Process III project approval. Multi -family stacked dwelling units are permitted uses in the RM 2400 zoning district pursuant to FWCC Section 22-667 Detached or stacked dwelling units. The 2003 Federal Way Comprehensive Plan (FWCP) designation for the subject site is Community Business and Multi -family. The subject site is located southwest of the intersection of South 336t' Street and Pacific Highway South. The Federal Way Village site consists of five parcels: King County Tax Parcel numbers 202104-9001 (8.87 acres), 202104-9004 (4.44 acres), 202104-9069 (1.03 acres), 202104-9070 (21.79 acres), and 202104-9072 (7.75 acres). The proposed mixed -use commercial development is to j be constructed on parcel 202104-9069 and the eastern one third of the remaining parcels - an approximate 20.53-acre portion of the Federal Way Village Master Plan site. (The applicant has submitted an application for a Boundary Line Adjustment — see Item 7 below.) 4. The master plan design requirements established by Ordinance 05-490, as amended by Ordinance 07-556, pertain not only to the five parcels listed in Section 3 above, but also pertain to three additional adjacent parcels. These parcels are King County Tax Parcel numbers 202104-9080, 202104-9090, and 202104-9086.Ordinance 05490, as amended by Ordinance 07-556, establishes that all eight of these parcels must be developed in one overall master plan development. As the applicant currently controls only the five parcels identified in Section 3 above, the applicant shall develop these five parcels in a manner that allows for the future integration of all eight parcels into one overall master plan development. 5. The Responsible Official of the City of Federal Way issued a Mitigated Determination of NonSignificance on September 12, 2007, pursuant to the State Environmental Policy Act. Per Ordinance 05490, SEPA review and mitigation was performed for the entire Master Plan proposal (zero -lot line subdivision as well as commercial mixed -use development). The comment and appeal period for this determination was completed on October 10, 2007, with no corrections to the City's initial determination. The final staff evaluation for Environmental Checklist, Federal Way File number 07-100346-00-SE is hereby incorporated by reference as though set forth in full. 6. The applicant has submitted an application for a Comprehensive Plan Map Amendment and rezone to change approximately 1.53 acres from Multi -family, RM 2400 to Community Business, BC land use designation. This application is currently being reviewed as part of the City of Federal Way annual Comprehensive Plan amendment process. if this application r a change in land use designation is successful, the mix of land uses for this proposal may change. Any changes in land use will be evaluated and a determination will be made as to whether the changes will necessitate a modification to this land use decision. 7. The applicant has submitted an application for a Boundary Line Adjustment, (BLA) which is being reviewed concurrently with the master plan application. The BLA must be reviewed, approved and recorded with King County by the applicant prior to issuance of any construction permits associated with the project. 8. The proposed Federal Way Village site has four wetlands located on site. Of the four wetlands, two are located on the commercial mixed -use portion of the site (Phases 2-5). The proposed development will result in filling of both Wetlands 3 and 4. This proposed filling of Wetlands 3 and 4 is subject to Process IV review, Hearing Examiner's Decision. Process IV requires review and approval by the City of Federal Way's Hearing Examiner. 9. The buffer area associated with Wetland 2 is partially located on the commercial mixed -use portion of the Master Plan site. Some intrusions related to the development of Phases 2-5 are proposed within the buffer area associated with Wetland 2. The intrusions include approximately 100 linear feet of a new right-of-way, 13'b Place South. Approximately 100 feet south of the intersection with South 330h, the new roadway will jog to the east outside of the designated wetland buffer area. The intrusion into the designated buffer area is the minimum necessary to' achieve proper alignment with the existing intersection with 13'b Place South to the north of South 336t'. The wetland buffer is never reduced to less than 50 feet in width where the new roadway will traverse said buffer. Findings for Project Approval Page 2 Federal Way Village File # 07-100345-UP/Doe I D. 42678 Per FWCC 22-1359(c), the Director of Community Development may permit the placement of an essential public facility, public utility, or other public improvement 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 analysis or technology and system efficiency. The location of the proposed new right-of-way is in the only feasible location to align with the northern extension of 13'b Place South. Development of 13`b Place South extended within the Federal Way Master Plan site is a condition of the rezone Ordinance 05-490 which specifies that this right-of-way must be constructed prior to construction and occupation of buildings on the site. 10. Some additional land surface modifications (grading) maybe associated with development adjacent to the required buffer area associated with Wetland 2. These proposed land surface modifications within the required buffer area will be reviewed subject to Process IV, Hearing Examiner's Decision. 11. The project will add approximately 16.53 acres of impervious surface in the form of building area, parking lots, sidewalks, pedestrian plazas and new right-of-way within the subject site. With the increase of impervious areas, there is an increase to the peak stormwater release rate leaving the project and stormwater detention is required. This project is vested to the 1998 King County Surface Water Design Manual (KCSWDM), and the City of Federal Way addendum to the KCSWDM, subject to legal and binding agreements associated with the properties. Level 1 Flow control and Resource Stream water quality requirements, as outlined in the KCSWDM, will be met. Development of the Federal Way Village Master Plan site is included in the detention capacity of the South 33e Street Regional Stormwater detention facility located south of the project site. A Settlement Agreement between the City of Federal Way and Campus Gateway and Associates effective May 1996 allowed the construction of a regional detention facility and conveyance improvements within the subject site and specifies that the property owners will not be required to provide on -site detention and will be allowed to discharge to the regional facility. 12. To accommodate construction of right-of-way improvements, the applicant shall provide right-of- way dedication/ right-of-way Tract "X" for future dedication to the city along South 336 h Street and Pacific Highway South frontages as follows: a. Along South 336h Street, a right-of-way dedication of seven feet from 13'h Avenue South to the west property line is required. b. Along South 336'h Street, a right-of-way dedication of 12 feet (or 12-foot Tract "X" for future dedication to the city) from 13" Avenue South to SR 99 is required. c. Along Pacific Highway South, a five-foot easement for utilities, sidewalk, landscaping, slopes, retaining walls, street lights, etc. is required along the frontage from the south property line of Parcel 202104 9070 to 16'h Avenue South / SR 99 intersection. Prior to issuance of a Process 11 Site Plan Approval for any building within the Federal Way Village Master Plan site, the conceptual site plan and preliminary landscape plans must be revised to clearly indicate this ROW dedication/right-of-way Tract "X" for future improvements. 13. Prior to the issuance of construction permits for any building that is part of the master plan development, the building and site plan improvements associated with that building shall be subject to Process H site plan review and approval. Said review will consider the requirements of Ordinance 05-490, as amended by Ordinance 07-556, as well as the requirements of FWCC. Findings for Project Approval Page 3 Federal Way Village File # 07-100345-UP/no.. i n 42678 14. Prior to the issuance of a certificate of occupancy for any building on the subject site, on -site improvements related to the mixed -use commercial development must be installed, inspected, and approved by the City. On -site improvements include, but are not limited to, storm drainage system; utilities; parking stalls and drive aisles; interior parking lot landscaping; perimeter landscaping; pedestrian walkways; pedestrian plazas and amenities; garbage and recycling facilities; and parking lot and pedestrian area lighting. 15. The proposed development includes 1,146 parking stalls for the 326,450 square -foot mixed -use commercial development. A total of 1,064 parking stalls are required by the FWCC for the proposed use. The proposed number of parking stalls exceeds FWCC requirements for the number of parking stalls for the proposed mixed -use commercial development. Final parking stall count, layout and design including required interior parking lot landscaping shall be reviewed as part of Process H site plan approval that shall be required for all buildings within the Federal Way Village Master Plan site. 16. Allowable building height proposed for the BC -zoned area of the Federal Way Village is generally limited to 35 feet for retail, office and restaurant uses. Building height in the BC zone may be increased to as much as 55 feet when certain conditions are met. The applicant has not specified any buildings taller than 35 feet on the conceptual site plan. The allowable height limit for multi -family buildings in the portion of the site zoned RM 2400 is 30 feet. Specific building design shall be submitted at a subsequent date and shall be subject to Process II Site Plan Approval. 17. Landscaping is proposed for the perimeter and interior parking lot landscape areas. Of the 1,146 parking stalls provided, 688 are located within surface parking lots and require a minimum of 15,136 square feet of interior parking lot'landscaping (688 stalls x 22 square feet of landscaping per stall). The landscape plans indicate approximately 19,000 square feet of interior parking lot landscaping is provided, which exceeds the minimum requirement. The remaining 458 parking stalls are provided in structured parking located below proposed buildings (374 stalls) and on -street (84). 18. Five feet of Type III perimeter landscaping is proposed along the property lines abutting South 3360, Street and Pacific Highway South as required by FWCC 22-1566(f). Application of the required right-of-way dedication for future street frontage improvements along South 336h Street and Pacific Highway South will require modification of the preliminary landscape plans to clearly depict that required perimeter landscaping is located outside of the required dedicated right-of-way/right-of-way Tract "X". Landscape plans will be reviewed with Process II Site Plan Review for each building to ensure compliance with the FWCC Article XVII. 19. The Federal Way Village site contains approximately 1,586 significant trees. Tree calculations were done using a representative sample of forested areas within the site and applying it to all forested areas on the site. Approximately 10.46 acres of the 46-acre Federal Way Village site is unforested. These areas are documented on the Preliminary Tree Retention Plan dated received August 2, 2007. Significant trees located within Wetlands 1 and 2 and associated buffer areas will be retained. Within these areas, it is estimated that there are approximately 737 significant trees that will be retained. A minimum of 25% of the existing significant trees on the subject site must be retained, which is approximately 397 significant trees. As the number of trees proposed for retention is greater than 25 percent of the existing significant trees, no tree replacement is required for the significant trees that are to be removed. 20. Site and building design is generally consistent with master plan design requirements established by Ordinance 05490 and amended by Ordinance 07-556. Findings for Project Approval Page 4 Federal Way Village File # 07-100345-UP/nog. I D. 42678 -1 AkCITY OF Federal October 1, 2007 Mr_ Dan Biles, P.E_ SBI Developing PO Box 73790 Puyallup, WA 98373 CITY HALL �� 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way. WA 98063-9718 (253) 835-7000 www. cityoffederal way. com RE. Permit No. 06-104927-00-SM; Federal Way Village 33701 Pacific Hwy S Street Modification Request Dear Mr. Biles: This letter responds to your request to modify the street cross sections within the proposed Federal Way Village Development from the approved modification request dated August 28, 2007. Specifically, you are requesting that the portions of Roadway A (south of the intersection with Roadway D) and Roadway C, that are required to be constructed using roadway Cross Section 1 (60' of ROW containing: 36' of pavement, 4- planter. 5' sidewalk and 3' utility strip on each side), be modified to Roadway Cross Section 2 (54' of ROW containing: 30' of pavement, 4' planter, 5' sidewalk and 3' utility strip on each side). Although the proposed development appears to meet Community Development guidelines regarding the number of parking spaces required for each dwelling, additional parking to accommodate guests and overflow parking from the community is needed. While roadway Cross Section 2 does provide additional parking on one side of the street, given the density of the proposed development, we do not believe it will be adequate_ Therefore, your request to deviate from the approved modification request dated August 28, 2007, is denied_ Please contact William Appleton, Development Services Manager, at (253) 835-2730 if you have any additional questions or concerns about this matter_ Sincerely, Ken Miller, P.E. Deputy Public Works Director KM/WA:cc cc: William Appleton; P.E , Development Services Manager Ann Dower, Engineering Plans Reviewer Day File L "DCDOCS`SAVE_6411305096 Doc CITY OF �. Federal October 22, 2007 CITY HALL Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Mr. Jeffrey S&. Kieswetter, PLS ESM Consulting Engineers Project Supervisor 33915 1st Way South, Suite 200 Federal Way, WA 98003 Re: Permit #07-100345-00-UP; PUBLIC WORKS COMMENTS Federal Way Village; 33701 Pacific Highway South, Federal Way Dear Mr. Kieswetter: Please find enclosed site plan comments from Engineering Plans Reviewer Ann Dower with regard to the above referenced project. Sincerely, Japet Shull, S for Planner '�. Enc: September 5, 2007, Memorandum from Ann Dower Doc. I D 42822 • RECEIVEC COMMUNITYDEVELOPMEi, jEPARTMENT Western International Recovery Bureau MAY 0 7 2008 • Recovery Specialist • Investigation • Collateral Sales • Skip Tracing • Licensed & Bonded f - � Serving the Western United States I City of Federal Way May 5, 2008 Margaret Clark, AICP, Senior Planner Community Development Services Department 33325 a Ave. South PO Box 9718 Federal Way, WA 98063-9718 RE: Follow-up Letter to Phone Discussion, WIRB INC- 33905 Pacific Highway South, Federal Way, WA Dear Ms. Clark: Thank you for the informative phone conversation on April 10, 2008. As you may recall, we discussed, among other things; the Non -conforming status and the existing zoning of Western International Recovery Bureau (WIRB) located at 33905 Pacific Highway South, Federal Way, WA. In addition, we discussed, in minor detail, the "Approved Master Plan and Conditions for Federal Village". I have requested a copy of this approved master plan and conditions for review. In an effort to briefly summarize, please accept this letter as a follow-up and confirmation of my understanding of the topics discussed during this conversation. My notes of April 10, 2008, indicate: The present use of the property by WIRB for outdoor vehicle storage and/or sales, towing service, auto/truck repair and auto/truck body repair, painting, detailing and those ancillary uses normally associated within this l dustry h-as been considered a non -conforming use. We understand normal maintenance of the business/site is exempt from full compliance of certain standards of the Federal Way City Code (FWCC) however; future business expansions exceeding 50% of the existing building value would be subject to applicable FWCC standards and the "Approved Master Plan Conditions for Federal Village." The present zoning of the above address is BC (community business) and, as such, the FWCC allows retail establishments providing vehicle, boat, tire sales, service, repair, and/or painting as outright permitted uses. (Reference: See Federal Way City Code, Section 22-751, Vehicle and equipment Sales, Service, Repair and Rental.) Please note these BC zone permitted uses are the same existing uses presently occupying the site by WIRE. Again, thank you for your assistance in this matter. If I don't hear from you by May 12, 2008, I will consider the above brief summary an accurate representation of our phone discussion on April 10, 2008. Please contact myself or Curtis Nelson should you have any questions at (509) 9944222 or (509)484- 0464. :SinceZrme, s— Steve Horobio s 1 Cc: Curtis Nelson, WIRB, 627 E. Francis, Spokane, WA 99208 WIRB is a division of Nelco Services, Inc. Mr. Biles January H, 2008 Page 4 five percent ($100 minimum) prior to building permit issuance. The cash deposit will be refunded following satisfactory completion of all bond requirenients. If you have any questions regarding this decision, please call Senior Planner Janet Shull at 253-835-2644. Sincerely, Greg Fewins, Interim Director Community Development Services enc: Exhibit A, Findings for Project Approval Approved Conceptual Site Plan dated received August 2, 2007 c: Janet Shull, AICP Senior Planner Ann Dower, Engineering Plans Reviewer Sarady Long, Traffic Engineer Scott Sproul, Acting Assistant Building Official Chris Ingham, South King Fire and Rescue Brian Asbury, Lakehaven Utility District Mr. Eric La Brie, ESM, 33915 1" Way South, Ste 200, Federal Way, WA 98003 Ms. Linda Hayes, Cultural Technician, Puyallup Tribe of Indians, 3009 East Portland Avenue, Tacoma, WA 98404 Mr. Gary Kreidt, Senior Environmental Planner, Metro Transit, 201 South Jackson St, MS KSC-TR-0431, Seattle, WA 98104-3856 King County Assessor, 500 4t' Avenue, Room 700, Seattle, WA 98104 07-100345 Doc. I.D.42785 Mr. Biles January 11, 2008 Page 3 5. Prior to issuance of a certificate of occupancy for any commercial building, the applicant shall construct a southbound right turn lane on SR 99 to the north driveway. This improvement shall be constructed to all applicable standards. 6. Prior to issuance of construction permits, site and building plans shall be submitted to provide detailed design, elevation and section view of any proposed retaining walls including information depicting the proposed materials, texture and color of the retaining wall structure. 7. Prior to issuance of Process 11, Site Plan Approval for any building within the Federal Way Village site, the applicant must clearly demonstrate how the portion of the site along Pacific Highway South not currently controlled by the applicant, yet governed by the conditions contained in Ordinance 05- 490, as amended by Ordinance 07-556, is considered in the overall Master Plan. Specifically, the construction of any buildings and site improvements within the Federal Way Village site may not preclude the integration of future development on the three remaining lots (King County tax parcels 202104-9080, 202104-9090 and 202104-9086) with the Federal Way Village Master Plan, including, but not limited to internal access, parking and utility easements. Prior to issuance of a certificate of occupancy for any one building within the Federal Way Village Master Plan Site, all required on -site improvements associated with that building shall be completed, inspected, and approved by the City, and shall include, but are not limited to, utilities; parking stalls and drive aisles; interior parking lot landscaping; perimeter landscaping; pedestrian walkways; pedestrian plazas; garbage and recycling facilities; parking lot and pedestrian area lighting; benches, waste receptacles and bike racks. 9. This Process III Project Approval/Design Decision is issued contingent upon Process IV review of the proposed filling of Wetlands 3 and 4 and potential buffer intrusions within Wetland 2. PROCEDURAL INFORMATION Unless modified or appealed, this project approval is valid for a period of one year from the effective date of the decision. If no further action is taken within one year, the decision becomes void. An extension may be granted, pursuant to FWCC Section 22409, through a written request submitted to the City's Department of Community Development Services prior to the expiration of the decision. This decision may be appealed by any person who received a copy of this decision. The appeal must be in the form of a letter delivered to the Department of Community Development Services (33325 Eighth Avenue South, PO Box 9718, Federal Way, WA, 98063-9718) and be accompanied by the established fee, within 14 calendar days after the effective date of the decision. The effective date of decision is January 14, 2008. The appeal letter must contain a clear reference to the matter being appealed and a statement of the factual findings and conclusions of the Director of Community Development disputed by the person filing the appeal. This decision shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Also, be advised that various performance and maintenance bonds may be required for the project. Any bonds or other agreements as required must be completed prior to issuance of any related construction permits. A cash deposit is required to cover the City's potential expenses, if necessary, for obtaining and using the proceeds of any bond. The cash deposit shall be posted for up to 07-100345 Doc J.D. 42785 Mr. Biles January 11, 2008 Page 2 SEPA PROCESS The responsible official of the City of Federal Way issued a Mitigated Determination of Nonsignificance (MDNS) on September 12, 2007, pursuant to the State Environmental Policy Act (file #07-100346-00- SE). The comment and appeal period for this determination was completed on October 10, 2007, with no corrections to the City's initial determination. CONDITIONS OF APPROVAL Prior to issuance of construction permit for any building on the Federal Way Village site, detailed building and site plans and any minor site plan modifications shall be submitted and reviewed via Process II, Site Plan Approval. The following shall be considered as part of this review in addition to applicable sections of the FWCC: a. Compliance with Comprehensive Plan Amendment Ordinance 05490, as amended by Ordinance 07-556; and b. Consistency with design guidelines established in "A Development Plan for Village at Federal Way" (dated received August 2, 2007). In cases where the Development Plan guidelines and city zoning ordinance standards conflict, the City shall determine which standard applies. Prior to issuance of Process H, Site Plan Approval for any building within the Federal Way Village site, the conceptual site plan and preliminary landscape plans shall be revised to clearly indicate the required improvements and right-of-way dedication/right-of-way Tract "X" for future dedication to the city along South 336 h Street and Pacific Highway South as follows: a. Along South 3360' Street, a right-of-way dedication of seven feet from 130' Avenue South to the west property line. b. Along South 3360' Street, a right-of-way dedication of 12 feet (or 12-foot Tract "X" for future dedication to the city) from 13'` Avenue South to SR 99. c. Along Pacific Highway South, a five-foot easement for utilities, sidewalk, landscaping, slopes, retaining walls, street lights, etc. is required along the frontage from the south property line of Parcel 202104 9070 to 160' Avenue South / SR 99 intersection. 3. Prior to issuance of a construction permit, the applicant must record a Boundary Line Adjustment (BLA) with the King County Department of Elections and Records at the applicant's expense. Said BLA shall establish a separate lot that is consistent with the proposed boundaries of the proposed Zero Lot Line Townhouse development. The BLA shall also establish a separate lot that is consistent with the boundaries of Wetland 2 and its associated buffer area. The remaining proposed lots establish parcel boundaries that are consistent with the proposed internal street network. 4. Prior to issuance of a construction permit for any building containing multi -family housing, the applicant must record an Affordable Housing Agreement that establishes that a minimum of two (2) units or five percent (5%) of the units, whichever is greater, within the Federal Way Village commercial mixed -use master plan area will remain affordable as defined in Section 22-976(b) of the FWCC for the life of the project. Such Agreement shall be in a form approved by the City and must be recorded with the King County Department of Elections and Records at the applicant's expense. This agreement shall be a covenant running with the land, binding on the assigns, heirs, and successors of the applicant. 07-100345 Doc.LD 42785 CITY OF L Federal Way January 11, 2008 Dan Biles, P.E. Federal Way Village LLC PO Box 73799 Puyallup, WA 98373 RE: File #07-100345-00-UP; PROCESS III PROJECT APPROVAL Federal Way Village Commercial Mixed -Use Master Plan 33701 Pacific Hwy South, Federal Way Dear Mr. Biles: CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com The City of Federal Way has completed the administrative review of the proposed 326,450 square -foot Federal Way Village mixed -use commercial development. The site plan application submitted on December 19, 2006, resubmitted January 23, 2007, May 9, 2007, May 15, 2007, and August 2, 2007, is hereby conditionally approved per the enclosed Exhibit A, Findings for Project Approval. The remainder of this letter outlines future review processes required, gives a brief s-urnmary of the process under the State Environmental Policy Act (SEPA) to date, and outlines procedure relating to appeals and approval periods for this decision. Additional requirements will be provided as City departments review the building permits submitted for the improvements. REVIEW PROCESSES REQUIRED The site is within the Community Business (BC) and Multi -family Residential (RM 2400) zoning districts. Retail, office, restaurant and multi -family residential uses are permitted in these zones subject to the provisions of Federal Way City Code (FWCC) Sections 22-751 "Office/retail", 22-753 "Entertainment" and 22-756 "multi -unit housing" and 22-667 "stacked dwelling units". These uses are reviewed under the Process III, Project Approval, review process. Project approval does not grant license to begin any type of site work. This project is also subject to Process IV, Hearing Examiner's Decision, to consider proposed filling of two designated wetlands (Wetlands 3 and 4) and proposed wetland buffer intrusions (Wetland 2). Preliminary Plat approval is required for a proposed 94-lot zero lot line townhouse development which is part of the overall Federal Way Village Master Plan which is being reviewed concurrently with the commercial mixed -use portion of the Federal Way Village Master Plan. Building design and minor modifications to the site plan shall be reviewed via a Process II Site Plan Review. 24. Multi -family housing proposed for the Federal Way Village site is subject to the requirements of FWCC 22-976 Affordable Housing. As such, a minimum of 2 units or five percent (5%), whichever is greater, of the units within the development shall be maintained as affordable housing as defined in Section 22-976(b) of the FWCC for the life of the project. An Agreement in a form approved by the City must be recorded with the King County Department of Elections and Records at the applicant's expense. This agreement shall be a covenant running with the land, binding on the assigns, heirs, and successors of the applicant. 25. As conditioned, the proposed site plan application and application attachments have been determined to be consistent with the Federal Way Comprehensive Plan, consistent with all applicable provisions of this chapter, and with the public health, safety and welfare; the streets and utilities in the area of the subject property are adequate to serve the anticipated demand from the proposal, and the proposed access to the subject property is at the optimal location and configuration for access. The proposed development is consistent with Process III Project Approval decisional criteria required under FWCC Section 22-395(b). The proposed site plan and application attachments have been reviewed for compliance with the Federal Way Comprehensive Plan, pertinent zoning regulations and all other applicable City regulations. Final construction drawings will be reviewed for compliance with specific regulations, conditions of approval and other applicable City requirements. This decision shall not waive compliance with future City of Federal Way codes, policies and standards relating to this development. Recommendation Prepared by: Janet Shull AICP, Senior Planner Date: January 10, 2008 Findings for Project Approval Page 6 Federal Way Village File # 07-100345-UP/no-. I.D. 42678 Overall, the Master Plan provides for a cohesive and integrated design that promotes pedestrian orientation and pedestrian connectivity. Large expanses of parking areas adjacent to and/or visible from public right-of-ways are avoided. There are some areas where parking is located adjacent to public right-of-way. In these locations, the number of stalls is limited and the applicant is proposing additional open space and landscape screening between the right-of-way and parking areas. These areas will be examined in further detail as detailed building and site plans are submitted subject to Process H site plan review. Two anchor buildings are proposed, one 60,000 square feet and the other 80,000 square feet for a total of 140,000 square feet. This is the maximum allowable under Ordinance 05-490, as amended by Ordinance 07-556. The Conceptual site plan indicates that individual commercial mixed -use buildings, commercial/residential mixed buildings and non -anchor, non -mixed -use buildings meet the maximum square footage requirements established in Ordinance 05-490, as amended by Ordinance 07-556 (30,000 SF, 12,000 SF and 10,000 SF respectively). The conceptual site plan also indicates that the proposed buildings meet the specific width to depth ratios specified by Ordinance 05-490, as amended by Ordinance 07-556. Width to depth ratios will be re-examined when detailed building plans are submitted for Process II Site Plan review. On -street parallel parking is provided along 13'' Place South extended. The conceptual site plan indicates a primary pedestrian gathering focal point located at the southwest corner of the intersection of Pacific Highway South and South 336 h Street. Additional pedestrian oriented gathering locations are proposed interior to the site along 13t' PIace South. The specific design of the open space areas and quantity of open space areas and plazas shall be reviewed via Process II Site Plan review. 21. Site design is addressed by "A Development Plan for Village at Federal Way" by Donahue Design Group, dated received August 2, 2007. This document provides a set of guidelines that shall apply to site design within the Federal Way Village Master Plan area. The development guide was reviewed and found to be consistent with FWCC Article XIX, Community Design Guidelines. If there is a case where the FWCC and the Development Plan for Village at Federal Way conflict, the city shall determine which standard applies to the project. 22. Architectural design is also addressed by "A Development Plan for Village at Federal Way" by Donahue Design Group, dated received August 2, 2007. This document provides a set of guidelines that shall apply to building design within the Federal Way Village Master Plan area. The development guide was reviewed and found to be consistent with FWCC Article XIX, Community Design Guidelines. The development guide shall be applied during review of each proposed building within the Federal Way Village Master Plan area. If there is a case where the FWCC and the Development Plan for Village at Federal Way conflict, the city shall determine which standard applies to the project. 23. Retaining walls are indicated in several locations on the conceptual site plan. Prior to issuance of any construction permits, detailed design including elevation, section and materials proposed for these retaining walls must be submitted and shall be reviewed via Process II Site Plan review. Findings for Project Approval Page 5 Federal Way Village File # 07-100345-UP/nog. I D. 42678 n SCALE_ 1" = 100' 0 so' l oo' I i I F E F E E 6 .. i E E F E E E F F i E E E E E E E E Ln E E F E E F E E E F E J E E E E E E E E i E E F E E E E F 1 E E F F E E E F E E E E E E E E i E E E E E E WWo 0 1 � I C E E E E k 1 r � E E E E I! 1 E E r } 0 3: i-- r` 0 I i 0 I { w lL I I k I a o I I I r } F- 1I' U { V W �R —' J Q Z W W3 _j a Q — > �-- J Y CO: J �- 2t �x Q O ?>> _j LaJ QI �i Q �r I uj W itO� I o 0 w W LLL s I r w I I i { r I I r I I 11 � I*WVI aO m W �o c I Z mU J� I ilr`II 1 ° 1 di jcco C7 o a L. - o I I F' raa �o tjG N� VI u eiu O M I ` L] r�7 1O1 E in i 3 o m I � o rn3 c o UQ O o CITY OF Federal Way DATE: September 5, 2007 TO: Janet Shull FROM: Sarady Long SUBJECT: MIND COURT SUBDIVISIQN =-07w104450-00-SU) 30933 8TH AVE S MEMORANDUM Public Works Department SEPA Determination This memorandum provides comments from the Traffic Division regarding the State Environmental Policy Act (SEPA) conditions pertaining to the proposed Federal Way Village development consist of 149 townhouses, 255,950 sq. ft. of commercial and office uses (59,500 sq. ft. office, 178,850 sq. ft. retail with 17,600 sq. ft. restaurant). Federal Way Comprehensive Plan references are provided in annotated form supporting the recommended conditions for the development. Policies and goals adopted by the City of Federal Way serve as the basis for the exercise of substantive SEPA authority to approve, condition, or deny proposed actions, which are applicable to potential adverse environmental impacts resulting from this project. State Environmental Policy Act (SEPA) Mitigation Based on the Traffic Impact Analysis (TIA), prepared by Transportation Engineering NorthWest, LLC, dated July 10h, 2007 and addendum dated August 17`h and 215t, 2007, the development would generate 611 new weekday evening peak hour trips. The new trips generated by the development would have significant impact on the City's transportation network. The City of Federal Way has identified 19 TIP projects impacted by 10 or more trips. The new trips generated by the proposed development would also create significant impact along the site's frontage on S 336 h Street and SR 99. At the request of the city, the applicant's traffic engineer conducted warrant analysis for a traffic signal and turn lanes at the following locations: a. S 336t' St. / 13t' Place South — Signal warrant b. S 336th St. / West site driveway— Westbound Left -turn lane warrant c. SR 99 / North site driveway — Right -turn lane warrant Based on the analysis, all three intersections meets warrant and improvements are recommended by the applicant's traffic engineer. S ffhas reviewed these recommendations and concurred. A.51uch, the applicant would be install a signal at 5 3 th consb=t westbound left -turn lane on S 336tt Street a wa ou ound right turn lane on SR 99 the north driveway. These improvements shall be constructed to all applica e s an ar s. The TIA also identified the need to modify the existing signal at SR 99 / S 340tt' St. intersection to IN" accommodate the proposed west leg for safe access to the site. The city concurs with the TIA recommendation. The applicant would be required to construct this improvement to all applicable standards. SEPA Conditions - In order to mitigate for the adverse transportation impacts .. the new trips generated by the development on existing transportation network, prior to the issuance of final plat approval for the residential phase or the issuance of Certificate of Occupancy for any commercial buildings on site the applicant shall: 1. Construct impacted TIP projects at the following locations: a. City Center Access Phase 2: Design Study, Environmental analysis to improve access to City Center b. City Center Access Phase 3: Add 2nd SB left -turn lane, 3rd SB right -turn lane C. City Center Access Phase 4: Widen S 320th St bridge over I-5, realign loop ramp and NB off - ramp d. SR 99 Phase 3 S 284"' St. — SR 509: Add HOV lanes, 2nd SB left -turn lane at S 288th, install raised median, signal at SR 509 @ Redondo Way S. with interconnect to 1 lth PI S e. S 348th Street from 91h Avenue S to SR 99: Add HOV lanes, install raised median, underground utilities, add northbound left -turn at SR 99. f. S 320`h St. @ ls` Ave S.: Add 2nd NB, WB left -turn lanes, WB right -turn lanes, widen 1st Ave S to 5 lanes to 316`h St. g. SR 99 @ S 356" St.: Add WB thru lane, EB, NB left -turn lanes h. S 348`h Street at 1st Avenue S: Add 2nd left -turn lanes eastbound, westbound, southbound and westbound and southbound right -turn lanes. i. 1st Ave S @ S 328 h St.: Install raised median, improve access at S 328' St. j. 10`h Avenue SW/SW 344`h Street: SW Campus Drive to 21st Avenue SW: Extend 3-lane collector street, sidewalks, street lights k. S 320" St. @ 20`h Ave S.: Add 2nd left -turn lanes, EB, WB 1. 21st Ave SW: SW 356`h Street — 22nd Ave SW: Extend 2-lane collector and signal modifications in. SR 99 Phase 4: SR 509 to S 312"' St.: Add HOV lanes and install raised median n. SR 18 @ SR 161: Add 3rd westbound left -turn lane, eastbound and westbound right -turn lanes, add third southbound lane on SR 161 to S 352nd Street. o. S 356`h St.: SR 99 to SR 161: Widen to 5 lanes, bike lanes, sidewalks, illumination P. S 352°d St: SR 99 - SR 161: Extend 3 lane principal collector and signal at SR-99 q. SW 3200' St. @ 21s` Ave SW: Interconnect to 26th Ave SW with the addition of a 2nd WB left -turn lane r. S 320'h St. from I" Ave S to 8th Ave S.: Add HOV lanes, install raised median S. SW 336th Way / SW 340'h St. from 26th PI SW to Hoyt Road: Widen to 5 lanes In lieu of constructing the above TIP improvements projects (a — s), the applicant may voluntarily offer to pay the project's pro-rata share contribution as identified in Table 1 bleow. The total pro- rata share contribution of $1,048,700 is further broken down for each proposed residential and commercial phase. The pro-rata share contribution for each project is calculated based on the formula below: Fair share contribution = Project generated PM peak trips Projected Total PM peak traffic These are calculated per the table below: X (TIP project cost — value of right-of-way and frontage Improv.) Table I FW Village TIP Pro-rata Share Contribution TIP Project Fair -Share Map Project Est. TIP Background Name PM Peak Contribution #ID Project Cost Trips Volume ($$) % of Total Fees (Distribute) la I City Center Access Phase 2 1 $3,500,000 1 25 1 4730 1 $18,499 1 1.76% 1 (7S§-RR, to final plat �),proval, the applicant shall construct/modify the existing traffic signal at 99 / 16 Avenue South to accommodate the new west leg (South 340`h Street) for safe ess into the site. The signal shall be constructed to all applicable standards and shall be viewed and approved by the City and WSDOT. This condition is deems complete if constructed by the commercial phase of the development. Prior to final plat approval, the applicant shall construct a westbound left -turn lane on S 336th Street at the west site driveway. The left -turn lane shall be designed and approved by the City. Please note, per FWCC 22-1473 the project is required to construct improvements along S 336`h Street to meet a Type E street (5-lane). Channelization and street improvement plans shall be prepared by a professional engineer registered in the State of Washington and submitted to the City of Federal Way and WSDOT for review and approval in concurrence with plat infrastructure construction, and constructed prior to final plat approval. Commercial Phase: 1. Prior to the issuance any building permits on site, the applicant may offer to pay the project's pro-rata share contribution of $3,768 for each 1,000 sq. ft. of gross floor space proposed for any commercial building and $541.60 per proposed residential unit up to a maximum of 55 units. The total pro-rata share contribution for all commercial buildings shall not exceed $964,600 (256,000 sq. ft. of gross floor areas). Fees collected will be allocated to each impacted TIP project as identified in Table 1. Any remaining building(s) without a building pen -nits application after six years from the issuance of a MDNS decision may be subjected to concurrency and traffic mitigation fees as adopted by the City and applicable at that time, with such fee calculated and levied as set forth within the ordinance. Prior to the issuance of Certificate of Occupancy (C/O) for the first commercial building on site, the applicant shall install a functional traffic signal at South 336" Street / 13th Place South intersection to meet all applicable standards. Additionally, the intersection shall be constructed to provide for a northbound left and/or a right -turn lane as deemed needed by the city. 3. Prior to the issuance of a Certificate of Occupancy, the applicant shall construct/modify the existing traffic signal at SR 99 / 16`h Avenue South to accommodate the new west leg (South 340`h Street) for safe access into the site. The signal shall be constructed to all applicable standards and shall be reviewed and approved by the City and WSDOT. This condition is deems complete if constructed by the residential phase of the development. 