Loading...
19-101205AkCITY OF Federal Way Centered on Opportunity May 6, 2019 Mr. David Ratliff Devco Inc. 10900 8th Street, Suite 1200 Bellevue, WA 98004 dav i.railikfl c • • f XLe Re: File #19-101205-00-PC, PREAPPLICATION CONFERENCE SUMMARY Celebration Apartments, 3300215th Avenue South, Federal Way Dear Mr. Ratliff: CITY HALL 33325 Sth Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held April 11, 2019. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the city's Planning and Building Divisions, Public Works Department, and representatives From Lakehaven Water and Sewer District and South King Fire and Rescue. Some sections of the Federal Vay Hcuised Code (F'WRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. I, Jim Harris, am the key contact for your project. You may contact meat 253-835-2652, or iim.harris ci. For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION The proposal is to remove existing structures and impervious surfaces to construct approxiinately 345 muld- family dwelling units. The proposal includes construction of two separate six -level buildings with underground and surface parking, as well as amenity areas and a single story community clubhouse building. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the comments made by all departments in the following section of this letter. Mr. David Ratliff Page 2 of 19 May 6, 2019 ■ Planning Division 1. A portion of the property is zoned Office Park (OP) and the proposed multi -family mixed use land use is not permitted in the OP zone. • Public Works Development Services Divi§ion • Public Works Traffic Division 1. Transportation Concurrency Management (FIVRC 19.90) — A transportation concurrency permit with the application fee of $9,032 (51 - 500 trips) is required for the proposed project. 2. Traffic Impact Fees (Ffl'/RC 19.91) — The traffic impact fees payment will be assessed at the building permit issuance. 3. Frontage Improvements (FWRC 19.135.040) — Construct frontage improvements and dedicate right-of- way along the property frontage on South 3301h Street, 1301 Avenue South, and South 332nd Street. The private street (15th Avenue South) shall be constructed to meet public street standards. 4. Block Perimeter (FIVRC 18.55.010 & FWIRC 19.135.251) — The development shall meet block perimeter requirements of 1,320 feet for non -motorized access and 2,640 feet for streets. 5. Transportation ImpactAnalysis (TM) — A trip generation study prepared by a licensed engineer in the state of Washington is required to determine the numbers of trips generated by the development. 6. Intersection Sight Distance — Submit an intersection sight distance analysis consistent with AASHTO standards. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. COMMUNITY DEVELOPMENT — PLANNING DIVISION Jim Harris, 253-835-2652, jim.ha"is@cityoffederaiway.com Zoning Regulation Overview and Summary 1. Zoning Designation and Use — Parcels 172104-9034, -9047, -9057, -9028, - 9030, -9090, -9035, -9059, -9031, -9033, -9051, and -9074 are within the Community Business (BC) zone. Multi -family housing which includes other ground floor retail/office/mixed use is a permitted use in the BC zone subject to regulations set forth in FWRC 19.220,050. Note 4 of the FWRC 19.220.050 use zone chart states: "Multi -unit housing and accessory living facilities may be located on the ground floor of a structure only as follows: (a) ground level space that spans at least 60 percent of the total length of the principal commercial facade of all buildings, as determined by the director, is occupied with one or more other use(s) allowed in this zone; and (b) ground level space that spans at least 40 percent of the total length of all other street -facing facades of all buildings is 19-101205-00-1'C Doc 1 D:78899 Mr, David Ratliff Page 3 of 19 11-Iay 6, 2019 occupied with one or more other use(,,) allowed in this zone. Parking in conjunction with other uses allowed in this zone may also be located on the ground floor of the structure if non -visible from the right-of-way or public areas." Note 1 of FWRC 19.220.050 states: "All nonresidential ground floor spaces must have a minimum floor - to -ceiling height of 13 feet and a minimum depth of 15 feet." Parcel 172104-9034 is located within the Office Park (OP) zoning district and could -family housing mixed use is not a permitted use in the OP zone. The portion of the proposed development on the OP zone cannot be approved as the proposed uses are not permitted in the OP zone. The City cannot approve any elements of the proposed mufti -family mixed use project on OP zoned property. 2. Land UseAppd w iau — The proposed multi-family/nixed use project is subject to Use Process III review pursuant to FWWRC 19.15.030. Process III is an administrative land use review process with public notice, and is conducted adininistratively with a written decision issued by the Director of Community Development. Process III land use approval is valid for a period of five years and extensions to the land use approval may be granted if criteria are met. Enclosed area master land use application, development requirements checklist, and other applicable handouts. Refer to the Develvpnient Sfcquaremenls checklist, Bulletin #001, For specific submittal requirements. 3. Slate Envirammenial Polig Act (SEPA) —The project is subject to environmental review under SEPA. The environmental review is a component of the Process III land use application and a complete environmental checklist with notice materials will be required. An environmental threshold determination made by the Director of Community Development must be issued prior to land use or building permit approval. 4. Pub& Nofifteatien — Process Ili applications and SEPA determinations require a public notice and public comment periods. Within 14 days of issuing the Letter of Complete Application, a Notice of Application (NOA) will be published in the Federal lrlayMiimr, posted on the subject property, and distributed as required by 17W1ZC. One set of stamped, addressed mailing envelopes must be submitted with the Process III and SEPA application. A rna.iling label bulletin is enclosed. 5. Land Use Review Timeframes — The city makes every effort to issue land use decisions within 120 days of a complete application. However, the review timeframe is suspended at any time that additional information is requested by the city. The applicant must submit requested information within a 180-day timeframe, unless an extension is granted pursuant to FWRC 19.15.050(2). 6. AppliaalioH Fees— PIease contact the Permit Center at pe"nitcentet-of!'ederal%v .ccan or 253-835- 2607, for updated fee schedules for the Process III Master Land Use application, SEPA checklist, concurrency, engineering review, and building permit. 7. Key Denlopmellt HegXlations -- All site improvements must comply with the applicable FWRC development regulations. The following general regulations will apply to the proposal. Doc M!78B99 19-10120i-00-11C Mr. Dairid Ratliff Page 4 of 19 May 6, 2019 (a) Required Yard and Lot Coverage — Per FWRC 19.220.050, required minimum yard setbacks are the same as the regulations for the ground floor use. Therefore, for those portions of the buildings with commercial /office use, there is no required minimum setback from the property line. For other portions of the building without ground floor retail/office, then a minimum five foot setback is required to provide required perimeter landscaping. See FWRC use zone charts for applicable standards. (b) Maximcrns BKrlding Height— The height permitted for a multi-family/mixed use development in the BC zone is a maximum of 65 feet above average building elevation (AABE). Per FWRC 19.110.060 "Exceptions," rooftop appurtenances may exceed the applicable height limitation by a maximum of four feet, if the area of all appurtenances and screening does not exceed 10 percent of the total area of the building footprint. These appurtenances must be located in such a way as to minimize view blockage. A building height handout is enclosed. (e) Parking — Parking requirements for multi -family development in the BC zoning district varies by the unit type and use, and is identified on the multi -family use zone chart FWRC 19.220.050. Required parking is 1 stall per efficiency unit; 1.25 stalls for studio units; 1.5 stalls for one bedroom units, and 2.0 stall for units with two bedrooms or more. Per FWRC 19.220.050, note 5 requires underground or first floor parking for a minimum of 25 percent of the required stalls when over 100 dwelling units. Parking for commercial/office use must also be provided per the applicable use zone chart. Per FNV- RC 19.130.020(2), guest parking for residential uses may be required in excess of the required minimum parking spaces. Parking at the nearby public Celebration Park is not allowed. Adequate resident and guest spaces and parking operations must be provided to assure no off -site parking at Celebration Park. (d) Open Space — Under FWRC 19.220.050 note 11, open space requirements for multi -unit housing is a minimum of 150 square feet of usable open space per unit. Review note 11 for more specifics about open space. With your application, please provide a site plan graphic and narrative detailing the open space areas and those portions of areas intended as common open space, private open space, and identify all amenities in each of the individual common open space areas. Include on the submittal drawings the size and location of each recreation area, the intended users, and indicate whether it is internal or external. (e) Required Yard and Lot Coverage —No maximum lot coverage applies. The buildable area will be determined by other requirements for landscaping, required yards, etc. 8. Landscaping— The land use application must include a preliminary landscape plan, prepared by a licensed landscape architect, in accordance with the landscape requirements contained in FWRC Chapter 19.125 "Outdoors, Yards, and Landscaping." Following are the key landscape requirements for the project: 19-101205-00-PC Do ID:78899 Air. David Ratliff Page 5 of 19 May 6, 2019 (a) Per:nreter Landseape .Bu Jerr — Type III perimeter landscape buffers a nunimurn of Five feet in widrh are required along all property lines per FVIRC 19.125.060(6). Type III landscaping consists of a mixture of evergreen and deciduous trees, large shrubs a minimum of 24 inches in height at the time of planting, and groundeover, spaced to provide a visual buffer creating a partial visual separation. However, landscaping is not required along perimeter lot lines abutting rights -of -way where no required yards apply and the building is adjacent to or in very close proximity to the right-of-way line. (b) Interior Parki►sg Lau l eindsoPi►rg -- Twenty-tivo square feet of interior lot landscaping per parking stall must be incorporated into any surface parkingareas per fVRC 19.125.070. (c) Re&erier, Retaining A%alh,, and Fencing — Rockeries, retaining walls, and any proposed fencing must be shown on the site and landscape plans, as well as on the civil engineering plans. Per FWILC 19.120.120, the height of rockeries and retaining wails associated with commercial development is limited to six feet. Retaining walls and rockeries shall he set back a minimum of three feet from adjacent public rights -of way, and where retaining walls are terraced; there shall be.a minimum Five feet distance between terraces to accommodate landscaping and its maintenance. Walls that are visible from the public right-of-way or adjacent property shall be composed of brick, rock, or other textured/pattemed styles as approved by the planning and public works directors. 9. Clearing, Ginding, and Tree and llegetatian Retention — The applicant is required to obtain clearing and grading plan approval as a component of the land use approval, Please consult FWRC 19.120.040(1) for items that are required to be included on the plan. Approval and Notice to Proceed shall be required prior to commencing clearing and grading activities on the site. Reference FWRC 19.120.060(2). A tree and vegetation retention plan as required under 1 WRC 19.120.140(2) must also be submitted with the land use application. The tree and vegetation retention replacement plan must be prepared by a certified arborist or certified landscape archirect. The standards require eacli development to maintain a rninirnum tree unit density. The minimum tree density in the BC zone is 20 tree units per acre. Generally, a tree unit is a value assigned to existing trees retained on the property or replacement trees. The larger the tree, the greater value it is assigned. Required tree density can be composed of retained trees and replacement plantings per FlxIRC 19.120,15.0. The tree and vegetation plan must clearly show where the tree units are to be located_ The formal landscape plan must detail information about tree unit credits and replacement. 10..Foren Practises Permit — The city has jurisdiction over the review and approval of Class IV -General Forest Practices permits. A forest practices application form must be completed if more than 5,000 board feet of merchantable timber is harvested from the subject property. This is approximately equal to one log truck of timber. The city will review the proposed Class IV -General Forest Practices in conjunction with the land use permit review and building permit review. Please include details of such activity in the environmental checklist as the Class IV permit is not exempt from SEPA review. 11. Conl9nuxity I]esign Gieidelrrres --- Review of the proposal under the city's design guidelines, FWRC Chapter 19.115, is required for the project and will occur in conjunction with the land use decision. The principal applicable guidelines for the project are noted below. However, this does not necessarily include ail applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an tten narrative identifying how the proposal complies with application. The application roust include a wri the applicable design guidelines, as detailed. i9-101205-00-rc Mr. David Ratliff Page 6 of 19 May 6, 2019 a. F1VRC 19.115.010(2), CPTED — Implement Crime Prevention through Environmental Design (OPTED) principles to reduce opportunities for criminal activities to occur. The city's Police Department and Planning Division will evaluate the formal application and review for compliance with CPTED principles. Special consideration to incorporate principles to all pedestrian routes of travel, courtyard or plaza areas, and the parking garage is strongly encouraged. A completed CPTED checklist must be submitted with your application. A CPTED checklist is enclosed. i. Alatural Surveillance —Promote visibility of public spaces and areas. ii. Access Control— Identify techniques that deter unauthorized access and/or inappropriate access. iii. Ownerrhp —Reduce perception of areas as ownerless. b. FWRC 19.115.050, Site Design —Refer to all sections of this chapter for site design standards. In addition to ensuring that pedestrian accessible routes of travel are provided to the right-of-way from each building, other key sections are: i. (1) General Criteria (a) through (g). H. (2) Surface Parking Lot (a), (b), and (c). 1. (3) Parking Structures (a), (b), (c), (d), (0, and (g). iv. (4) Pedestrian Circulation and Public Spaces (a) through (f). v. (7) Miscellaneous Site Elements (a) Lighting. c. FIF/RC 19,115.060, Bxikliq Design —Key design requirements of this section apply to the project as follows. Note that the requirements of this section apply to all sides of the buildings. i. (1)(a) As the site is slightly sloped, this section could be applied to building design. ii. (2) All building facades that are both longer than 60 feet and visible from a right-of-way must incorporate a minimum of two out of four design options intended to break up the mass of large buildings. These design options include facade modulation, landscaping, canopy or arcade, or associated pedestrian plazas. Options used must meet the dimensional standards as specified, but if more than two are used, dimensional requirements for each option may be modified. iii. (3) Building facades visible from rights -of -way and other public areas should also include methods of articulation and accessory elements, for example: display windows; window openings with visible trim material; vertical trellis; artwork; decorative masonry or metal patterns or grillwork; relief, material variations; landscaped public plaza; etc. d. FIYRC 19.115.070, Bud e#q and Pedestrian Orientation -All Zoning Districts —Key design requirements of this section apply to all buildings. i. (a) Building should generally be oriented to rights -of -ways. Features such as entries, lobbies, and display windows should be oriented to the right-of-way, and screening or art features such as trellises, murals, and/or landscaping should be incorporated into the street oriented facade. ii. (c) All buildings adjacent to the street should provide visual access from the street into human services and activities within the building. e. FWRC 19.115.080, Mixed -Use Residential Bnilduig in Commercial Zoning Districts —The following treatments must be utilized for the mixed -use building facades that front a right-of-way: i. Residential component(s) shall contain residential design features and details, such as individual windows with window trim, balconies or decks in upper stories, bay windows that extend out 0-1012U5-00-PC Doc ID:7B099 Mr. David Ratliff Page 7 of 19 May 6, 2019 from the building face, upper story setbacks from the building face, gabled roof forms, canopies, overhangs, and a variety of materials, colors, and textures. 