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14-100357_...,` .—) CITY OF Federal Way r7n, ! CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO THE FEDERAL WAY HEARING EXAMINER MIRROR LAKE VILLAGE SENIOR HOUSING File No.14-100356-UP, Related File No. 14-100357-SE PUBLIC HEARING — January 8, 2015 11:00 a.m. City Council Chambers Federal Way City Hall — 33325 8th Avenue South Report Prepared by: Contract Planner Jim Harris 253-835-2652 / jim.harris@cityoffederalway.com r- -, I . TABLE OF CONTENTS SECTION PAGE I. Description of Proposal.................................................................................................. I II. Federal Way Revised Code (FWRC) Basis for Approval.............................................1 III. General Information ................................. ........................................................... ........... I IV. Background....................................................................................................................2 V. Enviromnental Threshold Determination ........................................ VI. Consulted Departments and Agencies, and Public Notice.............................................2 VII. Natural Environment......................................................................................................3 VIII. Neighborhood Characteristics........................................................................................5 IX. General Design...............................................................................................................6 X. Transportation................................................................................................................6 XI. Public Services and Utilities..........................................................................................7 XII. Analysis of Zoning Regulations.....................................................................................7 XIII. Affordable Housing.....................................................................................................10 XIV. Analysis of Process IV Decision Criteria....................................................................10 XV. Findings of Fact and Conclusion.................................................................................12 XVI. Recommendation.........................................................................................................14 H EXHIBITS A. Master Land Use Application A-1. Vicinity Map B. Site Survey by Sitts & Hill, I 1-25-13; Preliminary Civil Engineering Improvement Plans by CJA/ Sitts & Hill, 9/2014; Preliminary Site Plan, Grading Plan, Elevation Plans, Underground Parking Layout, Floor Plans, Lighting Plan, and Landscape Plans by Calvin Jordan Associates Inc, 9/30/2014 C. FWRC 19.200.100, "Senior Citizen Housing" D. Notice of Application, February 28, 2014 E. Environmental Determination ofNonsignificance (DNS), issued August 15, 2014 F. Environmental Checklist, signed by Cal Jordan, January 20, 2014 G. Final Staff Evaluation for SEPA Checklist, August 12, 2014 H. Email from Melvin Mattson, March 10, 2014 I. Email from Paul Noyes, March 12, 2014 J. Email from Paul Noyes, March 13, 2014 K. Email from Melvin Mattson, August 15, 2014 L. Email from Norma Blanchard, August 15, 2014 L-1. City Response to Melvin Mattson, August 26, 2014 M. Preliminary Technical Information Report (TIR), by Sitts & Hill, Inc, January 2014 N. Hazardous Material Inventory for Mirror Lake Senior Housing O. Zoning Map P. Design Decision by City of Federal Way, November 12, 2014 Q Findings of Fact Exhibit A for November 12, 2014 Design Decision R. Transportation Concurrency Reserve Certificate, May 21, 2014 S. Transportation Concurrency Test Summary, May 21, 2014 T. Lakehaven Utility District Water Availability Certificate, January 22, 2014 U. Lakehaven Utility District Sewer Availability Certificate, January 22, 2014 V. Calvin Jordan Associates Inc. Letter, June 11, 2014 (Note: Technical reports and information listed above may not be enclosed withal I copies of this report. Copies of exhibits and other information contained in the project file may be reviewed and/or obtained by wntacting the Department of Community Development, 33325 8`h Avenue South, Federal Way, WA 98063-9718, or 253-835-7000.) I. DESCRIPTION OF PROPOSAL The applicant has applied for a Process IV Hearing Examiner approval to establish land use approval for the Mirror Lake Village Senior Housing project (Exhibit A, Master Land Use Application). The subject property is comprised of three separate parcels located along the north side of SW 3121h Street in the 800 block (Exhibit A4, Vicinity Map). The proposed site plan (Exhibit B) shows development of the 3.04 acre site with two main buildings with 80 occupancy suites, totaling approximately 66,743 square feet. The two main buildings (A -buildings) are each three stories with under -building parking, and comply with the Federal Way Revised Code (FWRC) maximum 30-foot height standard. The proposed site plan also shows nine independent living, two story cottage (duplex) buildings (R-buildings) with 18 dwelling units. The proposed development includes 103 parking stalls in a surface parking lot, individual garages and driveways, and under -building parking areas. All internal access roads, sidewalks, landscaping, streetlights, and storm drainage facilities are privately owned and maintained. Vehicular access to the site is from a private driveway onto SW 3121h Street. II. FEDERAL WAYREVISED CODE (FWRQ BASIS FOR APPROVAL Pursuant to FWRC 19.200.100, senior citizen housing is a permitted use in the Single Family Residential (RS) zoning district, subject to Process IV Review, "Hearing Examiner's Decision" (FWRC 19.70). III. GENERAL INFORMATION Location: The subject property is located on three existing parcels at 838 and 840 SW 312"' Street, Federal Way, WA; King County Tax Parcel Numbers 072104-9088, 072104-9087, and 072104-9129 (ExhibitA-1, Vicinity Map) S-T-R: NW'/4 of Section 07, Township 21 North, Range 4 East, W.M., King County, WA Acreage: The overall site has a land area of 132,532 square feet, or 3.04 acres Applicant: Bruce Dunn Calvin Jordan & Associates 15049 NE Bel -Red Road Bellevue, WA 98007 (425-643-3123) Engineer: David Fillmore Sitts & Hill Engineers Inc. 4815 Center Street Tacoma, WA 98409 (253-474-9449) Owners: Washington Clangston Investment Group, Inc. PO Box 6961 Bellevue, WA 98007 Site Zoning: RS 7.2 Residential Single Family (7,200 square feet minimum lot size) Staff Report to the Federal Way Hearing Examiner Page I Mirror Lake Village Senior Housing File 414-100356-00-UP / Doc ID 67574 Comprehensive Plan Designation: Single Family — High Density (SFHD) Site Access: Vehicular and pedestrian access is provided from SW 312"' Street Utility District: Lakehaven Utility District Fire District: South King Fire and Rescue IV. BACKGROUND Mirror Lake Village Senior Housing is a new proposed senior housing facility that includes apartment unit type housing within the main A -buildings. The main buildings have a common eating area and common recreational areas and facilities. In addition, 18 independent housing units within 9 townhome/duplex buildings are proposed over the 3.04-acre site. Senior citizen housing projects within the RS zoning district are a permitted land use subject to a "Process IV" Hearing Examiner's decision pursuant to FWRC 19.200.100 (Exhibit Q as well as environmental review under the State Environmental Policy Act (SEPA). The Mirror Lake Village application was submitted to the city on January 21, 2014. The land use application was deemed complete on February 18, 2014 (Exhibit D, Notice of Application). The subject property is currently comprised of three separate parcels developed with two single- family residences. The middle and eastern parcel and associated structures appear to be currently used as a contractor's office and storage/staging area, which is not a permitted use in the RS zone. There was a previous FWRC violation on this middle parcel for storage and parking of commercial vehicles on residential property in 2012. V. ENVIRONMENTAL THRESHOLD DETERMINATION Under SEPA, an Environmental Determination ofNonsignificance (DNS)' was issued for the proposed action on August 15, 2014 (Exhibit E). This determination was based on review of information in the project file, including the environmental checklist (Exhibit F) and the "Final Staff Evaluation for Environmental Checklist" (Exhibit G), resulting in the conclusion that the proposal would not result in probable significant adverse impacts on the environment. VI. CONSULTED DEPARTMENTS AND AGENCIES, AND PUBLIC NOTICE The following departments, agencies, and individuals were advised of this application. A. The Federal Way CommunityDevelopment Review Committee (CDRC) consisting of the Federal Way Community Development Planning and Building Divisions; Public Works Engineering and Traffic Divisions; Federal Way Police Department; South King Fire and Rescue, and Lakehaven Utility District. CDRC comments have been incorporated into this report where applicable. B. All property owners within 300 feet of the site were mailed the February 28, 2014, Notice of Application (NOA) and notice of the January 8, 2015, Hearing Examiner 1 Federal Way File No. 14-100357-00-SE Staff Report to the Federal Way Hearing Examiner Page 2 Mirror Lake Village Senior Housing File #14-100356-00-UP / Doc ID 67574 public hearing. The notices were posted on the site, published in the newspaper, and posted on the city's official notice boards, in accordance with the city's public notice requirements. The city received written comments on the notice of application as follows: March 10, 2014, email from Melvin Mattson (ExhibitH) regarding traffic; March 12, 2014, email from Paul Noyes (Exhibit 1) regarding traffic; and March 13, 2014, email from Paul Noyes (Exhibit.) regarding his contact information. C. In accordance with SEPA and FWRC Title 14, "Environmental Protection," all property owners within 300 feet of the site, and all affected agencies and tribes, were notified of the proposed action and the city's environmental determination. In addition, the site was posted and notice placed in the newspaper and on the city's official notice boards. The city received written comments on the SEPA determination as follows: August 15, 2014, email from Melvin Mattson (Exhibit K) regarding traffic; and August 15, 2014, email from Norma Blanchard (Exhibit L) regarding the site location and site address. No appeals were filed by the DNS appeal deadline of September 19, 2014, and no changes or corrections were made to the city's initial environmental determination. V11. NATURAL ENVIRONMENT A. Topography— Topography at the Mirror Lake Village site is relatively flat, with an approximate rise of 22 vertical feet from the south to north. The overall property slope is less than one percent. B. Soils — The 1973 King County soils survey map lists the soil types for the subject site as Alderwood Gravelly Sandy Loam (AgB), 0 — 6 percent slope. Alderwood soils series are moderately well drained soils capable of supporting development. Project specific Temporary Erosion and Sedimentation Control (TESC) plans will be required in conjunction with building permits. The site is located within the Mapped Tacoma Smelter Plume Area with a potential of 20 to 40 PPM for lead and arsenic in the soil. Air pollution from the smelter settled on the surface soil over more than 1,000 square miles of the Puget Sound basin. Arsenic, lead, and other heavy metals are still in the soil as a result of this pollution. Arsenic and lead can harm human health. Humans can be exposed by accidentally ingesting or inhaling contaminated soil. The site is mapped by the Washington Department of Ecology within the Tacoma Plume and the potential for toxic chemicals exists at the site. To mitigate potential adverse impacts resulting from site development, the following condition was imposed on the SEPA decision. • Prior to issuance of a grading permit or building permits, the applicant shall submit a soil sampling and cleanup report per the Washington State Department of Ecology Tacoma Smelter Plume Model Remedies Guidance. If soil contaminants are found to be elevated per the guidance, the applicant shall remedy the soils per the guidance as a component of the grading permit and then submit a written Staff Report to the Federal Way blearing Examiner Page 3 Mirror Lake Village Senior Housing Pile # 14-100356-00-UP / Doc ID 67574 approval of cleanup (No Further Action) from the Department of Ecology following completion of the grading activities. The No Further Action document shall be submitted to the City of Federal Way Department of Community Development prior to issuance of any Certificate of Occupancy. Compliance with applicable local, state, and federal regulations and compliance with the SEPA condition will sufficiently mitigate the potential for significant adverse environmental impacts. C. Vegetation — In addition to the existing residential structures and driveways on the site, the property contains a mix of mature firs, deciduous trees, along with native understory of shrubs. Site development will result in removal of much of the existing trees and vegetation. However, the applicant is required to meet the FWRC tree and vegetation retention standards in FWRC 19.120.130. To meet the retention standards, the applicant has proposed to retain approximately 30 existing trees on -site, and plant approximately 140 new trees within landscape areas on the site, in perimeter buffer areas and interior landscape areas. The tree unit density calculation on plan sheet L-2 (ExhibitB) meets the minimum tree unit density requirements of FWRC 19.120.130. In summary, the tree retention plan identifies a required minimum tree unit density of 76 tree units, and the proposed tree retention and landscape plan shows a tree unit density of 131.5 tree units after implementation of the landscape plan. Final review and approval of the tree removal and replacement plan will occur in conjunction with final building permit review. D. Hydrology — The Federal Way Wetland Inventory does not reveal any wetlands, streams, or 100-year floodplain, on or within 200 feet of the site. Mirror Lake, a Regulated Lake under FWRC 19.170, is approximately 700-feet southeast of the subject property and is not impacted by the proposed development. The city's critical areas inventory indicates the property is within the 5-year Wellhead Protection Area. The 5-year Wellhead Protection is discussed in section VII — F, below. Storm drainage information for the Mirror Lake Village project was provided in the applicant's preliminary January 21, 2014, Technical Information Report (TIR). The TIR was reviewed and approved by the city's Public Works Department (ExhibitM). The project is subject to full drainage review, Enhanced Basic Water Quality requirements, Conservation Flow Control requirements, and Best Management Practices (BMP's) as outlined in the 2009 King County Surface Water Design Manual (KCSWDM). The Mirror Lake Village development is also subject to FWRC 19.30.120, "Nonconforming Water Quality Improvements." Stormwater from the site flows southwest, through a series of open ditches and closed conveyance systems, to a wetland on the south side of SW 312`1' Street. it then flows through a series of wetlands and existing city systems to the Lakota Wetland, Lakota Creek, and Puget Sound. The developer proposes to meet flow control requirements through a series of underground detention facilities. Water quality will be provided by Filterra units. Best management practices will be determined during engineering review. Final engineering design of storm drainage facilities is subject to all applicable core and special requirements set forth in the applicable KCSWDM adopted by the city. The storm drainage preliminary design proposed by the applicant is generally accepted by the city, rnrr�r.rr rrr Staff Report to the Pccleral Way Hearing Examiner Page 4 Mirror Lake Village Senior Housing File # 14-100356-00-UP / Doc iD 67574 subject to conditions as noted, and the city will conduct a detailed technical review of the plans and the TiR after land use approval and prior to issuing building permits. E. Wildlife — A variety of songbirds and small animals associated with urban residential areas inhabit the Mirror Lake Village site and surrounding area. There are no known threatened species, endangered species, or species of concern, or priority habitats or species, as defined by the Washington Department of Fish and Wildlife (WDFW) Priority Habitats and Species (PHS) data. F. Environmentally Sensitive Areas — The city's Environmentally Sensitive Areas Maps do not reveal the site to contain any wetlands, streams, landslide, seismic, or erosion hazard areas. As noted under hydrology above, the city's critical areas inventory indicates the property is within the 5-year Wellhead Protection Area. As required by FWRC 19.185.050, the applicant submitted a hazardous materials inventory statement (Exhibit N) as a component of the master land use application. The applicant has noted that no hazardous materials will be stored on site as part of the proposed land use activity. The development review team, which includes but is not limited to representatives from Lakehaven Utility District and South King Fire and Rescue, has determined that existing laws and regulations adequately mitigate any potential impact. Pursuant to FWRC 19.185.070, the applicant will need to prepare and submit to the city an operations and management manual using best management practices (BMP's) and integrated pest management (IPM) for fertilizer and pesticide/herbicide applications. VIII. NEIGHBORHOOD CHARACTERISTICS The property is located in a suburban /urbanized neighborhood, with a surrounding mix of single- family, small business, and public park uses. Current uses of the site and surrounding area are: Direction Zoning Comprehensive Plan Site RS 7.2 Single -Family (SF) — High Density North RS 7.2 SF -High Density South RS-7.2 S-F High Density BN East RS-7.2 SF — High Density RM-3600 Multi — Family West RS-7.2 SF — High Density Existing Land Use Single -Family Residences Contractor Office/Yard Lake Grove Park Single Family Residences Neighborhood Commercial Convenience Store, Barber Shop, Small Engine Repair Shop & Truck Rental SF Residential SF Residential SF Residential Staff Report to the Federal Way 1 fearing Examiner --^ Page 5 Mirror Lake Village Senior Housing Pile 4 14-100356-00-UP / Doe 1D 67574 IX. GENERAL DESIGN AND ADIvuNISTRATIVE DESIGN DECISION Pursuant to FWRC 19.200.100, senior housing is a permitted use in the RS zoning district, subject to Process IV review. Pursuant to FWRC 19.70.010, prior to the Hearing Examiner's Process IV public hearing and decision, the Director of Community Development shall issue a decision on the proposal's compliance with the Community Design Guidelines of the FWRC. The Director of Community Development issued a Design Decision for the proposed building and site design on November 12, 2014 (Exhibit P). The findings to support the Design Decision are provided in the Findings of Fact for the Community Design Guideline Decision for the Mirror Lake Senior Housing (Exhibit Q). The November 12, 2014, Findings of Fact for the Design Decision discuss how the proposal meets the requirements of the FWRC Community Design Guidelines Chapter 19.115. No comments on the Design Decision were received by the city. No appeals of the Design Decision were received by the city. X. TRANSPORTATION Site access, circulation, and street improvements have been reviewed by city staff and the fire department, and determined to be at the optimum location and configuration for safe and effective traffic circulation. A. Concurrency and Traffic Generation — A Transportation Concurrency Permit and Traffic Impact Fee are required. The applicant's concurrency application for 98 senior housing units was approved by the city on May 21, 2014 (Exhibit R, Capacity Reserve Certificate). The city's concurrency report found that the Mirror Lake Village project will generate 23 PM peak hour trips and will not degrade intersection operations below the concurrency level of service standard (Exhibit S, Transportation Concurrency Test Summary). The traffic impact fee of $54,737.61 is required before the building permits will be issued. B. Vehicular Access and Circulation — Vehicular and pedestrian access to the project is provided by a driveway and pedestrian Sidewalks from SW 312"' Street. All interior access roadways and sidewalks will be privately owned and maintained. C. Street and Right -of -Way Improvements —The applicant is required by the FWRC to install street frontage improvements and dedicate right-of-way along the project frontage of SW 31211i Street. Assuming a symmetrical cross-section, nine -feet of right-of-way dedication and half - street improvements are required. The half -street improvements include curb, gutter, planter strip with street trees, sidewalk, and streetlights as a planned Type "K" street cross-section. The proposed internal roadways have been reviewed by South King Fire and Rescue and found to meet the department's standards for emergency vehicle access and circulation. D. Transit Service —The proposed Mirror Lake Village development is currently served by public transportation. A King County METRO bus stop For route 901 is located at 8i1' Avenue SW and SW 312`Street, approximately 100 feet east of the subject site. Staff Report to the Federal Way Hearing Examiner Page 6 Mirror Lake Village Senior Housing File 414-100356-00-UP / Doc ID 67574 E. Parking— Pursuant to FWRC 19.200.100, the required parking rate for senior housing use is one parking space per dwelling unit. The Mirror Lake Senior Housing complex has 98 dwelling units proposed, and 103 parking spaces are proposed on site. The proposed parking ratio meets minimum FWRC requirements. The 103 proposed parking spaces would be provided in individual garages on the townhome units, in driveways at the townhome units, in a common surface parking area at the main A -buildings, and in under -building parking lots under the main A -buildings. F. Pedestrian Connectivity — The Mirror Lake Village site will provide internal site pedestrian circulation sidewalks along interior private streets and driveways, and between townhome/ duplex housing and the main housing A -buildings. Recreational walking trails are located adjacent to the main A -buildings, with loop connections to the internal sidewalk system and around the site. A private sidewalk will be provided from SW 312t1i Street into the site. A public sidewalk will be constructed along the SW 312t" Street frontage across the site as part of the street frontage improvements. XI. PUBLIC SERVICES AND UTILITIES A. Utilities — The site is served by Puget Sound Energy (power and natural gas) and Lakehaven Utility District (water and sewer). Lakehaven Utility District provided water and sewer availability certificates for tile proposed development (Exhibits T & 0. Sewer service and water service are both available to the site and are located in or near the SW 312" Street right -of- way. The applicant will be required to secure developer extension agreements for sewer and water service extensions from Lakehaven Utility District. Storm drainage facilities are privately owned and maintained, as are the interior roads. B. Open Space and Recreation — Off -site recreational opportunities include the Federal Way Community Center, approximately two miles from the project site. Several public parks are within approximately one mile of the site, including the adjacent Lake Grove Park, 312"' Sport Courts Park, and Lakota Park. The site plan has been designed to provide on -site active and passive recreational amenities for the residents. There is a walking trail that meanders around the site, and paved sidewalks run throughout the project from SW 312"' Street to the buildings. The interior of the A -buildings also are proposed to include fitness equipment. C. Police and Fire Protection — South King Fire and Rescue and the Federal Way Police Department currently provide services to the site. They reviewed the project for compliance with requirements for emergency access, hydrant locations, fire flow, and Crime Prevention though Environmental Design (CPTED). The departments do not indicate that any special emergency services will be required beyond those normally associated with the proposed senior housing use. X11. ANALYSIS OF ZONING REGULATIONS The application was reviewed under FWRC Use Zone Chart 19.200.100, "Senior Citizen or Special Needs Housing." Following is a staff analysis of the proposal under applicable regulations listed in FWRC 19.200.100, "Special Regulations and Notes." Staff Report to the Federal Way Hearing Examiner Page 7 Mirror Lake Village Senior Housing File #14-100356-00-UP / Doe iD 67574 A. (Note 2.a.) The housing will be available for the exclusive occupancy of persons over 55 years of age, or mentally, physically, emotionally, or developmentally impaired persons and the spouses or caretakers living with such persons. Staff Response: In order to assure compliance with this code requirement, a condition of approval should require recording of a covenant to the effect that the facility is for the exclusive occupancy of persons 55 years of age, or mentally, physically, emotionally, or developmentally impaired persons and the spouses or caretakers living with such persons. B. (Note 2.b.) The subject property is situated in close proximity to, and has convenient access to, public transportation, shopping, health care providers, and other services and facilities frequently utilized by the intended residents of the subject property. Staff Response: The Mirror Lake Village Senior Housing property is situated in close proximity to services and facilities that those over 55 years of age commonly use and/or need (distances listed below are approximate). In addition, the residents will be served by both public and private transportation. Private van service is available to residents for shopping, doctor appointments, banking, cultural activities, etc. Bank Hospital & medical offices Grocery Restaurant Library Bus stop Parks 1.5 miles 2.0 miles 1.4 miles 0.6 miles 1.4 miles 100 feet east of subject property Adjoining site and other parks within 1 mile C. (Note 2c.) The proposed development will not create unreasonable impacts on traffic, public utilities and services, or on nearby residential uses. Staff Response: Transportation — As part of the transportation concurrency review of the project, the city's Traffic Division reviewed the traffic data for the proposal. The city's concurrency report found that the Mirror Lake Village project will generate 23 PM peak hour trips and will not degrade intersection operations below the concurrency level of service standard. The traffic impact fee of $54,737.61 is required before the building permits are issued, or deferred as permitted by FWRC. Public Utilities — All utilities (water, sewer, telecommunications, and power) are available, with sufficient capacities to the site, subject to applicable extension agreements. The proposed on -site surface water quality and detention facilities are designed in accordance with applicable county and city design standards, to manage all project -related surface water runoff, with no adverse downstream impacts. Public Services — Federal Way Police Department and South King Fire and Rescue reviewed the application and the applicant's completed CPTED checklist. No anticipated concerns were identified about providing appropriate emergency response or level of service to the development, subject to meeting applicable FWRC requirements. Neighborhood Impacts — The main three-story A -buildings are proposed at least 15 feet away from the nearest property I ines near the northeast corner of the site. Along much of the east Staff Report to the Federal Way Hearing Examiner Page 8 Mirror Lake Village Senior Housing File #14-100356-00-UP / Doc ID 67574 and west property lines, the main A -buildings are setback from 60 to 100 feet from side property lines. The townhome buildings toward the front (south) of the site are smaller in scale and are compatible with surrounding single family uses. The impacts on nearby residents should be minimal with all parking provided on site and screened from surrounding areas by landscaping. The site will be buffered from property lines with vegetation (minimum of ten foot wide strip of Type III landscaping) with trees, shrubs, and groundcover. The completed project will include walking trails and recreational amenities on -site. Impacts on nearby residences are minimized by a minimum 10-foot wide perimeter landscape buffer; retention and/or replacement of significant trees; building design that minimizes fagade length and incorporates residential design features; compliance with 30-foot maximum building height standard; payment of transportation impact fee; and' implementation of required street frontage improvements on SW 312"' Street. D. (Note 3) The City will determine the number of dwelling units or occupancy rooms or suites permitted in the proposed development, and may permit or require modification of the required yard, lot coverage, height, landscaping, and other similar dimensional and site design requirements based on the following criteria: (Refer to code for text of criteria 3 a-d). Staff Response: The Mirror Lake Village Senior Housing project is proposed to have 18 townhome units and 80 occupancy suites within the main A -buildings. The proposed 18 independent living units are proposed within nine duplex/townhome style buildings. The main A -buildings include 80 occupancy suites/units that would be for senior housing as identified by the applicant in a June 11, 2014, letter from Calvin Jordan Associates, Inc. (Exhibit I). The main A -buildings include common facilities for eating and recreation. Based on the proposed site design, site amenities, traffic generation, and provided parking, the proposed 18 independent living units, together with the proposed 80 occupancy suites, comply with applicable FWRC standards and are compatible with the surrounding area. No modification to FWRC dimensional or site design requirements was determined necessary to support the proposed density. Yards, Lot Coverage, Building Height, Landscaping, and Similar Dimensional and Site Design Requirements —No modifications to the underlying dimensional standards of the zone use chart FWRC 19.200.100 is required for the proposed improvements. The proposed buildings meet the minimum yard requirements (building setbacks) of a 20-foot front setback, and minimum setback of 5-feet from side and rear property lines; the site plan meets the maximum 60 percent lot coverage standard; the proposed buildings meet the maximum 30- foot building height standard; and the site plan implements the minimum perimeter landscape buffer requirements. The subject property is comprised of three parcels and therefore, has lot lines in the interior portion of the subject property. In order to meet applicable building setback requirements for the subject property, the interior lot lines will need to be eliminated by a Boundary Line Adjustment prior to issuance of building permits. Staff Report to the Federal Way Hearing Examiner Page 9 Mirror Lake Village Senior Housing File # 14-100356-00-UP / Doc ID 67574 E. (Note 5) No fagade of any structure may exceed 120 feet in length. In addition, any facade of a structure that exceeds 50 feet in length must be modulated per criteria. (Refer to code for text of criteria 5 a-c). Staff Response: The proposed buildings meet the maximum 120 foot facade length, and in addition provide building modulation as required in note 5. No modification to the facade length dimensional standard is required. F. (Note 6) If any portion of a structure is within 100 feet of a low density zone (SE Zone, 1 Dwelling Unit per5 Acres), then either... (Refer to code for text of criteria 6 a-b). Staff Response: Not applicable, there are no low density zones in the vicinity of this development. XIII. AFFORDABLE HOUSING At least five percent of the total number of housing units shall be affordable to those having incomes that are 50 percent, or below, the county median income per FWRC 19.110.010(3). To implement this FWRC requirement, the applicant shall record an Affordable Housing Covenant approved by the city prior to issuance of building permits. XIV. ANALYSIS OF PROCESS IV DECISION CRITERIA Pursuant to FWRC 19.70.150, the Hearing Examiner shall issue a written decision after considering all of the information and comments submitted on the application; shall use the criteria listed in the provision of this chapter describing the requested decision in deciding upon the application; and may approve the application only if it meets the Process IV decision criteria listed in FWRC 19.70.150(3)(a) through (fl. Following are the Process IV decision criteria and staff responses. a) It is consistent with the comprehensive plan. Staff Response: The proposed development is a senior housing facility, which offers a range of housing types and styles, together with recreational and cultural opportunities, while al lowing seniors to "age in place" in a neighborhood -like environment. The current proposal will increase housing opportunities for senior citizens. As proposed and conditioned, the application is consistent with the Federal Way Comprehensive Plan (FWCP) designation of Single Family -High Density Residential and associated land uses, and the following specific goals and policies of the FWCP: Provide a wide range of housing densities and types in the single-family designated areas (LUG3.1, FWCP). Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character (HG1, FWCP). High -density housing projects, with the exception of senior housing, will not be permitted in existing single-family residential neighborhoods. More moderate densities such as cottage housing will be considered (HP1, FWCP). Staff Report to die federal Way Hearing Examiner Page 10 Mirror Lake Villaloe Senior I -lousing File #14-100356-00-UP / Doc ID 67574 Develop a range of housing opportunities that meet the requirements of people with special housing needs, including the elderly, mentally ill, victims of domestic abuse, and persons with debilitative conditions or injuries (HG5, FWCP). b) It is consistent with all applicable provisions of this title and all other applicable laws. Staff Response: Development of the subject property is required to comply with all applicable provisions of FWRC Title 19, "Zoning'; Title 16, "Surface and Stormwater Management"; Title 14, "Environmental Policy"; and all other applicable codes, policies, and regulations, and previous SEPA and Design Decisions issued by the Director of Community Development. The city's Community Development Review Committee (CDRC) has reviewed the proposal and found it to be in compliance with applicable codes, policies, and regulations. Development of the site in accordance with these requirements and the recommended conditions of approval will ensure compliance with all applicable codes, policies, and regulations. c) It is consistent with the public health, safety, and welfare. Staff Response: Development of the project as proposed and as conditioned, in accordance with all applicable codes, policies, and regulations, will ensure protection of the public health, safety, and welfare. c) The streets and utilities in the area of the subject property are adequate to serve the anticipated demand for the proposal. Staff Response: Urban services are available to the site, and the site has direct access to SW 312"' Street. Internal private streets and right-oF-way dedication for SW 312`I' Street are consistent with the FWRC required street improvements. The site is also served by public and private transportation services to meet demand. e) The proposed access to the subject property is at the optimal location and configuration. Staff Response: Access to the site is provided via a private access roadway/driveway off SW 312"' Street. The Federal Way Public Works department has reviewed and approved the location of the access location and it meets applicable sight distance and spacing requirements. Access points have been determined to be at the optimal location and configuration based on city staff review considering applicable code requirements, and by South King Fire and Rescue considering emergency access requirements. f) Traffic safety impacts for all triodes of transportation, both on and off site, are adequately mitigated. Staff Response: There is sufficient capacity in the city's network to handle the additional trips generated by the proposed project. Concurrency analysis of the vehicular trips generated by the project shows that no intersection will be degraded below the city's level of service standard. Turning movements at the site driveway will not create a significant safety issue due to the relatively low volumes of both turning project traffic and conflicting traffic on SW 312"' Street. Staff Report to the federal Way Hearing Examiner r Page I I Mirror Lake Village Senior Housing File 414-100356-00-UP! Doc ID 67574 Required frontage improvements will include a sidewalk separated from the roadway by a planter strip buffer, which is an upgrade from the existing wide shoulder. Metro route 901, which has a service stop located near the site, has capacity available to serve trips that may be generated by the project. XV. FINDINGS OF FACT AND CONCLUSION A. Findings of Fact Based on an analysis of the proposal, the environmental record, and related decision criteria, the Department of Community Development finds that: 1) The Process IV application for Mirror Lake Village Senior Housing requests Hearing Examiner approval for 98 dwelling units for senior citizens, along with parking, recreational facilities, and site amenities. 2) The land use application was deemed complete on February 18, 2014. 3) The site is located within the High Density Residential designation of the FWCP and is zoned RS-7,200. The proposed use is consistent with the FWCP and associated applicable policies. FWRC 19.200.100 allows senior citizen housing within the RS zoning district subject to Process IV approval by the Hearing Examiner, following a public hearing. 4) All appropriate public notices were delivered in accordance with the requirements of the FWRC. Three public comments on the Notice of Application were received by the city. 5) Pursuant to SEPA, RCW 43.21C, the Director of Community Development issued an Environmental Determination of Nonsignificance (DNS) on August 15, 2014. Affected agencies, tribes, and the public were offered the opportunity to comment on or appeal the determination for 28 days. Two public comments on the DNS were received by the city. No appeals of the SEPA determination were submitted by the appeal deadline of September 19, 2014. 6) The subject property is relatively flat and does not include any wetlands, streams, or geologically hazardous areas. The property is within the 5-year Wellhead Protection Area, which is a regulated critical area. As required by FWRC 19.185.050, the applicant submitted a hazardous materials inventory statement that identifies that no hazardous materials will be stored on site as part of the proposed land use activity. Existing laws and regulations will adequately mitigate any potential impact to the 5-year Wellhead Protection Area. Pursuant to FWRC 19.155.070, the applicant will need to prepare and submit to the city an operations and management manual using best management practices (BMP's) and integrated pest management (IPM) for fertilizer and pesticide/herbicide applications. Staff Report to the Federal Way Hearing Examiner Page 12 Mirror Lake Village Senior Housing File # 14-100356-00-U P / Doc ID 67574 7) Overall site design retains and incorporates several of the existing trees. Additional trees and landscaping will be installed to complement the existing vegetation, and to meet applicable FWRC regulations on tree retention and replacement, and landscaping. 8) Storm drainage information for the Mirror Lake Village project was provided in the applicant's January 21, 2014, preliminary Technical Information Report (TIR). The TIR was reviewed and approved by the city's Public Works Department. The project is subject to full drainage review, Enhanced Basic Water Quality requirements, Conservation Flow Control requirements, and Best Management Practices (BMP's) as outlined in the 2009 King County Surface Water Design Manual (KCSWDM). The Mirror Lake Village development is also subject to FWRC 19.30.120, "Nonconforming Water Quality Improvements." Stormwater from the site flows southwest, through a series of open ditches and closed conveyance systems, to a wetland on the south side of SW 312`I' Street. It then flows through a series of wetlands and existing city systems to the Lakota Wetland, Lakota Creek, and Puget Sound. The developer proposes to meet flow control requirements through a series of underground detention facilities. Water quality will be provided by Filterra units. Best management practices will be determined during engineering review. The storm drainage preliminary design proposed by the applicant is generally accepted by the city subject to conditions as noted. The city will conduct a detailed technical review of the plans and the TIR after land use approval and prior to issuing building permits. 9) Public access to the site is provided from SW 312"' Street. All interior roads and driveways will be privately owned and maintained. Land for right -of way improvements on SW 3121h Street shall be dedicated to the city in conjunction with implementation and construction of the FWRC half street frontage improvements on SW 312`11 Street, adjacent to the site. 10) The applicant's transportation concurrency application for 98 senior housing units was approved by the Federal Way Public Works Department on May 21, 2014. The city's concurrency report found that the Mirror Lake Village project will generate 23 PM peak hour trips and will not degrade intersection operations below the concurrency level of service standard. The applicant sliall pay a traffic impact fee of $54,737.61, or the fee required by the FWRC at the time the building permits are issued, unless deferred as allowed by the FWRC. 11) The subject property is comprised of three separate parcels. In order to meet applicable FWRC building setback requirements, the interior lot lines will need to be eliminated by a Boundary Line Adjustment prior to issuance of building permits. 12) All public services and utilities, including police and fire protection, and water and sewer service, are available and are provided to the site. Staff Report to the Federal Way Hearing Examiner Page 13 Mirror Lake Village Senior Housing File #14-100356-00-UP / Doe ID 67574 13) Site design provides good pedestrian access and circulation both on -site and from SW 312"' Street. Good pedestrian circulation is provided to the development via sidewalks along the interior streets and driveways, and a looped pedestrian trail through landscape areas is provided as a recreational amenity. 14) The project embodies good design principles that will be compatible with the surrounding area. As proposed and as conditioned, the project is consistent with all applicable site design, Community Design Guidelines, and development regulations of the FWRC related to minimum lot size, building setbacks, height, bulk, scale, architecture, landscaping, and pedestrian amenities. As required by FWRC 19:70.010, the Director of Community Development issued a Design Decision for the proposed building design on November 12, 2014. The findings to support the Design Decision are provided in the Findings of Fact for the Community Design Guideline Decision for the Mirror Lake Senior Housing. 15) Subject to approval of recommended conditions, the proposed project is consistent with the special requirements applicable to this use in this zoning district, related to age or disability of residents; proximity to services, facilities, and transportation frequently utilized by senior citizens; no unreasonable impact on traffic, public utilities, and services, or nearby residential; consistency of the proposed density with the criteria for determining the number of dwelling units that will be permitted; lot coverage; and fagade modulation. 16) At least five percent of the total number of housing units shall be affordable to those having incomes that are 50 percent, or below, the county median income per FWRC 19.110.010(3). To implement this FWRC requirement, the applicant shall record an Affordable Housing Covenant approved by the city, prior to issuance of building permits. 17) Development of the site, as proposed and conditioned and subject to all applicable development codes and regulations during engineering plans review, will ensure that the public health, safety, and welfare are protected. 18) The proposed development is consistent with Hearing Examiner decisional criteria required under FWRC 19.70.150 and 19.200.100. B. Conclusion The proposed Mirror Lake Village Senior Housing development will comply with all applicable regulations of the FWRC, and with the goals and objectives of the FWCP, provided that all recommended conditions of approval are met. XVI. RECOMMENDATION It is recommended that the application be approved as proposed, subject to the following conditions: 1. In order to meet applicable building setback requirements of the FWRC, a Boundary Line Adjustment to eliminate interior property lines shall be recorded at King County at the expense of the applicant prior to issuance of building permits. Staff Report to the Federal Way Hearing Examiner Page 14 Mirror Lake Village Senior Housing File # 14-100356-00-UP / Doc ID 67574 2. Prior to issuance of building permits, the applicant shall record a covenant to the effect that the facility is for occupancy of the exclusive occupancy of persons 55 years of age, or mentally, physically, emotionally, or developmentally impaired persons and the spouses or caretakers living with such persons. 3. The applicant shall pay traffic impact fee of $54,737.61, or the appropriate fee required by the FWRC, at that time building permits are issued, unless deferred as allowed by FWRC. 4. Land for right-of-way improvements on SW 3121h Street shall be dedicated to the city in conjunction with implementation and construction of FWRC half street frontage improvements on SW 312`I' Street adjacent to the site. 5. Pursuant to FWRC 19.155.070, the applicant will need to prepare and submit to the city an operations and management manual using best management practices (BMP's) and integrated pest management (IPM) forfertilizer and pesticide/herbicide applications. 6. At least five percent of the total number of housing units shall be affordable to those having incomes that are 50 percent, or below, the county median income per FWRC 19.110.010(3). To implement this FWRC requirement, the applicant shall record an Affordable Housing Covenant approved by the city, prior to issuance of building permits. Transmitted to the parties listed hereafter: Federal Way Hearing Examiner Bruce Dunn, Calvin Jordan & Associates, 15049 NE Bel -Red Road, Bellevue, WA 98007 David Fillmore, Sitts & Hill Engineers Inc., 4815 Center Street, Tacoma, WA 98409 Betsy Zhu, Washington Clangston Investment Group, PO Box 6961, Bellevue, WA 98007 Melvin Mattson, 31206 10"' Place SW, Federal Way, WA 98023 Paul Noyes, 31327 10°i Place SW, Federal Way, WA 98023 Norma Blanchard, 31039 7`1' Avenue SW, Federal Way, WA 98023 Staff Report to the Federal Way Hearing Examiner Page 15 Mirror Lake Village Senior Housing File #14-100356-00-UP / Doc ID 67574 T LL U to � N >, A m LL U (a N O O C 7 V M O o a aD o 0 4? j N LL �> > U) O Y LL ! Ai►LIL a�ci o m U L N CO Q o r c o ca N O � 6j M ea w w Z N NY G cu CD �2E J N._ —� 5 o �j I I h M V Y - J L ...L M .5 l � Hi3 y S- iL MS BAV HIS co r — ' m — > U O N L a - co— N H - - EX PAG MS Id HILL CITY OF � . Federal Way NOTICE OFLA" USE PUBLICHEARING Mirror Lake Village Senior Housing, File 14-100356-00-UP Notice is hereby given that the City of Federal Way Hearing Examiner will hold a public hearing, on Thursday, January 8, 2015 at 11:00 a.m., in Federal Way City Hall Council Chambers (33325 8ch Avenue South, Federal Way, WA). Topic: The applicant has applied for a Process IV - Hearing Examiner approval, in order to construct a 98-unit senior housing project on a 3.04-acre site. The proposed site plan shows nine independent living, two-story cottage (duplex) buildings with 18 dwelling units. The site plan also shows two main buildings with 80 occupancy suites, totaling approximately 66,743 square feet. The two main buildings are each three stories plus under -building parking. The proposed development includes 103 parking stalls in a surface parking lot, individual garages and driveways, and under -building parking area. Site development also includes landscaping, storm drainage and utility improvements. Vehicular access to the site is from a private driveway onto SW 312' Street. Location: 840 SW 312`h Street, Federal Way, WA Applicant: Bruce Dunn, Calvin Jordan & Associates, Inc. 15049 NE Bel -Red Road, Bellevue, WA 98007 City Contact: Jim Harris, Contract Planner, iim.liarris@cityoffederalway.com 253-835-2652 Application Received: January 21, 2014 Application Determined Complete: February 18, 2014 Notice of Application Issued.• February 28, 2014 Requested Decision and Other Permits Included with this Application: Use Process IV (File 14- 100356-UP); Environmental Determination (File 14-100357-SE); Transportation Concurrency (File 13- 100358-CN; Building, Grading, Mechanical and Plumbing Permits. Required Studies: Preliminary Stormwater Technical Information Report. Development Regulations Used for Project Mitigation: Federal Way Revised Code (FWRC) Title 14, "Environmental Policy," Title 16 "Surface Water Management," and Title 19 "Zoning and Development Code." A State Environmental Policy Act (SEPA) Determination of Nonsignificance (DNS) was issued for the project on August 15, 2014. Pursuant to FWRC 19.70, Process IV— Hearing Examiner, the Federal Way Hearing Examiner will hold a public hearing on the senior housing application and will issue a written decision on the application within 10 working days after the close of the hearing. Any person may participate in the public hearing by submitting written comments to the Hearing Examiner, either by delivering comments to the Community Development Department before the hearing, by giving them directly to the Hearing Examiner at the hearing, or by appearing at the hearing and presenting oral public testimony in person or through a representative. Any person may request a copy of the decision once made. Written comments may be mailed to the Community Development Department, 33325 8th Avenue South, Federal Way, WA 98003. Please reference the file number when presenting written testimony. This application is to be reviewed under all applicable codes, regulations, and policies of the City of Federal Way. The official files are available for review at Federal Way City Hall during working hours in the Community Development Department. A staff report to the Hearing Examiner will be available for review one week before the hearing. Published in the Federal Way Mirror on December 19, 2014. Mirror Lake Village Senior Housing Project > -� , •- . .: < r:. W tG . r' -- -� �G _T ... LJ '-- - SW 310TH ST • LO I � — u}- Project Location: > - - - - CL l L2 _SW 312 f 1 „'ST_ r _ 1 L),-_ XI _6LLP SW_, 31.3TH CT LL .,;z H R. iti F- SbV''1ifHSf'C W J�6 r- . l! sw_�1_ffHIBL-- �----' -, -- Federal Way This map is intended for use as a graphical representation only. The city or Federal Way makes no warranty to its accuracy. 0 460 920 1,380 DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8th Avenue South A�k Federal Way WA 98003-6325 253-835-7000; Fax 253-835-2609 CITY OF www.cityoffederalwoy.com Federal Way DECLARATION OF DISTRIBUTION I, Kalon Thomas laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) . hereby declare, under penalty of perjury of the ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ■ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ❑ e-mailed and/or i posted to or at each of the attached addresses on December 23 , 2014- Project Name Mirror Lake Villa e Senior Housin File Number(s) 14-100356-UP 14-100357-SE 13-100358-CN Signature Date I Z 123 2d (11 I:\Documents\Declaration of Distribution\Mirror Lake Village Senior Housing - Public Heodng.doc Postinq Sites: Federal Way City Hall - 33325 8th Avenue Federal Way Regional Library - 34200 1 It Way South Federal Way 320th Branch Library - 848 South 320th Street Subject Site - 840 SW 312th Street, Federal Way I:\Documents\Declaration of Distribution\Mirror Lake Village Senior Housing - Public Hearing.doc CITY OF; �- Federal Way NOTICE OFLAND USE PUBLICHEARING Mirror Lake Village Senior Housing, File 14-100356-00-UP Notice is hereby given that the City of Federal Way Hearing Examiner will hold a public hearir;pn Thursday, January 8, 2015 at 11:00 a.m., in Federal Way City Hall Council Chambers (33325 $h Avenue South, Federal Way, WA). Topic: The applicant has applied for aProcess IV- Hearing Examiner approval, in order to construct a 98-unit senior housing project on a 3.04-acre site. The proposed site plan shows nine independent living, two-story cottage (duplex) buildings with 18 dwelling units. The site plan also shows two main buildings with 80 ocupancy suites, totaling approximately 66,743 squarefeet. The two main buildings are each three stories plus under -building parking. The proposed development includes 103 parking stalls in a surface parking lot, individual garages and driveways, and undorbuilding parking area. Site development also includes landscaping, storm drainage and utility improvements. Vehicular access to the site is from a private driveway onto SW 3 1 � Street. Location: 840 SW 312th Street, Federal Way, WA Applicant: Bruce Dunn, Calvin Jordan & Associates, Inc. 15049 NE Bel -Red Road, Bellevue, WA 98007 City Contact Jim Harris, Contract Planner, 'im.harris ci offederalwa .com 253-835-2652 Application Received: January 21, 2014 Application Determined Complete. February 18, 2014 Notice of Application Issued: February 28, 2014 Requested Decision and Other Permits Included with this Application -Use Process IV (File 14- 100356-UP); Environmental Determination (Filel4-100357-SE); Transportation Concurrency (File 13 100358-CN; Building, Grading, Mechanical and Plurrbing Permits. Required Studies: Preliminary Stormwater Technical Information Report. Development Regulations Used for Project Mitigation: Federal Way Revised Code (FWRC) Title 14, "Environmental Policy," Title 16 "Surface Water Management," and Title 19 "Zoning and Development Code." A State Environmental Policy Act(SEPA) Determination of Nonsignificance (DNS) was issued for the project on August 15, 2014. Pursuant to FWRC 19.70, Process IV— Hearing Examiner, the Federal Way Hearing Examiner will hold a public hearing on the senior housing application and will issue a written decision on the application within 10 working days after the close of the haring. Any person may participate in the public hearing by submitting written comments to the Hearing Examiner, either by delivering comments to the Community Development Department before the hearing, by giving them directly to the Hearing Examiner atrhe hearing, or by appearing at the hearing and presenting oral public testimony in person or through a representative. Any person may request a copy of the decision once made. Written comments may be mailed to the Community Development Department, 33325 81h Avenue South, Federal Way, WA 98003. Please reference the file number when presenting written testimony. This application is to be reviewed under all applicable codes, regulations, and policies of the City of Federal Way. The official files are availble for review at Federal Way City Hall during working hours in the Community Development Department. A staff report to the Hearing Examiner will be available for review one week before the hearing. Published in the Federal Way Mirror on December 19, 2014. Mirror Lake Villaae Senior Housina Proiect w W s \ Qom'. .�''+e %..:.•, UJ <Q U] 7 l T r_ c� = ti i �,,. - • SW 307TH ST. > 7 ¢ ¢ . J SW 308TH ST rn -E u_ S n■ • S. � . SW 310TH ST Project Location: Q LU IL 5W.312TH 5i~� •. a S)v 37,3rH.iT_ SW 314TH PL 57" t 5W316T}1SW 316TH ST SW 316TFi. Pl. - - - - - - CITY OF Federal Way This map is intended for use as a graphical representation only. The City of Federal Way makes no warranty to its accuracy. Vicinity Map: 13 `� �ederol Wey' 0 460 920 1,300 CITY OF Federal Way DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www. if offederalwo cam DECLARATION OF DISTRIBUTION 'N \- hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Land Use Decision Letter Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Pemit ❑ Adoption of Existing Environmental Document ❑ Other was ❑ mailed ❑ faxed )Ke-mailed and/or ❑ posted to or at each of the attached addresses on 1�1 2014. Project Name File Number(s) Signature Date 1 K.-\CD Administration Files\Declaration of Distribution.doc/Last printed 1 /22/2014 2:40:00 PM Tamara Fix From: Jennifer Anderson <jnderson@fedwaymirror.com> Sent: Wednesday, December 17, 2014 10:28 AM To: Tamara Fix Subject: Re: Mirror Lake Village Hearing Now worries on the font, thank you! Jennifer Anderson Advertising Sales Consultant Office: 253-925-5565, Ext 3056 Internal: 02-3056 Fax: 253-925-5750 31919 1st Ave S, Ste 101, Federal Way, WA 98003 N1 Sound Publishing, Inc. Map Print Rates Online Rates Media Kit Sound Info On Wed, Dec 17, 2014 at 9:36 AM, Tamara Fix <Tamara.Fix ci offederalwa .comp wrote: Please publish the following legal notice (Mirror Lake Village Hearing, 14-100356) in Friday's (Dec. 19, 2014) issue. Please confirm and issue an affidavit of publication. I don't know why it is pasting with all different fonts, but it should just be one. Thanks! And have a great Christmas! �rrr os Federal Way NOTICE OFLAND UST PLWICHEARING 1 Mirror Lake Village Senior Housing, File 14-100356-00-UP Notice is hereby given that the City of Federal Way Hearing Examiner will hold a public hearing, on Thursday, January 8, 2015 at 11:00 a.m., in Federal Way City Hall Council Chambers (33325 Bch Avenue South, Federal Way, WA). Topic: The applicant has applied for a Process IV - Hearing Examiner approval, in order to construct a 98-unit senior housing project on a 3.04-acre site. The proposed site plan shows nine independent living, two-story cottage (duplex) buildings with 18 dwelling units. The site plan also shows two main buildings with 80 occupancy suites, totaling approximately 66,743 square feet. The two main buildings are each three stories plus under -building parking. The proposed development includes 103 parking stalls in a surface parking lot, individual garages and driveways, and under -building parking area. Site development also includes landscaping, storm drainage and utility improvements. Vehicular access to the site is from a private driveway onto SW 312' Street. Location: 840 SW 312t' Street, Federal Way, WA Applicant: Bruce Dunn, Calvin Jordan & Associates, Inc. 15049 NE Bel -Red Road, Bellevue, WA 98007 City Contact: Jim Harris, Contract Planner, jim.harris@eityoffederalway.corn 253-835-2652 Application Received: Application Determined Complete Notice of Application Issued January 21, 2014 February 18, 2014 February 28, 2014 Requested Decision and Other Permits Included with this Application: Use Process IV (File 14-100356- UP); Environmental Determination (File 14-100357-SE); Transportation Concurrency (File 13-100358-CN; Building, Grading, Mechanical and Plumbing Permits. Required Studies: Preliminary Stormwater Technical Information Report. Development Regulations Used for Project Mitigation: Federal Way Revised Code (FWRC) Title 14, "Environmental Policy," Title 16 "Surface Water Management," and Title 19 "Zoning and Development Code." A State Environmental Policy Act (SEPA) Determination of Nonsignificance (DNS) was issued for the project on August 15, 2014. Pursuant to FWRC 19.70, Process IV— Hearing Examiner, the Federal Way Hearing Examiner will hold a public hearing on the senior housing application and will issue a written decision on the application within 10 working days after the close of the hearing. Any person may participate in the public hearing by submitting written comments to the Hearing Examiner, either by delivering comments to the Community Development Department before the hearing, by giving them directly to the Hearing Examiner at the hearing, or by appearing at the hearing and presenting oral public testimony in person or through a representative. Any person may request a copy of the decision once made. Written comments may be mailed to the Community Development Department, 33325 8`h Avenue South, Federal Way, WA 98003. Please reference the file number when presenting written testimony. This application is to be reviewed under all applicable codes, regulations, and policies of the City of Federal Way. The official files are available for review at Federal Way City Hall during working hours in the Community Development Department. A staff report to the Hearing Examiner will be available for review one week before the hearing. Published in the Federal Way Mirror on December 19, 2014. RECEIVED BY COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT i JAN 2 6 2015 31919 1s,AveS, Suite 101 1 1 Fe era, ay, - A 98003 1 253.925.5565 1 253.925.5750 (f) F Affidavit of Publication Rudi Alcott, being first duly sworn on oath, deposes and says that he is the Publisher of The Federal Way Mirror, a weekly newspaper. That said newspaper is published in the English language continually as a weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained by the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by City of Federal Way- Community Development as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive weeks(s), commencing on the 19th day of December 2014 , and ending on the 19th day of December 2014 both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of 145.64, which amount has been paid in full, or billed at the legal rate according to RCW 65.16.020. Subscribed to and sworn before me this 6th day of January 2015. Notary Public in and for the State of Washington, Residing at Buckley r *tip*r �P A AIUQ ►iii o' NOTARY z PUBLIC ' � A :•�� ►�'• •0: r�''• OF WAe"r, �� F(Wal Way NOTICE OF LAND USE PUBLIC HEARING Mirror Lake Village Senior Housing, File 14-100356-00-UP Notice is hereby given that the City of Federal Way www.nw-ads.com Hearing Examiner will hold a public hearing. on Thursday. January 8, 2015 at 11?00 a.m., in Fader - al Way City Hall Council Chambers (33325 (Ith Av- enue South, Federal Way, WA]. Topic The applicant has applied for a Process IV - Hearing Examiner approval, in order to construct a 98-unit senior housing prelecl on a 3,04-aere site. The proposed site plan shows nine Independent living, two-story collage (duplex) buildings with la dwelling units. The site on also shows two main buildings with 80 occupancy suites, totaling ap- proximately 56,743 square feet, The two main buildings are each three stories plus undot-bulld- Ing parking. The proposed development includes 1tf3 parking stalls in a surface parking lot, indivtd- ual garages and driveways, and under•buiiding parking area. Site development also includes land- scaping, storm drainage and utility improvements. Vehicular access to the site is from a private drlve- way onto SW 312th Street, Location: 840 SW 312th Street, Federal Way, WA Applicant: Bruce Dunn, Calvin Jordan & Asso- ciates, Inc. 15049 NE Bel -Red Road, Bellevue. WA 9007 City Contact: Jim Hards, Contract Planner, lim.herTrftWtfederalway.com 253•t;35-2652 Application Received: January 21, 2014 Application Determined Complete: February 18, 2014 Notice of Application Issued: February 2a, 2014 Requested Decision and Other Permits Included with this Application: Use Process IV (File 14-100356-UP); Envimnmerial Determination IFife 14•100357-SE]; Transportation Concurrency IFlte 13.100358-CN; Building. Grading, Mechanical and Plumbing Permits, Required Studies: Preliminary Stofmwater Techni- callnformation Report. Development Regulations Used for Pfoled Mingo- tion: Federal Way Revised Code (FWRC) Title 14. "Environmental Policy," Title 16 "Surface Water Management,- and Title 19 "Toning and Develop- ment Code." A State Environmental Policy Act ($EPA) Determi- nation of Nonsignificance (ONSj was Issued for the project on August 15. 2014. Pursuant to FWRC 19.79. Process IV — Hearing Examiner, the Federal Way Hearing Examiner wilt hold a public hearing Or' the Senior housing application and will issue a written decision on the application within 10 work- ing days after the close of lire hearing. Any person may participate In she public hearing by suhmltlirig written comments to the Hearfag Ex- aminer, effher by delivering cummems to the Cam. munity Development Department before the heaf• ing. by giving them directly to the Hearing Exarmn• or at the hearing, or by appearing at [he hearing and presenting oral public testimony in person or through a represenlative. Any person may request a copy of the decision once made. Written edm- ments may be mailed to the Community Develop- ment Department, 3=5 8th Avenue South, Feder- al Way, WA 98003. Please reference the file num- ber when presenling written testimony. This application is to be reviewed under all appli- cable codes, regulations, and policies of the City of Federal Way. The official files are available for re- view at Federal Way City Hatt during working hours in the Community Development Department. A staff report to the Hearing Examiner will be avaii• able for review one week before the hearing_ Put9lshad in the Federal Way Mirror an December 19,2014. FWM 2189 I %kk CITY OF Federal Way DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www.cit offederalwo .com DECLARATION OF DISTRIBUTION hereby declare, under penalty of perjury of the laws of the State of Y P tY p 1 rY Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significarce (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter JR Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was mailed ❑ faxed M e-mailed and/or ❑ posted to or at each of the attached addresses on 2014. Project Name I'h a n r "n-us� File Number(s) Signature Date. K:\CD Administration Files\Declaration of Distribution.doc/Last printed 1 /22/2014 2:40.00 PM CITY 9F Federal Way NOTICE OFLA" USE PUBLICHEARING Mirror Lake Village Senior Housing, File 14-100356-00-UP Notice is hereby given that the City of Federal Way Hearing Examiner will hold a public hearing, on Thursday, January 8, 2015 at 11:00 a.m., in Federal Way City Hall Council Chambers (33325 8t' Avenue South, Federal Way, WA). Topic: The applicant has applied for a Process IV - Hearing Examiner approval, in order to construct a 98-unit senior housing project on a 3.04-acre site. The proposed site plan shows nine independent living, two-story cottage (duplex) buildings with 18 dwelling units. The site plan also shows two main buildings with 80 occupancy suites, totaling approximately 66,743 square feet. The two main buildings are each three stories plus under -building parking. The proposed development includes 103 parking stalls in a surface parking lot, individual garages and driveways, and under -building parking area. Site development also includes landscaping, storm drainage and utility improvements. Vehicular access to the site is from a private driveway onto SW 312t` Street. Location: 840 SW 312'h Street, Federal Way, WA Applicant: Bruce Dunn, Calvin Jordan & Associates, Inc. 15049 NE Bel -Red Road, Bellevue, WA 98007 City Contact: Jim Harris, Contract Planner, jim.harris(o)cityoffederalway.com 253-835-2652 Application Receive& January 21, 2014 Application Determined Complete: February 18, 2014 Notice of Application Issued.• February 28, 2014 Requested Decision and Other Permits Included with this Application: Use Process IV (File 14- 100356-UP); Environmental Determination (File 14-100357-SE); Transportation Concurrency (File 13- 100358-CN; Building, Grading, Mechanical and Plumbing Permits. Required Studies: Preliminary Stormwater Technical Information Report. Development Regulations Used for Project Mitigation: Federal Way Revised Code (FWRC) Title 14, "Environmental Policy," Title 16 "Surface Water Management," and Title 19 "Zoning and Development Code." A State Environmental Policy Act (SEPA) Determination of Nonsignificance (DNS) was issued for the project on August 15, 2014. Pursuant to FWRC 19.70, Process IV— Hearing Examiner, the Federal Way Hearing Examiner will hold a public hearing on the senior housing application and will issue a written decision on the application within 10 working days after the close of the hearing. Any person may participate in the public hearing by submitting written comments to the Hearing Examiner, either by delivering comments to the Community Development Department before the hearing, by giving them directly to the Hearing Examiner at the hearing, or by appearing at the hearing and presenting oral public testimony in person or through a representative. Any person may request a copy of the decision once made. Written comments may be mailed to the Community Development Department, 33325 8"' Avenue South, Federal Way, WA 98003. Please reference the file number when presenting written testimony. This application is to be reviewed under all applicable codes, regulations, and policies of the City of Federal Way. The official files are available for review at Federal Way City Hall during working hours in the Community Development Department. A staff report to the Hearing Examiner will be available for review one week before the hearing. Published in the Federal Way Mirror on December 19, 2014. Mirror Lake Village Senior Housin : s 411. SW 307TH S •_fib .y; �'—s'Tr��r �� _,� L`— �._�rr, � ��:u•' 8l'V303Tf-tSi fSW 310T `� Proiect ST H Ti. , i Project Location."t r _ _ ::,r r. t q 4 WO 3i,3tH E7 K L i j SW4 , ,•,� CITY QF `.' Federal Way This map is Intended for use as a graphical representation only, The City of Federal Way makes no warranty to its accuracy. Vicinity Mao- 0 460 920 1,380 nk �f ro r L� k 5R �dS t 1 6� 0248000010 0248000020 0248000030 NGOV LANG NGUON+OUK KHEANG BENNETT RUTH KHANG NGUYET THIEU 31053 10TH AVE SW 31043 10TH AVE SW 31033 10TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 0248000040 0248000050 0248000060 COLVIN QUINCY+MONA GUTIERREZJAVIER G+HEIDI K ANTRIM JOSEPH L+RUTH 31023 10TH AVE SW 31013 10TH AVE SW 31003 10TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 0248000070 0248000190 0248000200 HEFFRON ANNETTE H STOCKTON DAVID K WARNER SANDY K 30855 10TH AVE SW 30856 10TH AVE SW 3100410TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 0248000210 0248000220 0248000230 HAYFORD LOREN EDWIN+JAN C WOLBERT ROBERT F+CHRISTINE PAUL NANCY E 31014 10TH AVE SW 31024 10TH AVE SW 3103410TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 0248000240 0248000250 0721049027 FEDERAL NATIONAL MORTGAGE A CHANG SUNGWOON+SEOK MI TRINITY VILLAGE INC 31044 10TH AVE SW 858 SW 312TH ST P 0 Box 6961 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 Bellevue, WA 98008 0721049087 0721049088 0721049121 TRINITY VILLAGE INC Mirror Lake Village LLC LORS LISA M 570 150th PI NE 570 150th PI NE 845 SW 312TH ST Bellevue, WA 98007 Bellevue, WA 98007 FEDERAL WAY, WA 98023 0721049124 0721049125 0721049129 KIM SEI EUN ANDRES MEDINA MANN GURDEV SINGH 835 SW 312TH ST 803 SW 312TH ST 570 150th Place NE FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 Bellevue, WA 98007 0721049134 0721049154 0721049170 JONES ROBYN SUE LANSCIARDI SANDRA K LANGFORD LUKE H 833 SW 312TH ST 1017 SW 312TH ST 31200 10TH PL SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 0721049187 0721049191 0721049205 MEDINA ANDRES FEDERAL WAY CITY OF HONG MINH THANH & QUA THI 805 SW 312TH ST P 0 Box 9718 849 SW 312TH ST FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98063 FEDERAL WAY, WA 98023 0721049216 0721049230 0721049246 WINKLER JOSEPH+DESIREE' HONG MINH THANH & QUA THI ENGEBO RONALD J 31205 8TH AVE SW 849 SW 312TH ST 30856 228th AVE SE FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 Black Diamond, WA 98010 rv\ l r rur L. A �k \J c l' S. 2 " , c2j 3275810200 5259800310 5259800320 MATTSON MELVIN A+CAROL J STERLING SCOTT WILLIAM+MARJ PARKER STEVE+KYONG TOK 31206 10TH PL SW 1015 SW 310TH ST 1101 SW 310TH ST FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5259800400 5259800410 5259800420 SNODGRASS PATRICIA A YAHOLKOVSKY MARY BOCEK POORLADISLAV & YARKA 1110 SW 311TH CT 1106 SW 311TH CT 1102 SW 311TH CT FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5259800430 5259800440 5259800500 LAFONTAINE GUY W+GAIL A DOBBS DANIEL P+EILEEN A FEDERAL WAY CITY OF 1105 SW 311TH CT 1109 SW 311TH CT P 0 Box 9718 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98063 5557700140 5557700150 5557700160 SCHULTZ RICHARD BLANCHARD NORMA YOUNG LYNN L 31045 7TH AVE SW 31039 7TH AVE SW 31029 7TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5557700170 5558200070 5558200071 MORE DAVID+LEOTA FRENCH JAMES I KING COUNTY -PROPERTY SVCS 31019 7TH AVE SSA/ 308518TH AVE SW 500 4th Ave FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 Seattle, WA 98105 5558200081 5558200160 5558200170 DONNELLY T L BERGMAN DANE I MONTEVERDE CARLOS 30857 8TH AVE SW 30856 8TH AVE SW 31005 8TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5558200180 5558200191 5558200200 MEADOWS MICHAEL E KELLER KRISTINA M RAMIREZ LUIS A 310118TH AVE SW 310218TH AVE SW 31027 8TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5558200210 5558200220 5558200230 GARCIA SIMON POAGE DAVID N STOCKMAN TED F 31004 8TH AVE SW 31012 8TH AVE SW 31018 8TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5558200240 5558200250 5558200251 MCKINLEY ROBERT E MACKINNON DESIGN & DEVELOPM MACKINNON DESIGN & DEVELOPM 31028 8TH AVE SW 31123 8TH AV 31125 8TH AV FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5558200255 5558200256 5559200065 BENSON CHRISOTPHER A MONTEVERDE CARLOS+KAREN L SPENCE DUNCAN L+STEPHANIE E 31115 8TH AVE SW 31105 8TH AVE SW 31204 8TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 l 5559200070 5559200075 5559200085 INMAN KIM HARDMAN JOHN H+PATRICIA A MASION MARILYN 1OYCE TRUSTEE 31206 8TH AVE SW 31208 8TH AVE SW 31212 8TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 i Z) se- 5 'eS(p coJ"c� r"e+ ve- Sandra Lansciardi 31212 10th Place SW Federal Way, WA 98023 Medina Andres 424 S 60" Tacoma, WA 98408 Patricia Snodgrass 16915 SE 272"d St, #100 Covington, WA 98042 Tac Build LLC 31044100 Ave SW Federal Way, WA 98023 Poorladislav & Yarka Bocek 33460 37th PI SW Federal Way, WA 98023 Tamara Fix From: Tamara Fix Sent: Thursday, December 18, 201411:53 AM To: psnoyes@comcast.net Cc: Jim Harris Subject: Mirror Lake Village Senior Housing Attachments: 32260481021.DOC Attached is a Notice from the City of Federal Way. 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King County Date: 1 /27/2014 1 in : 341 feet makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. This document is N L9 King County not intended for use as a survey product. King County shall not be liable for any general, special, indirect, incidental, or consequential damages including, 0 Q0425 a0s5 a but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on t r 1 GIS CENTER this map is prohibited except by written permission of King County. CITY OF --.,Federal Way November 12, 2014 Mr. Bruce Dunn 15049 NE Bel -Red Road Bellevue, WA 98007 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Re: File #14-100356-00-UP; DESIGN DECISION Mirror Lake Village Senior Housing, 840 SW 312th Street, Federal Way Dear Mr. Dunn: This design decision is issued for the above -referenced project pursuant to Federal Way Revised Code (FWRC) 19.65, "Project Approval," and FWRC 19.115, "Community Design Guidelines." Proposed action is for construction of a multi -building Senior Housing facility, with two main buildings comprising approximately 66,743 square feet, each three stories plus under building parking. Site development also includes nine additional independent buildings containing 18 independent dwelling units totaling approximately 29,169 square feet. The subject property is approximately 3.04 acres and is zoned RS 7.2. Senior Housing is a permitted use in the RS zoning district, subject to FWRC 19.200.100 and subject to a Hearing Examiner Process IV public hearing and decision. DESIGN APPROVAL ISSUANCE AND EFFECT The Community Design Guidelines components of the project are hereby approved pursuant to decision criteria set forth in FWRC 19.115. This decision is also based, in part, on the conclusions drawn from the Statement of Facts issued by the Planning Division (Exhibit A), and Preliminary Site Plan sheet Al, preliminary building elevations pages A3-A8, and preliminary landscape plans pages Ll and L2, by Calvin Jordan Associates Inc., Resubmittal II dated 9/30/2014 (Exhibit B). This decision does not take effect unless and until the Hearing Examiner issues Process IV approval for the proposal, and it does not authorize the applicant to conduct any development activities on the site. CONDITIONS OF APPROVAL 1. Option four of the proposed "R" buildings has a flat roof, which does not meet FWRC 19.115.090(1)(n) via FWRC 19.115.090(4)(b), and therefore is not approved. 2. The west facade of Building A-1 which includes the commercial service and loading area does not meet the facade screening and modulation requirements of FWRC 19.115.060(2). The landscape plan shall be revised to implement a minimum of 8 feet of Type H landscaping along the commercial service and loading area to meet this guideline. Alternatively, the applicant may propose another facade treatment option to be approved by the City. Mr. Dunn November 12, 2014 Page 2 3. In order to meet the CPTED guidelines in FWRC 19.115.010, prior to building permit issuance, the Federal Way Police Department shall review and provide final approval of the CPTED components of the site design, including perimeter fence design, detailed lighting plans, and parking garage layout plan. STATE ENVIRONMENTAL POLICY ACT THRESHOLD DETERMINATION Pursuant to Washington Administrative Code 197-11-340, the city's Responsible Official issued a Determination of Nonsignificance (DNS) on August 15, 2014. No SEPA appeals were filed. Procedural Information BUILDING PERMIT & ENGINEERING REQUIREMENTS This Process III land use decision does not constitute a building permit or authorize clearing/grading activities. The applicant shall obtain Process IV Hearing Examiner Review approval, building permits and engineering review for construction activities from the Community Development Department and Public Works Department. REQUESTS FOR CHANGE OF VALUATION Any affected property owners may request a change in valuation for property tax purposes, not withstanding any program of revaluation. APPROVAL DURATION Unless modified or appealed, this site plan approval is valid for five years from the date of issuance of the decision. Time extensions to the decision may be requested prior to the lapse of approval following the provisions listed in FWRC 19.15.110. APPEALS The effective date of issuance is three calendar days following the date of this letter, or November 15, 2014. Pursuant to FWRC 19.65.120, this design decision may be appealed by any person who submitted written comments or any person who has specifically requested a copy of the decision. Any appeal must be in the form of a letter delivered to the Community Development Department with the established fee and within 14 days after the effective date of issuance of this decision, or December 1, 2014. The appeal letter must contain a clear reference to the matter being appealed and a statement of the factual findings and conclusion of the Director disputed by the person filing the appeal. Any appeal of this decision will be heard by the Federal Way Hearing Examiner concurrently with the Process IV hearing associated with the application. CLOSING This land use decision does not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Information used in preparing the design decision such as drawings, specifications, and details are available upon request during normal business hours at the Department of Community Development Services (33325 8ch Avenue South, Federal Way, WA 98003). Copies of specific information may also be obtained by written request to the City Clerk at the above - referenced address. If you have any questions regarding this decision, please contact Jim Harris, Contract Planner, at jim.harrs@cityoffederalway.cam or 253-835-2652. 14-100356 Doe. LD. 67135 Mr. Dunn November 12, 2014 Page 3 Sincerely, Isaac Conlen, Planning Manager for Larry Frazier, Interim Director enc: Exhibit A, Statement of Facts Exhibit B, Approved Preliminary Site Plan sheet Al, preliminary building elevations pages A3-A8, and preliminary landscape plans pages L1 and L2, by Calvin Jordan Associates Inc., Resubmittal II dated 9/30/2014 (Plans not sent to parties on cc list. Plans are available for public review at City Hall, or by request.) c: Jim Harris, Contract Planner Ann Dower, Senior Engineering Plans Reviewer Sarady Long, Senior Transportation Engineer Washington Clangston Investment , PO Box 6961, Bellevue, WA 98007 Melvin Mattson, 31206 10`" Place SW, Federal Way, WA 98023, & email carme110@msn.com Paul Noyes, anovesna?�comcast.net Norma Blanchard, 331039 7i1' Ave. SW, Federal Way, WA 98023, & email blancnorma@yahoo.com 14-100356 Doc. I D. 67135 Calvin Jordan Associates, Inc. Architecture Urban Planning Landscape Architecture Since 1970 September 25, 2014 Jim Harris Contract Planner City of Federal Way 33325 — 81h Avenue South Federal Way, WA 98003 �� P Principals Calvin L. Jordan Garry D. Moore AIA OCT 0 3 Z014 Cam( OF FEDERAL WAY CDs RE: File No. 14-100356-00-UP - 2nd TECHNICAL REvIEW Mirror Lake Village Senior Housing, 840 SW 312th Street, Federal Way Dear Mr. Harris: In response to your letter review of the project, dated September 4, 2014, we have responded to each issue or question as presented. Our responses follow each issue with ' an"italicized answer. Senior Housing Use — The narrative explanation in your June 11, 2014 letter supports that the proposed use meets the Senior Housing land use definition in Federal Way Revised Code (FWRC) 19.200.100, Senior Housing as "housing for persons over 55 years of age." No comment. 2. General Building_Desim and Building Size — The buildings in general, meet the setback standards of FWRC 19.200.100 for the proposed use. Building height is further discussed in item 3 below. No comment. 3. Per FWRC 19.200.100, outright maximum building height is permitted to be 30 feet above average building elevation. Under FWRC 19.200.100 note 3, the City may permit or require modification of the required height based on compliance with four specific criteria in note 3 a-d. The building elevation depicted on revised sheets A-1.1, A-2, A-3, and A-4 show proposed building A-1 with an approximate building height of 28 feet, and building A-2 with a building height approximately 31.5 feet. The Average Building Elevation is determined using the average elevation of the four corners of each building, not the eight corners of both separate buildings as is shown on sheet Al. 1. Proposed building A-2 exceeds the outright 30-foot height limit. 15049 NE Bel -Red Road • Bellevue, WA 98007-4211 • Tel: (425) 643-3123 • Fax: (425) 643-4607 • E-Mail: cjordan@cja-inc.com A Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon & Washington Page 2 File #14-100356-00 2nd Technical Review Response City staff does not support the proposed building height above 30 feet. At this time, we have not seen any compelling reason why the building needs to exceed the 30-foot outright height limit. In addition, a building height over 30 feet would create an opportunity for discretionary public objection to the proposed building height. We strongly encourage you to revise the plans to meet the applicable 30- foot maximum outright building height. If you want to proceed to the Hearing Examiner with the building height over 30 feet as proposed, please address how the building height complies with the factors in FWRC 19.200.100 note 3 (a-d). The building height for Building AI and A2 has been lowered to accommodate the 30 foot maximum building height restriction. See Dwgs C2, A1.1, A2- 8. 4. Building Fa_ add —Per FWRC 19.200.100 note 5, no fagade of any structure may exceed 120 feet in length. The facades of the "A" buildings have been modified to meet the 120-foot maximum length and meet the code required maximum facade length. Three of the "R" buildings still exceed the 120-foot fagade length standard in note 5. City staff does not see any compelling reason why these buildings cannot meet the 120-foot maximum facade length. City staff would not recommend approval of these buildings over 120 feet in length. There appears to be ample room to reconfigure these buildings, and modify the facades to a maximum length of 120 feet. These facades, if over 120-foot in length, could become a potential target for project opposition. Compliance with the 120-foot length eliminates any subjective discretion on the dimensional and bulk standards for the project in front of the Hearing Examiner. Please modify plans to meet 120-foot maximum facade length. If you want to proceed to the Hearing Examiner with the fagade length over 120 feet as proposed, please address how the length complies with the factors in FWRC 19.200.100 note 3 (a-d). The fagade length of the three R buildings have been modified to be less than the maximum120 foot length criteria. See Dwg. A11. 5. Building Construction Type and Occupancy — Final review of the building construction type and occupancy will be by the Building Division with the building permit application. No comment. 6. Lot coverage —Under note #8 of FWRC 19.200.100, lot coverage maximum is 60 percent of the site. The lot coverage data on sheet A-1.1 identifies total lot impervious coverage for the site. It appears this standard has been met. No comment. Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 3 File #14-100356-00 2nd Technical Review Response 7. Community Desi Guidelines a. Please provide revised south elevations of each "A" building. The elevations need to include all elements of the facade including but not limited to visual depiction of the under building parking access, service and loading area, building entries, etc. Building Al and A2 are designed with a strong massive visual masonry base. The south elevation of Building AI will have a canopy over the ground, floor entry to protect the tenants and visitors when they walk through the entry plaza to the front office, dining area or activity center. The appearance of this public area will have a storefront facade between masonry columns to express the multi -use public areas and to create a public mood to the courtyard plaza between these buildings. The residential units located on the ground floor will have wood entry doors with residential windows to distinguish their units from the public areas. The ground floor will be constructed with a masonry finish to emphasize its appearance as a solid building base. The sense of visual weight and mass is reinforced by the depth of the window reveals, the breadth of the horizontal elements, and a scale and simplicity of the building form. The upper floors will have a texture and appearance of wood siding with horizontal projections with a wainscot treatment to minimize the sense of the building's height. The horizontal wood siding will also give the building a middle and upper floor. The wood shingles on the upper floor elevation will relate its texture to the texture of roof shingles. The large roof overhangs will help to visually cap the building. The elevations of Building AI and A2 have been further broken up by creating modulations within the facade by creating a common design rhythm that is repeated on each elevation. This linear rhythm is interrupted by the decks and canopies acting as a complement to the building's horizontal elements. See Dwgs A3 & A4. b. Please provide a detail of the proposed wall near the trash and recycling area. This wall is a solid concrete wall. The exposed side of the wall seen from the site will be planted with a Type III landscaping. See Dwgs. A2 & LI c. Please identify the anticipated type and frequency of any delivery trucks coming to the site. Identify the specific locations, doors, etc., where delivery would occur. Also identify any plans for mitigation of potential noise and visual impacts to the adjacent residential uses resulting from any loading areas. We expect deliveries would be once to twice a day by a truck with a loading gate. Time of day will be regulated by the kitchen staff, but likely in the morning hours. Noise mitigation is achieved by a concrete wall surrounding the unloading area to absorb sounds from unloading activities. Visual impact to adjacent residential uses will be buffered by a Type III landscaping along the property line and another row of Type III landscaping along the concrete screen wall, as per FWRC 19.125.040(4)(5). See Dwg L1. Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 4 1 File #14-100356-00 2nd Technical Review Response Also mitigating the visual impact from adjacent residential uses is the grade of the loading area is approximately 5 feet higher in elevation than the adjacent residences. This existing grade difference eliminates any visual line of sight from the residences into the loading area. See Dwg A2. -Please provide-a-written-natrative that -explains -how eaclrbuildingfavade comprtres'with-at-tearst two of the four building facade modulation and screening options in FWRC 19.115.060(2). Each building has been designed to meet the City of Federal Way's Design Guidelines by creating fagade's with modulations that are greater than the two foot depth and six foot wide. The SW 312t1h elevation of the R Buildings have been designed with modulations and decks that create canopy's that can be seen from offsite. The entry side of the building's will have combinations of full front entry porches or distinct covered entries, with bay windows trimmed out with moldings and unique architectural features to give them a distinct look and style that a resident can relate to. Each elevation has been designed to give a visual appearance to distinguish the style and to create architectural features, building modulations, canopies, overhangs, trimmed -out windows and doors to emphasize their distinct architectural styles. Materials will be chosen to enhance their styles as well as their individual neighborhoods. FWRC 19.13.060(2) has four fagade modulation options for buildings longer that 60 feet and are visible from a ROW or residential use. Depending on the building elevation, we comply with two, three or four of the modifications allowed. Compliance for each building, by elevation, is discussed below. i) Wall Modulation: Buildings A and R with facades longer than 60 facing a residential use or a ROW do meet the modulation requirement of a two foot depth a six foot width. See Dwgs Al, A3, A4 and All. Building AI -- South Elevation: (faces an pedestrian plaza) The dimensions of the six fagade modulations on the upper floors are: 6'-0" wide and 4'-6" deep (1) 5'-10 " wide and 2'-0 " deep (1) 12'-6" wide and 2'-10" deep (2) 13'-0" wide and 5'-6" deep (2) Buildin AI —East Elevation: The dimensions of the four fagade modulations on the upper floors are: 13 '-4 " wide and 5 '-6 " deep (2) 13 '-0 " wide and 5 '-6 " deep (2) Building Al — West Elevation: On the ground floor, the service area creates a modulation of 40' wide and 25' deep_ The dimensions of the four fagade modulations on the upper floors are: 13 '-4 " wide and 5 '-6" deep (2) 13 '-0 " wide and 5 '-6 " deep (2) Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 5 File #14-100356-00 2nd Technical Review Response Building AI — North Elevation: (faces the Park) The dimensions of the six fagade modulations on the upper floors are: 7'-0 "wide and 10'-4 "deep (2) 16'-0" wide and 4'-6" deep (1) 1 '-3 " wide and 2'-6" deep (2) -0"vvid e-arrd-�6�eelr(t) BuildinggA 2 — South Elevation: The dimensions of the six fagade modulations on all the floors are: 7'-0 "wide and 10'-4 "deep (2) 16'-0" wide and 4'-6" deep (1) 1 '-3 " wide and 2'-6" deep (2) 6'-0" wide and 4'-6" deep (1) Buildin A 2 — East Elevation: The dimensions of the four facade modulations on all the floors are: 13 '-4 " wide and 5 '-6 " deep (2) 13 '-0 " wide and 5 '-6 " deep (2) Buildingz A 2 — West Elevation: The dimensions of the four fagade modulations on all the floors are: 13 '-4 " wide and 5 '-6 " deep (2) 13 '-0 " wide and 5 '-6 " deep (2) BuildimA2 —North Elevation: (faces an pedestrian plaza)_ The dimensions of the six fagade modulations on all the floors are: 7'-0 "wide and 10'-4 "deep (2) 16'-0 " wide and 4-6 " deep (1) 1 '-3 " wide and 2'-6 " deep (2) 6'-0" wide and 4'-6" deep (1) Buildin R41R5 — South Elevation: (faces the R099 The dimensions of the two facade modulations on all the floors are: 24'-0" wide and 5'-5" deep (2) Building R6IR7 — South Elevation: (faces the ROIL The dimensions of the two fagade modulations on all the floors are: 24 '-0 " wide and 5 '-5 "deep (2) ii) Landscape Screening: Both A and R Buildings that face a residential use or a ROW must meet the landscaping screening as per 19.115.060(2)(b). See Dwg LL BuildingAl —South Elevation: (faces a pedestrian plaza) Does not face a residential area or ROW Buildin AI —East Elevation: Ten wide, Type III landscaping is provided at the adjacent property line as part of a landscape buffer and Type IVplanting is provided at building edge. Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington • Page 6 File #14-100356-00 2nd Technical Review Response Buildin AI — West Elevation: Ten wide, Type III landscaping is provided at the adjacent property line as part of a landscape buffer and another row of Type III planting is provided at building edge. Buildinz A1— North Elevation:• (faces the Park) -- -Does-raot-face-a--residentiabarea-orROW. - Building A2 — South Elevation_ Type IV planting provided at building edge. BuildingA2 — East Elevation: Ten wide, Type III landscaping is provided at the adjacent property line as part of a landscape buffer and Type IV planting is provided at building edge. Building A2 — West Elevation: Ten wide, Type III landscaping is provided at the adjacent line as part of a landscape buffer and Type IVplanting is provided at building edge. Building A2 — North Elevation: (faces a pedestrian plaza) Does not face a residential area or ROW. Building R41R5- South Elevation: (faces a R0I9 Ten wide, Type III landscaping is provided at the property line as part of a landscape buffer. Building R61R7- South Elevation: (faces a ROff Ten wide, Type III landscaping is provided at the property line as part of a landscape buffer. iii) Canopy: Buildings that face a ROW with a canopy on their facade must meet FWRC 19.115.060(2)(c). Portions of the A and R buildings are visible from the ROW have canopies as discussed below. See Dwgs A3 - A6 & A11. Building Al - South Elevation: (not facing a ROW) The ground floor has a continuous canopy, totaling 100% of the length of the facade length. Building AI - East Elevation: (not facing a ROW) This facade has decks on the upper levels that total 52% of the facade length. Building AI - West Elevation: (not facing a RO U? The ground floor has a 20 foot long canopy representing about 20% of the length of the facade. This facade also has decks on the upper levels that total 52% of the facade length. Buildin AI — North Elevation: (faces the Park and not facing a ROTS None provided. Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 7 File #14-100356-00 2nd Technical Review Response Buildin A2 - South Elevation: None provided Building A2 - East Elevation: (not facing a RO99 This facade has decks that total 52% of the facade length. Building A2 - West Elevation: (not facing a ROi9 This facade has decks that total 52% of the facade length. Building A2 — North Elevation, _(not facing a ROTS The ground floor has a 25'-6"long canopy representing about 22% of the length of the facade. Buildin R41R5 — South Elevation: (faces a R099 This facade has decks that represent 45% of the facade length. Building R6/R7 — South Elevation: (faces a R099 This facade has decks that represent 43% of the facade length. iv) Pedestrian Plaza: Asper FWRC 19.115.060(2)(d), the plaza needs to be minimum of 1 % of the gross floor area, with a minimum size of 200 SF and visible from the ROW. The pedestrian plazas total 4,567 SF and represents 6. Vo 'f the gross floor area (66,927 SF x I % = 669 SF). See Dwg. Al. A pedestrian plaza between Buildings Aland A2 covers 3,072 SF. The plaza surface is a colored concrete with,,space for tables and chairs. C - On the west facade of Building AI has a second pedestrian, plaza covering 1,495 SF. t. or tables and chairs. The plaza surface is a colored textured concrete with space f�,�s 8. Pedestrian Connections — It appears the site has adequate pedestrian facilities, and final staff review and recommendation on this will occur with the staff report to the Hearing Examiner. No comment. 9. Fire Doartment Access — The Fire Department staff has provided a verbal approval to me regarding the project design meeting applicable fire access requirements. No comment. 10. Prelimingly LandscMing Plan Review —I have conducted a review of the preliminary landscape plan for compliance with the required minimum requirements of the FWRC, in order to conduct the Process IV site plan review. Please address items 10 a - c (below) for the Process IV review. Items d-i below can be addressed on the final landscape plan with building permits. Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 8 File #14-100356-00 2nd Technical Review Response a. Perimeter Landscape Buffer Areas - The site plan provides the necessary space for the required minimum 10-foot-wide perimeter landscape buffer with the exception of a couple of pedestrian path intrusions near the north property line. In order to locate the pedestrian path within the perimeter buffer area, you will need to submit a landscape modification request for review and decision. The landscape modification criteria needs to be addressed before we can make a —.determination,omthi"roposal.-fqease-address-the-c teria-iirBWRe-l�9:125-1-00 (2) (aye) -fora-- - landscape modification. In concept, a minor modification of this sort could be approved for a minor trail intrusion in a required landscape area, provided, the design incorporates the full combined extent of the landscape width of ten feet within each required yard area, and in this case on both sides of the proposed meandering pedestrian path. As outlined in our letter of June 11 th, the intent of the path alignment is to provide a meandering walkway around the perimeter of the property. Where the path intrudes into the 10 foot buffer area, an equal amount of landscape area taken up by the path has been allocated on the opposite of the path to insure the project has provided the required SF for the landscaped buffer. We request an administrative approval for this minor pathway intrusion into the required landscape area based on the following compliance to FWRC 19.125.100. See Dwg LL i) Provide for a superior result: The meandering path has the function of minimizing the impact on retained trees without loss of total required landscape area. It allows for a circulator pedestrian pathway to be continuous link around the rear portion of the site. ii) The allowance of the intruding of the path into the buffer is mitigated by the provision of required depth of landscaping. iii) This request it not intended to be a substitute for a variance. iv) The meandering path allows for retention of existing trees. v) Complainant with FCRC 19.125.100(5)(6) as the average depth of the landscape buffer is not less than 50% of the required width. The adjacent zoning is similar to the project's underlying zone (RS 7200), and only 350 SF of the path intrudes into the Type III landscape buffer. A like SF of landscaping was provided adjacent to the buffer at the pathway intrusion. b. Identify the type, location and design of any perimeter fencing. The existing 6' wood perimeter fence along the east and west property lines is intended to be retained. It is assumed that some portions of the fence runs are owned by the abutting property owners. Where the site abuts the park on the north property line, the existing 4 foot high chain fence will be increased to a 6 foot height. A 6 foot high wrought iron fence is planned along the ROW of SW 312t1'. See Dwg. L1 c. A minimum of 10-foot-wide type 3 landscape area is required along the front yard area. This type 3 landscape area with a minimum 10-foot-wide strip of large shrubs and groundcover is not currently shown on the plan along the front landscape area, and this must be located outside any sight obscuring fence, except as noted in FWRC 19.125.040(5). We will review and consider the Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 9 File #14-100356-00 2nd Technical Review Response front type 3 landscape area along the front, depending upon the type, design and location of fencing along the front. We could potentially support a plan that includes a 10-foot-wide landscape area with large shrubs and groundcover, and includes trees in adjacent lawn areas along the front yard. —The-landscaptngalong the -properly -line facing`S-W3 t-2L'-will-bepinnted-witha Type III landscaping. See Dwg L1. d. The trees along the front landscape area need to be spaced at a maximum distance of 25 — 35 feet on center, rather than the 40-foot as proposed. Additional trees were added in the Type III landscaping along SW 312t1h. See Dwg L1. e. Street trees are also required under Public Works street improvement standards, and these trees would be located between the curb and sidewalk, and are in addition to the Type 3 front yard landscape trees. Street trees were relocated to the planting strip. See Dwg. L1. f. All type 3 and 4 landscape areas must include three vegetation layers consisting of trees, large shrubs and groundcover as described in FWRC 19.125.050 (3 & 4). Will comply. g. All lawn areas are to be irrigated per FWRC 19.125.040(21). Will comply. h. Please identify how the landscaping meets the minimum 25 percent drought tolerant standards of FWRC 19.125.040(6). As noted on the landscape plan, the species of plant material having drought resistant characteristic have been identified with an `*'. See Dwg. LI i. Tree and plant specifications on the landscape plan must meet FWRC 19.125.040 (7 — 10). Will comply. 11. Clearing, Grading, and Tree and Vegetation Protection — Revision to the tree retention plan must be made to meet applicable tree retention standards of FWRC 19.120 Article III, prior to proceeding with a recommendation to the Hearing Examiner on the Process IV review. Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington ' Page 10 �! File #14-100356-00 2nd Technical Review Response a. On sheet L-2, I see only 6 retained conifer trees while the legend on sheet L-2 shows 9 retained trees. Please clarify. With the modification in the landscape plan, the tree count is coordinated with count of the retained trees. See Dwgs LI & L2. b. On sheet L-2, I see only 10 (plan legend on L-2 states 21 to retain) deciduous trees retained in areas throughout the site, plus several clustered (count is not identifiable) near SW 3121h. Please clarify. With the modification in the landscape plan, the tree count is coordinated with the count of retained trees. See Dwgs LI & L2. The tree retention plan needs to be an accurate representation and needs to consider the proposed clearing and grading. Sheets C-2 and C-3 show an underground detention tank where the large cluster of deciduous trees are proposed to remain near SW 312`4 Street. It does not appear that any of these trees could be retained based on the C-2 and C-3 grading plans. With the modification in the landscape plan, the detention tank adjacent to Buildings R4 & R5 has been relocated to avoid interference with the trees to be retained. See Dwgs C2, C3, LI & L2 i) In addition, grading contours on C-2 are shown where many of the other trees are proposed to be preserved. With the grade adjustment from lowering Buildings AI & A2 (see #3 above), the site contours have been modified and the effected tree by the grade change shown as removed. See Dwgs C2, A1.1, LI and L2. ii) Please update and revise tree preservation plan in accordance with FWRC 19.120 Article IIl, accounting for proposed clearing and grading limits. As per (i) above, Dwg L2 has been modified. d. In conjunction with final landscape plan review with the building permits, the plans must implement the tree protection standards in FWRC 19.120.160. Will comply. 12. Rockeries and Retaining Walls — For the Process IV review, please provide preliminary sections and details of proposed rockeries/walls shown along the west property line. Identify retaining wall materials, overall height, fencing (if applicable) and landscaping. Per FWRC 19.120.120, rockeries and retaining walls on residential lots shall be a maximum height of six feet, and meet the design and other requirements in FWRC 19.120.120. Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 11 File #14-100356-00 2nd Technical Review Response All retaining walls shown along the west property line will be less than 6 feet and will be designed to meet the requirements of FWRC 19.120.120. A detail for both a typical rockery and concrete wall is provided. See Dwg A2. 13. Parking Stall Count `'Fhe parkingstall-count-meets,�applicable-FWRC-standard's.-Final-staff rev ew - and recommendation on this will occur with the staff report to the Hearing Examiner. No comment. 14. Photometric Lighting Plan — A final lighting plan will be required with the building permit applications. Will comply. 15. Affordable Housing — This item will need to be recorded prior to issuance of a building permit. An agreement in a form approved by the city must be recorded with the King County Department of Elections and Records requiring affordable dwelling units that are provided under the provisions of this section to remain as affordable housing for the life of the project. This agreement shall be a covenant running with the land, binding on the assigns, heirs, and successors of the applicant. Please prepare a draft affordable housing covenant for our consideration. The project will meet the requirements of FWRC 19.110.010. A draft of an Affordable Housing covenant is attached for review. 16. Unit Count —Please see my previously provided August 28, 2014, email regarding unit count for the proposed Senior Housing complex. No Comment. 17. Building R Fagade Design Variation - Rationale to vary the facade design of the R Buildings. The building characteristic of the A Buildings and the R buildings have always been envisioned as individually distinct from each other. Furthering that difference, the R buildings have been designed to create separate `neighborhoods' within the project. Each R Building cluster is designed to give the sense of a unique neighborhood. The facade design is different for each `neighborhood' to allow the occupant to have a sense of ownership and a personal relationship with the housing unit they live in. It is important for people to be able to relate to a building style when describing their home or to associate it with a neighborhood when they live in a development. See Dwgs A5 - A8. Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 12 File #14-100356-00 2nd Technical Review Response Please contact me if you have any concerns or questions. Sincerely, CALVIN JORDAN ASSOCIATES, INC Bruce Dunn, AIA Senior Architect Attachment: Draft Affordable Housing Covenant Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington 1�kCITY OF Federal Way DATE: April 23, 2015 MEMORANDUM Community Development Department TO: David Fillmore, davidfillmore@sitts-hillengineers.com Bruce Dunn, CJA, bdunn@cja-inc.com FROM: Jim Harris, City of Federal Way Planning Division SUBJECT: Mirror Lake Village Senior Housing Clearing/Grading & Site Development Permit Application — Planning Division Review (15-101480-00-CO) 840 SW 312th Street, Federal Way, WA The following comments represent the Planning Division review of the Clearing/grading and site preparation plans submitted to the City on March 31, 2015, for the Mirror Lake Village Senior Housing proposal. These comments need to be appropriately addressed before Planning Division sign off on the subject permit application. 1. The 3-27-15 Sitts and Hill Plan sheet C1.0 identifies preservation of 8 trees on site, while the Tree Retention plan sheet dated 9-30-14 submitted and reviewed with the Process IV application showed preserving 15 trees on site. A revised tree and vegetation preservation plan must be prepared and submitted with this application in compliance with FWRC 19.120 Article 3. 2. A tree protection plan for protecting the trees to be preserved on the site, shall be prepared and submitted for city review, in accordance with FWRC 19.120.160. Prior to issuance of a grading permit or building permit, the applicant shall submit a soil sampling and cleanup report per the Washington State Department of Ecology Tacoma Smelter Plume Model Remedies Guidance. If soil contaminants are found to be elevated per the guidance, the applicant shall remedy the soils per -the guidance as a component of the grading permit and then submit a written approval of cleanup (No Further Action) from the Department of Ecology following completion of the grading activities. The No Further Action document shall be submitted to the City of Federal Way Department of Community Development prior to issuance of any Certificate of Occupancy. 4. The property is within the 5-year Wellhead Protection Area, which is a regulated critical area. Pursuant to FWRC 19.155.070, the applicant will need to prepare and submit to the city an operations and management manual using best management practices (BMP's) and integrated pest management (IPM) for fertilizer and pesticide/herbicide applications. c: Ann Dower, Senior Engineering Plans Reviewer Scott Sproul, Assistant Building Official Doc. I.D. 68S30 CITY OF 4�' Federal Way DATE: February 26, 2015 TO: David Fillmore, Sitts and Hill DavidFillmore@sitts-hill-engineers.com CC: Bruce Dunn, CJA (bdunn@cja-inc.com) MEMORANDUM Community Development Department FROM: Jim Harris, Planner Ann Dower, Senior Engineering Plans Reviewer SUBJECT: Grading and Site Prep at Mirror Lake Village Senior Housing Site 14-100356-00-UP 840 SW 312th Street The following is a quick summary responding to your inquiry about the requirements to receive approval for site grading and site prep at the Mirror Lake Senior Housing Site. 1. First, a Land Use Decision Approval is required. This item is completed as the Hearing Examiner approved the Process IV Land Use application, and the appeal period has expired. 2. The SEPA determination for the project included a condition regarding soil testing in relation to the Tacoma Asarco Smelter Plume. The SEPA condition which I have previously forwarded to you must be completed before any building permits or grading permits are issued by the City. This testing and reporting must be completed and submitted to the City for review and decision. Before any permits are issued, a final significant tree removal and replacement plan must be submitted, reviewed, and approved by the Planning Division; this would typically be submitted with the EN discussed below. 4. Pursuant to Federal Way Revised Code 19.120.060 (2) Public Works Department Policy requires that civil engineering plans for storm drainage, street frontage improvements, TESC, and surface parking are submitted to the City and reviewed and approved to the approximately 95 percent design and approval review level, before allowing any site work or approval of an EN discussed below. 5. Financial guarantee of civil improvements identified in item 4 above must be in place before issuance of any approval. A grade and fill (CO) permit application permit is required. The permit application needs to include the following: • For Public Works Dept review: TESC plan, on -site roadways and driveways plan, grading plan, frontage improvements plan, storm drainage plan and surface parking areas plan. • For Building Division review: plans for any retaining walls over four feet in height, plan for site grading and any building pad excavation and grading. Any grading associated with the building pads needs to be prepared in compliance with IBC 2012 Appendix 1. Contact the permit center at i2errnitcentercityoffederalwy.com if you have further questions about the application submittal requirements and fees. enc: K: Handouts # 100 K: Handouts # 149 RECEIVED NOV 04 N14 Justification of Building Style Variations CITY OF FEDERAL WAY Mirror Lake Village is designed to provide a unique residential setting by developing a CDStrong presence of overall unity of the community but with variations between its various neighborhoods. With the difference in height and scale between the assisted living (A buildings) and independent living (R buildings) units, the goal is to create individual neighborhoods within a senior living community. The larger A Buildings are designed to create stately appearance that reflects an image of a main center for the facility. This is accomplished by the materials used and the scale of the buildings. The design style for the A Buildings is intended to reflect a Richardsonian Revival architectural style for this neighborhood. The masonry and stucco materials are robust at the base with horizontal wood siding on the middle floor and shingle siding on the top floor. These materials will be commonly found in both the A and R Buildings. The smaller R Buildings have the same floor plans but their exterior appearance is designed into four distinct neighborhoods - Victorian Revival, Dutch Revival, Northwest Revival and Bauhaus Revival. Although these building designs are different in style for each neighborhood, they all have common features by using similar materials (masonry, stucco, horizontal wood, and shingle siding). The R Buildings will have similar trim profile around windows and doors. All of the R Buildings have a similar elevation modulation, canopies and deck extensions and will use a compatible selection of building colors. Similar color and materials will help connect these neighborhoods to the overall community. Another binding feature to tie together the designs of the A and R buildings will be the overall use of common site features. These site features will include walkway materials, exterior lighting, landscaping, paving features, and site furniture (benches, bike racks and trash receptacles). These common site features along with compatible colors will be carefully integrated to throughout the site to create a unity of character for the entire community. `A' Building Materials: Base: Masonry (Brick/Stone) & Stucco Middle: Wood Siding (Manufactured Composite Material) Top: Wood Shingles (Manufactured Composite Material) 'R'Building Materials: (being. a smaller huilding, 1wriationys will be dependent on the btrildin s le Base: Masonry (Brick), Stucco, Wood Siding & Shingles (Manufactured Composite Material) Middle: Masonry (Brick), Stucco, Wood Siding & Shingles (Manufactured Composite Material) Top: Masonry (Brick), Stucco, Wood Siding & Shingles (Manufactured Composite Material) CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: TO: FROM: FOR DRC MTG. ON FILE NUMBER (s) : October 21, 2014 Ann Dower, PW Development Services Erik Preston, PW Traffic Jim Harris, Planning Division, jim.harris@cityoffederalway.com NA Resubmittal, see Jim with questions Please review letter and plans and provide written comments on Process IVI Land Use to Jim Harris. SEPA Determination was issued in June 2014. RELATED FILE NOS.: PROJECT NAME PROJECT ADDRESS: ZONING DISTRICT: 14-100356-00-UP 14-100357-00-SE & 13-103378-00-PC MIRROR LAKE VILLAGE Senior Housing *NO SITE ADDRESS* (approx. 840 SW 312th Street) RS 7.2 PROJECT DESCRIPTION: Proposed 98-unit senior housing project with 80 assisted living units & 18 detached senior housing units. LAND USE PERMITS: Use Process IV and SEPA Determination PROJECT CONTACT: Cal Jordan 425 643-3123 MATERIALS SUBMITTED: 1. Revised Site Plan dated received October 3, 2014, Revised Preliminary Engineering Plans, Landscape Plans, etc, and Calvin Jordan Response letter dated September 25, 2014. bi L, fr-1-2 CITY Way EXHIBIT A FINDINGS OF FACTS Federal Way Revised Code Chapter 19.115, "Community Design Guidelines" Mirror Lake Village Senior Housing, File 14-100356-UP The Planning Division hereby makes the following findings of facts pursuant to content requirements of the Community Design Guidelines decision as set forth in Federal Way Revised Code (FWRC) 19.65.100(4). 1. Proposal — The applicant, Washington Clangston Investment Group Inc., has proposed a senior housing development on an RS 7.2 (Single Family Residential) zoned site approximately 3.04 acres in size (132,532 square feet). The proposal consists of two main buildings which are each three stories plus under -building parking. These main buildings ("A" Buildings) total approximately 66,743 square feet. The two "A" buildings have 80 occupancy suites (dwelling units). The proposal also includes nine independent living, two-story cottage (duplex) buildings totaling approximately 29,169 square feet, with a total of 18 independent dwelling units. The site also includes landscaping, parking areas, storm drainage, and utility improvements. 2. Requested Decision — Pursuant to FWRC 19.200.100, Senior Housing is a permitted use in the RS zoning district, subject to Process IV review. The applicant submitted a Process IV Hearing Examiner Master Land Use (MLU) application on January 21, 2014, and the application was deemed complete on February 18, 2014. Prior to the Hearing Examiner's Process IV public hearing and decision, the Director of Community Development shall issue a decision on compliance with the Community Design Guidelines pursuant to FWRC 19.70.010. To be clear, this decision only applies to the Community Design Guidelines portion of the proposal. A separate decision on the adequacy of the overall proposal will be issued by the Hearing Examiner following an as yet to be scheduled public hearing. 3. Crime Prevention Through Environmental Design (CPTED) — The applicant submitted a CPTED checklist as a component of the Process IV MLU application. The Federal Way Police Department reviewed the checklist and preliminary plans and commented regarding safety issues including: perimeter fence design, outdoor lighting plans, and parking garage layout. Staff finds the comments by the Police Department should be included as a condition of the design decision, and final review of these items should occur with the building permit review. 4. Site Design — Pursuant to FWRC 19.115.050, site design shall address the following design components: (a) project designers shall strive for overall design continuity by using similar elements throughout the project and addressing the following items: (b) pedestrian areas, amenities, and Access to all the parking areas is from a single access point onto SW 312"' Street via a private driveway, which provides adequate vehicular and emergency vehicle circulation. d. Commercial Service Areas Related to Loading, Garbage and Recycling Receptacles — The site will be serviced by commercial vehicles for food delivery, trash and recycling, moving and other services. The loading area and garbage and recycling area is screened to the west and north by a six -foot -tall wall and landscaping. The service area screen wall will be consistent with the building design. Landscaping will abut the enclosure area walls to provide further screening of the service area from surrounding areas. e. Lighting— The main driveway and surface parking area is proposed to be illuminated via 20- foot-tall roadway lights. The pedestrian plaza will contain pedestrian scale lighting. 5. Building Design — The proposed improvements will contain facades longer than 60 feet that will be visible from a right-of-way, residential uses and residential zoning. Therefore, the facades over 60 feet in length are subject to facade modulation and screening treatment guidelines pursuant to FWRC 19.115.060(2). Staff finds the applicant has met the intent of the chapter's building design guidelines as discussed below. a. Fagade Modulation and Screening Options — The applicant has utilized all four modulation and screening options on various elevations. FWRC 19.115.060(2) allows flexibility when applying dimensional standards of the four options if more than the minimum are incorporated. Staff provides analysis for each elevation in italics below. i. North Elevation Building A-1— (1) This fagade is visible only from the adjacent undeveloped park property to the north, and relief from strict requirement of the modulation and screening guidelines has been granted due to the limited visibility. This fagade is screened by 15 feet of Type III landscaping. One of four options has been incorporated. ii. East Elevation BuildingA-1— (1) Modulations meeting minimum depth and maximum width have been provided; (2) approximately 30 feet width of Type III landscaping is provided along the east fagade and- (3) canopies in the form of decks are provided along the east facade. Three of the four options have been incorporated. iii. South Elevation BuildingA-1— (1) Modulations meeting minimum depth and maximum width have been provided; (2) a pedestrian plaza of approximately 4,500 square feet is located along this fagade and; (3) a canopy runs along most of this fagade. Three of the four options have been incorporated. iv. West Elevation Building A-1— (1) Modulation meeting minimum depth and maximum width has been provided along the first story of the building; (2) Ten feet of Type III landscaping along the property line is proposed, along with some ornamental landscaping between the building and property line. This fagade also includes -the commercial loading and delivery area. Given the orientation of this fagade to adjacent single-family uses, and since the fagade includes the commercial deliverylloading function, the facade treatment as proposed does not meet the minimum guidelines. Statement of Facts Page 3 Mirror i.ane Village Senior Housing File No 14-1 0035(-UP/Doc.I.D. 57133 w Additional landscaping to implement a minimum of Type II landscape screen can achieve the screening objective of the FWRC One of four options has been incorporated on this facade and a condition to incorporate additional landscape screening should be implemented as a condition of approval. v. North Elevation BuildingA-2 — (])Modulations meeting minimum depth and maximum width have been provided; (2) a pedestrian plaza of approximately 4,500 square feet is located along this facade; (3) a canopy runs along approximately 50 percent of the facade; and (4) landscaping is proposed along approximately 50 percent of the facade. Four of the four options have been incorporated. vi. East Elevation Building A-2 — (])Modulations meeting minimum depth and maximum width have been provided; (2) ten feet of type III landscaping along with additional ornamental landscaping is provided along the east facade; and (3) canopies in the form of decks are provided along the east facade. Three of the four options have been incorporated. viL South Elevation BuildingA-2 — (1) Modulations meeting minimum depth and maximum width have been provided; (2) canopies in the form of decks are provided along the south facade. Two of the four options have been incorporated. viii. West Elevation Building A-2 — (1) Modulations meeting minimum depth and maximum width have been provided; (2) between five and ten feet of width of type IV landscaping is provided along the building base, and ten feet of landscaping is provided along the west property line; and (3) canopies in the form of decks are provided along the west facade. Three of the four options have been incorporated. ix. South Elevation Building R-4 - R7 — (])Modulations meeting minimum depth and maximum width have been provided- (2) landscaping approximately 20 — 25 feet in width is provided along this facade; and (3) canopies in the form of decks are provided along the south facade. Three of the four options have been incorporated. b. Building Articulation and Scale — The project architect has provided proposed exterior materials that include areas of masonry, stucco, and wood siding and shingles on both the "A" and "R" buildings. Rooflines are varied. Multiple building setbacks indentations, canopies, material variations, ornamental landscaping, and opportunities for outdoor gathering assist in providing a pedestrian scale to the site layout and buildings. 6. Building and Pedestrian Orientation — The "A" buildings will be accessible from a small surface parking area and under -building parking. The small surface parking area near the "A" building entrances and the adjoining pedestrian plaza provides the main entrance point to the "A" buildings. Concrete sidewalks will be provided along the main driveway from SW 31261 Street to the main "A" buildings. Pedestrian access to the "R" building will be via the sidewalks along the main driveway, then onto minor driveways for the small number of cottage "R" units. Access and entrance to the "R" buildings is typical to single-family or townhome style. A -separate pedestrian path runs around the perimeter of the "A" buildings. The applicant has met the intent of building and pedestrian orientation pursuant to FWRC 19.115.070. 'Statement of Facts Mirror Lake village Senior Housing Page 4 File No 14-1003156-UP/Doc. I.D.67133 Non -single-family Residential Uses — Pursuant to FWRC 19.115.090(4)(b), non -single-family residential uses are required to implement specific district guidelines. The applicable guidelines are FWRC 19.115.090(1)(g-r). Staff finds the applicant has met the intent of specific district guidelines and provides italicized analysis following each provision below: a. Landscaped yards shall be provided between building(s) and public street(s). Parking lots should be beside or behind buildings that front upon streets (FWRC 19.115.090 (1)(g)). This guideline is met. The site fronts on SW 312'h Street. A minimum width of 25 feet of existing trees, and new trees, shrubs, groundcover, and lawn will be provided between the townhome style buildings and SW 312`h Street. Residential duplex/cottage style independent unit buildings front along SW 312'h Street. No vehicle parking is visible on the site from SW 312'h Street, as the "R" buildings shield the view of the small surface parking areas from SW 312'h Street and the "R" building parking areas and Eages are loaded from the interior of the site, and are oriented away from SW 312' Street. b. Parking lots should be broken up into rows containing no more than ten adjacent stalls, separated by planting areas (F)ATRC 19.115.090 (1)(h)). This guideline is met on the site plan; a maximum of five adjacent outdoor parking stalls is proposed. c. Pedestrian walkways (minimum six feet wide) shall be provided between the interior of the project and the public sidewalk (FWRC 19.115.090 (1)(i)). This guideline is met on the site plan. No detail is shown with the sidewalk width: however, the proposed sidewalk appears to be approximately 6 feet wide on the preliminary plans. This detail will be confirmed -at the time of building permit review. d. Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields (FWRC 19.115.090 (1)0)). This guideline will be reviewed with the final lighting plan with the building permit review. The preliminary lighting plan shows 20 foot -tall light fixtures. e. Principal entries to buildings shall be highlighted with plaza or garden areas containing planting, lighting, seating, trellises and other features. Such areas shall be located and designed so windows overlook them (19.115.090 (1)(k)). This guideline is met. Windows overlook the main "A" building entrances, which are located along a pedestrian plaza with patterned textured paving. The plaza has areas for tables, seating, lighting and landscaping. f. Common recreational spaces shall be located and arranged so that windows overlook them (FWRC 19.115.090 (1)(1)). Statement of Facts Page 5 Mirror Lake Village Senior Housing File No 14-10035E-LTP/D«. i.n. 67133 Windows overlook the pedestrian plaza (passive recreation area) and proposed perimeter trail. This guideline is met. g. Units on the ground floor (when permitted) shall have private outdoor spaces adjacent to them so those exterior portions of the site are controlled by individual households (FVWRC 19.115.090 (1)(m)). The units in the "R" buildings have private outdoor spaces, which meets this guideline. h. All new buildings, including accessory buildings such as carports and garages in PO and BN zones only, shall appear to have a roof pitch ranging from at least 4:12 to a maximum of 12:12 (FWRC 19.115.090 (1)(n)). All buildings have the appearance of a pitched roof except option 4 of the "R" buildings. Option 4 does not meet this guideline and therefore cannot be approved. Option 4 has a flat roof. A condition that identifies building "R" option 4 does not meet the design guidelines and is not allowable should be implemented in the design decision. i. Carports and garages in front yards should be discouraged (F)VRC 19.115.090 (1)(o)). There are no garages or carports proposed in the front yard. The "R" building garages are oriented to the interior of the project. This guideline is met. Building facades that exceed 120 feet in length and are visible from an adjacent residential zone, right-of-way, public park, or recreation area shall incorporate a significant structural modulation (offset). The minimum depth of the modulation shall be approximately equal to 10 percent of the total length of the subject facade and the minimum width shall be approximately twice the minimum depth. The modulation shall be integral to the building structure from base to roofline (FWRC 19.115.090 (1)(p)). None of the building facades exceed 120 feet in length; therefore, this guideline is not applicable. k. Buildings should be designed to have a distinct base, middle and top. The base (typically the first floor) should contain the greatest number of architectural elements such as windows, materials, details, overhangs, cornice lines, and masonry belt courses. The midsection, by comparison, may be simple. The top should avoid the appearance of a flat roof and include distinctive roof shapes including but not limited to pitched, vaulted or terraced, etc. (FWRC 19.115.090 (1)(q)). This guideline is met as the applicant proposes: " A " Building Materials: Base: Masonry (Brick/Stone) & Stucco Middle: Wood Siding (Manufactured Composite Material) Top: Wood Shingles (Manufactured Composite Material) "R " Building Materials • (being a smaller buildin . variations will be dependerzr on the building style Base: Masonry (Brick), Stucco, Wood Siding & Shingles (Manufactured Composite Material) Middle: Masonry (Brick), Stucco, Wood Siding & Shingles (Manufactured Composite Material) Top: Masonry (Brick), Stucco, Wood Siding & Shingles (Manufactured Composite Material) Statement of Facts Page 6 Mirror Lake village Senior Housing File No 14-100356 LJP/Doa LD. 67133 1. Residential design features, including but not limited to entry porches, projecting window bays, balconies or decks, individual windows (rather than strip windows), offsets and cascading or stepped roof forms, shall be incorporated into all buildings. Window openings shall have visible trim material or painted detailing that resembles trim (FWRC 19.115.090 (1)(r)). The "A" buildings have many design features including decks, individual windows, siding variations, hipped and gabled roof forms. The "R" buildings have many of the same design features including decks, individual windows, siding and material variations, hipped and gabled roof forms. This guideline is met. 8. Decisional Criteria — The proposal is consistent with applicable Community Design Guideline decision criteria set forth in FWRC 19.65.100. As shown in analysis above, the proposal is consistent with site design guidelines in FWRC 19.115.050 and guidelines set forth for Senior Housing use in FWRC 19.115.090(4)(b). Final construction drawings will be reviewed for compliance with specific regulations, conditions of approval, and other applicable city requirements considered in the upcoming Process IV Hearing Examiner decision. These findings shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Prepared by: Jim Harris, Contract Planner Statement of Facts Mirror Lake village Senior Housing Date: November 10, 2014 Page 7 File No 14-100356-UP/D.. I.D. 67133 CITY OF � Federal Way September 4, 2014 Bruce Dunn 15049 NE Bel -Red Road Bellevue, WA 98007 CITY HALLFILE 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Via email bdunn@cja-inc.com RE: File No. 14-100356-00-UP; 2°d TECHNICAL REVIEW Mirror Lake Village Senior Housing, 840 SW 312tb Street, Federal Way Dear Mr. Dunn: Planning Division staff has completed a technical review of your June 17, 2014, resubmittal for the Process IV Master Land Use (MLU) application submittal package for the Mirror Lake Village Senior Housing proposal. The proposal is for construction of a 98-unit senior family housing development with associated site improvements including parking and landscaping. The application was deemed complete February 18, 2014, and a Notice of Application (NOA) was issued February 28, 2014. The NOA comment period ended on March 14, 2014. The SEPA threshold determination was issued August 15, 2014, with the appeal deadline expiring on September 19, 2014. TECHNICAL COMMENTS Unless otherwise noted, the following comments provided by staff reviewing your project must be addressed prior to setting a hearing date and preparing a staff recommendation to the Hearing Examiner for the Process IV application. Each of the following comments are a running narrative on technical issues, and I have retained the same numbering order of my April 14, 2014 technical review letter. At this point the major issues that need to be resolved are the building height, fagade length, clearing and grading in regard to tree preservation, and consensus on the unit count as discussed in my August 28, 2014 e-mail. Please address each of the following comments. 1. Senior Housing Use — The narrative explanation in your June 11, 2014 letter. supports that the proposed use meets the Senior Housing land use definition in Federal Way Revised Code (F)VRC) 19.200.100, Senior Housing as "housing for persons over 55 years of age." 2. General Building Design and Building Size — The buildings in general, meet the setback standards of FWRC 19.200.100 for the proposed use. Building height is further discussed in item 3 below. Mr. Dunn September 4, 2014 Page 2 Building Height — Per FWRC 19.200.100, outright maximum building height is permitted to be 30 feet above average building elevation. Under FWRC 19.200.100 note 3, the City may permit or require modification of the required height based on compliance with four specific criteria in note 3 a-d. The building elevation depicted on revised sheets A-1.1, A-2, A-3, and A-4 show proposed building A-1 with an approximate building height of 28 feet, and building A-2 with a building height approximately 31.5 feet. The Average Building Elevation is determined using the average elevation of the four corners of each building, not the eight corners of both separate buildings as is shown on sheet Al.1. Proposed building A-2 exceeds the outright 30-foot height limit. City staff does not support the proposed building height above 30 feet. At this time, we have not seen any compelling reason why the building needs to exceed the 30-foot outright height limit. In addition, a building height over 30 feet would create an opportunity for discretionary public objection to the proposed building height. We strongly encourage you to revise the plans to meet the applicable 30-foot maximum outright building height. If you want to proceed to the Hearing Examiner with the building height over 30 feet as proposed, please address how the building height complies with the factors in FWRC 19.200.100 note 3 (a-d). 4. Building Fagade Length —Per FWRC 19.200.100 note 5, no facade of any structure may exceed 120 feet in length. The facades of the "A" buildings have been modified to meet the 120-foot maximum length and meet the code required maximum fagade length. Three of the "R" buildings still exceed the 120-foot fagade length standard in note 5. City staff does not see any compelling reason why these buildings cannot meet the 120-foot maximum fagade length. City staff would not recommend approval of these buildings over 120 feet in length. There appears to be ample room to reconfigure these buildings, and modify the facades to a maximum length of 120 feet. These facades, if over 120-foot in length, could become a potential target for project opposition. Compliance with the 120-foot length eliminates any subjective discretion on the dimensional and bulk standards for the project in front of the Hearing Examiner. Please modify plans to meet 120-foot maximum fagade length. If you want to proceed to the Hearing Examiner with the fagade length over 120 feet as proposed, please address how the length complies with the factors in FWRC 19.200.100 note 3 (a-d). Building Construction Type and Occupancy — Final review of the building construction type and occupancy will be by the Building Division with the building permit application. 6. Lot Coverage — Under note 8 of FWRC 19.200.100, lot coverage maximum is 60 percent of the site. The lot coverage data on sheet A-1.1 identifies total lot impervious coverage for the site. It appears this standard has been met. 7. Community Design Guidelines — a. Please provide revised south elevations of each "A" building. The elevations need to include all elements of the facade including but not limited to visual depiction of the under building parking access, service and loading area, building entries, etc. ] 4] 00356 Doc. I.D. 66655 Mr. Dunn September 4, 2014 Page 3 b. Please provide a detail of the proposed wall near the trash and recycling area. C. Please identify the anticipated type and frequency of any delivery trucks coming to the site. Identify the specific locations, doors, etc., where delivery would occur. Also identify any plans for mitigation of potential noise and visual impacts to the adjacent residential uses resulting from any loading areas. d. Please provide a written narrative that explains how each building fagade complies with at least two of the four building fagade modulation and screening options in FWRC 19.115.060(2). 8. Pedestrian Connections — It appears the site has adequate pedestrian facilities, and final staff review and recommendation on this will occur with the staff report to the Hearing Examiner. 9. Fire Department Access — The Fire Department staff has provided a verbal approval to me regarding the project design meeting applicable fire access requirements. 10. Preliminary Landscaping Plan Review —I have conducted a review of the preliminary landscape plan for compliance with the required minimum requirements of the FWRC, in order to conduct the Process IV site plan review. Please address items 10 a - c (below) for the Process IV review. Items d-i below can be addressed on the final landscape plan with building permits. a. Perimeter Landscape Buffer Areas — The site plan provides the necessary space for the required minimum 10-foot-wide perimeter landscape buffer with the exception of a couple of pedestrian path intrusions near the north property line. In order to locate the pedestrian path within the perimeter buffer area, you will need to submit a landscape modification request for review and decision. The landscape modification criteria needs to be addressed before we can make a determination on this proposal. Please address the criteria in FWRC 19.125.100 (2) (a-e) for a landscape modification. In concept, a minor modification of this sort could be approved for a minor trail intrusion in a required landscape area, provided, the design incorporates the full combined extent of the landscape width of ten feet within each required yard area, and in this case on both sides of the proposed meandering pedestrian path. b. Identify the type, location and design of any perimeter fencing. C. A minimum of 10-foot-wide type 3 landscape area is required along the front yard area. This type 3 landscape area with a minimum 10-foot-wide strip of large shrubs and groundcover is not currently shown on the plan along the front landscape area, and this must be located outside any sight obscuring fence, except as noted in FWRC 19.125.040(5). We will review and consider the front type 3 landscape area along the front, depending upon the type, design and location of fencing along the front. We could potentially support a plan that includes a 10-foot- wide landscape area with large shrubs and groundcover, and includes trees in adjacent lawn areas along the front yard. d- The trees along the front landscape area need to be spaced at a maximum distance of 25 — 35 feet on center, rather than the 40-foot as proposed. 14-100356 Doe, ID, 66655 Mr. Dunn September 4, 2014 Page 4 e. Street trees are also required under Public Works street improvement standards, and these trees would be located between the curb and sidewalk, and are in addition to the Type 3 front yard landscape trees. All type 3 and 4 landscape areas must include three vegetation layers consisting of trees, large shrubs and groundcover as described in FWRC 19.125.050 (3 & 4). All lawn areas are to be irrigated per FWRC 19.125.040(21). h. Please identify how the landscaping meets the minimum 25 percent drought tolerant standards of FWRC 19.125.040(6). i. Tree and plant specifications on the landscape plan must meet FWRC 19.125.040 (7 —10). 11. Clearing, Grading, and Tree and Vegetation Protection — Revision to the tree retention plan must be made to meet applicable tree retention standards of FWRC 19.120 Article III, prior to proceeding with a recommendation to the Hearing Examiner on the Process IV review. a. On sheet L-2, I see only 6 retained conifer trees while the legend on sheet L-2 shows 9 retained trees. Please clarify. b. On sheet L-2, I see only 10 (plan legend on L-2 states 21 to retain) deciduous trees retained in areas throughout the site, plus several clustered (count is not identifiable) near SW 312`h. Please clarify. C. The tree retention plan needs to be an accurate representation and needs to consider the proposed clearing and grading. Sheets C-2 and C-3 show an underground detention tank where the large cluster of deciduous trees are proposed to remain near SW 312`h Street. It does not appear that any of these trees could be retained based on the C-2 and C-3 grading plans. In addition, grading contours on C-2 are shown where many of the other trees are proposed to be preserved. Please update and revise tree preservation plan in accordance with FWRC 19.120 Article III, accounting for proposed clearing and grading limits. d. In conjunction with final landscape plan review with the building permits, the plans must implement the tree protection standards in FWRC 19.120.160. 12. Rockeries and Retaining Walls —For the Process IV review, please provide preliminary sections and details of proposed rockeries/walls shown along the west property line. Identify retaining wall materials, overall height, fencing (if applicable) and landscaping. Per FWRC 19.120.120, rockeries and retaining walls on residential lots shall be a maximum height of six feet, and meet the design and other requirements in FWRC 19.120.120. 13. Parking Stall Count — The parking stall count meets applicable FWRC standards. Final staff review and recommendation on this will occur with the staff report to the Hearing Examiner. 14-100356 TW. LD 66655 GV Mr. Dunn September 4, 2014 Page 5 14. Photometric Lighting Plan -A final lighting plan will be required with the building permit applications. 15. Affordable Housing - This item will need to be recorded prior to issuance of a building permit. An agreement in a form approved by the city must be recorded with the King County Department of Elections and Records requiring affordable dwelling units that are provided under the provisions of this section to remain as affordable housing for the life of the project. This agreement shall be a - covenant running with the land, binding on the assigns, heirs, and successors of the applicant. Please prepare a draft affordable housing covenant for our consideration. 16. Unit Count- Please see my previously provided August 28, 2014, email regarding unit count for the proposed Senior Housing complex. APPLICATION STATUS The review period for the Use Process application has stopped and the application is on hold until requested items are submitted. When submitting requested information, please provide a written response to each of the above -referenced items, four copies of corrected reports, and six copies of corrected full size plans with the enclosed resubmittaI form. Pursuant to FWRC 19.15.050, if an applicant fails to provide additional information to the city within 180 days of being notified that such information is requested, the application shall be deemed void. The FWRC can be reviewed in its entirety at'hqp://www.cadepublisliin2.romwa/federalway/. If you have any questions regarding this letter or your development project, please contact me at 'im.harris ci offederalwa .com or 253-835-2652 or other representative listed above as appropriate. Sincerely, (' Jim Harris -�" Contract Planner enc: Resubmittal Handout c: Washington Clangston Investment, PO Box 6961, Bellevue, WA 98007 Ann Dower, Senior Engineering Plans Reviewer Erik Preston, Senior Transportation Planning Engineer Chris Ingham, South King Fire and Rescue 14-100356 Doc. I.D. 66655 AFTER RECORDING RETURN TO: l it 4� ll f� �0100218000745 pHN"ARIE PETRI COV P, G,'601 OF 003 KINGBCOUNTY SUP cO�I►AI►1T Grantor: Vitlage Gieen of Federal Way, A Retirement Community L1,C Grantee: The City of Federal Way Legal Description (Abbreviated); Lot 9- of BLA 0a 1.04014-DOSE] Assessor's Tax Parcel No.; 302104 9146 Reference No. of Documents: NIA Released or Aijsigned: NIA THIS`MMOKHOUSiNG COVENANT ("Covenant"} is made '-is Of _ 2010, by VILLAGE GREEN OF FEDERAL WAY ''A lt�TIREMENT COMI UNITY LLCy a Washington limited liability company ("Owner"), for the -,benefit ofTHE--CIT- Y QF F$Di RAL WAY, a municipal corporation ("City'), with reference to;.the#'oIitiwing facts: A. Graittar is,t#ie awn&r of thati cei tairi parcel of real property commonly known as Cottages West (referred to as the r+roperty'),.and legally described as: Lot B, City of Fedcraf.Way Boi ndary' ine Adjustrpent.No. 00•I04014-00- SU, recorded under Kifig.CotWty Recaiding Number 26011205900002, Y $ 5+ 1 r r, ' said Boundary Line Adjustment being a portion of the west half of the northeast quarter of the northeast quarter in Section 30, Township 21 North, Range 4 Eas[, W.M., in King County Washington. Tax Parcel No. 302104-9146 B. The• 'ity has granted Owner approval to expand a neighboring senior ;' h"'s'ng`deve 00p 2cnt cammanhx known as Village Green Retirement Campus onto the PFopethY (fife-`Prvject"j.:: C As a eondiyon of tie City's'hpproval of the Project, Owners are required to iriipose certain covenan&,on the�Property._ NOW,IM-EkEFORE; in c6asidejition v''the foregoing recitals and for other valuable consideration; the receipt and'sd6ciency of which are hereby acknowledged, Owner agrees as foUo*s: . 1. Senior Housin Covenant. As Fequired by Federal' Way Revised Code Section 19.200.100 Note 2.a, Project housing will be available for the exclusii_e•occupancy of . persons over 55 years of age and the spousesor caretakers: living ►atth such' ersons, 2. uprletning Law. This Covenant shall be construed under and enforced in accorG6ce:WA the':laws ofthe State of Washington without regard. to any i onflicr of law principals. 3: Successors and Ass_ legs, Ali of the terns and conditions of this CdVenant shall run with the land and shiall:`be }finding upon the assigns, heirs and successors of Owner. 2' rs wo IN WITNESS WHEREOF the parties have executed this Agreement the day and year first written above. Monte B. Powell Manager, VAlage Green of Federal Way, "A fietire ment.Coffi'munity LLC. COUNTY OF EKING STATEOF WASt-IftNCIT6N On this date.personailj appeared before Hies hjgjto B. Powell, to me known to be the Manager of Village Green of 'Federal Way, ,A: Retirement Community LLC and who executed within and foregoirig instrument,. and -acknowledged that he/she or they signed the same as his/her or 1�hci r:free and Xoluniary,"act.and4d ced, for th¢ -use and purposes therein mentioned. Given under my hand and official seal. this day f: L IM Y Pzr" 11' V Printed Name. NOTARY PUBLIC in and § r the State n_r4=: Washihgto�' residing at ��: - 2�0 MY PornInissi6n pires A�C UQ 3 1 R- ZZIVED BY Nr-rY Q EcaNOMIC OOMMU DEVELOPMENT DEPARTMENT l 31919 1 st Ave S, Suite 101 i Federa , ay, WA 98003 253.925.5565 1 253.925.5750 (f) Affidavit of Publication Rudi Alcott, being first duly sworn on oath, deposes and says that he is the Publisher of The Federal Way Mirror, a weekly newspaper. That said newspaper is published in the English language continually as a weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained by the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by City of Federal Way- Economic Development as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive weeks(s), commencing on the 15th day of August 2014 , and ending on the-1 5th day of August 2014, both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of 129.78, which amount has been paid in full, or billed at the legal rate according to RCW 65.16.020. Subscribed to and sworn before me this 29th day of August 2014. Notary Public in and for the State of Washington, Residing at Buckley ,,►111111/►,� %ER A ANC+�,� LC1C?U�t1 ' ts:2� • NOTARY _- PUBLIC N OF- WAS\NN% $'% fi n Federal Way NOTICE OF ENVIRONMENTAL DETERMINATION OF NONSIGNIFICANCE (DNS) Mirror Lake Village Senior Housing Project File No:14-100357-00-SE The City of Federal Way has determined that the following project does not have a probable signifi- cant adverse impact on the environment, and an Environmental Impact Statement (EIS) is not re- quired under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmen- tal checklist and other information on file with the city. ProposedAction: Proposed construction of a 98- unit senior housing project. The proposal includes: 18 two-story detached senior housing units com- prising approximately 31,000 square feet; and two assisted -living housing buildings with 80 dwelling units. The two assisted -living buildings are each 3 stories plus basement garage, comprising a total of approximately 93,000 square feet. The site plan includes 106 parking stalls, stormwater facilities, pedestrian facilities, landscaping, and vehicular ac- cess to SW 312th Street. Proponent: Bruce Dunn, Calvin Jordan Associates Inc. Location: Along the north side of SW 312th Street at 836 SW 312th Street, Federal Way, WA Lead Agency: City of Federal Way Community De- velopment Department Goals and policies adopted within the Federal Way Comprehensive Plan serve as the basis for the city to exercise SEPA substantive authority set forth in FWRC 14.25.060 and to condition the proposed action as it relates to potential adverse impacts that would result from this project. SEPA Condition: The following condition is required to minimize identified potential significant adverse impacts. Prior to issuance of a grading permit, the applicant shall submit a soil sampling and cleanup report per the Washington State Department of Ecology Taco- ma Smelter Plume Model Remedies Guidance. If soil contaminants are found to be elevated per the guidance, the applicant shall remedy the soils per the guidance as a component of the grading permit and then submit a written approval of cleanup (No Further Action) from the Department of Ecology following completion of the grading activities. The No Further Action document shall be submitted to the City of Federal Way Department of Community Development prior to issuance of any Certificate of Occupancy. Further information regarding this action is available to the public upon request at the Federal Way Department of Community Development (Fed- eral Way City Hall, 33325 8th Avenue South, Feder- al Way, WA 98003). Contact Jim Harris, Contract Planner, at 253-835-2652 or jim.harris@cityoffede- ralway.com. This DNS is issued under WAC 197- 11-340(2). Comments must be submitted by 5:00 p.m. on August 29, 2014. Unless modified by the city, this determination will become final following the comment deadline. Any person aggrieved by the city's determination may file an appeal with the city within 21 days (Septem- ber 19, 2014) of the above comment deadline. Published in the Federal Way Mirror on August 15, 2014. FWM 2158 Jim Harris From: Jim Harris Sent: Tuesday, August 19, 2014 10:39 AM To: 'Norma Blanchard' Cc: Isaac Conlen; bdunn@cja-inc.com Subject: RE: Letter Dated August 15,2014 Attachments: MirrorLake_ResidentVicinityMap.pdf Norma: Sorry for any confusion. The proposed Mirror Lake Village Sr Housing encompasses three parcels, with addresses are shown on city maps as 824 SW 312th, 836 SW 312th, and 840 SW 312th Street. All three of these parcels are located west of gtn Avenue SW. I have attached a map that shows the location of the 3 properties where the Mirror Lake Village Housing is proposed. This map also highlights your property at 31039 7tn Ave SW. As we have previously discussed at City Hall, the developer of the Mirror Lake Sr Housing, has also previously completed a pre -application meeting for developing Senior Housing on the (unaddressed) property along SW 312tn Street, east of 8tn Avenue SW, and adjacent to the rear of your property at 31039 7tn Avenue SW. As previously explained, a pre -application is just a feasibility, and is not a formal land use application. At this time, there is no application for Senior Housing on the property adjacent to your rear property line. Any potential development of this property for Senior Housing use would require a separate land use application and would require public notice. I hope this explanation clears this up for you. Contact me at the email or phone number below if you have any further questions. Jim H. Jim Harris Contract Planner City of Federal Way Department of Community & Economic Development (253) 835-2652 im.harris cit offederalwa .com Office Hours Mon, Tues, & Thur, 8:00 AM —1:00 PM or by appointment From: Norma Blanchard [mailto:blancnorma@y_ahoo,com] Sent: Sunday, August 17, 2014 10:34 PM To: Jim Harris Subject: Letter Dated August 15,2014 This letter states address (836 SW 312 St.) Jim Harris From: Melvin Mattson <carmell0@msn.com> Sent: Friday, August 15, 2014 5:28 PM To: Jim Harris; Barbara Sabbatini; Sandy lansciardi; tmkhbeis@gmail.com Subject: FW: Mirror Lake Village Project From: carme110@msn.com To: iim.harris@cityoffederalway-cam; becksabb@hotmail.com; keWDiedo[144@msn.com Subject: Mirror Lake Village Project Date: Fri, 15 Aug 2014 17:18:51-0700 To build the proposed 98 unit senior housing off 312th is stupid,we have lived off 312th at 10th PI SW for more the 25 years. There is no turning lane in that area and traffic has increased so much over the last 10-12 years that to add the amount of vehicles traveling east & west will be a night -mare. Surely there must be a better location for such a large project. I have talked to Jim Harris before and I thought that residents around this section were totally against such a project. The amount of new homes,new apartments, in this area brings with them the vehicles and people that are going to cram the streets at traffic times and where are you going to find the relief to get these tired workers home. I,m sorry but my wife and 1 feel you are making a huge mistake. Please reconsider 312th doesn,t even have sidewalks the kids walk to school on dirt paths is this the right thing for Federal way,we don,t think so. Mel & Carol Mattson 31206 10th PI SW Federal way,Wash 98023 253-839-2281 do CITY OF Federal Way DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www.citvoffedaro.lway.com DECLARATION OF DISTRIBUTION � J hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice 0 gv; -Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other was Kmailed ❑ faxed 2014. ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document IP(e-mailed and/or ❑ posted to or at each of the attached addresses on Project Name i { f I'D r Lx \� + 11 File Number(s) I — / b O3� Signature — Date g' /Y Z y K:\CD Administration Files\Declaration of Distribution.doc/Last printed 1 /22/2014 240:00 PM CITY OF Fed e ra N Way DETERMINATION OF NONSIGNIFICANCE Mirror Lake Village Senior Housing Project File No: 14-100357-00-SE Description of Proposal: Proposed construction of a 98-unit senior housing project. The proposal includes: 18 two-story detached senior housing units comprising approximately 31,000 square feet; and two assisted -living housing buildings with 80 dwelling units. The two assisted -living buildings are each 3 stories plus basement garage, comprising a total of approximately 93,000 square feet. The site plan includes 106 parking stalls, stormwater facilities, pedestrian facilities, landscaping, and vehicular access to SW 312t' Street. Proponent: Bruce Dunn, Calvin Jordan Associates Inc. Location: Along the north side of SW 312th Street at 836 SW 312th Street, Federal Way, WA Lead Agency: City of Federal Way Community Development Department City Staff Contact: Contract Planner Jim Harris, 'im.harris ci offederalwa .com or 253-835-2652 The Responsible Official of the City of Federal Way hereby makes the following decision based upon impacts identified in the environmental checklist, Federal Way Comprehensive Plan, Staff Evaluation for Environmental Checklist, and other municipal policies, plans, rules, and regulations designated as a basis for exercise of substantive authority under the Washington State Environmental Policy Act Rules pursuant to RCW 43.31 C.060. The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment, and an Environmental Impact Statement (EIS) is not required under RCW 43.2 1 C.03 0(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Goals and policies adopted within the Federal Way Comprehensive Plan serve as the basis for the city to exercise SEPA substantive authority set forth in FWRC 14.25.060 and to condition the proposed action as it relates to potential adverse impacts that would result from this project. The following goal and policy support the condition for the development. NEG1 To preserve the City's natural systems in order to protect public health, safety, and welfare, and to maintain the integrity of the natural environment. NEP 1 Protect and restore environmental quality through land use plans, surface water management plans and programs, comprehensive park plans, and development review. (Emphasis added) Based on the above goal and policy, the following mitigation measure is required to mitigate potential adverse impacts due to the proposal's proximity to the Tacoma Smelter Plume with the potential for elevated arsenic and lead levels in site soils. SEPA Condition: Prior to issuance of a grading permit or building permit, the applicant shall submit a soil sampling and cleanup report per the Washington State Department of Ecology Tacoma Smelter Plume Model Remedies Guidance. If soil contaminants are found to be elevated per the guidance, the applicant shall remedy the soils per the guidance as a component of the grading permit and then submit a written approval of cleanup (No Further Action) from the Department of Ecology following completion of the grading activities. The No Further Action document shall be submitted to the City of Federal Way Department of Community Development prior to issuance of any Certificate of Occupancy. This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date of issuance. Comments must be submitted by 5:00 p.m. on Friday, August 29, 2014. Unless modified by the city, this determination will become final following the above comment deadline. Any person aggrieved of the city's final determination may file an appeal with the city within 21 days of the above comment deadline. An appeal must be filed with the Federal Way City Clerk (address below), no later than 5:00 P.M. on September 19, 2014, stating the reasons for the appeal of the determination. You should be prepared to make factual objections. Responsible Official: Larry Frazier, Interim Director of Community Development Address: 33325 8`h Avenue South, Federal Way, WA 98003 Date Issued: August 15, 2014 _Signature: 06 13-104419 Doc LD. 64945 M i J L c e. 0248000010 0248000020 0248000030 NGOV LANG NGUON+OUK KHEANG BENNETT RUTH KHANG NGUYETTHIEU 31053 10TH AVE SW 31043 10TH AVE SW 31033 10TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 0248000040 0248000050 0248000060 COLVIN QUINCY+MONA GUTIERREZ JAVIER G+HEIDI K ANTRIM JOSEPH L+RUTH 31023 10TH AVE SW 31013 10TH AVE SW 31003 10TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 0248000070 0248000190 0248000200 HEFFRON ANNETTE H STOCKTON DAVID K WARNER SANDY K 30855 10TH AVE SW 30856 10TH AVE SW 31004 10TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 0248000210 0248000220 0248000230 HAYFORD LOREN EDWIN+JAN C WOLBERT ROBERT F+CHRISTINE PAUL NANCY E 31014 10TH AVE SW 3102410TH AVE SW 3103410TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 0248000240 0248000250 0721049027 FEDERAL NATIONAL MORTGAGE A CHANG SUNGWOON+SEOK MI TRINITY VILLAGE INC 31044 10TH AVE SW 858 SW 312TH ST P 0 Box 6961 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 Bellevue, WA 98008 0721049087 0721049088 0721049121 TRINITY VILLAGE INC Mirror Lake Village LLC LORS LISA M 570 150th PI NE 570 150th PI NE 845 SW 312TH ST Bellevue, WA 98007 Bellevue, WA 98007 FEDERAL WAY, WA 98023 0721049124 0721049125 0721049129 KIM SEI EUN ANDRES MEDINA MANN GURDEV SINGH 835 SW 312TH ST 803 SW 312TH ST 570 150th Place NE FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 Bellevue, WA 98007 0721049134 0721049154 0721049170 JONES ROBYN SUE LANSCIARDI SANDRA K LANGFORD LUKE H 833 SW 312TH ST 1017 SW 312TH ST 3120010TH PL SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 0721049187 0721049191 0721049205 MEDINA ANDRES FEDERAL WAY CITY OF HONG MINH THANH & QUA THI 805 SW 312TH ST P 0 Box 9718 849 SW 312TH ST FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98063 FEDERAL WAY, WA 98023 0721049216 0721049230 0721049246 WINKLER JOSEPH+DESIREE' HONG MINH THANH & QUA THI ENGEBO RONALD J 31205 8TH AVE SW 849 SW 312TH ST 30856 228th AVE SE FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 Black Diamond, WA 98010 N1\ (' r rc).r L A �c \J t l Q 5,c � 2 c2j 3275810200 5259800310 5259800320 _MATTSON_MELVLN-A+CAROL I__ _ _— _ STE.RLIN-G SCO—TTAA/ILLIAM+MARJ_ _—PARKER STEVE±KYON_G_T0_K_ 31206 10TH PL SW 1015 SW 310TH ST 1101 SW 310TH ST FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5259800400 5259800410 5259800420 SNODGRASS PATRICIA A YAHOLKOVSKY MARY BOCEK POORLADISLAV & YARKA 1110 SW 311TH CT 1106 SW 311TH CT 1102 SW 311TH CT FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5259800430 5259800440 5259800500 LAFONTAINE GUY W+GAIL A DOBBS DANIEL P+EILEEN A FEDERAL WAY CITY OF 1105 SW 311TH CT 1109 SW 311TH CT P 0 Box 9718 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98063 5557700140 5557700150 5557700160 SCHULTZ RICHARD BLANCHARD NORMA YOUNG LYNN L 31045 7TH AVE SW 31039 7TH AVE SW 31029 7TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5557700170 5558200070 5558200071 MORE DAVID+LEOTA FRENCH JAMES I KING COUNTY -PROPERTY SVCS 310TH AVE SW 30851 8TH AVE SW 500 4th Ave FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 Seattle, WA 98105 5558200081 5558200160 5558200170 DONNELLY T L BERGMAN DANE I MONTEVERDE CARLOS 30857 8TH AVE SW 30856 8TH AVE SW 31005 8TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5558200180 5558200191 5558200200 MEADOWS MICHAEL E KELLER KRISTINA M RAM IREZ LUIS A 310118TH AVE SW 310218TH AVE SW 31027 8TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5558200210 5558200220 5558200230 GARCIA SIMON POAGE DAVID N STOCKMAN TED F 31004 8TH AVE SW 31012 8TH AVE SW 31018 8TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5558200240 5558200250 5558200251 MCKINLEY ROBERT E MACKINNON DESIGN & DEVELOPM MACKINNON DESIGN & DEVELOPM 31028 8TH AVE SW 31123 8TH AV 31125 8TH AV FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5558200255 5558200256 5559200065 BENSON CHRISOTPHER A MONTEVERDE CARLOS+KAREN L SPENCE DUNCAN L+STEPHANIE E 31115 8TH AVE SW 31105 8TH AVE SW 31204 8TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 4' .. --v 5559200070 INMAN KIM 31206 8TH AVE SW FEDERAL WAY, WA 98023 IM-i"rCUr Le, V`c 01 5559200075 HARDMAN JOHN H+PATRICIA A 31208 8TH AVE SW FEDERAL WAY, WA 98023 5559200095 MASION MARILYN JOYCE TRUSTEE 31212 8TH AVE SW FEDERAL WAY, WA 98023 AdeleidO 4 PL 306 ST $YJ 305 5'T Clem. r Adefalcie MV 306 s�s06 ST Park � � ry � sW ST r sY m ►�• � •moo ; w � � �, 3T �sw ST �' 5W 3d8 ST 307 ST rq +e cv ��,�Sw'. 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King County Date: 1/27/2014 1 in : 341 feet makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. This document is N LQ King County not intended for use as a survey product. King County shall not be liable for any general, special, indirect, incidental, or consequential damages including, A but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on o 0.0425 goes n GIS CENTER this map is prohibited except by written permission of King County. N 309th St ;* Jrh Sr J`'I vel$ Sr s to d SW 306th St a L Q� tiA�l 1 SW 310th St ti Q f sw 3 SW 313t6 a' 3 N u Q r cn -4 SW 316M"% SW 308th St SW 314th PI Q w SW 316th PI N Q� 3 3 Ln Ln SW 308th St 3 " Mirror a Lake Sly 31zth St rt L SW 313th A Q N .o. s� SW 316th St Mirror Lake 1 d we SW { jUJI CD h Ave SW U) 12t h, Av "SW C SW N 11th PI SW w �n o a �.® o 14th 'Ct SW 0/ �gN !2 Ln V > 0A 10Ah veR.Sv\@. A A A loll O—A LA 00 W w ® 41 co ILn N o a o o a M z- NyBE& ..a 11th Ave SW U co SW -a w w wo 8th Ave SW a Go can w , coU a m SW ® N � o cc M May r't 7.th Ave SW- -Ib NNE _�6th Pi SW v-� �.0 C 00 C"h J om� Tamara Fix To: suzanne.l.anderson@usace.army.mil; ramin.pazooki@wsdot.wa.gov; gretchen.kaehier@dahp.wa.gov; gary.kriedt@kingcounty.gov; sepacenter@dnr.wa.gov; brandon.reynon@puyaIluptribe.com; sepa@pscleanair.org; claudew@pscleanair.org; Iaura.murphy@muckleshoot.nsn.us; 'basbury@lake haven.org'; Chris Ingham; Gordon Goodsell; kma rouse k@ ci. kent.wa.us; jdodge@ci.seatac.wa.us; kristina.kyle@pse.com; aclark@co.pierce.wa.us; cityhall@cityofedgewood.org; scottg@burienwa.gov; dosaki@cityoffife.org; psnoyes@comcast.net Subject: Mirror Lake Village Senior Housing DNS Attachments: 20140814093303.pdf Attached is the DNS for the above -mentioned project. This is being issued on August 15, 2014, and the Contract Planner for the project is Jim Harris, 253-835-2652, jim.harris@cityoffederalway.com. Tamara Fix From: Tamara Fix Sent: Thursday, August 14, 2014 10:15 AM To: chi pd@burienwa.gov'; 'bwolters@kentwa.gov' Subject: FW: Mirror Lake Village Senior Housing DNS Attachments: 20140814093303.pdf Attached is the DNS for the above -mentioned project. This is being issued on August 15, 2014, and the Contract Planner for the project is Jim Harris, 253-835-2652, jim.harris@cttyoffederalwaV..com. Tamara Fix From: Tamara Fix Sent: Thursday, August 14, 2014 9:34 AM To: 'ECY RE SEPA UNIT' Subject: Mirror Lake Village Senior Housing Project DNS Attachments: 20140814093239.pdf Attached is the DNS and exhibits for the above -mentioned project. This is being issued on August 15, 2014, and the Contract Planner for the project is Jim Harris, 253-835-2652, im.harris cit o##ederaiwa .com. vl(lq��t sc-- SUZ ; E ANDERS0N U ARMY CORPS/ENGINEERS TTti REGULATORY BRANCH PO BOX 3755 SEATTLE WA 98124 suzanne:f:anderson usace.arm . PAUL ROGERS NATURAL RESOURCES CVN SVC 935 POWELL AVE SW RENTON WA 98055 aul.ro ers wa.usda. ov OEP�6l.OGY MARSHA ENGEL ENVIRONMENTAL REVIEW SEC PUGET SOUND PARTNERSHIP PO BOX 47703 210 11T" AVE SW STE 401 OLYMPIA WA 98504-7703 OLYMPIA WA 98504-0900 biwunitgecy.wa.gov marsha.engeIq%psp.wa.go_v JACLYN FORD AA REVIEW TEAM DEPT OF AGRICULTURE �l WA DEPT OF COMMERCE PO BOX AGRICULTURE -WS GROWTH MGT SERVICES PO BOX 42525 OLYMPIA, WA 98504-2560 5- opAJ.4"� OLYMPIA WA 98504-2525 jford(�agr.wa.gav reviewteam(a_commerce.wa.gov AMON PAZOOKI JAMEY TAYLOR WSDOT SOUTH KING COUNTY D R SEPA CENTER PO BOX 330310 P BOX 47015 SEATTLE WA 98133-9710 OLYMPIA WA 98504-7015 Amin. aoki.@wsdot.wa.go_v. sek��dnr.wa.gav� .DEPT OF ARCHAEOLOGY & HISTORIC PRESERVATION PO BOX 48343 OLYMPIA WA 98504-8343 gretchen.kaehlerAdahp.wa.gow LAURA AR R (saltwater) WDFW REGION 4 OFFICE 16018 MILL CREEK BLVD MILL CREEK WA 98012-1296 la u ra. a rbe r Cu7d fw. wa. g ov rG ' -kk[ DE T NG COUNTY TRANSIT DIV NV PLANNING MS KSC-TR-0431 201 S JACKSON ST EATTLE WA 98104-3856 PORT-OF-T GG41A-- ENVIRONMENTAL DEPT PO BOX 1837 TACOMA WA 98401-1837 jj orda n @ po rtofta co m a. co m , smauermann@portoftacoma.com KING COUNTY PARKS & REC 201 S JACKSON ST # 700 SEATTLE WA 98104 kathv. n..gard(cbki ngcou ntv. gav KING CO ROADS DIVISION COUNTY ROADS ENGINEER 155 MONROE AVE NE RENTON WA 98056 maint. roads(rDkingcou nty. qov BOB ZEIGLER DEPT OF FISH AND WILDLIFE PO BOX 43200 OLYMPIA, WA 98504-3155 se pa d es k(ndfw. wa._g ov LARRY FISHER (freshwater) WDFW AREA HABITAT BIOLOGIST 1775 12T" AVE NW STE 201 ISSAQUAH WA 98027 lar .fisher dfw.wa. ov KELLY COOPER DEPT OF HEALTH ENVIRON HEALTH DIV PO BOX 47820 OLYMPIA WA 98504-7820 kell .coo er dch.wa. ov PORT OF SEATTLE--airport PO BOX 1209 SEATTLE WA 98111 ry bolt. spportseattle.gM BRANDON REYNON ___1 PUYALLUP TRIBE OF INDIANS HISTORIC PRESERVATION DEPT 3009 E PORTLAND AVE TACOMA WA 98404 TANYA-19fiSCIMENTO FW PUBLIC SCHOOLS 31405 18T" AVE S FEDERAL WAY WA 98003 tnascimeCa7fwias.oM ENERGY FACILITY SITE EVALUATION COUNCIL 1300 EVERGREEN PARK DRIVE PO BOX 43172 OLYMPIA, WA 98504-3172 efsec utc.wa. ov DEPT OF SOCIAL & HEALTH SVCS LANDS AND BUILDING DIVISION PO BOX 45848 OLYMPIA, WA 98504 hubenb dshs.wa. ov PARKS & RECREATION COMMISSIC PO BOX 42650 OLYMPIA WA 9 8504-2650 randy.!dinena,parks.wa-gov WA NATURAL HERITAGE DNR PO BOX 47014 OLYMPIA WA 98504-7014 se acenter dnr.wa-qov WASH STATE PARKS AND REC PO' BOX 42668 OLYMPIA WA 98504-2668 rand .kiine arks.wa. ov MASTER BUILDERS ASSOC 335 116T" AVE SE BELLEVUE WA 98004-6407 AWilford MBAKS.com /ATTN SEPA REVIEW PUGET SOUND CLEAN AIR AGEft.y 1904 3RD AVE STE 105 SEATTLE WA 98101-3317 sepa .oscleanair.orq claudew scleanair.or PSRC GROWTH MANAGEMENT DEPT 1011 WESTERN AVE #500 SEATTLE WA 98104-1040 imiller sm-Dr LAURA MURPHY TRIBAL ARCHAEOLOGIST MUCKLESHOOT INDIAN TRIBE 39015 172ND AVE SE AUBURN WA 98092 laura.mur h muckleshoot.nsmus BRrAN A5 LAKEHAVEN UTILITY DIST PO BOX 4249 FEDERAL WAY WA 98063 bas b u ryaj a ke ha ven. ar REGGIE HOLMES KC BOUNDARY REVIEW BOARD YESLER BUILDING, RM 240 400 YESLER WAY SEATTLE WA 98104 regi nald. holmes@kingcou nty_gcy SOUTH KING FIRE & RESCU 3'1617 1 ST AVE S L RAL WAY WA98003 in ham southkin 8re.or n. oodsell southkin fire.vr I--_._. HDWARD--- PIERCE COUNTY HEALTH DEPT ENVIRONMENTAL HEALTH DIV 3629 S "D" ST TACOMA WA 984,ti8 roho,wardappchd.om SOLID WASTE DIV KING CO DEPT OF NATURAL RES 201 S JACKSON ST STE 701 SEATTLE WA 98104-3855 kevin.kiernanAkin, caqu_nty.g FW CHAMBER OF COMMERCE PO BOX 3440 FEDERAL WAY WA 98063 pmullen(o),federalwaychamber.com PIERCE CO PLNG & LAND SVCS i401 S 35T" ST T,ACOMA WA 98409-7460 ac`is[k(a-co.pierce.wa.us - KENT CITY HALL b Wd k w_!;*X&CL ' TY OF EDGEWOOD PLANNING DEPT 2224 104T" AVE E 220 KENT WA 980032 4 AVE EDGEWOOD WA 98372-1513 KENT cityhali cr.cityofedaewcod.org CITY OF SEATAC 4800 S 188T" ST SEATAC WA 98188 TERRY LUKENS BELLEVUE COUNCIL OFFICE PO BOX 90012 BELLEVUE WA 98009-9012 cou ncil_obe I levuewa. gov SAM PACE SEA/KING CO ASSOC/REALTORS 29839 154T" AVE SE KENT WA 98042-4557 sanip_ace@concentric.net KRISTI KYLE /PSE REGIONAL STRUCTURE PO BOX 97034 ' BELLEVUE WA 98009-9734 _ Kristina.kyleC7pse.com - PERRY WEINBERG OUND TRANSIT 401 S JACKSON ST SEATTLE WA 98104-''825 MONICA ADAMS PIERCE TRANSIT PO BOX 99070 LAKEWOOD WA 98499-0070 mad am sa pie rcetra ns it. o m HIGHLINE WATER DISTRICT 23828 30" Ave S KENT WA 98032 mfossos hi hlinewater.or LEAGUE OF WOMEN VOTERS OF SOUTH KING COUNTY PO BOX 66037 BURIEN WA 98166 i n fo Ca,seattl a Iwv. o rg FEMA REGION 10 NTH DIV 130 228T" ST SW BOTHELL WA 98021-9796 425-487-4600 US FISH & WILDLIFE SERVCE 510 DESMOND DR SE #102 LACEY WA 98503 LARRY FAY PUBLIC HEALTH SEATTLE/KING 401 FIFTH AVE STE 1100 SEATTLE WA 98104 larry.fa kin count - ov CITY OF AUBURN 25 W MAIN ST AUBURN WA 98001 ksn der ci.auburn,wa.us CITY OF TACOMA 747 MARKET ST STE 345 TACOMA WA 98402-3769 shirle .schultz ci.tacoma.wa.us HAYES ALEXANDER PLNG CHAIR NORTHEAST TACOMA NEIGHBORHOOD COUNCIL 53.08 RIDGE DR NE TACOMA WA 98422 ha es18 nventure.corn CITY OF BURIEN 415 SW 150T" ST BURIEN WA 98166-1957 burienwa. ovi MIDWAY SEWER DISTRICT PO BOX 3487 KENT WA 98032 ken midwa sewer.or ATTN NEWSROOM TACOMA NEWS TRIBUNE 1950 S STATE ST TACOMA WA 98405 newsti s thenewstdbune.com EPA ENVIRONMENTAL REVIEW SEC 1200 6TH AVE MD-126 SEATTLE WA 98101 KC WASTEWATER TREATMENT ENVIRONMENTAL PLN OAP Vr' MS KSC-NR-0505 201 S JACKSON ST SEATILIr WA 98104-3855 KC DEPT OF ASSESSMENTS FEDERAL WAY MIRROR FEDERAL WAY NEWS 500 4 AVE RM 700 31919 1IT AVE S STE 101 14006 1 ST AVE S STE B #ADM-AS-0708 FEDERAL WAY WA 98003 BURIEN WA 98168 SEATTLE WA 98104 LAND US SVC KCDDES ,5030 SE DOUGLAS ST, #2'�10 NOQUALMIE, WA�57 MUCKLESHOOT INDIAN TRIBE FISHERIES DIVISION ENVIRONMENTAL REVIEWER 39015 172ND AVE SE AUBURN WA 98092 RYAN FLYNN TACOMA WATER DIVISION PO BOX 11007 TACOMA WA 98411 CITY CLERK P#CIFIC CITY HALL 100 THIRD AVE SE PACIFIC WA 93047 LORI KITTREDGE SOUTH KING COUNTY METRO TRANSIT N` REGIONAL WATER ASSOCIATION TH 27224 144 AVE SE �KSC-TR-0413 201 S JACKSON ST / KENT WA 98042 SE)\-F-T.