4. Prior to the issuance of Certificate of Occupancy for the first commercial building on site, the applicant shall construct a southbound right -turn lane at the north driveway on SR 99 to meet all applicable standards. As identified in the TIA, the right -turn lane should be 435' in length plus appropriate tapers to meet safety and shall be constructed to all applicable standards. Channelization and street improvement plans shall be prepared by a professional engineer registered in the State of Washington and submitted for City of Federal Way's review and approval in concurrence with building permit application and constructed prior to the issuance of Certificate of Occupancy. The following are components of the City of Federal Way Comprehensive Plan supporting the recommended conditions for the development. TGI Maintain mobilityfor residents and businesses through a balanced, integrated system of transportation alternatives that: a. Meet local and regional needs though inter jurisdictionally coordinated and integrated systems. b. Reduces auto dependency, especially SO use. ]b City Center Access Phase 3 $2,850,000 37 5364 $19,659 1.87% 1c City center Access Phase 4 $1 1,800,000 25 3755 $78,562 7.49% 2** SR 99 Phase 3 S284'1' St. — $21,400,000 $146,514 13.97% SR 509 3** 9' h Ave—SR99 S348d'St: $4,300,000 $25,617 2.44% 4** S 320d' St. @ I" Ave S $6,374,000 $82,522 7.87% 5 SR 99 @ S 356`h St. $7,518,000 55 3,588 $115,242 10.99% S 348`h St @ 7 I` Ave $2,430,000 55 4546 $29,399 2.80% 10d' Avenue SW/SW 344'h 8** Street: SW Campus Drive to $8,632,000 $64,535 6.15% 21" Avenue SW 9 151 Ave S @ S 3281h St. $459,000 67 2474 $12,430 1.19% 10 S 320`h St. @ 20" Ave S $1,482,000 49 3,719 $19,526 1.86% ]1** 21" Ave SW: SW 356h Street $1,155,000 $4,695 0.45% — 22"d Ave SW 12** SR 99 Phase 4 SR 509 to S 312"' St. $19,400,000 $220,536 21.03% 13** SR 18 @ SR 161 $1,737,000 $28,871 2.75% S356d'St.: 15** SR99toSR161 $5,979,000 $52,790 5.03% 17 S 352"d St.: SR 99 to SR 161 $5,200,000 $12,324 1.18% I8 SW 320`h St. @ 21" Ave SW $1,748,000 18 3,957 $7,951 0.76% S 320`h St. !9** I`AveS-8`hAve S $6,763,000 $28,199 2.69% SW 336`h Wy / SW 340d' St. 23** from 26'� PI SW to Hoyt $7,777,000 $80,806 7.71 % Road Total Pro-rata Contribution $1,048,700 100% Cost per PM Trip — (Based on 611 Total Trips) $1,717 - (All contributions are rounded to the nearest 100 dollars figure.) - ** TIP pro-rata contribution calculated based on segment - As required by state law, the City shall refund collected fees if not used for the identified TIP projects within five (5) years. Residential Phase: 1. Prior to final plat approval, the applicant may offer to pay the project's pro-rata share contribution for the residential portion in the amount of $50,911 (30 Residential PM Trips X $1,717/ per PM trip). Fees collected will be allocated to each impacted TIP project as identified in Table 1. CITY OF . Federal Way DATE: 09/05/07 TO: Janet Schull FROM: Ann Dower MEMORANDUM Public Works Department SUB]ECT: FEDERAL WAY VILLAGE - (07-100345-00-UP) 33701 PACIFIC HWY S; Development Services review The site plan submitted on 8/2/07 has been reviewed. Since none of the CP (commercial) sheets were resubmitted after the 5/15/07 submittal, staff is unable to verify whether previous comments were fully addressed. The applicant must make the following changes. Sheet PP-02 Preliminary Plait - Overall Site_Plan 1. Previously, a five (5) foot wide easement for road right-of-way along the fa11 length of Pacific Highway was required. Parking, buildings, building setbacks, and required landscaping may not encroach into this easement or into the existing public right-of- way. If the easement is shown, it has not been labeled or dimensioned on any of the plans. Include labels and dimensions on this sheet, the conceptual landscape plan, and any other sheets addressing the commercial site plan. 2. Previously, a right-of-way dedication on S 3361h Street of approximately seven (7) feet west of 131h Ave S, and twelve (12) feet east of 13'h Ave. S, was required. This is not clearly shown on plans. Please show the future right-of-way dedication graphically, label, and dimension. This must be shown on all plans for the plat and the commercial areas. 3. Previously, the developer was instructed to provide _ street improvements for S 340'h Street. The site plan does not show enough right-of-way width to construct _ street improvements. The developer must either show additional right-of-way onsite, or provide written confirmation that the property owner to the south is willing to dedicate sufficient property to allow S 340'h Street to be built by this development. Note on this sheet how this will be resolved. 4. Show phase lines on this plan. 5. The street connectionto PacificHighway must be completedas part of the residential. plat. Revise all plan sheets accordingly. 6. Conceptual storm drainage conveyance and storm water treatment facility locations must be shown on the preliminary plat. Existing Conditions Sheet PP-U5 7. Remove the outline of S 340'` Street and 131 Ave S, or label what "existingcondition7 this indicates. Conceptual Grading and UfiW Plan PP-07 8. Show all significant trees on adjacent properties that are within twice the distance of their dripline of the grading limits. Road Cross Sections Sheet PP-08 9. Reprint cross section 8 as it is not clearly legible. Label right-of-way dedication for S. 336" Street. 10. Adjust all road section to conform to the direction of the right-of-way modification letter dated 8/28/07. Landscape Plans 11. The landscape plans must show the complete street connection to Pacific Highway. Preliminary Plat 12. The preliminary plat map must include the surveyor's stamp and signature. July 18, 2007 Ms. Janet Shull, AICP Contract Planner City of Federal Way PO Box 9718 Federal Way, WA 98063-9718 Job No.1122-006-006 Re: Mass grading request for the Federal Way Village site. Project File Nos. 06-106382-00-SU and 06-106384-00-SE Dear Janet: Thank you for your letter, dated June 12, 2007, regarding the Federal Way Village Center project With this letter and the enclosed information, we respectfully request mass grading of the proposed development areas of the Federal Way Village site. Mass grading and removal of existing trees and natural vegetation is necessary, except in the wetland and wetland buffer areas, over the entire Federal Way Village site, The unique conditions relative to the RM 2400 zoned portion of the site are: Minimum 1,500 sf lot size and the feasibility of constructing attached townhouses will require that individual lots be cleared and graded during plat construction. The commercially zoned portion of the site is proposed to be developed with approximately 13 buildings totaling approximately 326,450 square feet of retail commercial and mixed use buildings with associated public improvements and parking. Federal Way Municipal Code Chapter 22-1568 exempts commercial property from retaining existing vegetation in perimeter landscape areas. However, all trees and vegetation within the on -site environmentally sensitive areas and sensitive area buffers will be used to meet the minimum 25 percent tree retention requirement The 46 acre Federal Way Village site is covered with vegetation at a fairly uniform density which includes several thousand significant trees. Environmentally sensitive areas and buffers to be retained as native comprise approximately 37 percent of the total site, or approximately 17 acres. Areas disturbed during construction would be protected from erosion. Measures taken may include diverting surface water away from the stripped areas and covering them with straw, in addition to using silt fences and straw bales. Disturbed areas would be vegetated at the end of construction. Erosion control would be in accordance with the Washington State Department of Ecology (DOE) Stormwater Management` u ll.. MITTED 33915 1st Way South Suite 200 Federal Way. WA 98003 Tel (253) 838 6113 Bothell (425) 415 6144 Fax (253) 838 7104 www.esmciviL.com Toll Free (800) 345 5694 AUG 0 2 2007 CITY OF FEDERAL WAY Civil EngineeringBWLDIi YEPT. 9 Project Management Public Works Land Surveying Landscape Architecture Ms. Janet Shull July 18, 2007 Page 2 Thank you for your time in reviewing this request If anything else is required, or if you have any questions regarding this project, please contact me immediately. Otherwise, we look forward to processing the Federal Way Village Master Plan application with the City of Federal Way. Sincerely, ESM CONSULTING ENGINEERS, L.L.C. Eric S. Pennala, AICP Project Planner Enclosures: As Noted Above Cc: Dan Biles, SBI Development, LLC Jon Potter, Stateside Investment, LLC Joe Donahou, Donahou Design Group islesm-jobs11122V00610061documentlletter-009.doc July 18, 2007 Ms. Janet Shull, AICP City of Federal Way PO Box 9718 Federal Way, WA 98063-9718 Job No.1122-006-006 71!+ Ca Re: Response to Additional Information request Federal Way Village, 33701 Pacific Highway South Project File Nos. 07-102851-UP, 07-100345-UP, 07-100346-SE, and 06- 106382-00-SU Dear Janet: Thank you for your letter, dated June, 12, 2007, regarding the Master Plan submittal for the Federal Way Village Center project With this letter and the enclosed information, we respectfully request your continued review of this application, as modified herein. The following is an outline of the City's comments, along with ESM's responses to each item in italics. We have respected the City's numbering system in our response for your ease of review. SEPA Review Comments Planning and Public Works Department 1. Make requested correction to the SEPA Checklist Items: A6, A7, Al0, A11, B.1.e and B.3.a2. 2. The SEPA Checklist must be signed. ESM Response The SEPA Checklist has been revised to incorporate the applicable changes. ■ The SEPA Checklist has been signed. Preliminary Process III and Preliminary Plat Review Comments A Planning department 1. General Comments applicable to all Plan Sheets: Delete incorrect Phase 2 reference on the plan sheets. RESUBMITTED AUG 0 2 2007 CITY OF FEDERAL WAY BUILDING DEPT. 33915 1st Way South Tel (253) 838 6113 Bothell (425) 415 6144 Civil Engineering Land Planning Suite 200 Fax (253) 838 7104 www.esmcivil.com Project Management Public Works Federal Way. WA 98003 Toll Free (B00) 345 5694 Land Surveying Landscape Architecture Ms. Janet Shull July 25, 2007 Page 2 ESM Response The incorrect Phase 2 reference has been deleted from the plan sheets. ■ Anticipate the future integration of parcel 202104-9086 into the master plan site. ESM Response The applicant has approached the owner of parcel 202104-9086 seeking to purchase or gain authorization for inclusion of the parcel in the Master Plan Application without success This parcel will remain in its current configuration for the foreseeable future, and approval of the Master plan does not prohibit the future development of parcel 202104-9086 in a manner consistent with the CB zone. If that property owner chooses be included in the Master Plan in the future, it is he/she's burden to apply for and develop the property in compliance with the codes and regulations in effect at the time of application. However, a possible internal access location is shown on sheet 14 of the Preliminary Plat to facilitate the review process 2. Topographic Survey "Existing Conditions" Sheet Comments ■ Include total site area and 2 foot contours on the existing conditions sheet. ESM Response Site area and 2 foot contours have been included on the plan sheet 3. Overall Site Plan Comments • The Commercial Site Plan must depict the following note: 2nd Submittal Commercial Site Plan 2007-05-15. ESM Response The note has been placed on the revised plans sheets. 4. Significant Tree Comments ESM Response The Tree Inventory has been revised to include the wetland and wetland buffer areas as requested. Additionally, the Federal Way Significant Tree definition was incorporated into our tree inventory on Sheet 12 of 14. However, in paragraph (h) of the Express Covenant portion of the Settlement Agreement, the City of Federal Way consents" "Mo use, buy the Property Owners or their successors in interest, of the Wetlands and Wetlands and stream buffer areas described in Exhibit F for the fulfillment of any City gross area requirements for greenbelts, open space, or lot coverage as those provisions now or are hereinafter amended. These areas may also be used for the miti ation of si nihcant trees" Ms. Janet Shull July 25, 2007 Page 3 5. Landscape and Open Space Comments Indicate location of street lighting and driveways, in relationship to proposed street trees. ESM Response The location of street lights and driveways, in relationship to proposed street trees; have been placed on the landscape sheets. • Correct landscape sheet continuation references. ESM Response References to sheet continuation on Sheets PP-10 through PP-12 have been revised • Correct hydroseed note on landscape sheets. ESM Response The hydroseeding note has been corrected on the plan sheets. Correctly refer to Tract M and Tract N on the plans sheets. ESM Response The Tract references have been corrected on the revised plan sheets. • A note requiring shrubs planted within require perimeter landscape strips must be a minimum of 24 inches in height at the time of planting must be placed on the plan sheets. Groundcover materials must be clearly identified in the legend and a note should be added that states groundcover will be planted in perimeter landscape beds. ESM Response The above note has been included on the plan sheets and the legend has been corrected. • Provide dimensions for each of the common open space areas. Provide overall size and dimensions for each of the proposed tot lots. ESM Response The subject property must contain at least 200 sq. ft per dwelling unit of common recreational open space. Ninety-four (94) units' times 200 square feet equals 18,800 square feet of required common recreational open space. Total recreation space provided in Open Space Tracts G, 1, P, S, T, U, V, and W is equal to 43,911 square feet The Zero Lot Line Townhouse portion of the Federal Way Village Master Plan site will provide 133 percent more common recreation open space than what is required. At least 10% of this required common open space must be developed and maintained with children's play equipment Three separate children's play areas with play equipment totaling 4,391 square feet are strategically placed within the residential site to provide Ms. Janet Shull July 25, 2007 Page 4 easy access for all children living in the Zero Lot Line subdivision. Overall size and dimensions of each of the proposed tot lots has been included on the landscape sheets. Pursuant to the Agreement between the property owners and the City, the Federal Way Village plat satisfies the open space requirement of the FWCC In paragraph (h) of the Express Covenant portion of the Settlement Agreement, the City of Federal Way consents" "Mo use, buy the Property Owners or their successors in interest, of the Wetlands and Wetlands and stream buffer areas described in Exhibit F for the fulfillment of any Ci gross area re uirements for greenbeft open space, or lot covera a as those provisions now or are hereinafter amended These areas may also be used for the mitigation of significant trees." IR Provide a detailed plan drawing at a minimum 1 "=20' scale of each of the lot configurations and floor plan types that clearly indicate the relationship of the proposed townhouse unit footprint to the proposed private open space areas. ESM Response Sheet 13 of 14 of the plan set depicts the private and public open space areas in the zero lot line townhouse portion of the Master plan shaded differently. However, in paragraph (h) of the Express Covenant portion of the Settlement Agreement, the City of Federal Way consents" "Mo use, buy the Property Owners or their successors in interest, of the Wetlands and Wetlands and stream buffer areas described in Exhibit F for the fulfillment of any City gross area requirements for greenbelts, Men space, or lot coverage as those provisions now or are hereinafter amended. These areas may also be used for the mitigation of significant trees." ■ Provide typical section and elevation details of proposed rockeries located throughout the subject site. ESM Response Typical section and elevation details of proposed rockeries are required during the construction/grading plan review phase. Details of all rockeries on the site will be provided at the time of engineering plan submittal. 6. Roadway Cross Section Comment • Sheet PP-08 "Road Cross -Sections" must include streetlights and street trees where applicable ESM Response Streetlights and street trees have been added to road cross. -sections on sheet PP-08 where applicable. Ms. Janet Shull July 25, 2007 Page 5 7, Conceptual Building Elevation Comment Correct the conceptual building elevations to be consistent with the proposed lot and block layout ESM Response Page 32 of the Development Plan prepared by Donahou Design Group has been corrected to read conceptual front elevation. B. Public Works/Engineering Comments Mass Grading Request The following note must be included on the preliminary grading plans: "Areas that are not proposed for immediate construction will be vegetated as soon as grading is complete" ESM Response The above note has been placed on the preliminary plan sheets. • Please clarify which areas are proposed to be mass graded. ESM Response The letter requesting mass grading on the Federal Way Village site has been revised to include both the residential and commercial portions of the property. Technical Information Report Please provide a copy of the agreement between City of Federal Way and the owners of parcel 202104-9004 referenced in the project overview. ESM Response The perpetual easement agreement between the City of Federal Way and the Knight parcel (9004) is included with the resubmittal. Site Plan Provide a five foot (5) easement for road right-of-way along the full length of Pacific Highway. ESM Response The 5' foot easement has been included on the plan sheets Landscape Plan Increase the street tree caliper from 1.5" to 2.5". ESM Response The street tree caliper has been increased from 1.5" to 2.5" on the landscape plans. Ms. Janet Shull July 25, 2007 Page 6 Enclosed with this letter are the following materials: • Resubmittal Application (1 copy). • Preliminary Plat Map Set (10 copies). • Reduced 11" X 17" copy of preliminary plat and site plan (1 copy). • Revised SEPA Environmental Checklist 0 0 copies). Easement Agreement for parcel 202104-9004 (4 copies). • Mass Grading Request (4 copies). • Road Modification Request (4 copies). • Professional Forestry Report (4 copies). • Development Guidelines (6 copies). Sincerely, ESM GONS�JnN INEERS, LLC. i., •. 7 Ed-P-ennala. AICP Project Planner Enclosures: As Noted Above Cc: Dan Biles, SBI Development, LLC Jon Potter, Stateside Investment', LLC Joe Donahou, Donahou Design Group islesmqobs11122100610061documentlletter-012doc YEN CITY OF �. Federal July 23, 2007 Mr. Dan Biles, P.E. Federal Way Village, LLC PO Box 73790 Puyallup, WA 98373 CITY HALL Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Re: Federal Way Village, 33701 Pacific Highway South, Federal Way May 31, 2007, Submittal and May 8, 2007, TIA Review Comments Files: 07-100345-00-UP, 07-102851-00-UP, 07-100346-00-SE, & 06-106382-00-00-SU Dear Mr. Biles: The following are review comments on information submitted on May 15, 2007, and May 8, 2007, TIA report provided by the Public Works Traffic Division. In addition, further review comments on the May 15, 2007, master plan submittal are included below as provided by the Public Works Solid Waste and Recycling Division. A. Traffic Division, (Sarady Long, P.E., 253-835-2743, sarady.long a cityoffederalway.com) Please see the enclosed June 7, 2007, memorandum. B. Solid Waste & Recycling (Rob Van Orsow, 253-835-2770, rob.vanorsow a@cityoffederalivay.com) For Phase 1 (Townhome Area), we presumed the proponent wants "single-family style" service (with individual accounts for carts/cans for each residence), with pick-up at the curb nearest each resident. In this case, the dead end `finger alleys' pose several problems: Collection truck turning access into the finger alleys is limited since these alleys have no curved radius corners. One of the engineers eyed the scale of the road and alleys, and felt that trucks could only turn into these alleys by using the entire width (both lanes) of the main access road and then turning in -line with the finger alley. This would of course disrupt oncoming traffic. Are all finger allies of consistent width? It was difficult to tell at the scale on drawing CP-02. File N07-100345-00-UP Doc. I.D. 41703 Mr. Dan Biles, P.E. Page 2 July 23, 2007 The extensive amount of backing -up required to service finger alleys poses an ongoing safety hazard. Trucks will either have to take the whole width of the access road to make the turn into and back down finger alleys, or trucks will have to back out `blind' onto the access road from the finger alleys. Warning beeps from being in reverse will create noise in the area during collection periods. Narrow finger alley width invites sidewalk and curb damage from service vehicle tires. Sidewalk and curbing structures need to be strong enough to absorb the punishment. A larger scale section drawing of the finger alleys would be helpful to identify paving depth, etc. Waste Management will not be amenable to paying for the damage that may occur due to the design. It also looks like some finger alleys have dual sidewalks and some have one or none? With all the curb cuts through the sidewalks, will there be much of a `sidewalk' where the driveways line up? No parking can be allowed at the curb (on collection days) --cars parked along the curb or sidewalks in finger alleys will block collection truck access into finger alleys, resulting in missed customers and ill will from those customers/neighbors. Preferably, all parking would be off street. (But then, where is guest/overflow parking? Where are any community amenities to be located?) These problems can be mitigated somewhat using one of the following service options: 1. Require all residents to pay for pack -out service as part of their basic subscription. This would allow the hauler to at least partially offset the higher collection costs for these units. The hauler would collect almost all accounts with their truck parked on the main access road, and carts would be rolled to and from the residents' curbs without backing down finger alleys. Require residents to place containers in designated `group' areas on collection days that are accessible by the hauler. This would mean some residents would have to roll their carts the entire distance of the finger alley (or more) if the `group' area is across the main road. Carts would be staged along the main road. Carts would need to be labeled so that residents can identify and retrieve their empty carts. Waste Management Will also need to identify carts by address to ensure that only current customer accounts are serviced. These `group' areas would limit the ability of residents in this area to set out bagged extra garbage since the hauler would have no way to identify who to bill for it. Herding the carts into prominent/ accessible `group' areas of the property could be seen as an unsightly practice, and it would need to happen each week. This practice would likely block sidewalks for the better part of each service day, requiring walkers to use the street to get around the groups of carts. 3. Use dumpster areas/enclosures like a regular multi -family complex. This option will reduce the `single-family' appeal of these units, and make service options (such as recycling) more difficult to use. It increases the noise associated with File #07-100345-00-UP Doc. I D. 41703 Mr. Dan Biles, P.E. Page 3 July 23, 2007 refuse collection when steel dumpsters are emptied. It also means that residents will have to carry their trash from their homes to the dumpster enclosure location. .Enclosures also have issues, such as minimum pad size, identifying suitable locations for access, the potential for illegal dumping, and ongoing maintenance. In addition, took a look at the mixed -use portion of the site and want to reiterate the following points: Adequate _space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by FWCC Section 22-949 (enclosed). For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring 10 feet deep by 20 feet across are recommended, along with a two -door swing -open or roll -open gate,that spans the front width of the enclosure. When gate doors are opened, no structure or hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in closed and open positions to'ease service access and maximize the life of gate hardware. • Sites may require a larger enclosure, or multiple enclosures, to accommodate on - site user access and/or additional waste types and containers. ■ Plan for user access to interior waste and recycling storage areas/containers, and convenient access to exterior containers screened by enclosure(s). • Plan for unobstructed, safe enclosure ingress and egress for service vehicles, preferably in -line with enclosure openings. Allow appropriate turning radii for service vehicles and minimize potential `blind spots' duririg ingress and egress. • Consider landscaping, setbacks, and screening requirements, based on FWCC Section 22-1564(d) & (e) (enclosed). • Note that larger -scale commercial or multi -unit housing developments may see long-term savings from the use of on -site waste compaction equipment. Planning for this equipment may require larger enclosure dimensions, defined overhead clearances, consideration of power utility access, and drainage management. • Mixed -use developments may also benefit from on -site waste compaction equipment. Additional mixed -use development considerations include: Designated chutes and/or internal facility maintenance areas or services for tenants; Moving waste and recycling streams from interior units to collection areas; and File P07-100345-00-UP Doc. 1.D. 41703 Mr. Dan Biles, P.E. Page 4 July 23, 2007 3. Access by business tenants and/or residents to exterior waste and recycling areas. The single enclosure (at least we thought that is what the "X" near PHS was) will not be adequate to service Phases 2-4. However, truck access to the three "X"s on the plan look good. Help with many design parameters related to service access is available via the City's contracted solid waste services provider, Waste Management (contact Senior Route Manager John Davis at 206-786-4530 [cell]). If you should have any questions regarding this letter or your development project, please feel free to contact me at (206) 244-3749. Please direct any questions regarding specific technical comments to the associated contact person referenced above. Sincerely, /&-� 1(t� 4%- Janet Shull, AICP Contract Planner Enc: Public Works Traffic Division June 7, 2007, Memorandum FWCC Section 22-949, "Garbage and Recycling Receptacles Placement and Screening" FWCC Section 22-1564(d) & (e), "General Landscaping Requirements" c: Sarady Long, Traffic Engineer Rob Van Orsow, Solid Waste and Recycling Coordinator Ann Dower, Engineering Plans Reviewer Scott Sproul, Acting Assistant Building Official Chris Ingham, South King Fire and Rescue Brian Asbury, Lakehaven Utility District File N07-100345-00-UP Doc I 41703 rite Federal Way Village, LLC July 9, 2007 Greg Fewins and Janet Shull Community Development Services City of Federal Way 33325 8"' Avenue South Federal Way, Washington 98063-9718 Re: Development Application Signatures Dear Greg and Janet: In response to your June 12th, 2007 inquiry as to our attempts to get Jones, Nelson and Horan, (Richard Carson), to sign the development application. We have attempted to get signatures a number of times over the last several years as evidenced in the attached letters. We have also attempted to purchase the properties. We met Mr. Nelson several times and also his attorney to discuss our interest to purchase his property. As, with the Jones' property, we offered to pay fair market value based on a MAI appraisal. Our offers were rejected without a counter offer. Similarly, we offered Reverend Ralph Jones fair market value based on a MAI appraisal. Reverend Jones gave us a counteroffer at a price considerably higher than the fair market value. Nevertheless, we agreed to his terms, however, he changed his mind and rejected our offer. The Horan property, previously controlled by Richard Carson is unique in that there is a two story office building that has substantial value. Our intent is to purchase vacant land. Because of the project's high development costs, it is cost prohibitive to purchase the Horan property at its' fair market value. We believe no one will be willing to pay as much as we have offered for the purchase of the Jones and Nelson properties. We anticipate we will eventually purchase these two properties once the owners discover the true fair market value. Mr. Dick Borsini, Westlake Associates attempted to obtain signatures in our behalf. Copies of his correspondences are attached as well. incerely, Jon potter Attachments 3611 291" Avenue West Seattle, Washington 98199 Phone: (206) 579-0088 Fax: (206) 284-6099 Message Page 1 of 1 Subj: FW: Attached Image Date: 6/28/2007 4:04:24 P.M. Pacific Daylight Time From: Borsini westlakeassociates.com To: jpotter936(@aol.com Jon This was the Carson correspondence giving their approval for the Development Agreement. These same forms with a cover letter were sent to Curtis Nelson and Ralph Jones; however, they would not sign any approval documents. Please advise if this is adequate. Thanks Dick Richard J. Borsini, SIOR Principal, Associate Broker Westlake Associates, Inc. 2810 Eastlake Avenue East Seattle, WA 98102-3087 Direct: 206.505.9404 Fax: 206.505.9439 Cell: 206.618.7496 E-mail: borsini@westlakeassociates.com -----Original Message ----- From: WESTLAKE ASSOCIATES [mailto:copier@westiakeassociates.com] Sent: Thursday, June 28, 2007 3:58 PM To: Dick Borsini Subject: Attached Image Thursday, June 28, 2007 America Online: JPotter936 May 16, 2001 Mr. Ralph O. Jones C/o Society of Our Lady 886 Highway 116 Bosque, NM 87006 RE: 1.5 Acres- Federal Way 50- F4� Z� ��' COLLIERS INTERNATIONALFAA 601 Union Street, Suite 5300 SeattleNashington 98101-4045 Telephone: 206.624.8200 Facsimile: 206.467.9335 www.colliers.com Dear Mr. Jones: wrote to you last year asking whether you would consider selling your property in Federal Way, WA. You indicated no at that time. As agent for five other property owners, we have been seeking a rezone of all properties between So. 3361h and approximately So. 340th from the current zoning of Business Park (BP) to Community Business (CB). We anticipate a final decision by the end of September 2001. Your property would provide additional frontage on Pacific Highway So. which would enhance development of the properties I represent. would encourage you to reconsider a sale of your property, subject to approval of the rezone application in process. Please advise if you would reconsider a sale at this time subject to a rezone approval. Thank you for your consideration. I can be contacted direct at 206-287- 0212. Sincerely Richard tBrsini ASIORttt Associate Broker �w m.� LLJ CMN Inc, Complete Commercial Real Estate Services Since 1998 More than 20008ices In 44CamviesWodclwide AGENT AUTHOR17ATION T, Ralph dunes, am the property owner of a parcel of land located in the City of Federal Way in an area commonly referred to as Kitts Corner. The King County Tax Account Number for my property' is 2021049080. Stateside Investments, L.LC is authorized to represent my interest in obtaining a land use redesignation from "Business Park" to "Community Business" and associated Developer's Agreement. Please copy City correspondence regarding this requested action to me at the following address: Ralph, Jones, Property Owner Date MASTER iAND USE APPLICATION CITY OF Federal Way API'LiCAT70N No(S) Project Name ,—.kd±-z Cnr- n e\r- - - Property Address/Location -4-, e Parcel Number(s) Project Description EASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination —Preagplicution Conference Process I (Director=s Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) _ Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Informatiou- 13F Zoning Designation Comprehensive Plan Designation NIA Value of Existing Improvements Value of Proposed Improvements international Building Code (IBC): _- Occupancy Type Construction Type DEPAgTMENT OP CoiV1mvNT7"i' DEVELOPMENT SERVICES 33325 8i° Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607; Fax 253-835-2609 My,"i of ederatw .com Date r 1 ZC)5 Applicant Dame: 361�q`Ie �t�le5`i� Address: WA `? S 149 cityist�.te: ��� Zip: S7 �S Phone, �' ' -z S _ 6,gq Fax: d(a ��u-�'3 cm of Email: r'"� �`' Signature: Agent (if different than Applicant) Name: -�So.R, e Address; City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Bulletin #003 —August 18, 2004 Page 1 of 1 k.\Handouts\Master Land Use Applicatioz -Stateside Investments, LLC December 16, 2004 Ralph Jones c/o: Dick Borsini, Westlake Associates Re: Offer to Purchase Property Located in Federal Way - King County Tax No. 2021049080 Dear Mr. Jones, We are interested in developing an upscale mined use, (commercial and residential) developnneot on properties adjoining yours on Pacific Highway in the City of Federal Way. We have entered into purchase and sale agreements with some of your neighbors and we would like to include your property in our Master Plan. Attached is our offer to purchase your property located on Pacific Highway. Our offer is predicated on our rezoning your property from the existing "Business Park" zone to "Community Business" zone thereby enabling us to set the purchase price we would pay you to the higher Commercial zone value. If you are agreeable to our offer, we will need your assistance by authorizing us to proceed with the rezone. By signing the attached Master Land Use Permit Application and the attached cover letter addressed to the City of Federal Way you will enable us to rezone your property to the Community Business zone. Thank you for your consideration of our offer. ISicerrely, VA Jon Potter, Partner Attachments: Master Use Permit Application Letter of Authorization Purchase and Sale Agreement Offer 36112e Avenue West Seattle, Washington 981-919 Phone: (206) 579-0088 Fag: (206) 284-6099 cellular: (206) 940-2270 -email: jpot4er936,.@,aQi.eom Federal Way Village, LLC Septeinber 28, 2006 Nova Jones P.O Box 13355 Des Moines, Washington 98198 Re: Purchase Offer for Ralph Jones Property — King County Tax Account Number 202104-9080 Dear Mr. Jones: We have been working with Dick Borsini on the assemblage of properties along Pacific Highway. Dick informs us that your brother may be interested in selling his property to us based on its' fair market value. In order to help facilitate the completion of an MAT real estate appraisal we understand is already underway, we are anieriable to reimbursing your expenses for the appraisal upon entering into a purchase and sale agreement based on the appraisal with a quick closing provided the appraisal can be completed soon. We will be submitting a master plan to the City of Federal Way next month. Presently, your brother's property is not included in our application. If we need to make changes to our application to include your brother's property, we would prefer to do it soon. Please feel free to contact me with your thoughts at (253) 377-7147. Thank you for your consideration. Sincerely, Kurt Wilson n WEST LAIKE r1S=13MA71` E,Sy INC. COMMERCIAL REAL ESTATE SOLUTIONS May 11, 2006 E. Curtis Nelson, Jr. Elizabeth A.H. Nelson 627 East Francis Avenue Spokane, WA 99208 Re: 33905 Pacific Highway South, Federal Way, Washington Dear Mr. & Mrs. Nelson: Enclosed is three Purchase and Sale Agreements signed by the Buyer together with two copies of Commercial Property Information forms for your completion. Please return two executed Purchase and Sale Agreements and one Commercial Property Information form. As you know the process with the City of Federal Way is a slow one. The Buyers are trying to complete the master plan and SEPA review as soon as possible. I look forward to working with you to complete the transaction. Sincerely, West aka Associates, Inc. Richard Borsini, SlC Principal/Associate Broker R R •nib J. A WEALTH OF EXPERIENCE WESTLAKE ASSOCIATES, INC. m 2810 EASTLAKE AVE. E. ■ SEATTLE. WA 98102-SOB7 TEL 206 505 94013 ■ FAX 206 505 9439 a WWW.WESTLAKEASSOCIATES.COM \/�AWESTLAKE 1� ASSOCIATES Commercial Real Estate Solutions 2810 Eastlake Avenue East Seattle, Washington 98102 (206) 505-9400 / FAX (206) 505-9439 FACSIMILE This transmission is confidential, legally privileged and intended for the named recipient only. No other person is authorized to read, copy or distribute this document. If you have received this transmission in error, please immediately telephone the sender and return it to the sender by mail. TO: CURTIS NELSON C/O WIRB INC FAX NO.: 509.483.6106 TELEPHONE NO.: 509.873.8051 FROM: RICHARD J. BORSINI, SIOR, PARTNER WESTL AKE ASSOCIATES, .INC. FAX / PHONE NOS.: (206) 505-9439 FAX (206) 505-9400 Phone DATE: 1 /03/05 SUBJECT: STATESIDE INVESTMENTS -AGENT AUTHORIZATION NO. OF' PAGtS: 3 REMARKS: CURTIS......... WE NEED TO KEEP THE BALL ROLLING WITH THE CITY. THEY WANT YOUR APPROVAL FOR THE REZONE. CAN YOU AND YOUR WIFE SIGN THIS DOCUMENT. I CAN OVERNIGHT ADDITIONAL FORMS SO THAT WE CAN- SUBMIT ORIGINAL SIGNATURES. PLEASE ADVISE ASAP. THANK YOU CITY OF Feder I Way APPLICATION NO(s) Project Name Property Address/Location Parcel Number(s) b --ZZ Project Description rHnY i Type of Permit Required Amnexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director—s Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information Zoning Designation Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type MASTER LAND USE APPLICATION Applicant Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Date 33325 8" Avenue South PO Box 9718 Federal Way WA 98063-97I8 253-835-2607;Fax 253-835-2609 wwwAbLoffederalvray com Bulletin #003 — August 18, 2004 Page 1 of I k:Waiidouts\Master Land Use Application AGENT AUTHORIZATION We, Cutis and Elizabeth Nelson, are the property owners of a parcel of land located in the City of Federal Way in an area commonly referred to as Kitts Corner. The King County Tax Account Number for our property is 2021049090. Stateside Investments, LLC is authorized to represent my interest in obtaining a land use redesignation from `Business Park" to "Community Business" and associated Developer's Agreement. Please copy City correspondence regarding this requested action to us at the following address: Curtis Nelson, Property Owner Date Elizabeth Nelson, Property Owner Date NOV.-02'04(TUE) 10:50 TURNER 5TOEVE ET AL TEL:509 325 1425 TURNER, STOEVE & GAGUARGI, P.S. doSEPH P, GAGLIARDI LAWYERS MICHAEL C. LERAGHTV ,LANE PARRY EWERS . ONE ROCK POINTE, SUITE 202 • ALSO AOMITTEO IN IOAHO 1212 N. WASHINGTON STREET P.D. BOX 5210 SPOKANE, WASHIN.GTON 99205-0210 November 2, 2004 P. 001 CLARE E. TURNER I1909.1963) F1 O9 ERT E. STO EVE (1917.13901 TELEPHONE AREA CODE 509 32U-1552 FAX: 325-1425 Mr. Richard 1. Borsini VIA FACSIMILE (206)505-91439 Westlake Associates 2810 Eastlake Avenue East Seattle, WA 98102-3087 Re: My Client: Western Interivational Recovery Bureau, Inc. (WIRB, Inc,) Matter: Campus GatewayfWtts Corner Dear Mr. Borsini_ We are the attorneys for Western International Recovery Bureau, Inc. Mr- Curtis Nelson has referred to our office the matter of your development project in Federal Way, Washington. It is our understanding that you are attempting to rezone the area, and wish to purchase the WMB, Inc. property known as 33905 Pacific Highway South, Federal Way, Washington 98003. There are several questions my client would like you to answer at your earliest opportunity: 1. Your proposed purchase value of the real property. Please provide documentation of how you arrived at said value. 2. The time line you intend for completion of any transfer of ownership from WIRB, Inc. to you- 3. My client will incur numerous expenses and inconveniences as a. result of sale of this business location. Such items include, but are not limited to, business interruption, expenses for relocation ranging from general moving expenses to changes in business stationery, inconvenience to clients, loss of future rents of a current tenant, in the amount of $24,000 per year, and the like. My client expects compensation for these losses. Therefore, please also include aproposal for compensation of these expenses. 