6. Commercial component(s) shall contain individual or common ground -level entrances to adjacent public sidewalks. iii. Commercial and residential components may have different architectural expressions, but the facade shall exhibit a number of unifying elements to produce the effect of an integrated project. iv. Landscaped gardens, courtyards, or enclosed terraces for private use by residents should be designed with minimum exposure to the right-of-way. pWRC 19.1 15.090(i), District GtridefinesforBC--- Key design requirements of this section apply to the project (i VVRC 19.115.090[t)ja]4rD. Following is a more specific discussion of each guideline: i. FW.IAC 1 rJ 115.UJ0(1 j{h},(ej,(d), nod (a), Entrame Fafadea — Entrance facades shall front on, ffrce, or be clearly recognizable from the right-of-way; and shall incorporate windows and other methods of articulation. Building entrances must also be architecturally emphasized and shall incorporate transparent glass. Ground floor entrances to retail sales or services shall incorporate plaza features or furnishing, and/or streetscape amenities. Ground -level mirrored or reflective glass is not allowed adjacent to a public right-of-way or pedestrian area. ii. FWRC 19.115,090 Subsections (1)(g) through (r) apply to residential uses. Please provide a design narrative with the formal application to detail how the multi -family housing project addresses these requirements. 12. EnUitar»nentaly CriticalArtai,—The city's Critical Areas Map identifies a wedand slightly east of the subject property. The application must include a wetland and stream reconnaissance for both on the subject property and within 225 feet of the property as required in FWRC 19.145.080. The critical area reconnaissance must provide site specific information regarding on -site critical areas, and shall include best efforts to provide information regarding any potential off -site critical areas. The reconnaissance shalt include Critical area classifications and FWRC required buffer widths if applicable. The applicant will be required to pay for any required city consultant review of critical areas reports and information on a cost recovery basis. The reports will be peer reviewed for compliance with applicable R'VRC requirements by the city's third party critical area reviewer at the applicant's expense. This review cost must be pre -funded by the applicant prior to this peer review occurring per FWRC 19.145.080(3). 13. Conlaminaled .Yeik TTes6ug — As part of the SEPA and land use permit application, information on the presence of contaminated soils must be provided. A portion of the property was previously an airplane hangar and junkyard. Soils testing, results, and recommendations from a qualified firm must be submitted to the city. The site is also in very close proximity to the over 20 PPM lead and arsenic contour for soils contaminated by the Tacoma Asarco Smelter Plume. Since the site development would have a concentration of children, city staff requests that soils testing for lead and arsenic be conducted per the latest Department of Ecology Guidelines for the Tacoma Plume testing. See 1sts: . ccolr. .■v . ryv S 'lls-C:l rrnL� C:c,ntatytitautiot►- cicanu 0 •art 1 -x tcs "l osic-cle nu rites 'l'ac[ima-5nu]tcr. 14. Garbage and Rgyr ing R&eptracfer — RVRC 19.125.150 requires that storage areas for garbage and recycling receptacles be provided for each project. The formal application must note the specific size and location of each facility. Locations for the recycling and garbage facilities must be depicted on the formal site plan. I)- II}78899 19-10120 i.00-PC Mr. David Ratliff Page 8 of 19 May 6, 2019 Include the square footage of each facility provided and depict routes of travel for staff and set -vice providers, including vertical clearance and turning radius of each. 15. Affordable Units —A minimum of five percent of new dwelling units must be considered affordable as defined by FWRC 19.110,010. `Affordable units "for rental affordable housing means 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. The formal application must reflect the affordable housing requirement and provide details of how it will be accomplished. Note that prior to issuance of a certificate of occupancy for any building, an agreement in a form approved by the city requiring affordable dwelling units to remain as affordable housing for the life of the project must be recorded with the King County Department of Records and Elections at the expense of the applicant. 16. School Access Analysis — A school access analysis is required to be submitted to the city with the Process III review and SPEA application, to assure that safe walking routes to schools or bus stops are provided, If there are not safe and adequate walking routes available, walking route improvements may be required as part of the application review. Contact Jennifer Wojciechowski at 253-945-2071 for information about the school access analysis requirements. 17. Schoollbliligwtion Fees — School impact mitigation fees are required for multi -family residential dwelling units per FWRC 19.95. Current multi -family school impact mitigation fee (including administration fee) is $20,427.00 per dwelling unit. The school mitigation fee is adjusted annually by the City Council. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com Land Use Issues — Stormwater 1. Surface water runoff control and water quality treatment will be required per the 2016 King County Surface 111aterDesign Manual (KCSWDIvf). This project meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the nine core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. 2. The project lies within a conservation flow control area; thus, the applicant must design the flow control facility to meet these performance criteria. In addition to flow control facilities, Best Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies within an enhanced basic water quality area. Water quality treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. Beside those water quality treatment systems identified in the KCSWDM, the city will also accept those systems that have been approved for Enhanced Basic Treatment under the Washington State Department of Ecology (WADOE) General Use Level Designation (GUI.D) criteria. 3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer must be provided to verify infiltration suitability. 4. Detention and water quality facilities for private commercial developments outside the City Center Core must be above ground (i.e. open pond). Underground facilities are allowed only with approval from the City of Federal Way's Public Works Department. The city does not allow facilities to be on a property 19-10120i-00-Pc Doc ID:78899 Mr. David Ratliff Page 9 of 19 May 6, 2019 separate from the subject development, nor cross over property boundaries, as was shown on the preliminary plans submitted for the preapplication meeting. 5. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 6. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) construction storm water permit may be required. Information regarding this permit can be obtained Erom the Washington State Deportment of Ecology at 360-407-6048, or ltit��:,(1►►•►►�t�res'.�va.����►• �rc�-amc ►vc�storrnwa trlconrl�'ttct'c�tz iu e�.html. Right -of -Way Improvements 1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long for traffic related items. 2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication shall be conveyed to the city through a statutory warranty deed. The dedicated area must have clear title prior to recording. 3. All stormwater treatment and detention requirements outlined above may apply to any improvements within the public right-of-way. Building [or Engineering (EN)] Permit Issues 1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the city. Engineering review fees for 2019 are $3,004.00 for the first 18 hours of review for commercial building permits, and $167.00 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. 2. The Federal Vay Public Works Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) to assist the applicant's engineer in preparing the plans and TIR is available on the city website at htti2: /Ayvv►vxiiyoffedeC lway.coni itidex.x.kVx?nid=171. 3. Bonding is required for all street improvements and temporary erosion and sediment control measures associated with the project. The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. 4. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year 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. Doc 10;78e99 19-101205-00-Pc Mr. David Ratliff Page 10 of 19 May 6, 2019 5. When topographic survey information is shown on the plans, die vertical datum block shall include the phrase "DATUM: N.G.V.13 -29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are called out. 6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be drawn at a scale of 1" = 20', or larger. Arclutectural scales are not permitted on engineering plans. 7. Provide cut and fill quantities on the clearing and grading plan. S. Temporary Erosion and Sediment Control (TESL) measures, per Appendix D of the 2016 KCSWDM, must be shown on the engineering plans. 1 9. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORIS.S TRAFFIC DIVISION Sarady Long, 253-835-2743, surady.long a cityoffederalway.com Transportation Concurrency Analysis (FWRC 19.90) 1. Based on the submitted materials to construct 345 new multi -family units, and the Institute of Transportation Engineers (ITE) Trp Generation -10,h Edition, land use code 221 (Mid -Rise Multifamily Housing), the proposed project is expected to generate 152 new PM peak hour trip. However, since the development included more units with three or more bedrooms, the ITE multi -family trip generation may not be applicable. As such, the development must submit a specific trip generation study to determine the number of trips generated by the proposed development. The trip generation study shall include the three local sites developed by Devo Inc. The methodology for determining the trip generation shall be based upon the guidelines established in the most recent edition of the ITE Trip Generation Handbook. 2. A concurrency permit is required for this development project. The PW Traffic Division will perform a concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development. Please note that supplemental transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). The estimated fee for the concurrency permit application is $9,032 (51 - 500 trips). This fee is an estimate and based on the materials submitted for the preapplicadon meeting. The concurrency application fee must be paid in full at the time the concurrency permit application is submitted with the land use application. The fee may change based on the new weekday PM peak hour trips as identified in the concurrency trip generation. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with city procedures; however, the fee remains the same. Transportation Impact Fees (TIF) (FWRC 19.91) 1. The current traffic impact fee is $2,593 per unit for multi -family. The actual fee will be assessed when the building permit application is filed and must be paid prior to permit issuance, using the fee schedule then in effect (FWRC 19.100.070[3] [c]). 19-101205-00-PC Doc ID:78899 Mr. David Ratliff Page 11 of 19 May 6, 2019 Transportation Impact Analysis (TIA) (FWRC 19.135) 1. A Traffic Impact Analysis (TIA) prepared by engineer licensed in the state of Washington is required for this development project. The engineer should contact the Traffic Division for a scoping sheet in the initial stages of their study. 'The TIA should include the following analysis. A specialized land use trip generation study. Intersection sight distance analysis per AASHTO. Street Frontage Improvements (FWRC 19.135) The applicant/owner will be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map 11I-4 in Chapter III of the Federal Way COMPrehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on the materials subinitted, staff conducted a limited analysis to determine the required street improvements. The applicant will be expected to construct improvements on the Following streets to the city's planned roadway cross -sections: ■ 'Thirteenth Place South is a Principal Collector planned as a Type " 1vI" street, consisting of a 36- foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights in a 70-Foot right-of-wa.y. '1'lvrteenrh Place South shall be extended from South 330h Street to the existing stub out to the south. is South 33011, Street is a Minor Collector planned as a Type "R" street, consisting of a 40-foot street with curb and gutter, 4-foot planter strips with street trees, 6-foot sidewalks, and street lights in a 66-foot right-of-way. Assuming a symmetrical cross section,'a three foot right-of-way dedication (in addition to the 30-foot easement) and half street improvements are required as measured from the street centerline. • South 332^d Street is a Minor Collector planned as a Type "R" street, consisting of a 40-foot street with curb and gutter, 4-foot planter strips with street trees, 6-foot sidewalks, and street lights in a 66-foot right-of-way. Assuming a symmetrical cross section, a three-foot right-of-way dedication (in addition to the 30-foot easement) and full street improvements are required as measured from the street centerline. ■ Fifteenth Avenue South is a private street and shall be constructed to meet the public street standard (Type "R" street), consisting of a 40-foot street with curb and gutter, 4-foot planter strips with street trees, 6-foot sidewalks, and street lights in a 66-foot right-of-way. Assuming a symmetrical cross section, half street improvements are required. At a minimum an additional 20 feet of paymuent width with curb, 4-foot planter, 6-foot sidewalk, and street ligi L�sred. 3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements (FWRC 19.135.070). These modification requests have a nominal review fee currently at $334.00. 4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety purposes; taper rate shall be WS^2/60, or as directed by the Public Works Director. Doc IU:78899 N-101205-00-Pc Mr. David Ratliff Page 12 of 19 May 6, 2019 Access Management (FWRC 19.135) 1. For driveways that serve uses other than single-family residential uses and zero lot line townhouse developments, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order to provide adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the Public Works Director. 2. Driveways must be located no closer than 150 feet to any street intersection or to any other driveway, whether on or off the subject property. Separation distances shall be measured from centerline to centerline of roadways and driveways. 3. Submit an intersection sight distance analysis at the proposed access driveway/intersection at 13th Place South and South 330d, Street, which will be stop -controlled once 13,h Place South is extended. The sight distance analysis must bear the seal of a licensed engineer in the state of Washington. The sight distance triangle shall be depicted on the plan set. Indicate if there are any street trees, landscaping requirements, or any other objects existing or proposed to be within the sight distance triangle. State if the sight distance requirements are met or not, and provide any traffic safety mitigation measures. Design Criteria (FWRC 18.55) 1. Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets (FWRC 18.55.010 and FWCP Policy'I'P4.2). Therefore, an east/west pedestrian connection from 13,h Place South to 1511, Avenue South will be required. This requirement may be waived or modified by the Public Works director with a written request from the applicant with supporting document. 2. The proposed pedestrian connection from the recreation clubhouse to Celebration Park Road must be approved by the Parks Department, and must meet intersection sight distance per AASHTO. 3. The parcel at the northeast corner of 13'h Place South and South 332n6 Street is not part of the development property. As such, the proposed pedestrian connection is not feasible without approval from the property owner (Federal Way School District), 4. A mini -roundabout should be explored at the intersection of 131h Place South and South 330'h Street. 5. Minimum throat length for non -single-family driveways shall be 40 feet minimum, 50 feet desirable. Throat length is measured from the face of curb (or edge of traveled way if no curb exists) on the public street to the first conflicting drive aisle or parking movements that would conflict with entering and exiting traffic. PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com Solid Waste & Recycling Design Considerations • 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 FWRC 19.125.150. 19-101201-00-1>c Dw iu:7e89s A.-Ir. David Ratliff Page 13of19 lviay 6, 2019 ■ For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring 10 feet deep by 20 feet across are reconunended, along with a two -door swing -open or roll -open gate chat 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). 