-LE WA-981044856 DAN MCGEOUGH JERRY STEELE OSP ENGINEERING WA/OR/N. ID COIVICAST CABLE COMM rr` AT&T CABLE MAINTENANCE 4620 AUBURN WAY N 11241 WILLOWS RD NE STE 130 UBURN WA 98002-1315 REDMOND WA 98052-1009 NE TAC NEIGHBORHOOD COUNCIL CRAIG GIBSON C/O DONNA STENGER TACOMA PUBLIC UTILITIES TACOMA ECONOMIC DEV PO BOX 11007 747 MARKET ST RM 900 TACOMA WA 98411 TACOMA WA 98402-3793 PUBLIC WORKS DIRECTOR CITY_OF MILTON A ONA CITY HALL r� 40WARDE ST rv� 1000 LAUREL ST MILTON WA 98354" ALGONA WA 98001-3505 CITY OF LAKEWOOD 10510 GRAVELLY LK DR SW STE 206 LAKEWOOD WA 98499-5013 CITY.OF DES MOINES 216�0 11 TH AVE S DES A4.0INES WA 98198 WATER DISTRICT #54 922 S 219TH ST DES MOINES WA 98198-6392 JILL GASTON REALTY SPEC BPA REAL PROPERTY 28401 COVINGTON WAY SE KENT WA 98042 TONNA BARUSO CENTURY LINK COMMUNICATIONS 2510 84TH ST S STE 18 LAKEWOOD WA 98499-9034 f WASH ENVIRON COUNCIL 1402 3RD AVE STE 1400 SEATTLE WA 98101-2179 CITY OF NORMANDY PARK 801 SW 174TH ST NORMANDY PARK WA 98166 WATER DISTRICT #111 27224 144TH AVE SE KENT WA 98042-9058 MICHAEL FELDMAN AVIATION PLANNING SEATAC PO BOX 68727 SEATTLE WA 98168-0727 GORDON HOWELL QWEST COMMUNICATION 2510 S 84TH ST STE 18 LAKEWOOD WA 98499 FRIENDS OF THE HYLEBOS PO BOX 24971 FEDERAL WAY WA 98093 �DAVI D OSAKI �% CITY OF FIFE 5411 23RD STE FIFE WA 98424 dosakl cit affife.or COVINGTON WATER DISTRICT 18631 SE 300TH PL KENT WA 98042-9208 HOLLY WILLIAMSON OLYMPIC PIPELINE CO 2319 LIND AVE SW RENTON WA 98055 Updated June 10, 2014 sro Se-5 O co �i a��s DNS DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003-6325 CITY OF 253-835-7000; Fax 253-835-2609 FederalWay www.citvoffederalway.com DECLARATION OF DISTRIBUTION I, Kahn Thomas laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice Zf Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other hereby declare, under penalty of perjury of the ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ❑ e-mailed and/or W posted to or at each of the attached addresses on Auqust 15 , 2014. Project Name Mirror Lake Village Senior Housing Project File Number(s) 14-100357-00-SE Signature ��lS jZbl�i Date I:\Documents\Declaration of DistributionWirror Lake Village Senior Housing.doc Pasting Sites: Federal Way City Hall - 33325 8th Avenue Federal Way Regional Library - 34200 1 st Way South Federal Way 3201h Branch Library - 848 South 320th Street Subject Site - Along the north side of SW 312th Street at 836 SW 312th Street, Federal Way, WA I:\Documents\Declaration of DistributionWirror Lake Village Senior Housing.doc CITY OF �. Federal Way NOTICE OF ENVIRONMENTAL DETERMINATION OF NONSIGNIFICANCE (DNS) Mirror Lake Village Senior Housing Project File No: 14-100357-00-SE The City of Federal Way has determined that the following project does not have a probable significant adverse impact on the environment, and an Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the city. Proposed Action: Proposed construction of a 98-unit senior housing project. The proposal includes: 18 two-story detached senior housing units comprising approximately 31,000 square feet; and two assisted -living housing buildings with 80 dwelling units. The two assisted - living buildings are each 3 stories plus basement garage, comprising a total of approximately 93,000 square feet. The site plan includes 106 parking stalls, stormwater facilities, pedestrian facilities, landscaping, and vehicular access to SW 312th Street. Proponent: Bruce Dunn, Calvin Jordan Associates Inc. Location: Along the north side of SW 312"' Street at 836 SW 312th Street, Federal Way, WA Lead Agency: City of Federal Way Community Development Department Goals and policies adopted within the Federal Way Comprehensive Plan serve as the basis for the city to exercise SEPA substantive authority set forth in FWRC 14.25.060 and to condition the proposed action as it relates to potential adverse impacts that would result from this project. SEPA Condition: The following condition is required to minimize identified potential significant adverse impacts. Prior to issuance of a grading permit, the applicant shall submit a soil sampling and cleanup report per the Washington State Department of Ecology Tacoma Smelter Plume Model Remedies Guidance. If soil contaminants are found to be elevated per the guidance, the applicant shall remedy the soils per the guidance as a component of the grading permit and then submit a written approval of cleanup (No Further Action) from the Department of Ecology following completion of the grading activities. The No Further Action document shall be submitted to the City of Federal Way Department of Community Development prior to issuance of any Certificate of Occupancy. Further information regarding this action is available to the public upon reSuest at the Federal Way Department of Community Development (Federal Way City Hall, 33325 8 Avenue South, Federal Way, WA 98003). Contact Jim Harris, Contract Planner, at 253-835-2652 or jim.harris(@cityOffederalway.com. This DNS is issued under WAC 197-11-340(2). Comments must be submitted by 5:00 p.m. on August 29, 2014. Unless modified by the city, this determination will become final following the comment deadline. Any person aggrieved by the city's determination may file an appeal with the city within 21 days (September 19, 2014) of the above comment deadline. Published in the Federal Way Mirror on August 15, 2014. 14-100357 Doc. I.D.66364 CITY OF �• Federal Way DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 wA .cit offederalwa .Gom DECLARATION OF DISTRIBUTION l _ hereby declare, under penalty of perjury of the laws of the State of Washington, that a. ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significarce (DS) and Scoping Notice Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other was ❑ mailed ❑ faxed t IV 2014. Project Name ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Pemnit ❑ Adoption of Existing Environmental Document Re -mailed and/or ❑ posted to or at each of the attached addresses on k \�,\I File Number(s) ) V - )b 6 3 s-7 Signature —7:Date ?-/V-J K:\CD Administration RlesWeclaration of Distribution.doc/Last printed 1 /22/2014 2:40:00 PM Tamara Fix From: Jennifer Anderson <jnderson@soundpublishing.com> Sent: Thursday, August 14, 2014 11:37 AM To: Tamara Fix Subject: Re: Mirror Lake Legal Notice Got it, thanks! :) Sent from my iPhone On Aug 14, 2014, at 8:39 AM, Tamara Fix <Tamara. Fix@cityoffederaiway.com> wrote: Please publish the following legal notice (Mirror Lake Village DNS, 14-100357) in Friday's (Aug. 15, 2014) issue. Please confirm and issue an affidavit of publication. <image002.png> NOTICE OF ENVIRONMENTAL DETERMINATION OF NONSIGNIFICANCE (DNS) Mirror Lake Village Senior Housing Project File No: 14-100357-00-SE The City of Federal Way has determined that the following project does not have a probable significant adverse impact on the environment, and an Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the city. Proposed Action: Proposed construction of a 98-unit senior housing project. The proposal includes: 18 two-story detached senior housing units comprising approximately 31,000 square feet; and two assisted -living housing buildings with 80 dwelling units. The two assisted -living buildings are each 3 stories plus basement garage, comprising a total of approximately 93,000 square feet. The site plan includes 106 parking stalls, stormwater facilities, pedestrian facilities, landscaping, and vehicular access to SW 312th Street. Proponent: Bruce Dunn, Calvin Jordan Associates Inc. Location: Along the north side of SW 312th Street at 836 SW 312th Street, Federal Way, WA Lead Agency: City of Federal Way Community Development Department Goals and policies adopted within the Federal Way Comprehensive Plan serve as the basis for the city to exercise SEPA substantive authority set forth in FWRC 14.25.060 and to condition the proposed action as it relates to potential adverse impacts that would result from this project. SEPA Condition: The following condition is required to minimize identified potential significant adverse impacts. • Prior to issuance of a grading permit, the applicant shall submit a soil sampling and cleanup report per the Washington State Department of Ecology Tacoma Smelter Plume Model Remedies Guidance. If soil contaminants are found to be elevated per the guidance, the applicant shall remedy the soils per the guidance as a component of the grading permit and then submit a written approval of cleanup (No Further Action) from the Department of Ecology following completion of the grading activities. The No Further Action document shall be submitted to the City of Federal Way Department of Community Development prior to issuance of any Certificate of Occupancy. Further information regarding this action is available to the public upon request at the Federal Way Department of Community Development (Federal Way City Hall, 33325 8th Avenue South, Federal Way, WA 98003). Contact Jim Harris, Contract Planner, at 253-835-2652 or iim.harris@cityoffederalway.com. This DNS is issued under WAC 197-11-340(2). Comments must be submitted by 5:00 p.m. on August 29, 2014. Unless modified by the city, this determination will become final following the comment deadline. Any person aggrieved by the city's determination may file an appeal with the city within 21 days (September 19, 2014) of the above comment deadline. Published in the Federal Way Mirror on August 15, 2014. 1�kCITY OF Federal Way August 14, 2014 Mr. Bruce Dunn Calvin Jordan Associates, Inc. 15049 NE Bel/Red Road Bellevue, WA 98007 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com bdunn@cia-inc.com Re: File No: 14-100357-SE; ENVIRONMENTAL THRESHOLD DETERMINATION Mirror Lake Village Senior Housing Project, 840 SW 312tn Street, Federal Way Dear Mr. Dunn: This office and other city staff have reviewed the environmental checklist you submitted. We have determined that the proposal will not have a probable significant adverse impact on the environment, as identified in the enclosed Determination of Nonsignificance (DNS). As a result, an Environmental Impact Statement (EIS) is not required to comply with the State Environmental Policy Act (SEPA). A 14-day comment period is required by the SEPA rules (WAC 197-11-340). A notice inviting comments will be published in the Federal Way Mirror on August 15, 2014. At the end of the comment period, the department will determine if the DNS should be withdrawn, modified, or issued as proposed. All final determinations may be appealed within 21 days (September 19, 2014) following the comment deadline. No licenses, permits, or approvals will be issued until completion of the appeal period. Our decision not to require an EIS does not mean that the license, permit, or approval you are seeking from the city has been granted. Approval or denial of the proposal will be made by the appropriate administrative or legislative body vested with that authority. After a final decision has been made on your proposal (i.e., after a permit has been issued or City Council action taken, as applicable), you may, but are not required to, publish a Notice of Action as set forth in RCW 43.21 C.075. The Notice of Action sets forth a time period after which no legal challenges regarding the proposal's compliance with SEPA can be made. A copy of the Notice of Action form and copies of RCW 43.21C.080 and WAC 197-11-680 providing instructions for giving this notice are available from the Department of Community Development. The city is not responsible for publishing the Notice of Action. However, the city is responsible for giving a notice (to parties of record) stating the date for commencing a judicial appeal (including the SEPA portion of that appeal) if your proposal is one for which the city's action on it has a specified time period within which any court appeals must be made. Mr. Dunn August 14, 2014 Page 2 If you need further assistance, feel free to contact Contract Planner Jim Harris at 253-835-2652 or jim.harris@cityoffederalway.com. Sincerely, Larry Frazier Interim Director enc: DNS Staff Evaluation of SEPA Checklist c: Washington Clangston Investment Group Inc., PO Box 696, Bellevue, WA 98007 14-100357 Doe. I.D. 66363 IF �i CITY ❑F LE' � Federal Way NOTICE OF ENVIRONMENTAL DETERMINATION OF NONSIGNIFICANCE (DNS) Mirror Lake Village Senior Housing Project File No: 14-100357-00-SE The City of Federal Way has determined that the following project does not have a probable significant adverse impact on the environment, and an Environmental Impact Statement (EIS) is not required under RCW 43.2 1 C.03 0(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the city. Proposed Action: Proposed construction of a 98-unit senior housing project. The proposal includes: 18 two-story detached senior housing units comprising approximately 31,000 square feet; and two assisted -living housing buildings with 80 dwelling units. The two assisted - living buildings are each 3 stories plus basement garage, comprising a total of approximately 93,000 square feet. The site plan includes 106 parking stalls, stormwater facilities, pedestrian facilities, landscaping, and vehicular access to SW 312`h Street. Proponent: Bruce Dunn, Calvin Jordan Associates Inc. Location: Along the north side of SW 312'' Street at 836 SW 312th Street, Federal Way, WA Lead Agency: City of Federal Way Community Development Department Goals and policies adopted within the Federal Way Comprehensive Plan serve as the basis for the city to exercise SEPA substantive authority set forth in FWRC 14.25.060 and to condition the proposed action as it relates to potential adverse impacts that would result from this project. SEPA Condition: The following condition is required to minimize identified potential significant adverse impacts. • Prior to issuance of a grading permit, the applicant shall submit a soil sampling and cleanup report per the Washington State Department of Ecology Tacoma Smelter Plume Model Remedies Guidance. If soil contaminants are found to be elevated per the guidance, the applicant shall remedy the soils per the guidance as a component of the grading permit and then submit a written approval of cleanup (No Further Action) from the Department of Ecology following completion of the grading activities. The No Further Action document shall be submitted to the City of Federal Way Department of Community Development prior to issuance of any Certificate of Occupancy. Further information regarding this action is available to the public upon reTuest at the Federal Way Department of Community Development (Federal Way City Hall, 33325 8 Avenue South, Federal Way, WA 98003). Contact Jim Harris, Contract Planner, at 253-835-2652 or iim.hanis@ci!yoffederaiwqy.com. This DNS is issued under WAC 197-11-340(2). Comments must be submitted by 5:00 p.m. on August 29, 2014. Unless modified by the city, this determination will become final following the comment deadline. Any person aggrieved by the city's determination may file an appeal with the city within 21 days (September 19, 2014) of the above comment deadline. Published in the Federal Way Mirror on August 15, 2014. 14-100357 Doc I.D. 66364 Federal Vila ._ Y DETERMINATION OF NONSIGNIFICANCE Mirror Lake Village Senior Housing Project File No: 14-100357-00-SE FILE Description of Proposal: Proposed construction of a 98-unit senior housing project. The proposal includes: 18 two-story detached senior housing units comprising approximately 31,000 square feet; and two assisted -living housing buildings with 80 dwelling units. The two assisted -living buildings are each 3 stories plus basement garage, comprising a total of approximately 93,000 square feet. The site plan includes 106 parking stalls, stormwater facilities, pedestrian facilities, landscaping, and vehicular access to SW 312th Street. Proponent: Bruce Dunn, Calvin Jordan Associates Inc. Location: Along the north side of SW 312th Street at 836 SW 3 ffh Street, Federal Way, WA Lead Agency: City of Federal Way Community Development Department City Staff Contact: Contract Planner Jim Harris, 'im.liarris ci offederalwa .coin or 253-835-2652 The Responsible Official of the City of Federal Way hereby makes the following decision based upon impacts identified in the environmental checklist, Federal Way Comprehensive Plan, Staff Evaluation for Environmental Checklist, and other municipal policies, plans, rules, and regulations designated as a basis for exercise of substantive authority under the Washington State Environmental Policy Act Rules pursuant to RCW 43.31C.060. The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment, and an Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Goals and policies adopted within the Federal Way Comprehensive Plan serve as the basis for the city to exercise SEPA substantive authority set forth in FWRC 14.25.060 and to condition the proposed action as it relates to potential adverse impacts that would result from this project. The following goal and policy support the condition for the development. NEG1 To preserve the City's natural systems in order to protect public health, safety, and welfare, and to maintain the integrity of the natural environment. NEP1 Protect and restore environmental quality through land use plans, surface water management plans and programs, comprehensive park plans, and development review. (Emphasis added) Based on the above goal and policy, the following mitigation measure is required to mitigate potential adverse impacts due to the proposal's proximity to the Tacoma Smelter Plume with the potential for elevated arsenic and lead levels in site soils. SEPA Condition: Prior to issuance of a grading permit or building permit, the applicant shall submit a soil sampling and cleanup report per the Washington State Department of Ecology Tacoma Smelter Plume Model Remedies Guidance. If soil contaminants are found to be elevated per the guidance, the applicant shall remedy the soils per the guidance as a component of the grading permit and then submit a written approval of cleanup (No Further Action) from the Department of Ecology following completion of the grading activities. The No Further Action document shall be submitted to the City of Federal Way Department of Community Development prior to issuance of any Certificate of Occupancy. This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date of issuance. Comments must be submitted by 5:00 p.m. on Friday, August 29, 2014. Unless modified by the city, this determination will become final following the above comment deadline. Any person aggrieved of the city's final determination may file an appeal with the city within 21 days of the above comment deadline. An appeal must be filed with the Federal Way City Clerk (address below), no later than 5:00 P.M. on September 19, 2014, stating the reasons for the appeal of the determination. You should be prepared to make factual objections. Responsible Official: Larry Frazier, Interim Director of Community Development Address: 33325 8t' Avenue South, Federal Way, WA 98003 Date Issued: August 15, 2014 Signature: 13-104419 Doc. I D 64945 FILE CIT Federal Way STAFF EVALUATION FOR ENVIRONMENTAL CHECKLIST Mirror Lake Village Senior Housing Project 840 SW 312th Street, Federal Way, WA Federal Way File: 14-100357-00-SE Related Files: 14-100356-00-UP and 14-100358-00-CN NOTE: Technical reports and attachments referenced below may not be attached to all copies of this evaluation. Copies of exhibits, reports, attachments, or other documents may be reviewed, and/or obtained by contacting Contract Planner Jim Harris, Department of Community Development Services, 33325 - 8" Avenue South, Federal Way, WA 98003, (253) 835-2652, or jim.harris@,cityoffederalway.com. I. SUMMARY OF PROPOSED ACTION Proposed construction of a 98-unit senior housing project. The proposal includes: 18 two-story detached senior housing units comprising approximately 31,000 square feet; and two assisted -living housing buildings with 80 dwelling units. The two assisted -living buildings are each 3 stories plus basement garage, comprising a total of approximately 93,000 square feet. The site plan includes 106 parking stalls, stormwater facilities, pedestrian facilities, landscaping, and vehicular access to SW 312t' Street. (Exhibit A. ) II. GENERAL INFORMATION Project Name: Mirror Lake Village Senior Housing (Exhibit A) Applicant: Betsy Zhu Washington Clangston Investment Group PO Box 6961 Bellevue, WA 98007 Phone: (425) 502-1936 Applicant's Agent: Cal Jordan Calvin Jordan Associates Inc. 15049 NE Bel Red Road Bellevue, WA 98007 Phone: (425) 643-3123 Location: Along the north side of Southwest 312`h Street at 840 SW 312t' Street, Federal Way, WA (Exhibit B — Vicinity Map) Parcel No's.: King Co. Tax Parcels 072104-9129, 072104-9087, 072104-9088. Zoning: RS7.2 Residential Single Family Comp Plan Designation: High Density Single Family Residential The following information was submitted as part of the application for the development. 1. Master Land Use Application, received January 21, 2014 2. Revised Site Plan, prepared by CJA, received June 14, 2014 3. Building Plan and Elevation Drawings, by CJA, received June 14, 2014 4. Environmental Checklist, received January 21, 2014 5. Preliminary Civil Engineering Plans, dated 6/9/2014, by Sitts & Hill Engineers Inc. Sheets C-1 — C-9. 6. Preliminary Technical Information Report (Stormwater Drainage), prepared by Sitts & Hill Engineers Inc., dated January 2014 7. Preliminary Landscape Plans, prepared by CJA, dated revised 6/2014 8. Hazardous Materials Checklist, received January 21, 2014 9. CPTED Analysis, received January 21, 2014 III. ENVIRONMENTAL CHECKLIST The following lists the elements of the environmental checklist (Exhibit Q and a response to each, with: 1. W eawr city staff concurs or does not concur with the applicant's response to the checklist item, or 2. City staffs additional comments or clarification to each checklist item. A. BACKGROUND The project development application was submitted on January 21, 2014, and was determined to be a complete application on February 18, 2014. 1-5. Concur with the checklist. 6. The timing of the project and the schedule is subject to many factors. The timeframes identified in the SEPA checklist are proposed by the applicant and may or may not occur depending upon a number of factors including but not limited to: permit application and permit application review timelines, etc. 7. Concur with the checklist. 8. Concur with the checklist. 9. The applicant has submitted a Process IV Hearing Examiner Review Application, and a Transportation Concurrency Application. 10. See 9 above. Concurrency and Boundary Line Adjustment/Lot Line Elimination is required. 11. Concur with the checklist. 12. Concur with the checklist. B. ENVIRONMENTAL ELEMENTS 1. Earth — a.-g. Concur with the checklist. h. Compliance with applicable local, state, and federal regulations will sufficiently mitigate the potential for significant adverse erosion and soils environmental impacts. Staff Evaluation for Environmental Checklist Page 2 Mirror Lake Senior Housing Project Federal Way File: 14-100357-00-SE/nog. i.n. 66361 2. Air — a.-c. Concur with the checklist. Compliance with state and federal air quality standards will provide sufficient mitigation of potential on -site construction activities and long-term site usage. The implementation of an approved Temporary Erosion and Sedimentation Control (TESC) plan that incorporates watering of the site, wheel washing, and approved construction entrances, should adequately mitigate potential adverse construction impacts. 3. Water — a. Surface 1. Mirror Lake is approximately 550 feet southeast of the site. Mirror Lake is not under the jurisdiction of the State Shoreline Management Act. 2-4. Concur with the checklist. 5. FEMA FIRM panel 1250 shows the site is not in a floodplain. 6. Concur. b. Ground. 1-2. Concur with the checklist. C. Water Runoff. 1-2. Concur with the checklist. Final review of the stormwater quality and detention will occur in conjunction with the final engineering plan review. Compliance with local, state, and federal standards will sufficiently mitigate stormwater impacts from the project. d. Concur with the checklist. The project must comply. The project must also comply with all local, state, and federal regulations regarding surface water impacts that are in place at the time of development. 4. Plants a-c. Concur with the checklist. The SEPA checklist states 55 percent of the trees will be removed for grading, however, the preliminary landscape plans show removal of more than 55 percent of the trees. d. Concur with the checklist. An approved landscape plan in accordance with Federal Way Revised Code (FWRC) Chapter 19.125 is required for this project. In addition, compliance with the tree retention standards of FWRC 19.120, Article III "Tree and Vegetation Retention Standards" is required. A preliminary landscape and tree and vegetation retention plan has been submitted in conjunction with the application. Areas that must be landscaped include street trees along public roads, perimeter landscaping, and interior parking lot landscaping. Final review and approval of the required landscaping will occur as part of the Process IV land use and subsequent building permit approval. 5. Animals a-d. Concur with the checklist. Staff Evaluation for Environmental Checklist Page 3 Mirror Lake Senior Housing Project Federal Way File: 14-100357-00-SE/Doc. I.D. 66361 6. Energy and Natural Resources a-c. Concur with the checklist. 7. Environmental Health a.l-2.The site is located within the Mapped Tacoma Smelter Plume Area with potential of 20 to 40 PPM for lead and arsenic in the soil. Air pollution from the smelter settled on the surface soil over more than 1,000 4uare_miles of the Puget Sound basin. Arsenic, lead, and other heavy metals are still in the soil as a result of this pollution. Arsenic and lead can harm human health. You can be exposed by accidentally ingesting or inhaling contaminated soil. Due to the site being mapped by the Washington Department of Ecology within the Tacoma Plume and the potential for toxic chemicals to be at the site, mitigation as follows should be implemented at the site. Prior to issuance of a grading permit or building permit, the applicant shall submit a soil sampling and cleanup report per the Washington State Department of Ecology Tacoma Smelter Plume Model Remedies Guidance. If soil contaminants are found to be elevated per the guidance, the applicant shall remedy the soils per the guidance as a component of the grading permit and then submit a written approval of cleanup (No Further Action) from the Department of Ecology following completion of the grading activities. The No Further Action document shall be submitted to the City of Federal Way Department of Community Development prior to issuance of any Certificate of Occupancy. Compliance with applicable local, state, and federal regulations will sufficiently mitigate the potential for significant adverse environmental impacts. b.1-3. Concur with the checklist. Compliance with state and federal air quality standards will provide sufficient mitigation of potential noise impacts of on -site construction activities and long-term site usage. 8. Land and Shoreline Use a-d. Concur with the checklist. One of the subject properties appears to be currently used by a contractor business. e. The site is zoned RS 7.2. f. Concur with the checklist. g. Concur with the checklist. h-k. Concur with the checklist. 1. As a result of the review process, which includes SEPA review, Process IV Hearing Examiner use review, Transportation Concurrency, engineering review, and building permit review, all land use impacts will be addressed. Compliance with local, state, and federal standards will sufficiently mitigate potential land use impacts from the project. Compliance with all code requirements is required and all potentially adverse environmental land use impacts will be addressed. No further mitigation is necessary. Staff Evaluation for Environmental Checklist Page 4 Mirror Lake Senior Housing Project Federal Way File: 14-100357-00-SE/Doc. zD. 66361 9. Housing a. Concur with checklist, up to 98 housing units will be provided. b-c. Concur with the checklist. Compliance with local, state, and federal standards will sufficiently mitigate potential housing impacts from the project. Compliance with all code requirements is required and all potentially adverse environmental housing impacts will be addressed. No further mitigation is necessary. 10. Aesthetics a-c. The current site plan and elevations show a building elevation up to 31.5 feet in height for the tallest building on the site. The building height allowed will be established upon decision of the Process IV application and review by the Hearing Examiner, pursuant to FWRC 19.100.200. Compliance with all code requirements including the City's Community Design Guidelines is required and all potentially adverse environmental aesthetic impacts will be addressed. No further mitigation is necessary. 11. Light and Glare a-d. Concur with the checklist. Compliance with local, state, and federal standards will sufficiently mitigate potential lighting impacts from the project. Compliance with all code requirements is required and all potentially adverse environmental lighting impacts will be addressed. No further mitigation is necessary. 12. Recreation a-c. Concur with the checklist. Compliance with local, state, and federal standards will sufficiently mitigate potential recreation impacts from the project. Compliance with all code requirements is required and all potentially adverse recreation impacts will be addressed. No further mitigation is necessary. 13. Historic and Cultural Preservation a-c. Concur with the checklist. Compliance with local, state, and federal standards will sufficiently mitigate historic and cultural impacts from the project. Compliance with all code requirements is required and all potentially adverse environmental historic and cultural preservation impacts will be addressed. No further mitigation is necessary. 14. Transportation a-g. Concur with the checklist. The current site plan shows 106 parking spaces for the proposal. The project is being reviewed by the City Public Works Department for Transportation Concurrency, under an associated application with the City. Compliance with the City's Transportation Impact Fee schedule is required for payment of Traffic Impacts. Compliance with all code requirements is required and all potentially adverse environmental transportation impacts will be addressed. No further mitigation is necessary. 15. Public Services a-b. Concur with the checklist. Staff Evaluation for Environmental Checklist Page 5 Mirror Lake Senior Housing Project Federal Way File: 14-100357-00-SE/Doc. I.D. 66361 Compliance with local, state, and federal standards will sufficiently mitigate public service impacts from the project. Compliance with all code requirements is required and all potentially adverse public service impacts will be addressed. No further mitigation is necessary. 16. Utilities a-b. Concur with the checklist. The potential for a new water line or sewer line greater than 8" diameter exists, but according to Lakehaven Utility District is very unlikely. IV. CONCLUSION The proposal can be found to not have a probable significant adverse impact on the environment. The city reserves the right to review any future revisions or alterations to the site, or to the proposal, to determine the environmental significance or nonsignificance of the project. Exhibit A — Preliminary Site Plan Exhibit B — Vicinity Map Exhibit C — January 21, 2014 Environmental Checklist Prepared by: Contract Planner Jim Harris (253-835-2652 or jim.harris@cityoffederalway.com) Date: August 12, 2014 Staff Evaluation for Environmental Checklist Page 6 Mirror Lake Senior Housing Project Federal Way File: 14-100357-00-SE/nog. Ln. 66361 CITY OF t Federal Way April 14, 2014 Bruce Dunn 15049 NE Bel -Red Road Bellevue, WA 98007 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com RE: File No. 14-100356-00-UP; 18, TECHNICAL REVIEW Mirror Lake Village Senior Housing, 840 SW 312th Street, Federal Way Dear Mr. Dunn: Planning Division staff has completed the initial review of your SEPA and Process IV Master Land Use (MLU) application submittal package for the Mirror Lake Village Senior Housing proposal. The proposal is for construction of a 98-unit senior family housing development with associated site improvements including parking and landscaping. The application was deemed complete February 18, 2014, and a Notice of Application (NOA) was issued February 28, 2014. The NOA comment period ended on March 14, 2014. The City has received three comment letters from concerned citizens. A copy of each comment letter is enclosed for your information. TECHNICAL COMMENTS Unless otherwise noted, the following comments provided by staff reviewing your project must be addressed prior to setting a hearing date and preparing a staff recommendation to the Hearing Examiner for the Process IV application. Prior to issuance of the Process IV staff report and recommendation, City staff will issue the administrative SEPA determination, which will have a 14-day public comment period followed by a 14-day appeal period. Please address each of the following comments and direct questions regarding any of the technical comments to the appropriate staff representative. SeniorHouring Use — At this time, we are unable to determine if the proposed use meets the Senior Housing land use in Federal Way Revised Code (FWRC) 19.200.100, given the information provided with the land use application. The FWRC defines Senior Housing as "housing forpersons over55years ofage." Please provide documentation to support the determination that the proposed site use is Senior Housing. In addition, senior housing in the residential single family zone must have the look and feel of a residential development and not an institutional development. To assist us in determining how the proposed use meets Senior Citizen Housing, please clarify and expand on the intended use of the buildings. Specifically, expand on each of the following, as these are factors we will consider to determine if the proposed use meets Senior Housing under the Federal Way Devised Code. Declare whether all residents will be 55 years of age or older. Mr. Dunn April 14, 2014 Page 2 - Describe the physical, mental, and emotional characteristics of the expected residential population. - What will be the level of care for residents? - Will there be 24-hour medical supervision (i.e. a nurse or doctor on the premises)? - How many staff do you anticipate are on duty at a given time? What is the ratio of residents to staff? - Will all residents be capable of self-preservation without physical assistance in the case of an emergency? - A convalescent center (nursing home) is not permitted in the RS zoning district. Assist us in determining how the proposed site use is Senior Housing and does not rise to the level of convalescent center as defined in FWRC. FWRC definition: Convalescent center" means an inpatient faddy, excluding facilities defined as ho pitakr forpatients who are recovering from an illness or who are receiving care for chronic conditions; mental,, p]btsua4 emotional or developmental disabilities; terminal illness; or alcohol or drug treatment and may include assisted living fad&den Would residents in the proposed facility be provided the same form and level of clinical care as would be expected in a nursing home/convalescent center? Will residents receive custodial care as defined under the 2012 IRC? MCI3e.Frnition of Custodial Care: Assistance with day-to-day luring tasks. such as assistance with cooking, taking medication, bathing, using toilet facrlitier and other tasks of daily living Custodial care includes oempants who evacuate at a slower rate and/ or who have mental and p ychiatric complications. Provide a definition and analysis of how the Washington State DSHS would classify the proposed use and identify the level of care that would be permissible under the applicable state licensing level. 2. General Building Design and Building Si,-e — In general, the bulk and scale of proposed Building A is inconsistent with the residential single family zoning of the site and the surrounding single family residential environment. Senior housing is one of only a few (non -single-family) land uses permissible in the single-family residential zone, and must be compatible with the single-family zone and uses. With the project application, you have requested variances/modifications for the following: to allow building up to 41.5 feet in height versus the 30-foot height limit of the code; and to allow one fagade length of up to 215 feet, and 230 feet on another fagade versus the maximum 120-foot length in code (FWRC 19.200.100). The application packet also includes a request for a Unit Density variance/modification; however, this is inapplicable as the site density is ultimately determined by other design factors. However, it should be noted that the proposed density is approximately 32 residential units per acre, which exceeds the maximum density of the City's densest multi -family zoning district of 24 units per acre. 14-10035G Doc. I.D. 65360 Mr. Dunn April 14, 2014 Page 3 It appears to City staff that Building A does not meet the criteria in FWRC 19.200.100 (note 3 items c and d). Specifically, the proposed bulk, scale, construction type (appears to be concrete tilt up or steel frame building), building height, facade length, and building design are not compatible with the existing single-family residential area and directly adjacent single-family uses and zoning. A discussion of each of these items is provided below. In addition, the proposed flat roof is a significant design feature which does not comply with FWRC 19.115.090(n) which requires "all new Grrildings .... hall appear to have a roofpitch rangiq from at least 4:12 to a maximum of 12:12"(via FWRC 19.115.090(4)(b)). 3. Bsrilding Height— Per FWRC 19.200.100, maximum building height is permitted to be 30 feet above average building elevation. Under FWRC 19.200.100 note 3, the City may permit or require modification of the required height based on compliance with four specific criteria in note 3 a-d. The building elevation depicted on sheets A-2, A-3 and A-4 show proposed building A with a building height up to approximately 41.5 feet. The building parapets as proposed are an integral part of the building design and height and are therefore not a rooftop appurtenance as permissible in FWRC 19.110.070. Therefore, as proposed, the parapets are included in the building height measurement. City staff does not support the proposed building height of 41.5 feet. Building A is proposed with setbacks ranging from 15 feet to 60 feet from adjoining single-family residential properties. Given that the site is surrounded with mainly one- and two-story single-family residential uses, the building height should comply with the underlying 30-foot height limit with minimal exceptions to this code standard. The proposed 41.5-foot height is not compatible with the surrounding residential uses and zone. 4. Building Fafade Length — Per FWRC 19.200.100 note 5, no facade of any structure may exceed 120 feet in length. Building A is proposed with facade lengths of approximately 230 feet on one facade and 215 feet on another facade. Several of the proposed "R" buildings have a facade length of approximately 130 feet. City staff does not support the proposed fagade lengths over 120 feet. Given that the site is surrounded with mainly single-family residential uses, the facade lengths should comply with the underlying 120-foot facade length with minimal exceptions to this code standard. The proposed facade lengths in conjunction with the building height and bulk are not compatible with the surrounding residential uses and zone. The facade length standards were implemented to assure permissible non -single-family residential development in the single-family zone is compatible with surrounding single-family uses. 5. Building Construction Type and Oawrpancy — Please provide a written narrative of the proposed construction type and building occupancies under the 2012 IBC. This narrative may also be used in reviewing the use for compliance with FWRC 19.200.100 Senior 0tiV or Special Needs Housing. Please include the type of construction that is intended for each structure. 6. Lot coverage — Under note 8 of FWRC 22-640, lot coverage maximum is 60 percent of the site. The lot coverage data on sheet A-1.1 identifies total lot impervious coverage for the site. Please revise this information to include and distinguish between the various impervious areas on site such as building roofs, parking areas, pedestrian pathways, patios, etc. 14-100356 Doc. I.D. 65360 Mr. Dunn April 14, 2014 Page 4 Community De ign Grridekves — The Design Guideline Analysis submitted with the application does not address the following sections of FWRC 19.115.090: • Pitch roof requirement in FWRC 19.115.090(n). Building design including a distinct base, middle and top in FWRC 19.115.090(q). Residential design features in FWRC 19.115.090(r)_ Please revise plans appropriately to implement these required residential design guidelines, and provide an amended written Design Guidelines written narrative. 8. Pedestrian Connections — The internal pedestrian connections within the surface parking and driving areas must be delineated using a variation in paved texture and/or color. Approved methods of delineation include stone, brick or granite pavers, exposed aggregate, or stamped and colored concrete. Please indicate the delineation method and provide additional connections. A separate pedestrian area must be provided at the location near the trash enclosure, as well as at the crossings for the residential driveways. 9. Fire DepartmentAccess — South King Fire and Rescue has raised a concern that Fire cannot approve the site plan. This comment is identified in this section of this correspondence as the comments could impact the site plan layout. The fire apparatus access road is required to provide access to within 180 feet of all points of the building after allowing a 20 percent increase for fire sprinklers. The proposed site plan does not meet this standard. 10. Preliminary Landscaping Plan Review — I have conducted a cursory review of the preliminary landscape plan compliance with the required minimum spatial requirements of the FWRC, in order to conduct the Process IV site plan review. a. Perimeter Landreape BuferAreas — The site plan provides the necessary space for the required minimum 10-foot-wide perimeter landscape buffer with the exception of a couple pedestrian path intrusions. In order to locate the pedestrian path within the perimeter buffer area, you will need to submit a landscape modification request for review and decision. Please address the criteria in FWRC 19.125.100 (2) (a-e) for a landscape modification. In concept, a minor modification of this sort could be approved for a minor trail intrusion, provided, the design incorporates the full combined extent of the landscape width of ten feet along the property line in addition to the meandering pedestrian path. b. Parking Lot Landscape Islands — Parking lot landscape islands must be shown at the end of all parking rows per FWRC 19.125.070. The plan needs to be revised to implement this standard at both ends of the parking row near Building A. The parking area landscape calculations must meet minimum code standards. C. Overall Proposed Plantings — Each of the required landscape planting areas must include trees, shrubs, and groundcover throughout the planting bed. Detailed planting plans must be submitted with the building permit application which shows how each landscape area meets minimum planting 14-100356 Doc. I.D. 65360 Mr. Dunn April 14, 2014 Page 5 requirements for Type I, Type II, Type III, and Type IV landscaping standards as appropriate. A full technical review of the landscape plan is not being conducted at this time. 11. Clearin& Gmding, and Tree and Vegetation Protection —A review of the tree retention plan has not been conducted. I will conduct this review and provide comments when prepared. The tree retention and replacement plan is not a vital component of the Process 1V application. 12. Rockeries and Retaining Walls — Please provide sections and details of proposed rockeries/walls shown along the west property line. Identify retaining wall materials, overall height, and landscaping. Per FWRC 19.120.120, rockeries and retaining walls on residential lots shall be a maximum height of six feet, and meet the design and other requirements in FWRC 19.120.120. 13. Parking Stall Count— Please provide a layout of the underground parking in order to determine compliance with the minimum required parking stall count. 14. Photometric I �6ting Plan —Pursuant to the CPTED checklist requirements, a photometric lighting plan that meets the standards of the Illuminating Engineering Society (IES) minimum outdoor light levels will be required. A preliminary plan is required for the Process IV application and review. 15. Affordable Housing — Pursuant to FWRC 19.110.010, new multifamily projects involving 25 dwelling units or more are required to provide affordable dwelling units as part of the project. At least two dwelling units, or five percent, of the total number of proposed units, whichever is greater, shall be affordable. For the proposed 98 units, a minimum of 5 units must be identified and maintained as affordable housing. `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% or below the median county income. An agreement in a form approved by the city must be recorded with the King County Department of Elections and Records requiring affordable dwelling units that are provided under the provisions of this section to remain as affordable housing for the life of the project. This agreement shall be a covenant running with the land, binding on the assigns, heirs, and successors of the applicant. Please prepare a draft affordable housing covenant for our consideration. Following are comments from the city's Public Works Department, South Bing Fire and Rescue, and Lakehaven Utility District. Each of the comments in these sections needs to be addressed for the Process IV review. Stormwater and Engineering (Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com) The information received on January 21, 2014, is "Complete" for Development Services review. Please have the applicant address the following technical comments: The following items are required to be shown on the approved land use plans: Show existing and proposed easements on site and within the dedication area. 2. Show proposed parking stall dimensions. 14-100356 Doc. I.D. 65360 Mr. Dunn April 14, 2014 Page 6 3. Street trees and streetlights are required along the property frontage. The following items could affect the site plan and should therefore be dealt with prior to land use approval: 4. Provide soils tests, per the 2009 King County Surface Water Design Manual, to verify infiltration rate and potential groundwater locations. 5. The entrance road will need to be re -graded to provide a maximum of one foot rise in 30' horizontal, measured from the edge of SW 312th Street right-of-way. 6. Provide details of all proposed walls along the property lines. The following issues are raised to inform the applicant of revisions that will need to be made when submitting for a building permit or engineering approval: 7. Where the entrance road intersects SW 312th Street, provide catch basins at the curb returns so that water doesn't flow into the intersection. 8. Any wall over 4 feet in height, measuring from the bottom of the footing to the top, will require a separate building permit. 9. Permeable pavement will not be allowed within the public right-of-way. 10. Provide water quality and detention for new impervious area within the public right-of-way. 11. Provide conveyance system and catch basins within the pavement widening on South 312th Street. 12. Verify depth of the existing asphalt shoulder along the property frontage. If it meets current standard for pavement depth, a 2-inch grind and overlay will be required due to several utility cuts and street widening. If it is not thick enough, then the shoulder must be removed and replaced to current pavement depth standard. 13. Tapers must be provided at a rate of WS2/60 on both ends of the widened pavement. 14. Ramps must be provided on the ends of the sidewalk to connect to the roadway. 15. The developer is responsible for obtaining Department of Ecology NPDES storm water permits. A copy of the SWPPP must be included with the building permit submittal. Transportation (Erik Preston, 253-835-2744, erik.preston@cityoffederalway.com) Public Works Traffic Division comments are forthcoming. Transportation Impact Fees (TIF) (FWRC 19.91) ■ Senior Housing — Based on the submitted materials for 98 units of senior housing, the estimated traffic impact fee is $54,737.61. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a building permit application is filed and must be paid prior to permit issuance. 14-100356 Doc. I.D. 65360 Mr. Dunn April 14, 2014 Page 7 Misc. Safety and Design Comments The applicant must provide adequate turn -around for emergency vehicles. The fire department requires an 80-foot diameter turning circle in the internal cul-de-sac near buildings A1-3. It was difficult to determine the current diameter of the turn -around from the submitted drawings; therefore, the cul-de- sac may need to be slightly larger. 2. ADA compliant ramps for pedestrians to cross the driveway entrance at SW 312th Street must be included in the design submittal. Waste Management (Rob Van Orsow, 253-835-2770, rob.vanorsow@cityoffederalway.com) Comments from Solid Waste and Recycling Manger Rob Van Orsow are forthcoming; I will provide them to you when prepared. Federal Way Police Department (Lindsey Tiroux, 253-835-6707, Lindsey.tiroux@cityoffederalway.com) I have reviewed the submittal, plans and CPTED checklist for the Mirror Lake Village Senior Housing Project. At this time the plans provided seem to meet CPTED requirements; however, there are a few notes we would like to make. ■ From a security standpoint, we would suggest a 6-foot-tall iron fence around the property, as opposed to the proposed wood fencing, which is much less secure and does not give residents good visibility. • Also, the submitted plans do not include a detailed lighting plan or parking garage/parking area plan. These tend to be two areas of the most concern with regards to safety of residents, especially with the very full landscaping plan that has been submitted, and the fact that this will be a senior community, so we would like to review the plans for lighting and parking when they become available. Lakehaven Utility District (Brian Asbury, 253-946-5407, basbury@lakehaven.org) SEPA — Applicant has not addressed the potential for new water main greater than 8-inch diameter in the SEPA Checklist. If water main greater than 8-inch diameter is ultimately required and is not sufficiently addressed in the initial SEPA checklist and approval, a separate SEPA process may be required prior to authorizing construction of any new water system facilities. Applicant has completed and submitted to Lakehaven an application for Certificates of Water & Sewer Availability, and Lakehaven issued these Certificates on 1/22/14. No other application has been submitted to Lakehaven that is necessary to be able to more specifically determine the applicant's requirements for connection to Lakehaven's water and/or sewer systems to serve the subject property. As previously noted, applicant will need to submit an application for either Developer Pre -Design Meeting or Developer Extension Agreement for Lakehaven to formally commence the water and/or sewer plan review process. Lakehaven continues to encourage owners/developers/applicants to apply for Lakehaven processes (as appropriate) separately to Lakehaven, early in the pre-design/planning phase to avoid delays in overall project development. See enclosed utility map. 14-100356 Doc. I.D. 65360 Mr. Dunn April 14, 2014 Page 8 South King Fire & Rescue (Chris Ingham, 253-946-7244. chris.ingham@southkingfire.org) Fire cannot approve the site plan. The fire apparatus access road is required to provide access to within 180' of all points of the building after allowing a 20% increase for fire sprinklers. This standard is not met. The required fire flow for type IIB construction is 3375 gallons per minute after allowing a 50% reduction for fire sprinklers. 3375 gpm requires 3 hydrants with an average spacing of 400' or less. Concentrating the hydrants at or near the entrance to the building site does not meet this requirement. APPLICATION STATUS The review period for the Use Process application has stopped and the application is on hold until requested items are submitted. When submitting requested information, please provide a written response to each of the above -referenced items, four copies of corrected reports, and six copies of corrected full size plans with the enclosed resubmittal form. Pursuant to FWRC 19.15.050, if an applicant fails to provide additional information to the city within 180 days of being notified that such information is requested, the application shall be deemed void. The FWRC can be reviewed in its entirety at hqp://www.codepubl'shingcom/wa/federalway//. If you have any questions regarding this letter or your development project, please contact me at 4rn.h2ci offederalway.c m, or 253-835-2652 or other representative listed above as appropriate. Sincerely, Harris Contract Planner enc: Resubmittal Handout Lakehaven Facility Map Comment letters: 3/11/14 Melvin Mattson 3/11/14 Norma Blanchard 3/12/14 Paul Noyes c: Washington Clangston Investment, PO Box 6961, Bellevue, WA 98007 Ann Dower, Senior Engineering Plans Reviewer Erik Preston, Senior Transportation Planning Engineer Rob Van Orsow, Solid Waste and Recycling Manager Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire and Rescue 14-100356 Doc. I.D. 65360 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: June 12, 2014 TO: Ann Dower, PW Development Services Erik Preston, PW Traffic Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue Lindsey Tiroux, Public Safety Officer Rob Van.Orsow, FW PW Solid Waste and Recycling FROM: FOR DRC MTG. ON FILE NUMBER (s) : Jim Harris, Planning Division, jim.harris@cityoffederalway.com NA Resubmittal, see Jim with questions Please review letter and plans and provide written comments on SEPA and Process III Land Use to Jim Harris. SEPA Determination will be first order of business for City staff. RELATED FILE NOS.: PROJECT NAME PROJECT ADDRESS: ZONING DISTRICT: 14-100356-00-UP & 14-100357-00-SE 13-103378-00-PC MIRROR LAKE VILLAGE Senior Housing *NO SITE ADDRESS* (approx. 840 SW 312th Street) RS 7.2 PROJECT DESCRIPTION: Proposed 98-unit senior housing project with 80 assisted living units & 18 detached senior housing units. LAND USE PERMITS: Use Process IV and SEPA Determination PROJECT CONTACT: Cal Jordan 425 643-3123 MATERIALS SUBMITTED: 1. Revised Site Plan, Revised Preliminary Engineering Plans, Landscape Plans, etc, and Calvin Jordan Response letter dated June 11, 2014. Calvin Jordan Associates, Iliac. Architecture June 11, 2014 Jim Harris Contract Planner City of Federal Way 33325 — 8"' Avenue South Federal Way, WA 98003 Urban Planning Landscape Architecture Since 1970 "G� I Principals RCSUBM1 toorerAIA JUN 112014 CITY of FEDERAL WAy CDS ILI RE: File No. 14-100356-00-UP - lst TECHNICAL REviEw Mirror Lake Village Senior Housing, 840 SW 312th Street, Federal Way Dear Mr. Harris: In response to your letter review of the project, dated April 14, 2014, we have responded to each concern or question as presented. Our responses follow each concern with an italicized answer. 1. Senior Housing Use — At this time, we are unable to determine if the proposed use meets the Senior Housing land use in Federal Way Revised Code (FWRC) 19.200.100, given the information provided with the land use application. The FWRC defines Senior Housing as "housing for persons over 55 years of age." Please provide documentation to support the determination that the proposed site use is Senior Housing. In addition, senior housing in the residential single family zone must have the look and feel of a residential development and not an institutional development. To assist us in determining how the proposed use meets Senior Citizen Housing, please clarify and expand on the intended use of the buildings. Specifically, expand on each of the following, as these are factors we will consider to determine if the proposed use meets Senior Housing under the Federal Way Revised Code: Declare whether all residents will be 55 years of age or older. The project is designed and its funding is dependent on the facility providing assisted living accommodations for persons 55 and older. We meet the provisions of FWRC 19.200.100(2)(a) allows in an RS zone the development of a facility for "the exclusive occupancy of persons over 55 years of age or mentally, physically, emotionally or developmentally impaired persons and spouses or caretakers living with such persons ". 15049 NE Bel -Red Road • Bellevue, WA 98007-4211 • Tel: (425) 643-3123 • Fax: (425) 643-4607 • E-Mail: cjordan@cja-inc.com A Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon & Washington Page 2 .1 Describe the physical, mental, and emotional characteristics of the expected residential population. Residents in a licensed assisted living facility must meet the provisions of RCW 18.20.160. The Section states, in part, "No person operating an assisted living facility licensed under this chapter shall admit to or retain in the assisted living facility any aged person requiring nursing or medical care of a type provided by institutions licensed under chapters 18.51 (nursing home), 70.41(hospital) or 71.12(sanitarium) RCW, except that when registered nurses are available, and upon a doctor's order that a supervised medication service is needed, it may be provided". Additionally, FWRC 19.200.100(2)(a) allows for special needs housing in RS zones as being defined for the occupancy of persons with mentally, physically, emotionally or developmentally impaired persons and spouses or caretakers living with such persons. What will be the level of care for residents? The level of care for a licensed assisted living facility is defined in WAC 388-78A-2170. This section states assisted living facilities 'provide housing, basic services, and assuming general responsibility for the safety and well-being of the residents, and may also provide domiciliary r� „ care ; f WAC 388-78A-2190 further allows assisted living facilities to provide minimal support as may be required for bathing, dressing, eating, personal hygiene, transferring, toileting and mobility. Will there be 24-hour medical supervision (i.e. a nurse or doctor on the premises)? No. The facility will have only intermittent nurse available during the day shift. Doctors or other medical providers will be available as an `on call' resource and will not be staffed on - site. RCW 18.20.160 restricts an assisted living facility to admit or retain any aged person requiring nursing or medical care, except when a registered nurse is available under a doctor's orders to dispense medication. How many staff do you anticipate are on duty at a given time? What is the ratio of residents to staff? The assisted living facility will have varying levels of staff during any 24 hour period. During the day and early evening hours, staff will number about 43 at a ratio of .37 staff per resident. During the nighttime hours, staffing will drop to only 3 at ratio of . 026 staff per resident. The staffing will be in accordance with the Departments of Health licensing requirements for an assisted living facility. Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 3 Will all residents be capable of self-preservation without physical assistance in the case of an emergency? Section 308.3 of the IBC defines occupants of assisted living facilities as being capable of self preservation. The facility will be equipped with afire alarm and fire suppression system. For those ground floor units, each will have direct outside access. For the above ground units, each floor will have the required number of exits, all leading directly to the outside. A convalescent center (nursing home) is not permitted in the RS zoning district. Assist us in determining how the proposed site use is Senior Housing and does not rise to the level of convalescent center as defined in FWRC. FWRC definition of a Convalescent Center "means an inpatient facility, excluding facilities defined as hospitals, for patients who are recovering from an illness or who are receiving care for chronic conditions; mental, physical, emotional or developmental disabilities; terminal illness; or alcohol or drug treatment and may include assisted living facilities". This facility is defined by WAC 388-78A-2170 as an assisted living facility. The WAC defines an assisted living facility as "any home or other institution, however named, which is advertised, announced, or maintained for the express or implied purpose of providing housing, basic services, and assuming general responsibility for the safety and well-being of the residents, and may also provide domiciliary care ". Domiciliary care is defined by the WAC as "assistance with activities of daily living, health support services or intermittent nursing services, ifprovided directly or indirectly by the assisted living facility ". The WAC also allows assisted living facilities to provide care for those with dementia. Additionally, FWRC 19.200.100(2)(a) allows in an RSzone the development of a facility for "the exclusive occupancy of persons over 55 years of age or mentally, physically, emotionally or developmentally impaired persons and spouses or caretakers living with such persons . Would residents in the proposed facility be provided the same form and level of clinical care as would be expected in a nursing home/convalescent center? No. Requirements for medical care in nursing home%onvalescent care facilities have elevated medical care provisions compared to what is allowed in a licensed assisted living facility. RCW 18.20.160 restricts an assisted living facility to admit to or retain in the assisted living facility any aged person requiring nursing or medical care of a type provided by institutions licensed under chapters 18.51, 70.41 or 71.12 RCW, except that when registered nurses are available, and upon a doctor's order that a supervised medication service is needed, it may be provided". Will residents receive custodial care as defined under the 2012 IRC? IRC Definition of Custodial Care: "Assistance with day-to-day living tasks: such as assistance with cooking, taking medication, bathing, using toilet facilities and other tasks of daily living. Custodial care Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 4 includes occupants who evacuate at a slower rate and/or who have mental and psychiatric complications". As the project will be subject to the IBC Code, Section 308.3 of the IBC defines occupants of assisted living facilities as being capable of self preservation. The IBC also defines custodial care similarly but it is applied to a "Group Home " use designated for social rehabilitation, substance abuse, or mental health problems (IBC 202). Provide a definition and analysis of how the Washington State DSHS would classify the proposed use and identify the level of care that would be permissible under the applicable state licensing level. The level of care for a licensed assisted living facility is defined in WAC 388-78A-2170. It states those facilities that provide housing, basic services, and assuming general responsibility for the safety and well-being of the residents, and may also provide domiciliary care ". WAC 388-78A-2190 allows assisted living facilities to provide minimal support as may required for bathing, dressing, eating; personal hygiene, transferring, toileting and mobility. 2. General Building Design and Building Size — In general, the bulk and scale of proposed Building A is inconsistent with the residential single family zoning of the site and the surrounding single family residential environment. Senior housing is one of only a few (non -single-family) land uses permissible in the single-family residential zone, and must be compatible with the single-family zone and uses. With the project application, you have requested variances/modifications for the following: to allow building up to 41.5 feet in height versus the 30-foot height limit of the code; and to allow one fagade length of up to 215 feet, and 230 feet on another fagade versus the maximum 120-foot length in code (FWRC 19.200.100). The A' Buildings in the project has been modified to be shorter in length then the allowed 120- foot length and their roof height has been lowered to accommodate the 30 foot height requirement. See drawing sheets A3 and A4. While all of the R' Buildings meet the 30 foot height limitation, two R' buildings along SW 312th have a 128 feet fagade, 8 feet longer than permitted. Following the provisions in FWRC 91.115.090 (p) to mitigate its length, the fagade was modulated a distance of 13 feet (10% of its length) at the garages measured to the adjoining deck, with no wall segment longer than 35 feet. See drawing sheet A11. The application packet also includes a request for a Unit Density variance/modification; however, this is inapplicable as the site density is ultimately determined by other design factors. However, it should be noted that the proposed density is approximately 32 residential units per acre, which exceeds the maximum density of the City's densest multi -family zoning district of 24 units per acre. '1 One of the challenges has been to describe the project in terms of units rather than beds. We have determined the project will have a total of 72 units. Eighteen of the units will be allocated to the independent living cottages (`R' Buildings) and remaining 54 units are in the `A' Buildings. The Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 5 plan illustrating a typical floor layout of units for the A' Buildings has been included in the resubmittal plans. See drawing sheet A10. Given the project will provide for 72 units, the unit density is calculated at 23.7 units per acre (72 units on a 3.04 acre site). This is a smaller density than the City permitted for Village Green, an assisted living facility located in an RS zone. Village Green has a unit density of 24.36 units per acre (318 units on a 13.05 acre site). It appears to City staff that Building A does not meet the criteria in FWRC 19.200.100 (note 3 items c and d). Specifically, the proposed bulk, scale, construction type (appears to be concrete tilt up or steel frame building), building height, facade length, and building design are not compatible with the existing single-family residential area and directly adjacent single-family uses and zoning. A discussion of each of these items is provided below. Iri addition, the proposed flat roof is a significant design feature which does not comply with FWRC 19.115.090(n) which requires "all new buildings ....shall appear to have a roof pitch ranging from at least 4:12 to a maximum of 12:12 " (FWRC 19.115.090(4)(b)). The roof profile for the `A' Buildings have been modified to show a mansard roof with a pitch of 4:12. See drawing sheets A3 & A4. 3. Building Heigh t — Per FWRC 19.200.100, maximum building height is permitted to be 30 feet above average building elevation. Under FWRC 19.200.100 note 3, the City may permit or require wmodification of the required height based on compliance with four specific criteria in note 3 a-d. The c� ilding elevation depicted on sheets A-2, A-3 and A-4 show proposed building A with a building al eight up to approximately 41.5 feet. e roof height for the A' Buildings has been lowered to meet the 30 foot roof height limitation. �1Y The roof heights for the R' Buildings remain lower than the 30 foot height requirement. See ��;,,� rawing sheets A3 & A4 for the A' Building and drawing sheets A5 - A8 for the R' Buildings. 21 l� The)building parapets as proposed are an integral part of the building design and height and are p thenjHore not a rooftop appurtenance as permissible in FWRC 19.110.070. Therefore, as proposed, ' the parapets are included in the building height measurement. pkc- U Individual roof parapets have eliminated from the roof height calculations. ty staff does not support the proposed building height of 41.5 feet. Building A is proposed with setbacks ranging from 15 feet to 60 feet from adjoining single-family residential properties. Given that the site is surrounded with mainly one- and two-story single-family residential uses, the building height should comply with the underlying 30-foot height limit with minimal exceptions to this code standard. The proposed 41.5-foot height is not compatible with the surrounding residential uses and zone. The roof height for the `A' Buildings has been lowered to meet the 30 foot roof height limitation. low The building heightfor the `R' Buildings remains lower than the 30 foot height limitation. See drawing sheets A3 & A4 for the A' Building and drawing sheets A5 - A8 for the 'R' Buildings. Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington f Page 6 4. Building Facade Length —Per FWRC 19.200.100 note 5, no fagade of any structure may exceed 120 feet in length. Building A is proposed with fagade lengths of approximately 230 feet on one fagade and 215 feet on another fagade. Several of the proposed "R" buildings have a fagade length of approximately 130 feet. City staff does not support the proposed fagade lengths over 120 feet. Given that the site is surrounded with mainly single-family residential uses, the facade lengths should comply with the underlying 120-foot fagade length with minimal exceptions to this code standard. The proposed fagade lengths in conjunction with the building height and bulk are not compatible with the surrounding residential uses and zone. The fagade length standards were implemented to assure permissible non -single-family residential development in the single-family zone is compatible with surrounding single-family uses. The length of the A' Buildings has been reduced to be within the 120 foot length requirement and their roof height has been lowered to accommodate the 30 foot height requirement. See drawings sheet A3 & A4. While all of the R' Buildings meet the 30 foot height limitation, two `R' Buildings along SW 312th have a 128 feet fagade, 8 feet longer than permitted. Using FWRC 91.115. 090(p) to mitigate their length, the fagade was modulated a distance of 13 feet (10% of its length) at the garages measured to the adjoining deck, with no wall segment longer than 35 feet. See drawing sheet Al 1. 5. Building Construction Type and Occupancy — Please provide a written narrative of the proposed construction type and building occupancies under the 2012 IBC. This narrative may also be used in reviewing the use for compliance with FWRC 19.200.100 Senior Citizen or Special Needs Housing. Please include the type of construction that is intended for each structure. The building construction will conform to WAC 388-78A-2910. The construction type of the project will be different for the "A " and "R " buildings. For the `A' Buildings, Section 308.3 of the IBC classifies Assisted Living as an Intuitional Group`, I-1 occupancy. Given the size, Table 503 of the Code requires an II-B construction type, assuming providing fire sprinklers. For the "R " Buildings, Section 310.4 of the IBC classifies the four unit cottages as Residential Group R-2 occupancy and the two unit cottages as Residential Group R-3 occupancy. Table 503 of the Code allows for a V-B construction type for both R ' occupances. The underground parking garage is classified in Section 311.3 of the IBC as a S-2 occupancy. Table 503 of the Code allows for an II-B construction type. 6. Lot coverage — Under note 8 of FWRC 22-640, lot coverage maximum is 60 percent of the site. The lot coverage data on sheet A-1.1 identifies total lot impervious coverage for the site. Please revise this information to include and distinguish between the various impervious areas on site such as building roofs, parking areas, pedestrian pathways, patios, etc. �0 �Olt 1J Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 7 �) After subtracting the dedication to the City of a 12 foot wide strip along SW 312t1', the project will have 57.1 % of the site covered with impervious surfacing. Before the required ROW dedication, the project had a 50.6% impervious coverage. As shown on drawing sheet A1, the impervious coverage includes buildings, parking areas, pedestrian pathways, patios and plazas, and internal roadways. 7. Community DesigLi Guidelines — The Design Guideline Analysis submitted with the application does not address the following sections of FWRC 19.115.090: Pitch roof requirement in FWRC 19.115.090(n). The roof profile has been modified to show a mansard roof with a pitch of 4:12. See drawing sheets A3 & A4. Building design including a distinct base, middle and top in FWRC 19.115.090(q). As shown on the revised building elevations, both the `A' and `R' buildings are shown with a distinct base, middle and top. This separation in the building elevation is achieved using a variety of architectural elements and materials on the bottom, lesser amount for the mid- section and capped with a sloping mansard roof. See drawings sheets A3 - A8. ■ Residential design features in FWRC 19.115.090(r). As shown on the revised building elevations, all the buildings have a mixture of architectural elements including balconies and decks, building offsets, and visible widow and door trim. The smaller scaled `R ' Buildings have added entry porches and projecting bay windows to their design features. See drawings sheets A3 - A8. Please revise plans appropriately to implement these required residential design guidelines, and provide an amended written Design Guidelines written narrative. Revised plans and amended Design Guidelines documenting these changes have been submitted under separate cover. 8. Pedestrian Connections — The internal pedestrian connections within the surface parking and driving areas must be delineated using a variation in paved texture and/or color. Approved methods of delineation include stone, brick or granite pavers, exposed aggregate, or stamped and colored concrete. Please indicate the delineation method and provide additional connections. Revised plans documenting this change is shown on the architectural plans have been submitted under separate cover. A continuous pedestrian sidewalk surface on both sides of the entry drive is provided. See drawing sheet Al. Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 8 A separate pedestrian area must be provided at the location near the trash enclosure, as well as at the crossings for the residential driveways. A revised plan documenting this change is shown the architectural plans are submitted under separate cover. See drawing sheet A1. 9. Fire Department Access — South King Fire and Rescue has raised a concern that Fire cannot approve the site plan. This comment is identified in this section of this correspondence as the comments could impact the site plan layout. The fire apparatus access road is required to provide access to within 180 feet of all points of the building after allowing a 20 percent increase for fire sprinklers. The proposed site plan does not meet this standard. Revised plans documenting a layout change to allow for a maximum of 180 feet to all points of the building have been submitted under separate cover. The change was reviewed and approved by Chris Ingham with South King Fire and Rescue. See drawing sheet A1. 10. Preliminary Landscaping Plan Review — I have conducted a cursory review of the preliminary landscape plan compliance with the required minimum spatial requirements of the FWRC, in order to �V conduct the Process IV site plan review. Lit (' a. Perimeter Landscape Buffer Areas — The site plan provides the necessary space for the required J minimum 10-foot-wide perimeter landscape buffer with the exception of a couple pedestrian path intrusions. In order to locate the pedestrian path within the perimeter buffer area, you will need to submit a landscape modification request for review and decision. Please address the Unriteria in FWRC 19.125.100 (2) (a-e) for a landscape modification. In concept, a minorodification of this sort could be approved for a minor trail intrusion, provided, the design incorporates the f dl combined extent of the landscape width of ten feet along the property line in addition to the meandering pedestrian path. The intent of the path alignment is to provide a meandering walkway around the perimeter of the property. Where the path intrudes into the 10 foot buffer area, an equal amount of landscape area taken up by the path has been allocated on the opposite of the path to insure the project has provided the required SF for the landscaped buffer. b. Parking Lot Landscape Islands — Parking lot landscape islands must be shown at the end of all parking rows per FWRC 19.125.070. The plan needs to be revised to implement this standard at both ends of the parking row near Building A. The parking area landscape calculations must meet minimum code standards. Revised plans documenting this change have been submitted under separate cover. See drawing sheets AI and L1. Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 9 c. Overall Proposed Plantings — Each of the required landscape planting areas must include trees, shrubs, and groundcover throughout the planting bed. Detailed planting plans must be submitted with the building permit application which shows how each landscape area meets minimum planting requirements for Type I, Type II, Type III, and Type 1V landscaping standards as appropriate. A full technical review of the landscape plan is not being conducted at this time. No comment. 11. Clearing Gradin% and Tree and Vegetation Protection — A review of the tree retention plan has not been conducted. I will conduct this review and provide comments when prepared. The tree retention and replacement plan is not a vital component of the Process IV application. ,n No follow up comment was received. 12. Rockeries and Retaining Walls — Please provide sections and details of proposed rockeries/walls shown along the west property line. Identify retaining wall materials, overall height, and landscaping. Per FWRC 19.120.120, rockeries and retaining walls on residential lots shall be a maximum height of six feet, and meet the design and other requirements in FWRC 19.120.120. The retaining walls shown along the west property line have not been designed. However, they are planned to be less than 6 feet and will be designed to meet the requirements of FWRC 19.120.120. 13. Parking Stall Count — Please provide a layout of the underground parking in order to determine compliance with the minimum required parking stall count. Revised plans documenting this information have been submitted under separate cover. See drawing sheet A 9. 14. Photometric Lighting Plan —Pursuant to the CPTED checklist requirements, a photometric lighting plan that meets the standards of the Illuminating Engineering Society (IES) minimum outdoor light levels will be required. A preliminary plan is required for the Process IV application and review. A plan showing the layout of light fixtures on access road and on the north side of the ROW of SW 312th has been submitted under separate cover. See drawing sheet Al2. Final details of the light fixtures and their photometric characteristics will be submitted as part of the building permit. Additional security lighting around the buildings will be shown in the building permit. 15. Affordable Housin —Pursuant to FWRC 19.110.010, new multifamily projects involving 25 dwelling units or more are required to provide affordable dwelling units as part of the project. At least two dwelling units, or five percent, of the total number of proposed units, whichever is greater, shall be affordable. For the proposed 98 units, a minimum of 5 units must be identified and maintained as affordable housing. "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% or below the median county income. Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 10 An agreement in a form approved by the city must be recorded with the King County Department of Elections and Records requiring affordable dwelling units that are provided under the provisions of this section to remain as affordable housing for the life of the project. This agreement shall be a covenant running with the land, binding on the assigns, heirs, and successors of the applicant. Please prepare a draft affordable housing covenant for our consideration. Following your clarification to the FWRC on Affordable Housing, S% of the units will be offered as Rentable Affordable Housing in accordance with the provisions of the Ordinance. Following are comments from the city's Public Works Department, South King Fire and Rescue, and Lakehaven Utility District. Each of the comments in these sections needs to be addressed for the Process IV review. Stormwater and Engineering (Ann Dower, 253-835-2732,(ann.dower@,cityoffederalway.com The information received on January 21, 2014, is "Complete" for Development Services review. Please have the applicant address the following technical comments: The following items are required to be shown on the approved land use plans: Show existing and proposed easements on site and within the dedication area. There are no existing easements on the site. Any required easements will be provided on the site for the proposed features in accordance with City of Federal Way regulations during final design. See Sheet CI of the resubmittal. 2. Show proposed parking stall dimensions. The exterior parking stall dimensions are shown on sheet C2 of the resubmittal. The underground parking dimensions are shown on sheet A09. 3. Street trees and streetlights are required along the property frontage. The location of street trees and street lighting fixtures on SW 312th are shown on sheet L01 in the resubmittal. The following items could affect the site plan and should therefore be dealt with prior to land use approval: 4. Provide soils tests, per the 2009 King County Surface Water Design Manual, to verify infiltration rate and potential groundwater locations. Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 11 Infiltration facilities are no longer proposed. Stormwater quantity will be handled in the proposed stormwater vaults and stormwater quality will be achieved through the proposed Filterra Units. The entrance road will need to be re -graded to provide a maximum of one foot rise in 30' horizontal, measured from the edge of SW 3121h Street right-of-way. The entrance road has been re -graded to provide a maximum of one foot rise in 30' horizontal. The slope will not exceed 3.3% within the SW 312th Street ROW. Refer to Sheet C2 of the resubmittal. 6. Provide details of all proposed walls along the property lines. The proposed site retaining walls will be designed in accordance with State and local regulations, in accordance with FWRC 19.120.120. The following issues are raised to inform the applicant of revisions that will need to be made when submitting for a building permit or engineering approval: 7. Where the entrance road intersects SW 312th Street, provide catch basins at the curb returns so that water doesn't flow into the intersection. No comment. Will comply in the building permit application. 8. Any wall over 4 feet in height, measuring from the bottom of the footing to the top, will require a separate building permit. No comment. Will comply in the building permit application. 9. Permeable pavement will not be allowed within the public right-of-way. No comment. Will comply in the building permit application. 10. Provide water quality and detention for new impervious area within the public right-of-way. No comment. Will comply in the building permit application. 11. Provide conveyance system and catch basins within the pavement widening on South 312' Street. No comment. Will comply in the building permit application. 12. Verify depth of the existing asphalt shoulder along the property frontage. If it meets current standard for pavement depth, a 2-inch grind and overlay will be required due to several utility cuts and street Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 12 widening. If it is not thick enough, then the shoulder must be removed and replaced to current pavement depth standard. No comment. Will comply in the building permit application. 13. Tapers must be provided at a rate of WS2/60 on both ends of the widened pavement. No comment. Will comply in the building permit application. 14. Ramps must be provided on the ends of the sidewalk to connect to the roadway. No comment. Will comply in the building permit application. 15. The developer is responsible for obtaining Department of Ecology NPDES storm water permits. A copy of the SWPPP must be included with the building permit submittal. No comment. Will comply in the building permit application. Transportation (Erik Preston, 253-835-2744, erik.preston@cityoffederalway.com) Public Works Traffic Division comments are forthcoming. Transportation Impact Fees (T1F) (FWRC 19.91) Senior Housing — Based on the submitted materials for 98 units of senior housing, the estimated traffic impact fee is $54,737.61. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a building permit application is filed and must be paid prior to permit issuance. No comment. Will comply with the building permit application. Misc. Safety and Design Comments 1. The applicant must provide adequate turn -around for emergency vehicles. The fire department requires an 80-foot diameter turning circle in the internal cul-de-sac near buildings Al-3. It was difficult to determine the current diameter of the turn -around from the submitted drawings; therefore, the cul-de-sac may need to be slightly larger. The cul-se-sac has an 80 foot turning radius. See drawing sheet Al showing the dimension. 2. ADA compliant ramps for pedestrians to cross the driveway entrance at SW 312th Street must be included in the design submittal. Will comply in the building permit application. Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 13 Waste Management (Rob Van Orsow, 253-835-2770, rob.vanorsow@cityoffederalway.com) Comments from Solid Waste and Recycling Manger Rob Van Orsow are forthcoming; I will provide them to you when prepared. Rob Van Orsow did request clarification if medical waste would contained in the facility's solid waste. We clarified in an e-mail, this project as a non -medical facility would not generate any medical waste. He further questioned if the project was using a trash compactor. We clarified a sealed unit was being planned and we were collecting the trash from the individual `R' residences. Federal Way Police Department (Lindsey Tiroux, 253-835-6707, Lindsey.tiroux@cityoffederalway.com) I have reviewed the submittal, plans and CPTED checklist for the Mirror Lake Village Senior Housing Project. At this time the plans provided seem to meet CPTED requirements; however, there are a few notes we would like to make. • From a security standpoint, we would suggest a 6-foot-tall iron fence around the property, as opposed to the proposed wood fencing, which is much less secure and does not give residents good visibility. Final plan for the fencing will be provided for the building permit. However, the suggestion of a wrought iron fence along the ROW of SW 312th, was well received by the Owner as a thoughtful suggestion. Also, the submitted plans do not include a detailed lighting plan or parking garage/parking area plan. These tend to be two areas of the most concern with regards to safety of residents, especially with the very full landscaping plan that has been submitted, and the fact that this will be a senior community, so we would like to review the plans for lighting and parking when they become available. A plan documenting the placement of light fixtures on access road and on the north side of the ROW of SW 312th has been submitted under separate cover. See drawing sheet Al2. Final details of the light fixtures and their photometric characteristics will be submitted as part of the building permit. The underground garage plan layout is included in the resubmittal. See drawing sheet A9. Lakehaven Utility District (Brian Asbury, 253-946-5407, basbury�7a lakehaven.org) SEPA — Applicant has not addressed the potential for new water main greater than 8-inch diameter in the SEPA Checklist. If water main greater than 8-inch diameter is ultimately required and is not sufficiently addressed in the initial SEPA checklist and approval, a separate SEPA process may be required prior to authorizing construction of any new water system facilities. The water line will be an 8-inch size. Applicant has completed and submitted to Lakehaven an application for Certificates of Water & Sewer Availability, and Lakehaven issued these Certificates on 1/22/14. No comment. Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington Page 14 ti No other application has been submitted to Lakehaven that is necessary to be able to more specifically determine the applicant's requirements for connection to Lakehaven's water and/or sewer systems to serve the subject property. As previously noted, applicant will need to submit an application for either Developer Pre -Design Meeting or Developer Extension Agreement for Lakehaven to formally commence the water and/or sewer plan review process. Lakehaven continues to encourage owners/developers/applicants to apply for Lakehaven processes (as appropriate) separately to Lakehaven, early in the pre-design/planning phase to avoid delays in overall project development. See enclosed utility map. If the CUP is approved, a developer extension agreement will be executed with Lakehaven Water & Sewer District. South King Fire & Rescue. Chris Ingham, 253-946-7244. chris.in am .southkin fire.or Fire cannot approve the site plan. The fire apparatus access road is required to provide access to within 180' of all points of the building after allowing a 20% increase for fire sprinklers. This standard is not met. Revised plans documenting a layout change which will allow for a maximum of 180 feet to all points of the building have been submitted under separate cover. See drawing sheet A1. The change was reviewed and approved by Chris Ingham with South King Fire and Rescue. The required fire flow for type IIB construction is 3,375 gallons per minute after allowing a 50% reduction for fire sprinklers. 