4. In lieu of a cash purchase, please tell us what proposal you have regarding a § 1031 ftchange- Please address the above questions and provide a written response to this office no later than November 10, 2004. I look forward to hearing from you. truly , AWE PARRY EW TPE:tt cc: Curt Nelson Curtis & Elizabeth Nelson 697 East Francis Avenue, Spokane, Washington 99208 August 12, 2004 Mr. James Harris Senior Planner CITY OF FEDERAL WAY 33530 First Way South Federal Way, WA 98063-9718 Dear Mr. Harris: We, the undersigned, are the owners of real property (Tax Account #202104-9090) located on the west side of Pacific Highway South, south of South 336"' Street. Our property is proposed to be included in the Kitts Corner mixed -use development (residential town -houses and commercial shopping center) advocated by Kitts Corner Development, L.L.C. for the 46-acre undeveloped properties as the southwest quadrant of the Pacific Highway South / South 336tt' Street intersection. We have reviewed the revised August 2004 site plan for the Kitts Corner development and enthusiastically support the development proposal shown on that site plan, including the plans for my property. We urge the City of Federal Way to speedily approve the comprehensive plan amendment, BC rezoning and development agree- ment requested by Kitts Comer Development, L.L.C. so that the Kitts Comer proposal can be developed. Although we support the development, we do not agree to pay our pro-rata share of expenses to reimburse Kitts Comer Development, L.L.C. for their out-of-pocket fees and expenses. Very truly yours, E. Curtis Nelson Elizabeth A. H. Nelson cc: Richard J. Borsini August 11, 2004 Mr. & Mrs. Curtis Nelson 627 East Francis Avenue Spokane, WA 99208 Re: Kitts Corner Development Agreement Dear Mr. & Mrs. Nelson: The Kitts Corner Development, L.L.C. (composed of property owners A, B, C, F and H per enclosed Ownership Summary) will be submitting its Development Agreement Application to the City of Federal Way by the end of August. The enclosed letter from the City of Federal Way dated June 16, 2004, summarizes the process over the last several years culminating with the Development Agreement. On page five of the letter under Ownership Signatures the City requires approval of all owners within the proposed rezone. We request your support and approval at this time to facilitate the process. Also enclosed is the proposed site plan depicting townhomes on the west and commercial to the eat (mostly retail fronting on the Pacific Highway). Please sign and direct the original letter to the City of Federal Way with a signed copy to me in the enclosed addressed, stamped envelopes. The third copy is for your records. If you have any questions or comments, please contact me direct at 206-505-9404. Thank you for your support. Very truly yours, I TLAKE ASSOCIATES INC. -- ! _ 7) 4 Richard J. BorsRU, OIOR Associate Broker RJB:jcd enc. cc: Leonard C. Schaadt AGENT AUTHORIZATION We, Richard and Linda Carson, are the property owners of a parcel of land located in the City of Federal Way in an area commonly referred to as Kitts Corner. The King County Tax Account Number for our property is 2021049086. Stateside Investments, LLC is authorized to represent my interest in obtaining a land use redesignation from "Business Park" to "Community Business" and associated Developer's Agreement. Please copy Cit, o esp❑ de a regarding this requested action to us at the following address: c�'r�-5oi� - - Richard Carson, Property Owner Date Linda Carson, Property Owner Date CITY OF kwmi* � Federa I Wal& APPLICATION NO(s) Project Name Property Address/Location Parcel Number(s) Project Description Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director=s Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information T.ciiing Designation Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type MASTER LAND USE APPLICATION DEPARTMENT of COMMUNITY DEVELOPMENT SERVICES 33325 80i Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607; Fax 253-835-2609 www.cM ffcderaiway. wm Date Applicant Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner ^T Name: Address: City/State: 12` 1� l Zip: q�'oo q Phone: � S's - d 3 3 S- Fax: ,E{•as iSignature: �2 Bulletin #003 — August 18, 2004 Page I of I k:lHandoutslMaster Land Use Application CITY OF Federal June 12, 2007 Mr. Dan Biles, P.E. Federal Way Village, LLC PO Box 73790 Puyallup, WA 98373 CITY HALL Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: ADDITIONAL INFORMATION REQUESTED Federal Way Village, 33701 Pacific Highway South Federal Way File Nos. (07-102851-UP), 07-100345-UP, 07-100346-SE, 06-106382-00-SU Dear Mr. Biles: The Department of Community Development Services is in the process of reviewing information you submitted on May 9, 2007, for the proposal to construct 300,890 square feet of mixed -use commercial, office and retail space along with a 94-unit townhouse development on an approximately 46-acre site located at the southwest comer of Pacific Highway South and South 336 h Street. A determination of completeness was made on May 30, 2007, and Notice of Complete Application was issued on June 2, 2007, based on the submittal requirements for State Environmental Policy Act (SEPA), Process III Project approval, Process IV Hearing Examiner approval, and Preliminary Plat Approval. The project is being reviewed under the provisions of Federal Way City Code (FWCC) Chapter 18, "Environmental Policy" (SEPA), FWCC Chapter 19, "Planning and Development"; FWCC Chapter 20, "Subdivisions"; FWCC Chapter 21, "Surface and Stormwater Management'; and FWCC Chapter 22, "Zoning." ADDITIONAL INFORMATION REQUESTED The following includes preliminary review comments and requests for additional information based on initial technical review of the application by the city's engineering and planning staff. With this request for additional information, the permit review time frame is suspended with 6 days used, (and it will be restarted within fourteen (14) days of the date of your complete response to this request. AUTHORIZATION OF ALL PROPERTY OWNERS REPRESENTED BY THE DEVELOPMENT APPLICATION The development application must be made by the owners of each parcel included in the Master Plan or by their duly authorized agent. A copy of an Operating Agreement was submitted on January 16, 2007, that shows that Mr. Leonard Schadt is authorized to act on behalf of five different property owners that are part of the Kitts Corner Development LLC for the purposes of proceeding with development of the property including permitting, platting and other governmental approvals. The parcels represented by the agreement are: 202104-9069 Kitts Corner, LLC 202104-9070 Campus Gateway Associates 202104-9001 Jean Merlino 202104-9072 Chase, WJ Trust 202104-9004 Wayne B. Knight Mr. Biles June 12, 2007 Page 2 However, there remain three parcels that are part of the Master Plan per City of Federal Way Comprehensive Plan/Zoning Amendment Ordinance No. 05-490 that are not part of the above agreement. These parcels are: 202104-9090 Curtis and Elizabeth Nelson 202104-9086 Horan Real Estate Investments, Inc. 202104-9080 Ralph Jones The applicant shall obtain written authorization from each of the three property owners above that indicates that the applicant's representative is authorized to proceed with the master plan as it pertains to their property. Please submit written authorization for each of the property owners by June 22, 2007. If unable to obtain said written authorization by this date, then submit a written summary of the attempts that have been made (include copies of letters if available) and discuss current status of each of these property owners with respect to the Federal Way Village Project. The inability to obtain written authorization to represent these property owners in the Master Plan will impact the city's ability to issue land use approval for the proposed development per City of Federal Way Ordinance 05-490, that states all parcels listed above must be included as part of the Master Plan . SEPA REVIEW COMMENTS SEPA review comments are provided below. A. Planning Department, (Janet Shull, 206-244-3749, janetshulldesign@comcast.net) • Item A.6 must identify proposed project Phasing in terms of overall development of the subject property, not just through obtaining development approval. • Item A.7 should be revised to discuss any future plans for expansion beyond the five phases proposed for the subject site as part of the overall master plan. Discussion of development represented by the proposed Master Plan should be in Item A.6. • Item A.10 must identify the Army Corps of Engineers permit and Process IV Hearing Examiner approval related to the filling of Wetlands 3 and 4 on the subject site. In addition, a Forest Practices Permit will be required from the DNR and should be referenced. • Item A.11 states that there will be 87 townhouse units constructed; however, the Preliminary Plat drawings indicate 94 units. Please correct. • Item B.3.a.2 must include discussion of proposed pedestrian pathways within a required wetland buffer area and proposed filling of Wetlands 3 and 4 per the settlement agreement. B. Public Works/Engineering, (Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com) Item B. Le. must include the grading for the townhomes and an explanation of any mass grading that will occur. Verify that the cut and fill quantities are reasonably accurate for the entire site. The checklist must be signed and dated. PRELIMINARY PROCESS III AND PRELIMINARY PLAT REVIEW COMMENTS Process III and Preliminary Plat review comments are provided below. 07-102851 Doc. 1.D. 41228 Mr. Biles June 12, 2007 Page 3 A. Planning Department, (Janet Shull, 206-244-3749, janetshulldesign@comcast.net) 1. General Comments applicable to all Plan Sheets: • On most plan sheets there is a reference to "Phase 2" just to the right of the line delineating the zero lot line townhouse area as "Phase 1 ". This reference should be deleted on all plans where it appears, as there is a smaller area, (northeast corner of subject site), that was subsequently designated as "Phase 2". • The boundary line defining the subject site does not include Parcel 202104-9086 and it is referenced as "not a part". Per City of Federal Way Ordinance 05-490, this parcel must be included as part of the Master Plan. The Master Plan can assume that this parcel will remain in its current configuration for the foreseeable future. However, the Master Plan must anticipate potential future integration of this parcel into the overall Federal Way Village site design and must not preclude its future integration by means of proposed site grading, internal circulation, building placement, utility access, or any other site design features. 2. Topographic Survey "Existing Conditions" The Topographic Survey "Existing Conditions" (Sheet PP-05) must depict the following information: X Site Area X Minimum two -foot contours for slopes less than 20 percent and five-foot contours for slopes 20 percent or greater (contours shown are ten feet). 3. Overall Site Plan The Site Plan must depict the following information (note: May 9 submittal included overall site plan for Preliminary Plat (Phase 1) only. Comments re: site plan submitted on May 15 for commercial development (Phases 2-5) will be provided in a subsequent review letter): X Include a Vicinity Map. 4. Significant Trees Sheet PP-09 "Tree Retention/Inventory Plan" provides information regarding significant tree calculations. The proposed methodology for taking a representative sample of a forested portion of the site and extrapolating that data over a large site is generally acceptable. However, Sheet PP-09 must be revised to clearly address the following: • Utilize the FWCC definition of significant tree which is: 1) a tree that is 12 inches in diameter or 37 inches in circumference measured four and one-half feet above ground; 2) in good health; and 3) not detrimental to the community. (Trees used in calculations are identified as 8 inches or greater in diameter.) • Tree calculation data treats wetland and wetland buffer areas the same as documented "unforested" areas. Are there no significant trees within the wetland/wetland buffer areas? (Note: significant trees located in sensitive areas can be used toward satisfying the 25 percent on -site significant tree retention requirement.) • Significant trees within required 10-foot-wide Type III perimeter landscape areas associated with the zero -lot line townhome portion of the site (Phase 1) must be retained where feasible. The tree retention/inventory plan must be revised to identify significant trees within these areas and said trees must be evaluated by an arborist and a report submitted 07-102851 Doc. I D 41228 Mr. Biles June 12, 2007 Page 4 that determines whether these trees can be retained (can they be expected to survive within the required 10-foot buffer area). Significant trees within required on -site recreation or open spaces must be retained provided they do not conflict with on -site active recreation areas. The tree retention/inventory plan must be revised to identify significant trees within these areas and they should be evaluated by an arborist as discussed in the section above. Significant trees that shall be retained within undisturbed sensitive areas and within perimeter landscape areas and open space areas must be clearly identified and protection methods indicated on tree retention, clearing and grading and site development plans (reference FWCC Section 22-1568(c)(6) et seq. for specific requirements). A detail shall be added to the significant tree plan that illustrates how the significant trees to be retained will be protected. It is recommended that the detail incorporate the current best management practices for tree protection, which is to establish a protective zone of one foot in radius for every one inch of trunk diameter measured four and one half feet above grade level. At a minimum, the protection zone must be the drip line of the tree(s) to be protected. The detail should indicate the type of fencing to be used to provide the protective barrier. The significant tree calculation must include an analysis of the total number of significant trees that are proposed to be removed as compared with the total number of existing significant trees on the subject site. If the number of significant trees to be removed is greater than 75% of the total number of significant trees currently on the site, then replacement trees shall be provided per FWCC Section 22-1568(c)(5). 5. Landscaping and Open Space The Preliminary Landscape Plan (Sheets PP-10 through PP-13) must be revised as follows: (note: comments on landscape plans submitted May 15, 2007, for Phases 2-5 will be provided in a subsequent letter.) ■ Indicate location of street lighting and driveways, in relationship to proposed street trees. ■ References to sheet continuation on Sheets PP-10 through PP-12 are incorrect and need to be revised. • Note related to hydroseed lawn area specifications in Street Tree/Plant legend is incorrect and needs to be revised. ■ Sheet PP-12 indicates "Alley A" where other preliminary plat drawings refer to Tract M and Tract N. Please correct. • Within the required Type III perimeter landscaping along South 336t' frontage (Tracts A and E) shrubs must be a minimum of 24 inches tall at the time o_fpl_anf ing = a note to this effect must be added to the plant legend. In addition, groundcover materials must be clearly identified in the legend and a note should be added that states groundcover shall be planted continuously throughout the Type III perimeter landscape bed. • Provide dimensions for each of the common open space areas. • Provide overall size and dimensions for each of the proposed tot lots. ■ Provide detailed plan drawings at a minimum 1 "= 20' scale that clearly indicate the relationship of the proposed townhouse unit footprint to the proposed private open space areas. The required minimum amount of private open space area per unit is 200 square feet of useable open space. Side, front and rear yard setback areas maybe incorporated into a useable open space area but shall not be considered on their own to function as a useable 07-102851 Doc I.D. 41228 Mr. Bites June 12, 2007 Page 5 private open space area. These plan drawings must provide examples of each of the housing floor plan types and lot configurations proposed for the townhouse development and must include dimensioning. Proposed driveway location, garages and entries must also be identified. Provide typical section and elevation details of proposed rockeries located throughout the subject site. There are numerous areas where rockeries are proposed that are six feet tall or greater according to the civil plan sheets. The detail drawings should clearly indicate retaining wall design and aesthetic treatment, including landscape screening. 6. Roadway Cross Sections • Sheet PP-08 "Road Cross -Sections" must include streetlights and street trees where applicable. 7. Conceptual Building Elevations • The "Development Plan" prepared by Donahou Design Group provides a typical front elevation exhibit on page 32. However, this "typical front elevation" does not appear to relate to the current proposed lot and block layout. This elevation drawing will need to be revised to be consistent with the proposed building footprint. More detailed review of building fagade and design treatment will take place during the subsequent Process II design review phase. B. Public Works/Engineering, (Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com) Mass Grading Request Federal Way City Code requires that the developer have land use approval or land surface modification prior to clearing and grading the site. Clearing will likely require a DNR forest practice permit that the applicant must obtain. However, grading cannot begin until erosion control plans for all of the areas to be graded are approved and the remainder of the plans have been reviewed and are 80% complete. Areas that are not proposed for immediate construction must be vegetated as soon as grading is complete. This note must be included on the plans and in the letter. The subject line of the letter indicates that mass grading in the townhouse portion of the site is being requested; however, the grading plans submitted extend partially into the commercial areas, and the text of the letter does mention the commercial areas. Please clarify which areas are proposed to be mass graded, provide a phasing plan if applicable. Include projected time frames so that staff can evaluate how long any phase of the plan will remain graded but undeveloped. Do not extend grading into the public right-of-way as shown on sheet 7. Technical Information Report Please provide a copy of the agreement between City of Federal Way and the owners of parcel 2021049004 referenced in the project overview. Site Plan A five -foot -wide easement for road right-of-way must be provided along the full length of Pacific Highway. Parking, buildings, building setbacks, and required landscaping may not encroach into this easement or into the existing public right-of-way. Clearly show this easement, with dimensions, on the site plan. 07-102851 Doc. I.D. 41228 Mr. Biles June 12, 2007 Page 6 Landscaping Plan Street trees within public right-of-way must be 2.5" caliper, not 1.5" as shown. C. Public Works/Traffic, (Sarady Long, P.E 253-835-2743, sarady.long@cityoffederalway.com) Comments will be available at a later date. D. Public Works/Solid Waste and Recycling (Rob Van Orsow, 253-835-2770, Rob.VanOrsow@cityoffederalway.com) Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations include: • Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by FWCC 22-949. • For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll - open gate that spans the front width of the enclosure. When gate doors are opened, no structure or hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in closed and open positions to ease service access and maximize the life of gate hardware. • Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or additional waste types and containers. ■ Plan for user access to interior waste and recycling storage areas/containers, and to exterior containers screened by enclosure(s). • Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind spots' during ingress and egress. • Consider landscaping, setbacks and screening requirements [based on FWCC Section 22-1564 (d) & (e)]. • Note that larger -scale commercial or multi -unit housing developments may see long-term savings from the use of on -site waste compaction equipment. Planning for this equipment may require larger enclosure dimensions, defined overhead clearances, consideration of power utility access, and drainage management. • Mixed -use developments may also benefit from on -site solid waste compaction equipment. . Additional mixed -use development considerations include: o Designated chutes and/or internal facility maintenance areas or services for tenants, o Moving waste and recycling streams from interior units to collection areas, and o Access by business tenants and/or residents to exterior waste and recycling areas. Help with many design parameters related to service access is available via the City's contracted solid_ waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206- 786-4530 (cell). E. Lakehaven Utility District, (Brian Asbury, -253-946-5400, basbury@lakehaven.org) Developer submitted application for Lakehaven's Pre -Design process on 2/5/07, and we conducted a pre -design meeting with the developer on 2/27/07. The developer and their engineer were provided 07-102851 Doc. I.D. 41228 Mr. Biles June 12, 2007 Page 7 with several, general design concepts and issues regarding water and sewer facilities, none of which appeared to be in conflict with the overall land use development and project. The developer has not requested authorized staff overtime for the intent of accelerating the developer extension process; therefore, no overtime has been approved. It's estimated that the pre -design response letter may be completed and transmitted to the developer within the next 4-5 weeks. At that point, the developer will need to prepare and submit formal water and sewer plans for review. At this time, the water and sewer facility locations shown on the resubmittal dated 5/9/07 appear generally consistent with locations and alignment we had discussed with the developer for Phase 1 only. F. South King Fire and Rescue (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org) This site plan is significantly different than the last one reviewed back in December. The dead end road accessing lots 63 to 73 is over 200'. In comparison, the dead end road from the previous submittal was 140'. Sprinklers will be required for these units. G. Public Safety, (Stacy Flores, 253-835-6720, Stacy.Flores@cityoffederalway.com) Information regarding proposed development and the CPTED checklist is being reviewed by the Public Safety Department. Comments will be available at a later date. H. Federal Way Public Schools, (Geri Walker, 254-945-2071, Geri.Walker@fwps.org) Information regarding proposed school access is being reviewed by the Federal Way School District. Comments will be available at a later date. WETLAND/WETLAND BUFFER MODIFICATION/WETLAND BUFFER AVERAGING The Wetland Buffer Averaging Plan prepared by Jones and Associates shows proposed areas of wetland buffer reduction totaling 1,053 square feet and proposed additional buffer area -of 1,625 square feet to be provided to achieve the average minimum buffer area. However, per FWCC Section 22-1359(b) buffer averaging is an option "only when the wetland or the buffer which is proposed to be reduced contains habitat types which have been so permanently impacted that reduced buffers do not pose a detriment to the existing or expected habitat functions." The Wetland Buffer Averaging Plan must address this requirement in addition to the criteria contained in Section 22-1359(b). If the project does not meet the overall requirement for buffer averaging, then the proposed intrusions into the buffer area could be proposed under FWCC Section 22-1359(f), Modification, subject to Process IV review and approval. Sheets PP-10, PP-11 and PP-13 of the Preliminary Plat drawings show portions of a proposed trail being developed within the required 100-foot setback from Wetland 2. Per FWCC 1359(d), minor improvements (which include walkways) may be located within a buffer from a regulated wetland if approved through process III, based on the following criteria: 1. It will not adversely affect water quality; 2. . It will not adversely affect the existing quality of the wetland's or buffer's wildlife habitat; 3. It will not adversely affect drainage or stormwater retention capabilities; 4. It will not lead to unstable earth conditions nor create erosion hazards; and 5. It will not be materially detrimental to any other property in the area of the subject property nor the city as a whole. 07-102851 Doc 1 D 41228 Mr. Biles June 12, 2007 Page 8 The above criteria must be addressed in the resubmittal and the proposed locations for minor improvements must also be shown on the Wetland Buffer Averaging Plan prepared by Jones and Associates. Identify Wetlands No. 3 and 4 to be filled on the Wetland Buffer Averaging Plan and discuss per Kitts Corner Stormwater Detention Settlement Agreement. (Note: with the additional information provided on this plan sheet, the plan sheet should be re -named to more accurately describe all the proposed wetland/wetland buffer impacts/modifications.) Additional comments on the Wetland Buffer Averaging Plan prepared by Jones and Associates, will be provided in a subsequent letter after consultation with the City's Wetland Consultant, Adolfson and Associates. With this request for additional information, the project review time frame is suspended with 6 of the days used, and it will be restarted within fourteen (14) days of the date of your complete response to this request. If you should have any questions regarding -this letter or your development project, please feel free to contact me at 206-244-3749. Please direct any questions regarding specific technical comments to the associated contact person referenced above. Sincerely, Janet Shull, AICP Contract Planner c: Scott Sproul, Acting Assistant Building Official Ann Dower, Engineering Plans Reviewer Sarady Long, Traffic Engineer Chris Ingham, South King Fire and Rescue Brian Asbury, Lakehaven Utility District Rob Van Orsow, Solid Waste and Recycling Coordinator Stacy Flores, Public Safety Department Geri Walker, Federal Way Public Schools Lizzie Zemke, Adolfson and Associates 07-102851 Doc I D 41228 DE:PARTMENTOF COMM( Vrrl DEVELOPMENTSFRV[CEc 33325 S'' Avenue South CITY OF PO Box 9718 a Federal Way WA 98063-971 S d e r�� 21 J `� ;-53,2607; Fax 253-835 ?609 - 1 , - ;l ,_ -, cit o-Vii:4erilwaN::2 tt l SIGN INSTALLATION CERTIFICATE Cli'YoFFEDERAL �NAY BUILQ1NG ❑EPT- Project Name: t f' u�' - l �.� '�I t •4 r Project File No: Project Address: - T �' _ . �- } s . L._ Installed By r F = I Location of Installation: t_ Date of Installation: •1.� A FIYL �M1fl iJ t J� V. JSA JAB i f A :�! IRO I II I J1 kJMt=I E� �f1-F I hereby testify that the sign installed frilly complies with the installation standards of the Department of Community Development Service's "Instructions for Obtaining & Posting Public Notification Signs" and that the sign will be maintained until a final decision is issued on the land use action. I understand that failure to return this certificate within five days of posting may result in delays, notice of corrections, and re -mailings at the applicant's expense. Installer's Namc Installer's Signature Bulletin ;:036 — -August IS, 2004 Page I of I Date Phone kaHandouts'Sign Installation Certificate CITY OF � . Federal Way DATE: 6/07/07 TO: Janet Schull FROM: Ann Dower SUBJECT: FEDERAL WAY VILLAGE - (07-100345-00-UP) 33701 PACIFIC HWY S; Land Use Comments MEMORANDUM Public Works Department The information provided on 5/9/07 and 5/15/07 has been reviewed. The applicant must address the following issues: Mass Grading Request Federal Way City Code requires that the developer have an approved site plan and 80% complete construction plans prior to issuance of LSM approval. A mass grading request can be generally approved at this time, but clearing and grading cannot begin until erosion control plans for all of the areas to be graded are approved and the remainder of the plans have been reviewed and are 80% complete. Areas that are not proposed for immediate construction must be vegetated as soon as grading is complete. This note must be included on the plans and in the letter. The subject line of the letter indicates that grading in the townhouse portion of the site is being requested, however the grading plans extend partially into the commercial areas, and the text of the letter does mention the commercial areas. Please clarify which areas are to be mass graded, provide a phasing plan if applicable, and include the entire site on the grading plans. SEPA Checklist Item B.e. must include the grading for the townhomes and an explanation of any mass grading that will occur. Verify that the cut and fill quantities are reasonably accurate for the entire site. The checklist must be signed and dated. Technical. Information Report Please provide a copy of the agreement between City of Federal Way and the owners of parcel 2021049004 referenced in the project overview. Site Plan A five (5) foot wide. easement for road right-of-way must be provided along the full length Pacific Highway. Parking, buildings, building setbacks, and required landscaping may not encroach into this easement or into the existing public right-of-way. Clearly show this easement, with dimensions, on the site plan. 41k FederalOF Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 81h Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.cityoffederalway.com DECLARATION OF DISTRIBUTION I, _ 1- rre� hereby declare, under penalty of perjury of the laws of the State of Washington, that a: Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing , ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ❑ e-mailed and/or_ posted to or at'each of the attached addresses on \ _, 2007. Project Name File Number(s) 07- ._- _ !b-c�Li Cf U(.- Signature % Date K:\CD Adminislralion Files\Declaraiion of Distribulion.doc/Last printed 1/2/2007 225:00 PM Eggirn Sites: Federal Way City Hall — 33325 8`h Avenue Federal Way Regional Library — 34200 15` Way South Federal Way 320"' Branch Library — 848 South 320th Street CIT Federal Way DATE: June 7, 2007 TO: Janet Shull FROM: Sarady Long SUBJECT: FEDERAL WAY VILLAGE - (07-100345-00-UP) 33701 PACIFIC HWY S MEMORANDUM Public Works Department The Public Works Traffic Division has completed reviewing the submitted materials date May 3l', 2007 and the TIA report prepared by Transportation Engineering NorthWest, LLC dated May 8t`, 2007 for the above project. Based on my preliminary review of the submitted materials, the following technical comments are provided. 1. Page 3 — Project Description. Please note, staff was informed by the property to the south (Progressive Insurance) that their development will not proceed. In order to gain full access to SR 99, the applicant is expected to construct 3/4 street improvements on S 34& Street, deed right of way and construct signal modifications at the intersection. 2. Page 3 — Existing Conditions. SR 99 consisted of six travel lane with center median. Table 1 (Collision Analysis). ■ Intersection #23 — 20 Ave SW / SW 33e Street. Campus Crest Development has been conditioned to convert left turn for all approaches to protected phasing only. ■ Intersection #28 — 23`d Avenue S / S 320`h Street. This intersection was recently completed conforming to latest MUTCD. Additionally, staff has completed signal coordination along this corridor. ■ Intersection #37 — V Ave S / S 356 h St. Since the project add trips to this intersection, especially north and south direction. The applicant should propose and fund solution to address this problem. 4. 2006 Weekday PM Peak Hour Counts. The turning movement count used in the LOS analysis seems much lower than the 2003 or 2005 count. Please see attached Synchro file. At some locations the 2003/2005 (old) counts are about 20% higher. Please verify minimum phase lengths shall allow for adequate pedestrian crossing time at 4 seconds for walk and 4 feet per second for clearance (unless majority of pedestrians are elderly or children, in which case longer pedestrian timing may be required). 5. Table 4, 11, and 14 depicted intersections with v/c exceeding 1.0, please all failing intersections with the latest version of HCS software. Staff has noticed that Synchro results sometime provide lower LOS than HCS. Please contact King County Transportation Department regarding LOS failure for the Military Road / S 320d' Street intersection. 6. Public Transportation Services. Contact King County Metro (Kriedt Gary, Senior Environmental Planner) and Pierce County Transit for comments regarding any transit related improvements requirement on site. Please forward any comments to the City for review. 7. Planned Transportation Improvements. TIP # 3 — S 348 h St. between 9"' Ave S and SR 99. A second NB left -turn lane was recently completed by OPUS Crossing Development. 8. Non -Project Traffic Forecasts- Page 18. Based on historical count and emme2 Transportation Model, a growth rate of 2 percent per year should be used between 2006/2007 to 2020. Also, please verify all horizon year volume. There are some intersections in the horizon year with traffic increase/decrease ranging from -5% to over 30% from 2006 count. This does not seems reasonable with a 2% growth rate per year applied to the 2006 count. The LOS for 2009 and 2020 should be reanalyzed. 9. Trip Generation Results — Table 6. Internal Trips should not apply to Shopping Center land use. Please remove internal trips from this land use. The proposed 8% internal capture is reasonable for the site. Alternatively, a Shopping Center land use may be appropriate for the whole site with the exception of residential townhouse. 10. Table 11- 2009 Weekday PM Peak LOS. Verify that all TIP projects are coded in the 2009 horizon year scenario especially along SR 99 and S 348's St. corridors. It seems there are TIP projects not coded in the 2009 synchro network. 11. 21" Ave SW / SW 356 h Street and 12`s Ave SW / SW 3361h Street — Synchro file and LOS analysis should show future street extension. 12. 20 Ave SW / SW 336h Street intersection will be converted to protected left only for all approaches late this year. Please analyze all horizon year with protected left -turn phasing. 13. S 320`s St. and Military Road is King County signal. It seems this intersection would not meet the City LOS standard. Please verify if it meets King County LOS standard and contact King County for direction. 14. Please verify/identify whether the proposed improvements addressing LOS failure in 2009 and 2020 as shown in Table 11 and Table 14 are in addition to the adopted TIP. Please note, additional improvements beyond what is identified in the adopted TIP shall be proposed to mitigate intersections not meeting LOS standard in any horizon year. This would apply to intersections failing in horizon year without project trips. The applicant would be expected to construct the improvement or defer the project until such time improvement project(s) are on the City's TIP project list. 15. The City does not concur with the recommendation to reconfigure the westbound leg of SR 99 / S 348d' St. to one left -turn only lane. Per the 2020 volume, the WB left-tum lane has over 500 vehicles. The proposed one WB left turn lane would not be able to accommodate the expected traffic and thus creating queues extending east beyond SR 161. The current WB queues with dual WB left turn lane now extend past the storage pocket blocking the through traffic at some peak period. 16. Intersection #28 on page 29 should be 21" Ave SW / SW 336's St. Please verify. 17. Site Access, Safety, and Circulation issues - Page 31. South Site Access onto SR 99 via S 340'' Street. Progressive development has been conditioned to construct 3/a street improvements including signal modification at this location. The street improvement and signal plans have been approved by the City and WSDOT. However, it does not seem that this project would proceed as scheduled. Therefore, the applicant would be required to construct 3/a street improvements and modify the existing signal for safe access. The City suggests coordinating or cost sharing theses improvements with the adjacent property. 18. Page 30 — Sight Distance. Please provide photo documentation within the report of the sight distance analysis. The photo must show the location of the sight distance standard in the picture as well as the location of the viewer. If a photo cannot be provided, plan sheets with plan and profile within the report can also provide the site distance documentation. If this method is used, place the distance requirements as met on those documents and provide this information within the appendix of the report. 19. Turning and Signal Warrant Analysis. Turning and Signal Warrant Analysis worksheet should be in the appendix for staff to review. Pass -by reduction should not apply at driveways. 20. Intersection #10 — SR 99 / 16'h Ave S.: WSDOT's Design Manual Figure 910-11 Right -Turn Lane Guidelines should not be used for signalize intersection. Right turn lane would be needed if the there is a LOS failure. 21. Page 32 Turning Warrant Analysis. Please analyze SB right turn lane warrant analysis for the mid - block driveway on SR 99. Based on 94 vehicles turning right in 2009, it seems a right -turn lane may be needed. The applicant would be expected to construct the turn lane if warranted. 22. Intersection #43 — West Site Driveway at S 336`h Street. Staff concurs with the proposal to construct the westbound left tam lane. The left -turn lane shall be constructed to meet all applicable standards. Please note, per the Comprehensive Plan S 336 h Street is a Type E street (5 lanes) cross section. 23. Signal Warrant on page 31. Per the TIA, a traffic signal is warranted and recommended at 1301 Ave S at S 336t' Street intersection. Staff concurs with the recommendation to install a signal at this intersection. As such, the applicant would be required to fully fund and construct this signal modification to all applicable standards. 24. 2009 Intersection Improvements. Intersection #12 — SR 99 / S 348 h Street: LOS analysis should include adopted TIP improvement. It appears that with the TIP project, an eastbound right -turn lane is not needed in 2009. Please verify. 25. 2009 Intersection Improvements. Intersection #36 — 9 h Ave S / S 348`s Street: It appears that with TIP improvement (HOV/right turn) lane for WB, a WB right turn -lane would not be needed. 26. 2020 Intersection Improvements. Intersection #12 — SR 99 at S 348`h Street: Staff does not concur with the proposed improvements. Please verify whether a second left turn lane is for westbound and not for the eastbound. According to the 2020 volume, a westbound double left is more appropriate. 27. 2020 Intersection! hmprovements. Intersection#28. This intersection should be 21"Avenue SW / SW 3360' Street and not 23'd Ave S / S 320" St. Also, this intersection should be analyzed as protected only for all left in the 2009 and 2020 horizon year. 28. Intersection #43 — West Site Driveway at S 336ffi St.: Please note, S 336`h Street meets wan -ant for a left turn -lane. With proper tapers, the left turn lane may extend the entire frontage on S 336`s Street. 29. Internal road abutting residential shall be a Type S not a Type W cross section. 30. Estimated Pro -Rats contribution. Staff has not review the pro-rata contribution as this might change with the revision. Preliminary Plan Review Comments 1. The applicant's traffic engineer needs to submit a Vehicle Turning Diagram to the Public Works Traffic Division. This diagram will show how the appropriate design vehicle (Delivery, Garbage Truck, etc.) can enter the site, maneuver within the site, and leaving the site without encroaching in opposing lanes of traffic in public street and mounting the curb. 2. The proposed north -south street within the commercial phase of the development shall be a Type R street (40' street with vertical curb, gutter, 4' planter strip with street trees, 6' sidewalk and street lights in a 66' right-of-way) per the Comprehensive Plan cross section. A roadway modification request must be submitted to the Public Works Director for any deviation from the adopted cross sections. 3. The north -south internal street within the residential portion shall be a Type S street (36' street with vertical curb, gutter, 4' planter strip with street trees, 5' sidewalk and street lights in a 60' right-of-way) per the Comprehensive Plan cross section. The Type S street should continue from S 33e Street to the S 13" Street extension next to the proposed building A. At the existing bridge/culvert, the roadway cross section can be modified (reduced). A modification request should be submitted to the Public Works Department for approval. Traffic calming devices may be incorporated into the street design as approved by the City. The remaining streets within the residential development shall be private and shall be constructed to meet the City private street standards. 4. The site plan should depict proposed roadway cross section and identify whether the road would be a private or public street for all phases of the development. For private streets please refer to the attached private standards. 5. Street improvements and right-of-way (ROW) along S 33e St. should be shown on the plan. Per the Comprehensive Plan, S 3360 St. is a Type E (64' paved surface, 6' planter, 8' sidewalk and 3' utility strip in a 98' right-of-way). Currently, there is an existing eastbound left -turn lane, one through lane and a right -turn lane. The CIP indicated the need for a second eastbound left turn lane and a second through lane at the intersection of Pacific Highway South. The planned CIP would increase the required right-of-way by 24'. This project shall construct a 12' lane, 6' planter with street trees, 8' sidewalk and 3' utility strip along the entire frontage on S 336`s St. To accommodate this roadway widening additional right-of-way (ROW) is required. At a minimum, staff estimates the right-of-way (ROW) dedication of 7' from 13'h Ave S to the west property line and 12' from 13`' Ave S to SR 99. The site plan should be revised showing the new roadway widening and ROW dedication for the improvements. 6. Pacific Highway South is a Type A street, consisting of a 90' street with curb, gutter, 6' planter strip with street trees, 8' sidewalk, and street lights in a 124' right-of-way. The street has been improved recently as part of the SR 99 Phase 11 Capital project.. However, since the ultimate configuration for SR 99/ S 340"' St. is unknown at the time, only part of the frontage on SR 99 was designed and constructed to City standard. The remaining portion would be constructed as part of SR 99 Phase 5 TIP project. To accommodate future improvements, a 5' easement for utilities, sidewalk, landscaping, slopes, retaining walls, street lights, etc. is required along the frontage from the south property line of Parcel 202104 9070 to 16`a Ave S / SR 99 intersection. 