0 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 FWRC 19.125.040[4] & [5]). ■ 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 large; 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: 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. Ilelp 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). COMMUNITY DEVELOPMENT — BUILDING DIVISION Greg Kirk, 253-835-2631, greg.kirk a@cityoPfederaiway.Gom 1. Building Coder. The structure will be treated as anew building permit application and must meet all current codes including: ■ International Brrililiig Code (IBC), 2015 Washington State Amendments WAC 51-50 ■ International Mechanical Code (IMC), 2015 Washington State Amendments WAC 51-52 19.101205-00-ITC ■ Uniform Plumbing Code (UPC), 2015 Washington State Amendments WAC 51-56 & WAC 51-57 ■ International Fire Code (IFC), 2015 Washington State Amendments WAC 51 -54 DoOD:7BB99 Mr. David Ratliff Page 14 of 19 May 6, 2019 + National Electric Code (NEC), 2014 • International Residential Code, 2015 Washington State Amendments WAC 51-51 o Acrauihili! • Code JCC/ANSI Al17.1), 2009 WarhhWon State Energy Code, 2015 WAC 51-11 2. Bulldi)rg Permit Application Process. A completed building permit application and commercial checklist are required. The commercial checklist will be filled out by staff and provided at the time of land use approval. Copies of application and checklist may be obtained on our web site at .vunv.cityoffecicralw"tv.corn. Appointments are required for intake of new commercial building permit submittals. Please call or email to schedule an intake appointment with the Permit Center staff at aermh m erCtt7 i ofFedcrah'+a xom or (253) 835-2607. Some projects may require a third party review or inspection. The cost to cover these fees is the responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs. Please note, land use approval is recommended prior to submitting the building permit application to avoid delay in project review. If the project has not received land use approval, it may be placed on hold until land use review is completed. 3. Review Timing. Federal Way reviews plans on a first in, first out basis; however, there are some small projects with inconsequential review requirements that may be reviewed out of order. The first comment letter can be expected within five to seven weeks of the submittal date. Re -check of plans will occur in one to three weeks after re -submittal. Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded from the Community Development Department. 4. Other Permits & Inipections. Separate permits maybe required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by WABO approved agencies, or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. All concerned departments (planning, public works, electrical, & fire) must sign off before the Building Division can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. Construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, the general or representative, all subs, the architect or representative, the engineer or representative, electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the Building Division and will be scheduled by the inspector of record for the project. 19-101205-00-1'c D­ 11)ae899 Mr. David Ratliff Page 15 of 19 May 6, 2019 The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at time of building permit plan review. LAKEHAVEN WATER AND SEWER DISTRICT Brian Asbury, 253-946-5407, BAsbury@lakc)iaven.org Lakehaven's comments below, regarding the proposed 345+/- multi -family residential unit development on tax parcels 1721049019, 1421049031, 1721049028, 1721049030, 1721049033, 1721049034, 1721049035, 1721049046, 1721049051, 1721049057, 1721049059, 1721049064, and 1721049074. Potential reduction/loss of a portion of the southerly portion of the proposed project should not significantly, if at all, change Lakehaven's comments. Let me [snow if there are any questions, or if additional information is needed. Water • A Water Certificate of Availability issued separately by Lakehaven may be required to be subrrutted with any land use and/or building permit applications (check with land use agency for requirement).'Iiie certificate is valid for one year from the date of issuance. if a certificate is needed, allow one to two working days to issue for typiea.l processing. '17ze 2019 cost for a Water Certificate of Availability is $70.00. Fire flow at no less than 20 psi available within the existing watcr distribution system is a minimum of 2,500 GPM (approximate) for two hours or snore. T11is flow figure represents Lakehaven's adopted minimum level of service goals for note -residential areas regarding performance of the existing water distribution system under high demand conditions. If more precise available, and/or estimated onsitc, fire flow figures are required or desired, the applicant can request Lakehaven perform a system hydraulic model analysis (separate from, or concurrent with, an application for availability). The 2019 cost for a system hydraulic model analysis is $230.00. A Lakehaven 1eveloper Extension (DE) Agreernentwill be required to construct new, abandoncd, and/or modify existing water distribution system facilities for the proposed development Additional detail and/or design requirements can be obtained from Lakehaven by completing and submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design./planning phase to avoid delays in overall project development. • A water service connection application submitted separately to Lakehaven is required for each new service connection to the water distribution system, in accordance with standards defined in Lakehaven's current "Fees and Charges Resolution." Multi -family -residential properties require separate domestic, irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections and meters. • For water use during site construction/development, a hydrant meter may be rented from Lakehaven for this purpose. Please contact Lakehaven for further detail. Separate water service connections/meters shall be installed for mixed uses within structures that are incompatible for billing purposes (i.e., multi -family residential and/or non-residential). Doc ID:78899 19-101205-00-PC Mr. David Ratliff Page 16of19 May 6, 2019 ■ To satisfy premise isolation requirements, the installation and satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each service meter is required pursuant to WAC 246-290-490 and Lakehaven standards regarding premise isolation. Based on the preapplication proposal, the following will be required. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, at 253-946-5427, or [;lue��il@14.alteltsmr:u.org,) for additional information on premise isolation/BPA installation and testing coordination: o MFR-Domestic: As a high health cross -connection hazard (domestic plumbing fixtures >30' above meter/ground level), a reduced pressure backflow assembly (RPBA) is required. o Nan -Residential Domestic:• Unless determined a high health cross -connection hazard at the time of service application or due to applicable use (e•g., medical, etc.), as a low health cross -connection hazard, either a double check valve assembly (DCVA) or a RPBA is required. o Irri,gation (ground -level landscape): As a low health cross -connection hazard, either a DCVA or a RPBA is required. 0 MFR-Fire Protection: As a high health cross -connection hazard (fire protection fixtures >30' above meter/ground level), a reduced pressure detector assembly (RPDA) is required. o MFRRer--Fire Protection: As a low health cross -connection hazard, either a double check detector assembly (DCDA) or a RPDA is required. o Typically required location(s) for any BPA is outside of a building (fire -protection typically aboveground, RPBA/RPBA devices always aboveground), and as close to the main as possible, but no further than 50-feet maximum from the main. ► Applicant will be required to complete and submit to Lakehaven a Water Use Questionnaire (WUQ). Information in the WUQ will be used by Lakehaven to help determine specific premise isolation (aka backflow prevention) requirements. • The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s). • Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees, charges, and/or deposits (2019 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees/charges/deposits and are due at the time of application for service. All Lakehaven fees, charges, and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice. o Water Service/Meter/nrtiillr►dions: $TBD. Actual sizes/costs to be determined by Lakehaven based on applicant's estimated maximum GPM usage rates (non-residential), or UPC plumbing fixture count (residential). o Capital Fadli(ies Charges) -Water (A F•R only): 1,072,195.83; 345 MFR units @ 0.75 Equivalent Residential Unit (ERU) per unit x $4,242.12 per ERU. Water system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 6.00 ERU. Please contact Lakehaven for further detail. Sewer • A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). The certificate is 19-101205-00-11C Doc ID:78899 Mr. David Ratliff Page 17 of 19 May 6, 2019 valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to issue for typical processing. The 2019 cost for a Sewer Certificate of Availability is 970,00. • A Lakehaven Developer Extension (DE) Agreement will be required to construct new sanitary sewer system Facilities necessary for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing and submitting a separate application m Lakehaven for either a Developer Pre -Design Meeting or a Developer Fxtension Agreement. Lakehaven encourages owners/ developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. r A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary sewer system, in accordance with standards defined in Lakehaven's current "Fees and Charges Resolution." Minimum pipe slope for gravity sewer service connections is two percent. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically required on the private building sewer line, for all new or modified nonresidential connections. Also, installation of an externally -located grease interceptor is required for all new restaurants and/or buildings with food preparation/service establishments, size to be determined by applicant's engineer. Also, if applicable, see the enclosed Lakehaven Trash/Recycling Enclosure Standards. • The applicant will be required to complete and submit a Sewer Use Survey (SUS). Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements (if any). Restaurants and/or commercial food preparation facilities must install and utilize an externally -located, grease interceptor; size to be determined by applicant's engineer. ■ The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven prior to activating any new sewer service connection(s). + Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges, and/or deposits (2019 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees/charges/deposits and are due at the time of application for service. All Lakehaven fees, charges, and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice. o Sewer Service Connection Permit., $420.23 fee (per building). o Capital Faalrtiu Charge(s)-Server. $908,087.74. 345 MFR units @ 0.75 Equivalent Residential Unit (ERU) per unit x $3,978.13 per ERU. Sewer system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 30.48 ERU. Please contact Lakehaven for further detail. General • All Lakehaven development engineering related application forms, and associated standards information, can be accessed at Lakehaven's web pages at l� s r un�nv.l tk 1, ii.rsr 204 Deg cln ent-En rite + Lakehaven has no record of a formal easement that covers Lakehaven's existing water system facilities on adjacent parcel 1721049019. i 9. i o i zos-on-rc u� inaaa�� Mr. David Ratliff Page 18 of 19 May 6, 2019 ■ All comments herein are valid for one year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE Chris Cahan, 253-946-7243, Chris Cahan@soutlildngfire.org southkingfire.org Water Supply Fire Flaw The required fire flow for Building A is 3724 gallons per minute, Building B is 3809 gallon per minute, and die Recreation Building is 1500 gallons per minute. A Certificate of WaterAvailabilgy including a 1?ydraulic fire flow model shall be requested from the water district and provided at the time of building permit application. Fire Hydrants This project will require at least eight fire hydrants in approved* locations. NOTE: On pages 2 and 3 of the proposed plan, hydrant locations are acceptable. *Hydrant(s) spacing along access roads and location in relationship to buildings and sprinkler FDC shall be approved by Fire Marshal's Office Fire hydrants shall be in service prior to and during the time of construction. Emergency Access Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006; see h�tlrll,nuti�k�firc.«t•�Ll�ns4tsncntCel� tcr�lntnr I Vic�4I2�1 Designated and marked fire lanes may be required for emergency access. This may be done during the plans check or prior to building final. Requirements and marking options can be found in FWRC Title 8: h rtlr I/�t•wlv.cna.lcp}�ltlixltiurg.c�ym/1�C'f1/1 �rslrrlll��1 Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. Fire Department Lock Box A recessed fie department "Knox" brand key box shall be installed on each building near the front entrance. Locations will be approved by the plan reviewer or Deputy Fire Marshal onsite. Fire Sprinkler System An NFPA 13 fity iprinkler gstem is required CLOSING This letter reflects the information provided at the preapplication meeting and is intended to assist you in preparing plans and materials for formal application. We hope you found the comments useful to your project. We have made every effort to identify major issues to eliminate surprises during the city's review of the formal 19-101205 00-K Doc 1 D:78899 Mr. David Ratliff Page 19 of 19 May 6, 2019 application. The completion of the preapplication process in the content of this letter does not vest any future project application. Comments in this letter are only valid for one year as per 1~VMC 19.40.070(4). This is a preliminary review only and does not rake the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the Complete FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment. please contact the appropriate department representative noted above. Any general questions can be directed towards me, the key project contact, Jim Harris, at 253- 835-2652; or We look forward to working with you. Sincerely, Harris Senior Planner enc: Master Land Use Application 17•WRC 19.220.050 Use Zone Chart Process III Development Submittal Checklist Mailing Label Handout Building Height Handout Parking Dimension Handout C111TED Checklist LUD Map &Trash Enclosures Handout LUD Trash and Recycling Enclosure Standards c: Kevin Peterson, Public Works Engineering Plans Reviewer Sarady Long, Senior Traffic Engineer Brian Asbury, Lakehaven Water & Sewer Chris Cahan, South King Fire & Rescue cl'larlicir lLeln:i. rg rit.���n�, Doc ID:78e99 19-101205-00-PC FILE ^` CITY OF Federal Way Centered on Opportunity July 17, 2019 Mr. Chris Miller Blueline 25 Central Way, Suite 400 Kirkland, WA 98033 cajer theblueline au .com Re: File #19-101205-00-PC; Response to June 21, 2019, Memo Celebration Apartments; 33002151h Avenue South, Federal Way Mr. Miller: CITY HALL _33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor This correspondence responds to your June 21, 2019, inquiry and three questions pertaining to the proposed Celebration Park ?apartments preappltcation meeting. City staff responses are in bold font below each question. 1. Will a day care facility on the OP parcel be allowed to share access, a stormwater facility (located on the OP parcel), and other utilities with the mixed -use multifamily development on the BC parcels? City StaffResponse: • Shared access for a daycare is permitted as the daycare use is permitted in both zoning districts. Driveway must meet all city standards. • Public Works Department staff was consulted and noted; combined stormwater facilities are allowed regardless of zoning designations so long as there is common ownership of the properties. A stormwater covenant would be required to be recorded against the property. ■ Shared utilities are acceptable, as public utility lines do not follow zoning boundaries and utilities are permitted in both zoning districts. 2. If a commercial use of the mixed -use buildings on the BC parcels is also an allowed use in the OP zone, can you please confirm that the parking required for that commercial use can be placed on the OP parcel? City StafiResponse: Yes, if the use is permitted in both zones, then shared parking in accord with FWRC 19.130.120 could be utilized. 2a. In relation to this question, can you please confirm that the following are the commercial uses that are allowed in both the BC and OP zones? • Medical and dental offices • Other professional offices • Retail establishment providing banking and related financial services Mr. Chris Miller Page 2of3 July 17, 2019 • Retail establishment providing offices supplies, printing, and duplicating • Restaurant • Schools, business, or vocational schools • Day care facilities, commercial • Hospitals, convalescent centers, nursing homes City StaffResponse. All the uses listed above are permitted uses in both the BC and OP zones except as noted below. • Commercial Recreation Facility/Health Club • Health club is allowed in BC zone pursuant to FWRC19.220.020. • Commercial recreation facility is not explicitly allowed in BC zone; however, would likely be allowed in BC zone because a commercial recreation facility is frequently a sub- component or accessory use of a health club. • Health club is not allowed in OP zone. • Commercial recreation facility is allowed in OP zone pursuant to FWRC19.235.020. *Definitions of commercial recreation facility and health club are both contained in FWRC 19.05. • Research and Development Facilities Whose Prima Pur ose Is Not Testin • R&D facilities whose primary purpose is not testing is allowed in the BC zone pursuant to FWRC 19.220.010. • R&D and development and testing facilities are allowed in OP zone pursuant to FWRC 19.235.030. 