3,375 gpm requires 3 hydrants with an average spacing of 400' or less. Concentrating the hydrants at or near the entrance to the building site does not meet this requirement. The location of the fire hydrants, as shown in the architectural plans of the resubmittal, has been reviewed and approved by Chris Ingram with South King Fire and Rescue. See drawing sheet Al. Sincerely, CALVIN JORDAN ASSOCIATES, INC Bruce Dunn, AIA Senior Architect Enclosure: Community Design Guidelines - Revised Calvin Jordan Associates, Inc. is a Washington Corporation with Licensed & Registered Architects in Alaska, Idaho, Oregon and Washington COMPLIANCE WITH THE COMMUNITY DESIGN GUIDELINES - Resubmittal FWMC 19.115 Mirror Lake Village #13-103778-00-PC Purpose 19.115.010 The project is a mixed senior housing development located at 836 SW 312th on a 3.04 acre site that is currently zoned RS 7.2. The site size assumes a 12' ROW dedication to the City for widening of SW 312th. The project will include a total of 72 units. It consists of 18 units for independent senior living in nine two-story, duplex cottages, plus another 54 assisted living units in two 3-story buildings. The assisted living layout provides for 11 units on each of the two upper floors of each building plus another 10 units on the main floor of one building. The main floor of the other building is set aside for the lobby, dining, offices, kitchen, library, activity, and support functions. Both buildings set on a common base covering an underground garage. The garage is accessible to both buildings and will provide 65 covered parking spaces for residents and staff. The project has an overall total of 106 parking spaces (65 underground, 18 in attached cottage garages, and 23 surface stalls). The use of underground parking reduced the impervious site coverage to 57% and allows for the establishment of three separated but connected outdoor garden areas. The ground floor units have a patio or deck, and the upper units have a baloney or deck. As outlined in the CPTED checklist, the units and surrounding grounds have visual surveillance of the site. The detached cottages (R Buildings) have their front door visible from the main entry drive or their access driveways. The assisted living units are accessed through a common lobby or from the garage via a key card controlled elevator. Interior landscaping is planted with low profile shrubs with denser landscaping around the perimeter to buffer the adjoining residential properties. Site Design 19.115.050 General While the impervious areas cover 57% of the site, grading the site to achieve ADA access to the units from the ROW also impacted the number of trees that could be retained. In carefully positioning the buildings and grading the site, about 45% of the existing trees will be retained. The site was developed to afford the vast majority of the units to have views of Mirror Lake, Lake Grove Park, or the site's interior garden areas. The three interior gardens and outside courtyards are connectedwith an ADA walkway to the facility's main lobby. The detached cottages for independent living (R Buildings) are located off the main entry drive which affords a sense of ownership and deters intruders. The project will be professionally maintained further giving the impression of a well cared -for environment to aid in reducing intruders and vandalism. Mirror Lake Village - #13-103778-00-PC - Resubmittal Surface Parkin The majority (78%) of the parking spaces are in a garage. The surface parking areas have been landscaped to conform to FWMC 19.125.070 (2)(a). The access to the individual cottages and the assisted living unit are clearly visible from the main entry drive. Most cottages are grouped to share a common access from the main entry drive. Parking Structures The parking structures for the detached cottages are an attached single car garage and designed to blend with the cottage. The parking for the assisted living units is located below the finished grade giving the appearance that the main floor of the assisted living units is on -grade. The entry into the parking garage is accessed off the main entry drive for clear visibility. Pedestrian Circulation The primary entrance to the assisted living units is visible from the main entry drive. The internal pedestrian circulation (sidewalks and walkways) and access to the ROW is ADA compliant. The sidewalks paralleling the main entry drive is separated from the driving surface with a raised curb. The main entry to the assisted living is patterned surface to further delineate it from the driving surface. The internal pedestrian circulation also affords a direct connection for residents into adjacent Lake Grove Park. Site Elements The exterior lighting will be `Dark Sky' compliant. Light fixtures will have cut-off shields to prevent off -site glare from occurring. Roadway lighting will be mounted on 20' height poles staggered along the entry drive. Building Design 19.115.060 General The placement of buildings and their related main floor grade is intended to mirror the slope of the existing site grade. The assisted living unit has been set into the existing grade on uphill side of the building to reduce its overall its height. The placement of the assisted living unit has also been set near the center of the site to afford a greater setback area from adjoining residential uses. This setback has allowed for passive open space to be created for use by project residents. Building Facade Modulation Only the detached cottages along SW 3121h are visible from the ROW. Given they are longer than 60, they are modulated in conformance with FWMC 19.115.060 (2)(a). The assisting living units, located at the rear of the property, are also modulated in conformance with FWMC 19.115.060 (2)(a). For the `R" units longer than the allowed 120 feet, their length has been mitigated following the provisions in FWRC 91.115.090 (p) by the fagade modulated a distance of 13 feet (10% of its length) at the garages measured to the adjoining deck Landsca a Screenin The site will be landscaped along SW 312t1' with a 25' wide Type III landscape screen. The remaining perimeter of the site will also have a minimum a Type III landscape screen for site buffering. The surface parking will have Type IV landscaping. Mirror Lake Village - #13-103778-00-PC - Resubmittal Building Articulation The building fagade will conform to FWMC 19.115.060 (2)(a). Blank walls will incorporate many of the features outlined in FWMC 19.115.060 (3)(b). Building & Pedestrian Orientation 19.115.070 The buildings either face the main access drive or the vehicular access serving the cottages. All the buildings have visual access from the main entry drive. The main lobby for the assisted living units also faces onto the main access drive. The site will have multiple buildings connected with an accessible ADA pathway system. The three garden areas are also accessible from the project's internal pathway system. District Guidelines 19.115.090 Landsca in The project will have a 25' wide Type III landscape buffer between the cottages and SW 312tli Street. Parking for these cottages are not visible from SW 312t" Street. Parking Lots The individual surface parking areas do not exceed 10 adjacent stalls. They are landscaped with a Type IV landscaping. Walkways The internal pedestrian walkway system will connect the project to the ROW on SW 312�1 Street. Li tin Pole mounted site lights will not exceed 20' in height and will have cutoff shields to prevent glare to adjoining properties. Building Entries The main entry into the assisted living unit is highlighted with a covered canopy and patterned paving creating a plaza effect. The assisted living units surrounding the entry have visual access onto the entry plaza. Buildin The common outdoor recreational spaces are visibly accessible from the living units facing them. Units on the ground floor have private patios or decks and upper units have balconies. Garages for the cottages are set back from the front edge of each residential unit. Buildings exceeding 120' in length with comply with FWMC 19.115.090 (p) to create a 13 foot modulation of their facades calculated at 10% of their overall length. The buildings are designed to have the appearance of a base, middle and a top element. This is accomplished through the use of materials, textures, colors and architectural elements. The cottage design incorporates design features to give a residential feel the building, including bay windows, decks, building offsets, and visible window/door trims. Mirror Lake Village - #13-103778-00-PC - Resubmittal COMPLIANCE WITH THE COMMUNITY DESIGN GUIDELINES - Resubmittal FWMC 19.115 Mirror Lake Village #13-103778-00-PC Purpose 19.115.010 The project is a mixed senior housing development located at 836 SW 3121h on a 3.04 acre site that is currently zoned RS 7.2. The site size assumes a 12' ROW dedication to the City for widening of SW 312"'. The project will include a total of 72 units. It consists of 18 units for independent senior living in nine two-story, duplex cottages, plus another 54 assisted living units in two 3-story buildings. The assisted living layout provides for 11 units on each of the two upper floors of each building plus another 10 units on the main floor of one building. The main floor of the other building is set aside for the lobby, dining, offices, kitchen, library, activity, and support functions. Both buildings set on a common base covering an underground garage. The garage is accessible to both buildings and will provide 65 covered parking spaces for residents and staff. The project has an overall total of 106 parking spaces (65 underground, 18 in attached cottage garages, and 23 surface stalls). The use of underground parking reduced the impervious site coverage to 57% and allows for the establishment of three separated but connected outdoor garden areas. The ground floor units have a patio or deck, and the upper units have a baloney or deck. As outlined in the CPTED checklist, the units and surrounding grounds have visual surveillance of the site. The detached cottages (R Buildings) have their front door visible from the main entry drive or their access driveways. The assisted living units are accessed through a common lobby or from the garage via a key card controlled elevator. Interior landscaping is planted with low profile shrubs with denser landscaping around the perimeter to buffer the adjoining residential properties. Site Design 19.115.050 General While the impervious areas cover 57% of the site, grading the site to achieve ADA access to the units from the ROW also impacted the number of trees that could be retained. In carefully positioning the buildings and grading the site, about 45% of the existing trees will be retained. The site was developed to afford the vast majority of the units to have views of Mirror Lake, Lake Grove Park, or the site's interior garden areas. The three interior gardens and outside courtyards are connected with an ADA walkway to the facility's main lobby. The detached cottages for independent living (R Buildings) are located off the main entry drive which affords a sense of ownership and deters intruders. The project will be professionally maintained further giving the impression of a well cared -for environment to aid in reducing intruders and vandalism. Mirror Lake Village - #13-103778-00-PC - Resubmittal Surface, Parkin The majority (78%) of the parking spaces are in a garage. The surface parking areas have been landscaped to conform to FWMC 19.125.070 (2)(a). The access to the individual cottages and the assisted living unit are clearly visible from the main entry drive. Most cottages are grouped to share a common access from the main entry drive. Parking Structures The parking structures for the detached cottages are an attached single car garage and designed to blend with the cottage. The parking for the assisted living units is located below the finished grade giving the appearance that the main floor of the assisted living units is on -grade. The entry into the parking garage is accessed off the main entry drive for clear visibility. Pedestrian Circulation The primary entrance to the assisted living units is visible from the main entry drive. The internal pedestrian circulation (sidewalks and walkways) and access to the ROW is ADA compliant. The sidewalks paralleling the main entry drive is separated from the driving surface with a raised curb. The main entry to the assisted living is patterned surface to further delineate it from the driving surface. The internal pedestrian circulation also affords a direct connection for residents into adjacent Lake Grove Park. Site Elements The exterior lighting will be `Dark Sky' compliant. Light fixtures will have cut-off shields to prevent off -site glare from occurring. Roadway lighting will be mounted on 20' height poles staggered along the entry drive. Building Design 19.115.060 General The placement of buildings and their related main floor grade is intended to mirror the slope of the existing site grade. The assisted living unit has been set into the existing grade on uphill side of the building to reduce its overall its height. The placement of the assisted living unit has also been set near the center of the site to afford a greater setback area from adjoining residential uses. This setback has allowed for passive open space to be created for use by project residents. Building Facade Modulation Only the detached cottages along SW 3121h are visible from the ROW. Given they are 'longer than 60, they are modulated in conformance with FWMC 19.115.060 (2)(a). The assisting living units, located at the rear of the property, are also modulated in conformance with FWMC 19.115.060 (2)(a). For the `R" units longer than the allowed 120 feet, their length has been mitigated following the provisions in FWRC 91.115.090 (p) by the fagade modulated a distance of 13 feet (10% of its length) at the garages measured to the adjoining deck Landscape Screening The site will be landscaped along SW 312th with a 25' wide Type III landscape screen. The remaining perimeter of the site will also have a minimum a Type III landscape screen for site buffering. The surface parking will have Type IV landscaping. Mirror Lake Village - #13-103778-00-PC - Resubmittal Building Articulation The building fagade will conform to FWMC 19.115.060 (2)(a). Blank walls will incorporate many of the features outlined in FWMC 19.115.060 (3)(b). Building & Pedestrian Orientation 19.115.070 The buildings either face the main access drive or the vehicular access serving the cottages. All the buildings have visual access from the main entry drive. The main lobby for the assisted living units also faces onto the main access drive. The site will have multiple buildings connected with an accessible ADA pathway system. The three garden areas are also accessible from the project's internal pathway system. District Guidelines 19.115.090 Landscaping The project will have a 25' wide Type III landscape buffer between the cottages and SW 312ch Street. Parking for these cottages are not visible from SW 312th Street. Parking Lots The individual surface parking areas do not exceed 10 adjacent stalls. They are landscaped with a Type IV landscaping. Walkway The internal pedestrian walkway system will connect the project to the ROW on SW 312�h Street. Li tin Pole mounted site lights will not exceed 20' in height and will have cutoff shields to prevent glare to adjoining properties. Building Entries The main entry into the assisted living unit is highlighted with a covered canopy and patterned paving creating a plaza effect. The assisted living units surrounding the entry have visual access onto the entry plaza. Building The common outdoor recreational spaces are visibly accessible from the living units facing them. Units on the ground floor have private patios or decks and upper units have balconies. Garages for the cottages are set back from the front edge of each residential unit. Buildings exceeding 120' in length with comply with FWMC 19.115.090 (p) to create a 13 foot modulation of their fagades calculated at 10% of their overall length. The buildings are designed to have the appearance of a base, middle and a top element. This is accomplished through the use of materials, textures, colors and architectural elements. The cottage design incorporates design features to give a residential feel the building, including bay windows, decks, building offsets, and visible window/door trims. Mirror Lake Village - #13-103778-00-PC - Resubmittal CITY OF ` .; - CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE- April 21, 2014 TO: Rob VanOrsow, PW Solid Waste FROM: Jim Harris, Planning Division, jim.harris@cityoffederalway.com FILE NDMBER(s): 14-100356-00-UP & 14-100357-00-SE PROJECT NAME: MIRROR LAKE VILLAGE SR Housing PROJECT ADDRESS: (approx. 840 SW 312th Street) PROJECT DESCRIPTION: Proposed 98-unit senior housing project with 80 assisted living units & 18 detached senior housing units. PROJECT CONTACT: Cal Jordan 425 643-3123 Rob: Can you review and provide comments on the trash/recycling area on the attached site plan for the 98 Unit SR Housing Mirror Lake Village. 18 of the proposed units are independent living, and the main building is for approximately 80 persons. The trash enclosure is proposed as a compactor, and is located near the NW corner of Bldg A-1. I also suspect the site plan will be changing in the near future. At this point I'm looking for access and sizing of trash and recycling facility, and anything else you come up with. Site Plan attached. CITY OF . Federal Way April 23, 2014 Bruce Dunn 15049 NE Bel -Red Road Bellevue, WA 98007 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www cityoffederalway. com RE: File No. 14-100356-00-UP; AFFORDABLE HOUSING CODE REQUIREMENT Mirror Lake Village Senior Housing, 840 SW 3121' Street, Federal Way Dear Mr. Dunn: At our meeting on April 22, 2014, regarding the Mirror Lake Village Senior Housing, it was agreed that I would forward you a copy of the Foundation House Affordable Housing Covenant for you to review. I have enclosed a copy of the Foundation House Affordable Housing Covenant recorded in the year 2000. However, in my reading of the covenant, I noticed the Foundation House Covenant is inconsistent with the current Federal Way Revised Code (FWRC) 19.110.010 requirements. So I did a bit of research on past amendments to the FWRC Affordable Housing regulations, and found the FWRC was amended in 2007 (ordinance 07-554) to include senior housing and assisted living as subject to the Affordable Housing regulations. Therefore, FWRC 19.110.010 applies to both the independent living and assisted living units proposed at the Mirror Lake Village Senior Housing Project. The FWRC can be reviewed in its entirety at http://www.codepublishing.com/wa/federalww If you have any questions regarding this letter or your development project, please contact me at jim.harris a7cityoffederalway.com, or 253-835-2652. Sincerely, Jim Harris Contract Planner enc: Foundation House Covenant Exhibit 8 FWCC Chapter 22, Ord 07-554 c: Washington Clangston Investment, PO Box 6961, Bellevue, WA 98007 Doc CD.65450 1 bf jim Harris From: Melvin Mattson <carme110@msn.com> Sent: Tuesday, March 11, 2014 3:59 PM To: Jim Harris Subject: RE: Notice of Master Land Use Application Thank you Jim, I passed the notice of master land use application to those interested in the hidden lane complex, you were right they did not receive one. thanks again Mel Mattson From: Jim.Harris cityoffederalway.com To: car►ne110@msn.com Subject: RE: Notice of Master Land Use Application Date: Tue, 11 Mar 2014 14:59:02 +0000 Ok, let me know if you have any further questions. I have a site plan and set of preliminary engineering and elevation plans available for review at the front counter at City Hall. Jim Harris Contract Planner City of Federal Way Department of Community & Economic Development (253) 835-2652 jim.harrisCcDcitvoffederalway.com Office Hours Mon, Tues, & Thur, 8:00 AM —1:00 PM From: Melvin Mattson [mailto:carme110 msn.com] Sent: Monday, March 10, 2014 1:45 PM To: Jim Harris; Barbara Sabbatini Subject: Notice of Master Land Use Application Thank you Jim for taking my call regarding the application to build a 98 unit senior housing project off 312th SW. The propose units in a residential area would be a nightmare. 312th SW in this area is a 2 lane street with no turning lane, this alone would make it a traffic nightmare esp during traffic hours 1 a'ryd the chance of accidents and even the school kids from Lakota middle school have no sidewalks to walk on in this area.The city of Federal way spent a lot of money around the fire station and the Lakota middle school intersection on 312th and stopped. With the sports court being used often in good weather on 312th also can be a traffic jam. When you mention Required studies I do believe this should happen as to show this is not the best area to build such a large project. I am sending the notice to the hiddenlane 20 residents as their property also connects with 312th SW. thank you. Mel & Carol Mattson 31206 10th PL SW FederalWay,Wash 98023 253-839-2281 z Jim Harris From: Norma Blanchard <blancnorma@yahoo.com> Sent: Tuesday, March 11, 2014 7:33 PM To: Jim Harris Subject: Housing Development Concerning : Mirror Lake Village Senior Housing Development: I am Norma Blanchard 31039 7th Ave SW The traffic on 8th Ave is a nightmare already and putting this development there, is only going to make it worse. Already there are stop lights at 312 and Dash Point road & 14th Ave SW and 312 and First Ave and 312. Any plans to widen the road. Another concern is the 39 foot high rise building, this is going to cause loss of privacy. This building is taller than any building around. Norma Blanchard 31039 7th Ave SW Federal Way WA. 98023 blancnorma(cr�vahoo.com Jim Harris From: psnoyes@comcast.net Sent: Wednesday, March 12, 2014 12:31 PM To: Jim Harris Subject: Senior Housing Project at 838 SW 312th St. Jim As an interested party with property adjoining SW 312th St on the south side, and a 10th PL SW address, I would appreciate receiving continued notices of comment periods and hearings and to reserve my right to make future comments. My first notification was received yesterday the 11th, just three days before the Mar 14th initial end of comment period. My questions mainly have to do with traffic. Will there be the addition of a turn lane and/or traffic light? And how will that interface with the additional traffic coming onto 312th from 8th Av. Thanks, Paul Noyes Jim Harris From: Melvin Mattson <carme110@msn.com> Sent: Monday, March 10, 2014 1:45 PM To: Jim Harris; Barbara Sabbatini Subject: Notice of Master Land Use Application Thank you Jim for taking my call regarding the application to build a 98 unit senior housing project off 312th SW. The propose units in a residential area would be a nightmare. 312th SW in this area is a 2 lane street with no turning lane, this alone would make it a traffic nightmare esp during traffic hours and the chance of accidents and even the school kids from Lakota middle school have no sidewalks to walk on in this area.The city of Federal way spent a lot of money around the fire station and the Lakota middle school intersection on 312th and stopped. With the sports court being used often in good weather on 312th also can be a traffic jam. When you mention Required studies I do believe this should happen as to show this is not the best area to build such a large project. I am sending the notice to the hiddenlane 20 residents as their property also connects with 312th SW. thank you. Mel & Carol Mattson 31206 10th PL SW FederalWay,Wash 98023 253-839-2281 1 .ti + A 31919 1 -'1 Ave S, Suite 101 i e eras, Way, WA 98003 1253.925.5565 1253.925.5750 (f) Affidavit of Publication Rudi Alcott, being first duly sworn on oath, deposes and says that he is the Publisher of The Federal Way Mirror, a weekly newspaper. That said newspaper is published in the English language continually as a weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained by the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by City of Federal Way — Economic Development as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive weeks(s), commencing on the 28th day of February 2014 , and ending on the 28th day of February 2014 , both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of 116.80, which amount has been paid in full, or billed at the legal rate according to RCW 65.16.020. Subscribed to and sworn before me this 17th day of March 2014. Notary Public in and for the State of Washingto Residing at Buckley _4� te- 4 0? Federal Way NOTICE OF MASTER LAND USE APPLICATION Project Name: Mirror Lake Village Senior Housing Preiaet Description: Proposed construction of a 98-unit senior housing project. The proposed she plan shows 18 detached senior housing units, and one 98,259 Square -foot building with So units. The Proposal assisted living building would be ap• Proximately 39 feel [all as proposed. The site plan Identities 103 proposed parking staffs, stormwater facilities, pedestrian facilities, landscaping, and va- hfcular access to SW 312th Street. Applicant: Bruce Dunn, Calvin Jordan Associates Inc. Project Location: 838 Southwest 312th Street (north side 01312th), Federal Way, WA Date Application Received: January 21, 2014 Date Determined Complete February 18, 2014 Bale o1 Notice of Application: February 28, 2014 Comment Due Date: March 14, 2014 Requested Decision and Other Permits Included with this Application: Use Process IV (File 14- 100356-UP); Environmental Dolermination (File 14.100357-SE); and Transportation Concurrency (File 13-100356-CN) , The city will use Process IV 'Hearing Examiners Decision' 10 faview and decide upon the use. Required Studles: Preliminary Stormwater Techni- cal Information Report, Oevetopment Regulations Used tar Project M fta- Tba: Federal Way Revised Code (FWRC) Title 14, "Environmental Policy," Title 16 "Surface Water Management,^ and 'Title 19 'Zoning and Develop. ment Code." Public Comments & Appeals: The initial public comment and notice period ends March 14, 2014. However, any person may submit written com- menls 10 the Hearing Examiner by delivering these comments to the Department of Community and Economic Development prior to the public hearing date (which has yet to be determined) or by giving than directly to the Hearing Examiner at the public hearing. Only the applicant, persons who submit written or oral comments to the Nearing Examiner, or persons who specifically roquost a copy of the written decision may appeal the Hearing Examiner's dscfsfon. Delads of appeal procedures for the requested land use decision will be included with the written decision. Availability of Fite: The official project file and envi- ronmental documents are available for public re- view during normal business hours at She Depart. meal of Community and Economic Development (33325 $in Avenue South, Federal Way, WA 980i13), City Staff Contact: Jim Harris — Contract Planner; jim.harrisoCityolfederalway.com, or 253.835- 2652- between 8:00 AM - 1:00 PM on Mon, Tues, & Thur. Call and leave a me'ssaga or email to ar- range to discuss proposal at other limes. Published in the Federal Way Mirror February 28, 2014. FWM 2110 t CITY OF - Federal Wray DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www.cit offederalwa .corn DECLARATION OF DISTRIBUTION hereby declare, under penalty of perjury of the laws of the State of Washington, that a: Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other_ ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Pemit ❑ Adoption of Existing Environmental Document wa�sj� mailed ❑ faxed ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on 1►` �d ,2014. Project Name File Number(s) `l -`0 03 S Signature ��-�-- Date K.\CD Administration Files\Declaration of Distribution.doc/Last printed 1 /22/2014 2:40:00 PM f - CITY OF Federal Way CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 Lynn Young 31029 7th Avenue SW Federal Way, WA 98023 rinted on recycled paper CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 Medina Andres 424 S 60th Tacoma, WA 98408 •inted on recycled paper Federal Way CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 Poorladislav and Yarka Bocek 33460 37th PI SW Federal Way, WA 98023 rinted on recycled paper CITY OF �. Federal Way CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 Patricia Snodgrass 16915 SE 272nd St, #100 Covington, WA 98042 n 40 printed on recycled paper CITY OF ti. Federal Way CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 Joseph and Desiree Winkler 2101 Ridge Lane NE Tacoma, WA 98422 40 printed on recycled paper CITY OF �. Federal Way CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 Tac Build LLC 3104410th Ave SW Federal Way, WA 98023 printed on recycled paper Ak Federal Way CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 Sandra Lansciardi 31212 10th PI SW Federal Way, WA 98023 n Cii printed on recycled paper 4k CITY Federalo. Way DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www_cit offederalwa .com DECLARATION OF DISTRIBUTION l hereby declare, under penalty of perjury of the laws of the State of Washington, that a: Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretatbn ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ;ff mailed ❑ faxed ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on . QZ. 2014. Project Name File Number(s) )q 'J0 D 3,S 6 Signat ure Date K.\CD Administration Files\Declaration of Distdbution.doc/Last printed 1 /22/2014 2:40:00 PM CITY OF Federal ii1!'ay NOTICE OF MASTER LAND USE APPLICATION Project Name: Mirror Lake Village Senior Housing Project Description: Proposed construction of a 98-unit senior housing project. The proposed site plan shows 18 detached senior housing units, and one 98,259 square -foot building with 80 units. The proposed assisted living building would be approximately 39 feet tall as proposed. The site plan identifies 103 proposed parking stalls, stormwater facilities, pedestrian facilities, landscaping, and vehicular access to SW 312t' Street. Applicant: Bruce Dunn, Calvin Jordan Associates Inc. Project Location: 838 Southwest 312t' Street (north side of 312`h), Federal Way, WA Date Application Received: January 21, 2014 Date Determined Complete: February 18, 2014 Date of Notice of Application: February 28, 2014 Comment Due Date: March 14, 2014 Requested Decision and Other Permits Included with this Application: Use Process IV (File 14- 100356 :UP); Environmental Determination (File 14-100357-SE); and Transportation Concurrency (File 13-100358-CN) . The city will use Process IV `Hearing Examiner's Decision' to review and decide upon the use. Required Studies: Preliminary Stormwater Technical Information Report. Development Regulations Used for Project Mitigation: Federal Way Revised Code (FWRC) Title 14, "Environmental Policy," Title 16 "Surface Water Management," and Title 19 "Zoning and Development Code." Public Comments & Appeals: The initial public comment and notice period ends March 14, 2014. However, any person may submit written comments to the Hearing Examiner by delivering these comments to the Department of Community and Economic Development prior to the public hearing date (which has yet to be determined) or by giving these directly to the Hearing Examiner at the public hearing. Only the applicant, persons who submit written or oral comments to the Hearing Examiner, or persons who specifically request a copy of the written decision may appeal the Hearing Examiner's decision. Details of appeal procedures for the requested land use decision will be included with the written decision. Availability of File: The official project file and environmental documents are available for public review during normal business hours at the Department of Community and Economic Development (33325 8th Avenue South, Federal Way, WA 98003). City Staff Contact: Jim Harris — Contract Planner; iim.harris@ciVoffederalwM.com, or 253-835-2652; between 8:00 AM - 1:00 PM on Mon, Tues, & Thur. Call and leave a message or email to arrange to discuss proposal at other times. Published in the Federal Way Mirror February 28, 2014. Doc. I.D- 65084 Adelaiide' a Elern 4 Adebide SW N Park a Ig 307 31 Q� r aT sSW w ��• •;,��,-rr��ur Proi ' Jlf�rkat SUS 3 Training Center kvta ok PL V ICINTI PAAP MIRROR I-AKE' Vr11A&9-SENjoR dOl1sItjG - . . . . . _ !'1 _._-I_ ►v, �r \31�rLv 5R 024�0000A 0248000020 0248000030 NGOV LANG NGUON+OUK KHEANG BENNETT RUTH KHANG NGUYETTHIEU 31053 10TH AVE SW 31043 10TH AVE SW 31033 10TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 0248000040 0248000050 0248000060 COLVIN QUINCY+MONA GUTIERREZ JAVIER G+HEIDI K ANTRIM JOSEPH L+RUTH 31023 10TH AVE SW 31013 10TH AVE SW 31003 10TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 0248000070 0248000190 0248000200 HEFFRON ANNETTE H STOCKTON DAVID K WARNER SANDY K 30855 10TH AVE SW 30856 10TH AVE SW 3100410TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 0248000210 0248000220 0248000230 HAYFORD LOREN EDWIN+JAN C WOLBERT ROBERT F+CHRISTINE PAUL NANCY E 3101410TH AVE SW 3102410TH AVE SW 3103410TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 0248000240 0248000250 0721049027 FEDERAL NATIONAL MORTGAGE A CHANG SUNGWOON+SEOK MI TRINITY VILLAGE INC 31044 10TH AVE SW 858 SW 312TH ST P 0 Box 6961 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 Bellevue, WA 98008 0721049087 0721049088 0721049121 TRINITY VILLAGE INC Mirror Lake Village LLC LORS LISA M 570 150th PI NE 570 150th PI NE 845 SW 312TH ST Bellevue, WA 98007 Bellevue, WA 98007 FEDERAL WAY, WA 98023 0721049124 0721049125 0721049129 KIM SEI EUN ANDRES MEDINA MANN GURDEV SINGH 835 SW 312TH ST 803 SW 312TH ST 570 150th Place NE FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 Bellevue, WA 98007 0721049134 0721049154 0721049170 JONES ROBYN SUE LANSCIARDI SANDRA K LANGFORD LUKE H 833 SW 312TH ST 1017 SW 312TH ST 3120010TH PL SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 0721049187 0721049191 0721049205 MEDINA ANDRES FEDERAL WAY CITY OF HONG MINH THANH & QUA THI 805 SW 312TH ST P 0 Box 9718 849 SW 312TH ST FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98063 FEDERAL WAY, WA 98023 0721049216 0721049230 0721049246 WINKLERJOSEPH+DESIREE' HONG MINH THANH &QUA THI ENGEBO RONALD J 31205 8TH AVE SW 849 SW 312TH ST 30856 228th AVE SE FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 Black Diamond, WA 98010 w\i r LA �k \-j � �Q5-- 51z q4TU5 , C2) 3275810200 5259800310 5259800320 _-MA_TTSO_N.MELVIN A+CAROL -J-- _ _ _STER1JN-G_SCO3T WILLVAM+MARJ_ _ _ _BARKER STEVE+-KYOr\LG-TOK— 31206 10TH PL SW 1015 SW 310TH ST 1101 SW 310TH ST FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5259800400 5259800410 5259800420 SNODGRASS PATRICIA A YAHOLKOVSKY MARY BOCEK POORLADISLAV & YARKA 1110 SW 311TH CT 1106 SW 311TH CT 1102 SW 311TH CT FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5259800430 5259800440 5259800500 LAFONTAINE GUY W+GAIL A DOBBS DANIEL P+EILEEN A FEDERAL WAY CITY OF 1105 SW 311TH CT 1109 SW 311TH CT P 0 Box 9718 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98063 5557700140 5557700150 5557700160 SCHULTZ RICHARD BLANCHARD NORMA YOUNG LYNN L 31045 7TH AVE SW 31039 7TH AVE SW 31029 7TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5557700170 5558200070 5558200071 MORE DAVID+LEOTA FRENCH JAMES I KING COUNTY -PROPERTY SVCS 31019 7TH AVE SW 308518TH AVE SW 500 4th Ave FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 Seattle, WA 98105 5558200081 5558200160 5558200170 DONNELLY T L BERGMAN DANE I MONTEVERDE CARLOS 30857 8TH AVE SW 30856 8TH AVE SW 31005 8TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5558200180 5558200191 5558200200 MEADOWS MICHAEL E KELLER KRISTINA M RAMIREZ LUIS A 310118TH AVE SW 310218TH AVE SW 31027 8TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5558200210 5558200220 5558200230 GARCIA SIMON POAGE DAVID N STOCKMAN TED F 31004 8TH AVE SW 31012 8TH AVE SW 31018 8TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5558200240 5558200250 5558200251 MCKINLEY ROBERT E MACKINNON DESIGN & DEVELOPM MACKINNON DESIGN & DEVELOPM 31028 8TH AVE SW 31123 8TH AV 31125 8TH AV FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5558200255 5558200256 5559200065 BENSON CHRISOTPHER A MONTEVERDE CARLOS+KAREN L SPENCE DUNCAN L+STEPHANIE E 31115 8TH AVE SW 31105 8TH AVE SW 31204 8TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5559-20007& INMAN KIM 31206 8TH AVE SW FEDERAL WAY, WA 98023 4rcUSA 5559200075 5559200085 HARDMAN JOHN H+PATRICIA A MASION MARILYN JOYCE TRUSTEE 31208 STH AVE SW 31212 8TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 King County 5'- Q?00021 5558?il�,ii7,0 _ ?7 923 SAS Jr sv2oi?� �r CE72?r?s'r(7 } i1721Z�:�?7 i OX2.1049 i�9072?6149.76 2•:�f'1=h_O',11�f�,1-Fi'0(l)4-•uJ �� JJJ! 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(j b F! 1 } ? i r,2 s h�- �r5792�' 7'F92LZ0225 rJ81(�Q?Or7� .5i75r? ; 7 558GJCe C�S�`Q 5J6L5i�+ 0. 1_.5� n50n12 ? 3 3 �� 4168-0 430 ��-3i 7 6Q5L�Lz 2�J! 55 O.11500 0-55605GQ8.30-55605t7C?a'r' 0 � �- 5592601Gf?��i5592C!�is70 A" 68. 09'SQ . The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County Date: 1 /27/2014 1 in : 341 feet N makes no representations or warranties, express or Implied, as to accuracy, completeness, timeliness, or rights to the use of such information- This document is not intended for use as a surrey product. King County shall not be liable for any general, special, indirect, incidental, or consequential damages Including, o 0.0425 aoss a but not limited to, lost revenues or Iost profits resuEting from the use or misuse of the Information conlained on this map. Any sale of this map or information on this map is prohibited except by written permission of King County. '' 2)104 P`'2___I 1 .1 ..r 205537v+�, J1$i7,55g75U0F7 555 750+( - 90 5j55 750020P 55V ti C?rJ 151, ri-5011,1 C1 0 A1��fZ/f ry, £ 555 7 iRC i 55 „-00210 0721,049073 5192+r![7_ 0 2Q0245 072?04902P 7240 07210 9242— LQ King County GIS CENTER CITY OF =za' Federal flay DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.citvoffederolwaycarry DECLARATION OF DISTRIBUTION t I, I ereby declare, under penalty of perjury of the laws of the State of Washin on, that a: q Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ foxed ❑ e-mailed and/or Oposted to or at each of the attached addresses on 2074. Project Name l u \)ICLLUIL —\) � LI-Nrf�ii — K M1 nCZ- File Number(s) ��c�-VP 5 `" l D 5c6 C\ i Signature�A=U-kDate K:\PLANNING INTERN\Declaration of Distribution notices\Declaration of Distribution with Posting Sites.doc Posting Sites: Federal Way City Hall- 33325 8th Avenue Federal Way Regional Library- 34200 151 Way South Federal Way 320h Branch Library- 848 South 320th Street Subject Site- O(L �O4-- IN A\/¢ + Su 31, L�, � Dqe, "Iff(Ok- �wAe c6n�+ �J W �f K:\PLANNING INTERN\Declaration of Distribution notices\Declaration of Distribution with Posting Sites.doc y CITY OF Federal Way NOTICE OF MASTER LAND USE APPLICATION Project Name: Mirror Lake Village Senior Housing Project Description: Proposed construction of a 98-unit senior housing project. The proposed site plan shows 18 detached senior housing units, and one 98,259 square -foot building with 80 units. The proposed assisted living building would be approximately 39 feet tall as proposed. The site plan identifies 103 proposed parking stalls, stormwater facilities, pedestrian facilities, landscaping, and vehicular access to SW 312' Street. Applicant: Bruce Dunn, Calvin Jordan Associates Inc. Project Location: 838 Southwest 312`h Street (north side of 312"'), Federal Way, WA Date Application Received: January 21, 2014 Date Determined Complete: February l 8, 2014 Date of Notice of Application: February 28, 2014 Comment Due Date: March 14, 2014 Requested Decision and Other Permits Included with this Application: Use Process IV (File 14- 100356-UP); Environmental Determination (File 14-100357-SE); and Transportation Concurrency (File 13-100358-CN) . The city will use Process IV `Hearing Examiner's Decision' to review and decide upon the use. Required Studies: Preliminary Stormwater Technical Information Report. Development Regulations Used for Project Mitigation: Federal Way Revised Code (FWRC) Title 14, "Environmental Policy," Title 16 "Surface Water Management," and Title 19 "Zoning and Development Code." Public Comments & Appeals: The initial public comment and notice period ends March 14, 2014. However, any person may submit written comments to the Hearing Examiner by delivering these comments to the Department of Community and Economic Development prior to the public hearing date (which has yet to be determined) or by giving these directly to the Hearing Examiner at the public hearing. Only the applicant, persons who submit written or oral comments to the Hearing Examiner, or persons who specifically request a copy of the written decision may appeal the Hearing Examiner's decision. Details of appeal procedures for the requested land use decision will be included with the written decision. Availability of File: The official project file and environmental documents are available for public review during normal business hours at the Department of Community and Economic Development (33325 8th Avenue South, Federal Way, WA 98003). City Staff Contact: Jim Harris — Contract Planner; jim.harris@cityoffederalvray.com, or 253-835-2652; between 8:00 AM - 1:00 PM on Mon, Tues, & Thur. Call and leave a message or email to arrange to discuss proposal at other times. Published in the Federal Way Mirror February 28, 2014. Doc. I.D. 65084 Adelaide elem. kota ark iter a,{ V Lakota0 Mirimp tier VIC►fm MAP S EN I O R Woes I N G - „l, __._ _I_ CITY OF •�'.--'� Fedem00% ral Way Project Name: _ Project File No: Project Address: DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 81h Avenue South ' Federal Way, WA 98003-6325 RECEIVED 253-8352607; Fax 253-835-2609 ,,yww.ci tvntfedcraiway.com FEB 2 9 Z014 C'TTY OF CDSRAL WAY SIGN INSTALLATION CERTIFICATE Sb-0 Installed By: x, V� (a, Location of Installation: 0, 74 'TwVv, 9-� 6- Date of Installation: _ P. D -f V4-0 5 W J � W4 V GQV-Z� 1z's — �f. .- 'L a :. Z8: �: Yi. .f9_ i. :�. dE: 4_ !s Y: a3. '�S. Pi: :di; Pn 'A .1, M. -6k: li: 19" �� trx�� ea �a a� era �a m� 'JAL � •�> •.Rr „�> .�, •m. •ter ,�. ,b� ,�..�,,, .�,r :�:„ .,,�..�,> .�> ,�,> ,�. •�.r ,per .�> •�. •r. •,r .�..mF .�,. ,�M .�F .�� -�,. -�,- <,�r I hereby testify that the sign installed fully complies with the installation standards of the Department of Community Development Service's "Instructions for Obtaining & Posting Public Notification Signs" and that the sign will be maintained until a final decision is issued on the land use action. I understand that failure to return this certificate within five days of posting may result in delays, notice of corrections, and re -mailings at the applicant's expense. Installer's Name r Date ker's 4-zS---f-02-/i3-� Phone Bulletin #036 — January 1, 2011 Page I of I k:\Handouts\Sign Installation Certificate '4k CIT Federal Way DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www.cif offs eraWa .corn DECLARATION OF DISTRIBUTION hereby declare, under penalty of perjury of the laws of the State of Washington, that a: �. Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretatbn ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Pemnit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ($e-mailed and/or ❑ posted to or at each of the attached addresses on p — 2014. Project Name File Number(s) Signature Date �� Y K:\CD Administration Files\Declaration of Distdbution.doc/Last printed 1/22/2014 2:40:00 PM Tamara Fix From: Jennifer Anderson <jnderson@fedwaymirror.com> Sent: Tuesday, February 25, 2014 1:52 PM To: Tamara Fix Subject: Re: Legal Notice - Mirror Lake Snr Housing Yep, this is perfect. Thanks again! Jennifer Anderson Advertising Sales Consultant Office: 253-925-5565, Ext 3052 Internal: 02-3052 Fax:253-925-5750 31919 1st Ave S, Ste 101, Federal Way, WA 98003 ❑x Sound Publishing, Inc. Map Print Rates Online Rates Media Kit Sound Info On Tue, Feb 25, 2014 at 1:14 PM, Tamara Fix <Tamara.Fix ci ❑ffederalwa .comp wrote: Good to know. I'll try to remember to use the new address! I'm not sure why our attachments haven't been opening for you guys. Weird. In any case, here is the notice. Does it work okay to always do it this way? CITY OF Federal Way NOTICE OF MASTER LAND USE APPLICATION 1 Project Name: Mirror Lake Village Senior Housing Project Description: Proposed construction of a 98-unit senior housing project. The proposed site plan shows 18 detached senior housing units, and one 98,259 square -foot building with 80 units. The proposed assisted living building would be approximately 39 feet tall as proposed. The site plan identifies 103 proposed parking stalls, stormwater facilities, pedestrian facilities, landscaping, and vehicular access to SW 312t' Street. Applicant: Bruce Dunn, Calvin Jordan Associates Inc. Project Location: 838 Southwest 312t' Street (north side of 312`b), Federal Way, WA Date Application Received: January 21, 2014 Date Determined Complete: February 18, 2014 Date of Notice of Application: February 28, 2014 Comment Due Date: March 14, 2014 Requested Decision and Other Permits Included with this Application: Use Process IV (File 14-100356-UP); Environmental Determination (File 14-100357-SE); and Transportation Concurrency (File 13-100358-CN) . The city will use Process IV `Hearing Examiner's Decision' to review and decide upon the use. Required Studies: Preliminary Stormwater Technical Information Report. Development Regulations Used for Project Mitigation: Federal Way Revised Code (FWRC) Title 14, "Environmental Policy," Title 16 "Surface Water Management," and Title 19 "Zoning and Development Code." Public Comments & Appeals: The initial public comment and notice period ends March 14, 2014. However, any person may submit written comments to the Hearing Examiner by delivering these comments to the Department of Community and Economic Development prior to the public hearing date (which has yet to be determined) or by giving these directly to the Hearing Examiner at the public hearing. Only the applicant, persons who submit written or oral comments to the Hearing Examiner, or persons who specifically request a copy of the written decision may appeal the Hearing Examiner's decision. Details of appeal procedures for the requested land use decision will be included with the written decision. Availability of File: The official project file and environmental documents are available for public review during normal business hours at the Department of Community and Economic Development (33325 8`h Avenue South, Federal Way, WA 98003). City Staff Contact: Jim Harris —Contract Planner; Jm.harris mcitvoffederalway.com, or 253-835-2652; between 8:00 AM - 1:00 PM on Mon, Tues, & Thur. Call and leave a message or email to arrange to discuss proposal at other times. Published in the Federal Way Mirror February 28, 2014. From: Jennifer Anderson [mailto:'anderson fedwa mirror.com] Sent: Tuesday, February 25, 2014 12:22 PM To: Tamara Fix Subject: Re: Legal Notice - Mirror Lake Snr Housing You can send any further corespeondence to nderson o,federalwaymirror.com, I will still receive anything sent to mgoss but not sure for how long. I was unable to open the attachment, can you paste it into the body of the e-mail? Thank you! Jennifer Anderson Advertising Sales Consultant Office: 253-925-5565 Ext 3052 Internal: 02-3052 Fax: 253-925-5750 31919 1st Ave S, Ste 101, Federal Way, WA 98003 Sound Publishing, Inc. Map Print Rates Online Rates Media Kit Sound Info On Tue, Feb 25, 2014 at 11:43 AM, Tamara Fix<Tamara_FixQcityoffederalway.cam> wrote: Please publish the attached legal notice (Mirror Lake Snr Housing NOA, 14-100356) in Friday's (2-28-14) issue. Please confirm and issue an affidavit of publication. I was told to continue to use this email. Let me know if you have any questions! CITY 6F - t z� — Federal Way FlLlrt-7 NOTICE OF MASTER LAND USE APPLICATION Project Name: Mirror Lake Village Senior Housing Project Description: Proposed construction of a 98-unit senior housing project. The proposed site plan shows 18 detached senior housing units, and one 98,259 square -foot building with 80 units. The proposed assisted living building would be approximately 39 feet tall as proposed. The site plan identifies 103 proposed parking stalls, stormwater facilities, pedestrian facilities, landscaping, and vehicular access to SW 3126 Street. Applicant: Bruce Dunn, Calvin Jordan Associates Inc. Project Location: 838 Southwest 312"' Street (north side of 312"'), Federal Way, WA Date Application Received: January 21, 2014 Date Determined Complete: February 18, 2014 Date of Notice of Application: February 28, 2014 Comment Due Date: March 14, 2014 Requested Decision and Other Permits Included with this Application: Use Process IV (File 14- 100356 T); Environmental Determination (File 14-100357-SE); and Transportation Concurrency (File 13-100358-CN) . The city will use Process IV `Hearing Examiner's Decision' to review and decide upon the use. Required Studies: Preliminary Stormwater Technical Information Report. Development Regulations Used for Project Mitigation: Federal Way Revised Code (FWRC) Title 14, "Environmental Policy," Title 16 "Surface Water Management," and Title 19 "Zoning and Development Code." Public Comments & Appeals: The initial public comment and notice period ends March 14, 2014. However, any person may submit written comments to the Hearing Examiner by delivering these comments to the Department of Community and Economic Development prior to the public hearing date (which has yet to be determined) or by giving these directly to the Hearing Examiner at the public hearing. Only the applicant, persons who submit written or oral comments to the Hearing Examiner, or persons who specifically request a copy of the written decision may appeal the Hearing Examiner's decision. Details of appeal procedures for the requested land use decision will be included with the written decision. Availability of File: The official project file and environmental documents are available for public review during normal business hours at the Department of Community and Economic Development (33325 8th Avenue South, Federal Way, WA 98003). City Staff Contact: Jim Harris — Contract Planner; jim.harris ,cityoffederalway.com, or 253-835-2652; between 8:00 AM - 1:00 PM on Mon, Tues, & Thur. Call and leave a message or email to arrange to discuss proposal at other times. Published in the Federal Way Mirror February 28, 2014- Doc. I.D. 65084 ei$Id01 <> PL Morm I r �. Adebkk SW 30,6 St Paris 5:1 15 5•r SWd PL ' A�rrhot '-,�__./SW 31 Training Center kota ark 5T I Takata 4 Il�irlr�la cue`" VICINTI OAP 07 31 r Vv 313 �T V314M 3 French M I RR dR . I,AkE V f1149-SENIOR dovS I N G ct-ry of �. Federal February 20, 2014 Mr. Bruce Dunn Calvin Jordan Associates, Inc. 15049 NE Bel -Red Road Bellevue, WA 98007 CITY HALL FILE 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Re: File No's 14-100356-00-UP and 14-100357-SE; NOTICE OF COMPLETE APPLICATION Mirror Lake Village Senior Housing, Federal Way Dear Mr. Dunn: The Community and Economic Development Department is in receipt of your Process IV Master Land Use (MLU) application and environmental checklist. The applicant proposes to construct a new 98-unit Senior Housing Project with associated site improvements at 938 SW 312th Street, Federal Way. Pursuant to Federal Way Revised Code (F)ATRC) 19.15.045, within 28 days of receiving an MLU application, the city shall determine whether all information and documentation required for a complete application has been submitted. NOTICE OF COMPLETE APPLICATION Please consider this letter a Notice of Complete Application. The Process IV MLU application is deemed complete as of February 18, 2014. This determination of completeness is based on a review of your submittal relative to applicable requirements referenced within FWRC 19.15.040, "Development Application Submittal Requirements." Submittal requirements are not intended to determine if an application conforms to city codes, they are used only to determine if all required materials have been submitted. A 120-day time line for reviewing this environmental checklist and Process IV application has started as of this date. The city's development regulations allow the department 120 days from the ciatn. that �r application is deemed complete to take action on the application. However, stopped at any time the city requires corrections and/or additional informati the status of the 120-day time line when you are notified in writing that con information are needed. : f The Development Review Committee (DRC) staff is preparing initial techni be forwarded to you in separate correspondence. Technical review commeni U additional information and revisions in order to comply with applicable cod( PUBLIC NOTICE `T The Notice of Application (NOA) will be distributed within 14 days of this 1, Zz one notice will be posted at the subject property; the applicant will be respon large notice sign and we will provide the sign and installation instructions to Mr. Dunn February 20, 2014 Page 2 staff will post two small notice boards at the site; 3) one copy will be posted at each of the official notification boards; 4) one copy will be published in the Federal Way Mirror, and 4) a copy will be mailed to property owners within 300 feet of the subject property. The department also has the responsibility to notify other agencies that may have jurisdiction over your development project or an interest in it. CLOSING If you have any questions regarding this letter or your development project, please contact me by email at jim.harris@cityoffederaiM.com, or by phone at 253-835-2652 during my office hours on Mondays, Tuesdays and Thursdays from 8:00 AM until noon. Sincerely, 14�Ar )ontract Harris Planner c: Ann Dower, Senior Engineering Plans Reviewer Erik Preston, Senior Transportation Planning Engineer Chris Ingham, South King Fire and Rescue Brian Asbury, Lakehaven Utility District 14-100356 Doc. LD. 65023 4033 9 1 4$O0006 0248000200 3� 31004 o� q n 0 N 4032 4045 0248000210 31014 W Q 0248000220 0 4031 31024 ti �abds" 0248000230 4030 31034 4047 538 4048 0248000240 }..•..- 4029 31044 0721049088 840 0721049191 0721049087 836 C/) =, jn 5558200170 Q q 5558200210 31005 31004 40 9 02t3 t5558200220 5558200180 31011 12 5558200191 5558200230 31021 31018 4021 5558200200 31027 5558200256 31105 0255 31115 0721049129 31115 824 [--1 31028 4049 )•••••• 4028 I 5558200251 5558200250 71 0248000250 31125 31123 858 n 0 3445 34453 4027 — 4;'-28 ` f JI;ssigned - W-NONE (12 T. -- S1iV 312TH"•ST —" W-N/A (6 ") -------------------"6435 �----w--g36`--------_.__----Y--438---------------~T6439----------__-__ -- 1`16 6437 544� 0721049170 31200 1 0721049205 0721049121 0721049124� 0721049134 0721049187 0721049125 849 845 072104 24i835 833 805 803 3275810200 31206 0721049230 0721049216 3.-205 NOTE: Lakehaven Utility District y 1 neither warrants nor guarantees °v the accuracy of any facility 'Aj information provided. Facility nletgnrq locations and conditions are subject to field verification. UTILITY t)iST}t Mirror Lake Village (2014) 50 Feet u t oi. 0248000010 NGOV LANG NGUON+OUK KHEANG 31053 10TH AVE SW FEDERAL WAY, WA 98023 0248000040 COLVIN QUINCY+MONA 31023 10TH AVE SW FEDERAL WAY, WA 98023 0248000070 HEFFRON ANNETTE H 30855 10TH AVE SW FEDERAL WAY, WA 98023 0248000210 HAYFORD LOREN EDWIN+JAN C 31014 10TH AVE SW FEDERAL WAY, WA 98023 0248000240 FEDERAL NATIONAL MORTGAGE A 3104410TH AVE SW FEDERAL WAY, WA 98023 0721049087 TRINITY VILLAGE INC 570 150th PI NE Bellevue, WA 98007 0721049124 KIM SEI EUN 835 SW 312TH ST FEDERAL WAY, WA 98023 0721049134 JONES ROBYN SUE 833 SW 312TH ST FEDERAL WAY, WA 98023 0721049187 MEDINA ANDRES 805 SW 312TH ST FEDERAL WAY, WA 98023 M i J cc; r L e k 0248000020 BENNETT RUTH 31043 10TH AVE SW FEDERAL WAY, WA 98023 0248000050 GUTIERREZJAVIER G+HEIDI K 31013 10TH AVE SW FEDERAL WAY, WA 98023 0248000190 STOCKTON DAVID K 30856 10TH AVE SW FEDERAL WAY, WA 98023 0248000220 WOLBERT ROBERT F+CHRISTINE 3102410TH AVE SW FEDERAL WAY, WA 98023 0248000250 CHANG SUNGWOON+SEOK MI 858 SW 312TH ST FEDERAL WAY, WA 98023 0721049088 Mirror Lake Village LLC 570 150th PI NE Bellevue, WA 98007 0721049125 ANDRES MEDINA 803 SW 312TH ST FEDERAL WAY, WA 98023 0721049154 LANSCIARDI SANDRA K 1017 SW 312TH ST FEDERAL WAY, WA 98023 0721049191 FEDERAL WAY CITY OF P 0 Box 9718 FEDERAL WAY, WA 98063 (4cv 5R �dS t 0248000030 KHANG NGUYETTHIEU 31033 10TH AVE SW FEDERAL WAY, WA 98023 0248000060 ANTRIM JOSEPH L+RUTH 31003 10TH AVE SW FEDERAL WAY, WA 98023 0248000200 WARNER SANDY K 31004 10TH AVE SW FEDERAL WAY, WA 98023 0248000230 PAUL NANCY E 3103410TH AVE SW FEDERAL WAY, WA 98023 0721049027 TRINITY VILLAGE INC P 0 Box 6961 Bellevue, WA 98008 0721049121 LORS LISA M 845 SW 312TH ST FEDERAL WAY, WA 98023 0721049129 MANN GURDEV SINGH 570 150th Place NE Bellevue, WA 98007 0721049170 LANGFORD LUKE H 3120010TH PL SW FEDERAL WAY, WA 98023 6. 0721049205 HONG MINH THANH & QUA THI 849 SW 312TH ST FEDERAL WAY, WA 98023 0721049216 0721049230 0721049246 WINKLER JOSEPH+DESIREE' HONG MINH THANH & QUA THI ENGEBO RONALD J 31205 8TH AVE SW 849 SW 312TH ST 30856 228th AVE SE FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 Black Diamond, WA 98010 Vv\ i t r-ar L A %k `1 k l Q 5 5 R P/JW C2) 3275810200 5259800310 5259800320 —MA_TTSO-N MELVJNIA±CAROLJ _ _ _ _ SERLIN-G_SCOTTWILLIAM+_fl4ARJ__ _ —PARKER SIEVE+ICYONGSDK_ 31206 10TH PL SW 1015 SW 310TH ST 1101 SW 310TH ST FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5259800400 5259800410 5259800420 SNODGRASS PATRICIA A YAHOLKOVSKY MARY BOCEK POORLADISLAV & YARKA 1110 SW 311TH CT 1106 SW 311TH CT 1102 SW 311TH CT FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5259800430 5259800440 5259800500 LAFONTAINE GUY W+GAIL A DOBBS DANIEL P+EILEEN A FEDERAL WAY CITY OF 1105 SW 311TH CT 1109 SW 311TH CT P 0 Box 9718 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98063 5557700140 5557700150 5557700160 SCHULTZ RICHARD BLANCHARD NORMA YOUNG LYNN L 31045 7TH AVE SW 31039 7TH AVE SW 31029 7TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5557700170 5558200070 5558200071 MORE DAVID+LEOTA FRENCH JAMES I KING COUNTY -PROPERTY SVCS 31019 7TH AVE SW 308518TH AVE SW 500 4th Ave FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 Seattle, WA 98105 5558200081 5558200160 5558200170 DONNELLYT L BERGMAN DANE I MONTEVERDE CARLOS 30857 8TH AVE SW 30856 8TH AVE SW 31005 8TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5558200180 5558200191 5558200200 MEADOWS MICHAEL E KELLER KRISTINA M RAMIREZ LUIS A 310118TH AVE SW 310218TH AVE SW 31027 8TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5558200210 5558200220 5558200230 GARCIA SIMON POAGE DAVID N STOCKMAN TED F 31004 8TH AVE SW 31012 8TH AVE SW 31018 8TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5558200240 5558200250 5558200251 MCKINLEY ROBERT E MACKINNON DESIGN & DEVELOPM MACKINNON DESIGN & DEVELOPM 31028 8TH AVE SW 31123 8TH AV 31125 8TH AV FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 5558200255 5558200256 5559200065 BENSON CHRISOTPHER A MONTEVERDE CARLOS+KAREN L SPENCE DUNCAN L+STEPHANIE E 31115 8TH AVE SW 31105 8TH AVE SW 31204 8TH AVE SW FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98023 t "I 5559200070 INMAN KIM 31206 8TH AVE SW FEDERAL WAY, WA 98023 5559200075 HARDMAN JOHN H+PATRICIA A 31208 8TH AVE SW FEDERAL WAY, WA 98023 5559200085 MASION MARILYN JOYCE TRUSTEE 31212 8TH AVE SW FEDERAL WAY, WA 98023 V1O0617�7, 7- Y� ,� _ i'49ifi Q; �Q�92.29072si,�9ki•7� _l xGl�n L��2.'f-ri-'1_}f�11i-.-_?22M'•��'-:-''-`.ii;if�:' I_'-�='S $lf%==i�l -.__'t�i]ili�fi r� y �•�r �,_,•7J�?U �•F V� 5� 60 i $nrij k''``8'�'+�'i05259800261) 5 71�f:52598rQ 7- 5� c }r yyrr11 �`�I1?tF2 S }[jr3�JL7S+00 7?$i :; ; �T �55$ ?i 11 ?0 'i- +-"L 77 4 � - �._ '(�\r-.:r•�5a?i�i_''iZJ { - .t-: •'h2R,'JrU g�yypp lr 4 •� _ 'GI_QQj�Jjk �l i�17�� {i r n _i :ti:.tI `,�G 7-�-�L�ltii ilk 0'€:'�'! 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Any sale of this map or information on ! 3hlbited except by wraten permission of King County. 1 �` CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: January 30, 2014 TO: Ann Dower, PW Development Services Rick Perez, PW Traffic Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue Tanya Noscimento, Federal Way School District Lindsey Tiroux, Public Safety Officer FROM: Jim Harris, Planning Division, jim.harris@cityoffederalway.com FOR DRC MTG. ON: February 13, 2014 - Internal Completeness FILE NUMBER(s): 14-100356-00—UP & 14-100357-00—SE RELATED FILE NOS.: 13-103378-00—PC PROJECT NAME: MIRROR LAKE VILLAGE PROJECT ADDRESS: *NO SITE ADDRESS* (approx. 840 SW 312th Street) ZONING DISTRICT: RS 7.2 PROJECT DESCRIPTION: Proposed 98-unit senior housing project with 80 assisted living units & 18 detached senior housing units. LAND USE PERMITS: Use Process IV and SEPA Determination PROJECT CONTACT: Cal Jordan 425 643-3123 MATERIALS SUBMITTED: 1. Signed MLU application 2. Submittal Checklist 3. Vicinity Map 4. SEPA Checklist (8) 5. Mailing Envelopes (3) 6. Title Report (2) 7. Water/Sewer Availability (2) 8. Preliminary TIR (4) 9. Hazardous Material & Wellhead Protection Inventory Statement (4) 10. Topographic Survey (8) 11. Site Plan (8) 12. Building Elevations & Design Intent (8) 13. Preliminary Drainage, Grading and ROW Plan 14. & Utility Plans (8) 15. Tree/Vegetation Retention Plan 16. Preliminary Landscape Plan (8) 17. CPTED Checklist 18. Analysis of Special Regulations Narrative 19. Design Guideline Narrative 20. Building Height Variance Narrative 21. Unit Density Variance Narrative 22. Variance for Buildings Longer than 120 feet Narrative 1m V fj} if sue.. O D.. 1 AA{{?? Id 10 AAS gAlr HIR I� I. N _ 1 1 L jr w I C'�ti f d n� U ['y -n O f�D ~ u cn CO 2i z � n r ._ - CD '1 FCITederal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8'h Avenue South Federal Way, WA 98003-6325 253-835-2607: Fax 253-835-2609 RECEIVEDwww.citvoffederalway.com JAN 21 2014 CITY OF FEDC-RAL WAY Crime Prevention Through Environmental Design (CPTED) Checklist Directions Please fill out the checklist to indicate which strategies have been used to implement CPTED principles in your proposed project. Please check all strategies that are applicable to your project for each of the numbered guidelines. You may check more than one strategy for each guideline. Your responses will be evaluated by City Staff, and will be integrated into the Site Plan and/or Building Permit review process. Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Section 1.0 Natural Surveillance 1.1 Blind Corners —Conforms Avoid blind confers in pathways and parking lots. —Revise _NA Comments: Pathways should be direct. All barriers along pathways should be permeable (see through) including landscaping, fencing etc. ■ ❑ Consider the installation of mirrors to allow users to see ahead of them and around corners. e Other strategy rl 1.2 Site and Building Layout Allow natural observation front the street to the use, froin the use to the street, and between uses —Conforms _Revise _NA Comments: Bulletin #022 - January I, 20I It Page I of 9 k:\Handouts\CPTED Checklist Section and Performance Standard For Non -Single Family Development For Commercial/ Retail/ Industrial and Community Facilities For Surface Parking and Parking Structures ✓ Functional Area Performance Standard Strategy a Applicable during Site Plan Review e Applicable during Building Permit Review Rr Orient the main entrance towards the street or both streets on corners. ■ Position habitable rooms with windows at the front of the dwelling. ■ Access to dwellings or other uses above commerciall retail development should not be from the rear of the building. ■ Offset windows, doorways and balconies to allow for natural observation while protecting privacy. r ❑ Locate main entrances/exits at the front of the site and in view of the street. ! If employee entrances must be separated from the main ❑ entrance, they should maximize opportunities for natural surveillance from the street. ■ ❑ In industrial developments, administration/offices should be located at the front of the building. ■ Avoid large expanses of parking. Where large expanses of Xparking are proposed, provide surveillance such as security cameras. ■ Access to elevators, stairwells and pedestrian pathways should be clearly visible from an adjacent parking area. ■ RT Avoid hidden recesses. ■ Locate parking areas in locations that can be observed by adjoining uses. ■ Open spaces shall be clearly designated and situated at For Common/ locations that are easily observed by people. Parks, plazas, Open Space common areas, and playgrounds should be placed in the front Areas of buildings. Shopping centers and other similar uses should face streets. ■ Other strategy used: C Evaluation for Agency Use Only Bulletin #022 —January 1, 2011 Pave 2 of 9 k:\Handouts\CPTED Checklist Section and Performance Standard 1.3 ✓ Functional Area Performance Standard Strategy ■ Applicable during Site Plan Review 6 Applicable during Building Permit Review Evaluation for Agency Use Only Common/Open Space Areas and Public On -Site Open _Conforms Space —Revise Provide natural surveillance for common/open space areas. _NA Comments: Position active uses or habitable rooms with windows adjacent to main common/open space areas, e.g. playgrounds, swimming pools, etc., and public on -site open space. A Design and locate dumpster enclosures in a manner which 9f screens refuse containers but avoids providing opportunities to hide. ! Locate waiting areas and external entries to elevators/stairwells ❑ close to areas of active uses to make them visible from the building entry. e ❑ Locate seating in areas of active uses. e Other strategy used: 1.4 Entrances _Conforms Provide entries that are clearly visible. _Revise _NA Comments: Design entrances to allow users to see into them before entering. ■ Entrances should be clearly identified (Signs must conform to ❑ FWRC 19.140.060. Exempt Signs. (.applicable during Certifl ate of Occupancy Inspection . Other strategy used: 1.3 Fencing —Conforms Fence design should maximize natural surveillance from the _Revise street to the building and from the building to the street, and NA minimize opportunities for intruders to hide. Comments: Bulletin #022—January 1, 2011 Page 3 ot`9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy f Applicable during Site Plan Review 6 Applicable during Building Permit Review ❑ Front fences should be predominantly open in design, e.g. pickets or wrought iron, or low in height. e Design high solid front fences in a manner that incorporates ❑ open elements to allow visibility above the height of five feet. e If noise insulation is required, install double -glazing at the ❑ front of the building rather than solid fences higher than five feet. e Evaluation for Agency Use Only Other strategy used: 13 1.6 Landscaping .Conforms Avoid landscaping which obstructs natural surveillance and _Revise allows intruders to hide. _NA Comments: Trees with dense low growth foliage should be spaced or their crown should be raised to avoid a continuous barrier. ■ Use low groundcover, shrubs a minimum of 24 inches in height, or high -canopied trees (clean trimmed to a height of eight feet) around children's play areas, parking areas, and along pedestrian pathways. ■ Avoid vegetation that conceals the building entrance from the street. ■ Other strategy used: 1.7 Exterior Lighting .Conforms Provide exterior lighting that enhances natural surveillance. Revise (Refer to FWRC 19.115.050(7)(a) for specific lighting _NA requirements.) Comments: Prepare a lighting plan in accordance with Illuminating Engineering Society of America (IESA) Standards, which addresses project lighting in a comprehensive manner. Select a lighting approach that is consistent with local conditions and crime problems. ■ Bulletin #022 —January 1, 2011 Page 4 of 9 kAHandouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy a Applicable during Site Plan Review 6 Applicable during Building Permit Review Locate elevated light fixtures (poles, light standards, etc.) in a coordinated manner that provides the desired coverage. The useful ground coverage of an elevated light fixture is roughly twice its height. ■ For areas intended to be used at night, ensure that lighting supports visibility. Where lighting is placed at a lower height to support visibility for pedestrians, ensure that it is vandal - resistant. e ❑ Ensure inset or modulated spaces on a building facade, access/egress routes, and signage is well lit. e ❑ In areas used by pedestrians, ensure that lighting shines on pedestrian pathways and possible entrapment spaces. e Place lighting to take into account vegetation, in its current and ❑ mature form, as well as any other element that may have the potential for blocking light. e Avoid lighting of areas not intended for nighttime use to avoid ❑ giving a false impression of use or safety. If danger spots are usually vacant at night, avoid lighting them and close them off to pedestrians. e Select and light "safe routes" so that these become the focus of legitimate pedestrian activity after dark. a ClAvoid climbing opportunities by locating light standards and electrical equipment away from walls or low buildings. e ❑ Use photoelectric rather than time switches for exterior lighting. e In projects that will be used primarily by older people ❑ (retirement homes, congregate care facilities, senior and/ or community centers, etc.) provide higher levels of brightness in public/common areas. e Other strategy U 1.8 'Mix of Uses In mixed use buildings increase opportunities for natural surveillance, while protecting privacy. Evaluation for Agency Use Only _Conforms _Revise _NA Comments: Bulletin #022 —January 1, 201. 1 Page 5 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Where allowed by city code, locate shops and businesses on lower floors and residences on upper floors. In this way, ❑ residents can observe the businesses after hours while the residences can be observed by the businesses during business hours. ■ © Include food kiosks, restaurants, etc. within parks and parking structures. ■ Other strategy: used 1.9 Security Bars, Shutters, and Doors Conforms When used and permitted by building and fire codes, security —Revise bars, shutters, and doors should allow observation of the street _NA and be consistent with. the architectural style of the building. Comments: Security bars and security doors should be visually permeable (see -through). e Other strategy used: Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Section 2.0 Access Control 2.1 Building Identification _Conforms Ensure buildings are clearly identified by street number to —Revise prevent unintended access and to assist persons trying to find _NA the building. Identification signs must confonn to FWRC Comments: 19.1 10.060. Exempt Signs. ❑ Street numbers should be plainly visible and legible from the street or road Fronting the property. e Bulletin #01-2 —Jan uary 1. 2011 Page 6 of 9 k:\Handouts\CPTED Checklist •^ti - l'I Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review In residential uses, each individual unit should be clearly numbered. In multiple building complexes, each building entry ❑ should clearly state the unit numbers accessed From than entry. In addition, unit numbers should be provided on each level or floor. e ❑ Street numbers should be made of durable materials, preferably reflective or luminous, and unobstructed (e.g. by foliage). e For larger projects, provide location maps (fixed plaque ❑ format) and directional signage at public entry points and along internal public routes of travel. e Other strategy used: Evaluation for Agency Use Only 2.2 Entrances —Conforms Avoid confusion in locating building entrances. TRevise _NA Comments: Entrances should be easily recognizable through design Rf features and directional signage. (Signs must conform to FWRC 19.140.060. Exempt Signs. ■ Minimize the number of entry points. s Other strategy used: 2.3 Landscaping _Conforms Use vegetation as barriers to deter unauthorized access. _Revise _NA Comments: ❑ Consider using thorny plants as an effective barrier. e Other strategy used: 2.4 Landscaping Location Conforms Avoid placement of vegetation that would enable access to a —Revise building or to neighboring buildings. NA Comments: Bulletin #022—January 1, 20l l Paee 7 of k:\Handouts\CPTED Checklist 1 Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy f Applicable during Site Plan Review e Applicable during Building Permit Review Avoid placement of large trees, garages, utility structures, ❑ fences. and gutters next to second story windows or balconies that could provide a means of access. M ❑ Other strategy used: 2.5 Security _Conforms Reduce opportunities for unauthorized access Revise _NA Comments: Consider the use of security hardware and/or human measures ❑ to reduce opportunities for unauthorized access. (Applicable during 0 Cr+7i icale of Ocetiam•v Inspection). Other strategy used: 2.6 Signage _Conforms Insure that signage is clearly visible, easy to read and simple to Revise understand [Signs must conform to FWRC 19.140.060. Exempt _NA Signs]. Comments: © Use strong colors, standard symbols, and simple graphics for informational signs. e Upon entering the parking area, provide both pedestrians and For Surface ❑ drivers with a clear understanding of the direction to stairs, Parking and elevators, and exits. e Parking Structures ❑ In multi -level parking areas, use creative Signage to distinguish between floors to enable users to easily locate their cars. e ❑ Advise users of security measures that are in place and where to find them, i.e. security phone or intercom system. e ❑ Provide signage in the parking area advising users to lock their cars. e Bulletin #022 — January 1, 201 1 Paae 8 0179 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Where exits are closed after hours, ensure this information is indicated at the parking area entrance. e Other strategy used: Section 3.0 Ownership 3.1 Maintenance _Conforms Create a "cared for" image —Revise _NA Comments: Ensure that landscaping is well maintained, as per FWRC ❑ 19.125.090, in order to give an impression of ownership, care, and security. (Ongoing). Where possible, design multi -unit residential uses such that no ❑ more than six to eight units share a common building entrance. ■ Other strategy used: 3? Materials .Conforms Use materials, which reduce the opportunity for vandalism. —Revise _NA Comments: Consider using strong, wear resistant laminate, impervious glazed ceramics, treated masonry products, stainless steel ❑ materials, anti -graffiti paints, and clear over sprays to reduce opportunities for vandalism. Avoid flat or porous finishes in areas where graffiti is likely to be a problem. e ElWhere walls are unavoidable, refer to FRC largeW 19.125.040c211 regarding the use of vegetative screens. e Common area and/or street furniture shall be made of long ❑ wearing vandal resistant materials and secured by sturdy anchor points, or removed after hours. e Other strategy used: Bulletin #022 — January 1. 2011 Page 9 of 9 k:\Handouts\CPTED Ched A. BACKGROUND 1. 2. 3. 4. 5. 6. 7. 8. ENVIRONMENTAL CHECKLIST Mirror Lake Village #13-103778-00-PC Name of proposed project, if applicable: Mirror Lake Village - #13-103778-00-PC Name of applicant: Washington Clangston Investment Group, Inc. Address and phone number of applicant and contact person: Aolicant Contact: Besty Zhu Washington Clangston Investment Group P.O. Box 6961 Bellevue, WA 98007-6961 (425) 502-1936 Date checklist prepared: January 7, 2014 Agency requesting checklist: City of Federal Way \' 4� � �kovl'ij RECEIVE® JAN 2 12014 CITY OF FEDERAL WAY CDS Pro'ect Contact: Cal Jordan Calvin Jordan Associates, Inc 15049 NE Bel -Red Rd Bellevue, WA 98007 (425) 643-3123 Proposed timing or schedule (including phasing, if applicable): Site Preparation and Grading — Late Fall �014 Building Construction - Early Spring 2015 Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. MW List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Up and down steam analysis for storm water design 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No Mirror Lake Village - #13-103778-00-PC 10. List any government approvals or permits that will be needed for your proposal, if known. Process IV approval Developer Extension Agreement with Lakehaven Utility District. ��— Building Permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) The project is the construction of a 98-unit senior housing facility on a 3.04 acre site. It consists of a mix of senior housing units containing individual cottages, and assisted living units. The facility will include living units (individual and combined), kitchen and dining facilities, meeting rooms, recreation areas, library, and support areas. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. 824, 836 & 840 SW 312th Street Federal Way, WA 98023 Section 7; Township 21 North, Range 4 East Tax Parcels #072104-9129; 9072104-9087; #072104-9088. B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Fl , slopin rolling, hilly, steep slopes, mountainous, other. b. What is the steepest slope on the site (approximate percent slope)? > 6% c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Sand /Gravel mix Alderwood Soil Series. Alderwood soils are a gravelly sandy loam with a moderate fine granular structure. These soils have a moderately rapid permeability rate above a layer of hardpan. Mirror Lake Village - #13-103778-00-PC �1 d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. [Me e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Approximately, 15,300 CY of soil material to be cut with 3,700 CY of the cut material to be used as on -site fill. This will require approximately 11,600 CY of material to be moved off site. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. No. Alderwood soils with less than 30% slope are considered to have a low erosion potential. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? >51% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. Air During site grading, a silt pond will be constructed to collect any silt from entering the City's storm drainage system. A silt fence will also be installed on the down slope of the property and along the street edge of the site. a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction. and when the project is completed? If any, generally describe and give approximate quantities if known. Normal emissions during construction. With the project complete, the level of emissions will be consistent with levels found in surrounding area. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. No c. Proposed measures to reduce or control emissions or other impacts to air, if any: None Mirror Lake Village - #13-103778-00-PC' 3. Water a. Surface: 1 Is there an surface water body on or in the immediate vicinity of the site Y Y (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)9 If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No L 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. MW b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. RM 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any. Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None Mirror Lake Village- #13-103778-00-PC c. Water runoff (including stormwater): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. All storm water run-off will be diverted to an on -site subsurface infiltration system. Any overflow will be connected to the City's storm drainage system on SW 312'h Street, 2) Could waste materials enter ground or surface waters? If so, generally describe. [we d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: See run-off description in 3 (c) 1 4. Plants a. Check or circle types of ve etation found on the site: X Deciduous tre alder, ma aspen, other X Evergreen tree: Fir ce ar, ine, other Shrubs X_Grass Pasture Crop or grain Wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other Water plants: water lily, eelgrass, milfoil, other Other types of vegetation b. What kind and amount of vegetation will be removed or altered? The exiting grass areas will be reduced and 55% of the trees will be removed for grading, circulation and buildings. c. List threatened or endangered species known to be on or near the site. None d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The site will be landscaped in accordance with FWMC 19.125. A 25% minimum of the new plantings will be native and drought resistant species. Mirror Lake Village - #13-103778-00-PC 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, ie, ngbird other Mammals: deer, bear, elk, other Fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. None known c. Is the site part of a migration route? If so, explain. No d. Proposed measures to preserve or enhance wildlife, if any: None 6. Energy and natural resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Natural gas is planned for the heating source. Electrical heat pumps are planned for cooling. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. M c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The building will be fully insulated. `Energy Star' efficient lighting, HVAC equipment, and windows will be utilized. Lighting will be controlled with occupancy sensors and the HVAC will have programmable controls for heating/cooling to adjust the system according to occupied time. A solar hot water heating backup system is envisioned for the assisted living areas. Mirror Lake Village - #13-103778-00-PC 7. Environmental health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe. M 1) Describe special emergency services that might be required. Being an assisted senior living area, the emergency service calls to the site are envisioned to be an increase over the average number of emergency service calls experienced for a traditional residential area. 2) Proposed measures to reduce or control environmental health hazards, if any: None b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short term construction noise during daylight hours. Long-term noise will mirror those in the surrounding area. 3) Proposed measures to reduce or control noise impacts, if any: None 8. Land and shoreline use a. What is the current use of the site and adjacent properties? Residential b. Has the site been used for agriculture? If so, describe. M Mirror Lake Village- #13-103778-00-PC c. Describe any structures on the site. The site has two single family residential units. d. Will any structures be demolished? If so, what? Yes. Two single family units will be demolished e. What is the current zoning classification of the site? RS 7.2 L What is the current comprehensive plan designation of the site? Single Family, High Density. MVti-Family & NeigbDq_Eioq� Coo merr�aal_ s s_uF__4_ijacent. g. If applicable, what is the current shoreline master program designation of the site? NA h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Yes. The site is within the Lakehaven Utility District's 10-year Well Protection Zone. The site is also located within a Conservation Flow Control area for storm water run-off. i. Approximately how many people would reside or work in the completed project? 98 persons will reside on the site and another 93 persons will be employed, spread l over three shins within a 24 hour period. j. Approximately how many people would the completed project displace? Less than four k. Proposed measures to avoid or reduce displacement impacts, if any: None. Residents of the single family units sold the property to the current Owner. 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The proposed use is compatible with current land use plans. Mirror Lake Village- #13-103778-00-PC 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. DIY) The project will comply with FWMC 19.110.010, the City's affordable housing requirements, as required. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Two single family units. Current residents are considered middle income households. c. Proposed measures to reduce or control housing impacts, if any: None 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The average roof height of the senior cottages is 25 feet (average site grade to the median of the roof pitch). For the assisted living units,.34'I ff t_(a exage tt grad o e roo deck) excluding mechanical screening and parapets. The exterior building material will be a combination of wood, composite board, maso , and stucco b. What views in the immediate vicinity would be altered or obstructed? Cif None G c. Proposed measures to reduce or control aesthetic impacts, if any: None 11. Light and glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Illumination from site lighting will occur during night-time hours. b. Could light or glare from the finished project be a safety hazard or interfere with views? act Mirror Lake Village - #13-103778-00-PC c. What existing off -site sources of light or glare may affect your proposal? No d. Proposed measures to reduce or control light and glare impacts, if any: Site lighting will be directed down and away from neighboring properties. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? The 4:8 acre Lake Grove Neighborhood Park abuts the site on its northern property line. SW 312th Sports Courts is located about 500' west of the site on SW 312,' Street. Lakota Park, a 28.2 acre park, is located about V2 mile west of the site at SW 312th and SW Dash Point Road. b. Would the proposed project displace any existing recreational uses? If so, describe. No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The project will provide direct access into Lake Grove Park along its northern property line for project residents. 13. Historic and cultural preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. IM b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None c. Proposed measures to reduce or control impacts, if any: None Alfirror Lake Village - #13-103778-00-PC 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The site has direct access off SW 312nd Street. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes. The site has bus service via route #901 (Dart, a non-scheduled service). However, with the planned budget cuts in bus service, Metro is planning to modify route #187 to travel along SW 312d' Street and eliminate route #901. The location of proposed transit stops for the modified route of #187 along SW 312d` has not been determined. However, it is assumed a transit stop will be located at the intersection of 8a` Avenue SW and SW 312st Street, about 200 feet from the project. c. How many parking spaces would the completed project have? How many would the project eliminate? The project will have a total 103 spaces. 84 spaces will be in a garage and the remaining 19 spaces are uncovered. This project will replace four parking spaces (two parking spaces for each existing house). d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Yes. The City will require ROW dedication and improvements along the north side of SW 312t' Street. The project will develop a private drive into the site to serve the development. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. The average peak PM vehicle trips are projected to be_21 trips per day. This was calculated using 80 assisted living beds (land use code 254) @.22 trips/bed equaling 6 trips plus 18 detached senior units (land use code 251) @.27 trips/unit equaling 5 trips. This is an increase of 19 PM trips from the current single family use of two units. g. Proposed measures to reduce or control transportation impacts, if any: None Mirror Lake Village - #13-103778-00-PC 15. Public services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Yes. It is anticipated that emergency medical response from the Fire District will be elevated given the proposed use as a senior housing facility. b. Proposed measures to reduce or control direct impacts on public services, if any. None 16. Utilities a. Cir ilable at the si lectricity, natural gas, water, refuse service, telephone, sanitary sewer eptic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. The project will connect to existing utilities currently serving the site. C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Signature: Date Prepared: 1-20-14 [Statutory Authority: RCW 43.2 I C.110. 