7. The planned roadway section for S 340`h Street is a Type R street, consisting of a 40' street with curb, gutter, 4' planter strip with street trees, 6' sidewalk and street lights in a 66' right-of-way. Staff was informed by the property to the south (Progressive Insurance) that their development will not proceed. in order to gain full access to SR 99, the applicant is expected to construct 3/ street improvements on S 3400` Street, deed right of way and construct signal modifications at the intersection. LACSDCOOCSISAV&16715404049.DOC Fl Le CITY OF FEDERAL WAY NOTICE OF LAND USE APPLICATION Name: Federal Way Village {AKA Kitts Corner) Description: Construction of 300,8g0 square foot cI mixed use commerclal, office and retail space along with an 87-unft townhouse development on an ap- proxlmatslyy 46-acre site, octi5ui llesFederal WayVillage fLaton:wt comer of oPacific Highway South & South 3361h Streel, Federal Way, Date Application Received: December 19, 2006 Date Determined Complete: May 30, 2007 Date of Notice of Application: June 2, 2007 Permits Required by thla Application: 1, Director's Declsion (Land Use Approval) (File 907.100345.00-UP) 2. State Environmental Polley Act (SEPA) (File M07- 3. ProlI Inary Plitt A royal (File #06-108382-SU 3. Preliminary P ppp 4. Hsaring Examiner Decleion File 407.102851-UP) Related Permits: WriclIng Site Plan, Grading Permit, BulldIng Permit, Ullllty Permits Relevant Environmental Documents Are Available At The Address Below: X YES NO Development Regulations To Be Used For Project Mlti atlon, Known At This Time: Federal Way City Code (FWCC) Chapter to, 'Environmental Protection"; Chapter 19, Planniny. and Development"; Chapter 20, "Subdivisions ; Chapter 21, 'Surface and Stormwater Manage- ment"; and Chapter 22, "toningg." Consistency With Appilcabie Clty Plans And Regu- lations: The pprotect will be reviewed for consistency with all appilca le codes and regulations, including the FWCC, icing County Surface Water Design Manual; International Building Cade, and fire and mechanical codes. The official project file Is available for public review w the Department of Community Development Ser- vices, (address below). Any person may submit writ- ten comments on the environmental and land use appllcallon to the Director of Community Develop- ment Services by June 18, 2007. Only persons who submit written documents to the Director of Community Development Services, or specifically requests a cop of the original declsion, may apAeal the ell rector's deeclsion. Any person may also submit written comments to the hearing examiner and mayy appear at the public hearing to give comments oral- ly. Notification of the public hearing date will occur approximately 15 days prior to the scheduled hear- ing date. Only persons who submit written or oral comments to the Hearing Examiner may 'challenge the recommendation of the Hearing Examiner. Contact: Janet Shull, AICP, Contract Planner, 206- 244.3749 City of Federal Way, 33325 8th Avenue South, PO Box 9718, Federal Way, WA 98003.9718 FWM#-1260 Date of publication: 06/02/2007 FEDERAL, WAY V&,W" I R R 0 R A SOUND PUBLIStIING NEWSPAPER Affidavit of Publication Stuart Chemis, being first duly sworn on oath, deposes and says that he is the Publisher of The Federal Way Mirror, a semi -weekly newspaper. That said newspaper is published in the English language continually as a semi -weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained at the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by City of Federal Way L-1260 as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive week(s), commencing on the 2nd day of June, 2007 , and ending on the 2nd day of June, 2007, both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of $125.46 which amount has been paid in full, or billed at the legal rate according to RCW 65.16.090 Subscribed to and sworn before me this 28th day of June, 2007. Notary Public in and for the State of Washington, Residing at Federal Way [�[si P0..: . FUBL. o`ti'r0 OF 11VA5�'� 1414 S. 324th STREET, SUITE B210, FEDERAL WAY, WA 98003 ■ 253-925-5565 ■ f A X: 253-925-5750 41k CITY 40'::t�� OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.cityoffederclwcy.com DECLARATION OF DISTRIBUTION I, � . i , hereby declare, under penalty of perjury of the laws of the State of Washington, th t a: 9 Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was Kmailed ❑ faxed ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on L M e q 2007. Project Name File Numbers) Signature Date K:\CD Administration Files\Declaration of Distribution.doc/Last printed 4/23/2007 12:40:00 PM CITY OF FEDERAL WAY NOTICE OF LAND USE APPLICATION Name: Federal Way Village (AKA Kitts Corner) Description: Construction of 300,890 square feet of mixed use commercial, office, and retail space along with an 87-unit townhouse development on an approximately 46-acre site. Applicant: Dan Biles, Federal Way Village LLC Location: Southwest corner of intersection of Pacific Highway South & South 336"' Street, Federal Way, WA Date Application Received: December 19, 2006 Date Determined Complete: May 30, 2007 Date of Notice of Application: June 2, 2007 Permits Required by this Application: 1. Director's Decision (Land Use Approval) (File #07-100345-00-UP) 2. State Environmental Policy Act (SEPA) (File #07-100346-00-SE) 3. Preliminary Plat Approval (File #06-106382-SU) 4. Hearing Examiner Decision (File #07-102851-UP) Related Permits: Binding Site Plan, Grading Permit, Building Permit, Utility Permits Relevant Environmental Documents Are Available At The Address Below: X YES _NO Development Regulations To Be Used For Project Mitigation, Known At This Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Protection"; Chapter 19, "Planning and Development"; Chapter 20, "Subdivisions"; Chapter 21, "Surface and Stormwater Management"; and Chapter 22, "Zoning." Consistency With Applicable City Plans And Regulations: The project will be reviewed for consistency with all applicable codes and regulations, including the FWCC; King County Surface Water Design Manual; International Building Code, and fire and mechanical codes. The official project file is available for public review at the Department of Community Development Services, (address below). Any person may submit written comments on the environmental and land use application to the Director of Community Development Services by June 18, 2007. Only persons who submit written documents to the Director of Community Development Services, or specifically requests a copy of the original decision, may appeal the director's decision. Any person may also submit written comments to the hearing examiner and may appear at the public hearing to give comments orally. Notification of the public hearing date will occur approximately 15 days prior to the scheduled hearing date. Only persons who submit written or oral comments to the Hearing Examiner may challenge the recommendation of the Hearing Examiner. Contact: Janet Shull, AICP, Contract Planner, 206-244-3749 City of Federal Way, 33325 8"' Avenue South, PO Box 9718, Federal Way, WA 98063-9718 Published in the Federal Way Mirror: June 2, 2007 File #07-100345-00-UP Doc ID 41067 CITY OF 1A Federal Way s�ost. 9 � 'yG h g93�sj .� r C ca S 3M ST - Federal Way Village AKA Kitts Corner ST j3i75F - n s - & 332 .,, Sr 8.3YF.. - Z S 331 LN a 4 5 333 5r S 333 Sr N 41 N r" \ - ..5 N N N ir1 [n i'S S 336ST 5 336 ST n I- q Proposed Site 1=' + �, 1 1 i r 3340ST1 T¢`?l l L S 343 ST W I ` s.U4sr__'1 File 07-100345-UP 2000 0 2000 Feet N WSDOT PUGET SOUND AIR PERRY WEINBERG ENVIRONMENTAL AFFAIRS POLLUTION CONTROL AGENCY SOUND TRANSIT REGULATORY COMPLIANCE 110 UNION ST STE 500 401 S JACKSON ST PO BOX 47331 SEATTLE WA 98101-2038 SEATTLE WA 98104-2826 OLYMPIA WA 98504-7331 ROD HANSEN SOLID WASTE DIV KING CO DEPT OF NATURAL RES 201 S JACKSON ST STE 701 SEATTLE WA 98104-3855 KING CO ROADS DIVISION COUNTY ROADS ENGINEER 155 MONROE AVE NE RENTON WA 98056 SOUTH KING FIRE & RESCUE 31617 1ITAVE S FEDERAL WAY WA 98003 LORI KITTREDGE METRO TRANSIT KSC-TR-0413 201 S JACKSON ST SEATTLE WA 98104-3856 FEDERAL WAY MIRROR 1414 S 324T" STE B-210 FEDERAL WAY WA 98003 ATTN NEWSROOM TACOMA NEWS TRIBUNE 1950 S STATE ST TACOMA WA 98405 COMCAST CABLE STORE 1414 324T" S FEDERAL WAY WA 98002 GERI WALKER FWPS 31405 18T" AVE S FEDERAL WAY WA 98003 FW CHAMBER OF COMMERCE PO BOX 3440 FEDERAL WAY WA 98063 MARY AUSBURN PSE 6905 S 228T" ST SKC-SVC KENT WA 98032 SOUTH COUNTY JOURNAL PO BOX 130 KENT WA 98035-0130 FEDERAL WAY NEWS 14006 1 IT AVE S STE B BURIEN WA 98168 COMCAST - SE PUGET SOUND AREA MONICA ADAMS CONSTRUCTION/ENG MANAGER PIERCE TRANSIT 4020 AUBURN WAY N PO BOX 99070 AUBURN WA 98002 LAKEWOOD WA 98499-0070 DAN BILES PE FEDERAL WAY VILLAGE LLC PO BOX 73790 PUYALLUP WA 98373 PAT PROUSE QW EST 1600 7T" AVE RM 1206 SEATTLE WA 98121 LAKEHAVEN UTILITY DIST PO BOX 4249 FEDERAL WAY WA 98063 FEDERAL WAY DISPOSAL PO BOX 1877 AUBURN WA 98071 TIM PAYNE PIERCE COUNTY TRANSIT PO BOX 99070 LAKEWOOD WA 98499 JOHN KIM KOREA POST 28815 PACIFIC HWY S STE 4B FEDERAL WAY WA 98003 JACK HOPKINS SEATTLE PI 101 ELLIOTT AVE W SEATTLE WA 98121 CHERYLPARAS PSE CMTY SERVICES DEPT 3130 S 38T" ST TACOMA WA 98409 M M N ¢ r d V vpc7 00 w'�a w =�5 o www �a 'w Q w r w J U P] r 00 N 00 M M M M N CDV 00 O O Cl 01 00 00 00 CD 00 00 00 a, w w � w H o q q z q ¢ w 3 d P. 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Zoning L—.I tJ9 NoSj'f>cha�l3.®1e� Ecorl icat:l he information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. King County hall not be liable for any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profits resulting from he use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King County. Date: 8-24-2006 Source: King Count MAP - Property Information (hftp://www.metrokc.govIGIS/iMAP James E Merlin CITY OF FEDERAL WAY Wayne B & Dagmar Q Knight 11738 4th Ave NW 33530 1st Way S 3715 165th Avenue Kp N Seattle WA 98177-4517 Federal Way WA 98003-6200 Lakebay WA 98349-8527 PROGRESSIVE CASUALTY INS CO KING COUNTY LIBRARY SYSTEM CITY OF FEDERAL WAY 5920 Landerbrook Dr #BLDG-3OH-L 960 Newport Way NW PO Box 9718 Mayfield Heights OH 44124-6506 Issaquah WA 98027-2702 Federal Way WA 98063-9718 CITY OF FEDERAL WAY W J Chase Ralph Jones PO Box 9718 336 Shore Dr PO Box 9785 Federal Way WA 98063-9718 Camano Island WA 98282-8610 Corpus Christi TX 78469-9785 E Curtis Nelson E Curtis & Elizabeth A Nelson Michael A Pattison 627 E Francis Ave 627 E Francis Ave 4604 SW 327th PI Spokane WA 99208-3634 Spokane WA 99208-3634 Federal Way WA 98023-1928 Michael A & Larry W Pattison FEDERAL WAY PUBLIC SCHOOLS T F MCELROY TEMPLE ASSN 4604 SW 327th PI 31405 18th Ave S PO Box 3121 Federal Way WA 98023-1928 Federal Way WA 98003-5433 Federal Way WA 98063-3121 T F MCELROY TEMPLE ASSN OH INVESTMENTS LLC Employees Cu Weyerhaeuser PO Box 3121 29326 8th Ave S PO Box 869 Federal Way WA 98063-3121 Federal Way WA 98003-3736 Longview WA 98632-7538 Employees Cu Weyerhaeuser CITY OF FEDERAL WAY CHRISTIAN FAITH CENTER PO Box 869 33530 1st Way S PO Box 902 Longview WA 98632-7538 Federal Way WA 98003-6200 Kent WA 98035-0902 CHRISTIAN FAITH CENTER CHRISTIAN FAITH CENTER Ronald & Candace J Johnson PO Box 902 PO Box 98600 17619 SE 288th PI Kent WA 98035-0902 Seattle WA 98198-0600 Kent WA 98042-5706 Joseph E & Linda A Heutmaker SPECTRUM BUSINESS PK & SPECTRU INSTITUTE FOR FAMILY DEV 3238 S 270th St 3620 100th St SW #A 34004 16th Ave S #200 Kent WA 98032-7032 Tacoma WA 98499-4429 Federal Way WA 98003-8951 COLUMBIA STATE BANK Elinor Glee Draper CAMPUS BUSINESS PARKS LLC PO Box 2156 PO Box 2156 14100 SE 36th St #200 Tacoma WA 98401-2156 Tacoma WA 98401-2156 Bellevue WA 98006-1657 CAMPUS BUSINESS PARKS LLC 14100 SE 36th St #200 Bellevue WA 98006-1657 Frito-Lay 3131 S Vaughn Way #301 Aurora CO 80014-3509 Frito-Lay 3131 S Vaughn Way #301 Aurora CO 80014-3509 WASHINGTON TRUCKING ASSOCIATIO 930 S 336th St Federal Way WA 98003-6384 PARKWAY WPDKS PARTNERSHIP 1500 S 336th St Federal Way WA 98003-6387 HASSEN PROPERTIES INC 3727 S 194th St Seattle WA 98188-5360 2021049001 MERLINO, JEAN 11758 4 h NW Seattle WA 98177 2021049069 KITTS CORNER PARTNERS LLC 1027 Bellevue Way SE Bellevue WA 98004 2021049080 JONES, RALPH PO Box 9785 Corpus Christi TX 78411 2121049024 T. F M TEMPLE ASSOC PO Box 3121 Federal Way WA 98003 CAMPUS BUSINESS PARKS LLC CAMPUS BUSINESS PARKS LLC 14100 SE 36th St #200 14100 SE 36th St #200 Bellevue WA 98006-1657 Bellevue WA 98006-1657 Frito-Lay Frito-Lay 3131 S Vaughn Way #301 3131 S Vaughn Way #301 Aurora CO 80014-3509 Aurora CO 80014-3509 OMNI BUILDING LLC GRANVILLE COURT LLC 909 S 336th St #205 401 2nd Ave S #600 Federal Way WA 98003-7394 Seattle WA 98104-3803 Du S & Ann Y Jung HOEFER HOLDINGS LLC 33501 Pacific Hwy S 16503 Railroad Way Federal Way WA 98003-6809 Snohomish WA 98296-8177 KC PROPCO LLC T L C ENTERPRISES 33504 13th PI S 714 Rose St Federal Way WA 98003-6358 Fircrest WA 98466-7232 SCHULTZ MURPHY PROPERTIES SOUTH KING MULTI -SERVICE CENTE 95 S Tobin St #201 1200 S 336th St Renton WA 98057-5324 Federal Way WA 98003-6347 2021049004 2021049051 KNIGHT, WAYNE PROGRESSIVE CASUALTY INS 3715 165t' AVE KPN PO Box 89429 Lakebay, WA 98349 Cleveland OH 44101 2021049070 2021049072 CAMPUS GATEWAY ASSOCIATES CHASE, W.J. TRUST c/o Leonard Schardt CPA c/o J. H. MacLeod 1026 Bellevue Way SE 336 Shore Drive Bellevue WA 98004 Camano Island WA 98282 2021049086 HORAN REAL ESTATE INV 33903 Pacific Highway S Federal Way WA 98003 926486140 SIMON, HERB JOHNSON,THEODORE 1019 Pacific Ave, Suite 1119 Tacoma WA 98402 2021049090 NELSON, CURTIS & ELIZABETH 627 E Francis Avenue Spokane WA 99270 CITY OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8111 Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www,ci l yoffederalwoy.com DECLARATION OF DISTRIBUTION hereby declare, under penalty of perjury of the laws of the State of Washington, that a: Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed A e-mailed and/or ❑ posted to or at each of the attached addresses on 2007. Project Name File Number(s) ` '�-Gt�� `�"SLR 0 a `r "�( arc( G? /0.2 Signature Date C K:\CD Administration Files\Declaration of Distribution.doc/Last printed 4/23/2007 12:40:00 PM CITY OF FEDERAL WAY NOTICE OF LAND USE APPLICATION Name: Federal Way Village (AKA Kitts Corner) Description: Construction of 300,890 square feet of mixed use commercial, office, and retail space along with an 87-unit townhouse development on an approximately 46-acre site. Applicant: Dan Biles, Federal Way Village LLC Location: Southwest corner of intersection of Pacific Highway South & South 336t' Street, Federal Way, WA Date Application Received: December 19, 2006 Date Determined Complete: May 30, 2007 Date of Notice of Application: June 2, 2007 Permits Required by this Application: 1. Director's Decision (Land Use Approval) (File #07-100345-00-UP) 2. State Environmental Policy Act (SEPA) (File #07-100346-00-SE) 3. Preliminary Plat Approval (File #06-106382-SU) 4. Hearing Examiner Decision (File #07-102851-UP) Related Permits: Binding Site Plan, Grading Permit, Building Permit, Utility Permits Relevant Environmental Documents Are Available At The Address Below: X YES _NO Development Regulations To Be Used For Project Mitigation, Known At This Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Protection"; Chapter 19, "Planning and Development"; Chapter 20, "Subdivisions"; Chapter 21, "Surface and Stormwater Management"; and Chapter 22, "Zoning." Consistency With Applicable City Plans And Regulations: The project will be reviewed for consistency with fall applicable codes and regulations, including the FWCC; King County Surface Water Design Manual; International Building Code, and fire and mechanical codes. The official project file is available for public review at the Department of Community Development Services, (address below). Any person may submit written comments on the environmental and land use application to the Director of Community Development Services by June 18, 2007. Only persons who submit written documents to the Director of Community Development Services, or specifically requests a copy of the original decision, may appeal the director's decision. Any person may also submit written comments to the hearing examiner and may appear at the public hearing to give comments orally. Notification of the public hearing date will occur approximately 15 days prior to the scheduled hearing date. Only persons who submit written or oral comments to the Hearing Examiner may challenge the recommendation of the Hearing Examiner. Contact: Janet Shull, AICP, Contract Planner, 206-244-3749 City of Federal Way, 33325 8"' Avenue South, PO Box 9718, Federal Way, WA 98063-9718 Published in the Federal Way Mirror: June 2, 2007 File #07-100345-00-UP Doc ID 41067 Page 1 of 1 Tina Piety - Legal Notice From: Tina Piety To: admin@fedwaymirror.com; dgrigg@soundpublishing.com Date: 5/30/2007 1:55 PM Subject: Legal Notice Hello, Please publish the attached legal notice (Federal Way Village NOA, 07-100345-00-UP) in Saturday's (6/2/07) issue. Please furnish an affidavit of publication. Thank you, Tina file:HCADocuments and Settings\Default\Local Settings\Temp\GW)OOOOl.HTM 5/30/2007 Tina Piety Re: Legal_Notice Page 1 From: Teryl Heller <theller@fedwaymirror.com> To: "Tina Piety' <Tina.Piety@cityoffederalway.com> Date: 5/30/2007 2:14:21 PM Subject: Re: Legal Notice Thanks, Tina. Will run in the 6/2/07 edition as requested. Enjoy the wonderful weather. Teryl Heller Federal Way Mirror 1414 South 324th Street, Suite B210 Federal Way, WA 98003 (phone) 253-925-5565 (fax) 253-925-5750 On May 30, 2007, at 1:55 PM, Tina Piety wrote: > Hello, > Please publish the attached legal notice (Federal Way Village NOA, > 07-100345-00-UP) in Saturday's (6/2/07) issue. Please furnish an > affidavit of publication. Thank you, > Tina AkCITY OF Federal May 30, 2007 Mr. Dan Biles, P.E. Federal Way Village, LLC PO Box 73790 Puyallup, WA 98373 CITY HALL 33325 8th Avenue South y Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffedera.iway.com Re: Files 07-100345-UP, 07-102851-UP, 07-100346-SE, and 06-106382-00-SU NOTICE OF COMPLETE APPLICATION Federal Way Village, 33701 Pacific Highway South, Federal Way Dear Mr. Biles: The Department of Community Development Services received project information you submitted on December 19, 2006, for the proposal to construct 300,890 square feet of mixed -use commercial, office, and retail space, along with an 87-unit townhouse development, on an approximately 46-acre site located at the southwest corner of Pacific Highway South and South 336"' Street. Pursuant to the requirements of the Federal Way City Cade (FWCC), the City has 28 days to determine whether an application is complete. On January 16, 2007, the City issued a Notice of Incomplete Application. At that time, the formal application process was postponed until such time that the identified incomplete items were received by the City. On January 23, 2007, additional information was received and reviewed by department staff. On February 13, 2007, a second Notice of Incomplete Application was issued and formal application processing was again postponed. Additional information was received on May 9, 2007. During the course of subsequent weeks, the resubmitted materials were reviewed by City staff and the identified incomplete items were addressed. COMPLETE APPLICATION Please consider this letter as a Letter of Completeness. Pursuant to the FWCC, the application is deemed complete as of May 30, 2007, based on the submittal requirements for State Environmental Policy Act (SEPA), Preliminary Plat Approval, Process III Project Approval, and Process IV Hearing Examiner Approval. A 120-day time line for reviewing the project has started as of this date. The City has 120 days from the date that an application is deemed complete to take action on the application. As you have requested supplemental review for this project, review and action on the project is anticipated to proceed more quickly than the required 120 days. However, the review process can be stopped at any time that the City requests additional information. File N07-100345-00-UP Doc. I.D. 41071 J - J Mr. Dan Biles, P.E. Page 2 May 30, 2007 Having met the submittal requirements, pursuant to the FWCC, a Notice of Application will be published in the Federal Way Mirror within 14 days and other public notice will be given based on City procedures. Per FWCC Section 22-436(c), the applicant shall erect at least one public notification sign which complies with standards developed by the Department of Community Development Services. Since the Federal Way Village site is large with two primary street frontages (Pacific Highway South and South 336`' Street), two public notification signs shall be required: one to be placed facing each right of way. You will be notified by Community Development Services staff of the availability of the signs for posting and associated fee. It is your responsibility to ensure the signs are installed at the site within 14 days of issuance of this letter and you must remove the signs within seven days of the final decision of the City on this matter (I've enclosed an instructional handout). If you should have any questions regarding this letter or your development project, please feel free to call me at (206) 244-3749. Sincerely, T Janet Shull, AICP Contract Planner Enclosure c: Scott Sproul, Acting Assistant Building Official Ann Dower, Engineering Plans Reviewer Sarady Long, Traffic Engineer Chris Ingham, South King Fire and Rescue Brian Asbury, Lakehaven Utility District Lizzie Zemke, Adolfson Associates File N07-100345-00-UP Doc. I.D. 41071 III.O• Olmol I �T-o" TYPICAL TYPICAL CONCRETE II DE WALr I 3 z :::::•0- BUMPER OvERNANG PLANTER 14�6 -tF PLANTER SCORED CONCRETE TYPICAL 1 TYPICAL I TYPICAL NVIA I TYPICAL I TYP '9 -9 -9 r s z � J _ a. CONCRETE \ SIDEWALK TYPICAL FWRKING DIMIN510N PLAN N.T.S. CONCRETE SIDEWALK CONCRETE RESUBMITTED SID>WALK RECEI MAY 0 9 2007 M 0 92007 �1ITY QF FEDERAL WAY BUILDING DEPT. OF FEDERAL WAY BUILDING DEPT. J Q u IL } r 1�kCITY OF Federal Way February 13, 2007 Mr. Dan Biles, P.E. Federal Way Village, LLC PO Box 73790 Puyallup, WA 98373 CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederalway. cam Re: File #07-100345-00-UP; Notice of Incomplete Application/Additional Information Requested Federal Way Village, 33701 Pacific Highway South, Federal Way Related Files: 07-100346-SE, 06-106382-SU, 06-106384-SE, 06-105735-AD, & 06-105489-AD Dear Mr. Biles: The Department of Community Development Services is in the process of reviewing resubmittal information you submitted on January 23, 2007, for the proposal to develop an 87-unit zero -lot -line (ZLL) townhouse subdivision and 300,890 square feet of commercial, office, and multi -family residential space at 33701 Pacific Highway South. The project is being reviewed under the provisions of Federal Way City Code (FWCC) Chapter 20, Article II, Division 6, "Preliminary Plat"; FWCC Chapter 22, Article VI, "Process III Review"; and Chapter 22, Article VII, "Process IV Review, Hearing Examiner Approval"; in addition to the State Environmental Policy Act (SEPA). INCOMPLETE APPLICATION During the course of the City's review, the following item was found to be missing or incomplete. In order for your application to be considered complete and ready for processing, the item below must be provided. 1. New zero lot line townhouse and roadway development standards must be adopted prior to designation of the project submittal as a "compete application. " The application and subsequent resubmittals have been accepted and will be reviewed with preliminary technical comments provided based upon draft development standards as prepared by city staff. (Please note that at the time of this writing, draft roadway standards have been finalized by city staff and a SEPA decision has been issued on draft zero -lot line townhouse development standards, as well as the draft private roadway standards. A meeting before the City of Federal Way Planning Commission to discuss proposed zero -lot line townhouse development standards is tentatively scheduled for March 14, 2007.) Until both the ZLL townhouse and roadway development standards are officially adopted, the city is unable to designate the project submittal a complete application. File #07-100345-00-UP Doc I.D 39742 Mr. Dan Biles, P.E. Page 2 February 13, 2007 The advantage of proceeding with review of the project submittal with preliminary technical comments at this time is that the project stands to be further along in the project review and approval process once the proposed new development standards are officially adopted. The inherent risks in proceeding with preliminary technical review in advance of adoption of new development standards are that either the draft standards are modified prior to adoption, or potentially not adopted by City Council, resulting in moderate to significant redesign of the overall site master plan. These risks were discussed during a meeting (October 24, 2006) with the Federal Way Village development team and representatives of Federal Way 's Development Review Committee. PRELIMINARY SEPA, PROCESS III, AND PROCESS IV COMMENTS In addition to completeness items discussed above, preliminary SEPA, Process III, and Process IV review comments are provided below. These issues were identified in reviewing the application for completeness. Responses to these items are helpful in reviewing the project when the City begins formal review. A. Planning Division, Janet Shull, (206) 244-3749, janetshulldesign@comcast.net SEPA checklist. Section A.8. Add "Wetland Delineation and Mitigation report(s)" by JS Jones and Associates referenced elsewhere in the checklist to the list of environmental information prepared for the proposal. Section B.3.a.2 and Section B.4.d. These sections refer the reader to a "Wetland Delineation and Mitigation Report" and a "Wetland Mitigation Plan" respectively, both by J.S. Jones and Associates. Please submit copies of these referenced report(s) for review. Section B.12.c "Recreation." This section needs to be amended to say that the proposal will be subject to the recreation and open space requirements of the FWCC. 2. Consideration for project phasing. In the resubmittal, please consider and present a proposal for development phasing of the overall master plan. Land use decisions are only valid for a five-year period with the potential for a one-time extension of up to one additional year for complete buildout of the subject site. As the Federal Way Village is a large master -planned mixed -use development, the applicant should give careful consideration to the overall timeframe necessary to complete development of all phases of the master plan. The city may consider requests for extended project completion timelines when the applicant determines that overall buildout of a phased development may exceed five years. It is strongly recommended that a proposed phasing plan be submitted for consideration by city staff. Critical Areas Issues and Process IV review. ■ Identify the existing stream associated with Wetland 2, its classification and its associated buffer area on the existing conditions and site plan maps. File #07-100345-00-UP Doc. 1 D. 39742 Mr. Dan Biles, P.E. Page 3 February 13, 2007 Provide detailed information regarding the proposed wetland/stream and associated buffer area encroachments. The SEPA checklist and site plan indicate that proposed roadways, utilities, parking areas, buildings, and associated site grading encroach into the designated buffer areas. In addition, it appears that a proposed new roadway may cross the existing stream. These critical areas intrusions must be evaluated and appropriate mitigation measures proposed. Please address the requirements of any of the following FWCC sections that apply to the proposal: 1. 22-1307, "Relocation" (streams) 2. 22-1309, "Culverts" (streams) 3. 22-1311, "Rehabilitation" (streams) 4. 22-1312, "Intrusion into Setbacks" (streams) 5. 22-1313, "Additional Requirements for Land Surface Modification" (streams) 6. 22-1358, "Structures, Improvements and Land Surface Modifications within Regulated Wetlands" 7. 22-1359, "Structures, Improvements and Land Surface Modifications within Regulated Wetland Buffers" The services of a qualified professional shall be obtained by the applicant in the preparation of reports and mitigation plans that address the applicable code provisions outlined above. 4. Overall site plan. ■ Provide the proposed square footage of each commercial building and its intended use(s). ■ Provide building footprint dimensioning. ■ Indicate the required building setbacks. ■ Identify the number of parking stalls and indicate how the parking requirements of the FWCC are met for the proposed uses. ■ Identify the parking stall, row, and aisle dimensioning. • Identify square footage of proposed public plazas. • Identify proposed street furniture, including but not limited to, benches/seating, trash receptacles, lighting, and planters. • Provide information on proposed sidewalk paving materials. • The preliminary civil/landscape plan set submitted does not include the ZLL townhouse portion of the site. Therefore, the following comments regarding the December 19, 2006, submittal relating to the preliminary plat for the ZLL townhouse development still need to be addressed in subsequent resubmittal for overall master plan approval. a. The preliminary plat site plan indicates that a number of lots are proposed at less than the minimum allowable 1800 square feet. The draft development standards for ZLL townhouse development establish a minimum lot size of 1800 square feet in the RM 2400 zoning district. The site plan must be revised so that no ZLL townhouse lot is less than 1800 square feet. b. The project notes read that the minimum site coverage is 70 percent. The draft code language establishes no minimum or maximum lot coverage. This note should be eliminated. c. Note, the required parking spaces should be changed to read 2.0 off-street parking spaces per unit based on the draft development standards. Note that at least one of File #07-100345-00-UP Doc 1 D 39742 Mr. Dan Biles, P.E. Page 4 February 13, 2007 these stalls must be in a garage. Conceptual site development should show how the parking spaces shall be provided on each lot. d. Note, the front yard setback should read, "20 feet when parking is accessed from front yard/10 feet otherwise." e. Note, the side yard setback should read, "10 feet when more than six attached units / five feet for a group of two to six units / 0 feet between attached units." f. Note the REAR yard setback should read, "five feet / 20 feet when parking accessed via alley." Preliminary landscape plans. Indicate the total area of proposed parking lot landscaping and how the minimum of 22 square feet per stall is being met. Quantify on the landscape plans how the 25 percent minimum drought tolerant plant materials requirement (FWCC 22-1564[fJ) is being met. For the ZLL townhouse development: 1. The preliminary landscape plans must show how the minimum 400 square feet of open space per dwelling unit requirement is met. Of the 400 square feet per unit requirement, a minimum of 200 square feet of private open space must be shown for each townhouse unit. This private open space are should be shown :n corjl:::Ct'.or. with conceptual building plans as discussed below. 2. The proposed tot lot is indicated on Sheet 10. The overall size of this area must be at least 10 percent of the overall required open space area and must be shown on the plan sheets along with dimensioning. Numerous rockeries are proposed. Detailed information for proposed rockeries/retaining walls must be provided, including information regarding the proposed materials, elevation drawings, and typical cross sections. It appears that some of the retaining walls may be as tall as 17 feet. Retaining walls that exceed eight feet in height present an aesthetic impact as well as create an environment that will accentuate noise and heat generation, and present an invitation for graffiti vandalism. Therefore, the retaining walls shall be a maximum height of eight feet of exposed surface above grade, with a minimum width of six feet between terraces to allow a safe area for maintenance, landscape screening, and wall texturing. Retaining walls shall include aesthetic treatment that shall include, but not be limited to, texturing, terracing, and landscape treatment. 6. Significant trees, vegetation and grading. A tree retention plan must be submitted for the entire site. The plan shall identify all significant trees on the site, and a development plan that indicates the significant trees that will be retained and those that are proposed to be removed, transplanted, or replaced, including a final report on the percentage retained (reference FWCC Section 22-1568 et seq.). A December 12, 2006, letter from ESM and submitted along with application materials on December 19, 2006, indicates that mass grading and removal of existing significant trees and natural vegetation is proposed for the ZLL townhouse portion of the site. File P07-100345-00-UP Doc. I.D. 39742 Mr. Dan Biles, P.E. Page 5 February 13, 2007 All significant trees and natural vegetation must be retained on the site to be subdivided, except that which will be removed for improvements or grading as shown on approved engineering plans. Clearing and grading of individual lots is not permitted during construction of the plat infrastructure, except in locations to be determined by the City that present extreme topography or other unusual conditions. Specifically, FWCC Section 20-179, states: "All natural vegetation shall be retained on the site to be subdivided except that which will be removed for improvements or grading approved in the preliminary subdivision or short subdivision. "Existing mature vegetation shall be retained to the maximum extent possible. " If it is the applicant's desire to pursue mass grading of the ZLL townhouse portion of the site, a formal request in the form of a letter with supporting documentation must be submitted for the city's consideration that explains why mass grading is being proposed and what unusual conditions exist at the site to warrant mass grading. In addition to these general requirements for subdivisions, significant trees are to be retained within required perimeter landscape areas and on -site recreation areas, unless they interfere with proposed recreation activities. Also, note that significant trees required to be retained in on -site environmentally sensitive areas can be used to meet the minimum 25 percent retention requirement. The applicant is advised to review FWCC Section 22-1568 et seq. for details regarding significant tree retention and replacement, and resubmit tree retention and inventory plans that address the requirements of this section. 7. Conceptual building design and elevations. Submit conceptual building design (elevations). Provide a colors and materials board for the various proposed building types. The submitted conceptual building designs will be evaluated per the applicable requirements of FWCC, Chapter 22, Article XIX, "Community Design Guidelines," and the Development Plan Handbook prepared and submitted by the applicant (reference Federal Way file number 06-105735-AD.). 8. Affordable housing requirements. Please note that the affordable housing requirements of FWCC Section 22-976 shall apply to the project. In your resubmittal, please indicate how you propose to meet the city's affordable housing requirements as outlined below. Any multiple -family development involving 25 dwelling units or more is required to provide affordable dwelling units as part of the project. At least two dwelling units or five percent of the total number of proposed units, whichever is greater, shall be affordable. File N07-100345-00-UP Doc I D. 39742 Mr. Dan Biles, P.E. Page 6 February 13, 2007 Projects including affordable dwelling units may exceed the maximum allowed number of dwelling units as follows: 1) One bonus market rate unit for each affordable unit included in the project; up to 10 percent above the maximum number of dwelling units allowed in the underlying zoning district. "Owner -occupied affordable housing" means dwelling units that are offered for sale at a rate that is affordable to those individuals and families having incomes that are 80 percent or below the median county income. Please note that there is a proposed zoning code amendment that will change the definition of "renter -occupied affordable housing" to mean dwelling units that are offered for rent at a rate that is affordable to those individuals and families having incomes that are 50 percent or below the median county income (current requirement is 80 percent or below). It is anticipated that this code amendment will be adopted prior to land use approval for the Federal Way Village project and will therefore, apply to any proposed multifamily rental units located within the project. B. Building Division, Scott Sproul, (253)-835-2633, scott.sprogl@citvoffederalway.com Comments will be available at a later date. C. Public Works/Engineering, Ann Dower, (253) 835-2732, ann.dower@cityoffederalway.com Please refer to the enclosed February 12, 2007, memorandum. D. Public Works/Traffic, Sarady Long (253) 835-2743, Sa►-�i(iy.Iong(a eltyotTederalw.3v.corn Please refer to the enclosed February 13, 2007, memorandum. E. Lakehaven Utility District, Brian Asbury, (253) 946-5400, basbury rt,lakehayen_or Regarding completeness review, the applicant has completed and submitted a Developer Pre -Design Application (02/05/07, Project/Agr No. 6307008) to Lakehaven, as is necessary to be able to determine the applicant's requirements for connection to Lakehaven's water and/or sewer systems to serve the subject property. A brief review of the "conceptual" utility plans submitted to Lakehaven with the pre -design application indicates that the routes and alignments of conceptual water and sewer facilities is mostly consistent with standard Lakehaven requirements, and it does not preliminarily appear that significant changes should be required for the final construction plans for the subject development. Lakehaven anticipates scheduling and conducting a formal developer pre -design meeting with the developer in February 2007. Specific and detailed technical plan review comments cannot be provided until after the pre -design meeting, and after the developer has submitted formal water and sewer plans for Lakehaven review subsequent to the pre -design meeting and as part of a Developer Extension Agreement application. File k07-100345-00-UP Doc. ID 39742 Mr. Dan Biles, P.E. Page 7 February 13, 2007 NOTE: The applicant has requested and been approved for expedited city review for the preliminary plat (and related) processes; however, a similar request for authorized staff overtime with the intent of accelerating the preconstruction portion of the developer extension has not been submitted to, nor approved by, Lakehaven at this time. E. South King Fire and Rescue, Chris Ingham, (253) 946-7244 cliris.iiz ham soiithkin fire.or Comments will be available at a later date. Please submit eight copies of the revised SEPA checklist and/or required plans, and four copies of any revised reports. After receipt of the requested information noted in the incomplete application section of this letter, the department will notify you within 14 days whether your application is considered complete or what, if any, information is still needed. It is important to note that the department cannot begin processing your formal application until all items are submitted. Please call me at 206-244-3749 if you have any questions. Sincerely, Janet Shull, AICP Contract Planner Enc. Memorandum from Ann Dower, February 12, 2007 Memorandum from Sarady Long, February 13, 2007 Resubmittal Form c: Scott Sproul, Acting Building Official Ann Dower, Engineering Plans Reviewer Sarady Long, Traffic Engineer Chris Ingham, South King Fire and Rescue Brian Asbury, Lakehaven Utility. District File 007-100345-00-UP Doc. I.D. 39742 MEMORANDUM CITY of Federal Way Public Works Department DATE: February 13, 2007 TO: Janet Shull, Contract Planner FROM: Sarady Long 14=-- SUBJECT: FEDERAL WAY VILLAGE - (07-100345-00-UP) 33701 PACIFIC HWY S Public Works Traffic Division has completed reviewing the submitted Traffic Impact Analysis (TIA) report prepared by Transportation Engineering NorthWest, LLC dated November 8"', 2007 for the above project. Based on my preliminary review of the submitted materials, the following technical comments are provided. 1. Page 3 — Existing Conditions. Roadway classification should be per the City of Federal Way. Per the Comprehensive Plan Map III-5, SR 161 and SR 99 is a principal arterial. 2. Table 1 (Collision Analysis). As indicated in the study, 17 intersections are considered to be safety inadequacies with crash rate exceeding the City 1.0 per million entering vehicles (MEV). Since this is the case, further analysis and possible mitigation should be investigated. What types of accidents were occurring at an intersection? Are safety improvements warranted as result of the proposed project? Does current and completed TIP projects addressed these safety problems? It should be noted that the completed TIP projects along the SR 99 corridor should address safety and capacity related problems. 3. 2006 Weekday LOS — Table 4. Recalculated LOS using 120 seconds cycle length. Minimum phase lengths shall allow for adequate pedestriancrossing time at 4 seconds for walk and 4 feet per second for clearance (unless majority of pedestrians are elderly or children, in which case longer pedestrian timing may be required), and be 15 seconds for protected left -turn phases and 10 seconds for protected/permissive left -turn phases. 