3. For the purpose of calculating tree retention, can you please confirm the entire subject property (BC Parcels and OP parcel) will be analyzed as a whole? More specifically, will tree retention on the OP parcel be allowed to count toward the required tree retention of the entire subject property? City StaffResponse. Tree Units — For administration purposes and from a property zoning compliance standpoint, it is certainly preferable to have both the OP portion of the property and the BC portion each stand alone and independently, with each meeting the minimum tree unit requirements of the FWRC. However, based on the FWRC definition of "subject property," city staff would consider an overall approach subject to considerations and conditions highlighted below. If the whole subject property, including the OP and BC zoned properties, are permitted and developed simultaneously, then the tree unit count could potentially be analyzed over the entire subject property (see the FWRC definition of "subject property" in FWRC 19.05.190, "S Definitions," below). Any landscape plan and tree retention and replacement plan shall meet the Doc ID 79375 19-101205-PC Mr. Chris Miller Page 3 of 3 July 17, 2019 overall intent of the FWRC tree retention and replacement standards. If this tree unit approach is pursued, due to the split zoning and differing uses, city staff would likely require implementing some mechanism, such as a covenant or other comparable assurance, that the mixed use/multi- family and OP portions of the project remains compliant with the tree unit requirements of the FWRC, as the OP portion could potentially be sold off and this could create a nonconforming tree count on the BC portion. Please note this is not a final decision or determination on this subject. Full review and evaluation for compliance with FWRC will occur in conjunction with a formal land use application. FWRC 19.05.190. — "Subjectproperty"means the entire lot orparcel, or series oflots or parcels, on wbrch a development, activity, or use exists or will occur, or on wbicb any activity or condition subject to development regulations exists or will occur. SumMARY: Please note these city staff responses above are generalized in nature and are not based on an actual application. Any future land use application must meet all applicable FWRC regulations and decisional criteria for the land use review process. If you have any further questions or need assistance, please contact me at iim has3is g ci_tyoffederalwavx m, or 253 835-2652. Sincerely, 1 larris Senior Planner c: Doc Hansen, Planning Manger Cole Elliott Public Works Development Services Manager Brian Davis, Director of Community Development Doc ID 79375 19-101205-PC BLUELINE MEMORANDUM DATE: June 21, 2019 TO: City of Federal Way FROM: Blueline RE: Celebration Apartments - File #19-101205-PC Mr. Hansen, Mr. Harris: Thank you for meeting with us on June 181h and allowing us to present our updated proposal. As discussed, we will now provide you with information regarding the changes that were made. We will also outline our primary questions for which we require your response. One issue of focus for our proposal has been the intended use of the OP -zoned parcel (TPN: 1721049034), which occupies the northwest corner of the subject property. For this parcel, we now propose the primary use to be a day care facility, as permitted by FWRC 19.235.050. We believe this use will meet a need of the residents of the mixed -use multifamily development of the BC parcels as well as an assumed demand from the greater community. Along with the day care facility, the parcel will contain an outdoor play area, surface parking lot, and sizeable tree retention area. It will also contain a stormwater vault and access drive, both of which will serve the mixed -use multifamily development of the BC parcels west of 131h PI S. On the OP parcel, we have also placed additional parking stalls beyond what is required for the day care facility since some of the proposed commercial uses of the mixed -use development are also allowed in the OP zone. Placing the required parking for these shared uses of both zones on the OP parcel is allowed per FWRC 19.130.110. From the new information given above, we bring the following questions to your attention: 1. Will a day care facility on the OP parcel be allowed to share access, a stormwater facility (located on the OP parcel), and other utilities with the mixed -use multifamily development on the BC parcels? 2. If a commercial use of the mixed -use buildings on the BC parcels is also an allowed use in the OP zone, can you please confirm that the parking required for that commercial use can be placed on the OP parcel? THEBLUELINEGROUP. COM I MAIN 415.116.4051 1 15 Central Way, Suite 400 1 Kirkland, WA 98033 0 BLUELINE a. In relation to this question, can you please confirm that the following are the commercial uses that are allowed in both the BC and OP zones? ■ Medical and dental offices • Other professional offices • Retail establishment providing banking and related financial services ■ Retail establishment providing offices supplies, printing, and duplicating ■ Restaurant • Commercial recreation facility/health club ■ Research and development facilities whose primary purpose is not testing ■ Schools, business, or vocational schools ■ Day care facilities, commercial • Hospitals, convalescent centers, nursing homes 3. For the purpose of calculating tree retention, can you please confirm the entire subject property (BC parcels and OP parcei) will be analyzed as a whole? More specifically, will tree retention on the OP parcel be allowed to count toward the required tree retention of the entire subject property? Thank you again for the time you've taken to review our proposal. We look forward to your response. Please call or email me with any concerns at 425-250-7249 or crnil ler@thebl uelinegroup.cc)m. Sincerely, Chris Miller, PE Principal THE RLUEL I N EGROU P.COM I MAIN 425.216.4051 1 25 Central Way, Suite 400 1 Kirkland, WA 98033 CITY or �� Federal Way May 17, 2019 Mr. Chris Miller, P.E. The Blueline Group 25 Central Way, Ste. 400 Kirkland, WA 98033 Department of CommunitX Development 33325 8 Avenue South Federal Way, WA 98003 253-835-2601 — Fax: 253-835-2609 www.cltvofledgr&lway.com RE: Response to April 22, 2019 Memorandum for Clarification on Code and Proposed Celebration Apartments, file #19-101205-PC Dear Mr. Miller; Thank you for your memorandum regarding your pre -application, File 19-101205-PC regarding the Celebration Park Apartments proposal. Your request allows us to re -visit the issues you bring to our attention and insure that the City's administration of the Code is accurate. Your memorandum brings up four issues, each of which I think should be addressed separately. The first relates to our determination that the proposed open space and parking required for the development cannot be located in the Office Park (OP) zone. This decision is based on several elements. First, because the property you propose for the development includes two different zones, one which will allow mixed use apartment/retail/office (the BC zone) and one which will not (the OP zone). The City's Code in FWRC 19-190.060(1) states: No building or part thereof or other structure shall be erected, altered, added to, or enlarged, nor shall any land, building, structure, or premises be used, designated, or intended to be used for any purpose or in any manner other than is included among the uses listed in this title'as permitted in the district in which such building, land, or premises is located. (emphasis mine) This means that uses are allowed on parcels that are zoned for that use, not on the "subject property" adjacent to it. This is why zones typically run along parcel boundaries. If we used the argument you provide, then any landowner could take a considerable amount of property, different parcels with different zones, and claim the "subject property" as part of the project, and that zone restrictions do not apply to those other parcels. For example, a permitted office or retail space in a CE zone could own adjacent property with an "RS" zone, and claim that an eventually needed, yet not allowed, warehousing activity is part of their "subject property" and should be allowed. Such action would not meet the intent of the Code. Second, you make the argument that parking should be allowed in the OP zoned property as "part of the overall development activity." As you reference, FWRC 19.130.110 does require parking "on or adjacent to the subject property." It goes on to state that it is allowed "if that lot is in a zone that peoynif.v the use conducted on the subject property."(again, emphasis mine) In the proposal, parking is located on OP - zoned land that does not permit the primary Multi -family/ Mixed use. Required parking must be located on a lot that is zoned allowing the primary use proposed. Parking activity (parking garage or lot) without an associated permitted primary use is not allowed in an OP zone. Mr. Chris Miller File 19-101205-PC May 17, 2019 Third, regarding the request for clarification on the street facing fagade requirement on 15`h Avenue S., we hold that 151h is a `street.' While you arc correct in the stated definition of a "street," the "public right of way" administered by Community Development is different than that administered by Public Works. The purpose of the `street' for planning purposes is to provide vehicular access and is available to the public, whether the road is publicly or privately owned. Public Works distinguishes private from public for ownership and maintenance purposes. Community Development considers proposed 15`h Avenue S. a right-of-way that is open to the public for purposes of access to the project, and, while being built to City street standards, it is a street fagade. It serves the `street' function as defined in Title 19, thereby meeting the intent of the zoning code. Therefore, it is necessary for the project to have a minimum of 40% of the ground floor fagade on the east side facing 15`' Avenue be a permitted land use other than residential use. Finally, your inquiry seeks clarification regarding proposed uses on the ground of the street facing facades as the "one or more other uses allowed in this zone." Consistent with design of Deveo's Uptown project, the City will support counting the leasing office and the residents' private recreation center on the ground floor as part of the mixed use retail/office use elements. Although thcse private uses are not explicitly identified as permitted uses in the BC zoning district, these private uses are comparable to other permitted uses in the BC zone such as an office or "health club." Based upon these arguments, we maintain that the open space proposed in the OP zone is not permitted, that the 151h Avenue must have 40% of its fagade with uses other than residential, and that the leasing office and recreational area provided the residents at grownd level will be counted towards fulfilling the 40% "other use" requirement. If you have any questions regarding this, please contact meat 253-835- 2643 or email me at robert.hansen@cityoffederalway.com. Thank you. Sincerei . —) 4n,,� Robert "Doc" Hansen Planning Manager Cc Brian Davis, Director, Department of Community Development (via email) Jim Harris, Senior Planner (via email) 2 B L U E L I N E MEMORANDUM DATE: April 22, 2019 TO: Jim Harris - Senior Planner - City of Federal Way FROM: Blueline RE: Celebration Apartments - FWRC Interpretation Mr. Harris: Regarding the proposed development of Celebration Apartments at the site with an approximate physical address of 33125 15th Ave S, we seek clarification on the Federal Way Revised Code. In the narrative below, we present our code interpretations and understandings, and would greatly appreciate your feedback. As you will recall, our proposal included an assemblage of parcels with one parcel being zoned Office Park (OP) and the remaining being within the Community Business (BC) zone. Our proposal showed two buildings containing multi -family apartments in the BC zoned parcels along with a free-standing recreation center and associated amenities on the OP zoned parcel. Per FWRC 19.05.190'subject property' is defined as "the entire lot or parcel, or series of lots or parcels, on which a development, activity, or use exists or will occur, or on which any activity or condition subject to development regulations exists or will occur." Additionally, 'site' is defined as "subject property." Our interpretation of this definition denotes that the entire site (or series of parcels) we are proposing for development would be considered the 'subject property' regardless of the northwesternmost parcel being zoned OP while the rest of the parcels are zoned BC. With that in mind, we interpret the code to state that if the primar use of_the OP parcel TPN: 1721049034) is allowed per the OP zone, any provisions of the multi -family use, which we are proposing for t e BC parce s, t at are defined asheeding tab p provided on the 'subject prqpgrV would then be acceptta 7e on t�e�P arcel. More specifically, there are two of the requirements for the full development that we are proposing to place on the OP parcel as it is considered part of the 'subject property': parking spaces and open space. Regarding Open Space, Special Regulations and Notes number 11 in FRWC 19.220.050 requires that the "subject property" provide usable open space equal to at least 150 square feet per dwelling unit. For parking, FWRC 19.130.110 says the applicant shall provide the required number of parking spaces on the "subject property" or "on a lot adjoining the T� subject property, if that lot is in a zone that permits the use conducte on t e.subject property." As such, given the definition o su sect property rflm FWRC 19.05.190, we THEBLUELINEGROUP.COM I MAIN 425.216,4051 1 25 central Way, Suite 4001 Kirkland, WA 98033 BLUELINE believe the OP zoned parcel, since it is part of the overall development activity, could be used to satisfy the overall parking and open space requirements of the development regardless of their associated uses. Our aim would be to place only a portion of the parking spaces required for the overall development on the OP parcel, while the open space proposed on that parcel would be considered "common open space," which per Special Regulations and Notes number 11 in FRWC 19.220.050, is required to be a minimum of 25% of the total open space provided. Please confirm our interpretation of these code sections to be correct. As we develop the project further, we are evaluating the programming of the proposed open space to be placed on the OP zone parcel. One potential use of the OP parcel that we feel would benefit the residents of the proposed development as well as the City is to designate the parcel as 'public space.' FWRC 19.05.160 defines 'public space' as "a passive or active recreational area designed specifically for use by the general public as opposed to serving merely as a setting for the building. Such areas may include parks, gardens, plazas, entrance lobbies, arboretums, solariums, and bandstands, or an approved combination thereof, and may contain exterior or interior spaces. Such areas shall be easily accessible from adjacent public areas and available to the public at least 12 hours each weekday. Public on -site open space may be privately owned but must be permanently set aside and maintained for the use and benefit of the public." Although 'public space' is not an explicitly allowed use of the OP zone, a 'public park' is allowed. Developing the parcel into public space would allow it to serve as an extension of Celebration Park, yet it would be maintained privately. The parcel could be transformed into any of the above -mentioned areas (park, garden, plaza, etc.) that would provide a public amenity while fulfilling a portion of the required open space of the development. Other options for the programming could include community gardens or farm stands, which are both allowed uses within the OP zone. To ensure this development is the best neighbor possible we would like to work with the City, and specifically the Parks department, to make sure the parcel achieves its best use given its current and potential surroundings. Please confirm that this programming would be allowed to count toward the open space requirement of Special Regulations and Notes number 11 in FRWC 19.220.050 Another clarification we are seeking concerns Special Regulations and Notes number 4 of FWRC 19.220.050 regarding street -facing fagades . Since FWRC 19.05.190 defines 'street' as "both a public right-of-way and a vehicular access easement or tract", a "street -facing fagade must front a 'street' as defined. In its current and proposed states, 151h Ave S is a private road, and is it not contained in an easement or tract. Therefore, it is our interpretation that any portion of the buildings fronting 15th Ave S would not be considered a street -facing fagade. As such, based on the previously provided plan, we believe street -facing facades would only be those portions of the buildings fronting 13th Ave S and S 330th Street. Please confirm this interpretation to be correct. Also, regarding Special Regulations and Notes number 4, we seek to obtain clarification