84-05-020 (Order DE 83-39), § 197-11-960, filed 2/10/84, effective 4/4/84.] Mirror Lake Village - #13-103778-00-PC .) BUILDING HEIGHT VARIANCE FWMC 19.200.100 (3) RECEIVED Mirror Lake Village #13-103778-00-PC AN 21 2014 C 7-Y OF FED -�,,, ViJAY 3. The City may Permit Modification of the Building Height. CDS As per FWMC 19.200.100, the maximum allowed building height measured from the existing average site grade to the top of the roof is 30 feet. The proposed roof height for the assisted living unit (Buildings A, A2, A3) is higher than allowed. A variance is requested to allow the roof structure of the assisted living unit be set at a height of 34.5 feet. (measured form the average ground elevation to I the top of the roof structure). This would be 4'-6" variance above the Code allowed height. In l accordance with FWMC 19.110.050, we also request the parapets that extend four feet above the roof l ` structure be allowed. These parapets have a dual function of screening roof mounted mechanical 1 equipment as well as providing a 'fall protection' barrier around the roof garden which is available to residents. This height variance request is similar to height variance grantedellowand For Village Green, i { the City allowed the average roof height to be set 36'-3", a 6'-3"he Code permitted height. We feel the additional height has been mitigated by placing the assisted living *t in the middle of the site. This placement affords a building setback of 80' from the west property ne and 47' from the east property line. The northern portion of the building is also set into the e sting grade about 5' - 6' along Lake Grove Park. Additionally, the site will be heavily landscaped ong the west and east property lines. Since the average roof heights of the detached cottages (R Buildinjo) are within the allowed 30 feet height, no variance is requested these buildings. fv- C� v , G [Mirror Lake Village - #13-103778-00-PC ANALYSIS OF THE SPECIAL REGULATIONS FWMC 19.200.100 R EcEim) Mirror Lake Village JAN 2 12014 #13-103778-00-PC CITY OF ADS �L WAY 1. Minimum Lot Size The project is located in a RS 7.2 zone where the minimum lot size is 7,200 SF. The site size is 135,094 SF consisting of three combined parcels. This site size assumes the dedication of a 12' strip along SW 312a' Street for an added ROW. 2a. Exclusive Occupancy for Persons over 55 years of Age The project is designed to specifically serve people 55 years and older. 2b. Convenient Access to Public Transportation, Shopping, Health and other Providers The site has public transportation via route #901 (Dart, a non-scheduled service). However, with the 2014 planned budget cuts in bus service, Metro is planning to modify route #187 to travel along SW 312th Street and eliminate route #901. This new route will connect directly to the Federal Way Transit Center. While the location of proposed transit stops for the modified route of #187 along SW 312th has not been determined, it is assumed that a bus stop will be located about 200 feet east of the site at the intersection of 8`h Avenue SW and SW 312`ti Street. Convenience shopping is located adjacent to the site, directly across SW 312'h Street. Larger retail services are located approximately 1/2 mile from the site on lst Avenue South. While skilled nursing health care will be provided on site, a larger health care facility (St. Francis Hospital) is located 3 miles from the site. Other health care providers are located on SW 3081h Street, approximately 3/4 mile from the site. All are accessible by public transportation. 2c. Project will not Create Unreasonable Impacts on Traffic, Utilities, Services or Nearby Residential Uses The project will not create unreasonable impacts to the surrounding area. The project is a residential facility on a site zoned as a single family, high density residential. Its proposed use is compatible with the residential uses surrounding the site However, property directly across SW 312th Street is a neighborhood commercial use and property along the site's east property line is either zoned or shown on the comprehensive plan as multi -family residential and single family residential. These uses have a similar or greater land use density compared to the proposed project. The impact on utilities will be compensated by the ERU connection charges stipulated by the Lakehaven Utility District. '[�5 Emergency medical response to the project is expected to be about 15 calls annually. j�1nY" Mirror Lake Village - #13-103778-00-PC ��'� 1 r-) �-, ) The project is expected to generate 21 peak PM traffic trips. At 21 peak PM trips, the traffic impact from this project is almost equal to the traffic impact if the site were developed for single family use. If the site was fully developed for single family use, the site would generate 19 peak PM trips per day (19 single family units x 1.01 peak PM trips per day). This is almost equal the peak PM trips generated by the project. (21 vs 19 peak PM trips). The impact of increased vehicle trips is also mitigated by traffic impact fees imposed by the City. 3a. Nature of the Occupancy and Persons Housed in the Occupancy The project occupancy consists of 80 assisted living units plus another 18 detached senior cottages. The population targeted are those people 55 years or older. 3b. Size of the Dwelling Units and Specific Configurations within the Project The assisted living units are approximately 300 - 500 SF in size. The detached senior cottages are about 1,200 SF in size. The project is configured to minimize the impact to the surrounding properties. The senior cottages are placed along SW 312th to give a low profile residential feel from the ROW and the other cottages located along the west property line will mirror the adjacent single family use. The assisted living unit is located in the center of the site and adjacent to Lake Grove Park to maximize the distance to adjoining residential uses. All of the units have access to the main entry drive which terminates at the assisted living units. 3c. Impacts on Nearby Residential Uses Single family uses are along the west property line of the project. Along the east property line is multi -family use (zoned or on the comprehensive plan). Across SW 312th Street, neighborhood commercial is developed. On the north side is Lake Grove Neighborhood Park. The project is designed to minimize impact to the surrounding community. Only one point of vehicular access is provided off SW 312th Street. The senior cottages are located adjacent to single family uses. The assisted living units are positioned in the center of the site to maximize the building setback from adjoining uses. 3d. Architecture, Site Design and Other Features The architectural styles of the senior cottages are varied to provide a mix of building appearances, materials, and roof profiles. The assisted living unit is a larger structure, but having many of the architectural features found on the cottages. Given the City's height limitation, the assisted living unit will have a flat roof. To minimize this impact, the height of the parapets will be varied (they also function as mechanical screens) and the balcony covers will have a sloping roof profile along with other architectural features to create a top edge to the building. 4. Limited Commercial Establishments No commercial establishments are envisioned. Mirror Lake Village - #13-103778-00-PC 5. Facade Length Longer than 50 feet Must be Modulated and not Exceed 120 feet The building facades longer than 50 feet have been modulated in conformance to FWMC 19.115.060 (2). A warier for buildings longer than 120 feet has been requested. 6. Location of Adjacent Low Density Use within 100 feet None of the adjacent uses are a low density use. All of the surrounding adjacent uses are either high density single family residential, multi -family residential, or neighborhood commercial. 7. Allowed Accessory Uses and Facilities per FWMC 19.265 No accessory units are envisioned. 8. Maximum Lot Coverage The project's coverage for impervious areas is approximately 51%, below the 60% requirement. 9. Landscaping Requirements per FWMC 19.125 As shown on the preliminary landscape plan, the project will comply with the landscape provisions of FWMC 19.125. 10. Sign Requirements per FWMC 19.140 The project will comply with the provisions of the City's Sign Ordinance. 11. Community Design Guidelines per FWMC 19.115 The project will follow the Community Design Guidelines and CPTED outlined in FWMC 19.115. Refer to the completed compliance analysis. 12. Required Parking per FWMC 10.130 FWMC 19.200.100 requires one space for each unit. The project has provided exceeded that requirement by providing 1.05 spaces per unit. (98 required - 103 provided) Mirror Lake Village - #13-103778-00-PC 4 13. Height Limit Limitations per 19.110.050 The average roof height of senior cottages (R Buildings) is below the 30 foot height limitation for this zone. However, the top of the roof structure of the assisted living unit (Buildings A1, A2, A3) exceeds the 30 foot height limitation. The assisted living unit roof height to the roof deck is 34.5 feet, 4.5 feet taller than allowed. This height does not include the added parapet dimension that screens roof mounted mechanical equipment. As per 19.110.060 (1) (a), the added height of these parapets will not exceed four feet and are integrated into the architecture of the building. The parapets also provide `fall protection' (railing) to those using the roof top garden. The parapets will not obscure the views from adjacent streets or properties. A height variance request has been made. 14. Required Side Yards per 19.125.060 � (� r FWMC 19.200.100 requires the following yard setbacks: Front: 20 Side: 5 rsU� Back: 5 The project provides: Front: 25 Side: 10 Rear: 10 R��IY Mirror Lake Village - #13-103778-00-PC UNIT DENSITY VARIANCE FWMC 19.200.100 (3) Mirror Lake Village #13-103778-00-PC 3. The City to Determine the Number of Dwelling Units The project consists of 98 senior housing units. Eighty of the units will be developed as assisted living (Buildings Al, A2, A3) and the remaining 18 units will be detached senior cottages (R Buildings). This translates to an overall density of 32 units per acre. In the pre -application meeting, a density of 28 units per area was presented. The pre -application staff report did not take exception with that unit density, as it compares somewhat with another similar senior housing project in the City, Village Green. The economic advantage from the added units since the pre -application proposal allows the vast majority of surface parking to be placed in an underground parking garage. The development of the garage has also reduced the amount of impervious site coverage from 60% to just about 51 %. ax. Nature of the Occaa ancv and Persons Hoarsen in the Occur an The project occupancy consists of 80 assisted living units plus another 18 detached senior cottages. The population targeted are those people 55 years or older. h. Size o tlze Dwelling Units and S eci tc Con z uradom w�i:thin the Pra'ect The assisted living units are approximately 300 - 500 SF in size. The sizes of the detached senior cottages are about 1,200 SF. The project is configured to minimize the impact to the surrounding properties. The senior cottages are located along SW 312t' to give a low profile residential feel from the ROW and those along the west property line mirroring the adjacent single family use. The assisted living unit is located in the center of the site and adjacent to Lake Grove Park to maximize the distance to adjoining residential uses. All of the units have access to the main entry drive which terminates at the assisted living units. c. Im acts on Near& Residential Uses Single family uses are located on the west side of the project. Along the east property line, multi -family use (zoned or on the comprehensive plan) and single family use is located. Across SW 312"' Street, neighborhood commercial is developed. The project's north property line abuts Lake Grove Neighborhood Park. The project is designed to minimize impact to the surrounding community. Only one point of vehicular access is provided off SW 312a' Street. To minimize the density impact, the detached senior cottages are located adjacent to single family uses and along SW 312`h Street. The denser assisted living units are positioned in the center of the site and adjacent to Lake Grove Park to maximize the setbacks from adjoining uses. d. Architecture. Site Design and Other Features The architectural styles of the senior cottages are varied to provide a mix of building appearances, materials, and roof profiles. The assisted living unit is a larger structure, but having many of the architectural features found on the cottages. Given the City's height limitation, the assisted living unit will have a flat roof. To minimize this impact, the height of the parapets will be varied (they also function as mechanical screens) and the balcony covers will have a sloping profile along with other architectural features to create a top edge to the building. Mirror Lake Village - #13-103778-00-PC ,-) :)\ 4t COMPLIANCE WITH THE COMMUNITY DESIGN GUIDELINES FWMC 19.115 Mirror Lake Village #13-103778-00-PC Purpose 19.115.010 (SMI� The project is a mixed senior housing development located at 836 SW 312�' on a 3.04 acre site that is currently zoned RS 7.2. The site size assumes a 12' ROW dedication to the City for widening of SW 3120. The project will include a total of 98 units. it consists of 18 units for independent senior living in nine two-story, duplex cottages, plus another 80 assisted living units in a single 3-story building accessed by a common lobby. The assisted living layout provides for 32 units on each of two upper floors and 16 units on part of the main floor. The remainder of the main floor is set aside for the lobby, dining, offices, kitchen, library, activity, and support functions. The lower floor is an underground garage and will provide 66 covered parking spaces for residents and staff. The project has an overall total of 103 parking spaces (66 underground, 18 in garages attached to the cottages, and 19 surface stalls). The use of underground parking reduced the impervious site coverage to only 51 % and allows for the establishment of three separated but connected outdoor garden areas. The ground floor units have a patio or deck, and the upper units have a baloney. As outlined in the CPTED checklist, the units and surrounding grounds have visual surveillance of the site. The cottages has their front door visible from the main entry drive or their access driveways. The assisted living units are accessed through a common lobby or from the garage via a key card controlled elevator. Interior landscaping is planted with low profile shrubs with denser landscaping around the perimeter to buffer the adjoining residential properties. Site Design 19.115.050 General While the impervious areas cover 51 % of the site, grading the site to achieve ADA access to the units from the ROW also impacted the number of trees that could be retained. In carefully positioning the buildings and grading the site, about 45% of the existing trees will be retained. The site was developed to afford the vast majority of the units to have views of Mirror Lake, Lake Grove Park, or the site's interior garden areas. The three interior gardens and outside courtyards are connected with an ADA walkway to the facility's main lobby. The independent living cottages are located off the main entry drive which affords a sense of ownership and deters intruders. The project will be professionally maintained further giving the impression of a well cared -for environment to aid in reducing intruders and vandalism. Mirror Lake Village - #13-103778-00-PC Surface Parkin The majority (82%) of the parking spaces are in a garage. The surface parking areas have been landscaped to conform to FWMC 19.125.070 (2)(a). The access to the individual cottages and the assisted living unit are clearly visible from the main entry drive. Most cottages are grouped to share a common access from the main entry drive. Parking Structures The parking structure for the cottages are an attached single car garage and designed to blend with the cottage. The parking for the assisted living units is located below the finished grade giving the appearance that the main floor of the assisted living units are on -grade. The entry into the parking garage is accessed off the main entry drive for clear visibility. Pedestrian Circulation The primary entrance to the assisted living units is visible from the main entry drive. The internal pedestrian circulation (sidewalks and walkways) and access to the ROW is ADA compliant. The sidewalks paralleling the main entry drive is separated from the driving surface with a raised curb. The main entry to the assisted living is patterned surface to delineate it from the driving surface. Bollards provide security from vehicles driving onto the main entry plaza. The internal pedestrian circulation also affords a direct connection for residents into adjacent Lake Grove Park. Site Elements The exterior lighting will be `Dark Sky' compliant. Light fixtures will have cut-off shields to prevent off -site glare from occurring. Building Design 19.115.060 General The placement of buildings and their related main floor grade is intended to mirror the slope of the existing site grade. The assisted living unit has been set into the existing grade on uphill side of the building to reduce overall its height. The placement of the assisted living unit has also been set near the center of the site to afford a greater setback area from adjoining residential uses. This setback has allowed for passive open space to be created for use by project residents. IUs .Building Facade Modulation Only the cottages along SW 312t' are visible from the RQW-. While longer than 0.feet; they are modulated in conformance with FWMC 19.115.060 ( )(a ' The assisting living unit, locat at the rear of the property, is also modulated in conformance with FWMC 19.115.060 (2)(a). Landscape Screenin The site will be landscaped along SW 312` with a 25' wide Type III landscape screen. The , ,, remaining perimeter of the site will also have a minimum a Type III landscape screen for site cceO � buffering. The surface parking will have Type IV landscaping. Building Articulation The building fagade will conform to FWMC 19.115.060 (2)(a). Blank walls will incorporate many of the features outlined in FWMC 19.115.060 (3)(b). Mirror Lake Village - #13-103778-00-PC C . I tN ~ i I Building & Pedestrian Orientation 19.115.070 The buildings either face the main access drive or the vehicular access serving the cottages. All the buildings have visual access from the main entry drive. The main lobby for the assisted living units also faces onto the main access drive. The site will have multiple buildings connected with an accessible ADA pathway system. The three garden areas are also accessible from the project's internal pathway system. District Guidelines 19.115.090 Landscaping The project will have a 25' wide Type III landscape buffer between the cottages and SW 312�' Street. Parking for these cottages are not visible from SW 312a' Street. 1 Parking Lots r The surface parking areas do not exceed 10 adjacent stalls. They are landscaped with a Type IV landscaping. Walkways The internal pedestrian walkway system will connect the project to the ROW on SW 312ffi Street. Lig tin Pole mounted site lights will not exceed 20' in height and will have cutoff shields to prevent glare to adjoining properties. Building Entries The main entry into the assisted living unit is highlighted with a covered canopy and patterned paving creating a plaza effect. The assisted living units surrounding the entry have visual access onto the entry plaza. Building The common outdoor recreational spaces are visibly accessible from the living units facing them. Units on the ground floor have private patios or decks and upper units have balconies. Garages for the cottages are set back from the front edge of each residential unit. Buildings exceeding 120' in length with comply with FWMC 19.115.060 (2)(a) to create P significant modulation of their facades. The buildings are designed to have the appearance of a base, middle and a top element. This is accomplished through the use of materials, textures, colors and architectural elements. The cottage design incorporates design features to give a residential feel the building, including bay windows, decks, building offsets, and visible window/door trims. fK-5 t k� CJau 15�. b2t� I✓r( Mirror Lake Village - #13-103778-00-PC VARIANCE for BUILDINGS LONGER THAN 120 FEET FWMC 19.200.100 (5) Mirror Lake Village #13-103778-00-PC No Facade of any Structure to Exceed 120 feet in Length. The some of the building facades are longer than allowed 120 feet and a variance for a building facade longer than 120 feet is requested. Three of the detached cottages units (R Buildings - Rl, R2, R3) have facades less than 120 feet and have been modulated in conformance to FWMC 19.115.060 (2). Neither of these units have a facade unit longer than 40 feet before it steps back 8' - 10' for the attached garage giving a total facade length of 65 feet. The remainder of the R Buildings (R4 to R8) have a facade of 130 foot, 10 longer than allowed. However, these R Buildings have an 8 - 10 foot modulation between the living unit and its associated garage. The longest facade of these R Buildings unit is 40 feet. The garage, stepped back 8-10 feet, is another 25 feet in length. For these R Buildings, this modulation pattern is repeated to create a 130 feet facade length. The modulation between living unit and garage helps to give the impression of individual housing units. While the R Building layout has not been finalized, the shown layout can accommodate additional building modulation between the individual living units and also between the garage units. The assisted living unit also has facades longer the allowed 120 feet. In evaluating the variance request, the assisted living unit (Building Al, A2, A3) is three buildings that are connected. When connected, they have a total facade length between 215 feet on one face and 230 feet on the other face. However, most each of the individual facades for Al, A2, A3 are less than 120 feet. The only facade module longer than 120 feet (at 126 feet) abuts Lake Grove Park and is not seen from the ROW or adjoining uses. The remaining facade modules for Building Al, A2, A3 are less than 120 feet in length. The stair step distance at each building module ranges from 20 to 60 feet. This modulation breaks up the appearance of a single building and gives the impression of three separate buildings. Additionally, the individual facades of Buildings A1, A2, A3 are further modulated with the inset of patios or balconies. These insets measure 6 x 9 and are spaced 12 feet apart, giving a `castle parapet or sawtooth' pattern to the facade of the building. The assisted living unit (Building A1, A2, A3) are three separate buildings that have been connected together. Each A Building module has a facade length less than 120 feet and the facade has been modulated in conformance with per FWMC 19.115.060 (2). Based on the characteristics of the facades for A and R buildings, we request a variance of 130 feet facade length for the R Buildings and a variance for the A Building to allow for a 230 foot �Le� facade on one face and a 215 foot facade on the other face. Mirror Lake Village - #13-103778-00-PC 40k CITY Federala. Way DEPARTMENT OF COMMUNITY DEVELOPMENT SF,RVICES 33325 8"' Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 RECEIVEDwww.ciLvoffedemlway.com JAN 2 1 2014 HAZARDOUS MATEAL�v1�IV��ITORY STATEMENT CRITICAL AQUIFER RECHARGE AND WELLHEAD PROTECTION AREAS I. WHY SHOULD THIS INVENTORY STATEMENT BE FILLED OUT? Critical Aquifer Recharge (CARAs) and Wellhead Protection Areas (WHPAs) are considered "critical areas" pursuant to Federal Way Revised Code (FWCC), Title 14, "Environmental Policy." This inventory statement must be filled out by the applicant or agent for any proposed activity listed in Section II of this handout, and which are located within Wellhead Capture Zones 1, 5, and 10 as shown on the Critical Aquifer Recharge and Wellhead Protection Areas Maps. Please refer to the handout on Critical Aquifer Recharge and Wellhead Protection Areas for a description of the review process. II. ACTIVITIES GOVERNED BY CARA AND WHPA REGULATIONS The inventory statement must be filled out for the following activities: • Construction of any residential structure, including single-family development • Construction of any barn or other agricultural structure • Construction of any office, school, commercial, recreational, service, or storage building • Construction of a parking lot of any size • Other minor new construction (see WAC 197-11-800[21) • Additions or modifications to or replacement of any building or facility (does not include tenant improvements) • Demolition of any structure • Any landfill or excavation • Installation of underground tanks ■ Any division of land, including short plats ■ Change of use, which involves repair, remodeling, and maintenance activities • Dredging • Reconstruction/maintenance of groins and similar shoreline protection structures ■ Replacement of utility cables that must be buried under the surface of the bedlands • Repair/rebuilding of major dams, dikes, and reservoirs • Installation or construction of any utility, except for on -going operation and maintenance activities of public wells by public water providers • Personal wireless service facilities Mirror Lake Village Project Name Project Location 838 SW 312th Street Calvin Jordan Associates, Inc. Applicant _ Tracking No. #13-103778-00-PC III. TYPES AND QUANTITIES OF HAZARDOUS MATERIALS Please provide the approximate quantity of the types of hazardous materials or deleterious substances that will be stored, handled, treated, used, produced, recycled, or disposed of in connection with the proposed activity. If no hazardous materials will be involved, please proceed to Section IV. MATERIAL - LIQUID (gallons) I SOLID (pounds) (1) Acid or basic solutions or solids (2) Antifreeze or coolants (3) Bleaches, peroxides, detergents, surfactants, disinfectants. bactericides, al aeeides (4) Brake, transmission, hydraulic fluids (5) Brine solutions (6) Corrosion or rust prevention solutions (7) Cutting fluids (8) Deicing materials (9) Dry cleaning or cleaning solvents (10) Electroplating or metal finishing solutions (11) Engraving or etching solutions (12) Explosives (13) Fertilizers (14) Food or animal processing wastes (15) Formaldehyde (16) Fuels, additives, oils, greases (17) Glues, adhesives, or resins (18) Inks, printing, or photocopying chemicals (19) Laboratory chemicals, reagents or standards (20) Medical, hospital, pharmaceutical, dental, or veterinary fluids or wastes (21) Metals (hazardous e.g. arsenic, copper, chromium, lead, mercury, silver, etc_) (22) Paints, pigments, dyes, stains, varnish, sealers. (23) Pesticides, herbicides or poisons (24) Plastic resins, plasticizers, or catalysts (25) Photo development chemicals (26) Radioactive sources (27) Refrigerants, cooling water (contact) (28) Sludges, still bottoms (29) Solvents, thinners, paint removers or strippers (30) Tanning (leather) chemicals (31) Transformer, capacitor oils/fluids, PCB's (32) Waste oil (33) Wood preservatives (34) List OTHER hazardous materials or deleterious substances on a se arate sheet. Bulletin #056 — January 1, 2011 Page 2 of 3 k:\Handouts\Hazardous Materials Inventory Statement Mirror Lake Village Project Name Project Location 838 SW 312th Street W. FURTHER INFORMATION Calvin Jordan Associates, Inc. Annlioant Tracking No. #13-103778-00-PC Provide the approximate quantity of fill and source of fill to be imported to the site. :imate Quantity of Imported Fill Source of Fill 1,500 CY gravel I Approved pit Check box #1 if you do not plan to store, handle, treat, use, produce, recycle, or dispose of any of the types and quantities of hazardous material or deleterious substance listed in Section Ill. Check box(s) #2 through #5 (and fill in appropriate blanks) of the below table if they apply to your facility or activity. Check any of the following items that currently exist or are proposed in connection with the development of the site. #1 [x Stormwater infiltration system (e.g., french drain, dry well, stormwater swale, etc.) #2 [X ] Hydraulic lifts or elevator, chemical systems, or other machinery that uses hazardous materials #3 [ ] Cathodic protection wells #4 E ] Water wells, monitoring wells, resource protection wells, piezometers #5 [ ] Leak detection devices, training for employees for use of hazardous materials, self-contained machinerv. etc. SIGN A TT TR T Bruce Dunn, Applicant for the Owner Print Name If you have any questions about filling out this application form, please call the Department of Community Development Services at 253-835-2607. Please be advised that an application for a development permit lacking the required information will not be accepted. Bulletin #056 —January 1, 2011 Page 3 of 3 k:\Handouts\Hazardous Materials Inventory Statement j { Owner's Policy of Title Insurance y First American ISSUED BY First American Title Insurance C0TRa y .1VED POLICY NUMBER -Owner s Policy 5011453-2149752 014 Any notice of claim and any other notice or statement in writing required to be given to the Company undgaffi sWlWQ&ki6 W'y given to the Company at the address shown in Section 18 of the Conditions. c DS COVERED RISKS SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B, AND THE CONDITIONS, FIRST AMERICAN TITLE INSURANCE COMPANY, a California corporation (the "Company's insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the Insured by reason of: Title being vested other than as stated in Schedule A. Any defect in or lien or encumbrance on the Title. This Covered Risk includes but is not limited to insurance against loss from (a) A defect in the Title caused by (i) forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation; (ii) failure of any person or Entity to have authorized a transfer or conveyance; (iii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered; (iv) failure to perform those acts necessary to create a document by electronic means authorized by law; (v) a document executed under a falsified, expired, or otherwise invalid power of attorney; (vi) a document not properly filed, recorded, or indexed in the Public Records including failure to perform those acts by electronic means authorized by law; or (vii) a defective judicial or administrative proceeding. (b) The lien of real estate taxes or assessments imposed on the Title by a governmental authority due or payable, but unpaid. (c) Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. The term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. Unmarketable Title. 4. No right of access to and from the Land. (Covered Risks Continued on Page 2) In Witness Whereof, First American Tide Insurance Company has caused its corporate name to be hereunto affixed by its authorized officers as of Date of Policy shown in Schedule A. First American Title Insurance Company S.-- 3. = c - S Dennis J. Gilmore C • C r : pTER�I€ 24, : ; President d T96H ' Timothy Kemp Secretary (This Policy is valid only when Schedules A and B are attached) This Jacket was created electronically and constitutes an original document Copyright 2006-2009 American Land Title Association. All rights reserved. The use of this form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association Form 5011453 (8-1-12) Page 1 of 8 ALTA Owner's Policy of Title Insurance (6-17-06) Washington COVERED RISKS (Continued) 5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (a) the occupancy, use, or enjoyment of the Land; (b) the character, dimensions, or location of any improvement erected on the Land; (c) the subdivision of land; or (d) environmental protection if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to enforce, but only to the extent of the violation or enforcement referred to in that notice. 6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that notice. 7. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records. 8. Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. 9. Title being vested other than as stated in Schedule A or being defective (a) as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part of the title to or any interest in the Land occurring prior to the transaction vesting Title as shown in Schedule A because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws; or (b) because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws by reason of the failure of its recording in the Public Records (i) to be timely, or (ii) to impart notice of its existence to a purchaser for value or to a judgment or lien creditor. 10. Any defect in or lien or encumbrance on the Title or other matter included in Covered Risks 1 through 9 that has been created or attached or has been filed or recorded in the Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The Company will also pay the costs, attorneys' fees, and expenses incurred in defense of any matter insured against by this Policy, but only to the extent provided in the Conditions. EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. Form 5011453 (8-1-12) ,Page 2 of 8 ALTA Owner's Policy of Title Insurance (6-17-06) Washington CONDITIONS 1. DEFINITION OF TERMS The following terms when used in this policy mean: (a) "Amount of Insurance": The amount stated in Schedule A, as may be increased or decreased by endorsement to this policy, increased by Section 8(b), or decreased by Sections 10 and 11 of these Conditions. (b) "Date of Policy": The date designated as "Date of Policy" in Schedule A. (c) "Entity": A corporation, partnership, trust, limited liability company, or other similar legal entity. (d) "Insured": The Insured named in Schedule A. (i) The term "Insured" also includes (A) successors to the Title of the Insured by operation of law as distinguished from purchase, including heirs, devisees, survivors, personal representatives, or next of kin; (B) successors to an Insured by dissolution, merger, consolidation, distribution, or reorganization; (C) successors to an Insured by its conversion to another kind of Entity; (D) a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title (1) if the stock, shares, memberships, or other equity interests of the grantee are wholly - owned by the named Insured, (2) if the grantee wholly owns the named Insured, (3) if the grantee is wholly -owned by an affiliated Entity of the named Insured, provided the affiliated Entity and the named Insured are both wholly -owned by the same person or Entity, or (4) if the grantee is a trustee or beneficiary of a trust created by a written instrument established by the Insured named in Schedule A for estate planning purposes. (ii) With regard to (A), (B), (C), and (D) reserving, however, all rights and defenses as to any successor that the Company would have had against any predecessor Insured. (e) "Insured Claimant": An Insured claiming loss or damage. (f) "Knowledge" or "Known": Actual knowledge, not constructive knowledge or notice that may be imputed to an Insured by reason of the Public Records or any other records that impart constructive notice of matters affecting the Title. (g) "Land": The land described in Schedule A, and affixed improvements that by law constitute real property. The term "Land" does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is insured by this policy. (h) "Mortgage": Mortgage, deed of trust, trust deed, or other security instrument, including one evidenced by electronic means authorized by law. (i) "Public Records": Records established under state statutes at Date of Policy for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. With respect to Covered Risk 5(d), "Public Records" shall also include environmental protection liens filed in the records of the clerk of the United States District Court for the district where the Land is located. U) "Title": The estate or interest described in Schedule A. (k) "Unmarketable Title": Title affected by an alleged or apparent matter that would permit a prospective purchaser or lessee of the Title or lender on the Title to be released from the obligation to purchase, lease, or lend if there is a contractual condition requiring the delivery of marketable title. 2. CONTINUATION OF INSURANCE The coverage of this policy shall continue in force as of Date of Policy in favor of an Insured, but only so long as the Insured retains an estate or interest in the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long as the Insured shall have liability by reason of warranties in any transfer or conveyance of the Title. This policy shall not continue in force in favor of any purchaser from the Insured of either (i) an estate or interest in the Land, or (ii) an obligation secured by a purchase money Mortgage given to the Insured. 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT The Insured shall notify the Company promptly in writing (i) in case of any litigation as set forth in Section 5(a) of these Conditions, (ii) in case Knowledge shall come to an Insured hereunder of any claim of title or interest that is adverse to the Title, as insured, and that might cause loss or damage for which the Company may be liable by virtue of this policy, or (iii) if the Title, as insured, is rejected as Unmarketable Title. If the Company is prejudiced by the failure of the Insured Claimant to provide prompt notice, the Company's liability to the Insured Claimant under the policy shall be reduced to the extent of the prejudice. 4. PROOF OF LOSS In the event the Company is unable to determine the amount of loss or damage, the Company may, at its option, require as a condition of payment that the Insured Claimant furnish a signed proof of loss. The proof of loss must describe the defect, lien, encumbrance, or other matter insured against by this policy that constitutes the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. 5. DEFENSE AND PROSECUTION OF ACTIONS (a) Upon written request by the Insured, and subject to the options contained in Section 7 of these Conditions, the Company, at its own cost and without unreasonable delay, shall provide for the defense of an Insured in litigation in which any third party asserts a claim covered by this policy adverse to the Insured. This obligation is limited to only those stated causes of action alleging matters insured against by this policy. The Company shall have the right to select counsel of its choice (subject to the right of the Insured to object for reasonable cause) to represent the Insured as to those stated causes of action. It shall not be liable for and will not pay the fees of any other counsel. The Company will not pay any fees, costs, or expenses incurred by the Insured in the defense of those causes of action that allege matters not insured against by this policy. Form 5011453 (8-1-12) +Page 3 of 8 ALTA Owner's Policy of Title Insurance (6-17-06)f Washington CONDITIONS (Continued) (b) The Company shall have the right, in addition to the options contained in Section 7 of these Conditions, at its own cost, to institute and prosecute any action or proceeding or to do any other act that in its opinion may be necessary or desirable to establish the Tide, as insured, or to prevent or reduce loss or damage to the Insured. The Company may take any appropriate action under the terms of this policy, whether or not it shall be liable to the Insured. The exercise of these rights shall not be an admission of liability or waiver of any provision of this policy. If the Company exercises its rights under this subsection, it must do so diligently. (c) Whenever the Company brings an action or asserts a defense as required or permitted by this policy, the Company may pursue the litigation to a final determination by a court of competent jurisdiction, and it expressly reserves the right, in its sole discretion, to appeal any adverse judgment or order. 6. DUTY OF INSURED CLAIMANT TO COOPERATE (a) In all cases where this policy permits or requires the Company to prosecute or provide for the defense of any action or proceeding and any appeals, the Insured shall secure to the Company the right to so prosecute or provide defense in the action or proceeding, including the right to use, at its option, the name of the Insured for this purpose. Whenever requested by the Company, the Insured, at the Company's expense, shall give the Company all reasonable aid (i) in securing evidence, obtaining witnesses, prosecuting or defending the action or proceeding, or effecting settlement, and (ii) in any other lawful act that in the opinion of the Company may be necessary or desirable to establish the Title or any other matter as insured. If the Company is prejudiced by the failure of the Insured to furnish the required cooperation, the Company's obligations to the Insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, with regard to the matter or matters requiring such cooperation. (b) The Company may reasonably require the Insured Claimant to submit to examination under oath by any authorized representative of the Company and to produce for examination, inspection, and copying, at such reasonable times and places as may be designated by the authorized representative of the Company, all records, in whatever medium maintained, including books, ledgers, checks, memoranda, correspondence, reports, e-mails, disks, tapes, and videos whether bearing a date before or after Date of Policy, that reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Insured Claimant shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect, and copy all of these records in the custody or control of a third party that reasonably pertain to the loss or damage. All information designated as confidential by the Insured Claimant provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Insured Claimant to submit for examination under oath, produce any reasonably requested information, or grant permission to secure reasonably necessary information from third parties as required in this subsection, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this policy as to that claim. 7. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; TERMINATION OF LIABILITY In case of a claim under this policy, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Insurance. To pay or tender payment of the Amount of Insurance under this policy together with any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment or tender of payment and that the Company is obligated to pay. Upon the exercise by the Company of this option, all liability and obligations of the Company to the Insured under this policy, other than to make the payment required in this subsection, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. (b) To Pay or Otherwise Settle With Parties Other Than the Insured or With the Insured Claimant. (i) To pay or otherwise settle with other parties for or in the name of an Insured Claimant any claim insured against under this policy. In addition, the Company will pay any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay; or (ii) To pay or otherwise settle with the Insured Claimant the loss or damage provided for under this policy, together with any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay. Upon the exercise by the Company of either of the options provided for in subsections (b)(i) or (ii), the Company's obligations to the Insured under this policy for the claimed loss or damage, other than the payments required to be made, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. S. DETERMINATION AND EXTENT OF LIABILITY This policy is a contract of indemnity against actual monetary loss or damage sustained or incurred by the Insured Claimant who has suffered loss or damage by reason of matters insured against by this policy. (a) The extent of liability of the Company for loss or damage under this policy shall not exceed the lesser of (i) the Amount of Insurance; or (ii) the difference between the value of the Title as insured and the value of the Title subject to the risk insured against by this policy. (b) If the Company pursues its rights under Section 5 of these Conditions and is unsuccessful in establishing the Title, as insured, (i) the Amount of Insurance shall be increased by 10%, and (ii) the Insured Claimant shall have the right to have the loss or damage determined either as of the date the claim was made by the Insured Claimant or as of the date it is settled and paid. (c) In addition to the extent of liability under (a) and (b), the Company will also pay those costs, attorneys' fees, and expenses incurred in accordance with Sections 5 and 7 of these Conditions. (Form 5011453 (8-1-12) Page 4 of 8 ALTA Owner's Policy of Title Insurance (6-17-06) Washington) Fa 10. 11. 12. 13. 14. CONDITIONS (Continued) LIMITATION OF LIABILITY (a) If the Company establishes the Title, or removes the alleged defect, lien, or encumbrance, or cures the lack of a right of access to or from the Land, or cures the claim of Unmarketable Title, all as insured, in a reasonably diligent manner by any method, including litigation and the completion of any appeals, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused to the Insured. (b) In the event of any litigation, including litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals, adverse to the Title, as insured. (c) The Company shall not be liable for loss or damage to the Insured for liability voluntarily assumed by the Insured in settling any claim or suit without the prior written consent of the Company. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY All payments under this policy, except payments made for costs, attorneys' fees, and expenses, shall reduce the Amount of Insurance by the amount of the payment. LIABILITY NONCUMULATIVE The Amount of Insurance shall be reduced by any amount the Company pays under any policy insuring a Mortgage to which exception is taken in Schedule B or to which the Insured has agreed, assumed, or taken subject, or which is executed by an Insured after Date of Policy and which is a charge or lien on the Title, and the amount so paid shall be deemed a payment to the Insured under this policy. PAYMENT OF LOSS When liability and the extent of loss or damage have been definitely fixed in accordance with these Conditions, the payment shall be made within 30 days. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT (a) Whenever the Company shall have settled and paid a claim under this policy, it shall be subrogated and entitled to the rights of the Insured Claimant in the Title and all other rights and remedies in respect to the claim that the Insured Claimant has against any person or property, to the extent of the amount of any loss, costs, attorneys' fees, and expenses paid by the Company. If requested by the Company, the Insured Claimant shall execute documents to evidence the transfer to the Company of these rights and remedies. The Insured Claimant shall permit the Company to sue, compromise, or settle in the name of the Insured Claimant and to use the name of the Insured Claimant in any transaction or litigation involving these rights and remedies. If a payment on account of a claim does not fully cover the loss of the Insured Claimant, the Company shall defer the exercise of its right to recover until after the Insured Claimant shall have recovered its loss. (b) The Company's right of subrogation includes the rights of the Insured to indemnities, guaranties, other policies of insurance, or bonds, notwithstanding any terms or conditions contained in those instruments that address subrogation rights. ARBITRATION Either the Company or the Insured may demand that the claim or controversy shall be submitted to arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association ("Rules'. Except as provided in the Rules, there shall be no joinder or consolidation with claims or controversies of other persons. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Insured arising out of or relating to this policy, any service in connection with its issuance or the breach of a policy provision, or to any other controversy or claim arising out of the transaction giving rise to this policy. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured. All arbitrable matters when the Amount of Insurance is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Insured. Arbitration pursuant to this policy and under the Rules shall be binding upon the parties. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court of competent jurisdiction. 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT (a) This policy together with all endorsements, if any, attached to it by the Company is the entire policy and contract between the Insured and the Company. In interpreting any provision of this policy, this policy shall be construed as a whole. (b) Any claim of loss or damage that arises out of the status of the Title or by any action asserting such claim shall be restricted to this policy. (c) Any amendment of or endorsement to this policy must be in writing and authenticated by an authorized person, or expressly incorporated by Schedule A of this policy. (d) Each endorsement to this policy issued at any time is made a part of this policy and is subject to all of its terms and provisions. Except as the endorsement expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsement, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. 16. SEVERABILITY In the event any provision of this policy, in whole or in part, is held invalid or unenforceable under applicable law, the policy shall be deemed not to include that provision or such part held to be invalid, but all other provisions shall remain in full force and effect. 17. CHOICE OF LAW; FORUM (a) Choice of Law: The Insured acknowledges the Company has underwritten the risks covered by this policy and determined the premium charged therefor in reliance upon the law affecting interests in real property and applicable to the interpretation, rights, remedies, or enforcement of policies of title insurance of the jurisdiction where the Land is located. Therefore, the court or an arbitrator shall apply the law of the jurisdiction where the Land is located to determine the validity of claims against the Title that are adverse to the Insured and to interpret and enforce the terms of this policy. In neither case shall the court or arbitrator apply its conflicts of law principles to determine the applicable law. (b) Choice of Forum: Any litigation or other proceeding brought by the Insured against the Company must be filed only in a state or federal court within the United States of America or its territories having appropriate jurisdiction. 18. NOTICES, WHERE SENT Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at First American Title Insurance Company, Attn: Claims National Intake Center, 1 First American Way, Santa Ana, CA 92707. Phone: 888-632- 1642. Form 5011453 (8-1-12) IPage 5 of 8 — ALTA Owner's Policy of Title Insurance (6-17-U6) Washington First American Schedule A Uwner's Policy or I Itie insurance ISSUED BY First American Title Insurance Company POLICY NUMBER 2149752 Name and Address of Title Insurance Company: First American Title Insurance Company, 1 First American Way, Santa Ana, CA 92707. File No.: 4201-2149752 Address Reference: 840 SW 312th St, Federal Way, Amount of Insurance: $350,000.00 WA 98023 Premium: $801.00 Date of Policy: December 18, 2013 at 5:00 p.m. 1. Name of Insured: Mirror Lake Village, LLC 2. The estate or interest in the Land that is insured by this policy is: Fee Simple 3. Title is vested in: Mirror Lake Village, LLC 4. The Land referred to in this policy is described as follows: That portion of the Southeast Quarter of the Northwest Quarter of Section 7, Township 21 North, Range 4 East, Willamette Meridian, in King County, Washington, described as follows: Beginning at the West Quarter Corner of said Section 7; Thence South 88058'34.9" East, along the East and the West centerline of said Section 7, 1,987.06 feet; Thence North 00057'34.9" East to the Northerly line of W.S. Young County Road and the True Point of Beginning; Thence North 00057'34.9" East 435.60 feet; Thence South 88058'34.9" East, parallel with the Northerly line of said road 100.00 feet; Thence South 00057'34.9" West, 435.60 feet to the Northerly line of said road; Thence North 88058'34.9" West along said Northerly line, 100.00 feet to the True Point of Beginning. APN: 072104-9088-00 ;Form 5011453 (8-1-12) Page 6 of 8 j ALTA Owner's Policy of Title Insurance (6 17-06) Washington First American Schedule B File No.: 4201-2149752 Owner's Policy of Title Insurance ISSUED BY First American Title Insurance Company POLICY NUMBER 2149752 EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage, and the Company will not pay costs, attorneys' fees, or expenses that arise by reason of: Part One: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 5. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. 6. (A) Unpatented mining claims; (B) Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (C) Water rights, claims or title to water; whether or not the matters excepted under (A), (B) or (C) are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. Part Two: 1. Facility Charges, if any, including but not limited to hook-up, or connection charges and latecomer charges for sewer, water and public facilities of Water District No. 124 as disclosed by instrument recorded under recording no. 8106010916. Form 5011453 (8-1-12) IPage 7 of 8 ALTA Owners Policy of Title Insurance (6-17-06) Washington; 2. Complaint/Notice of Violation/Non-Compliance regarding dangerous or sub -standard building and the lien of any assessment arising therefrom. By: King County Complaint No.: Undisclosed Dated: February 22, 1979 Recorded: February 23, 1979 Recording Information: 7902230860 Reservations and exceptions contained in deed from Northern Pacific Railroad Company: Auditor's File No.: 93825 As follows: Reserving and excepting from said lands so much or such portions thereof as are or may be mineral lands or contain coal or iron, and also the use and the right and title to the use of such surface ground as may be necessary for mining operations and the right of access to such reserved and excepted mineral lands, including lands containing coal or iron, for the purpose of exploring, developing and working the same. Form 5011453 (8-1-12) Page 8 of 8 ALTA Owners Policy of Title Insurance (6-17-06) Washington Owner's Policy of Title Insurance First American ISSUED BY First American Title Insurance Company POLICY NUMBER Owners Policy 5011453-2134717 Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at the address shown in Section 18 of the Conditions. COVERED RISKS SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B, AND THE CONDITIONS, FIRST AMERICAN TITLE INSURANCE COMPANY, a California corporation (the "Company") insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the Insured by reason of: 1. Title being vested other than as stated in Schedule A. 2. Any defect in or lien or encumbrance on the Title. This Covered Risk includes but is not limited to insurance against loss from (a) A defect in the Title caused by (i) forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation; (ii) failure of any person or Entity to have authorized a transfer or conveyance; (iii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered; (iv) failure to perform those acts necessary to create a document by electronic means authorized by law; (v) a document executed under a falsified, expired, or otherwise invalid power of attorney; (vi) a document not properly filed, recorded, or indexed in the Public Records including failure to perform those acts by electronic means authorized by law; or (vii) a defective judicial or administrative proceeding. (b) The lien of real estate taxes or assessments imposed on the Title by a governmental authority due or payable, but unpaid. (c) Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. The term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 3. Unmarketable Title. 4. No right of access to and from the Land. (Covered Risks Continued on Page 2) In Witness Whereof, First American Title Insurance Company has caused its corporate name to be hereunto affixed by its authorized officers as of Date of Policy shown in Schedule A. First American Title Insurance Company sw Dennis J. Gilmore ` = co EPTEIIBER 24, ' 3 : President r � 1� *C'TLIFB0.�� U-ffj��45��7' Timothy Kemp Secretary (This Policy is valid only when Schedules A and B are attached) This Jacket was created electronically and constitutes an original document Copyright 2006-2009 American Land Title Association. All rights reserved. The use of this form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association Form 5011453 (8-1-12) Page 1 of 9 ALTA Owner's Policy of Title Insurance (6-17-06). Washington COVERED RISKS (Continued) 5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (a) the occupancy, use, or enjoyment of the Land; (b) the character, dimensions, or location of any improvement erected on the Land; (c) the subdivision of land; or (d) environmental protection if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to enforce, but only to the extent of the violation or enforcement referred to in that notice. 5. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that notice. 7. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records. 3. Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. 3. Title being vested other than as stated in Schedule A or being defective (a) as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part of the title to or any interest in the Land occurring prior to the transaction vesting Title as shown in Schedule A because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws; or (b) because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy, state fnsolvency, or similar creditors' rights laws by reason of the failure of its recording in the Public Records (i) to be timely, or (ii) to impart notice of its existence to a purchaser for value or to a judgment or lien creditor. 10. Any defect in or lien or encumbrance on the Title or other matter included in Covered Risks 1 through 9 that has been created or attached or has been filed or recorded in the Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The Company will also pay the costs, attorneys' fees, and expenses incurred in defense of any matter insured against by this Policy, but only to the extent provided in the Conditions. EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the, Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching. or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not 'have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. Form 5011453 (8-1-12) Page 2 of 9 ALTA Owner's Policy of Title Insurance (6-17-06 Washington CONDITIONS 1. DEFINITION OF TERMS The following terms when used in this policy mean: (a) "Amount of Insurance": The amount stated in Schedule A, as may be increased or decreased by endorsement to this policy, increased by Section 8(b), or decreased by Sections 10 and it of these Conditions. (b) "Date of Policy": The date designated as "Date of Policy" in Schedule A. (c) "Entity": A corporation, partnership, trust, limited liability company, or other similar legal entity. (d) "Insured": The Insured named in Schedule A. (i) The term "Insured" also includes (A) successors to the Title of the Insured by operation of law as distinguished from purchase, including heirs, devisees, survivors, personal representatives, or next of kin; (B) successors to an Insured by dissolution, merger, consolidation, distribution, or reorganization; (C) successors to an Insured by its conversion to another kind of Entity; (D) a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title (1) if the stock, shares, memberships, or other equity interests of the grantee are wholly - owned by the named Insured, (2) if the grantee wholly owns the named Insured, (3) if the grantee is wholly -owned by an affiliated Entity of the named Insured, provided the affiliated Entity and the named Insured are both wholly -owned by the same person or Entity, or (4) if the grantee is a trustee or beneficiary of a trust created by a written instrument established by the Insured named in Schedule A for estate planning purposes. (ii) With regard to (A), (B), (C), and (D) reserving, however, all rights and defenses as to any successor that the Company would have had against any predecessor Insured. (e) "Insured Claimant": An Insured claiming loss or damage. (f) "Knowledge" or "Known": Actual knowledge, not constructive knowledge or notice that may be imputed to an Insured by reason of the Public Records or any other records that impart constructive notice of matters affecting the Title. (g) "Land": The land described in Schedule A, and affixed improvements that by law constitute real property. The term "Land" does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is insured by this policy. (h) "Mortgage": Mortgage, deed of trust, trust deed, or other security instrument, including one evidenced by electronic means authorized by law. (i) "Public Records": Records established under state statutes at Date of Policy for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. With respect to Covered Risk 5(d), "Public Records" shall also include environmental protection liens filed in the records of the clerk of the United States District Court for the district where the Land is located. (j) "Title": The estate or interest described in Schedule A. (k) "Unmarketable Title": Title affected by an alleged or apparent matter that would permit a prospective purchaser or lessee of the Title or lender on the Title to be released from the obligation to purchase, lease,.or lend if there is a contractual condition requiring the delivery of marketable title. 2. CONTINUATION OF INSURANCE The coverage of this policy shall continue in force as of Date of Policy in favor of an Insured, but only so long as the Insured retains an estate or interest in the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long as the Insured shall have liability by reason of warranties in any transfer or conveyance of the Title. This policy shall not continue in force in favor of any purchaser from the Insured of either (i) an estate or interest in the Land, or (ii) an obligation secured by a purchase money Mortgage given to the Insured. 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT The Insured shall notify the Company promptly in writing (i) in case of any litigation as set forth in Section 5(a) of these Conditions, (ii) in case Knowledge shall come to an Insured hereunder of any claim of title or interest that is adverse to the Title, as insured, and that might cause loss or damage for which the Company may be liable by virtue of this policy, or (iii) if the Title, as insured, is rejected as Unmarketable Title. If the Company is prejudiced by the failure of the Insured Claimant to provide prompt notice, the Company's liability to the Insured Claimant under the policy shall be reduced to the extent of the prejudice. 4. PROOF OF LOSS In the event the Company is unable to determine the amount of loss or damage, the Company may, at its option, require as a condition of payment that the Insured Claimant furnish a signed proof of loss. The proof of loss must describe the defect, lien, encumbrance, or other matter insured against by this policy that constitutes the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. S. DEFENSE AND PROSECUTION OF ACTIONS (a) Upon written request by the Insured, and subject to the options contained in Section 7 of these Conditions, the Company, at its own cost and without unreasonable delay, shall provide for the defense of an Insured in litigation in which any third party asserts a claim covered by this policy adverse to the Insured. This obligation is limited to only those stated causes of action alleging matters insured against by this policy. The Company shall have the right to select counsel of its choice (subject to the right of the Insured to object for reasonable cause) to represent the Insured as to those stated causes of action. It shall not be liable for and will not pay the fees of any other counsel. The Company will not pay any fees, costs, or expenses incurred by the Insured in the defense of those causes of action that allege matters not insured against by this policy. Form 5011453 (8-1-12) Page 3 of 9 ALTA Owner's Policy of Title Insurance (6-17-06) Washington CONDITIONS (Continued) 6. (b) The Company shall have the right, in addition to the options contained in Section 7 of these Conditions, at its own cost, to institute and prosecute any action or proceeding or to do any other act that in its opinion may be necessary or desirable to establish the Title, as insured, or to prevent or reduce loss or damage to the Insured. The Company may take any appropriate action under the terms of this policy, whether or not it shall be liable to the Insured. The exercise of these rights shall not be an admission of liability or waiver of any provision of this policy. If the Company exercises its rights under this subsection, it must do so diligently. (c) Whenever the Company brings an action or asserts a defense as required or permitted by this policy, the Company may pursue the litigation to a final determination by a court of competent jurisdiction, and it expressly reserves the right, in its sole discretion, to appeal any adverse judgment or order. DUTY OF INSURED CLAIMANT TO COOPERATE (a) In all cases where this policy permits or requires the Company to prosecute or provide for the defense of any action or proceeding and any appeals, the Insured shall secure to the Company the right to so prosecute or provide defense in the action or proceeding, including the right to use, at its option, the name of the Insured for this purpose. Whenever requested by the Company, the Insured, at the Company's expense, shall give the Company all reasonable aid (i) in securing evidence, obtaining witnesses, prosecuting or defending the action or proceeding, or effecting settlement, and (ii) in any other lawful act that in the opinion of the Company may be necessary or desirable to establish the Title or any other matter as insured. If the Company is prejudiced by the failure of the Insured to furnish the required cooperation, the Company's obligations to the Insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, with regard to the matter or matters requiring such cooperation. (b) The Company may reasonably require the Insured Claimant to submit to examination under oath by any authorized representative of the Company and to produce for examination, inspection, and copying, at such reasonable times and places as may be designated by the authorized representative of the Company, all records, in whatever medium maintained, including books, ledgers, checks, memoranda, correspondence, reports, e-mails, disks, tapes, and videos whether bearing a date before or after Date of Policy, that reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Insured Claimant shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect, and copy all of these records in the custody or control of a third party that reasonably pertain to the loss or damage. All information designated as confidential by the Insured Claimant provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Insured Claimant to submit for examination under oath, produce any reasonably requested information, or grant permission to secure reasonably necessary information from third parties as required in this subsection, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this policy as to that claim. 7. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; TERMINATION OF LIABILITY In case of a claim under this policy, the Company shall. have the following additional options: (a) To Pay or Tender Payment of the Amount of Insurance. To pay or tender payment of the Amount of Insurance under this policy together with any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment or tender of payment and that the Company is obligated to pay. Upon the exercise by the Company of this option, all liability and obligations of the Company to the Insured under this policy, other than to make the payment required in this subsection, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. (b) To Pay or Otherwise Settle With Parties Other Than the Insured or With the Insured Claimant. (i) To pay or otherwise settle with other parties for or in the name of an Insured Claimant any claim insured against under this policy. In addition, the Company will pay any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay; or (ii) To pay or otherwise settle with the Insured Claimant the loss or damage provided for under this policy, together with any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay. Upon the exercise by the Company of either of the options provided for in subsections (b)(i) or (ii), the Company's obligations to the Insured under this policy for the claimed loss or damage, other than the payments required to be made, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. 8. DETERMINATION AND EXTENT OF LIABILITY This policy is a contract of indemnity against actual monetary loss or damage sustained or incurred by the Insured Claimant who has suffered loss or damage by reason of matters insured against by this policy. (a) The extent of liability of the Company for loss or damage under this policy shall not exceed the lesser of (i) the Amount of Insurance; or (ii) the difference between the value of the Title as insured and the value of the Title subject to the risk insured against by this policy. (b) If the Company pursues its rights under Section 5 of these Conditions and is unsuccessful in establishing the Title, as insured, (i) the Amount of Insurance shall be increased by 10%, and (ii) the Insured Claimant shall have the right to have the loss or damage determined either as of the date the claim was made by the Insured Claimant or as of the date it is settled and paid. (c) In addition to the extent of liability under (a) and (b), the Company will also pay those costs, attorneys' fees, and expenses incurred in accordance with Sections 5 and 7 of these Conditions. Form 5011453 (8-1-12) JPage 4 of 9 ALTA Owner's Policy of Title Insurance (6-1 CONDITIONS (Continued) 9. 10. 11. 12. 13. 14. LIMITATION OF LIABILITY (a) If the Company establishes the Title, or removes the alleged defect, lien, or encumbrance, or cures the lack of a right of access to or from the Land, or cures the claim of Unmarketable Title, all as insured, in a reasonably diligent manner by any method, including litigation and the completion of any appeals, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused to the Insured. (b) In the event of any litigation, including litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals, adverse to the Title, as insured. (c) The Company shall not be liable for loss or damage to the Insured for liability voluntarily assumed by the Insured in settling any claim or suit without the prior written consent of the Company. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY All payments under this policy, except payments made for costs, attorneys' fees, and expenses, shall reduce the Amount of Insurance by the amount of the payment. LIABILITY NONCUMULATIVE The Amount of Insurance shall be reduced by any amount the Company pays under any policy insuring a Mortgage to which exception is taken in Schedule B or to which the Insured has agreed, assumed, or taken subject, or which is executed by an Insured after Date of Policy and which is a charge or lien on the Title, and the amount so paid shall be deemed a payment to the Insured under this policy. PAYMENT OF LOSS When liability and the extent of loss or damage have been definitely fixed in accordance with these Conditions, the payment shall be made within 30 days. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT (a) Whenever the Company shall have settled and paid a claim under this policy, it shall be subrogated and entitled to the rights of the Insured Claimant in the Title and all other rights and remedies in respect to the claim that the Insured Claimant has against any person or property, to the extent of the amount of any loss, costs, attorneys' fees, and expenses paid by the Company. If requested by the Company, the Insured Claimant shall execute documents to evidence the transfer to the Company of these rights and remedies. The Insured Claimant shall permit the Company to sue, compromise, or settle in the name of the Insured Claimant and to use the name of the Insured Claimant in any transaction or litigation involving these rights and remedies. If a payment on account of a claim does not fully cover the loss of the Insured Claimant, the Company shall defer the exercise of its right to recover until after the Insured Claimant shall have recovered its loss. (b) The Company's right of subrogation includes the rights of the Insured to indemnities, guaranties, other policies of insurance, or bonds, notwithstanding any terms or conditions contained in those instruments that address subrogation rights. ARBITRATION Either the Company or the Insured may demand that the claim or controversy shall be submitted to arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association ("Rules"). Except as provided in the Rules, there shall be no joinder or consolidation with claims or controversies of other persons. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Insured arising out of or relating to this policy, any service in connection with its issuance or the breach of a policy provision, or to any other controversy or claim arising out of the transaction giving rise to this policy. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured. All arbitrable matters when the Amount of Insurance is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Insured. Arbitration pursuant to this policy and under the Rules shall be binding upon the parties. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court of competent jurisdiction. 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT (a) This policy together with all endorsements, if any, attached to it by the Company is the entire policy and contract between the Insured and the Company. In interpreting any provision of this policy, this policy shall be construed as a whole. (b) Any claim of loss or damage that arises out of the status of the Title or by any action asserting such claim shall be restricted to this policy. (c) Any amendment of or endorsement to this policy must be in writing and authenticated by an authorized person, or expressly incorporated by Schedule A of this policy. (d) Each endorsement to this policy issued at any time is made a part of this policy and is subject to all of its terms and provisions. Except as the endorsement expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsement, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. 16. SEVERABILITY In the event any provision of this policy, in whole or in part, is held invalid or unenforceable under applicable law, the policy shall be deemed not to include that provision or such part held to be invalid, but all other provisions shall remain in full force and effect. 17. CHOICE OF LAW; FORUM (a) Choice of Law: The Insured acknowledges the Company has underwritten the risks covered by this policy and determined the premium charged therefor in reliance upon the law affecting interests in real property and applicable to the interpretation, rights, remedies, or enforcement of policies of title insurance of the jurisdiction where the Land is located. Therefore, the court or an arbitrator shall apply the law of the jurisdiction where the Land is located to determine the validity of claims against the Title that are adverse to the Insured and to interpret and enforce the terms of this policy. In neither case shall the court or arbitrator apply its conflicts of law principles to determine the applicable law. (b) Choice of Forum: Any litigation or other proceeding brought by the Insured against the Company must be filed only in a state or federal court within the United States of America or its territories having appropriate jurisdiction. 18. NOTICES, WHERE SENT Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at First American Title Insurance Company, Attn: Claims National Intake Center, 1 First American Way; Santa Ana, CA 92707. Phone: 888-632- 1642. ALTA Owner's Policy of Title Insurance (6-17-06) Washington 5011453 (8-1-12) Page 5 of 9 First American i.•� ""`'•_., Owner's Policy of Title Insurance art ISSUED BY Schedule A First American Title Insurance Company POLICY NUMBER 2134717 Name and Address of Title Insurance Company: First American Title Insurance Company, 1 First American Way, Santa Ana, CA 92707. File No.: 4201-2134717 Address Reference: 836 SW 312th Street, Federal Way, WA 98023 Premium: $721.00 1. Name of Insured: Trinity Village, Inc., a Washington Corporation Amount of Insurance: $300,000.00 Date of Policy: October 23, 2013 at 5:00 p.m. 2. The estate or interest in the Land that is insured by this policy is: Fee Simple 3. Title is vested in: Trinity Village, Inc., a Washington Corporation 4. The Land referred to in this policy is described as follows: See Exhibit "A" attached hereto and made a part hereof r orm 5011453 (8-1-12) Page 6 of 9 ALTA Owner's Policy of Title Insurance (6-17-06) Washington r First American Schedule B File No.: 4201-2134717 Owner's Policy of Title Insurance ISSUED BY First American Title Insurance Company POLICY NUMBER 2134717 EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage, and the Company will not pay costs, attorneys' fees, or expenses that arise by reason of: Part One: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 5. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. 6. (A) Unpatented mining claims; (B) Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (C) Water rights, claims or title to water; whether or not the matters excepted under (A), (B) or (C) are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. 7. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. Form 5011453 (8-1-12) Page 7 of 9 ALTA Owner's Policy of Title Insurance (6-17-06) Washington Part Two: 1. General Taxes for the year 2013 The first half has been paid. The second half is payable, but not delinquent until November 1st. Tax Account No.: 072104-9087-01 2. Reservations and other matters contained in deed: Recording No.: 93825 This exception does not reflect current ownership of said mineral rights 3. Easement, including terms and provisions contained therein: Recorded: November 9, 1984 Recording Information: 8411090604 In Favor Of: Puget Sound Energy, Inc., a Washington corporation For: Electric transmission and/or distribution system 4. The terms and provisions contained in the document entitled "King County Form - Seller's Notice of On -Site Sewage System Operation and Maintenance Requirements" Recorded: April 24, 2006 Recording No.: 20060424002044 5. Conditions, notes, easements, provisions and/or encroachments contained or delineated on the face of the Survey recorded under Recording No. 20110919900010. 6. The terms and provisions contained in the document entitled "Notice of On -Site Sewage System Operation and Maintenance Requirements" Recorded: October 23, 2013 Recording No.: 20131023000463 (Form 5011453 (8-1-12) Page 8 of 9 ALTA Owner's Policy of Title Insurance (6-17-06); Washington First American ISSUED BY First American Title Insurance Company POLICY NUMBER Exhibit A 2134717 File No.: 4201-2134717 THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF King, STATE OF WA, AND IS DESCRIBED AS FOLLOWS: That portion of the Southeast quarter of the Northwest quarter of Section 7, Township 21 North, Range 4 East, W.M., in King County, Washington described as follows: Beginning at the West quarter corner of said Section 7; thence South 88058'34.9" East along the East-West centerline of said section, a distance of 1987.06 feet; thence North 00057'34.9" East 1323.95 feet along a line called "A" for reference purposes, to the North line of said Southeast quarter; thence South 89011'57.9" East along said North line 250.00 feet; thence South 00057'34.1" West 859.33 feet to the North line of the South 465.60 feet of said Southeast quarter and the true point of beginning; thence North 88058'54.9" West 150 feet to a point which bears South 88058'54.9" West from aforesaid line "A", said point being the Northeast corner of a tract of land conveyed to Joseph Bert Thatcher and Janet F. Thatcher, husband and wife, by Deed recorded under Recording Number 4881077; thence South 00057'34.9" West along the Easterly line of said tract and the extension thereof 465.60 feet to the South line of said Southeast quarter; thence South 88058'54.9" East along said South line 150 feet to a point which bears South 00157'34.1" West from the true point of beginning; thence North 00057'34.1" East 465.60 feet to the true point of beginning; Except that portion lying within the W.S. Young County Road, now known as S.W. 312th Street, which was conveyed to King County by deed recorded under Recording Number 639613. APN: 072104-9087-01 Form 5011453 (8-1-12) Page 9 of 9 ALTA Owner's Policy of Title Insurance (6-17-06) Washington ' s I First American Owner's Policy Owner's Policy of Title Insurance ISSUED BY First American Title Insurance Company POLICY NUMBER 5011453-2150174 Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at the address shown in Section 18 of the Conditions. COVERED RISKS SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B, AND THE CONDITIONS, FIRST AMERICAN TITLE INSURANCE COMPANY, a California corporation (the "Company's insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the Insured by reason of: 1. Title being vested other than as stated in Schedule A. 2. Any defect in or lien or encumbrance on the Title. This Covered Risk includes but is not limited to insurance against loss from (a) A defect in the Title caused by (i) forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation; (ii) failure of any person or Entity to have authorized a transfer or conveyance; (iii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered; (iv) failure to perform those acts necessary to create a document by electronic means authorized by law; (v) a document executed under a falsified, expired, or otherwise invalid power of attorney; (vi) a document not properly filed, recorded, or indexed in the Public Records including failure to perform those acts by electronic means authorized by law; or (vii) a defective judicial or administrative proceeding. (b) The lien of real estate taxes or assessments imposed on the Title by a governmental authority due or payable, but unpaid. (c) Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. The term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 3. Unmarketable Title. 4. No right of access to and from the Land. (Covered Risks Continued on Page 2) In Witness Whereof, First American Title Insurance Company has caused Its corporate name to be hereunto affixed by its authorized officers as of Date of Policy shown in Schedule A. First American Title Insurance Company ....., / ] tLE 1 G Dennis J. Gilmore co c . N ; SEPIEMBER 24. ; a President 04 '• i968 � �KL.a4aaaa� Timothy Kemp Secretary (This Policy is valid only when Schedules A and B are attached) This Jacket was created electronically and constitutes an original document Copyright 2006-2009 American land Title Association. All rights reserved. The use of this form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association Form 5011453 (8-1-12) IPage 1 of 7 ALTA Owner's Policy of Title Insurance (6-17-06) Washington COVERED RISKS (Continued) 5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (a) the occupancy, use, or enjoyment of the Land; (b) the character, dimensions, or location of any improvement erected on the Land; (c) the subdivision of land; or (d) environmental protection if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to enforce, but only to the extent of the violation or enforcement referred to in that notice. 6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that notice. 7. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records. 8. Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. 9. Title being vested other than as stated in Schedule A or being defective (a) as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part of the title to or any interest in the Land occurring prior to the transaction vesting Title as shown in Schedule A because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws; or (b) because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws by reason of the failure of its recording in the Public Records (i) to be timely, or (ii) to impart notice of its existence to a purchaser for value or to a judgment or lien creditor. 10. Any defect in or lien or encumbrance on the Title or other matter included in Covered Risks 1 through 9 that has been created or attached or has been filed or recorded in the Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The Company will also pay the costs, attomeys' fees, and expenses incurred in defense of any matter insured against by this Policy, but only to the extent provided in the Conditions. EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or experiSES that a'i iSe by re..-1 - 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Ciaiiiiaiit priur to the date the iiSured Claaimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. Form 5011453 (8-1-12) 1Page 2 of 7 ALTA Owner's Policy of Title Insurance (6-17-06)I Washington, 9. 10. 11 12. 13. 14. CONDITIONS (Continued) LIMITATION OF LIABILITY (a) If the Company establishes the Title, or removes the alleged defect, lien, or encumbrance, or cures the lack of a right of access to or from the Land, or cures the claim of Unmarketable Title, all as insured, in a reasonably diligent manner by any method, including litigation and the completion of any appeals, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused to the Insured. (b) In the event of any litigation, including litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals, adverse to the Title, as insured. (c) The Company shall not be liable for loss or damage to the Insured for liability voluntarily assumed by the Insured in settling any claim or suit without the prior written consent of the Company. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY All payments under this policy, except payments made for costs, attorneys' fees, and expenses, shall reduce the Amount of Insurance by the amount of the payment. LIABILITY NONCUMULATIVE The Amount of Insurance shall be reduced by any amount the Company pays under any policy insuring a Mortgage to which exception is taken in Schedule B or to which the Insured has agreed, assumed, or taken subject, or which is executed by an Insured after Date of Policy and which is a charge or lien on the Title, and the amount so paid shall be deemed a payment to the Insured under this policy. PAYMENT OF LOSS When liability and the extent of loss or damage have been definitely fixed in accordance with these Conditions, the payment shall be made within 30 days. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT (a) Whenever the Company shall have settled and paid a claim under this policy, it shall be subrogated and entitled to the rights of the Insured Claimant in the Title and all other rights and remedies in respect to the claim that the Insured Claimant has against any person or property, to the extent of the amount of any loss, costs, attorneys' fees, and expenses paid by the Company. If requested by the Company, the Insured Claimant shall execute documents to evidence the transfer to the Company of these rights and remedies. The Insured Claimant shall permit the Company to sue, compromise, or settle in the name of the Insured Claimant and to use the name of the Insured Claimant in any transaction or litigation involving these rights and remedies. If a payment on account of a claim does not fully cover the loss of the Insured Claimant, the Company shall defer the exercise of its right to recover until after the Insured Claimant shall have recovered its loss. (b) The Company's right of subrogation includes the rights of the Insured to indemnities, guaranties, other policies of insurance, or bonds, notwithstanding any terms or conditions contained in those instruments that address subrogation rights. ARBITRATION Either the Company or the Insured may demand that the claim or controversy shall be submitted to arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association ("Rules'. Except as provided in the Rules, there shall be no joinder or consolidation with claims or controversies of other persons. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Insured arising out of or relating to this policy, any service in connection with its issuance or the breach of a polity provision, or to any other controversy or claim arising out of the transaction giving rise to this policy. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured. All arbitrable matters when the Amount of Insurance is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Insured. Arbitration pursuant to this policy and under the Rules shall be binding upon the parties. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court of competent jurisdiction. 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT (a) This policy together with all endorsements, if any, attached to it by the Company is the entire policy and contract between the Insured and the Company. In interpreting any provision of this policy, this policy shall be construed as a whole. (b) Any claim of loss or damage that arises out of the status of the Title or by any action asserting such claim shall be restricted to this policy. (c) Any amendment of or endorsement to this policy must be in writing and authenticated by an authorized person, or expressly incorporated by Schedule A of this policy. (d) Each endorsement to this policy issued at any time is made a part of this policy and is subject to all of its terms and provisions. Except as the endorsement expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsement, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. 16. SEVERABILITY In the event any provision of this policy, in whole or in part, is held invalid or unenforceable under applicable law, the policy shall be deemed not to include that provision or such part held to be invalid, but all other provisions shall remain in full force and effect. 17. CHOICE OF LAW; FORUM (a) Choice of Law: The Insured acknowledges the Company has underwritten the risks covered by this policy and determined the premium charged therefor in reliance upon the law affecting interests in real property and applicable to the interpretation, rights, remedies, or enforcement of policies of title insurance of the jurisdiction where the Land is located. Therefore, the court or an arbitrator shall apply the law of the jurisdiction where the Land is located to determine the validity of claims against the Title that are adverse to the Insured and to interpret and enforce the terms of this policy. In neither case shall the court or arbitrator apply its conflicts of law principles to determine the applicable law. (b) Choice of Forum: Any litigation or other proceeding brought by the Insured against the Company must be filed only in a state or federal court within the United States of America or its territories having appropriate jurisdiction. 18. NOTICES, WHERE SENT Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at First American Title Insurance Company, Attn: Claims National Intake Center, 1 First American Way; Santa Ana, CA 92707. Phone: 888-632- 1642. Form 5011453 (8-1-12) Page 5 of 7 ALTA Owner's Policy of Title Insurance (6-17-06) Washington .�� •x a art_ First American 71 7 Y. Owner's Policy of Title Insurance ISSUED BY Schedule A First American Title Insurance Company POLICY NUMBER 2150174 Name and Address of Title Insurance Company: First American Title Insurance Company, 1 First American Way, Santa Ana, CA 92707. File No.: 4201-2150174 Address Reference: 824 SW 312th St., Federal Way, Amount of Insurance: $300,000.00 WA 98023 Premium: $1,030.00 Date of Policy: December 20, 2013 at 5:00 p.m. 1. Name of Insured: Mirror Lake Village, LLC 2. The estate or interest in the Land that is insured by this policy is; Fee Simple 3. Title is vested in: Mirror Lake Village, LLC 4. The Land referred to in this policy is described as follows: THAT PORTION OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF THE EASTERLY 330 FEET OF SAID SUBDIVISION WITH THE NORTHERLY LINE OF COUNTY ROAD; THENCE NORTHERLY ALONG SAID WESTERLY LINE 300 FEET; THENCE EASTERLY, PARALLEL TO SAID NORTHERLY LINE OF COUNTY ROAD, 100 FEET; THENCE SOUTHERLY PARALLEL TO SAID WESTERLY LINE 300 FEET TO SAID NORTHERLY LINE OF COUNTY ROAD; THENCE WESTERLY ALONG SAID NORTHERLY LINE 100 FEET TO THE POINT OF BEGINNING. APN:072104-9129-01 Form 5011453 (8-1-12) Page 6 of 7 ALTA Owner's Policy of Title Insurance (6-17-06) Washington First American Schedule B File No.: 4201-2150174 Owner's Policy of Title Insurance ISSUED BY First American Title Insurance Company POLICY NUMBER 2150174 EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage, and the Company will not pay costs, attorneys' fees, or expenses that arise by reason of: Part One: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 5. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. 6. (A) Unpatented mining claims; (B) Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (C) Water rights, claims or title to water; whether or not the matters excepted under (A), (B) or (C) are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. 7. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. Part Two: Conditions, notes, easements, provisions and/or encroachments contained and/or delineated on the face of the Survey No. 20110919900010, in KING County, Washington. 2. Right to make necessary slopes for cuts or fills upon said premises, as granted by Deed. Recording Information: 4612086 Granted To: County of King Form 5011453 (8-1-12) (Page 7 of 7 ALTA Owner's Policy of Title Insurance (6-17-06) Washington Mirror Lake Village, LLC C/o Xiaoping Zhu 570 1501h Place NE Bellevue WA 98007 QUIT CLAIM DEED GRANTOR, TRINITY VILLAGE INC, a Washington Corporation, for and in consideration of: None - transfer of mere identity of ownership only, does hereby convey and quit claim to MIRROR LAKE VILLAGE, LLC, a Washington Limited Liability Company, GRANTEE, the following described real estate, including any interest therein which Grantor may hereafter acquire: PARCEL A: THAT PORTION OF THE WEST HALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M. IN KING COUNTY, WASHINGTON, LYING SOUTHERLY OF MIRROR LAKE GLEN, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 78 OF PLATS, PAGE 12, IN KING COUNTY, WASHINGTON, AND LYING NORTHERLY OF A 12 FOOT STRIP CONVEYED TO KING COUNTY FOR SOUTHWEST 312TH STREET RECORDED UNDER RECORDING NUMBER 6596780. PARCEL B: TRACT B, MIRROR LAKE LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 62 OF PLATS, PAGE 85, IN KING COUNTY WASHINGTON. Tax parcel #072104-9027-04. Commonly known as:788 SW 312T14 Street, Federal Way, WA, 98023. Dated this day of January, 2014. XIAOPING ZHU, GRfflKOR President STATE OF WASHINGTON ) ) SS. COUNTY OF KING ) I certify that I know or have satisfactory evidence that XIAOPING ZHU, is the person who appeared before me, and said person acknowledged that she signed this instrument, on oath stated that she was authorized to execute the instrument and acknowledged it as the President of Trinity Village Inc., a Washington corporation and stated it to be the free and voluntary act of such parry for the uses and purposes mentioned in the instrument. GIVEN under my hand and official seal this /7 ta� of January, 2014. ��--Q�,JLAS p ''+►,,► THO AS P. VEST �Z.-�'�+''�� Z NOTARY PUBLIC in and for the State OTA q � ¢ of Washington, residing at Maple Valley y N,, _ My Commission Expires: 5-19-17 . r '{ ZZ G81-►�' 2 Exhibit A THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF King, STATE OF WA, AND IS DESCRIBED AS FOLLOWS: That portion of the Southeast quarter of the Northwest quarter of Section 7, Township 21 North, Range 4 East, W.M., in King County, Washington described as follows: Beginning at the West quarter corner of said Section 7; thence South 88058'34.9"East along the East-West centerline of said section, a. distance of 1987.06 feet; thence North 00057'34.9" East 1323.95 feet along a line called "A" for reference purposes, to the North line of said Southeast quarter; thence South 89011'57.9" East along said North line 250.00 feet; thence South M,57'34.1" West 859.33 feet to the North line of the South.465.60 feet of said Southeast quarter and the true point of beginning; thence North 88058'54.9" West 150 feet to a point which bears South 88°58'54.9" West from aforesaid line "A", said point being the Northeast comer of a tract of land conveyed to Joseph Bert Thatcher and 3anet F. Thatcher, husband and wife, by Deed recorded under Recording Number 4881077; thence South 00057'34.9" West along the Easterly line of said tract and the extension thereof 465.60 feet to the South line of said Southeast quarter; thence South 88058'54.9"East along said South line 150 feet to a point which bears South 00157'34.1" West from the true point of beginning; thence North 001157'34.1" East 465.60 feet to the true point of beginning; Except that portion lying within the W.S. Young County. Road, now known as S.W. 312th Street, which was conveyed to King County by deed recorded under Recording Number 639613. APN: 072104-9087-01 io() `" .. ' 0248000200 • •. 31004 ar 0 0 032 .145 y ... 02448000210 31014 Z 0248000220 1' 403131024 O ado s" 0248000230 4030 31034 4047 �S 4P48 0248000240 I• ..•• 029 31044 C W n 5558200170 Q C 5558200210 31005 Z 3 31004 0721049191 pp 40 9 j4002 001 5568200180 5558200220 31011 31012 5558200191A40 555820Q230 31021 31D18 1 2'. 4 555820024 5558200200 31D28 31027 4023,. •07210 5558,200256 31105 0721049088 0721049087 840 836 40. 5558200255 0721049129 31115 824 � ••• LJ�J 5558200251 5558200250 31125 31123 �D 1 N � a 344 34453 4 26 Un signed �. W-NONE 12') SV P2T'Ff 5 W-N/A (6") 6435 436 6439 6437 0721049170 31200 0721049205 0721049121 0721049124 ' 849 845 072104 24i835 3275810200 31206 0721049230 t _ : MOTE: Lakehaven Utility District neither warrants nor guarantees l the.. accuracy of any facility, information provided. Facility !'► locations and conditions are 411UTY 171SI subject to field verification. 0721049134 0721049187 0721049125 833 805 803 0721049216 N Mirror Lake Village (2014) 0 50 100 Feet 2/13/2014 lCing County Department of Permitting and Environmental Review 35030 SE Douglas Street, Suite 210 Snoqualmie, WA 98065-9266 206-296-6600 TTY Relay: 711 www.kingcounty.gov W04 Web date: 11/09/2012 RECEIVED Water Availability King County Certificate of G-07 JAN 2 12014 Water Availabilitv >1i�uT�'� CITY OF FEDERAL WA CDS For alternate formats, call 206-296-6600. This certificate provides the Public Health - Seattle & King County Department and the Department of Permitting and Environmental Review with information necessary to evaluate development proposals. Do not write in [his box nli .—k-, ❑ Building Permit ❑ Preliminary Plat or PUD ❑ Short Subdivision ✓ ® MGM or other: Use Applicant's name: DetRL&u tarn Mork Inn. Groat (� Proposed use: ,T t i�ta�_l�r i7oc irfar,rial 10 R,d 1 di ngs (hairs _ Location (attach map and legal description if necessary): 836 & 840 SW 312th St, Federal Way APN 0721049088, 9087 & 9129 ✓ 1. a. Watet can be provided by service connection only to an existing -j-/— Z❑ feet from the site. D(4-r-\ (size) water main that is OR ' b. Water service will require an improvement to the water system of. 1 & feet of water main to reach the site; and/or E rcolZt N �() '-� � � 1t`At71it1t�+Ftl�Ii`/Ll'i,f�`"SC:F=�-i}ftt2 Ft� � (2) The construction of a distribution system on the site; and/or _ 0(3) Other (describe): ;�Z-r\ AIRm0kCA r� 6.A i)SVcxr:t*7Z '�icv�L�tcN AL.ICCE*�Crii ��IL�. r5C J�ECJUI �C�. / 2. J,21' a. The water system is in conformance with a County approved water comprehensive plan. OR ❑ b The water system improvement is not in conformance with a County approved water comprehensive plan and will require a water comprehensive plan amendment. (This may cause a delay in issuance of a permit or approval.) ✓ 3. 01 a. The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service. outside the district or city, or is within the County approved service area of a private water purveyor. OR ❑ b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. ✓ 4 a. Water is or will be available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant P C7_ feet from the building/property (or as marked on the attached map): Rate of flow at Peak Demand: ❑ less than 500 gpm (approx. gpm) ❑ 500 to 999 gpm ❑ 1000 gpm or more ❑ flow test of gpm 0 calculation of 5 j 0 0 gpm Duration: ❑ less than 1 hour ❑ 1 hour to 2 hours ❑ 2 hours or more Other: pt'rC (Note: Commercial building permits which include multifamily structures require flow test or calculation.) OR ❑ b. Water system is not capable of providing fire flow. V/5. Ie a. Water system has certificates of water rights or water right claims sufficient to provide service. OR ❑ b. Water system does not currgnjy have necessary water rights or water right cla�m� r ie2.,L3 'tA` AfcTf`( A a c Ct�1+��D Comments/conditions: - t Lt.,► 1- I certify that the above water purveyor information is true. This certification shall 0bevalid for one year from date of signature. LAKEHAVEN UTILITY DISTRICT ICI Ll_ -F-bSe3tJ Agency name Signato r name A, J C, t IZu-I _dTL - �- - y Title Signature 61,1%. 1 f 7alrf Date T_..- Highest - Min. rJ{% rn53$ Pressure Zone; Elevation of Property 3 S ✓ Est. psi Pressure Lowest Max. _t . The District, at its sole discretion, reserves the right to delay or ciemi water service based upon capacity limitations in District and Otilsr ;�tlrv::yoi is ilil:iss. WaterAvailabililyFORM.doc b-cert-water.pdf W04 11/09/2012 Page 1 of 1 Development Engineering i-,, U- lei f Water Availability Map Water main Water service lines Hi NOTE: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility information shown. Facility locations and conditions are subject to field verification. LAKEHAVEN UTILITY DIST ICIt Hydraulic Model Fire Flow Estimate . Request/Reporting Form Requested By: Kathy Brown Date: 1/21/14 Location to be Modeled: Hydrant 9-517 off of SW 3121" Street Lakehaven %, Section Grid: G-07 Intersection: S W 312`l' S treet east of 10°i Ave S W Add. Description: See attached map �::Pressurezone: 538 Results By: Date: Model Run No.: Jolui Bownil, 1/21/14 Master Water System Model 2007.net FF #297 Condition Pressure (psi) Flow (gpin) Static 78 0 Fire Flow 20 10,900 NOTES: Lakehaven's adopted level of service goals for fire flow rates are 1000 gpm within single family residential areas (including duplexes) and 2500 gpm for multi -family, coranercial, industrial areas. Model results depict the theoretical performance of the water system under high demand conditions and are not guaranteed to represent actual system performance. A design professional should be consulted for site specific design purposes. The calculated fire flow capacity in the above table is based on a currently available residual system pressure of 20 psi at the location modeled. The Model indicates that Lakehaven's standard maximum allowable: -vatocity of 10 ft/s is exceeded at a lire flow rate above mi.Fire t aAv capacities greater than 5300 gplll may 1}e'AGC4li7111C1Cl1ECC1 through 4Ya el' �yTs em improvements. 012114ff 297 fillmore (form Rev. 12/6/13) 024' 0000i 0248000190 3 SW 310TI--I ST 0721049191 024 )00006f 0248000200 02400005 0248000210 0211,100041 02411000220 ;r — 3 02180000 0 0248000230 0721049088 0721049087 co 0248000240 LLI r 01d80000 0248000250 5558200081 I 5558200160 c - W 5558200170 5558200210 5558200180 5558200220 5558200230 5558200191 55 8' fi0 5558200200 5558200240 5558200256 5558200255 1 0721049129 L— ,._ 555820025-1 5558200250 �t W (12" 5554i200 G51 0721049170 55592000 �i�p�j 1 0721049125 0721049205 I I 0721049121 55592000f I 3275810200 1 ' S i' : 111:! 0721049124 0721049134 0721049187 I l 1 C 1 1 0721049'154 0721049230 072104924E 07210,19216 L �C I 1 r e7 � 327581 TRCT 3275810190 k .1 King County Department of Permitting and Environmental Review 35030 SE Douglas Street, Suite 210 Snoqualmie, WA 98065-9266 206-296-6600 Try Relay: 711 www.kingcounty.gov S06 Web date: 11/09/2012 Sewer Availability: G07 King County Certificate of 011 Sewer Availability ERU 30 For alternate formats, call 206-296-6600. This certificate provides the Public Health - Seattle & King County Department and the Department of Permitting and Environmental Review with information necessary to evaluate development proposals. Do not write in this box Number Name ❑ Building Permit ❑ Preliminary Plat or PUD ❑ Short Subdivision ® Mor other: Use Process IV_per-t ,Applicant's name: Ram Zhu - W ashuigton QLW=r-c)n Inv. Group JFroposed use: • 1 2 U _L5 Location (attach map and legal description if necessary): 836 & 840 SW 312th St, Federal Way APN 0721049088, 9087 & 9129 I-Sew-erqgency information: 1. ❑ a. Sewer service can be provided by side sewer connection only to an existing size sewer feet from the site and the sewer system has the capacity to serve the proposed use. OR b. Sewer service will require an improvement to the sewer system of: 01(1) + /- S _ feet of sewer trunk or lateral to reach the site; and/or (2) The construction of a collection system on the site; and/or ,C r Other (describe); -a ✓ 2. ] a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan. OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment_ ✓ 3. P a. The proposed project is within the corporate limits of the district or has been granted Boundary Review Board approval for extension of service outside the district or city. OR ❑ b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. 4. Service is subject to the following: - - .� a. Connection charge: O b. Easement(s): AS E✓ i Z• C. Other: .�C-Z_ C" aN+`/E C POQ I 2 f" IL S Cat f Cornmerlts: * The District, at its sole discretion, reserves the right to delay or deny sewer service based upon capacity limitations in District and Other Purveyor facilities. I certify that the above sewer- agency information is true. This certification shall be valid for one year from date of signature. LAKEHAVEN UTILITY DISTRICT Agency name Title Signature SewerAvailabililyFORM.doc b-cert-sewer.pdf S06 11/09/2012 Si atoPI name -err- 1/7-#w /-Zz-i�/ Date Page 1 of 1 s7 b i�'¢I�tfVVWI 41ILITY DISTRIe Sewer Main Sewer Manholes 0 W n Sewer Availability Map Development Engineering i M CO I 41 % VF -- 5 NOTE: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility information shown. Facility locations and conditions are subject to field verification. W MASTER LAND USE APPLICATION A�k RECEIVED OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South CITY OF Federal Way, WA 98003-6325 Federal Way IA N 11 1114 253-835-2607; Fax 253-835-2609 �u w�v. e i t ytr f!'ede ra! ura v.en�tz CITY OF FEDERAL WAY CDS APPLICATION NO(S) - - d Date January 20 2014 Project Name Mirror Lake Village Property Address/Location Parcel Number(s) Project Description PLEASE PRINT 838 SW 312th Street; Federal Way, WA #072104-9129; #072104-9087; #07214-9088 A 98 unit senior housing project consisting of 80 assisted units(beds) and 18 detached senior housing units. The project replaces 2 single family houses. Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) Process III (Project Approval) X 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 RS 7.2 Zoning Designation Single Family -Comprehensive Plan Designation $ 130,000 Value of Existing Improvements $ 17million Value of Proposed Improvements International Building Code (IBC): 1-1 & S-2; R-4 occupancy Type II-B and V-B Construction Type Applicant Name: Calvin Jordan Associates, Inc Address: 15049 NE Bel -Red Road City/State: Bellevue, WA Zip: 98007 Phone: (425) 643-3123 Fax: (425) 643-4607 Email: ladurt Mcia _c.com Signature: Agent (if different t an WpFi,ant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Washington Clangston Investment Group, Inc Address: P.O. Box 6961 City/State: Bellevue, WA Zip: 98007 Phone: (425) 505-1936 Fax: Email: Zhu@yangston.com Signature: ! A Bulletin #003 —January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application ., B ATE Gf. R n W �' STATE OF WASHINGTON DEPARTMENT OF ECOLOGY PO Box 47600 • Olympia, WA 98504-7600 ► 360.407-6000 711 for Washington Relay Service • Persons with a speech disability can call 877-833-6341 August 25, 2015 Ms. Xiaoping Betsy Zhu Washington Clangston Investment Group P.O: Box 6961 Bellevue, WA 98008 Re: Opinion on the Proposed Cleanup of a Property associated with the Asarco Tacoma Smelter Site • Name: Mirror Lake Village, Multi -Family Housing Development • Property Address: 836 SW 312" Street, Federal Way, WA 98023 • Facility/Site No.: 6738 + Cleanup Site ID: 12695 ■ VCP Project No.: NW2985 Dear Ms. Zhu: The Washington State Department of Ecology (Ecology) received your request for an opinion on your proposed independent cleanup of a Property as with the Asarco Tacoma Smelter Site (Site). This letter provides our opinion. We are providing this opinion under the authority of the Model Toxics Control Act (MICA), Chapter 70.105D ROW. Issues Presented and Opinion 1. Upon completion of the proposed cleanup, will further remedial action likely be necessary at the Property to clean up contamination associated with the Site? NO. Ecology has determined'that no further remedial action will likely be necessary at the Property to clean up contamination associated with the Site. 2. Upon completion of the proposed cleanup, will further remedial action likely still be necessary elsewhere at the Site? YES. Ecology has determined that further remedial action will likely still be 5 Ms. Xiaoping Betsy Zhu A 1 Date Page 2 1 F necessary elsewhere at the it but no further remediation will be necessary for the Property. This opinion is based on an analysis of whether the remedial action meets the substantive requirements of MTCA, Chapter 70.105D RCW; and its implementing regulations, Chapter 173- 340 WAC (collectively "substantive requirements of MTCA"). The analysis is provided below. Description of the Property and the Site This opinion applies only to the Property described below within Site. This opinion does not, apply to any other sites that may affect the Property. Any such sites, if known, are identified separately below. 1. Description of the Property. lIj The Property includes the following tax parceCPierc"eounty, ich were affected by the Site and will be addressed by your cleanup 0721049088 • 0721049087 • 0721049129 Enclosure A includes a legal description of the Property and details of the Property as currently known to Ecology. 2. Description of the Site. The Site is defined by the nature and extent of contamination associated with the following releases: • Arsenic into the Soil. ■ Lead into the Soil. Those releases have affected more than one parcel of real property, including the parcels identified above. Enclosure B includes a detailed description and diagram of the Site, as currently known to Ecology. Ms. Xiaoping Betsy Zhu Date Page 3 3. Identification of Other Sites that may affect the Property. Please note a parcel of real property can be affected by multiple sites. At this time, we have no information that the Property is affected by other sites. Basis for the Opinion This opinion is based on the information contained in the following documents: 1. Calvin Jordan Associates, Inc., Cleanup Action Plan (CAP) —Arsenic & lead Mitigation Project, Mirror Lake Village, 836 SW 312a` Street, King County Parcels: 0721049087, 0721049088, and 0721049129, Federal Way, Washington, dated July 20, 2015. 2. Eva Barber (Ecology), e-mail correspondence with Bruce Dunn (Calvin Jordan Associates, Inc.) regarding additional information needed, dated June 6, 2015. 3. Eva Barber (Ecology), personal communication with Bruce Dunn (Calvin Jordan Associated, Inc.) regarding the soil mixing method on the Property, dated July 30, 2015. 4. Bruce Dunn (Calvin Jordan Associates, Inc.), e-mail communication with Eva Barber (Ecology) regarding mixing and confirmational sampling methodology for the Mirror Lake Village, dated July 30, 2015. 5. Eva Barber (Ecology), e-mail correspondence with Bruce Dunn (Calvin Jordan Associates, Inc.) regarding confirmational sampling, dated August 17, 2015. These documents are kept in the Central Files of the Southwest Regional Office of Ecology (SWRO) for review by appointment only. You can make an appointment by calling the SWRO resource contact at (360) 407-6365. This opinion is void if any of the information contained in those documents is materially false or misleading. Ms. Xiaoping Betsy Zhu Date Page 4 Analysis of the Cleanup 1. Cleanup of the Property located within the Site. Ecology has concluded that, upon completion of your proposed cleanup, no further remedial action will likely be necessary at the Property to clean up contamination associated with the Site. That conclusion is based on the following analysis: a. Characterization of the Site. The Site is described in Enclosure B, For almost 100 years, the Asarco Company operated a copper smelter in Tacoma, Washington. Air pollution from the smelter settled on the surface soil over a vast region -- more than 1,000 square miles of the Puget. Sound basin. Elevated levels of contamination are found as far south as Lacey and as far north as Seattle (West Seattle)., Additionally, elevated levels of contamination are found as far, west as the Kitsap Peninsula and as far east as Kent and Bellevue. Arsenic, lead, cadmium, and other heavy metals are still in the soil as a result of this pollution. Mirror Lake Village, LLC is proposing to develop the Mirror Lake Property located in Federal Way, Washington into a retirement community. The planned development will consist of two, three-story senior housing buildings over a single below -grade garage and nine smaller duplex residential buildings with associated roads and walkways. The Property is northwest of Mirror Lake and is accessed from 3121 Street to the south. Two of the parcels of the 3.24-acre Property are currently developed with single- family houses. The single-family house on the third parcel (0721049129) was demolished after a fire that substantially damaged it. Please see Enclosure A and Figure 2 for more information about the Property. Ms. Xiaoping Betsy Zhu Date Page 5 Figure 1.'Vicinity neap -outlined in yellow are the three parcels included in the Mirror Lake Village development Calvin Jordan Associates, Inc. collected 54 discrete characterization soil samples at the Property in March, 2015. For a 3.24-acre Property, The Tacoma Smelter Plume Model Remedies Guidance (MR Guidance) recommends the collection of 24 soil samples from 0 to 6 inches below ground surface (bgs) and 6 samples from 6 to 12 inches bgs. The sampling methodology did not quite follow the MR Guidance in that there were no samples collected from the 0 to 6 and the 6 to 12 inches bgs depth intervals. The number of soil samples collected, however, exceeded the number of recommended samples and characterized the extent of the contamination well. The sampling included the collection of 47 soil samples from 0 to 6 inches below ground surface (bgs), one from 0 to 7 inches bgs, three from 0 to 8 inches bgs, and three from 0 to 10 inches bgs (Figure 3). All the samples were submitted for laboratory analysis for arsenic and lead content. Ms. Xiaoping Betsy Zhu Date Page 6 Figure 2.:serial Photograph of the Property with Farcel Numbers Ms. Xiaoping Betsy Zhu Date Page 7 Figure 3. Characterization sampling hwations. The levels of arsenic ranged from 1.86 milligrams per kilogram (mg/kg) to 45.9 mg/kg. Concentrations of arsenic exceeded the MTCA Method A soil cleanup level in 2 soil samples collected from 0 to 6 inches bgs. None of the soil samples collected from 0 to 7, 0 to 8, and 0 to 10 inches bgs exceeded the arsenic cleanup level. Ms. Xiaoping Betsy Zhu Date Page 8 The concentration of arsenic exceeded 40 mg/kg in one soil sample. See Table 1 for the results of the March characterization sampling. Cable 1. Results of March 2015 Characterization zNam lin Sample tt Sample ID Sample Depth (inch) Sample Date Arsenic Lead (mg/kg) (mg/kg) EPA 6010C EPA 6010C 1 15-AO04267 6 3/31/2015 9.43 40.8 2 15-AO04268 6 3/31/2015 8.07 33.9 3 15-AO04269 6 3/31/2015 9.65 35.2 4 15-AO04270 6 3/31/2015 15.3 156 5 15-AO04271 6 3/31/2015 5.01 32.9 6 154004272 10 3/31/2015 2.99 18.7 7 15-AO04273 6 3/31/2015 11.4 36.6 8 15-AO04274 6 3/31/2015 9.17 30.9 9 15-AO04275 6 3/31/2015 4.47 20.8 10 15-AO04276 6 3/31/2015 9.89 28.8 11 15-AO04277 6 3/31/2015 11.6 85.9 12 15-AO04278 6 3/31/2015 27 39.4 13 15-AO04279 6 3/31/2015 10 34.6 14 15-AO04280 6 3/31/2015 11.3 35.7 15 15-AO04281 6 3/31/2015 11.5 29.3 16 15-AO04282 6 3/31/2015 3.33 15.2 17 15-AO04283 6 3/31/2015 11.2 86.8 18 15-AO04284 6 3/31/2015 12.5 96.1 19 15-AO04285 6 3/31/2015 10.7 373 20 15-AO04286 6 3/31/2015 2.73 26.8 21 15-AO04287 6 3/31/2015 2.96 42.3 22 15-AO04288 6 3/31/2015 4.14 16.2 23 15-AO04289 10 3/31/2015 9.09 34.1 24 15-AO04290 6 3/31/2015 18 34.2 25 15-AO04291 10 3/31/2015 17.6 44.8 26 15-AO04292 6 3/31/2015 4.52 42.6 27 15-AO04293 6 3/31/2015 4.29 47.9 28 15-AO04294 7 3/31/2015 6.07 71.3 29 15-AO04295 6 3/31/2015 4.97 36.7 30 15-AO04296 6 3/31/2015 1 13.6 38.2 Ms. Xiaoping Betsy Zhu Date Page 9 Sample # Sample ID Sample Depth (inch) Arsenic Sample Date (mg/kg) Lead (mg/kg) EPA 6010C EPA 6010C 3/31/2015 17.1 60.1 31 15-AO04297 6 32 15-AO04298 6 3/31/2015 3.82 20.5 33 15-AO04299 8 3/31/2015 8.43 24.2 34 15-AO04300 6 3/31/2015 15 52.2 35 15-AO04301 6 3/31/2015 12.4 50.8 36 15-AO04302 6 3/31/2015 5.69 20.8 37 15-AO04303 6 3/31/2015 5.79 18.5 38 15-AO04304 6 3/31/2015 3.19 20.3 39 15-AO04305 6 3/31/2015 6.98 31.4 40 15-AO04306 6 3/31/2015 18.6 61.4 41 15-AO04307 6 3/31/2015 10.7 47.3 42 15-AO04308 6 3/31/2015 7.47 41 43 15-AO04309 6 3/31/2015 7.9 38.1 44 15-AO04310 8 3/31/2015 9.43 25.4 45 15-A004311 6 3/31/2015 1.86 14.7 46 15-A004312 6 3/31/2015 14.8 35 47 15-AO04313 6 3/31/2015 10.6 54.5 48 15-AO04314 6 3/31/2015 5.99 24.8 49 15-AO04315 6 3/31/2015 14.8 33.9 50 15-AO04316 8 3/31/2015 8.41 49.1 51 15-AO04317 6 3/31/2015 8.75 29.2 52 15-AO04318 6 3/31/2015 45.9 193 53 15-AO04319 6 3/31/2015 7.91 27.8 54 15-AO04320 6 3/31/2015 11.8 32.8 Average (6 inches bgs): 10.3 51.2 Average (7 inches bgs): 6.1 71.3 Average (8 inches bgs): 8.8 32.9 Average (10 inches bgs): 9.9 32.5 Max: 45.9 373 MTCA Method A cleanup level 20 250 Numbers in Bold represent values above the MTCA Method A cleanup level for unrestricted land use of 20 mg/kg for arsenic and 250 mg/kg for lead. Soil lead levels ranged from 14.7 to 373 mg/kg in the soil samples collected from 0 to 6 inches bgs, averaging 51.2 mg/kg. One lead soil sample collected from the 0 to 6 inches bgs depth interval exceed the MTCA Method A soil cleanup level of Ms. Xiaoping Betsy Zhu Date Page 10 250 mg/k. None of the lead concentrations exceeded the lead cleanup level in soil samples collected from 0 to 7, from 1 to 8, and 0 to 10 inches bgs. The duff was not sampled, since no significant layer of duff was found on the Property. Two of the parcels are developed with existing structures. The third parcel is currently undeveloped, however, a recent fire destroyed an existing house and any duff that might have been present. The average arsenic and lead concentrations in all the depth intervals were below their respective MTCA Method A soil levels of 20 mg/kg and 250 mg/kg, however, one sample exceeded the 40 mg/kg cleanup level for a single soil sample. The average arsenic concentration for the 0 to'6 inches bgs depth interval was 10.3 mg/kg, for the 0 to 7 inches bgs depth interval was 6.1 mg/kg, for the 0 to 8 inches bgs depth interval was 8.75 mg/kg and for the 0 to 10 inches bgs depth interval was 9.9 mg/kg. The average lead concentration for the 0 to 6 inch depth interval was 51.2 mg/kg, for the 0 to 7 inches bgs depth interval was 71.3 mg/kg, for the 0 to 8 inches bgs depth .interval was 32.9 mg/kg and for the 0 to 10 inches bgs depth interval was 32.5 mg/kg. b. Establishment of cleanup standards for the Site. Ecology has determined the cleanup levels and points of compliance established for the Site will likely meet the substantive requirements of MTCA. As part of the Interim Action Plan for the Asarco Tacoma Smelter Site (June 2012) (IAP), Ecology completed a terrestrial ecological evaluation for properties with only Tacoma Smelter Plume contamination. Ecology determined the MTCA Method A cleanup levels for both arsenic and lead were protective of both human health and the environment. The MTCA Method A cleanup levels for soil are as follows: • Arsenic is 20 mg/kg • Lead is 250 mg/kg The IAP determined that the soil and duff cleanup level protective of human health and the environment for properties within the Asarco Tacoma Smelter Site are the following: ■ Average arsenic detected in the soil is less than 20 mg/kg ■ Average lead detected in the soil is less than 250 mg/kg Ms. Xiaoping Betsy Zhu Date Page 11 • Duff composite sample is less than 20 mg/kg • Duff composite sample is less than 250 mg/kg • No single soil sample has arsenic above 40 mg/kg • No single soil sample has lead above 500 mg/kg C. Selection of cleanup for the Properly. Ecology has determined the cleanup you proposed for the Property will likely meet the substantive requirements of MTCA and the IAP. Your proposed cleanup —� meets the minimum cleanup requirements and will not exacerbate conditions or preclude reasonable cleanup alternatives elsewhere at the Site. Ecology proposed four model remedies in the IAP: • Excavation and removal • Mixing ■ Capping in place • Consolidation and capping Mirror Lake Village, LLC decided they will use one of the permanent model remedies on their Property: 1) Mixing. Property Cleanup: The cleanup action at the Property will be conducted in conjunction with Property development. Surficial soil containing concentrations of arsenic above the cleanup level will be mechanically mixed with deeper clean soil to achieve concentrations of arsenic less than 20 mg/kg throughout the Property. The soil mixing will be conducted in place, using several passes of the equipment. It will be conducted in one location within parcel # 0721049087 where the arsenic concentration was above the cleanup level (sample location 52). The upper soil level will be blended with deeper soil to a depth of 12 inches bgs in 0 by 10-foot wide grids surrounding the center of each of the three locations. The cleanup action plan described remediation in all three areas where the arsenic and lead were above their respective cleanup levels (around samples # 12, 19, and 52). Given the fact that the average concentration of arsenic and lead on the Property is below their respective cleanup levels, Ecology recommended to mix Ms. Xiaoping Betsy Zhu Date Page 12 soil only in one area. The recommendation is to remediate the area where the concentration of arsenic exceeded the maximum allowable concentration of 40 mg/kg for a single soil sample. Grading the Property in preparation for development will dilute the concentration of arsenic and lead to below cleanup levels. Mirror Lake, LLC concurred with Ecology's recommendations. Upon completion of soil mixing, final confirmational (compliance) soil samples will be collected and submitted to an analytical laboratory. Once the confirmational sampling shows that the concentrations of arsenic and lead are below the MTCA Method A cleanup level for unrestricted land use of 20 mg/kg and 250 mg/kg, respectively, excess soil will be excavated and transported off the Property by'the project contractor as'fill. Approximately 4,200 cubic yards from sample location 52 and approximately 1,500 cubic yards from sample locations 12 and 19 will be excavated and hauled off the Propertyin preparation for the construction of the buildings and utilities. Confirmational soil sampling- you will conduct approximately as follows: • The confirmational soil samples will be collected from approximately 4 locations distributed evenly. across the 10 by 10-foot grid centered around Figure t. Confirmational Sampling. -The blue square represents the 10 by 10-tarot sa€ ping grid. Ms. Xiaoping Betsy Zhu Date Page 13 the characterization sample #52, where the soil was mixed. The samples will be taken at 6-inch intervals to a total depth of 12 inches. Each discrete sample will be analyzed for total arsenic and total lead (Figure 4). • If the arsenic concentration for a screening sample is less than 20 mg/kg, the soil cleanup level will be considered to have been attained for that sample location. To confirm the screening sample concentration, the confirmational soil sample will be submitted to the project analytical laboratory for analysis for arsenic and lead. As a reminder, in accordance with WAC 173-3407840(5) and Ecology Toxics Cleanup Program Policy 840 (Data Submittal Requirements), data generated for Independent Remedial Actions shall be submitted siinuitaneously in both a written and electronic format. For additional information regarding electronic format requirements, see the wubsite http://www.ecv.Nva.gov/eiiii. Be advised that according to the policy, any reports containing sampling data that are submitted for Ecology review are considered incomplete until the electronic data has been entered. Please ensure that data generated during on -site activities is submitted pursuant to this policy. Data must be submitted to Ecology in this format for Ecology to issue a No Further Action determination. Please be sure to submit all soil data collected to date, as well as any future data, in this format. Be advised that Ecology requires up to two weeks to process the data once it is received. 2. Cleanup of the Site as a whole. Ecology has concluded that further remedial action will still be necessary elsewhere within the Site (Asarco Tacoma Smelter Site) upon completion of your proposed cleanup. In other words, while your proposed cleanup may constitute the final action for the Property, it will constitute only an "interim action" for the Site as a whole. Ms. Xiaoping Betsy Zhu Date Page 14 Limitations of the Opinion 1. Opinion does not settle liability with the state. Liable persons are strictly liable, jointly and severally, for all remedial action costs and for all natural resource damages resulting from the release or releases of hazardous substances at the Property. This opinion does not: • Change the boundaries of the Site. ■ Resolve or alter a person's liability to the state. • Protect liable persons from contribution claims. by third•p,arties. To settle liability with the state and obtain protection from contribution claims, a person must enter into a consent decree with Ecology under RCW 70..10. 5D.040(4). 2: Opinion does not constitute a determination of substantial equivalence. To recover remedial action costs from other liable persons under MICA, one must demonstrate that the action is the substantial equivalent of an Ecology -conducted or Ecology -supervised action. This opinion does not determine whether the action you - proposed will be substantially equivalent. Courts make that determination. See RCW 70.105D.080 and WAC 173=340-545. 3. Opinion is limited to proposed cleanup. This letter does not provide an opinion on whether further remedial action will actually be necessary at the Property upon completion of your proposed cleanup. To obtain such an opinion, you must submit a report to Ecology upon completion of your cleanup and request an opinion under the VCP. 4. State is immune from liability. The state, Ecology, and its officers and employees are immune from all liability, and no cause of action of any nature may arise from any act or omission in providing this opinion. See RCW 70.105D.030(1)(i). Ms. Xiaoping Betsy Zhu August 25, 2015 Page 15 Contact Information Thank you for choosing to clean up your Property under the Voluntary Cleanup Program (VCP). As you conduct your cleanup, please do not hesitate to request additional services. We look forward to working with you. For more information about the VCP and the cleanup process, please visit our website: www. ec .wa. ovl ra amsltc 1 c Ivc main.htrn. If you have any questions about this opinion, please contact me by phone at 360-407-7094 or by e-mail at Eva.Barber@ecy.wa.gov. Sincerely, Eva Barber Technical Assistance Coordinator Toxics Cleanup Program Southwest Regional Office MLA:.knf Enclosures: Enclosure A; Legal Description and General Description of the Property Enclosure B: Site description of the Asarco Tacoma Smelter Site By certified m0: 9171082133393970418573 cc: Mr. Bruce Dunn, Calvin Jordan Associates, Inc. Mr. Matt Herrera, City of Federal Way Community Development Department Ms. Amanda Jones, Washington State Department of Health Ms. Marian Abbett, Ecology Ms. Richelle Perez, Ecology Ms, Tracie Walters, Ecology Ms. Xiaoping Betsy Zhu Date , Page 16 Enclosure A Legal Description of the Property HSjw�ii RAqA-f'i11Q 7�wrN�fY� 'S,.r.w✓•"r. �Y �lOyW[' . 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' l LEAaT�,.,.r>p<y,n�tlrv�.AmpFal,l[ N'IteGTs.erMf�aKµN Ti. aSnrnArRr,wLAlawau. 1 ��j'' SW 312Eh sT= q ^ e aW 3d1h sT. -. a`ewr �• �- anal 7W hro11 l'•• R[CORR=Rrs Cl1•TIFICATr� `�-�� SYRVfYCR'S ClRTIFICAT! - lLtb tlA]SCLIATp fIaTtlLYORy ,.• "- . xxxc s �•rrA aT. yyyy M�- Y � rl.•n�••�'•M. m...m. YSM m.p c.rr...ell.a SOU.i'DARY SURVEY sErcwaa xAr. wA. yL'oas xW •S►1T77 . i !1 aM.fl..wrt�l a.r.,3L rw r.Sm, m �f...,.•-r. �.� u.wr m . m s.mmn.n...nn ,h. r r Nr.�n.nr 1 q• Hn.. A.. i a<. m IIa r:w..lel�ixa.�,'ra—wx`e.�,lwl-.• "3T i..3. ryA EVELYIJHAP2NA rT.c O.st- !, �L rM1`t i-C� Sl 103 H0.A r.�u n• SANG PA I C�'"e pr.�.. n.NM'' Cn.w !• fW.. Ir. . r.• anr,..l n.rwl. - _� . _J$21'>1 ....___ • rtw•W £1[ �-� Ef aEG Z. T� K1L•.E. W-M. s s r. 7C Parcel # 0721049087: S 465.6 FT OF W 250 FT OF E 580 FT OF SE 1/4 OF NW 1/4 LESS CO RD LESS W 100 FT THOF; Parcel # 0721049088: W 100 FT OF E 580 FT OF N 435.6 FT OF S 465.6 FT OF SE 1/4 OF NW 'A; Parcel # 0721049129 W 100 FT OF E 330 FT OF S 300 FT OF SE 1/4 OF NW 1/4 LY N OF SW 312TH. ST; The subject property is located in the northwest quarter of Section 7, Township 21 North, and Range 4 East. Ms. Xiaoping Betsy Zhu Date Page 17 Property Description The Property consists of three King County Parcels: 0721049087, 07210449088, and 0721049129, totaling 3.24 acres. Two of the three parcels are developed with single-family residences and the other is vacant site. The Property is located just northwest of Mirror Lake and is accessed from SW 3121 Street to the south. The Property is bordered primarily by residential properties on the east and west. The north is bordered by Lake Grove Park and the south by 3121 Street. Across SW 31211 Street, the area is commercial and residential. All three parcels have been cleared before. A landscaping business operated on the two eastern parcels. The underlying geology consists of a fairly uniform mixture of clay and gravel. Bedrock may lie from 10 to 50 feet below the surface, depending on the specific location. The soils are typical found throughout King County with the Alderwood series predominating. Till deposited by the Vashon ice forms a discontinuous mantle of soil that is light gray, compact, non -sorted and composed of glacial debris. The most significant drainage course is the Hylebos Creek that flows from the West Hylebos City Park through Commencement Bay in Tacoma. Ms. Xiaoping Betsy Zhu Date Page 18 Enclosure B Asarco Tacoma Smelter Site Tacoma Smelter Plume --r f -J Seattle Tuk •ila ,.Normandy Vashon Park w island, ~� �.. r' Federa R v i Way Unive�y n e o 0 1, wood StdiE;� F predicted arsenic levels for highest 10% of parcels Umited Data Under 20 ppm 1 Lacey 20ppm to40ppm i 40.E ppm to'100 ppm -- - over 100 ppm !: Military BaselState Facility .{ Former Asarco smelter Ms. Xiaoping Betsy Zhu Date Page 19 An interactive color map can be found at: iitts:llfortress.wa.�ovlec lsineltersearcl}I For almost 100 years, the Asarco Company operated a copper smelter in Tacoma. Air pollution from the smelter settled on the surface soil over a vast region -- more than 1,000 square miles of the Puget Sound basin. Elevated levels of contamination are found as far south as the Nisqually Ridge and as far north as Seattle (West Seattle). Additionally, elevated levels of contamination are found as far west as the Kitsap Peninsula and as far east as Kent and Bellevue. Arsenic, lead, cadmium, and other heavy metals are still in the soil as a result of this pollution. The area has elevated levels of arsenic, lead, and cadmium in the soil due to air emissions from the Asarco smelter. r'1 STATE OF WASHINGTON DEPARTMENT OF ECOLOGN Northwest Reglofral Office * 3190 160th Ave SF - 8ellevix, 141A 98008-5452 * 473-649-7099 711 for Washington Relay Service s Persons with a speech disability can call 877 833-6341 June 22, 2015 MS. XIAOPING BETSY ZHU WASHINGTON CLANGSTON INVESTMENT GROUP PO BOX 6961 BELLEVUE, WA 98008 Re: Acceptance of VCP Application for the following Site: ■ Site Name: Mirror Lake Village a Site Address: 836 SW 3121h St, Federal Way, WA 98023 ■ Cleanup Site ID: 12695 • Facility/Site No.: 6738 • VCP Project No.: NW2985 Dear Ms. Zhu: The Department of Ecology (Ecology) has accepted your Voluntary Cleanup Program (VCP) application for the Mirror Lake Village facility (Site). We applaud your initiative and welcome your interest in the VCP. This letter confirms your entry into the VCP and provides important information on how we will manage the Project. Agreement Ecology has completed and signed the VCP Agreement governing the Project. The effective date of the Agreement is June 22, 2015. A copy of the Agreement is enclosed. Please review it carefully. Identification Ecology has assigned a unique name and number to the Site. We have also assigned a unique number to your Project at the Site. You can find this information in the box at the bottom of the first page of the Agreement. When contacting us, please use this information to identify your Project. Designated Managers Communications between Ecology and Mirror Lake Village should be directed through their designated managers to the maximum extent possible. Ms. Betsy Zhu June 22, 2015 Page 2 • Ecology We have designated the following site manager to respond to your requests: Ms. Eva Barber Department of Ecology Toxic Cleanup Program, SWRO PO Box 47775 Olympia, WA 98504 Phone: (360) 407-7094 E-mail: Eva.Barber@ecy.wa.gov a Mirror Lake Village The application designated you as the project manager for the site. We will therefore respond only to your requests. If someone replaces you as the project manager or your contact information changes, please submit a Change of Contact Form. You may download the Form from our VCP web site: h :Ilwww.ec .wa. ovl ro amsltc lvcnly 24081v Forms.html Requests for Written Opinions Your consultant requested a written opinion on your behalf on the sufficiency of your cleanup actions. Ecology will review the documents you submitted and provide you a written opinion within about 90 days. Reporting Requirements When requesting written opinions on planned or completed remedial. actions, please comply with the following reporting requirements: 1. Licensing. Documents submitted containing geologic, hydrologic, or engineering work must be under the seal of an appropriately licensed professional, as required by Chapters 18.43 and 18.220 RCW. 2. Data Submittal. Environmental sampling data must be submitted in both a printed form and an electronic foam capable of being transferred into our data management systems. For instructions on how to submit data, please refer to the following web site: 4vww.ce .wa. gy/ ro amsltc /data submittal/data re &ements.htm Failure to comply with these requirements may result in unnecessary delays_ Ms. Betsy Zhu June 22, 2015 Page 3 Payment Ecology will send monthly invoices to you, the billing contact designated in the Application Form. If someone replaces you as billing contact or your contact information changes, please submit a Change of Contact Form. The Form is available on the VCP web site. The invoice will include a summary of the costs incurred, payments received, identity of staff involved, and the amount of time spent on the Project during the previous month. Payment is due within thirty days of the invoice date. For more information on the billing system, please refer to the VCP web site. Contact Information We are committed to working with you to accomplish the prompt and effective cleanup of the Site. Again, if you have any questions about the VCP or your Project,, please contact Eva.Barber at (MO) 407-7094. Sincerely, Diane Escobedo Toxics Cleanup Program, NWRO DE: de Enclosure: Copy of VCP Agreement cc: Bruce Dunn, Calvin Jordan Associates, Inc. (e-mail) Dolores Mitchell, VCP Financial Manager 1;= ECOLOGY plate If Vja$1618 ion a-Z v INSTRUCTIONS: Submit this Agreement (original) to Ecology as part of Your,Ailolieation. Before submitting, enter the Customer's name and the Site's address on the first page and sign the Agreement on the second page. If your Application is accepted, then Ecology will do the following: 1) identify the Site and VCP project in the box below-, 2) sign the Agreement: and 3) send you a copy of the completed Agreement. This document constitutes an Agreement between the State of Washington Department of Ecology (Ecology) and Mirror take Village, LLC _ (Customer) to provide informal site -specific technical consultations under the Voluntary Cleanup Program (VCP) for the Site identified below and associated with the following address: 836 SW 3120. Street Federai Way,WA 98023 The purpose of this Agreement is to facilitate independent remedial action at the Site. Ecology is entering into this Agreement under the authority of the Model Toxics Control Ad..(MTCA); C" apter 70.105D RCW, and its implementing regulations, Chapter 173-340 WAC. If a term in this Agreement is defined in MTCA or Chapter 173-340 WAC, then that definition shall govern. i Services Provided by Ecology Upon'request, Ecology agrees to provide the Customer informal site -specific technical,'consultatioris on the independent remedial actions proposed for or performed at the Site consistent with WAC 173- 340-515(5). Those consultations may include assistance in identifying applicable regulatory - requirements and opinions on whether the remedial actions proposed for or conducted at the Site meet those requirements. Ecology may use any appropriate resource to provide the Customer with the requested consultative services. Those resources may include, but shall not be limited to, those of Ecology and the Office of the Attorney General. However, Ecology shall not use independent contractors unless the Customer provides Ecology with prior written authorization. In accordance with RCW 70.105D.030(1)(i), any opinions provided by Ecology under this Agreement are advisory only and not binding on Ecology. Ecology, the state, and officers and employees of the state are immune from all liability. Furthermore, no cause of action of any nature may arise from any act or omission in providing, or failing to provide, informal advice and assistance under the VCP. Payment for Services by Customer The Customer agrees to pay all costs incurred by Ecology in providing the informal site -specific technical consultations requested by the Customer consistent with WAC 173-340-515(6) and 173- 340-550(6). Those costs may include the costs incurred by attorneys or independent contractors used by Ecology to provide the requested consultative services. Ecology's hourly costs shall be determined based on the method in WAC 173-340-550(2). Ecology shall mail the Customer a monthly itemized statement of costs (invoice) by the tenth day of each month (invoice date) that there is a balance on the account. The invoice shall include a summary of the costs incurred, payments received,- identity of staff involved, and amount of time staff spent on the project. The Customer shall pay the required amount by the due date, which shall be thirty (30) calendar days after the invoice date. If payment has not been received by the due date, then Ecology shall withhold FOR COMPLETION BY ECOLOGY ONLY Facility] Site Name: j �NV_L V I Facility / Site No.: & l }}a VCP Project No.: 2AY{ 111;37 ECY 070-324 (revised July 2008) any requested opinions and notify the Customer by certified mail that the debt is past due. If payment has not been received within sixty (60) calendar days of the invoice date, then Ecology shail stop all work under the Agreement and may, as appropriate, assign the debt to a collection agency under Chapter 19.16 RCW. The Customer agrees to pay the collection agency fee incurred by Ecology in the course of debt collection. Reservation of Rights / No Settlement This Agreement does not constitute a settlement of liability to the state under MICA. This Agreement also does not protect a liable person from contribution claims by third parties for matters addressed by the Agreement. The state does not have the authority to settle with any person potentially liable under MTCA except in accordance with RCW 70.105D.040(4). Ecology's signature on this Agreement in no way constitutes a covenant not to sue or a compromise of any Ecology rights or authority. Ecology reserves all rights under MTCA, including the right to require additional or different remedial actions at the Site should it deem such actions necessary to protect human health and the environment, and to issue orders requiring such remedial actions. Ecology also reserves all rights regarding the injury to, destruction of, or loss of natural resources resulting from the release or threatened release of hazardous substances at the Site. Effective Date,l Modifications, and Severability The effective date of this Agreement shall be the date on which this Agreement is signed by the Toxics Cleanup Program's Section Manager or delegated representative. This Agreement may be amended by mutual agreement of Ecology and the Customer. Amendments shall be in writing and shall be effective when signed by the Toxics Cleanup Program's Section Manager or delegated representative. 4-any provision of this Agreement proves to be void, it shall in no way invalidate any other provision of this Agreement. Termination of Agreement Either party may terminate this Agreement without cause by sending written notice by U.S.-mail to. the other party- The effective date of termination shall be the date Ecology sends notice to the Customer or the date 'Ecology receives notice from the Customer, whichever occurs first. Unless otherwise directed, issuance of a No Further Action opinion, either for the Site as a whole or for a portion of the real property located within the Site, shall constitute notice of termination by Ecology. Under this Agreement, the Customer is only responsible for costs incurred by Ecology before the effective date of termination. However, termination of this Agreement shall not affect any right Ecology may have to recover its costs under MTCA or any other provision of law. Representations and Signatures The undersigned representative of the Customer hereby certifies that he or she is fully authorized to enter into this Agreement and to execute and legally bind the Customer to comply with the Agreement. STATE OF WASHINGTON ro ( ZA Ke DEPI RTIYENT OF ECOLOGY Name o Customer �... dL Signature Signature � C"lul' tz l] LJ - s 7f3 �i[J Printed Name Printed NaMe of Signatory Section Manager,�� Toxics Cleanup Program Section Title f Signatory Date: Date: 6 t I (.S If you need this document in an alternative format, please call the Toxics Cleanup Program at 360-407-7170. Persons with hearing loss can call 711 for Washington Relay Service. Persons with a speech disability can call 877-833-6341. ECY 070-324 (revised July 2008) Voluntary Cleanup Program Washington State Department of Ecology DEPARTMENT O ECOLOGY Toxics Cleanup Program State 0-Wa3hin91on Under the Voluntary Cleanup Program (VCP), the Department of Ecology (Ecology) may provide informal site -specific technical consultations to persons conducting independent remedial actions at a hazardous waste site. Ecology may provide such consultations under the authority of the Model Toxics Control Act (MTCA), Chapter 70.105D RCW, and its implementing regulations, Chapter 173-340 WAC. To enter the VCP, complete and submit to Ecology a VCP Application. The Application consists of the following two documents: 1. Application Form (including required attachments). 2. Agreement. For guidance on how to complete your Application, please refer to the Application Instructions, which are available separately on the VCP web site: www.ecy.wa.govtorbgrams/tcpivco/vcomain.htrri. A. Custortteir Information. The Customer is the person or organization requesting services from Ecology under the VCP, and is responsible for paying the costs incurred by Ecology. The authority and duty of the Customer are explained in the Agreement. Name of Customer: Mirror Lake Village, LLC What type of'entity is the Customer? If the Customer is a "person," then the Customer shall serve as both ❑ Person the Project Manager and the Project Billing Contact. Please identify this person and their contact information in both Parts 1B and 1 C. If the Customer is an "organization," then please identify the Project ® Organization Manager in Part 1B and the Project Billing Contact in Part 1C. Both persons must be employed by the Customer organization. What is the Customer's involvement at the Site? Please check all that apply. ® Property owner ❑ Past property owner ❑ Future property owner ❑ Property lessee ❑ Other— please specify: ❑ Business owner (operator) ❑ Mortgage holder ❑ Consultant ❑ Attorney If not the current property owner, is the Customer acting as the agent for the property owner? ❑ Yes ❑ No If not the current property owner, is the Customer authorized to grant access to the property? ❑ Yes ❑ No ECY 020-74 (revised May 2013) LL B. Project Manager Information. Ecology will send this person all official correspondence. This person must either be the Customer or be employed by the Customer. This person may not be an independent contractor hired by the Customer. Please enter the required information below. Name: Xiaoping Betsy Zhu Title: President l Mailing address: PO Box 6961 J City: Bellevue State: WA !Zip: 98008 1 Phone: (425) 502-1936 Fax: E-mail: C. Project Billing Contact Information. Ecology will send this person monthly invoices. This person i must either be the Customer or be employed by the Customer. This person may not be an independent contractor hired by the Customer. Please enter the required information below. Name: Betsy Zhu Title: President Mailing address: PO BOX 6961 City: Bellevue Phone: (425) 502-1936 Fax: D. Project Consultant Information. State: WA Zip: 98Q08 — �� Is the Customer a consultant? - f ❑ Yes If you answered "YES," then skip to the next question. ® No If you answered "NO" and the Customer hired a consultant to conduct the independent remedial action, then enter the required information below Name: Title: Organization: Mailing address: City: 1State, Phone: Fax: Do you want Ecology to contact the Project Consultant? ❑ Yes ❑ No E Proertwner Information E-mail: Zip: py O- I Is the Customer the owner of the property where independent remedial action is being conducted? ® Yes If you answered "YES,"then enter the type of entity and skip to the next question- ❑ No If you answered "NO," then please enter all of the required information below. Name: Title: Organization: Mailing address: City: ECY 020-74 (revised May 2013) State: Zip: Fax: E-mail: 2 What type of entity is the property owner? Please check only one- ® Private ❑ County ❑ Tribal ❑ Municipal ❑ Federal ❑ Mixed ❑ State ❑ Public School ❑ Other — please specify: F. Request for Written Opinion. Are you requesting a written opinion at this time? ® Yes ❑ No If you answered "YES," on what planned or completed remedial action do you want a written opinion? "No Further Action" for Arsenic and Lead on site. Please attach to this Application any additional remedial action plans or reports you want i Ecology to review. Ecology will base its opinion on the information contained in the Site file, including any information attached to this Application. If you answered "NO," please explain why you are enrolling in the VC, P at this time and when you expect to request a written opinion from Ecology. Attach additional pages if necessary. G. Reporting Requirements. Please comply with the following reporting requirements when requesting written opinions on planned or completed remedial actions: ❑ Licensing. Docurnents submitted containing geologic, hydrologic, or engineering work must be under the seal of an appropriately licensed professional, as required by Chapters 18.43 and 18.220 RCW. ❑ Data Submittal. Environmental sampling data must be submitted in both a printed form and an electronic form capable of being transferred into Ecology's data management systems. For instructions on how to submit the data, please refer to the following Ecology web site: tivjvw,ec .wa. ovl ro ramsltc (data submittal,Data Re uirements.htm. Failure to comply with these requirements may result in unnecessary delays. Ecology will not issue a No Further Action (NFA) opinion unless these requirements are satisfied. ECY 020-74 (revised May 2013) Otherwise, enter a suggested name for the Site. You may also include an alternate name. Name: Mirror Lake Village Alternate Name: B. Location of Property where the Releases Occurred (Source Property). The "source property" is the property where hazardous substances were released into the environment. For example, if petroleum was released from a leaking UST, the source property is the property where, 'the UST was located. Do you know on which property the releases occurred? ❑ Yes If you answered "YES," then please refer to the source property when answering the following questions. ❑ No If you answered "NO," then please refer to the property addressed by your remedial action (cleanup) when answering the following questions. Phuch-;*l Arh4racc Plaaca antpr the nhvsir'al arir1rPss of thp nronerty below. Street Address: 836 SW 312th. Street City: Federal Way 1 State: WA Zip: 98023 Geographic Position. Please enter the geographical position,of the property below. For additional j guidance on how to complete this part, please refer to instructions on the VCP web site. LATITUDE`. Degrees: 47 Minutes: 322457 Seconds: COORDINATES LONGITUDE : Degrees: 122 Minutes: 346637 Seconds: LOCATION ON PROPERTY: [e.g., point of release or center of parcel] COLLECTION METHOD: [e.g., GPS or address matching] COLLECTION SOURCE: [i.e., map scale] HORIZONTAL DATUM: [i.e., base reference for coordinate system] ACCURACY LEVEL: (i.e., +/- feet or meters] Legal Descriptions. TRS DATA: Township: 21 N Range: 4 EAST Section: 7 Quarter -Quarter: 1 /4 TAx PARCEL #(s): 0721049087 ECY 020-74 (revised May 2013) 4 C. Identification of Properties affected by the Releases (Affected Properties). �An "affected property" is a property affected by the release of hazardous substances on the source property. For example, petroleum released from a leaking UST on one property (source property) may migrate through the soil or ground water onto an adjacent property (affected property). Do any of the releases affect any properties adjacent to the source property? If you answered "YES," then please identify below each property that you ❑ Yes know has been affected by the releases on the source property. If you need to identify additional properties, please attach additional pages. ® No If you answered "NO," then skip to the next question. ❑ Unknown If you answered "UNKNOWN," then skip to the next question. 1. Address: Tax Parcel(s): 2. Address: Tax Parcels) 3 Address: Tax Parcel(s): 4 Address: Tax Parcel(s): D. Identification of Public Right -of -Ways affected by the Releases. Do any of the releases affect any public right-of-ways (e.g., streets)? ❑ Yes ® No ❑ Unknown If you answered "YES" above, please specify below. Otherwise, skip to the next question. Attach additional pages if necessary. E. Extent of the Site. What is the approximate areal extent of the Site? Please check only one. v ❑ < 5,000 square feet ❑ > 5,000 square feet, but < 1 acre 0 > 1 acre, but < 10 acres ❑ > 10 acres ❑ Unknown ECY 020-74 (revised May 2013) 5 F. Description of Release(s) at the Site. Source of Release(s). What are the source(s) of the release(s) at the Site? Please check all that apply. ❑ Point source (e.g., leaking tank) ❑ Non -point source (e.g., contaminated soil used as fill) ❑ Area -wide lead and arsenic soil contamination (see questions below) ® Other —please specify: Asarco PILIme Area ❑ Unknown To the extent known, please describe the source(s) of the release(s): Asarco Plume Area Attach additional pages if necessary. Circumstances of Release(s). To the extent known, please describe below the circumstances of the release(s). I Attach additional pages if necessary. Circumstances of Release Discovery. To the extent known, please describe below the circumstances of the discovery of the release(s). Provided 54 test samples on site, one had 54.5 ppm arsnic & one had 373ppm Lead Attach additional pages if necessary. ECY 020-74 (revised May 2013) Area -Wide Soil Contamination. For information about the area -wide soil contamination project, please refer to the following web site: www.ecy-wa.gov/procgrams/tr olarea wide!area wide hp._html. For information about the Tacoma Smelter Plume (TSP) and the associated Management Plan, please refer to the followinq web site: mvw.ec .wa. q ov/proq ram sitc /sites!taeoma smelter/ts h .htm. Is the Site located within an area affected by smelter emissions, such as the TSP area? ® Yes ❑ No ❑ Unknown To determine whether your Site is located within the TSP area, please refer to the map on the TSP web site identified above. Is the Site located on a former apple or pear orchard in operation prior to 1947? ❑ Yes ® No ❑ Unknown Is the Site impacted by area -wide arsenic and/or lead soil contamination? ® Yes ❑ No ❑ Unknown G. Nature and Extent of Hazardous Substances Released at the Site. The following questions refer i to conditions after the release, but prior to any cleanup, of the hazardous substances at the Site. Hazardous Substances and Affected Media. To the extent known, please identify in the following fnhla thin hn7arrinii- substances released at the Site and the media (e.q., soil) impacted by those substances. Use the codes at the bottom of the table. AFFFCTEE] MEDIA HAZARDOUS SUBSTANCE GROUND SURFACE SOIL WATER WATER SEDIMENT AIR EXAMPLE: Benzene C S N/A N/A B Arsenic C Lead C When identifying the affected media in the table above, please use one of the following codes: • C = confirmed, above cleanup level • B = confirmed, below cleanup level • O = confirmed, not present • S = suspected • N/A = not suspected • U = unknown ECY 020-74 (revised May 2013) 7 Drinking Wafer. Does any of the contamination at the Site pose a threat or potential threat to an existing drinking water source (ground water or surface water)? ❑ Yes ® No ❑ Unknown If you answered "YES" above, what type of drinking water, system is threatened by the contamination? Please check all that apply. ❑ Single Family ❑ Public Drinking Water Supply If you checked "Public Drinking Water Supply' above, is the contamination located within or upstream of a 10-year wellhead protection area? ❑ Yes ❑ No ❑ Unknown To help answer the above question or if you answered "Yes" to that question, then go to https:Ufortress.wa.gov/doh/eh/dw/swap/maps) or call (800) 521-0323. Indoor Air. Are contaminant odors present in any buildings, manholes, or other confined spaces? ❑ Yes ® No ❑ Unknown If you answered "YES" above, please specify: I Attach additional pages if necessary. H. Maps of the Site. Please attach to this application map(s) that identify, to the extent known, the following: ❑ The location of the site. ❑ The properties, and any public right -of ways, affected by the site. ❑ The source(s) of the release(s) at the site. ❑ The nature and extent of contamination at the site. ❑ Any human or ecological receptors impacted by the site (e.g., drinking water wells). ❑ The physical characteristics of the site (e.g., property lines, building and road outlines, surface water bodies, water supply wells, ground water flow direction, and utility right-of-ways). ❑ The properties adjacent to the site and the uses of those properties (e.g., gas station, dry cleaner, residential). ECY 020-74 (revised May 2013) A. Current Use of Source Property. Note that the following questions refer only to the Source Property, not other properties affected by the Site. Answer these questions to the best of your ability. Current Property Owners. To the extent known, please identify below the current owner of the source property. Name: Mirror Lake Village Title: Organization: Mailing address: City: State: I Zip code: Phone: Current Business Owner (Operator). To the extent known, please identify below the current owner of the business located on the source property. Name: Mirror Lake Village Organization: Mailing address: Title: City: I State: Zip code: Phone: Current Business Operations. To the extent known, please identify below the current operations of] the business located on the source property. I What is the current land use of the source property? Please check all that apply. ❑ Residential ❑ School ❑ Commercial ❑ Childcare facility ❑ Industrial ❑ Park ❑ Agricultural ® Other — please specify: Senior Is there a currently operational commercial or industrial business located on the source property? ❑ Yes ® No ❑ Unknown If you answered "YES" above, please identify in the following table the current business operations using the North American Industry Classification System (NAICS) codes and specifying the operations. NAICS CODE DESCRIPTION OF OPERATIONS EX: 447110 1 Gasoline Stations with Convenience Stores ECY 020-74 (revised May 2013) 9 Is there a solid waste handling facility located on the Source Property? ❑ Yes ® No ❑ Unknown i If you answered "YES" above, please identify: Attach additional pages if necessary. Is there a dangerous waste treatment, storage, or disposal facility located on the Source Property? ❑ Yes ® No ❑ Unknown If you answered "YES" above, please identify: Attach additional pages if necessary. Regulation of Current Business Operations. Does'the business operate under any federal, state, or local permits related to the release of hazardous substances into the environment (e.g., NPDES permit)? ❑ Yes ® No ❑ Unknown If you answered "YES' above, please specify the regulated_ operation, the name of the permit, and the date it was issued in the table below. REGULATED OPERATION PERMIT DATE ISSUED EX: Wastewater dfschar a NPDES permit i OM2102 I Has a state or federal notice of enforcement action (e.g., notice of violation) ever been issued related to the release of hazardous substances at the business? ❑ Yes ® No ❑ Unknown If you answered "yes" above, please specify (notice and year issued): Have business operations resulted in any other spills or other unpermitted releases on the source property? ❑ Yes ® No ❑ Unknown If you answered "YES" above, please specify in the table below. RELEASE Y DATE OF RELEASE STATUS OF RELEASE i I � ECY 020-74 (revised May 2013) 10 Storage Tank Information. In table below, please identify all above ground storage tanks (AST) and underground storage tanks (UST) that have been used for storing hazardous substances on the source property, irrespective of whether the tanks are still in use or in place. If you are unable to provide answers to specific questions regarding a tank, please enter "U" for unknown. IDENTIFICATION STATUS AND CLOSURE RELEASES Hazardous Substance Type AST S Size Gallons TANK ID DATE INSTALL. IN USE YIN I DATE CLOSED CLOSURE METHOD PAST YJN CURRENT IYIN) EX: Diesel UST 10,000 4 02/87 N 05/98 Removed Y N I •} Options = Removed or Closed in Place B. Past Use of Source Property. Note that the following questions refer only to the Source Property, not other properties affected by the Site. Please answer these questions to the best of your ability. Past Property Owners. To the extent known, please identify below the owner of the source property at the time the release occurred. Name: Title: Organization: Mailing address: City: State: Zip code: Phone: i Fax: E-mail: Past Business Owners (Operators). To the extent known, please identify below the owner of the business (operator) at the time the release occurred. Name: Title: I Organization: Mailing address: City: I State: I Zip code: J Phone: Fax: E-mail: Identification of Past Business Operations. Please identify in the following table the past operations of businesses located on the source property using the North American Industry Classification System (NAICS) codes and/or specifying the operations. NAICS CODE CESCRIPTION OF OPERATIONS J EX: 447110 1 Gasoline Stations with Convenience Stores I ECY 020-74 (revised May 2013) 11 C. Future Use of Source and Affected Properties. The following questions refer to both source and affected properties. Please answer these questions to the best of your ability. Will any ownership interest in the source or affected properties be conveyed prior to, or upon completion of, the cleanup? ❑ Yes ® No ❑ Unknown If you answered "YES" above, please specify: Attach additional pages if necessary. Will any of the source or affected properties, or portions of those properties, be redeveloped as part of the cleanup? ® Yes ❑ No ❑ Unknown If you answered "YES" above, please specify the proposed land use below. Please check all that apply. ❑ Residential ❑ School ❑ Commercial ❑ Childcare facility ❑ Industrial ❑ Park ❑ Agricultural ® Other — please specify: Senior Living Please also specify the activities proposed for that land use: Senior living Facility Attach additional pages if necessary ECY 020-74 (revised May 2013) 12 Have you previously reported the release(s) of hazardous substances at the Site to Ecology? ® Yes — If so, when? 04/1V2015 ❑ No ❑ Unknown Has the cleanup of the Site, or any portion of the Site, ever been managed under the VCP? ❑ Yes — If so, please specify the VCP Project Number: No ❑ Unknown Has the cleanup of the Site, or any portion of the Site, ever been managed under a federal or state order or decree? ❑ Yes — If so, please specify the type and docket number: No ❑ Unknown A. Scope of Remedial Actions. Do you plan to characterize and address all of the contamination at the Site, including any contamination located on affected adjacent properties, as part of the VCP project? i ❑ Yes ❑ No ❑ Unknown If you answered "NO" above, please describe below the scope of the VCP project, including the contamination (properties, portions of a property, media and/or hazardous substances) that you DO NOT plan on characterizing and/or addressing as part of the VCP project. Please include additional pages if necessary. We plan to remove the two areas of contamination. I Attach additional pages if necessary. ECY 020-74 (revised May 2013) 13 B. Status of Remedial Actions. What is the current status of remedial actions at the site? Please check all that apply in the table below. REMEDIAL ACTION PLANNED ONGOING COMPLETED NOT APPLICABLE INITIAL RESPONSE (UST ONLY) INTERIM ACTION REMEDIAL INVESTIGATION FEASIBILITY STUDY CLEANUP ACTION YES i C. Documentation of Remedial Actions. Please list in the table below all known remedial action plans or reports produced for the site, including: • The title of the plan or report, • The author (e.g. consulting firm) of the plan or report, • The date the plan or report was produced, ■ VV1ICU IGI U It-, PICII I UI I GLJUI L 1I001 0001I au I IIIICU ,LU cwwyy, • The date the plan or report was -submitted to Ecology. TITLE AUTHOR EX: John Doe's Site: Remedial Investigation Work Plan Mom's Consulting Firm 1. Site Plan Test location Calvin Jordan associates, Inc. ECY 020-74 (revised May 2013) 14 SUBMITTED To ECOLOGY DATE Y/N? DATE 02/20/05 NO N/A 04/17/15 YES 04/17/15� Part 6 — STATEMENT s SIGNATURE A. Statement and Signature. The undersigned affirms that the information contained in this application is true and accurate to the best of his or her knowledge. Please note that someone other than the Customer may sign this Application Form. Name: Bruce Dunn Title: Architect Signature: Date: 05/6/2015 Organization: Calvin Jordan Associates, Inc Mailing address: 15049 NE Bel -Red Rd. City: Bellevue State: WA Zip code: 98007 Phone: 425-643-3123 Fax: 425-643-4607 E-mail: bdunn@cja-inc.com B. Affiliation. What is the. signatory's involvement at the Site? Please check all that apply. ❑ Customer ❑ Property Owner ® Consultant ❑ Attorney ❑ Other — please specify: If you need this publication in an alternate format, please call the Toxics Cleanup Program at 360-407-7170. Persons with hearing loss can call 711 for Washington Relay Service. Persons with a speech disability can call 877-833-6341. ECY 020-74 (revised May 2013) 15 CITY OF 1�k Federal MEMORANDUM WayCommunity Development Department DATE: February 26, 2015 TO: David Fillmore, Sitts and Hill DavidFillmore@sitts-hill-engineers.com CC: Bruce Dunn, CIA (bdunn@cja-inc.com) FROM: Jim Harris, Planner Ann Dower, Senior Engineering Plans Reviewer SUBJECT: Grading and Site Prep at Mirror Lake Village Senior Housing Site 14-100356-00-UP 840 SW 312t' Street The following is a quick summary responding to your inquiry about the requirements to receive approval for site grading and site prep at the Mirror Lake Senior Housing Site. 1. First, a Land Use Decision Approval is required. This item is completed as the Hearing Examiner approved the Process IV Land Use application, and the appeal period has expired. 2. The SEPA determination for the project included a condition regarding soil testing in relation to the Tacoma Asarco Smelter Plume. The SEPA condition which I have previously forwarded to you must be completed before any building permits or grading permits are issued by the City. This testing and reporting must be completed and submitted to the City for review and decision. 3. Before any permits are issued, a final significant tree removal and replacement plan must be submitted, reviewed, and approved by the Planning Division; this would typically be submitted with the EN discussed below. 4. Pursuant to Federal Way Revised Code 19.120.060 (2) Public Works Department Policy requires that civil engineering plans for storm drainage, street frontage improvements, TESC, and surface parking are submitted to the City and reviewed and approved to the approximately 95 percent design and approval review level, before allowing any site work or approval of an EN discussed below. S. Financial guarantee of civil improvements identified in item 4 above must be in place before issuance of any approval. 6. A grade and fill (CO) permit application permit is required. The permit application needs to include the following: • For Public Works Dept review: TESC plan, on -site roadways and driveways plan, grading plan, frontage improvements plan, storm drainage plan and surface parking areas plan. • For Building Division review: plans for any retaining walls over four feet in height, plan for site grading and any building pad excavation and grading. Any grading associated with the building pads needs to be prepared in compliance with IBC. 2012 Appendix J. Contact the permit center at permitcenter(o)ciiyoffederalwy.com if you have further questions about the application submittal requirements and fees. enc: K: Handouts # 100 K: Handouts # 149 TO: FROM: MEMORANDUM Community Development Department David Fillmore, davidfillmore@sitts-hillengineers.com Bruce Dunn, CJA, bdunn@cja-ine.com Jim Harris, City of Federal Way Planning Division SUBJECT: Mirror Lake Village Senior Housing Clearing/Grading & Site Development Permit Application — Planning Division 2nd Review (15-101480-00-CO) 840 SW 312`h Street, Federal Way, WA The following comments represent the Planning Division 2nd review of the clearing/grading and site preparation plans, which were submitted to the City on June 11, 2015, for the Mirror Lake Village Senior Housing proposal. These comments need to be appropriately addressed before Planning Division sign off on the subject permit application. 1. The plan sheet EX- LS submitted is so small it's hardly legible. Also, it appears the sheet EX-LS shows preservation of 9 trees on site, while the clearing and demo plan sheet C 1. 0 proposes to preserve only 8 trees. Please clarify and submit two full size sheets of EX-LS. I have not yet reviewed this whole tree preservation plan for compliance with applicable code requirements. 2. Prior to issuance of a grading permit or building permit, the applicant shall submit a soil sampling and cleanup report per the Washington State Department of Ecology Tacoma Smelter Plume Model Remedies Guidance. If soil contaminants are found to be elevated per the guidance, the applicant shall remedy the soils per the guidance as a component of the grading permit and then submit a written approval of cleanup (No Further Action) from the Department of Ecology following completion of the grading activities. The No Further Action document shall be submitted to the City of Federal Way Department of Community Development prior to issuance of any Certificate of Occupancy. As of July 23, 2015, this report has not been submitted to the City. Submit four copies of the report to the City. 3. The property is within the 5-year Wellhead Protection Area, which is a regulated critical area. Pursuant to FWRC 19.185.070, the applicant will need to prepare and submit to the city an operations and management manual using best management practices (BMP's) and integrated pest management (IPM) for fertilizer and pesticide/herbicide applications. Comment of July 23, 2015. A Landscape Management Plan (for in the ROW) was submitted to the City with the June 11, 2015 submittal. I have several comments regarding this report as it applies to the code requirement FWRC 19.185.070 and the 5-year Wellhead Protection Area as follows: A. Is this report intended to cover more than FWRC 19.185.070? B. Any report, including this, needs to identify the author / preparer. There is no identification of who prepared this report and their qualifications, title, etc. Please revise. C. The intent of FWRC 19.185.070 is to protect the 5-year wellhead from activity on the whole site, not just the ROW. The cover sheet on the report identifies it is for the ROW. Please clarify. D. The last page of the report (Section E) appears to be an attempt to address the IPM component of FWRC 19.185.070. The report Section E needs to be revised to include/clarify/address each of the above items A- D and the following items: The Plan needs to include and identify an intent/purpose statement, to the effect... This report is intended to address and implement FWRC 19.185.070 as follows (purpose statement) etc. This plan needs to identify it is intended to prevent groundwater pollution, protect groundwater quality, etc. Revise and resubmit 3 copies and I will forward a copy to Lakehaven Utility District for their review and comment. FWRC 19.185.070 (recently renumbered to 19.145.510 but no change in content) Use of esticides, herbicides, and fertilizers in critical aquifer re charge areas. Proposed developments with maintained landscaped areas greater than 10, 000 square feet in area shall prepare an operations and management manual using best management practices (`BMPs) and integrated pest management for fertilizer and pesticide/herbicide applications. The BMPs shall include recommendations on the quantity, timing, and type of fertilizers applied to lawns and gardens to protect groundwater quality. c: Ann Dower, Senior Engineering Plans Reviewer 15-101480 Doc 1 D. 70250 COPY STATE OF WASHNGTON DEPARTMENT OF ECOLOGY PO Box 47775 •Olympia, Washington 98504-7775 • (360) 407-6300 711 for Washington Relay Service • Persons with a speech disability can call 877-833-6341 February 17, 2017 Ms. Xiaoping Betsy Zhu Washington Clangston Investment Group P.O. Box 6961 Bellevue, WA 98008 RECEIVED ay cOMn�"ITy & Eco)vOMrc DEVELOPI'ENT C)EPAPITMENT FEH 27 2017 Re: No Further Action at a Property associated with the Asarco Tacoma Smelter Site: • Property Name: Mirror Lake Village, Multi -Family Housing Development • Property Address: 836 SW 31211 Street, Federal Way, WA 98023 • Facility/Site No.: 6738 - • Cleanup: Site ID: 12695 • VCP Project No.: NW2985 Dear Ms. Zhu: The Washington State Department of Ecology (Ecology) received your request for an opinion on your independent cleanup of a Property associated with the Asarco Tacoma Smelter Site (Asarco Site). This letter provides our opinion. We are providing this opinion under the authority of the Model Toxics Control Act (MTCA), Chapter 70.105D RCW. Issues Presented and Opinion 1. Is further remedial action necessary at the Property to clean up contamination associated with the Asarco Site? NO. Ecology has determined that no further remedial action is necessary at the Property to clean up contamination associated with the Asarco Site. 2. Is further remedial action still necessary elsewhere at the Asarco Site? YES. Ecology has determined that further remedial action is still necessary elsewhere at the Asarco Site. k� E Ms. Zhu February 17, 2017 Page 2 This opinion is based on an analysis of whether the remedial action meets the substantive requirements of MTCA, Chapter 70.1051) RCW, and its implementing regulations, Chapter 173- 340 WAC (collectively "substantive requirements of MTCA"). The analysis is provided below. Description of the Property and the Asarco Site This opinion applies only to the Property and the Site described below. This opinion does not apply to any other sites that may affect the Property. Any such sites, if known, are identified separately below. 1. Description of the Property. The Property includes the following tax parcels in King County that were affected by the Asarco Site and addressed by your cleanup: • 0721049088 • 0721049087 • 0721049129 Enclosure A includes a legal description of the Property and details of the Property as currently known to Ecology. 2. Description of the Asarco Site. The Asarco Site is defined by the nature and extent of contamination associated with the following releases: • Arsenic into the Soil. • Lead into the Soil. Those releases have affected more than one parcel of real property, including the parcels identified above. Enclosure B includes as detailed description and diagram of the Asarco Site, as currently known to Ecology. 3. Identification of other sites that may affect the Property. Please note a parcel of real property can be affected by multiple sites. At this time, we have no information that the Property is affected by other sites. Ms. Zhu February 17, 2017 Page 3 Basis for the Opinion This opinion is based on the information contained in the following documents: 1) Calvin Jordan Associates, Inc., (CJA) Cleanup Report for Mirror Lake Village, Arsenic & Lead Mitigation Project, Mirror Lake Village, 836 SW 312th Street, King County Parcels: 0721049087, 0721049088, and 0721049129, Federal Way, Washington, dated January 19, 2017. 2) CJA, Cleanup Action Plan (CAP) — Arsenic & lead Mitigation Project, Mirror Lake Village, 836 SW 312th Street, King County Parcels: 0721049087, 0721049088, and 0721049129, Federal Way, Washington, dated July 20, 2015. 3) Eva Barber (Ecology), e-mail correspondence with Bruce Dunn (Calvin Jordan Associates, Inc.) regarding additional information needed, dated June 6, 2015. 4) Eva Barber (Ecology), personal communication with Bruce Dunn (Calvin Jordan Associated, Inc.) regarding the soil mixing method on the Property, dated July 30, 2015. 