4. Page 13 — Roundabout Analysis. AASIDRA should be used to perform the multi -lane roundabout analysis. It is my understanding that, the current version of FIC S is not capable of analyzing multilane roundabout. Public Transportation Services. Contact King County Metro (Kriedt Gary, Senior Environmental Planner) and Pierce County Transit for comments regarding any transit related improvements requirement on site. Update Park -and -Ride Lots to include the new Federal Way Transit Center. Page 19 — Internal Trips. Please verify internal trips reductions. Per the TIA, 11 % should be used for the Weekday PM Peak hour. 7. 2009 and 2020 horizon year with and without project. Please recalculate using 120 seconds cycle length. Minimum phase lengths shall allow for adequate pedestrian crossing time at 4 seconds for walk and 4 feet per second for clearance (unless majority of pedestrians are elderly or children, in which case longer pedestrian timing may be required), and be 15 seconds for protected left-tum phases and 10 seconds for protected/permissive left -turn phases. Also, all current TIP projects should be assumed completed in all horizon year scenarios. 8. S 320`h St. and Military Road is King County signal. It seems this intersection would not meet the City LOS standard. Please verify if it meets King County LOS standard and contact King County for direction. Page 26 second paragraph - Intersection #34 (13"' Place S at S 336`h St.). Please verify 2020 intersections LOS. Table 15 indicates LOS B not A. 10. Page 26 — Future intersection needs. Additional improvements beyond what is identified in the adopted TIP shall be proposed to mitigate intersections not meeting LOS standard in the horizon year. The applicant would be expected to construct these improvements or defer the project until such time improvement project(s) are on the City's TIP project list. 11. Page 29 — South Site Access onto SR 99. Progressive development has been conditioned to construct half -street improvements including signal modification at this location. Depending on which development proceeds first, this project may be required to modify the signal on SR 99/S 340th St. in addition to street improvements. Please contact and coordinate improvement with the Progressive development. 12. Internal roadway shall be constructed per the FWCC and per the conditions of rezone (ordinance No. 05-490). 13. Page 30 — Sight Distance.. Sight distance analysis shall be based on AASHTO using posted speed. Please provide photo documentation within the report of the sight distance analysis. The photo must show the location of the sight distance standard in the picture as well as the location ofthe viewer. If a photo cannot be provided, plan sheets with plan and profile within the report can also provide the site distance documentation. If this method is used, place the distance requirements as met on those documents and provide this information within the appendix of the report. 14. Turning and Signal Warrant Analysis worksheet should be in the appendix for staff to review. Pass - by reduction should not apply at all driveways. 15. North Site Dr. & SR 99 - Per the 2009 analysis worksheet, the north driveway on SR 99 has 95 southbound right turn and 1538 through. Per the WSDOT Right -Turn Lane Guidelines Figure 910- 11, a right-tum lane should be considered. Please perform right -turn lane warrant analysis and provide recommendation for this driveway. 16. Signal Warrant on page 31. Per the TIA, a traffic signal is warranted and recommended at 13th Ave S at S 336`h Street intersection. As such, the applicant would be required to fully fund and construct this signal. 10. Table 27 on page 37— Estimated Pro-Rata contribution. Staff has not review the pro-rata contribution as this might change. Preliminary Plan Review Comments 1. The applicant's traffic engineer needs to submit a Vehicle Turning Diagram to the Public Works Traffic Division. This diagram will show how the appropriate design vehicle (Delivery, Garbage Truck, etc.) can enter the site, maneuver within the site, and leaving the site without encroaching in opposing lanes of traffic in public street and mounting the curb. 2. Any internal streets in the commercial phase of the development including S 340"' St. would be Type R streets, consisting of a 40' street with vertical curb, gutter, 4' planter strip with street trees, 6' sidewalk and street lights in a 66' right-of-way. 3. Any internal streets within the residential phase would be per adopted type W street or as per roadway modifications approve by the Public Works Director. 4. The proposed roundabout in the residential phase shall be designed to meet all applicable standards and shall be approved by the city. Detail plans must be submitted to staff for review. 5. Street improvements and right-of-way (ROW) along S 336t" St. should be shown on the plan. Per the Comprehensive Plan, S 336`h St. is a Type E. A written modification request may be submitted to reduce the cross-section of the roadway. 6. Storage pocket for left turn lane should be designed to accommodate the 95`h percentile queue. 7. Signal modifications would be needed to accommodate the proposed south driveway on SR 99. In addition, S 340`h St. would need to be improved to a minimum of 24' paved surface with planter strip, sidewalk and street lights. L:\CSDC\DOCS\SAVE\6186859082. DOC CITY OF Federal Way DATE: 2/ 12/07 TO: Janet Schull FROM: Ann Dower MEMORANDUM Public Works Department SUBJECT: FEDERAL WAY VILLAGE - (07-100345-00-UP) 33701 PACIFIC HWY S ; Completeness and Technical Review The following technical comments are provided for the application received on 1/23/07. Comments previously provided on the townhouse subdivision portion of the project continue to apply. TIR 1. The TIRs for the subdivision and the commercial development need to be combined into one TIR for the entire master plan. 2. The statements under Core Requirement #3 indicate that all flow control will be provided by the South 336thSt Regional Detention Facility. Please clarify that portions of the site will need to purchase that right for a fee of $5,022 per gross acre. 3. In the offsite analysis, Task 5 text reads that detention facilities are to be provided ofr the northwest portion of the site, which conflicts with the statement that flow control will be provided by South 3361h St Regional Facility. Please clarify and show the facility on the master plan if it is to be built. 4. Special Requirement #5 — Oil Control may be triggered for certain portions of the site, depending on their usage. This will be evaluated on a case -by -case basis. 5. A NPDES permit will be required for this project. It is the developer's responsibility to obtain this permit and to comply with current DOE regulations. A copy of the SWPPP must be included with the final TIR. Information regarding the NPDES permit can be obtained form the Washington State Department of Ecology at http://www.ecy.wa.ciov/programslsea/i)ac/index.html, or by calling 360-407-6437. 6. Include a copy of the settlement agreement in the TIR. PLANS 1. All frontage improvements and right-of-way dedication on S 336th St and Pacific Highway S must be shown on the final site plan. All new impervious area must be treated and detained to the same standards required of the site. 2. Show all proposed utility connections on S 336th St and Pacific Highway S and indicate how the connection will be made. Open cuts may be prohibited or conditioned with extensive overlay requirements. 3. Provide a survey of the property to be developed that is stamped and signed by a licensed surveyor. 4. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are $753.00 for the first 12 hours of review, and $63 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 5. The Federal Way Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.cityoffederalway.com to assist the applicant's engineer in preparing the plans and TIR. 6. The applicant shall provide a geotechnical report that addresses design pavement thickness for the roadways. 7. Bonding is required for all improvements associated with the project. The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. 8. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. 9. When topographic survey information is shown on the plans, the vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are called out. 10. Drawings submitted for plan review shall be printed on 2411 x 36" or 22" x 34" paper. All final approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black ink. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. 11. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per Appendix D, 1998 KCSWDM, must be shown on the engineering plans. 12. The site plan shall show the location of any existing and proposed utilities in the ,areas affected by construction. 13. On the existing conditions map, please show all recording numbers correctly (19 should be added at the front). Call out easements that are in favor of the City of Federal Way. Grading, paving, landscaping, and construction over any existing easements will require specific review and approval by the City. Placing buildings over existing utility lines is prohibited by the IBC. Setbacks from drainage easement lines are specified in the 1998 King County Surface Water Design Manual. Legal Documents 14. Please note that all right-of-way dedications must be via statutory warranty deed and have clear title prior to recording. The developer must have any utility company or private entity that holds an easement within those areas relinquish that easement. CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: January 29, 2007 TO: Will•Appleton, Development Services Manager Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire and REscue FROM: Janet Shull FOR DRC MTG. ON: February 8, 2007- Internal EXPEDITED - Completeness Review - Master Plan FILE NUMBER(s): 07-100345-00-UP RELATED FILE NOS.: 06-106382-SU, 06-106384-SE, 07-100346-SE PROJECT NAME: PROJECT ADDRESS: ZONING DISTRICT: FEDERAL WAY VILLAGE 33701 PACIFIC HWY S BC/RM 2400 PROJECT DESCRIPTION: Proposal of 300,890 sq/ft commercial building area. (156,290 sq/ft commercial, 60,000 sq/ft general office space, 70,500 sq/ft multi -family residential and 14,100 sq/ft of restaurant pads.) LAND USE PERMITS: Process III Land Use, Preliminary Plat, SEPA PROJECT CONTACT: FEDERAL WAY VILLAGE LLC DAN BILES, P.E. PO BOX 73799 2538480820 (Primary) MATERIALS SUBMITTED: Preliminary Plat conceptual drawing MASTER LAND USr, ,APPLICATION r S r g� DEPARTMENT OF COM1tUNI .1EVELOPiMENT SERVICES fY DF RECEIVED 33325 8" Avenue South PO Box 9718 d �tr a Way Federal835-2 07;NVaFox 3-835-2608 fj ol/�,I� � 3 2��7 253-835-2bD7; Fax?53-835-2GD9 'L"v%V.ci!yofli deralWaV.com CITY OF FEDERAL WAY 'PLacartflt+i NO(S) _D BUILDING QEPT, 0-7Sc 0-7 - ((30 3 L(la -o o U� 3�i_Sr_-oa u-Date-- � ` I _ �_ 3 _ oject Name Federal [Jay Village rperty Address/Location 5W quadrant of the S 336th Street: and Pacific Highway South_ intersection reel Nurnber(5) 202104-9069; 9070; 9086; 9090; 9072; 9080 and 9004 3jcctDescription commercial . - - "Tederal Way Village" Center EASE PRIM 1 Type of Permit Required Annexation Binding Site Plan _ Boundary Line Adjustment Comp Plan/Rezone _ Land Surface Modification Lot Dine Elimination Preapplication Conference Process I (Director-s Approval) _T Process II (Site Plan Review) x_ Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use _ Short Subdivision _ Subdivision Variance: Contmercial/Residential Required Information BC I Zoning Designation BC w CamprClrensive Plan Designation r y 0 Value of Existing Improvements Value ofPtoposed Improvements International Building Code (IBC); _-___Occupancy Type Construction Type Applicant Name: Federal. Way Villages LLC ATTIC: Kurt Wi Address: PO Box 73790 City/Slate: Puyallup WA Zip: 98373 Phone: 253/848-0820 Fax: Email: Signature: Agent (ifdif'erent than Applicant) Name; ESM Consulting Engineers LLC ATTN: Eric S. Address: 33915 1st Way South, Suite 200 City/State: Federal Way WA Zip: 98003 Phone. 25 3 / 838-6113 Fax: 2531 -7 Email: e 'pa alb esmelvil . com Sigrlatu e: Owner Kitts Corner Development, LLC Name: 1026 Bellevue Way, SE Address: Bellevue, WA City/state: 98004 Zip: 425-455-4772 Phone: Fax: 425-453-2762 Email: lsc��aadt@nwlin .com Signature:, - etin #003 — August 18, 2004 Page 1 of I k:IHandoulsNnsler Land Use Application January 23, 2007 Job No. 11 Ms. Janet Shull, AICP Contract Planner City of Federal Way PO Box 9718 Federal Way, WA 98063-9718 Re: Response to Comments for the Federal Way Village Preliminary Plat Project File Nos. 06-106382-00-SU and 06-106384-00-SE Dear Janet: 1'' KVJ Thank you for your letter, dated January 16, 2007, regarding the Master Plan submittal for the Federal Way Village project With this letter and the enclosed information, we respectfully request your continued review of this application, as modified herein. The following is an outline of the City's comments, along with ESM's responses to each item in bold.. We have respected the City's numbering system in our response for your ease of review. 1. Master Plan Submittal Per condition 1 of Ordinance 05-490, a single master plan for the entire Federal Way Village site is enclosed. (8 copies) 2. Revised SEPA Checklist Per condition 1 of Ordinance 05-490, a revised SEPA Environmental Checklist is enclosed that addresses buildout of the entire Federal Way Village. (8 copies) 3. Hazardous Materials Inventory Statement The Hazardous Materials Inventory Statement Is enclosed for your review. (4 copies) Thank you for your time in reviewing this application. If anything else is required, or if you have any questions regarding this project please contact me immediately. Otherwise, we look forward to processing this application with the City of Federal Way. Sincerely, ESM C S TiNG ENGINEE LLC. En nnala, CP Project Planner Enclosures: As Noted Above Cc: Dan Biles, SBI Development, LLC Jon Potter, Stateside Investment, LLC g:1esm-jobs11122100610061documentl letter-007.doc RECEIVED JAN 2 3 2007 CITY OF FEDERAL WAY BUILDING DEPT. t 33915 1st Way South Tel (253) 838 6113 Bothell (425) 415 6144 Civil Engineering Land Planning i i Suite 200 Fax (253) 838 7104 www esmcivil com Project Management Public Works Federal Way. WA 98003 Toll Free (800) 345 5694 Land Surveying Landscape Architecture z J � a�� �� •r r�ty G',er,�ifica a±of;--- King County Dept. of Development and Environmental Services Building Services Division 900 enton, sdaleAven 98055 1219 Alternative formats available S--(1 Renton, Washington 98055-1219 (206) 296-6600 rrY (206) 296-7217 upon request ``�' EIVE® King County Certificate of Sewer Availability This certificate provides the Seattle King County Department of Public Health and the Department of JA N 2 3 2007 Development and Environmental Services with information necessary to evaluate development proposals. ❑o no: write in this box L n"ber name ❑ Building Permit Preliminary Plat or PUD ❑ Short Subdivision ❑ Rezone or other Applicant's name: irD s+L L.rR LI Ut Lt of-(,F- J_ Proposed use: M ►�cP� ++ d M vRTt#�+! l� Y - ILY�'� tl�l [gyp Location: W �6 RAC HF 3? b T -+- 0?e /Ac.. Pl-" V s - eol q0,9q 01,a , 5a79 . 9572, (a ach map a d legal s n�f necessa ) Sewer agency information. �� rr 1. X a. Sewer servicec+ w.lbe provided by side sewer connection only to an existing size sewer ❑ u-- SI k—e : — t and the sewer system has the capacity to serve the proposed use. b. -SZTe'r service will require an improvement to the sewer system of: (1) �;!�- Y feet of sewer trunk or lateral to reach the site; and/or A2) The construction of a collection system on the site; and/or t (3) Other (des c ribe) I> 0 0- TP �a MAJ6 A)L-- L*672% A,- 4,4w-�,W/Lr- �5 57� _ 2. a. The sewer system improvement is in conformance wish a County approved sewer comprehensive plan. OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. A(%. The proposed project is within the corporate limits of the district or has been granted Boundary Review Board approval for extension of service outside the district or city. OR ❑ b. Annnexation or Boundary Review Board (BRB) approval will be necessary to provide service. 4. Service is subject to the following: f a. Connection charge: b. Easement(s): _lt� �JA C. Utner, 'TFI� �R.�I°�5�-� c�,u�.4c�•�-� @u`r[.`v��'� �+t�a����s �-D. eanr�tc.�--�r.' • The District, at its sole discretion, reserves the right to delay or deny sewer service based upon capacity limitations In District and Other Purveyor racilltles. I certify that the above sewer agency information is true. This certification shall be valid for one year from date of signature. LAKEHAVEN UTILITY DISTRICT Agency name ENGINEERING TECHNICIAN II Title sewer availability form.doc b-cert-sewer.pdf )F FEDERAL WAY ILDING DEPT. LEN COR WELL gnafory a 1-�/- D�-3rD io alure �� Date$ 3v/b6 >FJI»lVffiV Wl1®9E�9kSt'i�i'�l� 02-074002 TWAPA11A9Ii NC UM Vid i' BBAQ!WMf 1 BY IMAFFiICAMS LAM IMAUIMR.LIY ERU'S S KING-C1560- l! C RTIFICATE:_ King County ' :QF iNi4T R; AVAILA-81Lif Department of Development and Environmental Services s:-r. s _ _•; �' J Building Services Division I 90o Oakesdale Avenue Southwest Renton, Washington 98055-1219 Alternative formats available 206-296-6600 TTv206-296-7217 upon request RECEIVED King County Certificate of Water Availability c� a9 This certificate provides the Seattle King County Department of Public Health and the Department of Development and JAN 2 3 2007 Environmental Services with information necessary to evaluate development proposals. Do no! wrtte in this box Illy OF FEDERAL WAY BUILDING DEPT, number name . ❑ Building Permit Preliminary Plat or PUD ❑ Short Subdivision Rzone or otherApplicant's name: EA&L,LI-A-5A � Proposed use: l�Si - u 5 : 1sAtli1-nl �^ l� f �+v+? 7 r ,�3� OA9 r �f �4rFi4Gr�j Ljl f dFFi r ,gyp Rue��a"t Location: and yYWafer {lurveyor information: Lrd 1- ❑ a. Water be provided by service connection only to an existing (size) water main that is feet from the site. OR b. aler service will re uire arytmprovement to the water system of (1) feet of wafer main to reach the sIIQ and/or (2) The construction of a disidbulion syste4on the ��nd1or (3) Other (describe) /NAM:r ►HT74 Pf 9rRfCr GItS+,V 2. a. The water system Is in conformance with a County approved water comprehensive plan. OR ❑ b. The water system improvement is not in conformance with a County approved water comprehensive plan and will require a water comprehensive plan amendment. (This may cause a delay in Issuance of a permit or approval). 3. a. The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board / approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor. OR ❑ b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. 4. a. Water is or will be avai b!e at the rate Bow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant �7��feet from the buildinglproperty (or as marked on the attacneil map): Rafe of flow at Peak Demand Duration ❑ less than 500 gpm (approx. gpm) ❑ less than 1 hour Cl 500 to 999 gpM ❑ 1 hour to 2 hours 1000 gpm or more 2 hours or more "Y'llove test of other catevlatlon of— Z Spm RM` 4057Ar CTJEr , ►tikjJL/+tf efH W dw-�dct GCrftaYZlbru (Mote: Commerelal bulldirig pemiil5 which includes multifamily structures regwre`iin ie fs catculation.) OR ' ❑ b. Water system is not capable of providing fire flow. 5. a. Water system has certificates of water right or water right claims sufficient to provide service_ OR ❑ b. Waters stem does t mainly have ssafy yrater righis o- r waleT ri9htwitfP7yL ipRort URA Commentsiconditions: I certify that the above water purveyor Information is true. This certification shall be valid for one year from date of signature LAKEHAVEN UTILITY DISTRICT LEN CORNWELL Agency name Title ENGINEERING TECHNICIAN Sig t ry name I I g^ w -t,6 Date :606 /6 6 Pressure e I Hi1Lo Elevations of Property '7 +1- ft ( L414 t ) � Est. Lo/Hi Pressure % +1- psi Zon The District, at its sole discretion, reserves the right to delay or deny water service based upon capacity limitations in District and Other Purveyor facilities. water availability form b-ced-water.pdf Rev- 05-19-2003 MAYA)iAHIIMCOURCM TU0AMM SY M APPLICAM UM UMAlfIMM January 23, 2007 - - Job No. 11 Ms. Janet Shull, AICP Contract Planner City of Federal Way PO Box 9718 Federal Way, WA 98063-9718 Re: Response to Comments for the Federal Way Village Preliminary Plat Project File Nos. 06-106382-00-SU and 06-106384-00-SE Dear Janet: Thank you for your letter, dated January 16, 2007, regarding the Master Plan submittal for the Federal Way Village project With this letter and the enclosed information, we respectfully request your continued review of this application, as modified herein. The following is an outline of the Citys comments, along with ESM's responses to each item in bold.. We have respected the Citys numbering system in our response for your ease of review. 1. Master Plan Submittal Per condition 1 of Ordinance 05-490, a single master plan for the entire Federal Way Village site is enclosed. (8 copies) 2. Revised SEPA Checklist Per condition 1 of Ordinance 05-490, a revised SEPA Environmental Checklist is enclosed that addresses buildout of the entire Federal Way Village. (8 copies) 3. Hazardous Materials Inventory Statement The Hazardous Materials Inventory Statement Is enclosed for your review. (4 copies) Thank you for your time in reviewing this application. If anything else is required, or if you have any questions regarding this project, please contact me immediately. Otherwise, we look forward to processing this application with the City of Federal Way. Sincerely, ESM C. E S TING ENGINES LLC. Sri . Pennala, '�CP— — Project Planner Enclosures: As Noted Above Cc: Dan Biles, SBI Development, LLC Jon Potter, Stateside Investment, LLC g:lesm-jobs11122100610061documentlletter-007.doc 33915 1st Way South Tel (253) 838 6113 Bothell (425) 415 6144 Suite 200 Fax (253) 838 7104 www.esmcivii.com Federal Way, WA 98003 Toll Free (800) 345 5694 RECEIVED JAN 2 3 2007 CITY OF FEDERAL WAY BUILDING DEPT. Civil Engineering Land Planning Project Management Public Works Land Surveying Landscape Architecture r \� \ e\ \ \ 1 \ \ File: EsmB en r ESM—JOBS 1122 lHl6 U05 exhiLits EN-p4.dwg Plotted: 11/8/2006 11:42 AM Plotted e i Moore .ZI m 0 m x> N t Z m < mm �m T >1 Z U7 O r^ VJ r 1' I -\ o� m c� `< 0 �z M� to Z o u, o M r- m -U m �,r �� 71 �D 0 o �. m m z WED �_ 0 �] ;10O� Z� m 0 r JAN 2 3 2007 CITY OF FEDERAL WAY CONSULTING ENGINEERS L L C BUILDING DEPT, 33915 1st Way South #200 I ® I + I I JOB NO. 1 122-006-006 Federal Way, WA 98003 DRAWING NAME EN-04 www.esmcivil.com - EP?L WAY 253 'K_LL 425 _..: C— 509 636-6113 415-6144 574-1905 DATE : 1 1-07-06 DRAWN JMM SHEET 1 OF 2 Civil Engineering Land Surveying Public Works I Project Management ` Land Planning Landscape Architecture � W r ' 0 z� j � m N V 0 0 to � z� N O N Z m � D r�l o Z Z P�o O N Z O U m N V � O) Z m o �± n r W r ' t File: \\EsmB\engr\ESM—JOBS\1122\006\006\exhibits\El" dwg Plotted: 11/8/2006 11:41 AM Plotted By ) Moore c r 0 ' D r c mm Z c) U) n c D� o mm 0 M 1n � M o z N Z� ON m 0 N < O Z of O N Z M Z 0 N N M 1 D N r C: ® CONSULTING 33915 5 ENGINEERS st Way S uth #2001 0 I+ I L I Federal Way, WA 98003 FEDMAL WAY (253) 838-6113 ff01NELL `(425) 415-6144 ELVM 509) www.esmcivil.com SLE 674-1905 Civil Engineering Land Surveying Land Planning Public Works I Project Management I Landscape Architecture v KC) M z 9 ZE x N 1 m m 0 V m nJ 1 0 z ,91 RECEIVED JAN 2 3 2007 CITY OF FEDERAL WAY BUILDING DEPT. JOB NO. 1122-006-006 DRAWING NAME EN-04 DATE : 1 1-07-06 DRAWN JMM SHEET 2 OF 2 I t E E E E E E E E E E E 999 i Ic 0 — as ts IV) Z T. AVENUE W � -QUT -- 0 m< ma oa �o fn � / ss ED ELL -- 4 - --- --- ---__-- --�3plm la� — \If "-, n NOT TO SCALE Ss Ss \ }I i A;= - I f dab N N O U gym, i c n 0 vv Wimc�+ JJ 0 o — (N co *0 o m LL ✓ m 3 0) m I 0 0< Om ro •T C m U J �cc �� a= V � m r N U ce) m tL E o 3 � 3 m m L I N i c w.2 Z 3 tea' o Map Output Page 1 of 2 * King County m in + 4 C HOENTAL ACM JC] 2DD5 King County VICINITY MAP SM7"pl ;F l� s 3MD ST W f f AL s3ARDST �r s 3"M sT I p 1983ft Legend Selected Parcels Unincorporated KC Zoning - ! HB • rlegi rnu lBssness iI County Boundary A 10 Agce} rf,meDil pa l0ae6 . Ce COMMUM'WRzr: X Nbuntain Peaks A 35 - Agialsrd,av--DU p= 35a=c � R8• Ragaxi 8-m Highways ■ 0 • Orhec l Forest Production District Boundary M • Mirkrd r • k'm'2f l Agricuflural Production District Boundary RA 2.51 Runt kw, a c DU pa-56a-- ■ 0*. i� Urban Gr"Ih Area Line RA 5, A.ur-d Area, cm DU p- 5 acc lY {' Incorporated Area RA• 10 • RLrd A ea. wr OU w 10 aae, Streets UR , Urbmvi Rex ,m, aye OU par 5 ac-es Higrxsj R-1 • Resid a. aye L-IU pey axe R-d- Readsrd.4Lla.l ame: RECEIVED lkaffitls pr. R-3 R�dear;' 8 Cq l rXo a¢e I —I L—� Lacd Lakes and Large rivers FIaRcmderd.8DU pe•aae JAN 2 3 2007 Streams R•12- Rcide•Y2d,12C=J p�aaa R 1a • Rasid---zzt• laou p�n=e CITY OF FEDERAL WAY Tribal Lands R,2:-Resider,-&,2 01Jpwace BUILDING DEPT. Parcels R-6t7 Readst;y • ;d s71J prY a=e O n Parks lc�rF the information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King C hakes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. King Cc http://www5.metrokc.gov/servleticom. esri.esrimap.Esrimap?ServiceName=overview&Clie... 1 /16/2007 1 ti 1 T✓C� ROAD ALLEY B TBAGT G samns Na. +WETLAND NrO .CAT€GORY 11 E n SCALE: 1" = 100' IDD' Sa' ❑ 2ED- SITE DATA SITE ADDRESS: 33701 PACIFIC HIGHWAY SOUTH FEDERAL WAY, WA PARCEL NUMBERS: 202104-9070. 202104-9001. 202104-9072. 202104-9004, 202104-9069, 202104-9086. 202104-9090 & 202104-9080 SITE AREA 46.15 AC. DEVELOPMENT AREA 29.57 AC. SENSITIVE AREAS: 16.58 AC. ZONING: RM2400 AND BC (CITY OF FEDERAL WAY) DEVELOPMENT STANDARDS USE: ZERO LOTUNE TOWNHOUSE DWELLING UNITS MINIMUM LOT AREA 1800 SF PER DWELLING UNIT MAXIMUM BUILDING HEIGHT: 35 FEET ABOVE AVERAGE BUILDING ELEVATION BUILDING SETBACKS: FRONT: 10' h 20' SIDE: 5' k 10. REAR: 5' k 20' REQUIRED PARKING SPACES: 2 PER UNIT BC - COMMUNITY BUSINESS USE: OFFICE/RETAIL MINIMUM LOT AREA NONE MINIMUM LOT COVERAGE: NONE MAXIMUM BUILDING HEIGHT: 35 FEET ABOVE AVERAGE BUILDING ELEVATION BUILDING SETBACKS: FRONT. 0' SIDE: 0' REAR: 0' REQUIRED PARKING SPACES: 1 PER 300 S.F. OF GROSS FLOOR AREA UTILITY PROVIDERS SEWER: LAKEHAVEN UTILITY DISTRICT WATER: LAKEHAVEN UTILITY DISTRICT POWER: PUGET SOUND ENERGY GAS: PUGET SOUND ENERGY TELEPHONE: OWEST CABLE: COMCAST FIRE: FEDERAL WAY FIRE DISTRICT NO. 39 SCHOOL- FEDERAL WAY SCHOOLDISTRICT 1210 OWNER M70-EIVE® KITTS CORNER DEVELOPMENT, INC. 1026 BELLEVUE WAY, S.E. BELLEVUE. WA 98004 425-455-4772 JAB 2 3 2007 DEVELOPER alo°BOX 73790 ' bxa'Y ERAL OF FEDERAL WAY AY PVALLUP, WA 98272 253-84B-0820 BVIrJINV DEPT. PLANNER/ENGINEER/SURVEYOR ESM CONSULTING ENGINEERS, L.L.C. 33915 - 1ST WAY SOUTH 0200 FEDERAL WAY, WA 98003 (253) 838-6113 CONTACT: ERIC PENNALA/FRED BROWN/MIKE BRWEN R Ev1 S19 PJS DCS[n�P1�DN/W.IE c.4c�'`•a ,� .o DNAI mN[i 7JU e� 5 y c� g &� Lu ° e z 0 W soCo r 2 0° co < r3 E z 3m 0 �3 u O mm U — U ma E In 3 - 3 [o c3 U, z O z S 3 /W V z J J a J N J J Er W O Q � I _J a J Q Q cr z W UJ Q I J.1 J W 0 " LL d LL w 0 0 U JDb MD,: 1122-006-006 D.G. NAME: PP-02 D-N BY: Juu CHECKED BY: D.cE: Nee41�o4 Dnx ar PCmal� PP-02 2 DP 1 2 BHEETS O (o - 10 4 1? (o -- LAP RECEIVED BY COMMUNITY DEVELOPMENT DEPARTMENT S E P 2 9 2006 Federal Way Village, LLC September 29, 2006 Margaret Clark Community Development Services Department City of Federal Way City Hall 33325 8"' Avenue South Federal Way, Washington 98063 Re: Comprehensive Plan Amendment of 1.53-Acres — Federal Way Village Dear Margaret: Attached is an application for a comprehensive plan amendment to redesignate 1.53-acres of Multi - Family land to Community Business designated land. The property is located on the east side of the main wetland that bisects the Federal Way Village property. It is uniquely designated Multi -Family in this respect because the remaining Multi -Family designated land is on the west side of the wetland. As we worked on various site plan layouts we found that this area relates much better to a commercial designation. The following table shows the proposed change in acreage compared to the acreage of the existing designations. Comprehensive Plan Map Acreage Existing Proposed Designation Acreage Acreage Multi -Family 27.00 25.47 Communitv Business 19.00 20.53 Total 46.00 46.00 We will supply you with an assessor's map, addressed and stamped envelopes for notification within the week. Please call or email me if we can provide you with any additional information that will help you with your staff report. Sincerely, Fatter Attachments 3611 29TH Avenue West Seattle, Washington 98199 Phone: (206) 579-0088 Fag: (206) 284-6099 email: jpotter936(a�aol.com DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8 h Avenue South CITY OF V� PO Box 9718 Fed G rn i `A In� Federal Way WA 98063-9718 Y Y 253-835-2607;Fax 253-835-2609 www.ci tyoffederalway.com DOCKET FORM DATE OF SvBMrxTAL r d� NAME PE? L-LC. ADDRESS „T�� 1 i �A,,, , V,/ a W .291 1 PHONE (please include area code) '-00 6 TYPE (please check one) Comprehensive Plan Development Regulation DESCRIPTION OF DOCKETED ITEM 2-0 -a L) 4 - 76110 q- Bulletin #026 - August 18, 2004 Page i of 1 UHandoutslDocket Form 4ik DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South CITY OF PO Box 9718 Federal Way . Federal Way Fax 98835-9718 V � Y 253-835-2607;Fax 253-835-2609 www.cityoffcderalway.com APPLICATION FOR COMPREHENSIVE PLAN AMENDMENT 1. SITE SPECIFIC REQUESTS a) Who may apply. Any person may, personally or through an agent, apply for a decision regarding property he or she owns. b) How to apply. The applicant shall file the following information with the Department of Community Development Services: 1) A completed Master Land Use Application. 2) A vicinity map showing the subject property with enough information to locate the property within the larger area. 3) A copy of the underlying plat or the King County Assessor's parcel map. 4) The following site data: a) Tax Parcel No. b) Lot Size/Acreage c) Existing Comprehensive Plan Designation d) Existing Zoning e) Requested Comprehensive Plan Designation 0 Requested Zoning 02-1nk-j-gmqE, Zo?Ib4-9:5_7z � Ilol Z4a0 _ 5) Services. Please provide the following information regarding the availability of services: a) The site is currently served by sewer )( /septi _ (check one). Sewer Provider: i-alV b) The site is currently served by a public water system/well _ (check one). Water Provider: c) Fire District#: r-e d) School District#: SAalal 6) Any additional information or material that the Director of Community Development Services determines is reasonably necessary for a decision on the matter. 7) Prior.to, issuance of the threshold determination and: the public hearing by the.Planning Commission, the applicant must submit the following: Bulletin #024 — August 23, 2006 Page 1 of 3 k:\Handouts\Comp Plan Amendment Application 4. FEE There is no fee for the initial application. If after a public hearing the City Council determines that the request shall be further considered for adoption, site -specific requests must be submitted for a preapplication conference with a non-refundable fee. If after the preapplication conference the applicant decides to pursue the request, the remaining portion of the comprehensive planamendment fee will be required. A fee must be submitted for all other requests after the selection process. 5. SIGNATURE 9-2-7 - 06 Date J�� l Print Name If you have any questions about filling out this application form or the amendment process, please contact the Department of Community Development Services at 253-835-2607. Please be advised that an application for a comprehensive plan amendment lacking the required information will not be accepted. Bulletin #024 — August 23, 2006 Page 3 of 3 k:\Handouts\Comp Plan Amendment Application CITY OF Federal Way .4k MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607;Fax 253-835-2609 www.ci tyo f federal way. com APPLICATION NO(S) _! D � _ Date 4�?--ZS -a6 Project Name Property Address/Location 3390 �` 3 r Parcel Number(s) Project Descriptio � &= r�rmd= COItiI �vt UVl !' �D S ti eS5 1 ?:�- C PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan(Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director=s Approval) Process II (Site Plan Review) Process III (Project Approval) Process I.V (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SERA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information FV" - -2 4-Oa Zoning Designation r Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): WA Occupancy Type 6J LA Construction Type Applicant Name: PeJ,9 4-ml Ut 1r{�� LL Address: Z611 ci f � e U; k City/State: Ei Ao. W-A 9e6 1911 Zip: 9 0 19g Phone: 6 S 79 - 00 as Fax: Email: �a �(, cawt Signature Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature- OwnerKitts Corner Development, LLC Name: 1026 Bellevue Way, SE Address Dellevue, WA City/state? 8 0 0 4 Zip: Phone: 425-455-4772 Fax: 425-453-2762 Email: lsch t@nwllnk.co Signature: Bulletin #003 —August 18, 2004 Page 1 of I k:\Handouts\Master Land Use Application Optimum Environment A Division of OE Enterprises, Inc PO Box 114 Issaquah, WA 98027 Tel (425) 391-8292 www.optimumenvironment.com E-maYErrol@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 ].73-60. 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 Jnto 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 Noise 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 Quest 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 Zr Noise Measurements dBA Location vph* _ _ Dur(m.s.) Lmax Lmin Leq_ 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. Site 3 Center of Site Site 4 SW Corner (Frito Lay) * 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 60.6 148 10:00 73.6 42.8 58.9 NA 10:00 71.3 39.8 55.4 NA 10:00 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 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 i 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/Retail/Professional 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 Federal %A Set View LIMBEtl j!?C - ommv*!!-M.01 Zoom In ZOOM 04 Full Exter t. Active WAd Prev. Extent A. AA%J6 All Data Tools Data 6&-Psure.,,��, Units -A Select Tools k Buffer Clear SOW&&- Find Addre" prif it map Legend 25 It. 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Terms of Use Privacy Statement N(Ase Measurement Sites Figure 2 -� F Contours eederal Way Village 1TY OF ✓ ism `� ederal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8tnAvenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607; Fax 253-835-2609 www.cityoffederalway.com CITY OF FEDERAL WAY ENVIRONMENTAL CHECKLIST Federal Way Village Master Plan RESUBMITTED AUG 0 2 2007 CITY OF FEDERAL WAY BUILDING DEPT, Prepared by: ESM CONSULTING ENGINEERS, LLC For City of Federal Way Owner(s): Applicant: Federal Way Village LLC Attn.:Dan Biles PO Box 7390 Puyallup, WA 98373 Phone: (253) 848-0820 Representative: ESM CONSULTING ENGINEERS, LLC AM.: Eric G. LaBrie, AICP Eric S. Pennala, AICP 339151"Way South, #200 Federal Way, WA 98003 Phone: (253) 838-6113 Date: 7/18/2007 TABLE OF CONTENTS ABACKGROUND.....................................................................................................................................................4 B. ENVIRONMENTAL ELEMENTS....................................................................................................................6 I.EARTH ........................................................................................................................................................ 6 2. AIR................................................................................................................................................................ 7 3. WATER.......................................................................................................................................................8 4. PLANTS......................................................................................................................................................11 5. ANIMALS...................................................................................................................................................11 6. ENERGY AND NATURAL RESOURCES................................................................................12 7. ENVIRONMENTAL HEALTH..........................................................................................................12 8. LAND AND SHORELINE USE.......................................................................................................13 9. HOUSING.................................................................................................................................................15 10. AESTHETICS.......................................................................................................................................15 11. LIGHT AND GLARE ......................................... :................................................................................ 15 12. RECREATION......................................................................................................................................16 13. HISTORIC AND CULTURAL PRESERVATION.................................................................16 14. TRANSPORTATION.........................................................................................................................17 15. PUBLIC SERVICES..........................................................................................................................18 16. UTILITIES...............................................................................................................................................18 C. SIGNATURE............................................................................................................................................................19 Appendices Appendix A - Legal Description Environmental Checklist - Federal Way Village Master Plan ESM CONSULTING ENGINEERS, LLC ENVIRONMENTAL CHECKLIST A. BACKGROUND 1. Name of proposed project, if applicable: Federal Way Village Master Plan 2. Name of applicant: Federal Way Village, LLC. 3. Address and phone number of applicant and contact person: Owner(s): Applicant Contact: Federal Way Village LLC Attn.: Kurt Wilson PO Box 7390 Puyallup, WA 98373 Phone: (253) 848-0820 Representative: ESM CONSULTING ENGINEERS, LLC Attn.: Eric G. LaBrie, AICP Eric S. Pennala, AICP 33915 15Y Way South, #200 Federal Way, WA 98003 Phone: (253) 838-6113 4. Date checklist prepared: 5/9/07 5. Agency requesting checklist: City of Federal Way 6. Proposed timing or Schedule (including phasing, if applicable): Construction would start upon receipt of all necessary development permits and approvals. Phase 1 construction is expected to occur in late 2007 or 2008. Public improvements for Phase 2 - 5 are expected to be constructed immediately following, during late 2008 or 2009. Commercial pad development in Phase 2 is estimated to occur between 2010 and 2013. Commercial pad development in Phase 3 is estimated to occur between 2014 and 2017. Commercial pad development in Phase 4 is estimated to occur between 2020 and 2023. Commercial pad development in Phase 5 is estimated to occur by 2026 which will coincide with termination of the covenant agreement We would like to point out that these dates are estimates. Development of individual commercial pads in the Phased Master Plan are not controlled by phase lines and may occur faster or in a different order than the above schedule illustrates depending on tenant desires. (i.e. a commercial tenant desires to build in Phase 4 during the 2020-2023 calendar years). The above schedule and time frames are an attempt to vest the Master Plan approval Environmental Checklist - Federal Way Village Master Plan ESM CONSULTING ENGINEERS, LLC for 19 years with the Knowledge that commercial development is market driven and speculative at best 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. There are no plans for future expansion of the Federal Way Village Master Plan beyond the five phases shown on the plan sheets. 8. List any environmental information you know about that has been prepared, or would be prepared, directly related to this proposal. Wetland Delineation Report (1995).................................................Sheldon & Associates, Inc. Wetland Delineation Report(2004).........................................................Raedke Associates, Inc. Wetland Confirmation(2006).........................................................................Raedke Associates, Inc. Wetland Buffer Averaging Plan(2006) ...............................JS Jones and Associates, Inc. Geotechnical Report(2006)................................................................................Earth Consultants, Inc. Transportation Impact Study (2007)Transportation Engineering NorthWest, LLC Noise Evaluation(2006)............................................................................Optimum Environment, Inc. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Approval of new Zero lot line townhouse and roadway development standards. 10. List any government approvals or permits that would be needed for your proposal, if known. Below is a list of known approvals or permits needed for our proposal: SEPA Determination........................................................................................City of Federal Way Master Plan Approval.....................................................................................City of Federal Way PreliminaryPlat .............................. _........................ .............................................. City of Federal Way Grading Permit ........................................... ............................City of Federal Way Utility Permits...........................................................................................Lakehaven Utility District Binding Site Plan Approval......................................................................City of Federal Way BuildingPermits...................................................................................................City of Federal Way Future commercial pad development within the commercial portion of site will be subject to further land use and building review when proposed. Additionally, future town homes constructed in the residential portion of the site are subject to further building plan review. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The Federal Way Village Master Plan development would consist of up to 300,890 square feet of building area (156,290 square feet of commercial space, 60,000 square feet of general office space, 70,500 square feet of multi -family residential and 14,100 square feet of restaurant pads). The Federal Way Village Commercial Center is proposing to provide 1,086 parking stalls. The proposed residential portion of the site would consist of 94 townhouse units with public improvements, including water lines with a potential size greater than 8 inches, on the southwest corner of the SR 99 at S 330h Street: intersection in Federal Way, WA. Environmental Checklist - Federal Way Village Master Plan ESM CONSULTING ENGINEERS, LLC 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist The Federal Way Village property is approximately 46 acres located within portions of Section 20, Township 21 North Range 4 East, W.M. Specifically, the property is located in the City of Federal Way, in the southwestern quadrant of the intersection of South Pacific Highway South (SR 99) and 33e Street corresponding to King County tax parcels #202104-9001, 202104-9004, 202104-9069, 202104-9070, 202104-9072, 2021049080, 202104-9086, and 202104-9090. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one): Flat, rolling hilly, steep slopes, mountainous, other. b. What is the steepest slope on the site (approximate percent slope)? The property gently slopes to the southwest between 0-15% percent c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. The Natural Resources Conservation Service (NRCS) mapped the subject property as containing Everett-Alderwood gravelly sandy loams 6-15% slopes and Norma sandy loam. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None have been observed. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Mass grading and removal of existing trees and natural vegetation is necessary, except in the wetland and wetland buffer areas, over the entire Federal Way Village site, The unique conditions relative to the RM 2400 zoned portion of the site are: Minimum 1,500 sf lot size and the feasibility of constructing attached townhouses will require that individual lots be cleared and graded during plat construction. The commercially zoned portion of the site is proposed to be developed with approximately 13 buildings totaling approximately 326,450 square feet of retail commercial and mixed use buildings with associated public improvements and parking. Federal Way Municipal Code Chapter 22-1568 exempts commercial property from retaining existing vegetation in perimeter landscape areas. However, all trees and vegetation within the on -site environmentally sensitive areas and sensitive area buffers will be used to meet the minimum 25 percent tree retention requirement The 46 acre Federal Way Village site is covered with vegetation at a fairly uniform density which includes several thousand significant trees. Environmentally sensitive Environmental Checklist — Federal Way Village Master Plan ESM CONSULTING ENGINEERS, LLC areas and buffers to be retained as native con-iprise approximately 37 percent of the total site, or approximately 17 acres. Areas disturbed during construction would be protected from erosion. Measures taken may include diverting surface water away from the stripped areas and covering them with straw, in addition to using silt fences and straw bales. Disturbed areas would be vegetated at the end of construction. Erosion control would be in accordance with the Washington State Department of Ecology (DOE) Stormwater Management Manual. Mass grading would occur in the developable areas of the residential portion of the site for the construction of roads, utilities, and town home building sites. Cut and fill quantities would be (approx. 6,529 c.y. of cut and 18,825 c.y. of fill). Gravel would be imported from an approved off -site source as required for road base and trench backfill. Approximately 13,774 c.y. of non- structural surface duff material will also be removed from the site. Mass grading would occur in the developable areas of the commercial portion of the site for the construction of roads, utilities, and commercial building pads and parking lots. Cut and fill quantities would be (approx. 6.061 c.y. of cut and 18.357 c.y. of fill). 33,131 c.y. of stripping would be removed from the site. Gravel would be imported from an approved off -site source as required for road base and trench backfill. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Areas disturbed during construction would be protected from erosion. Measures taken may include diverting surface water away from the stripped areas and covering them with straw, in addition to using silt fences and straw bales. Disturbed areas would be vegetated at the end of construction. The vegetation would be maintained until established and, where existing vegetation is not disturbed, the erosion potential would not be affected. Erosion control would be in accordance with the Washington State Department of Ecology (DOE) Stormwater Management Manual. g. About what percent of the site would be covered with impervious surfaces after project construction (for example, asphalt or buildings)? No maximum impervious surface coverage is established for either zero -lot line townhouse or commercial uses. The impervious surface area will be determined by other site development requirements such as sensitive area buffer and setbacks, as well as parking requirements. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. Erosion control BMP's would include leaving as much existing vegetation as practical around the site. Temporary cover and/or surface roughening to exposed areas (mulching, plastic, etc.) would be provided. Measures to limit the level of sediment leaving the site could include rock construction entrances, silt fences and temporary interceptor swales. 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Short-term emissions to air from construction could occur. Suspended particles would be generated by dust emissions from construction activities and vehicle emissions from automobiles and construction equipment Dust could occur during grading/construction Environmental Checklist — Federal Way Village Master Plan ESM CONSULTING ENGINEERS, LLC operations. These imparts should be minimal. Long-term emissions to air would be typical of current conditions and are not anticipated to have an impact to the area. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. There are no off -site emissions or odors that affect the site. The vicinity is primarily vacant and agricultural in nature. As a result, pollutants are mainly particulates (from wood stoves, fire places, outdoor burning, roads) and ozone and carbon monoxide from vehicle traffic. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Air quality within and around the City of Federal Way is in compliance with State and federal particulate air quality standards. Construction related impacts would be reduced by compliance with the Washington Clean Air Act, which requires the use of all known, available and reasonable means of controlling air pollution, including dust Construction impacts would not be significant and could be controlled by measures such as washing truck wheels before exiting the site and maintaining gravel construction entrances. In addition, dirt driving surfaces would be watered during extended dry periods to control dust There are no long-term impacts to air anticipated. 3. WATER a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. The site has two primary wetlands and a stream which flows one of the wetlands. Wetland 1 is a Class 2 wetland located along the western boundary which outlets to Tributary 0014A of West Hylebos Creek and is approximately 2 acres in size. Wetland No. 2 is a Class I wetland running north/south through the property which incorporates West Hylebos Tributary 0014A. Wetland No. 2 is approximately 2.5 acres in size. Each of these wetlands has a 100' buffer. The buffer for Wetland No. 2 was defined by a settlement agreement during the development of the regional storm detention facility. Just to the south is a regional storm detention facility to which Wetland 2 and stream tributary 0014A drain. Also, two small isolated wetlands, Wetlands 3 and 4 exist approximately 200-300 feet east of Wetland No. 2. These wetlands were planned to be filled during construction in accordance with the Settlement Agreement between the property owners and the City of Federal Way. Wetland mitigation has already been created as described in the agreement 2) Would the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Yes. Elements of the site plan are proposed within 200 feet including road, water quality facilities, parking, and housing improvements. Buffer intrusions will result from single - Environmental Checklist - Federal Way Village Master Plan ESM CONSULTING ENGINEERS, LLC family lots, outfall anu conveyance pipes for water quality facilities discharging within the Wetland No. 2 buffer, and construction of a pedestrian pathway. The property owners will also fill Wetland Nos. 3 and 4 on the Merlino and Campus Gateway parcels in accordance with the Settlement Agreement between the property owners and the City of Federal Way. (For a more detailed discussion of development work within 200 feet of the described waters, see the Attached Settlement Agreement). 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Development of the Federal Way Village property would result in direct impacts from the permanent filling of Wetlands 3 and 4. By filling these small, lower -value wetlands, direct impacts to other wetlands with higher habitat values on the site are avoided. A total of 0.30 acres of wetlands would be filled, all of which would occur to isolated closed -depression wetlands. The filling of these wetlands is allowed under provisions of the Settlement Agreement, and the approved mitigation for construction of the S. 330h regional stormwater facility. This included the construction of 0.90 acres of palustrine, forested, broad-leaved deciduous wetland within the mitigation area located south of the on -site earthen dam located at the south end of Wetland 2 to compensate for the future filling of Wetlands 3 and 4. 4) Would the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. None proposed at this time. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No, the proposal does no lie within a 100-year floodplain. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. None proposed at this time. b. Ground: 1) Would ground water be withdrawn, or would water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No ground water would be withdrawn as a result of this project 2) Describe waste material that would be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. No waste materials would be discharged into the ground as a result of this project c. Water Runoff (including storm water): Environmental Checklist - Federal Way Village Master Plan ESM CONSULTING ENGINEERS, LLC 1) Describe the sourcia of runoff (including storm water) ana method of collection and disposal, if any (include quantities, if known). Where would this water flow? Would this water flow into other waters? If so, describe. All basins within the project area eventually drain to Hylebos Creek and are required to provide water quality treatment in accordance with the Resource Stream Protection menu of the KDSWDM. Roof drains from Townhomes are considered to be non -pollution generating surfaces. Townhomes located immediately adjacent to Wetland 2 are proposed to discharge directly to the edge of the buffer utilizing an approved dispersion system. Storm drainage from roads and commercial rooftops would be directed to catch basins and underground pipes, to underground water quality facilities, and then conveyed to the off -site Regional storm water facility. Water release rates from the regional facility would be at pre -development rates. 2) Could waste materials enter ground or surface waters? If so, generally describe. All development introduces a potential increase in pollutants from storm water runoff due to building sites, roads, fertilization and other development oriented activities. Oils, grease and other pollutants from the additional paved areas could potentially enter the ground or downstream surface waters through surface water runoff. The proposed plans for storm water and runoff control are expected to minimize or eliminate entry of waste materials or pollutants to ground water and surface waters. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: All new development would satisfy the requirements of City of Federal Way and Washington State Department of Ecology. Temporary and permanent drainage facilities would provide protection of water quality of surface runoff during construction and after development Storm water would be detained, and then released at pre -development rates, maintaining the natural hydrology of the site. Environmental Checklist - Federal Way Village Master Plan ESM CONSULTING ENGINEERS, LLC 4. PLANTS a. Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, other: X evergreen tree: fir, cedar, pine, other: X _shrubs X g rass _ pasture crop or grain X wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other: Western crabatpple trees and saplings, hardhack spirea and Pacific willow water plants: water lily, eelgrass, milfoil, other: ---------- other types of vegetation b. What kind and amount of vegetation would be removed or altered? Most vegetation on the developed portions of the site would be removed. The site is currently dominated by Douglas -fir trees with a subdominant component of red alder trees and a dense understory of salal growing on well -drained very gravelly sandy loam. c. List threatened or endangered species known to be on or near the site, if any: No threatened or endangered plant species is known to be on or near the site at this time. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The project will provide required landscaping associated with all of the development areas which will improve the aesthetics of the development and provide shade in parking, plaza and streetscape areas for patrons and an overall reduction in a potential heat island effect In addition, buffer intrusions to the wetland areas will be averaged per the Wetland Buffer Averaging Plan prepared by JS Jones and Associates, Inc. 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds:.hawk green heron, eagle, son_qLirds, other: mallard ducks mammals: deer, bear, elk, beaver, other: small rodents fish: bass, salmon, trout, herring, shellfish, other: b. List any threatened or endangered species known to be on or near the site. No threatened or endangered animal species are known to be on or near the site. Although, the green heron has been observed on the site and is listed as a State of Washington Department of Fish and Wildlife monitor species. c. Is the site part of a migration route? If so, explain. City of Federal Way, as well as the rest of western Washington, is in the migration path of a wide variety of neo-tropical songbirds, waterfowl and other species of birds. Environmental Checklist - Federal Way Village Master Plan ESM CONSULTING ENGINEERS, LLC d. Proposed measures to preserve or enhance wildlife, if any: The preservation of wetland areas and buffers along with the enhancement of wetland buffers as a result of wetland averaging, with the planting of native plant materials will preserve and improve sensitive area habitat on -site for wildlife. In addition, the wetland corridor that bisects the site allows wildlife to move from north to south through the site. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) would be used to meet the completed project's energy needs? Describe whether it would be used for heating, manufacturing, etc. Electricity and natural gas would be the primary energy source for commercial and residential heating and cooking. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. The project would not affect the use of solar energy. c. What kinds of energy conservation features are included in the plans of this proposal? List of other proposed measures to reduce or control energy impacts, if any: The requirements of the Washington State Energy Code and the Uniform Building Code would be satisfied in the construction of buildings. Energy conserving materials are encouraged in all new construction. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so describe. The project does not include nor is it expected to generate any environmental health hazards. 1) Describe special emergency services that might be required. No special emergency services would be required. 2) Proposed measures to reduce or control environmental health hazards, if any: There are no known health hazards that would be associated with development of this site, therefore, no measures for the reduction or control of environmental health hazards are proposed. Environmental Checklist — Federal Way Village Master Plan ESM CONSULTING ENGINEERS, LLC b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, aircraft, other? The primary source of noise is generated external to the site and is created by vehicle traffic (exempt) - primarily on Pacific Hwy S and S. 336th Street Other sources of external noise include jet, helicopter and plane flyovers (exempt). The site is located under the flight pattern for Seattle. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short-term impacts would result from the use of construction equipment during site development Construction would occur primarily during the daylight hours, and in compliance with all applicable codes. Heavy equipment, hand tools, and the transporting of construction equipment generate construction noise. At 200 feet from the construction, Leq would be approximately the following: Activity Leg (in decibels} Clearing 71-72 Excavation 59-77 Foundations 65 Building Erection 60-72 Finishing 62-77 Long-term impacts would be those associated with the increase in site users. Additional traffic would be generated by future uses. The increase in noise would be typical of a commercial development of this size and would be considered minimal. Sound levels for various noise sources include: Sound Level at Noise Sources 100 feet (dBA� Automobile Starting 50-55 Closing Car Door 50-55 Loud Voices 50 Automobile/Truck Traffic 50 3) Proposed measures to reduce or control noise impacts, if any: Construction activities would be performed during normal daytime working hours, and would comply with noise regulations contained in City of Federal Way Code. The proposed use is expected to generate typical commercial noise levels. (For a more detailed discussion of Noise impacts please see Noise Evaluation prepared by Optimum Environment). 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The current use of the land is undeveloped forest land. Some improvements at the south end of the site relate to the regional storm water facility developed south of the property by the City of Federal Way approximately ten years ago. To the west and north are light Environmental Checklist - Federal Way Village Master Plan ESM CONSULTING ENGINEERS, LLC industrial, retail, and sC, iior residential housing uses. To the Cast is a proposed church project, small scale commercial and Pacific Highway South. b. Has the site been used for agriculture? If so, describe. A portion of the site was used as a poultry farm in the past. c. Describe any structures on the site. No structures exist on the project site, but some rural building foundations of the old poultry farm can be found on the northern end of the site. d. Would any structures be demolished? If so, what? No structures exist on the project site. e. What is the current zoning classification of the site? The site is zoned split zoned RM 2400 and Community Business (BC). f. What is the current comprehensive plan designation of the site? The site has a split Comprehensive Plan designation of Multi -family and Community Business (BC). g. If applicable, what is the current shoreline master program designation of the site? The site does not currently have a shoreline master program designation. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Yes, see response to 3 - WATER above. Approximately how many people would reside or work in the completed project? Approximately 87 housing units are proposed in the "zero -lot line" Townhouse portion of the site, and up to 55 multi -family units are proposed for the commercial portion of the Federal Way Village project Assuming three (3) people per unit, the number of people residing at the site will be 426. The commercial area is proposed to include 230,390 square feet of nonresidential building area. Assuming there will an employee for every 250 square feet of space, the number of employees working at the site will be approximately 922 people. Approximately 1087 people may reside or work in the commercial portion of the Federal Way Village project j. Approximately how many people would the completed project displace? None k. Proposed measures to avoid or reduce displacement impacts, if any: None Environmental Checklist - Federal Way Village Master Plan ESM CONSULTING ENGINEERS, LLC I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The Federal Way Village Master Plan proposal will comply with the screening, landscaping, parking, and design goals and requirements of the Federal Way Comprehensive Plan and Municipal Code. 9. HOUSING a. Approximately how many units would be provided, if any.) There will be 87 new "zero -lot line" Townhouse units proposed on the site, and up to approximately 55 new multi -family units proposed in the commercial portion of the site. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None c. Proposed measures to reduce or control housing impacts, if any: None 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The maximum height permitted within RM-2400 and Community Business (BC) zones is 35 feet Building exteriors within the Master Plan site would be principally of wood and masonry. b. What views in the immediate vicinity would be altered or obstructed? No view would be altered or obstructed as a result of this proposal. c. Proposed measures to reduce or control aesthetic impacts, if any: Commercial specific Architectural Design Guidelines are proposed to control aesthetic impacts (See A Development Plan prepared by Donahou Design Group for more detail). 11. LIGHT AND GLARE a. What type of light or glare would the proposal produce? What time of day would it mainly occur? Exterior and interior commercial lighting during evening hours, as well as vehicle headlights, would produce light and glare. b. Could light or glare from the finished project be a safety hazard or interfere with views? Light from the finished project would not cause hazards. Exterior lighting would be typical of a commercial development Environmental Checklist - Federal Way Village Master Plan ESM CONSULTING ENGINEERS, LLC c. What existing off -site rces of light or glare may affect you. proposal? The primary off -site source of light would be from vehicles traveling along roads in the vicinity. Some nighttime glare form area lighting may be generated from cars traveling on SR 99 from vehicle head lights. d. Proposed measures to reduce or control light and glare impacts, if any: Provide landscaping in the parking lot areas and along the street frontages to buffer the parking areas from adjacent buildings and rights -of -way. Also, installation of fencing and landscaping along the west property line adjacent to the Frito Lay distribution facility will be provided to minimize nighttime glare from the area lighting. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Several large public parks are also located in the vicinity and include Klahanee Lake Community Center, Celebration Park, BPA Trail, Panther Lake Open Space, and West Hylebos Park. b. Would the proposed project displace any existing recreational uses? If so, describe. The proposal would not displace any existing recreational uses. c. Proposed measures to reduce or control impacts on recreation, including opportunities to be provided by the project or applicant, if any: The development will comply with the open space requirements of the FWMC. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. None are known to exist at this time. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site? None in the vicinity. c. Proposed measures to reduce or control impacts, if any. It is unlikely that significant archaeological or historic evidence or artifacts remain on the site. However, in the event that such evidence is found during site development, construction would cease in that area and the items would be inventoried by a qualified archaeologist in accordance with State regulations. Environmental Checklist - Federal Way Village Master Plan ESM CONSULTING ENGINEERS, LLC 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Vehicular site access will be provided via the construction of new internal roadways, including extension of 131h Place S, with additional access onto S 336"' Street and a restricted access driveway (i.e., right -in -right -out) onto Pacific Highway South (SR 99). The south site driveway onto SR 99 would connect as the west leg of the existing SR 99 16th Avenue/SR 161 intersection, which is controlled by a traffic signal, providing full access into and out of the project site at this location. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Pierce Transit and King County -Metro provide public transportation services in the vicinity of the project site. A transit stop is provided on the south side of SR 99 at its intersection with S 336"' Street Pierce Transit Routes 402 and 500 and King County -Metro Routes 174 and 197 stop at this location. A King County -Metro stop is located on S 3361h Street, west of its intersection with 13th Place S for Route 194. Both transit stops are located on the proposed property frontage and/or across the street from the proposed development c. How many parking spaces would the completed project have? How many would the project eliminate? The zero -lot line portion of the site will provide 2 parking spaces per unit, and the commercial portion will provide 1,086 new parking stalls. A Total of 1,260 parking stalls will be provided on the Federal Way Village Master Plan site. d. Would the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). As conditioned by the Comprehensive Plan and Zoning Map amendment (Ord. 05-490), development of the site will include design, construction, and dedication of the following public roadways in accordance with appropriate street sections: a. Thirteenth (13'h) Place South from South 336'h Street to the site's south Property line; b. South 340th Street from Pacific Highway South to the intersection of 131h Place South extended; c. A roadway connecting from South 336th Street through the residential area, connecting to 13`r' Place South extended." e. Would the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No, this site is not within the immediate vicinity of water, rail, or air transportation. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. On weekdays, a total of 5,700 daily, 250 a.m. peak hour (151 entering and 99 existing), and 522 p.m. peak hour vehicular trips (237 entering and 285 exiting), would be generated at full build -out of the Federal Way Village site. A total of 6,780 daily and 669 (344 entering and 325 exiting) peak hour vehicular trips would occur on Saturdays. (See Transportation Impact Study prepared by Transportation Engineering NorthWest, LLC for additional information). Environmental Checklist - Federal Way Village Master Plan ESM CONSULTING ENGINEERS, LLC g. Proposed measures to reduce or control transportation impacts, if any: Site Access, Safety, and Circulation Issues Vehicular site access will be provided via the construction of new internal roadways, including extension of 13th Place S. with additional access onto S 336`"' Street and a restricted access driveway (i.e., right -in -right -out) onto Pacific Highway South (SR 99). Tile south site driveway onto SR 99 would connect as the west leg of the existing SR 99 161" Avenue/SR 161 intersection, which is controlled by a traffic signal, providing full access into and out of the project site at this location. The applicant would construct and fully fund all half -street improvements on the north side of the street connecting to this approach. The applicant would construct and fully fund all half street improvements on the north side of the street connecting to this approach. The internal roadways within the project site would provide adequate one-way and two-way fire and emergency vehicle access via driveways onto S 336th Street and SR 99. Additionally, the applicant would be required to fully fund and construct the necessary site driveways and associated frontage improvements onto SR 99 and S 336th Street (For a more detailed analysis of traffic related issues and mitigation measures to control transportation related impacts from the proposal refer to the Transportation Impact Study prepared by Transportation Engineering NorthWest, LLC). 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe: The project would result in an increased need for public services (fire, police, schools, etc.) typical of residential and commercial developments of this nature. Federal Way School District serves the area. Federal Way Fire District provides fire services. The property lies within the jurisdiction of the City of Federal Way Police Department, and King County Fire District 39. b. Proposed measures to reduce or control direct impacts on public services, if any. In addition to payment of yearly property and B&O taxes by each business and property owner in the development, direct impacts from the proposal would be mitigated in accordance with all adopted City regulations. Development Impact fees would be paid to the City of Federal Way in accordance with City requirements. 16. UTILITIES a. Circle utilities currently available at the site: electricity. natural gas, water, refuse service, telephone, sanitaE sewer, septic system, other: b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity......................................................................................................................................................... PSE Gas........................................................................................................................................ PSE Water.......................................................................................................... Lakehaven Utility District Telephone................................................................................................................................................Qwest Sewer......................................................................................................... Lakehaven Utility District RefuseRemoval........................................................................................Waste Management Environmental Checklist - Federal Way Village Master Plan ESM CONSULTING ENGINEERS, LLC Utility extensions woula a the responsibility of the developer. C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to ma i decision. Signature: Date submitted:) Environmental Checklist - Federal Way Village Master Plan ESM CONSULTING ENGINEERS, LLC Appendix A Legal Description Parcel # 202104-9001 N%20FS%ZNE1/40FNE1/4LESSSTATE RDLESS S108.68FTOF E 263 FT. Parcel # 202104-9004 N %20FN'/20FN %20FNE'/4 LYW OF STATE HWAY. Parcel # 202104-9069 N 265.6 FT OF E 262.4 FT OF NE 1/4 OF NE 1/4 LESS CO RD LESS ST HWY-PER KCLLA #8810007 REC #8812200807 - LESS POR FOR RD AS PER REC #19990819001819. Parcel # 202104-9070 LOT 2 LESS POR FOR ST AS PER REC#20020926001701 OF FEDERAL WAY LLA #00-105818-000-00-SU REC #2001082900007 SD LLA BEING LOCATED IN POR OF N '/4 OF NE 1/4 OF SEC 20-21- 4. Parcel # 202104-9072 S 1/4 OF NE 1/4 OF NE 1/4 LESS BEG ON WLY MGN OF SEATTLE- TACOMA HWAY AT A PT 30 Ff NELY OF S LN OF SD '/4 TH W 20OFf TH N 00-10-12 E TO N LN OF SD S1 /4 TH E TO HWAY TH SWLY ALG SD HWAY TO BEG ALSO LESS POR TAKEN FOR HWAY. Parcel # 2021049080 BEG ON WLY MGN OF SEATTLE-TACOMA HWAY AT A PT 30 FT NELY OF S LN OF S '/4 OF NE %4 OF NE 1/4 TH W 200 FT TH N 00- 1 E-12 E TO N LN OF SD S 1/4 TH E TO HWAY TH SWLY ALG SD HWAY TO BEG LESS E 100 FT OF N 25 FT LESS POR FOR HIWAY. Parcel # 202104-9086 PCL A OF FEDERAL WAY LLA #BLA 99-0007 REC #20000126900005 SD LLA BEING LOCATED IN E '/2 OF S '/z OF NE 1/4 IF BE 1/4 OF SEC 20-21-4. Parcel # 202104-9090 PCL B OF FEDERAL WAY LLA #BLA 99-0007 REC #20000126900005 SD LLA BEING LOCATED IN E '/2 OF NE 1/4 OF NE 1/4 OF SEC 20-21-4. Environmental Checklist - Federal Way Village Master Plan ESM CONSULTING ENGINEERS, LLC DEPARTMENT OF COMMUN= DEVELOPMENT SERVICES RECE v, 33325 8`b Avenue South PO Box 9718 CITY OF Federal Way WA 98063-9718 Federal Way IAN �r ;� 253-835-2607; Fax 253-835-2609 w w w. c i [Yo f federal_w�.com CIY��LE) 4�G fl1wPT AY - HAZARDOUS MATERIALS INVENTORY STATEMENT CRITICAL AQUIFER RECHARGE AND WELLHEAD PROTECTION AREAS I. WHY SHOULD THIS INVENTORY STATEMENT BE FILLED OUT? Critical Aquifer Recharge (CARAs) and Wellhead Protection Areas (WHPAs) are considered "critical areas" pursuant to Federal Way City Code (FWCC), Chapter 18, "Environmental Protection." This inventory statement must be filled out by the applicant or agent for any proposed activity listed in Section 11 of this handout, and which are located within Wellhead Capture Zones 1, 5, and 10 as shown on the Critical Aquifer Recharge and Wellhead Protection Areas Maps. Please refer to the handout on Critical Aquifer Recharge and Wellhead Protection Areas for a description of the review process. II. ACTIVITIES GOVERNED BY CARA AND WHPA REGULATIONS The inventory statement must be filled out for the following activities: ■ Construction of any residential structure, including single-family development ■ Construction of any barn or other agricultural structure ■ Construction of any office, school, commercial, recreational, service, or storage building • Construction of a parking lot of any size ■ Other minor new construction (see WAC 197-11-800[2]) ■ Additions or modifications to or replacement of any building or facility (does not include tenant improvements) ■ Demolition of any structure • Any landfill or excavation ■ Installation of underground tanks • Any division of land, including short plats • Change of use, which involves repair, remodeling, and maintenance activities • Dredging * Reconstruction/maintenance of groins and similar shoreline protection structures • Replacement of utility cables that must be buried under the surface of the bedlands ■ Repair/rebuilding of major dams, dikes, and reservoirs ■ Installation or construction of any utility, except for on -going operation and maintenance activities of public wells by public water providers * Personal wireless service facilities DEPARTMENT OF CommuNrry DEVELOPMENT SERVICES A�k 33325 8`h Avenue South PO Box 9718 CITY OF Federal Way WA 98063-9718 Federal Way 253-835- w,cily Fax 253a wn.c m w w w.ci tvoff ede ralw ay.c o to CRITICAL AQUIFER RECHARGE AND WELLHEAD PROTECTION AREAS Federal Way City Code (FWCC), Chapter 22, Article XIV, Division 9, "Critical Aquifer Recharge Areas and Wellhead Protection Areas," apply to any development activity, or division of land which requires review under FWCC Chapter 18, "Environmental Protection," and which is located within a designated Critical Aquifer Recharge and Wellhead Protection Area. EFFECTIVE DATE OF REGULATION AND VESTING Projects that have received a Letter of Completeness, or a single-family building permit that has been accepted for review prior to November 25, 2004, are not required to comply with these regulations. All other activities governed by the regulations must fill out a Hazardous Materials Inventory Statement (Bulletin #056). ACTIVITIES GOVERNED BY REGULATIONS The following activities must comply with FWCC Chapter 22, Article XIV, Division 9, "Critical Aquifer Recharge Areas and Wellhead Protection Areas." ■ Construction of any residential structure, including single-family development • Construction of any barn or other agricultural structure • Construction of any office, school, commercial, recreational, service, or storage building • Construction of a parking lot of any size • Other minor new construction (see WAC 197-11-800[2]) • Additions or modifications to or replacement of any building or facility (does not include tenant improvements) • Demolition of any structure • Any landfill or excavation • Installation of underground tanks • Any division of land, including short plats ■ Change of use that involves repair, remodeling, and maintenance activities ■ Dredging ■ Reconstruction/maintenance of groins and similar shoreline protection structures • Replacement of utility cables that must be buried under the surface of the bedlands 1 Tenant improvement means any work, improvement or remodeling completely within the interior of a building necessary to meet the varied requirements of continuing or succeeding tenants. Bulletin #057 — December 8, 2004 Page 1 of 4 k:\Handouts\CARA and WHPA Handout • Repair/rebuilding of major dams, dikes, and reservoirs • Installation or construction of any utility, except for on -going operation and maintenance activities of public wells by public water providers • Personal wireless service facilities PROHIBITED ACTIVITIES IN WELLHEAD CAPTURE ZONE 1 Land uses or activities for development that pose a significant hazard to the city's groundwater resources resulting from storing, handling, treating, using, producing, recycling, or disposing of hazardous materials or other deleterious substances shall be prohibited in Wellhead Capture Zone 1, except as specified in FWCC Section 22-340, "Special Provisions for Critical Aquifer Recharge Areas and Wellhead Protection Areas," and as described under Nonconforming Uses in this bulletin. Prohibited land uses and activities include, but are not limited to: a. On -site community sewage disposal systems as defined in Chapter 248-272, WAC b. Hazardous liquid pipelines as defined in Chapter 81.88, RCW c. Solid waste landfills d. Solid waste transfer stations e. Liquid petroleum refining, reprocessing, and storage f. The storage or distribution of gasoline treated with the additive MTBE g. Hazardous waste treatment, storage, and disposal facilities (except those defined under permit by rule for industrial wastewater treatment processes per WAC Chapter 173-303- 802[5] [c]) h. Chemical manufacturing, including but not limited to, organic and inorganic chemicals, plastics and resins, pharmaceuticals, cleaning compounds, paints and lacquers, and agricultural chemicals i. Dry cleaning establishments using the solvent perchloroethylene j. Primary and secondary metal industries that manufacture, produce, smelt, or refine ferrous and non-ferrous metals from molten materials k. Wood treatment facilities, including wood preserving and wood products preserving 1. Mobile fleet fueling operations in. Mining (metal, sand, and gravel) n. Other land uses and activities that the city determines would pose a significant groundwater hazard to the city's groundwater supply NONCONCONFORMING USE OR DEVELOPMENT OF PROPERTY In accordance with FWCC Section 22-340, "Special Provisions for Critical Aquifer Recharge Areas and Wellhead Protection Areas," a nonconformance must be corrected to comply with FWCC Chapter 22, Article XIV, Division 9. A nonconformance can relate either to the use of the property or the whether the use conforms to all development standards of FWCC Chapter 22. Nonconfonning Uses A nonconforming use for the purpose of wellhead and critical aquifer protection is any use listed in FWCC Section 22-1373 (numbers a-n, above). These uses are prohibited only in Wellhead Protection Zone 1. Pursuant to FWCC Section 22-332, any nonconforming use must be terminated if: 1) The applicant is making structural alterationsZ or increasing the gross floor area of the structure that houses or supports the nonconforming use. 2 Structural alterations mean any change in the supporting member of a building or structure. Bulletin #057 — December 8, 2004 Page 2 of 4 k:\Handouts\CARA and WHPA Handout 2) The applicant is making changes or alterations, or doing work other than normal maintenance,3 in any one consecutive 12-month period to any structure that houses or supports the nonconforming use, and the fair market value of that change, alteration, or work exceeds 15 percent of the assessed or appraised value of that structure. The applicant may provide an appraisal of the structure on the subject property. 3) The subject property has been abandoned .4 Nonconforming Development A nonconforming development is an allowable use, based on the Use Zone Charts, which does not meet the performance standards of FWCC Section 22-1375 related to wellhead protection and critical aquifer recharge areas. Regardless of the thresholds in FWCC Section 22-334, any nonconforming development, which triggers SEPA review, must be brought into compliance with the performance standards specified in FWCC Section 22-1375. PROCESS FOR REVIEW 1. Any development activity or division of land which requires review under FWCC Chapter 18, "Environmental Protection," and which is located within a designated Critical Aquifer Recharge and Wellhead Protection Area, shall submit a Hazardous Materials Inventory Statement with a permit application. On -going operation and maintenance activities of public wells by public water providers are exempt from these requirements. 2. If hazardous materials are involved, a SEPA checklist must be filled out. (A determination as to whether hazardous materials will be used, stored, transported, or disposed of in connection with the proposed activity will normally be made at the preapplication stage.) 3. The Development Review Committee will review the Hazardous Materials Inventory Statement along with the permit application, to determine whether hazardous materials meeting the definition of FWCC Section 22-15 will be used, stored, transported, or disposed of in connection with the proposed activity. 4. The Development Review Committee shall make the following determination: a) No hazardous materials are involved. b) Hazardous materials are involved; however, existing laws or regulations adequately mitigate any potential impact, and documentation is provided to demonstrate compliance. (Refer to list of activities and state regulation that apply to them in this bulletin.) c) Hazardous materials are involved and the proposal has the potential to significantly impact Critical Aquifer Recharge and Wellhead Protection Areas; however, sufficient information is not available to evaluate the potential impact of contamination. The city may require a Hydrogeologic Critical Area Assessment Report to be prepared by a qualified groundwater scientist in order to determine the potential impacts of contamination on the aquifer. 3 Normal maintenance includes interior and exterior repairs and incidental alterations. Normal maintenance and repair may include, but is not limited to, painting, roof repair and replacement, plumbing, wiring and electrical systems, mechanical equipment replacement and weatherization. Incidental alterations may include construction of nonbearing walls or partitions. 4Abandoned means knowing relinquishment, by the owner, of right or claim to the subject property or structure on that property, without any intention of transferring rights to the property or structure to another owner, tenant, or lessee, or of resuming the owner's use of the property. "Abandoned" shall include but not be limited to circumstances involving tax forfeiture, bankruptcy, or mortgage foreclosure. 5 Hazardous materials means any material, either singularly or in combination, that is a physical or health hazard as defined and classified in the International Fire Code, whether the materials are in usable or waste condition; and any material that may degrade groundwater quality when improperly stored, handled, treated, used, produced, recycled, disposed of, or otherwise mismanaged. Hazardous materials shall also include any hazardous waste, hazardous substance, dangerous waste, or extremely hazardous waste that is a physical or health hazard as defined or classified in RCW Chapter 70.105 and WAC Chapter 173-303, whether the materials are in usable or waste condition. Hazardous materials shall also include petroleum or petroleum products that are in a liquid phase at ambient temperatures, including any waste oils or sludge. Bulletin #057 — December 8, 2004 Page 3 of 4 k:\Handouts\CARA and WHPA Handout STATE AND FEDERAL REGULATIONS Applicants for uses listed below will be required to provide documentation of compliance with state and/or federal standards and regulations. Statues, Regulations, and Guidance Pertaining to Groundwater Impacting Activities ACTIVITY STATUE — REGULATION — GUIDANCE Above Ground Stora e Tanks Chapter 173-303-640 WAC Animal Feedlots Chapter 173-216 WAC, Cha ter 173-220 WAC Automobile Washers Chapter 173-216 WAC, Best Management Practices for Vehicle and Equipment OE WQ-R-95-56) Below Ground Storage Tanks -Discharges Chapter 173-360 WAC Chemical Treatment Storage and Disposal Chapter 173-303-182 WAC Facilities Hazardous Waste Generators (boat repair Chapter 173-303 WAC shops, biological research facility, dry cleaners, furniture stripping, motor vehicle service garages, photographic processing, printing andpublishing shops, etc.) Injection Wells Federal 40 CFR Parts 144 and 146, Chapter 173-218 WAC Junk Yards and Salvage Yards Chapter 173-304 WAC, Best Management Practices to Prevent Stormwater Pollution at Vehicles Recycler Facilities (WDOE 94-146 Oil and Gas Drilling Chapter 332-12-450 WAC, WAC, Chapter 173-218 WAC On -Site Sewa e Systems (laze scale) Chapter 173-240 WAC On -Site Sewage Systems <14,500gal/day Chapter 246-272 WAC, Local Health Ordinances Pesticide Stora a and Use Chapter 15.54 RCW, Chapter 17.21 RCW Sawmills Chapter 173-303 WAC, 173-304 WAC, Best Management Practices to Prevent Stormwater Pollution at Log Yards (WDOE 95-53) Solid Waste Handling and Recycling Chapter 173-304 WAC Facilities Surface Mining Chapter 332-18-015 WAC Waste Water Application to Land Surface Chapter 173-216 WAC, Chapter 173-200 WAC, WDOE Land Application Guidelines, Best Management Practices for Irrigated Agriculture QUESTIONS? Additional questions about Critical Aquifer Recharge and Wellhead Protection may be directed to the Federal Way Department of Community Development Services (253-835-2607), 33325 8"' Avenue South, PO Box 9718, Federal Way, WA 98063-9718. This handout cannot be used as a substitute for codes and regulations. Every project should be reviewed or specific compliance with the Cily of Federal Y-42codes and regulations. Bulletin #057 — December 8, 2004 Page 4 of 4 k:\Handouts\CARA and WHPA Handout Project Name: 'Federal. Way"_-)illage Applicant F 'zral Way Villa M4 corner of SR-99 and S 3364racking No 06-106382--00--SU LLC Project Location 06-106384-00—SE T1'T'r5 AND QUA.NTITMS OF HAZARDOUS MATERIALS Please provide the appr oximaie quantity of the types of hazardous materials or deleterious substances that Will be stared, handled, treated, used, produced, recycled, or disposed of in connection with the proposed activity" If no hazardous materials will be involved, please proceed to Section IV. MATERIAL LIQUID f allorts) Sat,m (ounds) (1) Acid or basic solutions or solids (2) Antifreeze or coolants (3) Bleaches, peroxides, detergents, surfactants, disinfectants, bactericides, algaecides (4) Brake, transmission, hydraulic fluids " (5) Brine solutions (6) Corrosion or rush prevention solutions' (7) Cutting fluids (9) Deicing materials (9) Dry cleaning or cleaning solvents (10) Electroplating or metal finishing solutions (11) Engraving or etching solutions (12) Explosives (13) Fettilizers, (14) Food or animal processing wastes (15) Formaldehyde (16) Fuels, additives, oils, greases (17) Glues, adhesives, or resins 7 . (IS) Inks, printing, or photocopying chemicals (19) Laboratory chemicals, reagents or standards (20) 11ledical, hospital, pha.1 naceutical, dental, or veterinM fluids or wastes (21) Metals (hazardous e,g, arsenic, copper, chromium, lead, mercury, silver, etc.) (22) Paints, pigments, dyes, stains, varnish, sealers. (23) Pesticides, herbicides or poisons (24) Plastic resins, plasticizers, or catalysts I (25) Photo development chemicals (26) Radioactive sources (27) Refrigerants, cooling water (contact) (29) Sludges, still bottorns (29) Solvents, thinners, paint removers or strippers (30) Tanning (leather) chemicals (31) Transformer, capacitor oils/fluids, PCB's (32) Waste oil (33) Wood preservatives (34) List OTHER hazardous materials or deleterious substances on a separate sheet. Bulletin #056 —November 24, 2004 Page 2 of 3 kAHandoutAffazardous Materials Inventory Statement Project Name Project Location Applicant — Tracl;ing No. IV. FUR't'HER1Nl:;ORMATiON Provide the approximate quantity of fill and source of fill to be imported to the site. Antiroximate Ouantity of 7xnnorted Fill 1 Source of Fill [ Check box #I if you do not plan to store, handle, treat, use, produce, F-ecycle, or dispose of any of the types and quantities of hazardous material or deleterious substance listed in Section M. Check box(s) #2 through 45 (and fill in appropriate blanks) of the below table if they apply to your facility or activity. #1 [) The proposed development will not stare, handle, treat, use, pxodu ; recycle, or dispose of any of the es and quantities of hazardous materials or deleterious substances listed above. types #2 [ ] Above ground storage tanks, having a capacity of gallons will be installed. #3 Construction Vehicles will be refueled on site. Storage within wholesale and retail facilities of hazardous materials, or other deleterious #4 [ substances, will be for sale in original containers with a capacity of .C'�'gallons liquid or _- ounds solid. The presence of chemical substances on this parcel is/will be for "temporary"' non -routine 05YJ maintenance or repair of the facility (such as paints and paint thinners) and are in individual containers,with a capacity of � gallons liquid or :- pounds solid. Check any of the following items that currently exist or are proposed in connection with the development of the site. #1 [ ] Stormwater infiltration system (e.g., french brain, dry well, s(ormwater swale, etc.) #2 [ J Hydraulic lifts or elevator, chemical systems, or other machinery that uses hazardous materials #3 [ ] Cathodic protection wells #4 [ ] Water wells, monitoring wells, resource protection wells, piezorneters #5 t J Leak detection devices, training for employees for use of hazardous materials, self-contained machinery, etc. SIGNATURE Signature Date Print Name if you have any questions about filling out this application form, please call the Department of Community Development Services at 253-835-2607. PIease be advised that an application for a development permit lacking the required information will not be accepted. Bulletin 411056 - November 24, 2004 page 3 of 3 kAHandouts\H=rdous Materials Inventory 5tatemcnt A Development Plan for Village at Federal Way RESUBMITTED AUG 0 2 2007 CITY OF FEDERAL WAY BUILDING DEPT. Master Plan Development • Village at Federal Way Introduction A. Purpose The application of these design guidelines will be a critical regulatory tool in implementing the community's design -related goals and objectives for the renamed Village at Federal Way; the former name Kitt's Corner. B. I ntent These guidelines are directed to creating a development within the Village at Federal Way that: ■ Provides a visible and accessible commercial and civic town focus for the City of Federal Way. ■ Enhances circulation for pedestrians and vehicles. ■ Connects and integrates other activities. ■ Features a spectrum of public open spaces and amenities. • Includes a mix of commercial, recreational and residential activities • Accommodates retail development of various scale • Enhances the town's identity as a regional attraction. C. Application of Design Guidelines The design guidelines apply to all new construction in the Village at Federal Way. The sole exception involves interior remodels. The guidelines are intended to supplement the other standards in the Federal Way Municipal Code (Including but not limited to: Chapter 22, Article XI — District Regulations, Article XV — Off Street Parking, Article XVII — Landscaping, Article XVIII — Signs, and Article XIX — Community Design Guidelines.) Where the guidelines and zoning ordinance standards conflict, the City shall determine which regulation applies. D. Interpreting the Design Guidelines The City retains full authority to determine whether or not a proposal meets these guidelines. Within the guidelines, certain words are used to indicate the relative importance and priority the City places upon the particular guideline. The words "shall," "must," and "is/are required" mean that the development proposal must comply with the guideline unless the City finds that: • The guideline or requirement is not applicable or appropriate in the particular instance, or • The development proposal meets the intent of the guidelines in some other manner. The word "should" means that the development proposal will comply with the guideline unless the City finds that: ■ The guideline or requirement is not applicable or appropriate in the particular instance, • The development proposal meets the intent of the guidelines in some other manner, or there is a compelling reason to the contrary. The words "is/are encouraged" mean that the action or characteristic is allowed and will usually be viewed as a positive element in the City's review. The project proponent may submit proposals that he/she feels meet the intent of the guidelines but not necessarily the specifics of one or more + guidelines. In this case, the City will determine if the intent of the guideline has been met. E. Review Process The following guidelines will be used, along with other City ordinances and regulations, for the City's review of one or more proposed binding site plans and subsequent development proposals on the site. If more than one binding site plan is submitted (or if the site plan only applies to part of the development area), then the site plan shall indicate how the proposal will connect to adjacent properties/parcels to be developed later. The means of pedestrian and vehicular circulation, as well as building and entry orientation, must be as approved by the City in accordance with the design guidelines as applied to the entire area of applicability. Master Plan Development • Village at Federal Way Development Concept Sense of Place The National Trust for Historic Preservation describes a sense of place as: "Those things that add up to a feeling that a community is a special place, distinct from anywhere else"' It is something developed, as Kent Ryden describes, "gradually and unconsciously from inhabiting a landscape over time, becoming familiar with its physical properties, accruing history within its confines.."z A developer's ability to influence the intimate relationships that individuals will form with their neighborhood is, at best, limited. However, through design, it may be possible to produce neighborhoods that exhibit "compatibility and harmony." Through design, a developer can create a community that is "distinct from anywhere else." Federal Way Village occupies a unique position in the ongoing development of this region. It will be, not to put too fine a point on it, by definition, "distinct" from much of what has come before. Overall Federal Way Village's compact form, integration and pedestrian orientation will mark a significant shift from the up to this point norm of neighborhood design. Much is made of the neo-traditional neighborhood as a method of "community building". This feat is impossible to ensure. Professor Emily Talen, Assistant Professor of Urban and Regional Planning at the University of Illinois Urbana -Champaign, says that the core values behind neo-traditional design are "environmental and spatial in nature: living more compactly, and reducing land consumption, thereby decreasing dependence o the automobile." To the best of its ability, Federal Way Village reflects this particular spirit. It features a network of interlinked streets that lead to amenities like shopping and play — all obtainable, easily and safely, without the use of a car. The rest will come in organic process of time. 1. Stokes, S. M., Watson, A. E. and Mastran, S.S. (1997). Saving America's Countryside: A Guide to Rural Conservation (2nd ed.). Baltimore: Johns Hopkins University Press: 192. 2. Ryden, K.C. (1993). Mapping the Invisible Landscape. Iowa City: University of Iowa Press: 38. Theme Recreating the "essence" of the town square reminiscent of the early last century is the primary design intent for Village at Federal Way. Varied shop fronts capped with awnings show -casing the day's merchandise; safe pedestrian scaled walk -ways meandering through the buildings allowing folks to walk to the retail section of their neighborhood; areas distant from the parking lots for gathering of several generations of neighbors to discuss the week's events are all characteristics encompassing the design and site planning. A culmination of these ideals from the past joined with the regional architecture of today will suite the development well. Although the center is developed for the convenience of the immediate region, it also supports a larger area of the community. The community commercial portion of Village at Federal Way has more of an automobile orientation than that of a localized neighborhood commercial development. A mixture of uses range from a market and junior anchors sized appropriately to meet the needs of the community to smaller shops providing daily needs. Drive-thru facilities are part of today's needs and are key elements to the success of the development. Particular care will be given to the placement and design of these facilities to minimize the unwanted appearance often associated with drive-thru elements. Neighborhood Focal Points The concept of a village center is to spring into being a self-sustaining community, mirroring those that formed gradually prior to the widespread adoption of the automobile. Here the Village at Federal Way offers several strata, hierarchical zones, which span from highly structured, people adapted to untouched and minimally managed. The human centric and highly structured commercial core will be a major draw for the community at large as well as the community within. It will offer retail shops and anchors and allow for the addition of such gathering places as cafes, coffee houses or bakeries. At the same time, professional services and Master Plan Development • Village at Federal Way other businesses can be integrated within employing and providing for the populace living nearby or in the residential portion of the mixed -use development. At the other end of the spectrum, its central core is over three acres of minimally managed open space and wetlands. This will be a mostly unstructured natural space. The addition of trails and other amenities, like viewing benches or tables, will make this a place to take a walk or to sit and listen to the birds while taking in territorial views. Balanced between these in the hierarchy will be structured green spaces, providing a balance amid natural and human design. The planning objectives for the Village at Federal Way calls for the creation of a pedestrian -friendly center that serves as a community focus, providing public open space and amenities, and accommodates a broad range of commercial and civic activities. The development should build a unique, high -quality identity. The planning concept outlined in this section translates these objectives into the physical design principles described and illustrated below. A. Connect the center's uses and activities with a network of pedestrian connections and extend those connections to the north of South 336`h Street, to the west toward the residential site; to the east toward Pacific Highway South (SR-99), and southward to the existing development. Provide convenient access from parking to building entries, open spaces, and primary pedestrian connections. y B. Provide vehicular, bicycle, and pedestrian access around the site by constructing a north/south connector street roughly bisecting the site to the southeastern corner. Provide parking access where convenient and safe along perimeter streets. Construct sidewalks and bicycle paths along the site's perimeter and install heavy landscaping to create attractive streetscapes. C. Identify a development configuration that allows for small and large retail businesses, public and recreational areas, and some upper -story residences. Provide adequate service access for large businesses and minimize their impact on visual qualities and pedestrians. D. Ensure that the activities and buildings are pedestrian -friendly by providing amenities and landscaping, weather protection, "transparent facades," and human -scaled building elements. Provide main entrances facing primary pedestrian connections or open spaces. E. Create an assemblage of buildings with an intimately scaled and informal architectural character. Locate, cluster, and architecturally treat large buildings to ensure that they do not dominate the area's identity. Through the architectural, landscape, open space, and gateway elements, create an identity unique within the region that reflects Federal Way's town character. F. Provide residential uses on upper stories near the wetland areas in order to increase housing choices in Federal Way, to enhance safety and security of open spaces, and to provide day-to-day patrons for businesses. Master Plan Development • Village at Federal Way P There are several features that make a potentially ground -breaking development in this state. Responsiveness to the City's goals includes: • Focusing development on a focal plaza and open green space. • Making pedestrian connections to neighboring areas. f • Including residences on upper stories. • Creating a small-scale, informal architectural character and minimizing the impacts of large-scale businesses. These elements distinguish the envelopment from others in the region, while increasing a sense of community, attracting visitors, and enhancing the viability of other businesses in the area. The design guidelines in this report codify these concepts and enable the City to work with potential developers to make sure the principles are achieved. J J J J Site Configuration General Layout Federal Way Village will have a modified grid structure of interconnected streets and alleys. Pedestrian walks and trails will allow for safe egress throughout the community. Blocks of buildings will generally be rectangular in nature, though some will have broad curving aspects due to the unusual shape of the defining boundaries of the village center along the wetlands. Lots will be varied in shape and size, and several housing types will be offered throughout the residential and commercial portions of the development. Human scaling will be evident everywhere. The front porch or shop entry shall be either immediately adjacent to, or connected with a pedestrian pathway to the sidewalk. Many of the village center's focal points will be in easy walking or biking distance from everywhere within. J Master Plan Development -Village at Federal Way . . . . . . . ..... E E �J, v 1 5 �. .t..__•_ _ i • 1. � [ �� 1E T� _ � � } }��hll { � � r.l eeh�r.•lww.q 7 oh Site Plan Graphic Site Plan Ti L 5 Master Plan Development • Village at Federal Way Site Sections A. Residential Road Cross Sections: SECTION S - MINOR COLLECTOR N +PAKIN NOT TO SCALE 2 54' RAW RESIDENTIAL .STREET R fw �( O 27' rL1z 27' 12' PAVEMENT 12' 1 � 3'. 5' 4' 12' 10' 8' 4' 5' X UTIL 513WK PLNTR DRMNG LANE DRMNG LANE PARKING "' SDWK UnL� 0.5' 0.5' CEMENT CONCRETE VERTICAL CURB AND REVISED SECTION S - MINOR COLLECTOR 2 LANES + PARKING (ONEI NOT TO SCALE 6 Master Plan Development • Village at Federal Way u �r 24' 12' PAVEMENT 12' 1 1 1 3' 5' 12' 12' 41 5' 3' 1 WTIL, SDWK ,PL& DRIVING LANE DRIVING LANE PLNTR, SDA9[ ,LMLI 0.5' 1 0.5' 2.0X_ 1 1 _2.0% CEMENT CONCRETE. VERTICAL CURS AND REVISED SECTION U _ LOCAL _LANES -- NO PARKING NOT TO SCALE a 40' RESIDENTIAL STREET 20' �/W 20' 8' PAVEMENT at 12' 5' 3' 1 INTIL, SDWK DRMNG LANE I DRMNG LANE SOW ,UT1LI CEMENT CONCRETE VERTICAL "CURB AND REVISED SECTION U - LOCAL 2. LANES NO PARKING NOT TO SCALE 7 Master Plan Development • Village at Federal Way a 34' R/W PRIVATE STREET RfW 17' 17' 24 PAVEMENT j 5' 12' 12' S' 1 SDWKrING LANE ORNWG LANE SDWK . 0.5. 0.5' CEMENT CONCRETE. VERTICAL" CURB AND SECTION GG _ PRIVATE 2 LANES - No PARKING NbT -rd SCALE 25' PRIVATE STREET 20' PAVEMENT 5' 10. 10' SDWK DRMNG LANE DRIVING LANE 2.6X�0.5' a nx _ 2.0% CEMENT CONCRETE VERTICAL CL1R9 AND GUTTER SECTION FF - PRIVATE 2 LANES _ NO —PARKIN NOT TO SCALE g Master Plan Development • Village at Federal Way 15' EASEMENT J12- PAVEMENT 1.5' 5 I SECTION BB - PRIVATE DRIVEWAY 1 LANE - NO PARKING .lq Ndt TO SCALE 5OUTH 338TH STfiE 20LL -r.IW -W .,W 9 Master Plan Development - Village at Federal Way B. Commercial Road Cross Sections R A R/ 27' 27' 24' 13' i PAVEMENT 1 3' 61 V 12' 12' G. 6' 311 IITIL51DEWAK PLANTER DWING LANE DRIVBdG LANE PLANTER ISIDEWALK UrIL 0.5' CEMENT CONCRETE VERTr-AL CURB AND CUTTER- R1 - REVISED SECTION R T 2 LANES — NO PARKING_ NOT TO SCALE R 55' Q 33' 40' PAVEMENT 1' 12' S. 12' 12' S' TIL I SIDEWALK PARKMtG I DRMNC LANE DRIVM LANE PARKING t STREET TREES IN TREE 2 0%_ GRRIf A0OC2SWARDS().0; fC z.p FLUSH CURB R2 - REVISED SECTION R 2 LANES — PARKING BOTH SIDES 12' I 1' SIDEWALK I UTIL 10 Master Plan Development • Village at Federal Way C. 336`h Road Cross Section .31, 8' t 6' t 12' , I t f I _ ! . 6'. ! 12' _ t _ 12' - ! _6'_ ! _ 8' _ t 3't 1!7 Sdn,alk'Pfonln ' Left Turn' ' ' Plnnl•r' std•votk u14 16'—i-12'—i st Median (where LT not needed) 64' 4 LANES+ MEDIAN 98' SECTION E Site Plannin - Residential A. Open Space and Community Greens The community lawns are randomly sprinkled throughout the residential development, serving as visual relief along the street through varied setbacks of the buildings and a general opening up space. By combining several small adjoining lawns into a single larger common lawn, the space becomes more useful, allowing greater opportunities for open play or gatherings. The unstructured open space, consisting of wetlands and their buffer will be readily accessible via trails and available for use by the entire population. The development must be based on a City -approved site plan addressing the following principles. If more than one site plan is submitted (or if the site plan only applies to part of the development area), then the site plan shall indicate how the proposal will connect to adjacent properties/parcels to be developed later. The means of pedestrian and vehicular circulation, as well as building and entry orientation, must be as approved by the City in accordance with the design guidelines as applied to the entire area of applicability as stated in the guidelines. Site Planning -Commercial A. Public Open Space Intent: Commercial and Residential • To provide a variety of open spaces attracting people to the area. • To provide a focal open space that functions as a community gathering space. • To provide a "park -like" character between the residential and commercial portions. • To provide an attractive pedestrian environment. 11 V Master Plan Development • Village at Federal Way 7 To provide outdoor spaces for relaxing, eating, socializing, and recreating. 1. Connects the following activities with an integrated pedestrian network: • To the Southeast: Pacific Highway South sidewalk. • To the North: South 3361h Street To the West: residential development. 2. Creates a focus of retail and recreational uses at the core of the lot. (See Public Open Space and Land Use guidelines). 3. Provides a set of open spaces along the pedestrian network that include a focal plaza, and other smaller open spaces to enhance the retail environment. (See Public Open Space guidelines.) 4. Includes a public road running north/south ("main street") bisecting the lot that, along with South 3361h Street and Pacific Highway South, creates a loop system around the commercial development. Parking for the facility should be accessed from this loop system and not intrude into the center of the site of detract from the activities or qualities of the development. (See Parking Area guidelines and Circulation Guidelines). 5. Locates and treats large buildings to reduce their perceived scale to fit with neighboring structures and present an inviting, human scaled, pedestrian oriented character to the public. (See Architectural/Building Design guidelines.) Gateway features and a safe walking connection must be provided at these points. The City will pursue potential roadway connections, a signaled intersection, at the extended and aligned intersection of 13`h PI South and South 336`h Street in order to provide better access to the site and neighboring properties and to reduce congestion on the highway. If such an access is identified prior to development, an internal pedestrian connection must be provided to the south as well. KEY VDDOn"M M, LD ^, ® KUMWN'S,l Ni rsn�stwW7w RAM i�i snEe�nm V 12 Master Plan Development • Village at Federal Way 1. Focal Plaza Guidelines: 1. Area should be no less than south 336th street 5,000 square feet (generally W*a6dumsWes in°COa"'°V°0grates large enough for a gathering of at least 500 people). We pavirg 2. The plaza should be able to water AOL serve as a center for daily - activity - the most significant, M space and emphasis as the _ heart of the development. rest ! O 3. Paving should be unit -pavers or Lam! concrete with special texture, pe[�:- _ N pattern, and/or decorative features. 4. Pedestrian amenities shall be - -Ti provided such as seating, !� plants, drinking fountains, duveaowro:� rest C� artwork, and such focal points .,: as sculpture or water feature. ""siaib r pad 5. Lighting fixtures should be "'edlurnBo"U'"atre° i; N approximately 10-15 feet above nd.oaabv.tia.grate O' the surface. The overall lighting smal MU&Stum Aowaft trm in in the plaza should average at ,,Wscap.,re, least 2 foot-candles. 6. The plaza should be connected to the Shopping Corridor, and accessible from parking areas. 7. At least one-half the plaza perimeter should abut buildings with pedestrian oriented facades. These buildings should be 20 to 35 feet in height. See Architectural/Building Design; B. Human/Pedestrian Scale; Guideline 1. One of the buildings adjacent to the plaza should feature a tall landmark element (30-50 feet in height) such as a tower, prominent flagpole, or other structure. 8. Parking areas must not abut the Focal Plaza area. 9. See applicable landscaping guideline. 2. Shopping Corridor Guidelines: 1. The Shopping Corridor should be a series of connected pedestrian spaces surrounded by retail shops. 2. The width of the corridor should be not less than 25 feet in any place and average at least 500 feet counting plaza spaces. Pedestrian -oriented spaces (at least 500 square feet) should interrupt the corridor to provide visual interest and activities. 3. Paving should be unit - pavers or concrete with special texture, pattern, and/or decorative features.r 4. Pedestrian amenities shall _ �- be provided such as �tr seating, plants, drinking fountains, distinctive paving, artwork, and such =- focal points as sculpture or water feature. F 5. Lighting fixtures should be approximately 10-15 feet above the surface and may be building mounted. The —� overall lighting in the plaza 13 Master Plan Development • Village at Federal Way should be at least 2 foot candles, without "dark spots" that could cause security problems. Ambient light from under canopies or storefronts may be included in the lighting calculations. 6. The plaza should have an articulated edge (buildings, benches, and/or landscaping) where feasible or desirable to provide visual interest and additional seating along the edges of the plaza where people may linger out of the traffic flow. 7. Buildings adjacent to the Shopping Corridor must have pedestrian -oriented facades (see Building Orientation guidelines below). 8. See applicable landscaping guidelines. Pedestrian oriented spaces with tables and chairs with umbrellas will allow areas for patrons to congregate and converse. All gathering areas will be screened from parking lots and streets. 1. Pedestrian -Oriented Spaces Guidelines: 1. Pedestrian -oriented spaces are encouraged along the pedestrian connections and near key building entries. They can be small to large widening of walking space, landscaped areas, areas for outdoor dining, or small play areas. 2. Pedestrian amenities shall be provided such as seating, plants, drinking fountains, distinctive paving, artwork, and such focal points as sculpture or water feature, should be provided. 3. Lighting fixtures should be approximately 10-15 feet above the surface and may be building mounted. The overall lighting in the plaza should be at least 2 foot candles, without any "dark spots" that could cause security problems. Ambient light from under canopies or storefronts may be included in the lighting calculations. 4. The spaces must have visual and pedestrian access (including barrier -free access) to abutting structures and public streets or pathways. 14 Master Plan Development • Village at Federal Way Trees define Planters organize space and plaza space define circulation and sealing 5. Walking surfaces should be either approved unit pavers or colored and textured concrete. 6. At least one linear foot of seating area (at least 16 inches deep) or one individual seat per 60 square feet of plaza area or open space should be included (seating can )or include benches, low walls, stairs, or ledges). ng 7. Landscaping that does not act as a visual ea barrier is encouraged (also see Plaza/Pedestrian Area Landscaping guidelines). 8. Buildings abutting pedestrian -oriented space must have pedestrian -oriented facades (see Building Orientation guidelines below). 9. See applicable landscaping guidelines. Broad sidewalks flanked with generous landscaping will promote a pedestrian safe environment facilitating neighborhood residents and visitors to walk from shop to shop. Areas for congregation, both on the walkways and tucked in the corners of the serrated facades will be a key role in developing the feeling of openness and security at the same time. 4. Gateways Reinforce community gateways through the use of architectural elements, streetscapes features, landscaping and/or signage. Gateways can be defined through landscaping, artwork, and references to the history of the location that creates a sense of place. Gateways are transition locations, places that mark entry or departure points to a neighborhood or development for automobiles and pedestrians. They are sites that create opportunities for identification, a physical marker for the community to notice they are entering a 15 Master Plan Development • Village at Federal Way special place. Methods to establish gateways should consider the site's characteristics such as topography, views or surrounding building patterns. Elements could include building out to meet the corner where appropriate, or tools such as: • Setbacks to allow for pedestrian friendly spaces; • Signage; • Landscaping; • Artwork; ■ Fa4ade treatments 5. Sidewalks and Pathways NOTE. Sidewalks refer to concrete pedestrian routes adjacent to public right-of-ways. Pathways refer to all other pedestrian routes. Intent: ■ To provide a safe environment for pedestrians to move throughout the development • Separation of pedestrian and vehicular traffic. • To create a varied and rich environment to encourage people to explore the area on foot. Guidelines: 1. All public open spaces, walkways, and sidewalks shall meet ADA standards. 2. Sidewalks should be separated from the roadway by planting strips with street trees where possible. Planting strips should generally be at least 5 feet in width and include evergreen shrubs no more than 4 feet in height and/or ground cover in accordance with the City of Federal Way Landscape Standards and canopy -type broadleaf trees placed an average of 25 feet on center. EXCEPTIONS: Where space is limited, planting strips less than 5 feet in width may be permitted by the City; street trees placed in tree grates may be more desirable than planting strips in key pedestrian areas. 3. Acceptable sidewalk widths may range from 6 to 15 feet depending on adjacent uses and anticipated pedestrian activity. Appropriate sidewalk widths on the connector road. Sidewalks along major connector routes, Pacific Highway South and South 336`h Street have been recently completed and are to remain. 4. Pedestrian crosswalks shall be provided at all intersections. These shall be indicated with distinctive paving. 5. The addition of texture to the ground plane of key sidewalks and pathways with unit pavers, bricks, tiles, or public artwork is encouraged. 6. Pathways that provide key access to the Focal Plaza, Shopping Corridor, or other key sites are termed "Primary Pathways." Primary pathway surfaces should be at least 12 feet in width (to accommodate fire apparatus access and groups of people). 7. Other pathways are termed "Secondary Pathways." Secondary Pathways may vary in width according to intended function and expected use (subject to City approval). Where secondary pathways are located within corridors between structures, such corridors should be at least 8 feet in width. 16 J J J Master Plan Development . Village at Federal Way s. Pedestrian amenities, including landscaping and seasonal flowers, benches, lighting, and/or artwork, shall be provided along Primary and Secondary Pathways to create visual interest (see Landscaping guidelines). Centennial Trail Centennial Trail will be a walking/bike path continuing transverse from north and south on the site. A connection to 320`h is envisioned for the future. ■ See guidelines for sidewalks and pathways in this section. Sidewalks Intent The retail/commercial portion of the Village at Federal Way serves both the local neighborhood and the larger community. Emphasis shall be placed on separating pedestrian and vehicular traffic within the project. Sidewalk shall be clearly defined and separated wherever possible from vehicular traffic. • To provide a safe environment for pedestrians to move through the retail center and separation of pedestrian and vehicular traffic. To create a varied and aesthetically pleasing environment to encourage people to explore the retail spaces on foot. • To allow for outside sales and eating areas within the project. Specifics • A pedestrian amenity such as street trees/landscaping, and seasonal flowers and benches shall be provided to create interest internally within plazas. • Pedestrian crosswalks shall be provided at all intersections. These shall be indicated with distinctive paving/markings. • All public open spaces, walkways, and sidewalks shall meet ADA standards. ■ The addition of texture to the ground plane of sidewalks and plazas with unit pavers, bricks, and special concrete texturing will be provided at selected areas where activity occurs. • Pedestrian pathways and trails shall provide connections to various retail services and open spaces. Safe public walkways around and through parking areas are also to be designed. • Awnings and/or overhangs will be provided to protect pedestrians from inclement weather whenever possible along storefronts. • Pedestrian amenities and detailing of site furniture, lighting, paving, and site amenities will be consistent throughout the village to create an identifiable identity and image. Trails Trails are soft -surfaced free -draining paths that link sidewalks or other hard -surfaced areas together. Intent ® To provide linkage from residential areas to retail spaces. • To provide an amenity for local residents. • Pedestrian trail along the wetland area provides an important link connecting the Village at Federal Way to the commercial areas to the north and south. This also provides safe passage for the neighborhood to the west. For further details see Centennial Trail section. • Pedestrian trail shall be located within the buffer. Its location and construction shall meet all buffer criteria and create pedestrian interest with berms and planting. Trail location and design to be approved by the City. 17 J Master Plan Development • Village at Federal Way Driveways Any entry with a median can exceed 36'. The median must be 9' in width and landscaped appropriately. Will feature detailing to distinguish entry into the site from public streets by brick edging, exposed aggregate concrete, stamped and colored concrete. All undivided driveways shall have a minimum drive lane width of twelve (12) feet. Divide driveways/entries with medians shall have individual lanes of no more than thirteen (13) feet in width. 1. Parking Areas Intent: ■ To provide convenient parking areas encouraging people to utilize the pedestrian oriented J circulation throughout the site. • To provide more flexibility in the design of the development by reducing existing City parking standards. ■ To provide parking areas to enhance the pedestrian and visual qualities of the site. • To maintain the built street edge through effective screening of all parking lots. minimize the impacts of driveways and curb cuts. lTo 1 Guidelines: 1. Parking areas shall conform to the requirement of FWCC, Chapter 22, Article XV and FWCC Section 22-1567, "Parking Lot Landscaping" unless otherwise noted in these guidelines. This encompasses dimensional requirements, design, access, loading areas, number of parking spaces, parking area landscaping, and other parking -related requirements. 2. Parking requirements for retail uses shall be 1 space per 300 square feet of gross floor area and 1.7 ] spaces per unit in the mixed -use. I 3. Parking requirements for restaurant uses shall be 1 space per 100 square feet of gross floor area and 1 1 space per 80 square feet of gross floor area for fast food restaurant uses. 4. The landscaped buffer between the sidewalk and the parking area along Pacific Highway South must be at least 10 feet in width using either Type II or Type III Landscaping standards subject to City approval. - 5. Pathways through parking lots should be provided. Pathways and crosswalks should be provided along every fourth parking isle or at intervals of less than 150 feet. Pathways through parking areas must be separated from adjacent vehicular circulation areas by a landscape buffer of at least 4 feet J in depth. Parking area pathways should be a minimum of 5 feet in width. 6. Parking will not be permitted in parking setback areas. 7. All parking shall be screened from public streets by appropriate landscaping (see Landscaping j Guidelines.) J8. In parking lots, landscaped islands must be installed in intervals of not less than every twenty (20) parking spaces; and at the end of all rows of parking. Parking islands shall have a minimum width of nine (9) feet. A continuous poured -in -place concrete curb shall be installed around parking I islands to protect lawns and landscaping from vehicular traffic. Parking islands may not be used to Jsatisfy the Permeable Surface requirement; however, islands larger than 500 sq. ft. shall be counted as Permeable Surface. 9. The use of parking bumpers in surface parking lots is prohibited except in designated handicapped stalls. 10. A continuous poured -in -place concrete curb with gutter shall be installed around all vehicular parking areas. a 18 Master Plan Development • Village at Federal Way 11. All curb cuts onto public streets shall be on -grade curb return types. Residential type, ramped curb cuts are prohibited.. 12. All parking spaces must be designated by painted lines. 13. All handicapped parking spaces must be designated in compliance with ADA and the City of Federal Way Municipal Code. 14. All parking lot and street pavement sections shall be designed by a registered engineer. B. Building Orientation - Commercial Phase Intent: m To provide an attractive pedestrian environment. To enhance the character of the streetscapes within and surrounding the area. • To enhance the use and safety of open spaces by encouraging buildings to front onto them. • To provide attractive building facades adjacent to parking lots. General: The Focal Plaza, Shopping Corridor, and other Pedestrian -Oriented Spaces serve as the focal points for pedestrian activity in the Planned Development Area. Therefore, buildings and ground floor businesses fronting on the spaces should be oriented towards these spaces. For the purpose of these guidelines, these building facades are termed "Primary Pedestrian Facades." Since these and other buildings also front onto parking lots or streets, buildings and businesses are strongly encouraged to provide secondary building entrances. These are referred to as "Secondary Pedestrian Facades." Due to the design of the site, side and rear walls of new buildings in the planning area will also be visible and therefore must be designed and/or screened to provide an attractive streetscape. These are referred to as "Side or Rear Facades." Locations, guidelines and standards for Primary Pedestrian Facades, Secondary Pedestrian Facades, and Side or Rear Facades are detailed below. Architectural Considerations Please review the Building Design Vocabulary section of the Master Plan for more detail concerning the architecture within the village center. Consult the Federal Way Municipal Code for additional restrictions. Guidelines 1. Primary Pedestrian Fagade: Building facades adjacent to the Shopping Corridor, Focal Plaza, and at pedestrian -oriented spaces. • Primary building/business entries must be located here. Weather protection is required along at least 75 percent of the fa4ade width. 75 percent of the linear footage of facades on the ground floor are require to have storefront glazing between the heights of 2 feet to 8 feet above the ground; Multi -story structures with windows or balconies overlooking the plaza/open spaces are encouraged to provide a sense of visual interest and neighborhood security. Pedestrian -oriented lighting and/or decorative fa4ade 2. Secondary Pedestrian Fagade: • Building facades adjacent to parking lots, pedestrian pathways, or streets, as designated by the City. ■ If the building/business is not adjacent to the Shopping Corridor, or Focal Plaza, or the primary entrance may be located adjacent to an adjacent parking lot, pedestrian pathway, or street (subject to City approval). Building/businesses facing Shopping Corridor, or Focal Plaza on one side and parking lot, pedestrian pathway, and/or street on other sides, are strongly encouraged to provide a secondary building/business entry from the parking lot, pedestrian pathway, or street (citing subject to City approval). • Weather protection over the building entry and covering at least 50 percent of the overall fagade is required (75 percent weather protection coverage is required for facades along interior pedestrian corridors). • Storefront windows over at least 35 percent of the facades on the ground floor between the heights of 2 to 8 feet above the ground are required. 19 J J J Master Plan Development • Village at Federal Way Building entries along secondary pedestrian facades should utilize pedestrian oriented lighting and/or decorative facade details. Blank walls must be treated in one or more of the following ways: 1. Planters ortrellises with vines. 2. Landscaping that covers 30 percent of wall area within three years of planting. 3. Special materials (e.g., decorative patterned masonry). 4. Display windows. 5. Other treatment approved by the City. 3. Side and Rear Facades: • Building facades not adjacent the Focal Plaza, Shopping Corridor, building/business entries, or highly visible locations. • While pedestrian building/business entries are not required here, they may be encouraged depending on specific site characteristics. Service elements may be located here. Facades shall be treated in two or more of the following ways: 1. Planters or trellises with vines. 2. Landscaping that covers 30 percent of wall area within three years of planting. 3. Special materials (e.g., decorative patterned masonry). 4. Display windows. 5. Other treatment approved by the City. • Designated side and rear facades located along public streets should be set back at least 15 feet from the sidewalk to accommodate storm water treatment methods and heavy landscaping. ■ Visible building facades should be articulated per "Vertical Articulation" guidelines in Human/Pedestrian Scale. ■ Creative use of building materials such as concrete and concrete masonry units is encouraged. Building Presence This is covered in greater detail in following sections, however, generally it can be said that an attempt is being made to offer variety and complementary across a wide range of building types, as sectioned by use and size, throughout the whole of the Federal Way Village. By keeping with the established guidelines for setbacks, block sizes, building height restrictions and other ordinances Village at Federal Way hopes to create a neighborhood built on a human scale that reflects a rhythmic sense of continuity. Furthermore, making use of the opportunities offered within the village center, porches will reside near to the street, in many cases becoming the dominant feature visible from the road. In the case of front - loading homes with garages facing the street, the prominent porches, in conjunction with other details such as accent trellises, deep eaves and recessed doors, will present visages much different from the garage lined streets common in many suburban neighborhoods. Neighborhood Continuity Continuity within each sector of the Village at Federal Way, commercial and residential, is relatively assured as a single developer is responsible for design and construction within each. The building styles between the residential and the proposed commercial portion are complementary, each owing much to the Craftsman design motifs. Additionally, each section conforms to the same building ordinances defining setbacks and the like. There should be little or no noticeable difference between the two sections. In its entirety, Village at Federal Way will be a unified whole, conveyed via the rich context built of the push and pull between competing forces: public and private; commercial and residential; automobile and pedestrian; monotonous conformity and aesthetic congruency; ordinance and market forces. In this milieu it may be capable of achieving the tacit goal behind the village center of becoming a "special place, distinct from anywhere else". 20 Master Plan Development - Village at Federal Way Transitions One of the ambitions of the Village at Federal Way shall be to develop a seamless and harmonious community; one where rarely distinguishable borders between the commercial and residential areas will exist. Some of the elements to mesh the two developments shall be: Transport The sidewalks, walking paths and the bicycle trails will be the common thread, tying together the complete tapestry of the Village at Federal Way. The possibility for the neighbors to use alternative modes of transportation will be achievable and encouraged. The neighbors will have the opportunity to meander through the tranquility of the development peacefully and safely from one edge of the development to the other using various ribbons of transport. Noise, the unavoidable jinx, will be of interest in the commercial area of the village. The abundantly landscaped paths will serve as buffers between the commercial and residential zones, calming the clamor. For more information about the utilization of landscaping see the landscape section. Phasing The Village at Federal Way will be completed over a period of three years, commencing spring 2007. Each phase will contain various elements of the final project, including different housing types, parks and open spaces, roads and storm water treatment areas. Architectural/Building Design A. Architectural Concept - Commercial Intent: To create, through the architectural, landscape, open space, and gateway elements, an identity unique within the region and that reflects Federal Way's small town character. To reflect Federal Way's vernacular architectural character (excluding the post -War highway strip development). • To provide a high -quality image with well -designed and detailed buildings, minimization of corporate identity elements (stock buildings and signs), and an emphasis on subtlety and refinement rather than on flashy or trendy design themes. • To create an assemblage of buildings within the planned development area with an intimately scaled (Le., the buildings appear to be smaller in size, generally less than 150 feet in length along a fagade, even though the building footprint may be larger) and informal architectural character. ■ To create a varied, non -homogenous set of buildings within the planned development area that give the sense of natural evolution over time rather than a result of a single, one-step development —and to emphasize the fact that the building elements can naturally evolve and change overtime without disrupting a constricting design theme. Guidelines: 1. The buildings proposed for the Village at Federal Way planned development area should be based on a comprehensive architectural concept that achieves the intent statements above. Specifically, the design of the specific buildings should address: • Pedestrian interest and comfort along the perimeter of open spaces and pedestrian connections. • The size of building massing and elements relative a human body. • Lessen the visual monotony fronting a street or pedestrian path by making use of articulated fa4ades including color and material breaks. No fagade fronting these conditions will be a shear blank wall. • The perceived massing of the building relative to nearby structures, open spaces, and landscape elements. • Federal Way's architectural and cultural setting. • The variety of sequential experiences and design characters within the site. 21 Master Plan Development o Village at Federal Way While the individual design guidelines in this section address some of these issues specifically, the intent of this guideline is to encourage the designers to consider how the various aspects of the design work together. Applicants should be prepared to demonstrate how the proposed buildings respond to the intent statements. The City will review applicants' proposals and determine whether or not they meet the intent. B. Human/Pedestrian Scale Intent: ■ To create an assemblage of buildings with an intimately scaled appearance and informal architectural character. • To architecturally treat large buildings to ensure that they do not dominate the area's identity. • To provide interesting and sheltering pedestrian -oriented facades. Guidelines 1. Building Height: The maximum building height in the BC zone is 35 feet. However, up to 55 feet is permissible if certain criteria are met. Sunlight should be considered within the planned development area with regard to the height of buildings adjacent to open spaces such as the Shopping Corridor, or Focal Plaza. Generally, buildings on the south side of these open spaces should be sized to allow direct year-round sunlight on south -facing structures. Specifically, building heights on the south side of the Shopping Corridor and Focal Plaza should not exceed a 1:1 ratio with the width of such open spaces. ,�E�s�.:.�yy:alNwn in p4 t%; a1c14wn 1 a1 PlaQl ynse-f=31 cr$•aYsj tq tinA gtwen Cccercta(7-teptes: O{ze 31rr.'t X 2. Articulation: The buildings must conform to the community design guidelines FWCC Section 22-1635(b), "Building Facade Modulation and Screening Options, Defined." Building facades longer than 60 feet in width and visible from a public fight of way or residential area or zone shell incorporate fa4ade modulation methods. The minimum width of a modulated section is 6 feet and the minimum depth is 2 feet. The maximum width is 60 feet. Articulation may be accomplished in several ways, including: • Modulation —the stepping back or projection of a portion of the fagade. ■ Including significant building elements such as balconies, porches, canopies, towers, or entry areas that visually break up the fa4ade. ■ Building focal points that include, for example, distinctive entry features. ■ Changing the roofline. ■ Changing materials. • Landscaping. • Using other methods acceptable to the City. 22 Master Plan Development • Village at Federal Way C. Architectural Elements Intent: • To create an intimately scaled, pedestrian friendly, and informal architectural character. To enhance the quality of both individual buildings and the Pacific Highway streetscape as a whole. • To encourage use of quality building materials with a low life cycle cost. To create design unity, a sense of place, and community identity. To reduce the visibility of unsightly service and utility elements from view while providing efficient service and equipment areas. 1. Roofs Guidelines: 1. Roof designs should provide scale -reducing elements within the Village at Federal Way planned development area. It is recommended that buildings have a variety of roof slopes, details, materials, and configurations. 2. All flat roofs shall be architecturally treated or articulated with a parapet wall combined with ornamental molding, entablature, frieze, cornice, or other architectural roofline detail visible from the ground level. Parapets and articulated cornice lines should not appear as applied elements. 3. Roof -mounted mechanical equipment (HVAC) must be screened from view. 2. Building Elements and Details Guidelines: 1. All building facades shall incorporate a substantive use of building elements, such as those from the list that follows, as approved by the City, to achieve a pedestrian scale. 2. "Substantive" in this case means a significant contribution to the form and character of the building. Note that "decorative" means that the feature exhibits special craftsmanship or distinctive design that adds visual interest and/or unique character. Suggested building elements include: • Articulated building elements through treatment of windows, doors, entries, and corners with special trim, molding, or glazing. • Permanent pedestrian weather protection (building canopy). 23 Master Plan Development • Village at Federal Way • Decorative building materials, such as tile and metal work. • Enhanced or articulated building entrances (recessed or covered). • Pergolas, arcades, porches, decks, or bay windows. • Balconies in upper stories. • Address numbers legible to the public from the street or pathway fronting the property or building. • Multiple -paned window fenestration (windows with several panes separated by mullions). • Windows. All windows should either have a vertical orientation (e.g., be longer in the vertical dimension than in the width) or be square in order to qualify as special elements. 3. Exterior Materials Guidelines: 1. Use durable and high -quality materials. Shiny or highly reflective materials are not allowed. Materials should be those of typical use in the Northwest, including: • Bevel or lap siding. ■ Rock, stone, and brick material. • Architectural shake -style roofing. ■ Metal roofs with standing seams. A mix of vertical board and batten wood siding, brick veneered columns, concrete bases, and canopies emphasize the regional architecture. 2. If sheet materials, such as composite fiber products or metal siding, are used as a siding material over more than 25 percent of a building's fa4ade, use material with a matted finish in a muted color as specified in Color guidelines below. Include the following elements: • Visible window and door trim painted or finished in a complementary color. • Corner and edge trim that covers exposed edges of the siding material. 24 Master Plan Development • Village at Federal Way 3. If concrete blocks (concrete masonry units or "cinder blocks") are used for walls that are visible from a public street or park, use one or more of the following architectural treatments: • Use of textured blocks with surfaces such as split -face or grooved. • Use of colored mortar. • Use of other masonry types, such as brick, glass block, or tile, in conjunction with concrete blocks. • Other treatment methods approved by the City. The applicant shall provide the City with samples of the material, proposed detail connections and a list of other project examples in the Puget Sound region that have used this application. 4. Do not use the following materials in visible locations unless an exception is granted by the City: • Mirrored glass. ■ Corrugated fiberglass. • Chain -link fencing (with or without slats). • Synthetic materials with reflective surfaces, including galvanized steel and glossy vinyl siding. 5. Paint all vents, gutters, downspouts, flashing, and electrical conduits to match the color of the adjacent surface unless they are being used expressly as a trim or accent element, or if the surface is made of an unpainted material such as brick. 6. Shadow -line and unequal coursing, split shakes, fish scale or diamond sawn shingles and other patterns may be appropriate to architectural detailing of any wood accents. 7. Provide approved address numbers so that they are legible to the public from the street fronting the property. 4. Colors Guidelines: 1. Submit a color palette. 2. Appropriate for the given architectural style, color scheme and surrounding context. 3. Muted colors are encouraged for the background color of most buildings. A darker background color will allow the effective use of lighter colors for trim — where the highlights will show up better. 4. Bright colors should generally be reserved for accents. Doors or special features may be painted a bright accent color. 5. Bright luminescent or day -glow color is not allowed. 5. Building Equipment and Service Areas Guidelines: 1. Building service elements and utility equipment should be contained within the building envelope, screened from public view, or on roofs where not visible to the public. 2. All on -site service areas, loading zones, outdoor storage areas (except outdoor retail sales areas under 100 square feet in occupied area), waste storage, disposal facilities, transformer and utility vaults, and similar activities shall be located in an area not visible from a public street, pedestrian connection, or open space. If this is not possible, then the service area, loading zone, storage area, or utility area must be screened from public view. Acceptable screening includes: a. A masonry or wood enclosure incorporated into a building wall. b. A solid hedge or other screening as approved by the City. c. Visible chain link fencing with or without slats is not permitted. 3. Service or utility areas or enclosures shall not be located in or be visible from public open space, including the Focal Plaza. R Master Plan Development • Village at Federal Way 6. Drive-thru Screening Drive-thru and drive-thru lanes are a common necessity in current time. Home cooked meals are one of the casualties of today's fast paced and often hectic life styles. A goal for the Village at Federal Way is to site the buildings as to position the drive through in the inner region of the site, thus hiding them from view at the perimeter of the site. In a case of a drive through not being positioned in such a manner a screening process has been implemented. Concealing procedure shall be: Landscaping * Berming: The setback space between the public streets and drive through lanes shall be fully landscaped. Berming shall be provided in order to screen cars from the adjacent areas. Berms will aid in reducing the overall scale of any screen walls. • Plantings: The use of coniferous trees and/or appropriate shrub plantings shall add visual relief and buffering where appropriate and shall hide any unsightly areas. • See the Landscaping section for additional and more thorough details. Site Amenities/Landscape Planting, Intent To achieve a higher quality, more dense landscape within the retail center than typically is found in other community commercial centers throughout the City of Federal Way and vicinity. * Provide a variety of plant materials, but commonality that unites the retail services center. * To utilize landscape materials to strengthen the center's design identity. * To select plant material that is relatively hardy and requires little maintenance. • To frame the human -made elements with a natural backdrop. * To add color, texture, and interest to the center. All plant material species, size, and quality shall be as approved by the City. 1. Setbacks Intent • Establish a coordinated streetscape image; * Provide sufficient space between buildings; ■ Ensure adequate light and privacy; * Provide sufficient space between roads, buildings and parking to ensure privacy; • Sound control. ig 1. Driveways shall be setback from adjacent property lines at least twenty five (25) feet, except where access driveways are shared by adjacent owners/tenants. Access drives shared by two or more adjacent sites is encouraged. (Applies only if development is sited on more than one parcel) 2. All setback areas shall be planted and landscaped in accordance with the Landscape Guidelines. 26 Master Plan Development • Village at Federal Way 2. Perimeter Landscaping Guidelines The project design intent is to create an aesthetically pleasing natural environment that serves both the neighborhood and greater community. To achieve this, a higher quality of site design and building design is proposed. Views into the center from adjacent streets will be promoted. It is the design intent to limit views of the larger parking area through the use of berms and lower level shrubs, and existing and proposed grading around the perimeters of the site. To achieve this, the following design features shall be considered: Intent • To screen undesirable views of and from SR 99, Pacific Avenue South. • To provide green backdrop and frame for the Federal Way Village retail space development. • A buffer of native vegetation averaging at least 10' wide shall be provided along SR 99, and South 336`h Street. • The under story may be cleared through buffer and around trees to create view corridors to buildings but not to parking lots. • An open view corridor shall be maintained at entrance streets for vehicular ingress/egress visibility. • Vegetative buffers along South 336`h Street and Pacific Avenue South shall be composed of a mix of evergreen and deciduous native vegetation to provide screening from the road and a "green gateway" for the Village at Federal Way. • Protection of existing landscaping, including significant trees and vegetation areas, is to be considered at all times. • The buffer shall have a natural, not manicured, character, and recommended indigenous species, including Douglas fir, cedar, hemlock, big leaf maple, vine maple, Oregon grape, Salal, etc. • The landscape plan as required for review must be prepared by a qualified landscape architect. ■ Site coverage shall be in accordance with the City of Federal Way Municipal Code, Article XVII — Landscaping. • Landscaping must be completed, inspected, and approved by the City prior to building occupancy. • Requirements pertaining to tree preservation, replacement and coverage shall be in accordance to the City of Federal Way Municipal Code. ■ All irrigation systems are to be below ground, fully automatic systems in compliance with applicable building code requirements. 3. Interior Area Landscape Guidelines Plazas and Courts • A range of landscape materials, trees, evergreen shrubs, ground covers and seasonal flowers shall be provided for color and visual interest. • Trees should be placed to allow southern sun exposure in such a manner as not to conflict with pedestrian activity areas. Seasonal deciduous shade trees are to be located to provide a cooling effect during summer months. 27 Master Plan Development • Village at Federal Way Conceptual Plaza Plan —Thomas Rengstorf Associates ■ Planters or large pots with small shrubs and seasonal flowers may also be used to separate cafe seating from traffic flow and create protected sub -areas within the plaza for sitting and people watching. • Creative use of plant materials, such as climbing vines or trellises, and rock groupings, etc., are also encouraged. • All landscaping shall be as approved by the City. o A variety of materials for interest will be used; e.g. brick, concrete, unit pavers, tile, stone, wood (some seating) in selected areas where activity will occur. • Dumpsters or service areas shall be substantially screened from open spaces/plaza areas. g tree a grate ve paving 26 Master Plan Development • Village at Federal Way Streetscape/Parking Lots ■ Street trees shall be planted an average of 30' on center on both sides of all new streets ■ Street trees should align with building column lines and not block storefronts. Tree species selection shall encourage deciduous trees and trees that branch above 6'. • Parking lot areas shall employ deciduous shade trees, berming, and shrubs/ground cover materials that will withstand the harsh environment and will discourage "through passage". • Use of trees and other plantings with special qualities (e.g., spring flowers and/or good fall color) will be used to unify and create a unique character. • The following trees are recommended for street trees: Skyrocket Oak or Crimson Spire Oak. • The following trees are recommended for parking lot trees: Parkway Maple, Worplesdon Sweetgum, or Chanticleer Pear. • Shade trees for plaza areas should be chosen from the following list: Skyline Honeylocust, Columnar Norway Maple, or Kwanzan Cherry. Preferred types of pedestrian pathways and materials Images by- Thomas RengstorfAssociates 29 Master Plan Development • Village at Federal Way 4. Site Grading Intent • Unify the grading in terms of earth form, preservation of topographic features and compatibility of relationships between buildings parking areas, roads and adjacent properties. Guidelines: 1. Lot grading will be done in such a way as to preserve where feasible existing topographic features and to provide positive drainage. All site grading shall be designed to meet the following standards: Minimum Maximum Slope Slope Landscape areas 2% 3:1 Parking lots 2% 4% Driveways 2% 1 0% Pedestrian paths 1% 8% 2. No cut or fill slopes of any type shall be steeper than 3:1 with smooth vertical transitions. 3. Where space limitations demand, terracing with approved retaining walls shall be utilized. 4. Where retaining walls are required, they shall be of a material compatible with the building structure. 5. Berms, channels, swales, etc., shall be graded in such a way as to be an integral part of the grading, and paved surface designed with smooth transitions between changes in slope. 6. Storm water shall be detained on site when necessary. 7. Site grading shall be designed in such a way to limit the amount of site runoff entering the areas reserved as Conservation Easements/Wetlands. 5. Fencing Intent • Provide for security; Screening of unsightly areas; • Visual relief and buffering where appropriate. Guidelines: 1. No fence or wall of any kind shall be constructed unless specifically approved by the City. 2. Objects such as water towers, storage tanks, processing equipment, cooling towers, communication towers, vents and other structures or equipment shall be compatible with the building architecture or screened from view of adjacent properties, parking areas, public streets, common areas, and walkways/paths by using fences and/or walls and shall be approved in writing by the City before construction or erection of said structures or equipment. 3. Screen fences or walls shall be of a height at least equal to that of the equipment to be screened. 4. Materials and colors of fences and walls shall be compatible with the building architecture. 5. Chain link and/or barbed wire fencing is not permitted. 6. No fence or wall shall be located within twenty five (25) feet of the front property line or any street right-of-way. 6. Site Utilities The purpose of the Site Utilities Guidelines is to promote the coordinated development of utilities in Village at Federal Way and to minimize utility costs and adverse visual impacts caused by utility structures and appurtenances. Guidelines: 1. All permanent utility lines shall be underground. 2. The proper use of constructed or reconstructed wetland technology is encouraged for any on -site storm water treatment. 3. Transformers shall be grouped with utility meters where possible and shall be screened. 30 Master Plan Development • Village at Federal Way 4. Utility appurtenances including telephone pedestals, utility meters, irrigation system back flow preventers, transformers, etc. are not to be visible from adjacent sites, parking areas, public streets, pedestrian walkways and bike paths and shall be screened. 7. Site Lighting The purpose of the Site Lighting Guidelines is to provide for a safe, functional, visually attractive and coordinated site lighting system. All Lighting will conform to community standards for safety and aesthetics and will be provided for according to the appropriate ordinances. Guidelines: 1. Lights shall not be placed to cause glare or excessive light spillage on neighboring sites. 2. Lighting shall be provided for all parking areas, driveways, sidewalks and paths. 3. Exterior lighting fixtures are to be as follows: a. Parking lot fixtures: cut-off type, color corrected high pressure sodium, rectilinear or "shoebox" style, aluminum extrusion luminaries, no more than thirty (30) foot mounting height. Single or double luminarie configuration on a square pole. Luminaries and pole shall have dark bronze finish. b. Pedestrian area and walk lights: Coordination with residential lighting fixtures is encouraged. C. Large above ground concrete bases for lighting fixtures (excluding parking lot fixtures) are prohibited. Base design shall be coordinated with design style of lighting fixtures. 4. It is recommended that accent illumination be provided at key locations such as building entries, driveways entries, etc. 5. Lighting of building faces is permitted only when such light does not cause excess glare or when such light does not spill onto adjacent buildings, parking areas and public streets. 6. Building mounted lighting is restricted to loading and service areas for security purposes only. Building mounted lighting shall not be substituted for parking area or walkway lighting fixtures. Security lighting fixtures are not to project above the roof line of the building and shall be shielded. The shields shall be painted to match the surface to which they are attached. 7. Aesthetic lighting techniques on the building may be implemented after review by the City. 8. Site Signage • Establish a coordinated graphic program that provides for individual occupant identification and directional communication in a distinctive and aesthetically pleasing manner, • Graphic system is a major factor in creating and preserving the design character and integrity of Village at Federal Way. Size and placement of all signage shall be considered as integral part of site development, and a signage plan shall be submitted for the approval. • All signage must be in compliance with the City of Federal Way Municipal Code. Architectural/Building Design - Residential A A. Architectural Concept - Residential Intent: • To create, through the architectural, landscape, open space, and gateway elements, an identity unique within the region and that reflects Federal Way's small town character. • To provide a high -quality image with well -designed and detailed buildings, and an emphasis on subtlety and refinement rather than on flashy or trendy design themes. j • To create an assemblage of buildings within the planned development area with an intimately scaled (i.e., the buildings appear to be smaller in size, generally less than 150 feet in length along a fagade, even though the building footprint may be larger) and informal architectural ` 1 character. 31 Master Plan Development • Village at Federal Way B. Human/Pedestrian Scale Intent: • To create an assemblage of buildings with an intimately scaled appearance and informal architectural character. • To architecturally treat large buildings to ensure thatthey do not dominate the area's identity. • To provide interesting and sheltering pedestrian -oriented facades. C. Architectural Elements Intent: • To create an intimately scaled, pedestrian friendly, and informal architectural character. • To enhance the quality of both individual buildings and the Pacific Highway streetscape as a whole. • To encourage use of quality building materials with a low life cycle cost. • To create design unity, a sense of place, and community identity. • To reduce the visibility of unsightly service and utility elements from view while providing efficient service and equipment areas. Building Style • The intent within the Village at Federal Way is to recreate spirit of traditional American neighborhoods found in this country priorto the Second World War. In part, this will be accomplished by mirrorin9 same of the key architectural design features found dispersed throughout those communities. These include stylistic reference to several genera of hones, principally Neo-Colonial and Craftsman, a mixture of front and alley -loading garages and a variety of elevation styles. ■ The specifics of each home will vary; however, what follows is a general overview of the features that will be found within the Village at Federal Way. Massing • Construction with the Village at Federal Way will recognize the massing relationships between adjacent buildings and will seek to maintain appropriate scale and context. • All efforts will be undertaken to lessen the visual monotony fronting a street or pedestrian path by making use of articulated facades that include color and material breaks. No blank walls will be permitted. Ka-'.�+ Concentuol front elevation 32 Master Plan Development • Village at Federal Way 1. Roofs and Roof Materials Styles • Gabled, Gambrel and Hipped roofing styles will be prevalent on all primary building structures. ® Where appropriate dormers will also be prominent features. • Flat roofs will not be allowed. Design • All new buildings, including accessory buildings shall appear to have a roof pitch ranging from at least 4:12 to a maximum of 12:12. • Roof pitches will vary and be appropriate to the housing style with 6:12 typical. • The maximum building roof height within the residential section shall not exceed 35' feet above average building elevation. Trim • Rake, fascia, soffit and frieze trim will be applied in a fashion consistent with the units' particular architectural style. Materials Wood shakes and shingles • Slate • Fiber cement shingles Fiberglass Asphalt • Clay tiles. Concrete tile shingle • Alternate materials that achieve similar visual effect. Color • Appropriate for the given architectural style, color scheme and surrounding context. Typical roof elevation 2. Siding and Trim Styles ■ Given style will be appropriate for the particular architectural motif and include board and batten, shingles, and lap siding, river rock and brick. Patterns Shadow -line and unequal coursing, split shakes, fish scale or diamond sawn shingles and other patterns will be used as appropriate to architectural theme and context. 33 IMaster Plan Development • Village at Federal Way 1 it 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. I yNiLui.1nuiyiC wIu iuN VVUIU 3Iuuly with horizontal trim board and brick Color a 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 1�1� j WAu. SVM12 TWAT Gmwwbo. 5W2221 ACCENT SmAnwdashp SW2215 WALL AbKh w.,e SW1128 TRW WM" SW2123 ACCIIIT mdm= SWZI17 WAU tO—P. TRIP I -as r d SW2057 ACCENT ze n SW2085 J N WALL wmwA smm SW2121 TM M cm UW SVnM ACCENT +wnwaa �^ SW2125 ■ WALL SVV450 TRIM CMKP&K SW2053 M iL r r S*2t14 TRM /&lb/shr SW2116 ACCENT smimK SW2717 34 WALL nDO=VLO SYM07 TRIM N. P*. SW2109 ACCENT Men SKI23 WALL VhM=h bW SW2012 TRIM 3nftm SW2009 ACCENT mockchiry SW2724 WALL NONIr SW2352 TRIM WNW SW2123 ACCENT CwAmCmwn SW2354 Master Plan Development ► Village at Federal Way 3. Entry and Doors Placement ■ The primary entry of all homes will be visible and accessible from the street or public open space. Styles • Appropriate for the given architectural style and will feature panels and/or glazing. ■ Special features such as a round top window, transom sash, side lights and/or panels will be considered. ■ French and terrace doors will be used where appropriate for access to porches and patios. Trim Trim will be selected to complement the chosen door style and architectural motif. Colors ■ Appropriate for the given architectural style, color scheme and surrounding context. 4. Eaves, Porches and Arcades Porch Size All porches will cover at least thirty -percent of the home's primary fagade with a minimum width of 8 feet and depth of 6 feet. Detail ■ Round, tapered or square columns will be used to enhance and differentiate the elevation. ■ Round, tapered or square posts will be used to define the porch. ■ Railings will be used between posts and columns. Eves ► All eves will be open and a minimum depth of 6". Craftsman -type eaves will be deeper and feature integral or decorative brackets. Cornices will be applied where appropriate to the building style. 5. Windows Placement • Window placement will be architecturally consistent with the building style. • All fa4ades will feature windows. Special consideration will be given to side facing windows to ensure privacy from neighbors while still allowing day lighting. Styles • Will conform to the character of the home and surroundings. • Fixed, single hung casement or horizontally sliding windows will be utilized where appropriate. 35 Master Plan Development • Village at Federal Way Natural or painted wood or white vinyl frame and casement materials will be used. Detail • Window grids and other details such as shutters will be used to add detail and key windows into a particular architectural style. Typical windows Trim Will vary, but will include wider trim at the top and bottom of the windows, planters and trimming windows in groups, and will be consistent with the units'theme. 6. Cross gables and dormers Gables C Where appropriate to the architectural motif ornamentation will be applied for visual interest. Dormers • Where appropriate to the building's style dormers will be used to break up rooflines, add interest, light and ventilation to building. 7. Gutters Shapes ■ Style and shape chosen as appropriate to building style. • 1/2 round or K-style fascia gutters Downspouts • Locate at corners and position to minimize conflict with other design features such as windows, trim or ornaments. 8. Chimneys Styles, Details and Materials • Will be consistent with the building's architectural character and feature brick or river rock, or make use of siding and trim materials to compliment the building. 9. Walls, fences, and hedges Front • If a feature is incorporated in the front yard(s) including but not limited to a hedge, picket or lattice fence, brick or stone wall, the feature shall be at least 3' in height and not be greater than 6 feet in height. ■ Will be consistent with the building's style and complimentary to the surrounding context. Side, Rear • Solid fences on the sides and rear of property will be a maximum of 6' in height. • Hedges will be maintained to a maximum height of 6' along the back and side yards. 36 Master Plan Development • Village at Federal Way Materials • Fences will typically consist of wood, brick or stone. • Wood fences will be either of naturally rot resistant or treated lumber. i9 Hedges will be evergreens such as English Laurel or Boxwood. Garages i ■ Where an alley is available, homes will feature alley -loading garages, thus minimizing the visual mass walling the street. • Where necessary, homes with front -loading garages will maintain the minimum 20' front setback from the street right-of-way. • Far ades of all garages will be set back a minimum of 2' from the primary fa4ade of the house unless, where appropriate, some additional architectural feature, such as a trellis, bay window or porch projects forward, above the garage by the same distance, again, with the intent of minimizing the visual impact of the garage front as viewed from the street. Typical windows • The width of any garage door fronting a street or pedestrian path 1 shall not exceed 16'-3" Site Amenities/Landscape Planting Intent To achieve a higher quality, more dense landscape: • Provide a variety of plant materials, but commonality that unites the development. • To utilize landscape materials to strengthen the design identity. • To select plant material that is relatively hardy and requires little maintenance. • To frame the human -made elements with a natural backdrop. ■ To add color, texture, and interest to the center. • All plant material species, size, and quality shall be as approved by the City. `—ffa— evergreen f tree in landscape area decaallve relahing waA tak* a.ddrou. cwel w• 37