regarding proposed uses of the ground -floor uses of the commercial fagades as the "one or more other use(s) allowed in this zone." Since 'health club, indoor pistol range, bingo hall and related uses' are allowed uses under FWRC 19.220.020'Entertainment' in the BC zone, this TH EEL U ELI N EGROU P. CO M I MAIN 425.216.4051 1 25 Central Way, Suite 4001 Kirkland, WA 98033 0 BLUELINE suggests that recreation centers reserved solely for the residents of the development would be an allowed use that can occupy the commercial fagade. Another potential use would be the leasing office of the multi -family portion of the project since real estate office is an allowed use under FWRC 19.220.010'Office/retail — Manufacturing and production, limited'. Please confirm whether these examples, even though they may be intended for the private use of the multi -family tenants, are acceptable occupants of the commercial fagade. Thank you for your effort in reviewing our interpretation of the City's code. We sincerely hope to come to a mutual understanding and if deemed feasible, we look forward to presenting you with our full proposal. Please call or email me with any concerns at 425-250-7249 or cmiller@thebluelinegroup.com. Sincerely, Chris Miller, PE Principal TH EBLU ELI NEG ROUP. CO M I MAIN 425.216.4051 1 25Central Way, Suite 400 1 Kil Wand, WA 98033 CIT Federal Way May 17, 2019 Mr. Chris Miller, P.E. The Blueline Group 25 Central Way, Ste. 400 Kirkland, WA 98033 Department of Communit� Development 33325 8 Avenue South Federal Way, WA 98003 253-835-2601 — Fax: 253-835-2609 www.ail offederalwa .com RE: Response to April 22, 2019 Memorandum for Clarification on Code and Proposed Celebration Apartments, file #19-101205-PC Dear Mr. Miller; Thank you for your memorandum regarding your pre -application, File 19-101205-PC regarding the Celebration Park Apartments proposal. Your request allows us to re -visit the issues you bring to our attention and insure that the City's administration of the Code is accurate. Your memorandum brings up four issues, each of which I think should be addressed separately. it first relates to our determination that the proposed open space and parking required for the A development cannot be located in the Office Park (OP) zone. This decision is based on several elements. First, because the property you propose for the development includes two different zones, one which will allow mixed use apartment/retail/office (the BC zone) and one which will not (the OP zone). The City's ,i Code in FWRC 19-190.060(1) states: r No building or part thereof or other structure shall be erected, altered, added to, or enlarged, nor shall any land, building, structure, or premises be used, designated, or intended to be used for any purpose or in any manner other than is included among the uses listed in this title as permitted in the district in which such buildin& land. or premises is located. (emphasis mine) This means that uses are allowed on parcels that are zoned for that use, not on the "subject property" adjacent to it. This is why zones typically run along parcel boundaries. If we used the argument you provide, then any landowner could take a considerable amount of property, different parcels with different zones, and claim the "subject property" as part of the project, and that zone restrictions do not apply to those other parcels. For example, a permitted office or retail space in a CE zone could own adjacent property with an "RS" zone, and claim that an eventually needed, yet not allowed, warehousing activity is part of their "subject property" and should be allowed. Such action would not meet the intent of the Code. Second, you make the argument that parking should be allowed in the'OP zoned property as "part of the overall development activity." As you reference, FWRC 19.130.110 does require parking "on or adjacent © to the subject property." It goes on to state that it is allowed "if that lot is in u zone Mat irs the use conducted on the subject property."(again, emphasis mine) In the proposal, parking is located on OP - zoned land that does not permit the primary Multi -family/ Mixed use. Required parking must be located r? �� on a lot that is zoned allowing the primary use proposed. Parking activity (parking garage or lot) without an associated permitted primary use is not allowed in an OP zone. Mr. Chris Miller File 19-101205-PC May 17, 2019 Third, regarding the request for clarification on the street facing facade requirement on 151h Avenue S., we hold that 15`h is a `street.' While you are correct in the stated definition of a "street," the "public right of way" administered by Community Development is different than that administered by Public Works. The purpose of the `street' for planning purposes is to provide vehicular access and is available to the public, whether the road is publicly or privately owned. Public Works distinguishes private from public for ownership and maintenance purposes. Community Development considers proposed 15th Avenue S. right-of-way that is open to the public for purposes of access to the project, and, while being built to City street standards, it is a street facade. It serves the `street' function as defined in Title 19, thereby meeting the intent of the zoning code. Therefore, it is necessary for the project to have a minimum of 40% of the ground floor facade on the east side facing 15`h Avenue be a permitted land use other than residential use. Finally, your inquiry seeks clarification regarding proposed uses on the ground of the street facing facades as the "one or more other uses allowed in this zone." Consistent with design of Deveo's Uptown project, the City will support counting the leasing office and the residents' private recreation center on the ground floor as part of the mixed use retail/office use elements. Although these private uses are not explicitly identified as permitted uses in the BC zoning district, these private uses are comparable to other permitted uses in the BC zone such as an office or "health club." Based upon these arguments, we maintain that the open space proposed in the OP zone is not permitted, that the 151h Avenue must have 40% of its facade with uses other than residential, and that the leasing office and recreational area provided the residents at ground level will be counted towards fulfilling the 40% "other use" requirement. If you have any questions regarding this, please contact meat 253-835- 2643 or email me at robert.hansen@cityoffederalway.com. Thank you. Sincere , I� + Robert "Doc" Hansen Planning Manager Cc Brian Davis, Director, Department of Community Development (via email) Jim Harris, Senior Planner (via email) 2 w Z J w � m 1 L�� i �. ;€ s 4�ej S �. - - ' W � Ng NL71.0NJHSyM AVM 7V21 ' 10 ALIO 9b06 b07 ZL l # -730-V f Nb'7d 3115 7-7b'2/3n0 N0LLV E7373D NV7d 3-LIS 7VF71d33N00 p:a .. .a J "aa..ad YO .I 1 r T ------J I I t I I I { i 1 Dili f ' I 1' 11+ ' 'I f 1 irl i-, 1 L I,j!uit I, 1; it r c-D ` 15 H10EE S � �f S AMH Of-41OV& I[ I lM1 L r--- -� - •1 i 1 4,11 i!i fl�l III, �__�_� C +If I y a ., 111 , ------_- ' r^ _� uI{VI + AIS, 'I - ------------- -- s-3.11r7►xse= =__== - _J CJ r.--'.. �'!, i i• v� I, +� -_ �� i `�'i I C� C=C> G�'IF ;�ji rli � _JL] 77 �• �r R I � i-'U jJr'�' � 1 � II _ i - e it If7�++�ti ',~ •��� w ry`,\F _ ______`_J _%�ru�" __`> > �• + _ ,�~ \ � ; _J :ik E III; 1=i • I '� 1111 4 :III III.. s�n� v�� ae ��• wnv .1•i, f OF Federal Way APPLICATION NO(S) RECEIVED MAR 14 2019 CITY COM UNRYDEVELOPAY MENT MASTER LAND USE APPLICATION ai2os -00-P� Project Name Celebration Appartments Property Address/Location 33005 15th Ave S. Federal Way 98003 DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8'h Avenue South Federal Way, WA 98003-6325 253-835=2607; Fax 253-835-2609 %vww.citYoffederaIway.com Date 03/14/19 1721049046,1721049019,1721049057,1721049090,1721049030;1721049028,1721049074,1721049064, Parcel Number(s)1721049035, 17210490593 1721049051, 1721049034 Proposed project includes the construction of (3) apartment buildings with approximately (300) units. Project Description Frontage improvements will be made to S 330th Street, S 332nd Street, and 15th Avenue South while connecting 13th Place S to S 330th Street with new road. New road construction will include sewer and water system connections, as well a new storm system with a detention vault: Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination X 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 11 parcels: BC , 1 parcel OP Zoning Designation Community business and office arks Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC)- 1 SFR, 10 vacant, 1 ROW Occupancy Type Construction Type Applicant Name:DevCo. Inc. - David Ratliff Address:10900 NE 8th St. Suite 1200 City/State: Bellevue, WA Zip:98004 Phone: 425-233-6444 Fax: I Email: David.Yatliff@d cowa.comf Signature:X .� Agent (if different than Applicant) Name: Blueline - Chris Miller Address:25 Central Way Suite 400 City/State: Kirkland, WA Zip: 98033 Phone: 425-250-7249 Fax: Email: cmiller@thebiuelinegrou�� Signature: Owner Name: Address: City/State: Zip: Phone: Fax: Email: Signature: X Bulletin #003 —January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: March 19, 2019 TO: Cole Elliott, Development Services Manager Greg Kirk, Plans Examiner Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue Jennifer Wojciechowski, Federal Way School District Lindsey Sperry, Public Safety Officer FROM: Jim Harris, Senior Planner FOR DRC MTG. ON: March 28, 2019 - Internal April 11, 2019 9:00 AM - with applicant FILE NUMBER(s): 19-101205-00-PC RELATED FILE NOS.: None PROJECT NAME: CELEBRATION APARTMENTS PROJECT ADDRESS: 33002 15TH AVE S ZONING DISTRICT: BC PROJECT DESCRIPTION: Proposal 345 new multi -family units. Remove existing structures and impervious surfaces to construct two multifamily 6-level buildings with underground and surface parking as well as amenity areas and a 1-story community clubhouse building. LAND USE PERMITS: TBD PROJECT CONTACT: DAVID RATLIFF DEVCO INC r MATERIALS SUBMITTED: Prel Civil -set Prel architectural site plan, elevations, floor palns Cover letter with questions Lakehaven WATER & SEWER DISTRICT 172104 14 109 1721049034 1403 1721049051 33061 1721049049 1304 11 I2" DI 30" CONC 94 CaN4 A26501005� 1211 NOTE: Lakehaven Water and Sewer District neither warrants nor guarantees the accuracy of any facility information provided. Facility locations and conditions are subject to field verification. 1721049045 1430 1721049 68 3294 8" AC 8" C [+ 1721049046 1721049074 33005 1411 1721 1721 49 I3 02 1721049057 1721049028 33040 33015 1721049090 1721049030 33070 33023 1721049035 33090 1721049059 CO 33101 j �Q 1721049031 Q 33110 1721 49100 21 1721049049 s 1304 . q 1721049033 QD 33125 12" Di O" CQNC w t'- r rv►r 1721049064 S 332ND Q qu0 PVC - 10" PVC 00 N Celebration Apartments 19-101205-00-PC 0 100 200 Feet 4/9/2019 BIA NAME Jim Harris furl CITY OF FEDERAL WAY DEVELOPMENT REVIEW COMMITTEE (DRC) Preapplication Conference Sign -In Sheet 4 vjo ,e , M6,( FiA,V1 �G�✓r� 19-101205 PC - Deveo Celebration Apartments 33005 15`h Avenue South, Federal Way, WA April11, 2019 Y WITH FW Planning sl ue i P 9I-c-114-t- De) 69 C-W , 4' PHONE & EMAIL 253 835-2652 Jim.harris@cityoffederalway.com y is . So I . t98q, Llzs-Z5b--7Lv9 L25 - --t52- `to -el hundev\ 9j de�jcoa fs, Cry y71� Aits 3� o� 41, h � 19 r� �7S.CC6 r cr - a53.-d3s- 2:�140 r w-P'w-i:rc ,r;c-k, referQ ci4j oW4>dF.nl t-w, Co-',' Sf35-- Z-V34 C A pw 1 bM4s�� �.as , r-'�I-A-120 FW Patinq ifp 'T $ J +I I� G:ndorol Mlow PiAlir, C rinnnlc Furl Offii. } I U LL U a STATE PLAT IN SEC 16-214 32836 Jifiy - Lube 32900 1838 32924 Nine Lakes BaMist Church J A 1800 Art 330TH ST _. Habitats IIII D002 1fk35 1637 Condominiums II � A 330� Mr.- 2�� 08 33010 334�2 3�R02 330�2 Pawn Exchange 227 2f 4 F tti I it mail- j� !+Q�LiX1I,Y,I 214 li 33015 2P2 i1 3301fr BC 33020 209 II q11 RM1800 EMM1_ �I A7 33025 War 33120 200 Tacna 205 i c 204 ' 3302& 33030 II 2V II � 242 Ft 330313035 ' 201 11 HABITAT I 201,A 240 �, fINp11 I� 25 27 29 3? 33, ,35 -7 'V 43 45, Charr'.naod Park , 33216 11 22 HABITAT TECHNOLOGIES July 16, 2018 Mr. Robert Hansen, Planning Manager @ City of Federal Way 33325 — 8th Avenue South Federal Way, Washington 98003 Ms. Becky Chapin, Associated Planner @ City of Federal Way 33325 — 8th Avenue South Federal Way, Washington 98003 e-mail Becky.Chapin@cityoffederalway.com RE: Review of Wetland Z Adjacent to Parcel 1721049034 I would first like to thank you both for meeting with me to discuss the potential implementation of Wetland Z and its associated buffer (as depicted in the prior delineation for the Celebration Park Area) in relation to the future planning for Parcel 1721049034. As noted for the prior Celebration Park Area, Wetland Z was confined within a narrow ravine and dominated by a forest plant community. As such, Wetland Z was defined in 1997 as a City of Federal Way Category II Wetland with a standard buffer of 100 feet in width. Wetland Z was also defined as not exhibiting any high value ratings for any functions. As we discussed, and as depicted within the mapping prepared for the Celebration Park Area, the prior standard 100-foot buffer for Wetland Z extended approximately 30 to 40 feet onto the very western boundary of Parcel 1721049034. In addition, the compensatory mitigation completed along Wetland Z also pushed the standard buffer even further onto the western boundary of Parcel 1721049034. Following our discussion Habitat Technologies completed an onsite assessment and subsequent categorization of Wetland Z pursuant to the Washington State Wetland Rating System for Western Washington (Hruby, 2014). Wetland Z was identified as confined within an existing ravine that appeared to have not changed significantly since the 1997 assessment completed for the Celebration Park Area, was dominated by a deciduous forest plant community, as not exhibiting an intermittent defined channel, and as entering a stormwater system at the southern end of the wetland. In addition, the prior mitigation work completed along Wetland Z as a part of the development of the Celebration Park has added a variety of young coniferous trees and a mixture of native shrubs to the buffer area. wetlands, streams, fisheries, wildlife — mitigation and permitting solutions P.O. Box 1088, Puyallup, Washington 98371 253-845-5119 contact@habitattechnologies.net As defined, Wetland Z was identified as meeting the present criteria for designation as a City of Federal Way Category III Wetland. This wetland received a total of 17 points for total functions which included a total of 4 points for habitat functions (Appendix A). As such, the present City of Federal Way buffer for this wetland would be 60 feet in width. With a Category III Wetland rating and a standard buffer of 60 feet it appears that the standard buffer for this wetland would generally follow the existing chain link fence along the western boundary of Parcel 1721049034. In addition, as discussed it would appear beneficial that any required landscaping associated with the future development of Parcel 1721049034 be composed on native species located along the western boundary of the parcel. Thank you for your attention to this site planning. Sincerely, 7Gto�tar � �e�titig Thomas D. Deming, PWS Habitat Technologies cc. Mr. Paul Rasmussen, @ Cascadia Senior Living e-mail paulr@cascadiaseniorliving.com 2 18116 Appendix A — 2014 Wetland Rating Worksheet 18116 Wetland name or number Z RATING SUMMARY - Western Washington Name of wetland (or ID #): Wetland Z Date of site visit: 13 JUL 2018 Rated by Habitat Technologies Trained by Ecology? x Yes No Date of training 2014 HGM Class used for rating De ressional Wetland has multiple HGM classes?__X_Y N NOTE: Form is not complete without the figures requested (figures can be combined). Source of base aerial photo/map Google OVERALL WETLAND CATEGORY 3 (based on functions x or special characteristics_) 1. Category of wetland based on FUNCTIONS Category I — Total score = 23 - 27 Category II — Total score = 20 - 22 x Category III — Total score = 16 - 19 Category IV — Total score = 9 - 15 FUNCTION i Improving I Hydrologic Habitat Water Quality f Circle the appropriate ratings ,Site Potential H L H MO L H MD L Landscape Potential H ® L H QM L H M Q Value ® M L H 0 L H M M TOTAL Score Based on 6 4 17 --- 2. Category based on SPECIAL CHARACTERISTICS of wetland CHARACTERISTIC CATEGORY Estuarine I II Wetland of High Conservation Value I Bog I Mature Forest I Old Growth Forest I Coastal Lagoon I II Interdunal I II III IV None of the above X Wetland Rating System for Western WA: 2014 Update Rating Form - Effective January 1, 2015 Score for each function based on three ratings (order of ratings is not important) 9 = H,H,H 8 = H, H, M 7 = H,H,L 7 = H,M,M 6 = H, M, L 6 = M, M, M 5 = H,L,L 5 = M,M,L 4 = M,L,L 3 = L, L, L 1 Wetland name or number Z Maps and figures required to answer questions correctly for Western Washington Depressional Wetlands Riverine Wetlands Lake Fringe Wetlands Slope Wetlands Wetland Rating System for Western WA: 2014 Update Rating Form - Effective January 1, 2015 Wetland name or number Z HGM Classification of Wetlands in Western Washington For questions 1-7, the criteria described must apply to the entire unit being rated. If the hydrologic criteria listed in each question do not apply to the entire unit being rated, you probably have a unit with multiple HGM classes. In this case, identify which hydrologic criteria in questions 1-7 apply, and go to Question 8. 1. Are the water levels in the entire unit usually controlled by tides except during floods? NO- oto2 YES - the wetland class is Tidal Fringe - go to 1.1 1.1 Is the salinity of the water during periods of annual low flow below O.S ppt (parts per thousand)? NO - Saltwater Tidal Fringe (Estuarine) YES - Freshwater Tidal Fringe Ifyour wetland can be classified as a Freshwater Tidal Fringe use the forms for Riverine wetlands. If it is Saltwater Tidal Fringe it is an Estuarine wetland and is not scored. This method cannot be used to score functions for estuarine wetlands. 2. The entire wetland unit is flat and precipitation is the only source (>90%) of water to it. Groundwater and surface water runoff are NOT sources of water to the unit. 0 - go to YES - The wetland class is Flats Ifyour wetland can be classified as a Flats wetland, use the form for Depressional wetlands. 3. Does the entire wetland unit meet all of the following criteria? _The vegetated part of the wetland is on the shores of a body of permanent open water (without any plants on the surface at any time of the year) at least 20 ac (8 ha) in size; _At least 30% of the open water area is deeper than 6.6 ft (2 m). NO-goto4 YES - The wetland class is Lake Fringe (Lacustrine Fringe) 4. Does the entire wetland unit meet all of the following criteria? The wetland is on a slope (slope can be very gradual), The water flows through the wetland in one direction (unidirectional) and usually comes from seeps. It may flow subsurface, as sheetflow, or in a swale without distinct banks, The water leaves the wetland without being impounded. NO- oto5 YES - The wetland class is Slope NOTE: Surface water does not pond in these type of wetlands except occasionally in very small and shallow depressions or behind hummocks (depressions are usually <3 ft diameter and less than 1 ft deep). S. Does the entire wetland unit meet all of the following criteria? The unit is in a valley, or stream channel, where it gets inundated by overbank flooding from that stream or river, , The overbank flooding occurs at least once every 2 years. Wetland Rating System for Western WA: 2014 Update Rating Form - Effective January 1, 2015 Wetland name or number Z NO - o to 6 YES - The wetland class is Riverine NOTE: The Riverine unit can contain depressions that are filled with water when the river is not flooding 6. Is the entire wetland unit in a topographic depression in which water ponds, or is saturated to the surface, at sometime during the year? This means that any outlet, if present, is higher than the interior of the wetland. NO-goto7 YES - The wetland class is Depressional 7. Is the entire wetland unit located in a very flat area with no obvious depression and no overbank flooding? The unit does not pond surface water more than a few inches. The unit seems to be maintained by high groundwater in the area. The wetland may be ditched, but has no obvious natural outlet. NO - go WI YES - The wetland class is Depressional 8. Your wetland unit seems to be difficult to classify and probably contains several different HGM classes. For example, seeps at the base of a slope may grade into a riverine floodplain, or a small stream within a Depressional wetland has a zone of flooding along its sides. GO BACK AND IDENTIFY WHICH OF THE HYDROLOGIC REGIMES DESCRIBED IN QUESTIONS 1-7 APPLY TO DIFFERENT AREAS IN THE UNIT (make a rough sketch to help you decide). Use the following table to identify the appropriate class to use for the rating system if you have several HGM classes present within the wetland unit being scored. NOTE: Use this table only if the class that is recommended in the second column represents 10% or more of the total area of the wetland unit being rated. If the area of the HGM class listed in column 2 is less than 10% of the unit; classify the wetland using the class that represents more than 90% of the total area. HGM classes within the wetland unit being rated HGM class to use in rating Slope + Riverine Riverine Slope +Depressional Depressional Slope + Lake Fringe Lake Fringe Depressional + Riverine along stream within boundary of depression Depressional Depressional + Lake Fringe Depressional Riverine + Lake Fringe Riverine Salt Water Tidal Fringe and any other class of freshwater wetland Treat as ESTUARINE Ifyou are still unable to determine which of the above criteria apply to your wetland, or ifyou have more than 2 HGM classes within a wetland boundary, classify the wetland as Depressional for the rating. Wetland Rating System for Western WA: 2014 Update 4 Rating Form - Effective January 1, 2015 Wetland name or number Z DEPRESSIONAL AND FLATS WETLANDS Water Quality Functions - Indicators that the site functions to improve water quality D 1.0. Does the site have the potential to improve water quality? D 1.1. Characteristics of surface water outflows from the wetland: Wetland is a depression or flat depression (QUESTION 7 on key) with no surface water leaving it (no outlet). points = 3 Wetland has an intermittently flowing stream or ditch, OR highly constricted permanently flowing outlet. 2 points = 2 Wetland has an unconstricted, or slightly constricted, surface outlet that is permanently flowing points = 1 Wetland is a flat depression (QUESTION 7 on key), whose outlet is a permanently flowing ditch. points = 1 D 1.2. The soil 2 in below the surface (or duff (aver] is true clay or true organic (use NRCS definitions).Yes = 4 No = 0 D 1.3. Characteristics and distribution of persistent plants (Emergent, Scrub -shrub, and/or Forested Cowardin classes): Wetland has persistent, ungrazed, plants > 95% of area points = 5 Wetland has persistent, ungrazed, plants > %: of area points = 3 5 Wetland has persistent, ungrazed plants > 1/10 of area points = 1 Wetland has persistent, ungrazed plants <1/10 of area points = 0 D 1.4. Characteristics of seasonal pondinig or inundation: This is the area that is ponded for at least 2 months. See description in manual. Area seasonally ponded is > % total area of wetland points = 4 2 Area seasonally ponded is > X total area of wetland points = 2 Area seasonally ponded is < Y4 total area of wetland points = 0 Total for D 1 Add the points in the boxes above 1 9 Rating of Site Potential If score is:_12-16 = H X 6-11= M _0-5 = L Record the rating on the first page D 2.0. Does the landscape have the potential to support the water quality function of the site? D 2.1. Does the wetland unit receive stormwater discharges? Yes = 1 No = 0 1 D 2.2. Is > 10% of the area within 150 ft of the wetland in land uses that generate pollutants? Yes = 1 No = 0 1 D 2.3. Are there septic systems within 250 ft of the wetland? Yes = 1 No = 0 0 D 2.4. Are there other sources of pollutants coming into the wetland that are not listed in questions D 2.1-D 2.3? Source Yes = 1 No = 0 0 Total for D 2 Add the points in the boxes above 2 Rating of Landscape Potential If score is:_3 or 4 = H X 1 or 2 = M _0 = L Record the rating on the first page D 3.0. Is the water quality improvement provided by the site valuable to society? D 3.1. Does the wetland discharge directly (i.e., within 1 mi) to a stream, river, lake, or marine water that is on the 303(d) list? Yes = 1 No = 0 0 D 3.2. Is the wetland in a basin or sub -basin where an aquatic resource Is on the 303(d) list? Yes = 1 No = 0 1 D 3.3. Has the site been identified in a watershed or local plan as important for maintaining water quality (answer YES if there is a TMDL for the basin in which the unit is found)? Yes = 2 No = 0 1 _j Total for D 3 Add the points in the boxes above 2 Rating of Value If score is: X 2-4 = H �1 = M _0 = L Record the rating on the first page Wetland Rating System for Western WA: 2014 Update Rating Form — Effective January 1, 2015 Wetland name or number Z DEPRESSIONAL AND FLATS WETLANDS Hydrologic Functions - Indicators that the site functions to reduce flooding and stream degradation D 4.0. Does the site have the potential to reduce flooding and erosion? D 4.1. Characteristics of surface water outflows from the wetland: Wetland is a depression or flat depression with no surface water leaving it (no outlet) points = 4 Wetland has an intermittently flowing stream or ditch, OR highly constricted permanently flowing outletpoints = 2 2 Wetland is a flat depression (QUESTION 7 on key), whose outlet is a permanently flowing ditch points =1 Wetland has an unconstricted, or slightly constricted, surface outlet that is permanently flowing points = 0 D 4.2. Death of storage during wet periods. Estimate the height of ponding above the bottom of the outlet. For wetlands with no outlet, measure from the surface of permanent water or if dry, the deepest part. Marks of ponding are 3 ft or more above the surface or bottom of outlet points = 7 Marks of ponding between 2 ft to < 3 ft from surface or bottom of outlet points = 5 Marks are at least 0.5 ft to < 2 ft from surface or bottom of outlet points = 3 3 The wetland is a "headwater" wetland points = 3 Wetland is flat but has small depressions on the surface that trap water points = 1 Marks of ponding less than 0.5 ft (6 in) points = 0 D 4.3. Contribution of the wetland to storage in the watershed: Estimate the ratio of the area of upstream basin contributing surface water to the wetland to the area of the wetland unit itself. The area of the basin is less than 10 times the area of the unit points = 5 5 The area of the basin is 10 to 100 times the area of the unit points = 3 The area of the basin is more than 100 times the area of the unit points = 0 Entire wetland is in the Flats class points = 5 Total for D 4 Add the points in the boxes above 10 Ratine of Site Potential If score is:_12-16 = H X 6-11= M _0-5 = L Record the rating on the first page Rating of Landscape Potential If score is:_3 = H X 1 or 2 = M _0 = L rrecora me raring on ineinsa puyr D 6.0. Are the hydrologic functions provided by the site valuable to soci D 6.1. The unit is in a [andscape that has flood ine problems. Choose the description that best matches conditions around the wetland unit being rated. Do not add points. Choose the highest score if more than one condition is met. The wetland captures surface water that would otherwise flow down -gradient into areas where flooding has damaged human or natural resources (e.g., houses or salmon redds): • Flooding occurs in a sub -basin that is immediately down -gradient of unit. points = 2 • Surface flooding problems are in a sub -basin farther down -gradient. points = 1 Flooding from groundwater is an issue in the sub -basin. points = 1 The existing or potential outflow from the wetland is so constrained by human or natural conditions that the water stored by the wetland cannot reach areas that flood. Explain why points = 0 There are no problems with flooding downstream of the wetland. points = 0 D 6.2. Has the site been identified as important for flood storage or flood conveyance in a regional flood control plan? I 0 Yes=2 No=O Total for D 6 Rating of Value If score is: _2-4 = H X 1= M _0 = L Wetland Rating System for Western WA: 2014 Update Rating Form — Effective January 1, 2015 Add the points in the boxes above Record the rating on the first page 131 Wetland name or number Z These questions apply to wetlands of all HGM classes. HABITAT FUNCTIONS - Indicators that site functions to provide important habitat _ H 1.0. Does the site have the potential to provide habitat? H 1.1. Structure of plant community: Indicators are Cowardin classes and strata within the Forested class. Check the Cowardin plant classes in the wetland. Up to 10 patches may be combined for each class to meet the threshold of '4 ac or more than 10% of the unit if it is smaller than 2.5 ac. Add the number of structures checked. Aquatic bed 4 structures or more: points = 4 Emergent 3 structures: points = 2 1 Scrub -shrub (areas where shrubs have > 30% cover) 2 structures: points = 1 X Forested (areas where trees have > 30% cover) 1 structure: points = 0 If the unit has a Forested class, check if.• X The Forested class has 3 out of 5 strata (canopy, sub -canopy, shrubs, herbaceous, moss/ground-cover) that each cover 20% within the Forested polygon H 1.2. Hydroperiods Check the types of water regimes (hydroperiods) present within the wetland. The water regime has to cover more than 10% of the wetland or % ac to count (see text for descriptions of hydroperiods). Permanently flooded or inundated 4 or more types present: points = 3 _X_Seasonally flooded or inundated 3 types present: points = 2 Occasionally flooded or inundated 2 types present: points = 1 1 X Saturated only 1 type present: points = 0 Permanently flowing stream or river in, or adjacent to, the wetland Seasonally flowing stream in, or adjacent to, the wetland Lake Fringe wetland 2 points Freshwater tidal wetland 2 points H 1.3. Richness of plant species Count the number of plant species in the wetland that cover at least 10 ftz. Different patches of the some species can be combined to meet the size threshold and you do not have to name the species. Do not include Eurasian milfoil, reed canarygrass, purple loosestrife, Canadian thistle 2 If you counted: > 19 species points = 2 5 - 19 species points = 1 < 5 species points = 0 H 1.4. Interspersion of habitats Decide from the diagrams below whether interspersion among Cowardin plants classes (described in H 1.1), or the classes and unvegetated areas (can include open water or mudflats) is high, moderate, low, or none. If you have four or more plant classes or three classes and open water, the rating is always high. 0 C) C*:) 0 None = 0 points Low = 1 point Moderate = 2 points All three diagrams in this row are HIGH = 3points Wetland Rating System for Western WA: 2014 Update 13 Rating Form — Effective January 1, 2015 Wetland name or number Z H 1.5. Special habitat features: Check the habitat features that are present in the wetland. The number of checks is the number of points. _Large, downed, woody debris within the wetland (> 4 in diameter and 6 ft long). Standing snags (dbh > 4 in) within the wetland Undercut banks are present for at least 6.6 ft (2 m) and/or overhanging plants extends at least 3.3 ft (1 m) over a stream (or ditch) in, or contiguous with the wetland, for at least 33 ft (10 m) Stable steep banks of fine material that might be used by beaver or muskrat for denning (> 30 degree 3 slope) OR signs of recent beaver activity are present (cut shrubs or trees that have not yet weathered where wood is exposed) X At least X ac of thin -stemmed persistent plants or woody branches are present in areas that are permanently or seasonally inundated (structures for egg -laying by amphibians) X Invasive plants cover less than 25% of the wetland area in every stratum of plants (see H 1.1 for list of stro to ) Total for H 1 Add the points in the boxes above 7 Rating of Site Potential If score is:_15-18 = H CX 7-14 = M _0-6 = L Record the rating on the first page H 2.0. Does the landscape have the potential to support the habitat functions of the site? H 2.1. Accessible habitat (include only habitat that directly abuts wetland unit). Calculate: % undisturbed habitat 0 + [(% moderate and low intensity land uses)/2] 5 = 5 % If total accessible habitat is: > 1/3 (33.3%) of 1 km Polygon points = 3 0 20-33% of 1 km Polygon points = 2 10-19% of 1 km Polygon points = 1 < 10% of 1 km Polygon points = 0 H 2.2. Undisturbed habitat in 1 km Polygon around the wetland. Calculate: % undisturbed habitat 10+ [(% moderate and low intensity land uses)/2]Q = 0 % Undisturbed habitat > 50% of Polygon points = 3 Undisturbed habitat 10-50% and in 1-3 patches points = 2 1 Undisturbed habitat 10-50% and > 3 patches points = 1 Undisturbed habitat < 10% of 1 km Polygon points = 0 H 2.3. Land use intensity in 1 km Polygon: If 2) (-2) > 50% of 1 km Polygon is high intensity land use points = (- <- 50% of 1 km Polygon is high intensity points = 0 Total for H 2 Add the points in the boxes above 0 Rating of Landscape Potential If score is: 4-6 = H _1-3 = M _X_< 1= L H 3.0. Is the habitat provided by the site valuable to society? Record the rating on the first page H 3.1. Does the site provide habitat for species valued in laws, regulations, or policies? Choose only the highest score that applies to the wetland being rated. Site meets ANY of the following criteria: points = 2 — It has 3 or more priority habitats within 100 m (see next page) It provides habitat for Threatened or Endangered species (any plant or animal on the state or federal lists) — It is mapped as a location for an individual WDFW priority species — It is a Wetland of High Conservation Value as determined by the Department of Natural Resources — It has been categorized as an important habitat site in a local or regional comprehensive plan, in a Shoreline Master Plan, or in a watershed plan Site has 1 or 2 priority habitats (listed on next page) within 100 m points = 1 Site does not meet any of the criteria above points = 0 Rating of value If score is:_2 = H _1= M Y 0 = L Record the rating on the first page 9 Wetland Rating System for Western WA: 2014 Update 14 Rating Form - Effective January 1, 2015 Wetland name or number Z WDFW Priority Habitats Priority_habitats listed by WQFW (see complete descriptions of WDFW priority habitats, and the counties in which they can be found, in: Washington Department of Fish and Wildlife. 2008. Priority Habitat and Species List. Olympia, Washington. 177 pp. hUp://wdfw.wa.gov/nublications/0. 0165/wdfwO01655.. -idf or access the list from here: http;/Iwdfw.wa.gov/conseiyation jphs/list/) Count how many of the following priority habitats are within 330 ft (100 m) of the wetland unit: NOTE. This question is independent of the land use between the wetland unit and the priority habitat — Aspen Stands: Pure or mixed stands of aspen greater than 1 ac (0.4 ha). Biodiversity Areas and Corridors: Areas of habitat that are relatively important to various species of native fish and wildlife (full descriptions in WDFW PHS report). — Herbaceous Balds: Variable size patches of grass and forbs on shallow soils over bedrock. — Old-growth/Mature forests: Old -growth west of Cascade crest - Stands of at least 2 tree species, forming a multi - layered canopy with occasional small openings; with at least 8 trees/ac (20 trees/ha ) > 32 in (81 cm) dbh or > 200 years of age. Mature forests - Stands with average diameters exceeding 21 in (53 cm) dbh; crown cover may be less than 100%; decay, decadence, numbers of snags, and quantity of large downed material is generally less than that found in old -growth; 80-200 years old west of the Cascade crest. 6 — Oregon White Oak: Woodland stands of pure oak or oak/conifer associations where canopy coverage of the oak component is important (full descriptions in WDFW PHS report p. 158 - see web link above). — Riparian: The area adjacent to aquatic systems with flowing water that contains elements of both aquatic and terrestrial ecosystems which mutually influence each other. — Westside Prairies: Herbaceous, non -forested plant communities that can either take the form of a dry prairie or a wet prairie (full descriptions in WDFW PHS report p. 161 - see web link above). Instream: The combination of physical, biological, and chemical processes and conditions that interact to provide functional life history requirements for instream fish and wildlife resources. — Nearshore: Relatively undisturbed nearshore habitats. These include Coastal Nearshore, Open Coast Nearshore, and Puget Sound Nearshore. (full descriptions of habitats and the definition of relatively undisturbed are in WDFW report - see web link on previous page). — Caves: A naturally occurring cavity, recess, void, or system of interconnected passages under the earth in soils, rock, ice, or other geological formations and is large enough to contain a human. Cliffs: Greater than 25 ft (7.6 m) high and occurring below 5000 ft elevation. Talus: Homogenous areas of rock rubble ranging in average size 0.5 - 6.5 ft (0.15 - 2.0 m), composed of basalt, andesite, and/or sedimentary rock, including riprap slides and mine tailings. May be associated with cliffs. — Snags and Logs: Trees are considered snags if they are dead or dying and exhibit sufficient decay characteristics to enable cavity excavation/use by wildlife. Priority snags have a diameter at breast height of > 20 in (51 cm) in western Washington and are > 6.5 ft (2 m) in height. Priority logs are > 12 in (30 cm) in diameter at the largest end, and > 20 ft (6 m) long. Note: All vegetated wetlands are by definition a priority habitat but are not included in this list because they are addressed elsewhere. Wetland Rating System for Western WA: 2014 Update 15 Rating Form - Effective January 1, 2015 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: March 19, 2019 TO: Cole Elliott, Development Services Manager Greg Kirk, Plans Examiner Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue Jennifer Wojciechowski, Federal Way School District Lindsey Sperry, Public Safety Officer FROM: Jim Harris, Senior Planner FOR DRC MTG. ON: March 28, 2019 - Internal April 11, 2019 9:00 AM - with applicant FILE NUMBER(s): 19-101205-00-PC RELATED FILE NOS.: None PROJECT NAME: CELEBRATION APARTMENTS PROJECT ADDRESS: 33002 15TH AVE S ZONING DISTRICT: BC PROJECT DESCRIPTION: Proposal'345 new multi -family units. Remove existing structures and impervious surfaces to construct two multifamily 6-level buildings with underground and surface parking as well as amenity areas and a 1-story community clubhouse building. LAND USE PERMITS: TBD PROJECT CONTACT: DAVID RATLIFF DEVCO INC r, MATERIALS SUBMITTED: Prel Civil set Prel architectural site plan, elevations, floor palns Cover letter with questions RECEIVE® MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT MAR 14 2019 33325 8'h Avenue South CITY OF Federal Way, WA 98003-6325 Fie Y�Way CITY OF FEDERAL WAY 253-835-2607; Fax 253-835-2609 COMMUNfTY DEVELOPMENT www.cityoffederaiway.com APPLICATION NO(s) DI-2-05 -bU-f Project Name Celebration Appartments Property Address/Location 33005 15th Ave S. Federal Way 98003 Date 03/14/19 1721049046, 1721049019, 1721049057, 1721049090, 1721049030, 1721049028, 1721049074, 1721049064, Parcel Number(s)1721049035. 1721049059, 1721049051, 1721049034 Proposed project includes the construction of (3) apartment buildings with approximately (300) units. Project Description Frontage improvements will be made to S 330th Street, S 332nd Street, and 15th Avenue South while connecting 13th Place S to S 330th Street with new road. New road construction will include sewer and water system connections, as well a new storm system with a detention vault. Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification _ Lot Line Elimination X Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) Process III (Project Approval) Process 1V (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 11 parcels: BC , 1 parcel OP Zoning Designation Community business and office Dark Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): 1 SFR, 10 vacant, 1 ROW Occupancy Type Construction Type Applicant Name: DevCo. Inc. - David Ratliff Address:10900 NE 8th St. Suite 1200 City/State: Bellevue, WA Zip:98004 Phone: 425-233-6444 Fax: Email: David:ratliff@ (cowa.com Signature:X v Agent (if different than Applicant) Name: Blueline - Chris Miller Address:25 Central Way Suite 400 City/State: Kirkland, WA Zip: 98033 Phone: 425-250-7249 Fax: Email: cmiller@thebluelinegroup.com Signature: Owner Name: Address: City/State: Zip: Phone: Fax: Email. Signature: X Bulletin #003 — January 1, 2011 Page I of 1 k:\Handouts\Master Land Use Application BLUELINE MEMORANDUM DATE: March 7, 2019 TO: City of Federal Way FROM: Blueline RE: Celebration Apartments Project Narrative LOCATION: The project site consists of fourteen parcels with an approximate physical address of 33125 15th Ave S, Federal Way, WA, 98003. The site is bordered by S 330th St to the north, S 332nd St to the south, and 15th Ave S to the east. EXISTING SITE CONDITIONS: The combined parcels are 8.68 acres. All are zoned Community Business (BC) except for the northwesternmost parcel which is zoned Office Park (OP). The majority of the parcels are vacant and forested. The exceptions are the southernmost parcels; one contains a single-family residence, and the other two contain a towing business and accompanying parking lot. Additionally, two of the parcels (1721049019 and 1721049064) appear to be planned right-of-way and already contain partial road improvements along S 332nd St and 15th Ave S. Adjacent parcels to the east are zoned Community Business and are occupied by automotive businesses. The parcel to the north is zoned BC as well and holds a church. Neighboring parcels to the south and west are zoned Office Park. The parcel to the southwest contains the Federal Way Public Schools Nutrition Services Building. Directly west is city -owned property associated with Celebration Park. There is also a Category III wetland with a 60-foot buffer between the site and Celebration Park Road. The site is served by the Lakehaven Water and Sewer District. PROJECT DESCRIPTION: The project proposes to remove the existing structures and impervious surfaces to construct two multifamily 6-level buildings with underground and surface parking as well as amenity areas and a 1-story community clubhouse building. Frontage and roadway improvements are proposed as well. There are 345 total units of affordable housing and 650 parking stalls proposed. The buildings will be 5 stories of Type V wood construction over a 1 story parking garage built of Type I construction. The project will be developed in accordance with Federal Way regulations for the Community Business zone. Multiple points of roadway access are proposed. For the east building, entry is proposed from the east along 15th Ave S, from the south along S 332nd St, and from the west along 13th PI S. For the west building, one point of access will be along 13th PI S. and the other will be where 1311 PI S and S 330th St will meet. Each roadway entrance will provide access to surface parking and a garage. Almost half of the parking stalls proposed will be within the garage. Frontage and roadway improvements will serve to bring the adjacent right-of-way to City standards. Half road improvements are proposed along S 332nd St and S 330th St, and full road improvements are proposed for 15th Ave S. Fulfilling the connection of 131h PI S to S 330th St is also proposed. THEBLUELINEGROUP.COM I MAIN 425.216.4051 1 25 Central Way, Suite 400 1 Kirkland, WA98033 BLUELINE Abundant open space is planned-71,400 SF of open space, or 207 SF per unit. This will be divided among both common and private open spaces. The common open space consists of playgrounds, plazas, a recreation building, a community garden, and a fitness trail. The project also seeks to work with the City to connect the open space that borders the city -owned land to Celebration Park if possible. Another aspect that the project wishes to coordinate with the City would be use of the unused portion of Parcel No. 1721049049 that contains the school district building. The part of the parcel that lies to the east of 131th PI S could be used to partially hold the proposed stormwater detention vault for the eastern section of the site. It could be designed to serve as an amenity that benefits both the school district site and the project. See more information about the drainage design below. DRAINAGE DESIGN: The site's existing topography generally falls from its high point at the northeast corner of the property along S 3301h St, southwest where some runoff enters the existing offsite wetland to the west, while the majority of runoff enters the existing stormdrain system within 13th PI S. In the proposed development, the eastern portion of the site will be excavated to construct a large building along with associated surface parking and amenities. The western portion of the site will be graded to construct a large building, a smaller rec center building, surface parking and an amenity area. The Northwest section of the site will be preserved as forest with a nature path running through. 13th PI S will be extended north bisecting the site and connecting to S 3301th St. Other planned streets improvements will happen on S 330th St, S 332nd St, and 15th Ave S. Stormwater flow control and water quality facilities will be designed to meet the requirements of the 2016 Federal Way Addendum to the King County Surface Water Design Manual. The site is divided into two general drainage basins, an East Basin and a West Basin with 13th PI S approximately defining the drainage boundary. The two proposed flow control facilities serving the drainage basins are designed as detention vaults located beneath surface parking. Water quality facilities having GULD level approval for enhanced treatment under the DOE TAPE program will be located downstream of the detention vaults to provide enhanced water quality treatment to the runoff. Runoff discharged from the western vault will be directed west to help recharge the existing offsite wetland. Runoff discharged from the eastern vault will be discharged to the public system located within 13th PI S. QUESTIONS: 1. Does the open space as shown comply with the BC zone requirements? 2. What is the current tree retention and replacement requirement for this zone? 3. Please outline the land use and site development processes along with all necessary City permits and approvals. 4. What studies and reports will be required of this project? 5. Please confirm the required landscaping buffers and building setbacks for this project. 6. Please outline any required frontage improvements along S 330th St, 15th Ave S, and S 332nd St. 7. Is the proposed use of parcel 1721049034 (zoned OP) acceptable, or will it require changes to plans or zoning? 8. Can the unused city -owned property surrounding the northern edge of parcel 1721049034 to the east of Celebration Park Rd serve as open space to the proposed development and Celebration Park? THEBLUELINEGROUP.COM MAIN 425.216.4051 1 25 Central Way, Suite 400 1 Kirkland, WA 98033 BLUELINE 9. Would the school district be amenable to allowing a portion of a proposed detention vault to be placed under parcel number 17210449049 to the east of 13th PI S? Currently no permanent structure lies on the area. 10. Is it allowable to locate a portion of the parking for Building B (east building) on the west side of 13th Pl S on a separate parcel which is zoned differently? 11. Is the proposed outfall for detention vault to the wetland buffer acceptable? 12. Please confirm the 60' wetland buffer is correct. 13. Are there any required setbacks form the wetland buffer? 14. Are hydrants and fire access acceptable as shown? 15. Please confirm whether this site will be required to provide Enhanced Water Quality treatment. 16. Please confirm the sewer main on S 332nd St has available capacity. 17. What is the maximum length of a sewer service line? 18. What is the maximum length of water service line to hydrant? 19. Can RPBA/BFP structures be located in underground vaults? Please call or email me with any questions or concerns at 425-250-7249 or cmiller@thebluelinegroup.com. Sincerely, Chris Miller Principal THEBLUELINEGROUP.COM I MAIN 425.216.4051 1 25Central Way, Suite400 1 Kirkland, WA98033 VICINITY MAP F7 OP t M ��� A1AAC0 943 I ro c s . 300 Feet Sources: Esri, H RE, Garmin, Intermap, increme P O, r, arp., GEBCO, SGS, FA�1 , NRCAN, GeoBase, G , Kad ; NL, Ordnance Survey, Esri Japan, METI, Esri China [Ho K ng), swisstop , © OpenStre Map contributors, nd he G S Eger Communit Yr- _ M IMU N 'i f -!mot j•i�, C • A rr�' '' ' r �.. At C O zQ — 1-- Q M �' 22 5 -a 38 L CU • Q ti; Y �,_ oo�_ ca _t o G .y. ••� LA 111. •77 sl t4 S.,-.� _ 1 3a'a� +'F m � � 5 d N ;LL n3F � N U $150 o g = Z 0 a .t a ago N N 0g E •.S •�• 1<�'�r wt yy � �V •.W�m3 a0 0 69 N S Z in _ o`2'- 4 RCHITECTS CHARLES MORGAN & ASSOCIATES, LLC 7301 BEVERLY LANE, EVERETT WA 98203 PHONE 425-353-2888 E Mail barb@cmaarch.com TO: City of Federal Way RE: Proposed apartment complex DATE: March 7, 2019 Existing use: Undeveloped woodland. Proposed use: New construction of a 345 unit affordable family apartment project. The project will consist of 2 separate 6 story buildings (5 stories Type V-A over 1 story Type 1 construction) and 1 rec building. The project will provide 650 parking spaces, there will be 321 under building parking stalls, exceeding the 25% required. ADA Parking shall be evenly distributed around the site to meet ADA guidelines. The site will provide a 6' wide ADA pathway through the entire site which will connect all the buildings to the public right-of-way. A total of 71,400 square feet of open space is provided. Site amenities include 3 tot lots, pool, spa, walking trail, raised community garden beds, outdoor benches, outdoor tables, outdoor smoking shelter, covered bike storage, business center, lounge, service kitchen, game room, conference room, fitness room, and indoor basketball court. From the South to the North the East building will step up in elevation 10 feet and will maintain one story Type 1 and 5 stories Type V-A construction. The West and East Buildings have a parking garage on the 15t level. The West Building layout is a L-shaped and the East Building layout a U-shaped to provide courts and protected exterior open space (balconies and windows overlook the areas to monitor security). Building modulations of siding changes break up the building facades. Decks will be wood with a metal handrail to add more shadowing affect to add to the modulation. The roof line will be modulated at the decks. Units will have patios facing the public right-of-way frontage, parking lots and property lines, which allows for natural surveillance and detection of intruders. Ample lighting will cover the parking area, to deter criminal activity and loitering. Units will have their own laundry (washers and dryers) and decks. Ground -floor units will have a fenced patio. Landscaped islands are every 10 spaces. Handicapped spaces are provided per code. Generator will be provided on site for life safety purposes. The stairwells will be pressurized. Finish materials and colors: Concrete Masonry Unit (CMU) - Tan Fiber Cement Panel Siding — Boothbay Blue Fiber Cement Lap Siding — Navajo Beige Fiber Cement Lap Siding — Pearl Gray Fiber Cement Board and Batten Siding — Navajo Beige Composition Roofing — Max Def Black Walnut Vinyl Windows - White Windows, Doors and Accent Trim — Sherwin Williams Rockwood Amber Trim — Iron Gray Railing —Sherwin Williams RAL 9005 Exposed Concrete 3/28/2019 https://itetripgen.org/PrintGrat_�n?code=221&ivlabel=UNITS221&timeperiod=TPSII <=345&edition=3S5&IocationCode= Genera l Ur... Multifamily Housing (Mid -Rise) (221) - - Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Setting/Location: General Urban/Suburban Number of Studies: 60 Avg. Num. of Dwelling Units: 208 Directional Distribution: 61 % entering, 39% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.44 Data Plot and Equation 400 0.15 - 1.11 Ei 300 U) c w x x x x x 200 X 152 145 X x All x x x X 100 X )x X x xx x X X x x xXx x xX X X X x xX� 134 S 0p 200 400 600 X = Number of Dwelling Units X Study Site Fitted Curve Fitted Curve Equation: Ln(T) = 0.96 Ln(X) - 0.63 Trip Generation Manual, 10th Edition • Institute of Transportation Engineers 0.19 x Average Rate Rz= 0.72 800 https://itetripgen.org/PrintGraph.htm?code=221&ivlabel=UNITS221&timeperiod=TPSIDE&x=345&edition=385&IocationCode=General Urban/Suburba... 