5) Bruce Dunn (CJA), e-mail communication with Eva Barber (Ecology) regarding mixing and confirmational sampling methodology for the Mirror Lake Village, dated July 30, 2015. 6) Eva Barber (Ecology), e-mail correspondence with Bruce Dunn (CJA) regarding confirmational sampling, dated August 17, 2015. These documents are kept in the Central Files of the Southwest Regional Office of Ecology (SWRO) for review by appointment only. You can make an appointment by calling the SWRO resource contact at (360) 407-6365. This opinion is void if any of the information contained in those documents is materially false or misleading. Ms. Zhu February 17, 2017 Page 4 Analysis of the Cleanup 1. Cleanup of the Property located within the Asarco Site. Ecology has concluded that no further remedial action is necessary at the Property to clean up contamination associated with the Asarco Site. That conclusion is based on the following analysis: a. Characterization of the Asarco Site. The Asarco Site is described in Enclosure B. For almost 100 years, the Asarco Company operated a copper smelter in Tacoma, Washington. Air pollution from the smelter settled on the surface soil over a vast region more than 1,000 square miles of the Puget Sound basin. Arsenic, lead, and other heavy metals are still in the soil as a result of this pollution. Ecology has found elevated levels of arsenic and lead as ar south as Lacey and as far north as Seattle (West Seattle), and as far west as the Kitsap Peninsula and as far east as Kent and Bellevue. 1 1 y Ms. Zhu February 17, 2017 Page 5 Mirror Lake v 111age, LLu is proposing to develop the Mirror Lake Property located in Federal Way, Washington into a retirement community. The planned development will consist of two, three-story senior housing buildings over a single below -grade garage and nine smaller duplex residential buildings with associated roads and walkways. The Property is northwest of Mirror Lake and is accessed from 312ch Street to the south. Two of the parcels of the 3.24-acre Property are currently developed with single-family houses. The Figure 1. Vicinity map- the three parcels are highlighted yellow single-family house on the third parcel (0721049129) was demolished after a fire that substantially damaged it. Please see Figures 1 and 2, and Enclosure A for more information about the Property. Ms. Zhu February 17, 2017 Page 6 Calvin Jordan Associates, Inc. (CJA) collected 54 discrete characterization soil samples at the Property in March, 2015. For a 3.24-acre Property, The Tacoma Smelter Plume Model Remedies Guidance (MR Guidance) recommends the collection of 24 soil samples from 0 to 6 inches below ground surface (bgs) and 6 samples from 6 to 12 inches bgs. The sampling methodology did not quite follow the MR Guidance in that there were no samples collected from the 6 to 12 inches bgs depth interval. The number of soil samples collected, however, exceeded the number of recommended samples and characterized the extent of the contamination well. Figure 2. Aerial Photograph of the Property with Parcel Numbers The sampling included the collection of 47 soil samples from 0 to 6 inches below ground surface (bgs), one from 0 to 7 inches bgs, three from 0 to 8 inches bgs, and three from 0 to 10 inches bgs (Figure 3). All the samples were submitted for laboratory analysis for arsenic and lead content. Ms. Zhu February 17, 2017 Page 7 Figure 3. Characterization sampling locations. Ms. Zhu February 17, 2017 Page 8 The levels of arsenic ranged from 1.86 milligrams per kilogram (mg/kg) to 45.9 mg/kg. Concentrations of arsenic exceeded the MTCA Method A soil cleanup level in 2 soil samples collected from 0 to 6 inches bgs. None of the soil samples collected from 0 to 7, 0 to 8, and 0 to 10 inches bgs exceeded the arsenic cleanup level. The concentration of arsenic exceeded 40 mg/kg in one soil sample. See Table 1 for the results of the March characterization sampling. Table 1- 1015 rhnracterizntinn Samaliney Sample # Sample ID Sample Depth (inch) Sample Date 6 3/31/2015 Arsenic (mg/kg) EPA 6010C I Lead (mg/kg) PA 6010C E 1 15-AO04267 9.43 40.8 2 15-AO04268 6 3/31/2015 8.07 33.9 3 15-AO04269 6 3/31/2015 9.65 35.2 4 15-AO04270 6 3/31/2015 15.3 156 5 15-AO04271 6 3/31/2015 5.01 32.9 6 15-AO04272 10 3/31/2015 2.99 18.7 7 15-AO04273 6 3/31/2015 11.4 36.6 8 15-AO04274 6 3/31/2015 9.17 30.9 9 15-AO04275 6 3/31/2015 4.47 20.8 10 15-AO04276 6 3/31/2015 9.89 28.8 11 15-AO04277 6 3/31/2015 11.6 85.9 12 15-AO04278 6 3/31/2015 27 39.4 13 15-AO04279 6 3/31/2015 10 34.6 14 15-AO04280 6 3/31/2015 11.3 35.7 15 15-AO04281 6 3/31/2015 11.5 29.3 16 15-AO04282 6 3/31/2015 3.33 15.2 17 15-AO04283 6 3/31/2015 11.2 86.8 18 15-AO04284 6 3/31/2015 12.5 96.1 19 15-AO04285 6 3/31/2015 10.7 373 20 15-AO04286 6 3/31/2015 2.73 26.8 21 15-AO04287 6 3/31/2015 2.96 42.3 22 15-AO04288 6 3/31/2015 4.14 16.2 23 15-AO04289 10 3/31/2015 9.09 34.1 24 15-AO04290 6 3/31/2015 18 34.2 25 15-AO04291 10 3/31/2015 17.6 44.8 26 15-AO04292 6 3/31/2015 4.52 42.6 Ms. Zhu February 17, 2017 Page 9 Sample # Sample ID Sample Depth (inch) Sample Date Arsenic (mg/kg) EPA 6010C Lead (mg/kg) EPA 6010C 27 15-AO04293 6 3/31/2015 4.29 47.9 28 15-AO04294 7 3/31/2015 6.07 71.3 29 15-AO04295 6 3/31/2015 4.97 36.7 30 15-AO04296 6 3/31/2015 13.6 38.2 31 15-AO04297 6 3/31/2015 17.1 60.1 32 15-AO04298 6 3/31/2015 3.82 20.5 33 15-AO04299 8 3/31/2015 8.43 24.2 34 15-AO04300 6 3/31/2015 15 52.2 35 15-AO04301 6 3/31/2015 12.4 50.8 36 15-AO04302 6 3/31/2015 5.69 20.8 37 15-AO04303 6 3/31/2015 5.79 18.5 38 15-AO04304 6 3/31/2015 3.19 20.3 39 15-AO04305 6 3/31/2015 6.98 31.4 40 15-AO04306 6 3/31/2015 18.6 61.4 41 15-AO04307 6 3/31/2015 10.7 47.3 42 15-AO04308 6 3/31/2015 7.47 41 43 15-AO04309 6 3/31/2015 7.9 38.1 44 15-AO04310 8 3/31/2015 9.43 25.4 45 15-AO04311 6 3/31/2015 1.86 14.7 46 15-AO04312 6 3/31/2015 14.8 35 47 15-AO04313 6 3/31/2015 10.6 54.5 48 15-AO04314 6 3/31/2015 5.99 24.8 49 15-AO04315 6 3/31/2015 14.8 33.9 50 15-AO04316 8 3/31/2015 8.41 49.1 51 15-AO04317 6 3/31/2015 8.75 29.2 52 15-AO04318 6 3/31/2015 45.9 193 53 15-AO04319 6 3/31/2015 7.91 27.8 54 15-AO04320 6 3/31/2015 11.8 32.8 Average (6 inches bgs): 10.3 51.2 Average (7 inches bgs): 6.1 71.3 Average (8 inches bgs): 8.8 32.9 Average (10 inches bgs): 9.9 32.5 Max: 45.9 373 MTCA Method A cleanup level 20 250 Bolded numbers represent concentrations above MTCA Method A Cleanup Levels Ms. Zhu February 17, 2017 Page 10 Soil lead levels ranged from 14.7 to 373 mg/kg in the soil samples collected from 0 to 6 inches bgs, averaging 51.2 mg/kg. One lead soil sample collected from the 0 to 6 inches bgs depth interval exceed the MTCA Method A soil cleanup level of 250 mg/k. None of the lead concentrations exceeded the lead cleanup level in soil samples collected from 0 to 7, from 1 to 8, and 0 to 10 inches bgs. The duff was not sampled, since no significant layer of duff was found on the Property. Two of the parcels are developed with existing structures. The third parcel is currently undeveloped, however, a recent fire destroyed an existing house and any duff that might have been present. The average arsenic and lead concentrations in all the depth intervals were below their respective MTCA Method A soil levels of 20 mg/kg and 250 mg/kg, however, one sample exceeded the 40 mg/kg cleanup level for a single soil sample. The average arsenic concentration for the 0 to 6 inches bgs depth interval was 10.3 mg/kg, for the 0 to 7 inches bgs depth interval was 6.1 mg/kg, for the 0 to 8 inches bgs depth interval was 8.75 mg/kg and for the 0 to 10 inches bgs depth interval was 9.9 mg/kg. The average lead concentration for the 0 to 6 inch depth interval was 51.2 mg/kg, for the 0 to 7 inches bgs depth interval was 71.3 mg/kg, for the 0 to 8 inches bgs depth interval was 32.9 mg/kg and for the 0 to 10 inches bgs depth interval was 32.5 mg/kg. b. Establishment of cleanup standards for the Asarco Site. Ecology has determined the cleanup levels and points of compliance established for the Asarco Site meet the substantive requirements of MTCA. As part of the Interim Action Plan for the Asarco Site (June 2012) (IAP), Ecology completed a terrestrial ecological evaluation for properties with only Tacoma Smelter Plume contamination. Ecology determined the MTCA Method A cleanup levels for both arsenic and lead were protective of both human health and the environment. The MTCA Method A cleanup levels for soil are as follows: Arsenic is 20 mg/kg. Lead is 250 mg/kg. Ms. Zhu February 17, 2017 Page 11 The IAP determined the following cleanup levels were protective of human health and the environment for properties within the Asarco Site: • Average arsenic concentration detected in the soil less than 20 mg/kg. • Average lead concentration detected in the soil less than 250 mg/kg. • No single soil sample has arsenic concentration above 40 mg/kg. • No single soil sample has lead concentration above 500 mg/kg. C. Selection of cleanup for the Property. Ecology has determined the cleanup selected for the Property meets the substantive requirements of MTCA and the IAP. The cleanup meets the minimum cleanup requirements and does not exacerbate conditions or preclude reasonable cleanup alternatives elsewhere at the Asarco Site. Ecology proposed four model remedies in the IAP: • Excavation and removal • Mixing • Capping in place • Consolidation and capping Mirror Lake Village, LLC used Mixing as a way to remediate their Property. Based on the Cleanup'Standards, the Property average for arsenic and lead was below the cleanup level of 20 mg/kg and 250 mg/kg, respectively, however one sample exceeded the maximum allowable arsenic concentration for a single sample of 40 mg/kg, prompting soil remediation. In July 2015, CJA developed a Cleanup Action Plan (CAP) for the Property. The CAP described soil mixing in conjunction with Property development as a way to remediate Tacoma Smelter Plume contamination. On August 25, 2015, Ecology issued an opinion letter determining that the proposed cleanup action was likely to be sufficient to meet the substantive requirements contained in MTCA. The remedial action outlined in the CAP described soil mixing to a depth of one to two feet bgs in one location, where arsenic concentration exceeded 40 mg/kg Ms. Zhu February 17, 2017 Page 12 Since only one sample exceed 40 mg/kg and the average concentrations of arsenic and lead on the entire Property were below their respective cleanup levels of 20 mg/kg and 250 mg/kg, respectively, soil mixing during Property development was an appropriate remediation method. d. Cleanup of the Property. Ecology has determined the cleanup you performed meets the applicable Asarco Site cleanup standards within the Property. It is assumed that the land clearing and grading activities mixed the soil to levels below the MTCA Method A cleanup levels. In September 2015, the cleanup on the Property was conducted in conjunction with Property developments. Grading of the soil in preparation for development is an established method of diluting the concentrations of arsenic and lead, Ms. Zhu February 17, 2017 Page 13 provided that the average arsenic is below 40 mg/kg and the average lead concentration is below 500 mg/kg. Additional soil mixing was conducted in the area where the arsenic concentration was above the maximum allowable concentration for single sample. The contractor mixed the soil in place using several passes of the equipment. The upper soil layer was blended with deeper cleaner soil to a depth of 12 inches bgs in 0 to 10-foot grid surrounding the center of the location of the sample with elevated arsenic level (sample #52). Upon completion of soil mixing, final confirmational (compliance) soil samples were collected, submitted to an analytical laboratory, and analyzed for arsenic and lead using EPA Method 6010C. CJA collected the soil samples at six-inch intervals to a depth of 12 inches bgs within a 10 by 10-foot grid where the soil was mixed (Figure 4). IV LA -1 r•.,..Ir Cmmnlae Sample No. Sample Date Sample Depth (inches) 0-6 Arsenic (mg/kg) EPA 6010C Lead (mg/kg) EPA 6010C 15-AO14945 09/14/2015 4.38 16.2 15-AO14946 09/14/2015 6-12 5.10 17.4 15-AO14947 09/14/2015 0-6 4.78 17.3 15-AO14948 09/14/2015 6-12 4.80 17.6 15-AO14949 09/14/2015 0-6 8.32 22.9 15-AO14950 09/14/2015 6-12 3.47 15.3 15-AO14951 09/14/2015 0-6 3.08 13.2 15-AO14952 09/14/2015 6-12 3.21 14.5 MTCA Method A cleanup level: 20 250 The concentrations of arsenic and lead collected from the 0 to 6 inches bgs' and from the 6 to 12 inches bgs depth intervals were all below their respective cleanup levels of 20 mg/kg and 250 mg/kg (Table 2). The following summary of results of the confirmational soil sampling showed no further cleanup actions were needed: ■ Arsenic levels ranged from 3.08 to 8.32 mg/kg and averaged at 5.14 mg/kg Lead levels ranged from 13.2 to 22.9 mg/kg and averaged at 17.4 mg/kg Ms. Zhu February 17, 2017 Page 14 2. Cleanup of the Asarco Site as a whole. Ecology has concluded that further remedial action under MTCA is still necessary elsewhere at the Asarco Site. In other words, while your cleanup constitutes the final action for the Property, it is only an "interim action" for the Asarco Site as a whole. Listing of the Asarco Site Based on this opinion, Ecology will update the status of remedial action at the Asarco Site on our database of hazardous waste sites. However, because further remedial action is still necessary elsewhere at the Asarco Site, we will not remove the Asarco Site from our lists of hazardous waste sites. Furthermore, the Property will remain listed as part of the Asarco Site because the cleanup of the Property does not change the boundaries of the Asarco Site. Limitations of the Opinion 1. Opinion does not settle liability with the state. Liable persons are strictly liable, jointly and severally, for all remedial action costs and for all natural resource damages resulting from the release or releases of hazardous substances at the Property. This opinion does not: • Change the boundaries of the Asarco Site. Resolve or alter a person's liability to the state. ■ Protect liable persons from contribution claims by third parties. To settle liability with the state and obtain protection from contribution claims, a person must enter into a consent decree with Ecology under RCW 70.105D.040(4). 2. Opinion does not constitute a determination of substantial equivalence. To recover remedial action costs from other liable persons under MTCA, one must demonstrate that the action is the substantial equivalent of an Ecology conducted or Ecology -supervised action. This opinion does not determine whether the action you proposed will be substantially equivalent. Courts make that determination. See RCW 70.105D.080 and WAC 173-340-545. Ms. Zhu February 17, 2017 Page 15 3. State is immune from liability. The state, Ecology, and its officers and employees are immune from all liability, and no cause of action of any nature may arise from any act or omission in providing this opinion. See RCW 70.105D.030(1)(i). Termination of Agreement Thank you for cleaning up your Property under the Voluntary Cleanup Program (VCP). This opinion terminates the VCP Agreement governing this project (#NW2985). For more information about the VCP and the cleanup process, please visit our web site: www. ec .wa. ovl ro amsltc Ivc Ivc main.ht. If you have any questions about this opinion or the termination of the Agreement, please contact me by phone at 360-407-7094 or by e-mail at Eva.Barber@,ecy.wa.gov. Sincerely, Eva L. Barber FRX SWRO Toxics Cleanup Program MLA: kb Enclosures: Enclosure A: Legal Description and general description of the Properly Enclosure B: Site description of Asarco Tacoma Smelter Site By Certified Mail: [91 7199 9991 7037 0278 38981 cc: Dunn, Calvin Jordan Associates, Inc. Isaac Conlen, Planning Manager, City of Federal Way Community Development Department Amanda Jones, King County Health Department Washington State Department of Health Matthew Alexander, Ecology, Toxic Cleanup Program Marian Abbett, Ecology, Toxics Cleanup Program Nick Acklam, Ecology, Toxics Cleanup Program Carol Serdar — Ecology, Water Quality Program Amy Moon, HQ WQ — Ecology Ms. Zhu February 17, 2017 Page 16 Enclosure A Ms. Zhu February 17, 2017 Page 17 Legal Description of the Property d 7 -,.��}7Qpp fcwautFei:mcx Mu� ti[TNL DETAR - NO SCALE ri -•,v..y �, LEGAL DESCRIPTIDAt '.+.,.r.,.....� 11An wrvcr wcAarc x..Cf..•` „,• IEaAq T°Trc re[ncu w 4.1 .. r.o..n•ar ,rra.s..crr s:w[uvnc M°]S,IuI°(xwaaw�F _� ii�rrwr11uuT..eY x.+a n,n.av a.wnl. L4 F f>! � rr.f[4frSt•Yfa.!lfSlA9urfxtleY *�M1.��f'." � ••..J ... hl- s.�i: �rii n`.a"- ` �rµ"i.nY7prr � •` v e*in�ic°.�e . •••• :��H,.•• �-y KK.�w.. 413. �NNw aiwiATHquTVWMM -WERM Al ` - f' • � �. •^[I[ . � WL- uRCpCL. nfil, N.p 5 KAYIMI.r nc.wlxUTtMOT Y /w SSrrTti "'"•.`''�Ivi.+......[" _ .yl �` �..:.,n- .n surr�srlocl�rrer,r rw,.°wi-rrf++rYso �'',• •� �.?• it rA.c,R nAT IF l..l.y{e•a,.n dI (. eta• �, ,�....• �„r�irArA.r r. r+Icrru.rY ��s !A � .n`T �.. �I'`�� .�A wc!IK° �}•��rr�[•■�•.�pr�y}p7,�w/1aer..' Tr•. 4 q�Y,.rofT ..............[1• IQ,[rd[RrdrR,ta��w'r'Cb° j.WiS cr .• ,r'* iieZ'1'�rtrr{urw"'rrr-.`u wYrn�n:= ,.r ,� 4.....r...rwiv+rrrrr.arllrcrwwl.°rrrc•} `b• _,fit `�,' i• ,a'• • ... •� SVRYE�MCS IqY[' ••••. at %�6 \\\1` r' 1 • n •, { 6Satn lYMrA 1Z3IX11T W Ma'it'arK•- ID 'ri�r �.'• `rl [... � r y aaG YL 11n,T A°R t9 Lot °rMWMrlar - ,'. •r,.''.: ° IAq tYE RAr Iw3�T.1°D Yfnl rSlwllYiAlrPir4,� a r. ,rllASrf Or-1E>Y l.rl.lw�Or .M[k.1r lK ��•••••. L ••''� ._ - I K�.a K[al.r.lDr tla l�.[1'►1fVrlM ,�Ly / .fFrInY SLpV/r.Y lnpAT•YS MSN1E ArWrm 4 [ y 1^ .... i!�"-.-. •}Y Hiu fY fQ.,.e YCiYAI { • + ^}:•a.. , •.d'' {� ,J , �i •fir 4 °w 3121h ST. Y.. �rT Y,`'��,i � �..�..,.,,•,, -- � � OB SETREBAIVID.0Ar x::, •°"!� _ .:�• _�� %It[ 'SO SET LrE STAKE EDRNB MDN/CASE • •• i4 •.,. ' 7W SrM ST, SET NUAL 1•1 ,FENCELM I !• •PIPE -PAT • . $ IV2•PIrE •'I•- 11lCOB0Br'i C[r71rICATF ^'`s, : BIMYET°R•i C[AT[IfC1LS[ '• L�B��µ�.�"'� t •BSBa 1.lBTrN Br '•. = r.r..u.,.......r..n. br .. BOUNDARY SURVEY scoEalA[yr►r. ww ribaA":.,'�• y. �4!Ifir nlr.�T.+L m nw•t .1 r.IrrwNruW.I. u.ru.w..°. Mr Ire 1RR S71.77}I 1 EVELYN HANNA urr.n DLL ./ANa /114aE Gfs.LyA Aie�kM rnr sKAr.rr Iwu r DDIvr I Yrr. �w4.1 Y.eNlr C1fIMfa.lr r...��..---�� NW�(� •ice' �•� sEC. �-T!� H. h.4 E. W.M, B� Parcel # 0721049087: S 465.6 FT OF W 250 FT OF E 580 FT OF SE 1/4 OF NW 1/4 LESS CO RD LESS W 100 FT THOF; Parcel # 0721049088: W 100 FT OF E 580 FT OF N 435.6 FT OF S 465.6 FT OF SE 1/4 OF NW V4; Parcel # 0721049129 W 100 FT OF E 330 FT OF S 300 FT OF SE 1/4 OF NW 1/4 LY N OF SW 312TH ST; The subject property is located in the northwest quarter of Section 7, Township 21 North, and Range 4. East. Ms. Zhu February 17, 2017 Page 18 Property 'Description The Property consists of three King County Parcels: 0721049087, 07210449088, and 0721049129, totaling 3.24 acres. Two of the three parcels are developed with single-family residences and the other is vacant site. The Property is located just northwest of Mirror Lake and is accessed from SW 312tt' Street to the south. The Property is bordered primarily by residential properties on the east and west. The north is bordered by Lake Grove Park and the south by 312t" Street. Across SW 312t" Street, the area is commercial and residential. All three parcels have been cleared before. A landscaping business operated on the two eastern parcels. The underlying geology consists of a fairly uniform mixture of clay and gravel. Bedrock may lie from 10 to 50 feet below the surface, depending on the specific location. The soils are typical found throughout King County with the Alderwood series predominating. Till deposited by the Vashon ice forms a discontinuous mantle of soil that is light gray, compact, non -sorted and composed of glacial debris. The most significant drainage course is the Hylebos Creek that flows from the West Hylebos City Park through Commencemcnt Bay in Tacoma. Ms. Zhu February 17, 2017 Page 19 Enclosure B Asarco Tacoma Smelter Site Tacoma Smelter Plume LQ 0 UnIve Wity iS!F'Tce Se .Ormz ash 0 Predicted arsenic levels for highest 10% of parcels Limited Data Under 20 ppm Lacey 20 ppmto 40 porn 40.1 POM to 100 PPM ti Over 100 ppm Military Base/State Facility Ap Former Asarco smelter Ms. Zhu February 17, 2017 Page 20 An interactive color map can be found at https://fortress.wa.pov/ecy/smeltersearch/ For almost 100 years the Asarco Company operated a copper smelter in Tacoma, Washington. Air pollution from the smelter settled on the surface soil over a vast region more than 1,000 square miles of the Puget Sound basin. Arsenic, lead, and other heavy metals are still in the soil as a result of this pollution. Ecology has found elevated levels of arsenic and lead as far south as Lacey and as far north as Seattle (West Seattle), and as far west as the Kitsap Peninsula and as far east as Kent and Bellevue. CIT 1�k Federal Way DATE: July 28, 2016 MEMORANDUM Community Development Department TO: Bruce Dunn via email: bdunn@cja-inc.com FROM: Jim Harris SUBJECT: MIRROR LAKE VILLAGE SENIOR HOUSING DUPLEX - (16-102706-00-MF) 836 SW 312TH ST Bruce: I have taken a quick look at the "R" building duplex under the above -referenced building permit application number. In order to be consistent with the architectural design decision that was issued by the City prior to the Process IV hearing and decision, the front fagade (actually all facades) need to have some architectural material variation. The brick proposed along the entire front fagade is not consistent with the design decision and the approved conceptual elevations. So, in summary, revise the elevations to have at a minimum the material variation shown with the original design decision. The city's design guidelines recommend that building designs include a base, middle, and top with various architectural elements and articulation treatment. The "R" building design and materials must also incorporate some connecting architectural themes and features consistent with the main A and B buildings. These are the only design comments I have on this "R" building. Contact me if you have any questions. Doc I D 74275 MEMORANDUM CITY OF : r�'I '�,It : y Community Development Department DATE: May 25, 2016 TO: Bruce Dunn, CIA via email: bdunn@cja-inc.com Cal Jordan, CJA via email: cjordan@cja-inc.com FROM: Jim Harris SUBJECT: MIRROR LAKE VILLAGE SENIOR HOUSING BLDG A (16-101523-00-MF) 836 SW 312TH ST Planning Division Review of Building Permit Application Please address each of the following items so I can further my review of the building permit application. 1. Did you submit a final landscape plan for the site with the building permit applications for the A and B buildings? I do not see a landscape plan in the application set. We will need to review and approve a final landscape plan and issue with the building permit for the A / B building. The landscape plan needs to identify and show any retaining walls / rockeries in perimeter landscape buffer areas, and additional landscaping needs to be provided for any area displaced by walls. At this time, I suggest that you submit the landscape plan for the entire site for review and approval, and on that plan if necessary, you can show phases of implementation of landscaping as we previously discussed. 2. It appears the Lot Line Elimination has been recorded (file 20151218000718), and I am having our intern get me a recorded copy for my file. 3. What is the status of the affordable housing covenant? This needs to be approved by the City and recorded before issuance of the building permit. 4. What is the status of the required covenant to the effect that the facility is for the exclusive occupancy of persons 55 years of age or older, or mentally, physically, emotionally, or developmentally impaired persons and the spouses or caretakers living with such persons? This covenant needs to be reviewed and approved by City staff before recording, and this needs to be recorded before issuance of the building permit. Please identify any rooftop mechanical equipment that will be on the building. The section views show a couple of vents that are approximately one foot above the roofline. These vents need to meet the screening requirements of FWRC. Painting the vents would meet this standard. Let me know if these will be painted, and if there is other rooftop equipment. Doc [D 73634 Calvin Jordan Associacets., Inc. Architecture Urban Planning Landscape Architecture Since 1970 prlwiivals t- .Ior ir; Gam L) '%`:rrorc. AIA July 28, 2016 James Harris Contract Planner City of Federal Way 33325 — 8`h Avenue South Federal Way, WA 98003 RE: MIRROR LAKE VILLAGE SENIOR HOUSING DUPLEX - (16-102706-00-MF) 836 SW 312TH ST Dear Mr. Harris: In response to your July 28, 2016 Memo, the elevations of our R-3 Duplex are the same as the approved elevations from our Mirror Lake Village Senior Housing Process IV, No.14-100356-00-UP. The only elevation that was not approved was our Bauhous Revival style with the flat looking roof. The Hearings Examiner concluded that the city staff verified that the project is consistent with all applicable development standards, see below: As noted atpage 11 of the staff report, staff have verified that the project is consistent with all applicable development standards. Section X11 contains a detailed staff assessment of Zoning code compliance. From this information it is determined that the proposal is consistent with all applicable development standards. FT•YRC 19.70.150(3)(c): [The project] is consistent with the public health, safety, and welfare; I believe you wanted us to follow the approved Process IV documents from the Hearings Examiner. I have attached copies of the elevations that were submitted to the Hearings Examiner. Please contact me if changes are still required to the elevations. Sincerely, CALVIN JORDAN ASSOCIATES,INC 7. �_.. . A, f� ti Bruce Dunn, AIA Senior Architect Attachment: 15049', E; Bd-Red Road • Bellevue. WA 98007-421 1 • Tel_ (425) 64-1-3123 • Fax: (425 ) 643-4607 • E-Nlail: architectsrr cju-i;r .cana A Washington Corporation with Licensed & Registercd Architects in Alaska, Idaho. Oregon 1L• Wasliingtofn 6 p k 5 Will o rrnr� rn T r AFTER RECORDING, RETURN TO: Mirror Lake Village, LLC P.O. Box 6961 Bellevue, WA 98007 2016101200,S.o 73 ilO .9MRCo�T.. U. SENIOR HOUSING COVENANT Grantor: Mirror Lake Village, LLC Abbreviated Legal Desdription: Part of NW % of Section 7, Township 21 North, Range 4 East, W.M., King County, Washington Assessor's Tax Parcel:. 07 2 `_Q 401 0 o This Senior Housing Covenant ("Covenant") is hereby executed and recorded by Mirror Lake Village LLC, a Washington limited liability company, for the benefit of THE CITY OF FEDERAL WAY, a municipal corporation ("City"), as of this I Z day of eXt6Ay2016. RECITALS WHEREAS, Grantor is the owner of the following described real property located in the City of Federal Way, Washington: THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 E•AST, WILLAMETfE MERIDIAN, INKING COUNTY, WASHINGTON, DESCRIBED AS FO LLOWS: BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION 7; THENCE SOUTH 88"58'35" EAST, ALONG THE EAST AND THE WEST CENTERLINE OF SAID SECTION 7, 1,987.06 FEET; THENCE NORTH 00'57'35" EASE70THE NORTHERLY LINE OF W.S. YOUNG COUNTY ROAD AND THE TRUE POINT OF BEGINNING; THENCE NORTH 00°57'35" EAST 435.6D FEET; THENCE SOUTH 88°5815" EAST, PARALLEL WITH THE NORTHERLY LINE OF SAID ROAD 100.00 FEET; THENCE SOUTH 00°57'35" WEST, 435.60 FEET TO TIi E NORTH ERLY LINE OF SAID ROAD; THENCE NORTH 88°58'35" WEST ALONG SAID NORTHERLY LINE,100.00 FEETTOTHE TRUE POINT OF BEGINNING; `, . TOGETHER WITH THAT PORTION OF THE SOUTHEAST QUARTER OFTHE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON DESCRIBED AS FOLLOWS: BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION 7; THENCE SOUTH 88°58'34,9" EAST ALONG TH E EAST -WEST CENTERLINE OF SAID SECTION, A DISTANCE OF 1987.06 FEET; THENCE NORTH 00°57'35" EAST 1323.95 FEETALONG A LINE CALLED "A" FOR REFERENCE PURPOSES, TO THE NORTH LINE OF SAID SOUTHEAST QUARTER; THENCE SOUTH 89011'58" EASTALONG SAID NORTH LINE 250.00 FEET; THENCE SOUTH 00°57'34" WEST 859.33 FEET TO THE NORTH LINE OF THE SOUTH 465.60 FEET OF SAID SOUTHEAST QUARTER AND THE TR UE POINT OF BEGINNING; THENCE NORTH 88'58'55" WEST 150 FEET TO A POINT WHICH BEARS SOUTH 88°58'55" WEST FROM AFORESAID LINE "A" SAID POINT BEING THE NORTHEAST CORNER OF ATRACT OF LAND CONVEYED TO 1OSEPH BERT THATCHER AND 1ANET F. THATCHER, HUSBAND AND WIFE, BY DEED RECORDED UNDER RECORDING NUMBER4881077; THENCE SOUTH 00"57'35" WEST ALONG THE EASTERLY LINE OF SAID TRACTAND THE EXTENSION THEREOF 465.60 FEET TO THE SOUTH LINE OF SAID SOUTHEAST QUARTER; THENCE SOUTH 88°58'55" EASTALONG SAID SOUTH LINE 150 FEET TOA POINT WHICH BEARS SOUTH 00°57'34" WEST FROM THE TRUE POINT OF BEGINNING; THENCE NORTH 00°57'34" EAST465.60 FEETTOTHETRUE POINTOF BEGINNING; EXCEPT THAT PORTION LYING WITHIN THE W.S. YOUNG COUNTY ROAD, NOW KNOWN AS S,W. 312TH STREET, WHICH WAS CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NUMBER 639613; WHEREAS, Grantor is developing a senior housing project upon the Property which project by the naive of Mirror Lake Village ("Project"). WHEREAS, the City requires senior housing projects in a single family zoning to be reserved for those persons that are 55 years or older consistent with the Federal Way Revised Code ("FWRC"), as part of the project. WHEREAS, the Project has been approved by the City subject to Owner's agreement to declare that one hundred percent (100%) of the total units in the Project to be designated for persons that arc 55 years or older of age, or mentally, physically, emotionally or developmentally impaired persons and the spouses or caretakers living with such persons solely upon the Parcel. NOW, THEREFORE, in consideration of the City's approval of the Project, and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Grantor covenants and agrees as follows: 1. Definitions. For purposes of this Covenant, and compliance with FWRC 19.200.100, the following terms have the following meanings: (a) "Senior Housing" means a dwelling unit that is for the exclusive occupancy of persons over 55 years of age or mentally, physically, emotionally or developmentally impaired persons and the spouses or caretakers living with such persons. 2. Senior Housing Covenant. For as long as the Project exists upon the Property, one hundred percent (100%) of the total dwelling units constructed upon the Property shall be for the exclusive occupancy of persons 55 years of age or mentally, physically, emotionally, or developmentally impaired person and the spouses or caretakers living with such persons. 3. Term; Successors and Assigns. This Covenant shall run with the land and be binding upon the parties, their successors, and assigns for as long as the Property is used for the Project. 4. Governing Law. This Covenant shall be construed under and enforced in accordance with the laws of the State of Washington, with venue being in an applicable court of the State of Washington. 5. Recitals. All recitals, including all definitions contained therein, are incorporated as part of this Covenant. In WITNESS WHEREOF the undersigned have executed this Agreement the day and year first written above OWNER MIRROR LAKE VILLAGE LLC, a W 'ngton limited liability company. By &: ct2- �f t` V, I z Its r l� STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) On this "day of f , 2016, before me, a Notary Public in and for the State of Washington, personally appeared z , . personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed this instrument, on oath stated that he/she was authorized to execute the instrument, and acknowledged it as the _ �.�� 'yi �� of MIRROR LAKE VILLAGE LLC, a Washington limited liability company, to be the free and voluntary act and deed of said company for the uses and purposes mentioned in the instrument. IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day and year first above written. NOTARY PUBLIC in and for the State of Washington, tttt1IIfill"" residing at 6,N , „„,x•f %tit� LMARTj� cif My appointment expires r �', yyioHko; ;`SO Print Name V ;•�� ';. =U� ON z pUgL1G ; o :;A y."f OF'\N 5011%1,1161f1• 4 AFTER RECORDING, RETURN TO: Mirror Lake Village, LLC. P.O. Box 6961 Bellevue, WA 98007 RSCMM NOV 2 2 2016 CITY OF FEDERAL WAY CDS I�II��I�I IIG�WINI�I��I��IIIC 20161122000456 MIRROR LAKE VI COV 77.00 :lin�.r,16 .. AFFORDABLE HOUSING COVENANT Grantors: Mirror Lake Village, LLC. Grantee: City of Federal Way Abbreviated Legal Description: Ptn of NW '/ of Section 7, Township 21 North, Range 4 East, W.M., King County, Washington Assessor's Tax Parcel: 0721049087 This Affordable Housing Covenant ("Cove ant") is hereby executed and recorded ' by Mirror Lake Village, LLC, a 4 , ' 0orporration, for the benefit of the CIT17k?&RAL WAY, a municip 1 corporation ("City"), as of thisdayb , 2016. RECITALS THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, INKING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION 7; THENCE SOUTH 88'58'35" EAST, ALONGTHE EAST AND THE WEST CENTERLINE OF SAID SECTION 7, 1,987.06 FEET; THENCE NORTH 00'57'35" EASTTO TH E NORTHERLY LINE OF W.S. YOUNG COUNTY ROAD AND THE TRUE POINTOF BEGINNING; THENCE NORTH 00'5T35" EAST 435.60 FEET; THENCE- SOUTI4 88'58'35" EAST, PARALLEL WITH THE NORTHERLY LINE OF SAID ROAD 1D0.00 FEET; THENCE SOUTI4 0(Y'57'35" WEST, 4:5..60 FEETTOT14E NORTHERLY LINE OF SAID ROAD; THENCE NORTH 88"58'35"WEST ALONG SAID NORTHERLY LINE,100,00 FEET TO THE TRUE POINT OF BEGINNING; THAT PORTION OF TI•IE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE• MERIDIAN, INKING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS,. BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION 7, THENCE SOUTH 88"58'35" EAST, ALONG THE EAST AND THE WEST CENTERLINE OF SAID SECTION 7, 1,997.06 FEET; THENCE NORTH 00°57'35" EASTTOTHE NORTHERLY LINE OF W.S. YOUNG COUNTY ROAD AND THE TRUE POINT OF BEGINNING; THENCE NORTH 00'57'35" EAST 435.60 FEET; THENCE SOUTH 88°58'35" EAST, PARALLEL WITH TIME NORTHERLY LINE OF SAID ROAD 100.00 FEET; THENCE SOUTH QD"57'35" WEST, 435.60 FEET TO THE NORTI•IERLYLINE OF SAID ROAD; THENCE NORTH 88°58'35" WEST ALONGSAID NORTHERLYLINE,100.00 FEETTOTHE TRUE POINTOF BEGINNING; THAT PORTION OF THE SOUTHEAST QUARTER OFTHE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 LAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBEDAS FOLLOWS: BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION 7; THENCE SOUTH 88"58'35" EAST, ALONG THE EAST AND THE WEST CENTERLINE OF SAID SECTION 7, 1,987.06 FEET; THENCE NORTH 00°57'35" EAST TO TH E NORTHERLY LINE OF W.S, YOUNG COUNTY ROAD AND THE TRUE POINT OF BEGINNING; THENCE NORTH 00°57'35" EAST 435.60 FEET; THENCE SOUTH 88°58'35" EAST, PARALLEL WITH THE NORTHERLY LINE OF SAID ROAD 100.W FEET; THENCE SOUTH OV5735" WEST, 435.60 FEET TO THE NORTHERLY LINE OF SAID ROAD; THENCE NORTH 88°58'35" WEST ALONG SAID NORTHERLY LINE,100.00 FEETTO THE TRUE POINT OF BEGINNING; 2 TOGETHER WITH THAT PORTION OF THE SOU7HEAST QUARTER OFTHE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 21 NdRTH, RANGE 4 EASr W.M., INKING COUNTY, WASHINGTON DESCRIBED AS FOLLOWS: BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION 7; THENCE SOUTH 88°59'34.9" EAST ALONG THE EAST -WEST CENTERLINE OF SAID SECTION, A DISTANCE OF 1987,06 FEET; THENCE NORTH 00°57'35" EAST 1323.95 FEET ALONG A LINE CALLED "A" FOR REFERENCE PURPOSES, TO THE NORTH LINE OF SAID SOUTHEAST QUARTER; THENCE SOUTH 89°11'58" EA.STALONG SAID NORTH LINE 250.00 FEET; THENCE SOUTH 00"57'34" WEST 859.33 FEET TO THE NORTH LINE OF THE SOUTH 465.60 FEET OF SAID SOUTHEAST QUARTER AND THE TRUE POINT OF BEGINNING-, THENCE NORTH 88058'55" WEST 150 F.E.ET TO A P01NT WHICH BEARS SOUTH 98'58'55" WEST FROM AFORESAID LINE "A", SAID POINT BEING THE NORTHEAST CORNER OF ATRACT OF LAND CONVEYED TO JOSEPH BERT THATCH ER AND JANET F. THATCHER, HUSBAND AND WIFE BY DEED RECORDED UNDER RECORDING NUMBER 4881077; THENCE SOUTH 01757'35" WEST ALONG 711E EASTERLY LINE OF SAID TRACT AND THE EXTENSION THEREOF 465.60 FEET70 TH E SOUTH LINE OF SAID SOUTHEAST QUARTER; THENCE SOUTH 88"58'55" EAST ALO NG SAID SOUTH LINE 150 FEET TO A POINT WHICH BEARS SOUTH 00"57'34" WEST FROM THE TRUE POINT OF BEGINNING; THENCE NORTH 0005734" EAST465.60 FEETTOTHETRUE POINTOF BEGINNING; EXCEPT THAT PORTION LYING WITHIN THE W.S. YOUNG COUNTY ROAD, NOW KNOWN AS S.W. 312TH STREET WHICH WAS CONVEYED TO KING COUNTY SY DEED RECORDED UNDER RECORDING NUMBER 639613; WHEREAS, Grantors are the owners of the following described real property located in the City of Federal Way, Washington: WHEREAS, Owner is developing a senior housing project upon the Property which project by the name of Mirror Lake Village ("Project"). WHEREAS, the City requires senior housing projects involving 25 dwelling units or more to provide affordable housing, defined herein, consistently with the Federal Way Revised Code ("FWRC"), as part of the project. WHEREAS, the Project has been approved by the City subject to Owner's agreement to devote at least five percent (5%) of the total units in the Project to affordable housing, with such affordable housing being provided solely upon either Parcel A, Parcel B, Parcel C, or upon any combination of such Parcels. WHEREAS, for each affordable housing unit included in the Project, the Owner may add market rate units up to a ten percent (10%) above the maximum number of dwelling units otherwise allowed in the underlying zoning district. NOW, THEREFORE, in consideration of the City's approval of the Project, and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Owner covenants and agrees as follows: 1. Definitions. For purposes of this Covenant, and compliance with FWRC 19.110.010, the following terms have the following meanings: (a) "Affordable Housing" or "Affordable Housing Unit" means: a dwelling unit that is: (i) offered for sale at a Rate that is affordable to those individuals and families having incomes that are 80 percent of below the median county income, or (ii) 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; or (iii) any combination thereof. (b) "Rate" means charges for occupancy of a unit, exclusive of charges for utilities (including, but not limited to, electricity, sewer, garbage, water, gas, telephone, cable, and internet), activities, transportation, housekeeping, yard maintenance, meals, and personal care services. 2. Affordable Housing Covenant. For as long as the Project exists upon the Property, at least five percent (5%) of the total dwelling units constructed upon the Property as part of the Project (not including any bonus market rate units allowed under FWRC 19.110.010(3)(a)) shall be Affordable Housing Units. Such Affordable Housing may be constructed on either Parcel A, Parcel B, or Parcel C, or on any combination of such Parcels. 3. Term; Successors and Assigns. This Covenant shall run with the land and be binding upon the parties, their successors, and assigns for as long as the Property is used for the Project. 4. Governing Law. This Covenant shall be construed under and enforced in accordance with the laws of the State of Washington, with venue being in an applicable court of the State of Washington. 5. Recitals. All recitals, including all definitions contained therein, are incorporated as part of this Covenant. In WITNESS WHEREOF the undersigned have executed this Bement the day and year first written above OWNER MIRROR LAKE VILLAGE, LLC. By Its STATE OF WASHINGTON ) ) ss. COUNTY OF KING } On this 22 day of AIOU? I,bff 2016, before me, a Notary Public in and for the State of Washington, personally ap eared jL4 q�l , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed this instrument, on oath stated that he/she was authorized to execute the instrument, and acknowledged it as the re S 1 e't^+ of MIRROR LAKE VILLAGE, LLC., a corporation, to be the free and voluntary act and deed of said corporation for the uses and purposes mentioned in the instrument. IN WITNESS WHEREOF, I have lter et my hand an official seal the day and year first above written. NO ARY PLMILIC in and forie State of Washington, residing at T, SSA #-UA h1 I W 1 /illll/ _ t�•'•1.1pF- My � Print Name etment expir s � � i f2eeoe NOTAgy�': PUBLIC :0 t� •'+f�i�/��WAS 'a'0:' A�� CITY of Federal 'may DATE: May 25, 2016 EMORANDUM Community Development Department TO: Bruce Dunn, CIA via email: bdunn@cja-inc.com Cal Jordan, CJA via email: cjordan@cja-inc.com FROM: Jim Harris SUBJECT: MIRROR LAKE VILLAGE SENIOR HOUSING BLDG A (16-101523-00-MF) 836 SW 312TH ST Planning Division Review of Building Permit Application Please address each of the following items so I can further my review of the building permit application. 1. Did you submit a final landscape plan for the site with the building permit applications for the A and B buildings? I do not see a landscape plan in the application set. We will need to review and approve a final landscape plan and issue with the building permit for the A / B building. The landscape plan needs to identify and show any retaining walls / rockeries in perimeter landscape buffer areas, and additional landscaping needs to be provided for any area displaced by walls. At this time, I suggest that you submit the landscape plan for the entire site for review and approval, and on that plan if necessary, you can show phases of implementation of landscaping as we previously discussed. 2. It appears the Lot Line Elimination has been recorded (file 20151218000718), and I am having our intern get me a recorded copy for my file. What is the status of the affordable housing covenant? This needs to be approved by the City and recorded before issuance of the building permit. 4. What is the status of the required covenant to the effect that the facility is for the exclusive occupancy of persons 55 years of age or older, or mentally, physically, emotionally, or developmentally impaired persons and the spouses or caretakers living with such persons? This covenant needs to be reviewed and approved by City staff before recording, and this needs to be recorded before issuance of the building permit. 5. Please identify any rooftop mechanical equipment that will be on the building. The section views show a couple of vents that are approximately one foot above the roofline. These vents need to meet the screening requirements of FWRC. Painting the vents would meet this standard. Let me know if these will be painted, and if there is other rooftop equipment. Doc I D 73634 1 r` Recordirig Requested By: Mirror Lake Village, LLC Whefi recorded Mail To: I� CI�'Y OF pI3bEI�AL WAY 20Mi 18000718 3023 8'h Ave S - CITY OF FEDERA L,L.E 151.ee EI7£RlXti'WAY;; r2lt$1zWA 980D3-6325 PAGE-00I OF 06 815 1!% ATTN:.'Ann DoyVerTPublic Works KING COUNTY, uA Ldi LINEEI,1M1 `TiOI� ALXD RESTFUCTM COVENANT Property Owner(s): 'MIRROR. LAKE VILLAGE LLC Property A Legal Description (a46viated):.:A portion of the SE 'A of the NW '/4 of Section 7, T 21 N, R 4 E. W.M. Complete Legal Description indicated below and depicted on Exhibit A.. Property B Legal Description (abbreviated): A portion of the -SE '%4 of the NW' '/ of Section 7, T 21 N, R 4 E, W.M. Complete Legal Description indicated below- anti'dc ' .,idd on Exhibil A... Property C Legal Description (abbreviatedy: A -portion of the SF. % 9'f the'NWf,Vvof Section 7, T 2� 1 N, R 4 E, W.M. Complete Legal Description indicated below and depicted ori•Exhibit AA. Assessor's Tax Par *l ID#(s): 072104-9088; 072104--9087; R72144-9.,129 A,' J.he undersigned party(s) is the owner(s) (" P,�opoy .Owner") of certain_ real properties located in Federaf-Way.:Washington, and legally described as F641dw&' Lot "A" TAXPARCEL NO.012l"9088 That'Portibn Of. -The Southeast -Quarter of The Northwest Quarter Of Section 7, To►inship 21 North: Range 4 East,*illamette Meridian, In King County, Washington, &wribed As Follows: Begin ii pg At T#te West Quarter Comer or said Section 7, Thence Soidit'88°5V34.9" East. A -long f he' PA% And The Wesl Centerline Of Said Section 7. 1.987.06 Feet: Thence North 00°5754.0'East To The ybnher�y Line Of W.S. Young County Road And The True Point Of Beginning; Thence North 00°57'34.9" East 415.6.0 Feet: Thence South 88°58'34.9" Eastjarallei With The NWheriy"Line Of Said Road I00.00 Feet; Thence South 00*5T34.9" West 435.60'1Fcet To"The Northerly I. inc Of Said Road; Thence North 88°58'34,9" West Along Said.-No.rtherly Li' 10.46=Feet To The True Point Of Beginning. Lot "B" TAX PARCEL NO.072104-9087 That Portion Of The Southeast Quarter Of The Northwest Quarter Of Section 7, T6wns.hip 21 North, Range 4 East, W.M., In King County, Washington Described As Follows: :13eginnirig At The West Quarter Comer Of Said Section 7; Theriee South 88°58'34.9" East Along The East-West Centerline Of Said Section, A Distance Of.1907.06 _Filet;. Thence North 00157'34.9" East 1323.95 Feet Along A Line Called "A" For Reference Purposes, o The Naith Line' Of Said Southeast Quarter; ThenceSou[h 89° 11'57,.4" Fast Along Said North Line 250.00 Feet; " Thence•South 005714.1" West 859.33 j;eet To The North Line Of The South 465.60 Feet Of Said SouI46ast Quar[er.And The True Point'C7f $gginning; Whence North 88158'541' West 150, cca To' A Point Which Bears South 88°58'54.9" West From Aforesaid�Line ".A", 5•aid Point Being Thb -Northeast Corner Of A Tract Of Land Conveyed To Joseph Bert Thatcher• And Janet F. Thatcher, klusband And Wife, By Deed Recorded Under Recording Number 488'1077, Thence South 00°57J4:.9" West.AIong T I+ EasttTly Line Of Said Tract And The Extension Thereof 465.60 Feet To The South Line ©f Said §outh'ea� Quarter; Thence South 88°58'..54,0 East. Along Said South" Lrire. 150 Feet To A Point Which Bears South 0015734.1" West From The True Paint Cif Beginning: Thence North 00*5T34.1" ) gst 46.60. Feer Tfl The True Point Of Beginning; Except That Portion Lying Within ThOW.S., Young County load, Now KnOwn As S.W. 312th Street, Which Was Conveyed To King County -.By Deed Recorded, llnder. Recording Number 639613. TAX PARCEL NO.072 t04-9129 That Portion Of, The Southeast''. Of The Northwest'I.Of,5*ction Z To+kWp 21 N atth, Range 4 Eas[ `W:M,.. In King County, Washington. DescribeA-As FoI[aws: Beginning At The Intersection Of The Westerly Line Of- TRi 'EAsterly 33 fievDFSald: Subdivisioir With The Northerly Line Of County Road: Thence Northerly Along Said Westerly Line 300 Feet; Thence.£astedy, ParaIlei To Said Northerly Line Of County Road, 100 Feel;,,••' Thencd.Southerly Parallel To Said Westerly Line 300 Feet To Said Northerly Line Of Cowq(y Road; Thea Wpm 5�id-Northerly Line 100 Feet To The Point Of Beg inRill B. All structures on the Properties and a I I distances from all structures. to, -,Property lines are set forth in she drn►ving att9ekied as;Exhibit A and incorporated by reference; and C. -' Section .58.17.040(6). 6the Revised Cade of Washington allows the adjustment and alteration of lot lines betM•ee7i contiguous properties; NOW, THEREFORE?'tlic Properly Owrrer, -in consideration of the mutual benefits to the foregoing Properties. ugrees.as follow$: 1. Elimination of Lot Liad;; The Ptopeiies Shall` be combined to become one (1) lot, the common lot line(s) of the Properties shall be elimiriated as sdt 6r1h.. in Exhibit A, and the combined lot shall be legally described as follows. ,F �S NEW PARCEL LEGAL DESCRIPTION: THAT PORnoN. OF'THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP ,`21 NORTH, RANGE 4 EAST, WILL.AMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGIN NINGAT-i.4 WEST QUARTER Cb NER OF SAID SECTION 7; THENCE S,OUTii 88°57..G6'".I<AST, PtDNG THE EAST AND THE WEST CENTERLINE OF SAID SECTION 7, 1,9$7.06"FEET; " THENCE NOILTH D0.58'21" EAST10 THE NORTHERLY L1NE OF W.S. YOUNG COUNTY ROAD AND THE TRUE POIIVx OF:BEGINNING;,' THENCE CONTINUING NORTH 00'S8'21" EAST 435.60`FEET TO THE NORTH LINE OF THE SOUTH 465.60 FEET OF THE SOUTHEAST•QUARTER�OF TKE NORTHWEST QUARTER OF SAID SECTION 7; THENCE SOUTH 881�57'06" EAST ALONG SAID NORTH LINE 244.70 FEETTO THE WEST LINE OF THE EAST 330 FEET OF THE SOUTHEAST QUARTERtOF THE NORTHWEST QUARTER OF SAID SECTION 7; THENCE SOUTH 00'55'28" WEST.ALOf4G SAID Wt ST LINE„1.35,60 FEETTO THE NORTH LINE OF THE SOUTH 330 FEET OF THE SOUTHEAST-flUA.RTER OF fHIENORTHWEST QUARTER OF SAID SECTION 7; THENCE SOUTH 88°57'06" EASTALQNG SAID NORTH. LINE OF THE .SOUTH 330 FEET, 100 FEET; THENCE SOUTH 00'55'28" WEST PARALLEL WITH THE SAO WEST LINE OF THE EAST 330 FEET, 299.96 FEET TO THE NORTHERLY LINE OF COUNTY ROAD, SAID #61NT SE[NG ON:A CURVE CONCAVE TO THE NORTH, FROM WHICH THE RADIAL CENTER'SEA'RS-NOK.TH O'41'53"•EAST 188"8 FEET; THENCE ALONG THE NORTHERLY LINE OF SA16COUNTY RC+Af] 11.23 FE: T ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 0'20'33"; THENCE CONTINU4N`e;-ALONG THE SAID NORTHERLY LINE OF•,COUN'ry ROAD 11 NORI.H 8& 57'06" WEST 333.84 FEET TO THE POINT OF BEGINNING. 2. RestrictiveCovetlant, lJpon recordation of this Lot Line Elimination and upon any subsequent improverr}ent to the` Plioper les, the-Propeety Owner acknowledges that the Properties are no longer separate lots and acodrdingly; cannot be .individually assigned, transferred or conveyed to any party or entity, unless in cmnpliOnce; with all applicaJile Qcral, state and local laws, regulations, codes and rules, including, without linutati6a,4.1 subdivision requirq#nents. This Lot Line Elimination shall not eliminate, remove or impact in arty manner any easements, encroachments or other restrictions of records. N r v, »�. s /h,x r 3. Binding Effect. This Lot Line Elimination and Restrictive Covenant shall run with the laird, touch and concern the land, and be binding upon and inure to the benefit of the Property Owner's succes§ors in interest, heirs and assigns. ...DATED this day of 20 IT Mirr' Lake Village, LLC as gtori CI n Inve ent Grdwp, Inc., Managing Member President' STATE OF WA$HINGTQA! COUNTY OF KING On this day personally appeared Wore. tne. to lfte xiaoping Zhu, 6'mn to be the President of Washington Clangston Investment Group; Inc.. the ratporation-1hat executed the foregoing instrument, and acknowledged the said instrument to -be the free.and voluntary act ah&deed of said corporation, for the uses and purposes therein mentigned, and on oath stated that she.was authorized to execute said instrument and that the sea affixed, if any, is the corporate seal' of"said corporation. G1VEN.Tny hand and official seal this • 13 dAy_ofNo hrl�� • • :... 5 slsh O W 091en ►1'i R OnI...-._ l .!_�e6t MARLaN a1tI1 M (typed/printed name of notary) My 4" n"nt ExOr" Nov 29, 2016 Notary Public in and for'&.tt tp'n :liVa9hin&n. My commission expires '' it k7 -Ie G LA11'IUiCAd1LUTLlt<EELlM1ti,AirtON&RESTRiCTIVECONVf�fANT ' f• f i• %'t . . S �4 r f •�:r. Exhibit A I , % , vtol PARCEL .A-. 1 19 640.'203" 100.00' 145.07' o SOUTH 312TH STREET HOR.IZONTAL SCALE: 1"=100' 0 100 200 NORTH EXHIBIT A — ORIGINAL;LQT8 SITTS & HILL 1 OF 1 LOT LINE ELIMINATION ENGINEERS, INC. 0.6= Wo� 41 5TRVQTURAL'.@�_.$URVEYING CITY OF FEDERAL WAY '61vL-:7 4815 CE�1 S)Ot�r TAMMA, WA. 98409 15894 --PRONE; (2�3) 474-9449 Exhibit B �4 N86`57'06'W 244.70' I �J 3 y N fA O y 4 j N88 57'06"W T0c.00• a Q o TRACT A N 465.50' 1 t=11.23' Q ,(�00'20s"i3' o N68^57'05'W 333,84' SOUTH 312TH STREET 40Rt2DN7AL SCALE 1"=100 100 200 NORTH s,�T pie itEra�W s EXHIBIT B — NEW PARCEL S IT. ,8� ,H I LL F11589 OF LOT LINE ELIMINATION ENGINEERS, INC. oar_„ CITY OF FEDERAL WAY CIVIL;'■ STRUUVRAL •;-SURVEYING 4315 CE4TER STREE:r TACOMA- WA. 93409 'PHONE (253) 474-94.49 1;�_ y jE'`6 �• RECEIVED MAR 2 7 2015 33325 8"' .Avenue South Federal Way. WA 99003-6325 253.835-2607:Fax 253-835-2609 w�v�v_citkoil c�tcrahvsr. rani CITY OF FEDERAL WAY CDS L.1/ J'1 7 APPLICATION NO(S) 15 ZQ/ / 0CJ\ 5(4 _ Date -I.-- Project Nante Mirror Lake Village Senior 1-1ousing Property Address/Location 840 SW 312"' Street. federal Way Parcel Nuinber(s) 0721049088, 0721049087, 0721049129 _ Project Description Lot Line Elimination between 3 contiguous parcels PLEASE PRINT Type of Permit Required :Annexation Binding Site flan Boundar; Line Adjustment Comp Plan/Rezone _ Land Sut•lace Modification Lot Line Elimination h-capplication C'onlerence Process I (Director's, Approval) _ Process II (Site flan Review) Process III (Pro.ject Approval) Process IV (Hearing, Examiner'-, Decision) Process V (QLKISi-.Iudicial Rezone) _ Process VI SEPA w/Project SI:I'A Only Shoreline: Variance/Conditional Ilse Short Subdivision Subdivision Variance: Commercial/Residential Required Information R57.2— l uniu721KISF Znnin!l Designation ti'i�yd - - Itich no-d...Cow prchenstve Plan Designuiiun S236.000 Value t'Exisdiig Improvements Value of Proposed Improvements lnlernulionrrl Building Code (1B('): RCSWCntia> -- 4enjnr I-- 414ulsiML OCCupa110''I vpe Construction 'Ty pe Bulletin 4003 —.Iannar3 I. 201 1 Applicant Name: Sitts & Hill Engineers Address: 4815 Center Street City/State: Tacoma WA Zip: 98409 Phone: (253) 474-9449 Fax: (25 3) 474-0153 Email: milcemcevillvrasitts-hill-engineers.com Signature: Agent (il'di)lerent than Applicant) Name: Address: CityiState: Zip: Phone: Fax: Email: Signature: Owner -Zack ® a"7 S �B1n Gowj Name: Mirror Lake Village LLC Address: 570 — 1501" Place N.E. C'ily/State:Ocllevue. WA zip; 98007 �ZS - s J Phone: Fax: (E-Z S' Email: Signature:--- '`� Page I of I k:\14andoutsWister ).and Use Application �t '.ilfi1. ti• � •��•� '. ��] ._mot; qi'�� 91 �.�A'•( t� Project Name. -� PUBLIC'WmNs DEl'1RTMENT 33325 8"' Avenue South Federal Way. WA 98003-6325 253-835-2700, Fax22ttp 53.--I8 J335-2709 E INFORMATION WORKSHEET for LOT LINE ELIMINATION Development Review Engineer: Property Owner's Name (if Individual): Application Number: MAR 2 7 2015 CITY OF FEDERAL WAY CDS off li:'' Property Owner's Name (if Proprietary): Mirror Lake Villain LLC Attach SlenaLt.lre AUtllori L)' (1-1115 is an olllctal document [hit[ has been submitted to the stale showing who has aulhoruv_ to sign legal documents on behalf ol'the conlpeny i.e Corporate Rcsolu(ion. Company By -Laws, or State License showing Corporate Officers ) Mailing Address: 520 — 150r1i Place NE Bellevue WA 98007 rsrr.tiu Q rrr.i ^ tsti•i utw Ph / one: Fax Number: ` 2' J S � —D ^ �Z Fr.• — .. � .�...._ - ! pi•,rrq kl� Parcel Number(s): 072104-9088, 072104-9087. t172104-9129 Address of Property: 936-840 SW 312'1' Su•eeL federal Win - Original Legal Description of Lot `A': SEE ATTACHED A(tachadchunnal sheets Wnecesslry Original Legal Description of Lot `B': SEE ATTACHED Attach additional sheets if necessary Inli,rmatiun Wotkshecl li,rl-ot Line F,linlinatit1° Page I PROPOSED P,RO.PERTY INFORMATION Legal Description of New Parcel: SEE ATTACHED Attach additional sheets if necessary ADDITIONAL REQUIRED ITEMS ❑ Exhibit A: Map of Original Lots (two copies) ❑ Exhibit B: Map of New Parcel (two copies) ❑ Title Report (not more than one year old from the date of application) or a copy of the deed conveying title to the current property owner(s). Information Worksheet for Lot Line Elimination Page 2 ORIGINAL LOTS PARCEL A:(TAX PARCEL NO. 0721049088) THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION 7; THENCE SOUTH 88°58'34.9" EAST, ALONG THE EAST AND THE WEST CENTERLINE OF SAID SECTION 7, 1,987.06 FEET; THENCE NORTH 00°57'34.9" EASTTO THE NORTHERLY LINE OF W.S. YOUNG COUNTY ROAD AND THE TRUE POINT OF BEGINNING; THENCE NORTH 00°57'34.9" EAST 435.60 FEET; THENCE SOUTH 88°58'34.9" EAST, PARALLEL WITH THE NORTHERLY LINE OF SAID ROAD 100.00 FEET; THENCE SOUTH 00°57'34.9" WEST, 435.60 FEETTO THE NORTHERLY LINE OF SAID ROAD; THENCE NORTH 88°58'34.9" WESTALONG SAID NORTHERLY LINE, 100.00 FEETTO THE TRUE POINT OF BEGINNING. PARCEL B:(TAX PARCEL NO. 0721049087) THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON DESCRIBED AS FOLLOWS: BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION 7; THENCE SOUTH 88°58'34.9" EAST ALONG THE EAST -WEST CENTERLINE OF SAID SECTION, A DISTANCE OF 1987.06 FEET; THENCE NORTH 00°57'34.9" EAST 1323.95 FEET ALONG A LINE CALLED "A" FOR REFERENCE PURPOSES, TO THE NORTH LINE OF SAID SOUTHEAST QUARTER; THENCE SOUTH 89°11'57.9" EAST ALONG SAID NORTH LINE 250.00 FEET; THENCE SOUTH 00°57'34.1" WEST 859.33 FEET TO THE NORTH LINE OF THE SOUTH 465.60 FEET OF SAID SOUTHEAST QUARTER AND THE TRUE POINT OF BEGINNING; THENCE NORTH 88°58'54.9" WEST 150 FEETTO A POINT WHICH BEARS SOUTH 88°58'54.9" WEST FROM AFORESAID LINE "A", SAID POINT BEING THE NORTHEAST CORNER OF A TRACT OF LAND CONVEYED TO JOSEPH BERT THATCHER AND JANET F. THATCHER, HUSBAND AND WIFE, BY DEED RECORDED UNDER RECORDING NUMBER 4881077; THENCE SOUTH 00°57'34.9" WEST ALONG THE EASTERLY LINE OF SAID TRACT AND THE EXTENSION THEREOF 465.60 FEET TO THE SOUTH LINE OF SAID SOUTHEAST QUARTER; THENCE SOUTH 88°58'54.9" EAST ALONG SAID SOUTH LINE 150 FEET TO A POINT WHICH BEARS SOUTH 00°57'34.1" WEST FROM THE TRUE POINT OF BEGINNING; THENCE NORTH 00°57'34.1" EAST 465.60 FEET TO THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION LYING WITHIN THE W.S. YOUNG COUNTY ROAD, NOW KNOWN AS S.W. 312TH STREET, WHICH WAS CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NUMBER 639613. PARCEL C:(TAX PARCEL NO. 0721049129) THAT PORTION OF THE SOUTHEAST X OF THE NORTHWEST X OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF THE EASTERLY 330 FEET OF SAID SUBDIVISION WITH THE NORTHERLY LINE OF COUNTY ROAD; THENCE NORTHERLY ALONG SAID WESTERLY LINE 300 FEET; THENCE EASTERLY, PARALLEL TO SAID NORTHERLY LINE OF COUNTY ROAD, 100 FEET; THENCE SOUTHERLY PARALLEL TO SAID WESTERLY LINE 300 FEET TO SAID NORTHERLY LINE OF COUNTY ROAD; THENCE WESTERLY ALONG SAID NORTHERLY LINE 100 FEET TO THE POINT OF BEGINNING. NEW PARCEL LEGAL DESCRIPTION: THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION 7; THENCE SOUTH 88*58-35" EAST, ALONG THE EAST AND THE WEST CENTERLINE OF SAID SECTION 7, 1,987.06 FEET; THENCE NORTH 00°57'35" EAST TO THE NORTHERLY LINE OF W.S. YOUNG COUNTY ROAD AND THE TRUE POINT OF BEGINNING; THENCE NORTH 00°57'35" EAST 435.60 FEET; THENCE SOUTH 88°58'35" EAST, PARALLEL WITH THE NORTHERLY LINE OF SAID ROAD 100.00 FEET; THENCE SOUTH 00°57'35" WEST, 435.60 FEET TO THE NORTHERLY LINE OF SAID ROAD; THENCE NORTH 88°58'35" WEST ALONG SAID NORTHERLY LINE, 100.00 FEET TO THE TRUE POINT OF BEGINNING; TOGETHER WITH THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON DESCRIBED AS FOLLOWS: BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION 7; THENCE SOUTH 88°58'34.9" EAST ALONG THE EAST -WEST CENTERLINE OF SAID SECTION, A DISTANCE OF 1987.06 FEET; THENCE NORTH 00°57'35" EAST 1323.95 FEET ALONG A LINE CALLED "A" FOR REFERENCE PURPOSES, TO THE NORTH LINE OF SAID SOUTHEAST QUARTER; THENCE SOUTH 89°11'58" EAST ALONG SAID NORTH LINE 250.00 FEET; THENCE SOUTH 00°57'34" WEST 859.33 FEET TO THE NORTH LINE OF THE SOUTH 465.60 FEET OF SAID SOUTHEAST QUARTER AND THE TRUE POINT OF BEGINNING; THENCE NORTH 88°58'55" WEST 150 FEET TO A POINT WHICH BEARS SOUTH 88°58'55" WEST FROM AFORESAID LINE "A", SAID POINT BEING THE NORTHEAST CORNER OF A TRACT OF LAND CONVEYED TO JOSEPH BERT THATCHER AND JANET F. THATCHER, HUSBAND AND WIFE, BY DEED RECORDED UNDER RECORDING NUMBER 4881077; THENCE SOUTH 00°57'35" WEST ALONG THE EASTERLY LINE OF SAID TRACT AND THE EXTENSION THEREOF 465.60 FEET TO THE SOUTH LINE OF SAID SOUTHEAST QUARTER; THENCE SOUTH 88°58'55" EAST ALONG SAID SOUTH LINE 150 FEET TO A POINT WHICH BEARS SOUTH 00°57'34" WEST FROM THE TRUE POINT OF BEGINNING; THENCE NORTH 00°57'34" EAST 465.60 FEET TO THE TRUE POINT OF BEGINNING; EXCEPTTHAT PORTION LYING WITHIN THE W.S. YOUNG COUNTY ROAD, NOW KNOWN AS S.W. 312TH STREET, WHICH WAS CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NUMBER 639613; NEW PARCEL LEGAL DESCRIPTION CONTINUED: TOGETHER WITH THAT PORTION OF THE SOUTHEAST % OF THE NORTHWEST % OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF THE EASTERLY 330 FEET OF SAID SUBDIVISION WITH THE NORTHERLY LINE OF COUNTY ROAD; THENCE NORTHERLY ALONG SAID WESTERLY LINE 300 FEET; THENCE EASTERLY, PARALLEL TO SAID NORTHERLY LINE OF COUNTY ROAD, 100 FEET; THENCE SOUTHERLY PARALLEL TO SAID WESTERLY LINE 300 FEET TO SAID NORTHERLY LINE OF COUNTY ROAD; THENCE WESTERLY ALONG SAID NORTHERLY LINE 100 FEET TO THE POINT OF BEGINNING. 65 �9 00 N88'57'06"W 244.70' aley�,4�`4 4,hIFk'I�``yj' CD M N8857'06"W 100.00' Q ,w2 R leg 1 ry lro?'Ac'r M I A _ 465.60' FAGWCEL co �4 I a 1 � N A � 1 I 00 b Nap �® 0 R=1880.08' L=11.23' E 6--00'20'33" s o N8857'06'W 333.84' po SOUTH 312TH STREET HORIZONTAL SCALE. 1"-100' 11611pl�ll I I A 100 0 100 200 a NORTH SHEET 117Lr PREAaRED BY -F;Err EXHIBIT B - NEW PARCEL S ITTS & HILL 1 OF 1 LOT LINE ELIMINATION ENGINEERS, INC. CITY OF FEDERAL WAY CIVIL ■ STRUCTURAL ■ SURVEYING 4815 CENTER STREET TACOMA, WA. 98409 15894 PHONE: (253) 474-9449 �I U41 ®fopo. �o I �51 N8857'06"W 244.70' co 1 100.00' 144.70' �3 ,lilt ao �� yyqhp�Siphiy l Lo 1 , WAiy�p4l�til` � N8857'06"W 100.00' \ Q -cD o TRACT Lo Q ,y z o Z o N ,� e � Uo f �N 465.60' �N o ;�'-w dN 2�4 � a o a ^o �; o W PARCELc:p�¢ \ U O cv Q cn N o 3 Q c) co in , ,, z a o CA Li- � P CD —' O 0� 125' 100' "' n o �® R=1880.08' PARCEL L=11.23' A--00'20'33" 100.00' 145.07' 88.77' L � a r� SOUTH 312TH STREET HORIZONTAL SCALE: 1 -100 100 0 100 200 NORTH SHEET Ti7Lc PRFP,1�'ER By EXHIBIT A - ORIGINAL LOTS SITTS & HILL 1 OF 1 LOT LINE ELIMINATION ENGINEERS, INC. PROJECT HQ., CITY OF FEDERAL WAY CIVIL ■ STRUCTURAL ■ SURVEYING 4815 CENTER STREET TACOMA, WA. 98409 15894 PHONE: (253) 474-9449 FIRST 6-M&RICAN )Z I �ej" i* WTR RECORDING MAIL TO: 20131218000888 FIRST AMERICPN UD 73.00 ro vit r V.jllage, LLC PAGE-001 OF 002 70 150th Platte NE 12/18/2013 14:07 KING COUNTY, UA tellev"66j, WA 98007 E2646083 S' i2/18120hjV13:59 KING COU WA s 235-00 TAX pAGE-001 OF 001 SALE $3i0:000-00 Filed for Record.at Request.vp. -1p" above dj& &M lbr ReCaZb-S First American Tift_TrsUrahce CdmparO DEED:,, File No: 4201-2149752 (GW):.- Date, December 16, 2013 Grantor(s)-. Chamkaur Gill and Balwlpder Gill .... ... Grantee(s):.., Mirror Lake Village, LLC Abbreviated Legal: Ptn Sec 7 Twp 21N Rge 41E SE' Q&,-NW-!W,-'K1nq. County Additionipf Legal'dn.page: ........... Assessq?s Tax Parcel No(s): 072104-9088-00 T14 G", NTQ"-R(S):-,Chamkaur Gill and Balwinder Gill, who of record as qhamk,aur S.'Gill ."and-Ba-1winder K. Gill, husband and wife for and in--,con'Weikion of Ten ood a 1 1 id Valuable Consideration, in hand paid, Dolla , �6rive-.�s, 46d warrants to M and other,ig 'Mirror Lake Village, LLC, the following described real estate, situated in ffie,,�-:bunty of King, State of Washingtgni"' LEGAL DESC R1PTIbN,--' Real" property in the County of King, State of Washington, described as follows: That portion of the SoutheastQuarter of-the,441orthwest Quarter of Section 7, Township 21 North, Range 4 East, Willain efte. Merid4h, inXing County, Washington, described as follows: X Beginning at the West Quarter Cornqr of said- SectioA 7; Thence South 88c'58'34.9" East, along the _.East a .nd: , ihe.- Opt centerline of said Section 7, 1,987.06 feet; Thence North 00057'34.9" East to the Northerly line of W,S. Young Cqunty-.Rqad and the True Point of Beginning; Thence North 001IS7'34.9" East 435.60 feet; Thence South 880 58'34.9" East, parallel with the Nortlierly'lini of -said ro64:'-100---00:' feet; Thence South 00057'34.9" West, 435.60 feet to the Northerly jjrve of said road,. ............ Thence North 88058'34.9" West along said Northerly line, 100.0-0 foet tbrthe Tr'ui Point of Beginning. LP8 10-05 Page 1 of 2 X. APO* q7404-9088-013 statutory Warranty Deed File No.: 4201-2149752 (GW) • continued Subject T6: This conveyance Is subject to covenants, conditions, restrictions and easements, If 'may ap�pariri. anyj affeding:006, which the public record, including those shown on any recorded plat or Orvey...- .............. . Charnkaur Gill Balwinder Gill STATE OF Washington COUNTY OF King y - and B'alw:ln&r Gill, I certif .!y that "I satisfactory kn6w or have satisfactoevidence that Cham kur bill flare-Ahe per(s) ,who appeared before me, and said p6rsor.i(s),,-acknowledged ,that hey he/they signed this,-inst N-me6t and acknowledged it to be bWber/thel'ri free and..voluntqry 4d far the uses and`purp�dses rr entidirled in this instrument. Hated :;. Notary Public in and for the State of Washington Residing at: s�cgk T I M WA LT E,-'R S My appointment ex pires: A;*e NOTARY PUBB-C" STATE OF �WHIIS16fbli COMMISSION t*RES APRIL 9. 2015 Page 2 of 2 Lo 10-05 rlti5 t•AMtHILRN .c J � u � -�-s,. yy `. Al #R RECORDING MAIL TO: :. 'Mirror a#ce`Village, LLC _ a 15�th place NE 20131220000455 bellavue;: WA 98007 FIRST AMERICAN WD 73.00 ;,y �,••'' PAGE-001 O1^ 002 12/20/2013 11:15 KING COUNTY, WA s.w.�.. E2646503 17]$0J2013 11'10 KING ;COUNTY, WA 7Ax:,' yy3 , 345.00 Filed (or Reeard.at Request-fff: SRNJ $300,000.00 PAGE-001 OF 003 First American Tlfie:l:nsurance Company STATUTQltYWARR#N•TY VERY,, File No: 4201-2150174 (GW)',- �� ° Date: December 15, 2013 Grantor(s): Gurdev Singh Mann Grantee(s);::.• Mirror Lake Village, LLC Abbreviated Legal: PTN SEC 7 TWP 21N RGE-,4E SE QTR NW QTR;' mq_ CO TY Additional Legal On. page: „y.,.. Assessor`s Tax Parcel No(s): 072104-9129-01 THE GRANTOR{S-) Gurdev Singh Mann, a married man 'as.•.hts stile:' and' separate property for: • and= irl. -consideration of Ten Dollars and other Gabd:• and Valuable tonsil ration, .in hand paid ;.conveys, and warrants to Mirror Lake Villai je, - LLC'; the following described•real esiate, situated ih the County of KING, State of Washington. LEGAL iliEkF IPTION:,F-eal;property in the County of KING, State of Washington, described as follows: THAT PORTION OF.T"ESdUTHEAST-'1/,q'OF THE NORTHWEST 1/'s OF SECTION 7, TOWNSHIP 21 NORTH, R#NGE 4 EAST, W.M;; IN,KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS:'. BEGINNING AT THE INTERSECTION OF THE WESTERLY LtN-18 ]F THE EASTERLY 330 FEET OF SAID SUBDIVISION WITH THE NORTHERLY LINE OF COUNTY ROAD; THENCE NORTHERLY ALONG SAID WESTERLY LINE' 306 FEET; THENCE EASTERLY, PARALLEL TO SA16-N6RTHERLY LINEOF COUNTY ROAD, 100 FEET; ........ THENCE SOUTHERLY PARALLEL TO SAID WESTERLY LINE 30 FEET TO•4AID NORTHERLY LINE OF COUNTY ROAD; ' THENCE WESTERLY ALONG SAID NORTHERLY LINE 10D FEET TO THE POINT OF::: BEGINNING. Subject To: This conveyance is subject to covenants, conditions, restrictions and `esetnertfs,` iF any, affecting title, which may appear in the public record, including those shown ors anti recorded plat or survey. IF810 Page 1 of 2 s ti Statutory Warranty Deed - continued �, File No.: 4201-2150174 (GW) Gbrdev S10 STATE OF COUNTY OF KING I certify that I know or h.aWsatlsf aiictoryi eyidenck th�6'Gur`d e.v Singh Mann, is/are the person(s) who appeared before me, and I saO p6rsoji(s)' acknowledged that:-he/she/they signed this Instrument and acknowledged - it'.-.ta."'be.=`his/.herltheijr-"fr6e add vbluritary act for the uses and purposes mentioned in this instrumen Dated: the "of wash'Ingtbn Notary P`ubllc�n and , fo 'r Residing at: My appointment expires: A. WILSON sux 4 wASkMTON _`.:,140TARY R0.13LIC MY QQM.MlSS.(0N "PIR'ES_" 06-�8-14 Page 2 of 2 LPB 10-05 20140122001431 VEST, THOMAS P QCD 74.00 PAGE-001 OF 003 01/22/2014 14.22 KING COUNTY, WA :. Mirror -take Vi;;hge,-LLC, Clo Javpingu .. . E265059 1 '01/2212014 14.22 �Plx ace.:iVE KING COUNTY, WA 10.00 TAX $ 0 , 00 PAGE-001 OF 001 Belewe QUIT CLAIM DEED GRANTOR, TRINITY VILLAGE, LNC,�aasliig#on Corporation, for and in consideration of: None -transfer of identity of 0' � rship, does herby=coney and quit claim to MIRROR LAKE VILLAGE, LLC.,, a .Wa.�hingio Li"ej Liability.bompany, GRANTEE, the following described real estate, incliidin$ any inter st therein which grantor may hereafter acquire: - Legal description `is---o attached Exhibit "A", ? y Tax parol 4072 f 04-9087-01. i Corni'only::known as: 836 SW 312`h Street, Federal Way, WA, 98023 Dated this'- day!of January, 2014. 16A OO d 7140. GRATOR STATE OF WASHINGTON ) ' ) SS. CQt N'TY.,bF-Y-.1NG ) "Certify that I know or have satisfactory evidence that XIAOPING ZHU, is the person who a&cared b4i r""me,-a�nd said p rson acknowledged that she signed this instrument, on oath stated'that she.:"vas authorized to e4ecut4he instrument and acknowledged it as the President of Trinity V-411a e.-Inc.,Washuigfaii cgrporatian,,,and stated it to be the free and voluntary act of such party for the uses-ind u noses mentioned jh the instrument. GIVEN -under rq`harid and of�icial seal tYiis � day of January, 2014. �..`��,.• 0�Vf�r �'HOMM P. VEST ,�N.►q►►►„SA �''►�` NOTARY PbBLt in �and_.for the State - -� �o�,y of.Washington, r sid ng,at Mapf : Valley . ' ommissiQn Expires: 5 19-17 17 ► �''q HINGt�,_ ffit", x M1 j' .L • S5 ti Each•i b i t' A THE IAND• MPEROD'i'CI: HER•EiN;BELPW S SZ7UA"TED IN THE COUNTY OF King, STATE OF WA, AND IS DESCRIBED AS FOLLOW S..- -That portion of the-5out�east quarter ofA_he NoOwest r u rti?r a> Section 7, Township 21 North, Range 4 East, W.M., in King County, Washington, describe# as follows: ' .. Beginning at the West quarter comer "of said Section..7" thence South 88058'34.9"'East along-the:East-West: enterline" of..said••section, a.cfistance of 1987.06 feet; thence North 00057'34.9" East 1323.95 feet along" line" caliedA" for r.eferencp= pu Poses, to the North line of said Southeast quarter; thence South 89011'57.9" East along said Nof .4L ine:=250;b0 #eet thence South 00057'34.1" West 859.33 feet to the North lir3e of' the f•the SoutFi 465.60 feet•.of said Southeast quarter and the true point of beginning;. thence North 880S8'54.9° West 150 feet to a point which bears South:88. 58'r .9" West- from: afore5aid:fine "A", said point being the Northeast comer of a tract of land conveyed to Joseph 8prt Thatcher pnd.�anet`F. �hatdier, husband and wife, by Deed recorded under Recording Number 48810n; thence South 0045 '34.VL West along the Easterly line of said tract an,d,. a extensi ii ereQf 46S.60 feet to the South line of said Southeast cl iartr; Al thence South 881658'54.9"• East a'.ong said South line 150 feet to a point which bears - out 0.057`0' 4.1" West from the true point of beginnin1g; thence North 0005T34.1" 'East:465.69'fept to the true point of beginning; Except that portion lying within the MS. Young County Road, now known as S.W. 312th Street, which was conveyed to King County by'dped recor+ded'under Reror0ing,Vumber 639613. APN: 072104-9097-41 ' s` W a' rr .i' .......... t State of Washington Secretary of State CORPORATIONS DIVISION James M. Dolliver Building 801 Capitol Way South PO Box 40234 Olympia WA 98504-0234 360.725.0377 FILED SECRETARY OF STATE November 15, 2013 STATE OF WASHINGTON 603 350 461 Limited Liability Company Office Information Application ID 2899438 Tracking ID 2643862 Validation ID 2534157-001 Date Submitted for Filing: 11/15/2013 Contact Information Contact Name Xiaoping Zhu Contact Address PO Box 6961 Bellevue WA 98008 Contact Email Betsyz2006@hotmail.com Contact Phone 425-502-1936 Certificate of Formation Preferred Name MIRROR LAKE VILLAGE, LLC Physical Address 836 SW 312 ST Federal Way WA 98023 Purpose Any Lawful Purpose Duration Perpetual Formation Date Effective Upon Filing by the Secretary of State Expiration Date 11/30/2014 Limited Liability Company Management Members Limited Liability Company mailing Adress Reg Agent Members Signature On File Registered Agent Information Agent is Individual Agent Name Xiaoping Zhu Agent Street Address 570 150th PL NE Bellevue WA 98007 Agent Mailing Address PO BOX 6961 Bellevue WA 98008 Agent Email Address betsyz2006@hotmail.com Executors Information Executor #1 Executor Name Xiaoping Zhu Executor Title Executor Executor Address PO Box 6961 Bellevue WA 98008 Submitter Information Submitted By Xiaoping Zhu SECRETARY OF-51Ai m Limited Liability Company See attached detailed instructions i W; Filing Fee $30.00 Service $80.00 �uBl Number: 603 350 461 Li Filing Fee with Expedited S CERTIFICATE OF FORMATIONIREGISTRATION AMENDED CER Chapter 25.15 RCW - - - — - - - E OF LIMITED LIABILITY COMPANY (LLC): (as currently recorded with the Office of the Secretary of State} NAM - -- - MIRROR LAKE VILLAGE, LLC - - SECTION 2 st ain], nam CERTIFICATE: (if necessary, attach additional information. if changing one ofthesethe eviations�L.L.Cror AMENDMENTS TO CE y Limited Liability one of the following designations: Limited Liability Company, I U.C. If the designation is omitted, it will default to L✓-C when processed) Inc. Investment Group, Change designated managing member to: Washingfion Clangston P.O.98008, Box 6961, Bellevue WA SECTION 3 EFFECTIVE DATE OF AMENDMENTS TO CERTIFICATE: (please check one of the following) [] Upon filing by the Secretary of State � I _ (Specified effective date must be within 90 days AFTFR the Amended i `C1 Specific Date -- - - - _ —,- -- - --- - Certificate has been fled by the Office of the Secretary of State)- -- -- —_ - — -� - -- Y - - - - — SECTION 4 1 MEMBER OR MANAGER SIGNATURE (see instructions pagans fsf to the best of my knowledge, true and correct. This cement is hereby. pecuted under penalties of perjury, 6-16-14 425 502-1936 �: iaoping Zhu, President P x [. Date Sinat re � ;: Printed Name/Title ——._.-___-------- . I---- -------- — - - — Revised 02/ 13 of state i ,i.c' - Amcndmenl washington secretary MEMORANDUM reduiaiL+J3y _ Community Development Department DATE: July 23, 2015 TO: David Fillmore, davidfillmore@gifts-hillengineers.com Bruce Dunn, CJA, bdunn@cja-inc.com FROM: Jim Harris, City of Federal Way Planning Division SUBJECT: Mirror Lake Village Senior'Housing Clearing/Grading & Site Development Permit Application — Planning Division god Review (15-101480-00-CO) 840 SW 312d1 Street, Federal Way, WA The following comments represent the Planning Division 2nd review of the clearing/grading and site preparation plans, which were submitted to the City on June 11, 2015, for the Mirror Lake Village Senior' Housing proposal. These comments need to be appropriately addressed before Planning Division sign off on the subject permit application. 1. The plan sheet EX- LS submitted is so small it's hardly legible. Also, it appears the sheet EX-LS shows preservation of 9 trees on site, while the clearing and demo plan sheet C 1. 0 proposes to preserve only 8 trees. Please clarify and submit two full size sheets of EX-LS. I have not yet reviewed this whole tree preservation plan for compliance with applicable code requirements. Prior to issuance of a grading permit or building permit, the applicant shall submit a soil sampling and cleanup report per the Washington State Department of Ecology Tacoma Smelter Plume Model Remedies Guidance. If soil contaminants are found to be elevated per the guidance, the applicant shall remedy the soils per the guidance as a component of the grading permit and then submit a written approval of cleanup (No Further Action) from the Department of Ecology following completion of the grading activities. The No Further Action document shall be submitted to the City of Federal Way Department of Community Development prior to issuance of any Certificate of Occupancy. As of July 23, 2015, this report has not been submitted to the City. Submit four copies of the report to the City. 3. The property is within the 5-year Wellhead Protection Area, which is a regulated critical area. Pursuant to FWRC 19.185.070, the applicant will need to prepare and submit to the city an operations and management manual using best management practices (BMP's) and integrated pest management (IPM) for fertilizer and pesticide/herbicide applications. Comment of July 23, 2015. A Landscape Management Plan (for in the ROW) was submitted to the City with the June 11, 2015 submittal. I have several comments regarding this report as it applies to the code requirement FWRC 19.185.070 and the 5-year Wellhead Protection Area as follows: A. is this report intended to cover more than FWRC 19.185.070? B. Any report, including this, needs to identify the author / preparer. There is no identification of who prepared this report and their qualifications, title, etc. Please revise. C. The intent of FWRC 19.185.070 is to protect the 5-year wellhead from activity on the whole site, not just the ROW. The cover sheet on the report identifies it is for the ROW. Please clarify. D. The last page of the report (Section E) appears to be an attempt to address the IPM component of FWRC 19.185.070. The report Section E needs to be revised to include/clarify/address each of the above items A- D and the following items: The Plan needs to include and identify an intent/purpose statement, to the effect_.. This report is intended to address and implement FWRC 19.185.070 as follows (purpose statement) etc. This plan needs to.identify it is intended to prevent groundwater pollution, protect groundwater quality, etc. a Revise and resubmit 3 copies and I will forward a copy to Lakehaven Utility District for their review and comment. FWRC 19.185.070 (recently renumbered to 19.145.510 but no change in content) Use of pesticides, herbicides, and fertilizers in. critical aquifer recharge areas. Proposed developments with maintained landscaped areas greater than 10,000 square feet in area shall prepare an operations and management manual using best management practices (`BMPs") and integrated pest management for fertilizer and pesticide/herbicide applications. The BMPs shall include recommendations on the quantity, timing, and type of fertilizers applied to lawns and gardens to protect groundwater quality. c: Ann Dower, Senior Engineering Plans Reviewer Doc. I.D. 70250 15-101480 A AFTER RECORDING, RETURN TO: Mirror Lake Village, LLC. P.O. Box 6961 Bellevue, WA 98007 11111111111111111111111111111 20161122000456 MIRROR LAKE VI COV 77.00 PAGE-001 OF 005 11/22/2016 11:30 KING COUNTY, WA AFFORDABLE HOUSING COVENANT Grantors: Mirror Lake Village, LLC. Grantee: City of Federal Way Abbreviated Legal Description: Ptn of NW % of Section 7, Township 21 North, Range 4 East, W.M., King County, Washington Assessor's Tax Parcel: 0721049087 This Affordable Housing Covenant ("Cove cant") is hereby executed and recorded by Mirror Lake Village, LLC, a qfadLj'jq�vj orporation, for the benefit of the CITY OFF DERAL WAY, a municip 1 corporation ("City"), as of this day of A19VZM b1 ' , 2016. RECITALS THAT PORTION OF THE 5OUTI•iEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST,WILLAMETTE MERIDIAN, INKING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION 7; THENCE SOUTH 88"58'35" EAST, ALONG THE EAST AND THE WEST CENTERLINE OF SAID SECTION 7, 1,987.06 FEET; THENCE NORTH 00"57'35` EASTTOTHE NORTHERLY LINE OF W.S. YOUNG COUNTY ROAD AND THE TRUE POINTOF BEGINNING; THENCE NORTH 00" 57'35" EAST 435.60 FEET; THENCE SOUTH 88°58'35" EAST, PARAiLEL WITH THE NORTHERLY LINE OF SAID ROAD 100.00 FEET; THENCE SOUTH 00"57'35' WEST, 435.60 FEET TO TH E NORTHERLY LINE OF SAID ROAD; THENCE NORTH 88'58'35" WESTALONG SAID NORTHERLY LINE, 100.00 FEET TO THETRUE POINT OF BEGINNING; THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION 7, THENCE SOUTH 88"58'35" EAST, ALONG THE EAST AND 71,11 WEST CENTERLINC OF SAID SECTION 7, 1,987.06 FEET; THENCE NORTH 00"57'35" EASTTO TH E NORTHERLY LINE OF W,S. YOUNG COUNTY ROAD AND THE TRUE POINT OF BEGINNING; THENCE NORTH 00M57'35" EAST 435.60 FEET; THENCE SOUTH 88"58'35" EAST, PARALLEL WITH THE NORTHERLY LINE OF SAID ROAD 100.00 FEET; THENCE SOUTH 00°5735" WEST, 435.60 FEET TO TH E NORTHERLY LINE OF SAID ROAD; THENCE NORTH 88°5S'35" WEST ALONG SAID NORTHERLY LINE, 100.00 FEET TOT] IE TRUE POINT OF BEGINNING; THAT PORTION OF THE SOUTHEAST QUARTER OF TH E NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION 7; THENCE SOUTH 88"58'35" EAST, .ALONG THE EAST AND THE WEST CENTERLINE OF SAID SECTION 7, 1,987.06 FEET; THENCE NORTH 00'57'35" EASTTO TH E NORTHERLY LINE OF W.S. YOUNG COUNTY ROAD AND THE TRUE POINT OF BEGINNING; THENCE NORTH 00'57'35" EAST 435.60 FEET; THENCE SOUTH W5815" EAST, PARALLEL WITH THE NORTHERLY LINE OF SAID ROAD 100.00 FEET, - THENCE SOLM-100"57'35" WEST, 435,60 FEET TO THE NORT1 ERLY LINE OF SAID ROAD; THENCE NORTH 88°58'35" WEST ALONG SAID NORTHERLY LINE, 100.00 FEET TOTHETRUE POINT OF BEGINNING; 2 TOGETHER WITH THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON DESCRIBED AS FOLLOWS: BEGINNING AT TIME WEST QUARTER CORNER OF SAID SECTION 7; THENCE SOUTH 88"58'34.9" EAST ALONGTHE EAST, -WEST CENTERLINE OF SAID SECTION, A DISTANCE OF 1987.06 FEET; THENCE NORTH 00r57'35" EAST 1323.95 FEET ALONG A LINE CALLED "A'' FOR REFERENCE PURPOSES, TO THE NORTH LINE OF SAID SOUTHEAST QUARTER; THENCE SOUT14 89011'58" EAST ALO NG SAID NORTH LINE 250.00 FEET; THENCE SOUTH 00"57'34" WEST859.33 FEET TO THE NORTH LINE OF THE SOUTH 465.60 FEET OF SAID SOUTHEAST QUARTER AND THE TRUE POINT OF BEGINNING; THENCE NORTH 88"58'55" WEST 150 FEET TO A POINT WHICH BEARS SOUTH 88'58'55" WEST FROM AFORESAID LINE "A", SAID POINT BEING THE NORTHEAST CORNER OF ATRACT OF LAND CONVEYED TO JOSEPH BERTTHATCHER AND 1ANET F. THATCHER, HUSBAND AND WIFE, BY DEED RECORDED UNDER RECORDING NUMBER 4881077; THENCE SOUTH 00"57535"' WEST ALONG THE EASTERLY LINE OF SAID TRACT AND THE EXTENSION THEREOF 465.60 FEET TO THE SOUTH LINE OF SAID SOUTHEAST QUARTER; THENCE SOUTH 88'58'55' EAST ALONG SAID SOUTH LINE 150 FEET TO A POINT WHICH REARS SOUTH 00"57'34" WEST FROM TflE TRUE POINT OF BEGINNING; THENCE NORTH 00c57'34" EAST 465.60 FEET TO TH E TRUE POINT OF BEGINNING; EXCEPT THAT PORTION LYING WITHIN THE W.S. YOUNG COUNTY ROAD, NOW KNOWN AS S.W. 312TH STREET, WHICH WAS CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NUMBER 639613; WHEREAS, Grantors are the owners of the following described real property located in the City of Federal Way, Washington: WHEREAS, Owner is developing a senior housing project upon the Property which project by the name of Mirror Lake Village ("Project"). WHEREAS, the City requires senior housing projects involving 25 dwelling units or more to provide affordable housing, defined herein, consistently with the Federal Way Revised Code ("FWRC"), as part of the project. WHEREAS, the Project has been approved by the City subject to Owner's agreement to devote at least five percent (5%) of the total units in the Project to affordable housing, with such affordable housing being provided solely upon either Parcel A, Parcel B, Parcel C, or upon any combination of such Parcels. WHEREAS, for each affordable housing unit included in the Project, the Owner may add market rate units up to a ten percent (10%) above the maximum number of dwelling units otherwise allowed in the underlying zoning district. NOW, THEREFORE, in consideration of the City's approval of the Project, and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Owner covenants and agrees as follows: 1. Definitions. For purposes of this Covenant, and compliance with FWRC 19.110.010, the following terms have the following meanings: (a) "Affordable Housing" or "Affordable Housing Unit" means: a dwelling unit that is: (i) offered for sale at a Rate that is affordable to those individuals and families having incomes that are 80 percent of below the median county income, or (ii) 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; or (iii) any combination thereof. (b) "Rate" means charges for occupancy of a unit, exclusive of charges for utilities (including, but not limited to, electricity, sewer, garbage, water, gas, telephone, cable, and internet), activities, transportation, housekeeping, yard maintenance, meals, and personal care services. 2. Affordable Housing Covenant. For as long as the Project exists upon the Property, at least five percent (5%) of the total dwelling units constructed upon the Property as part of the Project (not including any bonus market rate units allowed under FWRC 19.110.010(3)(a)) shall be Affordable Housing Units. Such Affordable Housing may be constructed on either Parcel A, Parcel B, or Parcel C, or on any combination of such Parcels. 3. Term; Successors and Assigns. This Covenant shall run with the land and be binding upon the parties, their successors, and assigns for as long as the Property is used for the Project. 4. Governing Law. This Covenant shall be construed under and enforced in accordance with the laws of the State of Washington, with venue being in an applicable court of the State of Washington. 5. Recitals. All recitals, including all definitions contained therein, are incorporated as part of this Covenant. In WITNESS WHEREOF the undersigned have executed this Bement the day and year first written above OWNER MIRROR LAKE VILLAGE, LLC. By Its S STATE OF WASHINGTON ) ) ss. COUNTY OF KING } On this V& day of P0i19ft1Dff . 2016, before me, a Notary Public in and for the State of Washington, personally appeared h jy�, , personally known to me (or proved to me on the basis of satisfac ory evidence) to be the person who executed this instrument, on oath stated that he/she was authorized to execute the instrument, and acknowledged it as the P re S 1 e tet+ of MIRROR LAKE VILLAGE, LLC., a corporation, to be the free and voluntary act and deed of said corporation for the uses and purposes mentioned in the instrument. IN WITNESS WHEREOF, I have her et my hand an official seal the day and year first above written. NO ARY P LIC in and for e State of Washington, residing at P!ssqq,ue4 W Illlfl '`��IE I►►�� My appointment expzres 0 4 Print Name e r ra i ° NOTARY' i = PUBLIC 01 z, TA % •:�� 11i C� ~'�:;;; .moo..• ,�� msa DATE: July 23, 2015 MEMORANDUM Community Development Department TO: David Fillmore, davidfillmore@gifts-hillengineers.com Bruce Dunn, CJA, bdunn@cja-inc.com FROM: Jim Harris, City of Federal Way Planning Division SUBJECT: Mirror Lake Village Senior Housing Clearing/Grading & Site Development Permit Application — Planning Division 2nd Review (15-101480-00-CO) 840 SW 312`h Street, Federal Way, WA The following comments represent the Planning Division 2nd review of the clearing/grading and site preparation plans, which were submitted to the City on June 11, 2015, for the Mirror Lake Village Senior Housing proposal. These comments need to be appropriately addressed before Planning Division sign off on the subject permit application. 1. The plan sheet EX- LS submitted is so small it's hardly legible. Also, it appears the sheet EX-LS shows preservation of 9 trees on site, while the clearing and demo plan sheet C 1. 0 proposes to preserve only 8 trees. Please clarify and submit two full size sheets of EX-LS. I have not yet reviewed this whole tree preservation plan for compliance with applicable code requirements. 2. Prior to issuance of a grading permit or building permit, the applicant shall submit a soil sampling and cleanup report per the Washington State Department of Ecology Tacoma Smelter Plume Model Remedies Guidance. If soil contaminants are found to be elevated per the guidance, the applicant shall remedy the soils per the guidance as a component of the grading permit and then submit a written approval of cleanup (No Further Action) from the Department of Ecology following completion of the grading activities. The No Further Action document shall be submitted to the City of Federal Way Department of Community Development prior to issuance of any Certificate of Occupancy. As of July 23, 2015, this report has not been submitted to the City. Submit four copies of the report to the City. 3. The property is within the 5-year Wellhead Protection Area, which is a regulated critical area. Pursuant to FWRC 19.185.070, the applicant will need to prepare and submit to the city an operations and management manual using best management practices (BMP's) and integrated pest management (IPM) for fertilizer and pesticide/herbicide applications. Comment of July 23, 2015. A Landscape Management Plan (for in the ROW) was submitted to the City with the June 11, 2015 submittal. I have several comments regarding this report as it applies to the code requirement FWRC 19.185.070 and the 5-year Wellhead Protection Area as follows: A. Is this report intended to cover more than FWRC 19.185.070? B. Any report, including this, needs to identify the author / preparer. There is no identification of who prepared this report and their qualifications, title, etc. Please revise. C. The intent of FWRC 19.185.070 is to protect the 5-year wellhead from activity on the whole site, not just the ROW. The cover sheet on the report identifies it is for the ROW. Please clarify. D. The last page of the report (Section E) appears to be an attempt to address the IPM component of FWRC 19.185.070. The report Section E needs to be revised to include/clarify/address each of the above items A- D and the following items: The Plan needs to include and identify an intent/purpose statement, to the effect... This report is intended to address and implement FWRC 19.185.070 as follows (purpose statement) etc. This plan needs to identify it is intended to prevent groundwater pollution, protect groundwater quality, etc. Revise and resubmit 3 copies and I will forward a copy to Lakehaven Utility District for their review and comment. FWRC 19.185.070 (recently renumbered to 19.145.510 but no change in content) Use of pesticides, herbicides, and fertilizers in critical aquiferrecharge areas. Proposed developments with maintained landscaped areas greater than 10,000 square feet in area shall prepare an operations and management manual using best management practices (`BMPs") and integrated pest management for fertilizer and pesticide/herbicide applications. The BMPs shall include recommendations on the quantity, timing, and type of fertilizers applied to lawns and gardens to protect groundwater quality. C: Ann Dower, Senior Engineering Plans Reviewer 15-101480 Doc. LD. 70250 Y 9 6 g A i n w � v fn _0 c m a)O) O N O_.C: +� (13 U U �-0 m Q co N O U O Z LOLL Q � J ' � r E) w IL U U N Q J 7-Ion ILE MEMORANDUM Community Development Department DATE: July 23, 2015 TO: David Fillmore, davidfillmore@sifts-hillengineers.com Bruce Dunn, CJA, bdunn@cja-inc.com FROM: Jim Harris, City of Federal Way Planning Division SUBJECT: Mirror Lake Village Senior Housing Clearing/Grading & Site Development Permit Application — Pianning Division 2nd Review (15-101480-00-CO) 840 SW 312`" Street, Federal Way, WA The following comments represent the Planning Division 2°d review of the clearing/grading and site preparation plans, which were submitted to the City on June 11, 2015, for the Mirror Lake Village Senior Housing proposal. These comments need to be appropriately addressed before Planning Division sign off on the subject. permit application. 