1/1 3/28/2019 https://itetripgen.org/PrintGrar'--)n?code=221&ivlabel=UNITS221&timeperiod=AWD; �Xx=345&edition=385&IocationCod e=General ... Multifamily Housing (Mid -Rise) (221) Vehicle Trip Ends vs: Dwelling Units On a: Weekday Setting/Location: General Urban/Suburban Number of Studies: 27 Avg. Num. of Dwelling Units: 205 Directional Distribution: 50% entering, 50% exiting Vehicle Trip: Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 5.44 1.27 - 12.50 2.03 Data Plot and Equation 3,000 2,500 X X 2,000 1879 X w 1877 X X X X 1,500 X X X 1,000 X X X X XX 500 Xx X X X X X X 00 100 200 300 X = Number of Dwelling Units X Study Site Fitted Curve Fitted Curve Equation: T = 5.45(X) - 1.75 400 Average Rate Rz= 0.77 Trip Generation Manual, 10th Edition • Institute of Transportation Engineers 500 https://itetripgen.org/PrintGraph.htm?code=221&ivlabel=UNITS221&timeperiod=AWDVTE&x=345&edition=385&IocationCode=General Urban/Suburb... 1/1 VICINITY MAP OP M , ll.trar,1 1.1. ACC, July G mcery �.ullel t'i st 4. , `} 1 E L� m BC BC cn a 300 Feet Sources: Esri, M RE, Garmin, Intermap, increme P ❑rp., GEBCO, SGS, FA P , NRCAN, GeoBase, G , Ka dw NL, Ordnance Survey, Esri Japan, METI, Esri China (Ho K rig), swisstop , ©OpenStre Map contributors, nd h, G�'!SRser Communit )f,3 300 lr u I k li o II u III k 1 11 f liltt I1 L1 a 0 u MAIL uN 7=4T s.i4A•i...sl. �p aiii•-�;i� r n� n .4.•a. �a. mn",. 293- TOTAL PARKIKG WEST SIDE •ra�wsuu wmmm 357 - TOTAL PARKING EAST SIDE UNDER BLDG PARKING „__ UNOER BLDG PARKING REQUIRED —25% • 163 UNDER BLDG PARKING PROVIDED-321 •/9% PARKING LOT LANDSCAPING _ WEST PARKING LOT REQUIRES 15 SOIF7.194 STALLS- 2.910 SQIFT WEST PARKING LANDSCAPE PROVIDED • 5.424 SOFT EAST PARKING LOT REQUIRES 15SOIFT034STALLS•2,010SQIFT WEST PARKING LANDSCAPE PROVIDED • 3,230 SOIFT OPEN SPACE OPEN SPACE REQUIRED— 150 SQ/Ff PER UNIT • 51,750 SOIFT OPEN SPACE PROVIDED — WEST BLDG DECKS - EAST BLDG DECKS- 9,DW SOIFT 19,495SQIFT RECBLDG- 5,300 SQIFT OPEN SPACE Al (INC. TOT LOTN1). 22,635 SOFTOPEN SPACE #2(INC. TOT LOT#2)• 9,B32 SOFT OPEN SPACE #3(INC. TOT LOT#3)• 5,130 SQFr TOTAL OPEN SPACE PROVIDED 71.400 SOFT 15TH AVE S STATES LICENSED WASHINOTON ARIZONA PROJECT 345 UNIT CELEBRATION PARK APARTMENTS CHARLES MORGAN & ASSOCIATES, LLC a•ti' FtEWERED IDAHO MONTANA CALIFORNIA NEW MEIN CO OLO ING ADO LOCATION 13TH AVE S, FEDERAL WAY, WA mtcT p"-- .IAa 7• (R. NEVAD NEVADA IUTAHLL NOIS 15 NEBRASKA NMISSOU I MINDIANA INOIANA DEVELOPER ARCHITECTS pNC6 L 1 f SOUTH DAKOTA SOOT DEVCO, LLC CONTRACTOR 7301 BEVERLY LANE PHONE 425-35S-2BBB HEARTLAND CONSTRUCTION, LLC IDMEn. WA IMiO, EMAIL 10.0 m —h.cem OPEN OPEN SPACE PARKING PLAN SCALE I -40-0" SHEET A1.2 15TH AVE S swes LKENSER PROJECt wAsxurswL •RI20NA 345 UNIT CELEBRATION PARK APARTMENTS RH41p NEV! ld xw= LOCATION yDNTANA W'rWINW T,ALITDRNIA 13TH AVE 5, FEDERAL WAY, WA NcolthADD MtSN1 If7" EBRFuissau5l Aw DEVELOPER ILF,INm IIIDIAVA DEVCO, LLC Sp11M10.uuTA CONTRACOR HEARTLAND CONSTRUCTION, LLC CHARLES MORGAN & ASSOCIATES, LLC RCHITECTS 7301 BEVERLY LANE PHONE 625-353-2BBB EVERETT, WA 982D3 EMAIL InloOcmocrch.com atics 9�.CE5 [�oCwl 9FiE ar ttsFe7JFtiv EAST BLDG LEVEL #1 PLAN 5CALE 1-20'-0" 7 MA�� ! 9 ISHEET A3.1 E l iP� w ENTRY a GARAGE Z r--- o N ,mauwcaow � Z r I it I a O IRA 13TH AVE_S- s m WEST BLDG TOTAL UNIT COUNT 25 -1 BR = 23% X 1.5 = 38 STALLS 31 - 2 BR = 28% X 2 = 62 STALLS 39 - 3 BR = 29% X 2 = 78 STALLS 10 - 4 BR =10% X 2 = 20 STALLS 5 - 5 BR = 5% X 2 = 10 STALLS 110-TOTAL UNIUS 208 - TOTAL PARKING STALLS REQUIRED 293 - PARKING STALLS provided 85 - PARKING STALLS OVERFLOW L A — _ PROPERTY LINE -ZONING CHANGE VAN;I11111�11 PARKING GARAGE - 99 STALLS ucEa�O PROJECT WASHINGTON Aa2DNA 345 UNIT CELEBRATION PARK APARTMENTS IDAHO NEW MEx1co LOCATION MONTANA RNIA OLO ADO 13TH AVE 5, FEDERAL WAY, WA NEVAD NEVADA UTAN N ISSOU A NEBRASKA MlssOURI DEVELOPER IWNOIS INDIANA DEVCO, LLC SOUTH DAKOTA CONTRACTOR HEARTLAND CONSTRUCTION, LLC CHARLES MORGAN & ASSOCIATES, LLC a� c. 1�J� 7sallow RCHITECTS 7307 9EVERLY LANE PHONE 47�35S-2M EVERETT, WA 99203 EMAIL In/eCemeareh.tDm WEST BLDG LEVEL #1 PLAN 5CALE 1-20-0" 7 MISSHEET All V XV Cn -i STATES LICENSED WASHINGTON ARI20NA 345 UNIT CELEBRATION PARK APARTMENTS IDAHO NEW MEKICO LOCATIONMONTANA CALIFORNIA WYOMINC COLORADO 13TH AVE 5, FEDERAL WAY, WA N EVADA UTAH NEBRASKA M DEVELOPER IWNOIS ISSOURI NDIANA DEVCO, LLC SOUTH DAKOTA CONTRACTOR HEARTLAND CONSTRUCTION, LLC 13TH AVE S CHARLES MORGAN & ASSOCIATES, LLC RCHITECTS 73 1EVER BT, WA LANE PHONE 425-353h— EVERETT, WA 98203 EMAIL InloOcmaorch.com �, RiW51 w A.Ra fIELT Cw Mmam- kwm 3Mh OF WkPQG A W EAST BLDG LEVEL #2 PLAN 5CALE 1-20'-0" 7 MAR 11 SHEET A3.2E WEST BLDG 2ND FLOOR UNIT COUNT 5-1 BR 7-2BR 7-3BR 2-4BR 1-5BR 22 -TOTAL UNITS I 1L�•Jl �y,�y,yu� PROJECT WASHINGTON ARIZONA 345 UNIT CELEBRATION PARK APARTMENTS IDAHO NEW MEXICO LOCATION MONTANA WYOMING CAUFORN[A COLORADO 13TI1 AVE 5, FEDERAL WAY, WA NEVADA NEBRASKA UTAH MISSOURI DEVELOPER SOUTHINDIANA SOUTH DAROTA DEVCO, LLC CONTRACTOR HEARTLAND CONSTRUCTION, LLC WEST BLDG & REC BLDG LEVEL #2 PLAN SCALE 1-20"0' SATE SHEET CHARLES MORGAN &ASSOCIATES, LLC REG ED A3.ZV� ARCHREGT ARCHITECTS SEE SEATE OF YMSHNCNN 7301 BEVERLY LANE PHONE H5 23511_mm EVERETT, WA 98203 EMAIL I.faCN ee K2 20' FRONT YARD SETBACK "E�- 15TH AVE S -A EAST BLDG LEVEL #3 PLAN 5CALE R4TE ] MAR I ^ SHEET l&uA UEiN % WASHINGTON ARIZONA PFS3 ,T 345 UNIT CELEBRATION PARK APARTMENTS �v u D 7 �v CHARLES ,{ D �v �T p . c v T r� �+ LLC 1V ORGA1V & ASSOCIATES, •••.• IDAHOMOOT NEW MEXICO MO LOCATION �• A3 3 E CALIFORNIAO ORANG RN 13TH AVE 5, FEDERAL WAY, WA Iwlooee^^.liKi . NEBRASKA NEVADA NEBRASKA NEVAD UTAH MISSOURI DEVELOPER {Il' RCHITECTS L sw[ •WBripl ILLINOIS INOIANA SOUTH DAKOTA DEVCO, LLC CONTRACTOR 7301 BEVERLY LANE PHONE 425-353-2B88 HEARTLAND CONSTRUCTION, LLC EVERETT, WA 98203 EMAIL mroe�m.o.�n.00m w IZ z WASR"M" ARaw- I 345 UNIT CELEBRATION PARK APARTMENTS pAHO NEW An" LOCATION Ndio. WYENINE eAUEpRNIA CAI.ERAEO 1 3TH AVE 5, FEDERAL WAY, WA NEVADA "vaw" DEVELOPER VFAN wtrN 121 RwNora '"I'M DEVCO, LLC .11tH CA. CONTRACTOR HEARTLAND CONSTRUCTION, LLC i CHARLES MORGAN & ASSOCIATES, LLC, OMIIL ARCHITECTS �� EVER BLYERLY 203 PHONE 42V—VVV-2!!! EVERETf, WA Bl2EV EMAIL InloOcmaarch.cam WEST BLDG LEVEL #3 PLAN SCALE 1-20-01 7 MAK i 9 slim A3.3V T 1 w IIZ 1¢ , U Z WASHINWON ARIZW 345 UNIT CELEBRATION PARK APARTMENTS JUJ+D NEW MEXICO LOCATION MOM"A WTSNNO 13TH AVE 5, FEDERAL WAY, WA CALWORNIA OLORA00 Nt7WAQA KBUSKA DEVELOPER VTAH YI550uR1 IELIN01$ Rm1AH� DEVCO, LLC SOYlN OARO7F CONTRACTOR HEARTLAND C01\15TRUCTION, LLC WEST BLDG LEVEL #4 PLAN 5CALE 1-20'-0' CHARLES MORGAN & ASSOCIATES, LLC 4ATi 7 7,lA7i 19 SHEEf Cfw•.'v.7Y�� A3.4V RCHITECTS n"R°wmmt4 I 7301 BEYERLY LANE PHONE 621-153-21ee EVEREfT. WA SR203 EMAIL I.F.0—emch.— WAS NIMOR ARIZONA 345 UNIT CELEBRATION PARK APARTMENTS 000 NEW Mont* LOCATION CoKwa OLO ADO 13TH AVE 5, FEDERAL WAY, WA POWA H1A COL0RA00 NEVAOA NURAM DEVELOPER VFAH wss0um ""NO's '"m 4 DEVCO, LLC soum DA.Q,A CONTRACTOR HEARTLAND CONSTRUCTION, LLG WEST BLDG LEVEL #5 PLAN SCALE 1-29-0' DATE 7 l.SAR 1 a sNEEf CHARLES MORGAN & ASSOCIATES, LLC I--A3.5V RCHITECTS '�""'�*°°'°" 7301 BEVERLY LANE PHONE 425-353-28BB EVERE17. WA 95203 EMAIL Info*cma,mh.com WAORMOH APgONA 345 UNIT CELEBRATION PARK APARTMENTS i0A1l0 NEW AICXKC LOCATION IIOHtom wrom1HC CA"NtA COLORApO 13TH AVE 5, FEDERAL WAY, WA HEYAOA HEGMSXA ,Tm Me.^ wAl DEVELOPER WAMSOUTH DMiYIA '"OtRHR DEVCO, LLC CONTRACTOR HEARTLAND CON5TRUCTION, LLC i CHARLES MORGAN & ASSOCIATES, LLC[a K110K ARCHITECTS� IYTE K fA9i11C104 EVER rT. WAY LANE PHONE 425-35 h—m EVEPETT, WA 99203 E1WL InteCc[MORh.com WEST BLDG LEVEL #6 PLAN SCALE 1'=20'-a' MPAARSHEET A3.6W UNITS UNITS UNITS PROPERTY 1l1P SOUTH + BUILDING ENTRY -- S 332 H ST UNITS LEVELp6 UNITS LEVEL pS UNITS LEVELp4 UNITS LEVELp3 PROPERTY NE UNITS SOUTH L BUILDIN ENTRY EXISTING GRADE S 332TH ST f li �i1�RR 11 � 1R I RRIp. 11 RRIm .. 11 flow 11 r■r� aril ',11. n;fi• _ .®,_� fl '+rl:■1 11 aiRR In131! pri 11 f�IRR rill III RI ■141! alx ®,_� ® ® UNITS UNITS UNITS LEVELp6 UNITS UNITS UNITS LEV6. ■S UNITS UNITS UNITS LEVEL■► UNITS UNITS UNITS LEVI UNITS PARKING GARAGE -----------------PARKIN��aA1�AGE ---� ^ NORTH ® LEVEL UNITS UNITS S® 'L1:VPL11 UNITSPIUMNITS ® �a UNITS ® �as UNITS 13 UNITS ENTRY PARKING GARAGE BUILDIN( EXISTING G W-1L SECTION "A" n] LmEVEL#0 UNITS UNITS ® IE1EL #7 UNIIS ITS � � ZESrELxS L�Jy UNITS UNITS ® 9EL p4 LEVIPARKING GARAGE —Ex15TING GRADE v f --- SECTION "B" WASHINGTON ARIZONA 3+5 UNIT CELEBRATION PARK APARTMENTS IDAHO NEW MEXICO LOCATION MONTANA WYOMING CALIFORNIA COLORADO 13TH AVE 5, FEDERAL WAY, WA NEVADA NEBRASKA DEVELOPER UTAH MISSOURI ILLINOIS INDIANA DEVCO, LLC SOUTH DAKOTA CONTRACTOR HEARTLAND CONSTRUCTION, LLC UNITS UNITS LEVI UNITS H7 UNITS LEVEL#? UNITS UNITS LEVEL ■6 UNITS UNITS LEVEL■s UNITS UNITS —Y—r— �}CISTINGGF' --------- — LEVEL" ----- PARKING GARAGE NORTH-> UNITS UNi I s UNI I a UNIT$ UNITS UNITS UNITS UNITS UNITS LEVELl UNITS UNITS ~�—PARKING GARAGE -nc------- LEv>L a 13TH AVE S ------------- ----- 115THAVES--------- CHARLES MORGAN & ASSOCIATES, LLC [1y�Da Eff LJW o, G INCEws ARCHITECTS ¢:�ecron 7301 BEVERLY LANE PHONE 425-353-2508 EVERETT. WA 98203 EMAIL 10.0em —h.— LINE H ST UNE ST EAST BLDG SECTIONS 5CALE 1"=20'-O" 19 SHEET A5.1 E r_ ii II Ilia n it n ffr��i�'�lI�I'rf --���e•lui 'I�r1,1 r.1 Ila �1111 111 11 11 �1!IM111 1319j"i 11111 4i11 '". I� ..:_ � �11FFI�_�.1.--f Ill`-.`-..-�.li _ �� •�.- 1 l�I� %P 11: I II �1r u r 11 77 r1 11 ..IA i.: it Ir ri y in Ila' li&u Ills S rim 1i1:1■ 1l.am I. r�ilf��10 I;�. i� ■S III I i- I p 11 11 rr �1! lime Is. 111 Ir ���1iflill {lll flflit 1111� 1l r Ij]Il �� . lir,i� '�i Irr Illli ]fill III: IIIi = Ir Il Ili Ilr I1r :1r 1::111. 11::,' r! !! 11;•Ir 1 11 fl II II 1r'F :rr a ,.III �'1!,`•"; 11 1! �I;IIr r 11 II 11: �MAIL, �I 11 ilia■■Iu11■11151 111 1:, 11 !!rY ��--!1111m11! . IIII'I !!!! hMr1i11r1rl1�EIl fi Igo -11OR7 Nn,� �flri pip i as v III gn p 111 Ef�ill III I1 !1 Il lt�.���1� 11 1p 7111v1M11 if) WIF !1 ii�.�� u1�i11dirrr �I � �;11��N■iira� rl n, Irii�� !1 11; 111 pit �!w" r 1�11 171 -9-1M 01 11 li: '�ii; 7 III! �1 11 • rl ;L a AI u r1���111ri�11�1iI1i1��T!� slily 1111�l��i1 I1n'111 MEN ®� MUM 4 EAST ELEVATION 4 WEST ELEVATION STATES WASHINGTON ED ARIZONA 345 UNIT CELEBRATION PARK APARTMENTS IDAHO NEW HEX 0 LocATlav YOMANA CALIFORNIA WYONINC coLORADo I3TF'I AVE S, FEDERAL WAY, WA NEVADA UTAH NEBRASKA MISSOURI DEVELOPER IWNOIS INDIANA DEVCO, LLC SOUTH OAKOTA CONTRACTOR HEARTLAND CONSTRUCTION, LLC 4 NORTH ELEVATION SOUTH ELEVATION CHARLES MORGAN & ASSOCIATES, LLC RCHITECTS 7301 BEVERLY LANE MAIL 425-353-2BBB EVERETT, WA 9820! EMAIL In/a0emaorch.eom bhp,: � �W146'r �� � 115�iLi1 REC BLDG ELEVATIONS 5CALE 3/32- I'-O" OAR 19-11ISHEET A4.1 R —r �i■=_ I �_j_ ITiilll IIII ii �_■i i� i■_ Illliilllnllll ■_■_ i■ IlII■idlllllll i■ � ■_■ @Iullul■■II s: ■■-_��-=iilnl-.���-ii�li�ii ■■ �= [�■ i■ I=■�ni =�■Y■i I= - i■ �ii-- -- ■i ■i i■ i■■M3 i■ i■ Tim=1i■ ■i�=�i ii �—�-- I:lilil iii; l r'll l l : 'Ili " I:l;ll l i;il;lll �'1� = I, GIIIVI �.lf 11 1111l! li= iiiih 1;1;1':I 1:::.1'!: — -- i ■ IF� i■■iL�rAlf=lsi■=_■i= ■ i■-ii-�■i=n=-ii-ii==■i'n-=�� =■i`-� �II'I i:llll ;milli IIII R IIIIIIII IIII lid Inl InI��li I i� �� �■ i jj�ii I�� r� N WEME 11� I.["l:illllllll IIIIIIII ! IIIII IIIIIII til iIIIIIII l:.Illllifl[ll�'���"�I'■lilil:,1111MR11 II.... ql�� ,l,lllll I:.111111 I'lllll' - -- - --`_ ��� ICI IIl[llll f lltl�i��► -- - - - -1111 i■ - lii-iii�l�n111!�nL �■iI ii■illl�fif i■ ■i1■i �■� f■t1��'11IiHII�1�1�� �� l: ai ll I Illl:�i.lii IIG 1111 -Ti■==i■ ice= ■ilf=i=3■i i■__.�-=ii_�[�=■ii■�■_`_ ii-il --�_ . II l., ILIii1 i1�� ii M-ii= ■■M17 iil�=fllli■=■■ ii= ■in= n i■ ii= ii i■ i■ =�1=1�I.II ..III':!:I.:il :I: li:i I.I I' 'I'!— —'III 'i:li!I�IiI� j,'�■Iiillll lllli V" II '_ Ili■ �ii= ■i �i■= IIIII: i illl I,IIi it ..li =i -- _ � I ■V'I iI.l II'Vbli iI!�Il.I: =I I 1> IIIII: iII II I iI I =■i i■=fiI I I:i:I l:I::':' I I I: . i i ilIN fil si-�■_i �g7ism] i�iW ss:(n,lr.��s_�_;liflslai:; i,iIlll i�l�li1 l-_--! �"niii7i! Will�,1 "'. ;l i" - jg == =' Ii iilliill it llllili:.i"Illll r=�111111�u1I11111� ,�:1191I11'911111i1 i .� I-�� :. Ih Ili J,II!I 7 -lip =41-- I l iliii lilllll 111 HI!I !9;IIIII11iIIG.11ll - - 6101111111f1f1! I,i l ;� I:.l i.l.11-i l! i :I I lily-� ��- ■I! Jillllllll[[L�Illlil;i� II■. �����'-l'.'■II I''� ' � ''� ' � ' 4■ i 1' I i�i� I' i � II I�,ill�l6E� �IIII'-� �I 1 , 11111111�IIIIIIIIiII!>1,.�Illllll�����llll! : �:j'"Ill�l,�� a1�111��1��1� 1 I'i,ll.l,: =1 �- - I'IIII II! f 1701 _= ��-_ We 1�n=��-inn_ ^IN I I' I II III II Ili l:lll!I'! - rr = 117mm1•I :Illllll _.IIII! i!i!Il 111 l l l � II:I �•I l �l �i;� j;l� - III i.11l l,l .� i ,,,I.II I I II;l�'tll 17*1 ICJ' i� 1mo� llNillnflnNIl llllllllln�l'�. ��' ��j�, l,. ln1� } jiil -NIIIIIII I I it lil!! I' IIII _r F`ilil 1 w IIN � # '� H 1I II III l711all moll H 11 ��Illrl i!!IlIIII I � lu 11 i � f1. jrll - q 1 11 11 11 fin i ; ic�i a 11 11 /1 11 l� tl -- -- -- ! -- — I I� �1 li+� 11 ;1! * 1N1� #� #E II1,1 _ II 11 11 Il 11 11i11i1a .11 Yi N11 I"-lill"IIII'".lfl HI l� > ! q 1 11 II II ill It i Its INV 11 1r #1 Il EI! L"' 111 111 IN j rr N it 1 ■ 1! 11 r1 iP.u:laErc:u1 11 H Be rl }E�11 fti �A fil��! 11 u v 11! H /# 11 '•rr �' q H' rr� !1 11 11 ' H II ' ' 11• I�r 1N11 #1 Be" 11 11!11 �fl I 11 1 11 11 11 11-11 " lo- NI t11 1r 11 - IN 11 j� ## 111 1 Ir j #1 11 II Nr t, 11 11 . NR 1! 11 . !1 ' 11 H NI' i�j NM �� <II II' Nl �E� __ -- - -- I -- -- _ = Yiid Ir rr !N roil I 1 n u ny s1 H i;tr,i rj r� ,' I -- - -- 1l fl ■ Ilri■11 ■ ■ ■ �■ -- .�1-- 1--1 I-- - - -=lii 1 11 -�r� 61171 :�, 1- -1 A -- I T �� ■ ice building massing. (a) Reduce the apparent bulk of a do, WEST ELE N • several smaller masses and varying the roof vacks to minimize bulk and shadow impactson • /el• • IA . i T r iii` rlv Ern rr r 9 r, - :i� i>tr�ri 11 1�N �� lri�l�iltrllieti n N 1� N; N� �r Eir Ir ; �� N� rrlt� r1; llll L--.I JJJQ oil1 iir r �riN11 11 Ir rr H w1 #!� #1 11 1# €�1 : �CNiI !1 1# 11 11 � �I . Errlrwf 11 . •rr � Ir 11 !1 11ffff f1 I�. 11 #i 11; a11f 1# IE f111�=� 11• .li A, rE IM",;11 1[ �f il; N Put t i 1�11 ii�T�7 nlr1 Ir b!l..1 r HP-16 11 11 1I AI11 1 #1 r l i H 1� rf I 11A 1 ■.1 11 rl �'IN: 1 fNl1i1�1� !II' Il 11 I1 11 1I !1 II 11 IN 1' aElr� r1 11f1hll�:f rl II �� a II �� 11 # #1 a 11 II �. H I1 , r1 1 `r I� u i lfrfsi Ii� I�Inhrlior`l—i1#. H H i H Ir nii iNwl�r iiril ? u NI �� IN 1� ## NI j ! 11 fri�E I! Ilia :Ir IN ii1'1I■P 'filrrily�;r11�'r ■ ■— ��^ _ ■ -� 1%. ii;■I II Ij11 �� �r ilri IE c Iri in', I 11 1 ® I U190�'!ti';`11 40 N Idil� Il - Ili _ . r fi �1 r11 I mo T' i 11 . Ii I.N IN H 1 r 1r H If 1I ,11 1A r r r 11:a.41 i};l H!r1 NN N1 .r11 Psi RUN - — - _- f �►� ''� L - a irntp�hllr�\ _ '� IN H NN lulrl li:�u+! H Iwi:r1111 r lr� iN tWam — _ ' # ## €11 ri IN 11 !1 9,i�.'rRIIE n! pI �■� II :IM lirl rl i1 Ni II:'�'nr:�l n �. u Lhi � 143Wl�llil�ll full �u!k� �ll�l��7�1IN •'w '�� li 11 i �� �1- "_i Illli um�illl f.-�� llllfffflll9 it r -'.:1 1. Ii!i'ift}_�ii .=itU I� - 1 11— 111 •i1 ^ _r�'I ii��-�i ==1i= Ii i111=�n=_11Ii=rr�-i�=Mi�1 5 i,p ■� '�1 _� 1, _- - _ _�®� FTM ii= i11� i� Ii1 �� l.i �i I�iii F11 ii it ��I i� fi 11 i11 iil:il 11EXISTING Ii Iil Ii ii I11®I I I 1� O • • ' • Alf - - _ � - - _ - . - _ _ - _ _• . __-.- •s _ =r III lid 11 1i i� In Ii i�Ii� ii� �i�i l 11 111 l ill ill 11 !!-'I�i1' _ I__ -- __ , =_= I '= �l,RZii i i;lMAP _-- _ = a, _ _ - = 1= =rii �1 I fly �� ' �ii ;ii = � =J� fib 1i:�i_11 Ii _ii- �� _ _- _ [�fill- FIR =111fsli,l= Iwl.-1 = ins li a� = ,-rr = � __ = = rr�_ � I • I r err iiF - ® � s i i1 1 � I I � :uji ��1 n i � � Ii1 l :�� 1� 1� ■m1�I�1�11�Fi. II1 � 1 ;fww 1 �11_ I I , II I � I '�•. I I 11 j � •I II{ I � Ij !: I13 IG ��11I eAD,e w m,.; 1 � J ru ,�L Office (9000 2 32029 Loa 1430 ' Grocery l ;:W 5atlrcc, fi FLY pamg =S3 33003 aAD :30150 p 3 _0023 33101 33221 Ernie's 1304 V125 BC BC [Va cent] g I � l Carloral lP�lasr piihlir �rhnnl� r�� A tube 32900 STATE PLAT IN SEC 16-214 321336 s A 1800 32924 Nine Lakes EaOist Art c. hurch WO 330TH ST M02 II 'I 33002 B002 B002 Pawn Exchange �I t+rl a 11 is 3DO W011 JI BC JI 114 Senor 33120 Taco li I� ff fI` �I4 33210 I II 33211i iti3;i 1i�+ 219 2!& 217 2M Habitat'�'��—`--�'�� Condominiums 6 A 33005 33m&- 33010 � J 33011- 214 : IJ 33015 213 II 8 212 +I 3301 & 11 33020 211 ; vo209 li d 20 1 RM1 800 E 33021- 2071, 33025 206 I� 205 i( 204 rl 33M6- 11 33a3o i 202 33G31-3M 'I HABITAT 2oa,A_ 2" ;_ CONDO 25� 27' 2 3�: ; 3?' #2 43 46, Charvood Park 40 le 44 45 33 22 ,I fA- 1 I i f� f1 I WESTBLDGTOTAL pAYG4RE UNITCOUNT 25-I BR=25% X7S= 35STMO g 1?— I/ 27-2BR•25%X2 •64STAIS /I^— /nlll 33-3BR•35%X 2 • 55SW13 / 5-54•R• 5%X 2 • 10 STALLS -SBR= 5% X 2 = 10 STALLS / 95-TOTALUUIS 178- UNITPARIONG STALLS REQUIRED 5 -COMMERCIAL PARKING REQUIRED iA-13 154-TOTAL PARKING STALLS REQUIRED 00- PARKBN3 STALLS UNDER BIDG I A —is / I J� .Iu r' F II - ;i;i;Irl +� 1 95 UNIT APARTMENT BLDG aroLs r I I uI -IvI - I I u I � I V I . I . I . I - I . I . I . I IuIvI-I- I - I - I -I�I�I IuIvI- I -IQIu u u " `' r r 1 /1 1 1 1 I ' f 'fir I t i WASHINGTON AI52ONA I 222 UNIT CELEBRATION PARK APARTMENTS IDAHO NEW MEXICO LOCATION MONTANA WY0MIN0 CAUFORNIA cGLGRADG 13TH AVE S, FEDERAL WAY, WA NEVADA NEBRASKA NEVA MISSOUW DEVELOPER IwNOIs INDuru DEVCO, LLC sourN DucorA �NTRACrOR HEARTLAND CONSTRUCTION, LLC TOW PWAV 252- ft i6W,f t9,060 sq'K CHARLES MORGAN & ASSOCIATES, LLC' 1I�iPf RCHITECTSE swL � tAhDx�[OII 7301 BEVERLY LANE PHONE 425-353-2083 EVEREff, WA 98203 BAIL Inlwemaareh.eom SITE PLAN SCALE 1" 30-0' A1.1