1. The plan sheet EX- LS submitted is so small it's hardly legible. Also, it appears the sheet EX-LS shows preservation of 9 trees on site, while the clearing and demo plan sheet C 1.0 proposes to preserve only 8 trees. Please clarify and submit two full size sheets of EX-LS. I have not yet reviewed this whole tree preservation plan for compliance with applicable code requirements. Prior to issuance of a grading permit or building permit, the applicant shall submit a soil sampling and cleanup report per the Washington State Department of Ecology Tacoma Smelter Plume Model Remedies Guidance. If soil contaminants are found to be elevated per the guidance, the applicant shall remedy the soils per the guidance as a component of the grading permit and then submit a written approval of cleanup (N❑ Further Action) from the Department of Ecology following completion of the grading activities. The No Further Action document shall be submitted to the City of Federal Way Department of Community Development prior to issuance of any Certificate of Occupancy. As of July 23, 2015, this report has not been submitted to the City. Submit four copies of the report to the City. 3. The property is within the 5-year Wellhead Protection Area, which is a regulated critical area. Pursuant to FWRC 19.185.070, the applicant will need to prepare and submit to the city an operations and management manual using best management practices (BMP's) and integrated pest management (IPM) for fertilizer and pesticide/herbicide applications. Comment of July 23, 2015. A Landscape Management Plan (for in the ROW) was submitted to the City with the June 11, 2015 submittal. I have several comments regarding this report as it applies to the code requirement FWRC 19.185.070 and the 5-year Wellhead Protection Area as follows: A. Is this report intended to cover more than FWRC 19.185.070? B. Any report, including this, needs to identify the author / preparer. There is no identification of who prepared this report and their qualifications, title, etc. Please revise. C. The intent of FWRC 19.185.070 is to protect the 5-year wellhead from activity on the whole site, not just the ROW. The cover sheet on the report identifies it is for the ROW. Please clarify. D. The last page of the report (Section E) appears to be an attempt to. address the IPM component of FWRC 19.185.070. The report Section E needs to be revised to include/clarify/address each of the above items A- D and the following items: The Plan needs to include and identify an intent/purpose statement, to the effect... This report is intended to address and implement FWRC 19.185.070 as follows (purpose statement) etc. This plan needs to identify it is intended to prevent groundwater pollution, protect groundwater quality, etc. Revise and resubmit 3 copies and I will forward a copy to Lakehaven Utility District for their review and comment. FWRC 19.185.070 (recently renumbered to 19.145.510 but no change in content) Use of pesticides, herbicides, and fertilizers in critical aquifer recharge areas. Proposed developments with maintained landscaped areas greater than 10, 000 square feet in area shall prepare an operations and management manual using best management practices (`BMPs') and integrated pest management for fertilizer and pesticide/herbicide applications. The BMPs shall include recommendations on the quantity, timing, and type of fertilizers applied to lawns and gardens to protect groundwater quality. c: Ann Dower, Senior Engineering Plans Reviewer 15-101480 Doc. I.D 70250 /—) CLEANUP ACTION PLAN Arsenic & Lead Mitigation Project July 20`h, 2015 Mirror Lake Village, 836 SW 312th Street King County Parcels: 0721049087, 07210449088, and 0721049129. Federal Way, Washington Prepared For: Mirror Lake Village Betsy Zhu, President 1.0 SITE DESCRIPTION / INTRODUCTION Calvin Jordan Associates, Inc. (CJA) has prepared this Cleanup Action Plan (CAP) in preparation for the cleanup of arsenic and lead contamination on King County Parcels 0721049087, 07210449088, and 0721049129 totaling approximately 3 acres. Two of the three parcels are developed with single-family residences and the other is vacant site. The site is just northwest of Mirror Lake and is accessed from SW 312`h Street to the south. The property is bordered primarily by residential properties on the east and west. The north is bordered by a Park and the south borders 3121h Street. Across the street of SW 3121h St. the properties are commercial and residential sites. All three of the sites show signs of being cleared and the top soil having been removed prior to purchasing. The two eastern lots had a Landscaping business operating from the site prior to purchasing. The westerly site was a residential site and all topsoil had also been removed prior to being purchased by Mirror Lake Village. According to the Washington Department of Ecology, the site is located within the Tacoma Asarco Smelter Plume. The City of Federal Way has required that the sites within the Smelter Plume fallout area be assessed for Arsenic and lead contamination related to the Asarco Smelter Plume. This CAP provides background information, subject site history, results of previous Subject Site investigations, and current Subject Site conditions. Soils samples have been collected at the property in accordance with the Tacoma Smelter Plume Model Remedies Guidance, sampling and cleanup of arsenic and lead Contaminated Soils dated June 2012, prepared by Ecology (2012) (Ecology Guidance Document), these guidelines consisted of: • Remove the forest duff and organic topsoil (duff/topsoil) containing concentrations of arsenic greater the Washington State Model Toxics Control Act Cleanup Regulations (MTCA) Method A soil cleanup level; ■ Mixing the duff/topsoil on the property until concentrations of arsenic were equal to or less than the MTCA Method A soil cleanup level, followed by disposing of a portion of the duff/topsoil off the property and retaining the remaining portion of the duff/topsoil on the Property for ground cover and landscaping use; Removing soil containing concentrations of arsenic greater than the MTCA Method A soil cleanup level from around protected trees in the tree retention area on the property using vacuum excavation; and RESUBMITTED JUL 3 0 2015 Page 1 CITY OF FEDERAL WAY CDS Cleanup Action Plan Arsenic & Lead Mitigation Project King county Parcels: 0721049087, 07210449088, and 0721049129. Federal Way, Washington July 20, 2015 • Mixing on the property soil containing concentrations of arsenic greater than the MTCA Method A soil; cleanup level with clean underlying soil until the soil concentrations of arsenic were equal to or less than the MTCA Method A soil cleanup level throughout the property. The cleanup action will be completed at the property in accordance with the above Ecology -approved Cleanup Action Plan and will meet the threshold requirements of MTCA established in Section 360 of Chapter 173-340 of the Washington Administrative Code (WAC 173-340-360), including protection of human health and the environment, meeting the applicable cleanup levels at the defined points of compliance, with applicable state and federal laws, and providing for compliance monitoring. Mirror Lake LLC requests a Property -specific NFA determination from Ecology for the Property. 1.1 PURPOSE The purpose of the permanent cleanup action was to remediate the constituents of concern in soil to achieve the MTCA cleanup levels to protect human health and the environment. The cleanup action will be conducted as an independent remedial action under the Ecology Voluntary Cleanup Program (VCP) in accordance with the requirements of MTCA as established in WAC 173-340, and will meet the substantive requirements of an Ecology -conducted or Ecology -supervised remedial action. Requirements for substantial equivalence under WAC 173-340-545(2) will be met, including providing Ecology with information on the Property and cleanup action and obtaining confirmation from Ecology that the scope of work for the cleanup would meet the MTCA requirements of MTCA and the Ecology Guidance Document for obtaining a Property -specific No Further Action (NFA) determination from Ecology for the Property. 2.0 PROJECT DESCRIPTION 2.1 PROJECT DESCRIPTION The proposed development includes the construction of two (2) 3-story senior housing buildings to be built over a single below grade garage. There will also be nine (9) smaller duplex residential building located on the site. The two larger structures will be approximately 67,073 square feet built over a underground parking garage that is approximately 26,396 square feet. The nine duplexes will be approximately 28,702 square feet. Additionally, concrete, asphalt paving roadways and walkways are proposed. (See Attachment #1) 2.2 ENVIRONMENTAL INVESTIGATIONS Characterization sampling was taken on March 29, 2015 for the three sites. A sampling grid for fifty four 54 samples was laid out for our three acre sites. (See Attachment 1-B) Forty (40) samples were taken within 0-6 inch depth following the instructions from the Ecology June 2012 Toxic Cleanup Program publication number 12-09-086-A. Another fourteen (14) samples were taken at a depth between 6 and 12 inches. All of the samples taken were put into zip -top plastic bags and labeled as to where there location was taken and the depth of the sample. Samples were taken to AMTEST Laboratories in Redmond WA for testing of Arsenic and Lead. The test results are in the appendix attachments along with a Site Plan showing where the samples were taken. (See Attachment #2-B) Page 2 Cleanup Action Plan Arsenic & Lead Mitigation Project King county Parcels: 0721049087, 07210449088, and 0721049129. Federal Way, Washington July 20, 2015 Arsenic was located above the >20 ppm at two locations on the site. Sample location #12 was tested at 27.0 ppm and location #53 had a test result of 45.9 ppm. The average parts per million (ppm) over all of the sites(54 test locations was 10.11 ppm. Lead was detected at concentrations ranging from 14.7 to 373 ppm. Only one location exceeded the MTCA Method A soil cleanup level, Test location #19 was 373 ppm. All other locations were under MTCA Method A soil cleanup level of 250 ppm. The sites average lead levels over the sites 54 test locations was 49.49 ppm. (See Attachment #2 & #2-A) 2.3 CLEANUP OPTIONS Four options for cleanup are offered in the June 2012, Tacoma Smelter Plume Model Remedies Guidance. Two are Permanent and two are non -permanent remedy options. Mirror Lake Village will choose the Permanent options. The three contaminated test locations are located in areas that will be excavated during the construction of the utilities and foundations. Test location #53 will be excavated to a depth of nineteen (19) feet where the sample was taken. The soil in this location will be excavated and mixed with the adjacent soil before being removed from the site. Soil excavation in this location will be over 4200 cubic yards of soil. This area will then be paved over with concrete for the construction of an underground parking garage. Test locations #12 and #19 will also be removed during the excavation and utility construction phase of the project. These two locations are adjacent to the underground Vault #03 and will be covered with asphalt paving and a building foundation when the construction of Mirror Lake village is completed. Vault #03 is approximately fifteen (15) feet underground. The vault is twenty four (24) feet wide by one hundred and twelve (112) feet long and is over nine (9) feet tall. Again both of these test locations will be heavily excavated. The two test locations will be mixed with deeper, clean soil before being removed from the site. Test location #12 will fall under a building garage foundation. After the soil is mixed with the deeper clean soil and removed from the site, this location will be then covered with concrete and asphalt paving. (See Attachment # 1) After the mixing of the clean soil new samples will be taken and the test results will be added to this report if requested by Ecology. 3.0 CONCLUSION AND REQUEST FOR NFA DETERMINATION This Cleanup Action Report documents the permanent cleanup action that will take place at Mirror Lake Village located at 836 SW 3121h Street, Federal Way, Washington, which is within the Asarco Tacoma Smelter Plume Site defined by Ecology. The Cleanup action will be completed as an independent remedial action under the VCP in accordance as a permanent remedy in accordance with the Ecology Guidance Document. The cleanup action will be conducted at the property during the Clearing and Utility phase of construction. Cleanup will meet the threshold and other requirements defined under WAC 173-340-360(2) for permanent cleanup action, including the protection of human health and environment, compliance monitoring, providing a permanent and final cleanup solution, and providing a prompt restoration time frame. Based on this report of the cleanup action plan and the substantive requirements of MTCA, Mirror Lake Village is requesting that a Property -specific NFA determination be issued by Ecology for the Property. Page 3 A. i' NOTRhrdM (T��Se4LLY 1y76r cp611 y7 APFLIEs RD au BE @FCr=, w.aas llO/i DETA=LAN-- wgtry OKAY NTO CEtcrIVIT pOOlL4r5 0.EAR,Y PD WED TENS A LE56 6TR r,f-'U )EAh%�S 16 ACC✓LiADLE. MUR LbMWAN11E6 TO ARC ELF! DEC" BERM P,FDCEEDNCs 6 lldot CPTkHAL R:Ll4R9f7:T6 ARe E/rlfi"2a N 4 PARy.].6- oPrlg76 ARI P63i+E3a TO c2aRAGTLFi6 N255 CWE 6V 6E Mi TED. a SEE LML 6Fl£TB FOR ALL 611E 9N.R1M 18END, 0 0 0 0 0 0 0 0000000 0000000 pq A6PFNLT PAVNG 3.4 A6F PdLT PAV% A' czwm TE UNJ=Y OR PAD i t , 6TAMW AND OXOI® COCW E PAD 4' 9DE id R6DllED Ig7CK UAUQMY fApFRSRWTELYS00LF1 ®r®I Of MY (R pEDICAnQ1 WWWT 9TN (Q' FRCN 6OPR7P9ifY LNE) +x WL 6N'PLE NPBW LW±fmlo pp■ aEAD ppo) sm PRJP9EIES 611E AIIFA W= 5W ON Aar) 6rrE PEAT". 7 J m (36 Dx* 4 %Ww 9$DMG ■ 7,113753}) 22r03 sw RMm WA 16=aw RMACE PAWW- U25 BfFT WIRY pwl '. 1023 Wrr PA WWj AOMW L510 SOFT 0:174 f ACGE86 10,350 SOFT B'M 61DEU4 K 3141 SW CL1FiTYAR)S PATIM 6a66 6GP NTEWOR FATE& �@gr TOTAL-. 1601 W" ffm ■ tALK 159656(7T accV09"am 205-0 CCDS 70Q NT9dLinCNAL BWLDRG CODE BUDLM TYPE IS - 'A' BUTLDIY6 TYP6 7K INS - R BIl1LDNC6 TYFE IS - UDECAX,VD I ARAM ocwANCY R-7 4 3 - R BURD61'6 ttPE I.1 -'A' BUILDlY6 0-1 - 10SR3ROM GAR40E FAFI 96 FREaRRID " PRDVDM PAR06 hk, 16 WWACF Ce C4YDEV+r.ARACP ATTACHMENT #1 7 II II f �s �. 33N33 OOCM E TIVI ,9 1 u 1 � `. 33N331000M .76- .8i.S5.005 r> l a Ix ch U .I a o Z N Q $ ('fall L NOLL33S 30 4/l AN 30 N' j 4/I 3S 30 ,0££ 1SV3 30 3Nn 1SA A9'9£1 �-Bz,v045005 �o rid cs' nano 3i3lJON00 1-- n` ° � n O RO tr' J�J 1 N .- Nr 14 41 ZW F N � 0 0 - O x� ce N - W ao a m o O � � v �zs 33N33 000M f i-� T1V1 ,9 ooau Y1 9 ` - �� M-1Z,94005 1 ATTACHMENT #1-B EXISTING SITE AND TEST LOCATIONS tfr ATTACHMENT # 2'--) ,-) Am Test Inc. Professional 13600 NE 126th PL Analytical Suite C Services Kirkland, WA, 98034 AWEST (425) 885-1664 L A e o R A T o R I E s www.amtestlab.com QC Summary for sample numbers: 15-AO04267 to 15-AO04320 DUPLICATES SAMPLE_# I ANALYTE UNITS SAMPLE VALUE DUP VALUE RPD 15-A004274 Total Solids % 78.7 78.7 0.00 15-AO04284 Total Solids % 64.7 76.3 16. 15-AO04294 Total Solids % 89.3 86.7 3.0 15-AO04306 Total Solids % 84.0 87.1 3.6 15-AO04314 Total Solids % 79.8 79.0 1.0 15-AO04456 Total Solids % 16.8 16.8 0.00 15-AO04734 Total Solids % 13.0 13.2 1.5 MATRIX SPIKES SAMPLE # ANALYTE Arsenic UNITS ug/g SAMPLE VALUE 8.76 SMPL+ SPK i 54.3 SPK AMT. 45.0 RECOVERY t 01.20 % 15-AO04276 15-AO04276 Arsenic ug/g 8.76 53.5 45.0 99.42 % 15-AO04286 Arsenic ug/g 2.29 48.8 45.9 101.33 % 15-AO04286 Arsenic ug/g 2.29 45.9 45.9 95.01 % 15-AO04296 Arsenic ug/g 10.9 54.8 43.1 101.86 % 15-AO04296 Arsenic ug/g 10.9 52.8 43.1 97.22 % 15-AO04306 Arsenic ug/g 15.6 58.9 42.8 101.17 % 15-AO04306 Arsenic ug/g 15.6 52.7 42.8 86.68 % 15-AO04316 Arsenic ug/g 6.51 46.2 37.9 104.72 % 15-AO04316 Arsenic ug/g 6.51 45.5 37.9 102.88 % 15-AO04276 Lead ug/g 25.5 67.1 45.0 92.44 % 15-AO04276 Lead ug/g 25.5 69.2 45.0 97.11 % 15-AO04286 Lead ug/g 22.5 71.1 45.9 105.88 % 15-AO04286 Lead ug/g 22.5 76.6 45.9 117.86 % 15-AO04296 Lead ug/g 30.6 72.4 43.1 96.98 % 15-AO04296 Lead ug/g 30.6 69.6 43.1 90.49 % 15-AO04306 Lead ug/g 51.6 89.1 42.8 87.62 % 15-AO04306 Lead ug/g 51.6 79.1 42.8 64.25 % 15-AO04316 Lead ug/g 38.0 79.7 37.9 110.03 % 15-AO04316 Lead ug/g 38.0 76.1 37.9 100.53 % QC Summary for sample numbers: 15-A004267 to 15-A004320... MATRIX SPIKE DUPLICATES PAGE: 2 SAMPLE # Spike ANALYTE j Arsenic UNITS ug/g SAMPLE + SPK 54.3 MSD VALUE 53.5 RPD 1.5 Spike Arsenic ug/g 48.8 45.9 6.1 Spike Arsenic ug/g 54.8 52.8 3.7 Spike Arsenic ug/g 58.9 52.7 11. Spike Arsenic ug/g 46.2 45.5 1.5 Spike Lead ug/g 67.1 69.2 3.1 Spike Lead ug/g 71.1 76.6 7A Spike Lead ug/g 72.4 69.6 3.9 Spike Lead ug/g 89.1 79.1 12. Spike Lead ug/g 79.7 76.1 4.6 STANDARD REFERENCE MATERIALS ANALYTE UNITS TRUE VALUE Arsenio ug/g 109. Arsenic ug/g 109. Arsenic ug/g 109. Arsenic ug/g 109. Lead ug/g 118. Lead ug/g 118. Lead ug/g 118. Lead ug/g 118. BLANKS ANALYTE Total Solids Arsenic Arsenic Arsenic Arsenic Lead Lead Lead Lead UNITS ug/g ug/g ug/g ug/g ug/g ug/g ug/g ug/g RESULT <0.1 < 0.5 < 0.5 < 0.5 <1 < 0.5 < 0.5 < 0.5 <1 MEASURED VALUE I RECOVERY 104. 95.4 % 102. 93.6 % 105. 96.3 % 103. 94.5 % 102. 86.4 % 105. 89.0 % 103. 87.3 % 98.7 83.6 % ATTACHMENT #2 Am Test Inc. 13600 NE 126TH PL Suite C Kirkland, WA 98034 (425) 885-1664 www.amtestiab.com Calvin Jordan Assoc., Inc. P"EST L A B O R A i O R I E S ANALYSIS REPORT Attention: Bruce Dunn Project Name: Mirror Lake Senior Living All results reported on a dry weight basis. AMTEST Identification Number Client Identification Sampling Date Conventionals PARAMETER RESULT Total Solids I81.9 Total Metals 15-AO04267 1 6" UNITS 0 D.L.. METHOD I% 1 10.1 ISM 2540G ,PARAMETER JRESULT JUNITS Acid Digestion Y I Arsenic 9.43 ug/g Lead 140.8 Jug/g Professional Analytical Services Date Received: 03/31/15 Date Reported: 4/15/15 WALYST I 15ATE SW 04/10/15 D.L. METHOD JANALYST I DATE _ SW-846 30506 HL 04/06/15 ,0.584 EPA 6010C HL 04/08/15 0.584 IEPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04268 AMTEST Identification Number 15-AO04268 Client Identification 2 6" Sampling Date Conventionals PARAmE7ER Total Solids Total Metals 'RESULT .UNITS IQ {].L, METHOD 181.2 I% I0.1 ISM 2540G Page 2 ANALYST DATE SW 04/07/15 PARAMETER RESULT �UNITS Q D.L. METHOD _ _ A�ALYST DATE Acid Digestion I.Y !SW-846 3050B HL 04/06/15 Arsenic 18.07 Jug/g 10.586 EPA 6010C HL 04/08/15 Lead 1133.9 1u9/9 0.586 EPA 6010C HL 04/08/15 it Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004269 AMTEST Identification Number 15-A004269 Client Identification 3 6" Sampling Date Conventionals PARAMETER RESULT UNITS 10 D.L. Total Solids 177.2 % 0.1 Tnfnl Mofni-q M 2540G Page 3 UTALYS7 I DATE SW 104/07/15 PARAMETER IRESULT UNITS ID.L. METHOD JANALYST DATE Acid Digestion Y I SSW-846 3050B HL 04/06/15 Arsenic 19.65 1 ug/g 0.568 JEPA 6010C HL 04/08/15 Lead 135.2 ug/g 0.568 1 EPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004270 AMTEST Identification Number 15-A004270 Client Identification 4 6" Sampling Date Conventionals PARAMETER _ RESULT UNIT5 Q Total Solids Total Metals 50.1 1% SM 2540G Page 4 WALYST I DATE SW 104/07/15 PARAMETER IRESULT KNITS IQ D.L. METHOD JANALYST I DATE Acid Digestion ly SW-846 3050E HL 104/06/15 Arsenic ug/g 0.841 EPA 6010C IHL j04/08/15 Lead N15. ug/g 10.841 1 EPA 6010C I HL 104/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04271 AMTEST Identification Number Client Identification Sampling Date Conventionals PARAMETER Total Solids Tnfal Mofalc 15-AO04271 5 6" T UNITS 'Q fl-L. METHDD 84.6 1 % 0.1 ISM 2540G Page 5 WALYST�ATE SW 104/07/15 PARAMETER IRESULT UNITS Q D.L. METHOD JANAILYST I DATE Acid Digestion Y I I I SW-846 3050E HL 04/06/15 Arsenic 15.01 ug/g 0.569 EPA 6010C HL 04/08/15 Lead 32.9 ug/g 0.569 EPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04272 AMTEST Identification Number 15-AO04272 Client Identification 6 10" Sampling Date Conventionals PARAMETER Rlw$ULT u]NITS ITotal Solids 188.6 I% Tntal Matalc Page 6 Q 1D.L, IMETHOD ANALYST I DATE 0.1 ISM 2540G 1. SW 104/07/15 ,PARAMETER RESULT UNITS 10 D.L. IMETHOD ANALYST DATE Acid Digestion Y SW-846 3050B HL 04/06/15 Arsenic 2.99 Ug/g 1 10.550 1 EPA 6010C HL 04/08/15 Lead 18.7 Ug/g 0.550 EPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004273 AMTEST Identification Number 15-A004273 Client Identification 7 6" Sampling Date Conventionals _ PARAMETER IRESULT UNITS Q D.L. METHQD (Total Solids 182.0 % 10.1 ISM 2540G Tnfal Mpfalc Page 7 kNALYST I DATE SW 104/07/15 PARAMETER RESULT UNITS Q_ O.I-- METHO❑ ANALYST DATE Acid Digestion Y SW-846 30506 HL 04/06/15 Arsenic 11.4 ug/g 10.526 EPA 6010C HL 04/08/15 Lead 36.6 ug/g 10.526 IEPA6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04274 AMTEST Identification Number 15-AO04274 Client Identification 8 6" Sampling Date Conventionals PARAMETER RESULT UNITS Total Solids Total Metals 78.7 1 % D.L. IMETHOD 0.1 ISM 2540G Page 8 ANALYST_ DATE SW 04/07/15 PARAMETER RESULT UNITS ;Q 1D.L._ METHOD AiVALYST DATE .Acid Digestion Y _ SW-846 3050B I HL 04/06/15 Arsenic 19.17 ug/g 10.623 1 EPA 6010C I HL 04/08/15 Lead 130.9 ug/g 10.623 1 EPA 6010C I HL 04/08/15 .') !..-) Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004275 AMTEST Identification Number 15-A004275 Client Identification 9 6" Sampling Date Conventionals PARAMETER :RESULT UNITS Total Solids 182.7 Tnfal Mofalc Q D.L. METHOD ANALYST 0.1 ISM 2540G I SW T Page 9 PARAMETER RESULT UNITS Q D.L. METHOD ANALYST DATE .Acid Digestion Y I SW-846 3050E HL 04/06/15 Arsenic 4.47 ug/g 0.521 EPA 6010C HL 04/08/15 Lead .20.8 ug/g 0.521 EPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04276 Page 10 AMTEST Identification Number 15-AO04276 Client Identification 10 6" Sampling Date Conventionals PARAMETER RESULT UNITS Q D.L. MIETHDD A1�EAI-YST L7ATE Total golids 188.6 1 % 1 10.1 ISM 2540G I SW 104/07/15 Total Metals PARAMETER IRESULT UNITS IQ D.L METHOD ANALYST DATE ,Acid Digestion lY ;SW-846 3050E HL 04/06/15 ,Arsenic 19.89 1 ug/g 0.502 EPA 6010C HL 04/08/15 Lead 128.8 ug/g 0.502 EPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04277 AMTEST Identification Number 15-AO04277 Client Identification 11 6" Sampling Date Conventionals PARAMETER _ RESULT JUNITS IQ D.L. METHOD Total Solids 177.8 1% 10.1 ISM 254OG Total Metals Page 11 UgALYST I DATE SW 1104/07/15 PARAMETER RESULT UNITS Q D.L. METHOD ANALYST DATE .Acid Digestion IY SW-846 3050B HL 04/06/15 Arsenic 111.6 ug/g -0.572 EPA 6010C HL 04/08/15 Lead 185.9 ug/g 10.572 EPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04278 AMTEST Identification Number 15-AO04278 Client Identification 12 6" Sampling Date Conventionals PARAMETER RESULT UNITS Total Solids Total Metals - 188.9 1 % Page 12 D.L. IMETHOD ;ANALYST , DATE 0.1 ISM 2540G I SW 104/07/15 PARAMETER RESULT KNITS Q D.L. METHOD ANALYST DATE Acid Digestion Y I I ISW-846 3050B HL 04/06/15 Arsenic 27.0 ug/g 0.486 EPA 6010C HL 04/08/15 Lead 139.4 ug/g 0.486 EPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004279 Page 13 AMTEST Identification Number 15-A004279 Client Identification 13 6" Sampling Date Conventionals PARAMETER REStIIT UNITS IQ I DX. IMETHOD I ALYST.1 DATE (Total Solids 183.7 1% 1 10.1 ISM 2540G SW 104/07/15 Total Metals PARAMETER RESULT .UNITS Q . D.L. IMETHOD ANALYST DATE Acid Digestion lY I I ISW-846 30506 1HL 04/06/15 ,Arsenic 110.0 ug/g 0.560 EPA 6010C JHL 04/08/15 Lead 34.6 ug/g 10.560 EPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04280 AMTEST Identification Number 15-AO04280 Client Identification 14 6" Sampling Date Conventionals __ PARAMETER RESULT UNtTS� Q ©.L Total Solids 183.8 1% j 0.1 Tntal Metals Page 14 THOD JANALYST I DATE 2540G I SW 104/07/15 PARAMETER IRESULT UNITS Q D.L. METHQ© ANALYST I DATE Acid Digestion ly I SW-846 3050B HL 04/06/15 Arsenic 111.3 ug/g 1.0.591 EPA 6010C I HL 04/08/15 Lead 35.7 lug/g 0.591 EPA 6010C j HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004281 AMTEST Identification Number 15-A004281 Client Identification 15 6" Sampling Date Conventionals PARAMETER RESULT UNITS ❑ _ D.L. _: METHOD !Total Solids 186.0 1% 10.1 ISM 2540G Tnfal Metals Page 15 !ANALYST I DATE SW 104/07/15 PARAMETER RE5ULT iIJNITS Q D.L. METHOD ANALYST DATE Acid Digestion Y I I I ISW-846 3050B I HL 04/06/15 Arsenic 11.5 ug/g 0.581 1 EPA 6010C I HL 04/08/15 Lead 29.3 ug/g . HL ,04/08/15 Calvin Jordan Assoc., Inc. Page 16 Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04282 AMTEST Identification Number 15-AO04282 Client Identification 16 6" Sampling Date Conventionals _ PARAMETER RESULT UNITS Q D.L. METHOD ANALYST DATE 1Total Solids 183.5 % 10,1 ISM 254OG I. SW 04/07/15 Total Metals PARAMETER RESULT UNITS Q D.i.. MEf'HOD. JANALYST DATE Acid Digestion IY 1 1 SW-846 3050B HL 04/06/15 ,Arsenic 13.33 lug/g 0.595 1 EPA 6010C 1 HL 04/08/15 Lead 115.2 lug/g 0.595 1 EPA 6010C 1HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04283 AMTEST Identification Number 15-AO04283 Client Identification 17 6" Sampling Date Conventionals _ 'PARAMETER _ RESULT UNITS ID.L. METHOD Total Solids 183.1 % 1 10.1 ;SM 2540G Total Metals Page 17 WALYST I DATE SW 04/07/15 PARAMETER RESULT IUNITS 0 D.L.. METHOD JANALYST DATE. Acid Digestion Y I I SW-846 3050E HL 104/06/15 Arsenic 111.2 ug/g 10.527 EPA 6010C HL ;04/08/15 Lead 186.8 ug/g 1 0.527 EPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04284 AMTEST Identification Number 15-AO04284 Page 18 Client Identification 18 6" Sampling Date Conventionals PARAMETER RESULT UNITS 4 D.L.. METHOD IANA[.YST DATE Total Solids 164.7 1% j 10.1 ISM 2540G I SW 104/07115 Tntal Mptals PARAMETER RESULT UNITS [,1. O.L. METHOD ANALYST DATE Acid Digestion Y f SW-846 3050B I HL 04/06/15 Arsenic 12.5 ug/g 0.769 EPA 6010C I HL 04/08/15 . Lead 196.1 ug/g 1 0.769 EPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04285 AMTEST Identification Number 15-AO04285 Client Identification 19 6" Sampling Date Conventionals _ PARAMETER IRESULT UNITS Total Solids Total Metals 89.8 1 % Page 19 Q jD.L. IMETHOD ANALYST DATE 0.1 GSM 2540G I SW 04/07/15 PARAMETER RESULT 'UNITS q Q.L. METHOD ANALYST „ ATE Acid Digestion JY SW-846 30506 HL 04/06/15 Arsenic 110.7 ug/g 1 10.469 1 EPA 6010C 1 HL 04/08/15 Lead 1373. ug/g I0.469 EPA 6010C I HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04286 AMTEST Identification Number 15-AO04286 Client Identification 20 6" Sampling Date Conventionals PARAMETER I RESULT UNITS 10 1D.L, !Total Solids 184.0 % 1 10.1 Tntal Metals METHOD SM 2540G Page 20 WALYSi DATE SW 104/07/15 PARAMETER IRESULT UNITS Q D.L. METHOD IANALYS3 DATE .Acid Digestion lY SW-846 3050B HL 04/06/15 .Arsenic 12.73 ug/g 0.558 EPA 6010C I HL 04/08/15 Lead 126.8 jug/g 0.558 EPA 6010C I HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04287 AMTEST Identification Number 15-AO04287 Page 21 Client Identification 21 6" Sampling Date Conventional_s _ PARAMETER_ _ _RESULT 'UNITS _ Q ©.L. _ METHOD ANALYST J=RATE Total Solids 189.8 1% 1 10.1 SM 2540G SW 104/07/15 Total Metals PARAMETER RESULT UNITS Q 1D.L. METHOD JANALYST DATE Acid Digestion Y I SW-846 3050B IHL 04/06/15 Arsenic 2.96 ug/g 10.493 EPA 6010C IHL 04/08/15 Lead 42.3 ug/g 10.493 EPA 6010C 1 HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004288 AMTEST Identification Number 15-A004288 Client Identification 22 6" Sampling Date Conventionals PARAMETER IRESULT UNITS Q Total Solids Total Metals 84.0 1 % Page 22 THOD [ANALYST I ©ATE 2540G I SW 104/07/15 PARAMETER RESULT UNITS Q D.L. METHOD ANALYST DATE Acid Digestion Y I SSW-846 3050B IHL 04/06/15 Arsenic 4.1Fl ug/g 0.554 EPA 6010C HL 04/08/15 Lead 116.ug/g 0.554 EPA 6010C IHL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04289 AMTEST Identification Number Client Identification Sampling Date Conventionals PARAMETER otal Solids Total Metals 15-AO04289 23 10" =RESULT 4NITS i 74.7 I % Page 23 D.L. IMETHDD JANALYSY DATE 0.1 ISM 2540G I SW 104/07/15 PARAMETER RESULT UNITS at D.L. METHOD ANALYST DATE ,Acid Digestion Y j SW-846 3050E HL 104/06/15 ,Arsenic 9.09 lug/g 1 10.544 EPA 6010C HL 04/08/15 Lead 34.1 lug/g 1 [0.544 EPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004290 AMTEST Identification Number 15-A004290 Client Identification 24 6" Sampling Date Conventionals PARAMETER RESULT . l]NiTS I D.L. IMETHOD jTotal Solids 186.8 I% 10.1 ISM 2540G Tntal Mptals Page 24 WALYST DATE SW 04/07/15 PARAMETER _ RESULT- IUHITS [7 D.L. IMETHQD ANALYSTDATE Acid Digestion ly SW-846 3050B HL 04/06/15 Arsenic 118.0 ug/g I0.469 EPA 6010C HL 04/08/15 104/08/1-1, Lead 134.2 ug/g 1 0.469 1 EPA 6010C HL Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004291 AMTEST Identification Number 15-A004291 Page 25 Client Identification 25 10" Sampling Date Conventionals _ PARAMETER IRESULT JuNgs I . DD L- METHOD At4ALYST : DATE I'Total Solids 183.7 1% 1 10.1 ISM 2540G I SW 104/07/15 I Tnfal Mpfals - ------------- ,PARAMETER RESULT Y UNITS Q D.L. METHOD ANALYST DATE Acid Digestion ISW-846 3050B I HL 04/06/15 Arsenic 17.6 Ug/g 10.565 1 EPA 6010C HL 04/08/15 Lead 44.8 ug/g - --- EPA 6010C I HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04292 AMTEST Identification Number 15-AO04292 Client Identification 26 6" Sampling Date Conventionals PARAMETER Total Solids Total Metals RESULT I% D.L. IMETHOD 0.1 SM 2540G Page 26 WALYST DATE SW 104/07/15 PARAMETER RESULT UNITS Q P.L. IMETHOD ANALYST DATE Acid Digestion Y j SSW-846 3050B HL 104/06/15 Arsenic 14.52 ug/g 0.591 EPA 6010C HL 104/08/15 Lead 42.6 ug/g [0.591 EPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004293 AMTEST Identification Number 15-A004293 Client Identification 27 6" Sampling Date Conventionals _ PARAMETER RE5LILT EJNITS a__ID.L. ' Total Solids J 187.7 % 0.1 Total Metals METHOD SM 2540G Page 27 ANALYST DATE SW 104/07/15 PARAMETER IRESULT JUNITS Q 1D.L. METHOD ANALYST DATE Acid Digestion Y I SW-846 30506 HL 04/06/15 .Arsenic 4.29 ug/g i0.454 EPA 6010C HL 04/08/15 104/08/15 Lead 47.9 ug/g 10.454 EPA 6010C HL Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04294 AMTEST Identification Number 15-AO04294 Client Identification 28 7" Sampling Date Page 28 Conventionals _ PARAMETER IRESULT UNITS q 1D.L. METHOD. ANALYST DATE Total Solids 189.3 % 1 10.1 ISM 2540G SW 04/07/15 Total Metals ,PARAMETER RESULT UNITS Q 1D.L. METHOi> 1ANALYST DATE _ _ .Acid Digestion ly SW-846 3050B HL 04/06/15 .Arsenic 16.07 ug/g 10.490 IEPA6010C HL 04/08/15 Lead 171.3 ug/g 10.490 1 EPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004295 AMTEST Identification Number 15-A004295 Client Identification 29 6" Sampling Date Conventionals PARAMETER IRESULT JUNIITS Total Solids 188.9 % Tntal Metals D.L. -MET HOD 0.1 �`SM 2540G Page 29 WALYST � DATE SW 104/07/151 PARAMETER RESULT UNITS Q ID.L. METHOD ANALYST TE Acid Digestion lY SW-846 3050B HL 104/06/15 Arsenic 14.97 ug/g 0.448 EPA 6010C HL 1104/08/15 Lead 136.7 ug/g 1 10.448 EPA 6010C I HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004296 AMTEST Identification Number 15-A004296 Client Identification 30 6" Sampling Date Conventionals _ PARAMETER IRESULT JUNITS Total Solids Tnfal Metals 80.1 1% Page 30 Q j D.L. METHOD ANALYST DATE 10.1 ISM 2540G SW 104/07/15 PARAMETER IRESULT JUNrrS Q ID.L. IMETHOD ANALYST DATE Acid Digestion Y I SSW-846 3050E HL 04/06/15 Arsenic 13.6 1 ug/g 10.617 1EPA 6010C JHL 04/08/15 Lead 138.2 lug/g 10.617 1 EPA 6010C I HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04297 AMTEST Identification Number 15-AO04297 Client Identification 31 6" Sampling Date Conventionals PARAMETER LT UNITS Total Solids Total Metals 85.4 1 % Page 31 q D.L. METH6D ANALYST I DATE 0.1 ISM 2540G SW 104/07/15 PARAMETER IRESt]LT UNITS Q_ A.L.. METHOD ANALYST I DATE Acid Digestion 'Y SW-846 3050B HL 04/06/15 Arsenic 117.1 ug/g 10.567 EPA 6010C HL 04/08/15 Lead 60.1 ug/g----T 10.567 EPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004298 AMTEST Identification Number 15-A004298 Client Identification 32 6" Sampling Date Conventionals_ _ PARAMETER RESULT UNITS Q D.L. METHOD iTotal Solids 166.3 .% 1 10.1 ISM 2540G Total Metals Page 32 WAL� YATE SW 04/07/15 ,PARAMETER JUNrrs I 1D.L. METHOD ANALYST DATE Acid Digestion Y ISW-846 3050B j HL 104/06/15 Arsenic 13.82 ug/g 1 10.677 EPA 6010C IHL 04/08/15 Lead 120.5 ug/g 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004299 AMTEST Identification Number Client Identification Sampling Date 15-A004299 33 8" Page 33 Conventionals [_ _ PARAMETER RESULT UNITS Q D.R. METHOD ANALYST DATE (Total Solids 185.8 1% 1 10.1 ISM 2540G SW 04/07/15 Total Metals PARAMETER ;RESULT UNITS IQ IMIL. IMET140D ANALYST DATE Acid Digestion Y 050B SW�6O HL 04/06/15 Arsenic 8.43 ug/g 0.558 EPC HL 04/08/15 Lead 124.2 1 ug/g 1 10.558 1 EPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004300 AMTEST Identification Number 15-A004300 Client Identification 34 6" Sampling Date Conventionals _ PARAMETER IRESULT UNITS10 ID.L. IMETROD Total Solids 181.3 % 10.1 ISM 2540G Tntal Metals Page 34 WALYST 1 DATE SW 104/07/15 - - ---- --- - ---- - PARAMETER RESULT UNITS Q D.L. METHOD ANALYST DATE Acid Digestion YI SW-846 3050B ! HL 04/06/15 Arsenic 15.0 ug/g 10.566 EPA 6010C IHL 04/08/15 Lead 152.2 Jug/g 10.566 EPA 6010C IHL 04/08/15 �, Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004301 AMTEST Identification Number 15-A004301 Client Identification 35 6" Sampling Date Conventionals Page 35 PARAMETER RESULT UNITS D.L. iMETHOD JANALYST DATE (Total Solids 182.4 1% 10.1 'SM 2540G I SW 104/07/15 Total Metals ,PARAMETER IRESULT UNITS Q 1D.L. IMETHOD ANALYST DATE Acid Digestion I'Y ISW-846 3050B HL 04/06/15 104/08/15 Arsenic 12.4 Ug/g 0.583 EPA 6010C HL 04/08/15 Lead 150.8 Ug/g 0.583 EPA 6010C HL Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04302 Page 36 AMTEST Identification Number 15-AO04302 Client Identification 36 6" Sampling Date Conventionals PARAMETER_ IRESULT JUNITS ID.C71METHOD JANALYST DATE Total Solids 190.3 ' % 10.1 ISM 2540G , SW 04/07/15 Total Metals PARAMETER IRESULT JUNITS Q D.L. IMETHOD IANALYST JIDATE .Acid Digestion Y I I SW-846 3050B HL 04/06/15 Arsenic 5.69 ug/g 1 1-0.456 1 EPA 6010C HL 04/08/15 Lead 20.8 1 ug/g 1 1-0.456 1EPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004303 AMTEST Identification Number 15-A004303 Client Identification 37 6" Sampling Date Conventionals PARAMETER 7RESUILT UNITS Total Solids 183.6 % Tetal Metals Page 37 TROD , _ ANALYST I DATE 2540G 1 SW 04/07/15 PARAMETER RESULT JUNITS 1D.L. IMETHOD ANALYST DATE .Acid Digestion Y I ISW-846 3050B HL 04/06/15 Arsenic 15.79 1 ug/g 0.561 EPA 6010C HL 04/08/15 Lead 118.5 lug/g 1 10.561 IEPA6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004304 AMTEST Identification Number 15-A004304 Client Identification 38 6" Sampling Date Conventionals PARAMETER _ _ RESULT JUNITS D.1 (Total Solids .74.5 % 10.1 Total Metals METI;DD SM 2540G Page 38 ANALYST DATE SW 104/07/15 PARAMETER RESULT UNITS [ D.L_ METHOD ANALYST I DATE .Acid Digestion IY ; I I SW-846 3050E HL 04/06/15 Arsenic 13.19 ug/g J 0.622 EPA 6010C HL 04/08/15 Lead 120.3 ug/g 1 0.622 EPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004305 AMTEST Identification Number 15-A004305 Client Identification 39 6" Sampling Date Conventionals PARAMETER Total Solids Total Metals RESULT J UNITS 93.6 1 % Page 39 IETHDD ANALYST DATE M 2540G SW 104/07/15 PARAMETER RESULT UNITS 0 D.L. METHOD ANALYST DATE Acid Digestion Y i ISW-846 3050B ' HL 04/06/15 Arsenic 6.98 1 UQ/9 10.527 1 EPA 6010C HL 04/08/15 Lead 131.4 ug/g 10.527 1 EPA 6010C HL 04/08/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004306 AMTEST Identification Number 15-A004306 Client Identification 40 6" Sampling Date Conventionals PARAMETER RESULT ;UNITS Q ID.L. Total Solids 184.0 10.1 Tntal Mptals METHOD M 2540G WALYST SW Page 40 PARAMETER RESULT UNITS Q D.L. IPAET140D ANALYST I DATE _ Acid Digestion lY SW-846 3050E HL 104/07/15 Arsenic 18.6 ug/g 1 1.2.73 EPA 6010C HL 04/14/15 Lead 161.4 ug/g 1 12.73 1 EPA 6010C HL 04/14/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04307 AMTEST Identification Number Client Identification Sampling Date Conventionals PARAMETER ;Total Solids Tnfal Mpfalq 15-AO04307 41 6" RESULT !r s 81.2 f% Page 41 D.IETHVD jANALYST DATE 0.1 ISM 254OG 1 SW 04/07/15 PARAMETER IRESULT JUNITS I 0 1 D.L. METHOD ANALYST 1 DATE .Acid Digestion ly I I SW-846 3050B HL 04/07/15 .Arsenic 110.7 lug/g 0.600 EPA 6010C HL 04/14/15 Lead 1.47.3 ug/g 10.600 EPA 6010C HL 04/14/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04308 AMTEST Identification Number Client Identification Sampling Date Conventionals 15-AO04308 42 6" PARAMETER I RESULT j UNrrS 10 !Total Solids Total Metals 78.3 1 % Page 42 IETHOD _ JANALYST I DATE M 2540G I SW 104/07/15 PARAMETER _ RESULT JUNITS IQ 1D.L. IMETHOD ANALYST DATE J .Acid Digestion lY SW-846 3050B I HL 04/07/15 Arsenic 17.47 1 ug/g 1 10.433 1 EPA 6010C 1HL 04/14/15 Lead 141.0 ug/g1 10.433 1 EPA 6010C JHL 04/14/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004309 AMTEST Identification Number 15-A004309 Client Identification 43 6" Sampling Date Conventionals PARAMETER RESULT IUNiTS Q .D.L. Total Solids 176.2 % 0.1 Total Metals METHOD SM 2540G Page 43 WALYST I DATE SW 104/07/15 PARAMETER RESULT UNrrs 4 D.L. METHOD ANALYST DATE .Acid Digestion IY SW-846 3050B HL 04/07/15 (,Arsenic 7.90 Ug/g 0.517 EPA 6010C HL 04/14/15 Lead 38.1 Ug/g 1 10.517 1 EPA 6010C HL 04/14/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04310 Page 44 AMTEST Identification Number 15-AO04310 Client Identification 44 8" Sampling Date Conventionals PARAMETER IRESULT JUNITS IQ ID.L. METHOD JANALYST I DATE Total Solids �84.6 �% 0.1 ISM 2540G I SW 104/07/15 ' Tntal Mpfalc 'PARAMETER RESULT JUNITS ID.L. METHOD ANALYST ` DATE Acid Digestion Arsenic Y 9.43 ug/g 1 10.369 SW-846 3050B EPA 6010C HL 04/07/15 HL 104/14/15 Lead 25.4 ug/g 1 10.369 EPA 6010C HL 04/14/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004311 AMTEST Identification Number 15-A004311 Client Identification 45 6" Sampling Date Conventionals PARAMETER IRESULT UNITS Total Solids 179.5 j% Total Metals 'a 1).L. 10.1 Page 45 METHOD JANALYST J DATE ISM 2540G I SW 04/07/15 PARAMETER RESULT UNITS 4 O.L. METHOD ANALYST DATE Acid Digestion Y SW-846 30506 IHL 04/07/15 Arsenic < 1.86 ug/g 1.86 EPA 6010C IHL 04/14/15 Lead 14.7 ug/g 1.86 EPA 6010C IHL 04/14/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04312 AMTEST Identification Number 15-AO04312 Client Identification 46 6" Sampling Date Conventionals PARAMETER RESULT UNITS :3A D.L. IMETHOD Total Solids 85.1 1% 0.1 ISM 2540G Total Metals Page 46 kNALYST 1 DATE_ SW 104/07/15 PARAMETER RESULT_ UNITS q D.L. IMETHOD JANALYST I DATE .Acid Digestion Y SW-846 3050B ; HL 04/07/15 ,Arsenic 14.8 Ug/g 10.470 1 EPA 6010C HL 04/14/15 Lead 35.0 Ug/g 1 10.470 IEPA 6010C HL 04/14/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04313 AMTEST Identification Number 15-AO04313 Client Identification 47 6" Sampling Date Conventionals PARAMETER ITotal Solids Total Metals RESULT 1UNITS 76.0 [% Q 1A.L. METHOD 1AN..A 10.1 ISM 2540G SW Page 47 PARAMETER RESULT IUNITS IQ 1D.L. METHOD JANALYST DATE Acid Digestion Y I SW-846 3050B HL 04/07/15 Arsenic 10.6 ug/g 10.503 1 EPA 6010C 1HL 04/14/15 Lead 54.5 ug/g 0.503 1 EPA 6010C 1HL 04/14/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04314 Page 48 AMTEST Identification Number 15-AO04314 Client Identification 48 6" Sampling Date Conventionals PARAMETER IRESULT JUNITS Q D.L. IMETHOD AIVARY5T DATE Total Solids i79.8 1% 10.1 ISM 2540G I SW 04/07/15 Total Metals PARAMETER RESULT UNITS Q D.L. IMETHOD ANALYST DATE .Acid Digestion Y SW-846 3050B HL 04/07/15 u,Arsenic 15.99 ug/g 0.456 EPA 6010C HL 04/14/15 Lead 124.8 ug/g 1 0.456 EPA 6010C JHL 04/14/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004315 AMTEST Identification Number 15-A004315 Client Identification 49 6" Sampling Date Conventionals _ PARAMETER (RESULT []NITS Q D.L. METHOD Total Solids 583.0 1 % 0.1 SM 2540G Total Metals Page 49 ANALYST ! DATE SW 104/07/15 PARAMETER EmESUWUNIITS Q D.L. IMETHOO JANALYST I DATE Acid Digestion IY I I I ISW-846 3050E HL 104/07/15 Arsenic 114.8 ug/g 0.502 1 EPA 6010C HL j04/14/15 Lead 133.9 ug/g 1 10.502 1 EPA 6010C HL 04/14/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004316 AMTEST Identification Number Client Identification Sampling Date 15-A004316 5081, Page 50 Conventionals _ PARAMETER RESULT JUNITS IQ IO.L. I METHOD ANALYST I DATE Total Solids 177.4 % 1 10.1 ISM 2540G I SW J04/07/15 Total Metals PARAMETER RESULT JUNITS_ 1D,L. METHOD JANAILYST DATE Acid Digestion Y I I I ISW-846 3050E HL 04/07/15 Arsenic 8.41 ug/g 1 10.493 1 EPA 6010C HL 04/14/15 104/14/15 Lead t49.1 I ug/g 1 10.493 1 EPA 6010C HL Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004317 AMTEST Identification Number 15-A004317 Client Identification 51 6" Sampling Date Conventionals _ PARAMETER 1REsuLT UNITS IQ ID.L. [Total Solids 184.8 I% 1 10.1 Tetal Metals METHOD M 2540G Page 51 INALYST DATE SW j04/07/15 PARAMETER IRESULT UNITS I.QTD.L. METHOD ANALYST I DATE Acid Digestion IY SW-846 3050E HL 04/07/15 Arsenic 18.75 ug/g 0.382 EPA 6010C HL 04/14/15 Lead 129.2 ug/g 0.382 EPA 6010C HL 04/14/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-AO04318 AMTEST Identification Number 15-AO04318 Client Identification 52 6" Sampling Date Conventionals PARAMETER 'RESULT tl TT Total Solids 183.4 1% Tntal Ma+alc Q JD.L 10.1 METHOD SM 2540G Page 52 WALYSTiDATE SW 104/07/15 PARAMETER IRESULT UNITS IQ 10,L. METHOD JANALYST I DATE Acid Digestion IY f SW-846 3050E � HL 104/07/15 Arsenic 145.9 Ug/g 10.526 EPA 6010C I HL 104/14/15 Lead 1193. Ug/g 10.526 EPA 6010C I HL 04/14/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004319 AMTEST Identification Number 15-A004319 Client Identification 53 6" Sampling Date Page 53 Conventionals PARAMETER — - # SU[-T . UNITS C,� D.L. METHOD] ANALYST DATE (Total Solids �81.9 % 0.1 SM 254OG SW ]04/07/15 Tnfal Ma4alc PARAMETER RESULT jUNITS .Q D.L. METHOD JANALYST DATE; .Acid Digestion Y I ISW-846 3050B IHL 04/07/15 Arsenic 7.91 ug/g 0.397 1 EPA 6010C HL 04/14/15 Lead 27.8 lug/g 0.397 EPA 6010C HL 04/14/15 Calvin Jordan Assoc., Inc. Project Name: Mirror Lake Senior Living AmTest ID: 15-A004320 AMTEST Identification Number Client Identification Sampling Date Conventionals 'PARAMETER (Total Solids Tnfal Mptalc 15-A004320 54 6" :SULT `UNITS .4 1% N Page 54 TROD T ! DATE_ 2540G SW 104/07/15 PARAMETER RESULT JUNITS Q D.L. IMETHOD JANALYST DATE Acid Digestion y ,SW-846 3050E i HL 04/07/15 Arsenic 11.8 ug/g 0.446 EPA 6010C IHL 04/14/15 Lead 32.8 ug/g 0.446 EPA 6010C IHL 04/14/15 gA- Kat4Ful President ATT"ACHMNT # 2 - B TEST A:,1,iTest Chain of Custody Record 13600 NE 126" PL, Suite C, Kirkland, WA 98034 L A 6 o e a r o R I e s Ph (425) 885-1664 Fx (425) 820-0245 www.amtestlab.com Chain of Custody No. + Client Na e & Address: Invoice To: Contact Person: Invoice Contact: Phone No f� PO Number: Fax No: Invoice Ph/Fax: E-mail: U - Invoice E-mail: Report Delivery: (Choose all that] -apply) Data posted to online account: YES / NO Mail / Fax /, Email Posted Online Web Login ID: Special Instructions• j/,j "."' ' ,f I. .9 Y Regbb' stv. TAT: (Rush must be pre-appro ed by lab) Temperature upon Receipt: S a nd Rljq 5 Day 1 3 Da 1 48 HR 1 24 HR P .Ject arri x Analysis Requested Project Number: i ;n cn r_ +J c o I i_� AmTest ID Client ID M (35 characters max) E a z U od 2— :5 �"rYJtiJ C By: Date Time Recel�r y ? Date j Time Re r sft6d UU _9v: Date Time Received•B• : Date Time Relinquished By: Date Time Received By: Date Time COMMENTS: -1� TEST kroTest Chain of Custody Record ,13600 NE 126 PL, Suite C, Kirkland, WA 98034 L, A 6 o n A T o A 1 E s Ph (425) 885-1664 Fx (425) 820-0245 www.amtestlab.com Chain of Custody No. tj Client Name & Address: Invoice To; Contact Person: Invoice Contact: Phone No: PO Number: Fax No: Invoice Ph/Fax: E-mail: Invoice E-mail: Report Delivery: (Choose all that apply) Data posted to online account: YES / NO Mail / Fax / Email / Posted Online Web Login ID: Special Instructions: Requested TAT: (Rush must be pre -approved by lab) Temperature upon Receipt: ( 5 D Standard RUSH ay ! 3 Day / 48 HR_ / 24 HR Project Name: Analysis Requested a) Project Number: a Q — E ;_ x 4-1 Vn U] 4-1 o M E o AmTest ID Client ID o d (35 characters max) z ■S k � ; Collected/Relinquished By: Relinquished By: Relinquished By: COMMENTS: C3' Date Time Received By: Date Time Date Time Received By: Date Time Date Time Received By: Date Time /1 1 11i `TEST L A B' O R A T O R I E 5 Aii,r�Test Chain of Custody Record 13600 NE 126" PL, Suite C, Kirkland, WA 98034 Ph (425) 885-1664 Fx (425) 820-0245 www.amtestlab.com Chain of Custody No. `t Client Name & Address: Invoice To; Contact Person: Invoice Contact: Phone No: PO Number. Fax No: Invoice Ph/Fax: E-mail: Invoice E-mail: Report Delivery: (Choose all that apply) Data posted to online account: YES / NO Mail / Fax / Email / Posted Online Web Login ID: Special Instructions: Requested TAT: (Rush must be pre -approved by lab) Temperature upon Receipt: Standard RUSH 5 Day 3 ay 48 HR 24 HR Project Name: Analysis Requested °' a °' o Project Number: M U) M (n x ro 4-1 C 0 ArrlTest ID Client ID o _E 4- ° C CY (35 characters max) z C` a �t L �— i 7lrrI} 1�� E 1J ' I U = `L � ;� � � r y1. Collected/Relinquished By:. Date Time Received By: Date Time Relinquished By: Date Time Received By: Date Time Relinquished By: Date Time Received By: Date Time COMMENTS: :TEST L A B 0 R A T 0 R I E S AFriTest Chain of Custody ii;4;_�c®rd 13600 NE 126" PL, Suite C, Kirkland, WA 98034 Ph (425) 885-1664 Fx (425) 820-0245 www.amtestlab.com Chain of Custody No, ' '— Client Name & Address: Invoice To: Contact Person: Invoice Contact: Phone No: PO Number: Fax No: Invoice Ph/Fax: E-mail: Invoice E-mail: Report Delivery: (Choose all that apply) Data posted to online account: YES / NO Mail / Fax / Email / Posted Online Web Login ID: Special Instructions: Requested TAT: (Rush must be pre -approved by lab) Temperature upon Receipt: Standard RUSH 5 Day 3 ay 48 HR / 24 HR Project Name: Analysis Requested ° n Project Number: E Cn M to x 4� C °U Client ID AmTest ID E u-- ° a (35 characters max) z Q a , 0 A YI - � v1 i�r V! Collected/Relinquished By: Date Time Received By: Date Time Relinquished By: Date Time Received By: Date Time Relinquished By: Date Time Received By: Date Time COMMENTS: ti TEST L A B O R A T O R I E S AmTest Chain of Custody Record 13600 NE 1261h PL, Suite C, Kirkland, WA 98034 Ph (425) 885-1664 Fx (425) 820-0245 www.amtestlab.com CI• t Name & Address• Invoice To: in of Custody No, ` } Contact Person: Invoice Contact: Phone No: PO Number: Fax No: Invoice Ph/Fax: E-mail: Invoice E-mail: Report Delivery: (Choose all that apply) Data posted to online account: YES / NO Mail / Fax / Email / Posted Online Web Login ID: Special Instructions: Requested TAT: (Rush must be pre -approved by lab) Temperature upon Receipt: Standard RUSH 5 Da 1 3 Da 48 HR 1 24 HR Project Name: Analysis Requested L Project Number: °1 QJ QJ M x4.1 Ln o Client ID E w ° AmTest ID (35 characters max) ~ 6 l f, k 110 - 2 4�^ l�I Collected/Relinquished By: Relinquished By: Relinquished By: COMMENTS: Date FTIReceived By: Date Time Date Time Received By: Date Time Date Time Received By: Date Time A •a 'TEST LABO AniiTest Chun of Custody Record 13600 NE 1261h PL, Suite C, Kirkland, WA 98034 Ph (425) 885-1664 Fx (425) 820-0245 www.amtestlab.com of Custodv No. Client Name & Address: I Invoice To: i Contact Person: Invoice Contact: Phone No: PO Number: Fax No: Invoice Ph/Fax: E-mail; Invoice E-mail: Report Delivery: (Choose all that apply) Data posted to online account: YES / NO Mail / Fax / Email / Posted Online Web Login ID: Special Instructions: Requested TAT: (Rush must be pre -approved by lab) Temperature upon Receipt: Standard RUSH 5 Day / 3 Day 48 HR 24 HR Project Name: Analysis Requested NI Project Number: a o E E c cn 41 o Client ID AmTest ID ro o (35 characters max) z O' C� 15 4 % J G, •z (C) Collected/Relinquished By: Date Time Received By: Date Time Relinquished By: Date Time Received By: Date Time Relinquished By: Date Time Received By: Date Time i COMMENTS: I_ < m W CD � � y � b d y b ? 00 W 01 N C N K l:. 2 � w O O1 W 00 5a cn O o o v, O o rn o e \ .'100 O C 0�0 w H N O O W O O to J w w � J N e�c Oo k-j O U] � 2 � O 'O O v� O Oo 00 cn O o\ w e O \ o c O cNi� N N uj W O � O W to w M r W vNi tNii O. CD n 0 a CD CD .d co x a r UQ GQ — 00 0 00 O O QQ ro My ►0 O O O � rt C rt w n fC It O rr KS 110 00 ci O (D E4 1� a CD r QQ, C4 CD o� �-t x QQ n si C m X-. as BUILDING R-6 ELEV = 322.50' .0 0 7 I2j a a �_ I= MIRROR LAKE VILLAGE GARBAGE TRUCK TURNING EXHIBIT ol N C, L-1 ce- QM2AGeTRrCK 4 ------------- C'm Alt" MIDI. I 320 379 D s 321 L N 2015 F ITY lkAL WAY c') 3 NORTH BUILDING R-5 PREPARED FOR PREPARED BY PPPREIVA SHEETN5 CALMN JORDAN SITTS & HILL DESIGNED Al EX-1 ASSOCIATES, INC. ENGINEERS, INC. DRAWN AJL F 15049 NE BELLEVUE-REDMOND ROAD CHECKED OF PROJECT NO- BELLEVUE, WA 98007 CIVIL -STRUCTURAL - SURVEYING TACOMA, WA 98409 DATE 6/4/2015 SCZWERSIREET I 16401 (425) 643-3123 F PHONE: (20) 4719MI -;'20) 47�01 50 SCALE hilplf- gi.- -.1 32.48 19.00 7 0 3.00 11.00 5.02 15.65 CAR feet GARBAGE TRUCK feet Width : .00 6 Track : .00 Width 8.20] Lock to Lock Time 6.0 Track : 8.20 Steering Angle 31.6 Lock to Lock Time : 6.0 Steering Angle : 34.9 6d OUTSIDE SWEPT PATH 9V INSIDE SWEPT PATH 5.0 ft 27.4 R SIEERWO LOCK ANGLE 34.9 dog. 15.6 ft ACHIEVED STEERING ANGLE: r2Qv 30 dog. SWEEP ANGLE: 19.5 dog. 80 do% SWEEP ANGLE: 2111111 dog. 90 dog. SWEEP ANGLE: 31.8 deg. 120 dog. SWEEP ANGLE: 33.5 dog. 11.8 ft 150 dog. SWEEP ANGLE: 34.3 do% 180 dog. SWEEP ANGLE: 34.7 dog. IIL2ftl j��a GARBAGE TRUCK evve ft (0)=4 7-aft, 00 a 0 rT 0 ,pepA r0a PREPARED BY APPROVAES SHEEP f.11 i MIRROR LAKE VILLAGE CALVIN JORDAN SITTS & HILL DESIGNED A& �/ ASSOCIATES, INC. DRAWN Aa EX-2 15049 NE BELLEVUE—REDMOND ROAD ENGINEERS, INC. a� 3•:__ TIME CHECKED DDF PROJECT N0. ■ WBAGE TRUCK CIVIL •STRUCTURAL • SURVEYING BELLEWE, WA 98007 DATE 6/4/2015 4g15 CENTER STREET I TACOMA, WA 9g6gB TURNING TEMPLATE EXHIEU (425) 643-3123 PHONE: I153)AT494C9 FAX: (353) CTFg153 SCALE AS NOTED 16401 hHP:llvmw.sltts-hlllangj_" "W Traffic Count Consultants, Inc. Woodinville, WA Titlel : SW 312TH ST Site: 23 Title2 : BTWN 1ST AVE S & 8TH AVE SW Date: 03/21/05 Title3 : LOC 8. Interval Mon 21 Tue 22 Wed 23 Thu 24 Fri 25 Sat 26 Sun 27 Weekday Avg. Begin WB EB WB EB WB EB WB EB WB EB WB EB WB EB WB EB 12:AM 48 28 55 40 48 32 * * * * * * * * 50 33 01:00 28 26 28 16 32 20 * * * * • * * • 29 20 02:00 18 18 22 16 25 13 * * * * * * * * 21 15 03:00 16 22 10 22 20 26 * * * ' * * * * 15 23 04:00 18 42 15 46 12 53 * * * * * * * * 15 47 05:00 40 148 36 139 34 144 * * * ' * * * • 36 143 06:00 105 302 117 335 109 316 * * * ' * * * i 110 317 07:00 212 460 216 466 219 452 * * * * * * * 0 215 459 08:00 196 412 228 448 250 426 * * * ' * * ' * 224 428 09:00 250 377 252 410 256 384 * * * * * 41 • • 252 390 10:00 248 281 272 292 238 311 ' * ' * * • * * 252 294 11:00 316 319 342 327 320 327 * * ' • * * * * 326 324 12TM 339 310 346 326 380 372 ' * * * * * • * 355 336 01:00 332 310 332 339 335 293 • * * • * * 333 314 02:00 434 375 492 356 477 378 * ' ' * * * * * 467 369 03:00 500 372 543 344 524 368 * " ' * * * * * 522 361 04:00 580 358 570 411 558 394 * ' ' * * * * * 569 387 05:00 628 366 630 406 624 384 4 ' * * * * * 627 385 06:00 528 354 605 386 586 375 t * ' * • * * * 573 371 07:00 372 268 388 315 444 302 * ' * ' * * * 401 295 08:00 360 183 355 232 349 192 * ' ' * * * * * 354 202 09:00 247 123 274 130 310 150 * " * * ' * * * 277 134 10:00 143 114 147 92 152 82 * ' * * • * * * 147 96 11:00 104 62 81 50 103 50 * ' * * * ' * * 96 54 Totals 6,062 5,630 6,356 5,944 6,405 5,844 0 0 0 0 0 0 0 0 6,266 5,797 Combined 11,692 12,300 12,249 0 0 0 0 12,063 Split % 51.8 48.2 51.7 48.3 52.3 47.7 0.0 .0 0.0 .0 0.0 .0 0.0 .0 51.9 48.1 AM Peak Hr 11:00 07:00 11:00 07:00 11:00 07:00 * y * * * • * * 11:00 07:00 Volume 316 460 342 466 320 452 * * * * * * * * 326 459 PM PeakHr 05:00 02:00 05:00 04:00 05:00 04:00 * * * * * * * * 05:00 04:00 Volume 628 375 630 411 624 394 * * * * • * * ' 627 387 Data File: B05 029 A 23 Printed: 3/26/2005 Page: 2 Traffic Count Consultants, Inc. Woodinville, WA Titlel : SW 312TH ST Site: 23 Title2 : BTWN 1ST AVE S & 8TH AVE SW Date: 03/14/05 Title3 : LOC 8. Interval Mon 14 Tue 15 Wed 16 Thu 17 Fri 18 Sat 19 Sun 20 Weekday Avg. Begin WB EB WB EB WB EB WB EB WB EB WB EB WB EB WB EB 12:AM * ■ * * * * * * s * 85 60 98 52 01:00 s * ' * * * * * * * 60 38 66 39 02:00 * s * * * * * * * * 37 20 41 30 s 03:00 * * * * * * ' * * s 40 33 26 22 04:00 * * * * * * * + s 18 32 22 19 05:00 * * * * * * * * * 22 60 24 35 06:00 * * * * * * * * * * 65 104 42 64 + 07:00 * * R ■ * * * ■ ■ * 89 168 55 149 0 08:00 s * ' ' * * * • ■ * 166 304 155 196 i 09:00 ' ' ' * * * * ■ + * 226 320 206 404 10:00 * * ' * " s * ' • * 316 392 280 412 * s 11:00 * ' * ' * * * * * 332 419 370 432 * s 12:PM * * * * * * * * s * 414 423 434 394 01:00 • • * * * s * * 396 386 419 377 02:00 * ' ' * * " * + * * 390 434 403 368 03:00 • ' • * * * * * s 432 339 390 328 04:00 * ' r s * * * • * * 450 394 399 422 05:00 * ' * * * * * + s * 398 378 400 278 06:00 * * * * * * ' * * 410 298 418 264 * s 07:00 * s * * * * * + * * 332 237 310 204 * + 08:00 * * * * * * s * * 292 196 264 163 s 09:00 * * * * * * * * * 244 184 200 140 10:00 * * * * * * * * 199 119 121 96 11:00 * * • * * * * s * 124 67 68 47 Totals 0 0 0 0 0 0 0 0 0 0 5,537 5,405 5,211 4,935 0 0 Combined 0 0 0 0 0 10,942 10,146 0 Split % 0.0 .0 0.0 .0 0.0 .0 00 .0 0.0 .0 50.6 49.4 51.4 48.6 0.0 .0 AM Peak Hr * * * ' • * * * 11:00 11:00 11:00 11:00 ' Volume • * * * * + * * 332 419 370 432 PM PeakHr * • * * * * * * * * 04:00 02:00 12:00 04:00 * " Volume * • * * * * * + * 450 434 434 422 ' A 23 Printed : 3/26/2005 Page : 1 Traffic Count Consultants, Inc. Woodinville, WA Titlel SW 312TH ST Site: 23 Title2 : BTWN 1 ST AVE S & 8TH AVE SW Date: 03/23/05 Title3 : LOC 8. Interval WB EB Combined Day: Wednesday Begin AM PM AM PM AM PM 12:00 13 48 104 381 10 33 84 372 23 81 188 753 12:15 16 90 8 96 24 186 12:30 12 90 6 92 18 182 12:45 7 97 9 100 16 197 01:00 16 32 83 335 6 20 86 293 22 52 169 628 01:15 5 88 4 76 9 164 01:30 4 82 8 60 12 142 01:45 7 82 2 71 9 153 02:00 8 25 102 477 3 13 90 379 11 38 192 856 02:15 5 133 5 81 10 214 02:30 4 122 2 102 6 224 02:45 8 120 3 106 11 226 03:00 9 20 116 523 4 26 80 367 13 46 196 890 03:15 3 128 10 88 13 216 03:30 5 147 7 84 12 231 03:45 3 132 5 115 8 247 04:00 5 12 128 559 12 53 84 394 17 65 212 953 04:15 2 149 10 98 12 247 04:30 2 136 17 96 19 232 04:45 3 146 14 116 17 262 05:00 4 35 146 622 22 145 90 383 26 180 236 1,005 05:15 6 156 30 89 36 245 05:30 9 158 40 88 49 246 05:45 16 162 53 116 69 278 06:00 16 109 160 587 52 316 80 374 68 425 240 961 06:15 24 144 64 102 88 246 06:30 28 157 104 81 132 238 06:45 41 126 96 111 137 237 07:00 40 218 117 445 94 452 90 303 134 670 207 748 07:15 39 108 100 81 139 189 07:30 65 118 114 73 179 191 07:45 74 102 144 59 218 161 08:00 46 249 94 349 107 425 52 193 153 674 146 542 08:15 68 73 94 57 162 130 08:30 61 88 86 50 147 138 08:45 74 94 138 34 212 128 09:00 76 256 98 311 110 383 56 151 186 639 154 462 09:15 74 79 86 38 160 117 09:30 48 67 93 30 141 97 09:45 58 67 94 27 152 94 10:00 70 238 54 152 68 312 28 82 138 550 82 234 10:15 52 44 80 16 132 60 10:30 46 24 86 26 132 50 10:45 70 30 78 12 148 42 11:00 70 319 25 103 88 328 23 50 158 647 48 153 11:15 74 25 86 10 160 35 11:30 88 30 74 9 162 39 11:45 87 23 80 8 167 31 Totals 1,561 4,844 2,506 3,341 4,067 8,185 Split% 38.4 59.2 61.6 40.8 Day Totals 6,405 5,847 12,252 Day Splits 52.3 47.7 Peak Hour 11:00 05:15 07:15 04:15 07:30 05:30 Volume 319 636 465 400 712 1,010 Factor 0.91 0.98 0.81 0.86 0.82 0.91 Data File: B05 029 A 23 Printed: 31M005 Page : 5 Traffic Count Consultants, Inc. Woodinville, WA Titlel SW 312TH ST Title2 BTWN 1ST AVE S & 8TH AVE SW Title3 LOC 8. Site: 23 Date: 03/22/05 Interval WB EB Combined uay: I uesaay Begin AM PM AM PM AM PM 12:00 17 55 83 347 10 40 72 327 27 95 155 674 12:15 16 96 14 88 30 184 12:30 11 86 12 92 23 178 12:45 11 82 4 75 15 157 01:00 5 28 77 332 4 15 82 339 9 43 159 671 01:15 7 80 3 95 10 175 01:30 11 93 4 74 15 167 01:45 5 82 4 88 9 170 02:00 9 22 116 491 9 17 82 356 18 39 198 847 02:15 7 135 2 84 9 219 02:30 2 114 4 94 6 208 02:45 4 126 2 96 6 222 03:00 5 10 132 544 6 22 94 345 11 32 226 889 03:15 3 135 3 73 6 208 03:30 1 132 6 90 7 222 03:45 1 145 7 88 8 233 04:00 5 15 138 569 7 46 96 410 12 61 234 979 04:15 4 151 10 102 14 253 04:30 4 134 12 116 16 250 04:45 2 146 17 96 19 242 05:00 6 36 170 631 22 139 100 407 28 175 270 1,038 05:15 6 130 28 95 34 225 05:30 15 157 34 112 49 269 05:45 9 174 55 100 64 274 06:00 14 117 174 605 69 336 85 385 83 453 259 990 06:15 26 153 65 100 91 253 06:30 23 149 96 108 119 257 06:45 54 129 106 92 160 221 07:00 42 215 90 388 94 465 94 314 136 680 184 702 07:15 45 88 106 82 151 170 07:30 56 109 133 72 189 181 07:45 72 101 132 66 204 167 08:00 42 228 110 355 118 449 66 233 160 677 176 588 08:15 68 82 107 72 175 154 08:30 53 83 92 48 145 131 08:45 65 80 132 47 197 127 09:00 74 254 86 274 94 409 38 132 168 663 124 406 09:15 56 71 110 40 166 ill 09:30 68 58 99 32 167 90 09:45 56 59 106 22 162 81 10:00 81 272 41 147 68 290 24 91 149 562 65 238 10:15 70 33 76 24 146 57 10:30 57 35 68 23 125 58 10:45 64 38 78 20 142 58 11:00 77 341 21 81 77 327 16 50 154 668 37 131 11:15 79 21 80 10 159 31 11:30 98 20 91 10 189 30 11:45 87 19 79 14 166 33 Totals 1,593 4,764 2,555 3,389 4,148 8,153 Split% 38.4 58.4 61.6 41.6 Day Totals 6,357 5,944 12,301 Day Splits 51.7 48.3 Peak Hour 11:00 05:30 07:30 04:15 07:30 05:30 Volume 341 658 490 414 728 1,055 Factor 0.87 0.95 0.92 0.89 0.89 0.96 Data File : B05 029 A 23 Printed : 312612005 Page : 4 Traffic Count Consultants, Inc. Woodinville, WA Titlel : SW 312TH ST Site: 23 Title2 BTWN IST AVE S & 8TH AVE SW Date: 03/21/05 Title3 : LOC 8. Interval WB EB Combined Day: Monday Begin AM PM AM PM AM PM 12:00 19 48 96 339 4 27 72 311 23 75 168 650 12:15 12 92 10 69 22 161 12:30 14 83 9 86 23 169 12:45 3 68 4 84 7 152 01:00 8 28 82 332 11 25 84 310 19 53 166 642 01:15 7 79 8 74 15 153 01:30 6 88 2 72 8 160 01:45 7 83 4 80 11 163 02:00 2 18 84 434 2 19 80 375 4 37 164 809 02:15 5 126 4 90 9 216 02:30 4 109 5 96 9 205 02:45 7 115 8 109 15 224 03:00 5 16 118 500 6 23 98 372 11 39 216 872 03:15 3 139 7 82 10 221 03:30 6 118 5 98 11 216 03:45 2 125 5 94 7 219 04:00 5 17 154 580 5 42 92 359 10 59 246 939 04:15 6 126 13 91 19 217 04:30 5 166 13 76 18 242 04:45 1 134 11 100 12 234 05:00 3 40 144 628 26 148 92 367 29 188 236 995 05:15 8 158 27 85 35 243 05:30 13 166 40 84 53 250 05:45 16 160 55 106 71 266 06:00 14 104 145 528 65 302 102 355 79 406 247 883 06:15 20 156 60 84 80 240 06:30 32 135 86 83 118 218 06:45 38 92 91 86 129 178 07:00 38 210 124 372 104 460 83 268 142 670 207 640 07:15 44 93 126 76 170 169 07:30 58 75 120 62 178 137 07:45 70 80 110 47 180 127 08:00 38 196 109 361 113 412 52 184 151 608 161 545 08:15 56 92 100 40 156 132 08:30 48 78 83 54 131 132 08:45 54 82 116 38 170 120 09:00 68 250 88 247 102 377 38 123 170 627 126 370 09:15 67 53 98 30 165 83 09:30 59 47 95 28 154 75 09:45 56 59 82 27 138 86 10:00 60 247 44 143 69 280 32 113 129 527 76 256 10:15 57 41 73 37 130 78 10:30 65 30 74 28 139 58 10:45 65 28 64 16 129 44 11:00 78 316 32 105 70 320 15 61 148 636 47 166 11:15 66 32 96 19 162 51 11:30 76 25 72 18 148 43 11:45 96 16 82 9 178 25 Totals 1,490 4,569 2,435 3,198 3,925 7,767 Split% 38,0 58.8 62.0 41.2 Day Totals 6,059 Day Splits 51.8 Peak Hour 11:00 05:15 Volume 316 629 Factor 0.82 0.95 5,633 48.2 11,692 07:15 02:15 07:15 05:15 469 393 679 1,006 0.93 0.90 0.94 0.95 Data File: B05 029 A 23 Printed: 3/26/2005 Page : 3 Traffic Count Consultants, Inc. Woodinville, WA Titlel SW 312TH ST Title2 BTWN 1ST AVE S & 8TH AVE SW Title3 LOC 8. Site: 23 Date: 03/20/05 Interval WB EB Combined Day: Sunday Begin AM PM AM PM AM PM 12:00 28 98 99 434 11 51 110 395 39 149 209 829 12:15 26 115 16 112 42 227 12:30 16 ill 12 91 28 202 12:45 28 109 12 82 40 191 01:00 17 66 128 420 10 40 91 376 27 106 219 796 01:15 16 106 8 78 24 184 01:30 14 92 8 107 22 199 01:45 19 94 14 100 33 194 02:00 16 41 104 403 10 29 88 368 26 70 192 771 02:15 10 106 3 100 13 206 02:30 12 105 10 90 22 195 02:45 3 88 6 90 9 178 03:00 7 26 106 390 6 23 70 327 13 49 176 717 03:15 7 102 7 71 14 173 03:30 6 92 4 94 10 186 03:45 6 90 6 92 12 182 04:00 4 22 106 399 1 19 78 423 5 41 184 822 04:15 8 105 7 119 15 224 04:30 6 89 3 96 9 185 04:45 4 99 8 130 12 229 05:00 6 24 94 400 9 35 86 279 15 59 180 679 05:15 5 113 6 67 11 180 05:30 6 98 6 52 12 150 05:45 7 95 14 74 21 169 06:00 9 42 95 418 20 64 64 264 29 106 159 682 06:15 7 89 8 65 15 154 06:30 12 94 12 74 24 168 06:45 14 140 24 61 38 201 07:00 12 55 92 311 28 150 40 204 40 205 132 515 07:15 10 62 24 54 34 116 07:30 15 73 38 52 53 125 07:45 18 84 60 58 78 142 08:00 22 155 86 265 29 197 40 163 51 352 126 428 08:15 25 71 40 40 65 ill 08:30 39 59 44 41 83 100 08:45 69 49 84 42 153 91 09:00 48 206 68 199 82 402 49 140 130 608 117 339 09:15 56 50 152 36 208 86 09:30 51 49 84 32 135 81 09:45 51 32 84 23 135 55 10:00 58 280 36 121 78 414 30 97 136 694 66 218 10:15 73 26 90 32 163 58 10:30 67 30 118 15 185 45 10:45 82 29 128 20 210 49 11:00 108 371 21 68 98 432 14 47 206 803 35 115 11:15 91 20 132 15 223 35 11:30 86 16 102 10 188 26 11:45 86 11 100 8 186 19 Totals 1,386 3,828 1,856 3,083 3,242 6,911 Split% 42.8 55.4 57.2 44.6 Day Totals 5,214 Day Splits 51.4 Peak Hour 11:00 12:15 Volume 371 463 Factor 0.86 0.90 4,939 48.6 10,153 10:30 04:15 10:45 12:15 476 431 827 839 0.90 0.83 0.93 0.92 Data File: B05 029 A 23 Printed; 3/26/203 Page: 2 Traffic Count Consultants, Inc. Woodinville, WA Titlel : SW 312TH ST Site: 23 Title2 BTWN 1ST AVE S & 8TH AVE SW Date: 03/19/05 Title3 : LOC 8. Interval WB EB Combined Day: Saturday Begin AM PM AM PM AM PM 12:00 27 85 116 415 23 61 94 422 50 146 210 837 12:15 22 92 10 108 32 200 12:30 23 105 14 111 37 216 12:45 13 102 14 109 27 211 01:00 17 60 102 397 17 39 87 386 34 99 189 783 01:15 17 111 12 97 29 208 01:30 12 89 5 106 17 195 01:45 14 95 5 96 19 191 02:00 14 37 102 389 8 20 104 433 22 57 206 822 02:15 4 87 4 114 8 201 02:30 10 98 6 103 16 201 02:45 9 102 2 112 11 214 03:00 10 41 111 432 8 33 92 338 18 74 203 770 03:15 10 104 6 82 16 186 03:30 9 104 11 86 20 190 03:45 12 113 8 78 20 191 04:00 4 18 102 449 11 32 88 393 15 50 190 842 04:15 2 146 5 107 7 253 04:30 10 103 3 96 13 199 04:45 2 98 13 102 15 200 05:00 6 22 99 398 7 60 101 378 13 82 200 776 05:15 3 114 14 87 17 201 05:30 5 93 15 110 20 203 05:45 8 92 24 80 32 172 06:00 12 65 102 409 18 104 68 298 30 169 170 707 06:15 16 102 22 80 38 182 06:30 19 124 24 74 43 198 06:45 18 81 40 76 58 157 07:00 21 89 79 332 27 167 68 237 48 256 147 569 07:15 16 103 32 62 48 165 07:30 21 78 41 70 62 148 07:45 31 72 67 37 98 109 08:00 30 166 62 293 51 305 54 196 81 471 116 489 08:15 40 75 76 56 116 131 08:30 34 66 86 42 120 108 08:45 62 90 92 44 154 134 09:00 58 227 65 245 73 320 48 184 131 547 113 429 09:15 42 61 82 50 124 111 09:30 55 64 84 42 139 106 09:45 72 55 81 44 153 99 10:00 75 316 68 199 93 391 32 119 168 707 100 318 10:15 75 49 98 42 173 91 10:30 84 40 93 27 177 67 10:45 82 42 107 18 189 60 11:00 84 331 39 124 109 420 20 67 193 751 59 191 11:15 70 20 106 15 176 35 11:30 85 32 117 22 202 54 11:45 92 33 88 10 180 43 Totals 1,457 4,082 1,952 3,451 3,409 7,533 Split% 42.7 54.2 57.3 45.8 Day Totals 5,539 5,403 10,942 Day Splits 50.6 494 Peak How 11:00 03:30 10:45 02:00 10:45 04:15 Volume 331 465 439 433 760 852 Factor 0.90 0.80 0.94 0.95 0.94 0.84 Data File: B05 029 A 23 Printed : 3/26/2005 Page : 1 HCM Unsignalized Intersection Capacity Analysis 2535: 8 Av SW & SW 312 St 1/7/2015 � � # I I # Movement EBL' EST EBR WBL WBT WBR NBL NBT NBR SSL SBT SBR Lane Configurations Volume (veh1h) 15 315 8 42 455 38 6 7 28 31 6 18 Sign Control Free Free Stop Stop Grade 2% -2% 2% 2% Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Hourly flow rate (vph) 15 315 8 42 455 38 6 7 28 31 6 18 Pedestrians 10 10 10 10 Lane Width (ft) 12.0 12.0 12.0 12.0 Walking Speed (ft/s) 4.0 4.0 4.0 4.0 Percent Blockage 1 1 1 1 Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 503 333 948 946 339 958 931 494 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 503 333 948 946 339 958 931 494 tC, single (s) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s) tF (s) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free % 99 97 97 97 96 85 98 97 cM capacity (veh/h) 1053 1216 214 244 691 208 249 566 Direction, Lane # EB 1 VVB 1 NB 1 SB 1 Volume Total 338 535 41 55 Volume Left 15 42 6 31 Volume Right 8 38 28 18 cSH 1053 1216 422 268 Volume to Capacity 0.01 0.03 0.10 0.21 Queue Length 95th (ft) 1 3 8 19 Control Delay (s) 0.5 1.0 14.5 21.9 Lane LOS A A B C Approach Delay (s) 0.5 1.0 14.5 21.9 Approach LOS B C Intersection Summary Average Delay 2.6 Intersection Capacity Utilization 59.2% ICU Level of Service B Analysis Period (min) 15 5:00 pm 1/1/2010 Synchro 7 - Report PW - SL Page 1 CITY OF Estimate of Development Traffic Impact Fees Federal Way Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted boxes. STEP #1: General Information Enter the followinq information Project Name Mirror Lake Village Senior Homes File Number 13-103778-00-PC Street Address 824,836,840 SW 312 St City, State Zip Federal Way, WA Parcel Number (s) 072104-9088, 072104-9087, and 072104-9129 are Site 1, #0721 Traffic Impact Fee Estimated By EMP Is this project locate within the City Center Zone? If "YES", please use City Center Impact Fee sheet. STEP #2: Land Use Type Select the proposed Land Use Type(s) from the drop down memu below. Enter the proposed number of units for the Project Proposed Land Use Type (s) 1) 4. Assisted Living, Nursing Home 2) "NONE'" 3) "NONE- 4) "NONE" Unit of Measure bed N/A N/A N/A Number of Unit(s) Impact Fee Rate per Preliminary Impact Unit of Measure Fee Amount 542.28 $ 53,143.31 $ 53,143.31 STEP #3 - Credit/Change in Use (If Applicable) This step applies to development proposal to change existing building or dwelling use. Provide any impact fee previouly paid for the land use category of the prior use IMPACT FEE AMOUNT PAID FOR (Do not include administration fees). PRIOR USE For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the prior use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the current impact fee rate in affect for the prior use. Fill out the lines below of the prior use. Proposed Land Use Type (s) 1) "'NONE" 2)"itOLE' 3) ""NONE" Unit of Number of Impact Fee Rate per Preliminary Impact Measure Unit(s) Unit of Measure Fee Amount N/A $ $ N/A $ $ N/A $ $ STEP #4: Total Impact Fee Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees. Traffic Impact Fee (Before adjustment) Credit/Adjustment including Change of Use Administrative Fee (3%) TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE $ Timing of Traffic Impact Fee (TIF) Payment 53,143.31 1 594� 54,737.61 For residential land divisions, fees shall be calculated and paid at the time of plat recording. For un-platted single- family residential lots, commercial and multi -family developments, fees shall be calculated based on the impact fee schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance. For residential land divisions and un-platted single-family residential lots, the transportation impact fee may be deferred, but shall be paid no later than the closing of sale of each individual house. Covenants prepared by the city to enforce payment of the deferred fees shall be recorded at the applicant's expense on each lot at the time of plat recording for residential land divisions and prior to building permit issuance for un-platted single-family residential lots. The fee shall be calculated based on the impact fee schedule in effect on the date of payment of the impact fee. CITY OF Federal Way APPLICATION (NO(S): Project Name Property Address/Location Parcel Number(s) Project Description TRAFFIC CONCURRENCY TEST SUMMARY 14-100358-00-CN Mirror Lake Village 838 SW 312th St. - Federal Way, WA 072104-9129, 072104-9087, 07214-9088 Public Works Department 33325 8th Avenue South Federal Way WA 98003-6325 253-935.2700 Fox Z53835-2609 www,c i tyo ffederalway.corn Date: May 21, 2014 Construct 98 unit Senior Housing with 80 assisted living units(beds) and 18 detached senic Based on the traffic distribution, intersections impacted by at least one or more evening peak hour trips were analyzed for meeting concun•ency LOS standards (v/c less than 1.0 with LOS E) consistent with the City of Federal Way Transportation Concurrency Management code as described in FWRC 19.90. Table 1 below shows a summary of the LOS analysis for the study intersections with V/C ratio above 0.60 at the anticipated build -out year. Where a performance measure does not apply to the entire intersection, the table shows the measure for the worst movement of the intersection. For all other study intersections and detailed LOS calculation, please contact the Public Works Traffic Division. Note: An y chrin ges to the de v cl op merit pro Ige t that reg uirc adds tonal review will he bllIed on an hit url 1 basis. Table 1: Concurrency Level of Service (LOS) Intersection 2016 Background Conditions LOS Standard Met? 2016 With -Project I LOS Conditions I Standard LOS I V/C t Met? ID I North -South Street East-West Street LOS VIC 1050 Pacific Hwy S ;S 288 St 1648 :111 S 5 Dash Point Rd C A _0.64 0.61 Y . 1,' C _0.64 Y �A 0.61 _Pl _ 1650 ' Redondo Wy 5 S Dash Point Rd .. A B_ _ 0.6273f 0.64^ ... l� _A 0.64 B 0.65 Y_ 1651 Pacific Hwy S_ �'i Dash Point Rd _ _ Y 0.64 1 V 2530 :SW Dash Point Rd ''iW_312 St 2545 8�Av StS 312 St C»� B 0.64 0.72 s X : _C�»_ B_ 0.72_k_µ» »-?»� »�_ ��.'S 312 St 2246 !SAYS _ C 0.74 _ 1t C 6.7_4 0.71y_ 2550 �Faftc Hx S�� S 312 St ciw C�» 0.7 Y. C _ Y B 1 0.64 2623 i21 AvSW -_j'iW DashPoint.Rd 3028 ;2l Av SW SW 320 St 3040 Til Av S S 32_0 St _ C C_ 0.777 �0.7_ r � � 1 1 _1 C_- � 0.77 C 0 71 _ 3(A6 =8 Av Ste_ ..... _~ » S 320 St _ �._ �. St A » C 0..77 �0.84 _Y_ V A�1 0.78 Y C 0.85 1 :3048..11 PIS �+ ;S_320 � ^ _ _ Y 3054 1Pacc iiiF:wy S _ - IS 320 St � +� _ :.. 3052 20 Av 5 S 320 St D .. W H 0.82 O.Z _V Y �. D 0.83 _ B 0:7 _C 3055 z23 Av S ;S 320 St _ _ C 0.81 _0.81 Y 'Y~ :3056 iGateway B[vd5_ M iS 320 St_ r1- _B_ 0.66 0.71 �� Y Y. B 0.66 . . C i - 0.7_1 :3057_ 5$ Ramer _ .r 1 S 320 St 30_58_7I-5 h!B Ramp _,-- _ �5 320 St_ _ »»� _» C _ _B_ �1. w} f 0.65 r~ Y B i 0.65_L 1 ~�� 3060 i3_2 Av 5 =5 320 St _A 0.61 [� Y. A 0.61 !' B 0.6_3 Y. 3Gfi 1 iWel erhaeuser WAS S 320 St 3640 = l Av 3 R» T SSW 330 St A_ B� 0.63 0.74 ;. _l Y _ _ _ 0.82i ) _ . 4028 �21 AvSW ~»�� 4 'SW Cam us Dr �..... ,f.. l AvSW �........ .-- ?;i - D^_ C ^ 0.7l » » Y = _ D T 0.71 t C0.63 �t Y - •4043 i l W $ 336 S t 0.64 Y All intersections met the City of Federal Way LOS standards: Concurrency Test Result: Passed: Fail: i r "Fail", identify intersections and possible mitigation: (•nncurrcncy Test performed by: Sarady Lon Date l Yes L:\DEPTIPW\TRA\Concurrency\14100358_Mirror Lake Village\Concurrency LOS Summary_Mirror Lake Village ill PUBLIC WORKs DEPARTMENT CITY DF 33325 8'h Avenue South .. 6325 Federal Way Federal Way Fax 98835-2709 253-835-2700; Fax 253-835-2709 www. ci tyoff_ederal way. earn CAPA CITY RESER VE CERTIFICATE (CRC, This CONCURRENCY DETERMINATION is made this 2151 day ofMay 2014. by the City of Federal Way (COFW), a political subdivision of the State of Washington (hereinafter called the "City"). WHEREAS, the developer intends to develop the property described as Mirror Lake rillare reviewed under City file CN Number(s) 14-100358-00-CN (hereinafter called the "development"); and WHEREAS, RCW 36.70A requires that the City adopt and enforce ordinances which prohibit development approval if the development causes the level of service on a transportation facility to decline below the standards adopted in the comprehensive plan, unless transportation improvements or strategies to accommodate the impacts of the development are made concurrent with the development; and WHEREAS, the City adopted its comprehensive plan in November 1995; and WHEREAS, Chapter 19 of the COFW Revised Code was amended by the creation of Chapter 19.90 Division III on June 10, 2006 by Ordinance 06-525 effective January 1, 2007; and NOW, THEREFORE, a concurrency certificate is issued for the development of Senior Housing 80 Assisted Livine Beds and 18 Detached Senior Housine Units) based on the facts and conditions set forth herein. Development Parameters This CONCURRENCY DETERMINATION is based on the following development: Development type: Senior Multifamily Residential Housing Development size: 80 Beds Assisted Senior & 18 Detached Senior Units Property address: 838 SW 3121h St Federal Way, WA Parcel No. (s): 072104-9129; 072104-9087; 07214-9088 Number of New PM Peak Hour Vehicles Trips Generated: 23 Validity of Concurrency Determination This CAPACITY RESERVE CERTIFICATE is valid only for the specific development approval consistent with the development parameters and the City file number contained within this certificate. If the development is changed, expired, cancelled or withdrawn, it will be subjected to reevaluation for concurrency purposes. Terms of the Capacity Reserve Certificate This CAPACITY RESERVE CERTIFICATE is valid until the underlying development permit expires, is withdrawn or cancelled, whichever occurs first. Approved By: _ Date: z 1 M-- z•j 4- Printed Name: Richard A. Perez, P.E _ _ Title: City Traffic Engincer W N_ M O 00 r I It Zo0 It kr) N •� 00 O CQ F '"_' N M N o F ^O W, •� --� M M N N N [ 0 F 0 ..w M I.O O000 kn I 000 0 kn "� VJ F 'n IC a o o � z N N N l N N r-: O O M O O N d F r- oo r- O N M 00 ii O F O o Ln O �O M O O Ln d n �. oo cq O Q N M y � k N rl) M 00 M240 d' O O N O O N Q. F cl A � � F b b a; c y A w cue vn con �i HCM Unsignalized Intersection Capacity Analysis 17:SW312St&MLVD 1I712015 Movement EBL EST WBT WBR SBL SBR Lane Configurations *T T+ Y Volume (veh1h) 2 341 459 9 10 2 Sign Control Free Free Stop Grade 2% -1 % 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.80 0.80 Hourly flow rate (vph) 2 379 510 10 12 2 Pedestrians Lane Width (ft) Walking Speed (fUs) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 520 898 515 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 520 898 515 tC, single (s) 4.1 6.4 6.2 tC, 2 stage (s) tF (s) 2.2 3.5 3.3 p0 queue free % 100 96 100 cM capacity (veh/h) 1046 309 560 Direcbon, Lane # EB 1 WB 1 SS 1 Volume Total 381 520 15 Volume Left 2 0 12 Volume Right 0 10 2 cSH 1046 1700 334 Volume to Capacity 0.00 0.31 0.04 Queue Length 95th (ft) 0 0 4 Control Delay (s) 0.1 0.0 16.3 Lane LOS A C Approach Delay (s) 0.1 0.0 16.3 Approach LOS C intersection Summary Average Delay 0.3 Intersection Capacity Utilization 34.7% ICU Level of Service A Analysis Period (min) 15 PPA L z � 5:00 pm 1/1/2010 Synchro 7 - Report PW - SL Page 1 d.a -- -- -- -- --- "�� R m�� - maw ;5-.--------- %"oays•.e� ----- - w•v��5i �a o.�Y w y � ^N wNNm�Q�� Z ti.y2�mN 2�:tZ � �I�.nIA �Ni .I-�q o�l•o ZiNn!ZZIf•Nlili (n'Z m7*m m1 R: Z: ,vlT mY tm NZ ,vi. ii mN m.'C _i rCm .. ..-p M: N.� `i' +N2�:m� N} .r,m NY Ny�mrnr 3 In C 'Kmti � ��.ui.��'f� = c N i.m K u•ZM1.NZ �:m �3 Zwz N. 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I.. 71 I Hill ..j AASHTO--Geometric Design of Highways and Streets c (M LycCo yO Otto� ttO7) C7cN o LntoOtOoOTco O N OhmMN[4TO CC3Q N 'tt � to O P- OO noC.O 37 � O IV CO Cn Cr7 U COTTCOcOO6iI6NCO4h6cd � ►�TInO OtC]N0W NTCJ O co TTTN0 c) ,*'t n.<Of` m— o c c > cad'ovccm�OcltntnC!0rncl m »o* TTr-N rnvW�tnCO0 cm in r 14 T a) O V rLOCAc7WC V OOTLgG7 M-COO (tl C) c0M lcC r� tl)nOTN'IT Co00004 M Lnr,0 Crj m m� r'TTrTNNNNNN i O m t jo o(�LOotn o0co0 N N co tn to W W I- P- 00 m NrnODOTDONNNy mWCdNJ co LO � O O1 y E C lnNNtnOCAOLL]Ntr)CON OL V E OOTCOCO' CV)' cn'ui4L6c6 4 C CL 0r co � CO co T Lo 00 N O N U co n C= > COCh�r�MN�a)t-00N00 T E 46oDoOTCDc6c �CL V" rich rTN -TtAr�CD cr7000D (n a3 Ocli TTTT ; m U C CA CA 00 c0 n � CO CO to to 'I-t O w J4.2 CCi C) Co E Cr` 4 T 06 L6 C C W Ch CD O V .a m CO y rNNCr)t�toCOcor�00a) f0a, m M m t YN LM �a) C CO O JE N N crl'q tO w r-- QO 0) O T N Cr) O (D d T T T T Z V 112 V Elements of Design Metric U5 Customary Design Stopping sight distaq Design Stopping sight distance ft speed Downgrades Uspeed Downgrades Upgrades km/h 3% 6% 9% 3%(mph) 3% 6% 9% 3% 6% 9� 20 20 20 20 1915 80 82 85- 75 74 w 30 32 35 35 3120 116 120 f 126 109 10740 50 50 53 4525 158 165 173 147 143 140 50 66 70 74 6130 205 215 227 200 184 179 60 87 92 97 80 77 7535-, 257 271. 287 237 229 222 70 110 116 124 100 97 93 40 315 333 . 354 289 27-a V89 80 136 144 154 123 118 114 457,.. 378 400 427 344 331 320 90 164 174 187 148 141 136 50 446 474 507 405 388 3 100 194 207 223 174 167 160 55 520 553 593 469 450 433 110 227 243 262 203 194 186 60 598 638 686 538 515 495 120 263 281 304 234 223 214 65 682 728 785 612 584 561 130 302 323 350 267 254 243 70 771 825 891 690 658 631 75 866 927 1003 772 736. 704 80 965 1035 1121 859 817 782 Exhibit 3-2. Stopping Sight Distance on Grades Decision Sight Distance Stopping sight distances are usually sufficient to allow reasonably competent and alert drivers to come to a hurried stop under ordinary circumstances. However, these distances are often inadequate when drivers must make complex or instantaneous decisions, when information is difficult to perceive or when unexpected or unusual maneuvers are required. Limiting sight distances to those needed for stopping may preclude drivers from performing evasive maneuvers, which often involve less risk and are�-otherwise preferable to stopping. Even with an appropriate complement of standard traffic control devices in accordance with the MUTCD (6), stopping sight distances may not provide sufficient visibility distances for drivers to corroborate advance warning and to perform the appropriate maneuvers. It is evident that there are many locations where it would be prudent to provide longer sight distances. In these circumstances, decision sight distance provides the greater visibility distance that drivers need. Decision sight distance is the distance needed for a driver to detect an unexpected or otherwise difficult -to -perceive information source or condition in a roadway environment that may be visually cluttered, recognize the condition or its potential threat, select an appropriate speed and path, and initiate and complete the maneuver safely and efficiently (7). Because decision sight distance offers drivers additional margin for error and affords them sufficient length to maneuver their vehicles at the same or reduced speed, rather than to just. stop, its values are substantially greater than stopping sight distance. Drivers need decision sight distances whenever there is a likelihood for error in either information reception, decision -making, or control actions (8). Examples of critical locations where these kinds of errors are likely to occur, and where it is desirable to provide decision sight distance include interchange and intersection locations where unusual or unexpected maneuvers are required, changes in cross section such as toll plazas and lane drops, and areas of concentrated L 115 Intersections Metric US Customary Intersection sight Intersection sight Stopping distance for Stopping distance for Design sight passengercars Design; sight passenger cars speed distance Calculated Design speed', distance Calculated Design km/h m (m) m (mph) ft ft 20 20 41.7 45 15 80 a 165.4 170 " 30 35 62.6 65 20 115 f '22051 225 40 50 83.4 85 25 155 275.E 280 50 65 104.3 105 30 200 330.8 335 60 85 125.1 130 35 ' 250 3`9 390 70 105 146.0 150 40 305 441.0 445 80 130 166.8 170 45 360 496.1 500 90 160 187.7 190 50 425 551.3 555 100 185 208.5 210 55 495 606.4 610 110 220 229.4 230 60 570 661.5 665 120 250 250.2 255 65 645 716.6 720 130 285 271.1 275 70 730 771.8 775 75 820 826.9 830 80 910 882.0 885 Note: Intersection sight distance shown is for a stopped passenger car to turn left onto a two-lane highway with no median and grades 3 percent or less. For other conditions, the time gap must be adjusted and required sight distance recalculated. Exhibit 9-55. Design Intersection Sight Distance —Case Bl—Left Turn From Stop Sight distance design for left turns at divided -highway intersections should consider multiple design vehicles and median width. If the design vehicle used to determine sight distance for a divided -highway intersection is larger than a passenger car, then sight distance for left turns will_ need to be checked for that selected design vehicle and for smaller design vehicles,as well. If -the divided -highway median is wide enough to store the design vehicle with a clearance to the through lanes of approximately 1 m [3 ft] at both ends of the vehicle, no separate analysis for the departure sight triangle for left turns is needed on the minor -road approach for the near roadway to the left. In most cases, the departure sight triangle for right turns (Case B2) will provide sufficient sight distance for a passenger car to cross the near roadway to reach the. --,median. Possible exceptions are addressed in the discussion of Case B3. If the design vehicle can be stored in the median with adequate clearance to the through lanes, a departure sight triangle to the right for left turns should be provided for that design vehicle turning left from the median roadway. Where the median is not wide enough to store the design vehicle, a departure sight triangle should be provided for that design vehicle to turn left from the minor -road approach. . The median width should be considered in determining the number of lanes to be crossed. The median width should be converted to equivalent lanes. For example, a 7.2-m [24-ft] median should be considered as two additional lanes to be crossed in applying the multilane highway adjustment for time gaps in Exhibit 9-54. Furthermore, a departure sight triangle for left turns from the median roadway should be provided for the largest design vehicle that can be stored on 665 AASHTO—Geometric Design of Highways and Streets 13.0 120 110 10G 9C � BS 7C 0 "C sc 4( 3C 20 a M A ... METRIC .nmr .nn �0o �n�aui111e 1111111111 �i��flNE Length of Sight Triangle Leg tm) US CUSTOMARY 0 100 200 300 400 500 600 700 800 900 1000 1100 1200 1300 Length of Sight Triangle Lag (ft) Exhibit 9-56. Intersection Sight Distance —Case B1—Left Turn from Stop Intersections the median roadway with adequate clearance to the through lanes. If a divided highway intersection has a 12-m [40-ft] median width and the design vehicle for sight distance is a 22-m [74-ft] combination truck, departure sight triangles should be provided for the combination truck turning left from the minor -road approach and through the median. In addition, a departure sight triangle should also be provided to the right for a 9-m [30-ft] single unit truck turning left orn a stopped position in the median. 4. If the sight distance along the major road shown in Exhibit 9-55, including any appropriate adjustments, cannot be provided, then consideration should be given to installing regulatory speed signing on the major -road approaches. ��► Case 132—Right Turn from the Minor Road A departure sight triangle for traffic approaching from the left like that shown in Exhibit 9-50B should be provided for right turns from the minor road onto the major road. The intersection sight distance for right turns is determined in the same manner as for Case B 1, except that the time gaps (td in Exhibit 9-54 should be adjusted. Field observations indicate that, in making right turns, drivers generally accept gaps that are slightly shorter than those accepted in making left turns (10). The time gaps in Exhibit 9-54 can be decreased by 1.0 s for right -turn maneuvers without undue interference with major -road traffic. These adjusted time gaps for the right turn from the minor road are shown in Exhibit 9-57. Design values based on these adjusted time gaps are shown in Exhibit 9-58 for passenger cars. Exhibit 9-59 includes the design values for the design vehicles for each of the time gaps in Exhibit 9-57. When the minimum recommended sight distance for a right -turn maneuver cannot be provided, even with the reduction. of 1.0 s from the values in Exhibit 9-54, consideration should be given to installing regulatory speed signing or other traffic control devices on the major -road approaches. Case 133—Crossing Maneuver from the Minor Road In most cases, the departure sight triangles for left and right turns onto the major road, as described for Cases B 1 and B2, will also provide more than adequate sight distance fof minor - road vehicles to cross the major road. However, in the following situations, it is advisable to check the availability of sight distance for crossing maneuvers: where left and/or right turns are not permitted from a particular approach and the crossing maneuver is the only legal maneuver; where the crossing vehicle would cross the equivalent width of more than six lanes; or where substantial volumes of heavy vehicles cross the highway and steep grades that might slow the vehicle while its back portion is still in the intersection are present on the departure roadway on the far side of the intersection. 667 AASHTO-Geometric Design of Highways and Streets Time gap (s) at design speed of Design vehicle major road Passenger car 6.5 Single -unit truck 8.5 Combination truck 10.5 Note: Time gaps are for a stopped vehicle- to turri right onto or cross a two-lane highway with no median and grades 3 percent or less. The table values require adjustment as follows: For multilane highways: For crossing a major road with more than two lanes, add 0.5 seconds for passenger cars and 0.7 seconds for trucks for each additional lane to be crossed and for narrow medians that cannot store the design vehicle. For minor road approach grades: If the approach grade is an upgrade that exceeds 3 percent, add - 0.1 seconds for each percent grade. Exhibit 9-57. Time Gap for Case B2-Right Turn from Stop and Case B3--Crossing Maneuver �N Metric . US custvma Intersection sight Intersection sight Stopping distance for Stopping distance for Design sight passencer cars Design sight passenger cars speed distance Calculated Design speed distance Calculated Design (km/h) [m) m m (mph) ft ft ft 20 20 36.1 40 15 80 143.3 145 30 35 54.2 55 20 115 191.1 195 40 50 72.3 75 25 155 238.9 1 .240 50 65 90.4 95 30 200 286.7 290,} 60 85 108.4 110 35' 250 334.4 335 70 105 126.5 130 305 382.2 38 80 130 144.6 145 <_&_ 360 430.0 430 50 425 477.8 480 90 160 162.6 165 100 185 180.7 185 55 495 525.5 530 110 220 198.8 200 60 570 573.3 575 120 250 216.8 220 65 645 621.1 625 130 285 234.9 235 70 730 668.9 670 75 820 716.6 720 80 910 764.4 765 Note: Intersection sight distance shown is for a stopped passenger car to turn right onto or cross a two-lane highway with no median and grades 3 percent or less. For other conditions, the time gap must be adjusted and required sight distance recalculated. Exhibit 9-58. Design Intersection Sight Distance -Case B2-Right Turn from Stop and_ Case B3-Crossing Maneuver ..: